HomeMy WebLinkAboutPSD-058-07
Cl~n
REPORT
PLANNING SERVICES
PUBLIC MEETING
Meeting:
Date:
Report #:
GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
PSD-058-07
File #: COPA 2007-0004
~\lAt\O() ~ePA-3~-D1
By-law #:
Tuesday, May 22, 2007
Subject:
PROPOSED OFFICIAL PLAN AMENDMENT
APPLICANTS: BAYSONG DEVELOPMENTS INC., 2084165 ONTARIO
LIMITED, KEMP, CARRUTHERS
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-058-07 be received;
2. THAT the application to amend the Clarington Official Plan COPA 2007-0004, submitted
by Baysong Developments Inc., 2084165 Ontario Limited, Kemp and Carruthers be
referred back to staff for further processing upon receipt of all outstanding supporting
documentation, outstanding comments from various agencies and the completion of the
Neighbourhood Design Plan Process; and
3. THAT all interested parties listed in this report and any delegations be advised of
Council's decision.
Reviewed by:
11
Fr k In Wu,
Chief Administrative Officer
CS*CP*DJC*sh*df
14 May 2007
CORPORATION OF THE MUNICIPALITY OF ClARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830
REPORT NO.: PSD-058-07
PAGE 2
1.0
1.1
APPLICATION DETAILS
Owners:
Baysong Developments Inc., 2084165 Ontario Limited, Kirk Kemp,
Douglas Kemp, Helen Kemp, Robert Carruthers, and Patsy
Carruthers
1.2 Applicant:
Tunney Planning Inc.
1.3 Clarington Official Plan Amendment:
. Amend Table 5-1 by increasing the population targets for
Bowmanville from 60,000 to 64,700 and amending all
corresponding totals.
. Amend Table 9-2 by increasing the housing target for
Northglen to reflect the following:
i) From 975 low density units to 1600 units
ii) From 250 medium density units to 725 units
iii) From 50 high density units to 100 high density units;
and
iv) amend all corresponding totals.
. Amend Map A-3 -"Land Use Bowmanville Urban Area" by:
i) Revising the collector road pattern by deleting a
portion of the collector road and relocating other
portions;
ji) Removing a public elementary and a secondary
school symbol;
iii) relocating a separate elementary school;
iv) relocating one neighbourhood park symbol and
adding three new neighbourhood park symbols;
v) relocating and adding four (4) Medium Density
symbols; and
iv) adjusting the Environmental Protection Area.
. Amend Map B3 -"Transportation - Bowmanville Urban Area"
by revising the collector road system by deleting a portion of
the collector road and relocating other portions.
. Amend Map E2 -"Neighbourhood Planning Unit- Bowmanville
Urban Area" by changing the population of the Northglen
Neighbourhood from 3,750 to 7,500.
1.4 Site Area:
185.88 hectares.
REPORT NO.: PSD-058-07
PAGE 3
2.0 LOCATION
2.1 The lands subject to this amendment are located north of the Concession Road 3, east
of Regional Road 57, and west of Liberty Street, being the south half Parts of Lots 11,
12, 13 & 14, Concession 3, in the former Township of Darlington (Attachment 1).
3.0 BACKGROUND
3.1 On March 2, 2007 Staff received an application to amend the Clarington Official Plan
submitted jointly by Baysong Developments Inc., 2084165 Ontario Limited, Kirk Kemp,
Douglas Kemp, Helen Kemp, Robert Carruthers, and Patsy Carruthers. The group of
landowners are collectively known as the Northglen Landowners Group. The Official
Plan Amendment application is for the entire Northglen Neighbourhood. Two separate
applications for draft plan of subdivision and rezoning have been submitted for lands on
the west side of Middle Road, owned by Baysong, 2084165 Ontario Limited, and Kirk
and Douglas Kemp. Similarly, applications for draft plan of subdivision and rezoning
have been submitted on the east side of Middle Road by Kirk, Douglas and Helen Kemp
and Robert and Patsy Carruthers.
3.2 Supportinq Documentation
The applicants have provided documentation to support the Official Plan Amendment
application. The following studies have been submitted thus far:
· Hydrogeological Analysis prepared by Geo-Iogic Inc., dated May 2005 was
prepared for the lands subject to development applications in the Northglen
Neighbourood.
· Archaeological Assessments were prepared by Advance Archaeology,
September 2006 and November 2006. Five individual reports were submitted,
one for each of the individuals properties that are subject to development
applications.
· Functional Servicing Report prepared by Sernas Associates, dated April 2007
was submitted for the entire Northglen Neighbourhood.
. Neighbourhood Design Plan prepared by Tunney Planning Inc. was submitted
in accordance with the Official Plan Policies. The Neighbourhood Design Plan
will be discussed in Section of 10 of this report.
At the time of writing this report, the following studies were outstanding or incomplete to
process the Official Plan amendment application:
. Transportation Study
. Noise report
REPORT NO.: PSD-058-07
PAGE 4
4.0 SITE CHARACTERISTICS AND SURROUND AREAS
4.1 The site characteristics are varied throughout the Northglen Neighbourhood. Natural
heritage attributes include ponds, swamps, woodlots, thickets and regenerating
vegetation where agricultural activities have ceased. Creek valleys associated with
permanent and intermittent tributaries of the Soper Creek are also present. The lands
west of Middle Road include cultivated agricultural lands, orchards, an auto wrecking
yard and existing residential uses. The lands east of Middle Road include orchards, a
place of worship, existing residential uses including an Estate Residential subdivision
known as the Rills of Liberty.
4.2 Surrounding Uses:
North: Rural residential, agricultural lands, Bowmanville Golf Course and
Quarry Lakes Golf Course;
South: Existing urban residential development and lands that have been draft
approved for urban residential development;
East: Regional Road 14, rural residential, agricultural lands and valleylands
associated with Soper Creek tributaries;
West: Regional Road 57, estate residential, and Bowmanville Creek valley
5.0 PROVINCIAL POLICY
5.1 Provincial Policy Statement
5.1.1 The Official Plan amendment application and the corresponding applications for Draft
Plan of Subdivision and rezoning were reviewed in the context of the 2005 Provincial
Policy Statement.
5.1.2 The Provincial Policy Statement encourages planning authorities to create healthy
livable and safe communities by accommodating an appropriate range and mix of
residential, employment, recreational and open space uses to meet long term needs.
5.1.3 Policy related to Settlement Areas, states that new development shall occur adjacent to
built up areas and shall have compact form, a mix of uses and densities that allow for
the efficient use of land, infrastructure and public services.
5.1.4 The Housing Policies, states that Planning authorities are required to provide for a
range of housing types and densities with a ten year supply of lands which are
designated, and a three year supply of zoned and service land within draft approved
and registered plans. New housing is to be directed to locations where infrastructure
and public services are or will be available. A full range of housing types and densities
shall be provided to meet projected requirements of current and future residents of the
regional market area.
REPORT NO.: PSD-058-07
PAGE 5
5.1.5 The Public Spaces, Parks and Open Space policies, state that healthy active
communities should be promoted by planning public streets and spaces that are safe
and facilitate pedestrian and non-motorized movement. A full range of publicly
accessible built and natural settings for recreation including facilities, parks, open space
and trails should also be considered.
5.1.6 The Infrastructure and Public Service Facilities policies, state that infrastructure and
public service facilities shall be provided in a coordinated efficient and cost effective
manner. Planning for these shall be integrated with planning for growth so that they are
available to meet current and projected needs. The use of existing infrastructure and
public service facilities should be optimized where feasible before considering
developing new infrastructure and public service facilities.
5.1.7 Energy and Air Quality policies, state that planning authorities shall support energy
efficiency and improved air quality through various means in the planning and
development process
5.1.8 The subject applications are consistent with the 2005 Provincial Policy Statement as
they are proposing the development of a mixed use community with a range of housing
types and densities. The subject lands are adjacent to the existing built-up area and will
make use of existing infrastructure and public service facilities. The applications will also
aid the Municipality in attaining its three year supply of available residential land.
5.2 Provincial Growth Plan
5.2.1 The Provincial Growth Plan encourages municipalities to manage growth by directing
population growth to settlement areas. Growth is to be accommodated by building
compact, transit-supportive communities in designated greenfield areas and by reducing
dependence on the automobile through the development of mixed use, pedestrian-
friendly environments. Growth shall also be directed to areas that offer municipal water
and wastewater systems. Municipalities should establish an urban open space system
within built up areas which may include communal courtyards and public parks.
5.2.2 The applications would appear to conform with the Provincial Growth Plan.
6.0 OFFICIAL PLAN POLICIES
6.1 Durham Reqion Official Plan
6.1.1 Within the Durham Regional Official Plan, the lands are designated as "Living Area".
Living Areas shall be used predominantly for housing purposes. However, a mix of uses
such as certain home occupations, convenience stores, public and recreational uses,
limited office development and retailing of goods and services may also be permitted in
Living Areas provided there are appropriate provisions and designations in the area
municipal Official Plan.
REPORT NO.: PSD-058-07
PAGE 6
6.1.2 In considering development applications in designated Living Areas, regard shall be had
for the intent of this plan to achieve the following:
· A compact urban form;
· The use of good urban design principles;
· The provision of convenient pedestrian access to public transit;
educational facilities and parks; and
· The grid pattern of roads.
6.2 Clarinqton Official Plan
6.2.1 Within the Clarington Official Plan, the subject lands are designated as Urban
Residential, and Environmental Protection Area. The use of lands within the Urban
Residential designation shall be predominately for single and semi-detached housing.
Public elementary, separate elementary and public secondary school, medium and high
density residential, neighbourhood centre commercial and neighbourhood park symbols
are also all identified throughout the neighbourhood.
6.2.2 The Northglen Neighbourhood has a population allocation of 3900 and a housing target
of 1325, consisting of 975 low density units, 250 medium density units, 50 high density
units and 50 units for intensification.
6.2.3 The Neighbourhood Centre designation is located at the northeast corner of Regional
Road 57 and Concession Road 3, within the subject lands. Neighbourhood Centres are
to serve as focal points for residential communities and provide for day to day retail and
service needs. The maximum gross leasable f100rspace shall be 5000 m2.
Neighbourhood Centres are intended to be developed adjacent areas such as transit
nodes containing higher density residential uses, recreation, community, cultural and
institutional uses.
6.2.4 Section 9.5 of the Clarington Official Plan states that prior to the consideration and
approval of a plan of subdivision, the Municipality shall require the preparation of a
neighbourhood design plan. The plan shall be prepared in consultation with the
Municipality and other agencies. A neighbourhood design plan is a visual interpretation
of the future development of an entire neighbourhood and does not require the approval
of Council. A neighbourhood design plan is being processed.
6.2.5 The policies of the Official Plan require an Environmental Impact Study for all
development applications located within the Lake Iroquois Beach or within or abutting
any natural heritage feature on Map C and any significant natural heritage feature which
may exist but which is not presently identified on Map 'C'. The majority of the Northglen
Neighbourhood is located within the Lake Iroquois Beach. Significant Woodlots and
Significant Valleylands are also identified on Map 'C'. The purpose of an Environmental
Impact Study is to provide recommendations on the development limits for the
Northglen Neighbourhood Design Plan. Such a study has been undertaken and Staff
are awaiting final submission of the report.
6.2.6 The Official Plan requires sub-watershed study to be undertaken priorto approval of a
plan of subdivision. The plan also states that where a Master Drainage Study has been
REPORT NO.: PSD-058-07
PAGE 7
approved, prior to the approval of the Official Plan, a master drainage plan can be
substituted for the requirement for a subwatershed plan. A master drainage plan for
Northwest Bowmanville, was prepared by G.M Sernas & Associates in 1989, which took
into account the development potential of the majority of lands in the Northglen
Neighbourhood. However, the lands on the east side of Middle Road and north of the
proposed draft plans of subdivision by Kemp & Carruthers requires the preparation of
the Soper Creek Subwatershed Study. The lands subject to the Soper Creek
subwatershed will not be considered for development until such time the Subwatershed
Study is complete.
7.0 PUBLIC NOTICE AND SUBMISSIONS
7.1 Two Public Notices were prepared for the Official Plan Amendment and two applications
for Plans of Subdivision and rezonings. Both notices referenced the application for
proposed Official Plan Amendment. Public Notice was given by mail to each landowner
within the Northglen Neighbourhood and within 120 metres of the neighbourhood
boundary. Public Notices signs for each development were posted on Concession
Road 3, Regional Road 57, Middle Road, and Liberty Street North.
7.2 As of the date of writing this report, there have been three inquires.
One individual was interested in the northern limits of the Environmental Protection Area
designation on the west side of Middle Road.
One individual inquired about the location of the east-west Type C Arterial Road at the
north limits of the neighbourhood.
One individual expressed concern with the potential extension of Nash Road over
Bowmanville Creek, the lack of road infrastructure to service the area, the concern with
development in proximity to Bowmanville Creek, and construction techniques for the
stormwater management pond, where it will drain to and the potential to contaminate
Bowmanville Creek.
8.0 AGENCY COMMENTS
8.1 The application for the Official Plan Amendment was circulated to various agencies and
municipal departments for comment.
8.2 Clarington Operations Development have offered no objection at this time, however the
extent of development will be monitored for future budgeting exercises.
8.3 Comments have not been received from the following agencies:
. Durham Region Planning Department
. Durham Region Works Department
. Durham Region Transit Department
. Central Lake Ontario Conservation Authority
REPORT NO.: PSD-058-07
PAGE 8
· Separate School Board
. Public School Board
9.0 STAFF COMMENTS
9.1 Baysong Developments Inc., 208412 Ontario Limited and the Kemp and Carruthers
families (Northglen Landowners) own large parcels of lands that are equal to
approximately 62 % of all lands in the Northglen Neighbourhood. They have submitted
one application to amend the Clarington Official Plan. The proposed amendment
submitted with the application is contained in Attachment 2. It is requesting the
following:
· Increasing the population and housing targets for Bowmanville and Northglen
Neighbourhood;
· revising the collector road pattern by deleting a portion of collector road north of
the mid block east west collector and revising the location of other portions of the
collector road;
· relocating one neighbourhood park symbol, retaining one symbol in its original
location and adding three new neighbourhood park symbol for a total of 5
neighbourhood parks;
· deleting a public elementary and secondary school symbol and relocating the
separate school symbol; and
· adding four new medium density symbols, for a total of nine medium density
symbols.
The specific locations of the various uses, the mix of housing types are identified in the
corresponding applications for Draft Plan of subdivision and rezonings. A detailed
discussion of the specific issues associated with these applications can be found in
PSD-059-07 and PSD-060-07.
9.2 Neiqhbourhood Desiqn Plan
9.2 1 In keeping with Official Plan policies, the proponents prepared a Neighbourhood
Design Plan (NDP) to provide a visual interpretation of the entire neighbourhood. It
includes road alignments, sidewalks, lotting patterns, high and medium density blocks,
school, parks, environmental protection areas, a stormwater management facility, and
mixed use commercial. The plan does not propose to alter the nature of development in
the Rills of Liberty. No development is proposed for those lands subject to the Soper
Creek Subwatershed Study at this time.
9.2.2 In June 2005, the landowners held an information session to discuss their intentions for
the site and provide findings from technical studies including Existing Conditions and
Constraints Report on the Natural Environment Component, Hydrogeological Study,
Functional Servicing Study and Landscaping Master Plan.
9.2.3 The NDP was peer reviewed by municipal consultants. In April 2006, a community
design peer review workshop was facilitated by Staff, planning and design consultants
REPORT NO.: PSD-058-07
PAGE 9
The Planning Partnership and transportation consultants, Poulus & Chung. The
workshop was attended by the landowners group, stakeholders and agencies. The
recommendations of the peer review consultants were used to prepare a revised NDP
submitted in January 2007. The NDP forms the basis for this Official Plan Amendment.
9.2.4 The NDP has been circulated to various department and agencies for comment. A
detailed review of the plan is currently underway by Planning Staff. It will be the subject
of a future report to Council at a later date.
9.3 The proponents prepared an Environmental Impact Study for the entire neighbourhood.
It was required to assist in setting the limits of development in the neighbourhood. The
draft report was submitted in May 2006. It was deficient in many aspects and
amendments to the document were required by staff at CLOCA and the Municipality of
Clarington. The revised document has not been submitted at the time of writing this
report. A revised Functional Servicing Study was submitted as result of the January
2007 NDP submission.
9.4 The Clarington Official Plan shows an east - west Type 'C' Arterial between Regional
Road 57 and Liberty Street, located at the mid point between Concession Road 3 and 4.
As part of the peer review process, the Municipality's engineering consultants, Totten
Sims Hubicki, concluded that the Type 'C' Arterial was not required to accommodate
development with the urban area boundary as proposed through the NDP. As this road
was originally identified to address traffic needs from the Bowmanville urban area, and it
is not being incorporated in the proposed NDP or subdivision applications, the proposed
Clarington Official Plan Amendment submitted by the applicants will have to be revised
to delete the Type C Arterial. In addition, the Type 'C' Arterial is also shown in the
Region of Durham Official. Staff have not received comments from the Region of
Durham to confirm the need for an Regional Official Plan amendment to delete this
road.
10.0 CONCLUSION
10.1 The purpose of this report is to satisfy the requirements under the Public Meeting under
the Planning Act, and taking into consideration the outstanding comments, outstanding
supporting documentation, and the need to complete the Neighbourbourhood Design
Plan process, staff respectfully request that this report be referred back to staff for
further processing and the preparation of a subsequent report.
Attachments:
Attachment 1 - Key Map
Attachment 2 - Proposed Official Plan Amendment
REPORT NO.: PSD-058-07
PAGE 10
List of interested parties to be advised of Council's decision:
Kemp Family
Carruthers Family
Mike Dome
Baysong Developments Inc
2084165 Ontario Limited
Florence Cinquemani
Grant Martin
Kevin Tunney
Robert & Patsy Carruthers
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To Report PSD-058-07
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Attachment 2
To Report PSD-058-07
~osed Amlmd'ment to the Clarinl!ton Official'-Plan
Northglen Neie:hbourhood
Purpose:
The purpose of this amendment to the Clarington Official
Plan is to..modify.the land uses) transportation network, and ..
neighbourhood plan-ning unit population of Unit 10,
Northglen, in order to permit development in accordance
with the Northglen Neighbourhood Design Plan.
Location:
Lands subject to this amendment consist of the South Half
of Lots 1)) 12) 13) and 14) Concession 3, Municipality of
Clarington. The lands are situated East of Regional Road
#57, West of Liberty Street and North of Concession Road
3 within the Bowmanville Urban Area.
Basis:
The Northglen Neighbourhood Design Plan is the basis of
the Official Plan Amendment.
Actua.l Amendment:
The Clarington Official Plan is hereby amended by
amending Land Use Map A3) Transportation M.ap B3,
Neighbourhood Planning Units Map E2, Table 9-2 and
Table 5-1 of the Clarington Official Plan in accordance
with on Plates 4) 5, 7 and 14 of the Northglen
Neighbourhood Design Plan,
Amendments to Schedule A3 (Land Use Map Attached)
are as follows:
Environmental Protection and Neighbourhood Parks
· The addition of an Environmental Protection Area in
the vicinity of Soper Creek on the West side of Middle
Road.
:;
h.....__~._t __.c-.~ ~--'.~_.._ __.f!"..... - 'J"'l. ,... - - .,. -;;rnTPf''Tinn
J..'~l1ll1Vd.1 lU p'UIIlJlI.... IJl u~~ .1..J.!!V!!I_tH!!!t::'!~!.~:'-! _ . ..........._vu'""""
"A.. __ "-'_.. ~u..... i-,C:"~1i ..J1UV V.L .1...&""",,,,-,, .A.,"VU,U.
· Redistribution of the Neighbourhood Parks.
k-xplanationfor changes to Parks and Environmental
Protection Areas
The redistribution oft.he Neighbourhood Parks was done ill
response to Parks Department and School Board comments.
The adjustments to the Environmental Protection Area,
reflect t.he ground tnlthing conducted by Central Lake
Ontario Conservation staff.
Tunney PI<lnnlng Inc.
Page 1 of 3
Schools
· Relocation of the Separate Elementary School to the
East side of Middle Road.
· Removal of the Secondary School
· Remova.l of the Public Elementary School from the East
side of Middle Road.
Explanation
The removal and relocation of schools is in response to the
requests of both School Boards.
Density
· Addition of 3. Medium Residential Density Symbol
on the East side of Regional Road 57 North of the
proposed Major Collector road,
· Addition of a Medium Residential Density Symbol
on the East side of the Neighbourhood Centre,
· Addition of a Medium Residential Dellsity Symbol
on the Southeast corner of the two proposed Major
Collector roads,
· Addition ofa Medium Residential Density Symbol
on the West side of Middle road south of the
proposed Major Collector Road
· Relocation of the Medium Residential Density
Symbol in OP from the North West corner of the
proposed Major Collector road and Concession
Road 3 to the North East corner of Middle Road and
Concession Road 3.
Explanation:
The increase in the Medium Density residential to
provide an integrated mixed housing form as
visualized in the "Places to Grow" and other
Provincial initiatives.
Amendments to Transportation Map B3
. Th~ i"jnri'hi~nllth r.niip~tnr rnllr1 hMuT"""'", 1\J1;..i..ii~ D norl
and Regional Road 57 to be parallel to Middle Road
terminating at the EastfWest Major Collector road. The
extension northerly of the road is deemed redundant as
the lands north of the Northglen Neighbourhood are
now pa.n of the "Greenbelt",
Tunney Planning Inc.
Page 2 of 3
Neiehbourhood Plannin2 Units MaD E2
· Amending Ma.p E2 by changing the projected
population of .Planning Unit 10 from 3750 to 7500
persons.
Explanation
The 7500 population is derived from the rounding up of the
population projection for the approved Neighbourhood
Plan.
Table 9-2 should be deleted and replaced with the attached
amended 9-2.
Table 5-1 sha.ll be amended to show a. population in the
Bowmanville of 64,690.
Implementation:
The provisions set forth in the Clarington Official Plan as
a.mended, regarding the implementation of the Plan shall
apply to this amendment.
Interpretation:
The provisions set forth in the ClaringtOl1 Officia.l Plan, as
amended, regarding the interpretation of the Plan shall
apply to this Amendment.
Tunney Planning Inc.
Page 3of3
'---/
CHANGE POPULATION
FROM "3750. TO "7500'
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I ,J/-"----'\ (-- NEIGHBOURHOOO PLANNING UNITS
, ~ \,~_ BOWMANVILLE URBAN AREA
OFFICIAL PLAN
MUNICIPAliTY OF CLARINGTON
fHll~LJARY :1. 1 g99
REFER TO SECTIONS ~ Ai'>lD 9
ITHii:'C'ONSOi)DAilON IS PROVIDtD rt5ifCoN"vE;NltNC( ONCYl
AND ~f.PRESF.Nl'l; REOUr.SltIJ \,ODlr'~lIONS _~N1l ^r:r.ROVI1J~1
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(1000)
lJRSAN BOUNDARY
NE1GHBOURHOOD BOUNDARY
POPULATION
---
~hapter 9
" /
Residenti-ar NeighbourhQods
T.ble: ~2
H"'~i"~ brztts by Ndr.hbou~
~~r.tllb~~l)rtOO<1!a HOlBins Unlls
~~id'1\II.r NeAl Centr31 NeilS 'ntro,mCDlicn TolAf
low Mf:djlnn ~1I8h ~llJrTl HIs11
LOurtio:
Nt MIl/II Ccntroll\re3 0 0 0 0 250 100 JSD
"12 Suh Cemr.'lf Art:'''' 0 0 0 0 0 ~50 ~50
N.J Wordr.n t17~ I~S 0 D 0 100 1400
N4 HI~hI3"d 1225 100 0 0 0 '5 1~00
N5 Clcnvl(!w 550 "'2!i 0 110 0 So II~S
N6 H~nrock IJJmo li'~ 0 0 0 SO (I) 97!
N7 ^""IId.I. a25 200 0 0 0 275 IJoo
"16 Emily Stowe U,.s 275 0 0 0 SSO 2~00
N9 Penfound 107S '5 0 0 0 '5 IUS
NlO D.rlln1l10n 450 2~ 0 0 0 3A3 t\S8
Ntl IJ")'\III:W 1150 300 US 0 0 50 1&25
N12 F3""",,1I Hol8hl<" . . -
TOT^l (l) /iii'S 1700 125 110 250 2056 [/1)12918
Bowmor.vIfle
"ll E.'" Main Cen....' i\n!lI " 0 0 0 sso "5 275 '000
N2 Wel;ll\;\;lln Ct!1\lr.l1 Nl!a 0 0 0 250 1700 0 1950
N~ Memoli..r 9'S 0 25Q 0 0 3~0 l~'S
- "'H
N~ Cenlr:tl ~25 ' 125 'S 0 0 ,75 700
,., ..
N5 VIncent ~"'I' >~.~ :", 1025 ~OO 0 0 0 175 1600
~,. h', (; "
N6 Apple BI=om ...,., , , t250 " 2'5 0 '.~ ~. 25 0 12~ tll'S
N7 .'gln " 1025,' ,50 SO ' US 7s 150 14'5'
Na F<:nwick ~"t~25 S25 0 0 0 100 19~O
"19 Knox 1450 '>'5 0 125 7S t2S 1900
., .. ", ," ao I~ JQ7S"
N10 North81el1 "t(,OD 7CO l) SO
NIl BflXlkhill 1325 ~25 0 0 0 7~ 16.25
N12 O:lrlln81on C"",n 700 1~!; 0 0 0 '25 '000
NI~ W.!tv.Ile, " 1C>>.!i 350 ' ~7; 25 0 '5 1750
N14 W~tly ", 10'5' no so 25 0 ,S 1~75
,
"lIS Port D~tlJnll'OIl 550 ~5" ", 0 0 25 1200
TOTAL \!i~O ~C 11" liS\) ~ 11100 f ~'}..E..y ~I
N""'=fc VIlI_
NI Mo,ln 0:nIr.l1 A"", 0 0 0 "'" .~ " I 22~ I
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I N. C~~~ II 1075 I ,...., - I~';)
I
..- 'V"'II:T 1450 200 0 0 0 12!: 17'5
N~ """<xN~1t} 500 3n 0 0 ~SO 0 ,o,.~
N~ North V111ilgl! 1050 2S0 0 0 0 So 13S0
N6 Wllmoc 960 0 0 0 0 0 960
,. 5035 II,S 300' 350"
TOTAL _u 0 '00 ~ -~.
o
. POlentl~ll1ousing unit!; for Fall!Well H~igh~ rcigllbourhood subjtd 10 till! provi!;ian~ of Specr:.1 PolitY Ama NO,5 CSee Section 17.6)
(/) R.eferred to (he Onl~rlo Munldpal Board (R.efemll 113)
Municipality of Clarington OffiCial, Plan ~Feh.ruary 2,1999
Page 39
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MAP 83
TRANSPORTATION
BOWMANVILLE URBAN AREA
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~""-"'_."""I"III'II..'" lYPE C ARTERIAL
OFFICIAL PLAN
MUNICIPALITY OF CU\RINGTON
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REf'I:f~ TO :,I:CTION 19
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c :~i~~~ENT AREA
t?":;~ ~'~~~OYMENT AREA
GENERAL
EMPLOYMENT AREA
~l UTILITY
1--------[ ~~~~CNT~~~~~
_ GREEN SPACE
r ' "I ~~~~~~~NT
.. TOURISM NODE
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Ii ~~~~:~;RY SCHOOL
L1 ~~~:~~TARY SCHOOL
SECONDARY
- - - PLANNING AREA
MAP A3
LAND USE
BOWMANVlllE URBAN AREA
OFFICIAL PLAN
MUNICIPALITY OF CLARINGTOI~
JANUARY 2, 2007
_ _ _ URBAN BOUNDARY
D ~~~ERESIDENT1AL
~ URBAI'4 RESIDENTiAl
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Tt~i2 CClISo.lDA TION IS PROV10EP FCoR COtl'IENIENCE Ol~~ Y
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Wr:;1 ~~~~ AREA
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