HomeMy WebLinkAbout09/12/2016Final
C1ff;VWj7
Planning and Development
Committee
Agenda
Date: September 12, 2016
Time: 1:00 PM to 4:00 PM
7:00 PM to 11:00 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(D_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 General
Government Committee meetings. If you make a delegation or presentation at a
General Government Committee meeting, the Municipality will be audio recording you
and will make the recording public by publishing the recording on the Municipality's
website.
Noon Recess: Please be advised that, as per the Municipality of Clarington's
Procedural By-law, this meeting will recess at 12:00 noon, for a one hour lunch break,
unless otherwise determined by the Committee.
Cell Phones: Please ensure all cell phones, mobile and other electronic devices are
turned off or placed on non -audible mode during the meeting.
Copies of Reports are available at www.clarington.net
CIarifl#oII Planning and Development Committee Agenda
Date: September 12, 2016
Time: 1:00 PM - 4:00 PM
7:00 PM -11:00 PM
Place: Council Chambers
1 Call to Order
2 New Business — Introduction
3 Adopt the Agenda
4 Declaration of Interest
5 Announcements
6 Adoption of Minutes of Previous Meeting
6.1 Minutes of a Regular Meeting of June 27, 2016
7 Public Meetings
7.1 Public Meeting Clarington Official Plan Amendment No. 107
Clarington Official Plan Review
Report PSD -054-16
Although anyone can make comments, people who have
registered will be heard first.
8 Delegations
No Delegations
9 Communications - Receive for Information
Page 4
Page 16
9.1 Greenbelt Nicole Wellsbury, Municipal Clerk, Township of Scugog — Page 18
Plans Proposed Changes to the Greenbelt Plans
Page 1
CIarifl#oII Planning and Development Committee Agenda
Date: September 12, 2016
Time: 1:00 PM - 4:00 PM
7:00 PM -11:00 PM
Place: Council Chambers
10 Communications — Direction
10.1 Glenview Katrina Metzner, Project Manager & Architectural Page 22
Neighbourhood Technologist, Holland Homes Inc. — Request to Repeal
the Interim Control By-law for Glenview Neighbourhood
(Motion to refer the correspondence from
Holland Homes to Staff)
10.2 Future Carolyn Langley, Clerk, West Lincoln Township — Page 23
Renewable Mandatory Municipal Consent for Future Renewable
Energy Energy Projects
Projects (Motion for direction)
11 Presentations
No Presentations
12 Planning Services Department Reports
12.1 PSD -054-16 Public Meeting Page 25
Draft Official Plan Amendment No. 107
Clarington Official Plan Review
The Draft Official Plan Amendment No. 107 is available
for viewing at: http://www.clarington.net/ourplan/
12.2 PSD -055-16 Tree Protection and Planning Applications in Urban Areas Page 59
13 Unfinished Business
13.1 PSD -053-16 Update on Rotosonic Borehole at Clarington Transformer Page 70
Station — Request to Alter Location
[Tabled from the July 4, 2016 Council Meeting]
14 Confidential Reports
No Reports
15 Adjournment
Page 2
Clarftwn
Planning and Development Committee
Minutes
June 27, 2016
Minutes of a meeting of the Planning and Development Committee held on Monday,
June 27, 2016 at 7:00 PM in the Council Chambers.
Present Were: Mayor A. Foster, Councillor S. Cooke, Councillor R. Hooper,
Councillor J. Neal, Councillor W. Partner, Councillor C. Traill (arrived
at 7:04 PM), Councillor W. Woo
Staff Present: D. Crome, L. Benson, C. Pellarin, F. Langmaid, J. Gallagher,
M Chambers,
1 Call to Order
Councillor Woo called the meeting to order at 7:00 PM.
2 New Business — Introduction
Councillor Neal added a New Business item, regarding the preservation of trees as part
of the planning process, to the New Business — Consideration section of the agenda
Councillor Neal added a New Business item, regarding options for retaining an air quality
expert to interpret stack test monitoring, to the New Business — Consideration section of
the agenda.
Suspend the Rules
Resolution #PD -104-16
Moved by Councillor Cooke, seconded by Mayor Foster
That the Rules of Procedure be suspended.
Carried
Resolution #PD -105-16
Moved by Mayor Foster, seconded by Councillor Neal
That the delegation of Clint Cole regarding Communication item 10.2 — Dr. John Cherry,
Distinguished Emeritus Professor, University of Waterloo — Proposed Modifications to
Approved Rotosonic Hole Location and $25,000 Funding, be added to the Delegation
portion of the agenda, following the delegation of Rick Rondeau.
Carried
-1-
0
Clarftwn
3 Adopt the Agenda
Resolution #PD -106-16
Planning and Development Committee
Minutes
June 27, 2016
Moved by Mayor Foster, seconded by Councillor Cooke
That the Agenda for the Planning and Development Committee meeting of June 27,
2016 be adopted as presented with the addition of the following New Business items:
• Preservation of trees as part of the planning process
• Options for retaining an air quality expert to interpret stack test monitoring
That the delegation of Clint Cole regarding Communication item 10.2 — Dr. John Cherry,
Distinguished Emeritus Professor, University of Waterloo — Proposed Modifications to
Approved Rotosonic Hole Location and $25,000 Funding, be added to the Delegation
portion of the agenda, following the delegation of Rick Rondeau.
Carried
4 Declarations of Interest
There were no declarations of interest stated at this meeting.
5 Announcements
Members of Committee announced upcoming community events and matters of
community interest.
Councillor Traill arrived to the meeting at 7:04 PM.
6 Adoption of Minutes of Previous Meeting
Resolution #PD -107-16
Moved by Councillor Hooper, seconded by Councillor Partner
That the minutes of the special meeting and the regular meeting of the Planning and
Development Committee, held on June 6, 2016, be approved.
Carried
7 Public Meetings
7.1 Application for a Proposed Zoning By-law Amendment
Applicant: W.E. Roth Construction Limited
Report: PSD -047-16
-2-
5
Clarftwn
Planning and Development Committee
Minutes
June 27, 2016
Anne Taylor Scott, Senior Planner, made a verbal and electronic presentation to the
Committee regarding the application.
Frances Tufts, local resident, spoke to the application. Ms. Tufts explained to the
Committee that she is not opposed to the application, however she did have some
questions. She noted she is concerned that the water will be affected, including the
water flow and the water quality. Ms. Tufts questioned the definition of the Holding (H)
provision and the Agricultural (A) zoning. She asked what could be future potential uses
of the property. Ms. Tufts added that she does not want this to be developed as an
aggregate site in the future. She concluded by thanking Committee for the opportunity to
address her concerns.
Patricia and Pam Guselle, local residents, spoke to the application. Patricia Guselle
asked if there have been wells installed on these properties. She noted that many of her
questions were asked by the previous delegation. Pam Guselle added that this land is
important and they want to ensure the proper procedures are being followed and that the
land is protected.
Emilio Zingone, Right At Home Realty and David Rife, General Manager, W. E. Roth
Construction Limited, spoke to the application. Mr. Zingone explained that this
application will be a reinstatement of the original lot lines that were merged in error many
years ago. He noted that the wells have been installed as a condition of the severance
from the Regional Municipality of Durham. Mr. Zingone noted that there is a potential
purchaser who is employed with W.E. Roth Construction. He added that the intention of
the purchaser to build a home and live there. Mr. Zingone explained that this area is
under the jurisdiction of the Oak Ridges Moraine which dictates the permitted land use.
Mr. Rife concluded by adding that they do not want to make any changes or harm the
land and they are looking to build one home per lot.
8 Delegations
8.1 Lyn Townsend, Steve Deboer, and Pat Hegan (Representing Terry Timmins)
Regarding Report PSD -052-16, Appeal to the Ontario Municipal Board of a
Decision of the Committee of Adjustment of November 5, 2015
Lyn Townsend was present regarding Report PSD -052-16, Appeal to the Ontario
Municipal Board of a Decision of the Committee of Adjustment of November 5, 2015.
Ms. Townsend explained to the Committee that she is a former Ontario Municipal Board
(OMB) lawyer now working as a facilitator and is representing Terry Timmins. She
continued by noting that this file has a great deal of history and she feels it is capable of
a resolution and does not require an OMB hearing. Ms. Townsend advised that Mr.
Terry has almost completed construction of a pool house on his 148 acre property
without a building permit. She added that there are no building code issues with this
building. Ms. Townsend provided a description of the interior and the exterior of the
building and noted that the design of the building matches the main house. She stated
that the zoning by-law states that an accessory building cannot have habitable space
which, in this case, would be the two bedrooms and the possibility of a kitchen being
-3-
A•
Clarftwn
Planning and Development Committee
Minutes
June 27, 2016
completed on the main floor. Ms. Townsend added that the building does not have
proper heating and could not be used in the winter months. She advised the Committee
that Mr. Timmins thought there was an agreement in place for a resolution and now the
Municipality is asking for the second floor to be removed and re -built. Ms. Townsend
explained that the permitted height for a roof is 5 metres and the pool house currently
has a 7.54 metre height. She added that the design of the pool house matches the
character of the main house and noted that it is very costly to remove the roof. She
advised the Committee that they have three letters from neighbouring property owners
supporting the pool house. Ms. Townsend stated that they do not want to spend the time
and the money involved with an OMB hearing and they are asking Council to go against
the recommendations of Staff. She added that she respects the Municipal Staff and the
work that they do however sometimes Staff and Council can have different opinions. Ms.
Townsend concluded by stating the Mr. Timmins has agreed to change the plumbing,
spray foam the second floor and pay the $20,000 fee in place of the $5000 fine. She
added that she believes a resolution can be made and offered to answer any questions
from the Committee.
8.2 Patricia Likogiannis Regarding Report PSD -050-16, Amendment to Draft
Approval — 2408406 Ontario Inc. (Fourteen Estates) for 28 Hamlet
Residential Lots in the Hamlet of Newtonville
Patricia Likogiannis was present regarding Report PSD -050-16, Amendment to Draft
Approval — 2408406 Ontario Inc. (Fourteen Estates) for 28 Hamlet Residential Lots in the
Hamlet of Newtonville. Ms. Likogiannis thanked Council, Municipal Staff and Fourteen
Estates for listening to the residents' concerns and taking them into consideration with
this report. She advised the Committee that she is in support of Option 2 in the Report
for the; location of the parkette. Ms. Likogiannis explained that Option 2 is the safer
option and that with Option 1, Jones Avenue will become a through street with increased
traffic. She added that she feels both options for parkette locations are central to the
area. Ms. Likogiannis advised the Committee she feels that Option 2 has a safer access
point to the parkette and does not want the access to be from Paynes Crescent. She
continued by explaining to the Committee that Option 2 is a better location as it is in a
new development and the homeowners will be aware that they are purchasing a home
near a parkette. Ms. Likogiannis reiterating that she is in support of Option 2 for the
parkette location. She thanked members of Committee for the opportunity to speak.
8.3 Richard Rondeau, 2408406 Ontario Inc. (Fourteen Estates) Regarding Report
PSD -050-16, Amendment to Draft Approval — 2408406 Ontario Inc. (Fourteen
Estates) for 28 Hamlet Residential Lots in the Hamlet of Newtonville
Richard Rondeau, Fourteen Estates, was present regarding Report PSD -050-16,
Amendment to Draft Approval — 2408406 Ontario Inc. (Fourteen Estates) for 28 Hamlet
Residential Lots in the Hamlet of Newtonville. Mr. Rondeau explained that they were
happy with the original location that backed on to the school. He continued by noting
that Staff thought there was a more suitable location for the park. Mr. Rondeau
explained that they chose Option 1 for the location, size of the property and the ability to
Clarftwn
Planning and Development Committee
Minutes
June 27, 2016
serve the community better. He added that they support Council's decision however
they are concerned with the time and money that has already been spent on Option 1.
Mr. Rondeau concluded that they are looking to move forward with the project and want
to do what is in the best interest of the residents. He advised the Committee that he was
available to answer questions. Mr. Rondeau concluded by requesting that the
engineering submission be expedited, that parkland dedication be considered paid in full,
and that the two year extension be granted.
8.4 Clint Cole, Regarding Communication item 10.2 — Dr. John Cherry,
Distinguished Emeritus Professor, University of Waterloo — Proposed
Modifications to Approved Rotosonic Hole Location and $25,000 Funding
Clint Cole was present regarding Communication item 10.2 from Dr. John Cherry,
Distinguished Emeritus Professor, University of Waterloo regarding proposed
modifications to the approved rotosonic hole location and the $25,000 Funding. He
thanked the members of Committee for adding him as a delegation. Mr. Cole explained
to the Committee that he is looking to facilitate a second option for the location of the
rotosonic hole. He continued by explaining that he has spoken with Dr. Cherry and
asked if they would consider placing the hole on Municipal property on the right of way.
Mr. Cole stated that Dr. Cherry would prefer that location over using the private
landowner's site. He concluded by adding the Dr. Cherry wants to ensure the project will
begin on July 4, 2016 as it affects the graduate students' work year. Mr. Cole advised
that he was available to answer questions.
9 Communications - Receive for Information
There were no Communications to be received for information.
10 Communications— Direction
10.1 Jeffrey A. Abrams, City Clerk, City of Vaughan —Requested Amendment to
the Planning Act to Address Issues With Official Plan Amendments that
Follow the Completion of a Comprehensive Official Plan Review
Resolution #PD -108-16
Moved by Mayor Foster, seconded by Councillor Partner
That the following City of Vaughan resolution, regarding a requested amendment to the
Planning Act to address issues with Official Plan Amendments that follow the completion
of a Comprehensive Official Plan Review, be endorsed by the Municipality of Clarington:
Whereas, the Ontario Planning Act allows landowners to apply for official plan
amendments at any time subject to the requirement for a complete application;
and
-5-
0
Clarftwn Planning and Development Committee
Minutes
June 27, 2016
Whereas, municipalities are required to process any such official plan amendment
applications; and
Whereas, if a municipality fails to process such application or refuses the
application, the applicant has the right to appeal to the Ontario Municipal Board;
and
Whereas, the number of such applications has become more frequent in recent
years; and
Whereas, Council and community members are becoming more and more
frustrated in dealing with such amendment requests; and
Whereas, the Vaughan Official Plan 2010, which emerged from the City's
previous Municipal Comprehensive Review, resulted in appeals that are complex,
difficult, time-consuming and costly to resolve; and
Whereas, municipalities are required to review their Official Plans every five (5)
years as per the Planning Act, and will have to take into account the requirements
of the Places to Grow Act and other Acts and Plans; and
Whereas, Bill 73, an Act to amend the Development Charges Act, 1997, and the
Planning Act, provides that during the two year period following the adoption of a
new official plan, applications for amendments to the official plan will only be
permitted with the approval of the municipal council; and
Whereas, there is a desire to ensure that there is a stable planning framework
between official plan reviews that members of the public can rely on to define their
communities and shape their investment decisions, without the need to consider
piecemeal amendments to the plan.
NOW THEREFORE BE IT RESOLVED:
1. That the Planning Act and other Acts as necessary be amended, to provide that
once an official plan, or amendments resulting from a Municipal
Comprehensive Review, is approved by the pertinent approval authority,
municipalities be given the right to decline consideration of any applications to
amend the approved Plan;
2. That such applications be held in abeyance until the next Municipal
Comprehensive Review, and that the applicants no longer have the right to
appeal the municipality's refusal to consider such Official Plan amendment
applications to the Ontario Municipal Board until their consideration at the next
Municipal Comprehensive Review;
-6-
9
Clarftwn
Planning and Development Committee
Minutes
June 27, 2016
3. That once an official plan, or amendments thereto resulting from a Municipal
Comprehensive Review, is approved by the pertinent approval authority and
the appeal period has closed following the issuance of the Notice of Decision,
the disposition of the appeals be expedited by the Ontario Municipal Board
such that they be resolved, generally, within one year of the first pre -hearing
conference;
4. That in cases where a municipally initiated study such as a secondary plan or
transportation study is underway that municipalities be provided the discretion
under the Planning Act to determine whether or not a complete development
application in the same area should proceed to consideration at a Statutory
Public Hearing or to a Committee of Council; and
5. That this resolution be circulated to:
• The Minister of Municipal Affairs and Housing;
• The Regional Municipality of York;
• GTA Municipalities;
• The Honourable MP Deb Schulte;
• The Honourable MP Francesco Sorbara; and
• The Honourable MPP Steven Del Duca, Minister of Transportation
Carried
10.2 Dr. John Cherry, Distinguished Emeritus Professor, University of Waterloo —
Proposed Modifications to Approved Rotosonic Hole Location and $25,000
Funding
Resolution #PD -109-16
Moved by Councillor Neal, seconded by Councillor Traill
That Staff be directed to provide a report for the July 4, 2016 Council meeting regarding
the possibility of having the rotosonic hole drilled on the road allowance on Townline
Road.
Carried
Recess
Resolution #PD -110-16
Moved by Councillor Partner, seconded by Councillor Traill
That the Committee recess for 10 minutes.
Carried
The meeting reconvened at 8:47 PM with Councillor Woo in the Chair.
7-
10
Clarftwn Planning and Development Committee
Minutes
June 27, 2016
11 Planning Services Department Reports
11.1 PSD -047-16 An Application by W.E. Roth Construction Limited to Add a (H)
Holding Provision to the Agriculturally Zoned Lands at 8318 Maynard Road
Resolution #PD -111-16
Moved by Councillor Partner, seconded by Councillor Traill
That Report PSD -047-16 be received;
That the proposed application for Rezoning ZBA 2016-0012 submitted by W.E. Roth
Construction Limited be approved;
That the Zoning By-law Amendment be approved as contained in Attachment 1 to Report
PSD -047-16;
That once conditions contained in the Official Plan and Zoning By-law with respect to the
removal of the (H) Holding Symbol are satisfied, including the preparation of an
Archaeological Study for land to be used for residential purposes, the By-law authorizing
the removal of the (H) Holding Symbol be approved;
That the Durham Regional Planning and Economic Development Department and
Municipal Property Assessment Corporation be forwarded a copy of Report PSD -047-16
and Council's decision; and
That all interested parties listed in Report PSD -047-16 and any delegations be advised
of Council's decision.
Carried
11.2 PSD -048-16 An Application by Lesle Gibson for Removal of (H) Holding
Symbol 3238 Concession Road 3, Clarke
Resolution #PD -112-16
Moved by Councillor Partner, seconded by Councillor Hooper
That Report PSD -048-16 be received;
That the Application to remove the (H) Holding Symbol submitted by Lesle Gibson be
approved as contained in Attachment 1 to Report PSD -048-16;
That the Durham Regional Planning and Economic Development Department and
Municipal Property Assessment Corporation be forwarded a copy of Report PSD -048-16
and Council's decision; and
That all interested parties listed in Report PSD -048-16 and any delegations be advised
of Council's decision.
Carried
-8-
11
Clarftwn Planning and Development Committee
Minutes
June 27, 2016
11.3 PSD -049-16 Proposed Amendment Draft Approval for Far Sight Investments
Ltd.
Resolution #PD -113-16
Moved by Councillor Hooper, seconded by Mayor Foster
That Report PSD -049-16 be received;
That the Amendment to Draft Plan of Subdivision S -C-2005-0002 (Far Sight Investments
Ltd.) be approved subject to conditions as contained in Attachment 1 to Report
PSD -049-16;
That the Durham Regional Planning and Economic Development Department and
Municipal Property Assessment Corporation be forwarded a copy of Report PSD -049-16
and Council's decision; and
That all interested parties listed in Report PSD -049-16 and any delegations be advised
of Council's decision.
Carried
11.4 PSD -050-16 Amendment to Draft Approval for 2408406 Ontario Inc.
(Fourteen Estates) for 28 Hamlet Residential Lots in the Hamlet of
Newtonville
Staff noted that there was a change to the recommendations contained in Report
PSD -050-16, where extension of the Draft Plan of Subdivision should be October 27,
2018 not October 27, 2016.
Resolution #PD -114-16
Moved by Councillor Partner, seconded by Councillor Traill
That Report PSD -050-16 be received;
That Council supports revising the park site to a 0.62 hectare site on the west side of
Street "A" and taking cash -in -lieu of parkland for the balance of the developer's
obligation;
That extension to Draft Approved Plan of Subdivision 18T-87083, as amended to
October 27, 2018 be supported;
That the Durham Regional Planning and Economic Development Department and
Municipal Property Assessment Corporation be forwarded a copy of Report PSD -050-16
and Council's decision; and
That all interested parties listed in Report PSD -050-16 and any delegations be advised
of Council's decision.
Carried
-9-
12
Clarftwn Planning and Development Committee
Minutes
June 27, 2016
12 New Business — Consideration
12.1 Request that the Region of Durham Provide Sanitary Service along Highway
2 from Sandringham to Courtice Road
Resolution #PD -115-16
Moved by Councillor Cooke, seconded by Mayor Foster
Whereas Highway #2 is a Regional Road and Regional Corridor through Courtice and is
envisioned as a key area to provide density and variety of housing options that are
currently very limited in Clarington; and
Whereas to develop the area between Sandringham and Courtice Roads, as envisioned
in the Region's Official Plan and the regionally approved Courtice Main Street Secondary
Plan, the existing residential lots will need to be amalgamated into development blocks
and serviced with sanitary sewers which presents a significant impediment to
redevelopment; and
Whereas sanitary sewers are a necessary pre -cursor to redevelopment and are within
the exclusive jurisdiction of the Region; and
Whereas unless Regional sanitary services are installed within this portion of the
Regional Corridor, economic development of the corridor as envisioned in the approved
Regional and local planning documents and Courtice Community Improvement Plan
cannot be achieved;
Therefore be it resolved that the Municipality of Clarington requests that the Region of
Durham provide sanitary service along Highway 2 from Sandringham to Courtice Road
to assist with spurring the economic development of this corridor as envisioned by
directing Regional staff to take all steps necessary to undertake such sanitary sewer
work as a local improvement in accordance with Ontario Regulation 586/06 or any other
applicable legislation to ensure the construction of such work and recovery of all costs
for such work from the benefitting landowners.
Carried
12.2 Preserving Trees as Part of the Planning Process
Resolution #PD -116-16
Moved by Councillor Neal, seconded by Councillor Partner
That Staff be directed to provide a report to Committee in September, 2016 as to how we
can preserve trees on a non-woodlot sized lots as part of the planning process.
Carried
-10-
13
Clarftwn
Planning and Development Committee
Minutes
June 27, 2016
12.3 Options for Retaining an Air Quality Expert to Interpret Stack Test
Monitoring
Resolution #PD -117-16
Moved by Councillor Neal seconded by Councillor Cooke
That Staff be directed to report back to Committee in October, 2016 on options for
retaining an air quality expert with expertise recognized in North America to assist
Council with interpreting the ambient air and stack test reports for the Energy From
Waste Facility.
Carried
13 Unfinished Business
There were not items considered under this section of the Agenda.
14 Confidential Reports
14.1 PSD -051-16 Courtice Waterfront Land Acquisition
14.2 PSD -052-16 Appeal to the Ontario Municipal Board of a Decision of the
Committee of Adjustment of November 5, 2015
Closed Session
Resolution #PD -118-16
Moved by Mayor Foster, seconded by Councillor Neal
That, in accordance with Section 239 (2) of the Municipal Act, 2001, as amended, the
meeting be closed for the purpose of discussing the following:
• A proposed or pending acquisition or disposition of land by the municipality or
local board; and
• A matter that deals with litigation or potential litigation, including matters before
administrative tribunals, affecting the municipality of local board.
Carried
Rise and Report
The meeting resumed in open session at 10:18 PM with Councillor Woo in the Chair.
Councillor Woo advised that two items were discussed in "closed" session in accordance
with Section 239(2) of the Municipal Act, 2001 and one resolution was passed on a
procedural matter and two resolutions were passed to provide direction to staff.
-11-
14
Clarftwn
15 Adjournment
Resolution #PD -119-16
Planning and Development Committee
Moved by Councillor Partner, seconded by Councillor Traill
That the meeting adjourn at 10:20 PM.
Chair
Carried
-12-
15
Minutes
June 27, 2016
Deputy Clerk
Clarbgtoa
Nonce of Public Meeting
Clarington Official Plan Amendment No. 107
Clarington Official Plan Review
70fficialPlan
On May 30, the Municipality released the Draft Official Plan 2016, which
` includes the Draft Official Plan Amendment No. 107 for public review and
comment.
The purpose and effect of the Draft Official Plan Amendment No. 107 is to
bring the Clarington Official Plan into conformity with the Province's Growth
Plan and Greenbelt Plan, and the Regional Official Plan. It also implements
liethe directions from various Municipal studies and reviews including the
Discussion Papers on the Natural Heritage System, Parks, Open Space and
Trails, Countryside, Growth Management, and Intensification. The comprehensive review of the
Official Plan has been undertaken by the Municipality as required by Section 26 of the Planning
Act.
The Official Plan is the policy document that guides decisions about managing growth, creating
sustainable transportation choices, fostering job creation and investment, protecting the natural
environment, and mitigating the impacts of climate change.
This Draft Official Plan Amendment No. 107 applies to all lands within the Municipality of
Clarington.
File Number: COPA 2016-0001
How to be Informed
The Draft Official Plan Amendment No. 107 and any related documents are available for review at
any Clarington Public Library Branch, in the Planning Services Department, and on our website at
www.clarington.net/ourplan
Questions? Please contact the Planning Services Department at 905-623-3379, or by email at
ourplan clarington.net
How to Provide Comments
Speak at the Public Meeting:
Date: September 12, 2016, 1:00 p.m. to 4 p.m. and 7:00 p.m. to 11 p.m.
Registration with the Clerks Department by Friday September 9, 2016 is encouraged for scheduling
purposes. Although anyone can make comments, people who have registered will be heard first.
Please complete an online delegation form on our website at www.clarington.net/delegations or call
905-623-3379 ext. 2109 to register.
Place: Council Chambers
Municipal Administrative Centre
40 Temperance Street, Bowmanville, ON L1 C 3A6
Or write to the Planning Services Department to the attention of David Crome, Planning Director
If you wish to be notified of the adoption of the Official Plan Amendment you must make a written
request to:
Clarington Clerk's Department
40 Temperance Street, Bowmanville, ON L1 C 3A6
16
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
Official Plan Amendment No. 107, if adopted by the Municipality of Clarington Council, will be
forwarded to the Region of Durham for approval.
If a person or public body does not make oral submissions at a public meeting or make written
submissions to the Municipality of Clarington before the proposed Official Plan Amendment is
adopted:
• the person or public body is not entitled to appeal the decision of the Region of Durham to
the Ontario Municipal Board;
• the person or public body may not be added as a party to the hearing of an appeal before
the Ontario Municipal Board unless, in the opinion of the Board, there are reasonable
grounds to add the person or public body as a party.
DavicYJ. Crome, MCIP, RPP
Director of Planning Services
17
.. .. ........
�� TOWNSHIP OF
h TOWNSHIP
Juiys ,zois
Land Use Planning Review
Ministry of Municipal Affairs and Housing
Ontario Growth Secretariat
777 Bay Street, Suite 425 (4th Floor)
Toronto, ON M5G 2E5
Re: Proposed Changes to the Greenbelt Plans
Dear Sirs,
At the last Council meeting of the Council of the Township of Scugog held
June 27th, 2016, the above captioned matter was discussed.
wish to advise that Council passed the following resolution:
"WHEREAS. the Province is coordinating the review of the four
provincial lands use plans, the Growth Plan for the Greater Golden
Horseshoe, the Greenbelt Plan, the Oak Ridges Moraine
Conservation Plan (ORMCP) and the Niagara Escarpment Plan
(NEP), and
WHEREAS the Province has proposed amendments to these plans
and is seeking comments and submissions to the Land Use Planning
Review Division of the Ministry of Municipal Affairs and Housing by
September 30th, 2016, and
WHEREAS the Ontario Soil Regulation Task Force has identified
some concerns regarding the proposed amendments to the Oak
Ridges Moraine Conservation Plan that address 1) changes to
permitted land uses in the sensitive land uses areas of the Moraine
that now includes "waste management systems", 2) exemption of
agricultural lands from the prohibited lands uses as described in the
"Wellhead protection" and "Areas bf high aquifer vulnerability"
sections of the ORMCP, and 3) the Excess Soil and fill issues, and
Township of Scugog, 181 Perry St., PO Box 780, Port Perry, ON 1-91- 1A7
Telephone. 905-985-7346 Fax: 905-985-9914
www. srgog . ca
WHEREAS specific proposed changes in point 1) detailed above
considers major changes to permitted land uses in areas of
the Moraine that are not in keeping with the spirit of the ORMCP as
reflected in the attached OSRTF Summary Report, and
WHEREAS the changes to permitted land uses now includes a new
definition of "infrastructure" which includes "waste management
systems", which would include "waste disposal sites" and thereby
could include proposals from private persons to operate soil
remediation facilities, for example, in all land use areas of the
Moraine, and
WHEREAS including "waste management systems" in the new
definition of infrastructure could result in costly appeals to the OMB
from proponents in order to gain approval to operate new soil
remediation facilities and other such "waste management. systems"
on the Moraine,
NOW THEREFORE BE IT RESOLVED
THAT the Council of the Township of Scugog requests that the
Ontario Government adopt the approach in the current and proposed
Niagara Escarpment Plan and exclude new "waste disposal sites"
from the sensitive Oak Ridges Moraine Conservation Plan Area as
detailed in the attached OSRTF Summary Report, and
FURTHER THAT that new prohibited uses listed in the "Wellhead
protection" and "Areas of high aquifer vulnerability" sections in the
ORMCP be prohibited from all lands in these areas including
agricultural lands, and
FURTHER- THAT the proposed section 36.1 regarding "Excess Soil
and fill" in the ORMCP be ' removed from 'its current proposed
placement under the "Comprehensive rehabilitation plans" section
and be more appropriately placed in section 41, the "Infrastructure"
Section, as this section deals with responsible management of soil
from projects such as infrastructure projects in the individual
municipalities, thereby keeping the placement of this discussion more
consistent with the proposed placement in the other provincial plans
as per the OSRTF summary report, and
19
FURTHER THAT in the interest of harmonization, the Plans include
similar language as found in the proposed Niagara Escarpment Plan
which essentially prohibits "commercial fill operations" in pits and
quarries as per the section 2.9.9 in the NEP, and
FURTHER THAT this resolution be forwarded as a submission to the
Province to the following address:
Land Use Planning Review
Ministry of Municipal Affairs and Housing
Ontario Growth Secretariat
777 Bay Street. Suite 425 (4th floor}
Toronto, ON M5G 2E5
and,
FURTHER THAT this resolution be forwarded to the Association of
Municipalities of Ontario (AMO), the Rural Ontario Municipal
Association (ROMA), and the Greater Toronto Countryside Mayors
Alliance, the, lower Tier Municipalities in the Region of Durham, York
Region, County of Simcoe, County of Peterborough, County of
Dufferin and any other lower Tier municipalities that have lands to
which the ORMCP applies, and to the Township's MPP and MP, for
circulation and support. "
Should you require anything further in this regard, please do not hesitate to.
contact the undersigned.
Yours sincerely,
�S
Nicole .Wellsbury
Municipal Clerk
20
Cc: Association of Municipalities of Ontario (AMO)
Rural Ontario Municipal Association (ROMA)
Greater Toronto Countryside Mayors Alliance
Municipalities in the Region of Durham
Municipalities in York Region
Municipalities in County of Simcoe
Municipalities in County of Peterborough
Municipalities in County of Dufferin
Municipalities that have lands to which the ORMCP applies
Granville Anderson, MPP
21
HOLLAND
NOMES
June 29, 2016
Mayor Adrian Foster
Mayor's Office
40 Temperance Street
Bowmanville, ON
L1C 3A6
Dear Sir:
Re: By -Law Number 2016-056
Glenview Neighbourhood
JUL - 6 ZU16
MUMCIPAUTY OF CLARINOT'ON
MAYORS OFFICE
As a property owner in the Glenview Neighbourhood it has been brought to our attention that Council
passed an Interim Control By -Law freezing all development (excluding one -storey additions on the rear
of existing dwellings). As per the Planning Report planning staff agreed with the Study but did not feel
the Interim Control By -Law was necessary. Based on the Provincial Policy Statement, Provincial Growth
Plan, Durham Regional Official Pian and the Clarington Official Plan this portion of the Glenview
Neighbourhood is deemed a Settlement Area and is in the Courtice Urban Area which provides direction
for Intensification. Intensification is an integral part of Sustainable Development. As per Clarington's
Priority Green Initiative "To achieve a balance between continued population growth in Clarington
and supporting the community's goals to protect our agricultural lands and natural heritage features,
building complete neighbourhoods and shifting to a more dense approach to urban development will
become increasingly important."
Courtice is a very popular residential location. With Infill and redevelopment we are creating
opportunity for growth without the urban sprawl that affects our sensitive green space and important
agricultural community. We are asking Council to reconsider their decision and repeal the Interim
Control By -Law and move forward with just the Neighbourhood Study as per Planning Staff's
recommendation.
Thanks,
Katrina Metzner
Project Manager & Architectural Technologist
Holland Homes Inc.
Tel: (905)263-9997
Fax: (905)263-8881
katrina@holland-homes.ca
Built with
36 Millville Avenue, Hampton ON LOB iJO Tel: 905-263-8888 Fax: 905-263-8881
22
318 Canborough St. P.O. Box 400
st
L• W 1n Smithville, ON
LOR 2A€l
Your Future Naturally T: 905-957-3346219
F: 905-957-3219
www.westlincoln.ca
CLERK'S DEPARTMENT
June 28, 2016
The Honourable Kathleen Wynne.
Premier of Ontario
Legislative Bidg., Room 281
Queen's Park
Toronto, ON
M7A 1A1
Dear Honourable Premier:
Re: Mandatory Munici al Consent for Future Renewable Energy Projects
This is to confirm that on Monday, June 27, 2016 West Lincoln Township Council adopted the
following resolution.
(a) ITEM P74-16
WHEREAS, the Independent Electrical System Operator has requested input on
the RFP process used to award renewable enemy contracts; and,
WHEREAS, the government indicated that new contracts would be directed to
willing host communities, and
WHEREAS, three of the five contracts announced on March 10 did not have
municipal support for the project; and,
WHEREAS, there is no differentiation in the Green. Energy Act to allow for larger
setbacks based on the size of the Turbines being allowed for each installation,
and .
WHEREAS, there has been great disregard for the Township of West Lincoln's
Natural Heritage System and the Tree Inventory -during the installation: of the
Transmission system of the current project
NOW THEREFORE, be it resolved that the Council of the Township of
West. Lincoln requests:
• That the Municipal Support Resolution become a mandatory
requirement in the JESO process,
• That the rules be amended to require that the resolution related to
this support must be considered in an open Council meeting held
after the community meeting organized by the proponent;
• That full details of the project, including siting of project elements
and site consideration reports, are required to be made available at
the community meeting and to the Council before the resolution is
considered; and,
THAT, this resolution be forwarded to the Premier, Leaders of the Official
OppQtions; Ministers of the Ministry of the Environment, Infrastructure and
23
Energy, Rural Affairs and Agriculture and Food, Municipal Affairs, Region of
Niagara; Niagara. Peninsula Energy Inc..; local MP and MPP; the Renewable
Energy Approval applicants in West Lincoln and to all municipalities in the
Province of Ontario requesting their support.
By copy of this letter, I am advising the appropriate parties of the action taken by Council
regarding Mandatory Municipal Consent for Future Renewable Energy Projects
If you have any questions regarding the above, please do not hesitate to contact the
undersigned,
cerel
ralyn Lan ...._._.
Clerk
cc: Patrick Brown, Leader of the Official Opposition, Progressive Conservative
Andrea Horvath, Leader -New Democratic Party
The Honourable Glen R. Murray, Minister of'the Environment & Climate Change
The. Honourable Bob Chiarelli, Minister of Infrastructure
The Honourable Jeff Leal; Minister of Agriculture, Food &. Rural Affairs
The Honourable Glenn Thibeault, Minister of Energy
The Honourable Bill Mauro,. Minister of Municipal Affairs
Ralph Walton, Office of the Regional. Clerk, Niagara Region
Janie Palmer, Chair, Board of Directors, Niagara Peninsula Energy Inc.
Michael Weidernann, President FWRN-LP (NRWC)
Dean Allison, MP
Tim Hudak:,. MPP
1PC/HAF— Rankin Construction, John MacLellan, Operations Manager— Renewable
Energy
Chris Carter, CAO — Township of West Lincoln
Brian Treble, Director of Planning and Building -- Township of West Lincoln
X:1ct-ClerkstCounciRCouncil-2016�Letters4Letter to Ministrty re Renewable Energy - June 27, 2016 Coundl.doc,'
24
Clarftwn
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:
September 12, 2016
Report Number:
PSD -054-16 Resolution Number:
File Number:
COPA 2016-0001 By-law Number:
Report Subject:
Public Meeting
Draft Official Plan Amendment No. 107
Clarington Official Plan Review
Recommendations:
1. That Report PSD -054-16 be received;
2. That the draft Official Plan Amendment No. 107 continue to be reviewed by staff in
consideration of the public comments provided at the public meeting and the written
submissions; and
3. That all interested parties listed in Report PSD -054-16 and any delegations, be advised
of the Planning and Development Committee meeting on October 24, 2016 to consider
the recommended Official Plan Amendment No. 107 to implement the Clarington Official
Plan Review.
25
Municipality of Clarington
Report PSD -054-16 Page 2
Report Overview
On May 30th, 2016, the Municipality released the draft Official Plan 2016, which includes the
draft Official Plan Amendment No. 107 for public review and comment. Following the release, a
Statutory Open House was held on June 28th. Approximately 100 people attended. Staff have
received 52 written submissions to date.
The purpose and effect of the draft Official Plan Amendment No. 107 is to bring the Clarington
Official Plan into conformity with the Province's Growth Plan and Greenbelt Plan, and the
Regional Official Plan. It also implements the directions from various Municipal studies and
reviews including the Discussion Papers on the Natural Heritage System, Parks, Open Space
and Trails, Countryside, Growth Management, and Intensification. The comprehensive review
of the Official Plan has been undertaken by the Municipality as required by Section 26 of the
Planning Act. The Amendment applies to all lands within the Municipality of Clarington.
The Official Plan is the policy document that guides decisions about managing growth, creating
sustainable transportation choices, fostering job creation and investment, protecting the natural
environment, and mitigating the impacts of climate change.
The purpose of this report is to summarize the key policy changes. The Statutory Public
Meeting is a formal opportunity for people to provide their comments on the draft Official Plan
Amendment No. 107.
1. Background on the Official Plan Review Process
1.1 The comprehensive Clarington Official Plan Review has been undertaken to update the
Plan to bring it into conformity with the Provincial Policy Statement, Provincial Plans, and
the Regional Official Plan, as well as to reflect the background studies conducted as part
of the Official Plan Review process, which are available to the public. Clarington has been
fortunate in that many of the directions from these Provincial and Regional plans were
incorporated in the original Clarington Official Plan in some manner.
1.2 The draft Official Plan Amendment No. 107 (draft OPA 107) has been available for public
review and comment since May 30th, 2016. The draft OPA 107 and all the information
related to the Official Plan Review has been posted on a website specifically for the
Official Plan Review www.clarington.net/ourplan/. Thousands of visits have been recorded
for the website since the launch of the site.
1.3 For ease of reference, the proposed policy changes in the draft OPA 107 are shown within
the full Clarington Official Plan document as strikeouts and underlines. Text additions are
shown with an underline (example) and text deletions are shown as a strike -out
(fie). Changes made to the maps are shown within the Amendment document by
using a combination of callouts and legend symbols. Both draft OPA 107 and the full
version of the document (Draft Clarington Official Plan 2016) have been provided to
members of committee. It is also on file with the Clerk's Department or can be found at
the website noted in paragraph 1.2.
26
Municipality of Clarington
Report PSD -054-16
Page 3
1.4 All references to "proposed policies" in this Staff Report, refer to the polices contained in
the draft OPA 107.
Public Input
1.5 A strong public participation program was central to the Official Plan Review process
through all phases, including earlier amendments coming out of the Review.
1.6 In accordance with the Planning Act, a public open house was held on June 28, 2016.
Comments on the draft OPA 107 were requested to be submitted by August 26, 2016 but
continue to be received. A summary of the submissions received up to September 6, 2016
is provided in Attachment 1 to this report. The submissions address a wide variety of
topics.
1.7 Public input demonstrated broad support for the overall vision and desire to achieve a
balanced growth approach that emphasized complete communities while protecting the
natural environment, the community's number one priority. A number of key policy
improvements are proposed to the Clarington Official Plan. The following sections provide
a thematic overview of most of the major changes proposed in the draft OPA 107.
2. Protect the Environment and Adapt to Climate Change
2.1 The protection of the natural environment
is key to providing Clarington residents
with a sustainable future. During the
public participation process, Clarington
residents identified the protection of the
natural environment and agricultural lands
as the highest priority.
2.2 Ecosystems sustain our way of life and
our economy. Clean air, water and soil is
constantly threatened by urbanization and
population growth. The proposed policies
seek to protect the natural environment as
the foundation for accommodating growth,
as well as mitigating the impacts of
climate change. Climate change is the
most pressing environmental threat of our time. The Province will now require
municipalities to address climate change threats and develop land use and transportation
policies accordingly.
Clarington's Natural Heritage System
2.3 The Province and the Region of Durham have specific policies and maps that define the
Natural Heritage System. The draft OPA 107 further refines these systems to represent
the natural heritage system in Clarington. A systematic approach was used to identify the
natural features to be protected, enhanced and managed over time. This included using a
set criteria to identify which features to protect and map these features. Data from the
27
Municipality of Clarington
Report PSD -054-16
Page 4
Province, Central Lakes Ontario Conservation Authority and the Ganaraska Region
Conservation Authority, watershed studies and environmental impact studies were utilized
in defining the local natural heritage system.
2.4 The Natural Heritage System is comprised of the following:
• Valleylands,
• Watercourses,
• Wetlands,
• Significant woodlands,
• Fish habitat and riparian corridors,
• Areas of Natural and Scientific Interest (ANSI), which includes both earth science
and life science, and
• Beach/bluffs.
2.5 The designated Environmental Protection Area comprises the following:
Within Urban Areas and Rural
Flood Plains & Natural Heritage System.
Settlement Areas
However the policies protect for a 30 metre
Vegetation Protection Zone from wetlands,
15 metres for all other natural heritage
features.
Outside of the Settlement Areas
Flood Plains & Natural Heritage System and
30 metre Vegetation Protection Zone
2.6 Other natural heritage policies include:
Vegetation Protection Zones define the minimum distance required for development
to be setback to the natural heritage feature. This allows for vegetation growth and
buffers that protect natural features and hydrogeological functions in the midst of
urbanization impacts on those same features and functions.
Prohibition of development within designated Environmental Protection Areas with
some exceptions such as infrastructure, and with the general goal of enhancing the
natural environment.
Studies prepared in support of a development application, such as an environmental
impact study, or a subwatershed study as part of a secondary plan, may further
refine the boundary of a natural heritage feature but not reduce the minimum
vegetation protection zone to less than the minimum limits established.
Sustainability and Climate Change
2.7 While establishing and protecting a natural heritage system is a start, further policies
address sustainability and climate change as follows:
Strengthening the role of and processes for preparing and updating Subwatershed
studies;
WY --7
Municipality of Clarington
Report PSD -054-16
Page 5
• Addressing the design of neighbourhoods, the use of green building practices to
reduce energy and water consumption, the integration of natural features in the
design, and actions to reduce greenhouse gas emissions;
• promoting building compact urban forms that support transit, walking and cycling;
• considerating low impact development techniques to reduce stormwater runoff and
long-term maintenance requirements;
• using of sustainable building materials;
• improving urban forests; and
• Implementing sustainable development practices through a Green Development
Program such as initial program adopted in principle by Council on December 7th,
2015 as part of the Priority Green Clarington initiative.
2.8 The proposed policies will also assist in achieving the Province of Ontario's new Climate
Change Action Plan, which is a five-year plan that will help Ontario fight climate change
over the long term. The Climate Change Action Plan describes the actions the Province
will take to reduce greenhouse gas emissions and move towards a low -carbon economy.
3. Growth Management
3.1 To accommodate future growth in Clarington,
OPA 107 seeks to focus on more compact
and complete communities. Compact and
complete communities allow for more efficient
use of land, provides more amenities within
walking distance, and optimizes the use of the
public transportation network.
3.2 The key growth management policies are as
follows:
• Growth targets established by the
Durham Regional Official Plan are incorporated with a planned population of 140,340
person and planned jobs of 38,450 by the year 2031 to be used for land allocation
purposes;
• The concepts of Built Boundary, Built -Up Area, Intensification, Greenfield Area,
Regional Corridor and Local Corridor are introduced;
• The urban boundaries are expanded easterly in Courtice, northerly at Wilmot Creek
(Newcastle) and easterly in Orono in accordance with the Regional Official Plan;
• The Built Boundary and the Greenbelt Boundary are identified on various maps.
• Intensification targets set so that annually 32% of new homes are to be within the
Built Up Area increasing to 40% annually after 2021;
• Priority intensification areas, where the majority of urban intensification is to occur,
are:
29
Municipality of Clarington
Report PSD -054-16
Page 6
o Urban and Village Centres.
o Regional and Local Corridors.
o Transportation Hubs around the Bowmanville and Courtice GO Rail stations.
o Waterfront Places in Bowmanville and Newcastle.
• Greenfield Areas will be planned with a gross density of 50 persons and job per
hectare;
• Requirement for Secondary Plan to be prepared by the Municipality prior to any
development;
• Secondary Plans are to be prepared in a sequenced basis and include phasing
policies;
• A new Urban Structure map has been added to the Official Plan (See Map B). The
Urban Structure Map consists of Built-up Areas, Greenfield Areas and Priority
Intensification Areas;
• A table that corresponds to the Urban Structure Map establishes the density, height,
built form, and mix of housing types for specific areas within the Urban Boundaries.
3.3 Based on the population and employment forecasts for Clarington, as identified in the
Durham Region Official Plan, the Municipality is able to accommodate the future growth in
appropriate locations and will be able to meet the minimum intensification targets.
3.4 Sequencing of secondary plans to the year 2031 allows for the evaluation of land supply
and housing demand in each urban area reflecting the fiscal capacity of the Municipality to
service residential development, and the achievement of the Municipality's Residential
Intensification and job creation targets.
4. Urban Design and Vibrant Communities
4.1 The draft OPA 107 has built upon the existing
Urban Design Policies in the Official Plan. The
proposed policies have a strong emphasis on
urban design and the quality of our streets and
buildings. Well-designed communities that meet
people's needs for daily living throughout their
entire lifetime is essential to creating successful,
complete and vibrant communities. Well-designed
communities include a high quality public realm,
promote active transportation, consider
sustainabilit in their desi n and minimize
Y g,
adverse impacts of new developments on existing neighbourhoods.
4.2 The proposed policies considers these key elements and have included policies on mixed
use developments, pedestrian scaled development through building design, transition of
building heights between high-rise and low-rise developments, and the compatibility of
intensification on the character of established neighbourhoods.
30
Municipality of Clarington
Report PSD -054-16
Page 7
4.3 New development and redevelopment in established neighbourhoods will be designed to
respect and reinforce the physical character of the established neighbourhood by having
regard for the pattern of lots, building types of nearby properties, the height, scale, and
setbacks of the existing buildings, and the built form pattern of the area.
4.4 Urban design policies guide development in a manner that reflects and supports the
Municipal vision. To protect the character of existing neighbourhoods and to ensure a
transition between ground related developments and mid/high rise developments, the
Municipality will prepare Urban Design and Amenity Guidelines. The guidelines will
contain concept plans for key locations such as Centres and Corridors and provide
specific examples of development scenarios that satisfy the design and land use policies
in an integrated manner. Urban Design policies help transform suburban environments
into attractive and vibrant urban places.
4.5 Two Special Areas are identified within the Municipality that will require detailed land use
planning and urban design attention as follows: the Jury Lands/Camp 30, and Wilmot
Creek Neighbourhood.
Special Study Area 2 — Jury Lands/Camp 30
4.6 Special Study Area 2 includes the site of the former Bowmanville Boys Training School
and World War II internment camp known as Camp 30. This area is recognized to have
cultural heritage significance and is designated by the National Historic Sites and
Monuments Board. The intent is to develop a community vision for the site and integrate
future land uses within the cultural landscape. A Master Block Plan will be developed to
encourage high quality urban design, promote the reuse of the structures, and ensure that
the residential uses surrounding the site respect the nationally designated historic site.
Special Policy Area B — Wilmot Creek Neighbourhood
4.7 Wilmot Creek is an existing lifestyle community catering to seniors and retired residents.
Unlike all other lands in Clarington, it is a "gated" community as has special provisions to
recognize that historic anomaly.
The proposed changes include:
• Expanding the urban boundary in accordance with the Regional Official Plan to
incorporate the Phase 8 lands;
• Maintaining the general planning policies for the existing Wilmot Creek (Phases 1-7)
with a cap of 960 residential units;
• Requiring that a Secondary Plan be prepared for the entire area that would entrench
the existing development pattern in Phases 1-7;
• Clarifying expectations of the Municipality if the existing Wilmot Creek community
(Phases 1-7) was to redevelop on a basis that was no longer low density, private
leasehold arrangements such that:
o The Secondary Plan would have to be amended.
o A public road system and public waterfront system would be required.
31
Municipality of Clarington
Report PSD -054-16
Page 8
Allow for a greater variety of housing types and amenities in the new Phase 8 area
and require that higher density housing form be located on a public road system;
Require improvements to the transportation network with an emphasis on sidewalks
and multi -use trails.
5. Support the Local Economy
5.1 Ensuring that land is available to
support a diversity of employment
uses is fundamental to Clarington's
continued economic success.
5.2 Protection of employment lands while
accommodating population growth is
also a priority in the Province's
Growth Plan. The proposed
employment policies ensure that there
is adequate supply of land available in
Clarington to meet the employment
forecasts assigned to Clarington in
the Region of Durham's Official Plan.
nT C�=i•1 �:illy
I�I�1 11
illi 1 I11l�
L
5.3 Key policies with respect to supporting economic growth are:
• The Plan provides for over 38,000 job by 2031. This is a growth of an additional
11,500 jobs. A total of 6,000 jobs will be provided for within Employment Lands and
the balance are population -related and distributed throughout the Municipality;
• Employment density targets of a minimum of 30 jobs per hectare are incorporated for
employment areas;
• The conversion of Employment Lands to non -employment uses is only permitted
through a municipally -initiated comprehensive review;
• Only minor expansions of the Bowmanville Urban Centre and the Newcastle Village
Centre are proposed;
• The introduction of Regional and Local Corridors along arterial roads provide for
mixed-use development, providing considerable additional lands for commercial use;
• New neighbourhood centres will be identified in the secondary planning process.
5.4 Draft OPA 107 also identifies three key areas in the community with economic
development potential. The potential for these areas will be analyzed through specialized
studies to ensure that municipal land use planning, infrastructure investment, and financial
tools realize that potential. The objectives would be to retain and attract more investment,
create more jobs, and provide more housing choices in order to meet our jobs and
residential targets. Planning for these areas will be based on the policy framework as set
out in the proposed policies that are summarized in the following sections.
32
Municipality of Clarington
Report PSD -054-16
Special Study Area 3 — The Goodyear Redevelopment Area
5.5 The closing of the former Goodyear Tire and
Rubber Company plant offers a key opportunity
to support the role of Downtown Bowmanville.
The close proximity of the Bowmanville Creek
and the presence of historic industrial buildings
offers an enhanced redevelopment opportunity
for a desirable mixed-use area. We envision
future development will integrate with the
Downtown and will include mid -to -high rise
housing, commercial and recreational uses.
Historic contamination will be dealt with through
the redevelopment process.
Page 9
Special Study Area 4 — Courtice Employment Area
5.6 The Courtice Employment Area have unique locational advantages with the current
infrastructure initiatives with the construction of Highway 418 and the proposed Courtice
GO Transportation Hub. The GO transportation hub could serve as an anchor for higher
intensity development. Moreover, the employment lands in the Courtice Employment
Area, anchored by the Energy Park, are some of the few remaining employment land
parcels within the Greater Toronto Area that are of significant size along Highway 401.
The Special Study Area designation is to recognize the Municipality's desire to co-ordinate
highway and transit investment with appropriate land uses
Special Policy Area E - Wellington Enterprise Area
5.7 This area at the end of Wellington Street in
Bowmanville is a small industrial cluster in
transition. It includes the Bowmanville
Foundry, the former R. M. Hollingshead lands
and a former Imperial Oil fueling yard. These
lands have a mix of uses and there are
historically contaminated lands. Draft OPA
107 seeks to encourage the redevelopment of
this site. This site could help support a vibrant
downtown with a focus on incubating new
businesses. Future plans for the area would
include a mix of industrial, commercial and
community uses with careful consideration of
any impacts on the remaining operations of
the Bowmanville Foundry.
33
Municipality of Clarington
Report PSD -054-16
6. Countryside
6.1 Clarington has some of Canada's
most productive farmland, which is a
finite, non-renewable resource and the
proposed policies are intended to
protect these lands from incompatible
development. The countryside area
consists primarily of the Prime
Agricultural and Rural designations.
These areas are intended to be used
mainly for food production. Protection
of farmland also ensures Ontario's
food supply for future generations.
Supporting other uses that enhance
the economic viability of the farm
operations are also permitted.
Greenbelt
Page 10
6.2 Draft OPA 107 includes policies that support the expansion of the Greenbelt to better
ensure that prime agricultural lands will be protected for future generations. The Province
has not extended the Greenbelt as the Municipality requested in the recently released
Greenbelt Plan (2016). However, the proposed Greenbelt Plan provides for the province
to continue to explore opportunities to grow the Greenbelt with consideration of connection
with Agriculture, Natural Heritage and Water Resource systems. Staff are continuing to
review this matter.
Permitted Uses
6.3 Permitted uses in the Countryside designations are defined to support the protection of
prime agricultural lands from the conversion to non-agricultural uses.
6.4 In both the Prime Agricultural Area and the Rural Area the following uses are permitted,
although some require a site specific zoning amendment:
• Agriculture.
• Agriculture -related uses (industrial and commercial uses that support farming such
as farm -implement dealerships, controlled -climate storage facilities, processing and
packaging facilities, livestock assembly yards, research centres, etc.).
• On-farm diversified uses which are secondary to the principal agricultural use and
are able to co -exist which includes value-added products such as cheese, baked
goods and wines, agritourism uses such as farm -education tours and bed -and
breakfast, or home industry uses such as small engine repair, welding, and crafts.
• Forest, fish and wildlife management.
34
Municipality of Clarington
Report PSD -054-16
Page 11
6.5 In the Rural Areas, all the above uses are permitted. In addition, the following additional
uses may be permitted with site-specific applications:
• Landscape industry uses.
• Large-scale landscaping industry uses only by site-specific amendment to the Plan.
• Commercial kennels.
• Major recreational uses.
Council Resolution Regarding Uses in the Countryside
6.6 In 2012, Council provided direction through resolution #C-095-12 that Staff, through the
Official Plan Review process, collect additional feedback regarding a greater flexibility for
potential secondary uses to agriculture and non -agriculture uses in the rural areas. This
information was to assist with updating the Zoning By-law for the rural area.
6.7 Secondary agriculture and non-agricultural uses within the rural areas were explored in
the Countryside Discussion Paper, August 2013. Shortly thereafter, the Province released
a revised Provincial Policy Statement, 2014.
6.8 The Provincial Policy Statement 2014, and the draft OPA 107 permits agriculture,
agriculture -related, and on-farm diversified uses in Prime Agricultural Areas.
6.9 The intent is to allow for such uses that positively contribute to the agricultural sector,
either directly or indirectly, and to support agricultural operations in order for farming to
remain viable now and for future generations. Urban -orientated uses such as construction
yards, restaurants and banquet halls are not permitted. Thus, for example in the case of a
wedding venue, it must be clearly secondary to the agricultural use or other permitted use
(e.g. golf course) in the Rural Area.
Hamlets
6.10 As provided in the Greenbelt Plan, minor rounding out of hamlet boundaries is permitted
as part of a municipal conformity exercise. As provided in the draft OPA 107, Staff is
proposing the following hamlets to be rounded out:
• Leskard (to include one additional property);
• Newtonville (to include an area east of George Burley Drive that may be further
subdivided);
• Kendal (to include a small area in the north-west corner that may be further
subdividied);
• Maple Grove (to include the Durham Region Police Station property);
• Hampton (to include an area to the North that may be further subdivided), and
• Solina (to include the land south to Highway 407).
35
Municipality of Clarington
Report PSD -054-16
Page 12
6.11 The Durham Region Official Plan provides an extensive list of criteria that must be met
prior to any further subdivision, or development of the above lands. It will be up to the
development proponent to satisfy the tests of the Durham Region Official Plan.
Accessory Apartments in the Countryside
6.12 Draft OPA 107 introduces accessory apartments policies within the Countryside, including
Rural Settlement Areas. Accessory apartments would be permitted within a dwelling or
above a detached garage subject to specific criteria such as adequate private sanitary and
water service.
7. Transportation and Infrastructure
Transportation
7.1 Draft OPA 107 introduces a more balanced
approach to transportation planning. It
recognizes that vehicles will continue to be the
predominant mode of transportation for some
time but the policies focus on future
transportation priorities such as public transit
and active transportation. Active transportation
refers to all human powered forms of
transportation, in particular walking and
cycling. The transportation policies envision the establishment of a multi -modal
transportation system composed of the following: public transit, vehicles, active
transportation, and rail. Retrofitting the existing transportation network will continue to be a
challenge due to the length of road network in Clarington and, in some cases, road
widening requirements to accommodate all modes of transportation.
7.2 Draft OPA 107 includes numerous changes to transportation policies and maps including
the following:
• Aligning transportation policies around three types of networks: the public transit
network; the active transportation network and the road network;
• Introducing the concept of "complete streets" where roads and the adjacent public
areas are designed for users of all ages and abilities, thus giving a more balanced
approach that specifically considers the needs of pedestrians and cyclist;
• The designation, redesignation and realignment of a number of road segments to
different classes of arterial and collector roads;
• The introduction of the extension of Longworth Avenue to Holt Road and the
designation of portions of Holt Road as a Type B arterial in accordance with the
Transportation Master Plan;
• The realignment of 407 and indication of grade separations in accordance with the
approved EA;
36
Municipality of Clarington
Report PSD -054-16
• The designation of a Freeway Bus Rapid Transit line along 407 and 418 in
accordance with the approved EA but further extending it from the approved
terminus at Highway 2 southerly to connect to the Courtice GO rail station;
Page 13
• Designating the Courtice and Bowmanville GO Rail station areas as Transportation
Hubs;
• Introducing Appendix C which adds more detailed policies on arterial, collector and
local streets and lanes covering such matters as right-of-way, design, access
standards;
• A new Map K which shows the trail network for Clarington, for recreational and
transportation purposes;
• New policies regarding traffic calming, travel demand management and strategic
good movement.
Other Infrastructure
7.3 Draft OPA 107 maintains the majority of the existing policy directions for other
infrastructure, with some modifications to add clarity to the policies, promote more efficient
use of services, and require the use of green infrastructure measures. The changes
include:
The use of low impact development practices and green infrastructure techniques, in
addition to traditional end of pipe facilities, to control the stormwater quantity and
quality at the source, which further mitigates climate change impacts.
An emphasis that infrastructure, such as utilities, shall be coordinated, well designed,
and integrated within new developments to minimize adverse visual impacts.
Priority for infrastructure investment for developments in the Built-up Areas before
Greenfield Areas to implement Provincial and Regional policy objectives.
8. Next Steps
8.1 Following the Statutory Public Meeting, and after careful consideration of the comments
received, staff will report back to Council on October 24, 2016 and present a
recommended Official Plan Amendment for adoption.
8.2 When adopted by Council, OPA 107 will not be legally binding until Regional approval is
given. However, once it is adopted by Clarington Council, OPA 107 will be considered
Council's policy for guiding land use planning at the local level.
Regional Review and Approval
8.3 OPA 107 will be forwarded to the Region of Durham for approval. Part of the Region of
Durham review includes circulation of the OPA to agencies and the Province for their
comments. It is anticipated that the Region will approve, modify or perhaps defer various
sections/maps contained in OPA 107. The Region will issue a Notice of Decision will be
publicized and a 20 day appeal period will commence. If there are no appeals to the
37
Municipality of Clarington
Report PSD -054-16
Page 14
Region about the approved Official Plan Amendment, OPA 107 will come into full force
and effect.
Existing Secondary & Neighbourhood Plan Updates
8.4 While the Region of Durham is reviewing OPA 107, Staff will focus on bringing the existing
secondary plans into conformity with the Official Plan. As well, staff will convert existing
Neighbourhood Design Plans into Secondary Plans, where appropriate, including such
areas as Northglen in Bowmanville and North Village in Newcastle. Staff will be reporting
on the proposed approach at a later date.
Clarington Zoning By-law Review
8.5 As Council is aware, a team of Staff is already at work on a comprehensive review of
Zoning By-laws 84-63 and 2005-109. The two by-laws will be updated to implement the
Clarington Official Plan policies.
9. Conclusion
The new proposed Official Plan Amendment is the first major rethink of the Municipality's
planning framework since 1996. It will guide the management of growth and land
development to achieve Clarington's growth objectives while also encompassing the
planning direction of the Provincial Growth Plan and the Regional policy directions. The
vision and guiding principles were shaped though the public consultation process, as well
as, extensive discussion with other Municipal Departments and outside agencies. This will
guide Clarington's transformation as it evolves towards a mature urban environment while
maintaining and enhancing the community's unique identity and character.
10. Conformity with the Strategic Plan
The Official Plan Review is one of the primary inputs of the Planning Services Department
into fulfilling the Municipality's Strategic Plan for 2015-2018. Specifically, OPA 107
contains policies that:
• Facilitates the creation of jobs, attracts new businesses and expands existing
businesses;
• Manages growth to maintain our "small town" feel particularly strategic actions to:
o Provide for walkable mixed use neighbourhoods.
o Support a variety of affordable mixed housing types.
• Enables safe, efficient traffic flow and active transportation;
• Promotes resident engagement with an extensive public participation process in the
Official Plan Review;
• Enhances our unique natural environment, particularly supporting actions to:
o Adopt updated natural heritage policies.
o Continue with parkland along the waterfront.
o Prioritizing trails to connect our community.
38
Municipality of Clarington
Report PSD -054-16
Submitted by:24*--e-
Reviewed by.
David J. Crome, MCIP, RPP
Director of Planning Services
Page 15
Franklin Wu,
Chief Administrative Officer
Staff Contact: Carlos Salazar, Lisa Backus, Nicole Zambri, 905-623-3379
or ourplan(aD-clarington.net
List of interested parties to be notified of Council's decision is on file in the Planning Services
Department.
Attachments:
Attachment 1 - Summary of Submissions Received on Draft OPA No. 107, September 6, 2016
39
Attachment 1 to
Municipality of Clarington Report PSD -054-16
Summary of Submissions Received on Draft OPA No. 107 — September 6, 2016
Submission Number
Details of Submission
Name (Contact)
Date
WS -1
Is requesting that the Draft Official Plan Amendment be adopted by Council.
D.G. Biddle & Associates Ltd.
(Katie Pandey)
June 28, 2016
WS -2
Regarding 582 Lambs Road. Concerned about zoning requirements for future development.
Barry Sailsbury
June 28, 2016
WS -3
Regarding 3831 Tooley Road. Even though there is proposed and approved sanitary sewer on
Alec Dearborn
Tooley Road, 95% of the current residents do not want these services, nor will connect to the
services.
June 28, 2016
There is also trees that are being removed on Tooley Road. Would like confirmation that this was
permitted.
WS -4
Regarding the northeast corner of Rudell Road and King Avenue in Newcastle. This block is
Greg Smith
planned for townhouses. Residents would prefer detached housing with a gas station at the corner.
June 28, 2016
WS -5
Regarding Courtice Main Street. Would like to know when the sanitation sewer for the rest of
Ted and Joan Ellis
Highway 2 to Courtice Road is going to start. Would like to see a downtown in Courtice and want to
see the Secondary Plan realized.
June 28, 2016
WS -6
Wants to ensure that farm land and greenspace will be preserved. Once these resources are gone,
Anonymous
they cannot be replaced. Too much nature is already lost.
June 28, 2016
-1-
40
Municipality of Clarington
Attachment 1 to
Report PSD -054-16
Submission Number
Details of Submission
Name (Contact)
Date
WS -7
Regarding the property between 3334 and 3382 King Ave. W., Newcastle. Area (12.77 acres).
Mr. Robert Stephenson —
Owner is proposing to develop the property with a mix of uses including townhouses and
commercial retail. Proposed Plan maintains the Urban Residential designation. Suggest a local
D.G. Biddle & Associates Ltd.
corridor designation to this stretch of King Ave. W. Region Official Plan states that compact urban
(Katie Pandey)
form with a mix of uses is encourage along arterial roads. Client is having a retail study prepared
July 14, 2016
regarding additional commercial needs in Newcastle. Early findings in the study show that there is
a deficiency in commercial development in Newcastle.
A Commercial Feasibility Report has been submitted in support of a Neighbourhood Centre
designation.
WS -8
Regarding 422-500 King Ave. W., Newcastle (northeast corner of King Ave. and Rudell Road).
Tornat Construction
Owner is proposing to develop the property with a mix of uses including an apartment building,
Corporation —
townhouses and commercial retail. Proposed Plan maintains the Urban Residential designation.
Suggest a local corridor designation to this stretch of King Ave. W. Region Official Plan states that
D.G. Biddle & Associates Ltd.
compact urban form with a mix of uses is encourage along arterial roads.
(Katie Pandey)
July 14, 2016
WS -9
Regarding 50 Martin Road, Bowmanville. Property has recently been rezoned to allow for a four
Zemer Holdings Limited —
storey apartment building containing 75 units. The Draft Plan (2016) proposes to redesignate the
rear property from Urban Residential to Environmental Protection Area. This area contained mature
D.G. Biddle & Associates Ltd.
trees, however, an Environmental Brief and correspondence with the Conservation Authority, the
(Michael J. Fry)
Municipality, and arborist, determined that most trees were infected by emerald ash borer. Consent
July 15, 2016
was given to remove the trees. There are no features on the site that would warrant the
Environmental Protection designation. Request that the designation be removed.
WS -10
Regarding 2411 and 2415 Baseline Road, Bowmanville. Owner is proposing to develop the
Ken Pasricha —
property with a mix of uses, including an apartment building, townhouses, and a commercial retail
component. The property is proposed to be redesignated from Environmental Protection to
D.G. Biddle & Associates Ltd.
Gateway Commercial. Gateway commercial does not allow the residential component. Requesting
(Katie Pandey)
the designation be changed to Neighbourhood Centre which would permit a mixed use
July 15, 2016
development. Baseline is an arterial road which would support mixed uses, transit and higher
-2-
41
Municipality of Clarington
Attachment 1 to
Report PSD -054-16
Submission Number
Details of Submission
Name (Contact)
Date
densities. The property is in close proximity of the Bowmanville indoor soccer fields and Clarington
fields which would be beneficial to future residents.
WS -11
Regarding 3201 Rundle Road. Part of the property is proposed to be designated Environmentally
Bill Mills
Protected instead of Agricultural due to the trees. Owner states that there are few trees in this
section of the property. Please review this proposed designation.
July 17, 2016
WS -12
Regarding 1685 & 1711 Bloor Street, Courtice. The first 100 m from Bloor Street is proposed to be
Hope Fellowship Church
redesignated from Agricultural/Light Industrial to Residential. There is also a road planned for the
(Brian Bylsma)
south end of the property to connect Trulls Road on the west side to Courtice Road to the east.
Requesting that the residential designation be extended to the planned road. This will allow for
July 17, 2016
future use of the property for a long term care facility/seniors retirement complex.
WS -13
Regarding 3171 Tooley Road, Courtice. Object to the proposed zoning changes to the property. Do
Ron and Norma Blaauw
not agree with the Natural Heritage line and the Environmental Protection Designation. The lines
are too close to the existing house. Request that the line be drawn back at least 30-40 feet,
July 21, 2016
enabling more enjoyment of their land.
WS -14
Regarding Camp 30 — Special Study Area 2. Supports the proposed policies for the site. Also
Jury Lands Foundation
supports the agreement between the Municipality and the landowners. The Jury Lands Foundation
(Marilyn Morawetz)
would like to assist the Municipality in developing a community vision for the site respecting its
natural and heritage values. As par of the urban design process, specific attention will be paid to
Aug. 8, 2016
the buildings and land, adaptive re -use of the buildings and land, and the linked "green circle" of the
public access pathway system incorporated with the Bowmanville and Soper Creeks and their
eventual connection. Support for the intent to develop the surrounding area with a historical theme
and integration with the site.
WS -15
Regarding Wilmot Creek — Special Policy Area B1. Policies in the proposed plan state that the
Cap Reit, Wilmot Creek
Wilmot Creek B1 Area can have a maximum of 960 units, which is in accordance with the current
Lifestyle Communities —
zoning of the site. However, Appendix B states that the housing unit target for this area is 921 units,
which is not what is permitted in the policies. Request that Appendix B to be revised to reflect 960
GHD (Bryce Jordan)
units.
Aug. 9, 2016
-3-
42
Municipality of Clarington
Attachment 1 to
Report PSD -054-16
Submission Number
Details of Submission
Name (Contact)
Date
WS -16
Regarding northwest corner of Courtice Road and Bloor Street. Supportive of the Official Plan
Preston Group —
Review efforts. Concern with the natural heritage features shown on the proposed schedules to the
Official Plan. The natural features are not accurately or reasonably displayed on the plans to reflect
KLM Planning Partners Inc.
what is on the site.
(Roy Mason)
Aug. 12, 2016
WS -17
Regarding the northwest corner of Scugog Street and Highway 2 (King Street). The current plan
Vanstone Mill Inc. —
designates this property Urban Residential and Town Centre. OPA 107 proposes to redesignate a
portion Environmental Protection. The existing zoning and Official Plan designation for this site
GHD (Bryce Jordan)
have their origins in a decision by the Ontario Municipal Board in 1993 that was supported by the
Aug. 12, 2016
Municipality. Request that the land use designation of the property remains the same as currently
shown in the existing Official Plan.
WS -18
Regarding 2427 Energy Drive, Bowmanville. Obtained a cut and fill permit from CLOCA to bring the
Terry Klawitter
property out of the floodplain. Requesting that the new floodlines be reflected in the Draft Official
Plan Amendment. Also wants the current zoning to remain on the property as well as keep the
Aug. 18, 2016
current permissions to allow workshops.
WS -19
Regarding 46 Martin Road. Opposed to the proposed Environmental Protection designation on the
Joseph and Antoinette
property and request for it to be removed.
Passalacqua
Aug. 18, 2016
WS -20
Regarding Solina (area to be added to the Solina Settlement Boundary). In favour of the proposed
David Wotten
amendment to add the lands south of the Solina, all the way to Highway 407 and include it as part
of the Hamlet. It provides an opportunity to develop the land for residential uses when the use of
Aug. 19, 2016
the farm is no longer feasible or desirable.
WS -21
General comment on affordable housing in Ontario. It is becoming increasing difficult to own a
Milton Zarkovich
home due to the rise in housing prices. Rental housing demand will increase as a result, especially
among young people and seniors. In order to encourage more rental housing, York Region allows
Aug. 22, 2016
the deferral of development charges for up to three years which would allow developers to build the
rental units and pay the development charges afterward. In addition, property taxes paid for rental
Municipality of Clarington
Attachment 1 to
Report PSD -054-16
Submission Number
Details of Submission
Name (Contact)
Date
housing is higher than for a condominium. New rental housing would open up older rental buildings
and therefore offer more availability and possibly lower prices due to competition.
WS -22
Regarding 1539 Prestonvale Road North and lands to the South. Subject lands are within the C2
Delpark Homes (Prestonvale)
Secondary Plan Area. Request that the lands be removed from the secondary plan area because
Inc. —
of the residential uses to the north and west and that the lands are bisected by the Environmental
Protection designation to the west and south and Prestonvale Road to the east. These natural
Weston Consulting (Polycarp
corridors provide a divide of the subject lands from the larger areas proposed to be redesignated
Tam)
from Future Urban Residential to Urban Residential. Furthermore these lands can be adequately
Aug. 22, 2016
serviced.
WS -23
Regarding the southeast corner of Bloor Street and Trulls Road. Concerns around the
Norstar (James Okawa)
representation of the Regional Corridor in the C1 Secondary Plan Area. Would like to see policies
that allow the depth of the Regional Corridor along Bloor Street to be expanded, reflecting the goals
Aug. 22, 2016
of a mixed use transit supportive land use. This would take advantage of the large ownership
holdings for future redevelopment that is less prevalent along the Main Street Corridor. The Bloor
Street corridor provides a transition between the residential areas and employment areas, as well
as supports the future Courtice GO Station. Concerned that the 100 metre setback could restrict
development without a full assessment through the subsequent Secondary Plan Review.
WS -24
Regarding 34 Martin Road. Opposed to the proposed Environmental Protection designation on the
Jeff Guthrie
property and request for it to be removed.
Aug. 23, 2016
WS -25
Regarding 42 Martin Road. Opposed to the proposed Environmental Protection designation on the
Harvey Snyder
property and request for it to be removed.
Aug. 24, 2016
WS -26
Regarding the proposed minor rounding out of the Newtonville Hamlet. Supports the proposed
Frank Veltri —
expansion to the Hamlet, however requests that the expansion includes the lands to the south
(about three lots). The proposed expansion included all lands up to the Environmental Protection
Clark Consulting Services
designation but Niblett Environmental has reviewed the extent of the designation and determined
(Bob Clark)
-5-
44
Municipality of Clarington
Attachment 1 to
Report PSD -054-16
Submission Number
Details of Submission
Name (Contact)
Date
Aug. 24, 2016
that the designation could be more accurately illustrated based on the mapping and information
provided with the letter.
WS -27
Regarding 2350 Courtice Road. Does not support the proposed Environmental Protection
1331135 Ontario Limited, The
designation on the property, recognising the 2 acres of woodlot on a 22 acre parcel of land. The
Domus Group (Mike
Municipality has no jurisdiction to make the change, only the Province, Region and CLOCA have
Domovich)
this jurisdiction. There have been no studies or reports to support the proposed land use change.
The woodlot is too small to protect and some trees should be allowed to be cut down as part of an
Aug.25, 2016
application for a subdivision. The proposed change to the land use designation is illegal. Only
areas outside the Urban Areas can be changed. The Municipality intends to expropriate without
compensation.
WS -28
Regarding 38 Martin Road. Opposed to the proposed Environmental Protection designation on the
Grant and Ruby Lee
property and request for it to be removed.
Aug. 25, 2016
WS -29
Regarding the proposed minor rounding out of the Hampton Hamlet. Lands are north of Ormiston
562503 Ontario Limited and
Street, adjacent to the Hamlet of Hampton. Support the proposed inclusion of the property in the
Honey Harbour Heights
Hampton boundary.
Estates Ltd. —
1. Also support the following changes to the Plan: 1) policy 3.4.4 which states that the
CM Planning Inc.
refinement of a natural heritage feature through an Environmental Impact Study would not
Development Consulting
require an amendment to the Plan; 2) proposed policy 14.4.7 which eliminates conflict with
(Carolyn Molinari)
14.4.3 regarding the extent of the vegetation protection zone from lands designated
"self
Environmental Protection; 3) proposed policy 3.4.9 which clarifies sustaining" as it
Aug. 25, 2016
relates to the vegetation protection zone.
2. Would like to see a 5 metre setback to the woodlot as opposed to a 30 metre setback as
supported through an Environmental Impact Study. The limits of the rounding out of the
hamlet boundary should use the 5 metre setback.
3. Policy 3.4.9 requires that a self-sustaining Vegetation Protection Zone be planted,
maintained or restored. Would like clarification on whether the need for and extent of the
Municipality of Clarington
Attachment 1 to
Report PSD -054-16
Submission Number
Name (Contact)
Date
Details of Submission
planting, maintenance or restoration is to be according to the findings of an Environmental
Impact Study.
4. Policy 3.4.4 states that refinements shall not require an amendment to the Official Plan,
while policy 3.4.6 states that refinements will require an amendment. One is brought forward
by a conservation authority the other by a development application. Would like clarification to
eliminate the potential confusion during the processing of a development application.
5. Request that policy 3.4.16 be reworded to allow for the potential reduction to the minimum
vegetation protection zone if supported by an Environmental Impact Study.
6. Would like to confirm if the 15 metre setback to a feature applies to lands which border an
urban settlement area.
7. Requests that policy 23.10.5 be revised to allow woodlands to be considered for parkland
dedication.
8. Request that policy 23.13.2 be modified to exempt studies already completed or that it be
recognized by Clarington that the Environmental Impact Study for this site be exempt from
this policy.
9. Policy 23.16.3 requires a landscape analysis. Can this be covered through the requirements
of a tree preservation plan and grading plan?
WS -30
Regarding Block 32 on draft plan 18T-87083 Part of Lot 8, Concession 1, Hamlet of Newtonville.
2408428 Ontario Inc. and
1. Supports the following changes to the Plan: 1) policy 3.4.4 which states that the refinement
2408406 Ontario
of a natural heritage feature through an Environmental Impact Study would not require an
Inc.(Fourteen Estates
amendment to the Plan; 2) proposed policy 3.4.9 which clarifies "self sustaining" as it relates
Limited) —
to the vegetation protection zone.
CM Planning Inc.
2. Concerns with policy 12.4.6 a) which requires all development to be serviced by Municipal
Development Consulting
water and c) prohibits development once capacity of Municipal water is reached, regardless
(Carolyn Molinari)
of the designation of the lands. This leaves municipal infrastructure underutilized and does
Aug. 25, 2016
not support policy 12.3.2 that identifies hamlets as the predominant and preferred location to
accommodate future rural growth. Request that the policy be deleted or revised to allow
development on designated lands within the Hamlet of Newtonville.
-7-
46
Municipality of Clarington
Attachment 1 to
Report PSD -054-16
Submission Number
Name (Contact)
Date
Details of Submission
3. There are significant changes to the Environmental Protection designation on the property.
Request that the existing approved Official Plan designation and the current zoning for
residential hamlet development be maintained.
4. Policy 3.4.4 states that refinements shall not require an amendment to the Official Plan,
while policy 3.4.6 states that refinements will require an amendment. One is brought forward
by a conservation authority the other by a development application. Would like clarification to
eliminate the potential confusion during the processing of a development application.
5. Request that policy 3.4.16 be reworded to allow for the potential reduction to the minimum
vegetation protection zone if supported by an Environmental Impact Study.
6. Request that policy 23.13.2 be modified to exempt studies already completed or that it be
recognized by Clarington that the Environmental Impact Study for this site be exempt from
this policy.
7. Policy 23.16.3 requires a landscape analysis. Would like confirmation on whether this be
covered through the requirements of a tree preservation plan and grading plan.
8. Based on the Growth Plan Policies and that there is no need for any settlement boundary
expansions, we question the need for any expansion to Newtonville. Especially since there
is vacant designated, undeveloped lands already and that there is a limited water supply
capacity available in Newtonville. Opposed to the hamlet boundary expansion in
Newtonville.
WS -31
Regarding the lands northeast of Morgans Road and Highway 2. Land owner is interested in
1744856 Ontario Inc.
developing the property for a landscape yard type use.
(Fourteen Estates Limited) —
1. Supports the proposed rural designation on the property and request that the Environmental
CM Planning Inc.
Protection designation not be extended and that the area currently designated Greenspace
Development Consulting
be redesignated to the Rural designation.
(Carolyn Molinari)
2. Policy 3.4.4 states that refinements shall not require an amendment to the Official Plan,
Aug. 25, 2016
while policy 3.4.6 states that refinements will require an amendment. One is brought forward
by a conservation authority, while the other by a development application. Would like
clarification to eliminate the potential confusion during the processing of a development
application.
It
Municipality of Clarington
Attachment 1 to
Report PSD -054-16
Submission Number
Details of Submission
Name (Contact)
Date
3. Request that policy 3.4.16 be reworded to allow for the potential reduction to the minimum
vegetation protection zone if supported by an Environmental Impact Study.
4. Requests clarification of policy 13.5.6 and 13.5.7 and requests that small scale landscape
industry uses, without the restriction regarding horticulture, be added back in as a permitted
use through site specific rezoning.
5. Request that a policy be added to section 14.4 that, where a site specific study results in
refinements to the Environmental Protection designation, such refinements shall not require
and Official Plan Amendment.
WS -32
Regarding lands east side of Regional Road 18 and north of Highway 401, known as Newtonville
2408428 Ontario Inc. and
Gardens, draft plan 18T-87083.
2408406 Ontario
Support the proposed Maps Al and D3 which reflect the draft approved portion of the subject
Inc.(Fourteen Estates
property and shows the EP designation and the natural heritage system in the correct location.
Limited) —
Request clarification on policy 23.17.5 or rewording of this policy to ensure that applications that
CM Planning Inc.
have attained draft plan approval would not be affected.
Development Consulting
(Carolyn Molinari)
Aug. 25, 2016
WS -33
Regarding the Keystone Pit lands, on the south side of Regional Road 20, east of Gibbs Road and
1829963 Ontario Inc.
west of the Canadian Tire Motorsport Park.
(Fourteen Estates Limited) —
1. Support the redesignation of the property to Rural and request that an exception be added to
CM Planning Inc.
allow for the existing uses permitted through OPA no. 98 to continue as permitted uses on
Development Consulting
the subject property in addition to the uses permitted in the Rural designation.
(Carolyn Molinari)
2. Request that low intensity recreational uses be permitted in the Rural designation and
Aug. 25, 2016
further that unserviced campgrounds on private land be added as a permitted use and/or
added to the definition of low intensity recreation.
3. Request adding a policy to either the mineral aggregate resource section in chapter 3 or
chapter 15 to allow for the rezoning of aggregate extraction zoned land for an appropriate
use prior to the surrendering of the licence by Ministry of Natural Resources. Such rezoning
10
Municipality of Clarington
Attachment 1 to
Report PSD -054-16
Submission Number
Details of Submission
Name (Contact)
Date
would not affect the licenced use of a pit and would allow for the conditions imposed by
Ministry of Natural Resources for the surrendering of a licence to be met.
WS -34
Regarding lands south of Regional Road 9, on the west side of Lowery Road.
Honey Heights Development
Requests that the Environmental Protection designation be maintained as it currently exists in the
Limited (Fourteen Estates
current Official Plan.
Limited) —
CM Planning Inc.
Development Consulting
(Carolyn Molinari)
Aug. 25, 2016
WS -35
1. Opposed to proposed policy 2.2.3 which states that where there is a conflict between a
BILD (Carmina Tupe)
proposed land use and the protection of the natural heritage system, the latter will prevail.
Aug. 26, 2016
This limits the landowners as they cannot conduct studies that could demonstrate the full
potential of the land uses. Suggest the Municipality revise the policy to allow for greater
flexibility when considering proposed land uses.
2. Opposed to policy 3.4.6 which speaks to refinements to a natural heritage feature of
hydrologically sensitive feature based on information from the Province or the conservation
authority, subject to an amendment. This policy should also consider supplementary
information and studies that provide a reasonable justification for alternative environmental
features and/or buffers.
3. Opposed to policies 3.4.8, 3.4.9, 3.4.16 and Table 3-1 which does not allow development
within the minimum 15 metre vegetation protection zone. This sterilizes future development
of urban area lands. Would like clarification on how this was considered through the land
budget planning. The conservation authority is the most appropriate resource to determine
the applicable setback on a site context basis. Suggest that the policies be revised to not
include a minimum 15 metre setback for the vegetation protection zone and instead leave it
up to the discretion of the conservation authority.
4. Opposed to Table 4-2 and policy 4.3.8, specifically the gross to net hectare conversion when
calculating residential densities. Concerned that using gross hectares would result in greater
Municipality of Clarington
Attachment 1 to
Report PSD -054-16
Submission Number
Details of Submission
Name (Contact)
Date
variability in density numbers. Other municipalities in the Region continue to use net
hectares which is a more accurate, appropriate and consistent methodology.
5. In addition the floor space index targets are not achievable and would be impossible to
implement.
6. Opposed to policies 4.6.3 and 4.6.4, which states that Secondary Plans will be developed in
a sequential order that has already been predetermined by the Municipality. Does not want
development to be phased because secondary plans should not be contingent on the plans
of another landowner in another secondary plan.
7. Also opposed to the policy that states that all existing secondary plans must be updated
prior to any new secondary plans being prepared. Suggests revising the policy so that
Secondary Plans not be approved or adopted until current secondary plans are updated.
8. Opposed to the removal of the policy which stated that private funding being available to
commence and complete Secondary Plans in policy 23.13.1. Would like to see this policy
remain in order to allow for the opportunity to contribute private funds.
9. Policy 23.13.3 allows the Municipality the right to peer review any and all studies at the
applicants expense. Want clarification to what extent this policy would be applied.
10. Would like clarification on the process described in policy 23.17.8 which requires
applicants/landlords to enter into a cost sharing agreement, prior to approval of any draft
plan of subdivision and that proof be provided to the Municipality that they have met their
obligations under the cost sharing agreements prior to registering a subdivision.
WS -36
Regarding the ready mix concrete plant operated by Dufferin Concrete in Bowmanville, 44 Port
CRH Canada Group Inc.
Darlington Road. Requests that the Environmental Protection designation reflects the boundaries
Land Holdings (Katelyn
established in the zoning by-law. Supports keeping the Environmental Protection designation but it
Cummings)
should be similar to the zoning by-law mapping as it keeps a proper setback to the watercourse.
Aug. 26, 2016
WS -37
Regarding 2936 Hancock Road (southwest corner of Nash Road and Hancock Road). Planning
applications are being prepared to facilitate a residential development. The layout of the
-11-
50
Municipality of Clarington
Attachment 1 to
Report PSD -054-16
Submission Number
Name (Contact)
Date
Details of Submission
Owners of 2936 Hancock
development is being determined, but applicants are looking to propose townhouses. No
Road —
development applications have been submitted yet.
Weston Consulting (Ryan
1. The current Official Plan and the Neighbourhood Design Plan recognize the use of the
Guetter)
property for medium density. The proposed policies also allow for townhouses and limited
Aug. 26, 2016
apartments however there is no maximum density, only a limit in storeys (1-3). The plan
"limited
does not define apartments" in Table 4-2 and would like clarification if this would
include triplexes, quadruplexes and stacked townhomes.
2. Requests that the maximum storey be increased to 4 storeys instead of 3 storeys. This
would permit a greater range of typology types.
3. Recognize that it is Staff's intent to convert Neighbourhood Design Plans to a Secondary
Plan, however policy 9.4.2 of the proposed plan provides enough guidance for the
development of neighbourhoods without the need for a Secondary Plan.
4. Would like clarification on policy 18.5.3, which states that proponents developing a site
which was proposed to be used for a school, shall provide a pedestrian or trail connection to
the adjacent neighbourhood and additional land for parkland.
WS -38
Regarding 1475 Highway 2, Courtice. A land use planning application is being prepared for the
High Street Courtice Inc. —
property along the corridor. Proposing various housing types and tenures on the property including
apartment, townhouses and single detached units.
Weston Consulting (Ryan
Guetter)
1. Would like confirmation that the policies contained within the Courtice Main Street
Secondary Plan will take precedence over the general policies of the Official Plan.
Aug. 26, 2016
2. Supportive of policies 14.4.6 and 3.4.4 that provides landowners to consult with the
Municipality and conservation authority to define the appropriate limits without the need for
and Official Plan Amendment.
3. Proposed policy 14.4.7 refers to setbacks. It is unclear whether the setback is a setback for
built form or just lot lines. Request that flexibility be introduced in the policy to permit
technical studies to inform buffers and setbacks.
-12-
51
Municipality of Clarington
Attachment 1 to
Report PSD -054-16
Submission Number
Details of Submission
Name (Contact)
Date
4. The Environmental Protection designation has increased from the existing policies and does
not coincide with the proposed development limits. Also request that the drainage feature
not be shown as a watercourse and suggests it be reviewed or identified differently.
5. Table 4-2 for the Regional Corridor contemplates heights from 3-6 storeys, but also allows
for high rises of up to 12 storeys.
6. The Courtice Main Street Secondary Plan currently provides a minimum height of 6 storeys
in certain designations. Would like confirmation from the Municipality whether the minimum
heights in the Secondary Plan will be modified to reflect the proposed policies.
7. Policy 23.10 on parkland dedication and policy 23.10.5 states that valleylands, and lands
required for drainage purposes, etc. that are not suitable for development will not be
accepted as parkland dedication. Request that this policy be modified to allow the dedication
of certain lands in light of the magnitude of the land to be dedicated and or benefits to the
public as determined appropriate by the Municipality. Additional considerations could include
a trail system.
8. Section 20 should be revised to ensure that stormwater facilities be permitted in all
designations based on good engineering practices and appropriate approval authority.
WS -39
Regarding the Northglen West development area. Submission pertains to the Transportation Maps
2265719 Ontario Inc. —
and the Type C Arterial Road in the north part of the Bowmanville Urban Area. The proposed Plan
shows this Type C Arterial Road coinciding with the urban boundary and the arterial road between
Candevcon Limited (Scott
Liberty Street and Lambs Road is proposed to be deleted. An Environmental Impact Study and
Waterhouse)
Traffic Impact Analysis was conducted and has determined that the Type C Arterial Road is not
Aug. 26, 2016
required. Request that the arterial road be deleted from the proposed Transportation Maps J1 and
J3.
WS -40
Regarding the northeast corner of Bloor Street and Prestonvale Road in Courtice.
2272449 Ontario Inc. —
1. Support the proposed Map A2 which redesignates the property from Future Urban
Weston Consulting (Ryan
Residential to Urban Residential.
Guetter)
2. In support of the Regional Corridor height, density and built -form typologies. Would like
Aug. 26, 2016
confirmation that there is no limitation on townhouses, semi-detached and detached
dwellings, provided the minimum densities can be met.
-13-
52
Municipality of Clarington
Attachment 1 to
Report PSD -054-16
Submission Number
Name (Contact)
Date
Details of Submission
3. In support of the Environmental Protection designation, however would like to ensure that
the features and the associated buffers can be further refined through the completion of an
Environmental Impact Study. Supports policy 3.4.4 which states that as part of a
development application refinements can be made and do not require an Official Plan
Amendment.
4. Further supports policy 14.4.6 in that the location and extent of the Environmental Protection
area is approximate and the precise limits of these areas shall be detailed through
appropriate studies.
5. Request that the Municipality consider including a Neighbourhood Centre designation at the
intersection of Prestonvale and Bloor.
6. Request that policy 4.5.2 be revised to reflect the previous version in the 2015 Proposed
Plan.
7. Would like clarification from the Municipality that development applications could proceed on
the lands immediately after the OPA is approved.
8. Suggests that the subject property is suitable for a mixed use development that would
provide for both stand alone commercial and residential as well as mixed use formats.
9. Section 20 should be revised to ensure that stormwater facilities be permitted in all
designations based on good engineering practices and appropriate approval authority.
WS -41
Regarding lands 2334 Highway 2, (Walmart) in Bowmanville. Understands that the Municipality will
SmartREIT (Ornella Richichi)
undertake a review of the Bowmanville West Town Centre Secondary Plan once the Official Plan
Review process has been completed.
Aug. 26, 2016
1. Also regarding 185 and 245 Highway 2 (Bowmanville Mall) as part of the Bowmanville East
Town Centre. These sites are currently developed for commercial uses. The development of
residential/mixed uses may occur in the future. Request greater flexibility for a variety of built
forms in response to site constraints and market conditions. The proposed policies require a
minimum of 4 storeys which may not be able to be achieved in every instance.
-14-
53
Municipality of Clarington
Attachment 1 to
Report PSD -054-16
Submission Number
Details of Submission
Name (Contact)
Date
2. Policy 10.3.5 states that new commercial developments within an Urban Centre shall be a
minimum height of 2 storeys. These lands already have a master approved Site Plan and
request that this policy only be applicable if a minor variance or rezoning is required.
3. Request that the multi-storey requirement be replaced with policy language requiring
applicants to provide for the consideration of multi-storey developments. This suggested
revision would continue to encourage the intensification of Urban Centres while also
providing flexibility to existing developed sites so that they can transition to increased
densities in a phased approach.
WS -42
Regarding the definitions of wetlands and woodlands as it also relates to lands 1738 Bloor Street.
Preston Group (Dirk Janas)
Disagrees with the definition of wetlands and wodlands as they are both based on size and do not
take into account the ecological fetures and functions. 0.5 ha for wetlands to be included in the
Aug. 26, 2016
natural heritage system and 1.0 ha for woodlands to be included in the natural heritage system is
very small. These smaller features limit the potential for important features and functions. Suggests
that an assessment of the ecological significance through a features and functions analysis in an
Environmental Impact Study is more appropriate.
WS -43
Regarding the property located in the community of Hampton, on the north side of Taunton Road,
1559360 Ontario Limited —
east of Holt Road (5075 Holt Road). The subject site is excluded from the minor rounding out of the
Hampton Hamlet Boundary and is designated Prime Agriculture. Request that the subject site be
The Biglieri Group (Jake
changed to Hamlet. These lands are suitable for residential development and represents an
Murray)
efficient expansion to the Settlement Area. A planning rationale report will be prepared to justify the
Aug. 29, 2016
requested expansion.
WS -44
Regarding lands as the southeast corner of Lambs Road and Concession Street East. Wants to
Medallion Development. —
ensure the appropriate future development of the subject property and that the policies and
provisions of the Official Plan are appropriate. Will be providing further comments.
Weston Consulting (Ryan
Guetter)
Aug. 30, 2016
-15-
54
Municipality of Clarington
Attachment 1 to
Report PSD -054-16
Submission Number
Details of Submission
Name (Contact)
Date
WS -45
Regarding lands east of Bennett Road, south of Highway 401 and north of the CN railway. A
Rice Development Corp./
private Regional Official Plan Amendment application was submitted in 2002 to expand the urban
Ridge Pine Park Inc. —
boundary of Newcastle in order to develop the next phase of the Wilmot Creek Lifestyle
Community. In 2003 a corresponding Clarington Official Plan Amendment application was
Borden Lander Gervais
submitted. The application was put on hold to allow the processing and approval of the private
(Stephen Waque)
ROPA. The application was deemed complete in December 2014. The application was further put
Sept. 2, 2016
on hold due to the Region's Official Plan Review and the Province's Growth Plan. On June 29,
2016 the applicant appealed their development application to the Ontario Municipal Board on the
basis of Council's failure to make a decision on the application within the timeframe set out in the
Planning Act. A pre -hearing is scheduled in October 2016. Would like to ensure that nothing in the
draft OPA 107 precludes the continued independent processing of the development application and
the concept plan may be revised.
WS -46
Regarding lands just outside the Courtice Urban Boundary, northeast corner of Nash Road and
Nash Road Developments
Hancock Road. The subject lands have been designated Prime Agricultural and Protected
Inc. —
Countryside in the proposed OPA 107. The lands are adjacent to the new Highway 418 which is
under construction. The lands are also within the Greenbelt Area. removing the lands from the
Borden Lander Gervais
Greenbelt Area was a continued request since 2003. The Greenbelt is now under review and it
(Stephen Waque)
would be premature to finalize the Greenbelt Boundaries, particularly as it relates to the subject
Sept. 2, 2016
property, in the OPA 107. Applicant is requesting that a special notation be placed on the OPA 107
maps with respect to the subject lands stating that the Greenbelt Boundary is under review and
subject to modification.
Agencies & Committees
WS -47
Supportive of the policy recommendations that were included in the Draft Official Plan 2016, but
Infrastructure Ontario and
recommend the remaining changes be made as well. Requested policy changes mainly for wording
Hydro One Networks Inc.
changes related to utility corridors.
(Tate Kelly)
June 17, 2016
WS -48
Requesting a number of policies be added to the Official Plan which address proximity of sensitive
CN Rail (Helene Fleisher)
uses to the rail facilities, noise studies, vibration studies, safety measures, berms, etc.
-16-
55
Municipality of Clarington
Attachment 1 to
Report PSD -054-16
Submission Number
Details of Submission
Name (Contact)
Date
July 13, 2016
WS -49
Supportive of the policies in the proposed Plan. Suggested revisions include:
Central Lakes Ontario
1. Add watercourses instead of intermittent & permanent streams to the definition of
Conservation Authority
Hydrologically Sensitive Features.
(Stefanie Penney)
2. Recommend using one term, either Natural Heritage Evaluation or Environmental Impact
Aug. 26, 2016
Study as they both provide the same information.
3. Policy 3.4.34 consider strengthening the policy as suggested.
4. Add clarity that noise, traffic and dust are subject to other Municipal by-laws.
5. 3.7.9 d) suggest revising policy to `approval from the applicable CA has been obtained for
the proposed works" as 3.7.9 a) requires it to be located outside the floodplain and there
may be other hazards associated with slope stability along the shoreline that would need to
be addressed.
6. 3.7.9 suggest adding that the structure is not located within the stable slope hazard to be
consistent with CLOCA policies.
7. Add a bullet point to 17.5.2 to ensure stormwater management manage quantity, quality and
ensure erosion rates in receiving systems are not increased.
WS -50
Regarding all agricultural lands within the Municipality. Committee is pleased with Staff's efforts to
Agricultural Advisory
take into consideration the Committee's comments throughout the Official Plan Review process,
"whitebelt"
Committee (Brenda Metcalf)
especially the protection of the area.
Aug. 29, 2016
1. Support policy 13.3.6 which supports the expansion of the Greenbelt Plan Area to provide
the long term protection of prime agricultural lands.
2. Mapping is of some concern. Committee supports the protection of the environmental
features and floodplains but does not support the outright prohibition of buildings in the
Environmental Protection areas, which is contrary to farming practices.
3. Supports the land uses proposed in the Plan for the Countryside Areas, which more closely
reflect the Province's direction.
-17-
56
Municipality of Clarington
Attachment 1 to
Report PSD -054-16
Submission Number
Details of Submission
Name (Contact)
Date
4. Supports the rounding out of hamlets and the elimination of the Country Residential
Subdivisions and farm retirement lots.
5. Concerned with farm help accommodations only being temporary. Does not allow for good
quality living conditions. Would prefer to see a permanent dwelling be permitted which would
not be severable.
6. Support policies related to major recreational uses, landscape industries, and agri-tourism
uses subject to a site specific rezoning in the Rural Area designation.
7. Support the Growth Management policies and phasing which will allow for further protection
of the agricultural lands.
WS -51
Support the policies in the proposed Official Plan.
Clarington Board of Trade
1. Emphasizes that the policies will align Clarington's vision with the development market and it
Aug. 30, 2016
will also eliminate cost and time for the development process since the zoning will be
updated to implement the policies.
2. Support Section 17, specifically the four Special Study Areas, including the Courtice
Employment Area since this will drive employment growth.
WS -52
Has concerns with the proposed Environmental Protection designation on three areas of the OPG's
Ontario Power Generation
Darlington Nuclear site. The proposed policies under this designation would not allow for
(Ray Davies)
development. If the New Nuclear at Darlington project were to proceed, as described in the
Environmental Assessment, the project would require the leveling of the bluffs along the shoreline
Sept. 6, 2016
in the proposed Environmental Protection designation. In order to get a license to excavate, criteria
and conditions must be fulfilled to satisfy the Canadian Nuclear Safety Commission before permits
are approved. The Environmental Protection designation for this site would appear unnecessary
and may cause uncertainty with respect to current permissions for the New Nuclear at Darlington
project. Request that the Environmental Protection designation along the Darlington site shoreline
be removed from Map Al.
The proposed trail route on Map K through the Darlington Nuclear site does not align with the
Province's Waterfront Trail. OPG have been working with Clarington Staff on the preparation of a
new license agreement that is consistent with the Waterfront Trail route. The route has been
-18-
57
Municipality of Clarington
Attachment 1 to
Report PSD -054-16
Submission Number
Details of Submission
Name (Contact)
Date
recently paved from Crago Road in the west to the east side of Holt Road as part of the
realignment of Energy Drive. Request that Map K be revised to reflect the waterfront trail route.
-19-
58
Clarftwn
Planning Services
Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: Planning and Development Committee
Date of Meeting: September 12, 2016
Report Number: PSD -055-16 Resolution:
File Number: PLN 17.1.10 By-law Number:
Report Subject: Tree Protection and Planning Applications in Urban Areas
Recommendations:
1. That Report PSD -055-16 be received; and
2. That all interested parties listed in Report PSD -055-16 and any delegations be advised of
Council's decision.
59
Municipality of Clarington
Report PSD -055-16
Report Overview
Page 2
Council received CLD -013-16 a report on Regulation of Tree Preservation in Clarington. This
report outlines how tree preservation on private property in urban areas is addressed as part of
Planning Applications. Council has already directed staff to include funding for an urban forest
strategy in the 2017 budget, there are protocols that should be addressed as part of the urban
forest strategy study. In addition an evaluation of the necessary resources to implement an
urban forest strategy should be outlined and also what resources would be necessary if it were
to include individual trees on private property.
1. Background
Resolution #PD -116-16 directed staff to provide a report in September, 2016 as to how
Clarington can preserve individual trees that are not part of a woodlot during a planning
application process.
1.1. Regulation of Tree Preservation in Clarington
Report CLD -013-16 outlined the way in which tree protection is addressed by the various
layers of legislation and regulations for the rural and urban areas of Clarington. Tree
preservation is addressed for the most part by policies in the Official Plan regarding the
natural heritage system and enforcement is carried out through a combination of the
Ministry of Natural Resources (e.g. for wetlands), the Conservation Authorities (e.g. in
valleylands), by the Durham Region Tree By-law (for woodlots larger than 1 hectare) and
Clarington's Tree By-law (for woodlots between 1 hectare and 0.2 hectares).
These various policies and enforcement tools are to protect the natural heritage system
where the municipality has authority to do so. Projects proceeding under Environmental
Assessments such as Highway 407 and 418, the widening of Highway 401, the
Clarington Hydro Transformer, Darlington Nuclear Refurbishment and the Port Granby
Project are proceeding under their approvals from the Ministry of Environment and
Climate Change.
For areas smaller than 0.2 ha tree protection may be carried out as part of the applicable
Planning Act applications. Individual trees are not regulated or protected on either public
or private lands.
1.2. Infrastructure Projects by the Region and Clarington
Capital projects initiated by the Region or Clarington for items such as road relocation or
widening, sanitary and water main projects are carried out in conformity with the
Environmental Assessment Act and are not planning applications. Engineering Services
advises that every effort is made to preserve and/or minimize damage to existing trees.
Further, where impact to trees is unavoidable mitigation and compensation plans should
be developed to ensure and equal or improved tree canopy is present in the future.
Municipality of Clarington
Report PSD -055-16
1.3. Urban Forest Strategy
Page 3
An urban forest strategy is a plan that is intended to provide direction on the protection,
maintenance and enhancement of the urban tree canopy. It considers all trees within an
urban area, including trees in private yards, street trees, parks, greenspaces and
woodlands. As part of CLD -013-16 recommendations, funding for an urban forest
strategy is to be included in the 2017 budget for Council's consideration. To carry out the
urban forest strategy the inventory of street trees (noted below) will need to be updated
and expanded to include parks, greenspaces and woodlands in municipal ownership.
1.4. Street Trees and Trees on Public Property
An inventory of street trees on boulevards in urban areas and hamlets was completed in
2012 at which time there were 17,913 trees; 2,466 of which were ash. Information that
was collected included; location (includes both street number and name, and GPS co-
ordinates), species, size (diameter at breast height), condition, and comments (such as
maintenance need and priority, proximity to utility lines, traffic signals and signs, insect
and disease problems).
For trees on public property including street trees the analysis of when a tree should be
removed or retained is carried out as part of the Operations and Engineering Services
Department mandates. Some highly urbanized municipalities have municipal policies
and procedures for tree removal and replacement which relate to street trees, parks and
open space areas that are publicly owned; typically they also include ways of obtaining
compensation for damage to trees on public property (e.g. insurance claims for car
accidents).
1.5. Trees on Private Property
With regard to individual trees, some highly urban municipalities have tree by-laws that
protect individual trees and some municipalities have designated heritage trees.
Clarington has some trees noted as part of the heritage conservation district; however
individual heritage tree designation has not occurred. Clarington does not have individual
tree protection as part of the Tree By-law.
To carry out individual tree protection on private lands can be onerous. It would require
additional staff resources trained in the appropriate areas to inspect, arbitrate, issue tree
cutting permits and provide enforcement as appropriate. As part of the urban forest
strategy, a Study Phase could be added to determine if the Municipality wishes to be
involved with private trees in urban areas and what the impact on staffing resources
would be; this would be a new service delivery area for the Municipality.
61
Municipality of Clarington
Report PSD -055-16
2. Planning Act Applications
Page 4
Clarington has strong policies in our Official Plan to protect and enhance the natural
heritage system and its ecological integrity. The 1996 Official Plan set a new standard for
the protection of natural heritage features in Southern Ontario. The proposed Official
Plan policies continue to protect Clarington's natural heritage system from incompatible
development. While only minor policy modifications are recommended, the supporting
mapping that accompanies the policies is now of a much improved standard and has
been developed in co-ordination with the Conservation Authorities using the most recent
aerial photography.
2.1. Subdivision, Rezoning and Site Plan
For projects proceeding through Subdivision and Site Plan Planning approval includes a
rigorous process for the determination of natural heritage area protection and tree
preservation. An applicant attends a pre -consultation meeting where the need for various
studies including Environmental Impact Studies (EIS), are set out.
Environmental Impact Studies are a requirement used for all types of development
applications where the natural heritage system may be impacted. The natural heritage
system includes wetlands, woodlands, valleylands, and the Natural Core and Linkage
areas of the Oak Ridges Moraine (as set out in the Official Plan). A tree preservation
plan, is often a requirement as part of an EIS for a complete application. Tree
preservation plans are a standard requirement of draft subdivision approval; these plans
are submitted and approved by the Director of Engineering Services.
Approvals for Planning Act applications include requirements that address municipal
standards. For new development there are standard requirements for the planting of
street trees (on the public right of way) and also requirements of landscaping of the
private realm. For residential lots the developer is required to provide a tree to each
residential lot, commercial development are to generally follow the landscape guidelines
which have a ratio of trees and shrubs to landscape area. Once approved, trees are
plants as part of the landscaping at the end of the process.
2.2. Land Division (Severances)
Land division applications (severances) are handled by Durham Region. Clarington
provides comments to the Regional Land Division Committee which are typically
addressed as conditions of approval. The comments provided by Clarington typically
address grading, storm drainage, utility relocation, access points and municipal
requirements (including street trees), fees, permits, damage deposits, etc. Tree
preservation plans may be required as a condition of severance. However, once the
conditions are fulfilled and the severance obtained there is no obligation for the lot owner
to continue to retain the trees on private property, particularly if they would impede
construction of a new home, accessory building or pool.
62
Municipality of Clarington
Report PSD -055-16
Page 5
The tree removals that prompted this report have been written up as case studies
(Attachment 1) and will be included in the urban forest strategy terms of reference, such
that recommendations for process enhancements and additional implementation
measures can be addressed as part of the consulting assignment, including the costing of
providing this enhanced level of service delivery.
2.3. Committee of Adjustment (Minor Variance)
Minor Variances are Committee of Adjustment Applications, which are adjudicated by the
Committee based on the recommendations from staff and the 4 tests set out in the
Planning Act. The four tests are:
• Is the application minor in nature?
• Is it appropriate and desirable development for the area?
• Is it in keeping with the purpose and intent of the Zoning By-law?
• Is it in keeping with the purpose and intent of the Official Plan?
Again, the impact on trees is addressed during the granting of the minor variance;
although this is not typically a consideration for a minor variance from a zoning regulation;
however; a variance is granted there is no obligation for the private property owner to
continue to retain individual trees on private property and no enforcement mechanism.
2.4. Building Permits
Building permits for a dwelling, an addition and accessory buildings are submitted to the
Building Division, they are reviewed by Planning Services for compliance with zoning,
and Engineering Services reviews grading plans for new dwellings in urban areas. To
date comments have not be included about tree preservation on private property when a
new dwelling, an addition, accessory building or pool is proposed unless the trees being
removed are part of a natural heritage feature. Planning Services or Engineering
Services staff could provide comments while processing permits, however, this will
require development of staff expertise (in tree types, longevity, characteristics) and
additional time. It could delay timely permit issuance. Also there is no applicable law that
requires the retention of individual trees on private property.
3. Comments
3.1. Compliance and Enforcement
While comments on the various types of applications can be made (although in some
situations it would be an additional step) and agreements provide for tree preservation,
there is also the practicality about what can be preserved as part of an overall
development during construction. The grading of a site greatly affects whether a tree can
be protected and also its likelihood of survival. Grading plans for the various planning
applications are reviewed and approved by Engineering Services who are concerned with
tree preservation but also with the functioning of the storm water management system
and other operational aspects.
63
Municipality of Clarington
Report PSD -055-16
Page 6
Should Council wish to implement a Tree Preservation By-law for individual trees, it
would apply to planning applications and every property in Clarington. Currently
Municipal Law Enforcement does not have the staff resources to issue tree cutting
permits or carryout the necessary enforcement if an individual does not adhere to the by-
law. This will have to be evaluated as part of the urban forest strategy and costing for the
necessary expertise, staff and resources determined as part of the study.
3.2. Communication and Public Engagement
A number of departments are involved in how trees are addressed on public and private
property. A co-ordinated response to requests for tree removal is necessary to avoid
confusion and contradictory recommendations. Having a corporate communications
protocol for tree removal will provide better customer service.
3.3. Infill
As the Municipality works to manage growth and increase the density within urban areas
there will be additional infill projects. Infill projects by their nature can require the removal
of existing hedges or trees often located along an existing property line on larger side or
rear yards and when properties are being combined to provide a larger building site.
3.4. Climate Change
Clarington has already experienced the rapid changes to tree canopy that can occur due
to the invasion of new pests such as the Emerald Ash Borer. The ice storm of 2015
significantly impacted trees and required removal of dangerous and damaged trees. Botl-
of these issues have a relationship to globalization and climate change. The transport of
goods around the world encourages the movement of pests with them. Greater intensity
weather events such as ice storms, flash rainstorms, micro -bursts and fluctuating
temperatures impact woodlands.
Healthy woodlands play an important role in climate resilience, and economic,
environmental, social and public health benefits. There is no doubt that there is a
relationship between woodlot clearing and ecological function and thus climate change.
Protection of individual trees could be a way to take action on climate change adaptation
and mitigation; however, the question to be answered is whether individual tree protection
on private property would be an effective use of municipal resources given the resources
necessary to do so?
4. Concurrence
This report has been reviewed by Director of Engineering Services, Director of
Operations and Municipal Clerk who concur with the conclusions.
•
Municipality of Clarington
Report PSD -055-16
5. Conclusion
Page 7
Communication between the various departments with responsibility for trees (e.g.
Clerk's for enforcement, Operations for cutting, clearing and construction, Engineering for
capital construction projects and Planning for Planning Act applications should be
improved so that when properties with development applications are being processed;
requirements are clearly understood by all Departments. The development of a cross -
departmental communications protocol would be an initial step in the urban forest
strategy.
Operations, Engineering and Municipal Law Enforcement should develop clear protocols
of when trees on public property can be removed, replacement and compensation
requirements. This protocol can be included as an initial phase in the urban forest
strategy.
That the urban forest strategy, which is to be included in the 2017 budget for Council's
consideration, include phases and options for:
i) a cross -departmental communications protocol;
ii) a protocol for removal/replacement of trees on public property; and
iii) an evaluation of the necessary resources (staff, expertise, etc.) required to include
the protection of individual trees on private property.
6. Strategic Plan Application
This report should be viewed through different lenses in relationship to the Strategic Plan,
specifically Section 1.3 process improvement, Section 2.1 communication and good value
for the tax dollar and 3.5 growth management to maintain "small town" feel and Sections.
Submitted by:
David J. Crome, MCIP, RPP
Director of Planning Services
Reviewed by: <` ( � IIL t
Franklin Wu,
Chief Administrative Officer
Staff Contact: Faye Langmaid, Manager of Special Projects, 905-623-3379 ext. 2407 or
flangmaid .clarington.net
Attachment 1 — Case Studies
DJC/FL/tg
65
Municipality of Clarington
Tree Removal Case Studies
2770 and 2766 Prestonvale, LD 2015-087
Attachment 1 to
Report PSD -055-16
The applicant proposed to sever an existing 1,010 square metre residential parcel located at
2770 Prestonvale Road in Courtice to create two separate parcels to allow for each lot to be
developed as a semi-detached/link dwelling. The existing single detached dwelling and
accessory building were demolished (see Figure 1).
C2.
-, U } loft'.
Demolished
-fit
iLU'
' Severence J _
'u R,
y � � til P►{ .�,,
-- .. _ 0*
ROQERT ADp�B OR ~L 464
�D zoie-os�
Figure 1 - 2015 Aerial of 2770 Prestonvale, existing single family home
The Municipality provided comments to Land Division Committee for their August 17, 2015
meeting. The Municipal comments included conditions which were fulfilled to obtain the
severance as of June 3, 2016. The conditions included the planting of a street tree (on public
property), grading and drainage to the satisfaction of the Director of Engineering Services.
There were two trees in the private front yard of the existing single family home, due to the
new construction, grading and drainage, these trees were removed.
. •
Attachment 1 to PSD -055-16 Page 2
Conditions could have been put in place during the land division to require that a tree
preservation plan be prepared and guarantees put in place; however, once land division
conditions are complied with there is no longer term mechanism to ensure that the trees on
private property remain, also, the new building and grading conditions may affect the ability of
whether the tree will survive.
85-87 Townline Road, LD 2015-0027 and ZBA 2015-0007
The applicant proposed to create two urban residential lots on the Townline frontage, to allow
for each lot to be developed as a tri-plex building. The rear lands were dedicated to the
Municipality as environmental protection lands (part of the valley lands for Harmony Creek).
The existing single detached dwelling and accessory building were demolished (Figure 2).
vw-
1 I
1 1
I � 1
V`OLe HALL RD
Figure 2 - 2015 Aerial of 85 Townline Road North, existing single family home
67
Attachment 1 to PSD -055-16 Page 3
The Municipality provided comments to Land Division Committee for their February 23, 2015
meeting. The land division was tabled until the required zoning of the rear lands was
processed. The land division conditions included the requirement for a tree preservation plan,
which is how the area of the dedication was determined. In this case, of the remaining trees
are mostly at the edges of the property; however 4 of them required removal, 3 because of
disease and the 4t" because of a conflict with a future driveway.
The policies of the Official Plan regarding natural heritage systems required that an
Environmental Impact Study be carried out and rezoning for environmental protection lands.
It was the presence of a natural heritage feature (valleylands, woodlot) that triggered the
requirement for a tree preservation plan. The land division conditions and rezoning required
the rear portion of the property has been dedicated to the Municipality.
Attachment 1 to PSD -055-16 Page 4
1608 Nash Road LD2015-068 and -069
The applicant proposed to create two additional urban residential lots on the Nash Road
frontage and retain the existing house. The rear lands were dedicated to the Municipality as
environmental protection lands (part of the valley lands for Harmony Creek). (Figure 3).
Figure 3 - 2015 Aerial of 1608 Nash Road, existing single family home
The Municipality provided comments to Land Division Committee for their April 18, 2016
meeting. The land division conditions included the requirement for a tree preservation plan,
floodline analysis report, lands and restoration plan and grading plan. The rear portion of the
lands were dedicated to the Municipality after an area had been cleared and regrading to
provide for adequate flood storage. The Floodline Analysis, grading, landscape and
restoration plan were approved by Engineering Services and the Conservation Authority.
There are numerous trees on this property and it is adjacent to the Harmony valleylands. The
policies of the Official regarding natural heritage systems required that an Environmental
Impact Study be carried out. However, to obtain the necessary lot area for the homes tree
clearing and regrading was carried out to remove private lot area from the floodplain. The rear
portion of the property was dedicated to the Municipality, after the works were completed as a
requirement of the land division.
!.-
If this information is required in an alternate accessible format, please contact the Municipal
Clerk at 905-623-3379 ext. 2102.
Report To: Council
Date of Meeting: July 4, 2016
Report Number:
File Number:
Report Subject:
PSD -053-16
PLN 26.14.1
Resolution:
By-law Number:
Update on Rotosonic Borehole at Clarington Transformer Station —
Request to Alter Location
Recommendations:
1
2
That Report PSD -053-16 be received; and
That all interested parties listed in Report PSD -053-16 and any delegations be advised of
Council's decision.
70
Municipality of Clarington
Report PSD -053-16 Page 2
Report Overview
Council approved $25,000 funding towards a rotosonic proposal by G360 Group to
complement and add to the scientific knowledge gained from the existing deep geologic
hole drilled in late 2014. The deep geologic hole was drilled by Hydro One as required
by the road use agreement with Clarington. A major objective of the rotosonic proposal
was to continue the well monitoring by Hydro One (once they are done) and establish a
long-term monitoring site for the Oak Ridges Moraine Groundwater Program.
On June 22, 2016 a request to relocate the rotosonic borehole to alternate locations
was received. Planning and Development Committee referred the communication to
staff for a report.
1. Background
1.1 Clarington Council and staff have been very involved with the proposed Clarington
Hydro Transformer since March of 2012. Involvement has included public
information meetings, the Environmental Study Report review, attendance at the
Community Liaison Committee meetings and numerous discussions.
1.2 To address ongoing concerns from community members and residents, Hydro
One proposed and Clarington accepted funding for peer review of the Surface and
Groundwater monitoring program. The peer review consultant, Mr. Steven Usher
of SLR Consulting (Canada) Ltd. was retained in accordance with the Purchasing
By-law and has been working with the residents, staff and Hydro One consultants
since October 2014.
1.3 Another major development was the deep monitoring well required by the road use
agreement which was drilled to bedrock (below the Thorncliffe Aquifer) in
December 2014. The hydrogeologists (CLOCA, G360 Group, Stantec, SLR) jointly
agreed that the MW5-14 site on Hydro One property was the most relevant
location for this deep geologic hole and monitoring well. The MW5-14 site already
has monitors at 4 metres, 7 metres and 40 metres; the deep borehole monitor at
112 metres and another monitor at 52 metres were a result of drilling the deep
borehole. This provides multi-level monitoring (that is, a nested cluster of
boreholes and monitors).
1.4 In the April 2, 2015 proposal (Attachment 1) from G360 Group requested that a
rotosonic borehole be located at the MW5-14 site, instrumented with a Multi Level
System (MLS). Since that time all parties have been working towards finalizing the
legal agreements and making the detail arrangements to meet the requirements
for the rotosonic drilling and MLS installation. The CLOCA Board has approved
the necessary legal agreements and Hydro One is in the final stages of executing
these agreements. The agreements provide for the rotosonic drilling and the long-
term monitoring of the deep geologic hole and MLS by CLOCA for the
71
Municipality of Clarington
Report PSD -053-16 Paae 3
advancement of scientific knowledge of the Oak Ridge Moraine and its
hydrogeology.
1.5 On June 22, 2016, Drs. Cherry and Parker (Attachment 2) requested that alternate
locations on private property be considered for the rotosonic hole. This request
appears to have resulted from the amount of time that has passed, concern that
the Masters students involved will have to pay for an additional semester and lack
of a firm date for drilling.
1.6 Members of the Enniskillen Environmental Association (EEA) appeared at
Committee on June 27th requesting that Townline Road also be considered as a
potential location. Committee referred the communication to staff for a report at
the July 4, 2016 Council meeting.
2. Rotosonic Proposal
2.1 G360 Group from the University of Guelph and other participating hydrogeologists
proposed a multilevel monitoring well (the MLS) installed in a borehole drilled by
rotosonic methods at MW5-14. It would have state of art multi-level monitoring
equipment. It would be drilled using a different methodology than the deep
borehole providing additional scientific data. Dr. Rick Gerber of the Oak Ridges
Moraine Groundwater Program was the designated liaison between G360 and
Hydro One; as an employee of Central Lake Ontario Conservation Authority he
has also had carriage of the legal agreement which received Board approval in
May, 2016.
2.2 Hydro One has accepted the proposal for the rotosonic borehole and multilevel
installation and is working diligently to ensure that all the necessary arrangements
are in place to realize this goal. The legal agreement with Hydro One for the long
term care, maintenance, and monitoring is in the final stages. Hydro One has
retained the responsibility to decommission of the multilevel deep well when
required. The proposal is to maintain these piezometers for the long term so that
as much scientific data as possible is obtained. As noted in the proposal "Also
given that groundwater trends can take long periods of time to develop (e.g.
decades) a longer monitoring data set is preferable".
2.3 The Rotosonic hole provides an opportunity to use the rotosonic drilling
methodology to obtain undisturbed soil samples that are unaffected by drilling
fluids. Of equal importance, it allows the installation of the multi-level monitoring
device that can be used to test water pressures and water quality at many more
intervals per borehole than the conventional technology used by Hydro One and
G360 at the existing deep geologic hole.
2.4 Clarington's objectives in supporting the rotosonic where:
Provide a detailed assessment of the aquitard in proximity to the Hydro One
site (that is, in the direction of groundwater flow) to ensure it performs as
72
Municipality of Clarington
Report PSD -053-16
predicted by the existing studies. This includes water levels and water
quality.
• Provide an opportunity for longer term monitoring, exceeding the 5 year
mandate of Hydro One.
• Provide an opportunity for long term research of the Newmarket Till aquitard,
which protects deeper wells in the area, through the Oak Ridges Moraine
Coalition study group.
• Provide insight to the continued safety of the private wells in the area to
unanticipated effects from the Transformer Station.
2.5 CLOCA objectives in supporting the rotosonic in addition to those outlined above
is:
understanding the hydraulic and geochemical performance of the geologic
deposits associated with the Oak Ridges Moraine.
3. Borehole Locations
3.1 MW5-14 Location (Beside Existing Deep Hole)
The drilling of the deep hole was completed in December 2014 down into bedrock.
The work was supervised by Stantec on Hydro One property with Group 360 (Dr.
Emmanuelle Arnaud and 4 students), Dr. Rick Gerber from the Oak Ridges
Moraine Groundwater Coalition (composed of the Regions and Conservation
Authorities) and the Municipality's peer review consultant, Steve Usher of SLR
participating.
The rotosonic hole would be drilled on the Hydro One property as set out in the
proposal. The legal agreement necessary is in the final stages and has been
approved by the CLOCA Board. Because of the Hydro One construction activities
on site, the specific location adjacent to MW5-14 will not be available until
September.
The preferred location by G360, Dr. Gerber and our Peer Review consultant
(Steve Usher of SLR) is the existing MW5-14 monitoring location for various
reasons including scientific, long term access and the established working
relationship.
3.2 Townline Location(s)
The second choice would be the Townline Road right of way. Depending on the
specific location selected (it should be downgradient of the site, on the east side of
the creek), the costs should be similar to the MW5-14 site for the rotosonic drilling.
Having two holes in separate locations, MW5-14 (deep hole) and Townline
(rotosonic) would actually be of great benefit doubling the information, scientifically.
However, it should be pointed out that the three locations shown by
73
Municipality of Clarington
Report PSD -053-16 Page 5
Figure 1: Alternate Locations
74
Municipality of Clarington
Report PSD -053-16
G360 are not downgradient of the site, contrary to the original objective (first bullet
in section 2.4 above).
Providing access to the site is a challenge. From the north along the road right-of-
way would require clearing. The Operations Department commented on June 24th
that to clear the road right-of-way a contractor would have to be used and they
would not guarantee it would be completed by July 4th. Townline Road is a
boundary road and partially owned by the City of Oshawa. Any agreement with
G360 to establish the borehole on the road right-of-way would require Oshawa's
agreement. Portions of the unopened right-of-way are under the Conservation
Authority regulation and an alteration permit would be necessary.
Two potential locations of the borehole have now been submitted by G360 with the
third southerly location shown on Figure 1 as the previously considered location.
Documentation required of G360 would be proof of WSIB clearance (for the driller
and researchers), liability insurance and safety protocols required by the Ministry
of Labour.
The drilling contractor and researchers would be working on municipal land it
would be prudent have a road use agreement in place with G360 or at a minimum
the typical requirements for any contractor on municipal land.
G360 and members of the EEA were attempting to secure access via an adjacent
property owner to avoid clearing the ROW.
3.3 Private Property Location
There are pros and cons to the private property location off of Langmaid Road. It
is not downgradient of the site and lies in a different subwatershed. Additional
drilling cost may be added because of the higher location on the hill. There could
be benefits if this second data -point were further north. To the north there is more
of a chance to actually intersect Halton Till and the Mackinaw aquifer and prove
the groundwater divide more definitively.
It is our understanding from G360 that they have used private drilling sites in the
past and have a prototype agreement (5 year) they would enter into with the
property owner. We are assuming the logistics surrounding the drill rig access
route to the site will be addressed. Hydro One have indicated permission to cross
their property has not been sought or granted.
Given that municipal funds are being allocated to this work it would be prudent of
the Municipality to ensure that long-term access is addressed through an
easement or other legal mechanism and that the participants (e.g. drilling
contractor and G360) have WSIB clearance, proof of insurance, a specific work
plan and deliverables for Clarington Council.
75
Municipality of Clarington
Report PSD -053-16 Page 7
For the Oak Ridges Moraine Groundwater Program to have long-term access to
the site there would have to be an agreement reached with the private property
owner. At this point in time CLOCA staff have indicated that they could not
comment or commit to any involvement until they have more details regarding the
proposal. Any legal agreement with CLOCA would require approval of the Board
and would not happen until the fall at the earliest.
3.4 For Council to alter the site location and where the funding is being allocated, a
resolution rescinding Resolution #C-136-15 (Attachment 3) would be required.
4. Comments
4.1 The request to relocate the rotosonic borehole came from the University
researchers and EEA based on the Master's students being forced to extend their
theses timeline by at least a semester. While unfortunate, it is not unusual for
Master's students to take longer than the minimum timeframe to accomplish their
work. Also there was no commitment or guarantee of timing, rather it was
understood that the rotosonic drilling had to work within the schedule of the other
construction activities on site.
4.2 Shifting the location of the rotosonic borehole away from the MW5-14 site could
have scientific benefit for some of the outstanding questions about the mackinaw
aquifer and sand lenses that may occur in the area; however, it depends on the
site selected whether these objectives will be met. To date, no details of the exact
location on Townline Road or the access arrangements for the private property
have been provided.
4.3 Hydro One has proven through the collaborative work on the deep geologic hole to
be a very good partner with a very capable project manager. Moving the rotosonic
drilling off-site undermines this partnership and jeopardizes the long-term
monitoring agreement for the deep geologic hole and remainder of the monitoring
wells on the site.
4.4 The primary objective of establishing a long-term monitoring site (beyond 2019) as
outlined in the proposal by G360 may not be realized by the shifting to an alternate
site, it creates uncertainty with regard to long-term land ownership and monitoring
activities.
4.5 It has been indicated in writing by Hydro One to G360 and partner agencies that:
"Hydro One is committed to the agreements with CLOCA and at this point in time
our best possible timeframe for the execution of the rotosonic well drilling is
September 2016. This timing is due to our construction constraints in the MW5
area on the site. Over the next couple weeks Hydro One will confirm the drilling
start date and if there can be an improvement in the timing this information will be
communicated immediately".
76
Municipality of Clarington
Report PSD -053-16 Page 8
5. Concurrence
Not applicable.
6. Strategic Plan Application
Not applicable.
Submitted by: ®�i�� Reviewed
David J. Crome, MCIP, RPP Franklin Wu,
Director of Planning Services Chief Administrative Officer
Staff Contact: Faye Langmaid, Manager of Special Projects, 905-623-3379 ext. 2407 or
flangmaid(a)clarington.net
Attachments:
Attachment 1 — Proposal dated April 2, 2015 from Group 360
Attachment 2 — Letter dated June 22, 2016 from Group 360
Attachment 3 — Resolution #C-136-15
The following is a list of the interested parties to be notified of Council's decision:
Brad Bowness, Hydro One
Clint Cole, Enniskillen Environmental Association
Drs. John Cherry and Beth Parker, Group 360, University of Guelph
Dr. Rick Gerber, YPDT-CAMC
Steven Usher, SLR Consulting (Canada) Ltd
DJC/FL/df
77
Attachment 1 to
Municipality of Clarington Report PSD -053-16
Hydrogeological Assessment of the South
Slope of the oak Ridges Moraine, Clarington,
Ontario
(Hydro One Clarington Transformer Station - MW5-14)
Proposal
April 02, 2015
StUdv Team
University of Guelph, G360
Beth Parker, PhD - Director, G360 Centre for Applied Groundwater Research
John Cherry, PhD, P.Eng - Associate Director, G360 Centre for Applied Groundwater
Research;
- Director, University Consortium for Field -Focused
Groundwater Contamination Research
Emmanuelle Amaud, PhD
Jana Levison, PhD, EIT
Tara Harvey, Graduate Student
McMaster University
James Smith, PhD
Sidney Duggan, Graduate Student
Kelly Whelan, Graduate Student
Central take Ontario Coiiservation Atithority
Richard Gerber, Phl), P.Geo. (Oak Ridges Moraine Groundwater Program YPDT-CAMC)
T7
Proposal: betoiled Hydrogeologicial Assessment, Oak Ridge-, Moraine, Clarington, Ontario
Igumammmmavm
1. INTRODUCTION ............................................................................ 32
't.1 Background ................................ _ ........... ........ ............... .......
___.
3
1. 2 Current Status _... . . ................... ***""'''' .......... * ......
'11.3 Proposed Long -Term, Monitoring ..........................................................................
8
'11.4 Next Steps ................................ ....... ........... ...... .................. ...... ................... I ..........
. 8
2. TASKS, METHODOLOGY & REPORTING .................................10
-
2.1 Infrastructure: Rotosonic and modular multi-level system... .... ........................
10
2.2 Site Access ......... __ ......... ...................... ...... __ .................
11
2.3 Reporting Structure ..... __ ....................... ........ _ ....................... ................................
. 12
3. DELIVERABLES ..........................................................................
12
3.1 Short -Term — Years 1-5 ......................... ......... _ .................................. ..................
_
12
3.2 Long -Term Monitoring (after 5 years; >2019) . ........................ __ ..........................
.....
13
4. FINANCIAL, LEGAL & SCHEDULE ....:.......................................13
5. SUMMARY ...................................................................................
14
6. REFERENCES.............................................................................
16
APPENDIX A: Rotosonic Borehole Quote ....................................17
APPENDIX B: Reference Letters ...................................................18
LIST OF FIGURES
Figure 1: Hydro One Clariington Transformer station location with approximate project area
shown as black line (Image- Google Earth) ...... ............. ................ ............. _ ... ....... 3
Figure 2: Project site plan (Figure from Stantec, 2014)_......................................................... 6
Figure 3: Piezometers installed at Hydro One Clarington transformer station, Site W5-14.. 7
Figure 4: Proposed interaction and informationidata sharing structure . ...... ........................ 12
79
Proposal- Detailed Hydrogeological Assessment, Oak Ridges Moraine, Clarington, Ontario
1, INTRODUCTION
1.1 Background
Hydro One Networks Inc. is constructing a transformer station located in the Municipality of
Clarington (Figure 9). This project was approved by the Ontario Ministry of the Environment
and Climate Change (MOECC) following a Class Environmental Assessment (EA) on
January 2n1, 2014 subject to six conditions. Two conditions relative to this proposal include
the preparation and implementation of a Surface Water and Groundwater Monitoring Plan
and the establishment of a Community Liaison Committee (CLC) to disseminate and
exchange information between Hydra One and members of the public. The CLC first met on
June 5, 2014 and is expected to meet through the detailed design and construction phases
of the project. In 2014, Clarington, using funds provided by Hydro One, hired a
hydrogeologicai consultant ,(Steven Usher, SLR Consulting Incl to assist with its' review,
planning and administrative duties and to provide interpretive support to Council, their
constituents and staff in the understanding of technical matters associated with pre and post
development conditions at the site. Hydro One's monitoring requirements and CLC duties
must extend through 2015 to 2019 as a condition of the EA approval. An opportunity exists
for all parties to make use of the detailed information at this site in the Oak Ridges Moraine
(ORM) planning area to better understand the flow systems associated with the Moraine.
shown as black line (Image: Google Eafth)-
April 02, 2015 Hydro One monitoring site MW5-14 Page 3 of 18
Proposal: Detailed Itydrogeological Assessment, Oak Ridges Moraine, Clarington, Ontario
The proposed construction of the Hydro One Clarington Transformer Station has and
continues to experience controversy. A group of local home owners known as the
Enniskillen Environmental Association (EEA) have historically expressed and still have
concerns relating to the project and the safety of the local water resources. Researchers
from the University of Guelph (UofG; Beth Parker, Jana Levison and John Cherry) have
provided comments (Cherry et al., 2613) on behalf of the EEA during and subsequent to the
Environmental Assessment process. The Regional Municipality of Durham and the Central
Lake Ontario Conservation Authority have also provided review and comment throughout
the Environmental Assessment process.
The YPDT-CAMC groundwater initiative commenced in 2001 to provide assistance to four
Municipalities and their nine Conservation Authority partners with tools and products to
better understand and manage their groundwater resources. Among other things, the tear
of hydrogeological experts developed a shared populated hydrological database, a
geological model, and several numerical models_ This work has served the agencies in their
business needs and supported major aquifer monitoring decisions. Dr. Rick Gerber is a
member of the YPDT-CAMC team_
Many gaps exist in the technical coverage of the ORM area and A is important to
progressively close these gaps to strengthen the overall understanding. Over the last
decade, UofG researchers and the YPDT-CAMC team have had informal discussions
regarding groundwater monitoring infrastructure and possible future collaboration to begin
filling these gaps, largely facilitated through their shared interest in aquitard hydrogeokxly.
Aquitards are lower permeability deposits such as clay or dense till (deposited by glaciers)
soil units but also extending to rock units (e.g. shale, limestone). While monitoring exists for
the majority of major aquifers in the Province, there is limited monitoring of these louver
permeability aquitards which are considered contaminant barriers to many of the municipally
utilized confined aquifer systems. Understanding the efficacy of these barriers is key to
adequately assessing vulnerability of deeper municipal drinking water supplies.
Collaborative efforts discussed included upgrading the quality of groundwater monitoring
infrastructure for regional investigations associated with the Oak Ridges Moraine_
Over the last year, Dr. John Cherry has had discussions with the EEA and Municipality of
Clarington regarding the need for enhanced site characterization and groundwater
monitoring relative to the transformer station and also related to the protection and
understanding of the Oak Ridges Moraine in general_ Following the EA approval of the
Hydro One project by the MOECC (January 2614), UofG approached the MDPT-CAMC team
(Rick Gerber) to possibly collaborate on establishing a high-quaiitr monitoring site in the
Clarington area_ Given the high cost of installing such infrastructure as well as the local
concerns, it was decided that if the opportunity to collect high-quality h,4'drogeological
information (long-term) proved to be feasible then this possibility should be explored. Such
information is deemed to be useful to both local undertakings and also to the regional
analysis of the Oak Ridges Moraine being conducted by the Oak Ridges Moraine
Groundwater Program.
On October 2, 2014 the Municipality of Clarington provided road al'lo,toance access to Hydro
One to construct a road into their Clarington Transformer site. Part of the road easement
agreement included a condition that Hydro One amend the site groundwater monitoring
program to include deep drilling to collect geologic information along with the installation of a
deep monitoring well, and that Drs_ Rick Gerber and John Cherry be invited to participate.
The information generated is also to be shared with the Municipality of Clarington, CLOCA,
the EEA and the CLC. This deep drilling program was conducted in December 2014 with
further details included in the next section (1.2 Current Status)_
April 02, 2015 Hydro One monitoring site MW,9-14 Page 4 of 18
Proposal. Detailed Hydrogeological Assessment. Oak Ridges Moraine-, Clarington, Ontario
This proposal relates to leveraging the effort and cost that has already been expended by
Hydra One for water resource investigations at the site. The aim of the proposed work is to
enhance and maintain long-term (following Hydro One monitoring EA obligations) the
existing groundwater monitoring infrastructure that has been installed at site Pu %IVF -;-14_ The
proposal outlines the components deemed necessary to turn this location into a high-quality,
long-term groundwater monitoring location_ The two main components relate to:
• Drilling a cored borehole by the Rotosonic method for the purposes of the installation
of a mutli-level groundwater monitoring device; and
• Obtaining legal access to this location (MVV5-14) in perpetuity_
1.2 Current Status
Construction of the Clarington Transformer Station is awaiting approval of a Permit To Take
Water (PTTIA?) application submitted to the MOECC. The existing monitoring network,
including other site investigation locations, is shown on Figure 2. All ren -site investigation
boreholes terminated at depths less than 16 m beneath the ground surface (mbgs) with the
exception of site MW5-14 (Figure 3) where a borehole was drilled to 40 mbgs. This location
already had 2 piezometers installed by Hydro One as part of their site Monitoring Plan. This
is the site that was chosen for the deep groundwater exploration program (conducted during
December 2014) as directed in the road easement agreement.
The December 2014 drilling program involved drilling and coring a borehole to and into the
shale bedrock. A continuous core of the sediment column ,was obtained from ground
surface to approximately 2 m into the bedrock for a total depth of 129.5 m. Borehole gamma
logging was conducted at this location to characterize the soils to a depth of approximately
52 m_ The field investigative team included individuals from Stantec Consulting (Brant Gill,
Natalie Spina), SLR Consulting Inc. (Steve Usher), University of Guelph (Emmanuelle
Arnaud, Tara Harvey) McMaster University (Sydney Duggan, Kelly Whelan), and the Oak
Ridges Moraine Groundwater Program (Rick Gerber). Natalie Spina, Emmanuelle Arnaud,
Tara Harvey, Sydney Duggan and Kelly Whelan ,were on site daily during drilling to log and
sample the care and provide drill crew oversight_ Hydra One on-site staff, under the
direction of Jeff Cridland, provided assistance and logistical support.
A summary of the current groundwater monitors installed at M'4'a''5-14 is included in Figure 3.
Five 2 -inch diameter piezometers have been installed labelled here from shallowest to
deepest as A to E. Hydro One has incorporated four of the five piezometers (A to D) into
their site monitoring program (2015-2019) that will include measuring water levels and
groundwater quality analyses. The deep piezometer (E) is not part of the currently proposed
Hydro One monitoring program. It is our recommendation that these five piezometers be
monitored in conjunction with each other to ensure a consistent and useful dataset. This
situation needs to be rectified as the monitor should not be left idle for the next five Mears_
Ideally the deep piezometer (E) should be incorporated into the Hydro One monitoring
program or another party identified to monitor this piezometer_ Given the positive interactive
situation between all parties that was established for the December 2014 field investigations,
we are hopeful that a suitable arrangement can be established whereby all five piezometers
at IVIV6-14 can be cooperatively monitored.
April O2, 2015 Hydra One monitoring site: 44W5-14 Paye 5 of 18
24-
il
R"I
Proposal- Detailed Iiydrogeological Assessment, Oak Ridges Moraine, Clarington, Ontario
Ngure 3. larezmmt+ers lnsWed at .Hydro One Clafington transformer stafran Site M'W5-14,
April 02, 2015 Hydro One monitoring site MW5-14 Page 7 of 18
Tr
HydrQOne CIarington: MW5-14
Geology 2" PVC piezometers
Formation
Estimated_ Actual A B (s) 'C (i) D E
(DRAFT)
Weathrred
• 2
4altan Tiri
Dm
•22
PqT)
-42
� -15
-62
-25
-82
i
•102
•35
II
-122
-45
ivwer
`142
Newnwnket
�sJ1,�irWtJ
-162
..................................................
S�iSB�f)
�'177'-
Diam i t ;Drn)• vi beds o' f• -a & cl
-182
-202 a
17-65
.222
r
-242
•Sanir7,c) si cl layers-
Tharnclie
(4-2'tr 2,5'thick)
•262
f/ii. �rf
•85
2-8C',' -.Sand 1f,mrc) - layered
-282
-302
•'35
•322
330'- Sa n.d (f gr) with Si It
-105
•342
-Y51..nm...._.._.---------------.......--.----..... ...........................
-------
----------------- -- -------- --------------------------
— -��
-115
.�urrrryf�rooJt
367.4'-
-382
t)rrf#, SU)
5corborawh
-402
• 125
fm- FSc)
•422
-135
•442
Ngure 3. larezmmt+ers lnsWed at .Hydro One Clafington transformer stafran Site M'W5-14,
April 02, 2015 Hydro One monitoring site MW5-14 Page 7 of 18
Tr
Proposal: Detailed Hydrogeo logical Assessment, Oak Ridges Moraine, Clarington. Ontario
1.3 Proposed Long -Terni Monitoring
The Oak Ridges Moraine Groundwater Program has been opportunistic in establishing
higher -quality groundwater monitoring locations in various hydrogeologic settings within their
study area, which encompasses much of south-central Ontario. Most of these locations are
situated within the western half of the Oak Ridges Moraine (ORM). The Program's
monitoring locations are seen as complimentary to groundwater monitoring being conducted
by municipalities (associated with municipal Supply Well fields) and ambient groundwater
conditions monitored by the Provincial Groundwater Monitoring Network (PGMN; conducted
by the MOECC. and Conservation Authorities)- As mentioned previously., this proposal is all
attempt to leverage the effort and cost that has already been expended through Hydro One
investigations at the site, and establish a high-quality, long-term groundwater monitoring
location at MW5-14.
A high quality, long-term groundwater monitoring site in the proposed geologic setting
generally includes the following, some of which has already been accomplished:
a) Continuous core of the sediments above bedrock and confirmation of the bedrock rock
type- This is usually cored using mud rotary techniques because PO -sized core
generally provides the best quality soil and rock samples and the highest likelihood of
drilling to a greater depth;
b) Installations of monitoring wells and multi-level sampling ports at various depths within
the geologic profile to establish vertical groundwater flow interaction between the
various soil and rock units encountered. This interaction is analysed utilizing water
levels, chemistry and physical testing (e.g. pumping tests). Ideally, at least one of the
monitoring wells should be 2.5" diameter or greater, and installed at or near the bottom
of the deepest borehole, to allow for the largest number of geophysical tools to be
sent down the borehole for geophysical togging; and
c) Access (physical and legal) to the monitoring site in perpetuity to collect
hydrogeological information.
At monitoring site MW5-14, Hydro One has already facilitated and completed the most Costly
items outlined in a) and part of b) above. For a relatively small further outlay of effort (and
funds) it is anticipated that a high-quality monitoring facility can be established at MW5-14
that will assist the understanding of the regional groundwater flow system. Information
generated from such a facility is also expected to benefit more site specific investigations
conducted in similar hydrogeologic settings. The proposed further outlay to transform site
MW5-14 (situated on Hydro One property) is described below with any new funding coming
from agencies other than Hydro One.
1.4 Next Steps
The above work has provided a basic framework for understanding the geologic profile at
this site. Five ground) hater monitors provide spot measurements of conditions at those
intervals. The drilling however identified both thick continuous units of similar properties,
and also considerable lengths of variable conditions. For example the Newmarket Till below
MW6-,14-D (Figure 3) is a mixture of diamict, and fine-grained sand lenses, and silt lenses
which are characterized by contrasting geologic and hydraulic properties.
April 02, 2015 Hydro one monitoring site MW5-14 Page 8 of 18
W
Proposal- Detailed Ifydrogeological Assessment, took Ridges Moraine, Clarington, Ontario
The next step, proposed here, is to complete the existing infrastructure with detailed
instrumentation capable of long-term groundwater monitoring and designed to examine
these hydrogeological nuances. This is detailed in Section 2, below.
Specifically, the objectives of the proposed long-term groundwater monitoring program are
to:
• Fill existing knowledge and data gaps;
• Comparison of different field methods including groundwater monitoring construction
and exploration methods (e.g. conventional mud rotary coring versus Rotosonic
coring);
• Understand the continuity and integrity of the till deposits (aquitards) to be applied
both locally and regionally;
• These aquitards are the protective layers for aquifers utilized by both private and
municipal well supplies;
• Understand the regional continuity of aquifers for potential future water supply; and
• Validation of the current geological and hydrogeological understanding being applied
to municipal groundwater infrastructure on a regional basis.
April 02, 2015 Hydro one monitoring :site MW5-14 Page 9 of 18
•
Dt•
Proposal- betoiled Hydrogeological Assessment, Oo.k Ridges Moraine, Clarington, Ontario
The proposed tasks for future work at site MW B-14 to transform and complete the existing
infrastructure to a high-quality, long-term groundwater monitoring facility includes:
• Drilling a Rotosonic borehole with associated installation of multiple groundwater
sampling ports within that borehole (Infrastructure); and
• Provision of access by Hydro One to U of GuelphNPDT-CAMC staff in perpetuity (Site
Access).
2.1 Infrastructure: Rotosonic and modular multi-level system
Complex hydrogedlogic settings often exhibit large changes in hydraulic properties and
three-dimensional groundwater flow patterns over short distances. The problem can be
further exacerbated within aquitards (e.g. glacial till) by the presence of fractures andfor
sand seams and the fact that conventional piezometers can, take months to years to provide
useful inforniation, Conventional piezometers also contain casing joints which can leak,
further complicating results. The Lower Newmarket till is situated beneath site MWJ5-14 and
is found throughout much of the ORM study area. T'his unit controls the flow of groundwater
between the shallow groundwater flow system and the deep groundwater flow system,
thereby acting as the protective layer for the deep aquifers used for private and municipal
water supply. The Lower Newmarket till and other geologic units encountered on site are
characterized as exhibiting subtle yet important changes in hydraulic properties over short
distances. This type of setting requires more detailed monitoring to fully understand the
details of groundwater flow paths.
Tyreproposal is for a Rotosonic borehole to be drilled at MW5-'14. This drilling method
vibrates a drill casing to depth while collecting a continuous core sample. The key
characteristic of this drilling method is that a drill fluid is not needed for borehole control or as
a drill bit coolant. This minimizes the possibility of drill fluid subsurface contamination which
can take months to years to remove or naturally dissipate. A modular multi-level system
adapted for high resolution monitoring of, hydraulic head and ground water quality will be
installed within the borehole. The system accommodates up to '15 monitoring intervals within
one hole and can be used to monitor overburden andlof bedrock to depths of interest at
MW5-14. Detailed vertical monitoring provides important information on hydraulic head and
groundwater quality distributions that are missed with fewer monitoring intervals- The
monitoring system offers unique advantages where detailed monitoring in heterogeneous
settings is needed to assess and understand groundwater flow and possible contaminant
migration. Even with the availability of core logs prior to installation of multi-level systems,
most of the specific depths at which the highest head differentials occur often cannot be
anticipated from detailed visual inspection of the core, indicating the essential and unique
role of the high-resolution head monitoring (Parker et aL, 2006).
Advantages of the proposed Rotosonic drilling method and installation of multi-lbvel
monitoring system include:
• Unified, holistic Understanding of the hydrologic system including both aquitards (e.g.
till, silt) and aquifers (e.g. sand). The existing conventional monitors are screened in
aquifers with the exception of monitor MW5- 1 4C-1
April 02, 2015 Hydro One monitoring site MW5-14 Page 10 of 18
�h
Proposal: Detailed I -fydrogeo logical Assessment, Oak Midges Moraine, Clarington, Ontario
• Comprehensive understanding of groundwater hydraulic gradients resulting in an
improved appreciation of vertical flow though the stratigraphic profile and of the
integrity of the fill as a protective barrier for deeper aquifer systems;
• Improved understanding of the hydraulic properties of the encountered fill units which
Mi I be useful to the ORM Groundwater Program. These data are not achievable from
conventional borehole monitoring;
• Multi-level sample ports are smaller volume than conventional piezometer installations
thereby allowing for quicker response times within aquitards; and
• The Rotosonic drilling method is reported to be fast with uncontaminated samples (no
drill mud) and no downhole sample contamination with the result being that the
integrity of soil and groundwater samples is greatly increased.
One of the research objectives of selecting this location (MW5-,14) is that different drilling;
methods (PQ mud rotary versus Rotosonic) can be compared including costs, timing of
completion, quality of samples obtained and quality of groundwater monitoring installations
achieved. Another ancillary benefit is, the training of students in advanced hydrogeologic
techniques.
A drilling contractor will drill the Rotosonic borehole. The Multi-level monitoring system will
be installed in the borehole by the drilling contractor and UoG technicians supervised by
Beth Parker and John Cherry, in collaboration with Rick Gerber. It is understood that the
drilling contract would have to be administered by HydroOne because of Ministry of Labour
and 3rd party liability issues. The logging of the Rotosonic core would be done by UoG and
McMaster University personnel who logged the core from the borehole to bedrock that was
drilled in December 2014.
All on—site work will follow the safety and logistical procedures that were established during
the December 20*14 drilling program, led by Hydro One's Jeff Cridland- All potential site
visitors from the University of Guelph, McMaster University and CLOCA (Rick Gerber) are
covered under Workers Compensation.
2.2 Site Access
The groundwater monitoring infrastructure at PAV%15-14 consists of 5 conventional 2 inch
diameter PVC piezometers. Hydro One plans on monitoring only 4 of these fA-D) as part of
their EA required monitoring program for the period 2015-20,19. It is assumed that Hydro
One plans on decommissioning all! 5 piezometers when their monitoring obligations have
been satisfied.
Given that MW5-,14 consists of 5 groundwater monitors, all 5 should be actively monitored
including MVV5-,14E. We (YPDT-CAMC, UofG) require forma[ permission to access this site
through 2019 to ensure that all 5 monitors are actively monitored if Hydro One is unwilling to
do so.
We request site access permission to install the groundwater monitoring infrastructure
detailed in Section: 2.1. The installation of this further groundwater monitoring infrastructure
will upgrade this site to a high-quality groundwater monitoring facility to be utilized for both
regional and local hydrogeologic investigations in the long term.
Given the outlay of funds to install the Current monitoring infrastructure and the proposed
outlay of funds to upgrade the facility, it would be a lost opportunity to decommission this site
after Hydro One is finished their monitoring requirements in 2019. We request permission to
April 02, 2015 Hydro One monitoring site MINS-14 Page 11 of 18
174 -ye -1
Proposal: Detailed r-Eydrogeological Assessment, Oak Ridges Moraine, Clarington, Ontario
access site MW5-1.4 in perpetuity to continue collecting -valuable groundwater information as
outlined in Section '1.4 above. A legal entity is needed should any of this groundwater
monitoring infrastructure cease to be used at some point in the future and to provide for
maintenance of the piezometers in the long-term. The legal entity is responsible for
decommissioning should this prove to be necessary. Central Lake Ontario Conservation
.Authority has agreed to be the legal entityy for this proposed long-term, high-quality
groundwater monitoring facility at IVIVV5-14. Further details are provided below.
2.3 Reporting Structure
The proposed reporting structure is summarized in Figure 4_ It is anticipated that a
streamlined interaction and reporting protocol will be optimal given the different entities that
are involved including the proposal team, local government and Hydra One.
Proposed Interaction Structure
Lang -term groundwater monitoring site MW5-14
Hydro One (Owner)
IarirgtanTrarsformer Station
Site M:hr5-1z
Liaison
Rick Gerber
Centra I Lake Ontario Can servation
Authority (CLOCA; Legal Entity)
? Un iversty cf Gueipih G315C
•
B. Parker; J_ Cherry; E. Arnaud
i McNlasterUnirersiry
• JamesSrmith
f0un it pality of Claringtm
Enn ski HenEnvironrnenta Assoc
Figure 4. Proposed ir-rteractron and mf rrnat on'data shanng ,structure.
3. DELIVERABLES
3.1 Short -Terra — Fears 1-5
Hydro One is conducting an on-site monitoring program for the approximate period 2015-
2019 to satisfy MCECC requirements. It is preferred that the Hydro Cine monitoring program
April 02, 2015 Hydro One monitoring site MW5-14 Rage 12 of 18
Proposal: betailed Hydrogeological Assessment, Oak Ridges Moraine, Clarington, Ontorio
includes all 5 piezometers at MW5-14. Until this issue is resolved it is unclear what, if
anything, other parties will be asking to complete. It would be prudent for all 5 piezometers
to be monitored for the period 2015-2019, We look forward to further discussion towards
resolving this issue.
3.2 Long -Terra Monitoring (after 5 years; >2019)
The long-term monitoring goals at MW6-14 will be to continue the monitoring program
conducted by Hydro One for the period 2015-2019. It is assumed that the ultimate
groundwater monitoring infrastructure at MW5-14 will include the current 5 groundwater
monitors plus multi-level monitoring probes installed within a Rotosonic borehole. It is
anticipated that transducers with dataloggers will be installed in select piezometers collecting
data at regular intervals (hourly), and that manual measurements (—monthly) will also be
conducted. Groundwater sampling and analysis will be conducted (—annually) along with
physical aquifer/aquitard testing. These data will be shared with the various interested
stakeholders regarding water resources associated with the Oak Ridges Moraine.
Information will be disseminated through publication in University theses, scientific journals,
public lectures and talks at conferences, as well as through the YPDT-CAMC web site
(www.oak6daesvwvater_ca)-
4. FINANCIAL, LEGAL & SCHEDULE
The following lays the groundwork for the suggested logistics and details. Letters of
Reference outlining pertinent details are included in Appendix B. Subsequent discussions
with all parties, particularly Hydro One, will refine these details.
1) Legal Entity - CLOCA has agreed to be legally responsible for the groundwater
monitoring infrastructure at site MW5-1 4 subsequent to 20,19 for the boreholes that
Hydro One must monitor as a condition of the EA. They will do this as well for the
proposed detailed multi-level monitoring installation in the Rotosonic borehole
immediately upon completion. This also means the arrangement and completion of
the decommissioning of all boreholes at some point in the future (> 2019) should this
become necessary;
a. It is requested that Hydro One transfer decommissioning funds to CLOCA for
the existing borehole cluster (5 piezometers A through E) at site MW5-14.
The anticipated cost is expected to be on the order of $10,000 assuming
$2000.00 per piezometer;
b. CLOCA will also be responsible for the decommissioning of the additional
Rotosonic borehole at some time in the future (this borehole is not under the
EA approval conditions and the construction costs are not being funded by
Hydro One);
c. A Memorandum of Understanding (MOU)will be prepared between CLOCA
and Hydro One.
2) RotoSonic Drilling — Rotosonic drilling and multi-level piezometer installation will be
supervised by the University of Guelph. Funding sources and logistics for this
includes:
a. Municipality of Clarington $25,000 -To be transferred to Hydro Cine ter pay for
the preferred Rotosonic driller. A quote from Choice Sonic Drilling is included
as Appendix A;
April 02, 2015 Hydro one monitoring site MW5-14 Page 13 of 18
ac
Proposal: betailed Hydrogeological Assessment, Oak kidges Moraine, Clorington, Ontario
b. EEA $5,000 to John Cherry - This will be used by UofG to purchase a
Waterloo System multi-level installation to be installed within the Rotosonic
borehole;
c. John Cherry NSERC - Should Rotosonic drilling (2a) cost more than $25,000
then an invoice will be sent by Hydro One to John Cherry to cover the
remainder;
d. John Cherry NSERC - Should the purchase of multi-level piezometers cost
more than $5,000 then John Cherry will pay for the ren-kiinder;
e. This task can be completed at any time subject to driller availability. Time is
not expected to lower drilling costs so ideally the sooner the better. Also
given that groundwater trends can take long periods of time to develop (e.g.
decades), a longer monitoring data set is preferable,- and
f. University of Guelph and McMaster University researchers will make regular
Visits to site to measure water levels, or take groundwater samples, or
conduct hydrogeological testing! (under the supervision of YPDT-CAMC staff) -
3) Long-term Monitoring (> 2019) -The key components of this task will be site
access from Hydro One which will be outlined in the MOU with the legal entity
(CLOCA) and the existence of a decommissioning fund as outlined in 1 above. Other
items include:
a. YPDT-CAMC staff (employees of CLOCA) will make regular (-Monthly) visits
to the site to measure water levels, or take groundwater samples, or conduct
hydrogeological testing subject to Hydro One schedules and health and
safety requirements;
b. University of Guelph and McMaster University researchers will make regular
Visits to site to measure water levels, or take groundwater samples, or
conduct hydrogeological testing (under the supervision of YPDT-CAMC staff);
c. Annual maintenance costs are estimated at $1000/year. CLOCA will prepare
a capital budget submission for FY 2016 and ongoing to cover these costs.
Alternatively, the Oak Ridges Moraine Groundwater Program (YPDT-CAMC)
program could cover these costs should the partners agree; and
d. Laboratory analysis (e.g. chemistry, isotopes) will, be conducted
opportunistically as funding is available.
5. SUMMARY
The following provides a summary of the relative events and requests contained within this
proposal for Hydro One's consideration:
1) Hydro One has established a monitoring network for the Clarington Transformer
station location in response to MOECC project approval requirements. It is
anticipated that this monitoring program will extend through the period 2015 to 20*19;
2) Hydro One conducted deep groundwater exploration tasks at site tAW5-14 during
December 2014 in response to conditions attached to their road easement
agreement with the Municipality of Clarington. This exploration was conducted in
concert with CLOCA, YPDT-CAMIC, University of Guelph, McMaster University,
Municipality of Clarington, and CLC (SLR Consulting) representatives;
3) Monitoring site MW5-14 now contains 5 groundwater monitors (piezometers)
installed at various depths. It is unclear if Hydro One will monitor all 5 of these
monitors for their monitoring period 2015 to 2019;
April 02, 2015 Hydro One monitoring site MW5-14 Page 14 of 18
91
Proposal: betailed Hydrogeological Assessment, Oak Pidge!; Moraine, Clarington, Ontario
4) Given Hydro One's current groundwater related site expenditures at MWS -14 if would
seem prudent to monitor all 5 piezometers at MW5-14 for the 2015-2019 monitoring
period;
5) Permission is requested to augment monitoring capabilities at site M4W5-'14 by drilling
a Rotosonic borehole and installing the associated multi-level groundwater
monitoring system;
6) We hope to work out a mutually agreeable solution to enable monitoring to occur at
all 5 monitors at MW5-1 4 plus the installed multi-level monitoring system through the
period 2015 to 2019;
7) From a technical perspective (and to better capitalize on the Hydro One expenditure
to date) it would be preferred that Hydro One permit the continuation of groundwater
monitoring at site MW5-14 post -2019. The altemative would be to decommission this
location in 20,19 when Hydro One has fulfilled their MOECC monitoring requirements.
No additional costs would incur to Hydro One as a result of longer term monitoring;
8) Post -2019 we request permission to access the groundwater monitoring facilities at
site MW5-14 in perpetuity with CLOCA acting as the legal entity; and finally
9) No direct cost or funding is requested from Hydro One except for transfer of funds
that would have been spent decommissioning the five MW5-14 piezometers A-E to
CLOCA. These funds will be held by CLOCA for decommissioning at a [Liter date
should this be deemed necessary at some point in the future (>2019).
We thank you for your consideration of this proposal and we look forward to a successful
collaborafion in establishing a high-quality, long-term groundwater monitoring facility at site
MW5-14. The water resource information generated at this site is anticipated to benefit both
regional and local investigAons across south-central Ontario.
Sincerely,
Dr. Beth Parker
University of Guelph, G360 Group
Dr. James Smith
McMaster University
Dr. John Cherry
University of Guelph, G360 Group
Dr. Richard Gerber
Oak Ridges Moraine Groundwater Program (YPDT-CAMC)
416-737-1550
April 02, 2015 Hydro one monitoring site MW 5-14
92
Page 15 of 18
Proposal: Detailed Hydrogeological Assessment, Oak Ridges Moraine, Clarington, Ontorio
6. REFERENCES
Cherry, J.A., B. Parker and J. Levison. 2013. Independent Review, Hydrogeological
Concerns for the Clarington Transformer Station Class Environmental Assessment Draft
Environmental Study Report. Prepared for the Enniskillen Environmental Association.
July 31 -
Hydro, One. 2012. Clarington transformer station class environmental assessment draft
environmental study report. Report N U rnber: 590-CLEA- 12-11 - Environmental Services
and Approvals, Hydro One Networks Inc. Toronto, Ontario.
Parker, B.L., J.A. Cherry and B.J. Swanson. A multi-level system for high-resolution
monitoring in rotasonic boreholes. Ground Water Monitoring and Remediation, 26(4), 57-
73-
Stantec Consulting Ltd. 2013. Hydrogeologic & hydrologic assessment report Clarington
transforrner station, 1609-60745. Prepared for Hydro One Networks Inc., Stantec
Consulting Ltd., Kitchener, Ontario, 102 pp.
Stantec Consulting Ltd. 2014. Pre -Station Construction Groundwater and Surface Water
Baseline Conditions Report, Hydro One — Clarington Transformer Station. November 18,
82pp.
April 02, 2015 Hydra one monitoring site MW5-14 Page 16 of 18
93
Appendix A: Rotosonic Borehole Quote
Choice Sonic Drilling Ltd. Quote No: 171
72 Main st, Mount Albert Customer Name: John Cheery
Ont, LOG 1MO Client Contact:
Tel: 647-527-3745 Project No Concession 7 & 8
choicesonicdrilling.coni Contract Name:
ng one errs to approximalrety eau reet, it win oe tumea into a mum tevel pqezometi
:technology and will produce a continuous core sample of 4.5" to depth of hole. All
lied by client.
will be to MOE specifications. Materials would
IStart date from: 101 -Sep -14 IFinish date to: 101 -Oct -14
DESCRIPTION
LIOM
QMNTITY
RATE
EXTENDED RATE
Mobf0emob to site
Lump Sum
1.00
2,500.00
2,500.00
Perdiem for crew
Each
4.130
285.00
1,140.00
Hourly rate for Sonic Rig, Box truck
Hours
40.00
295.00
11 800.00
Toolino Charcie 4" x 6" Drills ftig
Metre
60.00
45.00
2,700.00
8" override tooling charge ( if needed)
Metre
0.00
55.00
0.00
Water delivery to site with rental of water cubes
Days
0.00
295.00
0.00
Decommission of 61-l"s ( grouted to surface)
Each
ago
20-00
UO
IFlush well protector or stick up well protectors
I Each
0.00
125-001
(IdIO
Total
1
18,140.00
Hourly cIR rate includes loading, moving, drilling, installing, testing, development and clean tip.
All utilities will be cleared by client prior to drill's arrival
Discreet sampling materials, tasting equipment and all water samples will be the responsibility of the client.
Water used for drilling can either be supplied on site or can delivered for an extra cost
Drill cuttings and waste, water caused by drill will be handled by client_
Page1 of 1
April 02,2015 Hydro One monitoring site MW5-14
MA
Page 17 of 18
Appendix B: Reference letters
MM=
March 30, 2015
Oak Rees Moraine Groundwater Program (YPDT-CAMC)
Faye Larigmaid
Manager of Special Projects, Municipality of Clarington
Planning Services Department
40 Temperance Street
Bowmanville, ON LI C 3AG
905-623-3379, ext. 2407
Re: Hydrogeological Assessment of the South Slope of the Oak Ridges Moraine,
Clarington, Ontario — proposal to Hydro One,
Dear Ms. Langmaid;
The Oak Ridges Moraine Groundwater Program was established in 2001 by four
municipalities (Peel, York and Durham Regions, City of Toronto) and nine conservation
authority partners situated within south-central Ontario across the extent of the Oak Ridges
Moraine. Program staff also work closely with the Ontario Geological Survey, the Ontario
Ministry of the Environment, the Ontario Ministry of Natural Resources, and the Geological
Survey of Canada. Projects with researchers at Canadian Universities are also on-going
(e.g. University of Waterloo, Trent University). The goal of this collaborative effort is to
establish science -based, responsible water resource management. The premise of the
Program is that sound technical understanding leads to more effective water resource
planning and policy. This is seen as vital in regards to the Oak Ridges Moraine given its
importance in influencing water supply and ecosystem health within much of south-central
Ontario.
One of the key components of any hydrogeologic analysis is the availability of long-term, high
quality monitoring information. While much water related information exists across the Oak
Ridges Moraine, the quality is quite variable. The presence of state-of-the-art, groundwater
monitoring infrastructure is largely non-existent. The Hydro One Clarington transformer
station site contains a large thickness of glacial fill deposits that protect both shallow and
deep aquifer systems. The proposed monitoring will provide valuable information regarding
groundwater flow through these fill deposits that can be applied across much of south-central
Ontario. The locations, of higher quality monitoring locations are shown on the attached
Figure 1. Higher quality sites include the presence of a carefully logged soil core extending
from ground surface to bedrock and the installation of 3 or more monitoring wells at various,
depths. To date, the higher quality monitoring stations shown have been largely installed
over narrow geologic structures (e.g. tunnel channels) where the till deposits have been
partially or completely eroded.
The proposal to Hydro One referenced above seeks to install high quality groundwater
monitoring infrastructure at a location on the Moraine (Clarington), Monitoring at the site
would generate research -level hydrogeological information and knowledge ultimately leading
to a better understanding of aquifer (water supply) vulnerability. This site will fill a large gap
101 Exchange Avenue, V"han, ON, Canada, L4K 5R6
www.oakHd9a_-mter.ca
95
Hydrogeologital Assessment of the South Slope of the Oak Ridges Moraine,
Clorington, Ontario (Hydro One Transformer Station MWS -14) - proposal
relating to the paucity of information relating to how groundwater flows through till deposits
associated with the Moraine. We fully Support the proposed project as its intent is viewed as
significantly enhancing Our Program objectives.
We have developed significant hydrogeologic expertise related to the flow systems
associated vMh the Oak Ridges Moraine. We expect that we will work closely with the study
team to convey our knowledge, particularly in placing the local findings into the regional
context that we have developed. Other in-kind contributions are possible, for example one
opportunity may include collecting samples from the monitoring infrastructure and having
them analysed as part of our on-going, isotope study being conducted with researchers from
the University of Waterloo.
We look forward to developing a successful collaboration with Hydro One as outlined in the
proposal. We also look forward to working with world-class researchers in enhancing our
understanding of the hydrogeology of the Oak Ridges Moraine. Finally, we fully welcome the
long -needed establishment of state -of -the -art -monitoring facilities along the Oak Ridges
Moraine.
Sincerely,
A
Steve Holysh, P.Geo.
Hydrogeologist and Co -Manager
Oak Ridges Moraine Hydrogeology Program (YPDT-CAMC)
s,holysh@trc:a.ori.ca: 416-66*1-6600 x5588
Richard Gerber, Ph.D., P.Geo.
Hydrogeologist and Co -Manager
Oak Ridges Moraine Hydrogeology Program (YPDT-CAMC)
rgerber@trca.on.ca; 416-661-6600 x5589
March 30, 2015 ORM Groundwater Program (YPUT-CAMC)
Page 2 of 3
Hydrogeological A =-esvnent of the South Slope of the Oak Ridges Moraine,
Clarington, Ontario (Hydro One Tr Station MW5-14) - proposal
I
MIN 0 fl -I xl:,) 7!010.)
L upurA crit".
C—urd L-AIII.— IVIl - �1—.] OW rl—irwg Mip ElrJe in metes, il: M
NIAlum Imu
TWo"'I C'na'10"I zovcY kv3' 1.11=17g Mul�clfiiriSC11iC+�nUOfY G %0000
7120000 11-0DOD
interxi4ej tornei chorno
le P O -r - 0-1 VA L
Figure 1: Higher quality monitoring locations in the Oak Ridges Moraine study area. Higher
quality locations include the presence of a carefully logged core to bedrock along with the
installation of 3 or more tronitoting wells at variable depths.
March 30, 2015 ORM Groundwater Program (YPOT-CAMC)
97
Attachment 2 to
Municipality of Clarington Report PSD -053-16
June 22, 2016
Attention: Mr. Mayor and Council Members
Municipality of Clarington
Council Services
40 Temperance Street
Bowmanville, ON L1 C 3A6
Attention: Faye Langmaid
RE: Proposed modifications to approved Rotosonic hole location and $25,000 funding
The University of Guelph (UofG) and McMaster University are appreciative of Clarington
Council's $25,000 commitment and the work that has occurred by all parties involved towards
the advancement of a Rotosonic hole and installation of a Multi-level System (MLS). The drilling
has not been able to proceed on a schedule that will allow the graduate students who are
depending on data from the hole and from the multilevel system to complete their Masters
theses in the time allotted to them by the University. The July 5 start date drilling schedule
meets these needs. Although there are still ongoing attempts to get drilling approved for the
Hydro One land at the deep core hole site, the prospects for full approval by July 5 are very
poor. However, G360 is proposing an alternate drill site on private property appropriately
located for the purposes of the scientific study and consistent with the Clarington-approved
funding in order to expedite the completion of the MLS. This alternative site arrangement will
enable the schedules arranged with the drilling contractor to be met and it will ensure that the
team of scientific collaborations can proceed with no deficiencies so that the financial
investment by Clarington can give the best possible value. An agreement is being established
between G360 and a landowner for access to the MLS for a period of five years with G360
owning the costs of well decommissioning when this is needed. We hope that CLOCA will see
this monitoring as valuable to them and that CLOCA will want to take the MLS on as part of their
long term monitoring network. This plan will allow G360 to convey data to interested parties in
an accelerated manner and create a reasonable and effective timeline for the graduate students
working on this project. It will also allow Clarington to have full access to the hole/MLS in their
pursuit to inform and protect their citizens. We will welcome Dr. Rick Gerber to be a collaborator
on the drilling of the hole and the multilevel system installation, just as would be the case if the
hole were to be drilled on Hydro One property as originally planned. We will also welcome the
participation of Mr. Steve Usher during the drilling and MLS installation. With this slight shift in
collaborative efforts because of the new location of the hole, and with a focus on this new
location from G360, McMaster University, the Municipality of Clarington, and the EEA, it is
expected that the advancement of the Rotosonic hole and installation of the MLS will occur in
July of 2016. Drilling of the Rotosonic hole and installation the MLS on private land, with
ownership by G360 for the near future will best facilitate the scientific goals of this project.
The drilling at the rotosonic site will be done to install a multilevel monitoring system with many
monitor intervals (16 ports). Each monitoring internal is like an individual monitoring well. So in
essence, this location will have sixteen wells, each at a different depth. The particular MLS, to
be installed in a rotosonic hole to a maximum depth of 300 feet, is the new G360 MLS that we
believe will in the future have great value at this site and at many other sites on the Moraine and
far beyond.
This MLS project has substantial cost associated with it, including the student research
stipends, travel to and from the site, purchase of the MLS and the sand and bentonite for
installation, the drilling contractor cost, purchase of pressure transducers and recoding units for
monitoring in the MLS, water analysis cost for samples from the 16 ports on the MLS
(inorganics, isotopes, dissolved organic carbon and more). The total cost of this project through
to completion of the two Masters theses exceeds 150K.
To enable this project to proceed we have rounded up funds from a few different sources
including:
- G360
- McMaster
- Geological Survey of Canada
- the EEA
The Geological Survey of Canada (GSC) is a collaborator on the project because the MLS is an
innovative endeavour and because the site location is of particular interest to the GSC
geologists. GSC geologists have much experience and expertise concerning the Moraine.
The 25K that has been planned to come from Clarington is a key component of the overall
budget: we will send to you soon the details of the MLS design so that Rick Gerber and Steve
Usher can have input before the drilling begins. All of the components of the MLS have been
ordered but there is flexibility in what is to be put in the ground by the fact of the modular design
of the MLS and that we have some extra component pieces.
Yours sincerely,
Dr. John Cherry, FRSC, PEng.
Distinguished Emeritus Professor, University of Waterloo and
G360 Centre for Applied Groundwater Research, University of Guelph
Dr. Beth Parker, Professor and NSERC Industrial Research Chair, and
Director, G360, Centre for Applied Groundwater Research, University of Guelph
Municipality of Clarington
Council Meeting Minutes
Item 4
Resolution #C-136-15
Moved by Councillor Neal, seconded by Councillor Cooke
That Report PSD -024-15 be received;
Attachment 3 to
Report PSD -053-16
April 27, 2015
That Council Resolution # C-172-14 (Attachment 3) granting G360 Group access to
Townline Road for the purpose of a deep borehole and providing a grant of $25,000 to
the University of Guelph be rescinded;
That the Municipality of Clarington provide. up to $25,000 to fund the Joint proposal of
Central Lake Ontario Conservation Authority, University of Guelph and McMaster
University (G360 Group) for their proposal "Hydrogeological Assessment of the South
Slope of the Oak Ridges Moraine" dated April 2, 2015 (Attachment 1);
That the project be funded with a transfer from the 2013 Donations Account to the
Consulting Reserve;
That Hydro One be requested to provide site access for the additional rotosonic
borehole and long term monitoring activities as outlined in the proposal in Attachment
1 to Report PSD -024-15;
That Steve Usher be requested to prepare a written report to the Enniskillen
Environmental Association based on his presentation of April 27, 2015; and
That all Interested parties listed in Report PSD -024-15 and any delegations be
advised of Council's decision,
100
Handouts/Circulations
Planning and Development
Committee Meeting
1:00 PM Session
WILMOT CREEK PETITION FOR MOTION
We the undersigned residents of Wilmot Creek support
the following Motion be presented to Clarington Council:
• Whereas the proposed Rice development plan does
not enjoy the support of the residents of Wilmot
Creek; and
• Whereas the Wilmot Creek Homeowners
Association should be at the table to participate in
creating a more acceptable plan;
Now therefore be it resolved that;
1. Rice Developments, the Municipality of Clarington
and representatives from the Wilmot Creek „
Homeowners Association revise the proposal to the
satisfaction of all parties;
2. The revised proposal be presented at a public
meeting of Council; and
3. The Secondary Plan Approval for any Wilmot Creek
Development application be held in abeyance
pending successful completion of steps 1 and 2
above.
MUNICIPALITY OF CLARINGTON OPA No. 107 - PUBLIC MEETING
VANSTONE MILL INC.
-�C N SSI \ �RE ST CONCESSI
(H)M1 R1-3 7V
E C1-46uj
z
R1
(H)R4 Q
EP _
EP O 6 TOS O� w R1-65
1-12 � m
W
A-13 J'8 s�� � �
F,.
C1 -59w .7
433 `7
FFA 7
C1_10 7
G
s p. A.
Q R1 ?, EP �/` ��� '� STRFF
cy�� T
Mp,N I� C RL
C1 �� �cys C�1-53 R1-34 R1-27
J � �
> �RwE C1-9
3 ROEN,GK C1-28
R1-26
R4-6 � R1-12
C1 ,�a QQ�
Z�
R1 C1-51 O
R1-56 7J� � R1-24
Residential Industrial /V April, 2016 Municipality of Clarington 3H
Commercial EP ZONE BOUNDARY Zoning By -Law 84-63 M 3 E LL
M
ARTERIAL ROAD TYPE'A'
InstitutionalAgricultural -- ARTERIAL ROADTYPE'B' Schedule 3 (Bowmanville) 36
MUNICIPALITY OF CLARINGTON OPA No. 107 - PUBLIC MEETING
VANSTONE MILL INC.
MAP A3
LAND USE
BOWMANVILLE URBAN AREA
OFFICIAL PLAN
MUNICIPALITY OF CLARINGTON
FEBRUARY, 2014
THIS CONSOLIDATION IS PROVIDED FOR CONVENIENCE ONLY
W
W
`" M
0
0
0
NSPECIAL
POLICY
AREA E
■
♦ CONCESSION STR
■
SFT
■ SPECIAL
■ POLICY ■
AREA E ■
■
*MENEM
PUBLIC
ELEMENTARY SCHOOL
SEPARATE
ELEMENTARY SCHOOL
PUBLIC
SECONDARY SCHOOL
- - - - ■ SPECIAL POLICY AREA
000000 SPECIAL STUDY AREA
MAP A3
LAND USE
BOWMANVILLE URBAN AREA
DRAFT OFFICIAL PLAN
MUNICIPALITY OF CLARINGTON
MAY. 2016
FUTURE
URBAN RESIDENTIAL
W
0o
URBAN RESIDENTIAL
O
MEDIUM DENSITY
RESIDENTIAL
O
HIGH DENSITY
�P
RESIDENTIAL
_
TOWN CENTRE
0
NEIGHBOURHOOD
CENTRE
PUBLIC
ELEMENTARY SCHOOL
SEPARATE
ELEMENTARY SCHOOL
PUBLIC
SECONDARY SCHOOL
- - - - ■ SPECIAL POLICY AREA
000000 SPECIAL STUDY AREA
MAP A3
LAND USE
BOWMANVILLE URBAN AREA
DRAFT OFFICIAL PLAN
MUNICIPALITY OF CLARINGTON
MAY. 2016
W
PROTECTION AREA
W
0o
GREEN SPACE
WATERFRONT
GREENWAY
0
COMMUNITY PARK
�P
0
NEIGHBOURHOOD
0
PARK
V
SPECIAL
r
POLICY
■ ■
AREA E
♦
CONCESSION ST
■
1
o
SPECIAL =
o
i
STUDY
•
AREA 3
U, O
i
•
>
•
•
PUBLIC
ELEMENTARY SCHOOL
SEPARATE
ELEMENTARY SCHOOL
PUBLIC
SECONDARY SCHOOL
- - - - ■ SPECIAL POLICY AREA
000000 SPECIAL STUDY AREA
MAP A3
LAND USE
BOWMANVILLE URBAN AREA
DRAFT OFFICIAL PLAN
MUNICIPALITY OF CLARINGTON
MAY. 2016
ENVIRONMENTAL
PROTECTION AREA
_
GREEN SPACE
WATERFRONT
GREENWAY
COMMUNITY PARK
�P
DISTRICT PARK
NEIGHBOURHOOD
PARK
PUBLIC
ELEMENTARY SCHOOL
SEPARATE
ELEMENTARY SCHOOL
PUBLIC
SECONDARY SCHOOL
- - - - ■ SPECIAL POLICY AREA
000000 SPECIAL STUDY AREA
MAP A3
LAND USE
BOWMANVILLE URBAN AREA
DRAFT OFFICIAL PLAN
MUNICIPALITY OF CLARINGTON
MAY. 2016
ORONO
The Village with a Difference
Orono needs to grow while maintaining the small town feel
Boundary
Orono Downtown Improvement Association
September 2016
ORONO
The Village with a Difference
0
History
Region of Durham classified Orono as "No Growth" area 25
yeIrs ago
ncial Forestry St
r
• There has been no development
• Businesses in Orono have been s
years
• Vitality of Orono is at stake.....
40
ORON
The Village with a Diffe
Clarington Official Plan classifies
Orono as an urban area with no
possibility of rounding out our
boundaries. The current plan has n
,*
growth for Orono
no o
our
e westerly
PouWnofDurham County
Senior's Complex, and from Taunton
Rd south to connect with the current
boundary .
'I F
:I r ��� IRerwea.Noa�r
o
a r V AIM CENME
.�
+ F NE3GfF4LRF1aM
CEMMEi
: r _ FIC~Y C 0MMMCLCIFL
oEWFnWENTAL
���
mdHO� MEA
_ GREEN SPACE
I® oLa„-r PMIS
� 1 + o4slFKrPARY
■� 000mm mm SPEEM sruovAREA 3
ar r
J
r
MAP A5
►I - � LAND USE
ORONO URBAN AREA
OFFICAL PLAN
MU NICI PALITY OF CiARINGTON
xen ,id a aaa goo- im Wrr r�umr,2nta
lFYO]IKLOfI�II i FAJ,VDPJI COMYSIo1_f CIIIY
I
The Village with a Difference
.
Features and Considerations
Additional land could
accommodate up to 140
dwellings
Sustainable seniors and active
adults -so seniors can stay in ,,
31d housin
v
Medium density / multi -
residential
Need population se to
supp rt the local usiness
s
ORONO4
I
i
The Villa with a Differenc
r EXA I LES OF
COMMUNAL SYSTEMS IN ONTARIO
Them am hundred+vf exan,pl— in Ourariu of
Communal —age sy sterns„ rrr of 4.-st,—,
which se-e decelnp-eh surh - hnlpk but
which could just as readily serve oommunrtiea-
5ome of them have been in opera lion for 15 or
'_A vears. Figures 15 to 21 illustrate same
npr,rnativc samples in Ontario.
LEACHING REDS
h.
2
s
0
s
C�
Pump IN G
vy STATION
COMMUNITY. I.O. GAUTHIER
51 EI's-�.sh•rr .
sraray, forth �Prr orp �i>,�!r!i•cr
f-�'c hg—e 101
eatures and Considerations
FIGUIPE 15
DEVELOPMENT, WILMOT TWP.
B"PE 15
COMMUNIF Y,1 -O. GAUT}HER
f_1r::4 ih nurrnlrrrulV, ori[i rtalJir o!I irrYr: mluaf
�rllllllllll 11111111111111
11111111111111111
Illllllil#1111111
Prive communal eptic/sewer systems that are bein used all ov
(exc pt for Durharr� Region) would eliminate need for unk sewer f
M �
N
The Village with a Difference
Benefits of Proposal
• Contribute to the Provincial Growth Plan which forecasts - 1,600 population
increase in Clarington's rural areas by 2031
• Overcomes Durham Region's claim that Orono has no room for growth due to lack
of services
• New residents of Orono would expand client base for local merchants in the
downtown area and assist in the economic vitality of Orono
• New businesses and services would be attracted to Orono
yl�y�
flair s.
ti
, A—..dm
` F
The Village with a Difference
Benefits of Proposal
• Supports the achievement of `complete communities' as identified in Greenbelt
plan of 2016 and Growth Plan j
• Supports the achievement of complete communities in a business sense within
walking distance to the downtown 4
• A personal perspective ... histor of business' that have withdrawn from Orono i
the past 20 years e
N
:ill i p.r
ORONO
The Village with a Difference
Help us change this trend and allow us to bring
economic vitality to our Village by
*Expanding our urban boundary
*Committing to an Economic Action Plan
-
Let's Keep Orono Great!
N
i
lMt r 34
I
I
COMPARATIVE PERSPECTIVE to scale
AIIa� ®i^ GHARKE
as m im b 29 m 27129 M q 2} b 20 g 17 16 5 14 1! N b 9 A 7 6 5 4 3 2
F_
t f 4�/ I s. � Oi �Y {1L i•., , yv^ Lt 1P,1y+. k'�a 1 �`"rq�V I �! 1 , I
GflNiRS CONST VAT]ON���',v11 ,Y,,' `��I lg
It LVp ,,I
t 1
,
ta•__ k.. b'}•ate. �,.`R:1. .`.1v'. a 1 II'. l.i 1 1 v`-1
LT, R741� � iJI i
v
I II
C M F 5 'H ! 22 tl 20 19 li I6 IT 41
13,11 II 10 9 ;B 9,16 9�4
- l�DE Tia. ' .. . • I I i" '.
I I
I
lY
IR
Ic
`2
Pewai_ - l_
--- 2 H16tiWAY [.Ii•`. N�WTbNVILLf.:.. \ 1
A-
A
Elul
Mm mo 15 Will I
Smith
From: Smith <peterjsmith@sympatico.ca>
Sent: July 3, 2015 6:53 AM
To: csalazar@ciarington.net
Cc: dom@domsauto.com; Backus, Lisa (lbackus@clarington.net)
Subject: FW: Clarington Letter Again
Attachments: Letter to Clarington-Dom's Auto Parts.docx
Hello Carlos,
Hope you are doing well . Attached is our response to the Town's proposed Official Plan for the Dom's Auto Parts
property at 1604,Baseline Road , Courtice .
This is a follow up to our April 15/15 meeting at the town ,discussions with the Region of Durham servicing group, and a
further review of the proposed Official Plan Review in relation to the Dom Auto Parts property.
Signed copies of the letter submission were mailed to all parties on July 2'nd ,2015 .
Feel free to contact us any time ,and we are available to meet at any time,
Regards,
Peter Smith .
Peter J. Smith B SC., M.C.D., M.R.T.P.I., R.P.P., M.C.I.P. Principal
1448774 Ontario Limited - Planning Consultants
Urban & Rural Planning, Design & Development,
81 Sunset Blvd,
Alliston, ON 1-911 1Y8
Cell: 416-409-4867
Phone: 705-434-2137
Fax: 705-434-1565
Peter. ism ith @svm oatico. ca
1448774 Ontario Limited Planning Consultants
June 30, 2015
CLARINGTON OFFICIAL PLAN REVIEW TEAM
Municipality of Clarington
40 Temperance Street
Bowmanville, ON LIC 3A6
Attn: Carlos Salazar, MCIP, RPP
Manager of Community Planning & Design
Dear Mr. Salazar,
RE: Dom's Auto Parts, 1604 Base Line Road. Courtice — Continuance of Existing Use and Clarington
Official Plan Review
We are, as you know, planning consultants for Dom's Auto Parts at 1604 Base Line Road, Courtice.
This correspondence is a follow up to our previous email submission April 13, 2015 and our meeting April
15, 2015. We have made follow ups with the Region of Durham (Glen Severn) regarding timing of future
water and sanitary sewer servicing for the area and note the Town's requirements for a Secondary Plan
for the area.
We have the concern with the Town's continued desire to treat Dom's Auto Parts as a Special Study Area
in the new Official Plan with the intent of eventually hoping for the relocation of the business elsewhere.
Dom's Auto Is a well established and known business in the Region and should stay as a permanent use
at 1604 Base Line Road. The present and the new O.P. Policy, which was written a long time ago —10-15
years — for Dom's Auto to remain on a temporary basis is limiting to the continued operation of the
business. It is not practical or possible for Dom's to relocate, nor can it be sold/leased/partnered with
other parties with this kind of policy on its back. It is noted that many of the employment uses along
Base Line Road have outdoor storage similar to Dom's Auto with no Special Policy restriction on
temporary use of their property.
The Town's Zoning By-law 84-63 designates the property as an Exception M2-5 for an auto wrecking yard
south of the railway only. This is not consistent with the entire use of the property referred to in the
Official Plans. You have a permanent zoning south of the tracks. We assume the uses north of the tracks
are permitted, probably as a legal non -conforming use as part of the wrecking yard south of the tracks.
We have asked staff to clarify this matter.
Urban & Rural Planning, Design & Development
81 Sunset Boulevard, Alliston, Ontario L9R IY8 Phone: 416-409-4867 or 705-434-2137 Fax: 705-434-1565
Email: peter.jsmith@sympatico.ca
1448774 Ontario Limited Planning Consultants
From an overall timing perspective, we understand from the Region of Durham that new municipal
sanitary sewer and water services are unlikely to be in the area for 5-10 years. Also the area will be
subject to a Secondary Plan. This has not been commenced which will entail a 2-3 year process, which in
itself would not commence until after the Town's Official Plan Review is complete. Our client needs to
have a much longer working fife at 1604 Base Line Road than 5-10 years.
Our client asks, therefore that the municipality consider the following for Dom's Auto Part under the
Official Plan Review;
1. That any specific reference to Dom's Auto Parts in Section 16.5 of the Official Plan be deleted.
The use, however, should be recognized in the Policy.
2. Section 16.5 be modified to read as indicated below;
"16.5 Special Policy Area D- Auto Wrecking Yard Facility
16.5.1 Special Policy Area D is situated within the South Courtice Employment Area. While it may be
the long term goal of the Municipality to encourage the relocation of the existing auto -wrecking yard
facility, it is recognized that this may not be practical or possible in the long term. The existing use
may continue in the meantime and further that specific policies be included in the future Employment
Land Secondary Plan for the area that would reinforce and permit the continued use of Policy Area D
for an auto -wrecking yard facility after sewer and water services are available at its present location."
16.5.2 This Policy remains unchanged.
We would be happy to discuss these matters further at any time.
Please provide us notice of any future meetings and any decisions related to the Official Plan Review.
Yours truly,
Peter J. Smith M.C.D., R. .P.P M.C.I. P.
Principal —1448774 Ontario Limited, Planning Consultants
CC. Dominic Vetere, Dom's Auto Part Ltd.
Lisa Backus, Senior Planner, Town of Clarington
Urban & Rural Planning, Design & Development
81 Sunset Boulevard, Alliston, Ontario L9R 3Y8 Phone: 416-409-4867 or 705.434-2137 Fax: 705-434-1565
Email: peter.jsmith@sympatico.ca
LUIII s IAULO rams
Close X
FC,
Page 2 of 2
http://www.domsauto.com/ 06/02/2015
N ZHO
Z FX
1S3MO U3NIIJ3 (LgQ j
Wfj)Zu
xs3rneu != W O -d
W Z
N 71
OS
m 103 JOS
Z(1)
Z3
O�
xvM-sm'+vawa�^o Z Q'
W W
_ Z
W W
IL
k13aMIM1BM1 ' I ! W'
to
II I
I� L----------
II---
------------------
8
aroa AUSMV
ovoairaaoll
uvua
W
arca o
N
= < i
j
A3lrI0nB of
6 ZIs o
111 R
„
5 7Rfi' t
3
a
UO
VMd
9LlNSAbMHaIH
■ �-
>>
KQ
L
�z 0a
Z— U
3AIW k
0 �' Z »
11NSNOHW
Otloa evilm
ovoa labHN00l a00Mll3B y
NU g O
�
A
O
OtlOtld
aanloa e
�
i
u
z
2
ovoa Nosslo
a
L>oVOalbN0103a
�.
g
a
a
aboa
ovoa 00tlas aabNola _-
ow
a
4 �
-
10bOa,
abOa - -
rvYl - V d !::fg'),IY:jv(Ital#::: il[%I
v
C
30N3Atl
SNaY3W':'m::::: ::',
30N3 tl Sar3W l;
a
ao 133a1s � 'sls[€Ala3811
1
2a3en
aroa
� 3laalW
:..
n
IVN0103a
ovoa
e
0
aroa
3Aoa 31a
aroa POM
9
a
�
aroa 3101,1na -
aroa VNnos -
9ieArmHmH
Od - N000NVH NyQ9
l
IVN010da
3
MIA
E
9 6
LJu -ff"
r
PAi'PlI h4....e-s::..£��� 961�L ••'�Q R^l
t�g
Address: 141/M/070/L/ OA) 7-,M';,)
v
SITUATE
in the tOWn of NeWCastle
Dye& Durham Co. Limited, 160 Bartley Drive, Toronto
ASSESSMENT ROLL NO ................ ... ....
ADDRESS OF PROPERTY: -
{:€.:. ... ...... - ........ ............................
.
............. .... ..
Tn� CR
gOIITON, VIOIOR, ALE%ANbR
,. &HAYWARD
235 KING ST. EAST
.OSHAWA, ONTARIO:
BROO S, HYJR
ISON, ONES & MANN
BARS & S LI ITO R5
?. LTO STR ETPH . ONTA I
:::
T 0 w N 0 1
D I S T R I C T
HA14LET
C E
F M EEJ I NIIG
A proposed Distri'et Plan for the Hamlet
of Solina will be considered by the Town
of Newcastle Planning Advisory Committee
at its next regular meeting.
DISTRICT PLAN
FOR THE
HAMLET OF SOLINA
TOWN OF NEWCASTLE
a
4
,
'r
REGIONAL MUNICIPALITY OF DURHAM
9.
t f
�
t
4�
t
oe
SEPTEMIBER,'`1977
The Salina District Plan has been prepared in complia
Sections 10.4.2.1 of the Official Plan of the Regiona
Durham which requires. that "The delineation of the l
of land uses of Hamlets shall be undertaken in a dist
the:Cauncil of the respective area municipality,pria
The following text and Schedule 'A' constitute the d
the Hamlet of Solina and shall be used in conjunc..ior
Official Plan o€ the Regional Municipality of Durham;
1. ;POLICIES:
1.1. The areas in part of the north half of lot;
25 Concession V and part of the south':hali
Concession VI in the former Township of Dai
shoran on Schedule 'A' delineates the ekteni
development.
1.2., Any adjustment to _the Hamlet Development A3
ac delineated on Schedule 'A' shall requir
other similar uses.
2
1.6.
schedule 'A' indicates the maximum number of total
residential units which may be allowed in the areas
proposed for expansion. :These are as follows
Area A - 6 residential units d
Area B 10 residential units
Area C 6 residential units
Area D 4 residential units
1.7.
The staging of new residential' units to be built
Within the areas proposed for expansion shall be,
determined by the:Council of the Town of Newcastle'
and may range from one to a maximum of five:,units;: -F,,
annually."
1.8.
The minimum lot size for new residential units pzithii'
the area proposed for expansion shall be approxima
3/4 .acres and shall; .
a) meet the requirements of the Medical Officer`
of Health; and
b) ensure that a reserve area is retained for
the reconstruction of the the Field. r
.1.9.
z,
evelopment Area '
Infilling may occur within the Hamlet Development,
subject to the-following conditions:
a) that the proposed residential development is
between two buildings located an the,s;ame
side of a public road and has adequate frontage,
b) that the proposed development shall not
adversely affect adjacent wells,;and septic tanks,
and
c) that the requirements of the Medical Officer of
2. IMPLEMENTATION:.
2. l,
The present architectural character shall be compl�mente3
and enhanced where infilling and new deveYogTc�ent'gccur``
in the Hamlet,
2.2
The Town of Newcastle shall encourage, tree planting a:Y
tree preservation so that all areas are pr cith3 -•
a sufficient number of trees to maintain a high standaxdf.,
of amenity.and appearance.
2.3
An annual monitoring program shall be administered by
the Town of Newcastle and the Medical Officer of Health
and shall include: v
a) an appraisal of the-continuing°.availability of
--;
ground water supplies to the existing "residents t
as well as any depletion of the ground water
acquifer which may be caused by new development`
or otherwise; and
b) a sampling of the quality of the groundwater
supply with respect to any contamination."
2.4
The"precise limits of the Area Subject to II'Veloppent
Restrictions shall be delineated in the zoning by-law
ES°7
Good afternoon, my n<une is Bonnie Martin: Thank you fbr letting me address council. I
am here today to oppose the designation ( re -zoning) of my property: 2385 Maple Grove
Road, Bowmanvi.11e, from Hamlet -Agricultural to Hamlet -Environmentally Protected.
I spoke to council almost a year ago at the last public meeting for the official plan. At
that meeting council stated that the planning department should be addressing my
concerns.
On October 21,2015 I walked to the back of my property and noticed several trees with
metal tags on them along my property line, some of which were directly on my property.
I then called Lisa Backus about this, and she responded that she was unaware of this and
would look into the matter. When I called her back she informed me that when she had
enquired about this tree tagging, that no one from Clarington had been on my property.
At this present time I am still questioning who tagged the trees on my property and why.
I received a letter from the planning department dated Nov. 25, 2015 I noticed that the
terminology was designation as opposed to zoning. I called Lisa Backus Dec.02,2015 we
had a discussion on what the difference would be between "designation" and "zoning"?
Lisa, then informed me that because 1. had used the term `zoning" when I had made my
presentation to council (in Oct. 2015) that she needed to clarify to council that I was
mistaken, they were not changing my zoning, but that they were changing the
"designation" of my property.
I decided to look up what the difference in the "meaning" of what designation and zoning
is and what impact using one or the other would entail for :my property, because it
seemed odd to me why the planning department would make an issue of saying that they
were not changing my zoning. I discovered that it is now a one step approval process,
(whereas before it had been a 3 step process) therefore making it easier to change the
zoning of my property. In conversation with Lisa Backus I informed herr that I don't have
a beautiful forest, I have a bush full of half dead cedars and that maybe someone from
Clarington should have a walk through my property to see exactly what it. is they're
trying to protect. Lisa Backus said that it might not be a bad idea to have a walk-through,
environmental assessment done.
I received an e-mail from Lisa stating that herself and staff of C.L.O.C.A. would be doing
a site walk, to talk about Natural Heritage features on my property. On Dec. 18,2015 is
when Lisa Backus, two members of C.L.O.C.A., my neighbor Mike, and myself walked
the property. We discussed how the trees still had live upper growth but that the bottom
had no growth due to the density of the bush. It was pointed out that there was rtlso moss
on the bottom. of the trunks and in places the ground was marshy. Mike, my neighbor also
pointed out that beetles were killing the bark of the trees. During this site walk I also
brought them to my property line to show them the tagged trees that I had enquired about
and that no one seems to have an answer for.
At the end of the site walk, with all parties present, including my neighbor, I informed
Lisa Backus that I had discovered that the designation/zoning process was now a one step
process and that she and the phmning department had misled myself as well as council
when they said they were not changing my zoning, just my land designation, as they
knew full well that the zoning could be very easily changed due to the new one step
process.
After this site walk I received no feed back or answers as to why my property would have
received the designation of Natural Heritage system and therefore in need of
environmental protection. On what basis was this designation made and I would have to
ask whom this would benefit, certainly not myself.
The new official plan still has my property as environmentally protected, which concerns
me further because now the municipality is doing an environmental assessment on a
block of properties mine included, in order to permit the Longworth extension to Holt
road. The sub -division behind my property who intend to build homes offering forested
lots, either way having my property designated environmentally protected devalues it and
is not in my best interest.
In closing I would like my property left as Hamlet-Agriculturat as I see no reason that
warrants the change in designation.
Thank you for giving me this opportunity to speak.
Clarington
Leading the Way
November 25, 2015
Ms. Bonnie Martin
2385 Maple Grove Road
Bowmanville, ON L1 C 3K7
Dear Ms. Martin:
Re: PDC delegation October 5"', 2015
Official Plan Review Proposed changes
Property located at 2385 Maple Grove Road
File No.: PLN 38.6.2
C 6 q C
Thank you for taking the time to address the Planning and Development Committee
regarding the proposed changes to the Clarington Official Plan as it affects your
property on Maple Grove Road. I understand you have spoken to Lisa Backus, Senior
Planner, on a number of occasions, and I offer you the following information for further
clarity.
The Proposed Changes to the Official Plan have documented a larger Natural Heritage
System (Attachment 1; see green outline), than the current Official Plan. Regardless of
the change to the Official Plan designation, the uses permitted on the rear portion of the
property have been constrained by the presence of the natural heritage system for
some time. The difference now is that the designation on the lands is being amended to
reflect the underlying constraints (the Natural Heritage System, identified on Map D1.)
Neighbourhood and subdivision plans in proximity to the urban area boundary consider
future road and neighbourhood connections beyond the urban area and beyond the
planning time horizon so as to provide for appropriately planned communities over the
long term. As such, the Brookhill Neighbourhood has contemplated future extension to
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO LIC 3A6 T(905)623-3379 F (905)623-0830
Current Clarington Official
Proposed Official Plan,
Plan, 2006
March 2015
Partially located within the
Yes
Yes
Hamlet of Maple Grove
Designation - Front
Hamlet Residential'
'Hamlet Residential'
Permitted uses
• Single detached
• Single detached
(Chapter 12)
dwellings
dwellings
• home based
• home based
occupations
occupations
Designation - Rear
'Greens ace'
'Environmental Protection'
Permitted uses
• Recreation
• Low intensity recreation
(Chapter 14)
. agriculture
• forest and wildlife
• conservation
management
Natural Heritage System
Yes
Yes
The Proposed Changes to the Official Plan have documented a larger Natural Heritage
System (Attachment 1; see green outline), than the current Official Plan. Regardless of
the change to the Official Plan designation, the uses permitted on the rear portion of the
property have been constrained by the presence of the natural heritage system for
some time. The difference now is that the designation on the lands is being amended to
reflect the underlying constraints (the Natural Heritage System, identified on Map D1.)
Neighbourhood and subdivision plans in proximity to the urban area boundary consider
future road and neighbourhood connections beyond the urban area and beyond the
planning time horizon so as to provide for appropriately planned communities over the
long term. As such, the Brookhill Neighbourhood has contemplated future extension to
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO LIC 3A6 T(905)623-3379 F (905)623-0830
Nil
Notice of Study Commencement
Schedule `C' Municipal Class Environmental Assessment
Longworth Avenue Extension, West Urban Boundary to Holt Road, Bowmanville
The Municipality of Clarington is undertaking a Schedule 'C' Municipal Class Environmental
Assessment (EA) in accordance with the Municipal Engineers Association's Municipal Class EA
document dated October 2000 (as amended). The purpose of this study is to investigate
alternatives and possible
alignments for construction of a
new road and associated servicing
from the Bowmanville west urban
boundary (Boswell Drive road
allowance) to either Holt Road or
Maple Grove Road.
The study will investigate the need
for a new type 'B' arterial roadway,
possible reconfiguration of Holt
Road at the proposed intersection
with Longworth Avenue and
improvements to Holt Road. If
recommended, the easterly limit of
the new road would align with the
westerly limit of Longworth Avenue
to be completed as part of the
Brookhiil Neighbourhood
development process.
The need for the new roadway is
supported by the Municipality of
Clarington's Official Plan (2014),
the Brookhill Neighbourhood
Secondary Plan (2014) and the
Draft Clarington Transportation
Master Plan (2016). As part of this
The Corporation of the Municipality of Clarington
40 Temperance Street, Bowmanville, Ontario LIC 3A6 T 905-623-3379
REGIONAL
yC
mW
mp
�a
STREET
REGIONAL
x
\
I'
t�
A
x
` Good evening,
My name is Bonnie Martin. J'hank you fir letting me address Council. I am here today to oppose the
re -zoning of my property from Hamlet - Agricultural to Hamlet - Environmentally Protected.
1 have lived in Clarington for over 15 years and in Durham Region for most of Illy living at my
uuaent address 2385 Maple trrove Road for the past 6 years. When I bought thehouse and the land I
bought it for an investment as Clarington is a growing community and I recognized the future potential.
For that: reason. I went to CLOCA to check out zoning and land use; before I bought the property. Of my
4.5.5 acres, the front acre is in tlae IIanrlet of Maple Grove and 3.55 acres is agricultural in the
Municipality of Clarington.
In May of Oris year I went to the public .information session on the proposed chamges to the Clarington
official plan which I read about in the local newspaper. I wanted information as to Where Longworth
Avenue and Ross Wright Avenue would be going through to Maple Grove Road and if it would affect my
property: That was when I discovered Clarington is planning to change my zoning to environmentally
protected riot only on the agricultural land but also in the Hamlet part of my property.
I have never received any notification other than that meeting concerning this matter of re -zoning. Since
then I have had several conversations with Lisa Backus from the planning department. I have also sent
all email stating I am opposed to these changes because it would decrease the value of my land. Lisa
advised me that I was better off than my neighbors to the north of me because they are zoned greertbeft,
which level- can be changed. Mine being environmentally protected cart be changed. Lisa sent me maps
to show' la e where Longworth and Ross Wright Avenues are in comparison to my property. Lisa said that
Ross Wright Avenue would not be going through to Maple Grove Road for several years as they do not
need any more housing devcloprrrent i't Clarington at the present time.
I asked Ms. Backus why the zoning was being changed to environmentally protected. Basically she said
that Clarington was trying to save the forest/trees. I decided to call Niblett Environ Trental for an
assessment on my property to ,see if there were any rare trees, wildlife, birds etc. that would merit
changing the zoning. .Niblett said that l would be wasting my money as Clarington is using the forest
conservation bylaw to make it environmentally protected. This is legislation that the Province brought in
and the Municipalities are enforcing. I called Lisa again curd asked her about the bylaw, she told me it
was already in effect and that 1 was 'lot allowed to cut down arty trees ort my property. I asked her why
then the zoning change when die bylaw was already in effect. She said it was for extra protection. (?) I
have told Lisa from the beginning of our conversations that the zoning is'being changed for Jeffery Homes
who is advertising forested lots. The same thing happened in Courtice Woods subdivision in Courtice.
All the land around the subdivision is protected. 1 see no other reason for the zoning change.
Is it environmentally protected land or not? Because, if this change occurs it will affect the value of my
property. This a temporary plan to protect forests. When Ross Wright: Avenue is extended to Maple
Grove Road the area will have to be re -zoned again. Arid since the forest conservation bylaw is in place I
would. think that the zoning change :is not required. I find it interesting, as you can see oilthe map, that
the subdivision has stopped at my property line, obviously they are waiting to continue building after the
zoning change is cornplete. It the municipality walus to save the environment that's one thing but
changing land zoning for builders to sell more expensive houses because they are in a forest setting is
wrong, especially when they don't own the forest. I.f Jeffery Homes wants to buy my land that they want
deemed as environmentally protected then fine. Otherwise, leave the zoning ars it is: Harnlet -
Agricultural.
'-'hank you for giving me this opportunity to speak.
M,
co
G
dr
7r,
12
EL. —o
3t T 0
ACC
N
U E
I) p
3 L E
Ell
Eff
L7
11
a Ea
35
O
.13
U
Ell
0
is
Q
Cl.
ED
EEv
c E
E
of
F
0.w L
ED
O
h -
V
9
>
H
N
u;
o
c
T
G
a
u,
�
N
p �n
r
C m S L
0.
o_
°
N
..
Zi
G
:n
v,
i--
tf
Vnn
IV
c
CJ JlJ C
LL
-
>
o
yIn
(E
M m -
.. ..
o
c
T
G
a
�
N
p �n
r
C m S L
0.
o_
°
N
S
U
to
ro
+-
O
CJ JlJ C
o
yIn
(E
M m -
L N —
2
o
rn
C
G
�
O
�
N
w`c
r
m a
u
r a
N
S
U
q ro
q V
ro
+-
O
hitp://www.jeffe:ryliomes.coin/ceinmunities/c.ourtic�:-woods/siteplan.htni 2/3
�•' � } P
V VRIVLRJ
I
rr.-r��lrrrl06
0 1000 2000 3000 m
1000 m
\G� I
I
I
I
REGIONAL ROAD 9
KENDAL I
I I
I ,
I
I
1 ,
I
I �
I I
ao l
a I
0
J
NEWCASTLE z
URBAN AREA W
of I
SEE MAP B4)
INFWTo mvII I F
`> FREEWAY
TYPE A ARTERIAL
TYPE B ARTERIAL
-------------- TYPE C ARTERIAL
COLLECTOR ROAD
— — — — — — — REGIONAL TRANSIT SPINE
•�������������������• INTER—REGIONAL
TRANSIT LINE
EXISTING FUTURE
F..."'.�
FREEWAY INTERCHANGE
O GRADE SEPARATION
MAP 131
TRANSPORTATION
CLARINGTON RURAL AREA
OFFICIAL PLAN
MUNICIPALITY OF CLARINGTON
FEBRUARY, 2014
REFER TO SECTION 19
THIS CONSODDATION IS PROVIDED FOR CONVENIENCE ONLY
AND REPRESENTS REQUESTED MODIFICATIONS AND APPROVALS
I
Ea
1
I
1
I
1
1
1
I
1
1
1
I
1
EXISTING FUTURE \
�.m,. \--
FREEWAY INTERCHANGE
O f"), GRADE SEPARATION
r � -
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
I ♦
I ♦
•
1
1� I 0 200 400 600 800 m
1 200 m
1 i
'4 CONCESSION ; ROAD 3 , O
1 O 1
1 � i
1
�.1 1
��AVENUE......... --------- '
1 I 1
1 1
1
1 1
I 1 1
GQ �• , I J
1 1
1 1
1 1
w1 I 1
7 ; 1
I w1 '
1
QI 1
...;-------'
CONCESSION 1 STREET , 1
1 1 I 1
waail
'011
I ,
m d
m
gl 1 f u1
z1
w1
m1
W
w z
Ln J (O/) 1
d 1
I � 1
N 11
BASELINE ROAD !�
0
1 �
,--------- •
/ I �
LAKE ONTAR/O `-
- - URBAN BOUNDARY
MAP 133
..............................:::......ssnx: FREEWAY
TRANSPORTATION
TYPE A ARTERIAL
BOWMANVILLE URBAN AREA
- - - - TYPE B ARTERIAL
------------ TYPE C ARTERIAL
OFFICIAL PLAN
COLLECTOR ROAD
MUNICIPALITY OF CLARINGTON
— — — — — — REGIONAL TRANSIT
SPINE FEBRUARY, 2014
0 0 0 0 0 0 0 0 0 INTER -REGIONAL
REFER TO SECTION 19
TRANSIT LINE
�� GO STATION
THIS CONSOLIDATION IS PROVIDED FOR CONVENIENCE ONLY
AND REPRESENTS REQUESTED MODIFICATIONS AND APPROVALS
BURKETON
ENFIELD
REGIONAL ROAD
v
M
D
a
I
I
j
j
ORONO
o
a
o
—
! sc
•
:O U RTK
;BAN Al
EE MAP
PACIFIC RAILWAY
REGIONAL R
'll �I HAYDON
r
TYRONE
•' �^vvq 407
IN
w
Lu
Lake Ontario
•
jLESKARD •
�I •
poll
•
•• •••••
•
KIRBY �`�
REGIONAL ROAD
4
I
I
I
I
j
j
ORONO
o
x
—
J
\
2
�7
O
I_
Lu
Lu
Ira
3
x
c�
x
NEWCASTLEI
URBAN AREA
yqy (SEE MAP J4)
REGIONAL ROAD
�7 KENDAL
w
a
it
M HIGHWAY2 r—'
I
HIGHWAY 401 / \
'Y
SETTLEMENT AREA BOUNDARY
FREEWAY
TYPE A ARTERIAL ROAD
TYPE B ARTERIAL ROAD
TYPE C ARTERIAL ROAD
COLLECTOR ROAD
— — — — — — - REGIONAL TRANSIT SPINE
•••�•�•••• FREEWAY BUS
RAPID TRANSIT LINE
• • • • • • • RAIL TRANSIT LINE
------�� RAILWAY
EXISTING
FREEWAY INTERCHANGE
0 FUTURE
FREEWAY INTERCHANGE
m FUTURE PARTIAL
FREEWAY INTERCHANGE
EXISTING
GRADE SEPARATION
0 PROPOSED
GRADE SEPARATION
FREEWAY TRANSIT STATION
co TRANSPORTATION HUB
MAP J1
TRANSPORTATION NETWORK
ROADS AND TRANSIT
CLARINGTON RURAL AREA
DRAFT OFFICIAL PLAN
MUNICIPALITY OF CLARINGTON
MAY, 2016
o • N
w •
J
a
z • Q
o •
i w •••••• •• T-
C. P R.-------T------------i
BASELINE ROAD
HIGHWAY401
MAP J2
TRANSPORTATION NETWORK
ROADS AND TRANSIT
COURTICE URBAN AREA
DRAFT OFFICIAL PLAN
MUNICIPALITY OF CLARINGTON Lake Ontario
MAY, 2016
PEBBLE
ONE RDI
F I
URBAN AREA
FREEWAY
TYPE A ARTERIAL ROAD
AVENUE
r�
I
I---
TYPE B ARTERIAL ROAD
ADE`=E
-----
-��
TYPE C ARTERIAL ROAD
0
O
G
RGEREyNO
i
COLLECTOR ROAD
LDS
DRIVE
a
J
Y
------•
REGIONAL TRANSIT SPINE
O
O
~
• • • • •
FREEWAY BUS
a
RAPID TRANSIT LINE
x
• • • •
RAIL TRANSIT LINE
DURHAM
H`G`wAY2
RAILWAY
o
i
GO
O°
TRANSPORTATION HUB
Lu
o
z
0
o
w o�
Y
0
EXISTING
O
o
FREEWAY INTERCHANGE
U
O
�
o
=`
FUTURE
O
FREEWAY INTERCHANGE
MEAD DWGLADE
ROAD
EXISTING
GRADE SEPARATION
LOOR STREET
I
I I O
PROPOSED
`
GRADE SEPARATION
o • N
w •
J
a
z • Q
o •
i w •••••• •• T-
C. P R.-------T------------i
BASELINE ROAD
HIGHWAY401
MAP J2
TRANSPORTATION NETWORK
ROADS AND TRANSIT
COURTICE URBAN AREA
DRAFT OFFICIAL PLAN
MUNICIPALITY OF CLARINGTON Lake Ontario
MAY, 2016
N
p
a
0
ly
NORTHGLEN BO LEVARD f
w i
J /
p
NASH ROAD CONCESSION ROAD 3
i
Q I
� I ` 3 0
w 0
0 U
I AVENUE w
N
L40 z
IL I r1C'�OR w p
�O w >O
� 1 U) d
Q
i w G
O p m
I Z 00 J
Q O
Z Z
O U W
m >
``♦ Ljj
♦` CONCESSION STREET
z
� Q p
0
O
m
KING STREET
w
Z)
z
I w
Z I
I O
d Ip
I Q
BASELINE ROAD rj
Lu
I I F
HIGHwAy401 I z
Iw
I SNR Im
I '
I
I a
Lake Ontario
URBAN AREA RAILWAY
FREEWAY ra0 TRANSPORTATION HUB
0 EXISTING TYPE A ARTERIAL ROAD MAP J3
FREEWAY INTERCHANGE TYPE B ARTERIAL ROAD TRANSPORTATION NETWORK
O FUTURE TYPE C ARTERIAL ROAD ROADS AND TRANSIT
FREEWAY INTERCHANGE
COLLECTOR ROAD BOWMANVILLE URBAN AREA
O EXISTING ______
GRADE SEPARATION - REGIONAL TRANSIT SPINE DRAFT OFFICIAL PLAN
MUNICIPALITY OF CLARINGTON
O PROPOSED
• • • • RAIL TRANSIT LINE MAY, 2016
GRADE SEPARATION
Iw
J I �
z
I Z
0
Lu
D \
M
GRADY DRIVE
O o '
Of �` '%
Lu �-- KING AVENUE
z
Lu
m
EDWAR STREET /
\ 4
HIGHWAY 401 fl
C. N. R i
i
URBAN AREA
FREEWAY Lake Ontario
TYPE A ARTERIAL ROAD
TYPE B ARTERIAL ROAD
TYPE C ARTERIAL ROAD
COLLECTOR ROAD
------• REGIONAL TRANSIT SPINE
�--�� RAILWAY
EXISTING
FREEWAY INTERCHANGE
O EXISTING MAP J4
GRADE SEPARATION
TRANSPORTATION NETWORK
O PROPOSED ROADS AND TRANSIT
GRADE SEPARATION NEWCASTLE VILLAGE URBAN AREA
DRAFT OFFICIAL PLAN
MUNICIPALITY OF CLARINGTON
MAY, 2016
Handouts/Circulations
Planning and Development
Committee Meeting
7:00 PM Session
Presentation to Clarington — September 12th, 2016
Proposed Clarington Official Plan
My name is Clifford Curtis and I reside at 3280 Tooley Road, Courtice.
I'm here to comment on the proposed Clarington Official Plan, with specific
comments related to the Worden East Neighbourhood abutting Tooley Road from
Nash Road northerly to the urban boundary.
I've lived on Tooley Road since 1960 and on my current property since my wife
and I purchased it in 1981. The property was located within the Courtice urban
boundary and was zoned R1. In 1986 the property was rezoned so that the front
200 feet abutting Tooley Road remained R1, but the rear lands became (H)R1.
When the Proposed 1996 Official Plan came forward I had some concerns as it
proposed to designate the rear of my property to Woodlot and place a School
immediately south of my land. I referred the Official Plan to the Ontario
Municipal Board and a negotiated settlement was reached whereby Clarington
moved the School closer to Nash Road, kept the Residential designation on my
property (and the (H)R1 zoning), and agreed to the expeditious preparation of a
Neighbourhood Plan (since they did not do Secondary Plans).
The Neighbourhood Plan was completed (without public consultation) April 15,
2002. (Attachment No. 1) This plan laid out a road pattern but still required an
Environmental Impact Study to finalize lot and road layouts. I indicated to staff at
the time that I did not consider this to have fulfilled our agreement.
Clarington staff, on February 11, 2016, approved a new Neighbourhood Plan
(Attachment No. 2) which indicates that portion of the plan, including my
property, will require an Environmental Study (Natural Heritage features require
further study to determine development limits, roads, and possible protection,
mitigation, and compensation measures). Amendment of the Neighbourhood
Plan will also be required prior to development.
As I stated in my delegation at the time, that Neighbourhood Plan was not
appealable to the Ontario Municipal Board as it had no status within the Planning
Act (or I would have appealed it).
I have authorized the preparation of a number of studies, with the participation of
neighbouring landowners, including:
- A Conceptual Street and Lot Layout Plan between Poppyfield Drive and
Springfield Lane (Attachment No. 3);
- An Environmental Impact Study (to identify environmental features which
should be maintained) (the map from that forms Attachment No. 4);
A Hydrogeologic Study (primarily focussing on groundwater recharge) and;
An Archaeological Study.
I have also had a draft Draft Plan prepared (Attachment No. 5) and I have had a
preconsultation meeting with Clarington staff. My neighbours and I plan to
submit our Draft Plans concurrently within the next couple of months.
That is the background, my concerns with respect to the proposed Official Plan
revolve around two primary issues.
First, it is my understanding from comments received at my preconsultation
meeting with respect to my draft Draft Plan, that Clarington intends to have the
existing Neighbourhood Plans ascend to Secondary Plan status. This provision is
not actually contained within the Official Plan, but I understand that it will be
done concurrently with Official Plan approval. This is entirely inappropriate and
unnecessary.
Inappropriate, as it will take a Neigbourhood Plan with no status under the
Planning Act and transform it into a Planning Act document without adequate
public consultation and review thereby frustrate the right to appeal those
Secondary Plans to the Ontario Municipal Board if there is disagreement with
Clarington's final position.
Unnecessary, as the Regional Official Plan only requires Secondary Plans for
development of greenfield Living Areas that are greater than approximately 20
ha. Most of this Neigbourhood (including my property) are within the Build
Boundary and should be considered infill, which should not require a Secondary
Plan. In fact, it shouldn't even require a Neighbourhood Plan as the draft plans
will be subject to public consultation and will include a comprehensive lot layout
and servicing plan.
Secondly, I take exception with the blind use of the Natural Heritage Mapping in
the Durham Official Plan to designate properties within the Urban Boundary,
actually the Built Boundary, as Environmental Protection lands.
This mapping, as supplied by the Ministry of Natural Resources, is notoriously
inaccurate as overcaptures tree cover. It needs to be ground truthed. In the case
of my property it fails to accurately capture existing tree cover along my west
fence line (actually an undercapture), and it overcaptures the tree cover on the
rest of my property by ignoring existing cleared land for my septic disposal system
and mowed lawn.
In any case, the Environmental Impact Study for my property identifies a need to
retain only a 30m wide strip of undisturbed vegetation parallel to my west
property line which will both serve as a wildlife corridor and preserve most of the
notable trees.
Therefore I request that the proposed Clarington Official Plan be altered to
recognize the results from the Environmental Impact Study generally between
Poppyfield Drive and Springfield Lane and to restrict the EP designation to the
westerly 30m of the vacant lands. Furthermore I request that the existing
Neighbourhood Plan be voided, and not be elevated to a Secondary Plan,
recognizing that a Neighbourhood Plan has no planning status and that a
Secondary Plan will not be required for development within the Built Boundary.
Thank you for your time and consideration.
joillI►�
F�
r-MC1140dr A/m 7-
-71
p
At
-
FUTURE ADELAIDE
AVENUE-
I
'
LEGEND
Environmental Protection
Existing
InfitOpptialAnd
Opportunity
5-N 2§
l;
-.�\
11
Single Detached Residential
J
Mulfi-unit Low Density
Residential
\(
Multi-unit[t Medium Density
®Residential
Z
Environmental SWEYAma
XeMedebrWms requre
Wtle sNtlYbtlebm ne
::
ce. llmlb mal
.Ne ,mmlY9e.
na wmPennlcnmuwmel
Church
Location Of Pond Ater
Management
en. ee.
upmin praeum ehemwaler
meum,,h paldlalb0ul blv
I
ceveiepment MI be deteminetl
a rolgll tlselopmeni
'
pplketioni)
— Possible Future Trail
E7t
-
-
(agnmemaeedebmimed)
g
FIEL
r,
I
I
L RHcoum
POPPVFIELD DRIVE
III
(
--
u,
rc
-
1
�
—
11
E
1
II \
• o.�
(
1
WORDEN EAST NEIGHBOURHOOD PLAN
n
IPNO USECONCEPTPLAN
HASH ROAD
_
- -- ---�-�
DWG.NO. t
47—l"IeWn-dr IVO.3
\\MTS\SF FF\08 FILES\115400\115155 WORLEN 4N,11N S G1O,F\1151]5 OIUWINGS\1151]] LONGER AL LFTELOPMEMF W PNEIIMINPPv ENGINEERING\115155
LJ J6
�HJ
2J
Ij
�4
all
J305
i
II
,121
❑
�
��
119
[J�BO
❑
117
[�]
❑
115
Ll O
IIJ
1-TIbJ
33B
IO]
105
J1
O
lOJ
32 5
IOI
�
L10
99
97
fTd02
OFIE,�B6a
W
�93
3p
0
S1
8
Wv
89
J 11
LU
B]
85
3 64
cz�83
I
6
(W
V
81
)9
,
]]
75
3 24
3
I I I
JJ
ni2
L
]I
69
6]
65
63
�I�J
JA89
61
�7P 2
��]]
,9
�1
95
—
55
5J,7
J
L—�
MUNICIPALITY OF CLARINGTON
sCn,E 12000
oanrvN .-.K C.
Pao�eCT
WORDEN NEIGHBOURHOOD CONCEPT115155
DwG
FIG I
PLAN
DESIGN
CHECKED
O.GIddle 6 Aaeaoieees Limited
ultlg ng�nOS
ntl Pl. I—A.
, 186
—.NE G<a s)sE - � x <soc)a s-av5o
DATE 9/8/16
\\MTS\SF FF\08 FILES\115400\115155 WORLEN 4N,11N S G1O,F\1151]5 OIUWINGS\1151]] LONGER AL LFTELOPMEMF W PNEIIMINPPv ENGINEERING\115155
4 � -� tT
o n N
i
FFE$ og �1
\ eve wog Nnd--
/ �s
3AWO 077I2Y?1NJo
P71AC/f//IKAIr I/a. 5
¢� ! x
k t t y N
CL
@ 1 o
s6e53� e 031
Z 29, ryLL °a'
N e ka0 8� _O C-4, ggEEE
yy
y ,
rod SA7]o0A
I I�I
tAIN
I I I
I
w
9
f.
p'SI S4�S1
g
$ I
S
O O
Draft OP Amendment #107
as conformation to provincial and regional changes
Comments by Libby Racansky, September 12, 2016
A
0
E.P,lblt 'T'. A--d-e. Nn. I n? rn TM1n Mn --Y
QMPM
�1.4 Pl— Map AA I. -- 1 U1� 1L—R—
�y
4J,�i
,'I-;rp
_ I
�_
I ••
I I
_ •_
l
M 1
j
14
A
A
0
E.P,lblt 'T'. A--d-e. Nn. I n? rn TM1n Mn --Y
QMPM
�1.4 Pl— Map AA I. -- 1 U1� 1L—R—
viiecrvr
vevr9
Neighbour
0
0I0I0
ivias exrensivn in nanca
nn Man J 21 and Trails
LLI 1 `
k
i C I I I ,.r Irl 1 a p.rmrs fin�
f—•— --- I rk d.
[�. ` .F 4lkaaand4�pt [vrv��
I
I i _ Jrn �+V�Yorwr
� I
I I I 4p I•..wti.
MAPK
rra rrrr' Tluas
GLfAIN ll-om
I--pvwml r,
-PPIW -L.-m gWalrarriiw
W! i�1
Avoid past EIS and EA shortcomings:
With climate changes that are addressed throughout our OP, we have to change our ways of doing things. Council should require that all our
OP policies regarding natural environment are kept, with no exemptions, for safety of residents. This could lead to no financial expenditure
and unnecessary staff time spent for correction of improper setbacks, flooding, etc.
Please add to Studies requirements the following:
Council should require list of - all flora and fauna including insect, especially benefiting one for pollination of our natural areas; birds and
mammals consuming insect like ticks and mosquitos that cause West Nile virus, Lyme disease, should be protected by - conserving or creating
their habitat for the protection of residents' health; - fungi (mushrooms, lichens and mosses) important for upkeep of our natural areas
O consider climatology that could help us together with points mentioned above to define an interaction of physical, chemical and biological
processes (removal of natural areas and its effects on our weather)
O how will each development lower GHG and the list of other innovations
O because cumulative impacts are recognized by our OP, the impacts on lowering of water table at each neighbourhood in Courtice
groundwater recharge area should be considered. Cumulative impact of this lowering on the whole area could determine sustainable
development of the remaining land mass that is so important for our safety
Conclusions:
Council should make sure that all our OP policies are adhere to especially the minimum vegetative protection zone (setback) from
streams 15 meters and 30 meters from natural areas (Table 3-1) should be kept for our safety
I also hope that in the near future our Council will support provincial expansion of the Greenbelt by including our streams within their
Urban River Valley corridors
Comments on OP Amendments to conform to provincial and regional policies by Libby Racansky September 12, 2016
1. Land Use in Special Studies, secondary plans and protection of remaining natural areas
I am very concerned about protection of SS Farewell Heights (see green arrows), new SS #1 In
Hancock Neighbourhoods (see red arrows), which I don't live in but I am well aware of the impacts
of further development of both lands on this watershed.
a) Former Special Study Farewell Heights
Region represented two developers during the OMB hearing and against former OMB decision and
wishes of its residents, SS designation was removed from FH and only secondary studies are
required.
CLOCA's watershed planning did not include this land. Planning Dept., MNR, MOE, Ministry of
Municipal Affairs did not support extension of the urban boundary north because there was more
than enough of this groundwater recharge area with wetland complex already developed.
Cumulative impacts on the groundwater level lowering and the extent of sensitive lands are
unknown. The land was cleared prior to the OP Amendment and as such, Council should make sure
that the rehabilitation of natural areas, its linkages is done before development. There is no
extension of Adelaide Ave and no sewers.
All Sections on natural environment protection in our OP sound well, but it is up to Council to make
sure that all policies are kept and that the estimated densities in Appendix B are changed after
findings in the EIS.
1
b) New Special Study #1 in Hancock neighbourhood and the faith of the remaining wetlands, forests and streams
Again, all natural heritage should be protected according to our OP.
We have to remember that Courtice north is the only groundwater recharge with wetland
complexes in GTA. We know that we are already experiencing flooding, erosion of stream banks,
reduction of ecological functions of natural areas caused by the spread of invasive species and by
impermeable surfaces of houses and roads.
Region forced on us to expand urban boundaries south of Hwy #2. Council, use this reason for
applying very high density along major corridor, Courtice Rd. as per OP 4.3.5 - Priority Interim Areas
(see black arrow) to ease development tension on Courtice north groundwater recharge. But, even
there, please three remaining wooded areas has to be protected in order to allow Tooley Creek to
function. This Creek and Black Creek were very much impacted by the Hwy 418 development.
Flooding occurred at Hancock Rd. north, south and Nash Rd. this early spring after extensive
clearing of these watersheds.
Council could obtain exemption for development of Greenfields & Built-up areas in Courtice north
by requesting Province to do so.
2. Reduction of GHG in Courtice
All, Clarington, Region OP and provincial policies require to reduce GHG, therefore Extension of
George Reynolds (Map J2) should be deleted from Hancock Neighbourhood. New roads should be
direct, leading to points of interest like shopping, to major highways, hospital, and other amenities.
They shouldn't let us wonder throughout other Neighbourhoods to prolong our travel. This way,
2
even our carbon sinks (natural areas) would be protected. Transportation is the largest and
fastest-growing source of greenhouse gas emissions in Ontario.
3. Trails
Trail through the SS # 1 should be deleted because these are the private lands. Instead, the trail
should continue through Hancock Rd. This Road is now being used for this purpose since Nash Rd.
was closed because of Hwy 418 construction (without OMB approval).
4. Add to Studies *EIS, sub/watershed plans) requirements the following:
Council should require list of all flora and fauna including insect, especially benefiting one for pollination of our
natural areas; birds and mammals consuming ticks and mosquitos that cause West Nile virus, Lyme disease, and
who know what else now should be protected by conserving or creating their habitat for the protection of
resident's health. I would like to remind you that Courtice north aquifer is underlain by clay that will keep this
area damp even after drainage; there may be other areas with similar conditions in Clarington that would need
the same treatment. Fungi (mushrooms, mosses and lichens) should be listed as well; they are up -keepers of our
natural areas.
Studies should consider climatology that would help us to define together with above mentioned points an
interaction of physical, chemical and biological processes; this could help us to understand if and or how much of
land could be removed or covered by impermeable surfaces so that it wouldn't cause increased extreme weather
strength.
Each development should be asked to explain How they will lower GHG and use of other innovations. Because
cumulative impacts are recognized by our OP, the impacts on lowering of water table at each neighbourhood in
Courtice groundwater recharge area should be considered. Cumulative impact of this lowering on the whole
area aquifer could determine sustainable development of the remaining land mass.
3
Conclusions:
With climate changes we have to change our ways of doing things. Council should make sure that all our OP
policies on environment should be adhered to, especially one (3-1) minimum vegetative protection zone
(setback) 15 meters from streams and 30 meters from natural areas are kept for our safety. I also hope that in
the near future Council will support provincial Growing of Greenbelt by inclusion in all our streams. Please,
consider all of my points of concerns when making decisions on development. Council should make intelligent
decisions to protect the health and safety of its constituents by recognizing reality. Exemptions from keeping
our OP policies should be the way of past. Also, protecting our natural areas could decrease health impacts of
air pollution. (The World Bank and University of Washington Study: The Cost of Air Pollution, 2016)
The Cost of Air Pollution: Strengthening the Economic Case for Action
III
.f
Municipality of Clarington, Ontario
■
.:E.......
lwu
THE BIGLIERI GROUP
September 9, 2016
0
t
a ..
Hampton
ld
p3 p
0
g
Subject Site3 �
Bpwmanville Golf
Cornrm,P.9itr.-all c and Country Club
� f
Z'
G
Source: Google, 2016
.C111:.
THE BIGLIERI GR40UP
LEGAL
DESCRIPTION:
Part of Lot 20,
Concession 5
in the
geographic
Township of
Darlington,
Municipality of
Clarington
I
A'
Hampton
00
lmli
e.
0 V 0
Source: Google, 2016
■
.E .......
THE BIGLIERI GROUP
➢ Well buffered from
surrounding
agricultural uses
➢ Subject Site and
adjacent rural estate
lots to the east are
connected to Hampton
via Taunton Road
➢ Total size of 41.02 ac
(16.6 ha)
• Open area is 36.32
ac (14.69 ha)
• Wooded area is 4.7
ac (1.9 ha)
Proposed
Access
CO
.>
�
-A
�
Proposed
Access
0
�m
.f
M
1E
LEGEND
W
}
■
F
EXISTING
FLETURE
FREEWAY
I
■
Subject Site
Vr
Source: Durham Region Official Plan, 2013
�
k S?EC♦FIC PCLICY AREA
■
.MEN
THE BIOLIERI GROUP
➢ Subject Site and
Hampton better suited
for residential
development than more
remote hamlets in
Clarington
➢ Located 1.6 km from
proposed Taunton
Road / Highway 418
Interchange and Transit
Station
➢ Easy access to
proposed Highway 407
which will connect to
Highway 35/115 to the
east
➢ Well connected to
urban areas in
Clarington and the rest
of the Region and GTA
LEGEND
}
■
F
EXISTING
FLETURE
FREEWAY
I
TYPE A ARTERIAL
L_.
TYPE B ARTERIAL ...... •
tCz
YYPECARr-mKmL .---...
IE
■
z
LU
INTERCHANGES
J
�
�
i
{
EXISTING INTERCHANGES T4 BE REMOVED
�--��
gAILWAY
HAMLET
r
URBAN AREA
Source: Durham Region Official Plan, 2013
�
k S?EC♦FIC PCLICY AREA
■
.MEN
THE BIOLIERI GROUP
➢ Subject Site and
Hampton better suited
for residential
development than more
remote hamlets in
Clarington
➢ Located 1.6 km from
proposed Taunton
Road / Highway 418
Interchange and Transit
Station
➢ Easy access to
proposed Highway 407
which will connect to
Highway 35/115 to the
east
➢ Well connected to
urban areas in
Clarington and the rest
of the Region and GTA
.f
Source: Clarington Official Plan, 2014
.C111:.
11NG, Hof —D
THE BIGLIERI GROUP
➢ Partial designation of
Significant Woodland in
upper east corner of
Subject Site
➢ No residential
development proposed
within woodland area
➢ EIS will be prepared to
support Draft Plan of
Subdivision Application
➢ No municipal
infrastructure
expansions are
required that will impact
the Natural Heritage
System
�p
°a
LONG SAULT FOREST
J
p
a
a
`
URBAN BOUNDARY
Ropnq
Reccti RR4C.
2c
----- HAMLETBOUNDARY
�r
r
NATURAL HERITAGE POLICY AREAS
— OAK RIDGES MORAINE LIMIT
In
it I
LAKE IROQUOIS BEACH
a
X
/
N�E rn
"a^�
NATURAL HERITAGE SYSTEM
WETLAND
- SIGN I FICANT VALLEYLAN DS
g ��
N
I
SIGNIFICANT WOODLANDS
❑
+
S a
Re
���
GANARASKA AND LONG SAULT FOREST
Yi
W
r
AREA OF NATURAL OR
SCIFN7IFIC INTEREST (ANSI)
COLD WATER STREAM
r-
•ry ��
w
WARM WATER STREAM
Sol a
D6 `
Ha
Ipton
_
MAP C2
2
NATURAL HERITAGE SYSTEM
NORTH DARLINGTON
T
�maux�_ uAu<
OFFICIAL PLAN
MUNICIPALITY OFCLARINGTON
Subject Site
-
FMRI-.21314
REFER n7 SCL710 S4&14
Source: Clarington Official Plan, 2014
.C111:.
11NG, Hof —D
THE BIGLIERI GROUP
➢ Partial designation of
Significant Woodland in
upper east corner of
Subject Site
➢ No residential
development proposed
within woodland area
➢ EIS will be prepared to
support Draft Plan of
Subdivision Application
➢ No municipal
infrastructure
expansions are
required that will impact
the Natural Heritage
System
0
1 � �
I W
I ' - W LU
I �
XXX ti �
ks
ii
HAMPTON' " f
Ir
fLL
} REGIONAL ROAD 4
I I
I I
ii Subject Site
I I
r�
I1
II -
II
n
TRANS -NORTAURN PIPIELI
11 e
s�
Source: Clarington Official Plan, 2014
.C111:.
THE BIGLIERI GROUP
t
➢ Designated General
Agricultural Area under
current Clarington
Official Plan (2014)
.f
Source: Clarington Draft Official Plan, 2016
.MEN
.......
THE BIGLIERI GROUP
➢ Draft Official Plan
proposing to
redesignate to Prime
Agricultural Area with
Environmental
Protection designation
on wooded area
- - - • ORM BOUNDARY
GREENBELT BOUNDARY
ENVIRONMENTAL
PROTECTION AREA
RURAL
INA
_
URBAN
NATURAL
CORE AREA
D
PRIME
AGRICULTURAL AREA
HAMLET
NATURAL
AGGREGATE
I
LINKAGE AREA
EXTRACTION AREA
ESTATE RESIDENTIAL
®
COMMUNITY PARK
TOURISM NODE
-
UTILITY
®
HAMLET PARK
GOLF COURSE
I
rw
a
o
�
J
L
R
D
PTO
N�
I
HP
I
Subject Site
I
Source: Clarington Draft Official Plan, 2016
.MEN
.......
THE BIGLIERI GROUP
➢ Draft Official Plan
proposing to
redesignate to Prime
Agricultural Area with
Environmental
Protection designation
on wooded area
.f
Source: Clarington Draft Official Plan, 2016
.MEN
.......
THE BIGLIERI GROUP
➢ Round out the Hamlet
Designation in the Draft
Official Plan to include
the Subject Site
- - - • ORM BOUNDARY
GREENBELT BOUNDARY
ENVIRONMENTAL
PROTECTION AREA
RURAL
INA
_
URBAN
NATURAL
CORE AREA
D
PRIME
AGRICULTURAL AREA
HAMLET
NATURAL
AGGREGATE
I
LINKAGE AREA
EXTRACTION AREA
<
I
_ ESTATE RESIDENTIAL
®
COMMUNITY PARK
TOURISM NODE
J
= UTILITY
®
HAMLET PARK
GOLF COURSE
�
0
I
Q
Ld
J
L
R
D
PTO
N�
HP
Subject Site
Source: Clarington Draft Official Plan, 2016
.MEN
.......
THE BIGLIERI GROUP
➢ Round out the Hamlet
Designation in the Draft
Official Plan to include
the Subject Site
0
➢ Site is vacant and cannot operate as
a feasible agricultural use
➢ Offers to utilized site in a manner
which compliments Hampton
and surrounding Hamlets
➢ Logical integration of residential uses
within the community of Hampton
➢ The immediate surrounding area
does not conflict with the proposed
land use on the Subject Site
➢ Will be well buffered from nearby
agricultural activities
➢ Compliments the area's rural fabric
and other recent residential
development in Hampton and
surrounding Hamlets
➢ Development not proposed on land
designated as part of the Greenbelt
Natural Heritage System
➢ Assists the Municipality in achieving
the population growth projections in
the Growth Plan
➢ Provides an appropriate range and
mix of housing in rural settlement
areas
.
...:::.
.....
THE BIGLIERI GROUP
0
➢ Subject Site and Hampton are well connected to urban areas in Clarington and
the Region based on existing and planned transportation
➢ Especially in comparison to other more remote Hamlets in Clarington
➢ Would not require any expansion of municipal services
➢ Would not require expansions of road infrastructure that would impact the
Greenbelt Natural Heritage System
.
.M .......
THE BIGLIERI GROUP
0
➢ Proposed minor rounding out of the Hamlet designation for Hampton
to include the Subject Site conforms to the Provincial Policy
Statement, Places to Grow Act, Greenbelt Plan, Regional Official
Plan and the Clarington Draft Official Plan 2015
➢ Countryside Discussion Paper shows a projected unit growth in
Rural Areas including Orono of 853 units between 2013 and 2031
➢ Current supply of committed and proposed units as of the end of
2012 for Rural Areas of Clarington was 120
➢ A total of 733 units are left to be developed within Rural Areas of
Clarington by 2031
.
...:::.
.....
THE BIGLIERI GROUP
0
Respectfully requesting that:
➢ Clarington revise the Draft Official Plan 2015 to:
o Round
out
the Hamlet designation
for
Hampton to
include
the
Subject
Site to allow
to
the
proposed
residential development
.
...:::.
.....
THE BIGLIERI GROUP
NewCast Development Proposal presented
romanov romanov ARCHITECTS INCORPORATED
Topical Discussion
1.0 OVERVIEW:
1.1 Excerpts from the Official Plan Amendments
- LOCAL CORRIDORS
2.0 MAPS:
2.1 Urban Structure - Clarington
2.2 Land Use - Newcastle
2.3 Transportation Network - Newcastle
3.0 PARAMETERS:
3.1 Urban Structures
4.0 DEVELOPMENT CONCEPT:
4.1 Development Plan
4.2 Development Overview
5.0 BUILDING TYPOLOGIES:
5.1 Windows on the Green
5.2 Wyndham Residences
5.3 Yonge and Center
6.0 CONCLUSION
6.1 Questions
1.0 OVERVIEW:
1.1 Excerpts from the Official Plan Amendments
LOCAL CORRIDORS
10.6.1 Corridors shall provide for intensification, mixed-use development and pedestrian and
transit supportive development. Corridors are one component of Priority
Intensification Areas. The Regional and Local Corridors are identified on Map B.
10.6.2 Corridors shall be comprehensively developed to provide for:
a) residential and/or mixed use developments with a wide array of uses in order to
achieve higher densities, and transit oriented development;
b) other uses that are complementary to the intended function of the Corridor; and
c) site design that is sensitive to the existing neighbourhoods.
10.6.3 Density and built form within Corridors shall:
a) Incorporate and be sensitive to existing local character and scale to create a
compatible and attractive built form with a distinctive community image;
b) Incorporate measures to protect and enhance the natural heritage system and
sensitively integrate them with new development, streetscaping, and architectural
detail, and
c) Create a public realm that will be developed to accommodate a range of higher
density residential uses, complemented by compatible retail, service and
institutional uses.
10.6.4 Corridors will be designed to accommodate public transit and a range of alternative
transportation modes, accommodating the pedestrian as a first priority.
10.6.5 Corridors are approximately 100 metres deep as measured from the extent of the
ultimate road allowance.
REdCH4L CORRIDOR BUiLTUPAREA N MAP B
URBAN STRUCTURE
LWALCpgRIDOR GREENFIELD Lake Ontario CLARINGTON URBAN AREAS
VMTERFRCHT PLACE iRULTBOUNDARY
TRAnsrvRTATbry nue 1JRR4N LiWNLk.RYFT OFFICIAL PLAN
MUN CPAuTY OF CLARNGTON
MY. sold
URBPXAfEA
NIELy�Py
Loke antorfo
TYPE P PRTERIAL ROPU
TYPE B PRTERIAL iiOPO
N
,rPE cARrETXiPL XOPo
couEcroRRo.o
____�. PEGIOINL iRAN61T SPINE
r--��� R1ILNAY
/lArg
ExlsnRc
FREEN34Y INneRCWVJGE
EXI-
C3tMOE BEPAMTI(
NAP VA
TRANSPORTATION NETWORK
2
PROPOSED
NEWCA8TLE IALLAOE URBAN AREA
S
LOCAL
MUNICIPALITY OF CLPRINGTON
CORRIDOR
dm�X� r.
Lyy
g
F
=
zz
bb
l 5. auCY
BPEgAL POLICY
L—� artee+wPv T
onenxnesloexnu
- eouxuxmPPnx
N � YPLP�E�LnTRE
� I�x���.PLY,�XE.PPx
"
y`,'�1
I—_�PR,E„��TPLPLE
,;
a�
OXERNEauLAoo^�EX�aE
L'a s
swalsP xooL
Lake Ontnria
MAPA4
0 +Eiry
r sEcounPllr scXooL
'_--
LAND USE
NEWCASTLE VILLAGE URBAN AREA
PR
DRAFT OFFICIAL PLAN
_ 6REFX ER�
PAOE
....... SPECNL POLI[v AaEA
MUNICIPALITY OF CLARINC.TON
URBPXAfEA
NIELy�Py
Loke antorfo
TYPE P PRTERIAL ROPU
TYPE B PRTERIAL iiOPO
N
,rPE cARrETXiPL XOPo
couEcroRRo.o
____�. PEGIOINL iRAN61T SPINE
r--��� R1ILNAY
/lArg
ExlsnRc
FREEN34Y INneRCWVJGE
EXI-
C3tMOE BEPAMTI(
NAP VA
TRANSPORTATION NETWORK
PRaFceeo
aPAI]E SEPARATION
ROAD 5 ANDTRANSIT
NEWCA8TLE IALLAOE URBAN AREA
I -T OFFUAL PLAN
MUNICIPALITY OF CLPRINGTON
Managing Our Growth
Table 4-2
Summary of Urban Structure Typologies
Minimum
Standard
General
Gross Density
Minimum and
Predominant Residential Built Form and
Locational
LUMLS
Maximum
Criteria
Per Gross
Height
Mix
—
Hectare
store s
Mid Rise: 4-6 storeys (40%)
Urban Centres
75 and a target
412
High Rise: 7-12 storeys (600/6)
floorspace
index of 2.5
Includes: Moved use buildings, apartments
36 and a target
Low Rise: 2-4 storeys (80%)
Village Centre
Mid Rise: 5-6 storeys (20%)
floorspace
index of 1.D
2-6
Includes: Minced use buildings, apartments,
townhouses
Low Rise: 3-4 storeys (40°%)
60 and a target
Mid Rise: 5.6 storeys (40%)
floorspace
Regional
3-6
High Rise: 7-12 storeys (200%)
Corridors
index of 2.5
—
Includes: Mixed use buildings, apartments,
townhouses
3D and a target
Low Rise: 2-4 storeys (80°k)
Local Corridors
Mid Rise: 5-6 storeys {20%)
floorspace
index of 2.0
2-6
Includes: Moved use buildings, apartments,
townhouses
Mid Rise: 3-4 storeys (20%)
Courtice and
75 and a target
3-12
High Rise: 5-12 storeys (8096)
Bowmanville
floorspace
Transportation
index of 2.5
Includes: Mixed use buildings, apartments,
Hubs
—
tovmhouses
Ground Related: 2-3 storeys (40%)
Part Darlington
30 and a target
2-8
Low Rise: 2-4 storeys (20%)
Mid Rise: 5.8 storeys (40%)
and Port of
floorspace
Newcastle
index of 2.6
Waterfront Places
Includes: Apartments, townhouses, semi-
detached dwellings, detached dwellings
Edge of
Ground Related: 1-3 storeys (100%)
neighbourhoods
16
1-3Includes:
Limited apartments, townhouses,
and adjacent to
—
arterial roads
semi-detached dv,ellings, detached dwellings
Ground Related: 1-3 storeys (100°,6)
Internal to
10
1-3
neighbourhoods
includes: lin ted townhouses, semi detached
dwelliTiSis, detached dwellings
Municipality of Clarington Draft Official Plan
Chapter 4 – Page 4
4.0 DEVELOPMENT CONCEPT:
4.1 Development Plan
100%E11 low
Zvi ILI
♦ w Y a ■
Apartment Building Townhouses Mixed -Use Building
4.0 DEVELOPMENT CONCEPT:
4.2 Development Overview
ASIR'!,
r
{
•
Apartment Building Townhouses Mixed -Use Building
.....
5.0 BUILDING TYPOLOGIES:
5.1 Windows on the Green —Apartment Building
■ 1f 11� rt ■� �� li rii -_ y' -
r it - ■
IN ■ 1■+ "" �Il
F rim. Malmo
oil
1
' ' r
� T
kk
f ':
JG TYPOLOGIES:
Wyndham Place —Apartment Building
I
IkI
s
zItsX'WI!
+i3
I`
K¢ �
,..; rBoom
l;. I-
5.0 BUILDING TYPOLOGIES:
5.3 Yonge and Center — Mixed -Use Building
'1f F ■ 'h; SII`
r• � _ r�rartullAlAli �jpr��' - _ -
A 11L
6.0 CONCLUSION
6.1 Questions
r!�
.. �..
w
on Urban D sign in Clarington
Congratulations on a
progressive Draft Official Plan'.
•ri-���,r•
!� ~ e}� _ •51' _
1 Si�s1 .!rTj f2V�
-
.
�.
+.i':", '��
"'C,
fir•.-'�_
.�;�:..r'�.v�
- r"•: .. .. _
Clar*ington's Draft OP
Clarington's Draft Official Plan
makes many changes
consistent with good policy
New language emphasizes the
importance of "appropriate
exterior materials" and inclusion
of architecture in Urban Design
Iylasor�►y1/1/or
BRICK, BLOCK
& STONE
Strength Over Time.
Additional Suggestions
� _
x .
�-n :
::x:�:
y mob,.•
r�
Quality Built Form
• The draft OP adds new
references to high-
quality urban design
• New language also
emphasizes conformity
to municipal Urban
Design Guidelines
Quality Built Form
Many municipalities maintain Urban Design Manuals
applicable across the municipality, addressing
matters of built form and exterior design
While Clarington maintains General Architectural
Design Guidelines, the Official Plan Review could be
followed by an update of these guidelines to ensure
the highest achievable standard of built form
Iylasor�►y1/1/or
BRICK, BLOCK & STONE Strength Over Time.
Urban Ribbons
• The front facade should no longer be seen
as the sole public realm of a building; the
sides and rear are often highly visible and
should be treated as public realm.
+ -don - -
r.r
1
•I•
0
WL Sp P dr'rt -
Apso
_kqlz 7 --.
'Iylasor�►y1/1/or
BRICK, BLOCK & STONE Strength Over Time.
Public Opinion
• A 2014 survey found....
• 8317o agree stone or brick cladding on
homes gives communities a unique
character
• 8117o of Ontarians consider masonry the
most durable exterior building material
• 78% of Ontarians rank masonry first in
terms of visual appeal
Policy Proposals
• Use brick and stone as
preferred building materials for
residential homes and brick,
stone and architectural block
for other uses, considering
others based on merit
• Facing materials should use
high-quality materials like
masonry where possible. Side
and rear facades should have
equal treatment to the front
facade
Iylason►y1/1/or
BRICK, BLOCK
Strength Over Time.
& STONE
Policy Proposals
• High-quality street facades with design
carried around the building
• The same detail and consideration should
be given to all sides of a building
• Site designs that conserve energy should be
encouraged
• Buildings should minimize interior heat loss, retain
solar heat in the winter and minimize it in summer,
using natural materials like masonry
Strength HL CK & STONE Strength Over Time.
rrr�
T
JL4T op
W=
lryryc
rPneath nr,
ro
�M
y.L
Courtice Urban Area (Hancock Neighbourhood) Petition 2016
TO: Municipality of Clarington Planning Services, Mayor Adrian Foster, MPP Granville Anderson,
Land Use Planning Review (Ontario Growth Secretariat), Minister of Municipal Affairs, Priority Green
Clarington, Minister of the Environment and Climate Change, Minister of Natural Resources and
Forestry, MP Erin O'Toole, Joe Neal (Regional Councillor)
CC: Central Lake Ontario Conservation Office, The Friends of the Greenbelt Foundation, Friends of
the Farewell
WHEREAS: The Hancock Neighbourhood (Special Study Area # 1) is located within the provincially
Significant Harmony -Farewell Iroquois Beach Wetland Complex *see figure 1. This sensitive area is
encompassed by Tooley Road on the west, Green Road to the east, Nash Road to the south and the 7th
line to the north in the Municipality of Clarington
WE the undersigned petitioners ask for your support for the:
• Protection of the Harmony -Farewell Iroquois Beach Wetland Complex and the Hancock
' Neighbourhood (Special Study Area # 1) by limiting urban sprawl and residential growth
• ` Protection and restoration of the Hancock Neighbourhood (fresh) groundwater reservoir (tributary,
wetlands) *see figure 3
• Protection and restoration of the Hancock Neighbourhood forests and wildlife linkages'
• Upholding the EPA (Environmentally Protected �& Agricultural Area Designation)" and the
"Agricultural" Zoning of the 16.16 acre parcel of land Iodated at 3091 Courtice Road, Clarington,
Ontario L1 E2H8 (MLS: E3476769) *see figure 2
• Restriction of the "living area" possibilities of the 16.16 acre parcel of land (listed above) to the
approximately 300' deep lot closest to Courtice Road
Expansion of the EPA (Environmentally Protected & Agricultural Area Designation) beyond the
Hancock Neighbourhood to repair damage created by the construction of housing and highway
418 specifically de -forestation *see figure 4
Please Mr. Cole notified note that after the meeting g ed the Clerk's 0eparfinent hat the lot
they refer to above should be 3105 and note 3091 Courtice Road.
MDC MILLER PLANNING SERVICES
I Land Planning & Development Consulting
The Municipality of Clarington
Planning Department
40 Temperance Street
Bowmanville, Ontario
L1C 3A6
Attention: Mr. David Crome, Planning Director
September 12, 2016
Re: Draft Official Plan Amendment No. 107 —Town Official Plan Review
Dear Mr. Crome:
We are writing on behalf of our client, 1816451 Ontario Limited who owns 24 acres of vacant land south
of Baseline Road and west of Rundle Road. They also have acquired an interest, (conditionally) in an
additional 15 acres of generally vacant land also south of Baseline Road which abuts Rundle Road on the
west side.
The legal descriptions for these two parcels are:
PT LT 23 CON BROKEN FRONT DARLINGTON; PT LT 24 CON BROKEN FRONT DARLINGTON; PTS 5,6 & 7,
40R23416 EXCEPT PT 1, PL DR1147000; SUBJECTTO AN EASEMENT AS IN DN17368E (PIN 26606-0349 LT)
And
BROKEN FRONT CONCESSION PART OF LOTS 23 AND PART LOT 97, ALL of LOTS 755 to 827 INCLUSIVE,
PART OF LOTS 828 TO 832 INCLUSIVE AND PART OF LOT 858, PART OF EIGHTEENTH & NINETEETH
AVENUE, REGISTERED PLAN 10113505 PART 1
The attached plan generally identifies the location of the lands.
These properties are currently designated "Light Industrial Area" in the existing and approved Town of
Clarington Official Plan as well as your proposed Draft Official Plan Amendment No. 107.
My client's intention is to apply to develop a portion of these properties and relocate his existing facility
here within the next year. He is looking to construct an industrial facility of approximately 30,000 sq. ft.
which would employ approximately 50 persons.
Our client has very recently retained us to review the Draft Official Plan policies and comment on their
behalf.
Our initial comments on the Draft Official Plan are as follows:
1/3
Suite 404 701 Rossland Rd. E. Whitby, ON. LIN 41<3 T: 416.605.0741 r.miller@millerplan.ca millerplan.ca
MILLER PLANNING SERVICES
Land Planning & Development Consulting
1) Proposed Map A2 and Proposed Chapter 17 - Special Study Areas identify our client's lands as being
part of "Special Study Area 4".
We note that Section 17.1 General Policy states (as attached) that all:
"Special Study Areas identified on Map Ware subject to comprehensive planning studies which will be
incorporated into the Official Plan by amendments and/or by the addition of Secondary Plans. Until such
time as appropriate land use designations and planning policies are determined, the use of land within
the Special Study Areas shall be limited to existing uses." (Emphasis added).
Within Section 17.5 — Special Study Area 4 — Courtice Employment Area, Subsection 17.5.2 states that:
"The Municipality will prepare a Secondary Plan for the area what would create the policy framework to
guide the development of these lands, with particular attention to develop transit supportive uses
around the future Courtice Go Rail Station.....:' (See attached).
Subsection 17.5.2 (on Page 5) states that:
"It is recognized that Special Study Area 4 includes lands currently outside of the urban boundary and
that the full implementation of the planning concept will be dependent on consideration in the next
Regional Official Plan comprehensive review." (See attached).
We note from the foregoing that the proposed policies state that until all of the planning studies, Official
Plan amendments and/or Secondary Plans are completed that the use of land is limited to existing uses
not to existing permitted uses .The effect of this policy as we understand is to "freeze" the lands with no
additional development being permitted until the new Secondary Plan polices are approved.
Additionally we note that the Policy 17.5.2 acknowledges that part of the "proposed Secondary Plan
Area" includes lands which not part of the Clarington Urban Area and are therefore not within the
Town's Urban Boundary as identified within the Regional Official Plan. The effect of this is that in order
for the future Secondary Plan to be approved the Regional Official Plan will need to go through another
comprehensive review and the urban boundaries will need to be extended where necessary to match
your suggested study area. The last Regional Official Plan review was completed in 2013 after an
approximate 10 year process. As you are aware the Regions latest Official Plan, ROPA 128 has identified
all the Regional land needs until 2031. Therefore until such time that the Region expands the urban
boundaries to match the Secondary Plan area as proposed, new development cannot be approved.
We are concerned that these policies will freeze development for a considerable period of time and will
prohibit business investment in the largest concentration of employment lands in Clarington.
2/3
Suite 404 701 Rossiand Rd. E. Whitby, ON. LIN 9K3 T: 416.605.0741 r.miller@millerplan.ca millerplan.ca
N�MILLER PLANNING SERVICES
Land Planning & Development Consulting
We would ask Staff to modify these proposed policies to allow for the following:
New development to occur within Study Area 4 based on both the existing Official Plan policies
and by private Official Amendments until such time as a Secondary Plan is approved;
Limit the area of the Secondary Plan study to limit of the current urban boundary.
2) Chapter 11 Employment Areas:
We note that under the Section 11.6 Light Industrial Areas, Subsection 11.6.6 refers to the permissibility
of Auto -Malls. The proposed policy states that the "sites are required to be located on a Type 'A' arterial
roads. We would ask that the policy be amended to permit Auto -Malls being located on either Type 'A'
arterials or on lands with exposure to Highway 401 or other major highways/freeways.
3) Chapter 4— Protecting the Natural Environment and Managing Natural Resources:
We note that Map D1 of the Proposed Official Plan identifies a small area of land on our client's lands
labelled "Natural Heritage System". We have had an opportunity to review Figure 14-A Natural Heritage
System, South Darlington and we cannot find any corresponding reference to this area. We would
therefore like to request clarification on the basis for this designation.
We would like to retain the right to make further comments on these matters on behalf of our clients.
We would also like to request that we be formally notified of any future meetings or reports with
respect to these matters.
Thank you for your consideration of our comments.
Sincerely,
Miller Planning Services
4A_��
Rodger Miller,
Principal
Cc: 1816451 Ontario Limited
Attachments : 5 pages
3/3
Suite 404 701 Rossland Rd. E. Whitby, ON. UN 9K; T: 416.605.0741 r.miller@millerplan.ca millerplan.ca
Lake Ontario
MAP A2 N
LAND USE /
COURTICE URBAN AREA
DRAFT OFFICIAL PLAN
MUNICIPALITY OF CLARINGTON yy .A, 10
PE„UF„o...OAD
B
B
9
E
28
o
- -
FEAWo
J
o- REGIONAL CORRIDOR
y
I
O VRB4N RESIDENTIAL
_ URBAN CENTRE
•NEIGHBOURHOOD
CENTRE
[S
PRESTIGE
3MYAVE
Y
EMPLOYMENT APER
LIGHT
a
i
INDUSTRIAL AREA
GENERAL
INDUSTRIAL AREA
- BUSINESS PARK
UTILITY
`
ENVIRONMENTAL
PROTECTION AREA
'
.pRe•
g3
i
GREEN SPACE
Ad
WATERFRONT
GREENNAY
A.
ANIIA-c
r.
----
COMMUNITY PARK
MUNICIPAL WIDE PARK
tSECONDARY SCHOOL
0 3 TRANSPORTATION HUB
SIREEE
I. ... ...........
.
URBAN BOUNDARY
ARARPuun....
u u.0
•u a Ru SPECIAL POLICY AREA
SPECIAL ETYOYA 1.E
•R..R.R..R6 PECIAL STUDY AREA
9 J
IPECALSTo
E..n-
YAREAE
Lake Ontario
MAP A2 N
LAND USE /
COURTICE URBAN AREA
DRAFT OFFICIAL PLAN
MUNICIPALITY OF CLARINGTON yy .A, 10
17. Special Study Areas
17.1 General Policy
17.1.1 Special Study Areas identified on Map A are subject to comprehensive
planning studies to determine future land uses which will be
incorporated into the Official Plan by amendments and/or by the
addition of Secondary Plans. Until such time as appropriate land use
designations and planning policies are determined, the use of land
within the Special Study Areas shall be limited to existing uses.
47717.2 Special Study Area No. -7L1(Hancock
Neighbourhood)
17-.7.117.2.1 This special study area is the location of a tributary together with
surrounding lands north of the Courtice Road and Nash Road
stormwater management facility. This tributary is considered indirect
fish habitat, lies adjacent to a part of the Provincially Significant
Wetland and forms part of the hydrological function of the
neighbourhood. Existing conditions have been studied through the
Black/Hannony/Farewell Creek Watershed Existing Conditions
Report and Plan.
47-.17.2.2 The exact alignment of this tributary may be the subject of further
study at the landowner's expense. The Terms of Reference for any
study shall be approved by the Municipality of Clarington and the
Central Lake Ontario Conservation Authority. The further study may
determine that some of the lands identified as "Environmental
Protection Area" within Special Study Area No. 7 may be developed
for residential uses subject to the study defining.feature-limits and
appropriate buffers. Until any study determines otherwise, the lands
may -only be used and zoned in accordance with the Environmental
Protection Area policies of this Pian. Upon the completion and
submission of a satisfactory study demonstrating that the ecological
function will not be negatively impacted a portion of the lands may be
used in accordance with the Urban Residential Area policies of this
Plan, subject to the approval of a rezoning -application and without an
amendment to this Plan.
17.2.3 The Special Study Area lands north of George Reynolds Drive may be
studies -studied independently of the lands south of George Reynolds
Drive.
Municipality of Ciarington Draft Official Plan
Chapter 17 - Page 1
Special Study Areas
e) High and mid -rise residential areas will transition to the existing
low rise residential areas to the south and east
17.4.5 The Goodyear Redevelopment Area is located within the B3
of this site will be included.
17.5 Special Study Area 4 - Courtice Employment Area
17.5.1 The Courtice Employment Area is the largest concentration of
employment and mixed developments development
The future GO Rail station will be a multi -modal transportation centre
transportation network.
• land uses that would best enable the full development of a transit
hub
• the means of increasing employment densities:
the Courtice Road corridor:
• the development of an active transportation network and
• the protection of the natural heritage system
Municipality of Clarington Draft Official Plan
Chapter 17 — Page 4
Special Study Areas
17.4 Special StudyA-- Mi- A
Municipality of Clarington Draft Official Plan
Chapter 17 — Page 5