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Public Meeting Report
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Report To: Planning and Development Committee
Date of Meeting: May 15, 2017
Report Number: PSD-032-17 ResolutionNumber: PD-093-17
File Number: ZBA2017-0003
(Cross-reference SPA2017-0005) By-law Number:
Report Subject: An Application by Fifty Five Clarington Ltd. & Modo Bowmanville
Towns Ltd. (Kaitlin) to rezone lands to permit two 6-storey apartment
buildings containing 201 dwelling units at 51 & 55 Clarington Blvd.
Bowmanville
Recommendations:
1.That Report PSD-032-17 be received;
2.That the proposed application for Rezoning ZBA 2017-0003 continue to be processed
including the preparation of a subsequent report; and
3.That all interested parties listed in Report PSD-032-17 and any delegations be advised of
Council’s decision.
Municipality of Clarington
Report PSD-032-17 Page 2
Report Overview
This is a public meeting report to provide an overview of the applications by Fifty Five
Clarington Ltd. and Modo Bowmanville Towns Ltd. (Kaitlin). The proposed multi-unit residential
development would introduce a total 201 apartment units in two six-storey buildings along the
extension of Clarington Boulevard.
1. Application Details
1.1 Owner/Applicant: Fifty Five Clarington Ltd. and Modo Bowmanville
Towns Ltd. (Kaitlin Corporation)
1.2 Proposal: Proposed Zoning By-law Amendment
To rezone the lands from the existing Agricultural
(A) zone to permit two six-storey apartment
buildings, as follows:
136 units with surface parking at 51 Clarington
Boulevard; and,
65 units with underground parking at 55
Clarington Boulevard.
1.3 Area of Subject Lands: 1.82 hectares
1.4 Location: 51 and 55 Clarington Boulevard (Part of Lot 16,
Concession 1, former Township of Darlington)
1.5 Roll Number: 1817 010 020 17280 and
Part of 1817 010 020 16800
1.6 Within Built Boundary: Yes
2. Background
2.1 The subject application was deemed complete on March 14, 2017 and circulated to staff
and agencies for comments. A site plan application was submitted concurrent with the
proposed rezoning (see Key Map: Figure 1).
Municipality of Clarington
Report PSD-032-17 Page 3
Figure 1: Key Map
2.2 The following studies were submitted in support of the application:
Archaeological Assessment
Phase 1 Environmental Site
Assessment
Storm Water Management Report
Urban Design Plan
Functional Servicing Report
Traffic Impact Study
Shadow Study
Vibration Study
Energy Conservation and
Sustainability Plan
Noise Study
Municipality of Clarington
Report PSD-032-17 Page 4
2.3 A Public Information Centre was held on May 4, 2017 at the Church of Jesus Christ of
Latter Day Saints. Six Individuals attended the Public Information Centre, in addition to
the applicant, their architect, staff and two councillors. An overview is provided in Section
7.3 of this report.
3. Land Characteristics and Surrounding Uses
3.1 The subject lands are relatively flat, and free of any structures. No significant vegetation
is present on the site. An informal pedestrian connection crosses the site and provides a
connection south of the railway.
3.2 The surrounding uses are as follows:
North - Municipal parkette block and existing commercial development
South - CP Railway; existing low-rise apartment buildings along Aspen Spring Drive
East - Existing retirement home and apartment building
West - Proposed medium density townhouse development
4. Provincial Policy
4.1 Provincial Policy Statement
The Provincial Policy Statement identifies settlement areas as the focus of growth. Land
use patterns shall be based on densities and a mix of land uses that efficiently use land,
resources and infrastructure.
Opportunities for redevelopment and intensification must be promoted. Municipalities
must provide a variety of housing types and densities, and a range of housing options
that are affordable to the area residents.
Healthy and active communities should be promoted by planning public streets to be
safe, meet the needs of pedestrians, foster social interaction and facilitate active
transportation and community connectivity. Compact and diverse developments promote
active modes of transportation such as walking and cycling.
4.2 Provincial Growth Plan
The subject lands are within the defined Built Boundary. Population and employment
growth will be accommodated by directing a significant portion of new growth to the built
up areas through intensification and efficient use of existing services and infrastructure.
The development of complete communities is encouraged by promoting a diverse mix of
land uses, a mix of employment and housing types, high quality public open space and
easy access to local stores and services. New transit-supportive and pedestrian-friendly
developments will be concentrated along existing and future transit routes. A minimum of
Municipality of Clarington
Report PSD-032-17 Page 5
40 percent of all residential development occurring annually within each upper tier
municipality will be within the built up area.
5. Official Plans
5.1 Durham Regional Official Plan
The subject lands are within a Regional Centre. Regional Centres provide a full array of
institutional, commercial, major retail, residential, recreational, cultural, entertainment and
major office uses. Regional Centres function as places of symbolic and physical interest
for the residents, and shall provide identity to the area municipalities within which they are
located.
Regional Centres shall support an overall, long-term density target of at least 75
residential units per gross hectare and a floor space index of 2.5.
Development in Regional Centres shall be based on the following principles:
Compact urban form which is transit-supportive;
Provides a mix of uses and opportunities for intensification;
Follows good urban design principles with focus on public spaces and pedestrian
connections, with parking sited to the rear or within buildings; and
Enhances grid connections for pedestrians and cyclists.
The lands are within the Built Boundary, the Clarington urban area shall be planned to
accommodate a minimum 32 percent of all residential development occurring annually
through intensification within the built-up area.
5.2 Clarington Official Plan
The Clarington Official Plan designates the lands as a Town Centre.
The lands are designated Town Centre and are within Bowmanville West Town Centre
Secondary Plan area. The West Town Centre has a housing target of 1900 units,
including 1500 high density units and 400 medium density units.
The Bowmanville West Town Centres will be planned and developed as a centre of
regional significance providing the highest level of retail and service uses and are the
primary focal point of cultural, community, recreational and institutional uses in
Clarington.
Town Centres provide a mix of uses, encourage active st reet life, and develop in a
manner that supports transit and pedestrian connectivity. The urban design policies of the
Town Centre designation are implemented through the review and approval of
development applications.
Municipality of Clarington
Report PSD-032-17 Page 6
5.3 Bowmanville West Town Centre Secondary Plan
The subject lands are designated as Midrise High Density Residential in the Bowmanville
West Town Centre Secondary Plan. The designation allows for residential development
having a net density between 50 and 300 units per hectare. Permitted dwelling types
include apartment buildings up to 12 storeys in height.
In addition to the Urban Design and Town Centre policies that give direction to site plan
design, the Bowmanville West Town Centre Secondary Plan contains detailed Urban
Design policies, including an Urban Design Guideline, and policies specific to residential
buildings and site layout.
5.4 Clarington Official Plan as Amended by Amendment 107
On November 1, 2016, Council adopted Official Plan Amendment 107 to bring the
Clarington Official Plan into conformity with the Regional Official Plan and provincial
policies.
The amended Clarington Official Plan establishes urban structure typologies and built
form directives for Centres, Corridors, Transportation Hubs, Waterfront Places, Edge of
Neighbourhoods, Along Arterial Roads and Internal to Neighbourhoods. The subject
lands are within an “Urban Centre”. A mix of mid- and high-rise development (between 4-
12 storeys) is permitted, with a minimum net density of 120 units per net hectare. Urban
Centres are part of Priority Intensification Areas which are the primary locations to
accommodate growth and the greatest mix of uses, heights and densities.
The site is located near the Transportation Hub being the location of existing and future
GO Transit facilities, and also in close proximity to the Regional Transit Spine (Highway
2).
The Secondary Plan for the Bowmanville West Town Centre requires amendments to
better implement the policies of OPA 107.
6. Zoning By-law
Zoning By-law 84-63 zones the subject lands Agricultural (A) Zone. A rezoning is required
to permit the proposed apartment buildings.
7. Public Notice and Submissions
7.1 A combined notice of the Public Information Centre and Public Meeting was mailed on
April 13, 2017 and details of the application were also included on the municipal website
and in the Planning Services Department E-update.
7.2 The Public Information Centre was held May 4, 2017 at the Church of Jesus Christ of
Latter Day Saints on Highway 2 in Bowmanville.
Municipality of Clarington
Report PSD-032-17 Page 7
Figure 2: Photo of sign advising of Notice of Development proposal
7.3 At the time of writing this report, concerns raised relate to:
Density;
Views/overlook;
Traffic; and
Acknowledgement of future commercial expansion.
A couple attended to inquire about buying a unit.
8. Agency Comments
At the time of writing this report, comments from the Region of Durham , Metrolinx and
Central Lake Ontario Conservation Authority have not been received.
8.1 Canadian Pacific Railway
CP Railway is satisfied that the proposed development will ensure proper mitigation
against noise and vibration. All agreements of purchase and sale will require appropriate
warning clauses in accordance with MOECC guidelines.
8.2 Other Agencies
Durham Regional Transit, Canada Post, Rogers, and Enbridge have no objections to the
development. Staff forwarded technical comments to the applicant.
Municipality of Clarington
Report PSD-032-17 Page 8
9. Departmental Comments
9.1 Engineering Services
The development relies on the extension of Clarington Boulevard and is subject to
subdivision approval. The proposed development may require adjustments as the
subdivision process is finalized.
Engineering Staff have no objection to the findings of the Traffic Impact Study however
staff have concerns about the shared westerly access and will further review during the
site plan process for the subject lands and the townhouse application to the west.
The Functional Servicing Report is satisfactory. Financial contribution for post
development cleaning of the stormwater managemen t pond may be necessary.
General comments relating to site alteration, entrance works, revisions to the grading
plan, road occupancy and excavation, securities and deposits will be forwarded to the
applicant and implemented through the site plan process.
9.2 Building Division
The Building Division has no objections to the rezoning and has provide detailed building
code related comments for consideration as part of the site plan review.
9.3 Operations Department
Operations has no objection to the proposed rezoning and site plan.
9.4 Accessibility Committee
Planning Staff met with the Accessibility Committee to review the application. The
Committee provided comments on the development to Planning Staff and these will be
forwarded to the applicant for their consideration and action as part of the site plan
review.
10. Discussion
10.1 This site is located within the Bowmanville West Town Centre. This midrise
development would integrate well with existing apartment buildings to the east and
proposed medium density townhouse development to the west. The site will also have
access to a wide range of retail and commercial uses, a parkette block, and existing and
planned transit services.
10.2 The proposed development has a density of approximately 110 units per hectare. This
is less than the 120 units per hectare required through policies of OPA 107. During the
review of the application, Staff will assess whether unit yield should be increased to
better achieve population and housing targets for the secondary plan area, or whether
any shortfall will be accommodated on other high density sites.
Municipality of Clarington
Report PSD-032-17 Page 9
10.3 There may be an opportunity to formalize a pedestrian connection beneath the railway
and eventually connecting to the commercial area, at least until the GO station is built.
(see Figure 1). Staff will explore any opportunities to maintain and/or improve the
existing pedestrian connection beneath the rail corridor, subject to the appropriate
approvals from the railway, Clarington Staff and impacted property owners.
10.4 The items addressed in the preceding paragraph will be examined in the Clarington
Transportation Hub Study that has just been initiated.
11. Concurrence
Not Applicable.
12. Conclusion
The purpose of this report is to provide background information for the Public Meeting
under the Planning Act as it relates to the proposed apartment development proposed by
Fifty Five Clarington Ltd. & Modo Bowmanville Towns Ltd. (Kaitlin). Staff will continue
processing the application including the preparation of a subsequent report upon
resolution of the identified issues.
13. Strategic Plan Application
Not applicable.
Submitted by: Reviewed by:
David J. Crome, MCIP, RPP Curry Clifford, MPA, CMO,
Director of Planning Services Interim CAO
Staff Contact: Anne Taylor Scott, Sr. Planner, 905-623-3379 ext. 2414 or
ataylorscott@clarington.net
The following is a list of the interested parties to be notified of Council’s decision:
Enzo Bertucci
Ken & Irene Pattison
C. Brown
Leigh Taylor
Beth Kelly
Laura Labine
I:\^Department\LDO NEW FILING SYSTEM\Application Files\ZBA-Zoning\2017\ZBA2017-0003 55 Clarington Blvd\Staff Report\PSD-032-17-ZBA2017-0003 Public Meeting Report.docx