HomeMy WebLinkAbout93-207 THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY-LAW NUMBER 93- 207
being a By-law to adopt Amendment Number 56 to the Official Plan of the former Town of
Newcastle.
WHEREAS Section 17(6) of the Planning Act, R.S.O. 1990, as amended, authorizes the
Municipality of Clarington to pass by-laws for the adoption of or repeal of Official Plans and
amendments thereto.
WHEREAS the Council of the Corporation of the Municipality of Clarington deems it
advisable to amend the Official Plan of the former Town of Newcastle to incorporate a
Secondary Plan for the Bowmanville West Main Central Area.
NOW THEREFORE BE IT RESOLVED THAT the Council of the Corporation of the
Municipality of Clarington enacts as follows:
1. That Amendment Number 56 to the Official Plan of the former Town of Newcastle,
being the attached Exhibit "A" and Explanatory Text, is hereby adopted.
2. That the Clerk of the Municipality of Clarington is hereby authorized and directed to
make application to the Minister of Municipal Affairs for approval of the
aforementioned Amendment Number 56 to the Official Plan of the former Town of
Newcastle. d
3. This By-law shall come into force and take effect on the date of passing thereof.
BY-LAW read a first time this 13th day of December 1993
BY-LAW read a second time this 13th day of December 1993
BY-LAW read a third time and finally passed this 13th day of December 1993.
MAYOR --
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This amendment was adopted by the Council of the Corporation of the
Municipality of Clarington by By-law No. 93-207 in accordance with
the provisions of Sections 17 and 21 of the Planning Act, S.O.
1983, as amended, on the 13th day of December 1993.
CORPORATE
SEAL OF
MA LE MUNICIPALITY
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AMENDMENT NO. 56 TO THE OFFICIAL PLAN OF
THE FORMER TOWN OF NEWCASTLE
PURPOSE: The Purpose of this Amendment is to incorporate a Secondary Plan and policies for the
Bowmanville West Main Central Area into the Official Plan of the former Town of
Newcastle.
LOCATION: The lands subject of this Amendment are located in part Lots 13 and 14, Concession 1,
former Town of Bowmanville and Part Lots 15 and 16, Concession 1, former Township
of Darlington, former Town of Newcastle, now Municipality of Clarington.
BASIS: This Amendment is based on the Bowmanville Main Central Area Study and
incorporates consideration of development applications submitted by certain landowners
within the Secondary Planning Area.
ACTUAL AMENDMENT:
1. The Official Plan of the former Town of Newcastle is hereby amended as follows:
i) In subsection 7.2.5.2 (i), a) by adding a sentence at the end of the paragraph as follows:
"A total of 100,000 square metres of gross leasable retail and personal service floor
space shall be permitted to develop in the Main Central Area." ;
ii) In subsections b), c), d), and e) of Section 7.2.5.2 i), by adding the word 'Bast" before
the phrase "Main Central Area";
iii) In subsection 7.2.5.2 i) b), by deleting the words "and provides the general allocation of
retail and personal service floor space by sector" and by adding a sentence at the end
of the paragraph as follows:
"Policies for the development of the West Main Central Area are provided in Section
10.2 of this Plan."
iv) In subsection i) of Section 7.2.5.2 i) e), by deleting the phrase "46,500 square metres of
gross retail and personal service floor area" and inserting the phrase "60,000 square
metres of gross leasable retail and personal service floor space" thereto;
v) By adding a new section 7.2.9.2 x) as follows:
"x) GO Rail Service
Council supports the extension of GO Rail Service to Bowmanville as
indicated on Schedule 7-1 and 7-4 to this Plan.
vi) By adding a new Section 10 to the Plan as follows:
"SECTION 10 - SECONDARY PLANS
10.1 INTRODUCTION
10.1.1 Secondary Plans shall be part of and prepared in conformity with this
Plan. They shall include detailed land use designations to serve as a guide
for development or redevelopment and for the preparation of zoning by-
laws.
10.1.2 A Secondary Plan shall be prepared for the Bowmanville West Main
Central Area. The establishment of additional Secondary Plan areas shall
require an amendment to this Plan.
10.2 BOWMANVILLE WEST MAIN CENTRAL AREA SECONDARY PLAN
10.2.1 Purpose
The Bowmanville West Main Central Area comprises approximately 36
hectares, on the north and south sides of Highway 2, generally between
the CPR line and Green Road. It is adjacent to and is intended to be
complementary in function to Bowmanville East Main Central Area,which
extends generally east from the CPR line to Mearns Avenue along
Highway 2.
Through the establishment of a mix of higher density uses, and the
integration of residential and employment, cultural and community uses,
the Bowmanville Main Central Area, including the West Main Central
Area, will serve as a focal point of activity, interest and identity for
residents of the Municipality of Clarington. The purpose of the Secondary
Plan is to establish goals, objectives and policies to guide the development
of the lands in the West Main Central Area.
It is the intent of this Plan, that the East Main Central Area will continue
to experience growth and redevelopment. It shall be the preferred
location for major institutional facilities, such as a seniors activity centre,
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a new library and medical facilities. It shall also be the preferred location
for additional personal and business service uses.
It is Council's policy to promote the historic downtown as a point of
tourist and specialty retail activity. Council's policy is to make
infrastructure improvements considered necessary to provide adequate
parking and enhance the character of the historic downtown.
10.2.2 Goals
1) To extend the Main Central Area in a manner which will
complement the strengths of the Bowmanville East Main Central
Area in creating a strong and vibrant activity centre for residents
of Bowmanville, the Municipality of Clarington and the Region of
Durham.
2) To establish the physical framework through the creation of a
system of streets and public spaces, for more intensive development
through reurbanization in subsequent phases of development in the
West Main Central Area.
3) To ensure a high quality of architecture and urban design in all
phases of development in order to create a unique sense of place
and foster social interaction in the West Main Central Area.
10.2.3 Objectives
1) Urban Structure/Land Uses
i) To provide for development at higher intensities than the
adjacent residential neighbourhoods to foster animation and
activity and maximize accessibility to public transit,including
the proposed GO Station.
ii) To provide for a full range of land uses, providing
community facilities, employment and residential
opportunities to foster a good live/work relationship.
iii) To establish a framework for ultimate development through
the identification of a public realm consisting of a grid
street system, pedestrian/bicycle connections and public
spaces.
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iv) To provide opportunities for a range of employment types
including office,retail, service commercial and institutional.
v) To provide housing opportunities at medium and high
densities to meet the changing housing requirements of the
population of the Municipality of Clarington.
vi) To provide a variety of retailing facilities which would
complement the East Main Central Area in serving
Regional and local retail needs as population growth occurs.
vii) To control retail growth beyond the initial allocation in
order to safeguard the continued viability of the retail
businesses and provide for on-going redevelopment in the
East Main Central Area.
viii) To provide a comprehensive range of local and district
community facilities.
ix) To ensure that development occurs in a sustainable fashion,
with a maximum emphasis on the integration of land uses,
compact urban form, and the implementation of public
transportation initiatives.
2) Open Space/Environmental Features
i) To enhance the environmental, recreational and aesthetic
quality of the West Main Central Area through the
preservation, restoration and enhancement of existing
natural elements, notably the valley system associated with .
the Bowmanville Creek.
ii) To ensure the provision of adequate new park facilities for
area employees and residents.
3) Transportation
i) To provide for the safe and efficient movement of people
and goods,with particular emphasis on implementing public
transportation services and facilities.
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ii) To develop a pedestrian system which encourages safe
pedestrian and bicycle movement within the West Main
Central Area and which provides safe and convenient
movements to adjacent residential communities, the
extensive valley system and other sectors of the
Bowmanville Urban Area.
4) Urban Design
i) To ensure a high quality of architecture and urban design to
create a unique sense of place which encourages and creates
the opportunity for human interaction, pedestrian activity
and facilitates high use of public transportation.
ii) To ensure that development initially permitted in
accordance with this Secondary Plan is designed in such a
way so as to facilitate redevelopment at greater intensity in
the longer term.
10.2.4 Land Use Policies
10.2.4.1 The land use designations for the West Main Central Area shown on
Schedule 10-1 establish the general pattern for future development in the
Secondary Plan area. The policies relating to these designations are set
out in Section 10.2.5 to 10.2.9.
10.2.4.2 Notwithstanding the ultimate densities for retail and office uses allocated
to the various land use designations within this Plan, a maximum of 40,000
square metres of retail and personal services floor space shall be
permitted in the West Main Central Area. This floor space limit shall
only be increased after a comprehensive review of the Official Plan after
2001.
10.2.4.3 For the purpose of this Plan, floor space index (fsi) shall be defined as the
ratio of the gross building floor area measured between the exterior walls
of the building above ground excluding garages, parking structures and
loading facilities divided by the net development area of the parcel.
10.2.4.4 For the purpose of this Plan, retail and personal service floor space figures
include: department stores, food stores, general and specialty retail
stores, convenience retail stores, video stores, retail liquor stores,
restaurants, taverns,barber shops,beauty salons, dry cleaners, shoe repair,
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travel agencies, art studios, financial institutions, medical offices, real
estate offices, law offices, and other similar office uses. It does not
include service stations, automotive sales and services, corporate offices,
hotels, entertainment areas, theatres, bowling alleys and community uses.
10.2.5. Retail Commercial
10.2.5.1 Purpose
Lands designated Retail Commercial on Schedule 10-1 are intended to
provide specific areas dedicated to concentrations of retail activities in the
West Main Central Area.
It is intended that retail development in the West Main Central Area be
phased in so as to ensure that retail growth in this area complements
existing businesses and potential commercial development in the East
Main Central Area.
10.2.5.2 Permitted Uses
The permitted uses shall be:
1) Retail and personal service uses, including: department stores,food
stores, general retail stores, convenience retail stores, video stores,
retail liquor stores, restaurants, taverns, barber shops, beauty.
salons, dry cleaners, art studios, travel agencies and financial
institutions.
2) Hotel and convention facilities.
3) Privately operated recreational and cultural facilities including
movie theatres, bowling alleys and places of entertainment; public
buildings and community uses, including social, recreational and
cultural facilities; daycare and nursery facilities.
4) Business, professional and/or administrative offices so long as they
are located on the second or upper levels above ground floor retail
uses.
5) Residential dwelling units to a maximum density of 80 units per
hectare on the net development parcel.
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10.2.5.3 Retail Commercial Policies
1) Maximum density for Retail Commercial shall be 0.5 fsi, calculated
on the net development parcel.
2) Notwithstanding the foregoing, residential uses may be permitted
in combination with retail uses subject to a maximum residential
density of 80 units per hectare. The maximum combined density
on the site shall not exceed 1.0 fsi, calculated on the net
development parcel.
3) Retail Thresholds:
i) In order to ensure that retail development in both sectors
of Bowmanville's Main Central Area proceeds in a fashion
that sufficient population exists to support the continued
viability of both the east and west portions of the Main
Central Area and to ensure ongoing redevelopment
potential within the East Main Central Area, new retail
development in the West Main Central Area will be linked
to the growth of population in the Municipality of
Clarington.
The development of retail floor space in the West Main
Central Area will proceed in an incremental fashion not to
exceed the following thresholds of supportable retail floor
space.
Clarington Population Target Retail Thresholds
(gross leasable area in sq.m.)
78,000 27,000
94,000 41,000
110,000 57,000
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ii) For purposes of calculating these thresholds, retail floor
space includes the following retail and personal service uses:
department stores, food stores, general and specialty retail
stores, convenience retail stores, video stores, retail liquor
stores, restaurants, taverns, barber shops, beauty salons, dry
cleaners, shoe repair, travel agencies, and art studios. It
does not include other personal and business services such
as financial institutions, medical offices, real estate offices,
law offices, and other uses excluded in Subsection 10.2.4.4.
iii) A minimum critical mass of retail and personal service
development shall be established to initiate development in
the West Main Central Area. Council has allocated
potential to three parcels as follows:
a) 18,580 m2 on the parcel at the southeast quadrant of
Highway 2 and Green Road;
b) 3,720 m2 on the parcel adjacent to the Bowmanville
Recreaton Complex;
c) 270 m2 on the lands on the southwest corner of
Highway 2 and Regional Road 57, specifically for the
purpose of a fast food establishment.
Zoning By-laws to permit these three developments will reflect
these specific allocations. Any additional potential accorded these
sites by this Secondary Plan shall be subject to implementation
through site specific amendments to the Zoning By-law, and shall
be subject to the fulfilment of the conditions of subsection (iv)
below.
iv) In addition to any other appropriate planning studies, prior to any
further development for retail and personal service uses beyond
those allocations specified in subsection (iii) above, the
municipality shall conduct an independent market analysis, at the
expense of the applicant for such permission, which addresses the
following:
• the impact of development that has occurred in the West
Main Central Area on the ,East Main Central Area,
including the historic downtown, and other designated
Central Areas in the Bowmanville Urban Area;
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• changes in consumer expenditure patterns from the patterns
documented in the Commercial Market Study for the
Bowmanville Main Central Area, dated November 23, 1992;
and
• the anticipated impact of the proposed development(s) on
the viability of existing retail uses in the entire Main Central
Area and planned growth and function of the East Main
Central Area.
4) The following policies shall apply to the development of lands
designated Retail Commercial in the West Main Central Area:
i) Commercial Street B shall provide a focus for Retail
Commercial development in the West Main Central Area.
The Urban Design Guidelines, attached as Appendix 1,
provide direction regarding the relationship of buildings to
the street, landscape treatment, and parking areas as
required to achieve a high quality pedestrian retail
environment.
ii) Where commercial uses are proposed adjacent to residential
areas, particular regard shall be had for the implementation
of appropriate buffering mechanisms to eliminate potential
conflicts arising from noise, emissions and loss of view.
Buffering may be achieved through sensitive architectural
design in conjunction with the use of walls, fences, planting
and/or other attractive streetscape elements.
iii) Access to parking and loading facilities shall be established
which will minimize disruption to the pedestrian use of the
streets and interference with adjacent residential areas.
Adequate, well-designed off-street parking, loading and
service areas shall be required on the site of each
commercial development.
iv) It is the intention of this Plan that a new public street or
streets forming part of a grid system of public streets shall
be established on portions of the major surface parking area
associated with the retail facility on the southeast corner of
Green Road and Highway 2 at such time as, or after,
development of the lands occupied by the retail mall is
proposed in excess of the gross leasable floor area of 18,580
square metres allocated to the lands by Subsection 10.2.5.3
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(iii) of this Plan and which street the Municipality considers
to be desirable as an addition to the grid system. The
additional development in excess of 18,580 square metres of
gross leasable floor area will be located on appropriately-
sized blocks created by the grid system of public streets.
Until ownership is acquired by the Municipality, the
development of the future rights-of-way should resemble a
public road in function and appearance and no buildings
shall be permitted to encroach upon it.
In order to facilitate the implementation of this policy, the
Municipality shall acquire either ownership of or the right
to require the future transfer of rights-of-way to the
Municipality that the Municipality considers to be desireable
for the establishment of an appropriate grid of public
streets.
v) In addition to the lands designated Retail Commercial,
accessory retail and personal service commercial uses may
be permitted on lands designated for Office Commercial,
High Density Residential, and GO Station purposes, subject
to the relevant Secondary Plan policies for those areas.
Such accessory uses shall not be included in the
consideration of retail thresholds established in Section
10.2.5.3.(3) of this policy.
vi) It is the policy of Council to encourage development
proponents and retailers in the West Main Central Area to
enter into collaborative arrangements with retailers and
business associations in the East Main Central Area with
respect to the marketing and promotion of the Bowmanville
Main Central Area.
10.2.6 Office Commercial
10.2.6.1 Purpose
The Office Commercial designation accorded those lands at the
intersection of Highway 2 and Regional Road 57 is intended to provide
appropriate office employment opportunities in addition to residential and
limited commercial uses at a highly visible location in the West Main
Central Area.
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10.2.6.2 Permitted Uses
The permitted uses shall be:
1) Office uses including: business; professional; administrative; and
government offices.
2) Hotel and convention facilities.
3) Institutional and community uses including social, recreational,
educational and cultural facilities; daycare and nursery facilities.
4) Retail and personal service uses, provided they are ancillory to the
primary use, are located on the ground floor and the gross leasable
floor area which does not exceed 20% of the ground floor area or
200 square meters whichever is the lesser. Any amendment to the
zoning by-law to permit additional accessory ground floor retail and
personal service floor space greater than 200 square metres shall
be subject to the retail.threshold policies of 10.2.5.3.(3).
5) Residential dwelling units up to a maximum of 150 units per
hectare on the net development site.
6) Notwithstanding the foregoing, on the lands designated Office
Commercial on the southwest quadrant of Highway 2 and Regional
Road No. 57, Council may also permit, through the enactment of
a Zoning By-law, the development of a free standing fast food
establishment up to a maximum of 270 square metres in advance
of the development of the primary use, provided that Council is
satisfied that the use will not preclude the ultimate development of
the site to its primary function.
10.2.6.3 Office Commercial Policies
1) Maximum density for Office Commercial purposes shall be 1.0 fsi.
Where residential uses are provided in conjunction with office uses,
the combined density permitted shall be 1.5.
2) Lands designated for Office Commercial uses are considered to be
landmark locations within the West Main Central Area. The
architectural and landscape treatment of development on these
lands should be of the highest quality, reflecting the importance of
these sites.
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3) The following policies shall apply to the development of lands
designated Office Commercial:
i) Where commercial uses are proposed adjacent to residential
areas, particular regard shall be had for the implementation
of appropriate buffering mechanisms to eliminate potential
conflicts arising from noise, emissions and loss of view.
Buffering may be achieved through sensitive architectural
design in conjunction with the use of walls, fences, planting,
and/or other attractive streetscape elements.
ii) Access to parking and loading facilities shall be established
with minimum disruption to the pedestrian use of the
streets. Adequate, well-designed off-street parking, loading
and service areas shall be required on the site of each
commercial development.
10.2.7 Residential
10.2.7.1 Purpose
It is envisaged that residential uses will be developed within the West
Main Central Area at higher densities than the adjacent residential
neighbourhoods in order to expand the range of housing types available
within the municipality and to take maximum advantage of existing and
future public transit opportunities to minimize use of the private
automobile.
A High Density Residential designation has been accorded those sites in
closest proximity to the future GO Transit station as well as the parcel
abutting Highway 2. A Medium Density designation has been accorded
the remaining residential lands which are located on the periphery of the
Main Central Area, in closest proximity to existing and future low density
residential areas.
10.2.7.2 Permitted Uses
1) Residential dwellings shall be the predominant use permitted on
lands designated Residential on Schedule 10-1 of this Plan.
2) Certain home occupation uses which are compatible with the
surrounding uses subject to the inclusion of appropriate provisions
in the zoning by-laws.
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3) Institutional and community uses including social, recreational,
educational and cultural facilities; daycare and nursery facilities.
4) Park and open space uses.
5) Convenience commercial facilities in High Density Residential
Areas to service the day to day needs of the residents, provided
they are compatible with their surroundings and do not generally
exceed 200 square metres gross leasable floor area. Such uses may
be located on the ground floor of residential apartment buildings.
6) Notwithstanding the foregoing, on the lands designated Residential
Density 2 on the northeast corner of Highway 2 and Green Road,
Council may permit, through the enactment of a Zoning By-law,
office uses for business, professional or administrative purposes up
to a maximum of 200 square metres, provided that they are
compatible with their surroundings and located on the ground floor
of a residential apartment building.
10.2.7.3 Residential Policies
1) Medium Density Residential
i) The maximum density on lands designated Residential
Density 1 shall be 40 units per net residential hectare.
ii) Permitted dwelling types shall include: single detached and
semi-detached dwellings; townhouses; stacked townhouses;
and lowrise apartment buildings not exceeding three storeys
in height.
2) High Density Residential
i) The maximum density on lands designated Residential
Density 2 shall be 150 units per net residential hectare.
ii) Permitted dwelling types shall include: townhouses; stacked
townhouses; and apartment buildings up to 6 storeys in
height.
3) A minimum of 25% of housing units within the West Main Central
Area shall be affordable, in accordance with the definition as set
out in the Province's "Land Use Planning for Housing" Policy
statement.
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4) Parking for all residential units generally shall not be located in the
front of buildings and shall utilize alternate means such as below
grade parking or garages at the rear of the dwellings accessed from
laneways.
10.2.8 Community Facilities
10.2.8.1 Purpose
It is intended that the West Main Central Area provide a focus for a
range of local and district community facilities.
Community facilities may be located on parcels so designated or on
residential or commercial parcels.
10.2.8.2 Permitted Uses
The permitted uses shall be:
1) Public recreation facilities and community parks.
2) Public and private schools.
3) Religious institutions including places of worship and assembly
halls.
4) Hospitals and convalescent homes.
5) Housing for persons with special needs including the elderly.
6) Municipal facilities including fire and police stations.
10.2.8.3 Community Facilities Policies
1) Maximum density for buildings developed for community or
institutional purposes shall be 1.0 fsi.
2) Community facilities located adjacent to residential uses shall be
designed and developed in such a way as to minimize potential
adverse impacts on the residential uses from traffic, noise and
lighting.
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10.2.9 Parks and Open Space
10.2.9.1 Purpose
The West Main Central Area will contain Open Space areas and two
Neighbourhood Parks. These public spaces are generally intended to
serve both the active and passive recreation needs of residents of the
Municipality of Clarington, and in the case of the neighbourhood parks,
future residents of the West Main Central Area.
10.2.9.2 Permitted Uses
The permitted uses on land designated Open Space shall be:
1) Recreational trails.
2) Conservation related uses.
3) Essential public and private utilities, provided they are sited in such
a way as to minimize impacts on natural systems.
10.2.9.3 Policies
1) The lands designated Open Space within the West Main Central
Area comprise a portion of the valley lands associated with the
Bowmanville Creek. The boundaries of the Open Space area
shown on Schedule 10-1 are not precise and shall only be used as
a guideline. More precise boundaries, including buffer areas and
top-of-bank setbacks shall be delineated in the Zoning By-law in
consultation with the Conservation Authority and the Ministry of
Natural Resources.
2) All valley lands in the Open Space Area designation, together with
a suitable setback to ensure slope stability, preserve vegetation and
provide access for maintenance purposes, shall be conveyed to the
Municipality, which conveyance shall not form part of the parkland
dedication.
3) The general location of Neighbourhood Parks in the West Main
Central Area are shown on Schedule 10-1. Their exact locations
shall be determined in the Zoning By-law in conjunction with the
site plan and subdivision approval processes.
4) Additional parkland may be required to be conveyed to or may be
acquired by the Municipality in accordance with the Planning Act
and other applicable legislation.
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10.2.10 GO Station
10.2.10.1 Purpose
The GO Station Area designation on Schedule 10-1 is intended for the
development of a GO transit station.
10.2.10.2 Permitted Uses
The permitted uses shall be a GO Station and associated public transit
facilities. Convenience commercial uses may also be permitted up to a
maximum of 500 square metres in association with the proposed transit
station.
10.2.10.3 Policies
1) The Municipality will work with GO Transit, the Region of
Durham and the landowners to ensure the development of this site
for a GO Station.
2) Should the decision be taken not to proceed with a GO Station,
these lands may be ultimately developed for High Density
Residential uses subject to the policies of Section 10.2.5 of this
Official Plan.
10.2.11 Stormwater Management Facilities
Notwithstanding any other policies of this Plan, stormwater management
facilities may be located in any land use designation, provided they are
compatible with adjacent lands uses. Stormwater management ponds shall
be designed and built in such a fashion that they would provide a high
quality amenity feature.
10.2.12 Urban Design Guidelines
10.2.12.1 PuIpose
The Urban Design Guidelines are intended to act as a visual
interpretation of the proposed development of the West Main Central
Area and to provide guidelines for the evaluation of development
proposals at the site plan approval stage.
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For convenience of reference only, the Urban Design Guidelines are
contained in Appendix 1. These Guidelines are not part of this Plan.
10.2.12.2 Policies
1) The West Main Central Area is to develop as a focus of economic,
social and cultural activity for the Bowmanville Urban Area, the
Municipality of Clarington and the Region of Durham. The built
form and character shall encourage and create the opportunity for
human interaction, pedestrian activity and facilitates a high use of
public transit.
2) The Urban Design Guidelines may be reviewed from time to time
and revised without amendment to this Plan, provided they
conform to this Secondary Plan.
10.2.12.3 Urban Design Principles
The Secondary Plan establishes the following design principles for the
West Main Central Area:
1) To create a character reflective of the primary role of the area in
providing a commercial, residential and community focus for the
Main Central Area through:
i) the provision of landmark landscape or architectural
features to identify major entry points to the West Main
Central Area;
ii) achieving a high quality architectural and landscape
treatment for all development in the Main Central Area;
iii) achieving compatibility between various land uses with
particular regard to the interface between the proposed
retail commercial areas and adjacent residential areas
through appropriate building siting and design, and
landscape treatment;
iv) the consideration of built form and densities with respect to
the relationship to views, noise, wind and shadows; and
v) providing for large scale surface parking facilities to be
attractively designed and laid out so as to provide: effective
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landscape treatment; separation of pedestrian and vehicular
movements; the ability to intensify the site with future
development phases.
2) To foster pedestrian accessibility among all parts of the Main
Central Area and the existing, and future adjacent residential
communities, through:
i) the creation of a grid of public streets which are to be
developed to fulfil a role in the vehicular and pedestrian
transportation systems and as a place to encourage social
interaction;
ii) the identification of a retail shopping pedestrian zone which
should provide a suitable pedestrian sidewalk system of at
least 3 metres in width, enhanced by tree planting,
pedestrian scale lighting and streetscape amenities such as
benches, awnings,canopies and possible outdoor display and
selling areas. The pedestrian movement system should take
precedence over automobile movements in these areas
except at the intersection of two public streets;
iii) the identification of special streetscape zones, adjacent to
the GO station; along Green Road and Street A; and along
Highway 2 where high quality streetscape treatment shall be
encouraged; and
iv) the creation of pedestrian through-block connections into
the major retail parcel at the southeast quadrant of Green
Road and Highway 2. These connections should be
provided into the block from Green Road, as well as from
the new Street A.
3) To ensure appropriate separation from the railway corridor,
through:
i) the creation of a 30 metre setback as required by the CP
Rail guidelines;
ii) the inclusion within that setback of a 10 metre landscaped
zone adjacent to the railway corridor to include landscape
elements, and permit public or private rights-of-way for
access to adjacent development; and
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iii) the design and siting of buildings so as to minimize visual
and noise impacts from the railway corridor.
4) To facilitate implementation of transit and accessibility to the
proposed GO station from all parts of the community, through:
i) the orientation of the street network, pedestrian
connections, and the siting of buildings to transit routes and
the GO station; and
ii) the identification of potential stops within the Secondary
Plan Area for new bus routes linking with the transit
station.
10.2.13 Energy Conservation
1) It is Council's policy to seek to achieve the objective of energy
conservation through the encouragement of patterns and forms of
urban development which:
i) encourages the integration of residential and employment
uses to improve the live/work relationship;
ii) permits increased densities in the West Main Central Area;
and
iii) seeks the implementation and integration of surface and rail
transit.
2) The siting and design of buildings to maximize the potential
energy savings from passive solar gain shall be encouraged.
10.2.14 Transportation
10.2.14.1 Purpose
It is Council's policy to seek to achieve the safe and efficient movement
of people and goods within and through the West Main Central Area, to
facilitate public transit, and to improve pedestrian and bicycle accessibility
within the West Main Central Area and to the rest of the Municipality.
19
10.2.14.2 Policies
1) Road Network
i) The proposed transportation network serving the West Main
Central Area is shown on Schedule 7-4 and 10-1 of the
Official Plan. The network is comprised of Highway 2,
Regional Road 57 and Green Road which are designated
arterial roads. These are complemented by a system of
collector and local streets which is intended to create a grid
system of streets and blocks to provide access throughout
the West Main Central Area, to facilitate pedestrian access
and to create a framework for subsequent redevelopment of
the lands in the West Main Central Area after their initial
development in accordance with this Plan.
ii) The alignments of the proposed new local streets and
collector roads are generally as shown except where the
rights-of-way are already established. Detailed alignments
of arterial and collector roads, and the general location of
local streets shall be determined through further
engineering studies and through the development approval
process.
iii) The "Future Streets" shown on Schedule 10-1 shall be
subject to the policies of Subsection 10.2.5.4 (4)(iv).
iv) This Plan envisages the ultimate transfer of Highway 2 from
the Ministry of Transportation to the Region of Durham.
In the interim, however, Council supports the review of the
policies of the Ministry of Transportation regarding
Highway 2 within the West Main Central Area with regard
to building setbacks, intersection spacing and signalization.
v) The description of the road classifications, traffic-carrying
functions and right-of-way widths described in the Official
Plan of the former Town of Newcastle shall apply to the
road network contained on Schedule 7-4.
2) Public Transportation
i) The Municipality, in conjunction with the Region of
Durham shall endeavour to implement a public
20
transportation system which will link the Secondary Plan
Area with the adjacent residential and employment areas
of the Municipality; and, which will be focused on the
proposed GO Transit station in the West Main Central
Area.
ii) The Municipality shall work with GO Transit to encourage
the development of the GO train station in the most timely
fashion.
3) Pedestrian Routes
i) Pedestrian linkages shall be established throughout the West
Main Central Area to ensure safe and convenient access
within the Secondary Planning Area and from the adjacent
residential neighbourhoods. Major pedestrian circulation
shall occur on sidewalks along public road rights-of-way to
enhance security and animation within the West Main
Central Area;
ii) Sidewalks are required on both sides of all streets within the
West Main Central Area.
iii) Priority shall be placed on facilitating pedestrian and bicycle
access to existing and future transit facilities.
iv) A strong connection between the West Main Central Area
and the adjacent residential community to the south shall be
established along New Street C. This connection shall be
appropriately landscaped and be made continuous into the
Retail Commercial block on the southeast quadrant of the
Green Road/Highway 2 intersection.
v) It is the intention of this Plan that the pedestrian walkway,
identified on Schedule 10-1, is ancillary to the grid system
of streets providing an important pedestrian connection.
The pedestrian walkway shall be 5-8 metres in width. The
municipality shall either acquire ownership of, or an
easement interest in, or the right to acquire either of them,
in conjunction with the "Future Streets" subject to
Subsection 10.2.5.4(4)(iv).
21
vi) A through-block pedestrian connection is required from
Green Road in an eastward direction into the Retail
Commercial block on the southeast quadrant of the Green
Road/Highway 2 intersection. This passage shall be 5-8
metres in width.
vii) Priority areas of pedestrian activity shall be identified in the
Urban Design Guidelines. These areas are to be
landscaped to high urban standards with street trees, paving
and other appropriate street furniture.
viii) Development of infrastructure within the West Main
Central Area shall give consideration to the encouragement
of cycling as a mode of transportation, including the
establishment of dedicated bicycle lanes or pathways.
ix) The provision of facilities useful to cycle transit such as
bicycle racks and lockers should be required in new
development and at the GO transit station.
4) Parking
i) Where surface parking is provided, it shall be generally be
located to the rear or side of buildings and shall be
screened by a landscaped buffer along the street edges.
ii) Parking standards will be reviewed periodically by the
Municipality to provide for a reduction in parking standards
which reflect any increase in public transit ridership.
10.2.15 Municipal Services
10.2.15.1 Purpose
To ensure a high standard of water supply, sanitary sewage collection and
treatment and stormwater management within the West Main Central
Area.
10.2.15.2 Policies
1) No development shall be approved which exceeds the capacities of
municipal services which are or will be available when the
development is occupied.
22
2) The Municipality will work with the landowners and the Region of
Durham to develop a plan for the phasing of extensions to existing
services within the West Main Central Area, which will allow
development within the Area to proceed as expeditiously as
possible. Implementation of extensions to existing services or
construction of new services will be subject to the policies of
Section 7.2.10 of the Official Plan of the former Town of
Newcastle.
3) The lands to which this Secondary Plan applies is partially in the
West Side Creek Watershed and partially in the Bowmanville
Creek Watershed. A Master Drainage Study has been approved
for lands within the West Side Creek tributary area. All
developments in the West Side Creek Tributary Area must provide
storm drainage facilities which conform to the Plan or other
policies ultimately adopted for the watershed. For the area north
of Highway 2, this may include the provision of individual or
communal control facilities, a redirection of drainage to the
Bowmanville Creek watershed, or both.
4) A Master Drainage Plan for the Bowmanville Creek watershed or
subwatershed shall be prepared prior to development in the portion
of Secondary Plan Area that is within the subwatershed. All
developments falling within the Bowmanville Creek watershed will
require facilities that will be subject to those policies and approval
procedures in place for the protection of the waters and floodplain
of Bowmanville Creek.
S) Stormwater management implementation reports shall also be
prepared for new development or redevelopment sites, to the
satisfaction of the Municipality and Conservation Authority prior
to the approval of individual development applications. The
stormwater management implementation report shall address
specific design, construction, stormwater management and phasing
of works issues and shall be consistent with the applicable Master
Drainage Plan.
10.2.16 Implementation
10.2.16.1 General
The policies in Section 10.2 of this Plan shall be implemented by exercise
of the powers conferred upon the Municipality by the Planning Act, the
23
Municipal Act and other applicable statutes, in accordance with the
applicable implementation policies of Section 7 of the Official Plan, and
the following additional policies.
10.2.16.2 Zoning Dy-law
1) Notwithstanding any other provisions of this Plan, the Municipality
may require as a condition of approval of a Zoning By-law that:
i) A stormwater management implementation report be
submitted, as described in Section 10.2.15 (5).
ii) A noise impact study be submitted to the satisfaction of the
Municipality prior to approval of any residential
development within 50 metres of Type A arterial roads and
30 metres of a railway right-of-way. The study will indicate
the total noise impact on the site and shall recommend
noise control measures. These studies shall be to the
satisfaction of the Municipality and the Ministry of the
Environment and Energy in consultation with the
appropriate railways.
iii) A vibration impact study be submitted to the satisfaction of
the Municipality prior to approval of any development
within 75 metres of the railway right-of-way. The Study will
indicate the vibration impacts and shall recommend
appropriate measures to mitigate any adverse effects from
vibration to the satisfaction of the Municipality and the
Ministry of the Environment and Energy in consultation
with the appropriate railways.
iv) Where applicable, the site has been decommissioned and
appropriate certificates obtained from the Ministry of
Environment and Energy to permit development. In
particular, residential uses shall not be permitted on lands
identified with the '*' symbol on Schedule 10-1. The level
of contaminants at this site exceed the Ministry's guidelines
for residential uses, but are within acceptable levels for
commercial/industrial uses. In order to accommodate
residential uses, the site must be cleaned up in accordance
with the Ministry's Guidelines for the Decommissioning and
Clean-up of Sites in Ontario.
24
2) Amending Zoning By-laws will be required to conform with the
policies of this Secondary Plan. In order to achieve appropriate
control on future development, Council's policy shall be to consider
applications for amendments to the Zoning By-laws in conjunction
with the consideration of applications for approval of site plans
consistent with the objectives of this Secondary Plan.
10.2.16.3 Subdivision Approval
The Secondary Plan area is subject to subdivision control and part-lot
control. The Municipality shall only recommend for approval plans of
subdivisions and consents to divide which:
i) conform with the policies and designations of Section 10.2.4;
ii) are not premature;
iii) are in the public interest; and
iv) are conditional upon an agreement made by the owner with the
Municipality under the Planning Act to provide for the
construction and installation of appropriate new streets, services
and streetscape treatment of new street allowances shown on the
Secondary Plan.
10.2.16.4 Site Plan Control
Council shall apply the policies of this Secondary Plan in the evaluation
of specific development applications, including applications for site plan
approval. Furthermore, in considering the approval of site plan
applications under the Planning Act, regard shall be had for the Urban
Design Guidelines.
10.2.17 Interpretation
Some flexibility in interpretation of the policies contained in this
Secondary Plan is permitted provided that its general intent is maintained.
With the exception of floor space indices, numerical figures and quantities
are to be considered approximate. The boundaries for land use areas are
approximate only and shall be defined by the alignment of the new streets
or implementing Zoning By-laws. The policies of the Plan shall be
interpreted in conjunction with the applicable interpretation policies of the
Official Plan."
25
vii) By amending'Schedule 7-1 -Land Use - Bowmanville' as indicated by Exhibit'A'
to this Amendment;
viii) By amending 'Schedule 7-2 - Land Use Structure Plan - Main Central Area' by
deleting all reference to gross retail and personal service floor space allocations
by block and by inserting the word "East" before "Main Central Area" in the
Schedule title.
ix) By amending 'Schedule 7-3 - Environmental Sensitivity' and indicated by Exhibit
'B' to this Amendment.
x) By amending'Schedule 7-4-Transportation Network', as indicated by Exhibit'C'
to this Amendment.
xi) By adding a new 'Schedule 10-1 - Land Use - Bowmanville West Main Central
Area', as indicated by Exhibit 'D' to this Amendment;
Exhibits 'A', 'B', 'C' and 'D' attached hereto shall form part of this Amendment.
2. On approval of Amendment #56 to the Official Plan of the former Town of Newcastle
the following are deemed to be repealed:
a) Amendment #40, as amended by paragraph (a) of the Actual Amendment
contained in Amendment #54, with the following exceptions:
i) That portion of Item ii) of the Actual Amendment adding a new
subsection 7.2.5.2 i) b);
ii) Item iii) of the Actual Amendment renumbering subsection b), c), d), e),
f) and g) of subsection 7.2.5.2 i); and
b) Amendment #55.
IMPLEMENTATION: The provisions set forth in the Official Plan of the former Town of
Newcastle, as amended, regarding the implementation of the Plan, shall
apply in regard to this Amendment.
INTERPRETATION: The provisions set forth in the Official Plan of the former Town of
Newcastle, as amended, regarding the interpretation of the Plan, shall
apply in regard to this Amendment.
26
EXHIBIT "A" TO AMENDMENT No. 56
TO THE OFFICIAL PLAN OF THE FORMER TOWN OF NEWCASTLE
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TO THE OFFICIAL PLAN OF THE FORMER TOWN OF NEWCASTLE
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JUNE 1,1993 o 300 coo soo..,...
EXHIBIT "C" TO AMENDMENT No.56
TO THE OFFICIAL PLAN OF THE FORMER TOWN OF NEWCASTLE
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ADD REFERENCE TO —a—Arterial Roads-Type C o i000 z000 3o0o r.r
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ADD REFERENCE TO *Future Interchange
GO STATION 0Intersection Improvements ° 300 600 900..v..
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Future GO Station
ADD REFERENCE TO ••--Future GO Rail Route
GO RAIL ROUTE Wssi'le Transit Service LASTREVISIONDATE-
ee'ROute JUNE 1,1993
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