HomeMy WebLinkAboutPSD-019-06
CWilJglon
REPORT
PLANNING SERVICES
PUBLIC MEETING
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: Monday, February 20,2006
Report #: PSD-019-06
File #: COPA 2005-0011
and ZBA 2005-0059
By-law #:
Subject: PROPOSED AMENDMENTS TO THE CLARINGTON OFFICIAL PLAN AND
ZONING BY-LAW AND PROPOSED CLARINGTON ENERGY BUSINESS
PARK SECONDARY PLAN
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-019-06 be received; and
2. THAT Staff prepare an Addendum Report to address any issues emanating from the
Public Meeting and agency comments for Council's consideration at the February 27,
2006 meeting of Council.
Submitted by:
Reviewed bY;C) ~~~
Franklin Wu,
Chief Administrative Officer
BH/CS/DJC/sh/df
15 February 2006
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOW MANVILLE, ONTARIO L 1 C 3A6 T (905)623-3379 F (905)623-0830
REPORT NO.: PSD..Q19..Q6
PAGE 2
1.0 BACKGROUND
1.1 In 2004, the Greater Toronto Marketing Alliance retained Gartner Lee Limited and the
Delphi Group to develop a strategy to promote the GTA as a prime location for En2
I nvestment. The Marketing Alliance published the results in a report titled "The Energy
and Environment (En2) Sectors within the GTA". The authors recommended the
creation of an EN2 Park in the GT A:
The main locational attributes of this En2 Park are as follows:
. This park would principally create an environment to cluster companies and
institutions focused on the energy sector. .
o En2 Niche companies in the Energy and Environment sectors
o Strong and vibrant educational institutions with strong focus on energy
o The University of Ontario -Institute of Technology is the only institution in the
world with a course offering on Electrical Systems Engineering
. Skilled Workforce
o There is an exceptional pool of skilled scientists, engineers, technologists and
managers in the GT A
. The analysis strongly supported the notion that specific jurisdictions within the
GT A champion the concept of an En2 Park.
1.2 In April 2005, Richard J. Marceau, Provost of the University of Ontario Institute of
Technology published the Paper The Durham Strategic Energy Alliance: A Discussion
Paper. This document became the basis for establishment of the Durham Strategic
Energy Alliance (DSEA). The Energy Alliance is "a non-profit organization of
businesses, institutions and government committed to promoting and building upon
Durham Region's unparalleled strengths in the energy sector. The mission of the
Alliance is to aid businesses and investors seeking growth opportunities through
strategic partnerships and development.
The Discussion Paper out lines the following three key projects for the Energy Cluster in
the Region of Durham:
. The Pickering Headquarter and Industrial Park Complex
. The Clarington Incubation and Industrial Park Complex
. The UOIT Research, Development and Innovation Complex (the only university in
Ontario that offers energy degrees in Science and Engineering).
1.3 On 23 February 2004, Council authorised the commencement of the South Courtice
Employment Lands study to determine the feasibility of an appropriate planning
framework for developing an energy business park on the lands.
1.4 On March 1 st 2004, Council passed Interim Control By-Law 2004-061 to allow time for
the study to be completed. Interim Control By-law 2005-028 was passed by Council to
allow for an extension to the timeframe for completion of the study. This latest Interim
Control By-law will expire on February 28, 2006.
REPORT NO.: PSD..Q19..Q6
PAGE 3
1.5 With support from the Federal Government, the study was initiated by the Municipality
of Clarington in August 2004, in partnership with the Region of Durham, the Clarington
Board of Trade and the University of Ontario Institute of Technology (UOIT), on the
South Courtice Employment Lands (Attachment 1). This study, known as the
"Clarington Energy Business Park Study" was prepared with the assistance of Urban
Strategies, Gartner Lee Limited, Delphi, and TSH Engineering.
The analysis was concluded in March 2005, and recommended the following actions:
1. Amend the Municipality of Clarington's Official Plan
2. Prepare and adopt a Secondary Plan
3. Amend the Zoning By-law
4. Prepare a Master Drainage Plan
5. Establish a governing entity or development authority that is principally responsible
for promoting, facilitating and coordinating the development of the Energy Park
Project
Vision for the Enerav Park
An integrated En2 Park that catalyzes the development, commercialization and
demonstration of state-of-the-art energy and environmental technologies to drive
competitiveness and support sustainable development. The Park will:
. Distinguish the Clarington Energy Business Park as a unique and innovative
employment area within the Greater Toronto Area.
. Enhance the economic competitiveness and global profile of Clarington, by
broadening and diversifying employment opportunities.
. Develop a focal point for energy research and development.
. Facilitate the incubation and commercialization of new energy and environment
technologies.
. Support and capitalize on University Of Ontario Institute Of Technology research.
. Establish a real-world laboratory where new technologies are tested and applied in
functioning industrial and commercial buildings.
. Support the operation, maintenance and enhancement of the Darlington Nuclear
Power Plant.
. Promote design practices centered on energy conservation and efficiency and
environmental sustainability.
. Use land and natural resources efficiently with minimal waste.
. Protect and restore the Energy Park site's natural heritage.
1.6 On 9 May 2005, the Clarington Energy Business Park Study was presented to Council
(PSD-064-05). Council received the study and recommended that it be implemented
through a secondary plan process.
1.7 Subsequently, Urban Strategies Inc. and TSH, in consultation with municipal staff,
drafted a Secondary Plan for the Energy Park site.
REPORT NO.: PSD..Q19..Q6
PAGE 4
1.8 A Public Information Centre was held on November 9, 2005 at which the draft
Secondary Plan and proposed urban design guidelines were presented.
1.9 Realizing the importance of this initiative as a major catalyst for economic investment
and job creation, Council approved incentives through the Development Charges By-
law No. 2005-108 that provides certain exemptions or rebates to development charges
for the Clarington Energy Business Park Development Project as follows:
· 100% exemption for research facilities;
. 50% rebate for buildings which are certified under the Leadership in Energy and
Environmental Design (LEED) program of the Canada Green Building Council
2.0 ENERGY PARK SITE CHARACTERISTICS
2.1 The site is strategically located along Highway 401, offering excellent visibility and
proximity to Highway 401. There is access to Highway 401 via the Courtice Road
interchange. Access may be possibly be enhanced through a future connecting
highway link between Highway 401 and the future extension of Highway 407. Water
and sewer services will be extended to the site after the completion of the Courtice
Waste Water Treatment Plant.
2.2 Approximately 630 hectares of land in Courtice is designated for employment purposes.
Both sides of Highway 401 and North Courtice lands have been partially developed with
dry industrial uses. The Energy Park site comprise of 129 (318 acres) hectares.
2.3 The land is used in part for crop farming; automobile auctioning, a car dismantling plant,
a multi-tenant industrial building, and farm dwellings with accessory buildings.
2.4 An identified Primary Heritage Building known as "Fairfield", the Robert Beith House, is
located at 255 Osbourne Road.
2.5 The surrounding uses are as follows:
North -
South -
Highway 401 and industrial lands
CN Rail Corridor and Courtice Waste Water Treatment Plant (under
construction)
Municipal soccer fields and the Darlington Nuclear Power Plant
Agricultural lands, Darlington Provincial Park and a future District Park
East -
West -
2.6 Natural features include the Tooley and Osbourne Creek systems. The lands straddling
the creeks will be designated as open space.
REPORT NO.: PSD..Q19..Q6
PAGE 5
3.0 PUBLIC NOTICE AND PARTICIPATION
3.1 Public notice was provided in accordance with the provisions of the Planning Act and
the Municipality of Clarington Official Plan. Notice was placed in the Canadian
Statesman on February 1 and February 8,2006.
3.2 As of the writing of this report, staff has not received any inquiries.
3.3 An open house was held on November 9, 2005. The Energy Park Draft Secondary Plan
and proposed urban design guidelines were presented to the public and interested
parties.
3.4 In addition, staff have invited property owners to two sets of meetings in November
2005 and February 2006.
The following issues were raised at meetings with land owners within the Energy Park
lands: .
. The future of existing uses after the new land use policies and designations take
effect;
. The proposed development standards e.g. set backs, minimum lot sizes, coverage,
height restrictions, and how it may impact current uses, lot boundaries and
marketability of land;
. The prohibition of certain waste to energy processes from the permitted uses table;
. The availability of municipal services and implications of the Holding prefix (that
development may only occur after full municipal services have been installed) on
current and future development proposals;
. The impact of the Interim Control By-law and the newly proposed development
standards on current development initiatives and processes; and
. The importance of completing landscaping commitments of previous site plans
approved in the area.
4.0 AGENCY COMMENTS
4.1 The application was circulated to relevant agencies for comment and those that replied
as of February 17, 2006 had no objections to the proposal.
4.2 Comments prepared on behalf of LACAC indicated that the Energy Park area contains
a primary heritage building known as "Fairfield", the Robert Beith House located at 255
Osbourne Road. Policies should be included in the Energy Park Secondary Plan to
conserve and incorporate this dwelling into any redevelopment of the property.
4.3 Central Lake Ontario Conservation Authority commented that the limits of the
Environmental Protection Zones associated with the Tooley Creek and the Osbourne
Creek must be further defined. A Master Drainage Plan should be prepared prior to any
development within the new Energy Park.
REPORT NO.: PSD..Q19..Q6
PAGE 6
4.4 The Durham Region Planning Department has not provided comments on the proposed
amendment to date.
4.5 The C.N. Rail has not provided comments at this time. Staff attempted to establish
contact with this agency. While comments have not been provided, the following
conditions are typically imposed through site plan approval.
. The applicant must erect a 1.83 metre high chain link fence along the common
property line.
. A lot grading and drainage plan must be approved to ensure that storm water and lot
grading does not negatively impact the railway's operations.
. The applicant must erect an earthen berm on its property for spill containment and
train derailment purposes. The berm must have a minimum height of 2.5 metres
and a minimum 2.5 to 1 slope aspect.
. A vibration study may be required to ensure that vibration from railway operations do
not affect business operations.
5.0 PROVINCIAL POLICY STATEMENT
5.1 Provincial Policy Statement encourages the provision of an appropriate mix range of
employment and opportunities for a diversified economic base.
5.2 The Provincial Policy Statement states that an adequate supply of employment lands
providing locations for a variety of appropriate employment uses will be maintained to
ensure the vitality of the provincial economy.
5.3 It encourages the planning for employment by identifying existing and potential
economic clusters and defining and identifying provincially significant designated
employment areas, including prime industrial lands.
5.4 It also states that the Municipalities are encouraged to designate lands within settlement
areas in the vicinity of existing major highway interchanges, ports, rail yards and airports
as areas for manufacturing, warehousing, and associated retail, office and ancillary
facilities, where appropriate.
6.0 PROPOSED GROWTH PLAN FOR THE GREATER GOLDEN HORSESHOE
6.1 In its comments to the Proposed Growth Plan, the Clarington submitted that the Growth
Plan should recognise the emerging cluster of energy-related industries at the proposed
Energy Park in Courtice and the proposed Science and Technology Park in
Bowmanville.
6.2 Durham Region, in its comments to the Proposed Growth Plan, proposed that the
regional economic assessment must also provide opportunity for Durham to promote
economic clusters, such as automotive manufacturing and energy; and provincially
significant designated employment areas, particularly around key transportation
corridors such as Highway 401 and 407.
REPORT NO.: PSD..Q19..Q6
PAGE 7
7.0 DURHAM REGIONAL OFFICIAL PLAN
7.1 Section 11 of the Regional Official Plan encourages the establishment of Employment
Areas to increase job opportunities, attracting industries and businesses that will
maximise economic and employment opportunities in the designated Employment
Areas in the region.
7.2 Sites having a high degree of exposure and good access should be reserved for
employment intensive uses.
7.3 The Regional Official Plan encourages prestige employment uses with high employment
generating capacity and greater architectural, landscaping and site controls along
Highways and Type A and B arterial roads. Further it encourages the Local Official
Plans to designate areas for prestige development and specify design and landscaping
controls for such areas. It also recommends that the Municipality should ensure the
inclusion of urban design guidelines and landscaping standards in its Official Plan.
7.4 To achieve greater diversification of the Region's economic base, Regional Centres and
specific areas within Employment Areas as attractive locations for higher-order office
uses, such as district and head offices of corporations are encouraged.
8.0 CLARINGTON OFFICIAL PLAN
8.1 The Clarington Official Plan designates the northern portion of the site, to a depth of
approximately 150 metres as Prestige Employment Area. The predominant land uses in
such areas shall be professional, corporate and office buildings, research and
development facilities, commercial and technical schools, certain commercial,
community and recreational uses including banks, restaurants, athletic clubs etc. under
certain provisions.
Most of the remainder of the site is designated as Light Industrial Area. The
predominant uses within this area would be manufacturing, assembling, processing,
fabricating, repairing, research and development, and warehousing. As in Prestige
Areas, limited-scale commercial, community and recreational uses are also permitted.
A small area adjacent to Courtice Road and the CN line is designated Environmental
Protection Area.
The Energy Park will diversify the employment base and promote the Municipality as a
prime business location in the Greater Toronto Area and will help achieve the objective
of attaining 1 job for every 3 residents as set out in the Official Plan.
8.2 Amendments to Clarinaton Official Plan
The Clarington Energy Park study recommends amendments to the Official Plan to
facilitate the desired development. Proposed Amendment 46 (Attachment 2)
incorporates both changes to the Official Plan and the introduction of a Secondary Plan.
REPORT NO.: PSD..Q19..Q6
PAGE 8
The proposed changes to the Official Plan include creating a new land use designation
of Business Parks, generic policies to develop business parks and to allow secondary
plans to be created. Appropriate changes have been made where necessary.
The Energy Business Park is also identified as a community improvement area. This
will recognize the site as a high priority employment area and will provide a planning
tool to Council to access funding for infrastructure and to utilize other types of fiscal
incentive/programs to encourage the development of the area, if deemed necessary.
8.3 Enerav Park Secondarv Plan
Part VI of the Official Plan is amended by adding a Secondary Plan which explains the
vision, framework and guidelines for the site and enshrines them in policy to be
adopted. The Secondary Plan Land Use framework consists of the following:
. Prestige employment areas: approx. 31.1 acres
. Prestige employment corridor - approx. 57.1 acres
. Light Industrial 1 - approx. 135.8 acres
. Light Industrial 2 - approx.60.6 acres
. Open space - approx. 3.8 acres
. Environmental protection area- .8 acres
A grid network of roads that creates regular blocks maximizes property frontages and
optimizes vehicular access and movement. Each of the blocks can be developed as
single lots or further subdivided into smaller parcels. There are two new primary roads
proposed:
. Energy Drive, the main entry road and the spine of the Energy Park, with a right
of width of 30 metres; and
. South Service Road across the top of the site and functioning as a Collector
Road, with a right of way width of 23 metres.
8.3 The alignment of Energy Drive is complicated by the existing Manheims Auto Auction
and as a result is located somewhat further south than desirable. The precise alignment
of roads will be finalized through further detailed work.
9.0 ZONING BY-LAW
9.1 A large portion of the land is zoned "Light Industrial" (M1) or "General Industrial" (M2).
The M1 lands generally follow Highway 401 and the M2 zoned lands are further south.
The land east of the Courtice Road interchange is zoned "Service Station Commercial"
(C6-6).
9.2 The proposed zoning amendments shown in Attachment 3 are necessary to implement
the proposed Secondary Plan policies.
REPORT NO.: PSD..Q19..Q6
PAGE 9
The Energy Park zonings will consist in part of:
. Energy Park Office Zone (M01) - the north western corner, adjacent to the
Courtice/401 interchange;
. Energy Park Prestige Zone (M02) - a strip along the 401, to a depth of approx.
150m;
. Energy Park Light Industrial Zone (ML 1) - the centre part of the Energy Park;
. Energy Park General Industrial Zone (ML2) - the southern part along the C.N.
Railway line; and
. Environmental Protection Zone (existing) - in the southern lower corner, adjacent
to Courtice Road.
9.3 The existing industrial developments on the Energy Park site namely Manheims Auto
Auction and Copart Auto Auction and motor wrecking yard are recognized and zoned
accordingly as exception zones with conditions specifically tied to legally existing uses
and structures on the sites, instead of being accommodated as legal nonconforming
uses. The two exceptions are:
. Energy Park Prestige Exception (M02-1) Zone - a 10.552 hectare site, on the
corner of Osbourne Road and South Service Road, to recognise the existing
Manheims automotive auction business.
. Energy Park General Industrial Exception (ML2-1) Zone - a 10.552 hectare site,
adjacent to the C.N. Railway line and Osbourne Road, to recognise the existing
Copart automotive auction and motor wrecking yard.
9.4 Before Council's Interim Control By-law in March 2004, the Municipality was considering
a site plan application for a single storey multi-tenant building submitted by Mr. Bill
Labanovich. The applicant has indicated that the use provisions are satisfactory. As
the proposed site plan meets the draft Secondary Plan and zoning standards, the
applicant can now proceed with the proposed development, subject to the successful
completion of the prescribed site plan application and resolution of any outstanding
issues.
10.0 STAFF COMMENTS
10.1 The Energy Park should be developed using six key principles: innovation,
conservation, efficiency, integration, diversity and design excellence. The Secondary
Plan will support development that facilitates growth in the energy sector and promotes
innovations demonstrating environmental sustainability.
10.2 The Secondary Plan requires further refinements with regard to the urban design and
detail concepts. These details can be Incorporated into an Energy Business Park
Design Plan.
REPORT NO.: PSD..Q19..Q6
PAGE 10
10.3 The Secondary Plan (Attachment 2) section 8.2.10 encourages the preservation and
incorporation of "Fairfield", the Robert Beith House, into the design of any development
proposal for that site.
10.4 Future amendments to the Secondary Plan and Zoning By-law may be required as
more information becomes available through the future Master Drainage Plan and
detailed Energy Business Park Design Plan.
10.5 Municipal Services:
One of the key requirements in developing a business park is to have full municipal
services. This has been a major constraint in Clarington and will be solved for the
Energy Business Park when the new water pollution control plant becomes operational
by late 2007. In order to implement this, the Secondary Plan provides for the
development of a Master Infrastructure Plan that will deal with the timing and phasing of
water, sanitary sewer, stormwater facilities and roads.
Generally no new development should proceed on private services but It is recognized
that there may be an exceptional circumstance that would warrant an exception. A
requirement for lifting the holding symbol in the zoning by-law will be that the proponent
makes satisfactory arrangements with the Region and the Municipality for the
implementation of the Master Infrastructure Plan.
The Secondary Plan makes provision for an exemption for the Labanovich site plan
application due to its advanced stage in the planning review process. However, the
owner will be required to comply with Section 11.7.1 of the Official Plan which include a
requirement to connect to services when available and pay the owners share for the
construction of services when such services are available.
10.6 The next steps will include:
1) A workshop session with the DSEA, the Region, and the property owners to
define:
. An organization framework and necessary partnership arrangements to
implement the Plan
. detailed design plan
. servicing strategies (water, sewage and roads)
. marketing plan
. incentives plan
2) The preparation of the Master Drainage Plan
3) The preparation of a Master Infrastructure Plan
REPORT NO.: PSD..Q19..Q6
PAGE 11
11.0 RECOMMENDATIONS
11.1 Based on the comments in this report, it is respectfully recommended that the Official
Plan Amendment, Secondary Plan and Zoning By-law Amendment contained in
Attachments 2 and 3 be approved.
Attachments:
Attachment 1 - Key Map - Energy Park site in Courtice
Attachment 2 - Draft Official Plan Amendment and Draft Secondary Plan
Attachment 3 - Draft Zoning By-law Amendment
List of interested parties to be advised of Council's decision:
UOIT Dave Clark
Vector Wind Energy Inc. Kevin Tunney
Keith and Shirley Crago John Shewchuk
Frank Cavicchia Murray Visser
1151223 Ontario Limited John Chambers
1538357 Ontario Limited Cliff Curtis
Manheims Auto Auctions George Beresnai
Suzanne McCrimmon Dr. Peter Berg
Libby Racansky Andrea Gabor
Donna Dickson Ron Albright
Vanessa Hughes Ontario Power Generation
Jacquie Mcinnis
Marilyn Carswell
Aldrovandi Lino Trustee
Thomas Michael and Fletcher Gleason
Attachment 1
To Report PSD-019-06
Cl
.ex:
o
0::
w
U
~
0::
::::>
o
u
Cl
.ex:
o
0::
.ex:
Z
...J
o
en
J
LAKE ONTARIO
COPA 2005-0011
Clarington Official Plan Amendment
ZBA 2005-0059
Zoning By-law Amendment
Attachment 2
To Report PSD-019-06
Amendment No. 46 to the Clarington Official Plan
1. Purpose
The purpose of this Amendment is to implement the recommendations of the Clarinaton Enerov
Business Park Studv dated March 2005.
2. Location
This Amendment applies to the area located immediately south of Highway 401 to the C.N. Rail
corridor and between Courtice Road and Solina Road. The subject lands are entirely within the
Courtice Urban Area.
3. Basis
On February 23, 2004, Council of the Municipality of Clarington gave approval to commence
with a review of the South Courtice Employment Lands to determine the feasibility of and
appropriate planning framework for developing an energy business park on the lands. Interim
Control By-law 2004-061 was passed to allow time for the study to be completed and its
recommendations considered by Council. Interim Control By-law 2005-028 was passed to allow
for an extension to the timeframe for completion of the study. Urban Strategies Inc., Gartner
Lee Limited, The Delphi Group and Totten Sims Hubicki Associates were retained to lead the
study. They worked together with a project steering committee that included Municipal staff and
representatives from Durham Region, the Clarington Board of Trade and the University of
Ontario Institute of Technology. Affected landowners and potential stakeholders were
consulted, and a public information session was held on November 9,2005. This Amendment
is based on public consultation and the study team's analysis, which is summarized in the report
entitled Clarinoton Enerav Business Park Studv dated March 2005.
4. Actual Amendment
The Clarington Official Plan is hereby amended as follows:
a) By amending Section 3 of the "General Policies for Secondary Plans" to include the
following words:
"g) Clarington Energy Business Park"
b) By adding a new Section 7.3.8 as follows:
"The Municipality recognizes the important role of the energy and environment
sectors in the local economy and will, in cooperation with other governments,
institutions and businesses, promote development of the Clarington Energy Business
Park. "
Page 1
c) By renumbering Sections 11.4 through 11.7 and adding a new Section 11.4 as
follows:
"11.4
Business Parks
11.4.2
The Business Parks designated on Map A comprise lands having prime
exposure to freeways and major arterial roads. Development within
Business Parks is intended for employment uses exhibiting the highest
standard of building design and landscaping.
The goals, objectives and policies applicable to Business Parks shall be
set out in Secondary Plans."
11.4.1
d) By adding to Section 22.3.2, after Orono in the First Priority list the words,
"Clarington Energy Business Park".
e) By re-designating on Map A2, Land Use, Courtice Urban Area, the area bounded by
Highway 401, the CN rail corridor, Courtice Road and Solina Road as Business Park.
f) By amending Map B2, Transportation, to adjust the road classifications and
alignments within the South Courtice Employment Lands in accordance with the
Clarington Energy Business Park Secondary Plan.
g) By amending Map I, Community Improvement Areas, to include the Clarington
Energy Business Park.
h) By amending the Secondary Plan list under "Part 6 Secondary Plans" to include the
words "Clarington Energy Business Park".
i) By adding a new Secondary Plan to Part VI as follows:
Page 2
"Clarington Energy Business Park
Secondary Plan
1. Introduction
1.1 The Clarington Energy Business Park ("the Energy Park") is located immediately south
of Highway 401 and north of the CN rail corridor, between Courtice Road and Solina
Road. Osborne Road bisects the area. Immediately east of the Energy Park is the
Darlington Nuclear Power Plant and to the west is Darlington Provincial Park.
1.2 The area for the Energy Park, occupying 129 hectares (318 acres), has been identified
as an appropriate location for prestige employment uses that can benefit from close
proximity to Darlington Nuclear Power Plant, the University of Ontario Institute of
Technology and/or other major employers within the energy and environment sectors of
the regional economy. The site has the attributes to become a focal point for new
development within the Durham Energy Cluster. The overall intent of this Secondary
Plan is to guide development of a business park that facilitates employment growth in
these sectors, promotes energy innovations and demonstrates environmental
sustainability in its design.
1.3 This Secondary Plan is based upon, and future development should be guided by, the
following overarching principles:
a) Innovation - Businesses in the park should research, manufacture, demonstrate
or otherwise support innovative technologies, particularly in the fields of energy.
The Park itself should be innovative in its design and demonstrate environmental
sustainability to the world.
b) Conservation - The conservation of energy and natural resources, and the use of
renewable energy, should be among the highest priorities in the design,
construction, operation and maintenance of all development in the park, including
infrastructure, buildings and the landscape. Adverse impacts from development
on natural systems should be minimized.
c) Efficiency - The park as a whole and individual developments should be
designed to use land, streets, municipal services and energy efficiently.
Techniques to maximize energy efficiency should be integrated into the design of
buildings, sites and the park as a whole.
d) Integration - Research and development facilities, institutional and corporate
offices, and manufacturing plants should be mixed within the park to promote
linkages and synergies among related businesses.
e) Diversity - A wide range of businesses should be accommodated. Streets
should be designed for a variety of transportation modes, including automobiles,
trucks, cycling, walking and, in time, public transit. A diversity of renewable
energy sources and demonstration projects should help power the Energy Park.
Page 3
f) Design excellence - The design of buildings, streetscapes, open spaces and
infrastructure should be distinctive, aesthetically and functionally, incorporating
new energy innovations. The physical and business environment of the park
should make it a showcase for Clarington, Durham Region and Ontario.
2. Goals
2.1 To develop a focal point for research and development and related industrial activity and
facilitate cooperation among businesses within the Durham Region energy cluster.
2.2 To distinguish the Clarington Energy Business Park as a unique and innovative
employment area within the Greater Toronto Area.
2.3 To enhance the economic competitiveness and global profile of Clarington.
2.4 To broaden and diversify employment opportunities within Clarington.
2.5 To facilitate the incubation and commercialization of new energy innovations.
2.6 To both support and capitalize on the research and academic mission of the University
of Ontario Institute of Technology.
2.7 To establish a real-world laboratory where new energy innovations are tested and
applied in functioning industrial and commercial buildings.
2.8 To support the operation, maintenance and enhancement of the Darlington Nuclear
Power Plant.
2.9 To promote innovative building designs with a high urban design standard that practice
energy efficiency and meet LEED™ certification.
2.1 0 To harness and promote design practices centered on energy conservation, efficiency
and environmental sustainability.
2.11 To use land and other natural resources efficiently and with minimal non-reusable waste.
2.12 To protect and restore elements of the site's natural heritage.
Page 4
3. Land Use and Built Form
In addition to the policies of this section, the policies of Sections 4-8 shall apply to all areas of
the Clarington Energy Business Park.
3.1 Objectives
3.1.1 To accommodate and integrate a mix of industrial and commercial land uses focusing
primarily on the energy field.
3.1.2 To facilitate linkages among the University of Ontario Institute of Technology, other
institutions, government agencies and private industry.
3.1.3 To encourage the relocation of pre-existing land uses not in keeping with the vision,
goals and objectives of this Plan to other, appropriate employment areas.
3.1.4 To accommodate a variety of building types and sizes while ensuring that development
overall contributes to a consistent and positive image of the Energy Park.
3.1.5 To provide, through the placement and massing of buildings, continuity and enclosure to
the streets within the Energy Park.
3.1.6 To establish a gateway to the Energy Park at the Courtice Road and Highway 401
interchange.
3.2 General Policies
3.2.1 The land use designations for the Clarington Energy Business Park shown on Map A of
this Secondary Plan establish the general pattern for future development. They consist
of Prestige Employment Node, Prestige Employment Corridor, Light Industrial 1, Light
Industrial 2, Open Space and Environmental Protection Area.
3.2.2 The purpose of the Energy Park is to provide a unique industrial location that attracts
industry related to the energy sector. The Energy Park targets energy innovations and
related companies that engage in research and development, demonstration,
commercialization, and sale of existing and new energy source technologies. This shall
not include waste management and recycling facilities.
3.2.3 The Municipality acknowledges the Ministry of Transportation requirement that future
buildings, roads, municipal services and essential parking be set back a minimum of 14
metres from the Highway 401 right-of-way. To accommodate a potential widening of
Highway 401 and a future realignment of South Service Road, should the latter be
required, while maintaining the desired streets cape , minimum building setbacks shall
apply, as set out in this Plan, and municipal service and utility easements may be
required.
Page 5
3.2.4 Stand-alone warehouses, distribution facilities, truck terminals, truck service centres, gas
stations and storage units are strictly prohibited in all areas of the Energy Park.
3.2.5 Drive-through facilities for restaurants and banks will not be permitted in any of the land
use areas within the Energy Park.
3.2.6 The Open Space areas shown on Map A are intended for stormwater management
facilities. In addition to such facilities, private or publicly-accessible open spaces are
permitted in Open Space areas.
3.2.7 The policies in Section 14.4 of the Clarington Official Plan shall apply to the
Environmental Protection Area.
3.2.8 Wind turbines are permitted in any designation ex~pt Environmental Protection Area.
3.2.9 Public art will be promoted to achieve a high quality pUblic realm and identity in the
Energy Park.
3.2.10 Appendix 1 contains illustrations that demonstrate the implementation of the urban
design and road policies contained in this Energy Park Secondary Plan.
3.3 Prestige Employment Node
3.3.1 The Prestige Employment Node, at the gateway to the Energy Park, is the most
appropriate location for higher-order and higher-density employment uses as well as
ancillary commercial uses. The permitted uses shall be:
a) business office;
b) research and development facilities;
c) university and college facilities;
d) hotels and convention centres; and,
e) commercial and recreational uses that cater to businesses and employees within
the Energy Park, including banks, restaurants, convenience stores athletic clubs,
and business and personal services, provided they are limited in scale and
located on the ground floor of a multi-storey building.
3.3.2 The following urban design standards shall apply to development in the Prestige
Employment Node. These standards will be implemented through standards
established in the zoning by-law.
a) Lots along Energy Drive and South Service Road shall generally be of a larger
size and area to implement high quality urban design objectives.
b) To accommodate front yard landscaping and a future widening of Highway 401,
buildings on South Service Road shall be set back a minimum of 18 metres from
the right-of-way.
c) To establish a consistent streetscape edge along Energy Drive and all Local
Roads, buildings shall be oriented towards the front property line to achieve a
continuous high quality built street edge.
d) The width of a building's fal):ade fronting a public street shall be at least 40% of
the lot width.
e) Buildings on a corner lot shall be oriented towards the corner.
Page 6
f) Buildings shall generally be a minimum of 12 metres in height near the
intersection of Courtice Road and South Service Road.
g) Main building entrances shall address and be accessible from a pUblic street.
h) The massing of buildings that occupy sites at the Courtice Road-Energy Drive
intersection shall be articulated to mark the entrances to the Energy Park.
i) A minimum of 20% of the site area shall be landscaped. Areas between the
building face and public right-of-way shall be attractively landscaped and should
include lawn, coniferous and deciduous trees, and gardens. Chain link fencing
is strictly prohibited within this area.
j) Parking lots shall be located to the interior side and/or rear of buildings located
on the east and south sides of South Service Road but are prohibited in the front
or exterior side yards.
k) Structured parking shall be located at the rear of a building and screened from
view from Energy Drive and South Service Road.
I) Service and loading areas shall be located at the rear of buildings away from
public streets or appropriately screened from view of public streets. Garbage
facilities shall be located within the primary building.
m) Outside storage or display of goods shall be strictly prohibited.
3.4 Prestige Employment Corridor
3.4.1 The Prestige Employment Corridor is an appropriate location for higher-order employment
uses that will benefit from high visibility from Highway 401 and, through site and building
design, will enhance the image of the Energy Park. The permitted uses shall be:
a) business offices;
b) research and development facilities;
c) university and college facilities;
d) manufacturing, assembling, and fabricating facilities, provided the use is wholly
enclosed within a building;
e) warehousing, provided it is ancillary to one or more of the permitted industrial
uses listed above; and,
f) commercial or technical schools wholly enclosed within a building.
3.4.2 The following urban design standards shall apply to development in the Prestige
Employment Corridor. These standards will be implemented through standards
established in the zoning by-law.
a) Lots along Energy Drive and South Service Road shall generally be of a larger
size and area to implement high quality urban design objectives.
b) To accommodate front yard landscaping and a future widening of Highway 401,
buildings on South Service Road shall be set back a minimum of 18 metres from
the right-of-way.
c) To establish a consistent streetscape edge along Energy Drive and all Local
Roads, buildings shall be oriented towards the front property line to achieve a
continuous high quality street edge.
d) The width of a building's fatrade fronting a public street shall be at least 40% of
the lot width.
e) Buildings on corner lots shall be oriented towards the corner.
f) Main building entrances must address and be accessible from a pUblic street.
Page 7
g) The massing of buildings that occupy sites at the Energy Drive-Courtice Road
intersection and Energy Drive-Solina Road intersection shall be articulated to
mark the entrances to the Energy Park.
h) A minimum of 20% of the site area shall be landscaped. Areas between the
building face and public right-of-way shall be attractively landscaped and should
include lawn, coniferous and deciduous trees, and gardens. Chain link fencing is
prohibited within the area between the building and the street but shall be
considered on the balance of the property if necessary for security purposes.
i) Parking lots shall be located to the interior side and/or rear of buildings but are
prohibited in the front or exterior side yards.
j) Structured parking shall be located at the rear of a building and screened from
view from Energy Drive and South Service Road.
k) Service and loading areas shall be located at the rear of buildings and
appropriately screened from view of public streets. While garbage facilities are
encouraged to be located within the primary building, garbage may be stored
within a separate fully enclosed building with architecture matching the primary
building on the lot.
I) Outside storage or display of goods shall be strictly prohibited.
3.5 Light Industrial 1
3.5.1 Light Industrial I areas are appropriate locations for a range of employment uses that will
benefit from the access and visibility provided by the primary road through the Energy
Park and, through site and building design, will enhance the image of the park. The
permitted uses shall be:
a) business offices;
b) research and development facilities;
c) manufacturing, assembling, and fabricating facilities, provided the use is wholly
enclosed within a building;
d) industrial processing, excluding the processing of waste materials, provided it is
wholly enclosed within a building; and,
e) warehousing, provided it is ancillary to one or more of the permitted industrial
uses listed above.
3.5.2 The following urban design standards shall apply to development in Light Industrial 1
areas. These standards will be implemented through standards established in the
zoning by-law.
a) Lots along Energy Drive shall generally be wider than those lots located along
local roads.
b) To establish a consistent streetscape edge along Energy Drive and all Local
Roads, buildings shall be oriented towards the front property line.
c) The width of a building's fayade fronting a public street shall be at least 40% of
the lot width.
d) Buildings located on a corner lot shall be oriented towards the corner.
e) Main building entrances must address and be accessible from a public street.
t) A minimum of 10% of the site area shall be landscaped. Chain link fencing is
prohibited within the area between the building and the street and shall be
considered within the rear yard of the building.
Page 8
g) Parking lots shall be located to the interior side and/or rear of buildings but are
prohibited in the front or exterior side yards.
h) Servicing and loading areas shall be located at the rear or in the interior side yard
of the building and screened from public view. While garbage facilities are
encouraged to be located within the primary building, garbage may be stored
within a separate fully enclosed building with architecture matching the primary
building on the lot. loading and servicing areas in an interior side yard shall be
set back a minimum of 10 metres from the front edge of the building.
3.5.3 Outside storage may be permitted in Light Industrial 1 areas provided:
a) the storage area does not exceed 10% of the lot area;
b) materials to be stored do not exceed 3 metres in height;
c) the storage area is located in the rear of the lot and is appropriately screened so
as to not have an adverse impact on abutting properties and not be visible from a
public road; and
d) the storage area is not adjacent to the Prestige Employment Node.
3.6 Light Industrial 2
3.6.1 Light Industrial 2 areas are appropriate locations for a broader range of employment uses,
including those that require more outside storage. The permitted uses shall be:
a) manufacturing, assembling, fabricating, and processing facilities, provided the
use is wholly enclosed within a building;
b) research and development facilities;
a) warehousing, provided it is ancillary to one or more of the permitted industrial
uses listed above; and,
b) business offices that are accessory to another employment use, provided they do
not exceed 25% of the total floor area on the site.
3.6.2 Waste-to-energy facilities, small-scale electrical generation and cogeneration facilities,
and alternative fuels manufacturing may be permitted in Light Industrial 2 areas by site-
specific zoning amendments, subject to detailed study of the proposed facility relating to:
. compatibility within surrounding and adjacent land uses;
. proposed environmental impacts that may require Ministry of Environment
approval;
. traffic impacts on the road network;
. site planning and urban design issues; and,
. measures to mitigate any impacts where appropriate.
3.6.3 The following urban design standards shall apply to development in Light Industrial 2
areas. These standards will be implemented through standards established in the
zoning by-law.
a) lots shall generally be sized to accommodate the widest array of uses.
b) To establish a consistent streetscape edge along all local Roads, buildings shall
be oriented towards the front property line.
c) The width of a building's fayade fronting a public street shall be at least 40% of
the lot width.
d) Buildings on a corner lot shall be oriented towards the corner.
e) Main building entrances must address and be accessible from a publiC street.
Page 9
f) A minimum of 10% of the site area shall be landscaped. Chain link fencing is
prohibited within the area between the building and the street and shall be
considered within the rear yard of the building.
g) Parking lots shall be located to the interior side and/or rear of buildings but are
prohibited in front or exterior side yards.
h) Servicing and loading areas shall be located at the rear or in the interior side yard
of the building and screened from public view. While garbage facilities are
encouraged to be located within the primary building, garbage may be stored
within a separate fully enclosed building with architecture matching the primary
building on the lot. Loading and servicing areas in an interior side yard shall be
set back a minimum of 10 metres from the front edge of the building.
3.6.4 Outside storage may be permitted in Light Industrial 2 areas provided:
a) the storage area does not exceed 25% of the lot area;
b) materials to be stored do not exceed 5 metres in height;
c) the storage area is generally located in the rear of the lot and is appropriately
screened from public view.
Notwithstanding the above, any waste-to-energy facility must be fully enclosed.
4. Streets and Transportation
4.1 Objectives
4.1.1 To establish a road network that provides a rational and flexible framework for
development, maximizes property frontage, and optimizes vehicular access and
movement.
4.1.2 To provide a balanced transportation network that encourages walking, cycling and,
eventually, public transit use while accommodating cars and trucks efficiently.
4.1.3 To establish an interconnected network of sidewalks that joins areas within the Energy
Park, provides links to adjacent trails and open spaces.
4.1.4 To develop attractive, tree-lined streets with high-quality lighting and other landscape
elements that help establish a positive, consistent image of the Energy Park, enhance
the pedestrian environment and mitigate the urban heat island effect.
4.2 Policies
4.2.1 The proposed future network of primary and secondary roads within and adjacent to the
Energy Park is shown on Map A.
4.2.2 There are two primary roads proposed:
a) Energy Drive will provide the main entry to the Energy Park and a primary
address for development. It will function as a Type C Arterial Road, as defined in
Section 19.5.1 of the Clarington Official Plan. Notwithstanding Section 19.5.1,
however, Energy Drive may have a right-of-way width of up to 30 metres to
Page 10
accommodate a landscaped median. Applications for development fronting
Energy Drive may be required to provide an Access Management Plan,
depending on the land use and intended operations, to the satisfaction of the
Director of Engineering Services and the Director of Emergency Services.
b) South Service Road will eventually function as a Collector Road, as defined in
Section 19.6 of the Clarington Official Plan with a maximum right-of-way width of
23 metres. The proposed right-of-way and minimum building setbacks will allow
for the relocation of the roadway, if required by a future widening of Highway 401.
The alignment and intersection configurations and Energy Drive and South Service Road
are subject to further detailed study and may be altered without amendment to this Plan.
4.2.3 Osboume Road, Solina Road and Local Streets A and B will complete the main elements of
the street network. They will function as Local Roads, as defined in Section 19.7 of the
Clarington Official Plan. In conjunction with development of the Energy Park these roads will
be upgraded or constructed to a right-of-way width of 20 metres, to accommodate
landscaped borders, sidewalks, boulevards with street trees.
4.2.4 Additional Local Roads to those shown on Map A may be permitted to subdivide land, serve
development and improve the efficiency of the road network. Such roads shall respect the
overall grid pattern of blocks, have right-of-way widths of 20 metres, and generally be
designed and built to municipal standards.
4.2.5 Where appropriate, private rear lanes may be provided along multiple rear property lines for
delivery access purposes. The integrated laneway system shall be implemented by means
of registered easement in favour of abutting land owners. The Municipality shall not assume
these laneways.
4.2.6 The Municipality, Durham Region and GO Transit will work cooperatively to develop a long-
term public transit strategy for the Clarington Energy Business Park.
4.2.7 Council may require that applications for the development of office buildings include a
Travel Demand Management (TDM) Plan, prepared to the satisfaction of the
Municipality's Director of Planning Services. The intent of the TDM Plan shall be to
implement and promote measures to reduce the use of low-occupancy and low-mileage
automobiles for trips and to increase transit use, cycling and walking. To that end, the
following measures shall be considered:
a) organizing and promoting car pooling;
b) providing priority parking space assignments for car pool participants and low-
polluting motor vehicles;
c) providing cycling amenities, such as bike stands, bike storage, showers and
change rooms;
d) providing financial subsidies for transit passes;
e) providing rush hour shuttle service to the Oshawa GO Station;
f) links to initiatives in the municipality-wide TDM strategy; and,
g) other measures that may be identified by Municipal staff.
4.2.8 All roads shall be lined with a double or single row of trees, spaced 6-9 metres on
centre. Generally, hardy indigenous trees shall be used.
Page 11
4.2.9 For the comfort and safety of pedestrians, curb radii shall generally be 5-8 metres.
4.2.10 Utilities shall be buried below grade in the street right-of way, or in easements, where
required. For ease of access and maintenance, shared utility trenches are encouraged.
5. Access and Parking
5.1 Objectives
5.1.1 To minimize the number of driveway entrances along public streets within the Energy
Park.
5.1.2 To provide safe and clearly-defined routes within a site for pedestrians, cars and trucks.
5.1.3 To minimize the land required for parking.
5.1.4 To ensure parking areas are not a predominant feature in the views of development from
public roads.
5.1.5 To mitigate the urban heat island effect of large parking areas.
5.1.6 To maximize stormwater infiltration and minimize stormwater runoff from parking areas.
5.2 Policies
5.2.1 Where feasible and appropriate, shared driveways shall be considered.
5.2.2 Where necessary, secondary driveways to access loading, servicing and parking areas
shall be provided on Local Roads.
5.2.3 A walkway with a minimum width of 1.5 metres shall be provided between the public
sidewalk and the main building entrance.
5.2.4 Consistent pedestrian-scale lighting along walkways shall be encouraged.
5.2.5 The use of landscaped islands to divide large parking areas, with at least one tree for
every ten spaces, shall be considered.
5.2.6 The use of permeable materials for parking lots shall be considered. Permeability
standards may be established for development through the Master Drainage Plan.
5.2.7 Parking requirements shall be established in the Zoning By-law. The Municipality may
modify the parking requirements subject to a parking study and site-specific zoning
amendment. Generally, the Municipality shall encourage a supply of parking that does
not exceed the minimum requirement under the Zoning By-law.
Page 12
6. Open Space and Landscaping
6.1 Objectives
6.1.1 To establish where appropriate connected private open spaces that manage stormwater,
provide visual relief and outdoor amenities for employees and provide wildlife habitats.
6.1.2 To achieve a consistently high quality of landscaping on private lands that enhances
streetscapes and the overall image and environment of the Energy Park.
6.1.3 To establish gateways to the Energy Park
6.1.4 To preserve significant natural heritage features and augment the natural setting for the
Energy Park.
6.1.5 To promote the integrity, vitality and interaction of Lake Ontario coastal wetlands.
6.1.6 To maximize stormwater infiltration and minimize stormwater runoff.
6.2 Policies
6.2.1 The connecting of private open spaces on two or more neighbouring properties shall be
encouraged.
6.2.2 Landscaping on private lands and pUblic open space at the intersections of Energy Drive
and Courtice Road, South Service Road and Courtice Road, and Energy Drive and
South Service Road shall reinforce the entrances to the Energy Park.
6.2.3 Gateway features shall be developed along Energy Drive at both entrances to the
Energy Park. The western gateway feature shall be a passive recreational and outdoor
display facility located along Energy Drive near Courtice Road. This facility shall have a
minimum size of 1 hectare and may be developed in conjunction with a hotel and
convention facilities. The eastern gateway feature shall be a passive recreational facility
located near the intersection of Energy Drive and South Service Road. This facility shall
have a minimum size of 0.4 hectares. Both facilities shall be connected to future
sidewalks and walking trails.
6.2.4 Stormwater management swales and ponds shall be incorporated into the planning and
design of open spaces. These facilities shall be constructed in accordance with the
standards established in the Master Drainage Plan. Ponds should connect to other open
space amenities.
Page 13
6.2.5 Stand-alone and directional signage shall be incorporated into the design of the
landscape.
6.2.6 To enhance the image of the Energy Park and help achieve the goal of environmental
sustainability, the following measures and techniques related to landscape design,
construction and maintenance shall be encouraged:
a) preserving existing stands of trees and hedgerows, and integrating them into new
open space systems;
b) naturalizing areas for the benefit of native flora and fauna, and managing such
areas appropriately;
c) the use of native plants;
d) locating and selecting plants to provide climate protection for buildings and
employees, for example, using deciduous trees with large canopies planted on
heavily-glazed south sides of buildings and at the periphery of parking lots to
reduce and redirect sun exposure in summer;
e) coordinating landscaping treatments among neighbouring developments;
f) the use of swales to channel stormwater runoff from parking areas to ponds;
g) the use of landscaped drainage basins internal to large parking areas;
h) the use of permeable materials instead of paving for walkways, driveways and
parking areas, where feasible; and,
i) selecting, designing and operating outdoor full cut-off lighting to municipal
standards, where required, to conserve energy, minimize light pollution, and
minimize impacts on the wildlife corridor.
6.2.7 The Municipality, Durham Region and Ontario Power Generation (OPG) shall work
cooperatively to connect the planned Waterfront Link trail to the existing Waterfront Trail
on OPG lands, in the vicinity of Solina Road.
6.2.8 The Municipality will continue to support the creation of the Lake Ontario Wildlife
Corridor, which will provide an east-west connection between Second Marsh and
Westside Marsh.
6.2.9 Land uses in the Energy Park shall be sensitive to the Lake Ontario Wildlife Corridor
and, through the use of naturalized landscape areas, shall provide appropriate buffers to
ensure that the functions of the Wildlife Corridor are not hampered by development.
7. Energy, Water and Waste
7.1 Objectives
7.1.1 To provide municipal water and sanitary services and other utilities in an optimal
manner, minimizing impacts on the environment.
7.1.2 To facilitate and demonstrate renewable energy generation and use.
7.1.3 To develop and promote a shared utility systems and an overall network that manage
energy, water and waste water efficiently.
Page 14
7.1.4 To .e~sure utility infrastructure demonstrates how design, materials and technology can
optimize total energy use and minimize the ecological footprint of development.
7.1.5 To ensure infrastructure is designed and constructed to minimize the use of non-
renewable energy sources.
7.1.6 To utilize and demonstrate new building science that maximizes energy conservation
and efficiency.
7.2 Policies
7.2.1 Generally, all new development shall be on full municipal water and sanitary sewer
services.
7.2.2 The Municipality will work with landowners and Durham Region to develop an
Infrastructure Master Plan for the phasing and financing of roads, municipal water and
sanitary sewer services and stormwater management facilities to the Energy Park.
7.2.3 The Municipality will work with landowners, Durham Region and the relevant utility
companies to identify opportunities to provide renewable energy infrastructure within the
Energy Park.
7.2.4 Hydro servicing shall be provided underground.
7.2.5 The use of solar power shall be considered to power municipal street lighting.
7.2.6 Stormwater shall be managed on site, or with shared systems, in accordance with the
Master Drainage Plan for the Energy Park, such that post-development peak flow rates
off-site will not exceed pre-development rates for all storm events. The Master Drainage
Plan shall confirm the location of the stormwater management ponds, and Map A shall
be revised accordingly.
7.2.7 Council may require that development applications include a Sustainability Plan,
prepared to the satisfaction of the Municipality's Director of Planning Services, the
Director of Engineering/Building Services and the Conservation Authority. In addition to
addressing Policy 8.2.6, Sustainability Plans shall consider the following techniques to
reduce stormwater runoff, improve water quality and conserve energy:
a) rain barrels or cisterns to capture rainwater for reuse in landscape irrigation and
other non-potable water applications;
b) vegetated swales to filter and detain stormwater;
c) porous surfaces for pathways, patios and parking lots to allow infiltration of
stormwater;
d) greywater systems that capture stormwater runoff and other greywater for reuse
in toilets and industrial operations;
e) the use of renewable energy sources for building systems and exterior lighting,
such as solar, wind and geothermal;
f) cogeneration, i.e., capturing and using heat from power generation;
g) green roofs;
h) other techniques encouraged by the pOlicies of this Secondary Plan and which
may be identified by Municipal staff.
Page 15
7.2.8 Stormwater management systems shall be integrated into the design of buildings and
the landscape.
7.2.9 Natural watercourses shall be retained wherever possible.
7.2.10 At the appropriate time, but before the area of the Energy Park has been 50%
developed, the Municipality and Durham Region shall consider the feasibility of building
a district heating and cooling facility to serve the Park.
8. Building Design and Construction
8.1 Objectives
8.1.1 To facilitate and promote "green" buildings, Le., buildings that incorporate certified
energy-saving and environment-friendly techniques.
8.1.2 To utilize and demonstrate new building sciences that maximize energy conservation
and efficiency.
8.1.3 To maximize the life span of buildings.
8.1.4 To retain elements of the site's built heritage.
8.1.5 To ensure the park maintains a consistent, high-quality image and sense of place.
8.2 Policies
8.2.1 Development designed to meet or exceed the highest recognized environmental
standards and/or be LEEDTM-certified shall be encouraged.
8.2.2 Building construction and operation methods that minimize the use of non-renewable
energy and use recycled and locally-produced materials shall be encouraged.
8.2.3 Buildings flexibly designed to meet the potentially changing needs of current and future
businesses shall be encouraged.
8.2.4 Buildings that occupy sites at the intersections of Energy Drive and Courtice Road,
South Service Road and Courtice Road, and Energy Drive and South Service Road shall
be massed, articulated and designed to emphasize gateways to the Park.
8.2.5 Buildings at the corner of two streets shall address the corner with special architectural
massing or detail.
8.2.6 Building signage shall be incorporated into and coordinated with the architecture of the
building, and signs shall not dominate anyone floor or the mechanical penthouse of a
building.
Page 16
8.2.7 High-quality exterior cladding materials, such as glass, steel, metal paneling, stucco, and
masonry, shall be used on the fa~des of buildings fronting Energy Drive and South
Service Road. Pre-cast paneling and exterior insulated finishing systems generally shall
not be permitted on fayades facing these roads.
8.2.8 Mechanical penthouses, antennae, vents and chimneys shall be screened from view or
incorporated into the design of the roof.
8.2.9 The use of high-quality exterior cladding materials on parking structures, particularly
where they are visible from Local Roads, shall be encouraged.
8.2.10 The restoration and reuse of heritage buildings or structures shall be encouraged. The
house known as "Fairfield", the Robert Beith house, located at 255 Osborne Road is to
conserved and incorporated into any redevelopment of the property.
8.2.11 Energy conservation measures and techniques in building design shall be encouraged,
including:
a) glazing on the south side of a building to maximize direct sunlight in winter;
b) sun louvres to minimize direct sunlight in summer;
c) green roofs-roofs that are partially or completely covered with plants to
minimize water runoff and improve building insulation; and,
d) natural interior lighting through glass roofing systems.
9. Implementation
9.1 Zoning By-law Amendments for lands within the Clarington Energy Business Park shall
conform to this Secondary Plan.
9.2 Applications for Plans of Subdivision for lands within the Clarington Energy Business
Park shall include a Phasing Plan. Phasing Plans shall establish the order of private
development and the staging of construction of publiC infrastructure and services. The
Phasing Plan shall take into account the responsibility for construction of the public
infrastructure and services and shall be considered by the Municipality in enacting
Zoning By-law Amendments and recommending Plans of Subdivision for approval.
9.3 The review and approval of Site Plan Applications for lands within the Clarington Energy
Business Park shall be guided by the policies of this Secondary Plan.
9.4 In addition to the provisions of Section 23.4.2 of the Official Plan, Holding Symbols may
be used to ensure achievement of the policies of this Secondary Plan by establishing
conditions linking the development to the achievement of site development and urban
design policies and objectives through site plan agreements and agreement on the
provision of infrastructure. In addition to provisions of Section 23.4.3 of the Official Plan,
prior to the lifting of a Holding Symbol, the following provisions apply in respect to the
Secondary Plan Area:
Page 17
a) plans for the proposed development show that the proponent has successfully
implemented the Urban Design Policies and transportation objectives of this
Secondary Plan to the satisfaction of the Municipality; and,
b) arrangements have been made satisfactory to the Municipality and the Region of
Durham for the proponent's contributions and dedications to the Infrastructure
Management Plan referenced in Section 7.2.2.
9.5 Notwithstanding Section 9.4 (b), the lands subject to application SPA2003-051 may
proceed in accordance with Section 11.7.1 of the Official Plan.
9.6 The Municipality will work with Durham Region to expedite the provision of municipal
services to allow development of the Clarington Energy Business Park.
9.7 The Municipality will prepare a Master Drainage Plan for the Energy Park, in consultation
with landowners, Durham Region and the Conservation Authority, and in accordance
with the policies of this Plan.
9.8 The Municipality will consider establishing a governing entity, such as a development
corporation, responsible for facilitating and coordinating development of the Clarington
Energy Business Park.
9.8 The Municipality will work with the Government of Canada, the Province of Ontario,
Durham Region, the University of Ontario Institute of Technology, the Clarington Board
of Trade and private landowners and businesses to study and implement the concept of
a "Sustainability Centre". The Centre will demonstrate and promote innovative energy
and environmental technologies and function as a resource centre for developers,
businesses and the public.
1 O. Interpretation
10.1 Some flexibility in the interpretation of the policies contained in this Secondary Plan is
permitted provided that its general intent is maintained. The boundaries for land use
areas are approximate and shall be defined by the precise alignment of new streets or
implementing Zoning By-laws.
10.2 The Figures contained in Appendix 1 of this Secondary Plan are for illustrative purposes
and are not to be considered prescriptive.
10.3 The policies of this Plan shall be interpreted in conjunction with the applicable policies of
the Clarington Official Plan,"
5. Implementation
The provisions set forth in the Clarington Official Plan and the Clarington Energy Business Park
Secondary Plan, as amended, regarding implementation of the Plan shall apply in regard to this
Amendment.
Page 18
6. Interpretation
The provisions set forth in the Clarington Official Plan and the Clarington Energy Business Park
Secondary Plan, as amended, regarding interpretation of the Plan shall apply in regard to this
Amendment.
Page 19
EXHIBIT "A" To Official Plan Amendment No. 46
Add "Business Park"
Designation
~
-
-
D
-
~
J
HIGHWAY COMMERCIAL
PRESTIGE
EMPLOYMENT AREA
LIGHT
INDUSTRIAL AREA
GENERAL
INDUSTRIAL AREA
BUSINESS PARK
UTI L1TY
ENVIRONMENTAL
PROTECTION AREA
GREEN SPACE
WATERFRONT GREENWAY
w
-'
o
z
:;j
ex:
From "Prestige Employment"
To "Business Park"
From "Light Industrial"
To "Business Park"
LAND USE
COURTICE URBAN AREA
OFFICIAL PLAN
MUNICIPALITY OF CLARINGTON
NOVEMBER 14, 2003
EXHIBIT "B" To Official Plan Amendment No. 46
-=
-
-
--
BASELINE ROAD
Change From "Type C Arteria'"
To "Collector Road"
.
I
.
I
.
Change From "Collector Road"
To "Type C Arteria'" And Re-align
LAKE ONTARIO
- - - URBAN BOUNDARY
tIH.~==-"'"= ,...-~~~ FREf)NAY
TYPE A ARTERIAl
- - - - TYPE B ARTERIAl
.............. TYPE C ARTER~
J
COLLECTOR ROAD
- - - - - - - REGIONAL TRANSIT SPINE
........... =st~~~NAL
.. GO STATION
EXlsnNG FUnJRE
--
O ,-,
I ,
'--'
FREEWAY INTERCHANGE
GRADE SEPARATION
EXHIBIT "e" To Official Plan Amendment No. 46
LESKARD
MITCHELL C9RNERS
HAYDON
ORONO
lAIC( ONToltllQ
~II
NEWTONVILLE
~.IL--
~
CLARINGTON ENERGY BUSINESS PARK
MAP I
COMMUNITY IMPROVEMENT AREAS
OFFICIAL PLAN
MUNICIPAUTY OF ClARlNGTON
NOVEMBER 14. 2003
REFER TO SECTION 22
)
~
o
':t
>-
~
J:
C!)
:r
avo~
l
Attachment 2
To Report PSD-019-06
co
... ~ "'0
.g <( 5
'E c CL
o 0
() ~
'E 'E .s
Q) Q) e
E E N CL
~ ~ ~ (6 S
0.. a. .;:: ";:: Q) C
E E ii) ii) (J Q)
wW:J:J ~E
Q) Q) -g -g en c
g g - - as .~
en en J:: "6, a. c
Q) ~ C) .- 0 W
~~i~;;
...
.s
~
E
...
.9
en
"'0
Q)
en
o
a.
e
CL
of( !
I
~
co
"'0
C
:J
o
III
co
~
<(
~
co
CL
en
en
Q)
c
'Ci)
:J
III
~
Q)
c
W
c
o
-
C)
c
.;::
co
()
C
ftS
a:
~
ftS
f1)'C
"C C
ca 0
o u
o::~
~~
ca ftS
eO.
<(.t: =
D.o.!
<( "C "C;;
IIIII::C::::J
-== ca m
CD ~
f1) ~
:J CD
"C c
cW
ca c
..J.2
C)
c
"i:
ftS
(3
Appendix 1
URBAN DESIGN - DEMONSTRATION DRAWINGS
Clarington Energy Business Park
: ....~i1tI"~~I1tI1t~~I~!1ti"~!~!.:
. lH'i,.1111tl =--.
I .... 111'111 --,
. (]) ,^ 0 ,-i-+,. ~\. t+, 'I =---
() .., J (]) I , . I I -........
"5 0 c::: Iii ill , --..
.... (]) -.
(]) .... - . I . ---"
CI) .ex: 0 ..-------.i. ~
....' ..11' '.'-T'TT'~.~.
.Iii II il,:! i! II ---
IHtHtHffiHC ~
e'l Il.W-4Jll1lJ. .
e1llillliililn. =-=-
<<JI ! 'if II it' I: =-
erittffitffi tr ~
'~I.wI~I~1I11 .
... . , :
-~-- .
~=1=: ... ~t .
.
.. - - -- .:
. .
.
..
.
.
.
.
.
.
.
.
.
.
.
-
(]) (])
() ~
c-
oCl)
.... ()
"2= ..
w.D
"~cr ...
~~
~ ..
.~ ..
~ TI ..,
E:8 ..
ex:> (]) .
~ CI)
.
:.
-06' :,
(]) ~ .
.... (])
o >
550 .
~
:0)...
..>.
.0.
.~. ,
.~.
. .
. .,
. .
. .
. .--
. :..
~
~"O(])
C\I (]) () .
E Q. 0
o Q.
:J()CI) .
E en c
__ "0 (]) .
c c Q.
~.9o .
.
.
.
.
.
.
.
.
.~.
.~ I~IIMI
~~ .~
__j___ ___..L....
, I
.~,_._.+_._"~ ~'..M~f~_'''.'.'~w
~ =+=~.
=i= =r=
.'~
I I ' I I
11111
.
.
:. . ..
....................
......................
.
.
.
~
o
-0
--
~
~
o
U
+-
C
(J)
E
>
o
-
a..
E
UJ
(J)
Q)
--
+-
(/)
(J)
~
CL
.....(!)Q)"O
8 0.0 ~
"00- (!)
- 0..... (/) (])
-. ::J.....
-J~EO
o(/) (/)
.
.
.
~ .
g .
:8 .
c9S .
E .
co
I .
.
..'.trl~I~~~I~1
.
.
.
..
.
(])
;:RO
~Q
L.()O
Eo;
::J .....
E 8
-- "0
x_
o ::J
~o
-
(!) (!)
o (!)
c~
o(/)
~ 0
c=
LlJ.o
c ::J
._ 0..
o C
~o
~.
==.
--.
. .
-.
. .'1111'1'11'11'
.. I II ..II'llillllllll!111111
I, I II. I , !
... 11111 I! 111111111111Il.....1
\J .....'..'.. ".
.0.
.0.
. C::: .
.8.
>- ..9.
"00 . .
~ ~ . .
~8 . ..~i~I.I~i~l~
~
. ..........
. . I II
.
(]) .....
() en 0 (])
.- 0 (]) "0
2: a:::U5
(!)~_.....
(/)<(00
i
.. ..... ....
;:R
~"O(!)
r-(!)O
Eo.o
00.
::JO(/)
E (/) C
._ "0 (!)
cco.
.- 0 .
~....JO
.......
~.~......-
Ii.
. I I I '
. I, I, ,I I,
.......
.
.
.
......................
.
.
.
N
-
o
--
'--
-+-
en
:J
-0
c
-
-+-
..c
0)
--
~
....(])(])"O
8 0>.0 ~
"Oo~(])
~o""CI.l(])
..., :J....
-'~EO
o(/) CI.l
.
.
.
TI.
E.
1i3.
(/).
~.
~.
: ..,.~.....
. . I
.
.
.
.
.
.
(])
~O>
~Q
NO
E<75
:J....
E 8
.- "0
~"5
~o
,...."r. .
.
1-----1 ~
---- -~-.
. ---.-_----.mT. - .
1-~-tC ~:
-.
...... 1111!11[llltllll...11111 .
.... ...
.
.
.
. . .
. . .
(])~
~~ . . .
Eo.
c=
L.U.o .
c :J
"0 0... . .
~ 5 .m.
..2:.
ec;.
.0.
.m.
.~. .
6 . .
"0:; ... I .
~ (]) . .
~.~ . . .... I. .
(/)0 .. -......."
Yr ......
. .. I
..
. .
. .
.
.
(]) ....
OCl.lO(])
.- 0 (]) "0
C: a::U5
(])~~....
(/)~oo
... ..."
.
.
.
. 1t .. 11 ...
b "0 .
r- (]) ~
Eg-o.-
:J 0 ~
"~ -0 a.
.~ B 0.
~.....JC?
.....,
..... .
.
.
. .
.... "H~.
. .
· ittt:,'1
.'---------------1! i! .
, ! , ,
. ..1'
.......... .
......................
.
.
.
:
r--
-
o
'--
-+-
en
:J
-0
c
-+-
.c
0)
--
--.J
~
~
~
o
<i
... E
III
'E In
0 ,...
aI c:i
-f)
...
ii E
-- )Ii.' ;J:
(e- O> In
... ...:
iii
'E
l'O E
>
III In
:i N
0 M
aI
<ll
c:
..!!! E
Qj In
> M
~
<ll
c:
..!!! E
Qj In
> M
l'O
~
'tl ~
Gl
,\," Q,c: 0
l'Ol'O E
"-;P U'- Ii
l/l'tl C>
'tlGl .,; E
c:E
~ Q
C")
Gl
C
..!!! E
Qj In
> M
l'O
~
Gl
C
..!!! E
Qj It)
> M
~
'E E
l'O
> It)
Gl
:i N
0 M
aI
... E
j ~
... ...
iii
()
... E
Gl
'E In
0 ,...
aI c:i
Q)
>
'i:
Q
>0-
m
'"
Q)
C
1&1
'"
l!:
1i5
E
0
q:
'E E
l'll
> lI'l N
Q)
.. 'S N
0 ~
,g
C>
E
...
~ E :>
.J!! >
a.lI'l 0
't:l c:i ..;
l'll.... u..
~ E
C")
N
't:l
...
l'll E
>
Q) 0
'S M
0
,g
"'"
'i E
~
~ It!
'iii ....
" (j
... E
Q) "-
't:l lI'l
...
0 ..... Q)
,g c:i ~
>.
1::
Q)
C.
e
Cl..
Q)
>
.-
~
Q
~
~
a
a.
..
.
'E
III E
~ It)
:i C'!
o 'It
..c
E
'-
o
i E
i5.~
Q
" .,..
III
o
a:::
"
:u E
>
.!!! C!
:::l ('I')
o
..c
I ~ E
Gl_
" III It)
'in ~ .,..
(--)--
; E
'E It)
o ~
..c
~:
. '
0:
Ii:
e:
o.
N:
'"
~
~
o
..
N
o
-a
o
o
~
-
o
\I
o
...
III
c::
.!!
Cl
c::
:f
"'
Q,
'E
III
>
III
"S
.8
'"
OJ
ill
.g
iii
>-
j
~
'"
~
E
<>
of
~
~
f
II.
E
~ ~
"' ....
J:I
..
III
fI)
E
~
E
'2
:i
CI)
>
.-
r..
Q
~
r..
:.
'C
...
lU
>
Q)
:;
o
m
~
'iij
~
CII
'C
<n
VI
~
Q)
E
o
oi
N
o
Ql
:E
~
!.
e
0..
...
~
:s
m E
Q)
Q, U)
lU ~
U "it U E
III lU
'C .Q 00
C -
lU Q) CD
..J t/)
>-
lU E
~
~ ~
~ N
G>
>
.-
~
C
>0-
m
~
G>
C
1&1
Attachment 3
To Report PSD-019-06
THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY-LAW NO. 2006-
being a By-Law to amend By-Law 84-63, the Comprehensive Zoning By-Law
for the Corporation of the Municipality of Clarington
WHEREAS the Council of the Corporation of the Municipality of Clarington deems it
advisable to amend By-Law 84-63, as amended, of the Corporation of the former Town of
Newcastle in accordance with the policies contained in Amendment #46 to the Clarington
Official Plan (COPA 2005-010) to implement the Clarington Energy Business Park and the
rezoning application ZBA 2005-0055;
NOW THEREFORE BE IT RESOLVED THAT the Council of the Corporation of the
Municipality of Clarington enacts as follows:
1. Section 23 "LIGHT INDUSTRIAL (M1) ZONE" is hereby amended by introducing a
new subsection 23A as follows:
"SECTION 23A
23A ENERGY PARK OFFICE (M01) ZONE
23A.1 DEFINITIONS
For the purposes of this zone, the following definitions apply;
Business or Administrative Office shall mean an establishment in which one or
more persons are employed in conducting, managing, or administering a business.
The term business or administrative office includes the administrative offices of a
government agency or a non-profit organization.
Convention Centre shall mean an establishment having facilities for meetings,
seminars, exhibitions, workshops and other similar activities and may include
dining facilities to serve participants but does not include sleeping accommodation.
Drive-Through Facility shall mean the use of land, buildings or structures, or part
thereof, to provide or dispense products or services, either wholly or in part
through an attendant or a window or an automated machine, to customers
remaining in motor vehicles located in a stacking lane.
Energy- Related shall mean a use within a building, or structure that is directly
involved in the administration, distribution, research and development, testing, or
production of energy and energy related products.
Fitness Centre shall mean an establishment that provides facilities for recreational
or athletic activities, including but not limited to body-building and exercise classes.
Research and Development Facility shall mean an establishment used for the
purpose of conducting pure and applied research and experimentation and
includes such facilities as administrative offices, laboratories, lecture rooms,
display rooms, pilot units, simulating equipment and the like and service and
machine shops to serve the research and development facility.
23A.2 PERMITTED USES
No person shall within the Energy Park Office (M01) Zone use any land or erect,
alter or use any building or structure except as specified hereunder:
i) financial office without a drive-through facility;
ii) energy-related business or administrative office;
iii) convention centre;
iv) day nursery;
v) fitness centre;
vi) hotel;
vii) university or college facilities;
viii) research and development facility; and.
ix) eating establishment without a drive-through facility.
23A.3 REGULATIONS
a)
Lot Area (minimum)
1 hectare
b)
Lot Frontage (minimum)
80 metres
c) Yard Requirements:
i) For lots fronting onto South Service Road
Front Yard 18 metres (minimum) to
21 metres (maximum)
Exterior Side Yard 4 metres (minimum) to
8 metres (maximum)
ii) For lots fronting onto Energy Drive (a future public street shown on
Schedule 1)
Front Yard 6 metres (minimum) to
metres (maximum)
Exterior Side Yard 4 metres (minimum) to
8 metres (maximum)
Hi) For lots fronting onto other roads
Front Yard 4 metres (minimum) to
8 metres (maximum)
Exterior Side Yard 4 metres (minimum) to
8 metres (maximum),
except where the exterior side
yard abuts South Service Road,
then the exterior side yard shall be
18 metres (minimum) to 21 metres
(maximum), or except where the
exterior side yard abuts Energy Drive,
then the exterior exterior side yard shall be 6
metres (minimum) to 8 metres (maximum)
iv) Interior Side Yard (minimum)
v) Rear Yard (minimum)
5 metres
10 metres, except where the
ear yard abuts South Service Road,
then the rear yard shall be 18 metres
(minimum) to 21 metres (maximum)
d)
e)
Lot Coverage (maximum)
60%
Landscape Open Space (minimum)
20%
f)
Building Height (minimum)
12 metres on lands
located within 50 metres from
Courtice Road or South Service
Road, otherwise 5 metres
g) Landscaping Strip Width Requirements (minimum)
i)
ii)
Front Yard and Exterior Side Yard
Interior Side Yard and Rear Yard
4 metres
2 metres
h) The length of the building fa9ade of the first building constructed along the
front lot line of a lot shall be a minimum width representing 40% the total
length of the lot frontage.
i) No outside storage or outside garbage facilities shall be permitted.
j) Parking areas shall not be located within the required front yard or the
exterior side yard."
2. Section 23 "LIGHT INDUSTRIAL (M1) ZONE" is hereby amended by introducing a
new subsection 23B as follows:
"SECTION 23B
23B ENERGY PARK PRESTIGE (M02) ZONE
23B.1 DEFINITIONS
For the purposes of this zone, the following definitions apply;
Business or Administrative Office shall mean an establishment in which one or
more persons are employed in conducting, managing, or administering a business.
The term business or administrative office includes the administrative offices of a
government agency or a non-profit organization.
Drive-Through Facility shall mean the use of land, buildings or structures, or part
thereof, to provide or dispense products or services, either wholly or in part
through an attendant or a window or an automated machine, to customers
remaining in motor vehicles located in a stacking lane.
Energy Industry shall mean an establishment that have as its main focus the
development, commercialization and/or demonstration of energy products and
services. This may include assembly, manufacturing, fabricating or processing
activities that are not offensive or not likely to be offensive by reason of the amount
of noise, smoke, odour, emissions, or vibration produced therein, but excludes a
recycling facility, material sorting or dismantling, a waste management or
processing facility, or a waste incineration facility.
Energy- Related shall mean a use within a building, or structure that is directly
involved in the administration, distribution, research and development, testing, or
production of energy and energy-related products.
Research and Development Facility shall mean an establishment used for the
purpose of conducting pure and applied research and experimentation and
includes such facilities as lecture rooms, administrative offices, laboratories,
display rooms, pilot units, simulating equipment and the like and service and
machine shops to serve the research and development facility.
238.2 PERMITTED USES
No person shall within the Energy Park Prestige (M02) Zone use any land or
erect, alter or use any building or structure except as specified hereunder:
i) financial office without a drive-through facility;
ii) commercial or technical school;
iii) energy-related business or administrative office;
iv) day nursery;
v) energy industry;
vi) university or college facilities; and,
vii) research and development facility.
238.3 REGULATIONS
a)
b)
Lot Area (minimum)
1 hectare
Lot Frontage (minimum)
80 metres
c) Yard Requirements
i) For lots fronting onto South Service Road
Front Yard
Exterior Side Yard
18 metres (minimum) to
21 metres (maximum)
4 metres (minimum) to
8 metres (maximum)
ii) For lots fronting onto other roads
Front Yard
Exterior Side Yard
4 metres (minimum) to
8 metres (maximum)
18 metres (minimum) to
21 metres (maximum)
iii) Interior Side Yard (minimum)
5 metres
iv)
Rear Yard (minimum)
10 metres, except
where the rear yard abuts
South Service Road, then the
rear yard shall be 18 metres
(minimum) to 21 metres (maximum)
d)
Lot Coverage (maximum)
60%
e)
Landscape Open Space (minimum)
20%
f)
Building Height (minimum)
5 metres
g) Landscaping Strip Width Requirements (minimum)
i) Front and Exterior Side Yard
4 metres
ii) Interior Side and Rear Yard
2 metres
h) The length of the building fagade of the first building constructed along the
front lot line of a lot shall be a minimum width representing 40% the total
length of the lot frontage.
i) No outside storage or outside garbage facilities shall be permitted.
j) Parking areas shall not be located in the required front yard or the exterior
side yard."
3. Section 23B.4 "SPECIAL EXCEPTIONS - ENERGY PARK PRESTIGE (M02)
ZONE" is hereby amended by introducing a new subsection 23B.4.1 as follows:
"23B.4.1
ENERGY PARK PRESTIGE EXEPTION (M02-1) ZONE
Notwithstanding Section 23B, those lands zoned M02-1 on the Schedules to this
By-law, in addition to the uses and regulations permitted in the M02 zone, may
also be used for the purposes of an automotive auction subject to the following:
a) Definitions:
"Automotive Auction" shall mean the use of land, buildings or structures or
part thereof, used for the storage of operable motor vehicles which are to be
sold on the premises by public auction.
b) Regulations:
i)
Lot area (minimum)
12 hectares
ii)
The maximum building area to be used
for automotive auction purposes
2400 square metres
iii) Accessory uses to an automotive auction may include a car wash, a
motor vehicle repair garage, and a business or administrative office."
4. Section 23 "LIGHT INDUSTRIAL (M1) ZONE" is hereby amended by introducing a
new subsection 23C as follows:
"SECTION 23C
23C ENERGY PARK LIGHT INDUSTRIAL (ML1) ZONE
23C.1 DEFINITIONS
For the purposes of this zone, the following definitions apply;
Business or Administrative Office shall mean an establishment in which one or
more persons are employed in conducting, managing, or administering a business.
The term business or administrative office includes the administrative offices of a
government agency or a non-profit organization.
Energy Industry shall mean an establishment that have as its main focus the
development, commercialization and/or demonstration of energy generation
products and services. This may include assembly, manufacturing, fabricating or
processing activities that are not offensive or not likely to be offensive by reason of
the amount of noise, smoke, odour, emissions, or vibration produced therein, but
excludes a recycling facility, material sorting or dismantling, a waste management
or processing facility, or a waste incineration facility.
Energy- Related shall mean a use within a building, or structure that is directly
involved in the administration, research and development, testing, or production of
alternative energy sources.
Research and Development Facility shall mean an establishment used for the
purpose of conducting pure and applied research and experimentation and
includes such facilities as lecture rooms, administrative offices, laboratories,
display rooms, pilot units, simulating equipment and the like and service and
machine shops to serve the research and development facility.
23C.2 PERMITTED USES
No person shall within the Energy Park Light Industrial (ML 1) Zone use any land or
erect, alter or use any building or structure except as specified hereunder:
i) energy-related business or administrative office;
ii) energy-related commercial or technical school;
Hi) energy industry;
iv) outside storage of goods and materials where such use is accessory and
incidental to permitted use; and
v) research and development facility.
23C.3 REGULATIONS
a) Lot Area (minimum)
0.5 hectares
b) Lot Frontage along Energy Drive, a future
public street shown on Schedule 1 (minimum)
Lot Frontage along other roads (minimum)
50 metres
30 metres
c) Yard Requirements
i) Front Yard
Along Energy Drive
Along other roads
6 metres (minimum) to
8 metres (maximum)
4 metres (minimum) to
8 metres (maximum)
ii) Exterior Side Yard
4 metres (minimum) to
8 metres (maximum)
iii) Interior Side Yard (minimum)
5 metres
iv) Rear Yard (minimum)
1 0 metres
d) Lot Coverage (maximum)
60%
e) Landscape Open Space (minimum)
f) Building Height (minimum)
10%
5 metres
g) Landscaping Strip Width Requirements (minimum)
i)
H)
Front Yard and Exterior Side Yard
4 metres
Interior Side Yard and Rear Yard
2 metres
h) The length of the building fayade of the first building constructed along the
front lot line of a lot shall be a minimum width representing 40% the total
length of the lot frontage.
i) Parking areas are not permitted within the required front yard or exterior side
yard.
23C.4 REGULATIONS FOR SERVICING, LOADING AND GARBAGE AREAS
Servicing, loading and garbage areas shall be located in the rear or interior side
yard and shall be screened from view. Servicing and loading areas in an interior
side yard shall be set back a minimum of 10 metres from the front of the building.
23C.5 REGULATIONS FOR OUTSIDE STORAGE
a) A maximum of 25% of the lot area may be used for outside storage.
b)
Maximum height of outdoor storage area
3 metres"
c) Outside storage of materials shall be screened from public streets adjoining
the lot by a combination of buildings, berms or landscaped open space.
5. Section 23 "LIGHT INDUSTRIAL (M1) ZONE" is hereby amended by introducing a
new subsection 23D as follows:
"SECTION 230
230 ENERGY PARK GENERAL INDUSTRIAL (ML2) ZONE
230.1 DEFINITIONS
For the purposes of this zone, the following definitions apply;
Energy Industry shall mean an establishment that have as its main focus the
development, commercialization and/or demonstration of energy products and
services. This may include assembly, manufacturing, fabricating or processing
activities that are not offensive or not likely to be offensive by reason of the amount
of noise, smoke, odour, emissions, or vibration produced therein. but excludes a
recycling facility, material sorting or dismantling, a waste management or
processing facility, or a waste incineration facility.
Research and Development Facility shall mean an establishment used for the
purpose of conducting pure and applied research and experimentation and
includes such facilities as lecture rooms, administrative offices, laboratories,
display rooms, pilot units, simulating equipment and the like and service and
machine shops to serve the research and development facility.
230.2 PERMITTED USES
No person shall within the Energy Park General Industrial (ML2) Zone use any
land or erect, alter or use any building or structure except as specified hereunder:
i) energy industry;
ii) energy-related commercial or technical school
iii) outside storage of goods and materials where such use is accessory and
incidental to a permitted use; and
iv) research and development facility.
230.3 REGULATIONS
a)
Lot Area (minimum)
0.5 hectares
b)
Lot Frontage (minimum)
30 metres
c) Yard Requirements
ii)
iii)
Interior Side Yard (minimum)
Rear Yard (minimum)
4 metres (minimum) to
8 metres (maximum)
5 metres
1 0 metres
i)
Front Yard and Exterior Side Yard
d)
Lot Coverage (maximum)
60%
e)
Landscape Open Space (minimum)
10%
f)
g)
Building Height (minimum)
5 metres
Landscaping Strip Width Requirements (minimum)
i) Front Yard and Exterior Side Yard
ii) Interior Side Yard and Rear Yard
4 metres
2 metres
h) The length of the building fac;ade of the first building constructed along the
front lot line of a lot shall be a minimum width representing 40% the total
length of the lot frontage.
i) Parking areas are not areas are not permitted within the required front yard
or exterior side yard.
230.4 REGULATIONS FOR SERVICING, LOADING AND GARBAGE AREAS
Servicing, loading and garbage areas shall be located in the rear or interior side
yard and shall be screened from view. Servicing, loading and garbage areas in an
interior side yard shall be set back a minimum of 10 metres from the front of the
building.
230.5 REGULATIONS FOR OUTSIDE STORAGE
a) A maximum of 50% of the lot area may be used for outside storage.
b)
Maximum height of outdoor storage
5 metres"
c) Outside storage of materials shall be screened from public streets adjoining
the lot by a combination of buildings, berms or landscaped open space.
6. Section 230.6 "SPECIAL EXCEPTIONS. ENERGY PARK GENERAL
INDUSTRIAL (ML2) ZONE" is hereby amended by introducing a new subsection
230.6.1 as follows:
"230.6.1
ENERGY PARK GENERAL INDUSTRIAL EXEPTION (ML2-1)
ZONE
Notwithstanding Section 230, those lands zoned ML2-1 on the Schedules to this
By-law, in addition to the uses and regulations permitted in the ML2 zone, may
also be used for the purposes of an automotive auction and a motor vehicle
wrecking yard subject to the following:
a) Definitions:
"Automotive Auction" shall mean the use of land. buildings or structures or
part thereof, used for the storage of motor vehicles which are to be sold on
the premises by public auction.
b) Regulations:
i) Lot area (minimum) 10 hectares
ii) The maximum building area to be used
for automotive auction and motor wrecking 600 square metres
iii) Maximum height of outside storage associated
with automobile auction and motor vehicle
wrecking yard 3 metres
iv) No portion of the lot used for outside storage shall
be visible from an abutting property or an improved public street."
7. Schedule "1" to By-Law 84-63, as amended, is hereby further amended by changing
the zone designation from:
"Holding - Light Industrial ((H)M1) Zone" to "Holding - Energy Park Office ((H)M01)
Zone"
"Holding - Light Industrial ((H)M1) Zone" to "Holding - Energy Park Prestige
((H)M02) Zone"
"Holding - General Industrial ((H)M2) Zone" to "Holding - Energy Park Office
((H)M01) Zone"
"General Industrial (M2) Zone" to "Holding - Energy Park Prestige ((H)M02) Zone"
"General Industrial (M2) Zone" to "Holding - Energy Park General Industrial ((H)ML2)
Zone"
"General Industrial (M2) Zone" to "Holding - Energy Park Prestige Exception
((H)M02-1) Zone"
"General Industrial Exception (M2-11) Zone" to "Holding - Energy Park Light
Industrial ((H)ML 1) Zone"
"General Industrial Exception (M2-11) Zone" to "Holding - Energy Park General
Industrial ((H)ML2) Zone"
"General Industrial Exception (M2-15) Zone" to "Holding - Energy Park General
Industrial Exception ((H)ML2-1) Zone"
"Holding - General Industrial ((H)M2) Zone" to "Holding - Energy Park General
Industrial ((H)ML2) Zone"
"Holding - General Industrial ((H)M2) Zone" to "Holding - Energy Park Light Industrial
((H)ML 1) Zone"
"Service Station Commercial Exception (C6-6) Zone" to "Holding - Energy Park
Office ((H)M01) Zone"
as shown on the attached Schedule "A" hereto.
8. Schedule "A" attached hereto shall form part of this By-Law.
9. This By-Law shall come into effect on the date of the passing hereof, subject to the
provisions of Sections 34 and 36 of the Planning Act, R.S.O. 1990.
By-Law read a first time this day of
2006
By-Law read a second time this day of
2006
By-Law read a third time and finally passed this day of
2006
John Mutton, Mayor
Patti L .Barrie. Municipal Clerk
This is Schedule "A" to By-law 2006-
day of , 2006 A.D.
,
passed this
L
---J ~
ZONING CHANGE FROM
'(H)M1' TO "(H)M02'
ZONING CHANGE FROM
'M2' TO '(H)M02-1"
I>dj ~~~~~~ T~~~~EJ_~?M
~ ZONING CHANGE FROM
~ 'M2-11' TO "(H)ML2'
"""""."",,'"
""",.."",;"",,,,,,,,,,,,,,,,,,,
"""" I;'''';'' I''''''';''''''''''''''''''''''''''''''''''''''''''
""""""""""".."" 1''' ,I"""""""""""""""""
""""" ~ ~ ~ ~ j j j ~ j j j j j j j j ~ ~ j ~ j ~ j j j
;"I'nn~jjj;jj~~~
ZONING CHANGE FROM
'M2' TO '(H)ML2'
~ ZONING CHANGE FROM
~ 'M2-11" TO'(H)ML1"
~ ZONING CHANGE FROM
~ '(H)M1' TO '(H)M01'
~ ZONING CHANGE FROM
~ '(H)M2' TO '(H)M01"
~ ZONING CHANGE FROM
~ 'CS-S' TO "(H)M01"
_ ZONING TO REMAIN "EP"
jjj~~j~~ ZONING CHANGE FROM
~~~~~~~~ "(H)M2" TO "(H)ML2"
~ ZONING CHANGE FROM
~ '(H)M2' TO "(H)ML l'
John Mutton, Mayor
Patti L Barrie, Municipal Clerk
Courtice