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Planning Services
Report
Report To: Planning and Development Committee
Date of Meeting: January 29, 2018
Report Number: PSD -014-18 Resolution Number: #PD -022-18
File Number: PLN 7.17 By-law Number: Not Applicable
Report Subject: 2017 Planning Applications
Recommendation:
1. That Report PSD -014-18 be received for information.
Municipality of Clarington
Report PSD -014-18
Page 2
Report Overview
In 2017, development application activity undertaken by the Planning Services Department,
assisted by other Departments included the following:
• 62 preconsultation meetings held with applicants on pending projects to develop
application submission requirements
• 11 new draft plans of subdivision received proposing 958 housing units
• 5 Draft approvals for draft plans of subdivision or revisions to draft plans comprising 598
housing units
• 2 Extensions to draft plan approval
• 9 Plans of subdivision or partial plans of subdivision registered for an additional 1083
new housing units
• 1 new plan of condominium received for 20 units
• 12 official plan amendment applications received; 5 approved; 3 closed with the adoption
of OPA 107
• 38 zoning applications received; 41 approved
• 49 site plan applications received; 29 approved
• 82 minor variance applications received; 81 approved; 1 withdrawn
• 53 reports to the Durham Land Division Committee
• 101 permanent sign permits approved
• 131 temporary sign permits approved
• 46 applications for in-house apartments received; 25 in-house apartments registered
• 32 Statutory Public Meetings held on development applications
Summary
0 1,284 new housing units and lots approved
0 54,024 square footage of industrial space approved
0 36,715 square footage of commercial space approved
Municipality of Clarington
Report PSD -014-18
1. Purpose
Page 3
1.1 This report summarizes planning application activity within the Municipality of Clarington
for 2017. In addition, this report provides information from the previous two years for
comparative purposes to assist in identifying emerging issues and possible trends over
a three year period.
2. Plans of Subdivision and Part Lot Control
2.1 The Director of Planning Services is the delegated approval authority for Plan of
Subdivision applications. However, Staff reports to Council on applications for proposed
Draft Plans of Subdivision at the public meeting stage and when approval is
recommended for an application for proposed Draft Plan of Subdivision.
2.2 Some subdivision applications can take a number of years to reach draft approval.
There may be many revisions before a proposed plan is draft approved. The charts in
this report do not include the applications that have been previously submitted in prior
years and are awaiting revisions or working toward approvals.
2.3 In 2017 eleven new applications for proposed Draft Plan of Subdivision were received.
New and Revised Subdivision Applications Received By Unit Type
Urban Area
Single
Detached
Semi-detached
Townhouse
Apartment
2017
2016
2015
2017
2016
2015
2017
2016
2015
2017
2016
2015
Courtice
29
8
0
0
0
0
111
13
86
0
0
0
Bowmanville
5
9
183
0
0
6
32
343
26
0
0
0
Newcastle
309
0
0
0
0
0
276
0
0
196
0
0
Hamlets /
Rural Area
0
0
0
0
0
0
0
0
0
0
0
0
Total
343
17
183
0
0
6
419
356
112
196
0
0-
2.4 Newcastle received the majority of applications. Two of these applications are to
facilitate future common element condominium applications. This is true of two
applications in Bowmanville and one in Courtice. As the Municipality continues to see
applications for higher density and intensification the trend is expected to continue in the
future. It is expected that as Secondary Plans are completed in the coming years both
Bowmanville and Courtice will see the majority of new applications for Proposed Plans
of Subdivision in future years.
2.5 In 2017, townhouse units were the dominant form of housing being applied for in
subdivision applications, followed by single detached dwellings. Further there was a
significant rise in applications including apartment units. This is consistent with
Provincial Policy that encourages intensification as part of creating complete
communities. It is expected that townhouse and apartment units will continue to
represent a larger percentage of units applied for in the coming years, although many of
these will be on existing lots and not necessarily within plans of subdivision. This is
Municipality of Clarington
Report PSD -014-18
Page 4
expected as a result of both Provincial Policy, the cost of housing and a shift in
demographics leading to an increase in demand for smaller units, including townhouses
and apartment units.
Draft Approved Plan and Issued Revisions to Draft Approval By Unit Type
Urban Area
Single Detached
Semi-detached
Single Detached
Townhouse
Apartment
Apartment
2017
2016
2015
2017
2016
2015
2017
2016
2015
2017
2016
2015
Courtice
17
0
74
0
28
0
0
0
0
0
0
80
Bowmanville
174
530
588
0
0
120
284
540
356
123
0
0
Newcastle
0
0
0
0
0
0
0
0
0
0
0
0
Hamlets /
Rural
Areas
0
24
19
0
0
0
0
0
0
0
0
0
Total
191
554
681
0
28
120
284
540
356
123
0
80
2.6 There were five Draft Approvals issued for proposed Plan of Subdivision applications
and two extensions issued to Draft Approved plans of subdivision. In 2017, the number
of Draft Approved plans and the number of homes resulting from the 2017 draft
approvals has decreased slightly compared to 2016. The draft approved subdivisions in
2017 will provide for 598 more dwelling units throughout the Municipality once the
applications are registered. The draft approved plans provide diverse types of
development, including: single detached, townhouses and apartment units.
2.7 The Planning Act allows a Municipality to impose a date by which final approval must be
achieved, after which draft approval expires. The Municipality of Clarington typically
allows for a three year period from the date of draft approval to allow the applicant
sufficient time to meet all conditions imposed. If the applicant is unable to fulfill all
conditions within this timeframe, extensions may be granted.
Final
Approval By Unit
Type
Urban Area
Single Detached
Semi-detached
Townhouse
Apartment
2017
2016
2015
2017
2016
2015
2017
2016
2015
2017
2016
2015
Courtice
9
69
131
0
0
0
68
77
0
0
0
0
Bowmanville
531
389
0
4
3
0
324
62
0
123
0
0
Newcastle
0
99
138
0
1
0
0
0
0
0
0
0
Hamlets /
Rural Area
24
0
0
0
0
0
0
0
0
0
0
0
Total
564
557
269
4
4
0
392
139
0
123
0
0
2.8 In 2017 there were nine Plans of Subdivision registered in the Municipality, totaling
1083 new residential units. The registered subdivisions provide diverse types of
development, including: single detached, semi-detached, townhouses and apartment
units. It is expected that the number of units registered will remain strong in the coming
years as the number of draft approved subdivision units remains high and market
demand remains strong in Clarington.
Municipality of Clarington
Report PSD -014-18 Page 5
2.9 In 2017 there were four subdivisions appealed to the Ontario Municipal Board due to
failure to make a decision.
2.10 Part Lot Control applications are processed by Staff and approval of these applications
has been delegated to the Director of Planning Services. However, it is necessary to
have a By-law adopted by Council to implement the decision. Applications for Part Lot
Control allow lots and/or blocks within a registered Plan of Subdivision, constructed for
semi-detached or townhouses to be split and individually sold. The individual lot is
created after construction has commenced to ensure that the lot line is based on the
location of footings and/or common walls. In 2017, a total of two applications for Part Lot
Control were received and four applications were approved.
3. Plans of Condominium
3.1 A condominium is the form of housing tenure that usually has individual ownership of a
dwelling unit and joint ownership of common elements and facilities. Condominiums are
most commonly used for townhouses and apartment buildings. One application for
Proposed Plan of Condominium was received in 2017 for a 20 unit townhouse
development in Bowmanville.
Condominium Application
Activit
Urban Area
Applications
Received
Draft Approval Issued
Final Plan Approval
2017
2016
2015
2017
2016
2015
2017
2016
2015
Courtice
0
1
0
0
0
0
0
0
0
Bowmanville
1
0
0
0
0
0
0
1
1
Newcastle
0
0
0
0
0
0
0
0
1
Hamlets / Rural
Areas
0
0
0
0
0
0
0
0
0
Total
1
1
0
0
0
0
0
1
2
4. Official Plan Amendments
4.1 In a number of cases, Official Plan Amendments received supported policies adopted
through Official Plan Amendment 107. Due to the timing of the approval of the Official
Plan by the Region, Staff advised a number of applicants to submit applications for
Official Plan Amendments along with their rezoning applications, as a precaution should
Amendment 107 be delayed. The approval of OPA 107 on July 10, 2017 allowed three
of the Official Plan amendment applications received in 2017 to be closed and/or
withdrawn due to conformity with the policies of the Adopted Official Plan. It is expected
that within the coming year the number of Official Plan Amendment applications
received will decrease, as the Planning Act provides for a two-year freeze on
amendments following a comprehensive review and approval. Council may grant
individuals permission to submit applications.
Municipality of Clarington
Report PSD -014-18
Page 6
4.2 Planning Services Staff review and processes applications to amend the Clarington
Official Plan.
Clarington Official Plan Amendment Activity
Type of Zoning By -Law
Amendment
2017
2016
2015
Applications Received
12
4
5
Applications Approved
5
3
3
Applications Closed as a Result of OPA 107
3
-
-
4.3 In 2017, twelve Official Plan Amendments were received and five amendments were
approved. Among the approved amendments was an application to redesignate lands
from Prestige Employment to Light Industrial to allow Toyota Canada Inc. to relocate
their eastern Canada parts distribution centre to Bowmanville and an application to
relocate a previously approved mixed-use building and increase height from five storeys
to six in Newcastle.
4.4 Further, there was one Official Plan Amendment, which Council denied, appealed to the
Ontario Municipal Board, scheduled to be heard in early 2018. The application pertains
to amending the Official Plan to permit an agri-tourism use on an existing agricultural
property.
5. Zoning By -Law Amendments
5.1 Zoning By-law Amendments include by-laws for the removal of a Holding Symbol which
is often used as a technique to ensure that municipal requirements related to an
approval are implemented through development agreements.
Zoning By -Law Amendment Activit
Type of Zoning By -Law
Amendment
Applications Received
Applications Approved
Year
Year
2017
2016
2015
2017
2016
2015
Removal of Holding
4
6
3
18
11
9
Rezoning
34
18
15
23
19
17
Total
38
24
18
41
30
26
5.2 In 2017, the number of Zoning By-law amendment applications received increased by a
significant 58%. A total of 41 applications were approved which represents a 36%
increase from 2016. Among the approved applications were 18 to remove a Holding
Symbol. Pre -conditions to ensure the suitability for development were satisfied and
removal of the "H" signifies development will proceed according to municipal
requirements.
5.3 Further, there was one Zoning By-law Amendment appealed to the Ontario Municipal
Board, scheduled to be heard in early 2018. The application pertains to amending the
Zoning By-law to permit an agri-tourism use on an existing agricultural property.
Municipality of Clarington
Report PSD -014-18
6. Site Plans
Page 7
6.1 The Clarington Site Plan Control By-law requires site plan approval prior to issuance of
a building permit for the majority of Commercial, Industrial, Institutional and Multi -
Residential developments. In addition, site plan is required for any development
applications on the Oak Ridges Moraine.
Site Plan Application By Type
Land Use Type
Applications Received
Applications Approved
Year
Year
2017
2016
2015
2017
2016
2015
Major Residential+
9
7
4
3
2
3
Minor Residential++
7
12
3
11
6
3
Commercial
12
7
6
7
5
7
Mixed Use
0
3
1
1 0
1
0
Industrial
9
3
5
4
2
1
Government/Institutional
3
2
1
0
0
2
Telecommunication Towers
7
1
1
3
3
2
Agricultural
2
0
1
1
1
2
Total
49
35
22
29
20
20
+ Major Residential uses are Residential units consisting of more than three units
++ Minor Residential uses are Residential units consisting of three or less units
6.2 In 2017, the number of Site Plan applications received and approved increased
significantly. The number of applications received increased by 40% and approved
increased by 45%.
6.3 All types of site plan applications increased from the previous year with the exception of
minor residential and mixed-use development. The following chart summarizes the
number of units or floor area for site plan applications received and approved in 2017.
Municipality of Clarington
Report PSD -014-18
Page 8
Site Plan Units and Floor space
By Type
Land Use Type
Applications Received
Applications Approved
Number of
Units
Floor
Space (m2)
Number of
Units
Floor
Space (m2)
Major Residential+
1043
-
197
-
Minor Residential++
2
-
4
-
Mixed Use
-
-
-
-
Commercial
-
3207
-
3411
Industrial
-
24737
-
5019
Government/Institutional
-
1020
-
-
Agricultural
-
9886
-
557
Total
1045
38850
201
8987
+ Major Residential uses are Residential units consisting of more than three units
++ Minor Residential uses are Residential units consisting of three or less units
7. Minor Variances
7.1 The Committee of Adjustment is appointed by Council to make decisions on minor
variances to the Municipality's Zoning By-law.
Minor Variance Applications
Application Decision
2017
2016
2015
Total number of Applications Approved
81
66
63
Total number of Applications Denied
0
0
2
Total number of Applications Withdrawn
1
3
0
Total number of Applications Tabled
0
6
0
Total number of Applications Received
82
75
65
Total number of Applications Appealed
0
0
1
7.2 There was a noteworthy increase in the number of applications received in 2017 from
each of the previous two years. A number of these were to deal with problems that
builders were encountering with models that did not comply with zoning. In 2017, eight
applications were tabled to a future meeting in order to allow the applicants to further
refine their proposals. Furthermore, the Committee applied conditions to 8 of the 82
approvals to ensure that each variance respects any distinctive site characteristics.
There were no applications denied by the Committee, although one application that the
Committee tabled twice was withdrawn by the applicant.
Municipality of Clarington
Report PSD -014-18
8. Land Divisions
Page 9
8.1 The Planning Services Staff provide coordinated comments for all Clarington
departments to the Durham Region Land Division Committee on consent applications.
Comments to Land Division Committee By Type
Land Use
Type
Proposed New Lots
Boundary
Adjustments
Easements
Year
Year
Year
2017
2016
2015
2017
2016
2015
2017
2016
2015
Urban
Residential
42
17
32
3
0
5
2
1
1
Rural
Residential
4
2
0
0
3
0
0
Commercial
1
0
1
0
0
0
4
0
0
Mixed Use
0
0
0
0
1
0
0
0
0
Agricultural
0
0
1
0
2
1
0
0
0
Institutional
0
0
0
0
0
1
0
0
0
Industrial
0
0
0
1
0
0
0
0
0
Total
43
21
36
4
3
10
6
1
1
8.2 In 2017, there was a significant increase in applications for new residential lots and
boundary adjustments compared to the previous years. 24 applications for consent to
create new lots were approved in the urban residential areas of the Municipality of
Clarington.
9. Sign Permit Applications
9.1 Sign permits are required for most signs within the Municipality of Clarington. Sign
permits are divided into two categories: Permanent and Temporary. The table below
shows the sign permit activity for 2017 based on geographic area. In 2017, a total of
232 signs were issued.
9.2 Temporary sign activity decreased by 20% in 2017 whereas, permanent sign permit
activity increased significantly by 260%. With an increase in commercial site plan
applications approved in 2017, there has been an influx in applications required for
permanent signage. The majority of temporary and permanent signs are being located
in Bowmanville, Courtice and Newcastle.
Municipality of Clarington
Report PSD -014-18
Page 10
Sign Permit Activity By Geographic Area
Urban Area
Number of Applications
Permanent
Temporary
2017
2016
2015
2017
2016
2015
Courtice
8
4
7
41
73
61
Bowmanville
66
10
25
65
77
72
Newcastle
18
3
0
18
12
14
Hamlets and Rural Areas
9
11
2
7
2
8
Total
101
28
34
131
164
155
10. Apartment -In -House
10.1 An apartment -in-house application provides the Emergency and Fire Services
Department and Building Services Division with the opportunity to ensure the unit
complies with the Building Code and is on the Emergency and Fire Services data base.
In addition, the apartment -in-house application ensures that apartment in -houses are
located in the appropriate zones and that sufficient parking is provided on the lot.
Apartment -In -House Activity By Geographic Area
Urban Area
Apartment -In -House
Applications Received
Apartment In -House
Re istered
2017
2016
2015
2017
2016
2015
Courtice
11
13
6
7
6
3
Bowmanville
33
21
12
17
11
5
Newcastle
2
1
0
1
1
0
Hamlets and Rural Areas
0
1
0
0
0
1
Total
46
36
18
25
18
8
10.2 In 2017, the number of apartment -in-house applications received and registered has
significantly increased compared to the previous two years. Apartment -in-house
applications received increased by 28% and Apartment -in-house registrations increased
by 39%. With the need for affordable rental units, the cost of homes and aging
population it is expected that the demand for apartment -in-house accommodation will
continue to grow.
11. Pre -Consultation Meetings
11.1 Pre -consultation meetings are required before most development applications can be
submitted. They assist in ensuring applications being submitted have all required
supporting documents and the proponent is aware of all required steps. The details of a
pre -consultation meeting remain confidential until a formal application is submitted. The
number of pre -consultation applications provides a good indication of future proposals
within the Municipality of Clarington.
Municipality of Clarington
Report PSD -014-18
Page 11
Pre -Consultation Meetings By Type
Land Use Year
2017 2016 2015
Major Residential+ 23
26
17
Minor Residential++ 4
8
4
Commercial 9
10
11
Mixed Use (Commercial and Residential) 3
4
1
Industrial 11
7
8
Government/Institutional 5
1
3
Agricultural 3
2
2
Recreational 0
0
0
Telecommunication Towers 2
3
0
Undisclosed 2
-
-
Total 62
61
46
+ Major Residential uses are Residential units consisting of more than three units
++ Minor Residential uses are Residential units consisting of three or less units
11.2 The overall number of pre -consultation meetings held in 2017 remains relatively
consistent compared to 2016. In 2017, the number of Major residential pre -consultations
remained consistent. The majority of the major residential pre -consultations were for
proposals in Courtice and Bowmanville which is consistent with the Provincial Policy
direction, as well as the policies of the Official Plan that identify Courtice and
Bowmanville as centres for growth. Industrial pre -consultations increased from the
numbers in 2016 and 2015. Pre -consultations for mixed-use development remained
relatively consistent compared to 2016. Mixed-use proposals have started to emerge as
Clarington continues to work towards implementing the Growth Plan for the Greater
Golden Horseshoe. It is expected that mixed-use proposals will continue to grow in the
coming years. Commercial and agricultural pre -consultations remained relatively
consistent.
12. Concurrence
Not Applicable.
13. Conclusion
13.1 Development activity has increased in nearly all categories in 2017 when compared with
the two previous years. The number of new and approved applications has increased in
2017 from those received in 2016. The numbers of final approved new dwelling units in
plans of subdivision, site plans, minor variances and apartment -in -houses have
increased substantially in 2017 compared to the past two years. These numbers indicate
a continued strong interest in growth and investment in Clarington.
Municipality of Clarington
Report PSD -014-18 Page 12
13.2 As secondary plans are prepared for new residential areas, and infrastructure projects
to increase sanitary treatment capacity in Newcastle Village and sewers are extended in
Courtice, it is expected that interest in major residential development will continue to be
high in the coming years. Furthermore, the consistency in pre -consultation activity in
2017, with a specific focus on major residential development, it is expected that there
will be continued major residential building in Clarington in the years to come. Industrial
development activity has increased and based on pre -consultations and site plan
applications it is expected to remain strong.
13.3 Detailed charts for each of the application type identifying applications received and
approved can be obtained by contacting the Planning Services Department.
14. Strategic Plan Application
Not applicable.
Submitted by:
David J. Crome, MCIP, RPP
Director of Planning Services
Reviewed by:
Andrew Allison, B. Comm, LLB
Chief Administrative Officer
Staff Contact: Carlo Pellarin, Manager, Development Review, 905-623-3379 ext. 2408 or
cpellarin(a)-clarington.net
No Attachments
No interested parties to be notified of Council's decision.
C P/AT/a h