HomeMy WebLinkAboutPSD-111-07
Cl~-!l1gton
REPORT
PLANNING SERVICES
Meeting:
GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Monday, October 1, 2007 Q<2.?O lu..b ov.. ':I!~ PA' t07 2-07
Date:
Report #: PSD-111-07
File #: COPA 2007 & ZBA 2007-0036 By-law #:
Subject:
PROPOSED AMENDMENTS TO THE CLARINGTON OFFICIAL PLAN AND
ZONING BY-LAW FOR THE CLARINGTON SCIENCE AND TECHNOLOGY
BUSINESS PARK SECONDARY PLAN
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-111-07 be received;
2. THAT the proposed amendment to the Clarington Official Plan and the Zoning By-law
be referred back to Staff for consideration of public and agency comments; and
3. THAT all interested parties listed in this report and any delegations be advised of
Council's decision.
Submitted by:
D Id . Crome, M.C.I.P., R.P.P.
Director of Planning Services
Reviewed by:
a klin Wu,
Chief Administrative Officer
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DJ/COSIDJC/sh/sn
September 26, 2007
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1 C 3A6 T (905)623-3379 F (905)623-0830
REPORT NO.: PSD-111-07 PAGE 2
1.0 APPLICATION DETAILS
1.1 Applicant: The Municipality of Clarington
1.2 Owner: Private ownership
1.3 Proposal: Amendments to the Clarington Official Plan and the Zoning By-law,
and the approval of a Secondary Plan to facilitate the development
of the Clarington Science and Technology Business Park
1.4 Area: 142.7 hectares (352 acres)
1.5 Location: North of Highway 401, between Bennett Road and Haines Street
and bounded to the north by Highway 2
2.0 PURPOSE OF REPORT
2.1 This report seeks the finalization of a planning framework and implementation strategy
for the development of a Science and Technology Business Park through certain
amendments to the Clarington Official Plan, the adoption of a Secondary Plan and a
Zoning By-law for the business park area.
3.0 BACKGROUND
3.1 After an extensive site search in other municipalities, with the assistance of Economic
Development and Planning Staff, Holburn Biomedical bought 50 acres of land west of
Bennett Road and rezoned a portion of it to facilitate the construction of a biomedical
research facility.
3.2 Recognizing the potential of Holburn Biomedical as a catalyst for future development,
Council authorized Staff to retain Urban Strategies Inc. to prepare a planning and urban
design study. Totten Sims Hubicki Ltd. (TSH) was retained to complete the servicing
component of the study which included the preparation of the Bennett Creek Master
Drainage Plan.
3.3 The initial phase of these studies culminated in back-to-back meetings with major land
owners within the study area and an Open House on June 16, 2005 at which Urban
Strategies and TSH presented the background work that had been completed to date.
The input from the land owners and public provided Staff and the consultants with a
good understanding of the challenges associated with this initiative and it
simultaneously fed into the next phase of the project.
3.4 Concurrent with this proposal a number of planning and development initiatives were
underway that would, and are still, impacting and shaping this initiative, such as the
REPORT NO.: PSD-111-07 PAGE 3
Regional Employment Lands Study, the Regional Official Plan Review, the Growth Plan,
the Commercial Policy Review, and the Bennett Creek Master Drainage Plan.
3.5 Staff subsequently expanded the scope of the initial planning, urban design and
servicing study by:
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including the existing industrial area between Haines Street and Soper Creek into
the Study Area; and
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a more detailed planning analysis of potential uses and an employment lands
market analysis for vacant lands within the Study Area.
3.6 The expanded study area that included the existing industrial area between Haines
Street and Soper Creek, has the potential to create a regional Community Improvement
Plan to upgrade and improve infrastructure. In addition, as the Science and Technology
Park develops, this area may evolve to complement the technology focus of the project.
3.7 It should be noted that although the existing industrial area west of Haines Street has
been included in the study area, it is not included in the Secondary Plan or the Zoning
By-law amendment. It is mostly built-up, established and characterized by uses and
urban design characteristics that are distinctly different from the vision of the Science
and Technology Park. However, it is anticipated that once the business park site starts
to develop, the nature of industrial uses in this area may evolve. The land between
Haines Street and Bennett Road, which is mostly vacant, has been the focus for the
development of the Science and Technology Business Park since the initiation of this
project and will therefore remain the core focus of this particular planning exercise.
3.8 On January 22, 2007 staff and the consultants: Urban Strategies, TSH and the Climans
Group provided Council with an update on the project. The next steps in the project
were to complete the Draft Planning Rationale Report, prepare a Draft Secondary Plan,
an implementing zoning by-law, and hold a Public Open House.
3.9 On April 2, 2007 Council denied a proposal for a large format retail complex at the
north-west corner of Highway 2 and Bennett Road. Council refused the application
based on the argument that the proposal contradicted the urban form and commercial
policy objectives of the Municipality. This effectively reinforced the Municipality’s
position of protecting employment lands from re-designation and to comprehensive
planning and development for the area.
3.10 On April 23, 2007 Staff submitted an update report on the project to Council. A second
Public Open House was held on April 30, 2007 at which an update on the background
studies, the core components of the Planning Rationale Report and the Draft Secondary
Plan were presented for discussion and input. All the land owners in the proposed
Science and Technology Business Park site were invited, and the majority attended.
3.11 The Planning Rationale Report is a comprehensive vision for planning the Science and
Technology Business Park and will assist in facilitating the development of a prestige
industrial area. A short summary on the content of the Planning Rationale Report is
REPORT NO.: PSD-111-07 PAGE 4
found in paragraph 9.3 of this report. A copy of the Planning Rationale Report has been
circulated to Council under separate cover.
3.12 An important component of the planning exercise is the Bennett Creek Master Drainage
Plan (hereafter referred to as the MDP). The key components and findings of the Draft
MDP have been incorporated in the planning framework. The MDP underwent
numerous iterations and can only be finalized once the comments from the Central Lake
Ontario Conservation Authority are received. The proposed centralized pond and
stormwater quantity and quality control measures, may require further consideration.
4 VISION FOR THE SCIENCE & TECHNOLOGY BUSSINESS PARK:
4.1 A business park that will leverage existing physical assets of the site and promote the
establishment of prestige employment uses, anchored by a biotechnology cluster. The
Science and Technology Business Park will:
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Be a research park having linkages to other research agencies and provide a real
world laboratory where new technologies are tested and applied;
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Have a global market focus and will accommodate niche-markets, promote
synergies amongst users and provide access to economic incentives;
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Be a prime destination for prestige employment uses and high-end jobs creation in
Clarington;
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Enhance and diversify Clarington’s employment base; and,
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Become a signature facility in Bowmanville and an eastern gateway to the GTA,
revealing the strength of Clarington’s economy and quality of life.
4.2 Realizing the importance of this initiative as a major catalyst for economic investment
and job creation, Council in its Corporate Strategic Business Plan 2007-2010 identified
the Science and Technology Business Park and the Energy Business Park as the
Municipality’s primary Economic Development Objective.
5.0 LAND CHARACTERISTICS AND SURROUNDING USES
5.1 The site is strategically located along Highway 401, offering excellent visibility and
proximity to Highway 401. It is bounded to the east by Bennett Road and to the west by
Haines Street. Highway 2 forms the area’s northern boundary.
5.2 The Science and Technology Business Park site comprises 142.7 hectares (352 acres)
and is characterized by relatively flat terrain, with no obvious impediments to
development, except for the south-west corner that is within a flood plain of Bennett
Creek and a significant woodlot on the south-east portion of the area.
5.3 Currently, the predominant land use is agricultural with some residential properties
clustered along portions of Haines Street, Lambs Road and Highway 2. The Holburn
biotechnology research facility is situated on the eastern side of the Science and
Technology Business Park site, along Bennett Road. A variety of other uses such as a
REPORT NO.: PSD-111-07 PAGE 5
church, a fitness studio, a pools/spa’s and accessory business, farm produce sales
outlet and home businesses are found along Highway 2, giving it a mixed use character.
5.4 The surrounding uses are as follows:
North: Highway 2 and single detached dwellings on smaller agricultural lots;
South: Highway 401 and further south is a partly developed light industrial area;
East: Farmland;
West: Cemetery lands and existing industrial area.
5.5 Infrastructure services within the Science and Technology Business Park area can be
summarized as follows:
Sanitary Sewer: no sanitary sewers have been extended to the Science and
Technology Business Park area. There is an existing sanitary sewer on Baseline Road,
west of Haines Street with limited excess capacity; it is shallow and would not be able to
accommodate new developments within the Science and Technology Business Park.
Various alternatives to service the Science and Technology Business Park are being
reviewed and the various options are further explained in the Planning Rationale Report
dated July 24, 2007.
Water servicing: There is a 900mm diameter feeder main on Haines Street and a
300mm main on Baseline Road from Haines Street to Bennett Road. All other roads
within the Science and Technology Business Park are currently not serviced with
municipal water. Alternatives to service the Science and Technology Business Park
with municipal water are also contained in the Planning Rationale Report.
Stormwater management: Based on work completed to date stormwater run-off for the
majority of the Science and Technology Business Park lands would drain into Bennett
Creek. A small part of the study area drains towards Highway 2 and ultimately to a
tributary of Soper Creek. A Draft Master Drainage Plan has been completed for the
Bennett Creek drainage area and provides more detail with regard to pond location and
design, routing, costing and implementation of the stormwater management plan.
However, there are design details to be finalised, in consultation with the Central Lake
Conservation Authority, before the Master Drainage Plan can be approved.
Road network: The Science and Technology Business Park area is currently accessible
from Highway 401 via Bennett Road, which forms the eastern boundary of the park.
Haines Road, a rural local road, forms the western edge of the park while Highway 2
provides access from the north. Baseline Road, a Regional arterial, extends west/east
and halfway into the Science and Technology Business Park - TSH is currently
preparing the design details for the portion that is to be extended to Bennett Road.
Lambs Road, also an arterial, extends from south to north across the park. These
roads are being incorporated into the road network of the Science and Technology
Business Park but their function and capacity may change as the Science and
Technology Business Park develops and new roads are added to the local road
network.
REPORT NO.: PSD-111-07 PAGE 6
Other infrastructure services: The provision of electricity, gas and fibre-optic services to
the Science and Technology Business Park area will either require the extension or
upgrading of these services. The need for these services will be assessed as the
demand for these services arises through development applications.
5.6 Seven Cultural Heritage Resource buildings are located within the Science and
Technology Business Park site. Buildings categorized as “Primary” (2949 and 2895
Highway 2), “Secondary” (2935 Highway 2 and 1200 Lambs Road) and “Heritage Merit”
(2885 Highway 2, 1325 Haines Street and 1078 Bennett Road) have been identified
within the plan area. These buildings are not designated under the Ontario Heritage
Act. The historical significance of these buildings can assist the community in retaining
its cultural identitypreservation and integration, where practical, of these
and the
structures in the development of the Science and Technology Business Park, will be
encouraged.
5.7 Natural heritage features include the woodlot in the south-eastern corner of the site and
Bennett Creek. A portion of the Bennett Creek is an intermittent stream and was
removed by farm improvements for tile training. It is to be reinstated. The creek and
the woodlot will be designated as Environmental Protection Area and will be integrated
into the open space framework for the park.
6.0 PROVINCIAL POLICY
6.1 Provincial Policy Statement
6.1.1 The Provincial Policy Statement (PPS) encourages the provision of an appropriate mix
and range of employment for a diversified economic base. This initiative is a
springboard for the research and development sector in the Information Technology and
Life Science fields that could stimulate the formation of an economic cluster and lead to
local economic diversification.
6.1.2 The PPS states that an adequate supply of employment lands, providing locations for a
variety of appropriate employment uses, will be maintained to ensure the vitality of the
provincial economy and it encourages the planning for protecting and preserving
employment areas for current and future uses. The Climans Group findings in its
Industrial Lands Market Analysis, a background study to this planning initiative,
compliments PPS policy in that it calls for protection, branding and marketing of these
lands as a cluster for economic development.
6.1.3 The PPS also states that Municipalities shall promote economic development and
competitiveness by ensuring the necessary infrastructure provides support to current
and projected employment needs. Through this planning initiative the Municipality of
Clarington in consultation with TSH and the Regional Municipality of Durham is seeking
the timely and effective provision of infrastructure to these employment lands.
REPORT NO.: PSD-111-07 PAGE 7
6.1.4 The PPS calls for the protection of Employment Lands. The uses contemplated
emphasize this PPS policy. Some commercial uses, limited in scale, are proposed only
as accessory uses to meet the needs of a prestige business park.
6.2 Provincial Growth Plan
6.2.1 The Growth Plan states that through sub-area assessment, the Minister of Public
Infrastructure Renewal, in consultation with other spheres of government and
municipalities will identify provincially significant employment areas including prime
industrial lands. In its comments on the Proposed Growth Plan, before it came into
effect, the Municipality requested that the Growth Plan recognise the proposed Science
and Technology Park in Bowmanville and the emerging cluster of energy-related
industries at the Energy Park in Courtice. The sub-area assessment is yet to be done.
It is hoped that the proposed Science and Technology Business Park will be
recognized.
6.2.2 Durham Region, in its comments on the Proposed Growth Plan, proposed that the
regional economic assessment must also provide opportunity for Durham to promote
economic clusters, such as automotive manufacturing and energy; and provincially
significant designated employment areas, particularly around key transportation
corridors such as Highways 401 and 407. The site for the proposed Science and
Technology Business Park is situated between Highway 401 and Highway 2, two key
transportation corridors in the Region.
6.2.3 Building compact, vibrant and complete communities is one of the key guiding principles
of the Growth Plan. The term “Complete Community” refers to a community that meets
people’s needs for daily living throughout an entire lifetime by providing convenient
access to an appropriate mix of jobs, local services, housing and community
infrastructure. The proposed Science and Technology Business Park site is centrally
situated in a highly accessible urban area between two transportation corridors and will
play an important role in Clarington’s efforts to attain a “complete community”.
6.2.4 The Growth Plan requires municipalities to facilitate the development of transit
supportive, compact built form and to minimize surface parking in planning lands for
employment. The proposed urban design and land use policies and regulations in the
Secondary Plan and implementing zoning by-law support and complement these
performance indicators, e.g. requiring considerable building mass and height, significant
landscaping and street oriented development.
6.2.5 The Growth Plan has policies pertaining to conditions under which employment lands
may be converted to non-employment uses. This policy has a bearing on the type of
uses to be introduced along Highway 2, as this has been identified as a Regional
Corridor in accordance with Amendment 114 to the Regional Official Plan. The
introduction of non-employment uses along this particular section of the Highway 2
corridor in the Science and Technology Business Park will be subject to a Special
REPORT NO.: PSD-111-07 PAGE 8
Study, as proposed in the Secondary Plan, and simultaneously have to meet policies of
the Growth Plan.
6.2.6 The Growth Plan emphasizes the importance of official plan policies and strategies to
support water and energy conservation, as well as cultural heritage conservation. The
proposed Secondary Plan conforms to this directive through numerous policies on
environmental sustainability and energy conservation through landscape and building
by including policy that encourages the inclusion of heritage resources into the
redevelopment of sites.
7.0 OFFICIAL PLANS
7.1 Durham Regional Official Plan
7.1.1 The Durham Region Official Plan designates the Science and Technology Business
Park site “Employment Area”. Amendment No.114 to the Regional Official Plan
redesignates lands along Highway 2 as a “Regional Corridor”. “Regional Corridors”
shall be planned and developed in accordance with certain criteria as mixed-use areas,
which include residential, commercial and service areas with higher densities,
supporting higher order transit services and featuring a high degree of pedestrian
oriented design, as detailed in area municipal official plans. Regional Planning Staff
have confirmed that the scale and character of the “Regional Corridor” designation
along Highway 2 will be the subject of further detailed study.
7.1.2 Regional Official Plan Amendment 114 contains similar policies on Employment Lands
to the PPS and Provincial Growth Plan, in that they encourage the maximization of
employment opportunities, the reservation of sites having a high degree of exposure
and good access for employment intensive uses; they discourage the use of
Employment Area lands intended for industrial uses by retail/commercial uses and
encourage prestige employment uses with high employment generating capacity and
greater architectural detail, landscaping and site controls along Highways and Type A
and B Arterial roads. It is significant that the proposed Science and Technology
Business Park site is located adjacent to Highway 401, Baseline Road (Type A Arterial),
Highway 2 and Lambs Road (Type B Arterials). Further it encourages the Local Official
plans to designate areas for prestige development and specify design and landscaping
controls for such areas. It also recommends that the Municipality introduce urban design
guidelines and landscaping standards for such areas.
7.1.3 To achieve greater diversification of the Region’s economic base, Regional Centres and
specific areas within Employment Areas are to be promoted through area official plans
as attractive locations for higher-order office uses, such as district and head offices of
corporations.
7.1.4 Regional Official Plan Amendment No. 114 contains also certain policies that speak
specifically to Business parks.
REPORT NO.: PSD-111-07 PAGE 9
Business Parks are areas comprised of corporate offices oriented to and serving the
business community, research and development facilities and light industries.
They are to be comprehensively designed and developed to a high architectural and
landscaping standard. The overall amount of office development allowed in a business
park shall be such that it does not adversely impact Centres.
Business parks are restricted to those locations with close proximity and good access to
Type A arterial roads, freeways, GO stations or other transit services within
Employment Areas.
7.2 Clarington Official Plan
7.2.1 An underlying basis of the Clarington Official Plan is that Bowmanville will continue to
grow as the predominant urban centre in Clarington and will form the eastern anchor of
the Region. The key principles of the Official Plan namely sustainable development,
healthy communities and growth management have been recognised through this
planning initiative in that the basis and policies for the development of the Science and
Technology Business Park speak to issues such as:
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global environmental concerns, energy conservation and ecosystem integrity
through urban design and sustainability policies and regulations;
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the remediation of natural systems through the reinstatement of Bennett Creek and
protecting the significant woodlot and natural hedges;
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personal well being, economic vitality and community identity through the
establishment of a unique employment cluster that will further diversify our local
economy;
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public involvement through public open houses, public notices and the public
meeting;
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urban design excellence through specific urban design standards and zoning
regulations that will create a sense of place and unique urban address; and,
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structured growth by directing the development of the Science and Technology
Business Park to an area within the urban area of Bowmanville.
7.2.2 One of the key strategic directions in the Official Plan is Economic Development. The
proposed Science and Technology Business Park will definitely contribute towards the
economic goals of promoting Clarington as a prime business location in the GTA and
creating a community where residents can live in reasonable proximity to their work
places. It also complements the economic development policies of creating new
employment opportunities and promoting corporate office and industrial developments
in strategic locations along the 401.
7.2.3 The Clarington Official Plan currently designates the northern portion along Highway 2
as well as the central area on both sides of Lambs Road as Prestige Employment Area.
The predominant land uses in such areas shall be professional, corporate and office
buildings, research and development facilities, commercial and technical schools,
certain commercial, community and recreational uses including banks, restaurants,
athletic clubs, etc. under certain provisions.
REPORT NO.: PSD-111-07 PAGE 10
The remainder of the site is designated either Light Industrial or General Industrial. The
predominant uses within the Light Industrial area would be manufacturing, assembling,
processing, fabricating, repairing, research and development, and warehousing while
limited-scale commercial, community and recreational uses are also permitted. General
Industrial areas permit the same uses found in Light Industrial areas, but allows more
outside storage and storage height, permits truck terminals and the repair, storage and
sale of commercial transport vehicles as well as other uses such as non-toxic waste
processing facilities and asphalt plants by site specific rezoning.
7.2.4 The current land use designations are not consistent with the vision for the Science and
Technology Business Park, specifically with regard to urban design, land use and scale
and have not been carried forward into the new designations envisioned for the site. It
is important however to emphasize that the proposed Official Plan and Zoning By-law
amendments and the Secondary Plan are not removing any employment lands from the
area, but it is merely “refining” the land use designations and regulations to fit the vision
for the Science and Technology Business Park.
7.2.5 Proposed Clarington Official Plan Amendments and Draft Secondary Plan:
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Clarington Official Plan Amendments (Attachment 3)
The Planning Rationale Report recommends amendments to the Official Plan to
facilitate the desired development. The proposed amendments establish generic
policies to develop business parks and allow secondary plans to be created.
Appropriate changes have been made where necessary.
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Science and Technology Business Park Secondary Plan (Attachment 3)
Part VI of the Official Plan is amended by adding a Secondary Plan which explains
the vision, framework and guidelines for the site and enshrines them in policy. The
Secondary Plan Land Use framework consists of the following:
Prestige Employment Area 1:
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This area is the gateway to the Science and Technology Business Park and is
the most appropriate location for employment intensive uses exhibiting a high
standard of building and landscape design.
Prestige Employment Area 2:
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This area is intended for employment intensive uses exhibiting a high
standard of building and landscape design, yet to a lesser degree than those
found in Prestige Employment 1 Areas. Prestige Employment 2 will
accommodate smaller lots and a smaller percentage of landscaping than
Prestige Employment 1.
Light Industrial Area:
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This area is designated in less visible areas of the site and it generally caters
for higher employment density and more truck traffic.
REPORT NO.: PSD-111-07 PAGE 11
Mixed Use Corridor Special Study Area:
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This area is intended for the location of high-order employment, personal
service and ancillary uses that will benefit from a high profile location along
Highway 2 and complement the function of the Science and Technology
Business Park.
Environmental Protection Area:
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This area encompasses natural heritage features and publicly owned
stormwater retention and management facilities;
And
A street network of roads that are interconnected, hierarchical and based on a
modified grid that responds to the unique characteristics of the site,
maximizes property frontages and optimizes vehicular access and movement.
Each of the blocks can be developed as single lots or further subdivided into
smaller parcels. There are three primary roads proposed that help with the
creation of a unique and distinctive Science and Technology Business Park,
namely:
Baseline Road, the main entry road and the east-west spine of the
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Science and Technology Park, with a right of way width of 36 metres;
Discovery Drive, an internal ring road that will link the road network of
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local and regional roads and provide secondary access throughout the
Science and Technology Business Park; and,
Promenade Drive, a north-south street that will visually connect the portion
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of the park north of Baseline Road with the southern part adjacent to
Highway 401, thus providing opportunities for prominent vistas.
7.2.6 The Science and Technology Business Park is being added to the East Bowmanville
Industrial Area Community Improvement Area. This will recognize the site as a high
priority employment area and will provide a planning tool to Council to access funding
for infrastructure and urban revitalization.
8.0 ZONING BY-LAW (84-63)
8.1 The majority of the lands between Haines Street and Lambs Road are currently zoned
“General Industrial (M2)” while the southern part along Highway 401 is zoned “Light
Industrial (M1)”. The church property on the corner of Haines Street and Highway 2 is
zoned “Agricultural Exception (A-13)”. Most of the land east of Lambs Road is zoned
“Agricultural Exception (A-1)”, except for the developed Holburn site that is zoned
“General Industrial Exception (M2-17)” and an area around it and between Highway 2
and Baseline that is zoned “Holding - General Industrial Exception (H)M2-17”. A map
reflecting the current zonings within the Science and Technology Business Park site is
enclosed as Attachment 2.
REPORT NO.: PSD-111-07 PAGE 12
8.2 The proposed zoning amendments shown in Attachment 4 follows the designations on
the Secondary Plan Land Use Map and are necessary to implement the proposed
Secondary Plan policies.
The Science and Technology Business Park zones will consist in part of:
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Science and Technology Prestige 1 (MP1) Zone (approx. 20.34 Hectares) – a strip
along the 401 Highway and adjacent to the Highway 401/Bennett Road
interchange;
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Science and Technology Prestige 2 (MP2) Zone (approx. 48.04 Hectares) – the
centre part of the Science and Technology Business Park, taking up the majority of
the land within the park;
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Science and Technology Park Light Industrial (MP3) Zone (approx. 21.68
Hectares) – the north-western part of the Park;
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Science and Technology Park Mixed Use (MP4) Zone (approx. 15.24 Hectares) - a
strip along Highway 2, extending to the depth of each lot fronting onto Highway 2;
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Environmental Protection (EP) Zone (approx. 26.46 Hectares) – the woodlot in the
south-east corner, Bennett Creek that is to be reinstated, the floodplain in the
south-west corner where the centralized pond is proposed, as well as other
publicly owned stormwater retention facilities.
8.3 The existing Holburn Biomedical facility is “absorbed” into the proposed “Science and
Technology Prestige 2 (MP2)” zone and the “Environmental Protection” zone in part,
while the single detached houses along Highway 2 that exist at the date of the passing
of the Zoning by-law, are included in the list of permitted uses.
8.4 The other uses along Highway 2, such as the church, the seasonal farm produce sales
outlet and the home businesses become legal nonconforming uses and are not zoned
to an exception zone. By doing this the development of a distinct and unique cluster of
uses is being promoted that will complement the vision of the Science and Technology
Business Park and it encourages the relocation of incompatible uses.
9.0 SUMMARY OF BACKGROUND STUDIES
9.1 Since the inception of this planning initiative, the following background studies have
been compiled in consultation with Planning and Engineering Staff:
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Draft Master Drainage Plan – by TSH (still under review);
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Infrastructure Service delivery and transportation network – TSH;
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Industrial lands market analysis (for parcels bigger than 25 acres) – The Climans
Group; and a
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Planning and Urban Design study – Urban Strategies.
9.2 The key components of the above mentioned background studies were compressed
into a single report that provides a comprehensive vision and context for facilitating the
planning and development of the Science and Technology Business Park. The report
REPORT NO.: PSD-111-07 PAGE 13
also creates a sound premise for the proposed planning framework. Urban Strategies
prepared this report known as the “Science + Technology Park Planning Rationale
Report” dated July 24, 2007, of which a copy has been distributed under separate
cover.
9.3 The Planning Rationale Report contains the following key components:
a. Historical perspective – an explanation as to what initiated this planning exercise
and of the steps and events leading up to this planning proposal and the economic
opportunities and benefits associated with clustering life science and information
technology;
b. The Vision for the business park site – a conceptual vision for the business park
based on an analysis of the physical characteristics and other economic forces
affecting the study area;
c. Current initiatives and policy – a discussion on all significant infrastructure
initiatives and Planning legislation/policies that have an impact on the proposed
Science and Technology Business Park site;
d. Market analysis – a detailed discussion on the research methodology used to
evaluate the relative attraction of the study area amongst the range of competitive
employment areas that exist throughout Durham Region, and of the findings of this
analysis. The analysis proposed the following initiatives to protect the competitive
advantages of the proposed Science and Technology Business Park:
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Prepare a Master Plan for the Science and Technology Business Park to
create a distinct business address;
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Create buffer lands to ensure that future land use and development around
the park site are complimentary to the Science and Technology Business
Park;
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Promote the whole site area as a Science and Technology Business Park;
and,
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Proactively market and emphasize the premium value of the Science and
Technology Business Park location and the unique synergy between
technology and “business park”.
e. A physical development framework that addresses the foundation upon which the
vision for the park can be realized and is comprised of the Open Space Network,
Roads Network and Land Use Districts and Municipal servicing.
f. Urban Design Guidelines – a short explanation on the broad urban design strategy
and approach to be imposed to maintain a consistent, high quality image befitting a
Science and Technology Business Park.
g. Implementation – this section describes the tools and strategies to implement the
Vision and Planning framework for the proposed Science and Technology
Business Park. It includes proposals to amend current Official Plan policies and
Zoning Bylaw regulations as well as short discussions on an infrastructure and
servicing strategy and an economic development strategy.
REPORT NO.: PSD-111-07 PAGE 14
9.4 The key findings of the Planning Rationale Report are embodied and further articulated
in the proposed Official Plan Amendment, Secondary Plan and Zoning B-law
Amendment.
10.0 PUBLIC NOTICE AND SUBMISSIONS
10.1 Public notice was provided in accordance with the provisions of the Planning Act and
the Municipality of Clarington Official Plan. The notice was placed in the Canadian
Statesman on September 12, 2007 and September 19, 2007.
10.2 As of the writing of this report, staff received inquiries from 2 land owners on how the
proposal will affect existing uses on their properties while another land owner requested
copies of the planning documents accompanying this planning proposal.
10.3 Open Houses were held on June 16, 2005 and April 30, 2007. The first Open House
entailed presentations by TSH and Urban Strategies on the background work that have
been completed to date. At the second Open House the Science and Technology
Business Park Draft Secondary Plan and proposed urban design guidelines were
presented to the public and interested parties.
10.4 The most important issues that were raised at these Open Houses and meetings with
land owners within the Science and Technology Business Park are the following:
?
The future of existing uses within the Science and Technology Business Park site;
?
The status of municipal infrastructure in the area and how soon it will become
available;
?
The increase in traffic and the need for the roads in the area to be
upgraded/widened;
?
The current development interest in the land;
?
The potential number of people that will be employed in the park;
?
The nature and width of the ‘mixed use’ designation along Highway 2;
11.0 AGENCY COMMENTS
11.1 The application was circulated to relevant agencies for comment and the majority of
agency comments were still outstanding at the time of writing this report.
11.2 Comments prepared on behalf of the Clarington Heritage Committee indicated that the
Science and Technology Business Park area contains 7 cultural heritage resource
buildings, referred to in Section 5.6 of this report.
REPORT NO.: PSD-111-07 PAGE 15
12.0 STAFF COMMENTS
12.1 The Science and Technology Business Park should be developed using the principles
of innovation, sustainability and energy conservation, integration, diversity and design
excellence. The Secondary Plan will support development that facilitates growth in the
Life Science and Information and Communication sectors and seeks to encourage land
use patterns and urban design standards that support energy efficient buildings and
green development.
12.2 The Urban Design guidelines and the complementary land use standards will help to
ensure that a consistent, high quality image and sense of place, suitable to the business
park seeking a global profile are maintained.
12.3 The Secondary Plan may require further refinements with regard to the urban design
and detail concepts. These details could be incorporated into a Science and
Technology Business Park Design Plan.
12.4 With regards to the identified Cultural Heritage Resource buildings, a policy has been
included in the Science and Technology Business Park Secondary Plan that requires
the incorporation, where practical, of these dwellings into the redevelopment of
properties.
12.5 The Bennett Creek Master Drainage Plan has not been finalised as of the date of this
report. Although the key components and findings of the Master Drainage Plan have
been incorporated in the planning framework, there are minor design details that need
to be finalized before the proposed Secondary Plan and Zoning By-law can be
approved.
12.6 Municipal Services:
?
The successful marketing and development of the Science and Technology
Business Park will depend upon the timely provision of regional infrastructure and
the promotion of the competitive attributes of the site.
12.7 The next steps will include:
?
The finalization of the Master Drainage Plan;
?
The analysis of comments presented at the Public Meeting;
?
The receipt of all outstanding agency comments; and
?
The submission of a subsequent report to Council for decision.
Upon the approval of the Official Plan amendment, Secondary Plan and Zoning
?
REPORT NO.: PSD-111-07 PAGE 16
13.0 CONCLUSION
13.1 The above mentioned report and supporting documents provides a sound premise in
support of the creation of a prestigious Science and Technology cluster, in a campus
setting, characterized by high quality urban and landscape design. The timely provision
of infrastructure and the promotion of the competitive attributes of this park site are
principal keys in unlocking the economic potential of these employment lands. The
proposed planning framework is intended to steer development to promote synergy
between Life Science and the Information and Communication Technology Sectors.
This report is provided for public review and consideration and staff will report back a
recommended plan.
Attachments:
Attachment 1 - Key Map – Science and Technology Business Park site in Bowmanville
Attachment 2 - Map of current zonings in the Science and Technology Business Park site
Attachment 3 - Official Plan Amendment and Draft Secondary Plan
Attachment 4 - Zoning By-law Amendment
Attachment 5 - Science + Technology Park planning rationale report, July 24, 2007 (distributed
under separate cover)
List of interested parties to be advised of Council’s decision:
1524103 Ontario Ltd., c/o Holburn Maranatha Christian Reform, Attn:
Biomedical Corp Treasurer
720114 Ontario Inc. Pam Tile Limited
812640 Ontario Inc., c/o Pine Ridge Rental Price Terrence Manual
Snyder Edward Jake Salisbury Barry & Jayne
812716 Ontario Limited, c/o Pineridge Saunders Anthony & Sylvia
Rental Tremeer Elliot & Joan
Alford Donald James Veridian Connections Inc
Anglo York Industries Anna & Russ Arsenault
Bruno Anna John Buddo
Cooke Ronald & Barbara Ron Cooke
Devera Leon & Karen Bob Schickendanz
Dupuis Eugene & Sharon Sarah Marshall
East Bowmanville Industrial David Crescitelli
Gawley James & Constance John Mutton
Gray, Ruth Ellen Joyce Myers
Holburn Biomedical Jeff Vreeker
Hoskin Brian & Kevin Kareen Farmer
Ibanez Jose Ron Cooke
Johnston Blake David Hotrum
G. Lawson
Attachment 1
To Report PSD-111-07
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Clarington Science and Technology Business Park Current Zoning
Attachment 3
To Report PSD-111-07
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Official Plan Amendment No. 57 to the Clarington Official Plan
PURPOSE
The purpose of this Amendment is to implement the recommendations of the Clarington
Science and Technology Park Planning Rationale Report.
This initiative is founded on and complements the Official Plan principle of promoting a
competitive, adaptable economic environment to encourage investment and diversify
employment opportunities, and it gives recognition to the Municipality's Corporate Strategic
Business Plan 2007-2010 that identifies the Clarington Science and Technology Business Park
as the No.1 Economic Development Objective of Council.
BASIS
A private company proposed to construct a biotechnology research facility on a portion of a 50
acre parcel of land, currently designated Employment Land in the Clarington Official Plan, at the
corner of Bennett Road and King Street East. This development proposal led the Municipality to
initiate a study of the area as a potential site for a larger research "Business Park" or cluster for
the convergence of Life Science and Information and Communication Technology research
buildings.
In 2004, the Municipality of Clarington commissioned Urban Strategies Inc. and other
consultants in market analysis and engineering to begin an urban design and planning study for
a portion of the lands described in this Secondary Plan. TSH Consulting Engineers was
responsible for traffic engineering and the preparation of a Master Drainage Plan while the
Climans Group conducted the market analysis.
The study confirmed that the subject property is sufficiently unique to warrant the effort and
investment to achieve its latent potential. It recommended that the master planning process
should set as a goal the creation of a distinct business address in Durham Region with
excellence in building design that would build on the physical and geographical assets of the
property.
This Amendment is based upon the study team's analysis summarized in the report entitled
Clarington Science + Technology Park Planning Rationale Report (July 24, 2007), and public
consultations. As part of this process, affected landowners and potential stakeholders were
consulted and public information sessions were held on June 16, 2005 and
April 30, 2007.
PROPOSED AMENDMENT
The Clarington Official Plan is hereby amended as follows:
a) Add a new section 7.3.9 as follows:
"The Municipality recognizes the important role of the information and communication
technology and life science sectors in the local and regional economy and will, in
cooperation with other governments, institutions and businesses, promote development
of the Clarington Science and Technology Business Park.";
b) By re-designating on Map A3, Land Use, Bowmanville Urban Area, the area bounded by
Bennett Road, Highway 2, Highway 401, and Haines Street as Business Park, as shown
on Schedule "A";;
c) By amending Map B3, Transportation, Bowmanville Urban Area, to adjust the road
classifications and alignments in accordance with Schedule "B";
d) By amending Section 3 of the "General Policies for Secondary Plans" to include the
following words: " h) Clarington Science and Technology Business Park";
e) By adding to Section 17 "Special Study Areas", a new "Special Study Area NO.7 (East
Bowmanville Corridor Study)", to number it "17.7" that will read as follows:
Special Study Area NO.7 is located in close proximity to the Bowmanville East Town
Centre and it fronts onto Highway 2. It is strategically situated in terms of access,
visibility and proximity to other amenities and major routes and it forms the northern
edge of the Clarington Science and Technology Business Park. Its locational attributes
creates the potential to introduce a mixture of uses within the study area.
Although certain uses, suitable to the scope of and complementary to the business park,
are allowed, the Municipality will undertake a mixed use corridor study along highway 2,
in consultation with the Regional Municipality of Durham, to determine the desirability of
permitting additional uses and related policies to implement the Regional Corridor
designation in the Durham Regional Official Plan. Until such a study has been
completed, the permitted uses in the Special Study Area are those legally existing uses
as of the date of adoption of this plan, business or administrative offices, Research and
development facilities and Commercial schools.
f) By moving the words "Bowmanville Sub-area B5" in the third priority list in Section
22.3.2, to after the words "Bowmanville Sub-area B4" in the first priority list;
g) By amending Map I, Community Improvement Areas, by extending the Bowmanville
Sub-area B5 area to Bennett Road, as shown on Schedule "C" ;
h) By amending the Secondary Plan list under "Part 6 Secondary Plans", to include the
words "Clarington Science and Technology Business Park";
i) By adding a new Secondary Plan to Part VI as follows:
Clarington Science and Technology Business Park
Secondary Plan
1.0 Introduction
1.1 The Clarington Science and Technology Business Park is located immediately
north of Highway 401, between Bennett Road and Haines Street. King Street!
Highway 2 forms the area's northern boundary. The subject lands are entirely
within the urban area of Bowmanville and designated as Employment Area in the
Regional Official Plan.
1.2 The area for the Science and Technology Business Park, occupies 352 acres
(142.7 hectares). It has been identified as an appropriate location for prestige
employment uses, forming a cluster for Information and Communication
Technologies and Life Science and research that can benefit from close
proximity to the planned Clarington Energy Business Park, Darlington Nuclear
Generation Station, MaRS and the University of Ontario Institute of Technology.
The overall goal of this Secondary Plan is to guide development of a Business
Park that facilitates employment growth, promotes innovation in the Information
and Communication Technology and Life Sciences sectors and demonstrates
environmental sustainability and excellence in design in its development.
1.3 This Secondary Plan is based upon, and future development should be guided
by, the following overarching principles:
a)
Innovation - Businesses in the Park should research, manufacture, and
demonstrate or otherwise support innovative technologies, particularly in
the field of biotechnology and life sciences. The Business Park itself
should be innovative in building design and demonstrate environmental
sustainability to the world.
b)
Conservation and Sustainability - The Business Park, as whole and
individual elements, should be designed to use land, streets, municipal
services and energy efficiently. Techniques to maximize energy efficiency
and sustainability should be integrated into the design of buildings, parking
lots and sites. Developments should also incorporate natural features
such as small creeks and woodlots.
.
c)
Integration - Research and development facilities, institutional and
corporate offices, and manufacturing plants should be mixed within the
Business Park to promote linkages and synergies among related
businesses.
d) Diversity - A wide range of businesses should be accommodated. Streets
should be designed for a variety of transportation modes, including
automobiles, trucks, cycling, walking and public transit.
e) Design Excellence - The design of buildings, streetscapes, open spaces
and infrastructure should be distinctive, aesthetically pleasing and
functional. The physical and business environment of the Business Park
should make it a showcase for Clarington, Durham Region and Ontario.
2.0 Goals
2.1 To enhance the economic competitiveness and global profile of Clarington by
diversifying employment opportunities within Clarington and attracting high-end
knowledge-based employment to the municipality.
2.2 To create a prestige industrial area, designed and operated to promote synergy
among a select group of users in the information and communication
technologies, life sciences and in particular the biotechnology and allied sectors.
2.3 To develop a focal point for research and development and the production of
related products and services to information and communication technologies,
life sciences and biotechnology.
2.4 To facilitate linkages among the University of Ontario Institute of Technology, other
institutions, government agencies and private industry and to build upon and
complement the planned Energy Business Park in Clarington.
2.5 To distinguish the Clarington Science and Technology Business Park as a
unique and innovative employment area and to establish the Business Park as a
signature gateway to Bowmanville and the rest of the GTA through high-quality
design.
2.6 To use land and other natural resources efficiently and with minimal non-
reusable waste.
2.7 To ensure building designs with high urban design standards that are energy
efficient. and meet LEED certification.
2.8 To preserve and integrate, where practical, buildings of historical significance
that will help retain the community's cultural identity and to protect and restore
elements of the site's natural heritage.
3.0 Land Use and Built Form
In addition to the policies of this section, the policies of Sections 4-8 shall also
apply to all areas of the Clarington Science and Technology Business Park.
3.1 Objectives
3.1.1 To accommodate and integrate a mix of complementary industrial and Prestige
Employment Land uses focusing primarily on the Life Sciences, and Information
and Communication Technology fields.
3.1.2 To accommodate a variety of building types and sizes while ensuring that
development overall contributes to a consistent and positive image of the
business park.
3.1.3 To provide, through the placement and massing of buildings, continuity and
enclosure to the streets within the business park.
3.1.4 Public art will be promoted to achieve a high quality public realm and identity in
the business park.
3.1.5 To address the interfaces with surrounding land uses and to devise an
appropriate response to Highway 2.
3.1.6 To encourage the relocation of pre-existing land uses not in keeping with the
vision, goals and objectives of the Plan to other employment areas.
3.2 General Policies
3.2.1 The land use designations for the Clarington Science and Technology Business
Park shown on Map A of this Secondary Plan establish the general pattern for
future development. They consist of Prestige Employment 1, Prestige
Employment 2, Light Industrial, Environmental Protection, and Mixed-Use
Corridor Special Study Area.
3.2.2 Stand-alone restaurants, single use warehouses, distribution facilities, truck
terminals, truck service centres, gas stations, fuel distribution operations, storage
units and any use with significant outdoor storage requirements shall not be
permitted.
3.2.3 Drive-through facilities for restaurants and banks will not be permitted in any of
the land use areas.
3.3 Prestige Employment 1
3.3.1 Prestige Employment 1 Areas are the gateway to the business park. These
areas are the most appropriate location for employment intensive uses exhibiting
a high standard of building and landscape design. The permitted uses are:
a) Business or administrative offices;
b) Research and development facilities;
c) University or college facilities;
d) Commercial schools;
e) Light industries;
f) Hotels and convention centres;
g) Commercial, community and recreational uses that cater to businesses
and employees within the business park, including eating establishments,
athletic clubs, and business and personal services, provided they are
limited in scale and located on the ground floor of a multi-storey building.
3.3.2 The following land use standards shall apply to development within the Prestige
Employment 1 Area.
a) Lot width will generally be a minimum of 100 meters wide;
b) Building height is a minimum of 9 meters;
c) Setback from public streets: 30 meters (minimum) for lots fronting onto
Discovery Drive, Bennett Road or Lambs Road.
d) Outside storage or display of goods is not permitted.
3.4 Prestige Employment 2
3.4.1 Prestige Employment 2 Areas are intended for employment intensive uses
exhibiting a high standard of building and landscape design, yet to a lesser
degree than those found in Prestige Employment 1 Areas. Prestige Employment
2 will accommodate smaller lots and a smaller percentage of landscaping than
Prestige Employment 1. The permitted uses are:
a) Business or administrative offices;
b) Research and development facilities;
c) University or college;
d) Commercial schools;
e) Light industries;
f) Hotels and convention centres;
g) Commercial, community and recreational uses that cater to businesses
and employees within the business park, including eating establishments,
athletic clubs, and business and personal services, provided they are
limited in scale and located on the ground floor of a multi-storey building
3.4.2 The following land use standards shall apply to development within the Prestige
Employment 2 Area. These standards will be implemented through standards
established in the zoning by-law.
a) Lot width will generally be a minimum of 80 meters wide;
b) Building height is a minimum of 9 meters;
c) Setback from public streets: 18 meters (minimum) for lots fronting onto
Baseline Road, Discovery Drive, Innovation Drive (future public streets),
Bennett Road or Lambs Road, with the exception that on Promenade
Drive, the setback is 26 meters.
d) Outside storage or display of goods is not permitted.
3.5 Light Industrial
3.5.1 Light Industrial Areas are designated in less visible areas of the site. It generally
caters for higher employment density and more truck traffic. The permitted uses
are:
a) Business offices that are accessory to another employment use, provided
they do not exceed 25% of the total floor area of the building;
b) Research and development facilities;
c) Commercial schools;
d) Light industries;
e) Eating establishments and business and personal services that cater to
businesses and employees within the business park, provided they are
limited in scale and located on the ground floor of a multi-storey building;
3.5.2 The following land use standards shall apply to development within the Light
Industrial Area. These standards will be implemented through standards
established in the zoning by-law.
a) Lot width will generally be a minimum of 50 meters wide;
b) Building height is a minimum of 6 meters;
c) Setback from public streets: 6 meters (minimum) Lambs Road the setback
will be 18 meters (minimum).
d) Outside storage or display of goods is limited to 25% of the building area
and a maximum of 10% of the lot and it must be screened from public
view and adjacent properties.
3.6 Mixed Use Corridor Special Study Area
3.6.1 The Mixed Use Corridor Special Study Area are intended for the location of high-
order employment, personal service and ancillary uses that will benefit from a
high profile location along Highway 2 and complement the function of the
business park. These lands fall within Special Study Area no. 7. The Municipality
will undertake a mixed use corridor study along highway 2, in consultation with
the Regional Municipality of Durham, to determine the desirability of permitting
additional uses and related policies to implement the Regional Corridor
designation in the Durham Regional Official Plan. This is an area with a mix of
existing and new development forms. Care will be given to ensure built form is
compatible with existing uses, and of a quality to enhance the image of the
business park.
The permitted uses are:
a) business or administrative offices;
b) Research and development facilities;
c) Commercial schools;
e) other uses as determined through a Special Study
3.6.2 The following land use standards shall apply to development within the Mixed
Use Corridor Special Study Area. These standards will be implemented through
standards established in the zoning by-law.
a) Lot width will generally be a minimum of 40 meters wide;
b) Building height is a minimum of 2 storeys and a maximum of 3 storeys;
c) Setback from public streets: generally 6 meters (minimum) but on Lambs
Road the setback will be 18 meters (minimum).
d) Outside storage or display of goods is not permitted.
3.7 Environmental Protection Area
3.7.1 The Environmental Protection Area within the Secondary Plan Area is identified
on Map A and encompasses natural heritage features and publicly owned storm
water retention and management facilities. Lands designated Environmental
Protection Area shall be subject to the policies in Section 14.4 of the Municipality
of Clarington Official Plan.
3.7.2
No development shall be permitted in Environmental Protection Areas.
intended mainly for passive recreation, environmental restoration, visual
and uses related to erosion control and storm water management.
It is
relief
3.7.3 An Environmental Impact Study shall only be required for development
applications on lots adjacent to the significant woodlands identified on Map C.
The Environmental Impact Study shall be prepared in accordance with Section
4.4.24 of the Municipality of Clarington Official Plan.
3.7.4 Bennett Creek will be slightly realigned, as shown on Map A, and restored to
collect storm water, to link other open spaces within the park and to contribute
towards the downstream fish habitat.
3.8 Urban Design Policies for Prestige Employment 1, Prestige Employment 2
and Light Industrial areas:
3.8.1 Building location and design
a) Buildings at the corner of two streets must address the corner with special
architectural massing and architectural detail. Landscaping should also
reinforce this special corner condition.
b) Main building entrances should address and be accessible from a public
street as illustrated in Figures 4 and 6.
c) High-quality exterior cladding materials, such as glass, steel, metal
paneling, and masonry shall be used on the facades of buildings. Pre-cast
paneling and exterior insulated finishing systems will not be permitted. A
significant portion of a fa9ade's surface area must be glazed.
d) Mechanical penthouses, antennae, vents, and chimneys will be screened
from view or incorporated into the design of the roof.
3.8.2 Lighting and signage
a) The light levels must meet IESNA guidelines for industrial development and
should be located so as to mitigate impacts on adjacent residential uses;
b) Exterior building lighting for nightscapes will be encouraged through the site
plan process
c) Signage shall be integrated into and complement the design of buildings and
stand-alone and directional signage shall be incorporated into the design of
the landscape.
3.8.3 Landscaping
a) Areas between the building face and public right-of-way shall be
attractively landscaped and fences are prohibited between the building
and the street.
b) In all instances, the 4m of property adjacent to the public right of way shall
be landscaped.
c) Landscaped areas should be located and designed to enhance the setting
and image of development and provide passive amenity space. These
open spaces may contain storm water facilities.
d) Integration/coordination of open spaces between neighbouring properties
is encouraged.
3.8.4 Access and Parking
a) Any structured parking shall generally be located at the rear of buildings
and screened from view from primary and secondary streets and from the
highway 401corridor. Where structures face roads, high-quality exterior
cladding materials and architectural details should be used.
b) Parking lots shall generally be located to the side and/or rear of buildings
and screened from view through landscaping,
c) Parking lots should be well landscaped and lit to provide safe, comfortable
walking environments and minimize energy consumption. Large parking
lots should be divided by islands containing a minimum of two trees and
other landscaping, with at least one tree for every ten parking spaces.
d) Driveways shall generally be located in between buildings. Shared
driveways are encouraged.
e) Servicing and loading areas shall be located at the rear of the primary
building, away from public streets or appropriately screened from view of
public streets in the interior side yard of the lot. Garbage facilities shall be
located within the primary building.
3.9 Urban Design Policies for the Mixed Use Corridor Special Study Area
3.9.1 Building location and design
a) Developments shall ensure compatibility with existing uses and with those
on adjacent lands, particularly residential uses.
b) Higher density land uses and taller buildings shall be permitted at
intersections of arterial roads.
c) Key intersections should be planned and designed to mark the entrance to
the business park, establish gateways, create a strong sense of arrival,
and give the business park a distinct identity. This should be achieved
through the articulation of building mass and materials. Landscaping
should also reinforce this special gateway condition.
d) Buildings at the corner of two streets shall address the corner with special
architectural massing and special fa9ade treatment
e) To encourage pedestrian activity, buildings shall be oriented toward the
street and transit services, with active uses located at ground level;
3.9.2 Lighting and Signage
a) Lighting should be directed at the street for pedestrian safety and
functionality and should be located so as to mitigate impacts on adjacent
residential uses;
b) Signage shall be integrated into and complement the design of buildings
and combined where practical to prevent sign "pollution". Temporary signs
shall not be permitted along Highway 2;
c) Stand-alone and directional signage shall be incorporated into the design
of the landscape.
3.9.3 Landscaping
a) A consistently high quality of landscaping on private lands will be achieved
that enhances streetscapes and the overall image and environment of the
Mixed Use Corridor Special Study Area;
b) Exterior building lighting for nightscapes will be encouraged through the
site plan process.
c) Landscaped islands with a minimum of two trees and shrubs to divide
large parking areas are required, with at least one tree for every ten
parking spaces.
3.9.4 Access and Parking
a) The number and location of vehicular access points on Highway 2 shall be
limited to minimize disruption to traffic flow and it will be appropriately
spaced in accordance with the Arterial Road Criteria of the Regional
Municipality.
b) Shared parking, parking/service lanes, and access driveway entrances are
encouraged.
c) Driveways to access loading, servicing and parking areas shall be
provided off Local Roads and Secondary Streets, wherever possible.
d) Off-street parking areas, loading areas and service areas shall be
screened, landscaped and located to the rear or side yard of a building to
minimize adverse impacts on residential uses. Loading and service areas
should not be visible from Highway 2, Lambs Road and Bennett Road;
e) A Continuous sidewalk along Highway 2 should promote safe, convenient
and barrier-free pedestrian travel within the site and to adjacent uses
including transit stops;
3.10 Figures 3-11 and 13-19 a) contain conceptual illustrations that demonstrate the
implementation of the urban design principles and road policies contained in this
Secondary Plan.
4.0 Streets and Transportation
4.1 Objectives
4.1.1 To provide a balanced transportation network that encourages walking, cycling
and public transit use while accommodating cars and trucks efficiently.
4.1.2 To establish a road network that provides a flexible framework for development,
maximizes property frontage, and optimizes vehicular access and movement.
4.1.3 To establish an interconnected network of sidewalks that joins areas within the
business park and provides links to adjacent trails and open spaces.
4.1.4 To develop attractive, tree-lined streets with high-quality lighting and other
landscape elements that help to establish a positive, consistent image of the
business park. This will also enhance the pedestrian environment and mitigate
the urban heat island effect.
4.2 Policies
4.2.1 The future network of roads within and adjacent to the business park is shown on
Map A.
4.2.2 Arterial roads:
a) Baseline Road will be the primary entrance to the park and be constructed
in two phases. The design of Baseline Road will accommodate the future
expansion of two traffic lanes into four. The extra width between the
sidewalk and the road in the first phase will become travel lanes in the
second phase. It should have a right-of-way width of 36 meters to
ultimately accommodate future lane expansion. Extensive streetscaping is
recommended. (See Fig. 13).
b) Lambs Road will connect north to the emerging residential neighbourhood.
It will accommodate four lanes of traffic and eventually connect with the
new interchange at Highway 401. Land should be secured so that once
the Ministry of Transportation has completed their study of the preferred
interchange location, construction can occur). The Lambs road right of
way width should be 30 meters in its ultimate configuration. (See Fig. 14)
c) Bennett Road runs north-south along the eastern edge of the business
park and will for the interim period, until the new interchange at Lambs
Road and Highway 401 has been constructed, serve as the main
connection route to Highway 401. The right-of way width should be 30
meters to accommodate sidewalks on both sides, landscaped boulevards,
and two traffic lanes.(See Fig.16)
4.2.3 Collector Roads:
a) Innovation Drive will reinforce the identity and prominence of the Holburn
Research facility as the catalyst in the development of the business park.
Innovation Drive will be a gateway to the business park welcoming
workers and visitors to the site. Extensive streetscaping is recommended.
(See Fig. 15)
b) Haines Street runs north-south and forms the "interface" between the
existing industrial area to the west and the new industrial lands to the east.
The right-of way width should be 23 meters to accommodate sidewalks on
both sides, landscaped boulevards, and two traffic lanes (See Fig.19a).
c) Promenade Drive or the "Promenade" will provide a more formal north-
south street in the eastern half of the business park. Trees will line either
side of the sidewalk. The road accommodates two-lanes of traffic in
addition to a parking lane. The "Promenade" is an integral part of the
public realm and will significantly enhance visual connections from
highway 401 to the interior of the park. The right of way width shall be 23
meters. Extensive streetscaping is recommended. (See Fig. 19)
4.2.4 Local Roads:
a) Discovery Drive will create a modified grid road network, connect paths
throughout the business park, and provide an alternative circulation
movement from the regional roads. It will be the road that connects all
places within the park and its right of way width shall be 23 meters. (See
Fig. 18)
b) Ravine Drive and other local roads will complete the main elements of the
street network. In conjunction with development of the business park
these roads will be constructed and/or upgraded to a right of way width of
20 meters, accommodating landscaped borders, sidewalks, and
boulevards with street trees. (See Fig.17)
4.2.5 For the comfort and safety of pedestrians, curb radii shall generally be 5-8
meters.
4.2.6 Additional Local Roads and private streets to those shown on Map A may be
permitted to subdivide land, serve development and improve the efficiency of the
road network. Such roads and streets shall respect the overall grid pattern of
blocks, have right-of-way widths of 20-23 meters, and generally be designed and
built to municipal standards. See Fig. 18.
4.2.7 Traffic signals will be installed at the Hwy 2 and Lambs Road intersection to
accommodate future intended functions of Lambs Road, Hwy 2, Baseline Rd and
Bennett Road.
4.2.8 An Access Management Plan, with specific attention to access along Highway 2,
may be considered in conjunction with the detailed transportation review at such
time that the land uses have been finalized.
4.2.9 The intersection configurations at major road intersections and the alignment of
other future local roads are subject to further detailed study and may be altered
without amendment to this Plan.
4.2.10 The Municipality, Durham Region and GO Transit will work cooperatively to
develop a long-term public transit strategy for the business park.
4.2.11 Council will require that applications for the development include a Travel
Demand Management (TOM) Plan, The intent of the TOM Plan shall be to
implement and promote measures to reduce the use of low-occupancy and low-
mileage automobiles for trips and to increase transit use, cycling and walking. To
that end, measures to be considered include organizing and promoting car
pooling, providing cycling amenities, providing financial subsidies for transit
passes and other measures that may be identified by Municipal staff.
4.2.12 Cognizance will be given to the 14 meters buffer on both sides of Hwy, 401.
These lands should not be developed until such time that the future widening of
Highway 401 has been confirmed.
5.0 Open Space and Landscaping
5.1 Objectives
5.1.1 The open space network will encourage the integration of ecological functions
with servicing and building design.
5.1.2 To establish where appropriate connected open spaces that manage stormwater,
provide visual relief and outdoor amenities for employees and provide wildlife
habitats.
5.1.3 To maximize stormwater infiltration and minimize stormwater runoff.
5.1.4 To maximize the use of the trail network as a source of connectivity through the
business park.
5.1.5 To highlight the use of the stormwater pond as an important Business Park
amenity and focus for the business park's open space network.
5.2 Policies
5.2.1 The open space network will use the natural features of the site to enhance
pedestrian activity and develop the business park's identity.
5.2.2 Bennett creek will become a spine for the business park's open space network.
Future buildings along the channel will integrate the storm water system into their
landscape design, creating a cohesive development pattern along this important
natural feature. A continuous connected trail network will be created along the
Bennett creek channel.
5.2.3 The storm water pond should be designed as part of the park's "gateway" in
anticipation of the future re-Iocation of the interchange.
5.2.4 Linking private open spaces, to promote visual connectivity, shall be encouraged.
5.2.5 Storm water management swales shall be incorporated into the planning and
design of open spaces.
5.2.6 To enhance the image of the business park and help achieve the goal of
environmental sustainability, the following measures and techniques related to
landscape design, construction and maintenance shall be encouraged:
a) Preserving existing stands of trees and hedgerows, and integrating them
into new open space systems;
b) Identification and re-establishing the habitat of native flora and fauna, and
managing such areas appropriately;
c) The use of native plants;
d) Locating and selecting plants to provide climate protection for buildings
and employees, for example, using deciduous trees with large canopies
planted on heavily-glazed south sides of buildings and at the periphery of
parking lots to reduce and redirect sun exposure in summer;
e) Coordinating landscaping treatments among neighbouring developments;
f) The use of swales to channel storm water runoff from parking areas to
ponds;
g) The use of landscapes drainage basins internal to large parking areas;
h) The use of permeable materials instead of paving for walkways, driveways
and parking areas, where feasible;
i) Selecting, designing and operating outdoor lighting, where required, to
conserve energy and minimize light pollution.
j) Storm water management systems shall be integrated into the design of
buildings and the landscape.
k) Natural water courses shall be retained wherever possible.
5.2.7 Naturalized landscape areas for the benefit of wildlife habitat and reduction in
water use are encouraged provided appropriate landscape management
practices are followed.
5.2.8 Storm water management should be seen as an amenity, enhance the image of
the business park, and be incorporated into the planning and design of open
spaces, buildings, and paved areas. Storm water retention ponds and other
elements should contribute to a business park-like setting and establish
connections to other open space amenities.
5.2.9 As the site is "urbanized", elements of its rural heritage should be preserved
where appropriate.
5.2.10 Preserve the unimpaired views of the study area from Highway 401 and enhance
these views.
5.2.11 Landscaping of road right of ways should adhere to section 5.3 Landscaping of
the Region of Durham Arterial Corridor Guidelines (November 2005):
a) Plan the location of sidewalks, driveways and utilities around existing
healthy trees;
b) Invest in the longevity of landscaping with proper planting and care.
c) Seek permission from adjacent landowners to plant on their properties, if
the right-of-way is too narrow to support plantings;
d) Plant deciduous trees between the curb and the sidewalk;
e) Plant trees at grade;
f) Plant trees further from the curb on wide, high-speed roads, to protect
them from harmful salt spray, strong winds, fumes and heat reflected from
the road.
6.0 Servicing
6.1 Objectives
6.1.1 Generally, development shall proceed on the basis of full municipal water and
sanitary services being in place at building occupancy. However, temporary
alternative methods might be considered with the approval of the Regional
Municipality of Durham.,
6.1.2 A centralized storm water management facility, in accordance with the Master
Drainage Plan, will provide an appropriate set of collection system improvement
in anticipation of future development.
Any development that precedes the construction of this pond will require property
owners contributing their proportionate share towards the construction thereof,
but will not exempt the developer/owner from providing temporary on-site
detention and control facilities.
6.1.3 Development proposals shall incorporate on-site controls such as green roofs,
porous paving materials and other infiltration and detention facilities, according to
the requirements of the Bennett Creek Master Drainage Plan.
6.1.4 It is the objective of this Plan to re-align and restore the Bennett Creek tributary
as part of the redevelopment area, through:
a) The dedication of the blocks required to reestablish this channel through
the development process;
b) The planting of appropriate vegetation;
c) Implementing storm water management controls to improve surface water
flows.
6.2.7 All utilities shall be buried below grade in the street right-of-way, in easements, or
beneath trails where required. For ease of access and maintenance, shared
utility trenches are encouraged.
6.2.8 Council will require that development applications include a Sustainability Plan.
Sustainability Plans shall consider, but not be limited to the following techniques
to reduce storm water runoff, improve water quality and conserve energy:
a) Rain barrels or cisterns to capture rainwater for reuse in landscape
irrigation and other non-potable water applications;
b) Vegetated swales to filter and detain stonm water;
c) Porous surfaces for pathways, patios and parking lots to allow infiltration
of storm water;
d) Grey water systems that capture storm water runoff and other grey water
for reuse in toilets and industrial operations;
e) The use of renewable energy sources for building systems and exterior
lighting, such as solar, wind and geothermal;
f) Cogeneration, Le., capturing and using heat from power generation;
g) Green roofs;
h) Other techniques encouraged by the policies of this Secondary Plan and
which may be identified by Municipal staff.
i) Techniques outlined in Section 7.2.8 of this plan.
7.0 Building Design and Construction
7.1 Objectives
7.1.1 To facilitate and promote "green" buildings, Le., buildings that incorporate
certified energy-saving and environmentally-friendly techniques. All buildings
should LEED's certified at the Silver level.
7.1.2 To utilize and demonstrate new building sciences that maximizes energy
conservation and efficiency.
7.1.3 To maximize the life span of buildings.
7.1.4 Promote and enforce good design practices to ensure the business park
maintains a consistent, high-quality image and sense of place.
7.1.5 Provide for excellence in building design and landscaping to create an identity
that will distinguish the business park as a unique place within the Greater
Toronto Area.
7.2 Policies
7.2.1 Best practices in "green" development should apply to all elements within the
Business Park, including buildings, landscaping, parking, servicing and other
infrastructure. LEEDTM standards are required.
7.2.2 Seven buildings have been identified by the Clarington Heritage Committee as
cultural heritage resources (See Fig. 12). These structures will be incorporated
into the redevelopment of a site, where practical and in accordance with Section
8.3 (Policies on Cultural Heritage) in the Clarington Official Plan
7.2.3 Building signage must be incorporated into, and coordinate with, the architecture
of the building. Stand-alone and directional signage shall be incorporated into
the design of the landscape.
7.2.4 Main building entrances must address and be accessible from a primary or
secondary road. Building location and design should take advantage of open
space vistas.
7.2.5 Building construction and operation methods that minimize the use of non-
renewable energy and use recycled and locally-produced materials shall be
encouraged.
7.2.6 Buildings flexibly designed to meet the potentially changing needs of current and
future businesses shall be encouraged.
7.2.7 High-quality exterior cladding materials, such as glass, steel, metal paneling and
masonry, shall be used on the facades of buildings fronting primary streets and
pre-cast paneling and exterior insulated finishing systems generally shall not be
permitted on facades facing these roads.
7.2.8 Energy conservation measures and techniques in building design shall be
encouraged. These may include:
a) Windows that open to allow for natural ventilation and reduce the use of
air conditioning;
b) Glazing on the south side of a building to maximize direct sunlight in
winter;
c) Sun louvers to minimize direct sunlight in summer;
d) Green roofs - roofs that are partially or completely covered with plants to
minimize water runoff and improve building insulation.
8.0 IMPLEMENTATION
8.1 Zoning By-law Amendments for lands within the Clarington Science and
Technology Business Park shall conform to this Secondary Plan.
8.2 The review and approval of Site Plan Applications for lands within the business
park shall be guided by the policies of this Secondary Plan.
8.3 Applications for Plans of Subdivision for lands within the business park shall
include a Phasing Plan. Phasing Plans shall establish the order of private
development and the staging of construction of landscaping, public infrastructure
and services. The Phasing Plan shall take into account the responsibility for
construction of the public infrastructure and services and shall be considered by
the Municipality in enacting Zoning By-law Amendments and recommending
Plans of Subdivision for approval.
8.4 The Municipality will work with landowners and the Regional Municipality of
Durham to develop an Infrastructure Master Plan for the phasing and financing of
roads, municipal water and sanitary sewer and stormwater facilities to the
business park.
8.5 In addition to the provisions of Section 23.4.2 of the Official Plan, Holding
Symbols may be used to ensure achievement of the policies of this Secondary
Plan. Prior to the lifting of a Holding Symbol, the following provisions apply in
respect to the Secondary Plan Area:
a) plans for the proposed development must show that the proponent has
successfully implemented the Urban Design Policies and transportation
objectives of this Secondary Plan to the satisfaction of the Municipality;
and
b) arrangements have been made satisfactory to the Municipality and the
Region of Durham for the proponent's contributions and dedications to the
Sustainability and Infrastructure Management Plans referenced in
Sections 6.2.8 and 8.4.
8.6 The Municipality will work with the Regional Municipality of Durham to expedite
the provision of municipal services to allow development of the business park.
8.7 The Municipality will work with the Regional Municipality of Durham to expedite
the completion of a Special Study for the lands designated "Mixed Use Corridor
Special Study Area" within this Secondary Plan;
8.8 The Municipality will make provision in future budgets for the acquisition of the
relevant portion of lands bounded by Baseline Road, Haines Road and the 401
Highway for the establishment of a centralized storm water pond for the business
park;
8.9 The Municipality, in consultation with the Regional Municipality of Durham, will
prepare a Streetscape Implementation Plan to ensure quality of streetscape and
consistency in design along local roads and roads under regional jurisdiction.
8.10 The Municipality, through Development Charges Levy, will make provision for
streetscaping within local road right of widths, and encourage the Regional
Municipality of Durham to follow suit.
8.11 The Municipality will explore the different tools available to promote and stimulate
the development of the business park.
9.0 INTERPRETATION
9.1 Some flexibility in the interpretation of the policies contained in this Secondary
Plan is permitted provided that its general intent is maintained. The boundaries of
land use areas are approximate and shall be defined by the precise alignment of
new streets or implementing Zoning By-laws.
9.2 The Figures contained in Appendix 1 of this Secondary Plan are for illustrative
purposes and are not to be considered prescriptive.
9.3 The policies of this Plan shall be interpreted in conjunction with the applicable
policies of the Clarington Official Plan. In the event of a conflict between the
provisions of the Official Plan and this Plan, the Secondary Plan shall prevail.
9.4 Definitions
Life Sciences
The study of living things: a branch of science that is concerned with plants,
animals, and other living organisms and includes research and development in
pharmaceutical and medicine manufacturing, medical devices and health and
non-health biotechnology.
Information and Communication Technology
The technology required for information processing. In particular the use of
electronic computers and computer software to convert, store, protect, process,
transmit, and retrieve information from anywhere, anytime. It includes computer
hardware and software development, telecommunications equipment
manufacturing, telecommunications service providers and associated service
providers.
Biotechnology
The application of biological knowledge and techniques pertaining to molecular,
cellular and genetic processes to develop products and services.
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Attachment 4
To Report PSD-111-07
THE CORPORATION OF THE MUNICIPALl1Y OF CLARINGTON
BY-LAW NO. 2007-_
being a By-Law to amend By-Law 84-63, the Comprehensive Zoning By-Law
for the Corporation of lhe Municipality of Clarington
WHEREAS the Council of Ihe Corporation of the Municipality of Clarington deems it
advisable to amend By-Law 84-63, as amended, of the Corporation of the fomner Town of
Newcastle in accordance with the policies contained in Amendment #57 to the Clarington
Official Plan (COPA 2007-0011) to implement the Clarington Science and Technology
Business Park and the rezoning application ZBA 2007-0036;
NOW THEREFORE BE IT RESOLVED THAT the Council of the Corporation of lhe
Municipality of Clarington enacts as follows:
1. Section 23 "LIGHT INDUSTRIAL (M1) ZONE" is hereby amended by introducing a
new subsection 23E as follows;
"SECTION 23E
23E SCIENCE AND TECHNOLOGY PARK PRESTIGE1 (MP1\ ZONE
23E.1 DEFINITIONS
For the purposes of this zone, the following definitions apply;
Business or Administrative Office shall mean an establishment in which one or
more persons are employed in conducting, managing, or administering a business.
The term business or administrative office includes the administrative offices of a
government agency or a non-profit organization.
Convention Centre shall mean an establishment having facilities for meetings,
seminars, exhibitions, workshops and other similar activities and may include
dining facililies to serve participants but does not include sleeping accommodation.
Drive-Through Facility shall mean the use of land, buildings or structures, or part
thereof, to provide or dispense products or services, either wholly or in part
through an attendant or a window or an automated machine, to customers
remaining in motor vehicles located in a stacking lane.
Fitness Centre shall mean an establishment that provides facilities for recreational
or athletic activities, including but not limited to body-building and exercise classes.
Life Science shall mean the study of living things: a branch of science that is
concerned with plants, animals, and other living organisms and includes research"
and development in pharmaceutical and medicine manufacturing, medical devices
and health and non-health biotechnology.
Light Industry shall mean an industry which is engaged in assembly,
manufacturing, fabricating or processing activities that are not offensive or not
likely to be offensive by reason of the amount of noise, smoke, odour, emissions,
or vibration produced therein, but excludes a recycling facility, a waste
management or processing facility or a waste incineration facility.
Research and Development Facility shall mean an establishment used for the
purpose of conducting pure and applied research and experimentation and
includes such facilities as administrative offices, laboratories, lecture rooms,
display rooms, pilot units, simulating equipment and the like and service and
machine shops to serve the research and development facility,
23E,2 PERMITTED USES
No person shall within the Science and Technology Prestige 1 (MP1) Zone use
any land or erect, alter or use any building or structure except as specified
hereunder:
i) business or administrative office related to Information and Communication
Technology or Life Science;
ii) university or college facilities related to Information and Communication
Technology or Life Science;
iii) commercial school related to Information and Communication Technology
or Life Science;
iv) research and development facility related to Information and
Communication Technology or Life Science;
v) light industries related to Information and Communication Technology or
Life Science;
vi) hotel;
vii) convention centre;
viii) fitness centre, ancillary to the uses listed in Section 23E,2 i) to v);
ix) eating establishment without a drive-through facility, ancillary to the uses
listed in Section 23E.2 i) to v).
23E.3 REGULATIONS
a)
Lot Area (minimum)
1 hecta re
b)
Lot Frontage (minimum)
100 meters
c) Yard Requirements:
i) For lots fronting onto Discovery Drive (a future public street shown on
Schedule 1), Bennett Road or lambs Road
Front Yard 30 meters (minimum)
Exterior Side Yard 30 meters (minimum)
Interior Side Yard 6 meters (minimum)
ii) For lots fronting onto other roads
Front Yard
Exterior Side Yard
Interior Side Yard
8 meters (minimum)
8 meters (minimum)
6 meters (minimum)
iii) Rear Yard
10 meters (minimum)
With the exception that the Rear
or Side Yard adjacent to Highway 401 is
24 meters (minimum)
d)
lot Coverage (maximum)
50%
e)
Building Height
9 meters (minimum)
f)
landscape Open Space (minimum)
40%
g) landscaping Strip Width Requirements (minimum)
i) For lots fronting onto Discovery Drive (a future public street shown on
Schedule 1), Bennett Road or Lambs Road
Front and Exterior Side Yard
Rear and Interior Side Yard
10 meters
4 meters
iil
For lots fronting onto other roads
Front, Rear, Exterior and Interior Side Yards
4 meters
h) No outside storage or outside garbage facilities shall be permitted.
i) A maximum of 12 parking spaces is permitted within the required Front Yard
or the Exterior Side Yard.
2. Section 23 "LIGHT INDUSTRIAL (M1) ZONE" is hereby amended by introducing a
new subsection 23F as follows:
"SECTION 23F
23F SCIENCE AND TECHNOLOGY PARK PRESTIGE 2 fMP2) ZONE
23F.1 DEFINITIONS
For the purposes of this zone, the following definitions apply;
Business or Administrative Office shall mean an establishment in which one or
more persons are employed in conducting, managing, or administering a business.
The term business or administrative office includes the administrative offices of a
government agency or a non-profit organization.
Convention Centre shall mean an establishment having facilities for meetings,
seminars, exhibitions, workshops and other similar activities and may include
dining facilities to serve participants but does not include sleeping accommodation.
Drive-Through Facility shall mean the use of land, buildings or structures, or part
thereof, to provide or dispense products or services, either wholly or in part
through an attendant or a window or an automated machine, to customers
remaining in motor vehicles located in a stacking lane.
Fitness Centre shall mean an establishment that provides facilities for recreational
or athletic activities, including but not limited to body-building and exercise classes.
Information and Communication Technology shall mean the technology
required for information processing. In particular the use of electronic computers
and computer software to convert, store, protect, process, transmit, and retrieve
information from anywhere, any1ime. It includes computer hardware and software
development, telecommunications equipment manufacturing, telecommunications
s81vice providers and associated service providers.
Life Science shall mean the study of living things: a branch of science that is
concerned with plants, animals. and other living organisms and includes research
and development in pharmaceutical and medicine manufacturing, medical devices
and health and non-health biotechnology.
Light Industry shall mean an industry which is engaged in assembly,
manufacturing, fabricating or processing activities that are not offensive or not
likely to be offensive by reason of the amount of noise, smoke, adaur, emissions,
or vibration produced therein, but excludes a recycling facility, a waste
management or processing facility or a waste incineration facility.
Research and Development Facility shall mean an establishment used for the
purpose of conducting pure and applied research and experimentation and
includes such facilities as lecture rooms, administrative offices, laboratories,
display rooms, pilot units, simulating equipment and the like and service and
machine shops to serve the research and development facility.
23F.2 PERMITTED USES
No person shall within the Science and Technology Prestige 2 (MP2) lone use
any land or erect, alter or use any building or structure except as specified
hereunder:
i) business or administrative office related to Information and Communication
Technology or Life Science;
ii) university or college facilities reiated to Information and Communication
Technology or Life Science;
iii) commercial school related to Information and Communication Technology
or Life Science;
iv) research and development facility related to Information and
Communication Technology or Life Science;
v) light Industry related to Information and Communication Technology or Life
Science;
vi) convention centre;
vii) day nursery, ancillary to the uses listed in Section 23F.2 i) to v);
viii) fitness centre, ancillary to the uses listed in Section 23F.2 i) to v);
ix) financial office, ancillary to the uses listed in Section 23F.2 i) to v);
x) eating establishment without a drive-through facility, ancillary to the uses
listed in Section 23F.2 i) to v).
23F.3 REGULATIONS
a)
Lot Area (minimum)
b)
Lot Frontage (minimum)
c) Yard Requirements
8000 m'
80 meters
i) For lots fronting onto Baseline Road, Discovery Drive, Innovation
Drive, (future public streets shown on Schedule 1), Bennett Road
or Lambs Road:
Front Yard
Exterior Side Yard
Interior Side Yard
Rear Yard
18 meters (minimum)
with the exception that on Promenade
Drive the setback is 26 meters (minimum)
18meters (minimum)
with the exception that on Promenade
Drive the setback is 26 meters (minimum)
6 meters (minimum)
6 meters (minimum)
With the exception that a rear yard facing
Baseline Road, Discovery Drive,
Innovation Drive, (future public streets
shown on Schedule 1), Bennett Road or
Lambs Road is
18 meters (minimum)
With the exception that on Promenade
Drive the rear setback is 26 meters
(minimum);
With the exception that a rear yard facing
the CM1 lone is 10 meters (minimum),
and
With the exception that a rear yard facing
a public open space is 2 meters
(minimum)
ii) For lots fronting onto other roads
Front Yard
Exterior Side Yard
Interior Side Yard
8 meters (minimum)
8 meters (minimum)
6 meters (minimum)
Rear Yard
6 meters (minimum)
With the exception that a rear yard facing
the CM1 Zone is 10 meters (minimum)
d)
Lot Coverage (maximum)
60%
e)
Building Height (minimum)
9 meters
f)
Landscape Open Space (minimum)
30%
g) Landscaping Strip Width Requirements (minimum)
i) For lots fronting onto Discovery Drive, Innovation Drive and
Promenade Drive (future public streets shown on Schedule 1),
Baseline road, Bennett Road or Lambs Road
Front and Exterior 10 meters
Rear and Interior Side Yard 4 meters
ii)
For lots fronting onto other roads
Front and Exterior Side Yards
Interior Side and Rear Yard
4 meters
2 meters
h) No outside storage or outside garbage facilities shall be permitted.
i) A maximum of 12 parking spaces is permitted within the required Front Yard
or the Exterior Side Yard.
3. Section 23 "LIGHT INDUSTRIAL (M1) ZONE" is hereby amended by introducing a
new subsection 23G as follows:
"SECTION 23G
23G SCIENCE AND TECHNOLOGY PARK LIGHT tNDUSTRIAL /MP3) ZONE
23G.1 DEFINITIONS
For the purposes of this zone, the following definitions apply:
Business or Administrative Office shall mean an establishment in which one or
more persons are employed in conducting, managing, or administering a business.
The term business or administrative office includes the administrative offices of a
government agency or a non-profit organization.
Drive-Through Facility shall mean the use of land, buildings or structures, or part
thereof, to provide or dispense products or services, either wholly or in part
through an attendant or a window or an automated machine, to customers
remaining in motor vehicles located in a stacking lane.
Information and Communication Technology shall mean the technology
required for information processing. In particular the use of electronic computers
and computer software to convert, store, protect, process, transmit, and retrieve
information from anywhere, anytime. It includes computer hardware and software
development, telecommunications equipment manufacturing, telecommunications
service providers and associated service providers.
Life Science shall mean the study of living things: a branch of science that is
concerned with plants, animals, and other living organisms and includes research
and development in pharmaceutical and medicine manufacturing, medical devices
and health and non-health biotechnology.
Light Industry shall mean an industry which is engaged in assembly,
manufacturing, fabricating or processing activities that are not offensive or not
liKI~ly to be offensive by reason of the amount of noise, smoke, odour, emissions,
or vibration produced therein, but excludes a recycling facility, a waste
management or processing facility or a waste incineration facility.
Research and Development Facility shall mean an establishment used for the
purpose of conducting pure and applied research and experimentation and
includes such facilities as lecture rooms, administrative offices, laboratories,
display rooms, pilot units, simulating equipment and the like and service and
machine shops to serve the research and development facility.
23G.2 PERMITTED USES
No person shall within the Science and Technology Park Light Industrial (MP3)
Zone use any land or erect, alter or use any building or structure except as
specified hereunder:
i) business or administrative office related to Information and Communication
Technology or Life Science;
ii) university or college facilities related to Information and Communication
Technology or Life Science;
iii) commercial school related to Information and Communication Technology
or Life Science;
iv) research and development facility related to Information and
Communication Technology or Life Science;
v) light Industries related to Information and Communication Technology or
Life Science;
vi) warehousing ancillary to the uses listed in Section 23G.2 i) to v) ;
vii) eating establishment without a drive-through facility, ancillary to the uses
listed in Section 23G.2 i) to v).
23G.3 REGULATIONS
a)
Lot Area (minimum)
4000 m'
b)
Lot Frontage (minimum)
50 meters
c) Yard Requirements
i) For lots fronting onto Lambs Road
Front Yard and Exterior Side Yard 18 meters
(minimum)
Interior Side Yard 4 meters (minimum)
Rear Yard 4 meters (minimum)
With the exception that a rear yard facing
Lambs Road 18 meters (minimum)
With the exception that a rear yard facing
the CM1 Zone is 10 meters (minimum)
ii) For lots fronting onto other roads
Front Yard and Exterior Side Yard 6 meters (minimum)
Interior Side Yard 4 meters (minimum)
Rear Yard 4 meters (minimum)
With the exception that a rear yard facing
the CM1 Zone is 10 meters (minimum)
d) Lot Coverage (maximum)
60%
e) Landscape Open Space (minimum)
20%
f) Building Height (minimum)
6 mete rs
g) Landscaping Strip Width Requirements (minimum)
i)
For lots fronting onto Lambs Road
Front and Exterior Side Yard
Rear and Interior Side Yard
10 meters
2 meters
ii)
For lots fronting onto other roads
Front and Exterior Side Yards
Interior Side and Rear Yard
4 meters
2 meters
h) A maximum of 6 parking spaces is permitted within the required Front Yard
or the Exterior Side Yard.
23G.4 REGULATIONS FOR SERVICING, LOADING AND GARBAGE AREAS
Servicing, loading and garbage areas shall be located in the rear or interior side
yard and shall be screened from view. Servicing and loading areas in an interior
side yard shall be set back a minimum of 10 metres from the front of the building.
23G,5 REGULATIONS FOR OUTSIDE STORAGE
a) Outside storage is limited to 25% of the building area and a maximum of 10%
of the lot and it must be screened from public view and adjacent properties
b)
Maximum height of outdoor storage area
3 meters
c) Outside storage of materials shall be screened from public streets adjoining
the lot by a combination of buildings, berms or landscaping.
4. Section 23 "LIGHT INDUSTRIAL (M1) ZONE" is hereby amended by introducing a
new subsection 23H as follows:
"SECTION 23H
23H SCIENCE AND TECHNOLOGY PARK MIXED USE (MP4) ZONE
23H.1 DEFINITIONS
For the purposes of this zone, the following definitions apply;
Business or Administrative Office shall mean an establishment in which one or
more persons are employed in conducting, managing, or administering a business.
The term business or administrative office includes the administrative offices of a
government agency or a non-profit organization.
Drive-Through Facility shall mean the use of land, buildings or structures, or part
thereof, to provide or dispense products or services, either wholly or in part
through an attendant or a window or an automated machine, to customers
remaining in motor vehicles located in a stacking lane.
Information and Communication Technology shall mean the technology
required for information processing. In particular the use of electronic computers
and computer software to convert, store, protect. process, transmit, and retrieve
information from anywhere, anytime It includes computer hardware and software
development, telecommunications equipment manufacturing, telecommunications
service providers and associated service providers.
Life Science shall mean the study of living things: a branch of science that is
concerned with plants, animals, and other living organisms and includes research
and development in pharmaceutical and medicine manufacturing, medical devices
and health and non-health biotechnology.
Research and Development Facility shall mean an establishment used for the
purpose of conducting pure and applied research and experimentation and
includes such facilities as lecture rooms, administrative offices, laboratories,
display rooms, pilot units, simulating equipment and the like and service and
machine shops to serve the research and development facility.
23H.2 PERMITTED USES
No person shall within the Science and Technology Park Mixed Use (MP4) Zone
use any land or erect, alter or use any building or structure except as specified
hereunder:
i) dwelling units existing at the date of passing of this By-law;
ii) business or administrative office related to Information and Communication
Technology or Life Science;
iii) commercial school related to Information and Communication Technology
or Life Science;
iv) research and development facility related to Information and
Communication Technology or Life Science;
v) convention centre;
vi) fitness centre, ancillary to the uses listed in Section 23E.2 ii) to iv);
vii) eating establishment without a drive-through facility, ancillary to the uses
listed in Section 23E.2 ii) to iv).
23H,3 REGULATIONS
a)
Lot Area (minimum)
3000m'
b)
Lot Frontage (minimum)
40 meters
c) Yard Requirements
i) Front Yard and Exterior Side Yard 6 metres (minimum) to
8 meters (maximum)
ii) Interior Side Yard (minimum) 2 meters
iii) Rear Yard (minimum) 10 meters
with the exception that where it faces
a public open space the setback is
2 mete rs
d)
Lot Coverage (maximum)
60%
e)
Landscape Open Space (minimum)
10%
f)
Building Height (minimum)
2 storeys
and maximum 3 storeys
g)
Landscaping Strip Width Requirements (minimum)
i) Front Yard and Exterior Side Yard
ii) Interior Side Yard and Rear Yard
4 meters
2 meters
23H.4 REGULATtONS FOR SERVICING, LOADING AND GARBAGE AREAS
a) Servicing, loading and garbage areas shall be located in the Rear or Interior
Side Yard and shall be screened from view. Servicing, loading and garbage
areas in an interior side yard shall be set back a minimum of 10 metres from
the front of the building.
23H.5 REGULATIONS FOR OUTSIDE STORAGE
a) No outside storage or outside garbage facilities shall be permitted.
5. Schedule "1" to By-Law 84-63, as amended, is hereby further amended by changing
the zone designation from:
"Agricultural Exception 13 (A-13) Zone" to "Holding - Science and Technology Park
Mi:.(ed Use (MP4) Zone"
"Agricultural Exception (A-1) Zone" to "Holding - Science and Technology Park
Mixed Use (MP4) Zone"
"Agricultural Exception (A-1) Zone" to "Holding - Science and Technology Park
Prestige Employment 1 (MP1) Zone"
"Agricultural Exception (A-1) Zone" to "Holding - Science and Technology Park
Prestige Employment 2 (MP2) Zone"
"Ag'icultural Exception (A-1) Zone" to "Environmental Protection Zone"
"Light Industrial (M1) Zone" to "Environmental Protection Zone"
"General Industrial (M2) Zone" to "Environmental Protection Zone"
"General Industrial (M2) Zone" to "Holding - Science and Technology Park Light
Industrial (MP3) Zone"
"General Industrial (M2) Zone" to "Holding - Science and Technology Park Mixed
Use (MP4) Zone"
"General Industrial Exception 17 (M2-17) Zone" to "Environmental Protection Zone"
"General Industrial Exception 17 (M2-17) Zone" to "Science and Technology Park
Prestige Employment 2 (MP2) Zone"
"Holding - General Industrial Exception 17 (M2-17) Zone" to ""Environmental
Protection Zone"
"Holding - General Industrial Exception 17 (M2-17) Zone" to "Holding - Science and
Technology Park Prestige Employment 2 (MP2) Zone"
"Holding - General Industrial Exception 17 (M2-17) Zone" to "Holding - Science and
Technology Park Mixed Use (MP4) Zone"
as shown on the attached Schedule "A" hereto.
6. Schedule "A" attached hereto shall form part of this By-Law.
7. This By-Law shall come into effect on the date of the passing hereof, subject to the
provisions of Sections 17(2) and 34 (21) of the Planning Act, R.S.O. 1990.
By-Law read a first time this day of
2007
By-Law read a second time this day of
2007
By-Law read a third time and finally passed this day of
2007
Jim Abernethy, Mayor
Patti L .Barrie, Municipal Clerk
This is Schedule II A" to By-law 2007-
passed this day of , 2007 A.D.
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Zoning Change:
~ From'A-1'To 'EP'
I~ ~~1 From 'M1' To 'EP'
BmI From 'MZ" To 'EP'
[Q::] From '(H)MZ-17' To 'EP"
G:iJ From 'MZ-17' To "EP"
Jim Abernethy. Mayor
~ From 'A-1' To '(H)MP1'
~ From'A-1'To'(H)MPZ'
~ From '(H)MZ-17" To '(H)MPZ"
_ From 'MZ-17' To 'MPZ"
~ From 'MZ' To '(H)MP3'
~ From 'A-1'To '(H)MP4'
G::::1 From 'A-13' To (H)MP4"
I?ZZl From 'MZ'To '(H)MP4'
P,"'i'i:~ From '(H)MZ-17' To '(H)MP4'
Patti L Sorrie, Municipal Clerk
BOWMANVILLE