HomeMy WebLinkAbout2008-045
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY-LAW NO. 2008 - 045
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 25th day of March, 2008
BY-LAW read a second time this 25th day of March, 2008
BY-LAW read a third time and finally passed this 25th day of March, 2008
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
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:
"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.
ili. 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
green lands 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 green lands 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 GREENLANDS SYSTEM
a) To provide a functional and highly interconnected green lands 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 flankage 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.
6.1.9 Residential development north of Longworth Avenue extension will have a
lower overall density and the areas adjacent to woodlots will be reserved for
larger lot executive housing.
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 SquareslParkettes - are smaller components of the open space
network and will be identified in the required development applications;
and,
c) Green Roads/GatewayslGreenways 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 sign age, 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 external road works,
may be required by the Municipality of Clarington.
c) Approval of development applications shall also be conditional upon
commitments from the appropriate authorities and the proponents of
development to the timing and funding of required storm water
management, sanitary sewer and water supply facilities. These works
shall be provided for in subdivision and site plan agreements. Phasing of
development, based on the completion of external sewer and water
services, may be implemented if required by the Municipality of Clarington.
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 things, the
capital expenditures associated with servicing the lands.
d) Prior to any development approvals, an assessment of infrastructure cost
requirements to accommodate the Secondary Plan development including
development phasing, and timing shall be undertaken to the satisfaction of
the Municipality of Clarington.
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.
==mu_ .~'~~:'~ .__.--=
- .. - BROOKH1LL SECONDARY PLANNING AREA
E22J VILLAGE CORRIDOR
mm NEIGHBOURHOOD COMMONS AREA
Ed LOW DENSITY RESIDENTIAL
~::::::::::::~:::::l MEDIUM DENSITY RESIDENTIAL
l'c~L<;! ENVIRONMENTAl PROTECTION AREA
illIllD ENVIRONMENTAL PROTECTION OVERLAY
~ PARKS AND OPEN SPACE
~~~ STQRMWATER MANAGEMENT POND
. . . . . . SPECIAL POLICY AREA
ARTERIAL ROAD TYPE A
ARTERIAL ROAD TYPE B
- ARTERIAL ROAD TYPE C
.............. COLLECTOR ROAD
.. PUBLIC ELEMENTARY SCHOOL
co5i SEPARATE ELEMENTARY SCHOOL
~
t
MAPA
LAND USE AND
TRANSPORTATION PLAN
BROOKHILL NEIGHBOURHOOD
SECONDARY PLAN
MARCH 10, 2008
THIS CONSOLIDATION IS PRQVlOED FOR CONVENIENCE ONLY
MID I/tPRESENTS REQUESTED MOOIf1CATlONS AND APPROVALS
t
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------ DURHAM
-~ ~- HIGHWAY 2
----- ------
--
.. \\I\\\~-
\\\ \\\\\\\~ /!\\
\\ \\~~\I,
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--------~ .
-----------------.------>,
- - - BROOKHILL SECONDARY PLANNING AREA
L~'{;l ENVIRONMENTAL PROTECTION AREA
H@;~1 PARKS AND OPEN SPACE
~::::::::~ STORMWATER MANAGEMENT POND
-E--- TRAILS
.. PUBLIC ELEMENTARY SCHOOL
~ SEPARATE ELEMENTARY SCHOOL
MAPS
GREEN LANDS
AND OPEN SPACE
BROOKHILL NEIGHBOURHOOD
SECONDARY PLAN
NOVEMBER 5 . 2007
THIS CONSOUDATlON IS PRO'o1DED FOR CONVENIENCE ONLY
AND REP~SENTS REOUESTED UODIFICATIONS AND APPROVAlS
APPENDIX I
Road Standards and profiles
Brookhill Secondary Plan
Classification Pavement Boulevard Transit Individual
Width Width Facilities Direct
Access
Type A Arterial 19.5 m (2@3.5 36.0- 2@ 8.25 m 3.0 m path Yes 2 Sides No
(Regional Road 57) m, 2@3.75 m, 50.0 m in boulevard
median/left turn (1 Side)
lane 5.0 m
Type B Arterial 19.5 m (2@3.5 30.0- 2@8.25 m No 3.0 m path Yes 2 Sides No
m, 2@3.75 m) 36.0m in boulevard
1 Side
Type C Arterial 17.0 m (2@35 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
2.5 m, (2 Sides)
median 4.0 m
Collector 13.0 m (2@3.5 26.0m 2@6.5 m 2 Sides Yes 2 Sides Optional
m, 2 parking @ (optional)
3.0 m
Collector 120 m (2@35 23.0m 2@5.5 m 2 Sides No 2 Sides Yes
m, 2 parking @
2.5m
Local Road 8.5m 20.0m 1 Side No No 1 Side Yes
Local Road 8.5m 18.0m 1 Side No No 1 Side Yes
Public Lanewa 5.5m 8.5 m No No No No No
March 2008
Urban Design Guidelines - Brookhill Secondary Plan Area
March 2008
APPENDIX II
Brookhill Community Secondary Plan Area
Demonstration Plan and Urban Design Guidelines
The Planning Partnership
URS Canada Inc.
Aquafor Beech
Poulos and Chung
The Planning Partnership. URS Canada Inc. . Aquafor Beech. Poulos and Chung
1
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/Parkettes
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 Public/Institutional Buildings
4.4 Commercial/Mixed Use Buildings
The Planning Partnership' URS Canada Inc. . Aquafor Beech' Poulos and Chung
2
Urban Design Guidelines - Brookhill Secondary Plan Area
March 2008
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.
The Planning Partnership. URS Canada Inc. . Aquafor Beech. Poulos and Chung
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Urban Design Guidelines - Brookhill Secondary Plan Area
March 2008
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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Urban Design Guidelines - Brookhill Secondary Plan Area
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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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3.2 Roads
General
1. Provide a grid of arterial, collector and local
roads and associated public open spaces that
organize development, is pedestrian friendly, is
highly cOnnected and supports transit.
2. Ensure that the road pattern establishes
development blocks that achieve an orderly
pattern of development and visual diversity.
3. Provide access for vehicles, pedestrians and
bicycles, opportunities for vistas, view corridors
and pedestrian amenity areas, and space for
utilities and services.
4. Design all streetscape elements such as paving
patterns, seating, and signage, to be consistent
and complementary to the character of the
community.
5. Design street lighting with regard for vehicular
and pedestrian requirements so that the size,
height, and style of lighting reflect the hierarchy
of the road.
6. Locate all utilities underground. Where
components of utilities must be located above
ground, they should be located either in a rear
lane or aiong the street tree planting line to
minimize clutter and disruption of the road's
character.
Residential units define the street edge
Utilizing lanes for more than garage
access
A residential road with street trees and
planted centre median
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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 Glarington. 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 19.5 metres.
3. Boulevards on both sides of the pavement area shall be a minimum of 8.25 metres,
and will include a grass verge, a double row of street trees, 2.0 metre sidewalks on
both sides and a 3.0 bicycle lane on one side.
4. Transit facilities may be accommodated on any Type B Arterial Roads.
5. Individual direct access to any development site abutting a Type B Arterial Roads
shall be limited to minimize disruptions to traffic 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 front driveways will detract
from the character of 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-of-way of 8.5 metres.
3. The road surface shall be a maximum of 5.5 metres and shall include a 1.5 metre
utility corridor on either side of the lane.
4. The use of permeable materials shall be encouraged in lane construction in areas
where sufficient drainage exists.
5. The garage shall be set back a minimum of 0.6 metres from the lane right-of-way.
(Diagram to be inserted)
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Urban Design Guidelines - Brookhill Secondary Plan Area
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Round-a-bouts
Round-a-bouts are intended to calm traffic and direct
traffic flows 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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Urban Design Guidelines - Brookhill Secondary Plan Area
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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 sMlter witli transparent sides
provides maximum visibility
Transit shelter with overhead 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.
Retaining natural heritage features
contributes to sense of place
Residential units front directly onto a parle
W.
Community mailbox aQjacent to 8 pari(
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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 green lands 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/Parkette
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 tile visual
appearance of the pane
Neighbourhood paneetle
Parkenes create spaces for people 10
gather in
Landscaped gateway
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Urban Design Guidelines - Brookhill Secondary Plan Area
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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 traiis within natural features, storm
water management facilities, open spaces and parks and
the road system - sidewaiks 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.
Tr_! $y.stsm
TflIils provide opportunities for
recreation
7. Trails located in proximity to sensitive natural features, or adjacent to storm water
management facilities should incorporate interpretive signage at various locations to
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Urban Design Guidelines - Brookhill Secondary Plan Area
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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 Clarington.
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 naturai landscape,
therefore, geometric forms and standard slope gradients will
be avoided in favour of organic shapes and landform grading
designed to replicate natural landforms in the area. Inlet and
outlet structures will be concealed using a combination of
planting, grading and natural stone.
6. Where there is a need to discourage public access to areas
around the perimeter of the ponds, living fences and barrier
plantings will be utilized in place of fencing. Barrier plantings
will be comprised of multiple rows of predominantly thorn
bearing shrub species planted at a spacing of 0.6 to 0.9 metres
contingent on species. Barrier plantings will be installed along
the crest of steep slopes, adjacent deep-water areas and
around inlet and outlet structures.
7. Ponds will not be fenced, but rather will be designed with trails,
overlooks and interpretive signage so that they are an integral
part of the greenlands system.
Ponds provide opportunities /0 create
unique nelghboorllood features
Playground adjacent /0 a stoml wale!
I7l6Ila!l"men/ feature
A pedeslTianlcycJing trail
adjacenl/o e pond
Pond enhatlcIJJg natlJfal tanasc.ape
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Urban Design Guidelines - Brookhill Secondary Plan Area
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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 wijh 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.
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Urban Design Guidelines - Brookhill Secondary Plan Area
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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 Pian.
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.
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Urban Design Guidelines - Brookhill Secondary Plan Area
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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 fioor
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 flankage 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
The use of light /1M cwrk colours
proQuus vl&J8l tnlefe8t
Building projectioo8; such as porchtss,
provide tranSillOnat bw1d1ng elements
Singlfl detached house wim
integrated gaftlge
The Planning Partnership. URS Canada Inc. . Aquafor Beech. Poulos and Chung
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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
Slacked 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.
VariatiOn in roof conltguratiotl c.reates
dNeI'siIyOl'l$trfti'$Cap9
TOlNflhouses with gafages on rear fane
Low rise apartment complex with
Interior courtyard
Apartment build/fig oriented to
puDJIc road
The Planning Partnership' URS Canada Inc. . Aquafor Beech' Poulos and Chung
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Urban Design Guidelines. Brookhill Secondary Plan Area
March 2008
Apartments
1. Apartment buildings should be oriented to front, face and feature the public road. A
substantial portion of the building should front the public road at a minimum setback.
2. Entrances should be located and oriented to public roads.
3. Permanent parking, loading and service areas should be located in side or rear yards and set
back from the front facade of the building.
4. A visitor drop off area should be located at the front of the building.
5. Rooftop mechanical equipment should be screened with materials that are complementary to
the building.
4.3 Guidelines for Public/Institutional Buildings
Public//nstitutional uses fonn 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. Public/Institutional 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. Publicllnstitutional buildings should be designed as special
landmark buildings with high quality design, materials and
finishes. The site should be well landscaped in recognition of
their prominent locations and status as landmark buildings.
6. Public/Institutional 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.
Schoo/located aqacent to natural
fe8ture6
Projecti~ entry and tower element
emphBsi2e the main entrance
School reirtforcing the roac1 edae
The Planning Partnership' URS Canada Inc. . Aquafor Beech' Poulos and Chung
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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. Retaill 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 building Over/Ool(ing onto
twlJ1jc.road
Variations in COlOurs and materialS create
a vwafly appealing f8cade
Similar materiBJs and coiours eno:xJrage
integration between different uses
The Planning Partnership. URS Canada Inc. . Aquafor Beech. Poulos and Chung
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Urban Design Guidelines - Brookhill Secondary Plan Area
March 2008
8. Building entrances should be prominent and linked to sidewalk
through walkways, covered porches or hard-surfaced patios.
9. Ground level floor-to-floor height should allow for conversion
from residential to commercial uses.
10. The front yard could be either hard or soft surface, depending
on use and should include a low, visually permeable fence at
the edge of the sidewalk to define the semi-private areas and
to add continuity to the 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 buiiding design.
13. Parking areas should be designed in small sections and
include lighting, substantial landscaping, and special paving
to break up expanses of parking and to provide places for
pedestrian connections.
14. Trees, shrubs and groundcovers should be planted at grade
in wide, continuous planting beds that serve to define pods of
parking and provide the preliminary pedestrian circulation.
15. Parking areas should be screened from view from roads,
open spaces and adjacent residential areas with low fencing
and planting.
16. Parking areas should be located at the side or rear of the
development and set back from the road right-of-way.
17. Shared parking facilities 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.
A dear pedestrian route, enhanced by
tree planting in retail plaza parking fat
Landscape treatment screens
IWfface parlfing areas
A variely of comp/emen&ng signage
add interest to the facade
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
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