HomeMy WebLinkAboutPSD-028-08
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REPORT
PLANNING SERVICES
Meeting:
GENERAL PURPOSE AND ADMINISTRATION MEETING
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Monday, March 17,2008
Date:
Report #:
PSD-028-08 File No's: COPA 2007-0013
Subject:
AMENDMENT NO. 60 TO THE CLARINGTON OFFICIAL PLAN AND
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-028-08 be received;
2. THAT Amendment NO.50 to the Clarington Official Plan as shown on Attachment 4 to
this report be ADOPTED and the necessary By-law contained in Attachment 5 be
passed, and that the Amendment be forwarded to the Regional Municipality of Durham
for APPROVAL;
3. THAT the Regional Municipality of Durham Planning Department be forwarded a copy
of PSD-028-08; and
4. THAT all interested parties listed in this report and any delegations be advised of
Council's decision.
Submitted by:
Da Id J. Crome, M.C.I.P., R.P.P.
Director of Planning Services
Reviewed by:
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Franklin Wu,
Chief Administrative Officer
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March 12,2008
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-028-08
PAGE 2
1.0 BACKGROUND
1.1 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. The Secondary Planning area for the
Brookhill Neighbourhood is shown on Attachment 1.
1.2 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.
1.3 On November 5, 2007, the statutory Public Meeting under the Planning Act was held for
the proposed Official Plan Amendment and the Draft Brookhill Secondary Plan and
Urban Design Guidelines. The Staff report concerning the Public Meeting was referred
back to staff for further processing, including circulation of the draft Official Plan
amendment document to various agencies for comment and to allow for public input.
The purpose of this report is to advise Committee of comments from the various
agencies and from the public, and to recommend approval of the Official Plan
Amendment, Secondary Plan and Urban Design Guidelines for the Brookhill
Neighbourhood.
2.0 BROOKHILL SECONDARY PLAN - OVERVIEW
2.1 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 forms the basis for the design principles, community structure and
policies in the Secondary Plan. (Attachment 2)
2.2 The purpose of the Secondary Plan is to provide a 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 Secondary Plan and Urban
REPORT NO.: PSD-028-08
Page 3
Design Guidelines, as contained in Attachment 4 to this report, are part of the proposed
Amendment No. 60 to the Clarington Official Plan.
The following sections provide an overview of the Secondary Plan and Urban Design
Guidelines.
2.3 Goals
. The Brookhill Secondary Plan Area shall be a vibrant, pedestrian-oriented residential
community based on new urbanism principles.
. The area shall accommodate approximately 2800 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.
2.4 Community 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 Area, which has a
mixed use focus within a 5 minute walk or 400 metres for the majority of residents.
. Neighbourhood Commons Area - Neighbourhood Commons Area, 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 all located around a neighbourhood park or commons
area.
. Village 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 and public rear lanes for pedestrians and cyclists. The design
elements in the public realm must be of high quality.
REPORT NO.: PSD-028-08
Page 4
2.5 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 are permitted in restricted areas and provided they are on a
second storey of a detached garage 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 existing Large Lot Residential designation is reduced to allow some
redevelopment while recognizing the existing estate residential development.
ii) Within the Neighbourhood Commons Area; street, block, stacked townhouses and
multiple unit buildings are permitted. Medium density development shall be
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 be street front oriented. 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.
v) Park and Open Space system includes Neighbourhood Parks, Urban Squares/
Parkettes, Gateways and Greenways.
Neighbourhood Parks form the central focus of the Neighbourhood Commons Area
and the Village Corridor. They can perform an array of functions depending on
their planned role. Urban Squares/Parkettes are smaller components of the Parks
and Open Space System and will be identified and articulated through
development applications. 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.
REPORT NO.: PSD-028-08
Page 5
2.6 Existing Large Lot Residential Development
The existing estate residential development east of Regional Road 57 and south of
Longworth Avenue, is designated as Large Lot Residential in the Secondary Plan. 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.
2.7 Future Development Area
The lands generally north of Longworth extension and west of Regional Road 57 are
deferred in the Secondary Plan. These lands are designated "Future Urban Residential"
in the Clarington Official Plan and are deferred until completion of the Clarington Official
Plan Review 2008.
2.8 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 of
permeability and inter-connectivity.
Where individual lots front on an Arterial or Collector Road, public rear lanes may be
used to limit access and to encourage through flow of traffic. Garages will be placed on
public rear lanes.
3.0 AMENDMENT NO. 60 TO THE CLARINGTON OFFICIAL PLAN
3.1 Amendment No. 60 to the Clarington Official Plan is 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.
3.2 Amendments associated with the Brookhill Subwatershed Study
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.
3.3 Amendments associated with the Brookhill Secondary Plan
3.3.1 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.
REPORT NO.: PSD-028-08
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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 coordinate 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 Neighbourhood is reduced from 4500 to
3900. The housing targets have been reduced from 1750 to 1575. These
reductions are as a result of recalculation of the net developable area
stemming from the recommendations of the subwatershed 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
950 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 Area 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
near the south limits of the neighbourhood. Therefore the two east-west
Collector Roads, 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 an 18.0 metre
road allowance in addition to a 20.0 metre road allowance. This allows for
more flexibility in street profiles.
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 an improved streetscape.
REPORT NO.: PSD-028-08
Page 7
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, however policies in the Secondary Plan do not
preclude the school board developing the site should it be required prior to
the completion of the Official Plan Review process.
viii) Neighbourhood Parks have been relocated to reflect their importance as
Neighbourhood Commons Area and Village Corridor. One additional
Neighbourhood Park symbol has been added in the north-east quadrant of
Regional Road 57 and Longworth Avenue.
ix) Additional policies have been added into the recommended Secondary
Plan to address energy conservation and environmental sustainability.
4.0 PROVINCIAL POLICY
4.1 Provincial Policy Statement
4.1.1 The proposed Official Plan Amendment and the 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 also
consistent with the PPS.
4.2 Provincial Growth Plan
4.2.1 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:
REPORT NO.: PSD-028-08
Page 8
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;
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 residentsljobs combined per hectare. The density target must be measured
over the entire Greenfield Area excluding environmentally sensitive features.
4.2.2 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.
4.2.3 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.
4.2.4 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.
4.2.5 The Clarington Official Plan amendment, the Brookhill Secondary Plan and the Urban
Design Guidelines conform to the Provincial Growth Plan.
5.0 OFFICIAL PLANS
5.1 Durham Regional Official Plan
5.1.1 The Durham Regional 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-028-08
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5.1.2 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.
5.1.3 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 Regional Official Plan.
5.2 Clarington Official Plan
5.2.1 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 can only be
considered in the context of a comprehensive review and update of the Official Plan
undertaken by the Municipality.
5.2.2 The Official Plan requires the preparation of a subwatershed study prior to the municipal
approval of the Plan of Subdivision. A subwatershed study assesses the interactions of
the natural environment with existing and planned future uses within a specific drainage
area using an ecosystem approach. A subwatershed 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
included in the Secondary Plan to require an EIS where development is proposed in
proximity to the Provincially Significant Wetlands or any other environmental feature
identified in the Clarington Official Plan.
5.2.3 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.
REPORT NO.: PSD-028-08
Page 10
5.2.4 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 Official Plan also states that those areas where there are environmental constraints
associated with the Lake Iroquois Beach, lower densities are necessary.
5.2.5 The transportation policies of the Clarington Official Plan encourage public transit,
walking and cycling as forms of travel. The road network is based on the grid system
which reinforces and complements land use patterns. Right-of-way widths for public
roads shall allow for the placement of utilities, municipal services, 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.
6.0 PUBLIC MEETING AND SUBMISSIONS
6.1 A statutory Public Meeting for the proposed Official Plan Amendment and Draft
Secondary Plan was held on November 5, 2007. The following is a summary of
comments made at the Public Meeting and written submissions received subsequent to
the meeting.
One resident enquired as to whether or not alternative heating types such as shared
facility hook up, were considered for the Brookhill Neighbourhood.
One individual representing his family's interests owns lands within the Future Urban
Residential Area of the Secondary Planning Area. Although the family is supportive of
the policies, he did request that the lands be rezoned as soon as possible so
development could proceed.
Another individual speaking on behalf of development interests supported the general
principles in the draft document, but did express some concerns with the widths of the
rear lanes. He demonstrated that the lane widths as proposed by staff were, in fact, too
wide and would promote higher speeds.
A resident living on Regional Road 57, north of Highway 2 inquired about the timing of
available municipal water to his home and who would pay for the connection.
A number of residents on Maple Grove Road enquired about the probability of their
lands being included in the Bowmanville Urban Area boundary and included in the
Secondary Planning Area boundary.
REPORT NO.: PSD-028-08
Page 11
7.0 AGENCY COMMENTS
7.1 The Secondary Plan was a collaborative effort by municipal departments and various
external agencies through the Design Charrette process. This process afforded each
department and agency the opportunity to express their interests and concerns and
provide comment on the principles and neighbourhood design. The draft Official Plan
Amendment and Draft Brookhill Secondary Plan and Urban Design Guidelines were
circulated to various agencies and departments for comment on November 6, 2007.
7.2 The Clarington Emergency and Fire Services had expressed concerns with reduced
local road right-of-way widths and introductions of public rear lanes. Through ongoing
discussions and reviewing both issues in other communities, the Emergency and Fire
Services Department have offered no objections to the reduction of the 18.0 metre local
road and public rear lanes for the Brookhill Secondary Plan Area only. They do remain
concerned that an accumulation of snow and illegally parked vehicles will restrict access
for emergency vehicles. Parking should be strictly prohibited within the public rear lane.
7.3 The Clarington Engineering Services Department has provided detailed comments
throughout the process from both an Engineering and Parks perspective.
Generally, Engineering Services is supportive of an 18 metre road allowance provided
that they are only used where there is no through traffic condition. Rear lanes are
supported but only on a trial basis in the Brookhill Secondary Plan Area. This is
discussed further in Section 8.3.1 of this Report. Other comments respecting Parks
have been addressed.
7.4 The Region of Durham provided comments on the proposed Official Plan amendment,
Secondary Plan and Urban Design Guidelines.
The 2005 Provincial Policy Statement (PPS) requires healthy, liveable and safe
communities that are sustained by accommodating an appropriate range and mix of
residential, employment, recreation and open space uses to meet long term needs. The
proposed amendment designates lands for a mix of residential, open space/park, retail
and service uses and community facilities. The environmental areas associated with
Bowmanville Creek and Brookhill Tributary are also appropriately designated in the
Secondary Plan and as such the amendment is consistent with the PPS.
A guiding principle in The Growth Plan for the Greater Golden Horseshoe (GGH) is
build compact, vibrant and complete communities. Population and growth will be
accommodated by encouraging cities and towns to develop as complete communities
with a diverse mix of uses, a range and mix of employment and housing types, high
quality public open space and easy access to local stores and services. The Secondary
Plan Area is outside the Bowmanville built-urban area boundary, and is therefore
designated as Greenfield Area. The Region, in examining the GGH, stated that the
Secondary Plan and Urban Design Guidelines appear to be consistent.
REPORT NO.: PSD-028-08
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The Official Plan Amendment including the Secondary Plan were reviewed for
conformity with the Regional Official Plan. The subject lands are designated as "Living
Area" and "Major Open Space".
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 and certain public and recreational uses which are compatible with their
surroundings are permitted. Limited office development and retailing of goods and
services in appropriate locations as mixed use developments may also be permitted in
Living Area designation provided there are appropriate provisions and designations in
the area municipal Official Plan.
The Brookhill Tributary and the Bowmanville Creek Valley are designated as Major
Open Space System with an Environmental Sensitive Area overlay. The proposed
polices in the Secondary Plan to protect these features are consistent with the Durham
Regional Official Plan.
With respect to Regional Services, the Secondary Plan Area will require the extension
of feedermains on Longworth Avenue and on Green Road. Reserve capacity within the
Bowmanville Water Supply Plant is available to accommodate growth up to 2016,
however the Region will only allocate and commit to plant capacity upon execution of
servicing/subdivision agreement.
There is sanitary sewer capacity to serve the Brookhill Secondary Plan Area. Sanitary
sewers to service lands west of Regional Road 57 are located on Clarington Boulevard.
The lands east of Regional Road 57 will be serviced through the trunk sewer located at
Waverly Road and Old Highway NO.2. Appropriate easements shall be required to
accommodate a tunnel underneath the CPR rail and King Street to service these lands.
There is reserve capacity within the Port Darlington Water Pollution Control Plant to
accommodate new growth until 2011. The Region will only allocate capacity upon
execution of servicing/subdivision agreements.
The proposed transportation network provides an appropriate hierarchy of road to
balance the access and mobility requirements to the Brookhill neighbourhood. Regional
Road 57 is a Type "A" Arterial Road. The policies for restricting access to this road are
appropriate. New traffic signals shall only be installed where approved by the Region.
Consent will be required for streets cape elements placed by the Municipality in the
Region's right-of-way. A Transportation Impact Study shall be required in the approval
process, on a application-by-application basis to assess transportation impacts on
regional roads.
Finally, the Region has advised that the proposed amendment is of Regional interest
and therefore is not exempt from Regional approval.
REPORT NO.: PSD-028-08
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7.5 The Central Lake Ontario Conservation Authority has offered no objection to the
Brookhill Secondary Plan and Urban Design Guidelines as well as the amendment to
the Clarington Official Plan. The Land Use (Map A) and Greenlands and Open Space
(Map B) and policies in the Secondary Plan are consistent with the findings and
recommendations in the Brookhill Subwatershed Study.
7.6 The Peterborough Victoria Northumberland and Clarington Catholic District School
Board has noted that the identified location of the separate school site is very
strategically placed, as a great number of the students enrolled at this school would be
walkers, reducing the need for bussing. The plan meets the criteria of the School
Board.
7.7 The Kawartha Pine Ridge District School Board has also offered no objection to the
location of the Public Elementary school site at this time.
7.8 Veridian Connections and Bell Canada have offered no objection.
8.0 STAFF COMMENTS
8.1 New Urbanism approach goes beyond creating an aesthetically pleasing environment
and a neighbourhood with a unique character. Implementing the elements of new
urbanism provides 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. This allows for people to buy their first
home, in the community, raise a family and then downsize, once children have left the
home. The economy of land use inherent with a new urbanism approach can result in
better utilized infrastructure and public transit system.
8.2 Brookhill will be one of the most significant development areas in the Municipality over
the next twenty years. 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 a residential community like Brookhill and the West
Town Centre will be important to implementing the Provincial Policy Statement and
Growth Plan.
8.3 New Urbanism is not a new planning concept. However, it is does require changes to
current zoning, urban design and road standards and profiles. Many of the comments
and concerns raised by agencies have been incorporated into the Secondary Plan
and/or Urban Design Guidelines. There are two issues however, that were significant,
the 18.0 metre road right-of-way and the introduction of, and width of public rear lanes.
The following section provides an overview of the rear lanes issues and resolution by
Operations, Engineering and Emergency Fire Services.
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8.4 Rear Lanes
Issues
Public rear lanes are introduced in limited locations in the Brookhill Secondary Plan in
the Village Corridor designation areas. The rear lane policies allow limited vehicular
access to higher order streets such as Arterial or Collector Roads thereby allowing
traffic to flow through these areas. It also promotes a more pleasing streetscape,
because it eliminates garages facing onto the street and buildings with porches can
move closer to the street. The sizes of backyards are not compromised as a result of
rear lanes. The use of rear lanes are also efficient for garbage, blue box and green bin
pick up as only one trip is required down the centre of the lane.
There has been considerable discussion with other departments regarding the
introduction of public rear lanes and the profile of the lanes. The Operations Department
was concerned with the ability to manoeuvre snow ploughs through rear lane rights-of-
way, the ability to store snow with rights-of-way, and providing an appropriate level of
service to residents, given that the lanes would be ploughed only after the higher order
roads were complete. Emergency and Fire Services also was concerned with ability to
access the rear lane in the event of a large accumulation of snow or an illegally parked
vehicle that will restrict access for emergency vehicles. The Engineering Staff was
concerned that rear lanes were too narrow to appropriately accommodate adequate
pavement width, and utilities. In addition they expressed concerns with sight lines for
drivers backing out of garages. A rear lane profile was prepared to alleviate concerns
with snow storage, parking and visibility for cars backing out of garages and was
contained in the November 2007 public meeting report. This profile included a 9.0
metre right-of-way width, 6.0 metre wide drive aisle and 1.5 metres on either side for
utilities. In addition, a 2.5 metre setback to garage to accommodate additional parking
and provide an appropriate setback for sight visibility for drivers as they manoeuvre
vehicles in and out of the garages.
This wider profile was not consistent with the recommendations of the Municipality's
consultant and was opposed by one of the developerllandowners within Brookhill. At
the public meeting Council asked staff to review the Highway Traffic Act (HTA) in
respect of traffic accidents in rear lanes.
Solution
On February 8th, 2008, Staff and some Members of Council visited communities in
Markham where rear lanes have been used for approximately 10 years. The rear lanes
have a 8.5 metre right-of-way width, 5.5 metre pavement width, 1.5 metres for utilities
and a 0.6 metre setback to the garage. This tour came shortly after a large
accumulation of snow. The snow storage did not hamper the pavement right-of-way,
allowing for traffic movements. There also appeared to be sufficient distance from the
garage to the pavement for vehicles to manoeuvre in and out of garages. The reduction
in setback from the right-of-way and the garage of 0.6 metres does not allow for the
parking of vehicles because there simply is not sufficient space.
REPORT NO.: PSD-028-08
Page 15
The HTA states that every driver or street car operator entering a highway from a
private road or driveway shall yield the right-of-way to all traffic approaching on the
highway so closely that to enter would constitute an immediate hazard. The driver of a
car does proceed with caution when backing up a vehicle, whether they are backing
onto a drive aisle (i.e. in a shopping mall) or public roadway. The 8.5 metre right-of-way
profile associated with rear lanes will inherently slow down the driver to a reasonable
speed at which he would be able to stop in a reasonable distance. The rear lanes
profiles as original proposed and currently recommended are shown on Attachment No.
3.
8.5 18.0 Metre Local Roads
Issue
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. When combined with reduced setback for buildings, an 18.0 metre Local Road
can slow traffic and provide a street space that is and feels safer for the pedestrian and
provides for more efficient use of land.
The Engineering Services Department raised concerns with 18.0 metre right-of-way
widths, as it may cause problems with on-street parking and it is difficult to
accommodate utilities within the street profile.
Resolution
Upon further discussion and re-examination, Engineering Department has agreed that
18.0 metres can be used in instances where there is no through traffic movements.
Utilities can be off set to one side of the right-of-way, and the 8.5 metre pavement width
remains the same as the 20.0 metre right-of-way, so it is equally efficient to maintain
and on-street parking is not compromised.
8.6 The Brookhill Secondary Plan has policies related into pedestrian friendly, compact,
transit supportive development to support environmental sustainability. Additional
policies have been added to promote energy conservation and environmental
sustainability through site planning, urban design and the use of energy efficient
materials and landscaping.
New residential buildings in Brookhill shall adhere in design, construction and operation
to a minimum rating of 80 or more in accordance with Natural Resources Canada
"EnerGuide for New Homes" certification or equivalent certification system. Residential
home builders shall be encouraged to install Energy Star appliances and fixtures to
reduce water consumption and provide devices to capture rainwater for outdoor
irrigation purposes.
Residential uses shall be encouraged to use solar collectors for use of heating or
cooling of a structure, domestic hot water or swimming pools to reduce the demand.
Developers will be required to submit an Energy Conservation, Efficiency and
REPORT NO.: PSD-02B-OB
Page 16
Sustainability Plan prior to approval of a development application. Commercial and
institutional buildings will be encouraged to be LEED certified.
9.0 CONCLUSIONS
9.1 The Brookhill Community Secondary Plan and Urban Design Guidelines will serve to
guide future development in this area providing for attractive and efficient community
based on New Urbanism principles.
It is respectfully recommended that Amendment NO.60 to the Clarington Official Plan be
ADOPTED and that the By-law adopting Amendment No. 60 be PASSED.
Attachment:
Attachment 1- Key Map
Attachment 2- Demonstration Plan
Attachment 3- Rear Lane Street Profiles
Attachment 4- Amendment No 60 to the Clarington Official Plan
Attachment 5- By-law to Adopt Amendment 60
REPORT NO.: PSD-028-08
Page 17
List of interested parties to be advised of Council's decision:
Greg Milosh
Louis Bertrand
Steve Neshevich
Rich Neshevich
Donald & Joyce Luck
Frances Westgarth
Ted & Maria Roeloffzen
Myra Douglas
Victor Shearing
Bill Allison
Ken Allison
Larry and Irene Grabowski
Bruce Fischer
Cora Tonno
Bob Annaert
Kelvin Whalen
Rev Frank Lockhart
Eloisa Liquiran
Steven Wimmer
Peter Smith
Nick Mensink
Rudi & Matteo Barrese
Wayne & Cathy Bolahood
Harold & Jean Hoskin
Allan Frank
Doug & Leslie Allingham
Ermioni Sawchuck
Randy Miller
Gerry & Louise Lens
Hannu Halminin
Mr. & Mrs. Farmer
Jose Brito
AI O'Reilly
Erwin Waldinsperger
S. Coyne
ATTACHMENT 1
TO REPORT PS[)-028-0J!
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ATTACHMENT 4
TO REPORT PSD-028-08
AMENDMENT NO. 60
TO THE CLARINGTON OFFICIAL PLAN
PURPOSE: To implement the recommendations of the Brookhill Subwatershed
Study and to introduce the Brookhill Secondary Plan into the
Municipality of Clarington Official 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 amended 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
4950
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 are permitted where they are
identified in a Secondary Plan. 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.
19.8.2 Public Rear Lanes shall have a minimum right-of-
way width of 8.5 metres;
4. By renumbering the original Sections 19.8,19.9,19.10,19.11
and 19.12 accordingly.
5. By Amending Map A1 (Darlington) - Land Use Darlington
Rural Area as shown on Exhibit "A" to this amendment.
6. By Amending Map A3 - Land Use Bowmanville Urban Area
as shown on Exhibit "B" to this amendment.
7. By Amending Map B3 - Transportation Bowmanville Urban
Area as shown on Exhibit "C" to this amendment.
8. By Amending Map C1- Natural Heritage System - South
Darlington as shown on Exhibit "D" to this amendment.
9. By Amending Map H2- Neighbourhood Planning Units -
Bowmanville Urban Area as shown on Exhibit "E" to this
amendment.
10. By amending Part VI, Section 3) by adding the following:
"h) Brookhill Secondary Plan".
11. By adding a new secondary plan to Part VI as follows:
Exhibit "A", Amendment No. 60 To the Municipality of Clarington
Official Plan, Map A1, land Use, Darlington Rural Area
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Exhibit "B", Amendment No. 60 To the Municipality of Clarington
Official Plan, Map A3, land Use, Bowmanville Urban Area
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Exhibit "C", Amendment No. 60 To The Municipality of Clarington
Official Plan, Map 83, Transportation, 80wmanville Urban Area
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OFFICIAL PLAN
MUNICIPAUlY OF CLARINGTON
JANUARY 2, 2007
REFER TO SECTION 19
lHlS CONSOUDATlON IS PROVIDED FOR COtMNIENCE ONLY
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OFFICIAL PLAN
MUNICIPAUlY OF CLARINGTON
JANUARY 2, 2007
REFER TO SECTIONS 5 AND 9
THIS CONSOUDAllOH IS PROYIDED FOR CONVENIENCE ONLY
AND REPRESENTS REQUESTED MOOIFlCATlONS AND Al'PROViLS
"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, beyond 2008.
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 II.
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, green land 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 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 greenlands 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 designed 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 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.
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 Area, 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 character typical of
older, traditional neighbourhoods. The highest densities shall occur
adjacent to the Type C Arterial Road network and within the
Neighbourhood Commons Area 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 Area - The focus of each
Neighbourhood is a Neighbourhood Commons Area with the
potential to accommodate low and medium density forms of
housing, a Neighbourhood Park, grouped postal facilities, transit
stops, and offices, live/work units and other conveniences of daily
life.
c) Village Corridor - 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 live/work,
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.
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) Institutional/Civic 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) Natural Heritage Features/Storm Water Management Facilities
- Existing natural features are conserved and incorporated into
the greenlands system. The naturalization of the Brookhill
tributary shall reclaim the natural environment from past
farming practices, improve downstream fisheries and
contribute to the overall esthetics of the Brookhill Community.
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 play a 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.
Regional Road 57 is a major regional transportation corridor It
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, where
approved by the Region, 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. It shall have
sidewalks on both sides and bicycle lanes. Additional tree
plantings and vegetated berms shall be incorporated into the
road allowance or in adjacent areas to promote an attractive
and safe pedestrian movements.
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 up to 2,800 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 across the Brookhill Secondary Planning Area.
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.
4.2 THE GREEN LANDS 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
provides 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 green lands system and that they do not
negatively impact on natural heritage features or cultural heritage
landscapes at any time in the land development process.
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, water 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 encourage that all new residential buildings that are constructed
within the Brookhill Secondary Plan Area adhere in design,
construction and operation to a minimum rating of 80 or more in
accordance with Natural Resources Canada "EnerGuide for New
Houses" 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.
e) To encourage commercial, institutional and government buildings to
be LEED certified or to demonstrate environmental and energy
conservation measures from pre-construction to operation.
f) To encourage residential uses to use solar collectors and other
alternative sources of energy for use of heating or cooling of a
structure, domestic hot water or swimming pools to reduce the
demand on the provincial power supply.
g) To encourage builders to install Energy Star rated appliances, high
efficiency fixtures to reduce indoor water consumption and capture
rainwater or recycled site water for irrigation purposes.
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 II).
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 Area 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 units and apartments in stand alone or in mixed use
buildings. Street, block or stacked townhouses are permitted.
b) Each application submitted for proposed draft plan of subdivision
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.
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 through permission for commercial and institutional
activities. Within the Neighbourhood Commons Area and Low
Density Residential Area, live/work and home occupations will 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 permitted in restricted areas 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.
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 dominate 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 public
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, however a landscaped berm must be provided, creating a 'Green
Corridor' concept for the Regional Road 57 right-of-way. Noise
attenuation fencing will be discouraged.
6.1.8 Large Lot Residential
An existing large lot residential development is located 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 on full municipal services subject to policies in the Clarington Official
Plan. It is the intention of this Plan to maintain the existing character and
lot size for these lands.
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 AREAS
6.3.1 At least one Neighbourhood Commons Areas shall be required in each
Neighbourhood. Locations for the Neighbourhood Commons Areas
designation are identified on Map A of this Secondary Plan.
6.3.2 Each Neighbourhood Commons Area may include a range of medium
density housing types, as well as a Neighbourhood Park. Permitted
residential building types include street, block or stacked townhouses,
and small plex-type (e.g. quattroplex) multiple unit buildings. Home
occupation uses are also permitted.
6.3.3 Buildings within a Neighbourhood Commons Areas shall generally
range in height from 2.5 to 4.0 storeys, or between 7.5 to 13.5 metres.
6.3.4 Development within the Neighbourhood Commons Areas 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 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. Live/work units shall also be permitted.
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-throughs;
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.
6.4.7. All development within the Village Corridor designation shall be oriented
towards the street. Garage doors/service facilities shall generally be
prohibited from facing the public street. 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 Roads 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 other incentives to encourage mixed use
development.
6.5 ENVIRONMENTAL PROTECTION AREA
6.5.1 The natural heritage features within the Secondary Plan Area are
identified as Environmental Protection Area on Map 'B' to this Secondary
Plan. lands designated Environmental Protection Area shall be subject
to the policies 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. The naturalization of the Brookhill Tributary is required in accordance
with a naturalization plan to be prepared by the proponent and approved
by the Municipality of Clarington.
6.5.4 An Environmental Impact Study shall be undertaken for development
proposals including any necessary infrastructure and roads proposed
within, the Lake Iroquois Beach, 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 the Official Plan.
6.5.5 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).
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 with the Official Plan policies.
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 Areas 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 0.75
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 in the required development
applications; and,
c) Green RoadslGateways/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 the Official Plan.
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 contribution 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 in the Village Corridor 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 II).
7.2 SCHOOLS
a) Elementary school sites are permitted within the Village Corridor
designation on Map A. Schools support the community structure
and patterns of land use. The configuration of school sites will be
defined in consultation with the School Boards through application
for site plan approval.
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 efforts 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) The Municipality of Clarington shall be given the first
opportunity to purchase all or part of the school site;
government agencies and community groups with identified
needs shall have the second right of refusal:
ii) 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) shall be investigated; or,
iii) Residential uses, shall be developed in accordance with the
Village Corridor designation.
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.
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;
e) support for bicycling lanes, routes and stands throughout the
community;
f) achievement of an overall density within the community of at least
50 residents and employees per net hectare; and,
g) 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;
ii) 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.
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
Areas;
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;
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 cost 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,
development lots within either the Neighbourhood Commons Areas
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:
i) the lot contains a comprehensively designed mixed use
development;
ii) the principal access to the required services areas on the lot is
from a rear lane;
iii) 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.
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 Areas 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, public rear lanes,
transit, and bicycle and pedestrian routes and facilities.
9.2 Road classifications and right-of-way requirements shall be consistent with
Appendix I and the design details shall be confirmed through the required
Internal Traffic Study;
9.3 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.
9.4 ROAD NETWORK POLICES
9.4.1 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.
9.4.2 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 shall include the provision of sidewalks and bicycle lanes on
both sides of the right-of-way, in accordance with the recommendations of
the Demonstration Plan and Urban Design Guidelines.
9.4.3 No development shall be permitted individual direct access to Regional
Road 57.
9.4.4 The proposed system of Arterial and Collector Roads are shown on Map
A. The design requirements for these roads are identified Demonstration
Plan and the Urban Design Guidelines and may be further refined through
the Functional Servicing Study and Internal Traffic Study.
9.4.5 The Local Road pattern is identified on The Demonstration Plan included
in Appendix 2. 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.
9.4.6 The Collector and Local road system shall be designed to encourage
external traffic to utilize arterial roads to access the Bowmanville West
Town Centre. The design of all roads within plans of subdivision shall
implement the recommendations of the required Internal Traffic Study,
including recommendations for traffic calming measures.
9.5 PUBLIC REAR LANES
9.5.1 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.
9.5.2 Public rear lanes shall be designed to have a right-of-way width of 8.5
metres.
9.5.3 Public utilities may be located within public rear lanes subject to functional
and design standards established by the Municipality.
9.6 PUBLIC TRANSIT
9. 6.1 The Municipality, in conjunction with the Region of Durham shall
endeavour to implement a public transportation system that connects the
Secondary Planning Area with adjacent residential and commercial areas.
9.6.2 Transit routes shall serve and link the Neighbourhood Commons Areas
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.
9.6.3 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.
9.7 PEDESTRIAN AND BICYCLE PATH SYSTEM
9.7.1 Pedestrian and bicycle path systems serve the Secondary Planning
Area and should link 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 II).
9.7.2 The Municipality shall require that the recreational trail system along the
Brookhill Tributary and accessing the Bowmanville Creek Valley Trail to
be constructed as a condition of draft approval for any plan of
subdivision, or site plan approval and through appropriate cost-sharing
arrangements.
9.8 PARKING
9.8.1 On-street parking will be encouraged at appropriate locations on all
roads, with the exception of Type A and Type B Arterials in order to
provide for anticipated parking needs and to assist in calming traffic
movement and thereby enhancing pedestrian safety.
9.8.2 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.
9.8.3 Subject to the findings and recommendations of an Internal Traffic
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.
10. MUNICIPAL SERVICES
10.2.1 All new development within the Secondary Planning area shall proceed
on the basis of the sequential extension of full municipal services in
accordance with the municipal capital works program.
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. A phasing plan shall
be prepared as part of the Functional Servicing Plan by development
proponents at the time an application for draft plan of subdivision is
submitted.
10.2.3 The location of Stormwater Management Facilities is shown on Map A of
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 II) 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
Area 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 IMPLEMENTATION
11.1 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.
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, parks and recreation facilities. These works
shall be provided for in the subdivision and site plan agreements.
Phasing of the development, based on the completion of the extemal
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.
d) Development within the Secondary Plan Area shall be consistent with
programs intended to reduce the consumption of energy and water
and to promote waste reduction. An Energy Conservation and
Sustainability Plan will be prepared by development proponents to
outline the specific commitments for sustainability.
11.2 FINANCIAL AGREEMENTS
a) The capital works program for Brookhill is generally outlined through
the Development Charges Background Study as amended from time
to time. Specific timing of works may vary depending on the rate of
growth and the Municipality's ability to incorporate required works in
it's capital budget and forecast.
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 phase of a draft plan of subdivision:
i) the Municipality shall have approved any necessary capital
works for that phase of development in its capital budget;
ii) the owner shall have entered into a Subdivision Agreement with
the Municipality of Clarington that will identify among other
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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.
11.3 REQUIRED STUDIES
11.3.1 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 Implementation Plan;
ii. Functional Servicing Plans;
iii. Environmental Impact Studies;
iv. Archaeological Surveys/Assessments;
v. Tree Preservation Plans;
vi. Noise Assessment(s);
vii. Internal Traffic Impact Study;
viii. Traffic Impact Study;
ix. Energy Conservation and Sustainability Plan;
x. Landscaping Plan;
xi. Brookhill Tributary Naturalization/Remediation Plan;
xii. Community Theme and Urban Design Implementation Plan; and
xiii. Architectural Guidelines.
Additional study requirements may be identified by the Municipality as
development within the Secondary Plan Area proceeds.
11.3.2 Community Theme and Urban Design Implementation Plan
Prior to the approval of a development in the Brookhill Neighbourhood
an urban design brief shall be prepared to confirm and control the
intended pattern of development within the Neighbourhood. The
Community Theme and Urban Design Implementation Plan shall
include:
a) the proposed pattern of roads and development blocks and
distribution of land uses;
b) the proposed network of roads, transit, pedestrian and bicycle
routes;
c) a 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) design concepts for community theming including gateway
treatment, landscape treatment including the "green corridor"
treatment for Regional Road 57, light fixture standards, fencing
details, sidewalk details and related design issues that provide for
overall community theme;
f) a Parks and 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.
11.3.3 Architectural Guidelines
It is the intent of the Plan to create an identifiable character for the
Brookhill Community. Architectural Guidelines shall be prepared for the
Brookhill Secondary Plan Area.
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;
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 II) 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 II) in order to achieve
the goal, objectives, principles and policies of this Secondary Plan.
11.4 Future Development Area
The lands identified as Future Development Area include proposed land
uses that will come into effect after a further amendment to this Plan and
subsequent to a comprehensive review of the Clarington Official Plan.
Until such time, only the Environmental Protection Area and the Separate
Elementary School designations are in force and effect. All other land
uses are subject to the Future Urban Residential designation and policies
of the Clarington Official Plan.
12.0 INTERPRETATION
12.1 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.
12.2 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 Secondary Plan and the
appended Demonstration Plan and Urban Design Guidelines (Appendix II)
except where this Secondary Plan is explicitly intended to be prescriptive.
12.3 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.
12.4 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
II) 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. 60 to the Municipality of Clarington Official
Plan."
IMPLEMENTATION: The provisions set forth in the Clarington Official Plan, as
amended, regarding the implementation of the Plan, shall
apply in regard to this amendment.
INTERPRETATION: The provisions set forth in the Clarington Official Plan, as
amended, regarding the interpretation of the Plan, shall
apply in regard to this amendment.
DURHAM
=~--~--_. --~-.:::~--.__. ---
- . - BROOKHILL SECONDARY PLANNING AREA
ILZI VILLAGE CORRIDOR
IIIIIm NEIGHBOURHOOD COMMONS AREA
I-:.:.:-:<.:.:j LOW DENSITY RESIDENTIAL
t~:g:::::::~ MEDIUM DENSITY RESIDENTIAL
E~-i~1 ENVIRONMENTAL PROTECTION AREA
ITIIllIJ ENVIRONMENTAL PROTECTION OVERLAY
I::Z] PARKS AND OPEN SPACE
~ STORMWATER MANAGEMENT POND
. . . . . . SPECIAl POLICY AREA
ARTERIAL ROAD TYPE A
ARTERIAL ROAD lYPE B
- ARTERIAL ROAD TYPE C
- - - - - - - COLLECTOR ROAD
.; PUBLIC ELEMENTARY SCHOOL
~ SEPARATE ELEMENTARY SCHOOL
t
j
I'
MAPA
LAND USE AND
TRANSPORTATION PLAN
BROOKHILL NEIGHBOURHOOD
SECONDARY PLAN
MARCH 10, 2008
I TlfS CONSOI.JWlCfl IS PRO'v'IDED FOR CONVENIENCE ONLY I
AND REPRESENTS REOUESTED MOOIFlCATlOHS AND APPROVALS
t
.
DURHAM
HIGHWAY 2
~~
\
- - - BROOKHILL SECONDARY PLANNING AAEA
b~.ii'~l ENVIRONMENTAL PROTECTION AREA
_ PARKS AND OPEN SPACE
F:-:-:=:-j STORMWATER MANAGEMENT POND
+-- TRAILS
.; PUBLIC ELEMENTARY SCHOOL
Ii SEPARATE ELEMENTARY SCHOOL
MAPS
GREEN LANDS
AND OPEN SPACE
BROOKHILL NEIGHBOURHOOD
SECONDARY PLAN
NOVEMBER 5 . 2007
I THIS CONSOOOATlON IS PROVIOEO FOR CONYENIENCE ONLY I
MO REPRESENTS REQUESTED MODIFICATIONS AND APPROVALS
APPENDIX I
Road Standards and profiles
Brookhill Secondary Plan
Classification Pavement R-O.W Bouleva rd 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@3.75 m, 50.0m in boulevard
median/left turn (1 Side)
lane 5.0m
Type B Arterial 19.5 m (2@3.5 30.0- 2@8.25 m No 3.0 rn path Yes 2 Sides No
m, 2@3.75m) 36.0 m in boulevard
1 Side
Type C Arterial 17.0 m (2@3.5 30.0 m 2@6.5 m 2 Sides 1.5 m in Yes 2 Sides No Rear
with Medians m, 2 parking @ boulevard lane/access
2.5m, (2 Sides)
median 4.0 m
Collector 13.0 m (2@3.5 26.0m 2@6.5 rn 2 Sides Yes 2 Sides Optional
m, 2 parking @ (optional)
3.0m
Collector 12.0 m (2@3.5 23.0rn 2@5.5 m 2 Sides No 2 Sides Yes
m, 2 parking @
2.5 m
Local Road 8.5m 20.0 m 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 5.5m 8.5 m 2 1.5m No No No No No
March 2008
Urban Design Guidelines - Brookhill Secondary Plan Area
March 2008
APPENDIX"
Brookhill Community Secondary Plan Area
Demonstration Plan and Urban Design Guidelines
The Planning Partnership
URS Canada Inc.
Aquafor Beech
Poulos and Chung
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Urban Design Guidelines - Brookhill Secondary Plan Area
March 2008
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
Round-a-bouts
3.3 Guidelines to Support Transit
3.4 Guidelines for Greenlands
Natural Features and Woodlots
Neighbourhood Parks
Urban Squares/Parketles
Round-a-bouts
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 Publicllnstitutional Buildings
4.4 Commercial/Mixed Use Buildings
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1.0 Introduction
The Brookhill Secondary Plan Area 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 vehicles, and has a well designed
and high quality public realm. The Plan is also premised on achieving high quality
urban design, including measures 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 of at least 50 residents and employees
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 intended as a reference,
they indicate the Municipality of Clarington's expectations with respect to the
character, quality and form of development in the Brookhill Community. The
guidelines also provide the Municipality of Clarington's staff with an objective,
consistent evaluation framework to assess development applications.
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2.0 The Demonstration Plan
The Demonstration Plan identifies four neighbourhoods. They are described 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 hectares (42 percent) is developable.
Neighbourhood 1 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, and small multiple unit buildings as
shown on Schedule 'B'. 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 developable. 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, and small multiple unit buildings. It will also be able to
accommodate live-work units within the Village Corridor as shown on Schedule
'B'. 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 located immediately
north of Neighbourhood 2. It incorporates approximately 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, and small multiple unit buildings It
will also be able to accommodate live-work units within the Village Corridor as
shown on Schedule 'B'. The overall density of Neighbourhood 3 will be within
range of 50 residents and employees per net hectare;
. Neighbourhood 4 (as shown on the Demonstration Plan) is located north of
Neighbourhood 1 and abuts lands designated as Environmental Protection Area
on the north, west and east. It incorporates 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.
. Neighbourhoods 3 and 4 are designated Future Urban Residential and will not be
developed until such time as they are re-designated in accordance with the
policies of the Clarington Official Plan and detail land uses established.
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The Demonstration Plan illustrates the planning principles that are inherent to the
Secondary Plan. It is one example of how the Secondary 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 implement an alternative design
solution, 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 Plan 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 Area 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, schools, storm water management ponds and the Neighbourhood
Commons Area;
. protection of all significant natural heritage features while incorporating them into
a larger system providing for pedestrian and cycling trails;
. reinforcing Neighbourhood Commons Area 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.
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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
private development sites and buildings. Further, it is the intent of the Plan to link all of
the components of the public realm with a connected system of trails, bicycle paths and
sidewalks.
This section of the document provides general guidance 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.
3.1 General
1. To promote safety and security in public places, including roads, parks and open
spaces, schools, public transit routes and the public use activity areas of buildings,
the following 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.
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Urban Design Guidelines - Brookhill Secondary Plan Area
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Arterial Roads
Type A Arterial - Regional Road 57
Regional Road 57 bisects the Secondary Plan Area, its surrounding neighbourhoods
and the broader Municipality of Clarington. It will accommodate a range of travel 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 median/left-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.
(Diagram to be inserted)
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Urban Design Guidelines - Brookhill Secondary Plan Area
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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 1 9.5 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 flow and to maximize safety and the
attractiveness of the road. Within any area designated as a Village Corridor or
Neighbourhood Commons Area 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.
(Diagram to be inserted)
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Urban Design Guidelines - Brookhill Secondary Plan Area
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Type C Arterial Roads
Type C Arterial Roads provide important connections between residential
neighbourhoods and other community functions. They typically define the community
structure.
Type C Arterial Roads with Median
1. Type C Arterial Roads with a median shall have a maximum right-of-way width of
30.0 metres.
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 4.0 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 Area 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 that abut Type C Arterial Roads with 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.
(Diagram to be inserted)
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Urban Design Guidelines - Brookhill Secondary Plan Area
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Collector Roads
1. Collector Roads with no medians shall have a maximum right-of-way of 23 to 26.0
metres.
2. Road surface should be 13.0 metres, including an optional 3.0 metre on-street
parking on both sides of the road for major collectors.
3. The road surface, including parking lanes on both sides of the road shall be a
maximum of 12.0 metres.
4. Boulevards on both sides of the pavement shall be a minimum of 5.5 metres and will
accommodate a grass verge with street trees and 1.5 metre sidewalks on both sides.
5. Transit facilities may be located on any Collector Road.
6. 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 Area
within the Brookhill Community Secondary Plan, individual direct access to any
development site shall be limited and subject to approval.
7. Buildings that abut 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 Collector Road.
(Diagram to be inserted)
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Urban Design Guidelines - Brookhill Secondary Plan Area
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Local Roads
Local Roads connect to Collector roads and link with public spaces.
Local Road
1. Local Roads should be designed with a maximum right-of-way width of 18.0 to 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-of-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.
(Diagram to be inserted)
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Urban Design Guidelines - Brookhill Secondary Plan Area
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Lanes
Lanes provide access to private garage facilities.
1. Lanes should be provided on roads where garages and Iront driveways will detract
Irom the character 01 a special location, such as along the Type C Arterial or
Collector Roads which connects the Village Corridor and Neighbourhood Commons
Area;
2. Lanes shall have a maximum right-aI-way 018.5 metres.
3. The road surface shall be a maximum 015.5 metres and shall include a 1.5 metre
utility corridor on either side 01 the lane.
4. The use 01 permeable materials shall be encouraged in lane construction in areas
where sufficient drainage exists.
5. The garage shall be set back a minimum 010.6 metres Irom the lane right-aI-way.
(Diagram to be inserted)
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Urban Design Guidelines - Brookhlll Secondary Plan Area
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Round-a-bouts
Round-a-bouts are intended to calm traffic and direct
traffic ffows without necessarily requiring stop signs at
intersections. The open spaces created in the round-a-
bouts add to the character of the neighbourhoods they
are located in.
1. Whenever Round-a-bouts are used, they should be
significant landscape features, as well as traffic
calming devices.
2. The design of a Round-a-bouts should ensure ease of
snow removal and maintenance.
3. The minimum radius for a Round-a-bouts should be in
accordance
(Diagram to be inserted)
Round-a-bout with mountable apron
and planting
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3.3 Guidelines to Support Transit
1. Transit stops should be located as close to
intersections as possible, and their location
coordinated with neighbourhood trail connections
and building entrances.
2. Transit shelters should be designed with
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 boulevard
adjacent to the pavement to maximize passenger
convenience.
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, including wheelchair users. In
all cases, shelters should be set back 0.5 metres
minimum from curbs and sidewalks to protect them
from damage by snowplows.
5. Surface texture changes should be provided at
transit stops to assist the visually challenged in
locating the stop and/or shelter location.
6. Where four-sided transit shelters are not possible,
overhead open-air canopies should be provided to
protect transit users from sun, rain and snow.
7. Benches and other roadside furniture such as
waste baskets, bike racks, telephones, notice
boards, newspaper boxes and refuse containers
should be concentrated at bus stops within the
Village Corridor and Neighbourhood Commons
Area to maximize their barrier free utility and create
active public space.
Transit snei!er witl1 transparent sides
provides maximum visibility
;'
I
Transit s.h.e,'rer Witl1 o'verhead canopy
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Urban Design Guidelines - Brookhill Secondary Plan Area
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3.3 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 in keeping
with Naturalization/Remediation Plan.
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 0.5 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 and/or
are integrated with an adjacent natural heritage feature.
3. Neighbourhood Parks will provide opportunities for active and
passive recreation for residents within a 400-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.
RerB~'1ing naturBI hericage features
COl'ltr:Dutes to sense of piace
,qesldential units fronr directly onfo a pari<
".
Communiiy mailbox ad,;acen: to aca';,
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Urban Design Guidelines - Brookhill Secondary Plan Area
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6. Parks will be designed with appropriate visual and spatial
buffers from adjacent residential areas.
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 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 informal
uses.
5. Pathways within Urban Squares/Parkettes should connect to
pedestrian sidewalks and trails.
6. View corridors terminating at an Urban Square/Parketle
should be highlighted through landscape treatment and/or
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.
Street trees enhance tlie visual
appearance of the pari<
L-__ _ _ ___-
.'ieig,l7Doumood parkette
ParKettes create spaces forceop.le fa
gather it)
Landscaper! gale',~'.y
The Planning Partnership' URS Canada Inc. . Aquafor Beech' p,,",W _,,_ ~""""
17
899021
Urban Design Guidelines - Brookhill Secondary Plan Area
March 2008
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 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.
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.
TUN sy.:;!em
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Tecrel1:ion
7. Trails located in proximity to sensitive natural features, or adjacent to storm water
management facilities should incorporate interpretive signage at various locations to
The Planning Partnership' URS Canada Inc. . Aquafor Beech' Poulos and Chung
18
899029
Urban Design Guidelines - Brookhill Secondary Plan Area
March 2008
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 forebay 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 Ciarington.
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 flow
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 flood 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 green lands system.
Po."?ds Drovide opoo:1onft,'es to create
unique neightourhood featlJres
Playground w.iacent to a storm ',llater
management feature
A pf'destrianlcycJing trail
a::1.iacelit to a pond
.'.
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The Planning Partnership' URS Canada Inc. . Aquafor Beech' Poulos and Chung
19
89903~
Urban Design Guidelines - Brookhill Secondary Plan Area
March 2008
4.0 Design Guidelines for the Private Realm
The private realm within the Brookhill Community 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 design of built form and how it
should address the streetscape and open space in the private realm. These Guidelines are to
be read in conjunction with the pOlicies of the Brookhill Secondary Plan.
4.1 All Development
Development Blocks and 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. Development lots within either the Neighbourhood Commons Area or Village Corridor
designations, having substantial frontage on an Arterial Road, may be permitted to have a
second access to parking from a Collector Road provided:
. the lot contains a comprehensively designed mixed use development;
. 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.
The Planning Partnership' URS Canada Inc. . Aquafor Beech' Poulos and Chung
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899031
Urban Design Guidelines - Brookhill Secondary Plan Area
March 2008
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 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 particularly 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 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 the
Arterial and the Collector Roads, individual direct vehicular access shall be minimized, and, in
some cases prohibited, in accordance with the policies of this Secondary Plan.
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 Area 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.
The Planning Partnership' URS Canada Inc. . Aquafor Beech, Poulos and Chung
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899032
Urban Design Guidelines - Brookhill Secondary Plan Area
March 2008
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.
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 3.0 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 floor
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 f1ankage 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, corner windows and wrap-
around porches should be included to emphasize a
corner location; and
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ptOdiJC.e$ . :~:Ja! ;nferes!
Bal'd,'."J{; ~"'cJec::oru; s/xh OJ:; p~"Ches.
P:O'l<1(;o t'~n$.[<)n9.' OU.:d.r,r; ei-:rnen~s
The Planning Partnership' URS Canada Inc. . Aquafor Beech' Poulos and Chung
S:ng..e de:;Jcr.e':1 no.ISP ~'.;m
i.'l:ef)'8!eJ gfYage
22
899033
Urban Design Guidelines - Brookhill Secondary Plan Area
March 2008
. fencing around front and/or 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
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.
7. 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.
Va'ral,'or! i'-I :OOr r;:on~'9:Jjo&r;01 aeate,
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Townhouses ',l/,l/) oarages on rear lane
L.o',,' rIs~ aoartmeflt complex Willl
mterior courtyard
...
Apartment lJull:1lnQ otlented to
fJJjb':c road
The Planning Partnership' URS Canada Inc. . Aquafor Beech, Poulos and Chung
8!f9034
Urban Design Guidelines - Brookhill Secondary Plan Area
March 2008
Apartments
1.
2.
3.
4.
5.
4.3
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.
Entrances should be located and oriented to public roads.
Permanent parking, loading and service areas should be located in side or rear yards and set
back from the front facade of the building.
A visitor drop off area should be located at the front of the building.
Rooftop mechanical equipment should be screened with materials that are complementary to
the building.
Guidelines for Public/lnstitutional Buildings
Public/Institutional uses form an important aspect of community
identity. Buildings serving these uses act as important built
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 the surrounding neighbourhood.
1. Public/Institutional buildings should be sited prominently and
where possible, should terminate views.
2. Publicllnstitutional buildings should front on Arterial or Collector
Roads and be located close to the road to reinforce the street
wall and define intersections.
3. Public/Institutional buildings should set a high standard of
architectural design and reflect the scale and character of
surrounding neighbourhoods.
4. Special landscape features are encouraged to distinguish
important landmark buildings at the pedestrian level.
5. Public/Institutional 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 Publicllnstitutional buildings shall be
connected with a walkway to the sidewalk on the road.
Sc_noo! located act'"aceflt !O natura;
featu...es
,
.
Project'rirJ ent'}' and tower eleme.1O
emplla:Ji::e the .'Tt8in e!1('8:iCe
-
School remforci,'u) the rooo edge
The Planning Partnership' URS Canada Inc. . Aquafor Beech' Poulos and Chung
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899035
Urban Design Guidelines - Brookhill Secondary Plan Area
March 2008
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.
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.
,
Mixed use tJuild;fJ9 O.'erlaokjng onto
puMc road
Varial10fJS ''1 co.'ou,rs and marlYialS creare
a vIsually appeal<~ ,facade
Sim,lar mate~3 and carowrs e"K:OUl"~e
imegration ootl'lee:l different uses
The Planning Partnership' URS Canada Inc. . Aquafor Beech' Poulos and Chung
25
899036
Urban Design Guidelines - Brookhill Secondary Plan Area
March 2008
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 will be encouraged in the calculation
of required parking in Village Corridor.
18. On-street parking will be allowed in the calculation of
required parking for live/work units in the Village Corridor.
19. 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.
20. 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
8. Building entrances should be prominent and linked to sidewalk
through walkways, covered porches or hard-surfaced patios.
9. Ground level floor-to-f1oor 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 streetscape.
11. A variety of roof shapes should be considered to avoid the
monotony of flat 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.
A clear pedestrian fOote, enhanced by
tree plantmQ in retail' plaza park.lng lot
Landscape treatment screens
surface oarking areas
A. variety of comofementing ~ii),7alJe
aad interest to the facade
26
899037
~
hbourhood
Brookhlll Nel9f Clarington
Municipality 0
Demonstration Plan
EB
. Partnership
The Plo,,"'n9 "2007 C) 8
Jon,,,,,, 89 9 ~h
ATTACHMENT 5
TO REPORT PSD-028-08
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY-LAW NO. 2008-
being a By-law to adopt Amendment No. 60 to the Clarington Official Plan
WHEREAS Section 17 (22) of the Planning Act R.S.O. 1990, as amended, authorizes the
Municipality of Clarington to pass by-laws for the adoption or repeal of Official Plans and
Amendments thereto;
AND WHEREAS the Corporation of the Municipality of Clarington deems it advisable to amend
the Clarington Official Plan to include the Brookhill Secondary Plan and Urban Design
Guidelines in Section 6 of the Clarington Official Plan;
NOW THEREFORE BE IT RESOLVED THAT the Council of the Corporation of the
Municipality of Clarington enacts as follows:
1. That Amendment No. 60 to the Clarington Official Plan being attached Explanatory Text
is hereby adopted.
2. That this By-law shall come into force and take effect on the date of the passing thereof.
BY-LAW read a first time this
day of
2008
BY-LAW read a second time this
day of
2008
BY-LAW read a third time and finally passed this
day of
2008
Jim Abernethy, Mayor
Patti L. Barrie, Municipal Clerk