HomeMy WebLinkAbout2006-045
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY-LAW NO. 2006- 045
Being a By-law to adopt Amendment NO.44 to the Clarington Official Plan
WHEREAS Section 17 (22) of the Planning Act R.S.O. 1990, as amended, a\,Jthorizes
the Municipality of Clarington to pass by-laws for the adoption or repeal of Official Plans
and Amendments thereto;
AND WHEREAS the Corporation of the Municipality of Clarington deems it advisable to
amend the Clarington Official Plan to implement the recommendations of the Clarington
Commercial Policy Review and its various supporting documentation;
NOW THEREFORE BE IT RESOLVE THAT the Council of the Corporation of the
Municipality of Clarington enacts as follows:
1. That Amendment No.44 to the Clarington Official Plan, being attached Explanatory
Text and Maps, is hereby adopted.
2. That this By-law shall come into force and take effect on the date of the passing
hereof.
BY-LAW read a first time this 1
day of
March
2006
BY -LAW read a second time this 1
day of March
2006
day of
March
BY-LAW read a third and final time this
1
2006
flf~dt-
John l!tton, ayor
AMENDMENT NO.44
TO THE CLARINGTON OFFICIAL PLAN
March 1, 2006
PURPOSE: To implement the recommendations of the Commercial Policy Review and
the Bowmanville West Main Central Area Secondary Plan Review
including the renaming of this Main Central Area to the Bowmanville West
Town Centre, expanding the boundaries of the West Town Centre, and
designating additional lands for commercial development.
LOCATION: This amendment applies to lands in Part of Lots 14 to 17, Concessions 1
and 2 former Town of Bowmanville and former Township of Darlington
bounded generally on the south by the St. Lawrence and Hudson (CP)
railway and to the north by the Brookhill tributary to the Bowmanville
Creek and a future road to be known as Brookhill Boulevard.
BASIS:
This Amendment is based on the Clarington Commercial Policy Review:
Final Report - Recommended Policy Changes dated May 30, 2005 and
the Bowmanville West Main Central Area Secondary Plan Review dated
May 30,2005 prepared by Meridian Planning Consultants Inc., the
supporting analysis by retail market, urban design and transportation and
engineering sub-consultants and further review by municipal staff.
ACTUAL AMENDMENT:
The Bowmanville West Main Central Area Secondary Plan is hereby
amended as follows:
1. By renaming the Bowmanville West Main Central Area Secondary Plan as
the "Bowmanville West Town Centre Secondary Plan".
2. By deleting all references to the "Bowmanville West Main Central Area"
and replacing them with references to the "Bowmanville West Town
Centre" and by deleting all references to the "Bowmanville East Main
Central Area" and replacing them with references to the "Bowmanville
East Town Centre".
3. In Section 1.1,
a) by deleting the figure "55" and replacing it with the figure "74"
b) by deleting the words "Martin Road (Regional Road 57) and Green
Road" and replacing them with the words "the CP Rail overpass and
the east limit of the Urban Boundary."
4. Add a new goal 2.4 as follows:
"2.4 To consider comprehensively market, land use, urban design and
transportation objectives in the consideration of any application for
the development of land in the Bowmanville West Town Centre."
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5. In Section 3.1.7, by deleting the words "beyond the initial allocation in
order" .
6. By renumbering Sections 3.3.1 and 3.3.2 as Sections 3.3.3 and 3.3.4,
respectively and adding new Sections 3.3.1 and 3.3.2 as follows:
"3.3.1 To promote and enhance the function of King Street/Highway 2 as
the Main Street of the Bowmanville West Town Centre.
3.3.2 To provide a connected grid of public and private streets to
enhance movement and access options, reduce congestion and
improve emergency access."
7. By deleting Sections 3.4.1 and 3.4.2 and replacing them with the following
new sections:
"3.4.1 Distinct 'Sense of Place' - to create an urban character through high
quality architectural treatments and site planning that provides visual
interest at a pedestrian scale.
3.4.2 Connective Street Network - to provide an efficient grid street
network as the basic organizational structure for the area. The grid
street network should define an urban block pattern, provide
maximum pedestrian, bicycle, and vehicular connectivity and route
choices, and facilitate access to existing and proposed transit
services.
3.4.3 Pedestrian Access - to ensure direct, safe and efficient pedestrian
access supported by sidewalks situated along all roads and drive
aisles, walkways located within parking areas, and designated
crosswalks.
3.4.4 Urban Street Edge - to ensure development provides physical
definition to streets and public spaces through appropriate placement
and design of buildings, parking areas and landscaping, particularly
along King Street/Highway 2, Clarington Boulevard, and Green Road.
3.4.5 Plan for Infill - to ensure that development initially permitted in
accordance with this Secondary Plan is designed in such a way so
as to facilitate redevelopment at greater intensity in the longer term.
Block patterns for development should be designed to ultimately
accommodate denser, mixed-use development.
3.4.6 Environmentally Sustainable - to ensure that development is
designed to achieve a high degree of environmental sustainability."
8. In Section 4.1, by replacing the figure "9" with the words and figures "11
and the urban design policies of Section 13".
9. By deleting Section 4.2 and replacing it with the following:
"4.2 No expansion to the limits of the Bowmanville West Town Centre
and no redesignation of additional lands for General Commercial or
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Street-Related Commercial is permitted prior to a comprehensive
review of the Official Plan after 2011".
1 O. By deleting Section 4.3 and replacing it with the following new Section
4.3:
"4.3 Retail Limits for the Bowmanville West Town Centre
a) In order to ensure that retail and service development proceeds
in a fashion that sufficient population exists to support the
planned function of Town and Village Centres and to ensure
ongoing redevelopment potential within the Bowmanville East
Town Centre, new retail development in the Bowmanville West
Town Centre will be linked to the growth of population in the
Municipality of Clarington.
b) The development of retail and service floor space in the
Bowmanville West Town Centre will proceed in an incremental
fashion. Until such time as the Clarington population reaches
91,000 persons, the maximum permitted retail and service floor
space in the Bowmanville West Town Centre is as follows:
i. Retail Floor Space
ii. Service Floor Space
73,000 square metres
7,000 square metres
For the purpose of this section:
. Retail floor space includes department stores and stores
selling department store type merchandise (e.g. apparel,
home furnishings, sporting goods and hardware),
supermarkets, specialty food stores, beer, liquor or wine
stores, automotive products and home improvement
stores.
. Service floor space includes restaurants, personal
service shops, rental stores, and financial institutions.
. Floorspace not included in the above limits are medical
or dental offices, business and professional offices,
government offices, places of entertainment, private
clubs, community facilities and gas stations.
c) The following allocation of total gross leasable floor space,
which includes retail, service and all other commercial floor
space, is made:
i. 18,600 square metres for the lands bounded by Clarington
Boulevard, Prince William Boulevard, Green Road and
Highway 2;
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ii. 8,000 square metres for the lands bounded by Clarington
Boulevard, Prince William Boulevard, Pethick Street and
Highway 2;
iii. 4,000 square metres for the lands east of Clarington
Boulevard, north of Highway 2;
iv. 18,000 square metres for the lands bounded by Clarington
Boulevard, the Stevens Road extension; Green Road and
Highway 2;
v. 34,500 square metres for the lands north of Highway 2
between Green Road and Boswell Drive extension, provided
that no more than 30,500 square metres is permitted in the
General Commercial Area and provided that the zoning by-
law shall contain restrictions to ensure that the first full year
of operation of the retail and service floor area in the General
Commercial Area shall not be earlier than 2008.
d) Development of land will be released through site specific
amendments to the Zoning By-law in accordance with the policies
of this Plan. The implementing zoning by-Iaws(s) may incorporate
restrictions on the type, amount and location of retail and service
floorspace, minimum and maximum store sizes and other similar
requirements to define the role of the Bowmanville West Town
Centre in relation to historic downtowns and to implement the urban
design and energy conservation objectives of this Plan.
e) The floorspace limits identified in Section 4.3 (b) may be amended
through a comprehensive review of the commercial floorspace in
the Municipality. In addition to any other appropriate planning,
urban design and traffic studies the Municipality shall conduct an
independent market analysis, at the expense of the applicant for
such permission, which addresses the following:
. the impact of development that has occurred in the Bowmanville
West Town Centre since 2003 on the Bowmanville East Town
Centre, including the historic downtown, and other designated
Town and Village Centres in Clarington;
. changes in consumer expenditure patterns from the patterns
documented in previous studies; and
. the anticipated impact of any proposed development(s) on the
viability of existing retail and service uses in Clarington and the
planned growth and function of Town and Village Centres.
11 . By deleting Sections 4.4 and 5.2.4.
12. By renumbering Sub-section 5.2.5 e) as Section 4.4 and by deleting the
words "Retail Commercial" and replacing them with the words "General
Commercial and Street-Related Commercial";
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13. By deleting the word "personal" from in between the words "and" and
"service"; and
14. By deleting the words and numbers "Section 5.2.4" and replacing them
with the words and numbers" Section 4.3".
15. By adding a new Section 4.5 as follows:
"4.5 Notwithstanding any other provision of this Plan, only two full-
service banks or financial institutions are permitted in the
Bowmanville West Town Centre."
16. By adding a new Section 4.6 as follows:
"4.6 For the purpose of Section 10.9.3 of the Official Plan and in
consideration of land use and urban design objectives of this Plan,
the intersections of King Street/Highway 2 with Regional Road 57,
Clarington Boulevard and Green Road are prominent
intersections, which Council deems to have important visual
significance. "
17. In Section 5, by changing the Section title from "Retail Commercial" to
"General Commercial".
18. In Section 5.1, by deleting the words "Retail Commercial" and replacing
with "General Commercial", by adding the words "larger format" after the
words "to concentrations of', and by deleting the second sentence in its
entirety.
19. In Section 5.2.1:
a) in Sub-section a):
i) by deleting the words "Retail and personal service uses,
including: and replacing them with the words "Certain retail and
services uses such as:";
ji) by deleting the words "provided that: i) a general merchandise
store, a food retail warehouse, clothing retail warehouse and a
drug retail warehouse shall not be permitted"; and
jji) by adding a second sentence as follows:
"For the purpose of clarity, retail and services uses do not include a
large format home improvement centre."
b) by deleting Sub-section b) and renumbering Sub-sections c) and d)
as Sub-sections b) and c), respectively.
c) in renumbered Sub-section b) by inserting the words "business or
training schools" between the words "cultural facilities," and the
words "day care"; and
d) in renumbered Sub-section c) by deleting the words "provided that,
on the parcel of land bounded by Highway 2, Clarington Boulevard,
Prince William Boulevard and Green Road, up to 929 square
metres may be located on the ground floor."
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e) By deleting the existing subsection e) and replacing it with the
following:
Notwithstanding 5.2.1 a) and 6.2.1 a) a large format home
improvement store having a maximum total floor space of 9,175
square metres is permitted on the lands designated General
Commercial and Street-Related Commercial located on the west
side of Clarington Boulevard and the south side of Stevens Road
extension subject to the following:
i. The home improvement store will be certified under the LEED
Rating System;
ii. The exterior walls of the store will be finished with brick and
stone pre-cast panels;
Hi. The enclosed garden centre/outdoor display area shall not
exceed 1630 square metres and the seasonal garden centre
shall not exceed 930 square metres;
iv. The enclosed outdoor storage area shall not exceed 820 square
metres;
v. Any enclosed garden centre/outdoor display area and the
outdoor storage area located along the street-edge will contain
a high quality finish comprising decorative fencing and pre-cast
panels similar to the main building;
vi. No outdoor storage and display is permitted outside of the fence
enclosed garden centre/outdoor display area save and except
for an outdoor display area no greater than 80 square metres
adjacent to front entrance of the building, provided there is no
display or storage of building materials, dumpsters, sheds or
large equipment;
vii. The provisions of Section 13.2.2 shall not apply;
viii. The street edge of Clarington Boulevard shall be defined with
high quality landscape treatment including seating areas and
the provision of a decorative fencing consistent with the
architectural character of the building; and
ix. Notwithstanding 13.3.1, the primary building fa9ade shall
contain 20% transparent glazing and the rear building fa9ade on
Stevens Road shall contain 10% transparent or opaque glazing.
20. In Section 5.2.2, by deleting the word "Retail" and replacing it with the
word "General".
21. By deleting Section 5.2.4 and replacing it with the following:
"5.2.4 Council may consider limitations on the size of large format stores
with the objective of encouraging compact built form and energy
efficient buildings."
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22. In Section 5.2.5:
a) by deleting the word "Retail" and replacing it with the word
"General" and by deleting all references to "BowmanviJIe
Boulevard" and replacing them with references to "Prince William
Boulevard";
b) by deleting Sub-section a) and replacing it with the following:
"a) Development will comply with the applicable Urban Design
Policies of Section 13."
c) by deleting Sub-sections 5.2.5 c), g) and h) and renumbering Sub-
section 5.2.5 d) as Sub-section 5.2.5 c);
d) by numbering the second paragraph of the newly numbered Sub-
section c) beginning with the words "In order to facilitate" as a new
Sub-section d); and by adding thereto the words and numbers "and
the policy contained in Section 15.2.3" after the words
"implementation of this policy";
23. By renumbering the original Sub-section 5.2.5 f) as a new Section 4.8.
24. By renumbering Section 5.2.6 as a new Section 6.2.3
25. By adding a new Section 6 titled "Street-Related Commercial" as follows:
"6. STREET-RELATED COMMERCIAL
6.1 PURPOSE
Lands designated Street-Related Commercial on Map A of this
Secondary Plan are intended to provide specific areas dedicated to
smaller scale, pedestrian-oriented retail and personal service uses,
in particular uses that contribute to an active street life such as
cafes, restaurants and smaller shops.
6.2 POLICIES
6.2.1 The permitted uses shall be:
a) Retail and service uses, including: specialty food stores,
general retail stores, convenience retail stores, video
stores, retail liquor stores, restaurants, taverns, barber
shops, beauty salons, dry cleaners, art studios, travel
agencies and financial institutions provided that:
i. anyone store has a maximum leasable floor area of
1000 square metres; and
ii. no drive-through facility is permitted;
b) community uses, including social, recreational and
cultural facilities; business or training schools, day care
and nursery facilities;
c) medical offices, business, professional and/or
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administrative offices provided they are located on the
second or upper levels above ground floor; and
d) residential dwelling units provided they are located on the
second or upper levels above the ground floor.
6.2.2 The following policies shall apply to the development of lands
designated Street-Related Commercial in the Bowmanville
West Town Centre:
a) Highway 2 and Clarington Boulevard shall provide a
focus for commercial development in the Bowmanville
West Town Centre. The implementing Zoning By-law
and the Urban Design policies provide direction regarding
the relationship of buildings to the street, landscape
treatment, and parking areas as required to achieve a
high quality pedestrian retail environment.
b) Notwithstanding Section 6.2.1 a) i, Council may consider
additional store size limits on a site specific basis to
distinguish the role of street-related retail development
between in the Bowmanville West Town Centre and to
mitigate the impact on historic downtowns and the
Bowmanville East Town Centre.
c) Buildings shall be designed to be located generally at
grade with the adjacent sidewalk on the public or private
street.
d) Access to parking and loading facilities shall be
established which will minimize disruption to the
pedestrian use of the streets. Adequate, well-designed
off-street parking, loading and service areas shall be
required on the site of each commercial development.
e) Development will comply with the applicable Urban
Design Policies of Section 13."
26. By renumbering Sections 6,7,8,9 and 10 to Sections 7,8,9, 10 and
11 , respectively.
27. By deleting the word "personal" in the first and last sentences of
renumbered Sub-section 7.2.1 d).
28. By deleting renumbered Sub-sections 7.2.1 f) and g).
29. By deleting the word "personal" in the last sentence of renumbered
Section 7.2.2.l
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30. In renumbered Section 8.1,
a) by deleting in the second paragraph the "A" before the word "High"
from the first sentence and replacing it with the words "The Mid
Rise"; and
b) by deleting the words "as well as the parcel abutting King Street"
from the first sentence of the second paragraph and replacing them
with the words "whereas a Low Rise High Density designation is
provided for on lands north of the General Commercial, west of
Green Road"
31. In renumbered Section 8.2.1 c), by deleting the word "uses" and
replacing it with the word "facilities".
32. By deleting renumbered Section 8.2.1 e) and replacing it with the
following:
"e) Limited retail and service uses may be permitted on the ground
floor of residential apartment buildings."
33. By deleting renumbered Section 8.2.2.a) and replacing it with the
following,
"8.2.2 a) Development on lands designated Medium Density
Residential shall be a minimum of 31 and a maximum of 60
units per net residential hectare."
34. By inserting a new Section 8.2.3 as follows and renumber accordingly:
"8.2.3 Low Rise High Density Residential
a) Development on lands designated Low Rise High Density
Residential shall be a minimum of 50 and a maximum of 80 units
per net residential hectare.
b) Permitted dwelling types shall include: townhouses; stacked
townhouses; and low rise apartment buildings not exceeding six
(6) storeys in height."
35. In renumbered Section 8.2.4:
a) by adding the words "Mid Rise" before the words "High Density
Residential" in the title of the section;
b) by deleting renumbered Sub-sections 8.2.4 a) and b) and replacing
them with the following,
"a) Development on lands designated Mid Rise High Density
Residential shall be a minimum of 50 and a maximum of 300
units per net residential hectare.
b) Apartment buildings may be up to twelve (12) stories in
height. "
36. In renumbered Section 8.2.5,
a) by renumbering Section 8.2.5 as Sub-section 8.2.5 f)
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b) by adding the following at the beginning of the section:
liThe following policies shall apply to the development of lands
designated for residential purposes in the Bowmanville West Town
Centre.";
c) by inserting the letter and parenthesis "a)" before the words "A
minimum of 30%" to begin a new sub-section; and
d) by adding new Sub-sections b), c), d) and e) as follows:
"b) Development will comply with the applicable urban design
standards of Section 13 and the energy conservation policies
of Section 14.
c) Indoor and outdoor amenity areas shall be provided in
accordance with the Municipality's Amenity Guidelines for
Medium and High Density Residences.
d) Appropriate separation from the railway corridor is necessary
through:
. the creation of a 30 metre setback as required by the CP
Rail guidelines;
. the inclusion within that setback of a 10 metre
landscaped zone adjacent to the railway corridor to
include landscape elements; and
. the design and siting of buildings so as to minimize visual
and noise impacts from the railway corridor.
e) Secured communal storage rooms and bicycle storage rooms
should be provided in apartment buildings.
37. In renumbered Section 10.2.2, by adding the words "Brookhill Tributary
of the" before the words "Bowmanville Creek".
38. By renumbering Section 1 0.2.4 as Section 1 0.2.5 and by adding a new
Section 10.2.4 as follows:
"10.2.4 It is the Municipality's policy to have a small publicly accessible
square established at an appropriate location on the north side
of Highway 2 between Clarington Boulevard and Green Road.
39. In renumbered Section 11.2.2, by adding the word "Rail" after the word
"GO" and by adding the words "and transit terminal" after the word
"Station" .
40. By deleting the renumbered Section 11.2.3.
41 . By deleting original Section 11 titled "Special Policy Area No.1" in its
entirety and renumbering the following Sections accordingly.
42. By deleting renumbered Section 13 in its entirety and replacing it with a
new Section 13 as follows:
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"13. Urban Design Policies
13.1 Purpose
Achievement of the Municipality's urban design vision for
Bowmanville West Town Centre is of the highest priority. In order
to ensure this vision is achieved the Plan provides for levels of
design policies:
a) Urban Design Objectives, found in Section 3.4 of the Plan
are broad statements of the intent and key aspects of the
design policies;
b) Detailed Site Design Policies for Commercial Development
in Section 13.2 relate to a variety of site development issues
including parking, buffering, landscaping, pedestrian access,
service areas and signage;
c) Building Design Policies for Commercial Development in
Section 13.3 deal with elements of building form and design;
d) Site and Building Design Policies for Residential
Development in Section 13.4 deal with a variety of site
development and building form and design issues;
e) The Demonstration Plan in Schedule A is a plan for the
Bowmanville West Town Centre demonstrating an
application of the urban design policies. Illustrated Urban
Design Policies in Schedule B provide explanations or
examples of the application of the urban design policies.
Urban design principles, detailed site design criteria and building
design policies are provided by this Plan in order to assist in the
evaluation of development proposals through the integration of
rezoning and site plan processes.
13.2
Detailed Site Design Policies for Commercial Development
13.2.1
Street and Pedestrian Network
. An open grid of public and private streets, and major private
lanes will form the basic organizational structure for the area
which should define an urban block pattern, provide maximum
pedestrian, bicycle, and vehicular connectivity and route
choices, and facilitate access to existing and proposed transit
services.
. The street network will form a key component of the public
realm and should be characterized by high quality streetscaping
and landscape treatments.
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. Where commercial uses front on a public or private streetline,
sidewalks should continue to the building face.
. Sidewalks abutting King Street /Highway 2, and Clarington
Boulevard should have a minimum width of 3.0 metres.
. Sidewalks will be provided on both sides of all public streets and
a minimum of one side of all private streets.
. Sidewalks and walkways abutting the front fa<;:ade of larger
format stores shall have a minimum width of 3.5 metres.
. Sidewalks and walkways should promote active and safe
pedestrian activity and stimulate visual interest. All sidewalks
and walkways fronting commercial uses shall include in-ground
trees generally planted 6.0 to 9.0 metres on centre, pedestrian
scale lighting, and street furnishings such as garbage
receptacles, and possible outdoor merchandise displays and
selling areas.
. All sidewalks fronting other non-commercial uses shall include
in-ground trees generally planted 6.0 to 9.0 metres on centre
within the grassed landscape boulevard, pedestrian scale
lighting, and street furnishings such as garbage receptacles.
. The use of special paving treatment is encouraged at focal
points including building entrances, squares, and through block
connections.
. Clearly designated pedestrian crossings should be provided at
the intersection of all public and private streets and major
private laneways. Pedestrian crossings should be marked with
line painting or surface material variation and should be at least
3.0 metres wide.
. Private streets shall be located on a suitable right-of-way to
allow for their future conversion to public streets. Wherever
possible private streets shall be designed and constructed to
municipal road standards similar to Local Commercial Streets
as shown in the Functional Engineering and Streetscape
Implementation Plan: Bowmanville West Main Central Area
(September 1995). Private streets will appear and function as
an extension of the overall public street network. The municipal
street lighting design standard for public streets in the
Bowmanville West Town Centre will be used on private streets.
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13.2.2 Building Orientation and Site Layout
· Buildings will be organized to define and frame abutting public
and private streets as a first priority; and, to define and frame
major private laneways, internal drive aisles, sidewalks, parking
and amenity spaces as a second priority.
· The large format "super block" will be broken into functionally
and visually smaller units by major private laneways and internal
drive aisles, a network of connected walkways, and
landscaping.
. Building setbacks shall be reduced to minimize distances
between building entrances and abutting public street
sidewalks; to establish a consistent built form edge; and to allow
for the development of a significant streetscape contributing to
the identity and amenity of the area. Maximum building
setbacks from the property line on public streets are generally
as follows:
. King Street/Highway 2:
. Clarington Boulevard:
3.5 metres
2.0 metres
. Definition of the street edge is a priority. At least 50% of the
total street frontage shall be occupied by buildings on King
Street/ Highway 2 and Clarington Boulevard.
13.2.3. Surface Parking Areas
. Internal vehicular routes shall be clearly defined by raised and
curbed landscape islands planted with trees and low level
vegetation. Internal drive aisles will be a minimum 6.0 metres in
width.
. Parallel parking spaces may be provided on private roads at
store fronts with appropriate bump-outs at periodic intervals
where high pedestrian activity is anticipated.
. Parking aisles should generally not exceed 30 contiguous
spaces in length and should have a consistent design angle
perpendicular to primary building entrances.
. The visual impact of surface parking areas shall be minimized
by screen walls, landscaping or lowering of the parking areas by
up to 0.5 metres from the adjacent street grade.
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. Appropriate lighting levels and consistency of coverage will be
provided in parking area to assist both pedestrian and vehicular
circulation. The height and intensity of light standards should be
sensitive to adjacent land uses minimizing light spillover, glare
and impact on night skies. Full cut-off fixtures are to be used.
. Designated handicapped and mobility impaired parking spaces
should be located as close as possible to building entrances
and be clearly identified by signs or markings.
13.2.4 Landscaping of Parking Areas
. Internal landscaping elements will define visually and
functionally smaller parking "courts" and reduce the overall
impact of surface parking areas and heat island effects.
. Trees at the perimeter of parking areas will be planted generally
every 6.0 to 9.0 metres on centre.
. A landscaped island should generally be located at each end of
every parking aisle. Where the parking aisle is greater than 20
spaces in length, a landscaped island must be provided.
Landscaped islands shall have a minimum width of 2.5 metres
wide and include one tree, per parking row.
. A landscaping island should be provided generally at the mid
point of the parking aisle, and/or approximately every 15 parking
bays. The landscaping island should have a minimum width of
2.5 metres and include a minimum of one tree per parking row.
. Where possible, internal landscaping should incorporate
existing vegetation and significant tree planting.
13.2.5. Landscape Buffers
. High quality landscaping treatments will be used to define site
boundaries, provide buffers between adjoining developments,
and screen storage and utility areas.
. Landscaped areas adjacent to the streetline will be a minimum
of 3.0 metres wide adjacent to parking areas and service areas.
. Landscaped areas between commercial and residential
developments will have a minimum width of 3.0 metres adjacent
to the property line.
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· To ensure opportunities for surveillance from adjacent areas,
perimeter hedge and shrub screening should not exceed 1.0
metre in height.
· Selection of plant material should consider the following:
· Year-round appearance;
. Seasonal variety;
. Hardiness and resistance to disease;
. Maintenance requirements;
. Tolerance of plant materials to salt; and
. Urban conditions.
13.2.6 Pedestrian Access
. Pedestrian walkways should where possible be contiguous to
major private laneways and opposite primary building entrances
to enable safe and direct pedestrian movements.
. An internal pedestrian walkway network should visually and
functionally define smaller parking "courts".
. Walkways should have a minimum width of 1.5 metres, with a
landscaping zone on one side that is 2.0 metres in width.
. Walkways shall include pedestrian-scaled amenities wherever
possible, such as benches, trash receptacles and lighting.
. Drive aisle crosswalks should be signed and constructed of
materials that are different to the drive aisle, such as
interlocking brick paving.
13.2.7 Pedestrian Entrances
. Main entrances to buildings shall be emphasized through
canopies, awnings, towers or similar taller, non-habitable
building structures. The volume and height of such structures
should emphasize the prominence of entrances particularly at a
corner location.
. Each store, commercial unit, or building will generally provide an
entrance facing the adjacent public street as a first priority and
private streets as a second priority.
. Building entrances shall be identifiable and accessible to the
disabled. High quality streetscape and landscaping treatment is
encouraged at all building entrances.
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. Windows should be coordinated with the location of pedestrian
walkways to provide interest and improve security along these
routes.
. Pedestrian access from adjacent neighbourhoods should be
provided by walkways where insufficient access is available
from street sidewalks.
13.2.8. Amenities
. Amenities may include terraces, parkettes or squares, water
features, public art, outdoor dining areas and transit shelters.
. Customer and visitor amenities should be located in close
proximity to building entrances.
. Amenities are particularly important in the Street-Related
Commercial Areas.
. Bicycle parking facilities shall be provided to encourage
alternative modes of transport, particularly for employees and
consumers with small purchases. Larger stores are encouraged
to provide indoor bicycle parking facilities for employees such as
storage rooms and showers.
. Amenity areas shall be located within landscaped, pedestrian
spaces, and provide seating.
13.2.9. Service Areas
. Service areas shall be screened from public and private streets,
major pedestrian routes or residential areas. It is preferable to
locate service areas off service driveways and away from public
streets.
. Storage of goods or garbage shall generally be integrated as
part of the building and not as separate stand-alone structure.
. Service areas for delivery, loading and garbage pick-up should
be coordinated to reduce vehicular interruptions along the public
street and within parking areas.
. Screening shall use building materials and/or landscape
treatments similar to those used for the principal buildings.
16
. Where solid screens are provided, the materials should be
similar to or compatible with those of the building's exterior
finishes.
13.2.10. Transit Facilities
. Building entrances and bus stops should be arranged to provide
convenient access to the buildings by public transit passengers.
. On sites adjacent to or near a bus stop, conveniently located
walkways will be provided to cross and connect individual sites
in order to provide pedestrians the most efficient route to and
from transit stops.
13.2.11. Signage
. Pylon signs for private development should be oriented to
address the street frontage, street intersections and primary
access driveways. Pylon signs should be compatible with the
associated building design in scale, material and colour, and
should be set within a landscaped setting.
. Building identification signs should be incorporated on the front
fa<(ade, and should be compatible with the building design in
scale, material and colour.
. Externally lit signs are encouraged, particularly those that face
the public street or parallel a pedestrian walkway.
. Building identification signs should be applied as large scale
building elements, including awnings and banner signs to
contribute to an artful and dynamic building presence that will be
attractive and visible to passing pedestrians and motorists.
. Directional signs should be provided for pedestrian walkways,
parking and service areas. The graphic quality of directional
signs should be clear and distinct and be coordinated with the
image of the development.
13.3 Building Design Policies for Commercial Development
13.3.1 Building Materials and the Location of Buildings on a Property
. Blank or single material facades that extend the entire length
of the building parallel to the public street will incorporate
additional architectural detailing and, where appropriate, signs,
murals, sculptural or graphic design.
17
· Facades longer than 25 metres shall be subdivided through a
combination of windows and projections and recessions in the
building wall to create a consistent rhythm across the fac;ade
and establish divisions that express a hierarchy of entrances
and identify individual businesses, where applicable.
. Transparent glazing on the at-grade primary building facades
and areas that have public activity shall be maximized having
regard to the nature and function of the building. The following
minimum requirements generally apply to the primary building
facades:
General Commercial 20%
Street-Related Commercial 40%.
Glazing should be actively used to provide storefront windows
or merchandise displays and should not be covered internally
by displays or window decals.
. Corner buildings at the intersections of King Street/Highway 2
with Regional Road 57, Clarington Boulevard, Green Road
and Boswell Drive, or at gateway locations shall include
articulated building elements in the form of towers, bays or
other details that emphasize the focal nature of these buildings
and wall projections, recessions, materials and other details
that enhance the visibility of these locations.
. Building materials recommended for new construction include
brick, stone and wood frame. Materials such as aluminium,
steel and metal panels may be used provided they are used
within an appropriate context.
. Rooftop mechanical equipment and fume extractor vents
should be integrated with the building design and rooftop units
and vents will be screened using materials complementary to
the building. Where appropriate, parapets should be used to
screen rooftop mechanical units.
13.3.2 The following design guidelines shall be considered with the
location of a drive-through facility:
. Any drive-through facility must be located on a lot greater than
3,000 square metres;
. All buildings containing drive-through facilities shall be
oriented to the primary street frontage with a setback not to
18
exceed 3.0 metres. No portion of the stacking lane and no
parking spaces or drive aisle shall be located within the
setback area;
. Drive-through facilities (including the stacking lane, order
board, loud speaker, pick up window, or banking machine)
shall not be located within 12 metres of properties zoned for or
containing residential uses;
. Speakers and order-boards associated with a drive-through
facility shall be oriented away from a residential use and their
sound levels should be minimum so as not to create sound
disturbance. Screening from headlights must be provided;
. Drive-through facilities located adjacent to properties zoned to
permit residential uses shall construct opaque fencing at least
1 .8 metres in height, between the uses; and
. Landscape buffers adjacent to a property zoned to permit
residential uses should have a minimum width of 3.0 metres
and include ample coniferous trees (minimum of 2.4 metres in
height), and deciduous trees (minimum 70 mm calliper).
13.3.3 The following design guidelines shall be considered when
reviewing the stacking lanes at a drive-through facility:
. A 1.5 metre wide direct pedestrian walkway to the building
entrance which does not intersect with or cross the stacking
lane shall be provided and maintained on the lot from the
primary street frontage;
. Stacking lanes shall have a minimum width of 3.0 metres;
. For a restaurant with a drive-through facility a stacking lane
length of a minimum 12 vehicle queuing spaces (one vehicle
queuing space is defined as 6.0 metres in length) shall be
provided. At least 4 queue spaces shall be located between
the pick-up window and the order board station;
. For all other drive-through facilities a stacking lane length of a
minimum 4 vehicle queuing spaces (one vehicle queuing
space is defined as 6.0 metres in length) shall be provided;
. The entrance to a required stacking lane may not be located
within 18 metres of a site access to a public or private street;
19
. The required stacking lane must not interfere with or block
access to required parking spaces;
. A required stacking lane should not be crossed or bisected by
a driveway, or access to a loading space access or service
area;
. The full length of the stacking lane must be demarcated by
concrete curbs, and the use of soft and hard landscape
features;
. Stacking lanes should be linear and straight, with a minimum
number of curves or turning movements and should not
interfere with traffic on public streets; and
. Double drive-through facilities on a site should be avoided.
Where a double drive-through condition cannot be avoided the
landscaping and decorative pavement shall be increased on-
site.
13.4 Site and Building Design Policies for Residential Development
13.4.1 Building Orientation and Design
Apartments
. Building facades shall be oriented so as to reinforce the street
and other public spaces as the primary organizing element
. Buildings over four stories should be set back from the street or
set back on a podium to maintain a pedestrian related scale and
to mitigate wind and shadow effects. A podium base should
generally be between two and four stories in height.
. Buildings on corner lots should incorporate enhanced
architectural elements such as entrance canopies, towers, and
corner articulation.
. Service areas, utilities and parking should be sited or screened
to minimize potential negative impacts.
. The ground floors of apartment buildings facing residential
streets shall be primarily occupied by active residential uses
such as living spaces, indoor amenity areas and entry ways.
On commercial streets, ground floor retail and services uses
may be used to provide an active street frontage.
. Long, unbroken facades and blank walls should be avoided with
the use of balconies, setbacks and projections and material
transitions which help articulate the building and by the pattern
and rhythm of windows and doors.
. Buildings should be sited and designed to provide for views
overlooking streets, natural areas and public spaces while
20
minimizing views overlooking adjoining dwellings and private
amenity areas.
. Buildings should be sensitive to interfaces with adjoining
buildings and lower density areas with reduced heights,
increased setbacks, stepped massing of the building, articulated
facades and window patterns.
. Roof designs shall be integrated into the overall design of the
building. Green roof designs are encouraged.
Townhouses
. Buildings articulation and design should be informed by
structural elements such as columns, rooflines and window
fenestration, as well as functional elements such as the
locations of entries, circulation spaces and special rooms.
. Material, colour and textural differences should be provided on
townhouse facades.
13.4.2 Building Entrances
. Main building entrances for apartments shall provide a strong
identity and provide a transition from the street to the building.
Weather protection in the form of awnings, canopies and
arcades should be provided. Entries and foyers should be
comfortable, sheltered, safe, and convenient.
. Main building entrances shall be oriented towards streets, parks
or squares.
. Townhouses shall have attractive entry and porch areas near
the street level.
. Ground floor apartment units may have individual entries
directly from the street.
13.4.3 Private Amenity Areas
. Balconies, verandahs, terraces and roof gardens should be
integrated with the overall building form and facade
composition.
. Balconies and verandahs should be sized to accommodate
outdoor seating.
13.4.4 Common Amenity Areas
. Shared outdoor spaces shall be provided to meet the needs of
the residents.
. The design of shared outdoor spaces should take into account
the following:
o orientation and shading for optimum solar access
o shelter for access during inclement weather
o planting location and type for durability, ease of maintenance
and aesthetic quality
21
o ground surface materials to allow access in all weather
conditions
o privacy of dwellings facing open spaces
o public access and measures to control access where
req u ired
o safety, in the form of lighting, informal surveillance, as well
as restricted access to pools and water features for children
o shelter from noise, wind and traffic from adjacent streets or
incompatible uses.
13.4.5 Parking Areas
. Parking areas shall be located at the rear or side of the
buildings and shall be appropriately screened from the street.
. Underground parking is encouraged in High Density Residential
areas. Where decked parking is provided, it shall be
architecturally integrated with the apartment building.
. Large parking areas should be avoided by dispersing parking
courts and/or mitigated by providing appropriate landscaping.
. Generally parking aisles longer than 15 spaces should be
separated by a landscaped island.
. Joint access is permitted.
. Wherever possible, internal or rear laneways should be
provided for all townhouse dwellings.
. Pedestrian walkways from parking areas to building entrances
should be clearly defined through materials and lighting.
. Short term bicycle parking should be provided for visitors.
13.4.6 Landscaping
. Landscaping shall reinforce the street edge and provide buffers
to adjacent uses.
. Fences along street frontages should be low, transparent and
decorative in nature to define private spaces but avoid inactive
frontages.
. Pedestrian-scale lighting should be provided for parking and
open space areas and shall avoid light trespass on to adjacent
properties.
13.4.7 Services and Utilities
. Garbage areas shall be conveniently located for residents and
for collection and shall be fully enclosed, preferably within the
building.
. Where provided, separate garbage enclosures shall have
compatible materials and colours to the dwelling units and
should be softened with landscaping on their most visible sides.
. All mechanical equipment whether mounted on the roof or
ground shall be screened from view.
22
13.5 Demonstration Plans - Schedule A of this Plan, the Demonstration
Plan, shows one scheme for the development of the area that
successfully implements the urban design, land use and
transportation objectives of this Plan. The Illustrated Urban Design
Policies in Schedule B of this Plan provides examples and
precedents of the application of the urban design policies of the Plan.
Schedules A and B are intended to be illustrative rather than
prescriptive."
43. In Section 14.1,
a) by deleting Sub-section b) and replacing it with the following:
"b) provides increased densities in the Bowmanville West
Town Centre and structured parking wherever feasible:";
b) by renumbering Sub-section c) as Sub-section d):
c) by adding a new Sub-section c) and renumbering accordingly:
"c) encourages walking and biking as alternative means of
transportation; and"
d) in renumbered Sub-section d), by replacing the word "surface"
with the word "bus".
44. By deleting Section 14.2 and replacing it with the following;
"14.2 The siting and design of buildings will consider concepts to
maximize the potential energy savings including:
a) orientation for maximum passive solar gain in winter;
b) the construction of new buildings to meet the LEED Rating
System;
c) green roof design and the provision of well-designed
landscaping of parking areas to minimize heat island effects;
d) renovations of existing buildings for energy and water
conservation will be encouraged; and
e) the use of alternative sustainable energy sources, such as
solar."
45. In the third sentence of Section 15.2.1:
a) by deleting the word "These" from the beginning of the third
sentence and replacing it with the words "Those roads"; and
b) by deleting the words "which is intended" and replacing with the
words "which are intended".
46. In Sub-section 15.2.3 a):
a) by adding the words "transfer to and" before the word "assumption";
b) by adding the words "as public streets" before the words "at some
future date"; and
c) by adding the words "by the Municipality" to the end of the sentence
after the word "necessary".
23
47. In Section 15.2.5, by deleting the words "appropriate road authority"
and replacing them with the words "Region of Durham".
48. By adding a new Section 15.2.6 as follows:
"15.2.6 As a precondition of development of certain lands in the
Bowmanville West Town Centre, appropriate arrangements
shall be made for the following critical components of the grid
street system:
a) for the lands north of King Street/Highway 2 between
Green Road and the proposed extension of Boswell Drive,
the following road improvements are required:
i) the proposed extension of Boswell Drive from King
Street/Highway 2 as identified on Map A; and
ji) the construction of Stevens Avenue from Regional
Road 57 through to the Boswell Drive extension as a
combination of a public and a private road as identified
on Map A.
b) for the lands north of King Street/Highway 2 between
Green Road and Clarington Boulevard, the construction of
Stevens Road between Green Road and Regional Road
57 as a public street.
c) for the lands on the southwest corner of Regional Road 57
and 'King Street/Highway 2 the construction of Prince
William Boulevard easterly from Pethick Street to Regional
Road 57 as a public street."
49. By changing the title of Section 15.3 from "Public Transportation
Policies" to "Public Transit Policies".
50. By deleting Section 15.3.1 and replacing it with the following;
"15.3.1 The Municipality, in conjunction with the Region of Durham
and GO Transit shall endeavour to enhance public transit
use and access in the Bowmanville West Town Centre."
51. By renumbering Section 15.3.2 as Section 15.3.4 and by adding new
Sections 15.3.2 and 15.3.3 as follows:
"15.3.2 The Municipality will encourage the development of the
Bowmanville West Town Centre as a transit node by:
a) encouraging a high level of transit service from transit
providers;
b) providing sidewalks and high quality streetscape in pedestrian
activity areas in accordance with Section 15.4 and the urban
design policies of Section 13;
c) considering the development of structured parking facilities in
partnership with private landowners; and
24
d) when the Municipality is proposing public works in the West
Town Centre, the public authority will consider opportunities to
improve the pedestrian and cycling environment, bus stops
and shelters and streetscape enhancements.
15.3.3 Development in the West Town Centre will be transit-
supportive through:
a) providing for street-oriented development with no large parking
areas between the adjacent primary public street and
buildings;
b) developing at higher densities;
c) providing frequent pedestrian linkages from streets to stores,
between buildings and through parking areas;
d) contributing to a high quality public streetscape through
landscape treatment along the streetline; and
e) providing for compact development through shared parking
where appropriate, and parking structures."
52. In renumbered Section 15.4.1 adding the words and private streets
between the words "public road right-of-way" and "to enhance".
53. Deleting renumbered Section 15.4.2. and renumbering the remaining
Sections accordingly.
54. In renumbered Section 15.4.3:
a) by deleting the words "Future Streets" and replacing them with the
words "private streets";
b) by deleting the words "Subsection 5.2.5(d)" and replacing with the
words "" Subsection 5.2.5.b) and c) and Subsection 15.2.3.
55. In renumbered Section 15.4.4 by deleting the words and punctuation
"shall be identified in the Urban Design Guidelines. These areas".
56. In renumbered Section 16.2.4,
a) by replacing the words "Master Drainage Plan" with the words
"Subwatershed Plan"; and
b) by removing the words "or subwatershed" after the words
"Bowmanville Creek";
c) by deleting the second and third sentences and replacing them
with the following "All developments within the Bowmanville Creek
watershed will be undertaken in accordance with the policies of
the Brookhill Tributary Subwatershed Plan."
57. In renumbered Section 16.2.5, by adding the words "or Subwatershed
Plan" to the end of the last sentence.
25
58. In renumbered Section 17.2.1 b),
a) by adding the words "or any commercial development with loading,
refuse pick-up or drive-through facilities within 60 metres of a
sensitive use" to the end of the first sentence; and
b) by adding the words "as appropriate" to the end of the last
sentence.
59. In renumbered Section 17.2.2, by adding the following new sentence to
the end of the Section; "In the event of a comprehensive review,
Rezoning By-laws may be considered in advance of a site plan but will
be subject to holding provisions in accordance with the policies of
Section 24 of the Official Plan and Section 17.2.3 and 17.2.4 of this
Plan."
60. By adding new Sections 17.2.3 and 17.2.4 as follows:
"17.2.3 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 of new commercial space to
population growth in Clarington, the achievement of urban
design policies and objectives through site plan agreements
and agreement on the provision of infrastructure.
17.2.4 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:
a) plans for the proposed development show that the
proponent has successfully implemented the Urban Design
Policies contained in Section 13 and the results of studies
required under Section 17.2.1, and the market, land use
and transportation objectives of this Plan to the satisfaction
of the Municipality;
b) arrangements have been made satisfactory to the
Municipality for the construction of the public streets
identified in Section 15.2.6 as critical components of the
grid street system; and
c) arrangements have been made to the satisfaction of the
Municipality for the construction of private streets identified
on Map A and their future dedication as public streets if the
Municipality requires their dedication in the future.
61 . By amending Section 17.1 by adding the following sentence at the
beginning:
"Market, land use, urban design and transportation objectives and
policies will be considered comprehensively in the implementation of
this plan."
26
62. In renumbered Section 17.4, by renumbering the text as Section 17.4.1
and,
a) by deleting the words "regard shall be had for" and replacing them
with the words "shall comply with"; and
b) by inserting the words "policies of this Plan and any Urban Design"
between "Urban Design" and "Guidelines".
63. By adding a new Section 17.4.2 as follows:
"17.4.2 Where a proponent submits a proposal for the development of
land, the Municipality will require that the proponent
demonstrate how the proposed design and organization of the
site and buildings:
a) Addresses the policies of this Plan, in particular the urban
design policies of Section 13;
b) Contributes to a compact, urban, pedestrian-oriented form
and function, that enhances pedestrian accessibility,
strengthens walking as the preferred means of getting from
place to place and adds pedestrian amenities such as
textured paving, seating benches and landscaped areas;
c) Provides for access from transit stops;
d) Contributes physical links into and integrates with the
adjacent community;
e) Contributes to the continuity of building faffade along the
street;
f) Orients such elements as public entrances, display
windows, canopies, and signage to the street; and
g) Locates and designs parking areas appropriately.
64. In renumbered Section 18,
a) by adding the Section number 18.1 in front of the first sentence;
b) by adding the Section number 18.2 in front of the last sentence that
begins "The policies of the Plan";
c) by adding the following words to the end of Section 18.2; "In the
event of a conflict between the provisions of the Official Plan and
this Plan, the Secondary Plan shall prevail."
65. By adding a new Section 18.3 as follows:
"18.3 Definitions
a) Department Store
"department store" shall mean a retail store containing a minimum
of 5,000 square metres of gross leasable floor space organized into
27
a number of individual departments and primarily engaged in the
sale of a wide variety of commodities which shall include clothing,
hardware, home furnishings and household appliances.
b) LEED Rating System
"LEED Rating System" shall mean the Leadership in Energy and
Environmental Design Green Building Rating System established
by the Canada Green Building Council as amended from time to
time."
66. By amending Map A - Land Use as shown on Exhibit "A"
67. By Adding Schedules A and B.
28
EXHIBIT "A" To Official Plan Amendment No. 44
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