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A | BOWMANVILLE NEIGHBOURHOOD CHARACTER STUDY

BACKGROUND REPORT ‐ APPENDIX A | CLARINGTON ZONING BY‐LAW 84‐63 EXTRACTS

APPENDIX A

ZONING BY‐LAW 84‐63

EXTRACTS

A

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B | BOWMANVILLE NEIGHBOURHOOD CHARACTER STUDY

BACKGROUND REPORT ‐ APPENDIX B | CLARINGTON ZONING BY‐LAW 84‐63 DEFINITIONS

APPENDIX B

ZONING BY‐LAW 84‐63

DEFINTIONS

B

August 2019 | B ‐ 1

Attached

Means a building otherwise complete

in itself, which has a wall or walls

shared in common with an adjacent

building or buildings and which

would include any wall enclosing a

breezeway.

Apartment‐In‐House

Means a self‐contained second

dwelling unit within a permitted

residential single detached or semi‐

detached dwelling created through

converting part of or adding onto a

dwelling unit. The apartment‐in‐

house shall be used or intended to be

used by one or more persons and

shall contain sanitary facilities,

kitchen and heating are provided.

The apartment‐in‐house shall have a

private entrance from outside the

building or from a common hallway

or stairway inside the building.

Building

Means a structure, temporary or

permanent, having a roof,

supported by columns or one or

more walls which is used for the

shelter, accommodation or

enclosure of persons, animals and

equipment, goods or materials. Any

tent, canopy, bin, bunk or platform,

vessel, trailer or vehicle used for any

of the said purposes shall be

deemed a building.

By‐law

Means the Corporation of the

Municipality of Clarington Zoning

By‐law within the meaning of the

Planning Act, as amended.

Carport

Means s roofed enclosure attached

to a dwelling house which is used

for the storage or parking of a

motor vehicle and which has at

least 40 percent of its total

perimeter, including the main wall

of the dwelling house to which such

carport is attached, open and

unobstructed.

Driveway

Means the portion of a lot

extending to the street line,

designed to provide motor vehicle

access from the lot to the travelled

portion of the street, private road or

lane.

Figure B1: Example of Apartment‐In‐

House Units

B ‐ 2 | BOWMANVILLE NEIGHBOURHOOD CHARACTER STUDY


Dwelling

Means 2 or more habitable rooms,

designed or intended for use by one

household, in which sanitary facilities

and one kitchen are provided for the

exclusive use of the household, in

which a heating system is provided

and, which has a private entrance

from outside the building or from a

common hallway or stairway inside

the building. For the purposes of this

By‐law a dwelling does not include a

tent, trailer, mobile home, or a room

or group of rooms in a boarding

house, a hotel, motel, motor hotel or

camping establishment. For the

purpose of this definition, dwelling

shall also mean dwelling unit.

Dwelling, Converted

Means a single detached dwelling

erected prior to the date of passing

of this By‐law, which has been or

may be converted by means of

partitioning so as to provide therein

not more than three dwellings each

of which shall have a total floor area

of not less than 50 square metres.

Dwelling, Duplex

Means the whole of a building that

was constructed with vertical or

horizontal dividing walls, creating two

separate dwellings, each of which has

an independent entrance either

directly from the outside or through a

common vestibule.

Dwelling, Semi‐Detached

Means a building constructed to be

separated vertically into two

separate dwelling units, connected

by a common wall above and below

ground, each of which has an

independent entrance directly from

the outside of the building and each

of which is located on a separate

lot.

But does not include a dwelling unit

to be erected next to or added onto

an existing single detached

dwelling.

Dwelling, Single Detached

Means a completely detached

building containing one dwelling.

Figure B2: Example of Semi‐Detached

Dwelling

August 2019 | B ‐ 3

Dwelling Unit Area

Means the habitable area combined

within the inside walls of a dwelling

excluding any private garage,

carport, porch, veranda, unfinished

attic, cellar or sunroom; (unless such

sunroom is habitable in all seasons of

the year) and, excluding public or

common halls or areas, stairways

and the thickness of outside walls.

Garage

Means a building, structure or part

thereof, including a carport, designed

and / or used for the parking of

motor vehicles having adequate

access to a driveway, and where

household equipment incidental to

the residential use may be stored.

Garden Suite

Means a self‐contained

temporary dwelling unit

designed to provide for the

care of an elderly, sick and disabled

person which is located in the side or

rear yard of a property containing a

single detached dwelling.

Height of Building

Means the vertical distance,

measured between the lowest

finished grade adjacent to any wall

of the building, and

a) In the case of a flat roof, the

highest point of the roof

surface; and

b) In the case of a mansard roof,

the deck roof line; and

c) In the case of a gable, hip or

gambrel roof, the average

height between the eaves and

ridge.

In calculating the height of a

building, roof constructions such as

bulkheads, penthouses and similar

constructions enclosing equipment

or stairs and which are less than 6

metres in height and do not occupy

more than 30 percent of the area of

the roof upon which they are

located, and accessory roof

constructions, such as chimneys,

towers, steeples or television

antennas, shall be excluded.

Figure B3 (right):

Determining

Building Height



Landscaped Open Space

Means the open unobstructed space

from ground to sky at finished grade

on a lot which is used exclusively for

landscaping, and includes any

surfaced walk, patio, deck or similar

area no more than 200 mm above

finished grade, at its highest point,

but does not include any driveway or

ramp, whether surfaced or not, any

curb, retaining wall, parking area or

any open space beneath or within any

building or structure.

Lot

Means a parcel or tract of land

described in a deed or other legal

document the title to which is legally

conveyable.

Lot Area

Means the total horizontal area

bounded by the lot lines of a lot,

excluding the horizontal area

Lot, Corner

Means a lot situated at the

intersection of 2 streets, of which

two adjacent sides, that abut the

intersecting streets, contain an

angle of not more than one hundred

and thirty‐five (135) degrees; where

such adjacent sides are curved, the

angle of intersection of the adjacent

sides shall be deemed to be the

angle formed by the intersection of

the tangents to the street lines,

drawn through the extremities of

the interior lot lines, provided that in

the latter case, the corner of the lot

shall be deemed to be that point on

the street line nearest to the point of

intersection of the said tangents.

Figure B4: Determining a Corner Lot

August 2019 | B ‐ 5

Lot Coverage

Means that percentage of the lot

area at finished grade covered by

all buildings or structures. An

outdoor swimming pool; a patio or

deck no more than 200

millimetres above finished grade,

at its highest point; shall not be

considered as a structure for the

purpose of calculating lot

coverage. Where a lot is divided

into more than one zone, the lot

coverage in each zone shall be

calculated as it applies only to

that portion of the lot that is

located within the specific zone.

Lot Depth

Means the horizontal distance

between the front and rear lot

lines. If the front and rear lot lines

are not parallel, “lot depth” shall

mean the length of a straight line

joining the middle of the front lot

line with the middle of the rear lot

line. When there is no rear lot

line, “lot depth” shall mean the

length of a straight line joining the

middle of the front lot line with

the apex of the triangle formed by

the side lot lines

Lot Frontage

Means the minimum straight‐line

distance between the side lot lines

measured along the front lot line of a

lot. Where the front lot line is not a

straight line or where the side lot lines

are not parallel, the lot frontage is

measured along a line parallel, the lot

frontage is measured along a line

parallel to the chord of the lot frontage

and set at 6 metres from the front lot

line. The chord of the lot frontage is

measured as a straight line joining the

points where each side lot line intersects

the front lot line.

Lot, Interior

Means a lot other than a corner lot or a

through lot.

Lot Line

Means any boundary of a lot or the

vertical projection thereof.

Figure B5: Determining Lot Frontage



Lot Line, Front

Means, in the case of an interior

lot, the line dividing the lot from

the street. In the case of a corner

lot, the shorter lot line abutting a

street or private right‐of‐way shall

be deemed the front lot line and

the longer lot line abutting a

street shall be deemed an exterior

side lot line. In the case of a

through lot, the lot line where the

principal access to the lot is

provided shall be deemed to be

the front lot line.

Lot Line, Rear

Means the lot line farthest from

and opposite to the front lot line.

Lot Line, Side

Means a lot line other than a front

or rear lot line.

Lot, Through

Means a lot bounded on two

opposite sides by streets, provided

that if any lot qualifies as being

both a corner lot or a through lot,

such lot shall be deemed a corner

lot.

Non‐Conforming

Means the use or activity in

respect of any land, building or

structure which is not within the

list of permitted uses set out in

this By‐law for the zone in which

such land, building or structure is

located.

Non‐Complying

Means that a permitted building,

structure or use does not meet the

regulations set out for the zone in

which such building, structure or

use is located.

Setback

Means the horizontal distance

from the centre line of the street

allowance, measured at right

angles to such centre line, to the

nearest part of any building or

structure or excavation on the

adjacent lot.

Storey

Means the portion of a building,

other than an attic, basement or

cellar, included between any floor

level and the floor, ceiling or roof

next above it.

August 2019 | B ‐ 7

Storey, First

Means the lowest storey of a

building closest to finished grade

having its ceiling 1.8 metres or

more above average finished

grade.

Storey, One‐Half

Means that portion of a building

situated wholly or in part within

the roof and having its floor level

not lower than 1.2 metres below

the line where roof and outer wall

meet and in which there is

sufficient space to provide a

distance between finished floor

and finished ceiling of at least 2.1

metres over a floor area equal to

at least 50 percent of the area of

the floor next below.

Use

Means, when used as a noun, the

purpose for which a lot or building

or structure, or any combination

thereof, is designed, arranged,

occupied or maintained and when

used as a verb, “USE” shall have a

corresponding meaning.

Yard

Means a space, appurtenant to a

building or structure, located on

the same lot as the building or

structure, which space is open,

uncovered and unoccupied from

the ground to the sky except for

such accessory buildings,

structures or uses as are

specifically permitted elsewhere in

the By‐law.

Figure B6: Types of Yards



Yard, Front

Means a yard extending across

the full width of the lot between

the front lot line of the lot and the


structure on the lot.

Yard, Front Depth

Means the least horizontal

dimension between the front lot

line of the lot and the nearest part

of any building or structure on the

lot.

Yard, Rear

Means a yard extending across

the full width of the lot between

the rear lot line of the lot and the


structure on the lot, or the nearest

outside storage use on the lot.

Yard, Rear Depth


dimension between the rear lot

line of the lot or the apex of the

triangle formed by the side lot

lines where no rear yard line

exists, and the nearest part of any

building or structure on the lot.

Yard, Required

Means the minimum yard required

by the provisions of this By‐law.

Yard, Side

Means a yard extending from the

required front yard to the required

rear yard and from the side lot line

of the lot to the nearest part of any

building or structure on the lot.

Yard, (Exterior) Side

Means ta side yard immediately

adjoining a public street.

Yard, (Interior) Side

Means a side yard other than an

exterior side yard.

Yard, Side Width


dimension between the side lot line

of the lot and the nearest part of

any building or structure on the lot.

August 2019 | C

APPENDIX C

CLARINGTON MINOR

VARIANCE CHARACTER

ASSESSMENT

C

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BACKGROUND REPORT ‐ APPENDIX C | CLARINGTON MINOR VARIANCE CHARACTER ASSESSMENT

August 2019 | C ‐ 2

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D | BOWMANVILLE NEIGHBOURHOOD CHARACTER STUDY

BACKGROUND REPORT ‐ APPENDIX D | BEST PRACTICE REVIEW OF PLANNING TOOLS

APPENDIX D

BEST PRACTICE REVIEW OF

PLANNING TOOLS

D

August 2019 | D ‐ 1

The following sections present an overview of the planning tools used by Municipalities

surveyed in the Best Practice Review to manage change and growth while protecting

neighbourhood character. A discussion of lessons learned from the survey of these

planning tools is provided in Section 4 of this Report.

D1 | BURLINGTON

In response to concerns

expressed from local

residents regarding the

appropriateness of

development activities in certain areas of Burlington, the City undertook steps to analyze

the ability and limitations of the City’s planning and regulatory framework to manage

change in established residential areas.

Beginning in 2012, Burlington Council directed staff to conduct Character Studies for

three established residential communities in the City. As a result, the City retained Brook

McIlroy and Macaulay Shiomi Howson Ltd to conduct the Character Area Study for

Roseland and Character Area Study for Indian Point as well as MHBC to conduct a

Character Study for a portion of the Shoreacres community. Collectively, the three (3)

Neighbourhood Character Studies identified how neighbourhood character can be

defined, what elements contribute to a neighbourhood’s character and how change in

established residential neighbourhoods can be managed. In an effort to identify lessons

applicable to the various established residential areas across the City, the Character

Studies analyzed what planning and regulatory tools are available to assist in managing

change while respecting neighbourhood character in the City’s various stable residential

areas.

The Studies culminated in the refinement of the City’s existing regulatory and planning

tools, including amendments to the City’s Official Plan, Zoning By‐law and Site Plan By‐

law. More specifically, existing planning tools were modified to provide additional

protection for neighbourhood character in all low‐residential areas of the City. Each of

the City’s planning tools are further described below.

D‐ 2 | BOWMANVILLE NEIGHBOURHOOD CHARACTER STUDY


City of Burlington Official Plan

Official Plan Amendments were prepared to implement policies related to infill housing

within established residential neighbourhoods as well as urban design policies to assist in

the maintenance and protection of neighbourhood character. In addition, Section 2.12

Neighbourhood Character Areas was incorporated as a means of providing detailed

policy guidance for development activities occurring in the City’s recognized mature

neighbourhoods. It is noted that Section 2.12 of the Official Plan contains site‐specific

policies for the communities of Indian Point and Roseland, while site‐specific policies for

the mature neighbourhood of Shoreacres is notably absent. As a result of the various

Official Plan Amendments, the City of Burlington Official Plan, as amended, contains

various policies that recognize and provide direction for development activities occurring

within the City’s established residential neighbourhood areas. The applicable policies are

provided below.

POLICY PROVISION(S)

2.2.1. a)

To encourage new residential development and

residential intensification within the Urban Planning

Area in accordance with Provincial growth management

objectives, while recognizing that the amount and form

of intensification must be balanced with other planning

considerations, such as infrastructure capacity,

compatibility and integration with existing residential

neighbourhoods

2.2.1.g) To require new residential development to be

compatible with surrounding properties

2.2.2.a)

Within Residential Areas, a broad range of residential

dwelling types shall be permitted, including assisted and

special needs housing such as group homes, rest /

retirement homes and long‐term care facilities, as well

as uses compatible with, complementary to and serving

the primary residential use of the land, such as home

occupations and cottage industries, neighbourhood

parks and offices

August 2019 | D ‐ 3

POLICY PROVISION(S)

2.2.2.c)

In Residential‐Low Density areas, single‐detached and

semi‐detached housing units with a density to a

maximum of 25 units per net hectare shall be permitted.

In addition, other forms of ground oriented housing units

with a density to a maximum of 25 units per net hectare

may be permitted, provided that these forms are

compatible with the scale, urban design and community

features of the neighbourhood

2.2.2.g)

The following building forms for residential development

shall be permitted:

i) Detached and semi‐destached homes shall be

permitted in Residential – Low Density areas.

Other forms of ground oriented, attached

housing may be permitted, provided that these

forms meet the density as specified in Part III,

Subsection 2.2.2.c) for these areas and provided

that these forms are compatible with the scale,

urban design and community features of the

neighbourhood

2.5.1.a)

To encourage residential intensification as a means of

increasing the amount of available housing stock

including rooming, boarding and lodging houses,

accessory dwelling units, infill, re‐development and

conversions within existing neighbourhoods, provided

the additional housing is compatible with the scale,

urban design and community features of the

neighbourhood

2.5.1.b)

To encourage the re‐development of under‐utilized

residential lands where appropriate at the periphery of

existing residential neighbourhoods for non‐ground‐

oriented housing purposes



POLICY PROVISION(S)

2.5.2.a)

The following criteria shall be considered when

evaluating proposals for housing intensification within

established neighbourhoods:

(v) compatibility is achieved with the existing

neighbourhood character in terms of scale,

massing, height, siting, setbacks, coverage,

parking and amenity area so that a transition

between existing and proposed buildings is

provided;

(x) where intensification potential exists on more

than one adjacent property, any re‐development

proposals on an individual property shall

demonstrate that future re‐development on

adjacent properties will not be compromised,

and this may require the submission of a tertiary

plan, where appropriate;

(xiii) proposals for non‐ground oriented housing

intensification shall be permitted only at the

periphery of existing residential neighbourhoods

on properties abutting, and having direct

vehicular access to, major arterial, minor arterial

or multi‐purpose arterial roads and only provided

that the built form, scale and profile of

development is well integrated with the existing

neighbourhood so that a transition between

existing and proposed residential buildings is

provided

2.5.2.d)

Council may adopt guidelines for maximum building

heights to be used in the consideration of applications

for residential intensification, in order to ensure

compatibility of proposed building heights with the

height of existing buildings in the neighbourhood, giving

consideration to existing City regulations and guidelines

August 2019 | D ‐ 5

POLICY PROVISION(S)

2.5.2.e

The following criterion shall be considered when

evaluating minor variance applications for increased

height to detached and semi‐detached dwellings in low

density residential designations:

i) The maximum building height should not exceed

the average height of the highest points of the

rooflines of existing residential buildings on the

immediately adjoining properties sharing lot lines

with the lands under application

2.5.4. a) Ground‐oriented residential infilling within existing

neighbourhoods shall be encouraged

2.5.4.b)

New infill development shall be compatible with the

surrounding development in terms of height, scale,

massing, siting, setbacks, coverage and amount of open

space…

2.5.4.c) The creation of new housing that is compatible with

existing neighbourhoods, shall be encouraged

2.12

Neighbourhood Character Areas

Neighbourhood Character Areas play an important role

in the City’s Urban Structure by defining specific

neighbourhoods where only limited, compatible

development is anticipated

2.12.1

Objectives

i) To maintain, protect and enhance

neighbourhood character by ensuring that

development and re‐development within

Neighbourhood Character Areas is compatible

with and respectful of the neighbourhood

character

ii) To manage change in Neighbourhood Character

Areas through appropriate development

applications



POLICY PROVISION(S)

iii) To maintain and improve the urban forest in

Neighbourhood Character Areas through the

enhancement and / or replacement of trees

2.12.2

General Policies

a) Neighbourhood Character Areas shall be

identified in the City’s Zoning By‐law

b) City Council may add or delete Neighbourhood

Character Areas or alter the boundaries of

existing Neighbourhood Character Areas from

time to time through further amendment to the

Zoning By‐law, without the need for an Official

Plan Amendment

c) Notwithstanding the policies of Part III,

Subsection 2.2.2.b) and c) of this Plan, permitted

residential uses in Neighbourhood Character

Areas shall be restricted to single‐detached

dwellings

d) Proposed development should respect the

existing neighbourhood character by

incorporating built form and design elements,

architectural features, building separations, lot

coverage, scale, floor area ratio, and landscape

qualities and characteristics that are prevalent in

the Neighbourhood Character Area

e) All healthy mature trees should be preserved,

and replanting should be required where loss of

significant trees occurs

It is noted that the Burlington Official Plan has a series of policies pertaining to the

creation of compatible accessory units and garden suite units. More specifically,

Section 2.5.3 of the Official Plan contains detailed guidance on the creation of

compatible accessory units, while Section 2.5.5 contains detailed guidance on the

creation of compatible garden suite units. When considered collectively, the policies

identify that a compatible development is one that results in a “residential character

that is compatible with the surrounding residential neighbourhood in terms of

massing, heights, visual appearance, privacy, open space and amenity areas”.

August 2019 | D ‐ 7

City of Burlington Zoning By‐law

Following the completion of the Neighbourhood Character Studies, the City of

Burlington Zoning By‐law 2020 was amended to implement policies of the Official

Plan. More specifically, Zoning By‐law Amendment No. 374 was prepared to

introduce revised zoning regulations for low density residential areas across the City

as well as introduce a Neighbourhood Character Area zoning overlay with additional

zoning standards to ensure compatible development was achieved in the City’s

recognized Neighbourhood Character Areas.

The Neighbourhood Character Area overlay identifies the three Neighbourhood

Character Areas of Roseland, Indian Point and Shoreacress. It also requires that

residential developments comply with Low Density Residential (R1 or R2) zoning

regulations in addition to area‐specific zoning standards that recognize elements of

neighbourhood character. The Neighbourhood Character Area overlay requires

properties to comply with the following zoning standards:

ZONE

STANDARD REGULATION

Maximum

Front Yard

Setback

For properties located on the west side of Indian

Road – 4 m

For properties located within the Shoreacres

Character Area with an R2.1 zone shall have a

front yard of 9 m

Maximum

Side Yard


Character Area

With attached garage or carport – maximum

side yard is 10% of actual lot width

Without attached garage or carport –

maximum side yard is 10% of actual lot

width, 3 m minimum on one side

For properties located within the Roseland or Indian

Point Character Areas with an attached garage or

carport:

Lots under 17 m in width – 10% of actual lot

width

Lots between 17 and 25 m in width – 12% of

actual lot width



ZONE

STANDARD REGULATION

Lots greater than 25 m in width – 15% of actual

lot width up to a maximum of 5 m

For properties located within the Roseland or Indian

Point Character Areas without attached garage or

carport:

Lots under 17 m in width – 10% of actual lot

width, 3 m minimum on the side with a

driveway

Lots between 17 and 25 m in width – 12% of

actual lot width, 3 m minimum on the side with

a driveway

Lots greater than 25 m in width – 15% of actual

lot width, 3 m minimum on the side with a

driveway

Maximum

Floor Area

Ratio


Character Area – 0.4:1

It is noted that modifications to zoning standards was preferred as the most

applicable tool to address built form and compatibility considerations as

redevelopment occurs within established residential neighbourhoods. It is further

noted that the Zoning By‐law Amendment also provides additional enforcement as

there is a statutory requirement that development applications conform to zoning

regulations. In recognition that zoning standards may differ through the minor

variance process, an Official Plan Amendment was passed to introduce a new Official

Plan policy (Policy 4.2.c) in Part VI – Implementation) which requires any minor

variance application for a single detached dwelling in a Neighbourhood Character Area

to be subject to additional evaluation criteria in addition to the four tests under the

Planning Act. For convenience, Policy 4.2 is provided below.

4.2 Minor Variance Policies

a. The Committee of Adjustment, in granting an application for minor

variance from the Zoning By‐law, shall be satisfied that the variance:

i. Is minor in nature;

ii. Is desirable for the appropriate development or use of land;

August 2019 | D ‐ 9

iii. Maintains the general intent and purpose of the Plan; and

iv. Maintains the general intent and purpose of the Zoning By‐law

c. For lands within Neighbourhood Character Areas, minor variance

applications for development and re‐development of a single detached

dwelling shall be evaluated based on the following additional criteria:

i. Consistency with neighbourhood character;

ii. On properties that are located at the end of a terminating street,

dwellings should be designed and located to reinforce a framed

focal point; and

iii. Dwellings located on corner lots should create a strong connection

to both streetscapes through attractive facades and landscaping

facing each street

It is noted that the above policy does not define how consistency with neighbourhood

character is to be evaluated. As a result, “consistency” can be applied on a site‐

specific basis.

City of Burlington Low Density Residential Zones and North Aldershot Site Plan

Requirements and Urban Design Guidelines

Adopted by City Council in December 2009, the Low Density Residential Zones and

North Aldershot Site Plan Requirements and Urban Design Guidelines (“Guidelines”)

were prepared in an effort to manage development activities in the City’s established

residential neighbourhoods. The Guidelines establish a series of guiding policies,

organized into seven (7) contextual categories, as a means of encouraging

contextually appropriate and aesthetically pleasing new dwelling developments or

additions to existing dwellings. More specifically, guidance is provided in terms of site

layout, character, context, materials, building height, massing, scale, garages and

driveways, site grading, boundary vegetation and City tree protection. It is noted that

the Guidelines as a whole do not include area‐specific guidance for assessing the

compatibility of new development within the existing mature neighbourhoods of

Indian Point, Roseland or Shoreacres.



D2 | HALTON HILLS

For many years, the Town of

Halton Hills experienced

growth and development

pressures in response to rising

home prices and market

trends. This led to concerns

being raised regarding the

appropriateness of

developments in certain areas

of the Town. In response to those concerns, the Town of Halton Hills took steps to

analyze how change can be best managed while maintaining the established character

in the Town’s mature residential neighbourhoods.

In 2016, the Town enacted Interim Control By‐law 2016‐0007 and subsequently

retained MHBC to prepare a Mature Neighbourhoods Character Study for

Georgetown and Action. The Study examined how neighbourhood character is

defined, what elements contribute to neighbourhood character and what planning

tools are available to effectively manage change in the Town’s mature

neighbourhoods. Following Town Council enacting Interim Control By‐law 2017‐0070

in 2017, it is noted a similar study is currently underway for the Town’s mature

neighbourhood of Glen Williams. The Glen Williams Mature Neighbourhood Study is

being completed by MHBC and may result in further policy and regulatory tool

changes for the Town.

Following the completion of the Georgetown and Acton Mature Neighbourhoods

Study, a series of recommended changes to the Town’s current policy and regulatory

tools were made. Each of the Town’s tools for managing change in established

residential neighbourhoods are described below.

August 2019 | D ‐ 11

Town of Halton Hills Official Plan

As is the case with all municipalities in Ontario, the Town of

Halton Hills Official Plan, as amended, provides a guiding

vision for how the Town will continue to grow and evolve

into the future. The guiding vision includes a desire for

growth to occur in a manner that maintains the Town’s

unique character, diversity, civic identity, rural lifestyle,

natural heritage and cultural heritage. The Official Plan also

establishes that the majority of new residential growth should be directed to the

Town’s urban areas where servicing is available, which includes the Town’s mature

neighbourhoods. In order to provide protection for the Town’s mature

neighbourhoods, the Official Plan contains a selection of policies which when read

collectively, encourage context‐appropriate development. It is noted that new

policies were added in June 2017 to the Town’s Official Plan by way of Official Plan

Amendment No. 22, which implemented the final recommendations of the Town’s

Mature Neighbourhood Character Study, to recognize and provide direction for

development activities occurring within the Town’s mature neighbourhood areas. The

applicable policies are provided below.

POLICY PROVISION(S)

Policy A2.3.1

To protect and enhance the character of existing urban

areas and to maintain them as diverse, livable, safe,

thriving and attractive communities.

Policy A2.3.2.c) To maintain and enhance the character and identity of

existing residential areas

Policy A2.3.2.e) To encourage a high quality of site and building design for

all forms of development within the Town

Policy D1.1.

LIVING AREAS

OBJECTIVES

It is the objective of this Plan to:

a) maintain and enhance the character of Mature

Neighbourhood Areas by ensuring that new housing,

replacement housing, additions and alterations are



POLICY PROVISION(S)

compatible, context sensitive, and respectful of the

existing character of the neighbourhood;

b) maintain and enhance the character and stability of

existing and well established residential

neighbourhoods by ensuring that development and

redevelopment is compatible, in terms of built form,

with the character of adjacent buildings and

neighbourhoods and the scale and density of existing

development;

c) encourage the provision of a range of housing types to

accommodate persons with diverse social and

economic backgrounds, needs and desires while

promoting the maintenance and improvement of

existing housing;

d) encourage the provision of a full range of housing

opportunities to meet the Town’s projected housing

needs;

e) promote the efficient use of existing and planned

infrastructure by creating the opportunity for various

forms of residential intensification, where appropriate;

f) encourage more intensive residential development to

locate at the boundaries of existing residential areas;

g) ensure that all residential areas are served by schools,

parks and other facilities which are intended to

function as community hubs and neighbourhood

gathering places;

h) ensure that residential areas permit a variety of

complementary and compatible land uses including

special needs housing, community facilities, schools,

small‐scale commercial uses and open space areas;

and,

i) establish a comprehensive set of design guidelines and

policies that foster the establishment of an urban

environment that is safe, functional and attractive.

August 2019 | D ‐ 13

POLICY PROVISION(S)

Policy D1.4.2

New Housing, Replacement Housing, Additions, and

Alterations in Mature Neighbourhood Areas

New housing, replacement housing, additions and

alterations within Mature Neighbourhood Areas shall be

permitted provided they are compatible, context sensitive,

and respectful of the existing character of the

neighbourhood.

The implementing Zoning By‐law shall further detail

appropriate standards for new housing, replacement

housing, additions, and alterations within Mature

Neighbourhood Areas, including lot coverage, building

height, and side yard setbacks amongst other standards.

Minor variances from the implementing Zoning By‐law

associated with new housing, replacement housing,

additions and alterations in Mature Neighbourhood Areas

shall consider, where applicable:

a) compatibility with existing building orientation and

building setbacks;

b) that the scale, massing, building height, and built form

features are compatible with the existing character of

the neighbourhood;

c) the preservation of landscaped open space areas and

the protection of existing trees; and,

d) that impacts on adjacent properties are minimized

Policy D1.4.3

Infill Development in Established Residential

Neighbourhoods

Infill development, in accordance with the applicable land

use designations in the Plan, shall be encouraged provided

Council is satisfied that:

a) the proposed development, including building form

and density, is compatible with the character of the

existing neighbourhood;

b) new buildings are designed in a manner that is

sensitive to the location, massing and height of

adjacent buildings;



POLICY PROVISION(S)

c) a suitable transition in lot sizes, densities, building

forms and heights is provided from adjacent

development;

d) existing trees and vegetation will be retained and

enhanced where possible and additional

landscaping will be provided to integrate the

proposed development with the existing

neighbourhood;

e) the proposed development will not create a traffic

hazard or an unacceptable increase in traffic on

local roads; and,

f) significant views and vistas which help define a

residential neighbourhood are preserved.

Policy D5.4.2

Intensification Outside of Intensification Areas

Lands outside of the Intensification Areas generally consist

of stable residential neighbourhoods, the character of

which should be protected from incompatible

intensification. However, limited intensification, primarily

through contextually appropriate infill, is contemplated by

this Plan outside of the Intensification Areas, and may be

permitted, subject to the detailed land use designations

and policies, and in particular Sections D1.4.2 and D1.4.3,

of this Plan. Table D5.1 identifies potential for other

intensification that has been identified to 2031, including

infill, redevelopment, and brownfield and greyfield sites,

which conform to the policies of this Plan.

The Town’s Official Plan policies are implemented through a series of area‐specific

Urban Design Guidelines as well as the Comprehensive Zoning By‐law.

Urban Design Guidelines

In an effort to manage development activities in established neighbourhoods, a set of

area‐specific urban design policies were developed. These include the ‘Downtown

Georgetown District Urban Design Guidelines’, ‘GO Station District Urban Design

Guidelines’, ‘Acton Downtown District and Beyond Urban Design Guidelines’ and

‘Hamlet of Glen Williams Design and Heritage Protection Guidelines’ These area‐

August 2019 | D ‐ 15

specific urban design guidelines provide detailed guidance regarding heritage

preservation, building setbacks, height, massing, architectural design, streetscape and

open space design. As urban design guidelines, these provisions aim to guide

development and implement the relevant policies of the Official Plan.

Comprehensive Zoning By‐law

As a component of the development approval process, the

Town’s Zoning By‐law identifies how development can occur in

various areas of the Town. The Town’s Comprehensive Zoning

By‐law, Zoning By‐law 2010‐0050, was adopted by Council in July

2010. Since this time, the Zoning By‐law has been amended to

reflect growth and change across the Town.

In order to provide further protections for mature

neighbourhoods and implement the final recommendations of

the Town’s Mature Neighbourhoods Character Study, Zoning By‐law Amendment 2017‐

0033 was adopted by Council in June 2017. The Amendment introduced a new zone

overlay of Mature Neighbourhood (MN) to certain areas of the Town’s Low‐Density

Residential One (LDR1) zone. For those properties located within the LDR1 (MN) zone,

additional restrictive zoning standards were introduced in relation to minimum lot

frontage per unit, minimum required yards, maximum building height, minimum yard

setbacks and maximum lot coverage.

D3 | OTTAWA

The City of

Ottawa has a

long

development

history and

many established residential communities. For many years, specific neighbourhoods in

the City were facing development pressures to accommodate a growing population. In

response to concerns regarding the appropriateness of development activities



occurring in specific areas of the City, the City undertook a review of its planning and

regulatory framework to identify opportunities for improvement.

In response to concerns regarding the appropriateness and “fit” of infill development

with an established neighbourhood’s character, the City undertook a detailed study of

infill development within specific established residential areas across the City. This

study culminated in the 2012 Urban Design Guidelines for Low‐rise Infill Housing

(“Guidelines”), amendments to the City’s Comprehensive Zoning By‐law and two

Mature Neighbourhoods Zoning Overlays (Infill I and Infill II, respectively). Each of

these tools are further discussed below.

Urban Design Guidelines for Low‐rise Infill Housing

The Guidelines were developed as a means to manage change and infill development

on vacant lots or portions of vacant lots in established urban areas of the City.

Accordingly, the Guidelines provide a series of detailed policy guidelines to encourage

well‐designed, desirable residential infill development. It is noted in the Guidelines that

not every infill development will be the same and the Guidelines are not intended to be

a ‘one size fits all’ solution. Rather, the Design Guidelines are to be referenced as a tool

to encourage well‐designed infill developments and highlight desired type(s) of urban

infill development. For ease of understanding, the Guidelines provide detailed

guidance in relation to the following development features:

Public streetscapes

Landscape

Building design

Parking

Garages

Heritage building alterations / additions

Service elements

Infill on narrow lots

When considered as a whole, the Guidelines establish a basic framework for how infill

development can be achieved in specific areas of the City while ensuring infill

development respects the land use character of existing neighbourhoods. In order to

implement the policies established in the Guidelines, zoning regulations were

developed to manage infill development.

August 2019 | D ‐ 17

City of Ottawa Comprehensive Zoning By‐law

In 2012, Ottawa Council adopted the Mature Neighbourhoods By‐law (By‐law 2012‐

147) to address concerns shared by many residents regarding infill developments that

did not match the surrounding communities in which they were being built.

The By‐law, known referred to as the Infill I Zoning Overlay, was appealed to the

Ontario Municipal Board (“OMB” or “Board”). In March 2013, the Board issued an

interim decision. The core issue at hand was the nature and extent of the City’s

authority to regulate “character” under s. 34(1)4 of the Planning Act, and whether or

not the By‐law was in contravention of the City’s authority.

In May 2014, Ottawa Council endorsed a revised version of the By‐law, which required

infill development applicants to perform a Streetscape Character Analysis in order to

obtain a building permit. Following the revisions, the revised By‐law was approved by

the OMB. In a decision dated May 26, 2015, the Board found that the revised By‐law

operationalized the Planning Act’s statutory provision on “character” and created a

methodical and analytically rigorous process for determining how “character” is

defined.

Following the Board’s decision, City staff recommended the geographic expansion of

the By‐law as well as additional zoning measures. As a result, a new Mature

Neighbourhoods Zoning By‐law (By‐law 2015‐228) was adopted by Council. Zoning By‐

law 2015‐228 is known referred to as Infill II regulations, while Zoning By‐law 2012‐147

is referred to as Infill I regulations. Collectively, Infill I and Infill II operate as Zoning

Overlays and provide geographic‐specific zoning regulations for properties within the

City’s defined Mature Neighbourhoods. As such, applicants for infill development

proposals within the City’s Mature Neighbourhoods must meet the standards

established in the City’s Comprehensive Zoning By‐law and Infill I or Infill II (depending

on the geographic location of a property) as well as complete the Streetscape Character

Analysis process before receiving approval. For clarity, Infill I, Infill II and the Streetscape

Character Analysis are described below.

INFILL I

Infill I regulations (Section 139 of the City’s Comprehensive Zoning By‐law)

applies to those residential dwellings within the City’s inner urban

neighbourhoods, which are considered to be those dwellings situated within

Wards 14 and 15 as well as parts of Wards 12, 13 and 17. The Overlay contains

specific regulations pertaining to new dwellings, conversions of residential



dwellings to another permitted dwelling type and additions to existing

residential buildings that abut a front or corner side yard. More specifically,

Infill I contains regulations that speak to the following areas:

Use of land in the front and corner side yards

Amount of landscaping

Rear lane access Driveway widths

On‐site parking Orientation of main

door

Minimum amount of

habitable floor area

required on the first

floor

It is noted that Infill I defines character as “the recurrence or prevalence of

patterns of established building setbaks, site layouts, orientation of the principal

entranceway to the street, incidential use of lands, and ladnscapes that constitute

a streetscape, based on identified and confirmed land use attributes”.

In order to control the architectural and landscaped character along a

streetscape, the City utilizes the Streetscape Character Analysis Manual. The

Manual uses imagery and grpahics to illustrate the City’s Zoning By‐law

requirements. This is further enforced by the requirement that development

applicants within Mature Neighbourhoods submit a Streetscape Character

Analysis package to demonstrate the dominant streetscape of the surrounding

area.

STREETSCAPE CHARACTER ANALYSIS

In addition to complying with the

zoning standards established the

City’s parent Comprehensive Zoning

By‐law and Infill I overlay,

development applicants must also

complete a Streetscape Character

Analysis (“SCA”). The SCA consists of

two components ‐ an application form

(referred to as the Streetscape

Character Analysis Form) and a

photographic survey. The application

form requires applicants to document Figure D1: Streetscape Character Analysis Form

August 2019 | D ‐ 19

the existing zoning conditions of at least twenty‐one (21) properties in the

immediate surrounding area by documenting particular attributes such as a

property’s type of yard, landscaping, site access, parking and main door location.

It is noted that the 21 properties must be located either next to or opposite

from the property in question.

The photographic survey is used in the evaluation of the type(s) of existing

dwellings and the dominant attributes that give rise to a street’s distinctive

character. It is noted that the SCA process enables City staff to systematically

identify the “dominant” pattern of each evaluation category. More specifically,

City staff evaluate streetscape attributes such as lot pattern, setbacks and other

considerations that provide for a street’s distinctive character.

INFILL II

Infill II zoning regulations apply to those residential dwellings that are between

one and four‐storeys in height and located in Wards 7 – 18. The Zoning By‐law

establishes regulations in relation to building height, massing, privacy, setbacks,

projections above the height limit, sun obstruction and landscaping. The

regulations are intended to ensure infill developments are contextually

appropriate and fit with the established character of the existing

neighbourhood.

Based on the above it is noted that the Mature Neighbourhoods By‐law regulations

(Infill I and Infill II) as well as the SCA package are used by City staff in the evaluation of

a development proposal in order to ensure that the development is compatible with

and reinforces the established streetscape character in question.

Following the adoption of Infill I and Infill IIl zoning regulations, City staff were

directed to monitor the infill zoning regulations. In 2017 and 2018, the City consulted

with stakeholders and members of the public on the effectiveness of the infill zoning

regulations. As a result of the monitoring and consultation exercise, the infill zoning

regulations have been and continue to be modified to ensure infill development can

be best managed to maintain and preserve the established character in mature

residential areas.

In recognition that zoning standards may differ through the minor variance process,

all minor variance applications within the Mature Neighbourhoods By‐law Area are

required to submit a Streetscape Character Analysis as well as a Landscape Plan in



addition to demonstrating that a minor variance meets the four tests established

under the Planning Act. The use of the Streetscape Character Analysis in the minor

variance process provides additional enforcement that new development occurring

within the City’s mature neighbourhoods will be compatible with the surrounding

area, thereby preserving neighbourhood character.

D4 | TORONTO

Specific

neighbourhoods in

Toronto have been

and continue to

experience

development

pressures.

Collectively, this

has caused

residents to

question the appropriateness and “fit” of these new developments in their

neighbourhood. In recent years, many changes have been implemented to assist the

City of Toronto to manage change and growth within the City’s numerous established

neighbourhoods. This has included but is not limited to amendments to the Official

Plan to add policy directions regarding redevelopment activities within the City’s

mature neighbourhoods, the development of a Harmonized Zoning By‐law, the

development of various area‐specific Urban Design Guidelines and the development of

area‐specific Neighbourhood Character Guidelines. Each of the City’s planning tools for

managing neighbourhood change while maintaining neighbourhood character are

further described below.

August 2019 | D ‐ 21

Toronto Official Plan

As in many other Ontario municipalities, the City of

Toronto Official Plan establishes an overall vision for

the City. In particular, the Official Plan recognizes that

infill and intensification can and should occur within the

City, however growth is best directed to particular

areas of the City and away from other areas. The

Official Plan includes a number of land use designations

– one of which is Neighbourhoods. The

“Neighbourhoods” designation is intended to provide

certain protections for the existing and mature

residential areas across the City.

In 2015, the City of Toronto Official Plan was amended following the City’s Official Plan

Five Year Review. The resulting Official Plan Amendment 320 (“OPA 320”) proposed a

series of changes to the development criteria of development proposals within the

City’s established Neighbourhoods. Following adoption by City Council, OPA 320 was

subsequently appealed to the OMB. In December 2018, the Board approved OPA 320

with modifications.

The revised Official Plan includes new policy provisions regarding development and

redevelopment in the City’s established Neighbourhoods. More specifically, Section

4.1 was revised to include additional development policies and development criteria.

Section 4.1 of the Official Plan recognizes that lands within the City’s Neighbourhoods

will be subject to development and change, however, any new development that

occurs within the “Neighbourhoods” designation should consider the surrounding

context and maintain the “prevailing” building type and physical pattern found in the

surrounding geographic neighbourhood. This is evidenced by the following policies.



POLICY PROVISION(S)

4.

LAND USE DESIGNATIONS

Land use designations are among the Official Plan’s key

implementation tools for achieving the growth strategy

set out in Chapter Two – to direct major growth to

some parts of the City and away from others. Each land

use designation establishes the general uses that are

provided for in each designation. Together, they

describe where housing can be built, where stores,

offices and industry can locate and where a mix of uses

is desired. The land uses provided for in each

designation are generalized, leaving it to the Zoning By‐

law to prescribe the precise numerical figures and land

use permissions that will reflect the tremendous variety

of communities across the City. The development

criteria set out in the chapter for the various land use

designations are critical conservations that apply when

development proposals are evaluated, but they do not

constitute the only considerations. All of the policies of

the Plan apply when evaluating development proposals.

Designations that Reinforce Existing Physical Character

Four land use designations shown of the Plan’s land use

maps, Neighbourhoods, Apartment Neighbourhoods,

Parks and Open Space Areas, and Utility Corridors, will

help to protect and reinforce the existing physical

character of these areas.

Toronto’s hundreds of low scale residential

neighbourhoods, with their distinctive character,

together with local institutions, retail and services that

serve their populations, are prized by residents. These

Neighbourhoods, as well as the Apartment

Neighbourhoods, composed largely of apartment

buildings and differentiated because of the scale of

buildings, share the objectives for contextual stability,

better amenities and environmental sustainability

August 2019 | D ‐ 23

POLICY PROVISION(S)

4.1

NEIGHBOURHOODS

Toronto’s hundreds of Neighbourhoods contain a full

range of residential uses within lower scale buildings, as

well as parks, schools, local institutions and small‐scale

stores and shops serving the needs of area residents.

Lower scale residential buildings in Toronto’s

neighbourhoods consist of detached houses, semi‐

detached houses, duplexes, triplexes and townhouses as

well as interspersed walk‐up apartments that are four

storeys or less.

Over the past century, scattered high‐rise apartment

buildings were constructed in the midst of otherwise

low scale residential neighbourhoods. The existing

higher scale apartments are recognized but no new

ones are permitted in areas designated as

Nieghbourhood.

More recently, as the economy has changed, thousands

of Torontonians have begun working from their homes,

creating valuable economic activity, enhancing safety

by providing “eyes on the street”, and reducing trips to

work. These home occupations are provided for in

Neighbourhoods across the City.

Historical development patterns have also added to the

variety of local educational uses in Neighbourhoods.

Policies regarding the suitable integration of schools

within the context of Neighbourhoods are an important

consideration for ensuring quality of life.

4.1

Development Criteria in Neighbourhoods

The stability of our Neighbourhoods’ physical character

is one of the keys to Toronto’s success.



POLICY PROVISION(S)

While communities experience constant social and

demographic change, the general physical character of

Toronto’s residential Neighbourhoods endures. Physical

changes to our established Neighbourhoods must be

sensitive, gradual and generally “fit” the existing

physical character. A key objective of this Plan is that

new development respect and reinforce the general

physical patterns in a Neighbourhood.

Scattered throughout many Neighbourhoods are

properties that differ from the prevailing patterns of lot

size, configuration and orientation. Typically, these lots

are sites of former non‐residnetial uses such as an

industry, institution, retail stores, a utility corridor, or

are lots that were passed over in the first wave of

urbanization. In converting these sites to residential

uses, there is a genuine opportunity to add to the

quality of Neighbourhood life by filling in the “gaps” and

extending streets and paths. Due to the site

configuration and orientation, it is often not possible or

desirable to provide the same site standards and

pattern of development in these infill projects as in the

surrounding Neighbourhood. Special infill criteria are

provided for dealing with the integration of new

development for these sites, and for intensification on

existing apartment sites in Neighbourhoods.

4.1.1

Neighbourhoods are considered physically stable areas

made ip of residential uses in lower scale buildings such

as detached houses, semi‐detached houses, duplexes,

triplexes and townhouses, as well as interspersed walk‐

up apartments that are no higher than four storeys.

Parks, low scale local institutions, home occupations,

cultural and recreational facilities and small‐scale retail,

service and office uses are also provided for in

Neighbourhoods.

August 2019 | D ‐ 25

POLICY PROVISION(S)

4.1.5

Development in established Neighbourhoods will respect

and reinforce the existing physical character of the

neighbourhood, including in particular:

a) patterns of streets, blocks and lanes, parks and

public building sites;

b) size and configuration of lots;

c) heights, massing, scale and dwelling type of

nearby residential properties;

d) prevailing building type(s);

e) setbacks of buildings from the street or streets;

f) prevailing patterns or rear and side yard setbacks

and landscaped open space;

g) continuation of special landscape or built‐form

features that contribute to the unique physical

character of a neighbourhood; and

h) conservation of heritage buildings, structures and

landscapes.

No changes will be made through rezoning, minor

variance, consent or other public action that are out of

keeping with the physical character of the

neighbourhood.

The prevailing building type will be the predominant form

of development in the neighbourhood. Some

Neighbourhoods will have more than one prevailing

building type. In such cases, a prevailing building type in

one neighbourhood will not be considered when

determining the prevailing building type in another

neighbourhood.



POLICY PROVISION(S)

4.1.6

Where a more intense form of development than the

prevailing building type has been approved on a major

street in a Neighbourhood, it will not be considered when

reviewing prevailing building type(s) in the assessment of

development proposals in the interior of the

Neighbourhood.

4.1.7

Proposals for intensification of land on major streets in

Neighbourhoods are not encouraged by the policies of

this Plan. Where a more intense form of residential

development than that permitted by existing zoning on a

major street in a Neighbourhood is proposed, the

application will be reviewed in accordance with Policy 5,

having regard to both the form of development along the

street and its relationship to adjacent development in the

Neighbourhood.

4.1.8

Zoning By‐laws will contain numerical site standards for

matters such as building type and height, density, lot

sizes, lot depths, lot frontages, parking, building setbacks

from lot lines, landscaped open space and any other

performance standards to ensure that new development

will be compatible with the physical character of

established residential Neighbourhoods.

4.1.9

Infill development on properties that vary from the local

pattern in terms of lot size, configuration and / or

orientation in established Neighbourhoods will:

a) have hieghts, massing and scale appropriate for

the site and compatible with that permitted by

the zoning for adjacent and nearby residential

properties;

b) provide adequate privacy, sunlight and sky views

for residents of new and existing buildings by

ensuring adequate distance and separation

between building walls and using landscaping,

planting and fencing to enhance privacy where

needed;

August 2019 | D ‐ 27

POLICY PROVISION(S)

c) front onto existing or newly created public streets

wherever possible, with no gates limiting public

access; and

d) locate and screen service areas and garbage

storage to minimize the impact on existing and

new streets and residences.

In order to implement the above policies of the Official Plan, detailed guidance is

provided by Zoning By‐laws as well as a series of area‐specific Urban Design

Guidelines.

Zoning By‐laws

In the years since amalgamation, the City of Toronto undertook an extensive exercise

to combine all nine (9) of the former municipalities’ Zoning By‐laws into a single

Harmonized Zoning By‐law 569‐2013 (“HZL”). In 2013, Toronto City Council adopted

the HZL. The HZL, as amended, implements the City’s Official Plan policies and

provides regulations and standards to shape the City’s built form. It is noted that the

HZL maintains the zoning standards of the former municipalities while providing a

single source for zoning provisions. It is further noted that many provisions of the HZL

remain under appeal to the Ontario Municipal Board. As a result, development

activities are governed by both the HZL and the former municipality’s Zoning By‐law.

Due to the extent of zoning provisions contained in the various Zoning By‐laws, each

Zoning By‐law has not been analyzed in detail.

Currently, the City can permit specific zoning standards for a neighbourhood area. It

is noted that additional zoning standards can be incorporated into the HZL to further

protect neighbourhood character when the By‐law comes into full force and effect. It

is further noted that given the current status of the HZL, infill housing and

intensification may be permitted through minor variances to implement a design that

deviates from zoning standards and as a result are in contrast to a neighbourhood’s

established character.




In an effort to manage development activities in the City’s established

neighbourhoods, a set of area‐specific Urban Design Guidelines have been developed.

These include, but are not limited to, the ‘Townhouse and Low‐Rise Apartment

Guidelines’, ‘Mid‐Rise Buildings Performance Standards’, ‘Advent Branson Community

Urban Design Guidelines’, ‘Allenbury Gardens Urban Design Guidelines’, ‘Allen‐

Sheppard Urban Design Guidelines’, ‘Avenue Road Urban Design Guidelines’, ‘Bayview

Institutions Urban Design Guidelines’, ‘Bayview Avenue Area Urban Design

Guidelines’, ‘Bayview Townhouse Design Guidelines’, ‘Bessarion‐Leslie | Concord Park

Place Urban Design Guidelines’, ‘Bloor‐Kingsway Urban Design Guidelines’, ‘Castlefield

Caledonia Design and Décor District Urban Design Guidelines’, ‘Clairtrell Area Urban

Design Guidelines’, ‘Downsview Urban Design Guidelines’, ‘Dundas Street West (Royal

York to The Humber River) Urban Design Guidelines’, ‘Dundas 427 Planning

Framework’, ‘Etobicoke Centre Public Space and Streetscape Plan’ and ‘Etobicoke

Centre Urban Design Guidelines’. The various area‐specific Urban Design Guidelines

provide detailed guidance regarding various built form attributes such as building

height, setbacks, massing, architectural design, streetscape, landscape and open

space, site access and circulation among other considerations. It is noted as Urban

Design Guidelines, the provisions collectively aim to guide development and

implement the relevant policies of the Official Plan. They also assist in the evaluation

of development proposals during the Site Plan Control process.

In addition to those Urban Design Guidelines adopted by City Council, the City of

Toronto has also undertaken the development of a Neighbourhood Urban Design

Guideline Toolkit to manage change in stable neighbourhood areas within the City.

The toolkit was designed with the intent to allow communities to come together and

create a variety of architectural and urban design solutions. Further, this process can

result in the development of an area‐specific Urban Design Guidelines or

Neighbourhood Character Guidelines which can provide flexibility to accommodate

change and growth that occurs differently in various neighbourhoods.

Nieghbourhoods interested in preparing Neighbourhood Character Guidelines are

able to utilize the City’s Neighbourhood Character Guidelines Template and How To

Manual prepared by the City. Currently, Neighbourhood Character Guidelines have

been prepared for Long Branch; however, it is noted there are other pilot studies

occurring. It is noted that the intent of Neighbourhood Character Guidelines is to

“define character and provide a compatibility tool kit”.

August 2019 | D ‐ 29

Site Plan Control

A Site Plan Control process is implemented through the Toronto Official Plan, Toronto

Municipal Code and the City of Toronto Site Plan Control By‐law. It is noted that

Section 5.1.3 of the Toronto Official Plan designates the City of Toronto in its entirety

as a Site Plan Control Area. This designation requires that applicants looking to

redevelop a property must receive Site Plan Approval. The Site Plan Control process

provides City staff the opportunity to review and comment on development proposals

to ensure the development will be compatible with the surrounding neighbourhood.

It is noted that under the City of Toronto Act, the City has additional site plan control

powers in relation to exterior design and sustainability of buildings. As a result,

applications for Site Plan Approval are evaluated against a set of criteria that includes

built form, massing, character, scale, exterior architectural details, exterior materials

and sustainable design.

D5 | BRAMPTON

In response to concerns

regarding the

compatibility of recent

development activities

within Brampton’s

various mature

neighbourhoods, the

City initiated a policy

review focused on tools

capable of effectively

managing building additions and replacement dwelling developments within the City’s

mature neighbourhoods.

In 2013, City Council enacted an Interim Control By‐law to control additions to existing

residential dwellings or replacement dwellings. Following the enactment of the ICBL,

the City retained Sorensen Gravely Lowes Planning Associates Inc. to complete a

Mature Neighbourhoods Policy Review. The Review was focused on examining the

City’s existing policy and regulatory tools in order to identify gaps to better manage and

control infill, additions and new dwellings within the City’s mature neighbourhoods. It



is noted that the Review focused on a defined Study Area which included the four (4)

mature neighbourhoods of South of Downtown and Peel Village, Centre Street and

Rutherford Road, Bramalea – L‐Section, Bramalea Woods and Crescent Hill as well as

Bramalea – G‐Section within the City.

The Study found policy and regulatory gaps in the City’s Official Plan, Zoning By‐law,

Urban Design Guidelines and development approvals process. As a result, a series of

recommendations were provided, including the development of additional Official Plan

policies, revisions to the City’s Zoning By‐law, the development of new and / or

refinement of the City’s Urban Design Guidelines and finally, a review of the City’s

development approvals process.

City of Brampton Official Plan

The 2006 City of Brampton Official Plan, as amended,

provides overall guidance for how the City can grow and

manage change. It is noted that the Official Plan as a whole

recognizes that growth will occur across the City, including in

the City’s mature neighbourhoods. It does, however, direct

that growth in mature neighbourhoods should be compatible

with the existing neighbourhood. More specifically, growth

and change in the City’s mature neighbourhoods is directed

by Policies 4.2.1.18, 4.11.3.2.10 and 5.7.7 of the Official Plan.

These policies are provided below.

POLICY PROVISION(S)

4.2.1.18

Older, Mature Neighbourhoods

Development of new detached dwellings, detached

replacement dwellings or building additions to existing

dwellings be compatible with the general size, type and

style of dwelling in the neighbourhood which are integral

to the established character of mature neighbourhoods.

Massing, scale and height of the dwelling or building

additions should be consistent with the host

neighbourhood.

August 2019 | D ‐ 31

POLICY PROVISION(S)

Detached dwellings or building additions shall be designed

to minimize loss of privacy and sunlight on neighbouring

properties.

Detached dwellings should not dominate the lots. The

separation of dwellings shall be generally consistent with

existing separation of dwellings in the neighbourhood.

Landscaping and fencing is encouraged to maintain

established aesthetics and privacy.

4.2.1.18.1

The built form of development, including scale, height,

massing and architecture, is to be compatible with the built

form of the host neighbourhood

4.2.1.18.2

Dwellings or building additions should be generally

consistent with the setbacks, orientation and building

separation distances within the host neighbourhood

4.2.1.18.3 Impacts of drainage, access, privacy and shadowing on

adjacent dwellings shall be minimized

4.2.1.18.4

Where designated or listed heritage buildings are present in

a mature neighbourhood, the integration of heritage

building elements in the design of dwellings and building

additions should be made to the greatest extent possible

4.11.3.2.10

Community Revitalization in Older, Mature Neighbourhoods

Proposals for the development of new detached dwellings,

replacement detached dwellings or building additions to

existing detached dwellings in Older, Mature

Neighbourhoods are subject to the policies set out in

Section 4.2.1.18 and Section 5.7.7

5.7.7

Site Plan Control in Older, Mature Neighbourhoods

A scoped site plan control process, as specified in the Site

Plan Control By‐law, may be used to implement, in part, the

policies for Older, Mature Neighbourhoods.



POLICY PROVISION(S)

The scoped site plan process The scoped site plan process

will only assess building massing, scale, siting, height,

coverage, setbacks and architecture, and landscaping and

fencing on the lot.

The scoped site plan control for Older, Mature

Neighbourhoods is intended to apply to proposals for new

or replacement single detached dwellings that are 50

square metres gross floor area or greater, and to building

additions to single detached dwellings that are equal or

greater than 50 square metres gross floor area.

It is noted that Policies 4.2.1.18, 4.11.3.2.10 and 5.7.7 were added by Official Plan

Amendment OP2006‐107 in October 2014, following the completion of the Mature

Neighbourhoods Policy Review. It is further noted that the Official Plan policies of

encouraging a compatible built form are implemented by the City’s Comprehensive

Zoning By‐law.

City of Brampton Comprehensive Zoning By‐law

Prior to 2004, the City of Brampton had a set of four (4) Zoning By‐laws regulating

properties across the City. In an effort to review and consolidate zoning standards, a

new Comprehensive Zoning By‐law (Zoning By‐law 270‐2004) was adopted. It is noted

that the City’s Comprehensive Zoning By‐law, as amended, was developed to facilitate

the creation of harmonious neighbourhoods and communities. It is further noted that

in order to reflect current planning practices and Official Plan policies, a Zoning By‐law

Review is currently being undertaken by a consultant. It is anticipated that a first draft

of the new Comprehensive Zoning By‐law will be released for feedback and public

comment in Spring 2019.

At the time of writing, the City’s current Comprehensive Zoning By‐law remains in

place and full effect. Accordingly, the By‐law permits context‐appropriate

development in the City’s Mature Neighbourhood through zoning regulations for

residential sites as well as additional site‐specific zoning regulations for properties

located within the City’s defined Mature Neighbourhoods area. It is noted that a

Mature Neighbourhood Area definition and area‐specific zoning regulations for Older,

Mature Neighbourhoods were introduced to the City’s Comprehensive Zoning By‐law

August 2019 | D ‐ 33

through two Zoning By‐law Amendments in 2014 and 2017 (By‐law 280‐2014 and By‐

law 3‐2017). The zoning regulations for Older, Mature Neighbourhoods were added

to Section 10 General Provisions for Residential Zones. As a result, applicants

considering the development of a new dwelling, replacement dwelling or addition to

an existing dwelling within a Mature Neighbourhood Area must comply with the

Mature Neighbourhood Area zoning regulations as well as zoning regulations for the

property’s identified residential zone standards.

The Mature Neighbourhood Area zoning overlay regulations are:

REGULATION REQUIREMENT

Minimum Rear Yard

Depth

Equal to 25% of the depth of the lot or the minimum

rear yard required by the zone of the lot, whichever is

greater

Minimum Interior Side

Yard

1. 1.2 metres setback for the first storey plus 0.6

metres setback for each additional storey if

your lot has a width of 16 metres or less

2. 1.8 metres setback if your lot has a width

between 16 metres and 21 metres

3. 2.8 metres setback if your lot has a width

between 21 metres and 30 metres

4. 3.0 metres setback for lots having a width of 30

metres or greater

Maximum Lot Coverage 30% of the lot area, excluding permitted accessory

structures

Maximum Building Height 8.5 metres

City of Brampton Development Design Guidelines

In an effort to manage development activities and implement the urban design policies

of the City’s Official Plan, a set of urban design guidelines were drafted. The

Development Design Guidelines (“Guidelines”), adopted in 2003, establish a series of

guiding policies for the creation of high‐quality, aesthetically pleasing, well‐designed

communities. It is noted that the Guidelines as a whole do not include specific

guidance for assessing the compatibility of new development within existing stable

residential communities.



Collectively, the guidelines include six (6) contextual categories for assessing new

development. Each contextual category provides a series of policy directions in relation

to various attributes. For the purpose of this Report, Section 6 – Residential Areas was

analyzed. Section 6 contains assessment categories for housing types, siting, building

setbacks, garage placement, driveway design, street façade, projections, housing at

focal locations, landscaping, fencing and greening. It is noted that these Guidelines

implement the Urban Design policies of the Official Plan and the City’s Zoning By‐law. It

is further noted that the Guidelines have not been modified to incorporate findings

from the Mature Neighbourhood Policy Review.

City of Brampton Site Plan Control

Under the Planning Act, a municipality can implement a Site Plan Control process. The

City of Brampton implements site plan control processes through its Official Plan

policies as well as the City’s Site Plan Control By‐law. The City’s Site Plan Control By‐law

designates specified portions of the City as Site Plan Control Area. As such, an applicant

may be required to obtain Site Plan Approval if the subject property is located within a

Site Plan Control Area.

In September 2014, a By‐law Amendment was adopted by Brampton City Council to

implement the City’s Mature Neighbourhood Area as a new Site Plan Control Area.

Following this designation, a scoped site plan approval process was enacted for all

development proposals within the City’s Older, Mature Neighbourhoods that involved

the construction of a new dwelling, replacement dwelling or addition with a building

floor area of 50 square metres or greater. As such, the City is able to review

development applications for new dwellings, replacement dwellings and additions with

an area of 50 square metres or greater against the City’s Zoning By‐law requirements

and urban design standards contained in the City’s 2003 Development Design

Guidelines. More specifically, this provides a means for City staff to ensure a

development proposal is context‐appropriate by evaluating the proposal to ensure it

complements the massing, scale, siting, height and architecture as well as the proposed

landscaping and fencing present in the mature neighbourhood.

August 2019 | D ‐ 35

D6 | AURORA The Town of Aurora is

one of many

municipalities in

Ontario facing growth

pressures for the past

several years. As a

result of continued

growth as well as

market forces, local concern has been rising regarding the appropriateness and “fit” of

developments within the Town’s established residential areas.

In response to concerns regarding redevelopment in stable neighbourhoods, Aurora

Council directed Town staff in the Fall of 2017 to undertake a Stable Neighbourhood

Study (“Study”). The Study was to analyze the Town’s existing policy framework and

tools in order to identify ways to best manage change within the Town’s established

residential areas while providing for the neighbourhoods to grow, change and evolve.

The Study focused on three of the Town’s stable neighbourhoods – Regency Acres,

Aurora Heights and Town Park.

Following the completion of the Stable Neighbourhood Study, a draft Zoning By‐law

Amendment was prepared. The Amendment proposed the introduction of a zoning

overlay to be applied to properties located within the defined Stable Neighbourhood

Area by adding a new suffix (SN) to certain areas within the residential zone as well as

new zoning provisions related to building height, lot coverage and driveways. While

the draft Zoning By‐law Amendment was brought forward for Council consideration

and approval in June 2018, it was referred back to staff due to Council’s non‐decision.

Following Council’s non‐decision, the Town retained The Planning Partnership in

September 2018 to conduct a peer review of the Stable Neighbourhood Study and

proposed policy changes.

In order to implement the findings of the Peer Review, Aurora Council enacted Interim

Control By‐law (ICBL) 6048‐18 on January 30, 2018. The intent of the ICBL is to

provide the Town sufficient time to study existing development policies and zoning

provisions within the designated Stable Neighbourhood Areas as well as to implement

the findings of The Planning Partnership’s Peer Review.



In January 2019, the Peer Review Information Report identified a series of

recommendations for strengthening the Town’s existing policies and tools to manage

growth and change, including a proposed Zoning By‐law Amendment and proposed

Infill Urban Design Guidelines. It is noted that the Peer Review identified a Study Area

which consisted of portions of four stable neighbourhoods– this is contrast to the

three Stable Neighbourhoods identified by Town staff in the 2017 Study.

In a Staff Report dated March 27, 2019, Council directed Town staff to obtain

feedback and public comments on a proposed Zoning By‐law Amendment. The

proposed Amendment was prepared in order to provide additional zoning provisions

in relation to properties situated within the designated Stable Residential Area. It is

noted that the draft Zoning By‐law Amendment was presented for feedback and

public comment in late March 2019. More specifically, the Town hosted a public open

house on March 27, 2019 to receive oral feedback on the draft Zoning By‐law

Amendment and proposed Infill Urban Design Guidelines. In addition to the open

house, the Town is receiving written comments and online feedback via an online

survey. It is anticipated that once the consultation program is complete, Town staff

will provide a summary of consultation findings and bring a Zoning By‐law

Amendment forward for Council’s consideration and adoption in the near future.

Given that the Town’s current policy framework is evolving, an overview of the Town’s

policy framework and tools, as they exist at the time of writing (April 2019), are

discussed below.

Town of Aurora Official Plan

The Town of Aurora Official Plan, as amended, establishes

an overall vision and framework for the Town as a

“healthy, strong and complete community” for residents

of all life stages. There is also a commitment that the

Town will develop in such a manner that protects the

Town’s historic character. Further, a fundamental

principle for the Town is to ensure design excellence

which includes but is not limited to “appropriate

transitions between defined areas” and the “integration

between old and new development”. Another

fundamental principle is the protection of stable

neighbourhoods. This principle is guided and implemented

through a variety of policies contained in the Official Plan.

August 2019 | D ‐ 37

It is noted that those Official Plan policies providing guidance on how development

within Stable Neighbourhoods can and should occur is supported by the Official Plan

designation of Stable Neighbourhoods on Schedule ‘A’ – Community Structure. When

considered collectively, the policies of the Official Plan provide for limited,

contextually‐appropriate development activities to occur within the Town’s Stable

Neighbourhoods in order to provide opportunity for the Stable Neighbourhoods to

grow, evolve and be enhanced over time. It is noted that Official Plan policies that

outline the protection of stable neighbourhoods were in effect prior to the 2017

Stable Neighbourhoods Study by Town Staff. Those applicable Official Plan that speak

to limited development activities and preserving the character of stable

neighbourhood areas are presented below.

POLICY PROVISION

2.1.a). vi.

Protecting Stable Neighbourhoods ‐ It is the intent of this Plan

to ensure that Aurora’s stable neighbourhoods are protected.

Aurora’s existing neighbourhoods, both older and newer, are

not only a defining element of Aurora’s character and urban

structure, but also a tremendous asset and attractor for new

residents and investment interests. This Plan seeks to ensure

that the stability and vibrancy of these existing neighbourhoods

is protected from the negative impacts of potential

incompatible development and growth pressures. Any infill that

occurs must be compatible with the established community

character.

3.2.a) iii)

Stable Neighbourhoods – consists of existing residential

neighbourhoods that, through the policies of this Plan, will be

largely protected from the impacts of new development. Infill

development and other forms of intensification will be restricted

within Stable Neighbourhoods.

8.0

PROTECTING STABLE NEIGHBOURHOODS

The Town of Aurora contains a number of older, distinct

residential neighbourhoods that have been designated Stable

Neighbourhoods on Schedule ‘A’. This Plan recognizes the

importance of protecting and enhancing these stable residential

neighbourhoods.



POLICY PROVISION

8.1.1

Intent

It is the intent of this Plan to ensure that the areas designated

‘Stable Neighbourhoods’, as identified on Schedule ‘A’, are

protected from incompatible forms of development and, at the

same time, are permitted to evolve and be enhanced over time.

All new development shall be compatible with its surrounding

context and shall conform with all other applicable policies of

this Plan.

8.1.3

Development Policies

a) New development and site alteration abutting existing

residential development shall be sympathetic to the

form and character of the existing development and

shall be compatible with regard to building scale and

urban design.

b) Through the implementing Zoning By‐law, the range and

density of permitted uses may be refined or restricted on

a particular site or location to ensure that new

development or site alteration is appropriate and

compatible with adjacent uses and buildings.

c) Through the implementing Zoning By‐law and / or

through site plan control, specific measures including,

but limited to, building setbacks, landscaping and

fencing, may be required in order to ensure that new

development is appropriate in the context of the

adjacent uses and the surrounding neighbourhood.

d) All development within the ‘Stable Neighbourhoods’

designation may be subject to Site Plan Control. Council

may utilize all of the provisions of Site Plan Control

permitted by the Planning Act, including, without

limitation, the control of building materials, colour and

architectural detail.

e) No new apartment buildings shall be permitted within

the ‘Stable Neighbourhoods’ designation. All existing

apartment building development and development

applications for apartment buildings approved prior to

the adoption of this Plan shall be deemed to be in

conformity with this Plan.

August 2019 | D ‐ 39

POLICY PROVISION

f) All new development within the ‘Stable Neighbourhoods’

designation shall have a maximum height of 3 storeys or

9 metres, whichever is less.

The implementing Zoning By‐law may provide more

restrictive height limits based on the specific context of a

neighbourhood or area within the Town.

g) All new townhouses, multiple‐unit buildings, communal

housing and special needs housing may only be

permitted within the ‘Stable Neighbourhood’

designation subject to achieving the following criteria to

the satisfaction of Council:

i. the development shall respect the existing

character of the surrounding neighbourhood

through compatible and complementary building

siting, massing, height and scale; and,

ii. the exterior design of the proposed building or

buildings, including materials, colours,

architectural detail, landscaping, and

streetscape elements shall be compatible with

the proposal’s immediate neighbours.

h) Home occupations may be permitted within the ‘Stable

Neighbourhoods’ designation subject to the policies of

Sections 6.13 and 8.1.4 of this Plan and provided that

the use is of an accessory and subordinate nature and

does not substantially alter the residential nature of the

property.

i) Bed and breakfast establishments may be permitted

within the ‘Stable Neighbourhoods’ designation subject

to achieving the following criteria to the satisfaction of

Council:

i. the use shall not have a negative impact on the

privacy of neighbouring properties;

ii. adequate parking facilities are available on the

lot for the proposed use and parking should not

be located in the front yard of any buildings; and,



POLICY PROVISION

iii. the building shall be compatible with the

character of the surrounding community

j) Elementary Schools may be permitted within the ‘Stable

Neighbourhoods’ designation provided that the impact

on adjacent developments is minimized through the

provision of adequate parking, landscaping, setback and

buffering provisions to be determined in the Zoning By‐

law.

k) Places of Worship may be permitted within the ‘Stable

Neighbourhoods’ designation provided that:

i. the impact on adjacent developments is

minimized through the provision of adequate

parking, landscaping, setback and buffering

provisions to be determined in the Zoning By‐

law; and,

ii. traffic and parking studies which demonstrate

that the use will not have an adverse impact on

the existing or proposed traffic network to the

satisfaction of Council.

l) Child care facilities may be permitted within the ‘Stable

Neighbourhood’ designated provided that the impact on

adjacent developments is minimized through the

provision of adequate parking, landscaping, setback and

buffering provisions to be determined in the Zoning By‐

law; and,

m) Local convenience/service retail and office uses may be

permitted in close proximity to existing commercial

areas within the ‘Stable Neighbourhoods’ designation

provided that:

i. the impact of adjacent developments is

minimized through the provision of adequate

parking, landscaping, setback and buffering

provisions to be determined in the Zoning By‐

law; and,

ii. traffic and parking studies which demonstrate

that the use will not have an adverse impact on

August 2019 | D ‐ 41

POLICY PROVISION

the existing or proposed traffic network to the

satisfaction of Council.

8.1.4

Design Policies

a) All new development within the ‘Stable Neighbourhoods’

designation shall respect and reinforce the existing

physical character and uses of the surrounding area,

with particular attention to the following elements:

i. the pattern of lots, streets and blocks;

ii. the size and configuration of nearby lots;

iii. the heights and scale of nearby residential

properties;

iv. the setback of buildings from the street;

v. the pattern of rear and side‐yard setbacks; and,

vi. conservation and enhancement of cultural

heritage resources.

11.1.a). v)

Livable and Stable Neighbourhoods – This Plan ensures

balanced growth and development, and the protection and

stability of the established stable neighbourhoods within the

Aurora Promenade. This Plan defines and affirms the character

of the adjacent stable neighbourhoods and sets out a

framework to ensure their protection.

Zoning By‐law 6000‐17

The Town’s Comprehensive Zoning By‐law (Zoning By‐law 6000‐17), adopted by Council

in June 2017 and approved by the Ontario Municipal Board in January 2018, replaces

the Town’s former Zoning By‐law 2213‐78 and implements the Town’s Official Plan

policies. Currently, Zoning By‐law 6000‐17 identifies a number of residential zones

within the Town. It is noted that at the time of writing, there are no specific zoning

regulations or a zoning overlay in place to provide additional zoning standards for

properties identified in the Town’s Stable Neighbourhoods. Rather a property’s zoning

designation, regardless of whether it is situated within a Stable Neighbourhood based

on the Town’s Official Plan, is based solely on its physical location within the Town. The

Zoning By‐law schedules establish a property’s zoning category. As such, the majority

of properties in Stable Neighbourhoods are zoned one of eleven residential zone

categories.



In an effort to best manage development and redevelopment of properties within the

Stable Neighbourhood Peer Review Study Area, a draft Zoning By‐law Amendment is

currently being presented for feedback and public comment. Once consultative

activities are complete, the draft Zoning By‐law Amendment will be brought forward for

Council consideration and adoption. Based on current staff reports and the Aurora

Stable Neighbourhood Study website, it is anticipated that a Zoning By‐law Amendment

will be prepared to include additional zoning provisions for residential properties with

respect to maximum gross floor area, maximum building height, placement of garage

doors and rear yard setback requirements.


In an effort to manage development activities in the

Town’s stable neighbourhoods, a set of urban design

guidelines are being developed. The Town currently has

a series of area‐specific Urban Design Guidelines in

effect. These include the ‘2C West Secondary Plan Area

Urban + Architectural Design Guidelines’ and the ‘Aurora

Promenade Concept Plan Urban Design Strategy’. It is

noted that draft Infill Development Guidelines for Stable

Neighbourhoods have been prepared by The Planning

Partnership as a means to implement the

recommendations of the Stable Neighbourhoods Peer Review Study. It is further noted

that the draft Infill Design Guidelines were released for feedback and public comment

in March 2019. As draft Guidelines, it is intended that the document will implement

policies of the Official Plan and envisioned refinements to the Comprehensive Zoning

By‐law. This will be achieved by establishing a series of design guidelines and seven (7)

contextual categories for assessing the compatibility of new development within the

defined stable residential neighbourhoods of Regency Acres, Aurora Heights, Town Park

and Temperance Street.

Site Plan Control

In July 2018, the Town’s Site Plan By‐law 3604‐95D was amended to require that a

scoped site plan review process be enacted for new / replacement single and semi‐

detached dwellings, additions equal to or greater than 50 square metres and new /

replacement detached garages within the Stable Neighbourhoods Area. As a result,

August 2019 | D ‐ 43

homeowners considering redeveloping their property are required to obtain Site Plan

Approval. Further, this enables Town staff to review a development application and

comment on matters such as site design, massing and architectural design to ensure

the development is appropriate and would be compatible with the surrounding area.

D7 | MISSISSAUGA

As is the case in numerous

municipalities, the City of

Mississauga has witnessed

increasing growth and

development over the last

several years. In particular,

specific areas of the City have

been experiencing various development pressures due to market forces and consumer

preferences. As a result of recent development and redevelopment activities, many

area residents have expressed concern regarding the appropriateness and compatibility

of new developments with the established residential nature and character of the City’s

various neighbourhoods. In response, the City undertook an analysis of its planning

tools to identify ways to best manage and guide development across the City.

Beginning in 2013, the City began the refinement of existing tools as well as the

development of new policy tools to help manage growth and neighbourhood change.

Currently, change in established residential neighbourhoods is managed by the

Mississauga Official Plan, the Zoning By‐law and Urban Design Guidelines. Each of these

are discussed below.

Mississauga Official Plan

The City of Mississauga

Official Plan, as amended,

provides an overall vision

and direction for how the

City will continue to

develop, evolve and



manage growth. Section 5 of the Official Plan identifies that new growth within the City

will occur through redevelopment and intensification across the City, including in

established residential areas. In recognition of the distinct character of established

neighbourhoods, it is intended that the majority of development will be directed to

strategic, specified areas of the City and not to the stable residential neighbourhoods.

The preservation of existing neighbourhoods is found throughout the City’s Official

Plan. Section 5.3 and Section 16 of the Official Plan provide a series of policies to direct

the continued development, evolution and enhancement of the City’s established

residential neighbourhoods. Accordingly, the Official Plan recognizes the distinct

character present in each of the City’s established residential areas. Chapter 16

outlines land use policies on an area‐specific basis for each of the City’s twenty‐three

established neighbourhoods – referred to as Neighbourhood Character Areas. The

table below provides a survey of policies that speak to the compatibility of new

development within the City’s Neighbourhoods in general terms. Due to the number of

policies contained in Chapter 16 of the Mississauga Official Plan, those policies have

been excluded from the summary presented below.

POLICY PROVISION

5.3.5

Neighbourhoods

Mississauga has a variety of Neighbourhoods reflecting the

various stages of its development. Some of these

Neighbourhoods surround historic centres that date back to the

1800s, however, most of Mississauga’s Neighbourhoods were

built in the latter decades of the 20th century. As such, most of

Mississauga’s housing stock is quite new and in a good state of

repair.

Neighbourhoods are characterized as physically stable areas

with a character that is to be protected. Therefore,

Mississauga’s Neighbourhoods are not appropriate areas for

significant intensification. This does not mean that they will

remain static or that new development must imitate previous

development patterns, but rather that when development does

occur it should be sensitive to the Neighbourhood’s existing and

planned character.

August 2019 | D ‐ 45

POLICY PROVISION

5.3.5.1

Neighbourhoods will not be the focus for intensification and

should be regarded as stable residential areas where the

existing character is to be preserved.

5.3.5.2

Residential intensification within Neighbourhoods will

generally occur through infilling and the development of

existing commercial sites as mixed use areas

5.3.5.5

Intensification within Neighbourhoods may be considered

where the proposed development is compatible in built form

and scale to surrounding development, enhances the existing

or planned development and is consistent with the policies of

this Plan.

5.3.5.6

Development will be sensitive to the existing and planned

context and will include appropriate transitions in use, built

form, density and scale.

16.1.1.1

For lands within a Neighbourhood, a maximum building height

of four storeys will apply unless Character Area policies specify

alternative building height requirements or until such time as

alternative building heights are determined through the

review of Character Area policies.

16.1.1.2

Proposals for heights more than four storeys or different than

established in the Character Area policies, will only be

considered where it can be demonstrated to the City’s

satisfaction, that:

a) an appropriate transition in heights that respects the

surrounding context will be achieved;

b) the development proposal enhances the existing or

planned development;

c) the City Structure hierarchy is maintained; and

d) the development proposal is consistent with the

policies of this Plan.

In addition to the above policies, contextually appropriate development within

Mississauga’s stable neighbourhoods is informed by a series of Local Area Plans

(“LAPs”). Currently, there are four (4) LAPs in place for the Mississauga

neighbourhoods of Downtown Core, Port Credit, Lakeview and Southdown. Each LAP



provides an overall development concept for the community that was determined in

consultation with various stakeholders and the public. The area‐specific development

concept is then implemented by a series of development and built form policies. It is

noted that all four of the LAPs reviewed also contain site‐specific development policies

in order to ensure redevelopment of particular sites will occur in the desired manner. It

is further noted that the Port Credit and Lakeview LAPs also contain Built Form

Guidelines that contain detailed guidelines, presented in contextual categories. The

Built Form Guidelines have been prepared as an informative guide for property owners

and developers to ensure development proposals will result in a desirable and

contextually‐appropriate built form, as identified in the LAP.

The Downtown Core, Port Credit, Lakeview and Southdown LAPs have been analyzed

and are discussed in turn below.

DOWNTOWN CORE LOCAL AREA PLAN

The Downtown Core Local Area Plan was

approved by Mississauga Council in July

2016. It was appealed and has

subsequently been partially approved by

the Ontario Municipal Board. The LAP

identifies a desired development concept

for the Downtown community as a

vibrant, mixed‐use community with a

strong sense of place. This development concept is implemented through a series of

guiding development policies, categorized by development districts. In recognition of

the varying character attributes present throughout the Downtown community, each of

the Downtown’s eight (8) development districts have a desired development concept as

well as area‐specific development policies. Those policies which speak to the

maintenance, enhancement and preservation of each district’s character are presented

below.

POLICY PROVISION

4.3.9.1

The Transition Areas will promote positive integration of

building scale and intensity of development between the

Downtown Core and abutting communities

August 2019 | D ‐ 47

POLICY PROVISION

4.3.9.2

The design of the built environment should encourage:

b. Low‐rise built form adjacent to the Downtown Core

boundaries, with height transitions from a

maximum of two storeys at the Downtown Core

boundaries to a maximum of eight storeys at the

inner edge of the Transition Areas for lands

abutting the easterly limit of the Downtown Core…

c. Orientation of buildings enabling a sensitive

integration with adjacent low density development

d. Internalized service areas and parking to minimize

impact on adjacent residential;

e. Pedestrian and bicycle links to adjacent

communities; and

f. Appropriate setbacks and landscaping adjacent to

the existing walkways

7.3

District Identity and Character

The Downtown Core exhibits a distinct identity and

character from the rest of the city

7.3.1

Opportunities to further the significance of the Downtown

Core through the design of the road and transit network,

the public realm and built form will be addressed through

the review of development applications and City initiaitves

9.1

General

Vibrant downtowns are diverse places, rich in character,

experiences and complexity. To achieve a desirable urban

form in this context, downtowns require a coordinating

framework to create predictability in the built environment,

to ensure highly accessible and social places that are

healthy, comfortable, attractive, dynamic, memorable and

geared to the pedestrian experience.

The intent of the urban design policies of this Area Plan is

to provide direction and define principles for the physical

design of the Downtown Core. Urban form including the



POLICY PROVISION

location of streets, mix of uses, a high standard of urban

design, streetscape design, and the development and

enhancement of a comprehensive public / private system of

linkages and open space, including public art will be

ahceived in the Downtown Core through the following:

The highest standard of design in the public and

private realms that establishes a sense of place and

civic identity, seamlessly integrating to produce a

prominent high quality Downtown Core

environment;

Well defined skyline elements, views, gateway

treatments and landmarks, distinctive character

areas, districts and neighbourhoods, open space,

high quality landscapes and streetscape treatment,

public art and signage;

A compact built form that has a high level of

physical continuity and cohesion between buildings,

from block to block, and from street to street;

Linkages that ensure compatible integration,

transition and contextual fit with the character and

scale of adjacent communities

9.2.1.1

The Downtown Core will be developed to:

a. Create a fine‐grain of streets;

d. Incorporate corrdinated street furniture, street

trees, lighting systems and traffic signals

appropriate to the character of the Downtown Core

It is noted that the LAP also contains detailed built form policies to ensure developments

comply with and achieve the desired development concept for the Downtown

community as a whole.

August 2019 | D ‐ 49

PORT CREDIT LOCAL AREA

PLAN

The Port Credit Local Area

Plan provides detailed

policy guidance and a

development concept for

the Port Credit community.

More specifically, the LAP

outlines a vision for Port

Credit as “an evolving

urban waterfront village with a mixture of land uses, a variety of densities, compact

pedestrian and cycling friendly, transit supportive urban forms, a significant public realm,

public access to the waterfront and redevelopment that incorporates high quality built

form”.

The Plan notes that Port Credit is a community with a lengthy development history and

has an evolving urban form. In order to achieve the envisioned development concept

for this community, a series of guiding policies are provided. It is noted that

development policies are categorized by community precincts in order to ensure

development activities are able to recognize the diverse character attributes of each

Precinct, while encouraging a development pattern that responds to the surrounding

area’s character. Those policies that identify the importance of compatible

development for maintaining, preserving and enhancing the community’s character are

provided below.

POLICY PROVISION

5.1.1

Protect and enhance the urban village character

recognizing heritage resources, the mainstreet

environment, compatibility in scale, design, mixture of

uses and creating focal points and landmarks

5.1.5

Balance growth with existing character by directing

intensification to the Community Node, along Lakeshore

Road (east and west), brownfield sites and away from

stable neighbourhoods. Intensification and development

will respect the experience, identity and character of the

surrounding context and Vision



POLICY PROVISION

6.1.6

Intensification will address matters such as:

a. contribution to a complete community;

b. providing employment opportunities;

c. sensitivity to existing and planned context and

contribution to the village mainstreet character;

d. respecting heritage; and

e. protecting views and access to the waterfront

6.2.2

Intensification will be sensitive to the existing character of

the residential areas and the planned context of

Lakeshore Road Corridor

8.2.1

Consideration will be given to including the Old Port Credit

Village Heritage Conservation District into a Community

Improvement Plan to promote and enhance the heritage

character of the area

8.4.1

The character will reflect the vision of an urban

waterfront village. City initiatives, including investments

in lighting, public art, transportation features, streetscape

improvements, parks planning, will contribute to the

vision

8.4.2

Lakeshore Road (east and west) is a key location for the

promotion of Port Credit as a place for vibrant cultural

activities and providing a “sense of place”. The

mainstreet environment, including the built form, public

realm, street furniture, lighting, cycling amenities, trees,

gathering places are to be protected and, where possible,

enhanced

8.4.4

Opportunities to further Port Credit’s identity and

character through improvements to the public realm will

be considered through the planning and design of:

Light Rail Transit along Hurontario Street;

Redevelopment of the GO Station parking lot; and

Redevelopment along the Lake Ontario and Credit

River shorelines, including the Port Credit marina

10.3 The Neighbourhood Character Area represents stable

residential areas where the existing character is to be

August 2019 | D ‐ 51

POLICY PROVISION

preserved and will not be a focus for intensification.

Where development occurs, it will generally be through

modest infilling or development within the Lakeshore

Road (east and west) Mainstreet Neighbourhood Precinct,

the existing commercial plaza or the vacant former

refinery site.

The Neighbourhood Character Area is not uniform and

contains unique issues that are addressed through various

precincts (e.g., heritage conservation district, proximity to

railway and existing employment uses, large vacant

brownfield site).

Neighbourhood policies are intended to reflect a number

of objectives, including among other things:

To ensure development is sensitive to the existing

low rise context and to reinforce the planned

character of the area;

To ensure Lakeshore Road (east and west) will

undergo appropriate development and provide for

a public realm that reinforces its planned role as a

location that helps connect the community and

fosters an active pedestrian and cycling

environment;

To appropriately balance the constraints

associated with both the Canadian National

Railway line and adjacent residential uses;

To recognize the former refinery site as an

important location along the waterfront that

requires special attention and further study; and

To recognize the Old Port Credit Heritage

Conservation District



POLICY PROVISION

10.3.2.1

Any additions, alterations, adaptive reuse or

redevelopment will address how the development:

Displays massing and scale sympatheic to

surroundings;

Preserves the historic housing stock;

Supports the existing historic character;

Maintains the existing street grid pattern and

building setbacks; and

Maintains and enhances significant groupings of

trees and mature vegetation

10.3.3.1

Building heights will provide appropriate transition to the

adjacent South Residential and Old Port Credit Heritage

Conservation District Precincts

10.3.3.3.

A landscaped buffer will be maintained between the

precinct and the adjacent residential neighbourhood to

the west

10.3.4

This precinct [North Residential Neighbourhoods] includes

the areas known as Shawnmarr / Indian Heights and

Credit Grove located on the west and east sides of the

Community Node. … These predominantly stable

residential areas will be maintained while allowing for

infill which is compatible with and enhances the character

of the area

10.3.4.1

The predominant characteristics of these areas will be

preserved including:

a. Low rise building heights;

b. The combination of small building masses on small

lots;

c. The well landscaped streetscapes; and

d. The regular street grid

10.3.4.2

New development is encouraged to reflect 1 to 2 storey

residential building heights and should not exceed 3

storeys

10.3.4.6 Any redevelopment along Mississauga Road North will

consider its character as a scenic route

August 2019 | D ‐ 53

POLICY PROVISION

10..3.5.

South Residential Neighbourhoods (Cranberry Cove,

Hiawatha) Precinct

This precinct includes the areas known as Cranberry Cove

and Hiawatha, located on the west and east sides of the

Community Node… These predominantly stable residential

areas will be maintained while allowing for infill which is

compatible with and enhances the character of the area

10.3..1

The predominant characteristics of these areas will be

preserved including:

a. Low rise building heights;

b. The combination of relatively small building

masses on small lots;

c. The physical and visual access to Lake Ontario

from parks and the terminus of streets;

d. The well landscaped streetscapes; and

e. Street grid pattern

It is noted that Section 10 of the LAP includes a series of desirable built form policies,

categorized by precinct areas. It is further noted that Schedule 2A and 2B of the LAP

identify appropriate building height ranges. By identifying a desired building height

range, combined with the desirable built form policies and the Port Credit Built Form

Guide (provided as an Appendix to the LAP), applicants are provided with detailed

guidance on the contextually appropriate development.

LAKEVIEW LOCAL AREA PLAN

Adopted by Mississauga Council

in August 2018, the Lakeview

Local Area Plan identifies a

development vision for the

Lakeview community as a stable,

yet evolving neighbourhood.

Accordingly, the LAP has been

developed in order to ensure that contextually‐appropriate development occurs in a

manner that provides appropriate transition to the existing stable residential areas and



protects the community’s existing character. Protection of the community’s character

is achieved through a series of detailed development policies and built form guidelines,

which collectively speak to the need for maintaining, enhancing and preserving the

distinct neighbourhood attributes in a way that allows for continued growth and change

to occur. Those policies which speak to the protection of neighbourhood character and

contextually‐appropriate development forms are provided below.

POLICY PROVISION

5.0

Vision

The Vision for Lakeview is a connection of

neighbourhoods with views to the lake and public

access to the shores and waters of Lake Ontario. The

neighbourhoods of Lakeview will be connected through

a network of parks and open spaces.

Neighbourhoods in Lakeview are stable and offer a

variety of housing choices. It is recognized that some

change will occur, and development should provide

appropriate transition to the existing stable areas, and

protect the existing character and heritage features

5.1.2

Strengthen distinct neighbourhoods by preserving

heritage features, protecting established stable

neighbourhoods and ensuring appropriate built form

transitions for development

5.2

Community Concept

The focus of the policies of this Area Plan is to

strengthen and revitalize the Lakeview corridor for

mainstreet commercial development, to preserve the

character of the existing residential areas while

allowing for modest infilling, and to enhance the

transportation system.

This Plan recognizes that areas of the community are

unique and serve a different purpose.

August 2019 | D ‐ 55

POLICY PROVISION

5.2.2

Neighbourhoods

Infill and redevelopment in Neighbourhoods will be

facilitated and be encouraged in a manner consistent

with existing land uses in the surrounding area.

Neighbourhoods are considered to be primarily stable

residential areas that may include a commercial centre

to serve the surrounding area.

6.0

Direct Growth

Intensification is the development of a property, site or

area at a higher intensity than what currently exists.

Intensification should be consistent with the planned

function for the area as reflected by the City Structure

and urban hierarchy of the Plan.

The amount of intensification will vary in accordance

with the policies of this Area Plan. In Lakeview, some

growth is directed to the following areas: modest

infilling in neighbourhoods, and the redevelopment of

some sites along Lakeshore Road East, and other larger

commercial sites.

6.1

Neighbourhood Character Areas

Neighbourhoods are stable areas, primarily residential

in nature and not expected to experience significant

change. Where corridors traverse through

Neighbourhoods, intensification may occur along

corridors where appropriate.

6.1.1

Intensification will be through modest infilling,

redevelopment along the corridors, or on commercial

sites

6.1.2

Neighbourhoods are encouraged to provide a variety of

housing forms to meet the needs of a range of

household types.



POLICY PROVISION

6.1.3 Intensification will be sensitive to the existing character

of the residential areas and the planned context

6.2

Lakeshore Road Corridor

The Lakeshore Corridor crosses through the

Neighbourhood Character Areas. It generally includes

the properties that front onto Lakeshore Road East.

Development in the Lakeshore Corridor Precinct should

have regard for the character of the Neighbourhoods,

providing appropriate transitions in height, built form

and density

6.2.2.

Intensification will be sensitive to the existing and

planned context of the [Lakeshore Road] corridor and

adjacent residential uses

6.2.3

Intensification will address matters such as:

a. Contribution to a complete community;

b. Contribution to the mainstreet character;

c. Respecting heritage; and

d. Protecting views to the waterfront

8.4

Distinct Identity and the Waterfront

Lakeview has a long and important history as a

waterfront community; the waterfront has created a

distinct identity for Lakeview. Lakeview has

opportunities to develop a strong community character

that promotes and connects the neighbourhoods and

corridors to the waterfront. …

8.4.1

Development within the Lakeshore Corridor will be

encouraged to create a unique identity by providing

distinctive architecture, high quality public art,

streetscape, and cultural heritage resources and

cultural infrastructure

August 2019 | D ‐ 57

POLICY PROVISION

8.4.2

The distinct identity of the existing Neighbourhoods

will be maintained by preserving the scale and

character of the built environment

8.4.4

To create a visual identity in Lakeview, gateway

features and signage along Lakeshore Road East will

be promoted

8.4.6 Mississauga waterfront parks are a significant element

of the Lakeview character…

10.0

Desirable Urban Form

…Development will be guided by the Lakeview Built

Form Standards contained in Appendix I.

Development will be in accordance with the minimum

and maximum height limits as shown on Map 3. The

appropriate height within this range will be determined

by the other policies of this Area Plan.

10.1

Neighbourhoods

Neighbourhoods are stable residential areas where the

existing character is to be preserved and enhanced.

Development may occur through modest infilling or

redevelopment of existing commercial plazas and

vacant sites.

Neighbourhoods policies are intended to reflect a

number of objectives, including among other things:

To ensure development is sensitive to the

existing low rise context and reinforce the

planned character of the area;

To ensure Lakeshore Road East will provide

appropriate development and public realm that

reinforces its planned role as a connected



POLICY PROVISION

community and fosters an active pedestrian

and cycling environment; and

To appropriately balance the constraints

associated with both the Canadian National

Railway line and adjacent residential uses

10.1.2

North Residential Neighbourhood Precinct (Applewood

Acres, Sherway West)

The North Residnetial Neighbourhood Precinct is

bordered by Cawthra Road to the west and the

Etobicoke Creek to the east, Queensway East to the

north and the Queen Elizabeth Way to the south. The

residential area will be maintained while allowing for

infill which enhances and is compatible with the

character of the area

10.1.2.1

The existing commercial site at North Service Road and

Stanfield Road is a site where intensification could be

accommodated to a maximum height of four storeys.

Future redevelopment of the properties will address

issues, including but not limited to:

a. Retention of commercial space; and

b. Appropriate transition to adjacent residential

uses

10.1.3

Central Residnetial Neighbourhood Precinct (Cawthra

Village, Orchard Heights, Serson Terrace)

The Central Residnetial Neighbourhood Precinct is

bordered by Cawthra Road to the west and Etobicoke

Creek to the east, the Queen Elizabeth Way to the

north and the Canadian National Railway line to the

south. Originally, these homes were summer houses

for families from the Toronto Township. Also

predominant in the area are homes built on small lots

that were constructed during the Second World War

time period (these homes are also known as “war time

housing”)

August 2019 | D ‐ 59

POLICY PROVISION

10.1.3.1

The existing commercial site at South Service Road and

Dixie Road represents a site for potential

intensification, to a maximum height of 4 storeys.

Future redevelopment of the property will address

issues including but not limited to:

a. The addition of public roads to connect and

improve the neighbourhood’s fine‐grained road

pattern;

b. Retention of commercial space; and

c. Appropriate transition to adjacent residential

uses

10.1.4.1

Lakeview West has potential for intensification,

particularly on lands east and west of Cooksville Creek.

Development should, among other matters, address

the following:

a. Ensure transition to Lakeshore Road East,

adjacent stable residential neighbourhoods,

and Cooksville Creek;

b. Ensure visual connection to Cooksville Creek;

and

c. Ensure largers sites are sub‐divided with public

roads and walkways

10.1.4.2

Development along the Canadian National Railway line

for lands designated Business Employment, or for an

industrial use, will:

a. Be encouraged to improve the transition of

height and use to adjacent residential areas;

b. Have a minimum height generally equivalent to

a two storey residential building;

c. Ensure lighting, noise levels, loading and

garbage areas do not negatively impact

adjacent residential areas;

d. Provide appropriate landscaped buffers to

adjacent residential areas; and

e. Provide a streetscape that is compatible with

adjacent neighbourhoods



POLICY PROVISION

10.2.5 Appropriate transition to adjacent low density

residential will be required

10.3.1

For the development of detached, semi‐detached,

duplex and triplex dwellings, the following will be

addressed, among other things:

a. New housing within Lakeview should maintain

the existing character of the area; and

b. Development will fit the scale of the

surrounding area and take advantage of the

features of a particular site, such as

topography, contours, and mature vegetation

10.3.2

Criteria for the development of street townhouses or

freehold townhouses will include, among other things:

a. They fit into the existing lot pattern of the

community;

b. They provide an appropriate transition from

low built form to higher built forms; and

c. They are located on, or in proximity to transit

routes

It is noted that the Lakeview Local Area Plan contains detailed urban form guidelines as

a stand‐alone document. Accordingly, the Lakeview Built Form Standards, presented as

Appendix I to the Local Area Plan, contain detailed design considerations for

development proposals to ensure new development is compatible with the surrounding

area.

SOUTHDOWN LOCAL AREA PLAN

Adopted by Mississauga Council in August 2015, the Southdown Local Area Plan

identifies a development vision for the Southdown community as an evolving

community with a storied development history. This development vision is

implemented through a series of development and urban design policies. It is noted

that the LAP as a whole encourages contextually appropriate development activities.

More specifically, it is recognized that as a designated Employment Area in the

Mississauga Official Plan, the evolution of the Southdown community should continue

August 2019 | D ‐ 61

to include a range of employment uses that are sensitive to the surrounding residential

uses.

It is noted that the LAP has been prepared with recognition that the community is

designated Employment Area and as such, will continues to have a key role in the City’s

economy. It is further noted that due to the community’s long industrial past,

redevelopment of certain sites may be influenced by potential contaminated sites and

closed or current waste disposal sites. Accordingly, the development policies of the LAP

identify the desire for contextually‐appropriate development to occur in a manner that

provides appropriate transition to the surrounding stable residential areas and protects

the community’s existing character. Those policies which speak to neighbourhood

character and contextually‐appropriate development forms are provided below.

POLICY PROVISION

8.0

Urban Design Strategy

This section provides detailed guidance with respect to

how the Vision may be achieved through new

development and redevelopment of existing sites.

These principles establish priorities for community

identity and guide site organization, built form and

landscaping qualities, with an emphasis on

development that is transit and pedestrian supportive.

… The following statements assist in guiding the Vision:

a. Enhance public accessibility and reinforce the

character, vitality and recreational nature of

the Lake Ontario waterfront as an important

amenity for Southdown, adjacent residential

areas, and the city and region as a whole.

e. Create community identity and character by

promoting distinctive built form, a high quality

public realm and landscaping that define the

image of the community

f. Development should have regard for heritage

resources and features, including those with

industrial significance, to form the evolving



POLICY PROVISION

basis of a distinct community character and

identity;

g. Mature trees and vegetation should be

recognized for providing important

environmental benefits and contributing to

aspects of roadside character along Royal

Windsor Drive, Lakeshore Boulevard West and

the presentation of the Lake Ontario

Waterfront;

h. Development will consider adjacent residential

communities regarding scale and built form,

and provide appropriate landscape buffers and

interfaces between uses

9.1

f. Development will be compatible with cultural

heritage properties by respecting their massing,

scale, built form qualities and setbacks, and by

providing ample buffer areas with appropriate

urban design, architectural and landscape

treatments necessary to preserve important

aspects of a property’s setting and sense of

place

Comprehensive Zoning By‐law

In 2007, the City of Mississauga adopted a new Comprehensive Zoning By‐law (Zoning

By‐law 0225‐2007) that repealed and replaced the City’s former four Zoning By‐laws.

Zoning By‐law 0225‐2007 consolidated all zoning standards across the City and served

to implement the policies of the Official Plan. Accordingly, the Comprehensive Zoning

By‐law contains various provisions for properties based on a property’s physical

location in Mississauga. As such, properties in stable residential areas can be zoned one

of twenty‐nine (29) different residential zone categories. Given that properties in the

existing residential areas are predominantly single‐detached, semi‐detached and

townhouse dwellings in nature, various zoning regulations in terms of number of

dwelling units, accessory buildings and structures, floor area, building height, setbacks,

lot coverage, lot area, driveways, parking as well as encroachments and projections

apply.

August 2019 | D ‐ 63


In an effort to manage development activities occurring throughout the City and to meet

the intent of Official Plan policies, a series of Urban Design Guidelines have been

developed. These include a number of area‐specific Urban Design Guidelines such as

‘Downtown Core Built Form Standards’, ‘Port Credit Built Form Guide’, ‘Lakeview Built

Form Standards’, ‘Clarkson Village Urban Design Guidelines’, ‘Low‐Rise Multiple

Dwellings’ and ‘Historic Streetsville Design Guidelines’. Collectively, these Guidelines

provide detailed guidance, organized in assessment categories to inform contextually

appropriate development activities.

In addition to the Urban Design Guidelines mentioned above, the City also prepared the

‘New Dwellings, Replacement Housing and Additions Design Guidelines and Site Plan

Requirements’. These Guidelines, in contrast to the area‐specific Urban Design

Guidelines, are meant to inform development activities across the City’s stable

residential areas and in particular, those portions of the City that designated as Site Plan

Control areas.

The New Dwellings, Replacement Housing and

Additions Urban Design Guidelines (“Guidelines”) were

adopted by Council in September 2014 as an

informative document for homeowners, designers and

architects considering development activities in any of

the City’s recognized Neighbourhoods. The Guidelines

provide detailed guidance to implement policies of the

Official Plan, zoning standards of the Zoning By‐law as

well as the Site Plan Control process. This is achieved

by establishing a series of guiding design principles and

policies organized into eight (8) contextual categories.

Collectively, the Guidelines enable City staff to assess

the compatibility of new development with regard to

scale, character, massing, building height, materials,

grades, garages, driveways, hard surfaces as well as

natural environment preservation and protection

within stable residential neighbourhoods.



Site Plan Control

Under the City of Mississauga’s Site Plan Control By‐law (By‐law 0293‐2006), certain

portions of the City are designated as Site Plan Control areas. This designation requires

applicants to apply for Site Plan Approval when considering a development application

including the construction of a new dwelling, replacement housing or an addition. Where

Site Plan Approval is required, City staff are able to assess an application for its

compatibility with the character of the surrounding area against design criteria

established in the City’s New Dwellings, Replacement Housing and Additions Urban

Design Guidelines. The Site Plan Approval process thereby provides a means for ensuring

development applications will retain and complement the existing community’s

character.

D8 | OAKVILLE

The Town of Oakville has a long

development history and many

stable residential neighbourhoods.

In an effort to manage change and

development as well as enable

communities to evolve, the Town of

Oakville has implemented a series of

policy and regulatory tools. These

tools include the Town’s Official

Plan, a set of comprehensive Zoning By‐laws and Urban Design Guidelines. Each of

these tools are further discussed in turn below.

August 2019 | D ‐ 65

Town of Oakville Official Plan

The Town of Oakville’s Official Plan, known as the Livable

Oakville Plan, was adopted by Council in 2009 and approved

with modifications by the Ontario Municipal Board in 2011. The

Plan, as amended, establishes a vision and policy framework for

how Oakville is to manage growth and change over the next

several years. It is noted that a key component of the Town’s

vision is that growth can and should occur in a contextually

appropriate manner. More specifically, Livable Oakville

identifies that the majority of growth and development

activities should occur in six identified Growth Areas. It is

further noted that limited growth and redevelopment is

anticipated to occur within the Town’s various stable residential neighbourhoods. In

addition, there is recognition that the Town’s established residential areas have a

distinct character, sense of community and urban fabric. In order to protect these

attributes, Livable Oakville contains various policies that speak to managing growth and

change in the Town’s established neighbourhoods. These policies are provided below.

POLICY PROVISION

1.2.8 The growth areas are those areas to which intensification is to

be directed

2.2.1

Preserving and creating a livable community in order to:

a. Preserve, enhance, and protect the distinct character,

cultural heritage, living environment, and sense of

communities of neighbourhoods;

b. Direct the majority of growth to identified locations

where higher density, transit and pedestrian oriented

development can be accommodated

2.2.2 c. Foster the Town’s sense of place through excellence in

building and community design

3.1

Residential

The majority of the residential neighbourhoods in the Town

are designated for low density residential uses to ensure a

continuation of the existing neighbourhood structure.

Medium and high density areas are also provided for in



POLICY PROVISION

existing communities primarily to reflect developments that

are already in place

4.3

Residential Intensification Outside of the Growth Areas

It is the policy of the Plan that the key focus for development

and redevelopment to accommodate intensification will be the

locations identified as Growth Areas. Lands outside of Growth

Areas are predominantly stable residential communities which

consist of established neighbourhoods. While the Plan

encourages intensification generally throughout the built up

area, it also recognizes that some growth and change may

occur in these areas provided the character of the areas is

preserved and the overall urban structure of the Town is

upheld. Intensification outside of the Growth Areas including

additional intensification opportunities such as infill,

redevelopment and greyfield and brownfield sites, will be

considered in the context of this Plan.

6.

URBAN DESIGN

Good urban design is an integral part of the planning process,

enabling the creation of stimulating, vibrant, and livable

places; it is a key component in creating a definable sense of

identity.

6.1.1

Objectives

The general objectives for urban design are to provide for:

a. Diversity, comfort, safety and compatibility with the

existing community

d. The creation of distinctive places and locales …

6.4.1

Streetscapes shall:

a. Enhance the local context and create a sense of

identity

6.9.1

Buildings should be designed to create a sense of identity

through massing, form, placement, orientation, scale,

architectural features, landscaping and signage

August 2019 | D ‐ 67

POLICY PROVISION

6.9.2 Building design and placement should be compatible with the

existing and planned surrounding context …

6.9.3

To achieve compatibility between different land uses,

development shall be designed to accommodate an

appropriate transition through landscape buffering, spatial

separation, and compatible built form

6.9.9

New development shall ensure that proposed building heights

and form are compatible with adjacent existing development

by employing an appropriate transition of height and form

from new to existing development, which may include

setbacks, façade step backs or terracing in order to reduce

adverse impacts on adjacent properties and / or the public

realm

11

RESIDENTIAL

The lands identified as Residential Areas on Schedule A1,

Urban Structure, represent the areas that provide for stable

residential communities.

A variety of residential uses is accommodated through the

three Residential land use designations: Low Density

Residential, Medium Density Residential and High Density

Residential. These designations provide for a full rnage of

housing types, forms and densities.

The majority of intensification and development within the

Town is to occur within the Growth Areas as described in Part

E. Intensification outside of the Growth Areas within the

stable residential communities will be subject to policies that

are intended to maintain and protect the existing character of

these communities.

The following objectives shall apply to all Residential Areas:

a. Maintain, protect and enhance the character of

existing residential areas;



POLICY PROVISION

e. Encourage the conservation and rehabilitation of older

housing in order to maintain the stability and character

of the existing stable residential communities

11.1.4 Development shall conform with the policies relating to urban

design and sustainability set out in Part C

11.1.8

Intensification within the stable residential communities shall

be provided as follows:

a. Within stable residential communities, on lands

designated Low Density Residential, the construction of

a new dwelling on an existing vacant lot, land division

and / or the conversion of an existing building into one

or more units, may be considered where it is

compatible with the lot area and lot frontages of the

surrounding neighbourhood and subject to the policies

of section 11.1.9 and all other applicable policies of

this Plan;

b. Within the stable residential communities, on lands

designated Low Density Residential, there may also be

sites at the intersection of arterial and / or collector

roads, or sites with existing non‐residential uses, that

have sufficient frontage and depth to accommodate

appropriate intensification through development

approvals. Intensification of these sites may occur with

Low Density Residential uses in accordance with

section 11.1.9 and all other applicable policies of this

Plan; and,

c. Within the stable residential communities, on lands

designated Medium Density Residential and High

Density Residential, there may be underutilized lands

on which additional development may be appropriate.

Intensification of these lands may occur within the

existing density permissions for the lands and may be

considered subject to the requirements of section

11.1.9 and all other applicable policies of this Plan

August 2019 | D ‐ 69

POLICY PROVISION

11.1.9

Development within all stable residential communities shall be

evaluated using the following criteria to maintain and protect

the existing neighbourhood criteria:

a. The built form of development, including scale, height,

massing, architectural character and materials, is to be

compatible with the surrounding neighbourhood

b. Development should be compatible with the setbacks,

orientation and separation distances within the

surrounding neighbourhood

c. Where a development represents a transition between

different land use designations or housing forms, a

gradation in building height shall be used to achieve a

transition in height from adjacent development

d. Where applicable, the proposed lotting pattern of

development shall be compatible with the

predominant lotting pattern of the surrounding

neighbourhood

e. Roads and / or municipal infrastructure shall be

adequate to provide water and wastewater service,

waste management services and fire protection

f. Surface parking shall be minimized on the site

g. A proposal to extend the public street network should

ensure appropriate connectivity, traffic circulation and

extension of the street grid network designed for

pedestrian and cyclist access

h. Impacts on the adjacent properties shall be minimized

in relation to grading, drainage, location of service

areas, access and circulation, privacy and

microclimatic conditions such as shadowing

i. The preservation and integration of heritage buildings,

structures and uses within a Heritage Conservation

District shall be achieved

j. Development should maintain access to amenities

including neighbourhood commercial facilities,

community facilities including schools, parks and



POLICY PROVISION

community centres, and existing and / or future public

transit services

k. The transportation system should adequately

accommodate anticipated traffic volumes

l. Utilities shall be adequate to provide an appropriate

level of service for new and existing residents

11.1.11

Residential uses shall comply with the land use compatibility

and appropriate mitigation measures, such as setbacks and

buffers, defined by the Ministry of the Environment

11.2.1

Permitted Uses

The Low Density Residential land use designation may permit

a range of low density housing types including detached

dwellings, semi‐detached dwellings and duplexes.

20.3

Development Concept

Midtown Oakville is comprised of five development districts.

Each district shall have a distinct character in terms of land

use and built form in accordance with Schedules L1, L2 and L3

and the following policies

20.3.5

Cornwall District

The Cornwall District shall include a mix of uses that define the

southern edge of Midtown Oakville and are compatible with

the residential neighbourhood south of Cornwall Road.

20.4.2

d. Different planning tools, such as urban design plans

and form based zoning, will be used to implement the

Midtown Oakville policies to incorporate urban design

requirements and provide minimum regulations to

ensure intensification targets are achieved

21.2.1

c. Requiring development to be compatible with and

complementary to adjacent and / or nearby

development

August 2019 | D ‐ 71

POLICY PROVISION

21.2.2

c. Ensuring that the appearance and function of the

public realm and adjoining development are of

consistently high quality and appropriate design

22.2.1

To develop a balanced [Palermo Village] Growth Area by:

a. Providing a focus and sense of identity for the

residential communities in the north‐west part of the

Town

22.2.2

To ensure high quality urban design by:

b. Ensuring new developments are compatible with

existing conditions and heritage buildings and features

23.2.3

Create an attractive public realm [in Kerr Village] by:

a. Promoting high quality streetscapes and open spaces

to create a comfortable, accessible and unique

community; and

b. Ensuring appropriate transitions occur between the

main street areas and the lower density residential

neighbourhoods

23.3

Development Concept

Kerr Village is comprised of three land use districts that are

structured to provide an appropriate transition in land use and

built form between the existing residential areas and any

future development and redevelopment

23.5.1.c

Development in the transition area shall:

i. Enhance the quality of the existing surrounding

residential context;

ii. Contribute to a sensitive transition to the Low Density

Residential uses to the south;

iii. Be compatible with adjacent, existing development

with respect to scale, form and character

24.

BRONTE VILLAGE

Bronte Village is a historical area, located where Bronte Creek

meets Lake Ontario, which began as a port and evolved into a

fishing village and a summer holiday destination. It retains the



POLICY PROVISION

character of a village community and is focused on the

pedestrian‐oriented areas along and around Lakeshore Road

West and Bronte Road. The surrounding residential uses, the

waterfront, and the harbour contribute to its unique heritage

and sense of place

24.2.1

To nurture, conserve and enhance the historic lakeside village

character of Bronte by:

a. Promoting a predominantly low‐rise and pedestrian‐

oriented built form along Lakeshore Road West, Bronte

Road and Jones Street;

b. Ensuring high quality urban design that complements

and contributes to the historic character of Bronte

Village;

c. Protecting, conserving and enhancing cultural heritage

resources and integrating them into new

developments;

e. Applying a co‐ordinated streetscape and urban design

plan, with recurring defining elements;

f. Defining and conserving the cultural heritage

landscape character of the harbour, lake and creek;

and,

g. Providing a sensitive transition between the

concentration, mix and massing of uses and buildings

within, and adjacent to, the village

24.3

The Bronte Village Main Street District as shown on Schedule P

shall be the primary development district and the focus of

change within Bronte Village. This district shall have a distinct

character in terms of land use and function as set out in the

following policies. The area of Bronte Village outside of the

district shall remain stable.

24.3.2

Lands Outside of the Bronte Village Main Street District

The lands within Bronte Village, but outside of the Bronte

Village Main Street District, are intended to provide for some

intensification as permitted by the applicable residential land

use designations.

August 2019 | D ‐ 73

POLICY PROVISION

The lands on the south side of Sovereign Street, outside of the

Bronte Village Main Street District, shall function as a

transitional area to the residential neighbourhood to the

north. Modest intensification will also be encouraged in this

location in the form of detached, semi‐detached and

townhouse dwellings.

24.4.3

Urban Design

a. Urban design and streetscape guidelines shall be

prepared for Bronte Village to establish the built form

and public realm elements required to nurture,

conserve and enhance a historic lakeside village

character. The study to develop the guidelines shall

address:

i) Bronte Village’s cultural heritage resources,

including its lost built heritage, and how these

elements may influence the design of new

developments, streetscape treatments and

public open spaces, including urban squares;

ii) Opportunities to enhance the streetscape

within the public right‐of‐ways, particularly the

integration of existing and new green spaces

along Lakeshore Road West and cohesive

paving and sidewalk treatments;

iii) The treatment of public and private realms;

iv) The treatment of building facades; and,

v) Options for street furniture, bicycle racks, bus

shelters, signage, banners and lighting that will

help to create a historic lakeside village

character

25.

DOWNTOWN OAKVILLE

Downtown Oakville is the Town’s historic business and

commercial area adjacent to Oakville Harbour and is a

destination for residents and visitors. It is centred on the



POLICY PROVISION

traditional main street, Lakeshore Road East, between Sixteen

Mile Creek and Allan Street. The area is characterized by

many historic commercial buildings, churches and homes and

surrounded by older residential neighbourhoods, including the

Heritage Conservation Districts.

While Downtown Oakville is identified as a Growth Area, new

development is to recognize and enhance the existing vibrant

mix of commercial, residential, cultural and institutional uses

which contribute to its unique heritage character and sense of

place

25.2.2

Achieve a high quality level of urban design by:

b. Ensuring new development is designed to maintain and

enhance the Downtown’s image as an enjoyable, safe,

and pedestrian‐oriented place, and complement the

historical attributes of the area

d. Ensuring that the appearance and function of the

public realm and adjoining development are of

consistently high quality and appropriate design

25.2.3

To protect and enhance the historic importance of the

Downtown by:

b. Requiring development to be compatible and

complementary with adjacent residential

neighbourhoods, cultural heritage resources and

cultural heritage landscapes; and

c. Minimizing impacts of new development

26.2.1

The Special Policy Area in Southeast, Central and Southwest

Oakville that applies to the Low Density Residential

designation is intended to protect the unique character of this

area within the Town. Due to the special attributes of the large

lots and related homes in this Special Policy Area,

intensification shall be limited to development which

maintains the integrity of the large lots. Densities in the

Special Policy Area shall not exceed 10 units per site hectare

notwithstanding the Low Density Residential Designation

August 2019 | D ‐ 75

Zoning By‐laws

The policies of the Livable Oakville Plan are implemented through the Town’s

Comprehensive Zoning By‐laws. The Zoning By‐laws apply to specific areas of the Town

in order to provide detailed guidance for development and redevelopment activities. It

is noted that a portion of the Town is under the jurisdiction of Zoning By‐law 2009‐189

(referred to as the North Oakville Zoning By‐law), while the remainder of the Town is

under the jurisdiction of Zoning By‐law 2014‐14. As the North Oakville area is

predominantly an evolving greenfield area and is not subject to the policies of the

Livable Oakville Plan, Zoning By‐law 2014‐14 has been reviewed and analyzed below.

Zoning By‐law 2014‐14 was developed through the inZone project to implement the

policies and designations of the Livable Oakville Plan. It was adopted by Council in

February 2014 to replace the Town’s former comprehensive Zoning By‐law (By‐law

1984‐063) and was deemed to be partially in force by the Ontario Municipal Board in

February 2015. It is noted that portions of the By‐law remain under appeal. Currently,

Zoning By‐law 2014‐14 provides detailed zoning regulations for lands subject to the

Livable Oakville Plan.

In order to implement the residential policies of the Livable Oakville Plan, a series of

sixteen (16) residential zone categories were introduced. The zones correspond to the

three Residential Land Use designations of the Official Plan. In addition, the use of

sixteen different residential zone categories enables contextually‐appropriate zoning

standards that are reflective of the different built forms, uses and community character

present in the various neighbourhoods of Oakville. It is noted that further protection

is provided for stable residential neighbourhoods through the ‐0 Suffix Zone. More

specifically, development activities of a new dwelling or addition in the Town’s stable

residential neighbourhoods must meet zoning standards of the appropriate residential

zone category as well as the further restrictive zoning standards of the ‐0 Suffix zone.

Section 6.4 of the Zoning By‐law outline the ‐0 Suffix Zone standards. These standards

are provided below.



ZONE

STANDARD REGULATION

Maximum

Residential

Floor Area

Ratio

The maximum residential floor area ratio for a detached

dwelling shall be:

For a lot area of less than 557.5 m2 – 43%

For a lot area of 557.5 m2 to 649.99 m2 – 42%

For a lot area of 650 m2 to 742.99 m2 – 41%



For a lot area of 929 m2 to 1,021.99 m2 – 38%

For a lot area of 1,022 m2 to 1,114.99 m2 – 37%



For a lot area of 1,301 m2 or greater – 29%

Maximum Lot

Coverage

a. For a lot with a detached dwelling, the maximum lot

coverage shall be:

In the RL1 and RL2 where the detached

dwelling is greater than 7.0 metres in height –

the maximum lot coverage is 25%

In the RL3, RL4, RL5, RL7, RL8 and RL10 Zones

where the detached dwelling is greater than

7.0 metres in height – the maximum lot

coverage is 35%

b. Notwithstanding section 6.5.2(e) of this By‐law, no

additional lot coverage is permitted for accessory

buildings and structure in a ‐0 Suffix Zone

Minimum and

Maximum

Front Yard

a. The minimum front yard on all lots shall be the yard

legally existing on the effective date of this By‐law less

1.0 metre

b. Notwithstanding subsection (a) above, where a lot was

vacant on the effective date of this By‐law or a new lot

is created after the effective date of this By‐law, the

minimum front yard shall be equal to the minimum

front yard required for the parent zone

c. The maximum front yard for new dwellings on all lots

shall be 5.5 metres greater than the minimum front

yard for the applicable lot

August 2019 | D ‐ 77

ZONE

STANDARD REGULATION

Main Wall

Proportionality

The following main wall proportion requirements apply to new

buildings constructed after the effective date of this By‐law:

a. A minimum of 50% of the length of all main walls

oriented toward the front lot line shall be located

within the area of the lot defined by the minimum and

maximum front yards

b. For clarity, Section 6.4.4 does not apply to additions to

buildings legally existing on the effective date of this

By‐law

Balcony and

Deck

Prohibition

Balconies and uncovered platforms are prohibited above the

floor level of the first storey on any lot in the ‐0 Suffix Zone

Height and

Storeys

a. The maximum number of storeys shall be 2

b. Floor area is prohibited above the second storey

c. The maximum height shall be 9.0 metres


In an effort to manage development activities

in established neighbourhoods, a set of urban

design policies were drafted. The Design

Guidelines for Stable Residential

Neighbourhoods, adopted in 2013, establish a

series of guiding policies for assessing the

compatibility of new development within an

existing stable residential community. More

specifically, the guidelines include four contextual categories for assessing the

compatibility of new development within an existing stable residential community. It

is noted that these Design Guidelines implement the Urban Design policies of the

Official Plan and have formed a component of the Town‐wide urban design manual

referred to as Livable by Design. The Urban Design Guidelines also implement the

Town’s Zoning By‐laws.



Residential Character Study

Between 2017 and 2018, Town staff prepared a Residential

Character Study. The Study was developed as a means to

understand those elements and qualities that define residential

character and evaluate planning tools available to protect that

neighbourhood character. It is noted that the Study analyzed

those existing residential areas located south of Dundas Street,

exclusive of the Town’s growth areas and heritage districts.

In January 2018, the Town’s Residential Character Study was

received by Council. The Study analyzed existing planning tools

available to manage change and protect neighbourhood character, including the

Town’s in‐force Official Plan, Zoning By‐law 2014‐14, zoning variance process and site

plan control. A best practice survey of planning tools was also included and analyzed

ways change in stable residential areas is managed in the communities of Burlington,

Mississauga and Ottawa, Ontario as well as in West Vancouver, British Columbia and

Hobsons Bay, Victoria, Australia. Following public and stakeholder engagement, the

Study culminated in a series of recommendations for improvements to the Town’s

Official Plan, Zoning By‐law, Urban Design Manual and Committee of Adjustment

process.

As a means to better manage neighbourhood change through the minor variance

process, Town staff are presently developing a Local Variance Control By‐law (LVCB).

In 2017, a draft LVCB was released for review and comment. It is noted that the LCVB

is intended to further implement the policies of the Livable Oakville Plan by

establishing a set of criteria to evaluate what is considered a minor variance for

detached dwelling properties located in the Town’s stable residential neighbourhoods

and subject to the ‐0 Suffix Zone. More specifically, the LVCB is envisioned to provide

a reasonable threshold for the maximum variance to be allowed in relation to

requests for relief from lot coverage, residential floor area ration, height, side and

flankage yard setbacks, rear yard setback, driveway width and coverage established in

Section 6.4 of Zoning By‐law 2014‐14. It is noted that the intention of the LVCB is to

establish that a request beyond the maximum threshold would not be considered a

minor variance. A request is also to consider the surrounding context since site‐

specific exemptions may be allowed.

August 2019 | D ‐ 79

Once adopted by Council, the LVCB set of criteria for evaluating minor variances

would be applied together with the four tests of a minor variance established in the

Planning Act. It is intended that following further consultation on the LVCB, a future

draft will be brought forward to Council for approval and adoption.

Site Plan Control

Under the Town of Oakville’s Site Plan Control By‐law 2005‐062 and Section 28.9 of

the Livable Oakville Plan, the Town of Oakville in its entirety is a Site Plan Control area.

This designation requires applicants with properties located within 500 m of Lake

Ontario to apply for Site Plan Approval when considering a development application

including the construction of a new dwelling, replacement dwelling or addition. Since

development applications require Site Plan Approval, Town staff are able to assess an

application for its compatibility with the character of the surrounding area against

urban design criteria established in the Livable Oakville Plan and the Town’s Urban

Design Manual. Further, the Site Plan Approval process thereby provides a means for

ensuring contextually‐appropriate and compliable development occurs in a manner

that retains the Town’s established character in stable residential areas.

E | BOWMANVILLE NEIGHBOURHOOD CHARACTER STUDY

BACKGROUND REPORT ‐ APPENDIX E | KEY STAKEHOLDER INTERVIEW QUESTIONNAIRE RESPONSES

APPENDIX E

KEY STAKEHOLDER INTERVIEW

QUESTIONNAIRE RESPONSES

E

E ‐1 | BOWMANVILLE NEIGHBOURHOOD CHARACTER STUDY


QUESTION RESPONSE 1 RESPONSE 2 RESPONSE 3 RESPONSE 4 RESPONSE 5 RESPONSE 6

1. How would you

describe the

character of the

Study Areas?

Areas are distinct with older

homes

Study Area 3 has smaller, post‐

war homes

Study Area 2 has larger, estate

homes

Study Area 1 has smaller homes

The character of homes is a

distinctive characteristic for the

Study Areas

Over the years, they [the Study

Areas] have become very mixed

neighbourhoods

The Elgin area has a variety of

smaller homes on larger lots. Many

homes were built from the late

1940s to 1960s

The Memorial area is similar to

Elgin, smaller homes on large lots.

Some of the homes have been

renovated, some duplexes have

been built

The Central area is more historic.

Over the last few years, some new

homes have been built. There was

also a new seniors facility built,

then down the road there is a

fourplex and an apartment

building

There’s a difficulty in defining

neighbourhood character due to

the variety in each Study Area

Honestly, I don’t’ feel as though

there is character

Study Areas 1 and 3 in particular

have larger lots, which attracts

builders and provides for

intensification. There is no real

consistency in the types of homes

in these areas

In Study Area 3, off of Hunt Street,

there’s a newer subdivision

When the ICBL was passed, some

builders looked at each other and

thought “what character”?

Study Areas 1 and 3 have an

eclectic variety of homes

Study Area 2 has more century

homes and some heritage

designated homes

Each Study Area is unique

Collectively, the Study Areas are

established residential areas. They

are distinct with older homes

In common, they are the Downtown

area of Bowmanville and have

proximity to downtown core of

Bowmanville

Study Area 3 has smaller, post‐war

homes

Study Area 3 can be considered

south of the core [Downtown

Bowmanville], between Highway

401 and west of Liberty Street North

Study Area 3 was historically a more

‘blue collar’ area, with smaller

homes and some industrial activities

There was an infill pocket

constructed in Study Area 3

approximately 10 – 15 years ago

Study Area 2 has larger, estate

homes

Study Area 2 is an older area,

considered where the money used

to be

Study Area 2 has many big, mature

trees and grand homes

Study Area 2 is very walkable to

Downtown

Study Area 1 has smaller homes,

many built between 40 to 80 years

ago

Study Area 1 is considered the edge

of urban development

It is an eclectic mix of

architectural designs and

streetscapes

Each Area has its own

character

For some of the Study

Areas, the character

relates to the type of

housing (e.g., smaller,

wartime homes)

Generally, the homes in

each Study Area tend to

blend nicely – this provides

a sense of character to me

August 2019 | E ‐ 2


2. What, if

anything,

makes the

Study Areas

unique?

It’s a combination of the age of

homes and lot size

They are mature areas, with

mature trees and mature

landscaping

They stand apart from other areas

of Bowmanville

Study Area 2 is more historic, while

Study Areas 1 and 3 have older

homes – some of which have been

renovated, some are being torn

down

In Study Area 3, someone tore

down an original single‐family

family and replaced it with a

modern fourplex with 4 front

doors

Study Areas 1 and 3 have larger

lots

The Liberty Street North corridor is

an area targeted for

intensification; it’s right at the

edge of the Study Areas

There are many larger lots that

have accessory units

The larger lots (e.g., those lots with

50 to 70 foot frontages) are a big

attraction for builders

Study Area 2 has more century

homes and is closer to Downtown

[Bowmanville]

Study Area 2 has larger lots; you

could easily put 2 or 3 homes on

the lot

Some homes in Study Area 2 aren’t

fit to be designated [under the

Heritage Act].

Some homeowners don’t want the

designation; its more cumbersome

and requires more upkeep

They are mature neighbourhoods

with mature lots

There’s an old feel to them versus

where everything feels the same in

other areas of Bowmanville

The diversity of built

forms

There are a number of

nicely executed

redevelopments

There are a few historic

homes that have been

well‐kept; however,

these are few and far

between

The Study Areas are all

walkable communities

I consider each Study Area

to have a good layout from

a planning perspective

(e.g., they are compact,

walkable communities

with schools and parks)

Each Study Area is a well‐

established, mature area

Each Study Area has a

unique ‘style’

3. What changes,

if any, have you

noticed in terms

of residential

development

occurring in the

Study Areas?

Smaller homes are being

redeveloped and torn down –

this is a major change

Redevelopment sees new, much

larger, multi‐residential homes

being put in place of the existing,

smaller home

Location, location, location – the

areas are desirable

Some custom homes have been

built over the years

Some investors have purchased

properties to put in multi‐

residnetial structures due to the

cost of housing

Multi‐unit structures are popular

due to proximity to Downtown

[Bowmanville]

I personally own a property in the

Elgin neighbourhood and will be

constructing a new semi‐detached

next year after I received approval

Had to complete a ZBA application,

including studing properties within

There is a lot of development

activity

Most new development is

replacing single‐family homes with

semi‐detached structures

Many duplexes in Bowmanville

have accessory apartments

For context, in Oshawa builders

are allowed to build duplexes with

accessory units on 9 m lots, while

in Bowmanville semis are going on

18 m lots

The biggest change in the last five

years has been infill development

Many people are demolishing and

rebuilding homes

There’s a lack of new land to build,

so niche builders and individual

builders are looking at 40 and 50

foot lots. They can rebuild on these

lots and get $1 million for the new

home

There’s also a lack of housing supply

There have been a

number of well executed

redevelopment projects,

including some

bungalows and some

semi‐detached homes

I am a high‐end builder

and have noticed an

increasingly demand

from buyers for

affordable homes that

allow a buyer to

downsize (e.g., baby

boomers looking for

bungalows that they can

age in)

Some area builders are

now buying the smaller

There has been limited

amount of redevelopment

in each of the Study Areas

Some redevelopment have

been done well and are

contextually‐appropriate;

others seem to have no

regard for the surrounding

area (e.g., appear too large

or too tall)

Intensification targets and

Official Plan policies seem

to be given more and

more as justification for

redeveloping some of the

older properties

Many of the older lots with

single‐family homes are




a specified area for a character

assessment

lots to redevelop and

intensify since there is

demand for these types

of homes as well

The market place has

accepted a number of

modern designed infill

developments

completed by area

builders

There have been some

historic homes where the

interior has been

extensively renovated,

while the exterior has

been maintained

The type of exterior

cladding materials is very

diverse among many of

the recent

redevelopments

Intensification is

occurring throughout the

Study Areas

being redeveloped to have

semi‐detached and duplex

dwellings

Parking and traffic are

becoming issues as new

homes are developed

4. Do you consider

the changes to

be positive or

negative?

It’s a positive change

Existing homes don’t have the

same value

Study Area 3 has some homes

that are neglected or have

poorer construction – these

homes are cheaper to buy

People buy neglected homes on

larger lots to build a replacement

I think the changes are a bit of

both [positive and negative]

Some [change] is very negative like

when a fourplex is allowed among

single family homes

I understand the need for

intensification

I’m not against a fourplex in

general, I’m against a fourplex in

my neighbourhood if it wasn’t in

character with the neighbourhood

o I’d rather see a fourplex if

it is [visually]consistent

with a single‐family home

I support duplexes that look like a

single‐family home

Growth is amazing

Downtown [Bowmanville]

businesses aren’t big box retail like

Home Depot and Walmart, so we

need infill and intensification to

make those local businesses thrive

Residents in the Study Areas are

able to walk to Downtown and

enjoy those local businesses or

brunch on weekends

I think it’s a positive thing when we

develop new things in the

community

The ICBL restrictions are the exact

opposite to being able to invest in

communities

Whether change is positive or

negative is subjective

Overall, I think it’s a positive thing

that people are investing.

Reinvestment in the community can

be a negative depending on what

people are rebuilding

Intensification is a

positive thing – it brings

reinvestment and

increases the tax base

I think its best to focus

intensification and

redevelopment where

servicing and

infrastructure is available

I personally would like to

see more reinvestment

in bungalows since this is

where I see high market

demand

Bowmanville is

gentrifying

Reinvestment is a good

thing; but inappropriate

developments are a

negative

I would like to see new

developments blending

better with the ‘old’

Since many of the

replacement homes are

larger, I consider this to be

inappropriate for the area

and a negative change

August 2019 | E ‐ 4


The Memorial neighbourhood has

more of the duplexes and multi‐

unit structures

Bowmanville is a relatively aged

community – we see gentrification

and the neighbourhoods turning

over

When there are festivals in the

Downtown, its pretty evident that

seniors are moving out and

younger families are moving into

the neighbourhoods

There are some homes

that have been

redeveloped with

inappropriate forms

(e.g., insufficient

setbacks, too tall, etc.) –

these are a negative

change

5. In your opinion,

what are the

primary / key

factors driving

these changes

(e.g., market

conditions,

desirability of

the area, large

lots, lifestyle,

etc.)?

Market conditions

Home prices have gone up

There is a lack of land, especially

new serviced land for builders to

build on

Builders are always looking for

lots to build on

Large lot sizes is a big reason for

redevelopment in these areas

Location

Market

Lot sizes

Lifestyle (e.g., the ability to walk in

the neighbourhood or to

Downtown)

Smaller yards seems to be

important, so is quality living

spaces (e.g., homes in keeping

with contemporary style and

décor, such as open floor plans

and high ceilings)

Desirability

Lot size and price

A person can buy a double lot for

$350,000 ‐ $400,000. Then they

could sever the lot and build semi‐

detached economically

Building restrictions and the need

for studies as part of development

approvals drives up the price of

redevelopment a lot

Market conditions, including

higher mortgage rates and

mortgage restrictions, aren’t

helping

It’s either the higher prices get

passed on to the consumer or the

project economics don’t make

sense

Walkability is desirable. People

like being able to walk to

destinations

Proximity to Highway 401 and

Bowmanville GO are good

attributes

There are lots of things going for

Bowmanville

There is lots of new development

occurring all over Bowmanville,

not just within the Study Areas

Demand is strong

Clarington is now opening up to new

development and more homebuyers

Many homebuyers are coming from

elsewhere, including from Toronto,

looking for affordable housing

options that are still accessible (e.g.,

can have a reasonable commute

from home to work)

We have access to Highway 401, the

Bowmanville GO Station and will

have access to Highway 407 soon

With GO Train service, more buyers

are now looking at Clarington while

working in Toronto

Affordability and demand are the

main factors

Bowmanville is desirable due to the

‘old Town feel’

Bowmanville fits into a mould with

its Downtown core

Areas of Bowmanville are well

known for sports and recreation –

there is a well‐known hockey

program here that parents are

looking for

The Municipality is actively trying to

tie in more parks, nature trails and

waterfront development to satisfy

user demands

Affordability

o Infill is now more

cost effective for

builders since

unserviced,

subdivision land

would cost

significantly

more than

redeveloping an

existing property

Affordability

Market conditions (e.g.,

homes are more

affordable in Clarington

than they are in the cities)

Policy direction for

intensification in existing

communities

Many developers are

looking for candidate sites

for redevelopment in the

older neighbourhood due

to land prices and market

trends

Due to market demands,

many developers seem to

be building duplexes or

semis with separate

residential units




6. In your opinion,

are there any

recent

‘appropriate’

builds in terms

of its form, size

or style in the

Study Areas?

On Hunt Street, there are a few

examples of redeveloped homes

(e.g., smaller homes that were

demolished and replaced with a

larger home)

There’s one property on Hunt

Street where a former 2

bedroom bungalow was replaced

with a larger 2 storey home

There are a few duplexes that look

like a single‐family home. They

have an appealing streetscape and

blend in well with the surrounding

neighbourhood

Depending on lot size, in the past,

the Municipality has allowed

linked homes. Now link homes are

not allowed, only semi‐detached.

The Municipality should reconsider

link homes because it would blend

in better and be more in keeping

with the single‐family atmosphere

than some of the recent

redevelopments

For example, link homes are 4 feet

apart so there would be better

roof lines, exterior colour

differentiation so you can visually

separate units along the street

There are a few semi‐detached in

the Study Areas that seem to

blend well

On Hunt Street (north end of Study

Area 3), that’s an all new

subdivision with homes on 11 – 13

m frontages

New semi‐detached homes have

roughly the same frontages as

those homes in the subdivision

There’s a mixing of housing styles

There is a good mix of siding and

brick exterior cladding throughout

the Study Areas – this helps create

a cohesive streetscape

On new builds, there are generally

front porches and well maintained

gardens that help the properties

blend in with the neighbourhood

I was involved in land being sold in

Study Area 1. It was a new

construction, about 1.5 to 2 storey

home, but the owners wanted to

keep a similar roofline to the

surrounding properties

There aren’t many redevelopments

in Study Area 2

In Study Area 3, there are a few

examples of redevelopments on

Hunt Street and Duke Street

The problem is homes are zoned for

certain things and trying to enforce

compatible development is difficult

given zoning permissions

131 Ontario Street is a

nicely executed

redevelopment with

traditional red brick

cladding. It suits the

neighbourhood

There are a number of

recent semi‐detached

built on Hunt Street that

were well executed and

appear to complement

the surrounding

neighbourhood

Duke Street properties

have been well executed

– they have a nice visual

appearance and don’t

seem to contradict the

neighbourhood

In all of the Study Areas,

there are a few recent

semi‐detached homes that

have been built that seem

to blend well in terms of

building height and style

On Queen Street, there

are a number of

developments that seem

to blend well with the

surrounding

neighbourhood

On Scugog Street there is a

semi‐detached that was

recently rebuilt that blends

well and contains two

separate units. There are 2

front doors, but from the

street you cannot tell

there are 2 separate units

– the front doors to each

unit are within an internal

corridor

If parking and building

height were considered, I

don’t think there would be

so much resistance to

certain developments

7. In your opinion,

are there any

recent

‘inappropriate’

builds in the

Study Areas?

Not really

To me, everything that has been

done has been done well

The fourplex with four distinct

front doors

In Study Area 3, there’s a single‐

detached or a semi‐detached that

has a very modern roofline (e.g.,

flat roof) located next to a historic

single‐family home. It looks out of

character with the streetscape

There is a really big one (red brick

semi‐detached) in Study Area 3

located on Ontario Street I believe.

It’s a 3‐storey, semi‐detached with

two front doors located beside a

smaller 2 bedroom, 1 bathroom

house

Redevelopments in Study Areas 1

and 2 seem to be more

appropriate for the surrounding

neighbourhood

There’s a newly built home at 72

Scugog Street. It’s a massive semi‐

detached, that seems like an

overdevelopment of the property. I

haven’t seen the final product, just

saw the architectural plans and

thought that was a bit out of place

111 Hunt Street – the

property owner illegally

built a fourplex. He is

now finishing the

basement to make it a

sixplex

On Park Street, there is a

redeveloped property

that seems like a big

brick and vinyl box –

appears out of context

There is a semi‐detached

on Scugog Street that

On Hunt Street there is a

home that was rebuilt. It’s

too large and has

significant shadow impacts

on the neighbouring

property (e.g., the

adjacent neighbour does

not see sun until

afternoon)

On Ontario Street, a

postwar‐era single‐

detached home was

replaced with a large semi‐

August 2019 | E ‐ 6


appears too large. It

towers over the

surrounding homes

Lot coverage for some

redeveloped properties

appears to be

inappropriate

At the corner of Hancock

and George Reynolds,

there is an example of a

home with inappropriate

exterior material

cladding

detached that has 4

prominent front doors

from the street

For developers, the

philosophy seems to be

“go big or go home”

In all of the Study Areas

there are a number of

examples of

‘inappropriate’ builds in

terms of their built form

and style

8. In your opinion,

what measures

or tools should

be implemented

by the

Municipality to

provide

opportunities

for growth and

development

while protecting

and enhancing

the character of

the Study

Areas?

Definitely tree protection.

Mature trees is a nice feature to

have in this area of Bowmanville

Home size (e.g., floor area /

massing) is a concern

Larger homes on the same lot

would have a negative affect

The division of larger lots to

accommodate more homes

would definitely change the look

of the area

Its about front elevation and

streetscape for maintaining

neighbourhood character

Mechanisms for insisting on the

review of front elevations during

the development application

process

Subdivision review requires an

Urban Design staff member to

review building elevations, colours,

etc. – this kind of review may be

appropriate for developments

occurring in the Study Areas

Currently, as long as a

development is in compliance with

zoning, a building permit can be

granted. There’s no mechanism for

reviewing developments to ensure

a consistent streetscape

I have a concern with building

heights. Since there are properties

with walk‐out basements, the

maximum building height should

consider the overall building’s

height or be established based on

a development’s front elevation

The challenge is as development

occurs, we create our own

character

Infill lots are neat because you can

build in character with the

property

Tree protection would be good

If tree protection is being

considered, it would be beneficial

to give developers a 3 – 5 year

lead time that rules may be

changing so they can budget

accordingly

Consider requiring new tree

plantings as part of developments,

that way eventually these new

trees will fill in and contribute to a

mature, treelined streetscape

Lot coverage flexibility would be

helpful

For builders, being able to handle

certain development aspects

through a variance instead of a

complete ZBA application would

be more beneficial

The larger more in‐depth

applications can and should

Measures are needed on a street‐

by‐street basis based on the

streetscape’s existing architecture

We don’t want anything too

grandiose or a new subdivision

Need to be able to apply the

attributes that are present on each

street

Measures are needed in relation to

setbacks, height, rear yard depth,

overall architectural style to ensure

developments would blend well

with the surrounding area

In Study Area 2, there’s more nice

architecture that should be

preserved

Ability to accommodate higher

density (e.g., perhaps a 4 storey

condominium, designed

appropriately for the

neighbourhood) structure in

proximity to Downtown would be

beneficial

o There would be strong

demand for this kind of

building. It would allow

residents to enjoy a

walkable lifestyle

I’m not sure what the

best measures are

Perhaps control should

be more discretionary or

have a development

approved by a

Committee

A voluntary Design

Review Panel with citizen

and development

industry representation

could be a solution

A solution could be to

have final approval

granted by Council (e.g.,

have a development

approval be brought to

Council so Council is able

to provide for desirable

development)

o I recognize the

administrative

and cost burden

if Council

decision is

required

Architectural review is

crucial

Architectural style is

important to ensure

buildings blend well with

one another on the street

Attention to building

heights is important

Tree protection is

important since there are

a number of mature trees

in these established

neighbourhoods

Parking provisions are

important to make sure

redevelopments can

provide sufficient parking

spaces for the dwelling

owners / occupants and

their visitors

To me, building height is

the real issue

Would love to see

measures to ensure new

development ‘fits’ with the

surrounding

neighbourhood (e.g., allow

a new home to be wider,

not taller)




The maximum building height

provision should consider roof

pitch

o A 7:12 roof pitch would be

consistent with existing

homes

Yard setbacks are an issue.

Provisions should include a larger

setback to the garage door to

accommodate on‐site parking

spaces

Parking is an issue in the Study

Areas. Since many folks don’t use

interior garages to park their

vehicles or have multiple vehicles –

there’s a big shortage of available

parking here

If on‐street parking is not allowed,

a larger front yard setback is

required to accommodate a

parking space

Current Zoning By‐law lot

coverages is acceptable

ICBL lot coverage has

unacceptable lot coverage

restrictions for semi‐detached

homes

require more time and resources

to process them correctly

Permissions for coach houses and

/ or basement apartments would

be beneficial. This would be a good

way to intensify the existing

neighbourhoods without

disturbing the neighbourhood

character since basement

apartment can be made almost

invisible from the street, and

coach houses can be built at the

back, out of sight lines from the

street

I would like to see permissions for

building triplexes. For example, its

possible to have a triplex that

reads like a 2 storey home by

having 2 above‐ground units and a

basement apartment. If executed

this way, you would never know

it’s a triplex and could be situated

next to a single‐family home

o I believe it’s the

façade and

streetscape that

make a

neighbourhood

have character

Massing for some

redevelopments is an

issue

Perhaps there needs to be

provisions related to the

number and location of

front doors on a dwelling

(e.g., prevent a home with

multiple front doors being

located beside an

established home with 1

front door)

Building setbacks are

important

August 2019 | E ‐ 8


9. We will be

holding walking

tours of the

Study Areas in

order to engage

stakeholders

and the broader

community and

obtain insights

on particular

elements of

neighbourhood

character at the

ground level.

Are there any

properties

should be

drawing

attention to on

the walking

tour?

There are 2 or 3 homes on Hunt

Street that have been

redeveloped

There are 2 or 3 multi‐residential

homes on Ontario Street – the

look of the building seems to fit

well with the surrounding

neighbourhood

An example of redevelopment

done well is at the intersection of

Scugog and O’Dell. The builder

built a duplex that looks like a

single‐family home

As a negative example (e.g., an

example of don’t do this) is on

Scugog, there is a semi‐detached

that towers over the surrounding

homes

On Ontario Street, there is a

fourplex with 4 front doors

Near the Downtown Area on the

former Lawn Bowling Club site,

there is a rebuild that looks out of

place

74 and 74A Ontario Street is an

example of appropriate infill. It’s a

duplex with 2 units but 1 front

door

129 and 131 Ontario Street – this

is a big, inappropriate semi

o These properties have 2

units in each semi (e.g.,

each semi has 2 front

doors so it reads like a

fourplex from the street)

At the top end of Duke Street (4,

8, 8 ½ and 10 Duke Street) are

examples of prime redevelopment

potential properties. These are

smaller bungalows that haven’t

been well maintained. They are

good examples of buildings being

demolished and replaced

29 and 31 Hunt Street, 92 Elgin

Street and 89 Elgin Street are

examples of homes that will be

torn down and replaced

129 Elgin Street was recently

severed to make way for

redevelopment

There are many properties with

basement apartments. Most of

these secondary units appear

invisible from the streetscape

72 Scugog Street

180 Wellington Street. This property

was redeveloped maybe 20 years

ago, but its well‐executed

There’s a waitlist of people wanting

to get into this building

A row of semi‐detached

homes on Hunt Street

High Street

Duke and Park – this is an

example of inappropriate

redevelopment

On Arbour Street, there

are many older, semi‐

detached dwellings that

are examples of

developments that

should not have been

approved

On Wellington, between

Division and

Temperance, there is a

large, well‐executed,

modern‐inspired home.

This is an example of

well‐done intensification

since the home does not

seem to overwhelm and

appears appropriate for

the context

On Hunt Street, north of

Baseline, there is a

beautiful home that is

inappropriate for the area

The home on Ontario

Street with 4 front doors

On Ontario Street, there is

a semi‐detached that

blends well with the area

but parking is an issue

On :Lambs Lane, there are

many new homes going in

on a cul‐de‐sac; parking is

an issue here

On Scugog Street, there is

a semi‐detached with two

separate residential units

but the second front door

is nicely hidden

On Lovers Lane, there are

many new homes being

built too close together

On Brown Street there has

been some interesting

redevelopment occurring.

Many of the older homes

have been replaced with

larger, newer homes



It is noted that a selection of key stakeholders were realtors. As a result, these

stakeholders were asked the following additional questions.

QUESTION RESPONSE 1 RESPONSE 2

10. What are people

seeking / valuing

when looking to

buy a home /

property is the

established areas

of Clarington?

Affordability

Most buyers are

interested in the newer

subdivisions north of the

Study Areas where there

are schools, parks and

other desirable features

There’s demand for redeveloped properties in

all three Study Areas

Study Area 1 is more like an up and coming

neighbourhood. It seems to have a little more

demand from potential buyers

There is starting to be more demand for

homes in Study Area 2

There’s a lack of housing supply which makes

homes in Study Area 2 go for similar prices

found in Study Areas 1 and 3

Generally, the communities of Courtice,

Bowmanville and Newcastle are sought after

and have good demand

Courtice has a reputation for being a

family‐oriented community

Bowmanville has a reputation for

being a central community

Newcastle is a growing community

11. Is there demand

for larger, single‐

family homes,

larger multi‐unit /

multi‐family

homes and / or

smaller homes?

There’s three distinct

types of demand

First is demand

for the smaller,

more affordable

homes suitable

for first‐time

home buyers

Second is

demand for

bungalows

suitable for

downsizing baby

boomers

Third is demand

for homes with a

second unit, such

as a home with

an in‐law suite or

basement

In general, there’s demand for all types of

housing

For $1 million dollars, you can get a 2,500 sq ft

home

For about $500,000, you can get a 1,500 sq ft

home

I would say for the price range between

$500,000 and $1 million, there’s strong

demand

First‐time buyers are driving demand

Due to budget considerations, first‐time

buyers have a strong demand for the mass‐

produced homes that would require no

renovation

Most potential buyers are interested in buying

existing homes

Established buyers seem more interested in

the larger homes or those homes that may

need some renovation done

August 2019 | E ‐ 10


apartment. This

could also be a

home suitable for

extended / multi‐

generational

families

Multi‐unit or multi‐

generational homes are in

short supply

There is not too many smaller homes available

in Study Area 2

12. If yes, would say

the rate of

demand is

increasing or

decreasing?

There is increasing

demand from first‐time

homebuyers (e.g., those

spending up to

$400,000)

Baby boomers are

interested in bungalows

and / or multi‐unit

homes so either their

kids can stay with them

and / or they can look

after their aging parents

Demand is increasing but stable (e.g., it’s not

going up too fast)

In the last 40 years, demand for Clarington

homes is staying relatively stable

Some families are interested in staying

within Clarington, just moving to a property

better suited to their needs

Brokers and lenders are asking for housing

to be made more affordable for people

Demand for seniors housing is at a crisis

level in Clarington. Those seniors housing

properties that are here have long waiting

lists

There should be more seniors housing

developed – the demand is there to support

it

There should also be more higher density

developments near Downtown Bowmanville

– there would be waitlists for people

wanting to buy units

13. What

demographics

are buying and

selling homes in

Clarington’s

mature

neighbourhoods?

For example, it is

existing residents

of the

Municipality or

The front end of baby

boomers are mostly the

ones looking to buy and

sell within Clarington

The 25 – 30 year olds are

mostly the first‐time

buyers

Majority of buyers are

folks coming from other

areas

I would say its those aged 25 – 35 looking

for the older homes

Those under the age of 30 are buying the

smaller homes

Its mostly folks from other areas buying in

Clarington. The exception would be those

looking to downsize or those who have

recently separated / divorced and need to

split resources

There’s a mix of residents (e.g., there’s a big

average age range) in Bowmanville




people from

other areas?

14. Are there

concerns with

affordability?

Yes, affordability is

already an issue

People are starting to

move further out,

including to the Port

Hope and Cobourg areas

Affordability concerns depends on who you

ask

Market affordability is a question

We, as realtors, talk about the typical home

costing between $500,000 and $1 million

without breaking a sweat. It wasn’t like that

a decade ago even

I personally have a concern about where

home prices are going

I don’t think it’s going to go the other way

(e.g., become less expensive for buyers)

since the cost of servicing and development

isn’t going to go down

August 2019 | F

APPENDIX F

WALKING TOUR

HANDOUT

F

The Municipality of Clarington is conducting a Neighbourhood Character Study in Bowmanville to better understand how the character of established residential neighbourhood areas may be affected by development and redevelopment. The Study will look at how new development fits within three Bowmanville neighbourhood areas and will address community concerns with redevelopment. Your participation in these walking tours will help us better understand the study areas and what you value about the character of these neighbourhoods. For more information, contact: Tracey Webster, Senior Planner Kelly Martel, Associate Development Review MHBC Planning Municipality of Clarington [email protected] [email protected] 905 639 8686 x 230 905 623 3379 x 2415 Carlo Pellarin, Manager Development Review Municipality of Clarington [email protected] 905 623 3379 x 2408

Study Area 3 10 to 11a.m

www.clarington.net/NCS

Walking Tours

Study Area 2 1:30 to 2:30 p.m. Study Area 1 10 to 11a.m

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