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HomeMy WebLinkAboutPD-46-99 DN: PD-46 -99 REVISED .~ THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON REPORT Meeting: General Purpose and Administration Committee File# Date: Monday, May 1 7, 1999 Res. # GPPr-:;L7;;l-9'1. Report #: PD-46-99 File #: COPA 97-003, COPA 99-001 & PLN 36.6.1 By-law # 1q- fe1 Subject: AMENDMENT NO. 15 TO THE CLARINGTON OFFICIAL PLAN BOWMANVILLE WEST MAIN CENTRAL AREA AND SPECIAL POLICY AREA "H" APPLICATION TO AMEND THE CLARINGTON OFFICIAL PLAN SUBMITTED BY 800769 ONTARIO LTD. ADOPTION OF THE URBAN DESIGN GUIDELINES FOR THE BOWMANVILLE WEST MAIN CENTRAL AREA AND SPECIAL POLICY AREA "H" PART LOTS 15, 16 & 17, CONe. 1 & 2, FORMER TOWNSHIP OF DARLINGTON FILE NO.: COPA 97-003; COPA 99-001; PLN 36.6.1 Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-46-99 be received; 2. THAT Amendment No. 15 to the Clarington Official Plan as initiated by the Municipality of Clarington and contained in Attachment No.1 be APPROVED; , 3. THAT the necessary by-law to adopt Amendment No. 15 be passed and that Amendment No. 15 to the Clarington Official Plan be forwarded to the Regional Municipality of Durham for approval; 4. THAT the revisions to the Proposed Amendment presented at the Public Meeting be deemed minor in nature and that a new Public Meeting be deemed not necessary; 5. THAT the application to amend the Clarington Official Plan submitted by 800769 Ontario Limited be APPROVED in the context of Amendment No. 15; 6. THAT the Urban Design Guidelines for the Bowmanville West Main Central Area and Special Policy Area "H" as prepared by Urban Strategies Inc. be APPROVED and amended by Staff; and, . ~ REPORT PD-46-99 PAGE 2 >. 7. THAT the Region of Durham Planning Department, all interested parties listed in this report and any delegations be advised of Council's decision. 1. BACKGROUND 1.1 Urban Strategies Inc. and Totten Sims Hubicki have recently prepared new urban design guidelines and a transportation review of the Bowmanville West Main Central Area (BWMCA) and the West Bowmanville Gateway (WBG). These studies were prepared in response to applications submitted by 800769 Ontario Limited and Green Martin Developments Limited/Green Martin Properties Limited on the north side of Highway 2 on both sides of Green Road. 1.2 Meetings were held with the two' contributing landowners, the Region of Durham Planning Department and Works Department, Clarington Public Works and Planning Staff and the consultants throughout the study process to resolve any issues that arose. 1.3 The Study was completed with a presentation before the General Purpose and Administration Committee on March 1, 1999. Subsequently a public meeting on the resultant proposed Official Plan Amendment was held on April 19, 1999. 2. PLANNING APPLICATIONS 2.1 800769 Ontairo Limited 800769 Ontario Limited has acquired approximately 4.2 hectares of land at the northeast corner of Highway 2 and Green Road, which is currently designated "Medium Density Residential" and "High Density Residential". The original Official Plan Amendment Application (COPA 97-003) requested entertainment commercial uses. The application has since been revised to request a retail commercial designation. Two other properties are also being considered for retail uses in conjunction with this application. 611 , . . REP.ORT PD-46-99 PAGE 3 , 2.2 Green Martin Developments limited and Green Martin Properties limited (The Kaitlin Group limited) The Kaitlin Group limited submitted subdivision and rezoning applications for highway commercial development and a visitor information centre within the limits of the West Bowmanville Gateway. The Official Plan permits highway commercial uses within this area. These applications were approved by Counci I on Apri I 26, 1999. Site plan appl ications are anticipated shortly. 3. TRAFFIC STUDY 3.1 Totten Sims Hubicki assessed the transportation impacts of the proposed land use changes in the Bowmanville West Main Central Area and West Bowmanville Gateway. The Official Plan policies for the Bowmanville West Main Central Area are based on a connective grid system of roads. The current study continues to support the grid network and requires that components of the internal road network be completed corresponding to, or in advance of, land development in order that a good level of transportation is maintained in the area. 3.2 The study confirmed that east-west collector roads parallel to Highway 2 were necessary. On the north side, a collector would extend from Regional Road 57 to the future Boswell Drive extension. The proposal reintroduces a collector road that was originally provided for along the road allowance between Concession 1 and 2 from Regional Road 57 to the Boswell Drive extension. Without the benefit of a traffic study, the road was eliminated to allow for future expansion of the ~ommunity park. The need for this road section was further reinforced by the designation of additional commercial uses in the West Bowmanville Gateway. 3.3 The new Uptown Avenue alignment will connect the Durham Regional Police Station, Garnet B. Rickard Complex, Ken Hoopr Memorial Fire Station, the baseball diamonds, the theatre, and future commercial development in the area. Different alignments were considered that traversed the existing and expanded park. While the Community Services 612 _ REPORT PD-46-99 PAGE 4 < Department has indicated their concerns with the proposal, it is recognized that this link is critical to the transportation system. 3.4 The design of the selected alignment achieves the long-term transportation objectives while, in the short term, not impacting the existing baseball diamonds and permitting the proposed skateboard park facility. Furthermore, it provides a defined entrance to the Community Park and Rickard Complex from the west. The road will be well-treed, providing a parkway setting intende~ to reinforce its function as an access to recreational faci I ities. 4. URBAN DESIGN CONCEPT PLAN 4.1 New urban design guidelines have been prepared for the following reasons: . Replace and expand upon the existing Urban Design Guidelines in response to the proposed expansion of the Bowmanville West Main Central Area boundary and the application for retail commercial uses by 800769 Ontario Limited; . Provide urban design guidelines prior to the approval of development within the West Bowmanville Gateway; and . Develop criteria for the integration of development in the West Bowmanville Gateway with the Bowmanville West Main Central Area. 4.2 The urban design guidelines are organized into the following sections, providing guidance for each urban design component. Street Network: The street network has been designed to maximize connectivity and integration between the Bowmanville West Main Central Area and the West Bowmanville Gateway. It consists of public roads, private roads, major service lanes and service lanes. Design Precincts: The concept plan creates design precincts with unique urban design characteristics to create identity, amenity, and harmony within the district. Design precincts are established for the commercial areas along Highway 2 and Clarington Boulevard, community use areas and residential areas. 613 . R~ORT PD-46-99. PAGE 5 Built Form and Massing: The guidelines provide direction on siting, orientation, massing and articulation of the built form. Streetscape Hierarchy: The plan contemplates a series of streetscape linked to open spaces that establishes a framework for pedestrian areas. The streetscapes will provide an attractive image and character for areas along Highway 2, Clarington Boulevard, Uptown Avenue, public streets, lanes and special streetscapes. Open Space: The development of open space areas will reinforce the mixed use nature of the Bowmanville West Main Central Area and provide opportunities for active and passive recreational pursuits. 4.3 The urban design concept plan was reviewed in detail during the report and presentation of March 1, 1999. Staff is recommending the approval of the document prepared by Urban Strategies entitled "A Framework for Development: Urban Design Principles and Guidelines for the Bowmanville West Main Central Area and the West Bowmanville Gateway". One change to the text is recommended which adds a new sentence to the end of Section 3.6.71 which states the following: "The exact configuration of the School Site and the medium density residential area will be determined through the subwatershed study and neighbourhood design plans for Brookhill Neighbourhood". 5. PROPOSED CLARINGTON OFFICIAL PLAN AMENDMENT 5.1 The proposed amendment to the Clarington Official Plan incorporates issues raised through the urban design and transportation study process. The amendment proposes the following changes: . The boundary of the Bowmanville West Main Central Area is extended to include the public secondary school and the entire community park lands associated with the Garnet B. Rickard Complex. . Uptown Avenue is realigned between Clarington Boulevard and Green Road and extended eastward to Regional Road 57. Related adjustments to other streets are also included. 614 - R6f>ORT PD-46-99 PAGE 6 . Lands at the northeast corner of Highway 2 and Green Road are redesignated from "Medium Density Residential" and "High Density Residential" to "Retail Commercial". The long term floor space index for development is 0.50. No retail f100rspace is allocated to these lands at this time. . "Future Streets" are renamed as "Private Streets". These policies are also extended to the north side of Highway 2 within the West Main Central Area. . Certain restrictions on the type of retail uses for commercial lands west of the Garnet B. Rickard Complex are removed. . Development phasing policies for the former Markborough lands are removed from the Plan because the development has been constructed. . The owners of Special Policy Area "H" lands are required to provide 0.5 hectares of land to the Municipality for future public use, instead of the intended tourist information centre. 6. PUBLIC MEETINGS 6.1 A Public Meeting on the applicatio!l by 800769 Ontario Limited was held on May 5, 1997. At that time, the application had proposed entertainment and recreational uses. Markborough Properties submitted a letter indicating that they would reserve comments until the proposed uses became more defined. Dr. Corbo, an adjacent landowner, was concerned about servicing of the new lands with roads, the vagueness of the proposed entertainment and recreational uses, and the proposed parkette located on the owner's property. He suggested that the parkette was not appropriate of thei r lands. Collin and Helen Soutter, another adjacent landowner, attended the meeting and indicated that the proposal compromises the enjoyment of their property. They requested that their lands be included witnin the official plan amendment application for entertainment and recreational uses. 615 RI!PORT PD-46-99 PAGE 7 6.2 A Public Meeting on the Municipality's proposed Official Plan Amendment was held on April 19, 1999 to obtain input from surrounding landowners and residents. . The agent for 800769 Ontario Limited spoke in favour of the application. . An agent for The Kaitlin Group indicated that if additional lands are being considered for redesignation on the north side of Highway 2, then commercially designated lands on the south side should also be considered in the analysis. 6.3 A letter was received from the agent for The Kaitlin Group Limited that indicated no objection to the proposed amendment provided that no retail floorspace was allocated until the population target of 78,000'was reached. The letter also indicated the following points. . The proposed amendment would permit future commercial development to proceed at a lower density. This provides rationale for the redesignation of additional lands in the future. . A more comprehensive approach to redesignating additional commercial lands should have been undertaken. Given that such an approach was not undertaken, this amendment would be considered as a precedent for a similar application on the south side of Highway 2. 7. AGENCY COMMENTS 7.1 The application was circulated to various agencies for comment. The Public Works and Fire Departments have no objections to the proposed amendment. 7.2 The Durham Region Planning and Public Works Departments have provided the following comments: . The Provincial Policy Statement encourages residential intensification within urban areas that contain sufficient or planned infrastructure. . The Secondary Plan provides retail floors pace thresholds related to population. The Region requests that a further amendment be required to allocate additional retail floorspace once the population reaches 78,000 persons. A retail market study must provide justification for allocation of retail floorspace. 616 REPORT PD-46-99 PAGE 8 . The Region continues to support the development of medium and high density residential uses within the Bowmanville West Main Central Area. The Municipality is encouraged to investigate alternative higher density residential areas as a means to stay on course with current housing and population targets. This would continue to support other planned Central Areas. . The Region is concerned that the proposed lower fsi would entrench low density plaza style development. The Region supports higher fsi requirements to encourage long-term development at higher densities. . The Regional Public Works Department has received a draft copy of the transportation study. Further comments relating to this study will be forwarded as soon as possible. 7.3 Central lake Ontario Conservation has no objections in principle to the application but offers the following comments. Although the expansion of the BWMCA poses no difficulties, development of lands for a park and school could increase the amount of impervious area. These lands are considered within the drainage area of a tributary of the Bowmanville Creek for which no subwatershed study has been completed. Prior to development of these lands, a subwatershed plan should be considered. The extension of Uptown Avenue to Regional Road 57 would result in its passing through the valley and hazard lands of the Bowmanville Creek tributary. An impact study should be prepared to determine the best location and type of crossing prior to establishing the final location of the roadway. Although the redesignation of lands from residential to commercial uses is supported in principle, the Westside Creek Master Drainage Plan and Addendum have not accounted for runoff from this type of development. The developer will be required to update the Westside Creek Master Drainage Plan and Addendum and implement runoff controls to reflect commercial uses prior to development. 7.4 Although the Kawartha Pine Ridge District School Board has not indicated any structural difficulties with the amendment, they have reiterated their desire for a site configuration where they only have to negotiate with one landowner. A subsequent letter identified a 617 REPORT PD-46-99 PAGE 9 smaller school of 15 ac fronting onto Clarington Boulevard. This matter is discussed further in Section 8.2 of this Report. 8. STAFF COMMENTS 8.1 Expansion of Bowmanville West Main Central Area The existing BWMCA secondary plan boundary was developed through Official Plan Amendment #56 to the Town of Newcastle Official Plan. The Ontario Municipal Board subsequently approved this amendment, which was incorporated into the Clarington Official Plan as a secondary plan. Since it predates the new Clarington Official Plan, the exercise did not examine the integration of surrounding uses to the north. The BWMCA Secondary Plan currently does not include the public secondary school and the community park expansion. Main Central Areas provide a multitude of uses including institutional and recreational facilities. Both facilities would function as part of this Central Area and reinforce the mixed use focus of the designation. Staff propose to extend the BWMCA boundary to include the public secondary school, the community park expansion area, and the medium density residential designation. The proposed changes will not impact the Municipality or adjacent landowners north of the existing BWMCA. The school board will also benefit from the relocated site. The existing location indicates the school fronting on Green Road; however, services would not be immediately available from Green Road. Services have been sized and constructed within the Clarington Boulevard road allowance to serve the Brookhill Neighbourhood to the north. In relocating the school farther south along Clarington Boulevard, the public board decreases its service extension costs. 8.2 Special Policy Area for the Secondary School Site The Kawartha Pine Ridge District School Board has indicated their desire to obtain sites where negotiations with only one landowner are necessary. The property configuration requires the Board to deal with three landowners. Although various site configurations 618 REPORT PD-46-99 PAGE 10 have been suggested, the issue is complicated by a stream tributary and incomplete information due to the lack of a subwatershed study. It would be more appropriate to resolve the site configuration at the neighbourhood design phase. As a result, the "Special Policy Area" designation is recommended for the area. The precise school site location and medium density residential configuration will be determined through the subwatershed and neighbourhood design studies for the Brookhill Neighbourhood. The policy indicates that a further amendment of the secondary plan is not necessary. 8.3 Changes to Uptown Avenue Uptown Avenue currently extends from Green Road to the western extent of the Garnet B. Rickard Complex, forming a mid-block roadway for the north side of the West Main Central Area. Street "H" is a collector that follows the northern boundary of the BWMCA only between Clarington Boulevard and Green Road. This road then extends west towards the future extension of Boswell Drive, forming the northern boundary of Special Policy Area "H". Staff propose that Uptown Avenue be realigned west from its present location at Clarington Boulevard to the present intersection of Green Road and Street "H". In addition, Uptown Avenue is to be extended easterly to the north of the Garnet B. Rickard Complex and the Durham Regional Police station to Regional Road 57. This extension would follow the unopened Concession 2 road allowance. The benefits of realigning and extending Uptown Avenue are as follows: . traffic congestion issues at the Clarington Boulevard and Highway 2 intersection will be relieved by providing an alternative route to Highway 2. . This road will reinforce the grid road network. . Improved access for the Fire Department to the north and provide additional road frontage for the Durham Regional police station. 619 REPORT PD-46-99 PAGE 11 The extension to Uptown Avenue will separate the active field areas from the indoor facilities at the Garnet B. Rickard Complex and the community park. The plan proposes a focal point at the west entrance to GBRC that could also function as a passenger drop-off. This would consist of a vertical element such as a clock tower and landscaping. Links to the open space area along the creek and walkway connections to the Brookhill Neighbourhood are shown on the plan. The plan provides potential siting of baseball diamonds, skateboard park, open air facilities and parking lots. 8.4 Implementation of Road Network in BWMCA and WBG The road network will be developed in conjunction with development of individual properties and generally be the responsibility of individual land owners. Provided the integrity of the grid system is maintained through site specific developments, this approach will ensure that an acceptable level of service can be sustained. The extension of Uptown Avenue between Clarington Boulevard and Regional Road 57 will be the one exception to this. This section of road will traverse the Community Park and therefore be the Municipality's responsibility. It is expected this section or road will be included in the Municipality's 10 year capital works/forecast and financed through Development Charges. 8.5 Designation of Additional Retail Commercial Lands The amendment proposes to redesignate approximately 4.8 hectares (12 acres) of land at the northeast corner of Highway 2 and Green Road from "Medium Density Residential" and "High Density Residential" to "Retail Commercial". In consideration of the comments of the Region and the general intent of the Main Central Area designation, the density of development would be more appropriate at 0.5 fsi. This is the same density as permitted on other designated commercial sites in the BWMCA, not the 0.25 fsi as proposed originally. The lands to be redesignated include approximately 4.2 hectares is owned by 800769 Ontario Limited, the company that has initiated the commercial 620 REPORT PD-46-99 PAGE 12 Through the official plan review process, The Kaitlin Group Limited approached Council and had the area now known as Special Policy Area "H" successfully redesignated from residential to highway commercial uses. The residential lands are now surrounded by commercial designations to the west, south and east. Staff feel that a residential designation is less appropriate now since these lands are surrounded by commercial development on three sides. Staff remain very concerned about the impact of commercial development in the west Main Central Area on the existing downtown and other parts of the East Main Central Area. It was for these reasons that the BWCA Secondary Plan contains retail threshold policies that release the long-term floor space density on the basis of population growth. The threshold mechanism allows for rezoning of lands at such time as the population levels warrant. The threshold mechanism can be reviewed by the Municipality from time to time to ensure that it remains valid. The Ontario Municipal Board initially allocated 27,000 sq. m. of retail commercial floor space at the hearing to three sites. This was in addition to the Canadian Tire site, which had been previously zoned. Once the Clarington population reaches 78,000 persons, a small additional amount of floor space can be rezoned. As the Clarington population approaches 94,000, an additional 14,000 sq. m. will be available for rezoning. While the proposed amendment provide for an ultimate potential of an additional 17,850 sq. m. of retail floorspace (using a floor space index of 0.50), the zoning of this floor space is governed by other policies of the Official Plan and the Secondary Plan: . Section 10.3.6 of the Official Plan requires a retail impact study prior to approval of any rezoning application greater than 2,500 sq. m. . Section 4.2 of the Secondary Plan permits a maximum of 40,000 sq. metres of the "ultimate density" within the West Main Central Area to be used until such time as a comprehensive review is undertaken; and 621 REPORT PD-46-99 REVISED PAGE 13 . Section 5.2.4 of the Secondary Plan provides population thresholds for the release of additional retail floorspace through rezoning. Given the above, staff support the redesignation to retail commercial uses. This includes the maintenance of the existing floorspace density of 0.50 fsi and the retention of mixed- use concept. Staff concur with the Region's comments that the lower fsi as indicated in the Proposed Amendment would entrench a low density plaza style development and not allow for ongoing development and redevelopment to achieve higher densities. Unlike the submissions of Kaitlin's representatives, Staff do not believe that this amendment is a precedent for a similar application for the lands on the south side of Highway 2. It is a unique situation. 8.6 Reduction of Housing Targets With the redesignation of lands from residential to commercial uses and the incorporation of certain lands from Brookhill Neighbouhood into the West Main Central Area, Amendment No. 15 will adjust the housing targets. A medium density area from the Brookhill Neighbourhood is incorporated into the West Main Central Area. There is a net loss of 75 units, even though the number of medium density units within the West Main Central Area shows no change. High density units within the West Main Central Area would be reduced by 200. The housing targets include an allowance for mixed use development on the Retail Commercial area. The Official Plan encourages a mix of housing forms consisting of 70% low density (single and semi-detached units), 20% medium density (townhouses and walk-up apartments), and 10% high density (apartments). The housing mix for specific neighbourhoods may vary from this ratio. REVISED REPORT PD-46-99 PAGE 14 The overall effect of the proposed amendment is as follows: low Density Medium Density High Density Existing Official Plan 70.9% 19.4% 9.7% Amendment No. 15 71.4% 19.4% 9.2% The Durham Region Planning Department has expressed some concern regarding the removal of housing from the Main Central Area as follows: . The deletion of housing units within the BWMCA results could mean that the housing targets by type may not be achieved. . The deletion of housing units erodes the mixture of uses intended for the Main Central Areas. While Staff have some concerns about the reduction of higher density housing opportunities, there remains a substantial amount of land designated for this purpose. Moreover, given the decision to add Special Policy Area H at the time of the Official Plan, the lands at Green Road and Highway 2 are less desireable for that purpose. The West Main Central Area contains a wide array of uses, even with this reduction in housing. 8.7 Expanded Range of Retail Commercial Uses on Clarington Place lands The commercial policies in the BWMCA Secondary Plan currently exclude clothing, shoe, jewellery fashion accessory, yarn and fabric, hardware, furniture, and home furnishing stores on the Clarington Place (also known as Willsonia Industries) lands. This policy was approved by the Ontario Municipal Board in 1994 based on the retail market evidence as submitted by the retail consultant for Clarington Place. The report indicated that sufficient market would be available by 1998 to support these uses on the Clarington Place lands. In order to permit Willsonia to attract an increased array of uses, Staff support Willsonia's request to delete policy limiting retail uses (Section 5.2.1 a) (ii)). REPORT PD-46-99 REVISED PAGE 15 8.8 Tourist Information Centre Requirement The provisions of Special Policy Area "H" requires The Kaitlin Group Limited to construct a tourist information centre to the Municipality's satisfaction on a site no less than 0.5 hectares. The land must also be conveyed to the Municipality for a nominal fee. The policy formalized the developer's submission to provide Municipality with a new tourist information centre at the entrance to Bowmanville and designate the lands for a business park. Since the Municipality has recently constructed a new tourist information centre on the east side of Liberty Street near Highway 401, a second tourist information centre will not likely be required. The proposed amendment provides that the site would remain available for any public use by the Municipality. The draft approval for the commercial plan of subdivision 18T-98004 recently approved by Council, requires the conveyance of these lands. 8.9 Subwatershed Study Requirements Commercial development in the BWMCA to date has proceeded on the basis of the Westside Creek Master Drainage Plan and Addendum. These documents provide the necessary approvals for stormwater management in the area. The Conservation Authority has indicated that development on lands owned by 800769 Ontario Limited can only proceed once these documents are amended to reflect commercial uses. A subwatershed study for the tributary to the Bowmanville Creek must be completed prior to development of these uses. 9. CONCLUSIONS 9.1 Based on the comments contained in the above-mentioned report, Staff would respectfully request that Council approve the Official Plan, Amendment 15 and adopt the Urban Design Guidelines. This will provide a comprehensive design framework for the Bowmanville West Main Central Area and West Bowmanville Gateway as prepared by Urban Strategies. REPORT PD-46-99 PAGE 16 Respectfully submitted, Reviewed by, ~ ~'- rI: -/. Davi Crome, M.C.I.P., R.P.P. F nklin Wu, M.C.I.P., R.P.P., Acting Director of Planning & Development Chief Administrative Officer RH*DjC*cc january 7, 1999 Attachment No.1 Attachment No.2 Proposed Amendment to the Clarington Official Plan Urban Design Guidelines prepared by Urban Design Strategies forwarded under separate cover. By-law Attachment No. 3 - Interested parties to be notified of Council and Committee's decision: Mr. Glenn Willson 800769 Ontario Limited 140 Bond Street P.O. Box 488 Oshawa, Ontario Ll H 7L8 George Ibanez Bayly Holdings Limited 1535 Green Road Bowmanville, Ontario Ll C 3 K7 Mr. Robert Martindale Martindale Planning Services 23 Elizabeth Street Ajax, Ontario L 11 2X1 William Tonno William Tonno Construction 120 Marica Ave. Oshawa, Ontario LlH 1G5 Helen & Colin Soutter 2374 Highway 2 R. R.#6 Bowmanville, Ontario LlC 3K7 Mr. Brian Bridgeman Walker Nott Dragicevic 172 St. George Street Toronto, Ontario M5R 2M7 Mr. Kelvin Whalen Green Martin Holdings & Martin Road Holdings Limited 1029 McNicoll Avenue Scarborough, Ontario M1W 3W6 Mr. john Shewchuk Royal LePage Frank Real Estate 234 King Street East Bowmanville, Ontario Ll C 1 P5 625 REPORT PD-46-99 PAGE 17 Mr. Bryce Jordan G. M. Sernas Limited 110 Scotia Court Unit41 Whitby, Ontario Ll N 8Y7 Harriet Hamilton, Facilities Manager Durham Regional Police Services 77 Centre Street North Oshawa, Ontario L 1C 4B7 Dr. Sebastian Corbo ACT Health Group Corporation 1280 Finch Avenue West Suite 710 Downsview, Ontario M3J 3K6 Mr. Ron Hooper Bowmanville Business Centre P.O. Box 365 Bowmanville, Ontario LlC 3Ll Lynn Townsend Attention: Maria Jones 5710 Timberlea Boulevard Suite 207 Mississauga, Ontario L4W 4W1 Victor Shearing 2060 Regional Road 57 Bowmanville, Ontario LlC 3K4 Mr. Scott MacDonald Morguard Investments Limited 1 University Avenue Suite 1500 Toronto, Ontario M5J 2V5 Ted Watson R. R.#2 Bowmanville, Ontario LlC 3K3 626 PURPOSE: BASIS: ACTUAL AMENDMENT: REVISED AMENDMENT NO. 15 ATTACHMENT NO.1 TO THE CLARINGTON OFFICIAL PLAN The Amendment implements the following land use and related changes: . The boundary of the Bowmanville West Main Central Area is extended to include the public secondary school and the entire community park lands associated with the Garnet B. Rickard Complex containing baseball diamonds and open areas. . Uptown Avenue is realigned between Green Road and Clarington Boulevard and extended eastward to Regional Road 57 and related adjustments to other streets. . Lands at the northeast corner of Highway 2 and Green Road are redesignated from "Medium Density Residential" and "High Density Residential" to "Retail Commercial". Although this would allow the development of retail commercial uses within the Bowmanville West Main Central Area, no retail floorspace can be allocated to the project at this time. . Policies are added regarding private streets. . Certain restrictions on the type of retail uses for commercial lands west of the Garnet B. Rickard Complex are removed. . Policies for dedication of lands in Special Policy Area "H" are , changed. The amendment is based on an application submitted by 800769 Ontario Limited (COPA 97-003) and an Urban Design and Transportation Study undertaken for the Bowmanville West Main Central Area and Special Policy Area "H", The Clarington Official Plan is hereby amended as follows: i) By amending Table 9-2 by: - 2- a) By adjusting the housing targets for the West Main Central Area (N2) as follows: High Density - from "1,700" to "1,500" Total from "1 950" to "1 750" , , b) By adjusting the housing targets for Brookhill (N11) as follows: Medium Density - from "425" to "350" Total from "1,825" to "1,750" c) By adjusting the Totals for the Bowmanville area as follows: Medil:lm Density- High Density - Total from "3 300" to "3 225" , , from "2075" to "1 875" , , from "22 250" to "21 975" , , so the appropriate lines of Table 9-2 read as follows: Table 9-2 HousintJ T;n"ets bv Nei9hbourhoods Housing Units Urban Area Residential Areas Central Areas Neighbourhoods Medium High Medium High Intensification Total Low BOWMANVILLE N2 West Main Central Area 0 0 0 250 1500 0 1750 Nl1 Brookhill 1325 350 0 0 0 75 1750 TOTAL 12975 3225 875 1225 1875 1800 21975 ii) By deleting the words ".... tourist information centre...." and replacing them with "....public use facility....." in Section 16.10.1 b). iii) By amending Map A3 - land Use: Bowmanville Urban Area as shown on Exhibit "1 ". iv) By realigning and extending a collector road on Map B3 - Transportation: Bowmanville Urban Area as shown on Exhibit "2". 628 - 3 - v) By amending the population target for the West Main Central Area (N2) on Map E2 - Neighbourhood Planning Units: Bowmanville Urban Area from 3,700 to 3,350 as shown on Exhibit "3". vi) By amending the population target for Brookhill (N11) on Map E2 - Neighbourhood Planning Units: Bowmanville Urban Area from 5,200 to 5,000 as shown on Exhibit "3". The Bowmanville West Main Central Area Secondary Plan, being a portion of the Clarington Official Plan, is hereby amended as follows: i) By deleting subsections (i) and (ii) of Section 5.2.1 (a). ii) By deleting Section 7.2.1 (f). iii) By adding Section 11 as follows: "11. SPECIAL POLICY AREA NO.1 11.1 Special Policy Area 1 is located at the northwest corner of Clarington Boulevard and Street "H" and shall be developed for a public secondary school and medium density residential uses. The precise size and location of the. public secondary school and the residential area shall be determined through approval of the subwatershed study and neighbourhood design plan for the Brookhill Neighbourhood. The development of these lands shall not require an amendment to the Secondary Plan." All subsequent sections are renumbered accordingly. iv) By deleting the second sentence of Section 12.1 v) By deleting the existing wording of Section 14.2.3 and replacing it with the following: "14.2.3 The "Private Streets" shown on Map A of this Plan shall be subject to Section 5.2.5(d) and the following: a) private streets wi II be designed to municipal standards suitable for assumption by the Municipality at some future date if deemed necessary; b!.3 -4- b) access points to parking spaces will meet municipal road standards; c) no buildings or parking spaces shall encroach into the private street right-of- way; and d) the developer shall provide for the future transfer of the rights-of-way to the Municipality at the Municipality's discretion. vii) By amending Map A - land Use: Bowmanville West Main Central Area Secondary Plan as shown on Exhibit "4". IMPLEMENTATION: The provisions set forth in the Clarington Official Plan and the Bowmanville West Main Central Area Secondary Plan, as amended, regarding the implementation of the Plan, shall apply in regard to this Amendment. INTERPRETATION: The provisions set forth in the Clarington Official Plan and the Bowmanville West Main Central Area Secondary Plan, as amended, regarding the interpretation of the Plan, shall apply in regard to this Amendment. 629uul EXHIBIT "1" AMENDMENT No. 15 TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN, MAP AS, LAND USE, BOWMANVILLE URBAN AREA I I --- URBAN BOUNDARY ~ D I@I I@I - - . l1li &~i.t~:t(:1 'F .-"v-", FUTURE URBAN RESIDENTIAL URBAN RESIDENTIAL MEDIUM DENSITY RESIDENTIAL HIGH DENSITY RESIDENTlAL MAIN CENTRAL AREA LOCAL CENTRAL AREA NEIGHBOURHOOD COMMERCIAL HIGHWAY COMMERCIAL AGGREGATE EXTRACTION AREA .. t;; ~ ~ ~ 2l ~ .- ....-....- .. ~ ~ PRESTlGE EMPLOYt.lENT AREA LIGHT INDUSllRIAL AREA GENERAL INDUSTRIAL AREA a ~ B . ~ o UTlLlTY ENVIRONMENTAL PROTECTION AREA - GREEN SPACE WATERFRONT GREENWAY l1li . . * COMMUNITY PARK DISTRICT PARK NEIGHBOURHOOD PARK .......... TOURISM NODE @ PUBLIC SECONDARY SCHOOL SEPARATE SECONDARY SCHOOL PRIVATE SECONDARY SCHOOL PUBLIC ELEMENTARY SCHOOL SEPARATE ELEMENTARY SCHOOL PRIVATlE ELEMENTARY SCHOOL SECONDARY PLANNING AREA SPECIAL POLICY AREA SPECIAL STUDY AREA 4= GO STATION EXHIBIT '2" AMENDMENT No. 15 TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN MAP 63, TRANSPORTATION, BOWMANVILLE URBAN AREA t o 200 400 600 800 m 200 m ~Ul__ ,..--.,-- ~ I I I . . --- . . . . . . . I ~~R/O ~"; "'" --!\' URBAN BOUNDARY MAP 83 TRANSPORTATION BOWMANVILLE URBAN AREA , i EXISTING IV o FUTURE ~J) \.~ FREEWAY IN1t:RCHANGE .,.,;.""-"""",,_,,_,,,"~~'":,,,O:~~;'>:_' FREEWAY TYPE A NrrERIAL _ _ _ - TYPE B ARTERtAL ......----..... TYPE C ARTER\JoL COLLECTOR ROAD - - - - - - - REGIONAL TRANSIT SPINE ..........~ITRE~~ 4= 00 STATION OFFICIAL PLAN MUNICIPALITY OF CLARINGTON FEBRUARY 2, 1999 REFER TO SECTION 1 9 THIS CONSOL&.llON IS PRCMDED FOR CONVENIENCE ONLY HiD REPRESEHTS REQUESTED WO~FIC\TlONS ~D APPROVALS . ~ r . . ..' CRADE SEPAAAllON i16--046 EXHIBIT "3" AMENDMENT No. 15 TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN MAP E2. NEIGHBOURHOOD PLANNING UNITS. BOWMANVlLLE URBAN AREA =-- t ADJUST "WEST MAIN CENTRAL. AREA" BOUNDARY o 200 <400 600 600 m 200 m CONCES~ON ROAD J ~ CHANGEPOPUL.AllON FROM "3100" TO "3350" BASEUNE ROAD HIGHWAY 4(), QI o '" EI ~I LAKE ONlAR/O MAP E2 NEIGHBOURHOOD PLANNING UNITS BOWMANVlL.L.E URBAN AREA 96-oS~ - - - URBAN BOUNDARY NElGHBOURHOOD BOUNDARY (1000) POPUlATION OFFICIAL PLAN MUNICIPALI1Y OF CLARINGTON FEBRUARY 2, 1999 REFER TO SECTIONS 5 AND 9 I TlllS CONSOLJDATlON IS PRCM:lfD fOR CONVENIENCE ONlY I . AND REffiESVITS REOUESTED t,f(){)(flCATlONS H>lD APPROVAlS EXHIBIT '4' AMENDMENT No. 15 TO THE MUNICIPAUlY OF CLARINGTON OFACIAL PlAN BOWMANVIu.E. WEST MAIN CENTRAL AREA, SECONDARY PlAN ---- ~ , s ;.. ~ Z Z::> -0 ~"' liii ;~ ow <(0 " ~ ;I ;/ 5 ~ ~I< ~ ~ :I " 0 i';! 1; " ~ ... ;:; ~~ 0 "' ,,'" "' h '" '" 3' ZZ !! 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'" - ^ \.I-I ;f!1 : I~~=- ~' : ~ " .-' I: .s! ll. i " I: 8 .. i!: 62q . / d.J \) ATTACHMENT 113 THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON BY.LAW NUMBER 99. being a By-law to adopt Amendment No. 15 to the Clarington Official Plan WHEREAS, Section 17(22) of the Planning Act R.S.O. 1990, as amended, authorizes the Municipality of Clarington to pass by-laws for the adoption or repeal of Official Plans and Amendments thereto; AND WHEREAS, the Council of the Corporation of the Municipality of Clarington deems it advisable to amend the Clarington Official Plan to amend the following: . extend the Bowmanville West Main Central Area boundary to include the public secondary school and community park; . real ign and extend Uptown Avenue; . redesignate lands at the corner of Highway 2 and Green Road from Residential to Retail Commercial; . remove retail use restrictions for certain commercial lands. NOW THEREFORE BE IT RESOLVED THAT the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. That Amendment No. 15 to the Clarington Official Plan being the attached Explanatory Text and Map is hereby adopted; 2. That the Clerk of the Municipality of Clarington is hereby authorized and directed to make application to the Regional Municipality of Durham for approval of the aforementioned Amendment No. 15 to the Clarington Official Plan; and, 3. This By-law shall come into force and take effect on the date of the passing hereof. BY-LAW read a first time this day of 1999. BY-LAW read a second time this day of 1999. BY-LAW read a third time and finally passed this day of 1999. MAYOR CLERK