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Report To: Special Planning and Development Committee
Date of Meeting: December 4, 2017
Report Number: PSD -086-17 Resolution: #PD -216-17
File Number: PLN 41.1 By-law Number:
Report Subject: Wilmot Creek Secondary Plan Study — Terms of Reference
Recommendations:
1. That Report PSD -086-17 be received;
2. That Planning Services staff be authorized to commence the preparation of the Wilmot
Creek Secondary Plan;
3. That staff be authorized to finalize the Draft Terms of Reference and issue D Request
for Proposal to retain the necessary consultants for the preparation of the Secondary
Plan;
4. That the Director of Planning be authorized to execute the necessary cost -recovery
agreements with Landowners Group for the preparation of the Secondary Plan; and
5. That all interested parties and the Region of Durham Planning Department be notified of
Council's Decision.
Municipality of Clarington
PSD -086-17 Page 2
Report Overview
The purpose of this report is to inform the land owners within the Wilmot Creek Secondary
Plan area of the request by Rice Development Group for Council to initiate the preparation of
a Secondary Plan for these lands. This report seeks Council authorization for staff to
commence the preparation of the Secondary Plan generally in accordance with the draft
Terms of Reference.
1. Secondary Plan Area
The Wilmot Secondary Plan Area is located south of Highway 401, east of Bennett Road
and north of the CN railway. Wilmot Creek Drive, the road into the existing Wilmot Creek
Neighbourhood traverses the Secondary Plan Area (See Figure 1). There are three
landowners in the Secondary Plan Area; two have developable lands, CapREIT
Apartments and Douglas Humphrey. The third landowner is Hydro One Networks Inc. as
identified on Figure 1.
Figure 1 - Secondary Plan Area.
Municipality of Clarington
PSD -086-17
2. Background
2.1 Original Application (2003)
Paae 3
In 2002, a Durham Regional Official Plan Amendment application was submitted to
incorporate the subject lands into the Newcastle Village Urban Area in order to develop
the next phase of the Wilmot Creek Lifestyle Community.
In October 2003, a corresponding application was submitted to amend the Clarington
Official Plan to incorporate the subject lands into the Newcastle Village Urban Area.
Since a local (Clarington) Official Plan Amendment cannot proceed ahead of an upper -
tier (Region of Durham) Official Plan Amendment, the Clarington application was put on
hold.
Further consideration of the Regional Official Plan Amendment application was put on
hold following the introduction of the Provincial Growth Plan in 2005, and the beginning of
the Region of Durham's Official Plan Review.
In June of 2009, Regional Official Plan Amendment 128 adopted changes to the Durham
Regional Official Plan which incorporated the subject lands into the Newcastle Village
Urban Area. Amendment 128 was subsequently approved by the Ontario Municipal
Board in January of 2013.
2.2 Application Restart (2014)
In 2014, Rice Development Group restarted their 2003 Official Plan Amendment
application for the expansion of the Newcastle Village Urban Boundary. By January
2015, an application, including numerous supporting studies, was submitted. A statutory
public meeting was held in March 2015. This was followed by numerous meetings
between Staff, the developer (Rice Development Group), owner/operator of Wilmot Creek
Lifestyle Community (CapREIT), the Wilmot Creek Homeowners Association and Wilmot
Creek residents. The Wilmot Creek Homeowners Association made a submission to the
Official Plan Amendment application outlining their concerns with the development
proposal.
In June 2016, Rice Development Group appealed the Official Plan Amendment
application to the Ontario Municipal Board in respect to Clarington Council's failure to
make a decision on the application. A settlement was reached regarding the Official Plan
Amendment which was approved by the Ontario Municipal Board in 2017. Of particular
note is that both parties agreed to advance the Secondary Planning process as set out in
Official Plan Amendment 107 once the amendment was approved by the Region of
Durham.
Municipality of Clarington
PSD -086-17 Paae 4
3. Secondary Planning Process
3.1 General Process
The Clarington Official Plan provides policy direction for the preparation of a privately
initiated Secondary Plan. In summary the process is as follows:
1) Consultation with municipal staff and the establishment of the landowners group.
2) Receipt of a Request to Initiate a Secondary Plan and receipt of a proposed Terms
of Reference.
3) Public Meeting and a Decision of Council to initiate the preparation of the Secondary
Plan.
4) If Council decides to proceed with the Secondary Plan process, the Municipality will
retain the necessary consultants.
5) All costs associated with the process, planning staff time, consultants and project
and administration of the Secondary Plan are to be covered 100% by the
landowners group.
6) Work will only be initiated once a funding agreement is in place between the trustee
for the landowners group and the Municipality.
3.2 Wilmot Creek Secondary Plan Process
The Rice Development Group and staff have met on a number of occasions to discuss
the Secondary Plan process. Rice Development Group will be representing the two
landowners throughout this Secondary Plan process, CapREIT and Douglas Humphrey.
Rice Development Group has a contractual agreement with CapREIT to develop their
lands and it is anticipated that Mr. Humphrey will develop his own lands.
Rice Development Group has submitted a letter to request the Municipality to commence
the preparation of the Secondary Plan and Zoning By-law (Attachment 1). On numerous
occasions as well as noted in this letter, Rice Development Group has committed to
funding 100% this process.
Municipality of Clarington
PSD -086-17
3.3 Summary of the Draft Terms of Reference
Paae 5
The Terms of Reference provided in Attachment 2 is unique to the Wilmot Creek
Secondary Plan area as compared to other secondary plans. The Terms of Reference
recognize that there is one primary developer for a smaller development area rounding
out an existing community. Further consideration was given to the OMB decision and the
different reports and public comments received through the application process to date.
When Rice Development Group reactivated their Official Plan Amendment application,
many technical studies had been prepared for their lands. Staff agreed that any studies
that have already been submitted/undertaken as part of the restart of their application,
may be updated by the original consulting firm. These studies will need to be updated to
include all of the Secondary Plan Area and to be responsive to the Secondary Plan and
public participation process.
Should Council decide to proceed with the Secondary Plan, staff will issue a Request for
Proposal to engage a team of consultants to complete the new studies and coordinate
and finalize the update of existing studies.
Due to the advanced nature of a number of studies, a number of the proponent's
consultants would be engaged as sub -consultants to the Municipal consulting team. The
team of consultants will prepare the draft Secondary Plan and Zoning By-law
Amendment.
In the recently adopted Clarington Official Plan, Council adopted a sustainable green
lens approach to development. All studies, to be updated and new, for any secondary
plan will be required to include details as to how the development meets Council policies,
in particular the commitment to reach net zero communities and the techniques that will
be employed to reduce greenhouse gas emissions.
Another key component of the process is ample public participation. Staff and the
applicant have already agreed to retain a facilitator to manage the community
consultation process. All costs associated with the consultants and facilitator including
related project management and administration costs are to be recovered from the
applicants.
4. Conclusion
Staff believe the Draft Terms of Reference describes a transparent process that balances
the efforts of the Rice Development Group to date, issues raised by the Wilmot Creek
Homeowners Association, the policies in the Clarington Official Plan and the OMB
Minutes of Settlement. They will be finalized in consultation with Engineering Services
the Region and CLOCA. It is respectfully recommended that Council authorize staff to
undertake the preparation of the Wilmot Creek Secondary Plan.
Municipality of Clarington
PSD -086-17
5. Strategic Plan Application
Not applicable.
Paae 6
Submitted by: Reviewed by:
David J. Crome Andrew C. Allison, B. Comm, LL.B
Director of Planning Services CAO
Staff Contact: Carlos Salazar, Manager of Community Planning at extension 2409 or
csalazar(a-clarington.net or Lisa Backus, Principal Planner at extension 2413 or
Ibackus(c-_)clarington.net
Attachments:
Attachment 1 — Letter from Rice Development Group
Attachment 2 — Terms of Reference
LB/COS/tg
I:\^Department\LDO NEW FILING SYSTEM\PLN Planning Files\PLN 41 Secondary Plans\PLN 41.1 - Wilmot Creek (Electronically Only)\Staff Reports\PSD-086-17_Final.Docx
RICE
FAMILY MADE
November 91', 2017
Mr. David Crome
Director of Planning Services
THE MUNICIPALITY OF CLARINGTON
40 Temperance Street
Bowmanville, Ontario
L1C 3A6
Dear David:
7735 Kennedy Rd. S.
Brampton, ON L6W OB9
Tel: 905.796.3630
Fax: 905.796.6360
Attachment 1 to Report
PSD -086-17
RE: REQUEST FOR THE COMMENCEMENT OF THE WILMOT CREEK PHASE 8 SECONDARY PLAN
PROCESS
Please accept this letter as our formal request for the Municipality to initiate the secondary plan process
for the Wilmot Creek Phase 8 Secondary Plan area. We advise that we are the representatives of the
area landowners, Capreit Apartments Inc and Mr. Doug Humphrey, and acknowledge that we are
responsible for the cost of the secondary plan process.
We look forward to your report on this matter proceeding to a Special Planning and Development
Committee Meeting on December 4h, 2017 and to working with staff over the course of this planning
process.
Yours truly,
RIDGE PINE PARK INC
David W. Rice
ClAttachment
arft
� 2 to
Report PSD-086-17
Draft Terms of Reference
Wilmot Creek Secondary Plan
Table of Contents
1. General..............................................................................................................1
2. Study Area.........................................................................................................1
3. Overview............................................................................................................1
4. Roles and Responsibilities.................................................................................2
4.1 Municipal Staff...........................................................................................3
4.2 Steering Committee...................................................................................3
4.3 Landowners...............................................................................................4
5. Detailed Work Program......................................................................................4
6. Public Consultation............................................................................................6
7. Process Schedule..............................................................................................7
8. Funding..............................................................................................................8
Appendix A — Summaries of Studies to be Updated...................................................9
Appendix B — Summaries of New Studies to be Undertaken....................................11
Appendix C - Priority Green Clarington Development Framework ........................14
Appendix D - Proposed Process..................................................................15
Draft Terms of Reference
Wilmot Creek Secondary
1. General
The Wilmot Creek Secondary Plan and Zoning By-law project will commence
following Council approval of these Terms of Reference. The project will be managed
by the Clarington Planning Services Department and fully funded by the Rice
Development Group.
This Secondary plan process, based on the foregoing, is unique to this Secondary
Plan because of this long history and OMB decision. (See Appendix D for an
overview of the process)
2. Study Area
The lands within the proposed Secondary plan are owned by CapREIT Apartments,
Hydro One Networks and Douglas Humphrey and are located within Special Policy
Area B2 as identified in the Clarington Official Plan. Figure 1 shows the limits of
Special Policy Area B2. The surrounding land uses are also provided for context.
3. Overview
The work program will consist of three phases as follows:
3.1 Phase 1
Analysis of Background Information and the Preliminary Development Proposal.
x Public Consultation - Community Open House and Presentation of Work to date.
x Deliverables - Phase I preliminary technical report.
3.2 Phase 2
Proposed Development Concept
x Deliverables - Preferred concept, draft Secondary Plan and Zoning By-law. Final
Technical Reports.
x Public Consultation — Preferred development concept and draft documents
presented.
3.3 Phase 3
Proposed Secondary Plan and Zoning By-law for Statutory Public Meeting and
Approval
x Public Participation — Statutory Public Meeting.
x Deliverable — Approved Secondary Plan, Urban Design and Green Development
Guidelines and Zoning By-law.
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Draft Terms of Reference
Wilmot Creek Secondary
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Draft Terms of Reference
Wilmot Creek Secondary
4. Roles and Responsibilities
4.1 Municipal Staff
Staff will:
x Retain and direct the Lead Consultant to complete the required technical
background studies throughout the process.
x Retain and direct a Facilitator to conduct the public information
sessions/workshops.
x Be responsible for the overall coordination of the Secondary Plan.
4.2 Steering Committee
The Steering Committee will be composed of:
x Municipal Staff representing key departments.
x Staff of key commenting agencies such as the Region of Durham and the
Central Lake Ontario Conservation Authority.
x A representative from the Wilmot Creek Homeowner's Association.
x A landowner representative.
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4.1 Municipal Staff
Staff will:
x Retain and direct the Lead Consultant to complete the required technical
background studies throughout the process.
x Retain and direct a Facilitator to conduct the public information
sessions/workshops.
x Be responsible for the overall coordination of the Secondary Plan.
4.2 Steering Committee
The Steering Committee will be composed of:
x Municipal Staff representing key departments.
x Staff of key commenting agencies such as the Region of Durham and the
Central Lake Ontario Conservation Authority.
x A representative from the Wilmot Creek Homeowner's Association.
x A landowner representative.
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Draft Terms of Reference
Wilmot Creek Secondary
x The Lead Consultant.
The Steering Committee will advise the Municipality by:
x Conducting general oversight of the technical requirements of the study.
x Reviewing study products and recommendations.
4.3 Landowners
The Landowners will:
x Provide detailed comments on the different reports to the Municipality in a
timely manner.
x Participate in the preparation of the Secondary Plan as provided for in the terms
of reference.
x Fund 100% of all the background studies, public participation, and any project
management and administration costs as directed by the Clarington Official
Plan Policies.
x Fund 100% of any Ontario Municipal Board related costs related to Council
approval of the Secondary Plan and related implementing Zoning By-law and
guidelines.
x Fund the Consultant's work program as determined through the accepted
proposal by the Municipality.
x Fund 100% of the Facilitator's work program as determined through the
accepted proposal by the Municipality.
x Provide any additional technical information if, and when, gaps are identified, in
a timely manner.
x Attend and actively participate in Steering Committee meetings.
5. Detailed Work Program
5.1 Phase 1 — Analysis of Background Information and Preliminary Development
Proposal
1. Phase 1 will start with a Community Open House and Presentation to be
conducted following a short presentation of the work to date summarized by
the facilitator.
2. The Development proposal and related studies submitted as part of the
application COPA 2003-0012 process will be considered as the initial starting
point for the process and will be validated and/or revised during the
preparation of the technical background studies and public participation.
3. The Municipality through its lead consultant will manage the update of the
following studies previously submitted. The lead consultant will include, as
Im
Draft Terms of Reference
Wilmot Creek Secondary
part of its team, the consultants that have already prepared those reports
submitted as part of application COPA 2003-0012. The scope of work from
these firms are attached as Appendix A. :
x Environmental Impact Study including geomorphic (GEO Morhpix) and
hazard land assessment of Rickard Creek (Savanta)
x Air Quality Assessment due to nearby Employment Uses (RWDI)
x Archaeological Assessment (Archeoworks)
x Geotechnical Investigation (Terraprobe)
x Traffic Impact Assessment, Parking Needs (GHD)
x Noise and Vibration Study (HGC)
x Financial Impact Analysis (Hemson)
4. The lead consultant will retain additional consultants for the following required
studies (a Summary of the scope of work for each of these studies is
contained in Appendix B), some of these studies may combined :
x Active Transportation Analysis
x Water and Wastewater Servicing Plan
x Flood Plain Analysis and Stormwater Management Plan
x Landscape Analysis
x Green Development Guidelines including a Neighbourhood Energy Plan
x Urban Design Analysis
x Hydrogeological Investigation and Water Balance
5. Preliminary reports to be circulated to the landowners, agencies for review
and comment.
6. This phase will conclude with a Phase 1 report. The Municipality through its
consultants will consolidate and summarize the findings of the different
technical reports and from the public input (Facilitators report). This Phase 1
report will be the basis for the refinement/validation of the design concept
presented as part of application COPA 2003-0012 during Phase 2.
5.2 Phase 2 Proposed Development Concept
1. Based upon the results of Phase 1 the consulting team will prepare/refine a
development concept with a demonstration plan. The landowners may
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Draft Terms of Reference
Wilmot Creek Secondary
provide any further technical information required to analyze the development
plan and to fill gaps in such information as identified in Phase 1.
2. The Steering Committee will review the development concept and
demonstration plan and may circulate to all agencies and its consultants for
review and comments. It will also work collaboratively with the Landowners
and the Steering Committee to refine and finalize the development concept
3. All technical reports to be finalized.
4. The Consultant will prepare:
x a Draft Secondary Plan and Draft Urban Design Plan;
x draft Zoning By-law based; and
x a draft Green Development Implementation Guidelines based upon the
preferred development proposal
5. Phase 2 will conclude with a Public information Centre on the draft
documents.
6. The Municipality will re-engage Hemson Consulting Limited to update the
2008 Financial Impact Analysis, which originally assessed the impacts of this
development on Municipal Finances.
5.3 Phase 3 -Proposed Secondary Plan and Zoning By-law Amendment for
Statutory Public Meeting and Approval
Based upon the input received and input from the Steering Committee, the
consultant will finalize the draft documents
2. The above documents will be released as part of a final report for Council's
consideration at Planning and Development Committee. This report will
summarize the process and public input received to date and at the time of
the statutory public meeting.
3. If required by Committee, a final recommendation report would be prepared
by the Municipality.
6. Public Consultation
There will be a public information session near the beginning of Phase 1 and near
the completion of Phase 2 of the study process. The third opportunity for the public
to provide input will be the statutory public meeting.
M
Draft Terms of Reference
Wilmot Creek Secondary
Community Open House
The study will commence with a Community Open House and Presentation to be
conducted following a short presentation of the work completed to date. This
Session will be hosted by the facilitator. Input will be received. This will occur very
early in the process.
Public Information Centre
Session two will be hosted following the completion of Phase 2. A Public Information
Centre will include a presentation of the preferred development concept, the Draft
Secondary Plan (including UD guidelines) and the draft Zoning By-law. Input will be
received.
Statutory Open House and Public Meetings
A statutory Open House will be scheduled at least two weeks prior to the Statutory
Public Meeting to be held by Council's Planning and Development Committee. At his
public meeting, The Committee will consider approval of the final Secondary plan
and related implementation tools like the Urban Design plan, Green Development
Guidelines, and Zoning By-law.
Online Engagement Tools
A variety of different stakeholders will need to be engaged through the preparation of
the Secondary Plan and Zoning By-law. To complement the Community Open
House and statutory meetings, the Municipality will provide the online engagement
tools available through Bang the Table platform
(http://www.bangthetable.com/engagementhq/engagement-tools/). In consultation
with the Steering Committee, the lead consultant will select the appropriate tools
from the "Bang the Table" toolkit.
7. Process Schedule
7.1 Phase 1 Technical Background
x4-6 months.
x Community Open House — beginning and midway.
7.2 Phase 2 Development Concept
x4-6 months.
x Public Information Centre — midway or later.
7.3 Phase 3 Secondary Plan and Zoning Bylaw Public Meeting and Approval
x Statutory Public Meeting - Planning Act.
x Adoption of Secondary Plan and Zoning By-law.
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Draft Terms of Reference
Wilmot Creek Secondary
8. Funding
Rice Development Corporation acknowledge and agree that in addition to the
Owners' Share of the actual Costs, they are responsible for 100% of project
management or administrative costs associated with the completion of any aspect of
the preparation, adoption or approval of the Secondary Plan, including but not limited
to all technical and background studies, facilitation etc., in accordance with the
policies of the Municipality's Official Plan.
Rice Development Corporation will be solely responsible for collecting the
proportionate share of the above costs from Douglas Humphrey through a private
cost-sharing agreement.
BE
Draft Terms of Reference
Wilmot Creek Secondary
Appendix A — Summaries of Studies to be Updated
1. Environmental Impact Study (EIS)
The EIS will address for the lands in the study area:
1) Wildlife habitat assessment
2) Botanical, bird and wildlife surveys
3) Potential for impact on habitat of species at risk
4) Fluvial geomorphologic assessment as input into the determination of the
hazard limit of Rickard Creek
5) Identification of wetlands
The EIS will determine development limits in keeping with Official Plan policies and
determine whether restoration or enhancement strategies for natural heritage
system features may be appropriate to achieve an overall ecological net gain. The
EIS should consider the protection and enhancement of the Municipality's tree
canopy cover and urban forest, providing for a range of habitat types to support
biodiversity, and recommend a tree replacement program.
2. Air Quality Assessment due to nearby Employment Uses
This study will be undertaken in accordance of MOECC guideline D6 regarding
land use compatibility. It will recommend required set -backs and/or mitigation
measures between employment uses on the west side of Bennett Road and future
sensitive land uses within the Secondary Plan area.
3. Archaeological Assessment
The archaeological assessment for the purposes of the Secondary Plan shall
consist of Stage 1 and Stage 2 for any potentially developable land. Any further
archaeological assessments (Stage 3 and Stage 4) will be the responsibility of
individual landowners to be undertaken before development takes place.
4. Geotechnical Investigation
An appropriate number of boreholes will be drilled covering the lands within the
study area with potential for development. The report will include recommendations
relevant to design and construction including foundation design, seismic site
classification, basement drainage, excavation, shoring, site servicing and backfill,
short term dewatering and other constructability recommendations.
5. Traffic Impact Assessment and Parking Needs
The Traffic Impact Assessment component will project the additional traffic from the
Secondary Plan area that will use Bennett Road. It will recommend any required
road improvements at:
i) The new intersections proposed with Bennett Road
ii) Bennett Road and the South Service Road/401 East On -Ramp
0
Draft Terms of Reference
Wilmot Creek Secondary
iii) Bennett Road and 401 West On -Ramp
iv) Bennett Road and Highway No. 2
The parking needs assessment will project the parking demand for the proposed
uses including the proposed Community Centre within Wilmot Creek Phase 8 and
recommend an appropriate parking standard for this use. The parking needs
assessment should consider means to reduce the overall parking footprint in order
to conserve land, reduce impermeable surface area, and promote the use of transit
and active transportation, and provide recommendations, as appropriate.
6. Noise and Vibration Study
The noise portion of the study will investigate the impact of noise on the proposed
development lands from:
i) Highway 401
ii) Bennett Road
iii)Canadian National Railway (CNR)
The predicted noise levels will be compared to the guidelines of MOECC, the
railway and the Municipality. If excesses of the noise guidelines are found,
recommendations for conceptual control features will be provided.
The vibration component, ground -borne vibration measurements will be made for
all potential development lands adjacent or near to the CN railway. If exceedances
of vibration guidelines are found, appropriate mitigation measures will be
recommended.
7. Financial Impact Analysis
The financial impact analysis update will determine the proposed developments
financial impact on the municipality's operating and long term capital budgets. The
study will consider the costs of the development in all municipal services and
infrastructure at both the municipal and if required, regional levels.
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Draft Terms of Reference
Wilmot Creek Secondary
Appendix B — Summaries of New Studies to be Undertaken
1. Active Transportation Analysis & Plan
This component will explore the requirements for a walkable community for the
making for safe and easy pedestrian and cycling use and requirements for golf -cart
use.
It will also examine the connectivity between the existing and new neighborhoods
including:
1) An estimate of the existing and proposed volume of pedestrian and vehicles of
all types including golf cart traffic over the existing Wilmot Creek railway bridge.
2) Conduct a sight line analysis for the existing bridge.
3) Investigate and make recommendations to accommodate all users across the
CN rail corridor.
4) Investigate and make recommendations regarding access to the interim and
final location of the waterfront trail and the future Technology Park trail and the
future Wilmot Creek trail.
2. Water and Waste Water Servicing Plan
This study shall include the following:
a) Identify and assess the future availability of the provision of water and sanitary
sewer services and constraints to the Study Area. This review shall include the
identification of the geographic limits to servicing and the costs, staging and
financing which will be required to facilitate urban development in this area.
These matters shall be prepared in close consultation with the Municipality's
Engineering and Building Services Department and the Region of Durham.
b) A general servicing base plan will be prepared based on the analysis and
review of any requirements of the Municipality, the Region of Durham and
Provincial Ministries and/or agencies. The servicing plan shall illustrate, among
other matters, in graphic and textural form, the general provision of water
services and sanitary sewer services and associated facilities for the Study
Area.
3. Floodplain Analysis and Stormwater Management Plan
This study will, using appropriate floodplain modelling techniques, delineate the
limits of the floodplain of the Rickard Creek within the Study Area. Potential for cut
and fill to modify the limit of development will be reviewed as necessary. A
stormwater concept plan will be developed for the Secondary Plan study area that
will provide quality control for a normal level of treatment as per downstream
constraints. Appropriate locations for and sizes of blocks for future storm water
management facilities, where needed, will be provided. Opportunities for and an
analysis of low impact development stormwater management approaches and an
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Draft Terms of Reference
Wilmot Creek Secondary
integrated treatment train approach to minimize stormwater runoff and maximize
infiltration will be identified.
4. Landscape Analysis
This component shall include the following:
a) Describe and assess the existing context of the lands within the Study area.
b) Identify the Study Area's topography and grading; existing built form; and
natural features.
c) Prepare a summary of the Study Area in terms of parcel, topography, and built
environment as foundation for the area's development.
5. Sustainability Plan and Green Development Guidelines
The consultant shall identify and assess sustainable development principles and
practices that are appropriate for implementation in this neighbourhood to create a
net zero community. An integrated approach will be addressing green
development, recognizing the inter -relationships between studies and examining
the combined impacts of green development alternatives. This Plan and
Guidelines will consolidate the opportunities for addressing the green development
objectives and Secondary Plan policies of the Official Plan and based on the
Priority Green Clarington Development Framework (see Appendix C). The
Sustainability Plan and Standards should include measureable targets to move
towards a net zero community.
In addition, the consultant shall prepare a set of guiding principles and green
development standards for sustainable development (including servicing, roads,
parks, open space, residential, commercial, institutional, land and buildings and
development), which support, but are not limited to, the following:
a) An approach to development that respects the vital function of Green
Infrastructure;
b) Use of renewable energy, low carbon energy and opportunities for energy
products for the development site;
c) A development pattern that encourages and supports transit usage;
d) A development pattern that is adaptable over time for future generations;
e) A land use and development pattern which establishes good connectivity and
mobility;
f) A mix of housing and other uses which help create a complete community and
contribute to the health and vibrancy of the existing and future community; and
g) Green development standards that includes resilient infrastructure and reduced
greenhouse gas emissions in support of the move towards a net zero
community.
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Draft Terms of Reference
Wilmot Creek Secondary
h) A Neighbourhood Energy Plan will include consideration of:
x Energy use early in the land -use and infrastructure planning process and
identify opportunities to integrate local energy solutions at the building or
neighbourhood scale. It should identify development and infrastructure
toMinimize the use of electricity, natural gas and gasoline consumption;
x Address energy-efficient building orientation, design and construction; and
x Identify opportunities and targets for on-site energy generation, district
heatingand renewable energy options including opportunities for changing
stations.
6. Urban Design Analysis
This report will illustrate and demonstrate how the Urban Design Principles
contained in the Clarington Official Plan that apply to this Secondary Plan will be
implemented by the land use designations and policies of the proposed Secondary
Plan. Specifically, the Report will:
o describe the vision or design intent, physical form, layout and design of the
proposed development;
o evaluate the proposal to ensure that the development blends with the
neighbourhood, or advances the emerging character of a new
development within the existing context;
o illustrate the building massing, and articulation to establish the relationship
between the building and the street, pedestrian and transit linkages,
landscape and outdoor amenity areas, and lighting.
o demonstrate how the impacts on adjacent sites are mitigated including
protecting significant views and vistas, limiting shadow impacts on existing
sunlight sensitive uses and maintaining the privacy of those properties. It
may also involve an appropriate conceptualization of the future
development of lands in the vicinity of the subject site, as well as show
existing conditions and/or other concurrent proposals in the broader
surrounding area.
7. Hydrogeological Investigation and Water Balance Study
This study will include the installation of an appropriate number of monitoring wells
on the lands with potential for development. Ground water levels will be taken over
four seasons. In addition, the hydraulic properties of the soil will be assessed.
A detailed hydrogeological report including a water balance calculation will be
prepared.
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Draft Terms of Reference
Wilmot Creek Secondary
Appendix C - Priority Green Clarington Development Framework
The Sustainability Plan and Green Development Standards will demonstration how,
at a minimum, the criteria for Secondary Plans established in the Priority Green
Clarington Development Framework and Implementation Plan are addressed, and
how the Secondary Plan can support moving towards net zero communities that
are resilient to the potential impacts of climate change.
The four themes that represent the core elements of a sustainable community and
are addressed by the Priority Green Clarington — Green Development Framework
and Implementation Plan are:
Built Environment
The built environment is the constructed physical environment in which we live,
work and play each day. It considers the design and layout of a neighbourhood,
including land use mix and diversity, and the interaction of the buildings, road
systems and other infrastructure that we encounter.
Mobility
Mobility is about reducing vehicle dependency and offering choices for residents to
travel in to, out of and through neighbourhoods each day. It speaks to facilitating
active transportation in order to reduce pressure on Clarington's transportation
network and reduce emissions from entering the environment, while contributing to
human health and well-being.
Natural Environment & Open Space
This theme seeks to protect and enhance ecologically significant components of
Clarington's natural heritage system, to encourage design that works with natural
conditions and gains benefit from the environmental, economic and social benefits
of the natural landscape, and promotes linkages to a diverse range of open
spaces, parks and recreation facilities.
Infrastructure & Buildings
Green neighbourhoods strive to use resources more efficiently, leading to potential
cost savings. This theme identifies means to maximize energy and water
conservation, minimize the consumption of resources, and contribute to climate
change mitigation and adaptation.
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APPENDIX D - WILMOT CREEK SECONDARY PLAN —TERMS OF REFERENCE
PROPOSED PROCESS — 12 months after retaining consultants
Phase I
Technical Background
Update Studies
Environmental Impact Study -
geomorphic (GEO Morhpix) hazard
land assessment of Rickard Creek
(Savanta)
Air Quality Assessment due to nearby
Employment Uses (RWDI)
Archaeological Assessment
(Archeoworks)
Geotechnical Investigation
(Terraprobe)
Traffic Impact Assessment, Parking
Needs (GHD)
Noise and Vibration Study (HGC)
Fiscal Impact Analysis (Hemson)
Phase
Technical Background
New Studies
Active Transportation
Water and Wastewater
Servicing Plan
Flood Plain Analysis and
Stormwater Management Plan
Landscape Analysis
Green Development
Guidelines & Energy Plan
Urban Design Analysis
Phase II
Development
Concept
2017-11-27 PLANNING SERVICES DEPARTMENT
_:1
Phase III
Final Secondary
Plan