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HomeMy WebLinkAboutPDS-034-23Clarftwn Staff 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: June 5, 2023 Report Number: PDS-034-23 Submitted By: Carlos Salazar, Director of Planning and Infrastructure Services Reviewed By: File Number: Report Subject: Mary -Anne Dempster, CAO DEV 95-012 Resolution#: PD-055-23 By-law Number: Zoning By-law Amendment Application to permit 204 residential units in Bowmanville. Recommendations: 1. That Report PDS-034-23 and any related communication items, be received; 2. That the application for Draft Plan of Subdivision 18T-95027 submitted by 821012 and 821013 Ontario Ltd. to permit the development of 204 residential units, be supported; 3. That the application for rezoning submitted by 821012 & 821013 Ontario Ltd be approved and the by-law attached in Attachment 3 to Report PDS-034-23 be approved; 4. That any Council and/or public concerns be addressed through the subdivision draft conditions and any related site plan process, if applicable; 5. That once all requirements of the Draft Plan of Subdivision are satisfied with respect to the removal of the (H) Holding Symbol and conditions of the site plan approval are satisfied, the By-law authorizing the removal of the (H) Holding Symbol be approved; 6. That the Region of Durham Planning and Economic Development and Municipal Property Assessment Corporation be forwarded a copy of Report PDS-034-23 and Council's decision; and 7. That all interested parties listed in Report PDS-034-23 and any delegations be advised of Council's decision. Municipality of Clarington Report PDS-034-23 Report Overview Page 2 This report recommends approval of a proposed draft plan of subdivision and rezoning to permit 145 single detached dwellings, 38 townhouse units on public rear lanes and a public street, one medium density block totalling 14 units, a Future Development Block intended for townhouses, as well as lands for a community park, stormwater management pond, servicing block, open space, and a landscape strip. The subject site has frontage on Bowmanville Avenue, Stevens Road and on the future extension of Clarington Boulevard, in Bowmanville. 1 Application Details 1.1 Owner: 821012 & 821013 Ontario Ltd. (William Tonno Construction Ltd.) 1.2 Agent: D. G Biddle and Associates 1.3 Proposal: Draft Plan of Subdivision: To develop a 204 residential unit plan of subdivision consisting of 145 single detached dwellings; 38 townhouse units on municipal rear lanes and a public street, 14 units in one medium density blocks, Future Development Blocks, lands for a community park, open space, a stormwater management pond, landscape strip abutting Bowmanville Avenue. Zonina By-law Amendment: To change the current zoning on the lands from "Agricultural (A)" Zone to an appropriate zone to permit the proposed development and to Environmental Protection (EP). 1.4 Area: 21.64 hectares (54 acres). 1.5 Location: The lands subject to these applications are located west of Bowmanville Avenue, north of Stevens Road, being Part Lot 15, Concession 2 in Bowmanville (see Figure 1). 1.6 Roll Numbers: 18-17-010-030-01300 18-17-010-030-01500 1.7 Within Built Boundary: No Municipality of Clarington Report PDS-034-23 dr . s =w s-C-2011.-ON2 ParkMHz F re i Sch t C 7 L 4 ti .ip DID I � a 11 .� I 711 Lox Density Park Landscape Rri s _ Freehold Townhouses - Service Conidors Q Site Boundary 0 Medium Density Block - Stormwater Management _ Open Space CEP) Future Development Page 3 Figure 1: Site Location and adjacent Draft Approved Plans of Subdivision Municipality of Clarington Report PDS-034-23 2 Background Page 4 2.1 On March 27t", 1995, the applicant submitted a proposed Draft Plan of Subdivision to the Region of Durham. An application for rezoning was submitted to the Municipality of Clarington at the same time. The first Public Meeting was held in July 1995. Since the lands were located outside of the urban boundary at that time, the applicant also submitted an Official Plan Amendment application to have the lands included within the Bowmanville Urban Area. The following year, the lands were re -designated "Urban Residential" and "Environmental Protection" in the 1996 Clarington Official Plan. The Clarington Official Plan also required that prior to the approval of any draft Plan of Subdivision, a subwatershed study and secondary plan be prepared. 2.2 The Brookhill Subwatershed Study was completed in 2005 and recommended various amendments to the Official Plan. These changes, together with the Brookhill Secondary Plan, were adopted as Amendment No. 60 to the Clarington Official Plan in March 2008. Amendment No. 60 was appealed and finally approved by the Ontario Municipal Board in November 2009. 2.3 In June 2008, Council approved Amendment No. 62 to the Clarington Official Plan. The amendment reduced the size of the Community Park and added a Medium Density designation north of Stevens Road and east of Clarington Boulevard. The redesignation allowed the extension of Stevens Road in an alignment which avoided the Carson Elliot Skateboard Park and mature trees on the south side of Stevens Road. 2.4 On October 15t", 2009, the applicant submitted revised rezoning and draft plan of subdivision applications to implement the Brookhill Secondary Plan. A second Public Meeting was held in February 2010. The applicant chose not to proceed further with the applications until sanitary sewer capacity was available at the Port Darlington Water Pollution Control Plant. 2.5 Other applications around the property continued through the process. In 2015, Draft Approval was issued for a subdivision to the west of the subject site, owned by 1613881 Ontario Ltd. (formerly Metrus). There are 56 units remaining to be registered as part of this draft plan of subdivision (See Figure 1). 2.6 In 2016, the Ontario Municipal Board approved the proposed draft plan of subdivision to the north of the subject site, owned by Dunbury Developments (S-C 2011-0002) for 239 units. (See Figure 1). 2.7 The applicant revised the proposed draft plan to be consistent with the Secondary Plan and integrated it with the draft approved plans to the north and west. A third Public Meeting was held in April 2017. 2.8 In 2021, the Central Lake Ontario Conservation Authority (CLOCA) required additional field work to delineate the boundaries of the natural heritage features, and Hazard Lands for the Brookhill Tributary and confirm the area for the stormwater management pond. In addition, the Region of Durham had requested an additional road widening Municipality of Clarington Report PDS-034-23 Page 5 along Bowmanville Avenue. Both CLOCA and the Region are now satisfied with the draft plan and have provided favourable comments and conditions of Draft Approval. 2.9 The following studies have been submitted and will be summarized in Section 8 of this report: • Archeological Assessment • Environmental Impact Study • Noise Report • Preliminary Stormwater Management and Functional Servicing Report • Traffic Study • Parking Plan 3 Land Characteristics and Surrounding Uses 3.1 The majority of the subject lands are currently being used for agricultural crops. The site slopes towards the Brookhill Tributary valley which bisects the bottom third of the lands in a west to east direction. The vegetation mainly consists of a mix of meadow species, intermediate deciduous and coniferous trees, and a shrub layer of buckthorn and dogwood. The tributary is located at the bottom of the valley floor. 3.2 Surrounding Uses North - Vacant cultivated lands - Draft Approved Plan of Subdivision (S-C 2011-0002). East - Bowmanville Avenue and beyond that, estate residential on Munday Court and Luverme Court. South - Garnet B Rickard Recreation Complex, including Carson Elliot Skateboard Park, Special Household Waste Depot owned by the Region of Durham. West - Vacant cultivated lands, Draft Approved Plan of Subdivision (S-C 2012-0003) Brookhill Tributary and Clarington Central Secondary School. 4 Provincial Policy Provincial Policy Statement 4.1 The Provincial Policy Statement encourages planning authorities to create healthy, livable and safe communities by accommodating an appropriate range and mix of residential, employment, recreational and open space uses to meet long-term needs. Some relevant policies are: Municipality of Clarington Report PDS-034-23 Page 6 • New development shall occur adjacent to built-up areas and shall have a compact form, a mix of uses and densities that allow for the efficient use of land, infrastructure, and public services. • New housing is to be directed to locations where infrastructure and public services are or will be available. • A full range and mix of housing types and densities shall be provided to meet projected requirements of current and future residents of the regional market area. • Infrastructure and public service facilities shall be provided in a coordinated, efficient, and cost-effective manner. 4.2 The proposal is consistent with the Provincial Policy Statement. Growth Plan 4.3 The Provincial Growth Plan encourages municipalities to manage growth by directing population growth to settlement areas, such as the Bowmanville Urban Area. Municipalities are encouraged to create complete communities that offer a mix of land uses, employment and housing options, high -quality open space, and access to stores and services. In particular: • Growth is to be accommodated in transit -supportive communities to reduce dependence on the automobile through the development of mixed -use, pedestrian - friendly environments. • Growth shall also be directed to areas that offer municipal water and wastewater systems. • Municipalities should establish an urban open space system within the urban areas. • Municipalities must accommodate residential development within the urban area. 4.4 The proposal is consistent with the Growth Plan. Municipality of Clarington Report PDS-034-23 5 Official Plans Page 7 Durham Regional Official Plan 5.1 The Durham Regional Official Plan designates the subject lands as Living Area. Living Area permit the development of communities with defined boundaries, incorporating the widest possible variety of housing types, sizes, and tenure to provide living accommodations that address various socio-economic factors. The proposed development is permitted within the Living Area designation. A mix of uses such as certain home occupations, convenience stores, public and recreational uses which are compatible with their surroundings are permitted. The application is in conformity with the Region Official Plan. Clarington Official Plan 5.2 The Clarington Official Plan designates the subject lands "Urban Residential," "Environmental Protection" and "Town Centre." 5.3 The predominant use of lands within the "Urban Residential" designation shall be for housing purposes. Other uses may be permitted which, by the nature of their activity, scale and design, are supportive, compatible and serve the residential uses. These include corner stores, home -based occupations, parks, and schools. 5.4 The lands front onto Bowmanville Avenue, which is a Local Corridor. The predominant form of housing is Low Rise at two to four storeys, and Mid -Rise at five to six storeys. Includes Mixed use, apartments and townhouses. 5.5 Residential built form internal to the neighbourhood shall predominantly be ground - related units, including townhouses, semi-detached dwellings and single detached dwellings between one to three storeys in height. 5.6 The Environmental Protection Area designation reflects the location of the Brookhill Tributary and valley lands along the south and west side of the property. An Environmental Impact Study has been prepared. 5.7 Town and Village Centres shall be developed as the main concentrations of urban activity in each community with the Town Centres providing a full array of retail and personal service, office, residential, cultural, community, recreational and institutional uses. 5.8 The site is bounded by Bowmanville Avenue, a Type `A' Arterial Road to the east, and the future extension of Clarington Boulevard, Brookhill Boulevard and Stevens Road are all Collector Roads. 5.9 The draft Plan shows two Multi Use Trails within the Brookhill Tributary valley lands, consistent with Map K to the Official Plan. Municipality of Clarington Report PDS-034-23 Page 8 5.10 The detailed land use policies are contained in the Brookhill Neighbourhood Secondary Plan and the Bowmanville West Town Centre Secondary Plan. Brookhill Secondary Plan 5.11 The lands north of the tributary are within the Brookhill Secondary Plan, which was approved in 2009. In May 2021, Council adopted an update to the Secondary Plan, which is currently before the Region of Durham for approval. However, the update does not impact the subject property as it deals mainly with the future development areas to the north. Community Structure 5.12 The Draft Plan of Subdivision is generally consistent with the Principles and Community Structure contained in the adopted Secondary Plan. Land Use Policies 5.13 The adopted Secondary Plan designates the subject lands as "Village Corridor," "Low - Density Residential," "Neighbourhood Commons Area," and "Environmental Protection." 5.14 The "Village Corridor" incorporates institutional, retail and service, commercial, recreational, and cultural uses, as well as ground -related housing and residential apartment buildings within a mixed -use context. It fronts Clarington Boulevard and is the primary focus for the Brookhill Neighbourhood. Permitted housing forms include street, block or stacked townhouses, multiple -unit buildings and low-rise apartment buildings. Apartment units may be permitted in either stand-alone residential buildings or above the ground floor in mixed -use buildings. Live -work units are permitted. 5.15 Retail and services shall be permitted on the ground floor only, to a maximum of 500 square metres. Building height shall be in the range of three to six storeys or between 8.0 to 20.0 metres. 5.16 Low -Density Residential housing shall be in the form of single and semi-detached units. Coach houses are permitted over top detached garages fronting on a lane in limited areas. 5.17 Within the "Neighbourhood Commons Area," street, block or stacked townhouses and multiple unit buildings are permitted surrounding a parkette which is located in the draft approved plan to the north (Dunbury). Medium density shall be consistent with Official Plan policies. Municipality of Clarington Report PDS-034-23 Bowmanville West Town Centre Secondary Plan Page 9 5.17 The lands south of the Brookhill Tributary are within the Bowmanville West Town Centre Secondary Plan. The Secondary Plan was originally approved in 1993, updated in 2006, and a further update is currently underway. The entire Secondary Plan area for Bowmanville West is proposed to be a Major Transit Station Area (MTSA) and planned to achieve a minimum density of 150 people and jobs per hectare. The draft Land Use Plan shows mid -rise apartments four to six storeys and townhomes. The lands are currently designated as Community Facilities and Medium Density Residential. Medium Density development shall be consistent with the policies of the Official Plan. Community Facilities permit a park. However, given the transition of the policies for this area, the land use permissions for the medium -density block originally proposed in the subject application will be dealt with at a future date once the secondary Plan is approved. 6 Zoning By-law 6.1 Zoning By-law 84-63 zones the subject lands "Agricultural (A)" and "Environmental Protection (EP)". A Zoning By-law Amendment will be required in order to implement the proposed draft plan of subdivision. Holding Provision 6.2 The proposed Zoning By-law amendment includes a Holding (H) Zone. The Holding zone will remain on the lands until the necessary conditions of draft approval and development agreements are in place for the draft plan of subdivision. 6.3 The development agreements will require the applicant to, among other matters: • address the recommendations of the background studies, including submissions of additional information, plans and reports. • provide for municipal services and road works that will service the development; and • provide contributions towards parkland. 7 Public Notice and Submissions 7.1 Public Notice was given by mail to each landowner within 120 metres of the subject site. 7.2 As of the writing of this report, two inquiries were received, one general in nature, the other, is from an existing resident residing on Brookhill Boulevard. The resident expressed concerns with winter snow clearing and storage, parking in narrow rear lanes causing parking and traffic concerns and poor drainage in small backyards. Municipality of Clarington Page 10 Report PDS-034-23 8 Summary of Background Studies Archaeological Assessment, Northeastern Archaeological Associates Limited, 2010 8.1 A Stage 1 and Stage 2 Archaeological Assessments were carried out. Shovel tests and surface survey revealed the existence of three sites of interest. Stage 3 excavations were completed, and concluded that no future testing at the three sites was required. The Ministry of Culture, Tourism and Sport issued a Clearance Letter in 2014. Environmental Impact Study, Aquafor Beech, 2010 8.2 An Environmental Impact Study was undertaken in 2010 for the Brookhill Tributary from approximately north of the future extension of Longworth Avenue in the north to the confluence with Bowmanville Creek in the south. The report determined the development limits adjacent to the Brookhill valley lands, including confirming the location of stormwater management ponds, and outfall channel, as well as determining setbacks from the valley. The report identified a knick point at the confluence of the Brookhill Tributary and Bowmanville Creek that needs to be stabilized to avoid further erosion to the west. Noise Impact Study, D.G Biddle & Associates, 2021 8.3 The report identified noise impacts from Bowmanville Avenue. Noise abatement measures will be used to reduce sound levels to meet the Ministry of Environment, Parks, and Conservation minimum design criteria, such as noise fencing, construction materials, and the inclusion of air condition units where required. The appropriate warning clauses will be included in Purchase and Sale Agreements where applicable. Preliminary Stormwater Drainage and Functional Servicing Report, D. G Biddle & Associates, June 2022 8.4 The report states that sanitary sewers will be extended to service the development from Clarington Boulevard and Bowmanville Avenue, which is currently under construction and will be completed in the summer of 2024. 8.5 Municipal water will be provided with the extension of the existing Clarington Boulevard watermain and at Brookhill Boulevard and Bowmanville Avenue. 8.6 Conventional storm sewers will service the subdivision north of Brookhill Tributary. On - site stormwater management is proposed for the medium -density block south of the tributary and north of Stevens Road. 8.7 Stormwater quality and quantity will be handled in the proposed stormwater ponds in the draft plan and the pond proposed in the adjacent subdivision. Municipality of Clarington Report PDS-034-23 Traffic Impact Study (TIS) Page 11 8.8 The Traffic Impact Study was initially completed with the 2009 Brookhill Secondary Plan. The TIS set the road pattern for the lands to the south of the future extension of Longworth Avenue. An updated TIS is required as a condition of Draft Approval. 9 Department and Agency Comments 9.1 The list of agencies and internal departments comments received on the applications can be found in Attachment #. 10 Discussion 10.1 The proposed draft plan is generally consistent with the Clarington Official Plan and both the Brookhill and West Town Centre Secondary Plans. An update to the West Town Centre is currently underway and will help to inform the density and building height for the medium density block north of Stevens Road. Environmental Impact Study 10.2 An Environmental Impact Study was prepared for the Brookhill Tributary by Aquafor Beech in 2012. 10.3 The study found severe erosion is occurring at the confluence of the Brookhill Tributary and the Bowmanville Creek. This erosion is occurring as a result of the failure of the Vanstone Dam. The erosion is problematic on its own but also causes a barrier to fish passage. Development upstream will exacerbate the problem and remediation is recommended. The cost for remediation shall be borne by all owners that drain to the Brookhill Tributary based on the proportionate share of developable lands. Upstream development cannot proceed until the remediation is complete. 10.4 Recently, additional field work was required to determine the limits of the natural heritage features, hazard limits, and the limits of the stormwater management pond. All are satisfactory to CLOCA. Housing Types 10.5 The draft plan provides for a mix of lot sizes to permit various housing forms. The majority of the site includes single detached dwellings, with 10, 11 and 12 metres of frontage. Municipality of Clarington Report PDS-034-23 Page 12 10.6 The units facing Clarington Boulevard are lane -based townhouse units which is consistent with the Village Corridor designation in the Secondary Plan. 10.7 Street Townhouses face the Neighbourhood Parkette located in the approved draft plan to the north (Dunbury), consistent with the Neighbourhood Commons in the Secondary Plan. 10.8 A concept has been provided for the Medium Density Block on the south side of Brookhill Boulevard. It shows 14 units, with one access from Brookhill Boulevard on a private internal lane. Pre -consultation meetings to determine the further Planning Act applications, including Site Plan approval, will be required before development can proceed. 10.9 The Medium Density Block on the north side of Stevens Road is within the West Town Centre Secondary Plan. The site is approximately 1.61 hectares, and 121 units are proposed for a density of 75 units per gross hectare. The entire Secondary Plan area for Bowmanville West is proposed to be a Major Transit Station Area (MTSA) and planned to achieve a minimum density of 150 people and jobs per hectare. The Secondary Plan is currently being updated. The draft Land Use Plan shows mid -rise apartments four to six storeys and townhomes. Staff recommend that the zoning for the site remain zoned as "Agricultural (A)" until the secondary plan process has been completed and a concept can be provided which meets the objective of the updated secondary plan. Furthermore, the site to the immediate west is only 0.93 hectares, would be difficult to achieve the density completed in the Secondary Plan. Opportunities to develop the sites together would provide for cohesive development while achieving higher densities. Further discussion with landowners is required. Community Park, Open Space, Trails, and Green Corridor 10.10 The Community Park is located north of Stevens Road, consistent with the Clarington Official Plan and West Town Centre Secondary Plan. The proposed park area is 0.94 ha, which is above the parkland requirement proposed for the development, however once the future development lands to the west are developed, the contribution may be able to make up the over dedication. Otherwise, the Municipality will need to decide whether to purchase the over dedication of the lands or reduce the park size. The lands associated with Brookhill Tributary will be dedicated to the Municipality. Two multi -use trails have been identified on the north and south side of the Brookhill Tributary. These trails will continue north through lands acquired by the Municipality through the registration of the first phase of the draft approved plan to the west. It will eventually connect to existing trails in the Bowmanville Creek Valley. Municipality of Clarington Report PDS-034-23 Page 13 10.11 The Brookhill Secondary Plan requires a landscape strip adjacent to Bowmanville Avenue from Stevens Road to Longworth Avenue. This "green corridor" will have landscaped berms which will provide a visual and acoustical barrier between the residential units and the traffic on Bowmanville Avenue. The landscaped strip will be dedicated to the municipality. Roads and Shared Infrastructure 10.12 Brookhill Boulevard is constructed from Boswell Avenue in the west to Clarington Boulevard in the east. The developer will be required to construct the balance of Brookhill Boulevard to Bowmanville Avenue with the first phase of development. 10.13 Cooperation with the abutting landowners, 1613881 Ontario Ltd. to the west and Dunbury to the north will be required to extend Clarington Boulevard and other internal roads, and construct two stormwater management ponds. Cost -sharing arrangements are a requirement of Conditions of Draft Approval for all three subdivisions. 10.14 The sanitary sewer trunk has been extended underneath Highway 2 to the north side of the CP Railway to service these lands and others in the Brookhill neighbourhood. The stormwater management pond in this draft plan is required for the Dunbury draft plan of subdivision to proceed. 11 Financial Considerations 11.1 The capital infrastructure required for this development will be built by the developer and assumed by the municipality upon acceptance. This includes roads, stormwater management ponds, the landscape strip and the service block. One of the two multi -use paths will be constructed by the developer. The Municipality will include the new capital assets in its asset management plans and be responsible for major repair, rehabilitation and replacement in the future. 11.2 The development of the Community Park and one of the multi -use trails will be added to the capital forecast for Parks. 12 Concurrence 12.1 The report has been reviewed by the Deputy CAO/Treasurer who concur with the recommendations. Municipality of Clarington Report PDS-034-23 13 Conclusion Page 14 13.1 Staff recommend that the proposed Draft Plan be supported, and the zoning by-law amendment on Attachment 2, be passed with an (H) Holding Symbol, and that the (H) Holding Symbol be removed once all the Conditions of Draft Approval have been satisfied. Staff Contact: Nicole Zambri, Senior Planner, 905-623-3379 ext. 2422 or nzambri(o)clarington.net. Interested Parties: Cora Tonno, William Tonno Construction Michael Carswell, D.G Biddle & Associates Michael Fry, D. G Biddle & Associates Paolo Scaalotto, DG Group Mike Domivich Dunbury Developments. Mark Ashworth Catherine Verhoog Attachments: Attachment 2 - Draft Subdivision Plan Attachment 3 — Zoning By-law and Schedule Attachment 4 — Agency Comments Attachment 3 to PDS-034-23 If this information is required in an alternate format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131 The Corporation of the Municipality of Clarington By-law Number 2023- being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for the Corporation of the Municipality of Clarington Whereas the Council of the Corporation of the Municipality of Clarington deems it advisable to amend By-law 84-63, as amended, of the Corporation of the Municipality of Clarington to permit the development of 325 residential units in a Plan of Subdivision on the subject lands (DEV 95- 012); Now therefore the Council of the Municipality of Clarington enacts as follows: 1. Schedule "Y (Bowmanville)" to By-law 84-63, as amended, is hereby further amended by changing the zone designation from: "Agricultural (A) Zone" to " Holding- Residential Exception (H)(R1-97) Zone"; Agricultural (A) Zone" to " Holding- Residential Exception (H)(R3-39) Zone"; Agricultural (A) Zone" to " Holding- Residential Exception (H)(R3-51) Zone"; Agricultural (A) Zone" to " Holding- Residential Exception (H)(R3-60) Zone", Agricultural (A) Zone" to " Environmental Protection (EP) Zone"; and Agricultural (A) Zone" to " Urban Residential Type One (R1) Zone". as illustrated on the attached Schedule "A" hereto. 2. Schedule "A" attached hereto shall form part of the By-law. 3. This By-law shall come into effect on the date of passing hereof, subject to the provisions of Sections 36 of the Planning Act. Passed in Open Council this day of , 2023 Adrian Foster, Mayor June Gallagher, Municipal Clerk This is Schedule "A" to By-law 2023- , passed this day of , 2023 A.D. WVERME CT W a J J_ Z a BROOKHILL BLVD 0 00 u a Q Z G JC C7C m Z 0 Z Q J V STEVENS RD Zoning Change From 'A' To'(H)R1-97' Zoning Change From 'A' To'EP' 0 Zoning Change From 'A' To'(H)R3-39' Zoning Change From'A' To'R1' Zoning Change From 'A'To'(H)R3-51' Zoning To Remain'A' 0 Zoning Change From 'A'To'(H)R3-60' 77 Zoning To Remain'EP' At Bowmanville • DEV 95-012 • Schedule 3 T Attachment 4 to PDS-034-23 Department/Agency Comments Summary of Comments Received Development Engineering ✓ Development Engineering Division has no objections, in principle, to the applications. Updated Traffic Study is required to include Green Road connection to Baseline Road, and the construction of Clarington Boulevard from its current terminus to Green Road. Brookhill Boulevard shall be built from Clarington Boulevard to Bowmanville Avenue in the first phase of development. Pre -dedication of Clarington Boulevard and as well as internal streets may be required depending on the timing of the subdivision to the north and west. The applicant must contribute to the stabilization works required at the confluence of Brookhill Tributary and Bowmanville Creek. The works shall be completed before any upstream development takes place. Building Division ✓ No comments were provided. Fire and Emergency ✓ No concerns were identified. Services Region of Durham ✓ The comments indicate that the (Planning, Works, & proposed plan of subdivision Transit, Police) conforms to the policies of the Durham Region Official Plan. The site can be serviced with municipal water and sanitary sewer, once the sanitary truck lines have been installed. Attachment 4 to PDS-034-23 The appropriate road widening have been provided in the latest Draft Plan, and Regional Works is now satisfied. Conditions of Draft Approval were provided. Central Lake Ontario ✓ Comments indicated Environmental Conservation Authority Impact Study is satisfactory. No upstream development is permitted until the Knick-point at the confluence of Brookhill Tributary and Bowmanville Creek has been remediated. Conditions of Draft Approval were provided. School Boards ✓ Kawartha Pine Ridge District School Board had no objection. Standard Conditions of Approval were provided. Peterborough, Victoria, Northumberland and Clarington Catholic District School Board have not objection. The Conseil scolaire Viamonde had no comment Hydro One No concerns were identified Enbridge ✓ No concerns were identified. Canada Post Corporation Canada Post has no objections for the proposed development. Standard Conditions of approval were provided. Bell Canada ✓ No concerns were identified. Standard conditions of approval were provided. Rogers No concerns were identified. Standard conditions of approval were provided.