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HomeMy WebLinkAboutPSD-067-18 Planning Services Public Meeting Report If this information is required in an alternate accessible format, please contact the Municipal Clerk at 905-623-3379 ext. 2102. Report To: Planning and Development Committee Date of Meeting: September 10, 2018 Report Number: PSD-067-18 Resolution Number: File Number: COPA 2018-0003, PLN 34.5.2.64 By-law Number: Report Subject: Community Vision for Jury Lands, Urban Design Master Plan + Design Guidelines for former Ontario Boys Training School and WWII Prison of War Camp 30 Recommendations: 1. That Report PSD-067-18 be received; 2. That COPA 2018-0003 continue to be processed including the preparation of a subsequent report; and 3. That all interested parties listed in Report PSD-067-18 and any delegations be advised of Council’s decision. Municipality of Clarington Page 2 Report PSD-067-18 Report Overview This is a public meeting report to provide an overview of the Urban Design Master Plan and Design Guidelines for the property at 2020 Lambs Road, the Jury Lands. The central portion of the property has significant cultural and historic value to the residents of Clarington, the Province of Ontario and the Country of Canada. It was the first Boys Training School in the Province of Ontario when it officially opened in August of 1925. During World War II the Department of National Defence appropriated the property and used it as one of Canada’s prisoner of war camps, Camp 30. In addition to the uses of the property the architectural styling of the buildings, demonstrate Prairie Style features which are rare and unique in Ontario and Canada. The Municipality has been working with the owners, Lambs Road School Development (Kaitlin Group and Fandor Homes), to outline the development principles and acquire the central portion of the campus. The Jury Lands Foundation are poised to assist with the re-use of the buildings and interpretation of the site. In January of 2017 the Municipality retained DTAH to prepare a special study as outlined in the Official Plan, Special Policy 16.7 to set out how the central portion of the campus is to become a municipal wide park and the urban design and architectural guidelines for the surrounding development. 1. Proposal Details Proposed Official Plan Amendment 1.1 The Municipality proposes to: amend Section 16.7 of the Official Plan regarding Special Policy Area F Camp 30 to make reference to and implement the completed Community Vision and Master Plan process; and identify a Municipal Wide Park and designate certain additional lands Urban Residential consistent with The Jury Lands Urban Design Master Plan + Design Guidelines. Proposed Urban Design Master Plan 1.2 The Jury Lands, Bowmanville, Urban Design Master Plan + Design Guidelines identified a development framework and site planning strategies and architectural guidelines for the neighbourhood, proposed adaptive reuse of the Jury Lands buildings, a preliminary park concept and proposed phasing. 1.3 Area: 48.05 hectares 1.4 Location: Part Lot 7 & 8, Concession 2 Former Township of Darlington, comprised of PINs 266500003 and 266500013 Municipality of Clarington Page 3 Report PSD-067-18 1.5 Within Built Boundary: Yes (42.62 hectares) Roll Number 1817 010 010 11700; and not within (5.42 hectares) Roll Numbers and 1817 020 060 11200 and 1817 010 010 11600 south of CPR line only. Figure 1: Key Map 2. Background 2.1 The 42.62 ha (105 acre) parcel at 2020 Lambs Road was formerly part of the Darch Farm prior to its donation to the Ontario government in the early 1920s by J. H. H. Jury for the purpose of establishing a boys training school. The northern 5.42 (13.4 acre) parcel is part of the farm at 2640 Lambs Road, it was not part of the Boys Training School or Camp 30. Municipality of Clarington Page 4 Report PSD-067-18 2.2 The Boys Training School officially opened in August of 1925. Various buildings were constructed over the next several years, by the Government of Ontario. Archival records indicate that the cafeteria and first dormitory were built in 1925, a gymnasium and swimming pool in 1927, a large triple dorm in 1928 and a hospital in 1937. 2.3 During World War II the property was appropriated by the Department of National Defence and used as a German Prisoner of War camp, known as Camp 30. The Camp housed up to 800 detainees, many of which were German officers. There was an uprising at Camp 30 following the Dieppe raid in 1942 when an order was issued to shackle German POWs housed in camps across Canada. Historically recorded as the “Battle of Bowmanville”, the uprising lasted for three days until it ended with the assistance of the Royal Canadian Ordinance Corps from Kingston. This uprising is the only known battle of its kind on Canadian soil and has national and international significance. Occupation of the Training School as Camp 30 ended in April of 1945. 2.4 Use as a Training School resumed, name changes occurred and other changes related to the philosophy of dealing with young offenders eventually saw the elimination of Training Schools in Ontario in 1979. The Province offered the property to the Municipality at fair market value in 1983. The Council of the day declined, citing acquisition cost, cost of maintenance, building renovation costs, other operational matters and the distance of the facility from Bowmanville’s downtown. 2.5 Between 1983 and 2008 the property was used as different schools including from 1987- 1998 when a portion of the property was leased for St. Stephen’s Catholic Secondary School. While the property was operated as a school 1983-2008, the sports fields were leased by the Municipality and used by many of the recreational leagues in Clarington. 2.6 In 2007 the property was purchased by Lambs Road School Property Ltd. (Kaitlin/Fandor). Darul Uloom, an Islamic University, had owned the lands since 2004 and continued to operate until they relocated in October of 2008. The private sewage treatment system for the site failed and an order from the Ministry of the Environment meant either costly repairs or replacement of the private system or connection to the municipal sewage system. The site has been vacant since 2008. 2.7 In 2009 Lambs Road School Property Ltd. applied for an Official Plan amendment to move the Community Park from the northwest intersection of Lambs Road and Concession Street north to the location of the historic buildings; redesignate the community park area as Urban Residential and add a Medium Density Residential Symbol. In addition subdivision and zoning applications were also submitted. 2.8 In 2013 the site was declared a National Historic Site by the Historic Sites and Monuments Board of Canada. Based on the strength of the national designation Council authorized staff to assist with the formation of the Jury Lands Foundation. 2.9 The 2014 conditions survey and mothballing plan by Goldsmith Borgal & Company Ltd. Architects and a structural assessment by Ojdrovic Engineering Inc. indicated that the buildings are still in surprisingly good condition considering their exposure to environmental conditions and vandalism. Municipality of Clarington Page 5 Report PSD-067-18 2.10 In 2015 a trail license agreement to allow for the extension of a walking trail from Sprucewood Drive to the campus and south to Concession Street was entered into between the owners and Municipality. In 2016 an agreement was reached with the property owners regarding lands that would upon development of adjacent parcels be turned over the Municipality as parkland. 2.11 Early in 2017 the Municipality retained DTAH to develop an overall community vision for the urban design and architectural guidelines of development sites and concept plan for the parkland by integrating the re-use of the heritage resources. Based on the work of DTAH and Goldsmith Borgal & Company Ltd. Architects the six buildings and their setting within the ring road were designated under the Ontario Heritage Act Part IV in January of 2018. 3. Land Characteristics and Surrounding Uses 3.1 The property at 2020 Lambs Road is culturally and historically significant at a local, provincial and national level. The past uses of the site, as a Boys Training School and Prisoner of War Camp, and the Prairie style architecture of the buildings in a campus setting, are historically significant and unique. The Historic Sites and Monuments Board of Canada has recognized the significance of the uses and the architecture by designating the property a National Historic Site. 3.2 The surrounding uses are as follows: North CPR tracks and farmland which is outside the urban boundary. South Draft approved 541 unit residential plan of subdivision, currently subject to an application to increase to 612 units. East Future urban residential lands subject to the Soper Hills Secondary Plan. West The Soper Creek valley and residential subdivisions dating from the late 1990’s. 4. Provincial Policy Provincial Policy Statement 4.1 The Provincial Policy Statement identifies settlement areas as the focus of growth. Land Use patterns shall be based on densities and a mix of land uses that efficiently use land, resources and infrastructure. 4.2 Significant built heritage resources and cultural heritage landscapes shall be conserved. Planning authorities can permit development and site alternation on adjacent lands to designated heritage properties where the proposed development demonstrates that the heritage attributes and designated property will be conserved. Municipality of Clarington Page 6 Report PSD-067-18 4.3 Healthy and active communities should be promoted by planning public streets to be safe, meet the needs of pedestrians, foster social interaction and facilitate active transportation and community connectivity. Compact and diverse developments promote active modes of transportation such as walking and cycling. Provincial Growth Plan 4.4 The majority of subject lands are within the defined Built Boundary. Population and employment growth will be accommodated by directing a significant portion of new growth to the built up areas through intensification and efficient use of existing services and infrastructure. The development of complete communities is encouraged by promoting a diverse mix of land uses, a mix of employment and housing types, high quality public open spaces and easy access to local stores and services. The Growth Plan establishes minimum residential targets. The future subdivision applications will have to demonstrate their consistency with the Growth Plan. Provincial Growth Plan 2017 4.5 A new Provincial Growth Plan was released May 18, 2017. As of July 1, 2017, all decisions made by Council are to conform to the new plan. The new Growth Plan continues to reinforce and provide stronger policies to guide growth in consideration of: Making use of existing infrastructure; Addressing traffic congestion in the GTA; Avoiding the environmental impacts of continued urban sprawl, and impact to natural resources; Avoiding low density and automobile dependent development; Accommodating an aging population and providing more varied housing unit types and affordability; Supporting the Province’s commitment to its Climate Change Action Plan. 4.6 With the next comprehensive review, the new target for existing Greenfield Areas (5.42 ha at the north) will be 60 residents and jobs combined per net hectare in the Greenfield Area. New development in Greenfield Areas shall support the achievement of complete communities; support active transportation and encourage the integration and sustained availability of transit services. 5. Official Plans Durham Region Official Plan 5.1 The Durham Region Official Plan designates the lands as Living Area. Lands designated Living Area permit the development of communities incorporating the widest possible variety of housing types, sizes and tenure to provide living accommodations and address various socio-economic factors. Municipality of Clarington Page 7 Report PSD-067-18 5.2 Development applications in Living Areas must consider having a compact built form, including providing intensive residential and mixed uses along arterial road and transit routes. Consideration must also be given to urban design, pedestrian connections, grid pattern of roads, and the availability of services and infrastructure. 5.3 The Region’s Official Plan establishes a framework for Regional and Local Corridors. The Region’s Official Plan identifies and maps Regional Corridors, and provides a policy direction to local municipalities for designating Local Corridors in local Official Plans. 5.4 Local Corridors are mixed use areas, planned to support frequent transit service. Local Corridors make connections to Regional Centres (ie. Downtown Newcastle, Downtown Bowmanville, Bowmanville West Town Centre). Local Corridors support a long term density target of a minimum 30 units per gross hectare, and a Floor Space Index of 2.0. 5.5 Corridors have the following characteristics: Promote transit having a mix of uses with higher densities; Have a sensitive urban design that orients development to the corridor and access points are consolidated; Maintain and enhance historical main streets, and integrate new development with existing; Preserve and enhance cultural heritage resources. Clarington Official Plan 5.6 On November 1, 2016, Council adopted Official Plan Amendment 107 to bring the Clarington Official Plan into conformity with the Regional Official Plan and provincial policies. Two of the objectives of the Official Plan are: to create walkable neighbourhoods and to provide a variety of uses within each neighbourhood. to provide for a variety of housing densities, tenure and types in neighbourhoods for all incomes, ages and lifestyles. 5.7 The Clarington Official Plan designates the lands as Urban Residential and Environmental Protection except for the former campus area which had no designation. The Urban Residential designation shall predominantly be used for housing purposes, providing for a variety of densities, tenure and types. Neighbourhoods are to be walkable, compact, connected and create a high quality public realm. The lands associated with the Soper Creek valleylands and tributaries are designated Environmental Protection. The natural environment policies require a minimum 15 metres setback from natural heritage features including watercourses and valleyland. Municipality of Clarington Page 8 Report PSD-067-18 5.8 The Clarington Official Plan establishes urban structure typologies and built form directives. The subject lands are adjacent to a “Local Corridor”, being Lambs Road. Mixed-use buildings, apartments and townhouse units are permitted (between two and six storeys) with a minimum net density of 40 units per net hectare along the local corridor. The mix between low-rise (two-four storeys) and mid-rise (five-six storeys) shall generally be split 80% and 20%, respectively. Corridors are approximately 100 metres deep on both sides of the road. Special Policy Area F – Camp 30 5.9 Special Policy Area F called for the development of a community vision and urban design plan for the long term use of the lands while respecting the nationally designated cultural heritage resource. The study was to set out design principles, architectural control guidelines and a Master Block Plan. In addition, it was to determine the adaptive reuse of the heritage structures and their integration with future land use while ensuring public access to the heritage resource from the surrounding residential neighbourhoods and the Soper Creek trail system. 5.10 The majority of the Special Policy Area is within the Built Boundary. The building typologies are set out in Table 4.3 as 13 units/net hectare and 1-3 storey height for the area internal to the neighbourhood. This would produce a mix of townhouses, semi- detached and detached dwellings. The northern most parcel is “greenfield” and subject to the 60 residents and jobs per gross hectare policies. 6. Public Notice and Submissions 6.1 A public information session was held at John M. James School on June 13, 2018 where the consultant, DTAH had display panels explaining the overall Urban Design Master Plan + Design Guidelines. The consultant provided a presentation on the proposed land uses, development framework and building typologies. The consultant and staff fielded questions prior to the presentation in a one-on-one setting and as a general question/answer session following the presentation. 6.2 Over 40 people attended the public information session which had been advertised in the local newspapers, on the municipal website and through social media. The meeting was held concurrently with the Soper Creek Trail, Phase 2 meeting. Notification included all adjacent property owners on Sprucewood and Guildwood. In addition the owners of the property parcels affected by Special Policy Area F were notified. 6.3 The display panels and presentation have been posted to the municipal website since June 14, 2018 with a request for comments by July 31, 2018 To date comments from the public received have been: Retain natural beauty and as many of the historic buildings as practical Consider wildlife, ecology, natural spaces, protect species at risk Include community gardens on the site to serve nearby proposed residences Support idea of demonstration garden with produce supplying local eatery Municipality of Clarington Page 9 Report PSD-067-18 The development and building form appear to be higher in density than adjacent lands and should be less dense and lower in height. Provide special event venue space for 100+ people Property has been subject to severe vandalism 6.4 The land owners concerns include: The limited range of land uses, density and built form types include in the vision for the Jury Lands, which amongst other matters could have a direct impact on affordability and accessibility; Lack of clarity on how the integration of the vison for the Jury Lands will work with the vison for the Secondary Plan area to the east, including the creation of a hub at the Lambs Road and east-west street; Incomplete information on future process, and associated timing, to implement the vision including opportunities to participate prior to the preparation of statutory documents. 6.5 The Jury Lands Foundation is supportive of the Jury Lands Urban Design Master Plan + + Design Guidelines report. The Jury Lands Foundation purpose is to ensure the residential development complements the heritage of the site: this will create a destination park that citizens of not just Bowmanville but beyond could travel to and learn about the history of the site along with the unique example of the Carolina forest, the site will be linked into the trail system, and the access as proposed means people can walk, ride bicycles or use public transit along with a car to access the park from Concession St, Lambs Rd or the trail. Further, it would be beneficial to approve the plans and begin development of the park area; thereby giving the Jury Lands Foundation the opportunity to begin the process of repurposing the heritage buildings. 6.6 The Official Plan amendment recommended for Special Policy Area F – Camp 30 was made available to the interested parties and posted to the website on August 17, 2018. 7 Agency Comments Regional Municipality of Durham 7.1 As of the writing of this report, formal comments had not been received from the Region of Durham. 7.2 Central Lake Ontario Conservation Authority has no objections and offers strong support for the proposed community vision, Urban Design Master Plan and Guidelines. In particular they support the designation of a Municipal Wide Park and associated Natural Heritage System. They offered the following comments: “The proposed land use designations on Map A3 should provide for an enhanced level of environmental Municipality of Clarington Page 10 Report PSD-067-18 protection including future restoration and enhancement opportunities for a robust permanent natural heritage system.” They support the inclusion of the policy which requires the implementation of low impact development practices for stormwater management through the development process. CLOCA staff appreciate the progressive nature of the proposed policies and believe they will protect the natural heritage and water resource systems while allowing for development with green infrastructure measures. CLOCA’s detailed comments on the guidelines are included as Attachment 3. Other Agencies 7.3 Veridian has no objections and asked that when development is to proceed that the appropriate application be submitted. As of the writing of this report, no other agencies have submitted comments. 8 Departmental Comments Engineering 8.1 The Engineering Services Department has no objection to the report as presented. At the detail design stage, stormwater management facility options will need to be evaluated based on in-situ conditions, design parameters and feasibility. Any proposed stormwater management facilities will not considered as part of the parkland dedication requirements. The overall road network layout for the development is acceptable. Standard Municipal Right of Way sections will be utilized for public roads and the Engineering Department is agreeable to a modified Right of Way section for the Park Lane running adjacent to the valley lands. Parking for the development should meet standard requirements at a minimum. 8.2 Emergency and Fire Services, Operations and Clerk’s Departments have to date not provided comments; however they have been consulted during the development of the community vision and Urban Design Guidelines. 9 Discussion Urban Design Plan 9.1 The Urban Design Master Plan prepared by DTAH and dated July 20, 2018 contains a development framework that can accommodate a range of housing types and landscapes while preserving the central campus area of the site for parkland and public uses. The development framework outlines the Street and Pedestrian Network, Built Form, Housing Types and Stormwater Management. The residential development parcels are defined by the environmental protection lands of the Soper creek valley and tributaries. 9.2 Lambs Road is a Local Corridor in the Official Plan. The Local Corridor policies support mixed-use developments up to six storeys in height, provided the policies of the Official Plan can be satisfied (80/20 split) of low rise (2-4 storeys) and mid-rise (5-6 storeys). The northwest corner of Lambs Road and Concession Street is the most logical place for the Municipality of Clarington Page 11 Report PSD-067-18 mid-rise buildings. The remainder of the developable area is envisioned as 1-3 storeys including town homes, semi-detached and detached dwellings. 9.3 The street network is composed of primary streets with major intersections and secondary streets with minor intersections. Key to the development of the area will be the east/west connections spaced out along Lambs Road at: the northern boundary of the future community park on the east side of Lambs Road; centred to the campus/municipal-wide park, and off-set from the rail line to accommodate the future overpass (rail crossing). The ring road and former campus road entrance from Concession Street are to be retained as a park lane with its rural cross-section to access the park. 9.4 The built form and distribution of development combined with open space encourages active transportation and pedestrian access to the Soper Creek’s trail system and limits privatization of the valleyland frontage. The approach to stormwater management is to integrate runoff by allowing for infiltration within the soft surface areas through low impact design solutions. 9.5 The focal point of the neighbourhood is the central campus/municipal-wide park and its historic buildings. The Urban Design Master Plan outlines adaptive re-use suggestions for each of the buildings with complimentary exterior garden spaces to reinforce the re- use of the buildings. It is anticipated that the buildings will be mothballed for a period of time awaiting funding for redevelopment. Official Plan Amendment 9.6 The purpose of establishing Local Corridors in Clarington Official Plan Amendment 107 is to support the Growth Plan and Regional Official Plan population and housing targets. Encouraging higher densities in key areas further support transit initiatives and build a critical mass to support the expansion of transit services. Higher densities also alleviate consumption of agricultural land, support climate change initiatives, and provide a range of housing choices. 9.7 The major issues considered are as follows: Conformity to the existing and new Growth Plan, the Regional Official Plan, and the new Clarington Official Plan. Built form, density and site layout. Traffic, access, signalization, parking and active transportation. Transitions between environmental protection lands (e.g. valleylands) and the adjacent residential neighbourhood. Urban Design elements, including private amenity spaces. Municipality of Clarington Page 12 Report PSD-067-18 Reinforcement of the heritage resources and elements as outlined in the National Historic Sites and Monuments of Canada designation. 9.8 The proposed Official Plan amendment restricts the number of housing units to 650 which would allow for a variety of housing types and built form. 9.9 The proposed residential development limits along the Soper Creek valley and tributaries have yet to be established. The issues that will have to be addressed at the time of subdivision, zoning and site plan applications include the following: Establish the development limits through an Environmental Impact Study (EIS) considering slope stability, natural heritage and mitigating impacts; The stormwater management system features and on-site low impact measures that maintain the appropriate water balance; Active transportation connections for residents along Lambs Road and Concession Street and to the Soper Creek valley trail; The signalization of Lambs Road and Concession Street intersection; Parkland dedication requirements in light of the anticipated development on both the east and west sides of Lambs Road involving lands owned by the development partners. 10 Concurrence Not applicable. 11 Conclusion 11.1 An application by Lamb`s Road School Property Ltd. was submitted in 2009 to amend Map A3 of the Official Plan to shift the Community Park from the southwest corner of Lamb`s Road and Concession Street. This application pre-dated Amendment 107 which has moved the community park to the northeast corner of Lambs Road and Concession Street. This application is now redundant and at the request of the property owner could be closed. 11.2 Subdivision and zoning applications were submitted in 2009 for the most southern residential development block (6.82ha). Those applications were the subject of a Public Meeting in June 2010. When a revised subdivision plan is submitted another public meeting will be required given the amount of time that has transpired. 11.3 The purpose of this report is to provide background information on the recommended Official Plan amendment to Special Policy Area F – Camp 30. It is proposed that the central campus within the ring road south of the tributary (5.96 ha) be designated green space with a municipal wide park symbol. For the area north of the tributary (0.36 ha), the Jury Lodge location, the designation is proposed to change from urban residential to green space with a municipal wide park symbol. The undesignated lands just south of the north tributary at Lambs Road (0.35 ha) and just north of the south tributary at Municipality of Clarington Page 13 Report PSD-067-18 Lambs Road (0.31 ha) are proposed to be designated urban residential. These designations would allow for the lands surrounding the designated heritage buildings to be developed to compliment the adaptive re-uses suggested for the heritage buildings. The remaining 18.34 hectares of developable land, was designated urban residential by Amendment 107. 11.4 Upon receiving comments from the public, property owners and agencies staff will prepare a subsequent report. Submitted by: Reviewed by: David J. Crome, MCIP, RPP Andrew C. Allison, B.Comm LL.B Director of Planning Services Chief Administrative Officer Staff Contact: Faye Langmaid, Manager of Special Projects, 905-623-3379 ext. 2407 or flangmaid@clarington.net Attachments: Attachment 1 – The Jury Lands, Bowmanville Urban Design Master Plan + Design Guidelines (distributed under separate cover) Attachment 2 – COPA 2018-0003 Attachment 3 – CLOCA’s Comments dated August 30, 2018. List of the interested parties to be notified of Council’s decision are on file in the Planning Services Department: DJC/FL/jp;tg \\Netapp5\Group\Planning\^Department\LDO NEW FILING SYSTEM\Application Files\COPA-Official Plan Amendment\2018\COPA2018-0003 Jury Lands, Special Policy Area F\Staff Report\PSD-067-18.Docx Attachment 2 to Report PSD-067-18 Amendment Number XX to the Clarington Official Plan Purpose: The purpose of this amendment is to update Section 16.7 Special Policy Area F-Camp 30 in light of the completion of the Urban Design Master Plan Location: Special Policy Area F – Camp 30 covers the area bounded on the west by Soper Creek, north by the CPR rail line, east by Lamb`s Road and south by Concession Street. Basis: The Amendment is based upon the development of the Jury Lands, Bowmanville, Urban Design Master Plan + Design Guidelines. Actual Amendment: The Clarington Official Plan is hereby amended as follows: i) Section 16.7.2. through 16.7.5.is amended with the following text changes where new text is shown underlined and deleted text is shown with a strikethrough. 16.7 Special Policy Area F - Camp 30 16.7.2 The Municipality will work has consulted with the owners of the site and adjacent lands, the Jury Lands Foundation, other levels of government and interested parties to: a) To dDevelop the Urban Design Master Plan + Design Guidelines for the Jury Lands, Bowmanville. The document sets out the principles of the a community vision and Urban Design Plan, for the long term use of the lands that includes the natural and built heritage resources, integrates future land uses in an appropriate manner and respects while respecting the nationally designated cultural landscape; b) To Iimplement this community vision the National Historic site has been for the long term use of the lands by establishing different mechanisms including designationed as a community improvement area and the buildings designated heritage designations under Part IV (individual) or Part V(district) of the Ontario Heritage Act; and c) Prepare architectural Architectural control guidelines to ensure that development applications within this Special Policy Area will be designed to implement this have been prepared to implement the community vision and are contained in the Urban Design Master Plan + Design Guidelines for the development of these lands. New buildings will be contemporary interpretations of Prairie- style architecture with a prevalence of horizontal lines, flat or hipped roofs, overhanging eaves, windows grouped in horizontal bands with simplicity of style and integration into the landscape. 16.7.3 As part of the Urban Design Master Plan, a detailed demonstration Development Block Master Plan will has been prepared for the Special Policy Area F lands. designated by the National Historic Sites and Monuments Board. This Plan Development wishall: a) Implement Park Drive along the valley and the campus ring road; Promote the adaptive reuse of the heritage structures and the integration of future land uses; and; b) Implement the Local Corridor policies with the highest density being located at the intersection of Lambs Road and Concession Street; c) For lands outside of the Local Corridor, implement development at densities that adhere to built form and densities appropriate for lands “Internal to the Neighbourhood” per Table 4.3 of the Official Plan; d) The density of development shall be up to 30 units per net residential hectare, except for abutting the Local Corridor identified on Map B, where the density is a minimum of 40 units per net residential hectare. The maximum total units for the Special Policy Area F is 650. be) Ensure and promote public access to the heritage resources from surrounding neighbourhoods and the Soper Creek trail system; and f) Implement low impact development practices for stormwater management. 16.7.4 To facilitate the adaptive reuse of the National Historic Sites and Monuments Board designated area as a Municipal Wide Park, the Municipality will work with the owners, the Jury Lands Foundation, other levels of government and interested parties to: a) Assist the Jury Lands Foundation in developing a strategic plan to implement the community vision; b) Facilitate the transfer of key lands and buildings to the Jury Lands Foundation and/or the Municipality; c) Construct the Municipal Wide Park at the earliest opportunity; d) Promote the adaptive reuse of the heritage structures with a range of public and private uses appropriate to the park setting; ce) Encourage other levels of government to support the conservation of the heritage resources; and df) Promote public awareness and appreciation of the area’s heritage. 16.7.5 The residential portions of Special Policy Area F shall be developed as a historically-themed residential neighbourhood focused around a public park and the adaptive reuse of the buildings of primary historical significance in accordance with the community vision of the area.as outlined by the Jury Lands, Bowmanville, Urban Design Master Plan + Design Guidelines. 16.7.6 Not withstanding the uses described in Section 14.7 Green Space the adaptive reuse of the heritage structures will be detailed in the zoning by- law. ii) Map A3 – Land Use Bowmanville Urban Area is amended as shown on Exhibit “A” to this Amendment. Implementation: The provisions set forth in the Municipality of Clarington Official Plan regarding the implementation of the Plan, shall apply in regard to this Amendment. Interpretation: The provisions set forth in the Municipality of Clarington Official Plan regarding the interpretation of the Plan shall apply in regard to this Amendment. Purpose of the proposed Official Plan Amendment: To amend Section 16.7 of the Official Plan; Special Policy Area F – Camp 30 and amend Map A3 to show the Jury Lands as a municipal wide park. Support for Proposed Vision, Urban Design Plan Master Plan and Guidelines Central Lake Ontario Conservation Detailed Commentary: Limits to Development, Stormwater and Green Infrastructure Conclusion Central Lake Ontario Conservation