HomeMy WebLinkAboutPSD-125-07
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REPORT
PLANNING SERVICES
PUBLIC MEETING
Meeting:
GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Kesolt,,, tiOfl '*G ,off -fen -C7
Date:
Monday, November 5,2007
Report #: PSD-125-07
File #: COPA 2007-0013
By-law #:
Subject:
PROPOSED AMENDMENT TO THE CLARINGTON OFFICIAL PLAN & DRAFT
BROOKHILL SECONDARY PLAN AND URBAN DESIGN GUIDELINES
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-125-07 be received;
2. THAT proposed amendment to the Clarington Official Plan and Draft Brookhill
Secondary Plan and Urban Design Guidelines be referred back to staff for further
processing; and
3. THAT all interested parties listed in this report and any delegations be advised of
Council's decision.
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Reviewed by: ~ \...t.,
Franklin Wu
Chief Administrative Officer
CS*CP*DJC*sh*df
31 October 2007
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830
REPORT NO.: PSD-125-07
PAGE 2
1.0 APPLICATION DETAILS
1.1 Applicant;
Municipality of Clarington
1.2 Proposal:
Amendments to the Clarington Official Plan to implement the
proposed Brookhill Secondary Plan and Urban Design Guidelines
1.3 Area:
310 hectares (765 acres).
1.4 Location:
North of Durham Highway 2 and the Bowmanville West Town
Centre, south of Nash Road, between Bowmanville Creek Valley to
the east, and the Bowmanville Urban Area to the west, in
Bowmanville (Attachment 1).
2.0 BACKGROUND
2.1 In April 2005, the consulting firm of The Planning Partnership and sub-consultants,
Poulos and Chung, URS and Aquafor Beech were retained to undertake the preparation
of the Secondary Plan and Urban Design Guidelines for the Brookhill Neighbourhood
based on New Urbanism planning principles.
2.2 New Urbanism is a planning approach that incorporates the best features of the 19th
and 20th century town design, while addressing modern planning and engineering
concerns such as traffic congestion, pollution and urban sprawl. It seeks the inspiration
of the urbanism of the past, but makes modification to address current realities.
There are 10 basic principles; walkability, connectivity, mixed use and diversity of
housing, strong linked public open space system, quality architecture and urban design,
traditional neighbourhood structure, increased density, smart transportation,
sustainability and quality of life.
3.0 NEW URBANISM FOR THE BROOKHILL NEIGHBOURHOOD
3.1 The design vision for the Brookhill Neighbourhood was arrived at through the
preparation of a preliminary Demonstration Plan, produced at a design charrette that
took place over three days in the fall of 2005. The principles of the plan were developed
at the charrette, with participants from various municipal departments and outside
agencies, stakeholders including developers, area residents, and a community
reference group, who represented the broader interests of the community. This process
was used to foster a shared community vision for the Brookhill Neighbourhood. The
Demonstration Plan was refined over several months as information became available
from various departments and agencies. Although the Demonstration Plan is not part of
the Secondary Plan it formed the basis for the design principles, community structure
and policies in the Secondary Plan. (Attachment 2)
REPORT NO.: PSD-125-07
PAGE 3
3.2 The Draft Brookhill Secondarv Plan and Urban Desion Guidelines
3.2.1 The purpose of the Secondary Plan is to provide detailed land use plan and policies to
establish principles, structure, goals and objectives for the development of the Brookhill
Neighbourhood. The Urban Design Guidelines assist in articulating and controlling the
intended pattern of development within the community. The draft Secondary Plan and
Urban Design Guidelines form Attachment 3 to this report.
The following provides an overview of the Secondary Plan and Urban Design
Guidelines:
Goa/s
· The Brookhill Secondary Plan area shall be a vibrant, pedestrian oriented
residential community based on new urbanism principles.
· The area shall accommodate approximately 1800 dwelling units through the
entire neighbourhood.
· To achieve a minimum net density of 50 residents and/or jobs per hectare.
· To promote high quality design practices centred on energy conservation,
efficiency and environmental sustainability.
· To recognize the importance of the natural features within the Brookhill
neighbourhood and how they contribute to the quality of life for local residents.
Communitv Structure
The components of the community structure are organized in a manner to provide for a
complete community with interest, and human interaction. They are noted below:
· Neighbourhoods - Brookhill is comprised of smaller neighbourhoods that are self
contained areas with a mix of low and medium density residential uses.
Neighbourhoods are edged by natural features and/or a primary road network. At
the centre of the neighbourhood is the Neighbourhood Commons, which has a
mixed use focus within a 5 minute walk or 400 metres for the majority of
residents.
· Neighbourhood Commons- Neighbourhood Commons, the centre of each
neighbourhood, includes low and medium density residential forms of
development, a park, transit stops, opportunities for live/work units and other
conveniences of daily life.
· Vii/age Corridor - The Village Corridor is the primary focal point of the Brookhill
Community. It is comprised of uses including medium density residential form of
development, an array of live/work units, limited retail and office uses, and
community facilities such as schools. It is adjacent to the primary transit route
and is the area where residents interact on a day to day basis.
· The Public Rea/m - The public realm includes community facilities,
institutional/civic uses, public open space system including stormwater
management facilities, natural features, and roads public rear lanes for
pedestrians and cyclists. The design elements in the public realm must be of
high quality.
REPORT NO.: PSD-125-07
PAGE 4
Land Use and Transportation Policies
The land use and transportation uses are identified on Map A to the Secondary
Plan. The land uses and transportation policies are summarized below and
place a policy framework around the community structure.
i) Residential low density housing shall be in the form of single and semi-
detached units; coach houses as a second storey to a detached garage
may be permitted where individual lots have rear lane access. Consistent
with the policies of the Official Plan, low density development shall be
developed on the basis of up to 30 units per net hectare. The density
calculation in the Special Policy Area 2 is reduced to allow some
redevelopment while recognizing the existing estate residential
development.
ii) Within the Neighbourhood Commons; street, block, stacked townhouses
and multiple unit buildings are permitted. Retail and office uses shall only
be permitted on the ground floor of a mixed use building to a maximum of
500 square metres. Medium density development shall be developed
consistent with the policies of Section 9 of the official plan between 31 to
60 units per net hectare.
iii) The Village Corridor is the primary focus of the Secondary Plan area. It
incorporates community facilities including schools, retail and office uses,
recreational and cultural uses. Permitted residential uses include; street,
block or stacked townhouses, multiple unit buildings, and low rise
apartment buildings. Residential uses in the Village Corridor shall be
developed consistent with the medium density policies of the official plan.
Retail and office uses shall be permitted on the ground floor of a mixed
use building to a maximum of 500 square metres.
Development will address the road, garages and service facilities shall not
dominate the streetscape and access shall be primarily by public rear
lane.
iv) Environmental Protection Areas shall be consistent with policies of the
Clarington Official Plan. An Environmental Protection Overlay Designation
provides an additional buffer adjacent to the Maple Grove Wetland
Complex. Development applications shall require the preparation of an
Environmental Impact Study in accordance with Official Plan policies.
Neighbourhood Parks form the central focus of the Neighbourhood
Commons and the Village Corridor. They can perform an array of
functions depending on their planned role. Urban Squares/Parkettes are
v) Park and Open Space system includes Neighbourhood Parks, Urban
Squarest Parkettes, Green Roads/Gateways and Greenways.
REPORT NO.: PSD-125-07
PAGE 5
smaller components of the Parks and Open Space System and will be
identified and articulated through development applications. Green
Roads/Gateways and Greenways are small scale open space features
providing linkages with the open space system or an entrance feature to
the community for connecting pedestrian and bicycle routes.
Special Policv Areas
Special Policy Area 1 recognizes the existing Estate Residential development east of
Regional Road 57 and south of Longworth Avenue. Lots in this area are generally 4000
square metres or larger and privately serviced with well and septic systems.
Development and redevelopment of lands within the designation shall be subject to
policies in the Clarington Official Plan.
Special Policy Area 2 (generally north of Longworth extension) is the Deferred Area in
the Secondary Plan. There lands are designated "Future Urban Residential" in the
Clarington Official Plan and are deferred until completion of the Clarington Official Plan
Review.
Transportation and Municipal Services
The Arterial and Collector Road system is identified on Map A. The local road pattern
within each neighbourhood is not identified and will be reviewed through the submission
of Draft Plans of Subdivision. The local road patterns must adhere to the principle
permeability and inter connectivity.
Where individual lots front on an Arterial or Collector Road, public rear lanes will be
used to limit access and to encourage through flow of traffic. Garages will be placed on
public rear lanes.
Urban Desian Guidelines
High quality urban design is important to New Urbanism. It defines public realm,
provides a consistent built form, that is safe, accessible and comfortable for the
pedestrian environment and transit services throughout the community.
4.0 PROPOSED OFFICIAL PLAN AMENDMENT
4.1 The proposed amendments to the Clarington Official Plan are based on
recommendations contained in the Brookhill Subwatershed Study, prepared by Aquafor
Beech Limited, 2005 and the Brookhill Secondary Plan and Urban Design Guidelines
prepared by The Planning Partnership and their sub-consultants. The proposed
amendment is found on Attachment 4.
4.2 Amendments associated with the Brookhill Subwatershed Studv
The amendments to the Clarington Official Plan resulting from the Brookhill
Subwatershed Study required various changes to the Land Use and Natural Heritage
System Maps to further delineate the boundaries of terrestrial features associated with
the Maple Grove Wetland Complex, and eliminate the designation of minor tributaries
from the main branch of the Brookhill tributary.
REPORT NO.: PSD-125-07
PAGE 6
4.3 Amendments associated with the Draft Brookhill Secondary Plan
4.3.1 Amendments to the Clarington Official Plan are required to provide for the planning
framework, land use policies, urban design guidelines and mapping for the Brookhill
Secondary Plan. Specific changes are noted below.
i) A new Secondary Plan for the Brookhill Neighbourhood is added to Part VI
of the Clarington Official Plan.
ii) The Brookhill neighbourhood as defined in the Official Plan extends
generally north of the Bowmanville West Town Centre to Longworth
Avenue. Additional lands were included to make the planning process
more cost-effective and to co-ordinate with the subwatershed planning
process, those lands were part of the Knox Neighbourhood north of
Longworth Avenue between Regional Road 57 and the Bowmanville
Creek as well as lands north of Longworth Avenue designated as "Future
Residential Area".
iii) The adjustments to the Brookhill and Knox Neighbourhood boundaries,
require amendments to the population and housing targets in both
neighbourhoods. The Knox Neighbourhood population is reduced from
5650 to 5350 and the housing targets identified on Table 9-2 are reduced
from 2050 to 1950, the low density units are reduced from 1450 to 1350.
The population for the Brookhill Neigbhourhood is reduced from 4500 to
3900. The housing targets have been reduced from 1750 to 1525. These
reductions are as a result of recalculation of the net developable area
stemming from the recommendations of the sub-watershed study. There
is also a redistribution of housing types between low and medium density
housing. The number of low density units has been reduced from 1325 to
800 while the medium density units have been increased from 350 to 650.
Medium Density symbols have been relocated and added to reflect the
Neighbourhood Commons or Village Corridor designations.
iv) The Bowmanville Land Use Map and Transportation Map are amended by
deleting three Collector Roads. Amendment 43 to the Clarington Official
Plan, added a new east-west Collector Road being Brookhill Boulevard.
Therefore the two east-west Collectors Road, north of Brookhill Boulevard
can be deleted. The Collector Road north of Longworth Avenue is deleted
since a limited amount of low density development is recommended in this
area given the environmentally sensitive nature of these lands.
v) Local Road right of way widths are adjusted to allow for a 18.0 metre road
allowance in addition to a 20.0 metres road allowance. This allows for
more flexibility in street profiles.
REPORT NO.: PSD-125-07
PAGE 7
vi) New policies for Public Rear Lanes have been added. Public Rear Lanes
are permitted where development fronts a Collector or Arterial Road,
where access from these roads is limited to promote through traffic flow
and to provide a pleasing streetscape.
vii) One future public elementary school has been eliminated, as a result of
input from the Public School Board at the Design Charrette. The other
public elementary school has been relocated to the intersection of
Longworth Avenue and Clarington Boulevard to provide a community
focus. The separate elementary school has also been relocated to the
intersection of Longworth Avenue and Clarington Boulevard in the
Secondary Plan. It is not shown on the proposed Official Plan amendment
because it appears in the "Future Urban Residential Area" in the
Clarington Official Plan.
viii) Neighbourhood Parks have been relocated to reflect their importance as
Neighbourhood Commons and Village Corridor. One additional
Neighbourhood Park symbol has been added in the north-east quadrant of
Regional Road 57 and Longworth Avenue.
5.0 PROVINCIAL POLICY
5.1 Provincial Policv Statement
5.1.1 The proposed Official Plan amendment and the draft Brookhill Secondary Plan are
consistent with the 2005 Provincial Policy Statement (PPS) as they are proposing the
development of a mixed use community with a range of housing types and densities, as
well as employment opportunities. The form of development is pedestrian oriented and
promotes the use of transit. The Brookhill Neighbourhood is adjacent to the
Bowmanville West Town Centre, and can make use of existing infrastructure and public
service facilities. Preservation of Brookhill tributary and the recognition and further
protection of the Maple Grove Wetland Complex, and Bowmanville Creek valley is
consistent with the PPS.
5.2 Provincial Growth Plan
5.2.1 The Provincial Growth Plan encourages municipalities to manage growth by directing
population growth to settlement areas. The Growth Plan states that new development
taking place in designated Greenfield Areas will be planned, designated, zoned and
designed in a manner that:
a) contributes to creating healthy communities;
b) creates street configurations, densities and an urban form that support walking,
cycling, and the early integration and sustained viability of transit services;
REPORT NO.: PSD-125-07
PAGE 8
c) provides a diverse mix of land uses, including residential and employment uses,
to support vibrant neighbourhoods; and
d) creates high quality public open spaces with site design and urban design
standards that support opportunities for transit, walking and cycling.
Designated Greenfield Areas will be planned to achieve a minimum density target of not
less than 50 residents/jobs combined per hectare. The density target must be measured
over the entire Greenfield Area excluding environmentally sensitive features.
5.2.2 The Transportation system will be planned and managed to:
a) provide connectivity among transportation modes for moving people and goods;
b) offer a balance of transportation choices that reduces reliance upon any single
mode and promotes transit, cycling and walking; and
c) be sustainable, by encouraging the most financially and environmentally
appropriate mode for trip making.
The Growth Plan also encourages the expansion of transit services to areas that have
achieved, or will be planned so as to achieve, transit supportive residential and
employment densities together with a mix of residential, office, institutional and
commercial development where possible.
Municipalities shall ensure that pedestrian and bicycle networks are integrated into
transportation planning to provide safe, comfortable travel for pedestrians and bicyclists
within existing communities and new development. Linkages shall be provided between
intensification areas, adjacent neighbourhoods and transit stations including dedicated
lanes for bicyclists on the major street network were feasible.
5.2.3 The Clarington Official Plan amendment, the Draft Brookhill Secondary Plan and the
Urban Design Guidelines conform to the Provincial Growth Plan.
6.0 OFFICIAL PLANS
6.1 Durham ReQional Official Plan
6.1.1 The Durham Region Official Plan designates the Brookhill Neighbourhood as "Living
Area" and "Major Open Space System". The lands designated as "Living Area" shall be
used predominantly for housing purposes. However, a mix of uses such as certain
home occupations, convenience stores, public and recreational uses, limited office
development and retailing of goods and services may also be permitted in "Living
Areas" provided there are appropriate provisions and designations in the area municipal
Official Plan.
REPORT NO.: PSD-125-07
PAGE 9
In consideration of development applications in designated "Living Areas", regard shall
be had for the intent of this plan to achieve the following:
. A compact urban form;
. The use of good urban design principles;
. The provision of convenient pedestrian access to public transit, educational
facilities and parks; and
. The grid pattern of roads.
6.1.2 The lands associated with the Bowmanville Creek valley and the Maple Grove Wetland
Complex, are designated as "Major Open Space" system with an Environmental
Sensitive Area overlay. The predominant use of lands within this designation shall be for
conservation, recreation, reforestation and agriculture and farm related uses. The
policies of the Secondary Plan reserve the Bowmanville Creek valley and Maple Grove
Wetland complex in a manner consistent with the Durham Region Official Plan.
6.1.3 Amendment No. 114 of the Durham Region Official Plan designates the lands within the
Brookhill Secondary Plan Area as "Living Area" and "Major Open Space". Changes to
the "Living Area" policies are minor. As such, the draft amendment to the Clarington
Official and Draft Secondary Plan remain consistent with the policies in Amendment No.
114 to the Durham Official Plan.
The "Major Open Space" policies have included policies for the protection of key natural
heritage or hydrologic features, prime agricultural lands as well as lands of lesser
agricultural significance. The Brookhill sub-watershed study recommended preservation
of these features. The features are protected in the Brookhill Secondary Plan and
through the proposed amendments to the Clarington Official Plan.
6.2 Clarinaton Official Plan
6.2.1 The Clarington Official Plan designates lands subject to the Brookhill Secondary Plan as
"Future Urban Residential", "Environmental Protection Area", "Urban Residential" with
various symbols for Medium Density, Neighbourhood Parks, two public elementary
schools and one separate elementary school. The portion of the Secondary Plan
designated as Future Urban Residential Area in the Clarington Official Plan is identified
as Special Policy Area 2, in the Secondary Plan. The redesignation of these lands can
only be considered in the context of a comprehensive review and update of the Official
Plan undertaken by the Municipality.
6.2.2 The Official Plan requires the preparation of a sub-watershed study prior to the
municipal approval of the Plan of Subdivision. A sub-watershed study assesses the
interactions of the natural environment with existing and planned future uses within a
specific drainage area using an ecosystem approach. A sub-watershed study for the
Brookhill Neighbourhood was undertaken and finalized in 2005. The proposed
amendment incorporates recommendations from that Study.
The Official Plan requires protection of significant natural heritage features identified on
Map C. The Secondary Plan preserves and protects the Maple Grove Wetland
Complex, Bowmanville Creek Valley and Brookhill tributaries. Policies have been
REPORT NO.: PSD-125-07
PAGE 10
placed in the Secondary Plan to require an EIS where development is proposed in
proximity to the Provincially Significant Wetlands.
6.2.3 Residential development shall proceed based on population allocations and housing
targets identified in the Official Plan. At the present time, the Brookhill Neighbourhood
has a population allocation of 4500 and a housing target of 1750, being 1325 low
density units, 350 medium density units, and 75 units for intensification. The
amendment to the Official plan to implement the Brookhill Secondary Plan alters the
neighbourhood boundary by incorporating a portion of the Knox Neighbourhood west of
the Bowmanville Creek. The population allocations and housing targets for both
Neighbourhoods require amendments as noted in Section 4.3 of this report.
6.2.4 Residential development will be consistent with the low and medium density ranges
provided for in the Clarington Official Plan. Low density range is 10 to 30 units per net
hectare (uph) and medium density range is 31-60 uph. The density assumptions for the
secondary plan are 22 uph for low density development and 40 to 45 uph for medium
density development.
The Official Plan also states that those where there are environmental constraints
associated with the Lake Iroquois Beach, lower densities are necessary. Accordingly,
those lands with the Future Urban Residential Area are assumed to develop at 14 uph.
6.2.5 The transportation policies of the Clarington Official Plan encourage public transit,
walking and cycling as forms of travels. The road network shall be based on the grid
system which reinforces and complements land use patterns. Right of way widths for
public road shall allow for the placement of utilities, municipal services, high occupancy
vehicles and cycling lanes, sidewalks and landscaped boulevards.
The transportation system in the Brookhill Secondary Plan, complies with the policies of
the Clarington Official Plan. The road network is based on a modified grid system that
promotes permeability and interconnectivity between the neighbourhoods and the
Bowmanville West Town Centre. Walking and cycling paths are shown on Map B. Road
classifications in the Secondary Plan also provide for side walks and cycling paths in the
road right of way widths.
7.0 PUBLIC NOTICE AND SUBMISSIONS
7.1 Public Notice was provided in accordance with the provisions of the Planning Act and
the Municipality of Clarington Official Plan. Notice was placed in the Canadian
Statesman on October 17, 2007. In addition, Public Notice was given by mail to each
landowner within the Brookhill Secondary Planning Area and within 120 metres of the
boundary of the Study Area.
Two individuals, residing on Maple Grove Road were interested in the proposed land
uses adjacent to the rear portions of their lots.
7.2 As of the date of writing this report, there have been three inquires.
REPORT NO.: PSD-125-07
PAGE 11
Another resident, who resided on Munday Court, had general inquires regarding the
lands, west of Regional Road 57, and inquired about signals on Stevens Road.
7.3 On October 30, 2007, two Public Information Centres were held at the Sarah Jane
Williams Museum. One in the afternoon involving landowners, residents and developers
and the community focus group, and one in the evening for residents of the area. The
proposed Official Plan Amendment and Draft Secondary Plan were presented and
discussed in advance of the public meeting.
8.0 AGENCY COMMENTS
8.1 The Secondary Plan was as a collaborative effort by municipal departments and various
external agencies through the Design Charrette process. This process afforded each
department and agency to express their interests and concerns and provide comment
through the design process.
8.2 Since the charrette, there have been ongoing discussions with internal departments to
address specific issues.
8.3 The Draft Official Plan Amendment, Secondary Plan and Urban Design Guidelines will
be circulated to various agencies and departments for formal comment.
9.0 STAFF COMMENTS
9.1 New Urbanism approach goes beyond creating an aesthetically pleasing environment
and a neighbourhood with a unique character. Implementing the elements of new
urbanism can provide economic, social, health and environmental benefits. A key
principle is obtaining a mix in the form and type of development within a neighbourhood
providing a variety of housing types and housing prices. The economy of land use
inherent with a new urbanism approach can result in better utilized infrastructure and
public transit system.
9.2 Brookhill will be one of the most significant development areas in the Municipality over
the next twenty years. Brookhill is located on the north limits of the Bowmanville West
Town Centre. In many ways, it is separated from other parts of Bowmanville by the
Bowmanville Creek. There is the opportunity here to create a significantly distinct place,
something different from the traditional suburban residential patterns.
The emerging West Town Centre provides the opportunity for close ties to a strong
commercial town centre, recreational facilities and a transit hub. Making the
connections between residential community like Brookhill and the West Town Centre
will be important to implementing Provincial Policy Statement and Growth Plan.
9.3 New Urbanism is not a new planning concept. However, it is does require changes to
current zoning, urban design and road standards and profiles. Two issues are
highlighted:
REPORT NO.: PSD-125-07
PAGE 12
Rear Lanes
Public rear lanes have been introduced in limited locations in the draft Brookhill
Secondary Plan to be used in the village corridor and neighbourhood commons. Rear
lands provide access to garages and can provide for garbage, blue box and green bin
pick up. The rear land policies allow limited vehicular access to higher order streets
such as Arterial or Collector Roads, to allow traffic to flow through these areas. It also
promotes a more pleasing streetscape that is scaled to humans, allows for more
interaction because it eliminates garages facing onto the street and also allows the
building and porches to move closer to the street.
There has been considerable discussion with other departments regarding the
introduction of public rear lanes and the profile of the lanes. The Operations Department
provided a memo on snow ploughing/salting and snow removal for rear lanes. A copy
of this memo is contained in Attachment 5. The memo identifies expected work
associated with winter maintenance of public rear lanes. It further identifies different
options; contract, municipal forces or combination and the assumed associated costs. It
has not addressed the total winter maintenance costs for the Neighbourhood.
The width of rear lanes has been reviewed in detail with Engineering staff and have
been adjusted to increase the standards proposed by the consultants. The goal is to
ensure that in addition to the area for car travel, the lane is wide enough to
accommodate a location for utilities and provide snow storage. In addition, an
appropriate setback to the garage has been specified to provide for sight visibility for
drivers as they manoeuvre vehicles in and out of the garages. Rear lanes shall be 9.0
metres wide with a 6.0 wide drive aisle and 1.5 m on either side. 2.5 metre setbacks to
garages shall be spelled out in future zoning by-laws.
18.0 Metre Local Roads
In the Official Plan, the minimum local road right of way width is 20.0 metres. The
amendment proposes to provide a range in the right of way from 18.0 metres to 20.0
metres. 18.0 metre right of way widths shall only be used in instances where there is no
through traffic. When combined with reduced setback for buildings, the effect is slower
traffic, a street space that is and feels safer for the pedestrian, comfortable. The 8.5
metre pavement width remains the same as the 20.0 metre right of way, so it is equally
efficient to maintain.
9.4 The Brookhill Secondary Plan has pOlicies related into pedestrian friendly, compact,
transit supportive development to support environmental sustainability. Energy
conservation will be encouraged through site planning, urban design and the use of
energy efficient materials and landscaping.
New buildings in Brookhill shall adhere in design, construction and operation to a
minimum standard of EnerGuide certification or equivalent certification system.
This is the first policy of this nature that has been introduced to a planning policy
document. Staff, in consultation with the newly formed Green Committee will undertake
REPORT NO.: PSD-125-07
PAGE 13
review of available energy certification and rating programs and make
recommendations for new guidelines to reduce energy consumption and promote waste
reduction.
10.0 CONCLUSION
10.1 The purpose of this report is to satisfy the requirements under the Public Meeting under
the Planning Act, and taking into consideration the outstanding comments, staff
respectfully request that this report be referred back to staff for further processing and
the preparation of a subsequent report.
Attachment:
Attachment 1:
Attachment 2:
Attachment 3:
Attachment 4:
Attachment 5:
Key Map
Demonstration Plan
Draft Brookhill Secondary Plan
Amendment to the Clarington Official Plan
Memo
Attachment 1
2o~:port PSD-125-07
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To Report PSD-125-07_
LEGEND
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Attachment 3
To Report PSD-125-07
DRAFT
BROOKHILL NEIGHBOURHOOD
SECONDARY PLAN
1. INTRODUCTION
1.1 The Brookhill Neighbourhood is located north of the Bowmanville West Town
Centre, and south of Nash Road. Its easterly boundary is the Bowmanville Creek
valley and the historic community of Bowmanville. Its westerly boundary is the limit
of the Urban Area for Bowmanville. The area for the Brookhill Neighbourhood is
about 300 hectares. Approximately one third of the area contains natural features.
The limits of the Secondary Plan Area are identified on Schedules 'A' and 'B' to this
Secondary Plan. The area bounded by Longworth Avenue to the south, Nash
Road to the north, Regional Road 57 to the east and urban area boundary to the
west, is deferred in the Secondary Plan until the completion of the Clarington
Official Plan Review, 2007.
The purpose of this Secondary Plan is to provide a detailed land use plan and
policies to establish principles and structure, goals and objectives for development
within the Brookhill Community. New development will be carried out in
accordance with the policies of the Clarington Official Plan, the policies of this
Secondary Plan, the Brookhill Community Demonstration Plan and Urban Design
Guidelines contained in Appendix I.
2. PRINCIPLES AND COMMUNITY STRUCTURE
2.1 PRINCIPLES
The Brookhill Secondary Plan is based on the principles of New Urbanism. New
Urbanism is a planning approach that incorporates the best features of the 19th
and 20th century small town design, while addressing modern planning and
engineering concerns such as traffic, pollution and urban sprawl. This Plan is
based on a community design that is diverse in use and population, is scaled to the
pedestrian, can accommodate private automobiles and transit and has a well
defined and high quality public realm including the roads, greenland systems and
public buildings.
The Brookhill Secondary Plan achieves the policies of the Province of Ontario with
respect to efficient, cost-effective development and land use patterns, the
conservation of natural and cultural heritage features, the protection of public
health and safety and the achievement of minimum development densities as
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articulated in the Planning Act. Further, this Secondary Plan is expected to achieve
the goals and objectives of the Municipality of Clarington Official Plan.
Fundamental to the development of this Secondary Plan is the achievement of a
transit supportive community structure and the achievement of a minimum net
density of 50 residents and/or jobs per hectare.
A primary principle inherent in the design of the Brookhill Secondary Planning Area
is the conservation of existing natural heritage features and cultural heritage
landscapes. These features and landscapes are conserved and integrated within
the overall design strategy.
2.1.1 Design Principles
The Brookhill Secondary Plan is based on the following design principles:
a) Focus
i. The Brookhill community is adjacent to the Bowmanville West Town
Centre. It will be multi-centered and will comprise a Village Corridor and
Neighbourhoods with Neighbourhood Commons.
ii. Each neighbourhood has edges and a distinct higher intensity, and a
mixed use focus that is within a 5 minute walk of the majority of
residents.
b) Greenlands
i. A variety of parks for recreational activities are provided.
ii. Parks, natural heritage features and stormwater management facilities
shall form a connected green lands system.
iii. Stormwater management facilities shall be designed as landscape
amenities, as well as perform their functional requirements.
c) Connections/Linkages
i. The community will have a continuous system of trails for walking and
cycling.
ii. Roads will be appealing for pedestrians, cyclists, transit, as well as cars.
iii. Pedestrian connections adjacent to significant natural features shall be
planned to anticipate use and to avoid impact on the identified features'
environmental functions.
iv. All roads will be designed as important components of the public realm
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and will be lined with trees and have sidewalks.
v. The community and its neighbourhoods will be linked to the existing built
areas in Clarington.
vi. Community design is based on a modified grid system to enable ease of
access and improved connections through the community.
d) Uses
i. A diversity in housing types will be provided to achieve densities
anticipated in the Official Plan and articulated in Provincial Policy.
ii. Development will support transit and commercial activity.
iii. A mix of uses will be provided so that people have the choice to work,
shop and enjoy community facilities in the neighbourhood.
e) Infrastructure
i. Municipal services shall be provided in a cost effective and efficient
manner.
f) Environmental Sustainability and Energy Conservation
i. Community design shall incorporate, to the maximum extent feasible,
state of the art environmental, energy and water conservation measures.
ii. Techniques to maximize energy efficiency should be integrated into the
design of buildings, streetscapes and parks.
g) Design Excellence
i. The buildings, streetscapes, parks and open spaces and infrastructure
should be distinctive and aesthetically pleasing.
2.2 COMMUNITY STRUCTURE
2.2.1 The community structure of the Brookhill Secondary Plan is based on achieving
the principles identified in Section 2.1 of this Plan. The components of the Brookhill
Secondary Plan that define its urban structure are identified below.
a) Neighbourhoods -Neighbourhoods are self-contained areas with a mix of
housing types, land uses and activities. Neighbourhoods must be cohesive
and comprehensible to their residents.
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Neighbourhoods are edged either by natural features or the primary road
network, giving each Neighbourhood a unique identity. The edge of each
Neighbourhood is typically beyond the 400 metre radius from the
Neighbourhood Commons, and the. lowest density of development is
anticipated between the 400 metre radius and the edge of the
Neighbourhood.
Neighbourhoods have a mix of low and medium density housing types as well
as public open space features. Residential densities, lot sizes and building
types shall vary throughout each Neighbourhood to achieve the variety and
animation typical of older, traditional neighbourhoods. The highest densities
shall occur adjacent to the Type C Arterial Road network and within the
Neighbourhood Commons and the Village Corridor. Lower density housing
shall be adjacent to identified natural features, and toward the edges of the
Neighbourhoods.
Public open spaces are located to define the character and structure of each
Neighbourhood. Neighbourhood Parks are located adjacent to planned
community facilities and/or integrated with adjacent natural heritage features.
Parkettes and urban squares are dispersed throughout each Neighbourhood
and are located on visible road frontages.
b) Neighbourhood Commons-The focus of each Neighbourhood is a
Neighbourhood Commons with the potential to accommodate medium density
forms of housing, a Neighbourhood Park, grouped postal facilities, transit
stops, small scale retail and service commercial uses and offices, live/work
units and other conveniences of daily life.
c) Corridors -The Village Corridor is the primary focal point of the community. It
is comprised of a mix of uses including higher density residential
development, schools and an array of livelwork, retail, office and community
facilities. This combination of uses creates a rich and vibrant environment
that is active every day, all day. The Village Corridor connects the
neighbourhoods within the Brookhill Community. It is an area where residents
of various Neighbourhoods interact. The Village Corridor is expected to
accommodate the primary transit routes connecting the Neighbourhoods
together and to the rest of the Municipality of Clarington.
Regional Road 57 is a major regional transportation corridor. It is a north-
south route that will connect future Highway 407 and Highway 401. Regional
Road 57 is intended to be a Green Corridor, with no direct access provided
for any individual development proposal or residential land use. Signalized
intersections will be installed to provide access to existing development and
the primary road network within the Brookhill Community. Reverse frontage
development will not be permitted adjacent to Regional Road 57.
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d) The Public Realm -The public realm includes institutional/civic uses the
greenlands network and the road network. All of these components of the
public realm are significant organizing elements in the pattern of
development. They are located to provide interest and excitement within the
community. The design of all elements of the public realm must be to the
highest quality possible.
i) /nstitutionaVCivic Uses - Roads and blocks create a hierarchy of public
spaces and locations for institutional and civic uses. Institutional/civic
uses occupy important places, overlooking a square or terminating a
road vista. These views and vistas provide scenic interest and
orientation.
ii) Public Open Space - The public open space system is a major attribute
of the Brookhill Secondary Plan area. It is integrated with the natural
heritage features and storm water management facilities. A trail network
connects the Neighbourhoods together, and connects Brookhill to the
wider community of Clarington.
iii) Natura/ Heritage Features/Storm Water Management Facilities - Existing
natural features are conserved and incorporated into the greenlands
system. Storm water management facilities are treated as public assets.
The ponds will be designed and planted with native upland, flood tolerant
shoreline and aquatic species to provide enhanced wildlife habitat.
Ponds and the overall drainage system are incorporated into the
greenlands system.
iv) Roads and Lanes - Roads playa multi-functional role in the Brookhill
Secondary Plan Area by providing for a variety of activities and services,
to meet the needs of residents and businesses. Roads provide access
for pedestrians and bicycles, opportunities for vistas and view corridors
and pedestrian amenity areas, and space for parking, utilities and
services.
In the Village Corridor, garages are removed from the front of the
dwellings and placed to the rear of the lot, accessed by a system of rear
lanes. This dramatically improves the visual quality of the streetscape by
reducing the impact of garage doors and facilitates traffic flow along the
road network. Rear lanes also provide access to coach houses, routes
for service infrastructure and garbage pick-up and may provide
additional passive recreational space.
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3. GOALS
3.1 To establish the Brookhill Secondary Plan Area as a vibrant, pedestrian oriented
residential community based on principles of New Urbanism.
3.2 To provide 1,800 dwelling units upon full build out of the Brookhill Secondary Plan
Area.
3.3 To achieve a minimum net density of 50 residents and/or jobs per hectare.
3.4 To promote high quality design practices centered on energy conservation,
efficiency and environmental sustainability.
3.5 To recognize the importance of the natural features of the Brookhill Secondary
Plan Area as contributing to the quality of life for local residents.
4. OBJECTIVES
4.1 LAND USE AND BUILT FORM
a) To accommodate a mix of uses including opportunities for a variety of
housing types, limited retail/commercial uses, and community facilities.
b) To ensure a complete and integrated community comprised of:
i) an appropriate mix of compatible land uses that meet the daily needs of
all residents;
ii) compatibility of building types, achieved through consideration of their
scale, massing and relationship to each other.
c) To encourage a high quality and consistent level of urban design for the
public and private realm through adherence to the principles, policies and
requirements of this Secondary Plan, the Demonstration Plan and the Urban
Design Guidelines.
d) To create an urban environment that provides for safe, functional and
attractive residential neighbourhoods.
e) To provide for community facilities/schools that are visible, accessible and
serve the needs of residents.
f) To encourage multi-functional, shared use of public lands and buildings.
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4.2 THE GREENLANDS SYSTEM
a) To provide a functional and highly interconnected greenlands system for the
community that is accessible and visible to residents.
b) To provide opportunities for recreational and naturalized links within the
Brookhill Secondary Planning Area and to the wider community of Clarington.
c) To preserve and enhance existing natural and cultural heritage features
including significant vegetation, topographic features and scenic views,
heritage buildings and archaeological resources, and to promote the
ecological restoration of linkages between these features.
d) To provide a continuous Greenland system linking, natural features, public
parks, storm water management facilities and a full array of community
amenities.
4.3 TRANSPORTATION
a) To develop a transportation system that provides a variety of connections to
the balance of the urban area.
b) To create a highly inter-connected network of roads and lanes that provide for
ease of access, orientation and safety for both pedestrians and vehicles.
c) To create a linked trail system composed of roads, lanes and open spaces,
sidewalks, off-road trails and bicycle lanes.
d) To ensure that the required components of the transportation system be in
place and operative prior to or coincident with development.
e) To phase the implementation of transit services based on acceptable
operational and financial criteria.
4.4 SERVICES
a) To ensure that services, including water, sanitary sewer and storm water
management systems, electrical power, streetlights, natural gas and
communication services are in place and operative, prior to or coincident with
the development of the land.
b) To ensure that storm water management facilities are designed to fulfill their
functional purpose and are treated as aesthetic components of the
greenlands system and that they do not negatively impact on natural heritage
features or cultural heritage landscapes at any time in the land development
process.
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4.5 ENVIRONMENTAL SUSTAINABILlTY AND ENERGY CONSERVATION
a) To encourage development within the Brookhill Secondary Plan Area that is
consistent with programs to reduce energy consumption and promote waste
reduction.
b) Energy conservation will be encouraged through appropriate site planning,
urban design and the use of energy efficient materials and landscaping.
c) To ensure that all new buildings that are constructed within the Brookhill
Secondary Plan Area adhere in design, construction and operation to a
minimum standard of Energy Star certification or equivalent certification
system.
d) To undertake frequent reviews of available energy certification and rating
systems to ensure that development within the Brookhill Secondary Plan Area
complies with the most current environmental and energy conservation
standards and programs.
5. GENERAL POLICIES
The land use designations for the Brookhill Secondary Plan Area shown on Map A
of this Secondary Plan establish the general pattern of development. A more
detailed pattern of land use is established on the Demonstration Plan and Urban
Design Guidelines (Appendix I).
5.1 HOUSING
a) This Secondary Plan provides opportunities for a broad range of housing
forms in the Secondary Plan Area and within each neighbourhood as follows:
i) Neighbourhoods shall be predominantly comprised of single and semi-
detached dwellings;
ii) Neighbourhood Commons shall include a mix of low and medium density
house forms, including street, block or stacked townhouses; and
iii) The Village Corridor shall include the greatest concentration of medium
and higher density house forms including housing in live/work, live/rent
forms and apartments in stand alone or in mixed use buildings. Street,
block or stacked townhouses are permitted.
b) Each Neighbourhood shall include the distribution of housing by house form
and will identify, in detail, the composition and distribution of the anticipated
housing stock and its relationship to the achievement of the housing mix
objectives of this Secondary Plan, and the Provincial requirement to achieve
a minimum net density of 50 residents and/or jobs per hectare within the
Secondary Plan Area.
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5.2 EMPLOYMENT
a) The Secondary Plan Area shall accommodate a range of small and
moderately scaled retail, office uses and a range of institutional activities.
Employment opportunities will be located in the Village Corridor and through
permission for commercial and institutional activities within the
Neighbourhood Commons and the community facilities, home offices and
home occupations may also contribute to the supply of employment
opportunities.
b) Development approvals for lands intended to accommodate mixed use or
live/work buildings will be monitored to ensure that short-term housing
approvals do not preclude opportunities for the development of employment
generating land uses in the longer-term.
5.3 CULTURAL HERITAGE
a) The conservation and enhancement of significant cultural heritage resources
shall be consistent with the provisions of Chapter 8 in the Municipality of
Clarington Official Plan and all relevant Provincial legislation and policy
directives.
b) Prior to on-site grading, construction of infrastructure or development
approval, an Archaeological Assessment shall be completed to the
satisfaction of the Municipality and the Archaeology and Heritage Planning
Unit of the Ministry of Citizenship, Culture and Recreation.
c) No grading or other disturbance shall take place on any site within the
Brookhill Community Secondary Plan Area prior to the issuance of a letter of
clearance from the Ministry of Citizenship, Culture and Recreation.
6. LAND USE POLICIES
6.1 LOW DENSITY RESIDENTIAL
6.1.1 Unless otherwise specified in the Secondary Plan, residential development shall be
in accordance with Section 9 of the Clarington Official Plan.
6.1.2 Low Density Residential shall accommodate a range of housing types. Permitted
residential building types shall include detached and semi-detached dwellings.
6.1.3 Coach houses are also permitted within the Low Density Residential designation.
Coach houses shall generally be in the form of residential uses on the second
storey of a detached garage where individual lots have access to a rear lane, and
where the side yard abuts a public road.
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6.1.4 Building heights shall generally not exceed 3.5 storeys, or 9.5 metres.
6.1.5 Residential development shall contribute to the overall appearance of the
streetscape. Garage doors shall not dominqte the view of the streetscape. Front
and exterior side yard porches shall be encouraged.
6.1.6 Individual site access for any permitted residential use adjacent to any Arterial
Road shall be discouraged. Residential uses fronting on an Arterial Road or
Collector Road may be developed on the basis of rear lanes. Reverse frontage
development shall not be permitted within the Low Density Residential designation.
6.1.7 Residential development adjacent to Regional Road 57 shall not have any
individual access on the Arterial Road. Further, a variety of interface techniques
may be permitted, including window roads and/or f1ankage lots, subject to
conformity with the 'Green Corridor' concept for the Regional Road 57 right-of-way.
6.1.8 Special Policy Areas
a) Special Policy Area 1 recognizes an existing distinct Estate Residential
development east of Regional Road 57 and south of Longworth Avenue. Lots
in this area are generally 4000 square metres or larger and privately serviced
with well and septic. Development and redevelopment of lands within this
designation shall be subject to policies in the Clarington Official Plan.
b) Special Policy Area 2 is the Deferred Area of this Secondary Plan. These
lands are designated Future Urban Residential in the Clarington Official Plan,
and are deferred until the completion of the Clarington Official Plan Review
2007.
6.2 MEDIUM DENSITY RESIDENTIAL
6.2.1 The Medium Density Residential designation shall be developed in accordance
with the policies in Section 9.4 of the Municipality of Clarington Official Plan.
6.3 NEIGHBOURHOOD COMMONS
6.3.1 At least one Neighbourhood Commons shall be required in each Neighbourhood.
Locations for the Neighbourhood Commons designation are identified on Map A of
this Secondary Plan.
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6.3.2 Each Neighbourhood Commons may include a range of medium density housing
types, a Neighbourhood Park and a limited amount of convenience retail, personal
service and business activity intended. to serve the residents of the
Neighbourhood.
a) Permitted residential building types include street, block or stacked
townhouses, and small plex-type (e.g. quattroplex) multiple unit buildings;
and,
b) Retail and service commercial uses shall only be permitted on the ground
floor of a mixed use building. Individual retail and service commercial uses
shall generally be limited in size to a maximum of approximately 500 square
metres each and generate low traffic flow.
c) The following retail and service commercial land uses are specifically
prohibited:
i. drive-through restaurants of any type;
ii. any use that requires the outdoor display or storage of goods, with the
exception of a seasonal garden centre associated with another permitted
use;
iii. night clubs or banquet halls;
iv. all automobile related uses (sales, service, gas bars, car washes);
v. amusement arcades;
vi. places of entertainment;
vii. adult live entertainment parlour;
viii. body rub parlour;
ix. taxi establishments; and
x. or any use that may emit odours, noises or generate high traffic volumes
not compatible with a residential area.
6.3.3 Buildings within a Neighbourhood Commons shall generally range in heighlfrom
2.5 to 4.0 storeys, or between 7.5 to 13.5 metres.
6.3.4 Development within the Neighbourhood Commons designation will address the
road, and garage doors/service facilities shall not dominate the view of the
streetscape. Front and exterior side yard porches shall be encouraged on all
ground-related residential units.
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6.4 VILLAGE CORRIDOR
6.4.1 The Village Corridor shall be the primary focus of the Secondary Plan Area. The
Village Corridor will incorporate institutional, retail and service commercial,
recreational and cultural uses as well as ground related housing and residential
apartment buildings within a mixed use context.
6.4.2 Development in the Village Corridor designation may be in either single use or
mixed use buildings.
6.4.3 Permitted residential building types include street, block or stacked townhouses,
small plex-type (e.g. quattroplex) multiple unit buildings and low-rise apartment
buildings. Apartment units may be permitted in either stand-alone residential
buildings or above the ground floor in a mixed use building.
6.4.4 Retail and service commercial development shall only be permitted on the ground
floor of a mixed use building. Individual retail and service commercial uses shall
generally be limited in size to a maximum of approximately 500 square metres
each; and,
6.4.5 The following retail and service commercial land uses are specifically prohibited:
a) drive-through restaurants of any type;
b) any use that requires the outdoor display or storage of goods, with the
exception of a seasonal garden centre, associated with another permitted
use;
c) night clubs or banquet halls;
d) all automobile related uses (sales, service, gas bars, car washes);
e) amusement arcades;
f) places of entertainment;
g) adult live entertainment parlour;
h) body rub parlour; and,
i) taxi establishments.
6.4.6 Buildings heights shall be within a range of 3 to 6 storeys, or between 8.0 to 20.0
metres.
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6.4.7. All development within the Village Corridor designation will address the road, and
garage doors/service facilities shall not dominate the view of the streetscape. Front
and exterior side yard porches shall be. encouraged on all ground-related
residential units.
6.4.8 Development, with the exception of any institutional use, abutting an Arterial or
Collector Road shall be on the basis of rear lane access. Other development within
the Village Corridor designation may include rear lane access. Parking lots shall
not be located between the building and the street within the Village Corridor
designation.
6.4.9 To facilitate appropriate development within the Village Corridor designation, the
Municipality may consider a 'development incentives' package. Development
incentives may include reduced parking and/or parkland standards, or a series of
financial incentives approved under the Community Improvement Section of the
Planning Act. Qualification requirements for any identified development incentive
shall be identified in the required Community Improvement Plan, as approved by
Council.
6.5 ENVIRONMENTAL PROTECTION AREA
6.5.1 The natural heritage features within the Secondary Plan Area are identified as
Environmental Protection Area on Schedule 'B' to this Secondary Plan. Lands
designated Environmental Protection Area shall be subject to the policies in
Section 14.4 of the Official Plan.
6.5.2 No development shall be permitted in Environment Protection Areas, except
passive recreation, environmental restoration and uses related to erosion control
and storm water management.
6.5.3 An Environmental Impact Study shall be undertaken for development proposals
including any necessary infrastructure and roads proposed within, the Lake
Iroquois Beach Shoreline, or within 120 metres of the boundary of a wetland or
wetland complex or 30 metres of the Environmental Protection Area designation.
The Environmental Impact Study shall be prepared in accordance with 4.4.35 of
the Official Plan.
6.5.4 Environmental Protection Overlay Designation
a) The Environmental Protection Overlay designation identifies the areas
adjacent to the identified Provincially Significant Wetlands. This designation
incorporates the lands within 100 metres from the identified Provincially
Significant Wetlands (an additional 70 metres from the Environmental
Protection Area).
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b) Lands within the Environmental Protection Overlay designation shall require
the preparation of an Environmental Impact Study to determine the actual
buffer required between the Environmental Protection Area designation and
the limit of urban development. The Environmental Impact Study shall be
undertaken in accordance Section 4.4.35 of the Official Plan.
6.6 PARKS AND OPEN SPACE
6.6.1 Parks and Open Space designation shall include lands within the following
categories:
a) Neighbourhood Parks;
b) Urban Squares/Parkettes; and,
c) Green Roads/Gateways/Greenways.
6.6.2 Parks shall be established in accordance with the following:
a) Neighbourhood Parks shall form the central focus of each of the identified
Neighbourhood Commons, within the Village Corridor and within the overall
Community. Neighbourhood Parks shall perform an array of functions within
the community and shall range in size and design, depending upon their
planned role and function. The Neighbourhood Park shall be a minimum of
.75 hectare in size, and shall be surrounded on at least two sides, and
preferably three or four sides, by public roads. The Neighbourhood Parks are
to be accepted as part of the parkland dedication required under the Planning
Act.
b) Urban Squares/Parkettes - are smaller components of the open space
network and will be identified and articulated through the required
development applications; and,
c) Green Roads/Gateways/Greenways are small scale open space feature
provided as linkages within the open space system or as entrance features to
the community to provide for connecting pedestrian and bicycle routes and
special identity features within the Secondary Plan Area.
6.6.3 Dedication of lands for Neighbourhood Parks and Parkettes shall be in accordance
with Section 23.10 of the Official Plan.
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6.6.4 Dedication of lands for Green Streets/Gateways/Greenways shall be considered
on a case-by-case basis subject to a review of their individual function and
attribution to the neighbourhood as fulfilling parkland dedication requirements.
6.6.5 In addition to the publicly owned lands which form the Parks and Open Space
designation individual developments may be required to provide an Urban Square
as part of the design approval. These privately owned lands will help create
pedestrian scale entrance features for individual developments, creating a sense
of place and adding to the urban environment.
7. COMMUNITY FACILITIES
7.1 Community Facilities are shown symbolically on Map A of this Secondary Plan. A
more detailed pattern of community facilities are established on the Demonstration
Plan and Urban Design Guidelines (Appendix I).
7.2 SCHOOLS
a) Elementary school sites are permitted within the Village Corridor designation
on Schedule 'B'. Schools support the community structure and patterns of
land use. The number, location and configuration of school sites will be
defined in consultation with the School Boards.
b) Where a school site adjoins a Neighbourhood Park, the school site shall be
sized and designed to provide on-site recreational and athletic uses for the
school and to facilitate potential joint use between the Municipality and the
respective School Board.
c) The Municipality will cooperate with the School Boards to promote smaller
school site sizes, and to maximize the area available for on-site recreational
and athletic use through the construction of multiple storey buildings that
permit smaller building floor plates.
d) In the event that all or part of a school site should not be required by a School
Board, the following alternate uses shall be permitted in order of priority:
i) institutional uses such as private schools, Places of Worship,
government buildings, community and recreational facilities, housing for
seniors and/or cultural buildings (e.g. museum, art gallery); or,
Ii) Residential uses, shall be developed in accordance with the Village
Corridor designation or,
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iii) The Municipality of Clarington shall have first right of refusal to acquire
all or part of the school site; government agencies and community
groups with identified needs shall have the second right of refusal.
e) School sites and buildings will be developed in accordance with the following
policies and the Demonstration Plan and Urban Design Guidelines:
i) Joint use sites and multiple use buildings will be encouraged wherever
possible. The Municipality will work with the School Boards to achieve
appropriate and efficient site designs, and to maximize public service
and safety;
Ii) Elementary schools shall be located within the Village Corridor
designation and on a Type B or C Arterial or Collector Road to be
accessible by residents in more than one neighbourhood; and
iii) Parking and loading areas will be provided and access points designed
in a manner that will minimize conflicts between pedestrian and
vehicular traffic and will enhance the aesthetic character of the
Neighbourhood.
7.3 PLACES OF WORSHIP
a) Places of Worship shall be permitted within the Village Corridor designation.
Site criteria include:
i) A minimum site size of 0.5 hectare and a maximum site size of 2.0
hectares; and,
ii) Primary frontage on a Type 'B' or 'C' Arterial Road or Collector Road.
b) Sites for a Place of Worship may be pre-zoned, with a 'Hold' prefix to permit a
place of worship, accessory uses and appropriate alternative uses. Removal
of the 'Hold' prefix on a dual zoned place of worship site shall be tied to:
i) Execution of a site plan agreement for a Place of Worship; or,
ii) Expiration of a site reservation period of 2 years from the approval of the
'Hold' zoning and the execution of a site plan agreement for the
alternative land use.
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8. URBAN DESIGN AND AMENITY POLICIES
8.1 GENERAL PROVISIONS
The Secondary Plan is designed based on achieving a community that is diverse in
use and population, is scaled to the pedestrian, can accommodate private
automobiles and transit, and has a well defined and high quality public ream. The
Secondary Plan is premised on high quality urban design, including measures to
ensure:
a) the provision of a clearly defined public realm;
b) a standardized and highly interconnected pattern of lotting for development
blocks;
c) consistent built form;
d) safety, accessibility and comfort in the pedestrian environment; and,
e) achievement of an overall density within the community of at least 50
residents and employees per net hectare; and,
f) support for transit services throughout the community.
8.2 PUBLIC REALM
The public realm compromises public roads, lanes, open spaces/parks, natural
heritage features and their associated buffers, storm water management facilities,
and the public use activity areas of other public lands and private development
sites and buildings.
8.2.1 Roads and Lanes
a) Roads and lanes will:
i) provide access for vehicles, pedestrians and bicycles, opportunities for
vistas and view corridors and pedestrian amenity areas and space for
utilities and services;
i1) be subject to comprehensive streetscape requirements including
landscaping, that will ensure that the public realm is consistent in quality
and design; and;
iii) be aligned to create a modified rectilinear grid pattern that defines
development blocks and establishes a highly inter-connected and
permeable network that maximizes accessibility and support for transit.
DRAFT October 24, 2007 Municipality of Clarington Official Plan - Office Consolidation BN-17
8.2.2 Views and Focal Points
a) The preservation, enhancement and creation of significant views and focal
points shall be encouraged by:
i) preserving and enhancing views to natural features including woodlots,
topographic features, water bodies and across open spaces;
ii) providing opportunities for views of important public buildings, heritage
buildings, open spaces and parks, natural heritage features and other
landmarks; and,
iii) providing for sites that terminate road and view corridors.
b) To recognize the importance of public and institutional buildings in the
community and to enhance their status these buildings are encouraged to be
sited at the following locations:
i) within the Village Corridor and the Neighbourhood Commons;
ii) at the termination of a road or view corridor;
Iii) at road intersections; and
iv) on sites that enjoy prominence due to topographic and natural
features.
8.2.3 Location of Buildings with Respect to Roads and Open Space
a) To reinforce the road, lane and block pattern established by this Secondary
Plan, the following measures will be employed:
i) buildings will be aligned parallel to a public road;
ii) buildings will be located in proximity to the property line adjoining the
public road;
Iii) buildings on corner sites will be sited and massed toward the
intersection of the adjoining public roads;
iv) siting and massing of buildings will provide a consistent relationship,
continuity and enclosure to the public roads;
v) siting and massing of buildings will contribute to and reinforce the
comfort, safety, and amenity of the public roads;
vi) buildings located adjacent to, or at the edge of parks and open spaces,
will provide opportunities for overlook onto the parks and open spaces;
DRAFT October 24,2007 Municipality of Clarington Official Plan - Office Consolidation BN-18
vii) the massing, siting and scale of buildings located adjacent to, or along
the edge of a park or open space will create a degree of enclosure or
definition appropriate to the type of park or open space they enclose;
and
viii) buildings of significant public use or architectural merit may be sited to
specifically differ from the surrounding urban fabric in order to
emphasize their importance as landmarks.
8.3 PRIVATE SECTOR DEVELOPMENT
8.3.1 Development Blocks and Lots
a) All the available urban lands are to be subdivided into a series of
development blocks and lots, defined by a modified rectilinear grid system or
public roads and lanes.
b) The size and configuration of each development block will:
i) be appropriate for its intended use;
ii) facilitate and promote pedestrian movement
iii) provide a sufficient number and, where appropriate, a range of building
lots to achieve costs effective and efficient development.
c) Each development lot in a block will:
i) have frontage on a public road or lane; and
ii) be of sufficient size and appropriate configuration to accommodate
development that reflects the planning and urban design policies set out
in this Secondary Plan and companion Demonstration Plan and Urban
Design Guidelines.
d) Notwithstanding the provisions of this Secondary Plan, a lot that does not
have frontage on a public road may be permitted, provided that the front lot
line adjoins a public park fronting a public road, and the rear lot line adjoins,
and has access from a public rear lane.
e) Notwithstanding the provisions of this Secondary Plan, development lots
within either the Neighbourhood Commons or Village Corridor designations,
having substantial frontage on a Collector or Type B or C Arterial Road, may
be permitted to have a second access to parking provided:
DRAFT October 24. 2007
Municipality of Clarington Official Plan - Office Consolidation BN-19
i) the lot contains a comprehensively designed mixed use development;
H) the principal access to the required services areas on the lot is from a
rear lane;
Hi) the need for a second access to parking can be demonstrated to be
necessary to facilitate the development pattern, but will not interfere with,
or promote unsafe traffic and pedestrian movement; and
iv) the development pattern is otherwise in conformity with the provisions of
this Secondary Plan, the Demonstration Plan and Urban Design
Guidelines.
8.3.2 Built Form
a) Building compatibility - over time, new development will be compatible with
adjacent and neighbouring development by ensuring that the siting and
massing of new buildings does not result in undue adverse impacts on
adjacent properties particularity in regard to adequate privacy conditions for
residential buildings and their outdoor amenity areas.
To ensure that building compatibility is achieved, the implementing zoning by-
laws for this secondary plan will establish consistent relationships between
buildings and their associated property limits.
b) Location of Building Entrances - To support public transit and for reasons of
public safety and convenience, primary entrances shall be clearly visible and
located on a public road frontage or onto public open spaces.
Access from sidewalks and public open space areas to primary building
entrances shall be convenient and direct, with minimum changes in grade,
and shall be generally accessible to people who are mobility challenged.
c) Parking and Servicing- To minimize disruptions to the safety and
attractiveness of the Types Band C Arterials and Collector Road, a system of
rear lanes may provide the primary access for on-site parking and servicing
functions.
d) To enhance the quality and safety of the public roadscapes throughout the
Secondary Plan Area, the construction of parking lots/structures which
occupy significant proportions of the at-grade frontage of public roads shall
not be permitted.
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Municipality of Clarington Official Plan Office Consolidation BN-2Q
e) To reduce the impact of surface parking and to provide at grade amenity
areas the provision of structured parking shall be encouraged for higher
density forms of development in the Village Corridor and Neighbourhood
Commons designations. Where it is not feasible to locate parking in
structures either below or above grade, parking should be located to the rear
of the principle buildings and/or within the exterior side yard.
8.3.3 Pedestrian Environment
a) Public Safety -To promote safety and security in public places, including
roads, parks and open space, schools, public transit routes and the public
use activity areas of buildings, the following measures are necessary:
i) the design and siting of new buildings shall provide opportunities for
visual overlook and ease of physical access to adjacent roads, parks
and open spaces:
ii) clear, unobstructed views to parks and open spaces shall be provided
from the adjoining roads; and,
iii) appropriate lighting, visibility and opportunities for informal surveillance
shall be provided for all walkways, parking lots, garages and outdoor
amenity areas.
b) Pedestrian Circulation - To ensure ease of access for the pedestrian and the
enjoyment of public roads and other outdoor spaces, the following measures
are necessary:
i) public-oriented spaces and activity areas, including entrances, terraces
and porches, will be oriented toward public roads;
ii) provision of a consistent level of landscape design, incorporating such
elements as appropriate paving, planting, fencing, street furniture,
lighting, and signage, and
iii) avoiding the location of building ventilation systems in pedestrian
areas.
9. TRANSPORTATION POLICIES
9.1 The transportation network in the Brookhill Secondary Planning Area shall be
developed in accordance with Map A and provisions and standards established
through this Secondary Plan, the Demonstration Plan and Urban Design Guidelines.
It shall include public roads, rear lanes, transit, and bicycle and pedestrian routes
DRAFT October 24, 2007
Municipality of Clarington Official Plan Office Consolidation BN-21
and facilities.
9.2 The descriptions and right-of-way requirements for roads identified on Table 1 shall
assist in further defining the road system. Road classifications and right-of-way
requirements require confirmation through one of the following studies:
a) Traffic Study;
b) Functional Servicing Plan; and
c) Phasing Plan.
Minor revisions to transportation routes to incorporate design features such as
streetscaping and bikeways may be made without further Amendment to this
Secondary Plan, provided that the principles of permeability and inter-connectivity
are maintained to the satisfaction of the Municipality.
Classification Pavement R-O-W Boulevard On- Bicycle Transit Sidewalks Individual
Width Width Width street Lanes Facilities Direct
Parkin Access
Type A Arterial 19.5 m (2@3.5 36.0- 2@ 8.25 m No 3.0 m path Yes 2 Sides No
(Regional Road 57) m, 2@3.75m. 50.0 m in boulevard
medianneft turn (1 Side)
lane 5.0m
Type B Arterial 19.5 m (2@3.5 30.0- 2@8.25 m No Yes 2 Sides Optional
m, 2@3.75 m) 36.0m
Type C Arterial 17.0 m (2@3.5 30.0 m 2@6.5 m 2 Sides Yes 2 Sides No Rear
with Medians m, 2 parkin9@ lanelaccess
2.5m,
median 5.0m
Collector 13.0 m (2@3.5 26.0m 2 @ 6.5 m 2 Sides Yes 2 Sides Optional
(Major) m, 2 parking @ (optional)
3.0m
Collector 12.0 m (2@3.5 23.0m 2@5.5 m 2 Sides No 2 Sides Yes
(Minor) m, 2 parking @
2.5m
Local Road 8.5m 20.0m 2 5.75 m 1 Side No No 1 Side Yes
Local Road 8.5m 18.0m 1@4.0m,1 1 Side No No 1 Side Yes
5.5m
Public Lanewa 6.0m 9.0m 2 1.5m No No No No No
Green Street nla 18.0m nla No No No 2 Sides No
9.3 ROAD NETWORK POLICES
9.3.1 Regional Road 57 bisects the Secondary Plan area. It will become part of a key
component of the transit system for the area, linking it to the rest of the Municipality
of Clarington. The Municipality supports the ultimate function and design for this
road and the broader Region, as an urban arterial.
DRAFT October 24, 2007
Municipality of Clarington Official Plan - Office Consolidation BNR22
9.3.2 The Municipality shall encourage the Region of Durham to pursue road designs for
Regional Road 57 that implement the "Green Corridor" concept and balance
functional requirements with the objectives of this Secondary Plan in regard to roads
as a significant element of the public realm, and in accordance with the
recommendations of the Demonstration Plan and Urban Design Guidelines.
9.3.3 No development shall be permitted individual direct access to Regional Road 57.
9.3.4 The proposed system of Collector Roads is shown on Map A. The design
requirements for the Collector Roads are identified in Table 1, and may be further
refined through the Functional Servicing Study.
9.3.5 The Local Road pattern is identified on The Demonstration Plan included in
Appendix 1. This pattern is conceptual only, and has no formal status, other than it
demonstrates the key principles of permeability and inter-connectivity. Changes to
the identified Local Road pattern shall not require any further amendment to this
Secondary Plan, provided that the principles of permeability and inter-connectivity
are achieved to the satisfaction of the Municipality.
9.4 REAR LANES
9.4.1 A secondary and complementary system of public Rear Lanes may be developed
anywhere within the Secondary Plan Area.
9.4.2 Functional and design standards for Rear Lanes are established in Table 1. Detailed
designs for Lanes shall be established through subsequent development approvals.
9.4.3 Public utilities may be located within public lanes subject to functional and design
standards established by the Municipality.
9.4.4 Lanes shall be planned to provide for through traffic movements. The garage shall
be set back no less than 2.5 m from the public right-of-way.
9.5 PUBLIC TRANSIT
9. 5.1 The Municipality, in conjunction with the Region of Durham shall endeavour to
implement with a public transportation system that connects the Secondary Planning
Area with adjacent residential and commercial areas.
DRAFT October 24, 2007
Municipality of Clarington Official Plan Office Consolidation BN-23
9.5.2 Transit routes shall serve and link the Neighbourhood Commons with the Village
Corridor. A transit stop at the centre of each Neighbourhood is encouraged so as
to be within 400 metres of most households within a neighbourhood.
9.5.3 To facilitate the development of a transit supportive urban structure, the following
measures shall be reflected in development proposals, including the subdivision of
land:
i) provision of a local road pattern and related pedestrian routes that provide for
direct pedestrian access to transit routes and stops;
ii) provision for transit stops and incorporation of busbays where appropriate into
road design requirements; and,
iii) transit waiting areas incorporated into buildings located adjacent to transit
stops.
9.6 PEDESTRIAN AND BICYCLE PATH SYSTEM
9.6.1 Pedestrian and bicycle path systems serve the Secondary Planning Area and
linked with other pathway systems in the Municipality. These shall be developed in
accordance with the conceptual trails network identified in the Demonstration Plan
and Urban Design Guidelines (Appendix I).
9.7 PARKING
9.7.1 On-street parking will be encouraged at appropriate locations on all roads, with the
exception of Regional Road 57, in order to assist in calming traffic movement and
thereby enhancing pedestrian safety.
9.7.2 Subject to the findings and recommendations of a Functional Servicing Study, on-
street parking may be approved at certain locations for specified times of the day
to satisfy a portion of the parking requirements of adjacent non-residential
development.
9.7.3 Off-street parking for all uses shall be required and shall be provided on-site in
accordance with the provisions of the implementing zoning by-law.
DRAFT Odober 24. 2007
Municipality of Clarington Official Plan - Office Consolidation BN-24
10. MUNICIPAL SERVICES
10.2.1 All new development within the Secondary Planning area shall proceed on the basis
of full municipal services.
10.2.2 The Municipality will work with the landowners and the Region of Durham to develop
a plan for the phasing of extensions to the existing services within the Brookhill
Secondary Plan Area.
10.2.3 The location of Stormwater Management Facilities is shown on Map A the
Secondary Plan. The approximate size and locations have been determined through
the Brookhill Subwatershed Plan. The exact location and size will be determined
through the Functional Servicing Study and in accordance with Section 20 of the
Official Plan. Storm water facilities shall be constructed in accordance with the
provisions of the Demonstration Plan and Urban Design Guidelines (Appendix I) to
this Secondary Plan.
The design of such facilities shall be based on the following considerations:
i) stormwater will be considered as a resource, not a waste product;
ii) stormwater facilities will be designed to maintain environmental and
ecological integrity, and to provide a net benefit to the environment;
iii) where existing streams are within the Environmental Protection designation,
they are to be retained in naturalized, open channels in accordance with
natural channel design principles; and,
iv) stormwater facilities will be designed to provide community amenities.
11.0 INTERPRETATION
11.1 It is intended that the Brookhill Secondary Plan Area be developed in accordance
with the policies of this Secondary Plan and the Official Plan of the Municipality of
Clarington. Where there is a conflict between the principles, objectives and/or
policies, the policies of this Secondary Plan and the Official Plan of the Municipality
of Clarington, the principles, objectives and/or policies of this Secondary Plan shall
prevail.
11.2 Inherent to the Brookhill Secondary Plan is the principle of flexibility, provided that
the general intent and structure of the Plan are maintained to the satisfaction of the
Municipality. As such, it is the intent of the municipality to permit some flexibility in
the interpretation of the policies, regulations and numerical requirements of this
DRAFT October 24, 2007
Municipality of Clarington Official Plan - Office Consolidation BN-25
Secondary Plan and the appended Demonstration Plan and Urban Design
Guidelines (Appendix I) except where this Secondary Plan is explicitly intended to be
prescriptive.
11.3 The boundaries between land use designations are to be considered approximate
except where they meet with roads, river valleys or other clearly defined physical
features. Where the general intent of this Secondary Plan is maintained, to the
satisfaction of the Municipality, minor boundary adjustments will not require an
Amendment to this Secondary Plan.
11.4 Development within the Brookhill Secondary Plan Area will be guided by a detailed
series of policies, regulations and guidelines that will create a livable and diverse
community that is sympathetic to the environmental context. The Demonstration
Plan and Urban Design Guidelines (Appendix I) provide the foundation for the
development of the Brookhill Secondary Plan Area and the basis for the policy
framework of this Secondary Plan.
The following text and maps, identified as Map A - Land Use and Transportation
Plan and Map B - Greenlands and Open Space attached hereto constitute the
Brookhill Secondary Plan as established and adopted by Amendment No. xx to the
Municipality of Clarington Official Plan.
12.0 IMPLEMENTATION
12.1 GENERAL
a) This Secondary Plan shall be implemented in accordance with the provisions of
the Planning Act, other applicable Provincial legislation, and the provisions of
the Municipality of Clarington Official Plan and this Secondary Plan.
b) Approval of development applications shall be conditional upon commitments
from the appropriate authorities and the proponents of development to the
timing and funding of the required road and transportation facilities. These
works shall be provided for in the subdivision and site plan agreements.
Phasing of the development, based on the completion of the external road
works, may be required by the Municipality of Clarington.
c) Approval of development applications shall also be conditional upon
commitments from the appropriate authorities and the proponents of
development to the timing and funding of required storm water management,
sanitary sewer and water supply facilities. These works shall be provided for in
subdivision and site plan agreements. Phasing of development, based on the
completion of external sewer and water services, may be implemented if
required by the Municipality of Clarington.
DRAFT October 24. 2007
Municipality of Clarington Official Plan Office Consolidation BN-26
I
d) The Municipality of Clarington shall encourage development within the
Secondary Plan Area that is consistent with programs intended to reduce the
consumption of energy and water and to promote waste reduction.
12.2 FINANCIAL AGREEMENTS
a) Prior to the approval by the Municipality of Clarington of any development
proposal within the Secondary Plan Area, the Municipality of Clarington shall, if
necessary, have approved a Development Charges Study and adopted a
Development Charges By-law identifying the charges applicable to the lands
within the Secondary Plan Area.
b) Prior to the approval of any development, the Municipality of Clarington shall be
satisfied as to the availability of water supply and sewer capacity to
accommodate the said development.
c) Prior to the registration of any development, the owner shall have entered into
a Subdivision Agreement with the Municipality of Clarington that will identify
among other things, the capital expenditures associated with servicing the
lands.
d) Prior to any development approvals, an assessment of infrastructure cost
requirements to accommodate the Secondary Plan development including
development phasing, and timing shall be undertaken to the satisfaction of the
Municipality of Clarington.
12.3 REQUIRED STUDIES
12.3.1 General
a) This Secondary Plan identifies the following studies, plans, and assessments
that may need to be completed to the satisfaction of the Municipality of
Clarington and any agency have jurisdiction, prior to the approval of
development applications within parts of, or the entire, Secondary Plan Area.
The Municipality shall determine the need for the following studies, plans and
assessments, and when in the approvals process they may be required on an
application-by-application basis:
i. Storm Water Management and Environmental Strategies;
ii. Functional Servicing Plans;
iii. Environmental Impact Studies
IV. Archaeological Surveys/Assessments;
DRAFT October 24, 2007 Municipality of Clarington Official Plan - Office Consolidation BN-27
I
v. Development Charges Study;
vi. Tree Preservation Plans; and,
vii. Noise Assessment(s).
b) Additional study requirements may be identified by the Municipality as
development within the Secondary Plan Area proceeds.
12.3.2 Urban Design Brief
Prior to the approval of a development in the Brookhill Neighborhood an urban
design brief shall be prepared to confirm and control the intended pattern of
development within the neighborhood. The Urban Design Brief shall include:
a) the proposed pattern of roads and development blocks;
b) the proposed network of roads, transit, pedestrian and bicycle routes;
c) a Comprehensive Roadscape Plan, that articulates specific urban design
issues to be addressed in implementing zoning by-laws, plan(s) of subdivision
or site plan approvals;
d) the location of specific features, sites and residential lots within the
Neighbourhood such as corner lots and T-intersections that require specific
lot and building placement, orientation and architectural features;
e) the proposed pattern of land use including the composition distribution of
residential density and the proposed scale of non-residential areas;
f) an Open Space Master Plan, that identifies the location and configuration of
uses such as school sites, parks, trails, open space buffers, environmental
and cultural heritage features;
g) where applicable, the anticipated boundaries of implementing plans of
subdivision; and,
h) in the case of a school site, the proposed pattern of alternate land use, in the
event that the site is not required for school use.
12.3.3 Urban Design and Architectural Guidelines
a) all development within each Neighbourhood shall be subject to urban design
and architectural guidelines;
b) provision for compliance with the guidelines shall be incorporated into all
subdivision, site plan or similar development agreements;
DRAFT October 24, 2007
Municipality of Clarington Official Plan - Office Consolidation BN-28
c) a program to ensure compliance with the guidelines shall be established
among the landowners group and the Municipality and shall ensure
integration with other required planning approvals. Confirmation of
compliance with the guidelines shall be required prior to the issuance of
building permits; and,
d) such guidelines may be reviewed and amended from time to time provided
that any amendments shall conform to the principles and policies of this
Secondary Plan and the Demonstration and Urban Design Guidelines
(Appendix I) and shall be prepared to the satisfaction of the Municipality of
Clarington.
e) It is the intent of this Secondary Plan to achieve the agreement of all public
agencies involved in any aspect of development in the Secondary Plan Area,
to comply with the policies of this Secondary Plan, the regulations in the
Zoning By-law, and the Demonstration Plan and Urban Design Guidelines
(Appendix I) in order to achieve the goal, objectives, principles and policies of
this Secondary Plan.
DRAFT October 24. 2007
Municipality of Clarington Official Plan - Office Consolidation BN-29
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APPENDIX I
Brookhill Secondary Plan Area
Demonstration Plan and Urban Design Guidelines
;,'
" ;'.
....... ~ .
DRAFT
October 2007
The Planning Partnership
URS Canada lnc.
Aquafor Beech
Poulos and Chung
Draft Urban Design Guidelines - Brookhill Secondary Plan Area
October 2007
Table of Contents
1.0 Introduction
2.0 The Demonstration Plan
3.0 Design Guidelines for the Public Realm
3.1 General
3.2 Roads
Arterial Roads
Collector Roads
Local Roads
Lanes
Green Streets
Traffic Circles
3.3 Guidelines to Support Transit
3.4 Guidelines for Greenlands
Natural Features and Woodlots
Neighbourhood Parks
Urban Squares/Parkettes
Gateways
Trail System
Storm Water Management Facilities
4.0 Design Guidelines for the Private Realm
4.1 All Development
Development Blocks and Lots
Built Form
Location of Buildings with Respect to Roads and Open Space
4.2 Residential Buildings
Single and Semi-Detached Houses
Townhouses
Apartments
4.3 Guidelines for Public/Institutional Buildings
4.4 Commercial/Mixed Use Buildings
The Planning Partnership. URS Canada Inc. . Aquafor Beech. Poulos and Chung
Draft Urban Design Guidelines - Brookhill Secondary Plan Area
October 2007
1.0 Introduction
The Brookhill Secondary Plan Area is designed based on achieving a
community that is diverse in use and popuiation, is scaled to the pe-
destrian, can accommodate private automobiles and transit vehicles.
and has a well designed and high quality public realm. The Plan is
also premised on achieving high quality urban design. including meas-
ures to ensure:
a standardized and highly interconnected pattern of lotting for
development blocks;
consistent built form;
safety, accessibility and comfort in the pedestrian environment;
achievement of an overall density within each neighbourhood of at
ieast 50 residents and empioyees per net hectare; and.
support for transit services throughout the community.
This Demonstration Plan and Urban Design Guidelines document
have been prepared in conjunction with the Brookhill Secondary Plan.
The purpose of this document is to provide a demonstration of how the
principles of the Secondary Plan could be realistically applied to future
development and further detail as to how the Municipality's vision and
design objectives are to be achieved.
The Urban Design Guidelines provide design principles and specific
guidelines for both the public and private sectors. While they are in-
tended as a reference, they indicate the Municipality of Clarington's
expectations with respect to the character, quality and form of devel-
opment in the Brookhill Community. The guidelines also provide the
Municipality of Clarington's staff with an objective. consistent evalua-
tion framework to assess development applications.
The Planning Partnership' URS Canada Inc. . Aquafor Beech. Poulos and Chung
1
Draft Urban Design Guidelines - Brookhill Secondary Plan Area
October 2007
2.0 The Demonstration Plan
The Demonstration Plan identifies four neighbourhoods. They are de-
scribed as follows:
Neighbourhood 1 (as shown on the Demonstration Plan) is south
of Longworth Avenue and west of Green Road. It incorporates
approximately 57 gross hectares of land. of which about 24 hec-
tares (42 percent) is developable. Neighbourhood 1 will accom-
modate a range of uses and building forms including single and
semi-detached houses. coach houses, as well as medium den-
sity building forms such as stacked townhouses, small multiple
unit buildings and small-scale retail and service uses within the
Neighbourhood Commons as shown on Schedule '8'. The overall
density of Neighbourhood 1 will be in excess of 50 residents and
employees per net hectare;
Neighbourhood 2 (as shown on the Demonstration Plan) is located
south of Longworth Avenue, west of Durham Highway 57 and east
of Clarington Boulevard. It incorporates approximately 80 gross
hectares of land, of which about 22 (28 percent) is considered de-
velopable. Neighbourhood 2 will accommodate a range of uses
and building forms including single and semi-detached houses,
coach houses, as well as medium density building forms such as
stacked townhouses, small multiple unit buildings and small-scale
retail and service uses within the Neighbourhood Commons as
shown on Schedule '8'. The overall density of Neighbourhood 2
will be in excess of 50 residents and employees per net hectare;
Neighbourhood 3 (as shown on the Demonstration Plan) is Jo-
cated immediately north of Neighbourhood 2. It incorporates ap-
proximately 69 gross hectares of land, of which about 27 hectares
(39 percent) is considered developable. Neighbourhood 3 will
accommodate a range of uses and building forms including single
and semi-detached houses, coach houses, as well as medium
density building forms such as stacked townhouses, small mul-
tiple unit buildings and small-scale retail and service uses within
the Neighbourhood Commons as shown on Schedule 'B'. The
overall density of Neighbourhood 3 will be within range of 50 resi-
dents and employees per net hectare;
Neighbourhood 4 (as shown on the Demonstration Plan) is locat-
ed north of Neighbourhood 1 and abuts lands designated as En-
vironmental Protection Area on the north, west and east. It incor-
porates approximately 102 gross hectares of land, of which about
12 hectares (12 percent) is considered developable. Recognizing
the unique surround environmental features, Neighbourhood 4 is
lower density, accommodating single and semi-detached houses
and coach houses.
Table 1 summarizes the land use distribution and development yields
for the Secondary Plan Area, based on the Demonstration Plan.
The Planning Partnership' URS Canada Inc. . Aquafor Beech' Poulos and Chung
2
Draft Urban Design Guidelines - Brookhill Secondary Plan Area
October 2007
TABLE 1: DEMONSTRATION PLAN DEVELOPMENT YIELDS
Populallon and Achieved Achieved
Neighbourhood Net Developable Unit Population Employment Employment Density Density
Land Area Yield Yield Yield Yield ulha p+e/ha
Neighbourhood 1
23.78 543.00 1,227.00 36.00 1,263.00 n80 53.10
Neighbourhood 2
22.67 526,00 1,185.0D 55.00 1,240.00 23.20 54.70
Neighbourhood 3
26.92 521.00 1,244.00 55.00 1,299.00 19.30 48.20
Neighbourhood 4
11.62 163.00 528.00 528.00 14.00 45.50
TOTALS 85.00 1,753.00 4,184.00 146.00 4,330.00 20.62 50.94
The Demonstration Plan illustrates the planning principles that are in-
herent to the Secondary Plan. It is one example of how the Second-
ary Plan might be implemented within the Secondary Plan Area. The
Demonstration Plan itself has no formal status and does not require
any formal Amendment process to impiement an alternative design
soiution, or solutions at any time in the future.
The Demonstration Plan for the Brookhill Study Area, was the result
of a design process that was carried out over a 4-day workshop held
in Municipality of Clarington (Fall 2005). The Pian developed at the
workshop has been subsequently refined as additional information
was received over subsequent months. The Demonstration Plan,
which appears on the following page, includes the following features:
Neighbourhood Commons that are within a 5-minute walk of the
majority of the community and provide local retail services and a
neighbourhood focus;
a linked green lands system that connects natural/environmental
features, open spaces, parks, schoois, storm water management
ponds and the Neighbourhood Commons;
protection of all significant natural heritage features while
incorporating them into a larger system providing for pedestrian
and cycling trails;
reinforcing Neighbourhood Commons by focusing medium and
higher density residential uses in a live-work format and institutional
uses on adjacent lands; and,
a highly interconnected road pattern with a collector road system
that is within a 5-minute walking distance of most future residents,
which is specifically intended to support future transit services in
the community.
The Planning Partnership. URS Canada {nc. . Aquator Beech. Poulos and Chung
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Draft Urban Design Guideline" . Brookhill Secondary Plan Area
October 2007
3.0 Design Guidelines for the Public Realm
The public realm within the Brookhill Secondary Plan Area comprises
public roads, lanes, open spaces/parks, natural heritage features and
their associated buffers, storm water management facilities and the
public use activity areas of other public lands and plivate development
sites and buildings. Further, it is the intent of the Pian to link all of the
components of the public realm with a connected system of trails, bi-
cycle paths and sidewalks.
This section of the document provides general guid~nce for the design
of all the components of the public realm. These Guidelines are to be
read in conjunction with the policies of the Brookhill Secondary Plan.
I
3.1 General
i
1. To promote safety and security in public place's, including roads,
parks and open spaces, schools, public transit routes and the
public use activity areas of buildings, the follo,ying measures are
necessary: !
the design and siting of new buildings shall provide
opportunities for visual overlook and ease of physical access
to adjacent roads, parks and open spaces;
clear, unobstructed views to parks and open spaces shall be
provided from the adjoining roads;
appropriate lighting, visibility and opportunities for informal
surveillance shall be provided for all walkways, parking lots,
garages and outdoor amenity areas; and,
public use activity areas located within buildings shall be
located at-grade and oriented to the public road.
2. To ensure ease of access for the pedestrian and the enjoyment
of public roads and other outdoor spaces, the following measures
are necessary:
the principle access to the required service areas on the lot
is from the exterior side yard,
public-oriented spaces and activity areas, including building
entrances, terraces and porches, will be oriented toward
public roads;
provision of a consistent level of streetscape design,
incorporating such elements as appropriate paving, planting,
fencing, street furniture, lighting and signage; and,
avoiding the location of building ventilation systems and other
utilities such as gas/electrical metres in pedestrian areas.
The Planning Parlnership . URS Canada Inc. . Aquafor f3eech . Poulos and Chung
I
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Draft Urban Design Guidelines. Brookhill Secondary Plan Area
, October 2007
3.2 Roads
General
1. Provide a grid of arterial, ,collector and local roads and associated
public open spaces that organize development, is pedestrian
friendly, is highly connected and supports transit.
2. Ensure that the road pat/ern establishes development blocks that
,
achieve an orderly patte in of development and visual diversity.
3, Provide access forvehicl~s, pedestriansand bicycles, opportunities
for vistas, view corridors and pedestrian amenity areas, and space
for utilities and services. I
4,
Design all streetscape el~ments such as paving patterns, seating,
and signage, to be consistent and complementary to the character
of the community.
5.
i
Design street lighting vJith regard for vehicular and pedestrian
requirements so that th~ size, height, and style of lighting reflect
the hierarchy of the roadf
,
6.
Locate all utilities unde~ground. Where components of utilities
must be located above ~round, they should be located either in a
rear lane or along the street tree planting line to minimize clutter
and disruption of the road's character.
I
I
The Planning Partnership' URS Canada Inc. . Aquafor Beech, Poulos and Chung
Residential units define the street edge
UWizing lanes for more than garage
access
A residential road with street trees and
planted centre median
5
Draft Urban Design Guidelines - Brookhill Secondary Plan Area
October 2007
Arterial Roads
Type A Arterial - Regional Road 57
Regional Road 57 bisects the Secondary Plan Area, its surrounding
neighbourhoods and the broader Municipality of Glarington. It will
accommodate a range of/ravel modes, including passenger vehicles,
transit and pedestrians.
1. Regional Road 57 shall have a maximum right-of-way of 36.0 to
50.0 metres.
2. The road surface, including a medianlleft-turn lane, shall be a
maximum of 19.5 metres.
3. Regional Road 57 shall be designed as a 'Green Corridor'.
Boulevards on both sides of the pavement area shall be a minimum
of 8.25 metres, and will include a grass verge, a double row of
street trees, 2.0 metre sidewalks on both sides and a 3.0 bicycle
lane on one side.
4. A centre median shall be a minimum of 5.0 metres. It will include
street trees, shrubs and ground covers.
5. Transit facilities may be accommodated on Regional Road 57.
6. Individual, direct access from any development site to Regional
Road 57 shall not be permitted.
7. Buildings that abut Regional Road 57 shall present a facade with
architectural detailing and landscape features that address the
Durham Highway 57 frontage. Reverse frontage development
shall not be permitted adjacent to Regional Road 57.
The Planning Partnership. URS Canada Inc. . Aquafor Beech. Poulos and Chung
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Draft Urban Design Guidelines - Srookhill Secondary Plan Area
October 2007
Type B Arterial Roads
Type B Arterial Roads provide important connections between
residential neighbourhoods and other community functions. They
accommodate a range of travel modes, including passenger vehicles,
transit and pedestrians.
1. Type B Arterial Roads shall have a maximum right-of-way width of
30.0 to 36.0 metres.
2. The road surface shall be a maximum of 19.5 metres.
3. Boulevards on both sides of the pavement area shall be a minimum
of 8.25 metres, and will include a grass verge, a double row of
street trees, 2.0 metre sidewalks on both sides and a 3.0 bicycle
lane on one side.
4. Transit facilities may be accommodated on any Type B Arterial
Roads.
5. Individual direct access to any development site abutting a Type B
Arterial Roads shall be limited to minimize disruptions to traffic fiow
and to maximize safety and the attractiveness of the road. Within
any area designated as a Village Corridor or Neighbourhood
Commons within the Brookhill Secondary Plan, individual direct
access from a Type B Arterial Road to any development site shall
be limited and subject to approval.
6. Buildings that abut Type B Arterial Roads shall present a facade
with architectural detailing and landscape features that address
the road frontage. Reverse frontage development shall not be
permitted adjacent to any Type B Arterial Roads.
The Planning Partnership. URS Canada Inc. . Aquafor Beech. Poulos and Chung
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Draft Urban Design Gu delines . Brookhill Secondary Plan Area
October 2007
Type C Arterial Roads
Type C Arteria/ Roads provide important connections between
residen/ial neighbourhoods and other community functions. They
typically define the community structure. :
Type C Arterial Roads with Median
I
1. Type C Arterial Roads with a median Jhall have a maximum right-
of-way width of 30.0 metres. I
2. The road surface, including a median and an optional parking
lane (2.5 metres) in each direction shall be a maximum of 17.0
metres.
3. Boulevards on both sides of the pavement area shall be a
minimum of 6.5 metres and will include a grass verge, street trees,
2.0 metre sidewalks on both sides and 1.5 metre bicycle lanes on
both sides.
4. A centre median shall be a minimum of 5.0 metres. It will include
street trees, shrubs and ground covers.
5. Transit facilities may be accommodated on any Type C Arterial
Road.
6. Individual direct access to any development site abutting a Type C
Arterial Road shall be limited to minimize disruptions to traffic flow
and to maximize safety and the attractiveness of the road. Within
any area designated as a Village Corridor or Neighbourhood
Commons within the Brookhill Secondary Plan, individual direct
access from a Type C Arterial Road to any development site shall
be limited and subject to approval.
7. Buildings thatabutType CArterial Roadswith medians shall present
a facade with architectural detailing and landscape features that
address the road frontage. Reverse frontage development shall
not be permitted adjacent to any Type C Arterial Road.
The Planning Partnership. URS Canada Inc. . Aquafor Beech. Poulos and Chung
8
Draft Urban Design Guidelines - Brookhill Secondary Plan Area
October 2007
Major Collector Road
1. Major Collector Roads with no medians shall have a maximum
right-of-way of 26.0 metres.
2. Road surface should be 13.0 metres, including an optional 3.0
metreon-street parking on both sides of the road.
3. Boulevards on both sides of the pavement shall be a minimum of
6.5 metres and will accommodate a grass verge with street trees
and 1.5 metre sidewalks on both sides.
4. Transit facilities may be located on any Major Collector Road.
5. Individual direct access to any development site shall be limited
to minimize disruptions to traffic flow and to maximize safety and
the attractiveness of the road. Within any area designated as a
Village Corridor, or Neighbourhood Commons within the Brookhill
Community Secondary Plan, individual direct access to any
development site shall be limited and subject to approval.
6. Buildings that abut Major Collector Roads shall present a facade
with architectural detailing and landscape features that address
the road frontage. Reverse frontage development shall not be
permitted adjacent to any Major Collector Road.
The Planning Partnership. URS Canada Inc. . Aquafor Beech. Poulos and Chung
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Draft Urban Design Guidelines. Brookhill Secondary Plan Area
October 2007
Minor Collector Road
1. Minor Collector Roads shall have a maximum right-of-way of 23.0
metres.
2. The road surface, including parking lanes on both sides of the
road shall be a maximum of 12.0 metres.
3, Boulevards on both sides of the pavement area shall be a minimum
of 5.5 metres, and will include a grass verge with street trees and
2.0 metre sidewalks on both sides.
4. Individual, direct access from a Minor Collector Road is permitted,
with the exception of within the Village Corridor, where it is not
permitted.
5. Transit facilities may be located on any Minor Collector Road.
6. Buildings that abut Minor Collector Roads shall present a facade
with architectural detailing and landscape features that address
the road frontage. Reverse frontage development shall not be
permitted adjacent to any Minor Collector Road.
The Planning Partnership. URS Canada Inc. . Aquafor Beech. Poulos and Chung
10
Draft Urban Design Guidelines - Brookhill Secondary Plan Area
October 2007
Local Roads
Local Roads connect to Collector roads and link with publ;c spaces.
Local Road
1. Local Roads should be designed with a maximum right-at-way
width of 20.0 metres.
2. The road surface, including a parking lane on one side of the road
(that could alternate to both sides of the road) shall be a maximum
of 8.5 metres.
3. Boulevards on both sides of the pavement shall be a maximum of
5.75 metres and will accommodate a grass verge with street trees
and 1.5 metre sidewalks on both sides.
4. Individual direct access onto Local Roads is permitted.
5. Buildings that abut Local Roads shall present a facade with
architectural detailing and landscape features that address the
road frontage.
6. Local Roads that are intended for use over shorter distances may
be designed with a reduced maximum right-aI-way width of 18.0
metres, with reduced boulevard widths of 4.0 metres on one side
and 5.5 metres on the other side to accommodate utilities.
The Planning Partnership. URS Canada Inc. . Aquafor Beech. Poulos and Chung
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Draft Urban Design Guidelines - Brookhill Secondary Plan Area
October 2007
Lanes
Lanes provide access to private garage facilities.
1. Lanes should be provided on roads where garages and front
driveways will detract from the character of a special location,
such as along the Major Collector Road which connects the Village
Corridor and Neighbourhood Commons;
2. Lanes shall have a maximum right-of-way of 9.0 metres.
3. The road surface shall be a maximum of 6.0 metres and shall
include a 1.5 metre utility corridor on either side of the lane.
4. The use of permeable materials shall be encouraged in lane
construction in areas where sufficient drainage exists.
5. The garage shall be set back a minimum of 2.5 metres from the
lane right-of-way.
The Planning Partnership' URS Canada lnc. . Aquafor Beech. Poulos and Chung
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Draft Urban Design Guidelines - Brookhill Secondary Plan Area
October 2007
Green Streets
Green Streels serve a special function in the community in that
they provide for increased permeability and pedestrian connections
within the community. They are meant to encourage pedestrian
travel through neighbourhoods and/or open space features and are
desirable features in themselves. Tiley are unpaved right-or-ways,
that have buildings facing into them.
1. Green Streets can only be implemented in combination with a
rear public Lane.
2 Green Streets should have a similar width as Local Roads with a
maximum right-of-way of 18.0 metres.
3. Green Streets should have two 1.5 metres sidewalks with space
on both sides to accommodate a double row of trees.
4. Green Streets will be mainly sodded with enhanced landscaping
adjacent to residences to reinforce the special character of these
roads and encourage pedestrian activity.
5. Green Streets can accommodate underground utilities as well as
emergency access.
The Planning Partnership. URS Canada Inc. . Aquafor Beech, Poulos and Chung
Dwellings fronting onto a Green Street have
direct walkway connections
13
Draft Urban Design Guidelines. Brookhill Secondary Plan Area
October 2007
Traffic Circles
Traffic Circles are intended to calm traffic and direct traffic flows without
necessarily requiring stop signs at intersections. The open spaces
created in the traffic circles add to the character of the neighbourhoods
they are located in.
1. Whenever Traffic Circles are used, they should be significant
landscape features, as well as traffic calming devices.
2. The design of a Traffic Circle should ensure ease of snow removal
and maintenance.
3. The minimum radius for a Traffic Circle should be in accordance
with Table 2.
TABLE 2: STANDARDS FOR TRAFFIC CIRCLES
Intersection
Inscribed Circle Radius
(Le outside circle
dimension)
Radius of Inside Circle
(at Mountable Apron)
Turning Road Width
Local-Local
Collector-Local or Collector-Collector
Arterial-Single Lane
Arterial-Double lane
12
15
20
27.5
The Planning Partnership' URS Canada Inc. . Aquafor Beech. Poulos and Chung
Traffic Circle with mountable apron and
planting
6
8
12
18.4
6
7
8
9.1
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Draft Urban Design Guidelines. Brookhill Secondary Plan Area
October 2007
3.3 Guidelines to Support Tr~nsit
1. Transit stops should be located as close to intersections as
possible, and their location coordinated with neighbourhood trail
connections and building entrances.
I
2. Transit shelters should be designed wit~ transparent sides for
maximum visibility to and from the interior, so that transit users
can see approaching buses and to maximize pedestrian safety.
3. Shelters should be located on the boul~vard adjacent to the
pavement to maximize passenger conveni~nce.
I
i
4. Curbside transit stop loading areas should be a clear, hard surface
area 1.5 to 2 metres wide in front of a shelter should be provided
to permit safe exit by passengers, includi~g wheelchair users. In
all cases, shelters should be set back 0.5 metres from curbs and
sidewalks to protect them from damage b~ snowplows.
5. Surface texture changes should be proviped at transit stops to
assist the visually challenged in locating \he stop and/or shelter
location. I
6. Where four-sided transit shelters are not po!sslble, overhead open-
air canopies should be provided to protect:transit users from sun,
rain and snow. I
7. Benches and other roadside furniture such!as waste baskets, bike
racks, telephones, notice boards, newsp~per boxes and refuse
containers should be concentrated at bus stops within the Village
Corridor and Nelghbourhood Commons to maximize their barrier
free utility and create active public space. !
I
I
The Planning Partnership' URS Canada Inc. . Aquafor Beech' Poulos and Chung
:.
'-0'
I-
, ,,~'Ji~
-".. 7'-;;]
Transit shetter with transparent sides
provides maximum visibility
Transit sheffer with overhead canopy
15
Draft Urban Design Guidelines. Brookhill Secondary Plan Area
October 2007
3.4 Guidelines for Greenlands
The Greenlands System is a major functional and aesthetic component
of a neighbourhood and should be designed to provide a fair distribution
of amenity spaces for a range of users, in a linked network,
Natural Heritage Features
1, Significant natural heritage features within the Secondary Plan
Area shall be protected and integrated into the community
greenlands system,
2. Natural heritage features should be physically and visually
accessible from the abutting roads,
3, Preservation of existing vegetation should be encouraged, Where
necessary, indigenous and ecologically complementary planting
should be encouraged,
Neighbourhood Parks
1. Neighbourhood Parks within the Secondary Plan Area are
expected to be diverse in scale, function and character. Currently,
8 Neighbourhood Parks have been identified on the Demonstration
Plan, They range in size from D,S of a hectare to 3.5 hectares.
(See Greenlands and Open Space Plan)
2, Each Neighbourhood Park is located to perform a particular
function within its context Generally, they are located to be a
neighbourhood focal point, are adjacent to a school andlor are
integrated with an adjacent natural heritage feature,
3, Neighbourhood Parks will provide opportunities for active and
passive recreation for residents within a 40Q-metre radius (a 5
minute walk), Generally, they may include elements such as play
structures, informal playgrounds, seating, hard surface areas,
shaded areas under tree canopies or open air structures, group
mailboxes, lighting, distinctive tree, shrub and ground cover
planting,
4, Neighbourhood Parks should have significant road frontage on all
four sides. At a minimum, parks shall front on at least two public
roads,
5, Pedestrian access to parks should be clearly defined with
landscape or architectural elements to ensure an appealing park
presence.
6, Park design should ensure visual privacy for adjoining residents,
7, Where fencing is required, the design should be consistent around
the perimeter of the park,
8, Street trees should be planted along the edge of parks, while not
The Planning Parlnership . URS Canada Inc' Aquafor Beech' Poulos and Chung
Retaining natural heritage features
contn'bufes to sense of place
Residential units front directly onto a park
".
Community mailbox adjacent to a park
16
Draft Urban Design Guidelines - Brookhill Secondary Plan Area
October 2007
screening the view into parks.
9. Seating and shade areas should be designed in concert with
pathways and play areas.
Urban Squares/Parkettes
1. An Urban Square is a small publicly accessible, primarily hard-
surfaced open space built in conjunction with an adjacent building.
A Parkette is a small component of the public open space system.
that is typically soft surfaced and green. A parkette is most likely
a park that connects larger pieces of the greenlands system.
2. Urban Squares/Parkettes shall be dispersed throughout the
community. They are expected to provide key connecting links,
and enhance the overall greenlands system.
3. Urban Square/Parkettes should be located on visible road
frontages and their entries should be clearly defined through
landscape treatment and built form elements.
4. Design should provide a focal area or feature that gives character
and provides for a range of passive and infonmal uses.
5. Pathways within Urban Squares/Parkettes should connect to
pedestrian sidewalks and trails.
6. View corridors terminating at an Urban Square/Parkette should
be highlighted through landscape treatment andlor built form
elements.
7. Plant material and construction materials should contribute to the
distinctive character of Urban Squares/Parkettes.
8. Community mailboxes and information boards should be
considered in Urban Squares/Parkettes.
Gateways
1. Streetscaping features at identified gateway corners shall include
enhanced landscaping and coordinated fencing to frame the entry
into the community (See Greenlands and Open Space Plan).
2. Gateway features, such as community signage, low walls, fencing
or enhanced landscape treatment, shall be incorporated in the
design of entry road intersection and shall be coordinated in design
and materials with adjacent structures and consistent along main
road right-of-way.
3. Primary roads into the community should include a planted centre
median and other design features to signify their importance.
4. Intersections should have distinctive surface treatment for
pedestrian crossings, including wider sidewalks and connections
The Planning Partnership' URS Canada Inc, . Aquafor Beech, Poulos and Chung
Street trees enhance the visual
appearance of the park
Neighbourhood parkette
Parkettes create spaces for people to
gather in
Landscaped gateway
17
Draft Urban Design Guidelines. Brookhill Secondary Plan Area
October 2007
to bus shelters.
5. Noise attenuation features should be the last option for uses
flanking onto the gateway sites. Where they occur, the material
and architectural details shall compliment the adjacent structures,
include landscaping and reflect the fencing details of community-
wide fence standards.
Trail System
1. The highly interconnected trails system is identified conceptually
on the Greenlands and Open Space Plan. The trails system
includes trails within natural features, storm water management
facilities, open spaces and parks and the road system - sidewalks
and bicycle paths.
2, Trail design and type will be based on each site's sensitivity in
order to minimize environmental impacts.
3. Trails for pedestrians and cyclists shall be a maximum of 3.0
metres wide. Pedestrian-only-trails shall be a maximum of 2.0
metres wide.
4. Trails will be designed to accommodate a range of users and
abilities. Slopes, where possible, should be under 5 percent.
Curb-cuts must be provided to improve access at road crossings.
The use of permeable materials shall be encouraged in trail
construction in areas where sufficient drainage exists.
5. Trails should be clearly signed regarding permitted use and
speed. Wayfinding signage shall be provided throughout the trail
network.
6. Benches and garbage receptacles should be provided at trail
heads and at regular intervals along the route.
7, Trails located in proximity to sensitive natural features, or
adjacent to storm water management facilities should incorporate
interpretive sign age at various locations to promote stewardship
initiatives that will protect and enhance the features and functions
of the natural environment.
Storm Water Management Facilities
1. Storm water management facilities will be key features within the
community contributing to the appearance and ambience, while
achieving functional objectives related to flow moderation and
water quality.
2. Ponds should be designed as multi-celled systems with a
sediment fore bay or alternative pre-treatment system and wet
pond component and will be designed to achieve water quality
and quantity control targets set out by the Conservation Authority
and the Municipality of Clarington,
The Planning Partnership. URS Canada Inc. . Aquafor Beech. Poulos and Chung
Trail system
TraHs provide opportunities for
recreaNon
Pond enhancing natura! landscape
18
Draft Urban Design Guidelines - Brookhill Secondary Plan Area
October 2007
3. Where possible, ponds should include a permanent pool with an
average depth of 1.2 to 1.5 metres and isolated deeper sections.
Water depth will be varied and the length of the fiow path from
inlet to outlet maximized to enhance effectiveness and mitigate
re-suspension of accumulated sediments. Ponds will achieve
water quality targets by settling out sediments and contaminants,
diluting storm water and arresting contaminants through biological
uptake.
4. Native species and fiood tolerant water's edge plants, including
a mixture of herbaceous and woody vegetation, shall be planted
to stabilize banks of ponds. The perimeter of the permanent pool
shall be planted with emergent, strand and submergent species to
improve the aesthetics and enhance the performance of the facility.
5. Ponds are envisioned to blend with the natural landscape, therefore,
geometric forms and standard slope gradients will be avoided
in favour of organic shapes and landform grading designed to
replicate natural landforms in the area. Inlet and outlet structures
will be concealed using a combination of planting, grading and
natural stone.
6. Where there is a need to discourage public access to areas
around the perimeter of the ponds, living fences and barrier
plantings will be utilized in place of fencing. Barrier plantings will
be comprised of multiple rows of predominantly thorn bearing
shrub species planted at a spacing of 0.6 to 0.9 metres contingent
on species. Barrier plantings will be installed along the crest of
steep slopes, adjacent deep-water areas and around inlet and
outlet structures.
7. Ponds will not be fenced, but rather will be designed with trails,
overlooks and interpretive signage so that they are an integral part
of the greenlands system.
The Planning Partnership. URS Canada Inc. . Aquafor Beech. Poulos and Chung
'.II
Ponds provide opportunities to create
unique neighbourhood features
Playground adjacent to a slorm water
management feature
A pedestrianlcycling trail
adjacent to a pond
19
Draft Urban Design Guidelines - Brookhill Secondary Plan Area
October 2007
4.0 Design Guidelines for the Private Realm
The private realm within the Brookhill Community Secondary Plan
Area is comprised of the built form development blocks and their
relationship to open space and road with respect to their location. The
residential, institutional and commercial/mixed use buildings within a
community contribute to .its character and can assist in further defining
and complementing the public realm.
This section of the document provides general guidance for the de-
sign of built form and hay; it should address the streetscape and open
space in the private realm. These Guidelines are to be read in con-
junction with the policid of the Brookhill Secondary Plan.
I
4.1 All Development
I
Development Blocks a'nd Lots
1. All the available urban lands are to be subdivided into a series of
development blocks, defined by a modified rectilinear grid system
of public roads and lanes.
2. The size and configuration of each development block will:
be appropriate to its intended use;
facilitate and promote pedestrian movement; and,
provide a sufficient number and, where appropriate, a
range of building lots to achieve cost effective and efficient
development.
3. Each development lot in a block will:
have frontage on a public road; and,
be of sufficient size and appropriate configuration to
accommodate development that reflects the planning and
urban design policies set out in this Secondary Plan and
companion Demonstration Plan and the Urban Design
Guidelines.
4. A lot that does not have frontage on a public road may be permitted,
provided the front lot line adjoins public open space fronting a
public road, and the rear lot line adjoins, and has access from a
rear lane (a "Green Street").
5. Development lots within either the Neighbourhood Commons
or Village Corridor designations, having substantial frontage on
an Arterial Road, may be permitted to have a second access to
parking from a Major Collector Road provided:
the lot contains a comprehensively designed mixed use
development;
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Draft Urban Design Guidelines. Brookhill Secondary Plan Area
October 2007
the principle access to the required service areas on the lot
is from the exterior side yard,
the need for a second access to parking can be demonstrated
to be necessary to facilitate the development pattern, but will
not interfere with, or promote unsafe traffic and pedestrian
movement; and,
the development pattern is otherwise consistent with the
provisions of this Secondary Plan and the Demonstration
Plan and the Urban Design Guidelines.
Built Form
1. A full range of housing types and tenures should be provided to
make a variety of housing options available to the community.
2. Development should be designed to achieve a high degree of
environmental sustainability within the community.
3. Architectural styles of individual units and blocks should be
sensitive to and complement each other.
4. A variety of architectural elements such as entry porches, dormers,
material detailing will be employed to create a distinctive character
for each block.
5. New development will be compatibie with adjacent a nd nei gh bourin g
development by ensuring that the siting and massing of new
buildings does not result in undue adverse impacts on adjacent
properties particularly in regard to adequate privacy conditions for
residential buildings and their outdoor amenity areas.
To ensure that building compatibiiity is achieved, the implementing
zoning by-laws will establish consistent relationships between
buildings and their associated property limits.
6. To support public transit and for reasons of public safety and
convenience, primary building entrances to principle buildings
shall be clearly visible and located on a public road or onto public
open spaces.
Access from sidewalks and public open space areas to primary
building entrances shall be convenient and direct, with minimum
changes in grade, and shall be accessible to people who are
mobility challenged.
7. To minimize disruptions to traffic flow and to maximize safety and
the attractiveness of Durham Highway 57 and the Major Collector
Roads, individual direct vehicular access shall be minimized, and,
in some cases prohibited, in accordance with the policies of this
Secondary Plan.
The Plannmg Parlnership . URS Canada Inc. . Aquafor Beech. Poulos and Chung
21
Draft Urban Design Guidelines. Brookhill Secondary Plan Area
October 2007
8. To enhance the quality and safety of the public streetscapes the
construction of parking lots/structures which occupy significant
proportions of the at-grade frontage of public roads shall not be
permitted.
9. To reduce the impact of surface parking and to provide at grade
amenity areas the provision of structured parking shall be
encouraged for higher density forms of development in the Village
Corridor and Neighbourhood Commons designations. Where it is
not feasible to locate parking in structures either below or above
grade, parking should be located to the rear of principle buildings
and/or within the exterior side yard.
Location of Buildings with Respect to Roads and Open Space
1. To reinforce the road, lane and block pattern, the following
measures will be employed:
all buildings will be aligned parallel to a public road;
buildings will be located in proximity to the property line
adjoining the public road;
siting and massing of buildings will provide a consistent
relationship, continuity and enclosure to the public roads;
buildings located adjacent to, or at the edge of parks and
open spaces will provide opportunities for overlook into the
open space;
the massing, siting and scale of buildings located adjacent
to, or along the edge of a park or open space will create a
degree of enclosure or definition appropriate to the type of
open space they enclose; and,
buildings of significant pUblic use or architectural merit may
be sited to specifically differ from the surrounding urban
fabric in order to emphasize their importance as landmarks.
The Pfanning Partnership. URS Canada Inc. . Aquafor Beech. Poulos and Chung
22
Draft Urban Design Guidelines. Brookhill Secondary Plan Area
October 2007
4.2 Residential Buildings
Single Detached & Semi-Detached Houses
1. Buildings must have front and exterior side facades parallel to the
road with front doors, windows and entry features facing the road
to create a consistent street wall.
2. The setback to the main building face should be from 4.5 to 6.0
metres from the edge of the right-of-way. The setback to a main
building face, which could be the main front wall, second 1I00r
room over or beside the garage, or significant element such as a
roofed porch or verandah.
3. Garages shall be set behind or flush with the main building face
or accessed from a rear lane. Garage doors facing a public road,
shall be set back a minimum of 6.0 metres from the road right-of-
way. This guideline does not apply to Lanes.
4. Corner lots and homes facing or abutting parks are priority lots
within the neighbourhood. The design of these homes shall include
the following considerations:
where sides or lIankage of buildings are visible, they should
have windows, materials, and other architectural treatments
equal to the front elevation of the house;
the main front entrance should be located on the exterior
side elevation, cerner windows and wrap-around porches
should be included to emphasize a corner location; and
fencing around front andlor exterior side yards should not
block the view of the sidewalk from the house; their height
shall be limited to 1.2 metres, and they should be primarily
open structures, not solid walls.
6. Porches, stairs, canopies and other entrance features can
encroach into the required setbacks,
7. Entry features and other architectural elements shall be
incorporated into the front elevation of the house to reduce the
visual dominance of the garage and the front drive.
8. Shared or grouped driveways will be encouraged to reduce the
amount of asphalt on front yards
The Planning Parlnership . URS Canada Inc. . Aquafor Beech. Poulos and Chung
The use of light and dark colours
produces visual interest
Building projections, such as porches,
provide transitional building elements
Single detached house with
integrated garage
Variation in roof configuration creates
diversity on streetscape
23
Draft Urban Design Guidelines - Brookhill Secondary Plan Area
October 2007
Stacked Townhouses
1. The siting, massing, and facade design of townhouse units shall
be coordinated on a block-by-block basis.
2. The elevation of the townhouse block shall be articulated in a
manner that provides variation between units, and reinforces
common characteristics that visually unites the block.
3. Variety in the design of roofs is required to break up the massing
of townhouse blocks.
4. The massing and built form of townhouse units adjacent to single!
semi-detached dwellings shall be broken down with architectural
elements to promote visual integration.
5. Garages should be accessed from a rear Lane. Were they are
not, garages should be paired to allow for more substantial front
yard green space. Garages shall not protrude beyond the main
front wall of the dwelling unit.
6. Side and rear elevations visible from public areas shall have
upgraded facade treatments.
7. Corner unit designs are encouraged to provide significant corner
features such as a wrap-around porch, wall articulation, turret or
bay window.
8. Buildings sited at the end of view corridor, such as at a "T"
intersection, elbow roads, traffic circles and on prime corner lots
should be designed with significant architectural elements.
Apartments
1. Apartment buildings should be oriented to front, face and feature
the public road. A substantial portion of the building should front
the public road at a minimum setback.
2. Entrances should be located and oriented to public roads.
3. Permanent parking, loading and service areas should be located
in side or rear yards and set back from the front facade of the
building.
4. A visitor drop off area should be located at the front of the
building.
5. Rooftop mechanical equipment should be screened with materials
that are complementary to the building.
The Planning Partnership. URS Canada Inc. . Aquafor Beech. Poulos and Chung
Townhouses with garages on rear lane
Low n'se apartment complex with
ioten'or courtyard
Aparlment building oriented to
public road
24
Draft Urban Design Guidelines. Brookhill Secondary Plan Area
October 2007
4.3 Guidelines for Public/Institutional
Buildings
Public/Institutional uses form an important aspect of community
identity. Buildings serving these uses act as important burlt landmarks
in the community. Careful attention must be paid to the design of these
structures to ensure that they reflect the built quality and integrate with
the scale of/he surrounding neighbourhood.
1. Publicllnstitutional buildings should be sited prominently and
where possible, should terminate views.
2. Publicilnstitutional buildings should front on Minor or Major
Collector Roads and be located close to the road to reinforce the
street wall and define intersections.
3. Publicilnstitutional buildings should set a high standard of
architectural design and refiect the scale and character of
surrounding neighbourhoods.
4. Special landscape features are encouraged to distinguish
important landmark buildings at the pedestrian level.
5. Publicllnstitutional buildings should be designed as special
landmark buildings with high quality design, materials and
finishes. The site should be well landscaped in recognition of their
prominent locations and status as landmark buildings.
6. Publicllnstitutional buildings should be located close to the
road right-of-way to reinforce the road edge to create a visually
dominant feature in the community.
7. The front door of all Public/Institutional buildings shall be connected
with a walkway to the sidewalk on the road.
8. Parking should be located at the side or rear of the building.
9. Drop-off areas should be provided for buses and cars at the side of
the building, but may be located in the front of the building subject
to building design and site plan considerations.
10. Consideration for a road lay-by should be given for buses and
cars.
11. Rooftop mechanical equipment should be screened with materials
that are complementary to the building or through parepet height
where applicable.
The Planning Partnership. URS Canada Inc. . Aquafor Beech. Poulos and Chung
'")
'~
I
School located adjacent to natural
features
Projecting entry and tower element
emphasize the main entrance
School reinforcing the road edge
25
Draft Urban Design Guidelines. Brookhill Secondary Plan Area
October 2007
4.4 Commercial/Mixed Use Buildings
1. Retail! commercial uses will be encouraged at the ground level
and office commercial and residential uses are encouraged on the
upper levels of buildings that front the square.
2. Both the residential and commercial components of buildings
should be of quality construction and architectural details and
should respond to neighbouring structures in massing, height and
materials.
3. The side and rear of buildings abutting low to medium density
residential properties should be of similar height as the residential
dwellings or should be stepped to maintain an appropriate scale
in relation to adjacent residential uses.
4. Buildings should be oriented to front, face and feature public
roads, especially with buildings located at corners.
5. Building facades along the public roads should be articulated with
colour, material variations, windows and other treatments of the
wall plane to provide a high quality of design, detail, and variety.
The design treatment of flanking facades visible from the road
should be similar to that of the front facade.
6. All facades that overlook roads and open spaces should have
windows. Reflective mirror glass should not be used for windows
at grade.
7. Building facades should be treated as pedestrian areas and public
spaces:
pedestrian areas in front of the buildings should be wide
and well-landscaped with furniture, lighting and planting;
tree planting should be carefully planned with signage to
avoid conflicts;
canopies should be considered to provide weather protection
to pedestrians; and,
planting should be in large continuous planting beds.
8. Building entrances should be prominent and linked to sidewalk
through walkways, covered porches or hard-surfaced patios.
9. Ground level floor-to-floor height should allow for conversion from
residential to commercial uses.
10. The front yard could be either hard or soft surface, depending on
use and should include a low, visually permeable fence at the
edge of the sidewalk to define the semi-private areas and to add
continuity to the streets cape.
The Planning Partnership. URS Canada Inc, . Aquafor Beech. Poulos and Chung
Mixed use building overlooking onto
public road
Variations in colours and materials create
a visually appealing facade
26
Draft Urban Design Guidelines - Brookhill Secondary Plan Area
October 2007
11. A variety of roof shapes should be considered to avoid the
monotony of fiat roofs.
12. All utility equipment, rooftop mechanical equipment, hydro
transformers and garbage storage facilities should be incorporated
into the design of a building. If this is not possible, equipment
should be positioned so as not to be visible from the public road
and screened with materials that are complementary to the
building design,
13. Parking areas should be designed in small sections and include
lighting, substantial landscaping, and special paving to break
up expanses of parking and to provide places for pedestrian
connections.
14. Trees, shrubs and groundcovers should be planted at grade in
wide, continuous planting beds that serve to define pods of parking
and provide the preliminary pedestrian circulation.
15. Parking areas should be screened from view from roads, open
spaces and adjacent residential areas with low fencing and
planting.
16. Parking areas should be located at the side or rear of the
development and set back from the road right-of-way.
17. Shared parking facilities and on-street parking will be encouraged
in the calculation of required parking in VillagelNeighbourhood
Commons.
18. Servicing and loading areas should be located behind buildings and
be screened from view. Conflicts between shipping vehicles and
pedestrians must be minimized through signage and delineation
of the pedestrian right-of-way.
1 g. Signage should provide a high level of clarity, visibility, and visual
interest and shall complement the architecture of the building(s) in
its scale, materials, consistency, and design.
The Planning Partnership. URS Canada Inc. . Aquafor Beech. Poulos and Chung
Landscape treatment screens
surface parking areas
.f?
rJ,.\
.";I~
'~1
'L
~ ~!".:.~
I Q !Ii
"1llI ...
A vadety of complementing signage
add interest to the facade
27
Attachment 4
To Report PSD-125-07
DRAFT
AMENDMENT NO.
TO THE CLARINGTON OFFICIAL PLAN
PURPOSE: To implement the recommendations of the Brookhill Subwatershed
Study and the Brookhill Secondary Plan.
BASIS:
This amendment is based on Brookhill Subwatershed Study,
September 2005 prepared by Aquafor Beech Limited and the
Brookhill Secondary Plan, and the Demonstration Plan and Urban
Design Guidelines, August 2007 prepared by The Planning
Partnership and their transportation and engineering sub-
consultants and as further reviewed by Municipal Staff.
ACTUAL AMENDMENT:
The Clarington Official Plan is hereby amendment as follows:
"1. In Section 9.4.5, Table 9-2 "Housing Targets by
Neighbourhood" by amending the targets for
Neighbourhoods N9 Knox and N11 Brookhill and amending
all corresponding totals as follows:
TOTAL
12400
1800 22,200
2. In Section 19.7.2 e) by deleting the words "generally be 20
metres" and replace it with the words "shall generally be
between 18 and 20 metres."
3. By adding a new Section 19.8 as follows:
"19.8 PUBLIC REAR LANES
19.8.1
Public rear lanes shall be used on a limited basis
to access a private garage or parking space and to
promote through traffic movements on Arterial and
Collector Roads, where individual direct access is
limited.
DRAFT October 24. 2007
19.8.2
Public Rear Lanes shall be designed in
accordance with the following design principles:
a) have a minimum right-of-way width of 9.0
metres;
b) have a minimum pavement width of 6.0
metres;
c) have 1.5 metres on either side for public
utilities; and
d) the setback from the right-of-way width to the
front of any garage or building shall be
minimum of 2.5 metres.
4. By renumbering the original Sections 19.8, 19.9, 19.10,19.11
and 19.12 accordingly.
5. By amending Part VI, Section 3) by adding the following:
"h) Brookhill Secondary Plan".
6. By Amending Map A1 (Darlington) - Land Use Darlington
Rural Area as shown on Exhibit "A" to this amendment.
7. By Amending Map A3 - Land Use Bowmanville Urban Area
as shown on Exhibit "B" to this amendment.
8. By Amending Map B3 - Transportation Bowmanville Urban
Area as shown on Exhibit "C" to this amendment.
9. By Amending Map C1- Natural Heritage System - South
Darlington as shown on Exhibit "D" to this amendment.
1 O. By Amending Map H2- Neighbourhood Planning Units -
Bowmanville Urban Area as shown on Exhibit "E" to this
amendment.
IMPLEMENTATION: The provIsions set forth in the Clarington Official Plan,
amended, regarding the implementation of the Plan, shall
apply in regard to this amendment.
INTERPRETATION: The provIsions set forth in the Clarington Official Plan,
amended, regarding the interpretation of the Plan, shall
apply in regard to this amendment.
DRAFT October 24, 2007
Exhibit "A", Amendment No. XX To the Municipality of Clarington
Official Plan, Map A 1, Land Use, Darlington Rural Area
3)
HIGH
Exhibit "B", Amendment No. XX To the Municipality of Clarington
Official Plan, Map A3, Land Use, Bowmanville Urban Area
-
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Add "Neighbourhood
Park" Symbol
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Relocate "Public
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.
Exhibit "C", Amendment No. XX To The Municipality of Clarington
Official Plan, Map B3, Transportation, Bowmanville Urban Area
I
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200 m
o 200 400 600 800 m
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TRANSPORTATION
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t= GO STATION
OFFICIAL PLAN
MUNICIPAUTY OF CLARINGTON
JANUARY 2, 2007
REFER TO SECTION 1 9
THIS CONSOUDATlON IS PRO\IIDEO FOR CONVENIENCE ONLY
AND REPRESENTS REQUESTED MODIACATlONS AND APPROVALS
FUTURE
{il) FREEWAY INTERCHANGE
,"
'..) GRADE SEPARATION
Exhibit "0", Amendment No. XX To the Municipality of Clarington
Official Plan, Map C1, Natural Heritage System, South Darlington
I-
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Exhibit "E" , Amendment No. XX To The Municipality of Clarington
Official Plan, Map H2, Neighbourhood Planning Units, Bowmanville Urban Area
~-- --
200 m
o 200 04-00 600 800 m
r------
CONCESSION
Change Population
From "5650" To "5350"
ROAD 3
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(3200) I
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(4200)
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NEIGHBOURHOOD PLANNING UNITS
BOWMANVILLE URBAN AREA
- - - URBAN BOUNDARY
N~GHBOURHOOO BOUNDARY
(1000) POPULATION
OFFICIAL PLAN
MUNICIPALITY OF CLARINGTON
JANUARY 2, 2007
REFER TO SECTIONS 5 AND 9
THIS CONSOL.IlATlON IS PROVIDED fOR CONVENIENCE ONLY
AND REPRESENTS REQUESTED MODIFICATIONS AND N'PROVALS
,
Attachment 5
To Report PSD-125-07
c;J{J!ilJglon
MEM
TO: Fred Horvath, Director of Operations
Carlos Salazar, Manager of Community Planning and Design
FROM: Larry Postill, Supervisor, Operations
DATE: July 23, 2007
SUBJECT: BROOKDALE SNOW PLOUGHING I SAL TIN
AND SNOW REMOVAL FOR REAR LANES
Snowplouqhinq and Saltinq
This activity will require a one tonne 4X4 with plough and salter. Fortunately e
have just replaced two vehicles with this type of unit; ho ever, the current uni s
are committed to existing work. A new unit could be acq ired for this route. T e
recent costs are $80,000 complete. A new loader at a cost of $ 200,000 is
required to initiate this service. I
Based on current contractor pricing, used for unit pricing on existing contract ;
A winter season of Ploughing and salting with a contractor, based on 45 events,
would be:
Ploughing one (1) km __m______________________m____ $ 78,7$0
Salting one (1) km ______m_m_____m______m____ 78 y' 0
Total $ 157, 00
Snow Removal
It is expected that this activity would be required a mini um of three times p r
season and require a loader and dump trucks, bob cat a d traffic control and:a
back hoe for push up on the dump site. The estimated c st per clean up is
$15,000.00 with 3 cleanups budgeted per annum for a t tal or $ 45,000.00 per
season. The amount of equipment required cannot be j stified; therefore, ot er
options need to be considered.
Option 1 100% by Contractor
. Contract the work out as required.
. Standby and supervision costs would be expected. These costs would b in
the $ 20,000 range per season based on 45 eventsJ
. Snow removal costs are in addition and estimated a $15,000 per event
. Annual costs are estimated at $65,000.
. This option provides a controlled level of service eq ivalent to that proVided to
the existing residents.
-1-
2
o tion 2 - Both Munici al and Contract r Forces i .
. Mixed municipal forces assisted by c ntractors. I
. All current and municipal equipment s dedicated and there are no spare
units. I
. One additional municipal loader, (Bu~get price of $2QO,OOO for 2008) could be
supplemented with contractors trucks and equipment.
. Standby charges from the contractor's equipment wduld be expected but this
would be reduced account of the municipal loader. Municipal trucks could be
utilized to some extent to offset costs, provided they ~re not required for
committed service. I.
. Supervision and traffic control would be provided by the Municipality to i
ensure level of service and compliance. I
. This option provides a lower level of service as it relies on equipment
availability at the time required. All contractors' sno~ equipment is tied up
under contracts pre-season, but this option may prove manageable at ost
times.
Option 3 - 100% Municipal Forces
. Requires all municipal snow removal equipment and Icould only be con idered
if these rear lanes would be scheduled after the higher priority areas h1ve
been completed such as the following: I
. Fire Halls
. BIA areas
. Community arenas
. All Other Roadways
Downside
. Low level of service .
I
. This option would still require the addition of another1loader; otherwise i e are
into overtime work before 0700 and after 1500 with no guarantee that a
loader would be available.
Recommendation
. Contract snow removal, ploughing & salting for the first 5 years as part of the
development agreement. I I
Future years
Snow Removal
. Option # 1 maintains the level of service without the upfront capital costs for
equipment. However, the annual costs are substantial and will fluctuate with
the severity of the winter.
Ploughing & Salting
. Invest in a new municipal loader and one tonne 4X4 plough & salter. The
present value is estimated at $280,000
. Currently the existing contractor has yet to charge standby and favours a flat
-2-
3
i
rate charge of $0.25 per square metre to plough snow & $0.25 per square
metre to apply salt.
These figures may appear to be low bJt by the time the math is applied to a
winter with 45 events, the cost for eac~ activity totals $ 78,750 to maintain
7000 sq. m. or the equivalent of one (1) km of road. It is realistic to expect this
cost to total $ 157,500 per season plus snow removal costs of $ 45,000.
I
Item Snow Plough I Salt Annual
Removal Total
$ 45,000 $ 78,750 I $ 78,750 $ 202,500
Too much (1) one I (1)loader$200,000 $ 280,000
equipment tonne 4X4 Include in future over 5 years
required c/w salterl & budget or $ 56,000
plough annually
$80,000
Contractor
Municipality
of Clarington
Summary I
. The rear lanes of Brookdale provide u7ique challenges, many of which have
been addressed through the planning workshops; however, winter control is
the one challenge which is constant arlnually and deserves specific attention.
Financial considerations are involved to significant amounts.
. Contracting the work out ensures the I~ast impact on the service level to the
residents. I
Snow Plouqhinq/Saltinq .
. The contractor option is estimated at $157,000 per season and includes the
material. J
. With municipal forces an additional unit, loader and eventually an employee
will be required for this activity. The u~it required is a one tonne 4X4 with
plough and salter. The current cost is $80,000. An employee for the winter
season would be budgeted at $30,000f The loader is currently $200,000. This
brings the total to $ 310, 000 plus material used. The employee and material
may be expected to be absorbed in th~ normal growth process.
Snow Removal I
Three options are considered and there can be others or combinations of each.
The basic elements and the costs are similar to all options. All options require
municipal supervisors and traffic control. Option 2 (100% contractor) ensures the
level of services are maintained for the residents.
-3-
4
Estimated Costs I'
Municipal forces
One tonne truck 4 c/w plough and salter
One Loader I
One seasonal empoyee
,
FIRST YEAR TOTAL
80,000
200,000
30,000
$310.000
Contractor
Ploughing
Salting
Snow removal
78,750
78,750
45,000
$202,500
Larry Postill,
Operations Superv sor
LP/wc
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1 C 3A6 T(905)623-3379 F(905)263-4433
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,
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(',,''''1' :cr ;l:\'i;t:C',::t~ ,\:I.: 'T'\.'r~:t:l"!:~ ;,\:' ~\\ \1 r~inJ~ "':~l;l '~r\ ,\)111 S2,!'l~) h\ ~~.i,'l ~-l. :.'d' ,.,;W
\L:l!:'\."I1;~::l': l'fl{'rb t\l[ S\\'\l r::;:j;i:i..::- \-;~ry r~l.lm P('!i;,~ :~l P(';1U,
~l'rrl'pr:~.t\... '~I thr.: r.'rc.~ \\:1:1::1 ,! In:;-~j':lr.l.i.!~. 111~~ Ilr :1l:j~jjl(l[ r\..'quiil:
j1,lnJ 1'..1:1"1, ~c'l1, \c 111\.1~:\<': '.\.,'~d=-:[l<\;l ...::c '\10"( "':l"5 ' ..; :1..'L....:ir.: rt'ulir.c- mQ~\i:l~ t1j' t:....: "k'l't~
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h rl':;.m~" \1 h. d,;..'u;,,:; ("~,q.. ;'(, r. :'J '::J;n:l.:!'JIKt..'. it j, ~~:~,,'r;'d:y :l~("qr.l..'d :h,~t :!';l,,' 'il~li::ll;l~ll..'C
\ m;tlllc..:::;:.n..'l' prI1gr;Ul1'i";":,
a:lil:Jo.:l "\l1rk~ !ll ~k;l:1 t'u:' :~~c
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:'\1r. Larry PmI:I1. C.E.T . 13 T~~h ~
~lJ.inh:::1J.n...:c (If S~()r:n\\;:.tt'r ~bll:l~e:nl."O( PC:1,]s
.h;ly 5:1:. 2(Mji'
Typic3.\ unit C\1~IS. i:l 2COO7. f lr Illai:tlc!1;HK~ \If 5\\'1\1 ponJ!' ~~~ i;,kmi!ie-u in the- ii..llh)\\ in:; :;.:bJc.
:\lAIi\TENAi\CE I COST I i
Ii\TER\' AL 1 UNIT PER! i
(YEARS) L.___ ,___L~~!JJ
LiHer Re:1HW31 l1:! ha' S 1.000 i
l=\'.!edE~;',ntr~=---r._,___~_=-.( _~__~.. 51.000:
I. In'~e.c~'2notJ.~Ic.!i utl~t____L___..,l.______L.S. _;___~J5U:
~' Land,""l'<' Restor" ion '
10 ha SUIX) :
_~uatjc Vee.ttalio } __
L!nd~cJre R~~tnrJ ion
ITcrremial Vecclalion) 10 h. 51.000 I
__.______1
Sediment Remo\'al and Di~D()~al lU HI'" 535 i
Pum in~ Storm 11 W5 around ond 10 L.S, 51.500 '
Soil 'al11plinc and ,sting 10 L.S. S \,000
__!~miou, 'pip,_~,,-,,~:uL 10 L.S, S Illl}
,-\CTlVITY
For ;:-~n as,;umcli S \V\1 pond. h:l1 ":0\ L"r~ j,n .:.r"::l of 1 h<.l ilnJ a ~,.:J1rr.C'r.t ac\:umul;HIO:1 j}( ;;.p;;ro:\l1'!";.:l.tl'ly
1.500 m).lfll~li.g the ctHS" uVc. in 1..'2::n ofYcOlrs I th..-u 9. th~ n.:...lnlcip~liry will r~:nlwe li::a H\tC\.'.~: ~
I.:u~l ur Sl.(I{JCi. }:H.:fform ;,\'ct:. control J: n co~t ofS 1.GOi') and m~p::(;t ti:c i~l:etouth:t;::'!"J ;,;o:-t (If ~ I ~O, fj)f::
:(.\!al cstim;Jtrd ~nl1u:il m:l~nt n3t:.:~ C\)~t of53,150, :lS ,;;hown in 11\1: 100bk ~l<.'Il)w.
I... '"""r II) \"-'j'_ I"~:.,t>,,.,.... c\'I" (t.", .,,,,...,'''''"1'''''(\' '\,;'1 r .-'tl\~-"'\..'" 1l'"'''' \"""1" t. ,- "'" C II O'
.. ..... ." I., I.. .,~.,... .~" (,; "I,; \,;. ;'" ..1_".. .... " . " .v'": _.\,; ".,\; "'1 ,H... ..~;,;., ''l.'ol .;.." 4:- I
~! .~oo. i.l:t: ~c~-=...~r:~:1 "1.:':;..:1:1 ;.1:1 for Si ))r)o. ;--Ci",O\'C L~OQ :n' of s"~::nC'r,t i(lr:J ':0~t \.11"S:,2.:0r - ;'1U;;lP
~rl)u:d :!1~ pl)l:i.~ \Lr:::o; :hl"Il.'l:m~\::~: r":iiiI.1v::d .:It:l cost l1fS L~O(l" ~Jnll'lt: ;;,:..1 !(":-\ ~:1C :-:1,;'.:ir:~C:l!:-- ;.....j!,:;
l'l.:'rr10.....;;:J :H ~ co:::! ,}f S 1.1)(10 :J.:,d ..:1~~1~l 0~t th:- pip~s;.lt ;1 -.:0:--: of S l\JO. :ilf;J. Ill[;:: ~.t~"-:l 'Lr: \',,::::.r 1 d l,f
~57.(!O(J.
Thl,;'r,,!;',rc. fIll" t::c ::~~'Ja:.eJ I (Ind. th.: c,:.:im::!.IeJ ;n:.J.in!..:n:~:1;;<': I.:t),:-t~ l~l~lY b..: :!'j I'.:r th~ [t)iJe',\-:!1g ~~b:l'. ,1\':,';
., tO~Y(,,:lr l':\,;'~L'.
i Ye:lr
i+tl
In::d
---~'- 'lo-I~i;o-;i~~ u--r :'\l:Jinten;!nce- 1
."Z.(Jf)O . 'S5.000.-"t- ~"--~-'s.f'l-5'(i~_.-i
--------,_.-_..--
I S57.()l)1)
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~ l~.c)l)(1 . ~...:~ .Ui"lr) St-5.951)
~____u'_"_"'_ '_"___.._"__" _.. ------~.--_.
Total Costs
5~,15() - 'S~.150
S57.500
51 n.1.~5(' - S. L~II.'51.1
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11: 1 '- ':-,:J l:" 'll l;'~ T\ L; \';11":"r1ll''.\'; ~(r ,) : ~::.::-... lit" rJWi:1\t.lr r~. ~:i :.:: '- ~;l:l':.t('j ';;.h.: .': ':.11(.f1 .
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1)":'~.()UO -:- ~~5.950i. ;'i.lr,;,] it'l.\c::r ~\....:('.::; :007 ..!oll;Jr~.
"Sc~i_~lt<nt ",~,.'"uh:n'''~ is J 'r~llda!:: '''; a IlUIIl',:r oi ("~:o:, ,uch as !he 'oi:, or' I!;e 'I'''''' >Ct' 'e, '!~[<11l
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'UH
\lr. Larry Po'till. CE.T . ll. Tech
~1ai:ltt.:n~\.I1(~ d SI(lrn~\\'.~1t~r ~1;l;'l:1i=,l'm~'m p(ln.:~
Jdy S\ 2(YJj
Tbe d~tC'rmim(ion ()f the munit('rir::; and mJ.intc-nancc C05IS.. tor lh~ t:xisring SW.\t r()::Js \\illlin thl..'
\Iunic:p:l.lil)' ,)f Cbrington. is u:;iq'.~ for L'~ch pond ~i[~. TI1erefmC'. in pr('r:lr.-~lil"n of [h~ ;mnll~1
hudget, C:lch pt,nd ~itc 51lOUId he ~~.; ,,~cd for i!~ indi\'idil:!1 n~ed~ 3nd :i rwgr;Hll1lh~ c:'l;,b!i~h('d llll.k=il
\\.i!h tht: !1t.:.....J~ (If the S\\'.\l pend ;J....~ '[5. TSH would ~ plea~eJ. W ?TlWiJC' ~ef\'ic('s to the' ~lunkip:diIY
of Cbringwll in Ihis n:gard.
Should ).'Oll n:q~~/iJ :il~ddi[ional ir.form2.tion. ple.::!.~e uo not hes.it:Jte 10 cnmaCl \is.
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