HomeMy WebLinkAboutPSD-079-10Clarington
Leading the Way
REPORT
PLANNING SERVICES
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
GP~'367 /d
Date: June 21, 2010 Resolution #: C ~a9/'/d By-law #: 04/0 -D~ 3
Report #: PSD-079-10
File #: COPA 2007-0011,
ZBA 2007-0036 & PLN 14.10
Subject: PROPOSED AMENDMENTS TO THE CLARINGTON OFFICIAL PLAN FOR
THE CLARINGTON TECHNOLOGY BUSINESS PARK SECONDARY PLAN
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
THAT Report PSD-079-10 be received;
THAT Official Plan Amendment No. 57 to the Clarington Official Plan as contained in
.Attachment 3 to Report PSD-079-10 be adopted and that the necessary By-law be
passed;
THAT staff be requested to present the zoning by-law to implement Official Plan
Amendment No. 57 at the. first meeting of the General Purpose and Administration
Committee Meeting in September 2010; and
4. THAT all interested parties listed in Report PSD-079-10 and any delegations be advised
of Council's decision.
Submitted by: Reviewed by:
y La m , FCSLA, MCIP n in Wu,
mg Direc r of Planning Services ~ Chief Administrative Officer
DJ/COS/df/sn
15 June 2010
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T (905)623-3379 F (905)623-0830
REPORT NO.: PSD-079-10
PAGE 2
1.0 APPLICATION DETAILS
1.1 Applicant: The Municipality of Clarington
1.2 Owner: Numerous private owners (notified as interested parties)
1.3 Proposal: Amendments to the Clarington Official Plan and the approval of a
Secondary Plan to facilitate the development of the Clarington
Technology Business Park
1.4 Area: 142.7 hectares (352 acres)
1.5 Location: North of Highway 401, between Bennett Road on the east and
Haines Street on the west and bounded to the north by Highway 2
2.0 PURPOSE OF REPORT
2.1 This report seeks to finalize the planning framework and implementation strategy for the
development of a Technology Business Park through certain amendments to the
Clarington Official Plan and the adoption of a Secondary Plan for the business park
area.
3.0 BACKGROUND
3.1 After an extensive site search in other municipalities, with the assistance of Economic
Development and Planning Services Staff, Holburn Biomedical bought 50 acres of land
west of Bennett Road and rezoned a portion of it to facilitate the construction of a
biomedical research facility.
3.2 Recognizing the potential of Holburn Biomedical as a catalyst for future development,
Council authorized staff to retain Urban Strategies Inc. to prepare a planning and urban
design study. Totten Sims Hubicki Ltd. (TSH), now AECOM, were retained to complete
the servicing component of the study which included the preparation of the Bennett
Creek Master Drainage Plan.
3.3 The initial phase of these studies culminated in back-to-back meetings with major land
owners within the study area and an Open House on June 16, 2005 at which Urban
Strategies and TSH presented the background work that had been completed to date.
3.4 Concurrent with this proposal a number of planning and development initiatives were
underway, that would and still are shaping this initiative, such as the Regional
Employment Lands Study, the Regional Official Plan Review, the Growth Plan, the
Commercial Policy Review, the Bennett Creek Master Drainage Plan, and the AYT
application for large-format retail commercial uses.
REPORT NO.: PSD-079-10
PAGE 3
3.5 On January 22, 2007 staff and the consultants: Urban Strategies, TSH and the Climans
Group provided Council with an update on the project. The next steps in the project
were to complete the Draft Planning Rationale Report, prepare a Draft Secondary Plan,
an implementing zoning by-law, and hold a Public Open House.
3.6 On April 2, 2007 Council denied the application by AYT Corporation to permit a large
format retail complex at the north-west corner of Highway 2 and Bennett Road. Council
refused the application based on the argument that the proposal contradicted the urban
form and commercial policy objectives of the Municipality. This resolution upheld the
Official Plan policy of protection of employment lands from re-designation and the
Municipality's commitment to comprehensive planning and development for the area in
accordance with the objectives set out in the Commercial Policy Review.
3.7 On April 23, 2007 Staff submitted an update report on the project to Council. A second
Public Open House was held on April 30, 2007 at which the background studies, the
core components of the Planning Rationale Report and the Draft Secondary Plan were
presented for discussion and input. All the land owners in the proposed Technology
Business Park site were invited, and the majority attended.
3.8 On October 1, 2007, a Public Meeting was held to consider the proposed Official Plan
and Zoning By-law amendments and Secondary Plan for the proposed business park.
The Planning Rationale Report, which is a comprehensive vision for planning the
Technology Business Park, was circulated to Council under separate cover. The report
was referred back to Staff for consideration of public and agency comments and to
continue being processed.
3.9 In September 2008, The Bennett Creek Master Drainage Plan was completed. One of
major issues to resolve was the size of the stormwater pond at the southwest corner of
the business park area. The pond size became a contentious issue for some of the
land owners because of how it impacted their land holdings.
3.10 During 2009 and 2010 staff have been working on finalizing the Secondary Plan
document attached to this report while simultaneously working on the Official Plan
Review discussion paper on Employment Lands. The discussion paper reinforces the
Council decision to move ahead with the Technology Business Park as a key site for
employment growth in our community.
4.0 VISION FOR THE TECHNOLOGY BUSINESS PARK
4.1 The Technology Business Park will leverage the existing physical assets, the locale and
promote the establishment of prestige employment uses. The Technology Business
Park will:
REPORT NO.: PSD-079-10
PAGE 4
• Be a research park having linkages to other research agencies and provide a
real world laboratory where new technologies are tested and applied;
• Have a global market focus and will accommodate niche-markets, promote
synergies amongst users and provide access to economic incentives;
• Be a prime destination for prestige employment uses and high-end job
creation in Clarington;
• Enhance and diversify Clarington's employment base; and,
• Become a signature facility in Bowmanville and an eastern gateway to the
GTA, promoting the strength of Clarington's economy and quality of life.
4.2 Realizing the importance of this initiative as a major catalyst for economic investment
and job creation, Council in its Corporate Strategic Business Plan 2007-2010 identified
the Technology and the Energy Business Parks as the Municipality's primary economic
development objective. This confirms Council's commitment towards the development
of a very specific business destination aimed at clustering Life Science and Information
and Communication Technology industries.
5.0 LAND CHARACTERISTICS AND SURROUNDING USES
5.1 The site is 142.7 hectares in size and strategically located along Highway 401, offering
excellent visibility and proximity to Highway 401. It is bounded to the east by Bennett
Road and to the west by Haines Street. Highway 2 forms the area's northern boundary.
5.2 The Technology Business Park site has no obvious impediments to development,
except for the southwest corner that is partially within a flood plain of Bennett Creek and
a significant woodlot on the southeast portion of the area.
5.3 Currently, the predominant land use is agricultural with some residential properties
clustered along portions of Haines Street, Lambs Road and Highway 2. The Holburn
facility is situated on the eastern side of the Technology Business Park site, along
Bennett Road. A variety of other uses such as a church, a fitness studio, apools/spa's
and accessory business, farm produce sales outlet and home businesses are found
along Highway 2.
5.4 The surrounding uses are as follows:
North -Highway 2 and single detached dwellings on smaller agricultural lots;
South -Highway 401 and further south is a partly developed light industrial area;
East -agriculture;
West -cemetery lands and existing industrial area.
5.5 Infrastructure services within the Technology Business Park area can be summarized
as follows:
REPORT NO.: PSD-079-10
PAGE 5
Sanitary Sewer: No sanitary sewers have been extended to the Technology Business
Park area. The existing sanitary sewer on Baseline Road, west of Haines Street would
not be able to accommodate new developments within the Park. Various alternatives to
service the Park are currently being reviewed in consultation with the Region. The Host
Community Agreement approved by Council for the Energy from Waste facility includes
a commitment by the Region to commence the environmental assessment process to
support the provision of municipal services to the Technology Business Park.
Water servicing: There is a 900 mm diameter feeder main on Haines Street and a 300
mm main on Baseline Road from Haines Street to Bennett Road. Other lands within the
Technology Business Park are currently not serviced with municipal water: Alternatives
to service the Technology Business Park with municipal water are also under review.
stormwater management: Based on work completed to date stormwater run-off for the
majority of Business Park lands would drain into Bennett Creek. A small part of the
study area drains towards Highway 2 and ultimately to a tributary of Soper Creek. A
Master Drainage Plan has been completed for the Bennett Creek drainage area and
provides more detail with regard to pond location and design, routing, costing and
implementation of the stormwater management plan.
Road network: The Technology Business Park area is currently accessible from
Highway 401 via Bennett Road, which forms the eastern boundary of the Park. Haines
Road, a rural local road forms the western edge of the business park while Highway 2
provides access from the north. Baseline Road, a Regional arterial, extends west/east
and halfway into the business park - AECOM is currently preparing the design details
for the portion that is to be extended to Bennett Road. Lambs Road, also an arterial,
extends from south to north through the site. These roads are being incorporated into
the road network of the business park but function and capacity will change as the
area develops and new roads are added to the local road network.
Other infrastructure services: The need far electricity, gas and fibre-optic services will
be assessed as the demand for these services arises through development
applications.
5.6 Eight Cultural Heritage Resource buildings are located within the Technology Business
Park site. These buildings are not designated under the Ontario Heritage Act. The
protection and integration of these structures in the development of the Technology
Business Park, will be encouraged whenever possible. An archaeological survey will be
required at the time of subdivision application.
5.7 Natural heritage features include the woodlot in the south eastern corner of the site and
Bennett Creek, which is to be reinstated. The creek and the woodlot will be designated
as Environmental Protection Area and will be integrated into the open space framework
for the business park.
REPORT NO.: PSD-079-10
PAGE 6
6.0 PROVINCIAL POLICY
6.1 Provincial Policy Statement
6.1.1 The Provincial Policy Statement 2005 (PPS) states that an adequate supply of
employment lands, providing locations for a variety of appropriate employment uses, will
be maintained to ensure the vitality of the provincial economy and it encourages the
planning for, protecting and preserving of employment areas for current and future uses.
The Climans Group findings in its Industrial Lands Market Analysis, a background study
to this planning initiative, supports the PPS in that it calls for protection, branding and
marketing of these lands as a cluster for economic development.
6.1.2 The PPS requires Municipalities to promote economic development and
competitiveness by ensuring the necessary infrastructure provides support to current
and projected employment needs. Through this planning initiative the Municipality of
Clarington in consultation with the Regional Municipality of Durham and land owners is
seeking the timely and effective provision of infrastructure to these employment lands.
6.1.3 The PPS calls for the protection of Employment Lands. The uses contemplated
emphasize this provincial policy. Some commercial uses are proposed only as
accessory uses to meet the needs of a prestige business park.
6.2 Provincial Growth Plan
6.2.1 The Growth Plan states that through sub-area assessment, the Minister of Public
Infrastructure Renewal, in consultation with other spheres of government and
municipalities will identify provincially significant employment areas including prime
industrial lands. In its comments on the Proposed Growth Plan, before it came into
effect, the Municipality requested that the Growth Plan recognise the proposed
Technology Business Park in Bowmanville and the emerging cluster of energy-related
industries at the Energy Business Park in Courtice. The sub-area assessment is yet to
be done. It is hoped that the proposed Technology Business Park will be recognized as
such and assist in paving the way for much needed Provincial and Regional investment
and/or incentives.
6.2.2 Durham Region, in its comments on the Growth Plan, proposed that the regional
economic assessment provide opportunity for Durham to promote economic clusters,
such as automotive manufacturing and energy; and provincially significant designated
employment areas, particularly around key transportation corridors such as Highway
401 and 407. The site for the proposed Technology Business Park is situated between
Highway 401 and Highway 2, two key transportation corridors in the Region.
REPORT NO.: PSD-079-10 PAGE 7
6.2.3 Building compact, vibrant and complete communities is one of the key guiding principles
of the Growth Plan. The term "Complete Community" refers to a community that meets
people's needs for daily living throughout an entire life-time by providing convenient
access to an appropriate mix of jobs, local services, housing and community
infrastructure. The proposed Technology Business Park site is centrally situated in a
highly accessible urban area between two transit corridors and will play an important
role in Clarington's efforts to attain a "complete community'.
6.2.4 The Growth Plan has policies pertaining to conditions under which employment lands
may be converted to non-employment uses. This policy has a bearing on the type of
uses to be introduced along Highway 2, as this has been identified as a Regional
Corridor in accordance with Amendment 128 to the Regional Official Plan. The
introduction of non-employment uses along this particular section of the Highway 2
corridor in the Technology Business Park will be subject to a Mixed Use Corridor
designation, as proposed in the Secondary Plan, and simultaneously have to meet
policies of the Growth Plan.
6.2.5 As part of the implementation of the Growth Plan, on April 2, 2008 the Province issued
the Built Boundary for the four urban areas in Clarington. Map A (Land Use and
Primary roads) in the Secondary Plan illustrates the area within the Built Boundary in
the Technology Business Park.
7.0 OFFICIAL PLANS
7.1 Durham Regional Official Plan
7.1.1 Regional Official Plan Amendment 128 (ROPA 128) contains similar policies on
Employment Lands to the PPS and Provincial Growth Plan, in that they encourage the
maximization of employment opportunities, the designation of sites having a high
degree of exposure and good access for employment intensive uses; they discourage
the use of Employment Area lands intended for industrial uses by retail/commercial
uses and encourage prestige employment uses with high employment generating
capacity and greater architectural detail, landscaping and site controls along Highways
and Type A and B Arterial roads. ROPA 128 also contains certain policies that speak
specifically to business parks, which have been recognized through this planning
proposal.
The recent draft decision on ROPA 128 by the Minister of Municipal Affairs (MMAH)
suggested that "Offices" and "Business Parks" be removed from Employment Areas, but
the Region indicated that based on further discussions with the Province, the Province's
primary concern is with offices and business parks being located in parts of
Employment Areas that are not adequately served by transit. The Region indicated that
they do not support the removal of these uses as it is inconsistent with the definitions for
employment areas in both the PPS and the Growth Plan. To address the concern of
inadequate public transit the Region proposed to modify its policy to encourage offices
REPORT NO.: PSD-079-10
PAGE 8
and business parks to locate along Regional Corridors and highways in Employment
Areas. The Technology Business Park is situated along the Highway 2 Regional
Corridor and the 401 Highway. Except for this issue, which will hopefully be resolved by
the Region's proposed changes to ROPA 128, there are no other modifications
suggested by MMAH that would affect the Technology Business Park.
7.1.2 It is significant that the proposed Technology Business Park site is located adjacent to
Highway 401, Baseline Road (Type A Arterial), Highway 2 and Lambs Road (Type B
Arterials). Further it encourages the Local Official Plans to designate areas for prestige
development and specify design and landscaping controls for such areas. It also
recommends that the Municipality introduce urban design guidelines and landscaping
standards for such areas.
7.1.3 The current Durham Region Official Plan designates the Technology Business Park site
"Employment Area", and the area along Highway 2 as a "Regional Corridor". ROPA 128
implements the provincial Growth Plan and retains these designations; however it
details certain specific standards for Regional corridor areas in employment lands.
"Regional Corridors" shall be planned and developed in accordance with certain criteria
as mixed-use areas, which include residential, commercial and service areas with
higher densities, supporting higher order transit services and featuring a high degree of
pedestrian oriented design, as detailed in area municipal official plans.
7.2 Clarington Official Plan
7.2.1 The key principles of the Official Plan namely sustainable development, healthy
communities and growth management have been recognised through this planning
initiative as the basis for the policies for the development of the Technology Business
Park such as:
• global environmental concerns, energy conservation and ecosystem integrity
through urban design and sustainability policies and regulations;
• the remediation of natural systems through the reinstatement of Bennett Creek
and protection of the significant woodlot and natural hedge rows;
• personal well being, economic vitality and community identity through the
establishment of a unique employment cluster that will further diversify our local
economy;
• public involvement through public open houses, public notices, the public
meeting and ongoing consultation;
• urban design excellence through specific urban design standards and zoning
regulations that will create a sense of place and unique urban address; and,
structured growth by directing the development of the Technology Business Park
to an area within the urban area of Bowmanville.
7.2.2 One of the key strategic directions in the Official Plan is Economic Development. The
proposed Technology Business Park will definitely contribute towards the economic
goals of promoting Clarington as a prime business location in the GTA. In addition it
assists in creating a community where residents can live in reasonable proximity to their
REPORT NO.: PSD-079-10
PAGE 9
work places. It embodies the economic development policies, creates new employment
opportunities and promotes corporate office and industrial developments in strategic
locations along the 401.
7.2.3 The Clarington Official Plan currently designates the northern portion along Highway 2
as well as the central area on both sides of Lambs Road as Prestige Employment Area.
The predominant land uses in such areas shall be professional, corporate and office
buildings, research and development facilities, commercial and technical schools,
certain commercial, community and recreational uses including banks, restaurants,
athletic clubs etc. under certain provisions.
The remainder of the site is designated either Light Industrial or General Industrial. The
predominant uses within the Light Industrial area would be manufacturing, assembling,
processing, fabricating, repairing, research and development, and warehousing while
limited-scale commercial, community and recreational uses are also permitted. General
Industrial areas permit the same uses found in Light Industrial areas, but allows more
outside storage and storage height. It also permits truck terminals and the repair,
storage and sale of commercial transport vehicles having direct access or connection to
an arterial road but not occupying high visibility sites adjacent to freeways or major
entranceways. Non-toxic waste processing facilities and asphalt plants may only be
permitted in General Industrial Areas by site-specific rezoning.
7.2.4 The existing land use designations are not consistent with the vision for the Technology
Business Park, specifically with regard to urban design, land use and scale. They have
not been carried forward into the proposed Official Plan designations envisioned for the
site. It is important however to emphasize that the proposed Official Plan and the
Secondary Plan are not removing any employment lands from the area, but it is merely
"refining" the land use designations and regulations to fit the vision for the Technology
Business Park.
7.2.5 Proposed Clarington Official Plan Amendments and Draft Secondary Plan
Clarington Official Plan Amendment (Attachment 3)
The Planning Rationale Report recommends amendments to the Official Plan to
facilitate the desired development. The proposed amendments establish generic
policies td develop business parks and allow secondary plans to be created.
Appropriate changes have been made where necessary.
The Technology Business Park has been added to the East Bowmanville Industrial Area
Community Improvement Area. This will recognize the site as a high priority
employment area and will provide a planning tool to provide incentives and possibly
access funding for infrastructure and economic development once a CIP is prepared.
Part 6 of the Official Plan will be amended by adding a Secondary Plan which explains
the vision, framework and guidelines for the site and enshrines them in policy. The
Secondary Plan Land Use framework consists of the following:
REPORT NO.: PSD-079-10
PAGE 10
Prestige Employment 7 Area
This area is the gateway to the Technology Business Park and is the most
appropriate location for employment intensive uses exhibiting a high standard of
building and landscape design.
Prestige Employment 2 Area:
This area is intended for employment intensive uses exhibiting a high standard of
building and landscape design, yet to a lesser degree than those found in
Prestige Employment 1 Areas. Prestige Employment 2 will accommodate
smaller lot sizes and a required less landscape development than Prestige
Employment 1.
• Light Industrial Area
This area is designated in less visible areas of the site and generally caters for
higher employment density and more truck traffic.
• Mixed Use Corridor Area
This area is intended for the location of high-order employment, personal service
and ancillary uses that will benefit from a high profile location along Highway 2
and complement the function of the Technology Business Park.
• Environmental Protection Area
This area encompasses natural heritage features, floodline areas and publicly
owned stormwater retention and management facilities;
-and-
A street network of roads that are interconnected, hierarchical and based on a modified
grid that responds to the unique characteristics of the site, maximizes property frontages
and optimizes vehicular access and movement. Each of the blocks can be developed
as single lots or further subdivided into smaller parcels. There are three primary roads
proposed that help with the creation of a unique and distinctive Technology Business
Park, namely:
Baseline Road, the main entry road and the east-west spine of the Technology
Park, with a right of way width of 36 metres;
Discovery Drive, an internal ring road that will link the road network of local and
regional roads and provide secondary access throughout the Technology
Business Park; and
Esplanade Drive, anorth-south street that will visually connect the portion of the
park north of Baseline Road with the southern part adjacent to Highway 401, thus
providing opportunities for prominent vistas.
REPORT NO.: PSD-079-10 PAGE 11
8.0 ZONING BY-LAW (84-63)
8.1 During the public consultation process, a preliminary zoning by-law was presented and
comments were received from the public and agencies. These comments are included
in Attachments 4 and 5.
8.2 Once Council approves the Official Plan Amendment and Secondary Plan, staff will
proceed to prepare the implementing zoning by-law and present it to Council at its first
General Purpose and Administration Committee meeting in September 2010. This
additional time will allow staff to prepare a specific zoning by-law for the business park
that reflects the new directions provided by Places to Grow and ROPA 128 in terms of
land uses and development standards for employment lands. In addition, staff intends to
meet with property owners prior to presenting the zoning by-law to Council.
9.0 SUMMARY OF BACKGROUND STUDIES
9.1 Since the inception of this planning initiative, the following background studies have
been compiled in consultation with Planning Services and Engineering Services Staff:
Draft Master Drainage Plan - by TSH (now AECOM) including infrastructure
service delivery and transportation network ;
Industrial Lands Market Analysis (for parcels bigger than 25 acres) -The
Climans Group; and a
Planning and Urban Design study -Urban Strategies.
9.2 The key components of the above mentioned background studies were compressed
into a single report known as the "Science + Technology Park Planning Rationale
Report" dated July 24, 2007, prepared by Urban Strategies, and made available for
public review and comment.
9.3 The Planning Rationale Report contains the following key components:
a. Historical perspective - an explanation as to what initiated this planning exercise,
the steps and events leading up to this plan and the economic context of the
planning proposal with specific emphasis on the convergence of Life Science and
Information Technology;
b. The Vision for the business park site - a conceptual vision for the business park
based on an analysis of the physical characteristics and other economic forces
affecting the study area;
c. Current initiatives and policy - a discussion on all significant infrastructure
initiatives and Planning legislation/policies that have an impact on the proposed
Technology Business Park site e.g. the proposed relocation of the 401 Bennett
Road interchange, and the Provincial Growth Plan;
REPORT NO.: PSD-079-10
PAGE 12
Market analysis - a detailed discussion on the research methodology used to
evaluate the relative attraction of the study area amongst the range of
competitive employment areas that exist throughout Durham Region, and of the
findings of this analysis. The analysis proposed the following initiatives to protect
the competitive advantages of the proposed Technology Business Park:
• Prepare a Master Plan for the Technology Business Park;
• Create buffer lands to ensure complementary future land use and
development around the business park site;
• Promote the whole area as a Technology Business Park; and
• Proactively market and emphasize the location and primary function of
the technology business.
e. A physical development framework that addresses the foundation upon which the
vision for the park can be realized and is comprised of the Open Space Network,
Roads Network and Land Use Districts and Municipal servicing;
Urban Design Guidelines - a short explanation on the broad urban design
strategy and approach to be imposed to maintain a consistent, high quality image
befitting a Technology Business Park; and
g. Implementation -this section describes the tools and strategies to implement the
Vision and Planning framework for the proposed Technology Business Park.
9.4 The key findings of the Planning Rationale Report are embodied and further articulated
in the proposed Official Plan Amendment and Secondary Plan.
10.0 PUBLIC NOTICE AND SUBMISSIONS
10.1 Open houses were held on June 16, 2005 and April 30, 2007. The first open house
included presentations by TSH and Urban Strategies on the background work that had
been completed. At the second open house the business park draft Secondary Plan
and proposed urban design guidelines were presented to the public and interested
parties.
10.2 Public notice with regard to the Public Meeting on October 15t, 2007 was provided in
accordance with the provisions of the Planning Act and the Municipality of Clarington
Official Plan. The notice was placed in the local newspaper on September 12, 2007
and September 19, 2007.
10.3 Prior to the Public Meeting on October 1, 2007, staff received inquiries from two land
owners in the proposed Technology Business Park site on how the proposal will affect
existing uses on their properties while another land owner requested copies of the
planning documents accompanying this planning proposal. A resident from Wilmot
Creek expressed concern over the exclusivity of the proposed business park and its
employment capacity.
REPORT NO.: PSD-079-10
PAGE 13
10.4 The following submission was made at the public meeting:
• Ms. Jayne Salisbury spoke in opposition to the application. She expressed
concern over how the proposed changes will affect her property. She explained
that she did not understand how the property could become environmentally
protected when it is currently farmland and that she would like clarification on the
proposed interchange and the buffer zone.
10.5 Written submissions were received from the owners of the following properties:
• 582 Lambs Road;
• 261 and 275 Baseline Road East;
• 542 Lambs Road; and,
• the lands situated north-west and north-east of the Bennett Road/401
interchange(also known as the AYT lands).
Staff met with the property owners and have proposed solutions to their concerns.
10.6 A summary of the issues identified and Staff's response are outlined in table format and
contained in Attachment 4. A map showing the boundary of the Technology Business
Park with street addresses is included for ease of reference.
11.0 AGENCY COMMENTS
11.1 The Regional Municipality of Durham has no objection to the planning proposal and
confirmed that it is consistent with the Regional Official Plan, Provincial Policy
Statement and the Growth Plan. The Region has also exempted the planning
application as per By-law 11-2000 from Regional Approval. The Region provided
comments that are set out in Table 2 on Attachment 4 to this report.
Please note that only issues raised by the Region pertaining to the proposed planning
policy and preliminary zoning by-law are contained in Attachment 5. Suggested minor
changes to wording or terminology have been addressed in the final draft of the
Secondary Plan and OPA Amendment attached hereto. The Region's comment on
servicing will be further addressed through the proposed Infrastructure Master Plan
which is part of the implementation phase of this project.
11.2 The Engineering Services Department has provided comments with regard to the
original draft Secondary Plan. Engineering Staff have also been involved in a number of
the background studies that have been completed in support of the development of the
Technology Business Park and recommendations from these reports have been
incorporated into the Secondary Plan.
The Region of Durham has agreed to complete a Class EA for the provision of servicing
to the Technology Business Park as part of the Energy from Waste Host Community
Agreement and meetings regarding the timeframe and process for this project have
taken place.
REPORT NO.: PSD-079-10
PAGE 14
11.3 Comments received from the Clarington Heritage Committee indicated that the
Technology Business Park area contains 8 cultural heritage resource buildings, referred
to in Section 5.6 of this report. Provisions for the protection of these resources have
been included in the Secondary Plan.
11.4 No other agency comments were received. Specific requirements of agencies would be
addressed at the time of subdivision.
12.0 STAFF COMMENTS
12.1 As stated in paragraph 10.6 of this report, Staff's responses to the issues identified by
the public and the Region are outlined in table format in Attachments 4 and 5.
12.2 Planning Staff, after receiving the public and agency comments, did an in-depth review
of the proposed Secondary Plan policies, Land Use Map and preliminary Zoning By-law.
Attachments 4 and 5 address these issues/comments; revisions to the Official Plan
Amendment were included where appropriate.
12.3 TSH Consulting Engineers (now AECOM) recalculated the stormwater data in the Draft
Master Drainage Plan in accordance with revised floodline information and with the
percentage of impervious levels required through the Secondary Plan, resulting in a
smaller footprint for the proposed centralized pond south of Baseline Road. These
findings have certain implications for the issues identified by the owners of 542 and 582
Lambs Road which is further explained in Attachment 4.
12.4 The Technology Business Park should be developed using the principles of innovation,
sustainability and energy conservation, integration, diversity and design excellence.
The Secondary Plan will support development that facilitates growth in the Life Science,
Information and Communication sectors and seeks to encourage land use patterns and
urban design standards that support energy efficient buildings and green development..
12.5 The Urban Design Guidelines and the complementary land use standards are intended
to ensure that the Business Park maintains a consistent, high quality image and sense
of place, suitable to the Business Park seeking a global profile.
12.6 The Secondary Plan requires refinement of the urban design and details of specific
developments. These details will be addressed using the Technology Business Park
urban design framework.
12.7 With regards to the identified cultural heritage resources, a policy has been included in
the Technology Business Park Secondary Plan that encourages the incorporation of the
identified buildings into the future development proposals.
12.8 The Bennett Creek Master Drainage Plan has now been finalized.- Although the key
components and findings of the Master Drainage Plan have been incorporated in the
REPORT NO.: PSD-079-10
PAGE 15
planning framework, design policies are included in the proposed Secondary Plan and
will be further detailed in the upcoming Zoning By-law.
12.9 The successful marketing and development of the Technology Business Park will
depend upon the timely provision of regional infrastructure and the promotion of the
competitive attributes of the site. The Region's commitments in the Host Community
Agreement for the Energy from Waste facility are a major step forward with regard to
this.
12.10 Upon the approval of the Official Plan amendment and Secondary Plan, Planning
Services Staff will prepare the zoning by-law. After approval of the zoning by-law, Staff
will facilitate a workshop session with the Region, Clarington Board of Trade and the
property owners to consider:
the next steps necessary to expedite development and to create partnerships;
phased servicing strategies (stormwater, water, sewage and roads); and
a marketing plan and incentive strategy.
13.0 CONCLUSION
13.1 The Technology Business Park Secondary Plan and supporting documents provide
sound reasons for the creation of a prestigious technology cluster, in a campus setting,
characterized by high quality urban and landscape design. The timely provision of
infrastructure and the promotion of the competitive attributes of this business park are
principal keys to unlocking the economic potential of these employment lands. The
proposed planning framework outlined in this report will steer development of this area.
It will be designed and function such that it promotes synergy between Life Science, the
Information and Communication Technology Sectors.
Staff Contact: Dean Jacobs
Attachments:
Attachment 1 - Key Map - Technology Business Park site in Bowmanville
Attachment 2 - Table of current OP designations and proposed Secondary Plan designations
in the Technology Business Park site
Attachment 3 - Official Plan Amendment and Draft Secondary Plan
Attachment 4 - Table 1: Summary of issues and Staff comments
Attachment 5 - Table 2: Response to Region's comments and other minor revisions
REPORT NO.: PSD-079-10
PAGE 16
List of interested parties to be advised of Council's decision:
Holburn Biomedical Corp.
720114 Ontario Inc.
812640 Ontario Inc.
Edward Jake Snyder
Donald James Alford
Anglo York Industries
Anna Bruno
Ronald Cooke
Leon and Karen Devera
Eugene and Sharon Dupuis
East Bowmahville Industrial
James and Constance Gawley Samuel Gale Montgomery
Ruth and Ellen Gray John Buddo
1524103 Ontario Ltd.
Brian and Kevin Hoskin
Jose Ibanez
Blake Johnston
Terrance Price
Barry and Jayne Salisbury
Anthony and Sylvian Suanders
Elliot and Joan Tremeer
Veridian Connectins Inc.
Ron Caoke
Dean Robert Perkin
2037630 Ontario Limited
George William Farr
Farrview Holdings Inc.
Levin Samuel Blagrove
Region of Durham Planning
Central Lake Ontario Conservation
Attachment 1
To Report PSD-079-10
d
~~
~f
~ = avow ~
novae
W aavHOia ~
~ L r
~
O
m
~ U
n d
y
L a
0
C ("')
C
Q.
N
~
~
aVOa
113NN30
~ y
~
~
O ~ ~ N
4 C N
J U Q °
~ ~ '
m
• Q to
N
~ ~ avoa ~ 3
~ 2 ~ U
a 2 ° U
o
a
Z'~
__.__
. ~
aeor ii3w~3e
__ J
cap. u3Nrv~J
_1~
~ i
I
~
~ ~_ ~ _
II
F_r - Q ~ ~/
_ _
j
1`
~
p
~° ~~ s
~\~ o
~
~a
-_.
(
C , ~
a~~~
-' ~ ~~
c~ c
i ~
_ c
m
I e_
~ _-__._
-_
_ -
- _ .'L
_(a v a - _ _._..
-
i~ U
~
y
o
r
c
,_ _~ ~ ~
a
~,
~\\
1
~ o'
r ~ ~~
ta~OJ Y -
_ b3>
$ ~
A . _
1 ~e
~
l
I
Attachment 2
To Report PSD-079-10
~ ~ a
w
~: w
^O ^O ~ N
N a,
:C :C +' y C
N N y ~
C C £ ~ ~
O
s ~. O C.
O O C.
s
_ ~ w
c. c w
~
~
^ ~ ~
w ~' ~ 0. ~ m
" m
k L
bC M a
i '
w ~ R . L ~
C i, ~ L
R
O
~ a py C N N .~ .--I N
0
0 0
O
O 3
p" a+ +.+ a+
C
Y a.
~ a+
y
0 0 0
0
"
'
^
' O O O
' Gi V a
i
~ b
7 7
6 ZS
O
O
~ 7 7 ^O
O ~ s s s E s
L L i
L i.i Y. L i L L L L~ ___ T~ is 7a iia
C L L L L L L L L L L L L^ O O R R O O O O O
v C O O C O O O O C O O O y
~/ ~ ~ r~~ •irL+ -~.y G G LS. C.
~ Vl Vi '!~ VJ V ~]
s~ ~
s
s
.~ G~ ~ d d~~ U
~ ~ ~, ~ ~ ~, ~ d N
~
~ :~ U F O
~ ~ ~a 7 C O C
bw~~o ww~. r~ w
~ ~ ~ ~ ~ ~ ~ ~ rr
-~~_
I~ ~ ~ ~ ~
~
~ ~
~ F.4
d ~I ~I ~ Ir k ~. ~l
6l 6l
G> ~ ~
k
k
k ~
k ~ y Jr
~ ++ ea Y ~+
A
A
S
= w J:+ Y W+ ~
O ti k .
. ~
. .
. .' '~ .x
bD CC
CC
bL
bfi ~ v d
a ~~~~~~'~ ~~ ~~~a :aaa:a `aa : `
, a o a
L C
v tE
"'
C
~ 6
i 1
6 ~" bA bD
,,
hh
V ,,
^^
V
~ a ~o
~
a
c
;j C C ~
+ : a R CQ
~
w ++ ++ ++ +r ~+ a
i
C C C C C C ++ a+ a+ ~+ ++ ++ ~+ ~r t a+ ++ v
C
d
~' C C C C C C C C bD C Ry C C
~~ v d d m a~ ~ ~~ m d ~~ ~
a C d ~
as~esss
~ sa ease s
a
s ~~~ s s
, ~
_
e o w ~ ~ ~
°.°.,~~ °~ ° C °~ °
°~~ °~ ee e a ° °
caaao.ac,'-'
as .
acaa
a. a;; ;; a
s ~'
rL
.,
, .
a r
.
a
a
ssassss~
ss
sass
ss~gs ,
,,
.
~b~ti
s .
s
o wwwwwww d ww ^ wwww ~ww.~.~w .°S$ ~ _
w w R
+"
d as m a~ d d d~ C
bA bD bD by bA b-0 b
A ~ ~ v •L
00 bD ~. a+ ~~ d
bA bL bA bA •L ~ d C C a~
•. b0 bA i" ~ ~ ~
C m'
'~' };
A w
~~+
a
L r
w Y i+ w ~:. w ~+ (~ w ~:+ ~' ~ i+ is ~:+ q w w r.. ~ w' O y
~ w
~
L VJ % Ll VI Vi Vi Vl
^O M !YI ~ Vl Vi UJ W ~ Vi Vi rj Vi
C C! C>
.C d Vi 7
C C Yi
~ Y v 61 m a~ a> ~
L L L L L L L C m u rp
L L ~ ~ ~ m
L L L L rp a> a> pp
m
61
L L 61 Ci ~~ °'
~ i~
U f3+ P~+ Pw Or a iL 0. eC C
W W rr p.i 13a W 0.i L
.r
~+
rr Cs. 0. ..7 C7 Fr C5 C7 -a W y
.,
W H W rC
.
L
Y
3
o
N c~ cv N c~ ca c~
c~ ca
c~ c~ N ~
v~ ~' r
~ ~ '~
~
N
X3'3 3 ~3'~'3 3 3 3 ~'~
'3'~ 3~ ~~ c ~ ~ .~
..
d xxxx~~x ST 3
..~x.~.. ~aa~ ccx ° ~
~n ,~~n o~v;~v-;
O N ~~ v; ~~- ~ccNO oxF --1 CC
L N ~~ V V x r N M 7 V •-• G rl -~ O O l~
~ ~n -.
~ xxxxxxx
N N xv O~CC~M NNE '
. x
~
N N N N N N N N rd N -~ J- ~ .--~
Q ~
~.
a
~~
w --
U ~
y
_C T
i. F1r O
y ~
~r'
.p `~
~ ~ N
w
~ ~ n
i
1 W 0. a
.~
ti
'C
a+f'.
y. ."
b~A ~
ra ~
'O .a
~ ~
w ~+
~ ~ ~
6S O O ~7+
"~'~ ~ ~ q
~ W R W W
b0 L^O ~ y
w.l Or -_. 0.~ A..
~ ~
C .^, v, m
~ ~
~ ~ ~
(r ~ a .a
~n ~n N f-l
~ ~ ~ ~
N N vl y
Attachment 3
To Report PSD-079-10
Official Plan Amendment No. 57 to the Clarington Official Plan
Purpose
The purpose of this Amendment is to implement the recommendations of the'
Clarington Technology Park Planning Rationale Report.
This initiative is founded on and complements the Official Plan principle of
promoting a competitive, adaptable economic environment to encourage
investment and diversify employment opportunities, and it gives recognition to
the Municipality's Corporate Strategic Business Plan 2007-2010 that identifies
the Clarington Technology Business Park as one of the priority Economic
Development Objectives of Council.
Basis
A private company constructed a biotechnology research facility on a portion of a
50 acre parcel of land, on Bennett Road in East Bowmanville. This development
proposal led the Municipality to initiate a study of the area as a potential site for a
larger research "Business Park" or cluster for the convergence of Life Science
and Information and Communication Technology.
In 2004, the Municipality of Clarington commissioned Urban Strategies Inc. and
other consultants in market analysis and engineering to begin an urban design
and planning study for a portion of the lands described in this Secondary Plan.
TSH Consulting Engineers was responsible for traffic engineering and the
preparation of a Master Drainage Plan while the Climans Group conducted the
market analysis.
The study confirmed that the subject property is sufficiently unique to warrant the
effort and investment to achieve its inherent potential. It was recommended that
the master planning process should set as a goal the creation of a distinct
business address in Durham Region with excellence in building design that
would expand upon the physical and geographical assets of the property.
This Amendment is based upon the study team's analysis summarized in the
report entitled Clarington Science + Technology Park Planning Rationale Report
(July 24, 2007), and public consultations. As part of this process, affected
landowners and potential stakeholders were consulted and public information
sessions were held on June 16, 2005 and April 30, 2007.
Proposed Amendment
The Clarington Official Plan is hereby amended as follows:
a) Add a new section 7.3.9 as follows:
"The Municipality recognizes the important role of the information and
communication technology and life science sectors in the local and
regional economy and will, in cooperation with other government
agencies, institutions and businesses, promote development of the
Clarington Technology Business Park.";
b) By amending Map A3, Land Use, Bowmanville Urban Area, as shown on
Exhibit "A" to this amendment;
c) By amending Map B3, Transportation, Bowmanville Urban Area, as shown
on Exhibit "B" to this amendment;
d) By amending Section 3 of the "General Policies for Secondary Plans" to
include the following words: "i) Clarington Technology Business Park";
e) By removing "Bowmanville Subarea B5" in the third priority list in Section
22.3.2, and adding "Bowmanville Subarea B5" to the first priority list;
f) By amending Map I, Community Improvement Areas, as shown on Exhibit
"C" to this amendment;
g) By adding a new Secondary Plan to Part Six as follows
Exhibit "A", Amendment No. 57 To The Municipality of Clarington
Official Plan, Map A3, Land Use, Bowmanville Urban Area
~O
1
1
1
D24 DEFERRED BV
THE REGION OF DURHAM
Change From "General
Industrial" To "Business Park"
Change From "Light
Industrial" To "Business Park"
Reconfigure
Collector Road
Extend
Collector
Road
Change From "Light
Industrial" To "Business Park"
Change From
"Light Industrial
To "Environmen
LAKE ONTARIO
~ ~,
A
H M M M M M
M O O
a M
l~ H
M O
M
M
M ~ ~ M \
~ '~ M
M
SPECUL
POLICY
~ AREA E
CONCESSION STREET
""~---\V, ~ ~ H
°s
T
RFF~
r'ry
Change From "Prestige
Employment" To "Business Park"
MAP A3
LAND USE
BOWMANVILLE URBAN AREA
OFFICIAL PLAN
MUNICIPALITY OF CLARINGTON
JANUARY 2. 2007
Change From "Prestige
Employment" To "Business Park"
Re-Align And Change
From "Collector Road"
To "Local Road"
Add "Business Park" b I
To Legend PRESTIGE
EMPLOYMENT AREA TOURISM NODE
LIGHT ~ PUBLIC
INDUSTRIAL AREA SECONDARY SCHOOL
URBAN BOUNDARY ® GENERAL
INDUSTRIAL AREA ~ SEPARATE
SECONDARY SCHOOL
~TTI fUTURE
V / ~ URBAN RESIDENTIAL BUSINESS PARK ~ PRIVATE
SECONDARY SCHOOL
URBAN RESIDENTIAL ~ UTILITY ~
ELEMENTARY SCHOOL
MEDIUM DENSITY ~ ENVIRONMENTAL ~ SEPARATE
RESIDENTIAL PROTECTION AREA ELEMENTARY SCHOOL
HIGH DENSITY GREEN SPACE ~ PRIVATE
RESIDENTIAL ELEMENTARY SCHOOL
- TOWN CENTRE WATERFRONT ~ SECONDARY
~
GREENWAY PLANNING AREA
NEIGHBOURHOOD
CENTRE ~ COMMUNITY PARK ^ ~ ~ ~ ~ ~ SPECIAL POLICY AREA
HIGHWAY COMMERCIAL • DISTRICT PARK • ~ ~ ~ ~ ~ ~ SPECIAL STUDY AREA
AGGREGATE
EXTRACTION AREA ~ NEIGHBOURHOOD
PARK
~S~
GO STATION p
n C
Exhibit "B", Amendment No. 57 To The Municipality of Clarington
Official Plan, Map B3, Transportation, Bowmanville Urban Area
..
1 ,
1
1
1
1
1
1
1
1
1
1
1
1
1
\ 1
1
,~
~
0
I 200 100 600 800 m
1
1 200 m
1 ~
1
_ 4
I CONCESSION TOAD 3 ~ ~
I O
1 1
1 ~
®`T
I 1
1
i
1
AVENUE
~ ~
~ i
1
'
:,.-
---------
-- -- --- ------ -----
r
1
~~
:
.L~
1 1
` 1
1
1
~ 1 1
1
I ~ 1
~.
Q~ 1
p5 .
J
'.c+
,
1
a ~
1
_ l
i
I
~ i 1,
~.'7
~
--'--
]
----
---.
1
.
.~.-... 1
~ ^ i
~ 1
I p 1
1
0
rc ~
e '
1
1
K
I 1
~-V, 1
1
I ~ IT
1 ~\ `-' - ~ -~ t
I
w
RE-ALIGN AND CHANGE FROM
"COLLECTOR ROAD" TO "LOCAL ROAD"
LAKE ONTAR/O
EXISTING FUFURE \ 1
~' ~J
~
t~:;=~3 FREEWAY INTERCHANGE
O ~ -' GRADE REPARATION
CONCESSION I STREET
WI
~~. ~~
w. I
JI
~1
~1
a1
i -
1
1
NI
ZI
~1 KI
1
1
1
1
m
gl
RE-CONFIGURE COLLECTOR ROAD
I EXTEND COLLECTOR ROAD
BASELINE
+~ ® URBAN BOUNDARY
- - - -- - - --=•• FREEWAY
TYPE A ARTERIAL
- - a ~ TYPE B ARTERIAL
------------ TYPE C ARTERIAL
COLLECTOR ROAD
- - - - - - REGIONAL TRM15R SPINE
~ ~ ~ ~ s ~ ~ ~ ~ INTER-REGIONAL
TRANSIT UNE r
Im GO STATION 1
W
m
MAP B3
TRANSPORTATION
BOWMANVILLE URBAN AREA
OFFICIAL PLAN
MUNICIPALITY OF CLARINGTON
JANUARY 2, 2007
REFER TO SECTION 19
z~~
s
JI -.~~.
I~
a
O
~~ W
Y
_^
2
0
~ r
z
~_._
Z
O
D
Z
¢ J
$ J
Y
. - y....
a ~ Z
_~a W e..
~~ ~
¢
Y
N
W
J
2
o i'-~--~
:f9
~y
ww
xz
U ~
F
~U
L
.RS
's?
MV ^~
6L.
y
~_ ~
~ ~
~ e
~~
v :n
c ~a
m
at
¢
a
w o
r ~
z W < z ~ d~
N .L J Z CL
m w ~ ¢¢
a Cn
~
> ~ a~
o p
rc H a z a
}
Z ~ ~ ~ LLF a ~i OqJ
/
w ~ d
a
z r z ~ a t.
~ Z K U ~`• ~
~ °
V ~
rc ~
~ p [3
V ~
W
l7
I ~ J -'
~~( J~9~
~o~
J
1
Z
O
m
f~
~W
¢3
.~
•b-
~i
III
III
N
Q
W
¢
Z
~ ~
O
~ de
G g
Z
7 ~
S L
O Pl}
U
.sa
;;
~ t~~
-~ i ~ ~ ,.
Clarington Technology Business Park
Secondary Plan
1. Introduction
1.1 The Clarington Technology Business Park is located immediately north of
Highway 401, between Bennett Road and Haines Street. Highway 2
forms the area's northern boundary. The subject lands are entirely within
the urban area of Bowmanville and designated as Employment Area in the
Regional Official Plan.
1.2 The area for the Technology Business Park, occupies 352 acres (142.7
hectares). It has been identified as an appropriate location for prestige
employment uses, forming a cluster of businesses in the technology
sector that can benefit from close proximity to the planned Clarington
Energy Business Park, Darlington Nuclear Generation Station, and the
University of Ontario Institute of Technology.
The overall goal of this Secondary Plan is to guide development of a
business park that facilitates employment growth, promotes innovation in
the technology sector in particular but not limited to the Life Sciences and
Information and Communication Technology industries. The Business
Park will also demonstrate environmental sustainability and excellence in
design in its development.
1.3 This Secondary Plan is based upon, and its future development should be
guided by, the following overarching principles:
a) Innovation- Businesses in the business park should research,
manufacture, and demonstrate or otherwise support innovative
technologies, particularly in the field of Life Sciences and
Information and Communication Technology. The business park
itself should be innovative in building design and demonstrate
environmental sustainability.
b) Conservation and sustainability- The business park, as whole
and individual elements, should be designed to use land, streets,
municipal services and energy efficiently. Techniques to maximize
energy efficiency and sustainability should be integrated into the
design of buildings, parking lots and sites. Developments should
also incorporate natural features such as small water courses and
woodlots.
c) Integration- Research and development facilities, institutional and
corporate offices, and manufacturing plants should be mixed within
the business park to promote linkages and synergies among
related businesses.
d) Diversity- A range of business uses should be accommodated.
Streets should be designed for a variety of transportation modes,
including automobiles, trucks, cycling, walking and public transit.
e) Design excellence- The design of buildings, streetscapes, open
spaces and infrastructure should be distinctive, aesthetically
pleasing and functional. The physical and business environment of
the business park should make it a showcase for Clarington,
Durham Region and Ontario.
2. Goals
2.1 To enhance the economic competitiveness and profile of Clarington by
diversifying employment opportunities within Clarington and attracting
high-end knowledge-based employment to the Municipality.
2.2 To create a prestige employment area, designed and operated to promote
synergy among a select group of users in the information and
communication technologies, life sciences and in particular the
biotechnology and allied sectors.
2.3 To develop a focal point for research and development and the production
of related products and services to information and communication
technologies, life sciences and biotechnology.
2.4 To facilitate linkages among the University of Ontario Institute of
Technology, other institutions, government agencies and private industry
and to build upon and complement the planned Energy Business Park in
Clarington.
2.5 To distinguish the Clarington Technology Business Park as a unique and
innovative employment area and to establish the business park as a
signature gateway to Bowmanville and the rest of the GTA through high-
quality design.
2.6 To use land and other natural resources efficiently and to promote
environmental sustainability through appropriate building and landscape
design techniques.
2.7 To ensure buildings are designed with high urban design standards that
are energy efficient and meet LEED or equivalent standards.
2.8 To encourage the protection and integration of buildings of historical
significance that will help retain the community's cultural. identity and to
protect and restore elements of the site's natural heritage.
3. Land Use and Built Form
3.1 Objectives
3.1.1 To accommodate and integrate a mix of complementary industrial and
prestige employment land uses focusing primarily on the life sciences and
information and communication technology fields.
3.1.2 To accommodate a variety of building types and sizes while ensuring that
development overall contributes to a consistent and positive image of the
business park.
3.1.3 To provide, through the placement and massing of buildings, continuity
and enclosure to the streets within the business park.
3.1.4 Public art will be promoted to achieve a high quality public realm and
identity in the business park.
3.1.5 To address the interface with surrounding land uses and to devise an
appropriate response to Highway 2.
3.1.6 To encourage the relocation of pre-existing land uses not in keeping with
the vision, goals and objectives of the Plan to other areas in Clarington.
3.2 General Policies
3.2.1 The land use designations for the Clarington Technology Business Park
shown on Map A of this Secondary Plan establish the general pattern for
future development. They consist of Prestige Employment 1, Prestige
Employment 2, Light Industrial, Environmental Protection, and Mixed-Use
Corridor.
3.2.2 Stand-alone restaurants, single use warehouses, distribution facilities,
truck terminals, truck service centres, gas stations, fuel distribution
operations, storage units and any use with significant outdoor storage
requirements shall not be permitted in any of the land use designations.
3.2.3 Drive-through facilities for restaurants, banks and other retail services will
not be permitted in any of the land use areas, except within the Mixed Use
Corridor area through a site specific zoning amendment.
3.3 Prestige Employment 1
3.3.1 Prestige Employment 1 areas are the gateways to the business park.
These areas are the most appropriate location for employment uses
exhibiting a high standard of building and landscape design. The
permitted uses are:
a) Business or administrative offices;
b) Research and development facility;
c) University or college facility;
d) Commercial schools;
e) Light industrial facility;
fl Hotel and convention centre;
g) Commercial, community and recreational uses that cater to
businesses and employees within the business park, including
banks, eating establishments, athletic clubs, business and personal
services, provided they are limited in scale and located on the
ground floor of amulti-storey building.
3.3.2 The following land use standards shall apply to development within the
Prestige Employment 1 area. These standards will be implemented
through standards established in the zoning by-law.
a) Lot width shall generally be a minimum of 100 meters;
b) Building height shall generally be a minimum of 9 meters;
c) Outside storage or display of goods is not permitted.
3.4 Prestige Employment 2
3.4.1 Prestige Employment 2 areas are intended for employment uses
exhibiting a high standard of building and landscape design, yet to a
lesser degree than those found in Prestige Employment 1 areas. Prestige
Employment 2 will accommodate smaller lots and a smaller percentage of
landscaping than the Prestige Employment 1 area. The permitted uses
are:
a) Business or administrative offices;
b) Research and development facility;
c) University or college facility;
d) Commercial schools;
e) Light industrial facility;
t) Hotel and convention centre;
g) Commercial, community and recreational uses that cater to
businesses and employees within the business park, including
banks, eating establishments, athletic clubs, business and personal
services, provided they are limited in scale and located on the
ground floor of amulti-storey building.
3.4.2 The following land use standards shall apply to development within the
Prestige Employment 2 area. These standards will be implemented
through standards established in the zoning by-law.
a) Lot width will generally be a minimum of 80 meters;
b) Building height will generally be a minimum of 9 meters;
c) Outside storage or display of goods is not permitted.
3.5 Light Industrial
3.5.1 Light Industrial areas are designated in less visible areas of the site.
These areas generally cater for higher employment density and more
truck traffic. The permitted uses are:
a) Business offices that are accessory to another employment use,
provided they do not exceed 25% of the total floor area of the
building;
b) Research and development facility;
c) Commercial schools;
d) Light industrial facility;
e) Eating establishments and business and personal services that
cater to businesses and employees within the business park,
provided they are limited in scale and located on the ground floor of
amulti-storey building.
3.5.2 The following land use standards shall apply to development within the
Light Industrial area. These standards will be implemented through
standards established in the zoning by-law.
a) Lot width will generally be a minimum of 50 meters;
b) Building height will generally be a minimum of 6 meters;
c) Outside storage or display of goods is limited to 25% of the building
area and a maximum of 10% of the lot area and it must be
screened from public view and adjacent properties.
3.6 Mixed Use Corridor
3.6.1 The Mixed Use Corridor is intended for the location of employment,
personal service and ancillary uses that will benefit from a high profile
location along Highway 2 and complement the function of the business
park.
Since this area may reflect a mix of existing and new development forms,
care will be given to ensure built form is of a quality that enhances the
image of the business park. The permitted uses are:
a) Business or administrative offices;
b) Research and development facility;
c) Commercial schools;
d) Day nursery;.
f) Fitness centre;
g) Commercial, community and recreational uses that cater to
businesses and employees within the business park and along
Highway 2, including banks, eating establishments, athletic clubs,
and business and personal services, provided they are limited in
scale and located on the ground floor of amulti-storey building.
3.6.2 The following land use standards shall apply to development within the
Mixed Use Corridor. These standards will be implemented through
standards established in the zoning by-law:
a) Lot width will generally be a minimum of 40 meters wide;
b) Building height will generally be a minimum of 2 storeys and a
maximum of 3 storeys;
c) Outside storage or display of goods is not permitted.
3.7 Environmental Protection Area
3.7.1 The Environmental Protection Area is identified on Map A and
encompasses natural heritage features, a floodplain and a section of the
Bennett Creek that is to be re-established in accordance with Section
6.2.3 of this Plan. Lands designated Environmental Protection Area shall
be subject to the policies in Section 14.4 of the Municipality of Clarington
Official Plan.
3.7.2 No development shall be permitted in Environmental Protection Areas. It
is intended mainly for passive recreation, environmental rehabilitation,
visual relief and uses related to erosion control and storm water
management.
3.7.3 An Environmental Impact Study shall be required far development
applications on lots adjacent to the significant woodlands identified on
Map C. The Environmental Impact Study shall be prepared in accordance
with Section 4.4.35 of the Municipality of Clarington Official Plan.
3.7.4 Bennett Creek will be re-established and realigned, as shown on Map A,
to link other open spaces within the business park and to contribute
towards downstream fish habitat.
3.8 Urban Design General Policies•
3.8.1 Building location and design
a) Buildings at the corner of two streets must address the corner
through architectural massing and architectural detail. Landscaping
should reinforce this special corner condition.
b) Main building entrances should address and be accessible from a
public street.
c) High-quality exterior cladding materials such as glass, steel, metal
paneling, and masonry shall be used on the facades of buildings. A
significant portion of a fagade's surface area must be glazed.
d) Mechanical penthouses, antennae, vents, and chimneys will be
screened from view or incorporated into the design of the roof.
3.8.2 Lighting and signage
a) The light levels on privately owned land must meet the Lighting
Guidelines, as amended, should be functional to provide safe
pedestrian passage, and should not impact on adjacent residential
uses.
b) Light levels within the municipal right of way should meet the
Illumination Engineering Society of North America (IESNA)
developed Recommended Practice 8 (RP8) for the appropriate
street designation.
c) Exterior building lighting for nightscapes will be restricted to
prominent buildings at entrances and corners in the business park.
d) Signage shall be integrated into and complement the design of
buildings and the landscape and shall meet the provisions of the
Clarington Sign By-law, as amended.
3.8.3 Landscaping
a) Areas between the building face and public right-of-way shall be
attractively landscaped. Only decorative fences that are less than
1.2 metres high will be permitted between the building and the
street.
b) In all instances, the 4 metres of property adjacent to the public right
of way shall be landscaped.
c) Landscaped areas should be located and designed to enhance the
setting and image of development and provide passive amenity
space. These landscaped areas may contain storm water facilities.
d) Integration/coordination of landscaped areas between neighbouring
properties is encouraged.
3.8.4 Access and Parking
a) Parking structures shall generally be located at the rear of buildings
and screened from view from primary and secondary streets and
from the Highway 401 corridor. Where parking structures face
roads, high-quality exterior cladding materials and architectural
details shall be used.
b) Parking lots shall generally be located to the side and/or rear of
buildings and screened from view through landscaping.
c) Parking lots should include landscaping and be lit to provide safe,
comfortable walking environments and to minimize energy
consumption. Large parking lots should be divided by islands
containing a minimum of two trees for every fifteen parking spaces.
d) Driveways shall generally be located between buildings. Shared
driveways are encouraged.
e) Servicing and loading areas shall be located at the rear of the
primary building, away from public streets or appropriately
screened from view in the interior side yard of the lot. Garbage
facilities shall be located within the primary building.
3.9 Urban Design Policies for the Mixed Use Corridor
3.9.1 Building location and design
a) Developments shall ensure compatibility with existing uses and with
those on adjacent lands.
b) Higher density land uses and taller buildings shall be permitted at
intersections of arterial roads.
c) Key intersections should be planned and designed to mark the
entrance to the business park, establish gateways, create a strong
sense of arrival, and give the business park a distinct identity. This
should be achieved through the articulation of building mass and
materials. Landscaping should reinforce this special gateway
condition.
d) To encourage pedestrian activity, buildings shall be oriented toward
the street and transit services, with active uses located at ground
level.
3.9.2 Lighting and Signage
a) Lighting and Signage within the Mixed Use Corridor shall comply
with Section 3.8.2 of this plan.
3.9.3 Landscaping
a) A consistently high quality of landscaping on private lands will be
achieved that enhances streetscapes and the overall image and
environment of the Mixed Use Corridor.
3.9.4 Access and Parking
a) The number and location of vehicular access points on Highway 2
shall be limited to minimize disruption to traffic flow and they will be
appropriately spaced in accordance with Section 19.5 of the
Municipality of Official Plan and the Durham Region Arterial
Corridor Guidelines.
b) Where access is required from arterial roads consolidation of
access points of adjacent properties should be considered.
c) Shared parking, parking/service lanes, and access driveway
entrances are encouraged.
d) Driveways to access loading, servicing and parking areas shall be
provided off Local Roads and Secondary Streets, wherever
possible.
e) Off-street parking areas, loading areas and service areas shall be
screened, landscaped and located to the rear or side yard of a
building. Loading and service areas should not be visible from
Highway 2, Lambs Road and Bennett Road.
f) As Highway 2 is identified as a cycling spine in the Regional
Cycling Plan, provisions should be made to accommodate cyclists
as recommended in the cycling plan either on street or on a
separate cycling path.
4. Streets and Transportation
4.1 Objectives
4.1.1 To provide a balanced transportation network that encourages walking,
cycling and public transit use while accommodating vehicles efficiently.
4.1.2 To establish a road network that provides a framework for development,
maximizes property frontage, and optimizes vehicular access and
movement.
4.1.3 To establish an interconnected network of sidewalks that link areas within
the business park and provide linkage to adjacent trails.
4.1.4 To establish a continuous sidewalk along Highway 2 promoting safe,
convenient. and barrier-free pedestrian travel to each site and to transit
stops.
4.1.5 To develop attractive, tree-lined streets with high-quality lighting and other
landscape elements that help to establish a positive, consistent image of
the business park. This will also enhance the pedestrian environment and
mitigate the urban heat island effect.
4.1.6 The development of the Highway 2 Mixed Use Corridor shall be consistent
with the objectives of the Region of Durham's Long Term Transit Strategy,
Cycling Plan, and the Durham Arterial Corridor Guidelines.
4.2 Policies
4.2.1 The future network of roads within and adjacent to the business park is
shown on Map A.
4.2.1.1 Arterial roads:
a) Baseline Road will be the primary entrance to the business
park and be constructed in phases. The design of Baseline
Road will accommodate the future expansion of two traffic
lanes into four. The extra width between the sidewalk and
the road in the initial phase will become travel lanes in the
later phase. It shall have aright-of-way width of 36 meters to
ultimately accommodate future lane expansion. Extensive
streetscaping is recommended.
b) Lambs Road will connect north of Highway 2 to the future
residential neighbourhood. It will accommodate four lanes of
traffic and eventually connect with the new interchange at
Highway 401. Development in the vicinity of the proposed
interchange will be discouraged until the Ministry of
Transportation has completed their study of the preferred
interchange location. The Lambs road right of way width
shall be 36 meters in its ultimate configuration.
c) Bennett Road runs north-south along the eastern edge of the
business park and will for the interim period, until the new
interchange at Lambs Road and Highway 401 has been
constructed, serve as the main connection-route to Highway
401. The right-of way width should be 30 meters to
accommodate sidewalks on both sides, landscaped
boulevards, and four traffic lanes.
4.2.1.2 Collector roads:
a) Haines Street runs north-south and forms the "interface"
between the existing industrial area to the west and the
business park lands to the east. The right-of way width shall
be 23 meters to accommodate sidewalks on both sides,
landscaped boulevards, and two traffic lanes.
b) Esplanade Drive or the "Esplanade" will provide a more
formal north-south street in the eastern half of the business
park. Trees will line either side of the sidewalk. The road will
accommodate two-lanes of traffic in addition to a parking
lane. The "Esplanade" is an integral part of the public realm
and will significantly enhance visual connections from
Highway 401 to the interior of the park. The right of way
width shall be 23 meters. Extensive streetscaping is
recommended.
4.2.1.3 Local roads:
a) Innovation Drive should reinforce the. identity and
prominence of the Holburn Research facility as the catalyst
in the development of the business park. Innovation Drive
will be a gateway to the business park welcoming workers
and visitors to the site, and its right of way shall be 23
meters. Extensive streetscaping is recommended.
b) Discovery Drive will create a modified grid road network,
connect paths throughout the business park, and provide an
alternative circulation movement from the arterial roads. It
will be the road that connects all places within the park and
its right of way width shall be 23 meters.
c) Knowledge Drive and other local roads will complete the
main elements of the street network. In conjunction with
development of the business park these roads will be
constructed and/or upgraded to a right of way width of 20
meters, accommodate landscaped borders, sidewalks, and
boulevards with street trees.
4.2.3 Intersections shall be designed to maximize the comfort and safety of
pedestrians while safely accommodating required vehicular movements.
4.2.4 Additional Local Roads and private streets to those shown on Map A may
be permitted to subdivide land, serve development and improve the
efficiency of the road network. Such roads and streets shall respect the
overall modified grid pattern of blocks, have right-of-way widths of 20-23
meters, and be designed and built to municipal standards.
4.2.5 Traffic signals will be installed at the Hwy 2 and Lambs Road intersection
when warranted.
4.2.6 An Access Management Plan for the business park area may be
considered in conjunction with the Master Infrastructure Plan.
4.2.7 The intersection configurations at major road intersections and the
alignment of other future local roads are subject to further detailed study
and may be altered without amendment to this Plan.
4.2.8 The Municipality, Durham Region and GO Transit will work cooperatively
to develop along-term public transit strategy for the business park.
4.2.9 Council may require that applications for development include a Travel
Demand Management (TDM) Plan. The intent of the TDM Plan shall be to
implement and promote measures to reduce low-occupancy trips and to
increase transit use, cycling and walking. To that end, measures to be
considered include organizing and promoting car pooling, providing
cycling amenities, providing financial subsidies for transit passes and
other measures that may be identified by Municipal staff.
4.2.10 Recognition shall be given to the 14 meters buffer on both sides of Hwy,
401. Lands should only be developed with the consent of the Ministry of
Transportation.
5. Open Space and Landscaping
5.1 Objectives
5.1.1 To encourage the integration of ecological functions with site development
and building design.
5.1.2 To establish where appropriate, a network of connected open spaces.
5.1.3 To encourage the use of the re-established Bennett Creek as a source of
connectivity through the business park.
5.1.4 To highlight the stormwater pond as a focal point for the business park's
open space network.
5.1.5 stormwater management facilities are an amenity to enhance the image of
the business park. They should be incorporated into the planning and
design of open spaces, buildings, and paved areas. stormwater
management facilities and other elements should contribute to a business
park setting and establish connections to other open space amenities.
5.1.6 To reestablish the Bennett Creek tributary in the business park area,
through:
a) the dedication of the lands required to re-establish this
channel through the development process;
b) the design of the conveyance channel.
5.2 Policies
5.2.1 The open space network will use the natural features of the site to
enhance pedestrian activity and develop the business park's identity.
5.2.2 Following the reestablishment of Bennett Creek north of Baseline Road, a
pedestrian trail of at least 3 metres in width will be constructed along the
re-established creek and will provide connectivity to the centralized
municipal stormwater pond in the southwestern corner of the business
park.
5.2.3 The further development of a trail/sidewalk system should be promoted to
connect to the existing Soper Creek Trail on the west side of Soper Creek
into the business park.
5.2.4 Future developments along the re-established Bennett Creek will be
encouraged to integrate their landscape design with the creek, creating a
cohesive development pattern alongside it.
5.2.5 The proposed municipal stormwater management facility south of
Baseline Road shall be designed as part of the park's "gateway" in
anticipation of the potential future re-location of the interchange.
5.2.6 Visual connectivity between private open spaces shall be encouraged.
5.2.7 To enhance the image of the business park and help achieve the goal of
environmental sustainability, the following measures and techniques
related to landscape design, construction and maintenance shall be
encouraged:
a) Protecting existing stands of trees and hedgerows, and
integrating them into the open space network.
b) Identification and re-establishing the habitat of native flora
and fauna, and managing such areas appropriately.
c) The use of native plants.
d) Locating and selecting plants to provide climate protection
for buildings and employees, for example, using deciduous
trees with large canopies planted on south sides of buildings
and at the periphery of parking lots to reduce and redirect
sun exposure in summer.
e) Coordinating landscaping treatments among neighbouring
developments.
f) The use of landscaped drainage basins internal to large
parking areas.
g) The use of permeable materials instead of impervious
surfaces for walkways, driveways and parking areas, where
feasible.
h) Selecting, designing and operating outdoor lighting, to
conserve energy and minimize light pollution.
i) The integration of stormwater management systems into the
design of buildings and landscaping.
5.2.8 Naturalized landscape areas for the benefit of wildlife habitat and
reduction in water use are encouraged provided that appropriate
landscape management practices are implemented.
5.2.9 As the site is "urbanized", elements of its rural landscape should be
preserved where appropriate.
5.2.10 Enhance the unimpaired views of the study area from Highway 401 where
practical through urban and landscape design.
5.2.11 Landscaping of road right of ways should:
a) Plan the location of sidewalks, driveways and utilities around
existing healthy trees.
b) Invest in the longevity of landscaping with proper planting
and care.
c) Seek permission from adjacent landowners to plant on their
properties, if the right-of-way is too narrow to support
plantings.
d) Plant deciduous trees between the curb and the sidewalk.
e) Plant trees at grade.
f) Plant trees further from the curb on wide, high-speed roads,
to protect them from harmful salt spray, strong winds, fumes
and heat reflected from the road.
6. Servicing
6.1 Objectives
6.1.1 Generally, development shall proceed on the basis of full municipal water
and sanitary services being in place at building occupancy. However,
temporary alternative methods may be considered with the approval of the
Regional Municipality of Durham and other approval agencies.
6.1.2 The business park will be serviced by centralized stormwater
management facilities in accordance with the Bennett Creek Master
Drainage Plan.
6.1.3 Centralized stormwater management facilities are proposed in the north
and in the southwest corner of the business park site, and their
approximate location is identified by a "symbol on Map A Land Use and
Primary Roads of the Secondary Plan. The `symbols are merely for
illustrative purposes and the precise location, dimensions and design of
the centralized stormwater facilities will be further detailed through the
consideration of development applications.
6.2 Policies
6.2.1 All new utilities shall be buried below grade in the street right-of-way, in
easements, or beneath trails where required. For ease of access and
maintenance, shared utility trenches are encouraged.
6.2.2 Interim storm water management solutions may be considered, prior to the
construction of minicipaly owned storm management facilities, provided
that proponents contribute their proportionate share towards the
acquisition of the lands for and the construction of ultimate detention and
control facilities. The costs to purchase the lands and to construct the
municipal storm water ponds shall be borne by all benefiting land owners
whose proportionate contributions will be determined through an
Infrastructure Master Plan.
6.2.3 The lands required to re-establish the Bennett Creek tributary north of
Baseline Road, shall be dedicated through development applications, shall
have a minimum width of 30 meters, and shall include at least a 3 metre
wide pedestrian trail.
6.2.4 Development proposals shall incorporate on-site controls such as green
roofs, porous paving materials and other infiltration and detention facilities,
according to the requirements of the Bennett Creek Master Drainage Plan.
6.2.5 Council will require that development applications include a Sustainability
Plan. Sustainability Plans shall consider, but not be limited to the
following techniques to reduce stormwater runoff, improve water quality
and conserve energy:
a) Cisterns to capture rainwater for reuse in landscape irrigation and
other non-potable water applications.
b) Vegetated swales to filter and detain storm water.
c) Porous surfaces for pathways, patios and parking lots to allow
infiltration of storm water.
d) Grey water systems that capture storm water runoff and other grey
water for reuse in toilets and industrial operations.
e) The use of renewable energy sources for building systems and
exterior lighting, such as solar, spacing, wind and geothermal.
f) Cogeneration, i.e., capturing and using heat from power generation;
g) Green roofs.
h) Techniques outlined in Section 7.2.1 of this plan.
i) Other techniques encouraged by the policies of this Secondary
Plan and which may be identified by Municipal staff.
7. Building Design and Construction
7.1 Objectives
7.1.1 Provide for excellence in building and landscape design to create an
identity that will distinguish the business park as a unique place within
Ontario.
7.1.2 To facilitate and promote buildings that incorporate energy-saving and
environmentally-friendly materials and techniques.
7.1.3 To utilize and demonstrate new building sciences that maximize energy
conservation and efficiency.
7.1.4 To maximize the life span of buildings.
7.1.5 Promote and enforce good design practices to ensure the business park
maintains a consistent, high-quality image and sense of place.
7.2 Policies
7.2.1 Best practices in "green" development should apply to all elements within
the Business Park, including buildings, landscaping, parking, servicing and
other infrastructure. All buildings should be designed to at least LEED's
Silver level or equivalent. Energy conservation measures and techniques
may include:
a) Windows that open to allow for natural cross ventilation and reduce
the use of air conditioning.
b) Glazing on the south side of a building to maximize direct sunlight
in winter.
c) Sun louvers to minimize direct sunlight in summer.
d) Green roofs -roofs that are partially or completely covered with
vegetation to minimize water runoff and improve building insulation.
7.2.2 Eight buildings have been identified by the Clarington Heritage Committee
as cultural heritage resources. The incorporation of these structures into
the redevelopment of sites, in accordance with Section 8.3 (Policies on
Cultural Heritage) in the Municipality of Clarington Official Plan, is
encouraged.
7.2.3 Building signage must be incorporated into, and complement the
architecture of the building. Stand-alone and directional signage shall be
incorporated into the design of the landscape.
7.2.4 Main building entrances must address and be accessible from roads.
Building location and design should contribute towards the creation of
open space vistas.
7.2.5 Buildings should be designed with inherent flexibility to meet the changing
needs of current and future businesses.
7.2.6 High quality exterior cladding materials, such as glass, steel, metal
paneling and masonry, shall be used on the facades of buildings facing
primary streets.
8. IMPLEMENTATION
8.1 Zoning By-law Amendments for lands within the Clarington Technology
Business Park shall conform to this Secondary Plan.
8.2 The review and approval of Site Plan Applications for lands within the
business park shall be guided by the policies of this Secondary Plan.
8.3 Applications for Plans of Subdivision for lands within the business park
shall include a Phasing Plan. Phasing Plans shall establish the order of
private development and the staging of construction of landscaping, public
infrastructure and services. The Phasing Plan shall take into account the
responsibility for construction of the public infrastructure and services and
shall be considered by the Municipality in enacting Zoning By-law
Amendments and recommending Plans of Subdivision for approval.
8.4 The Municipality will work with landowners and the Regional Municipality
of Durham to develop an Infrastructure Master Plan for the phasing and
financing of roads, municipal water and sanitary sewer and stormwater
facilities for the business park.
8.5 The Municipality will, through the Infrastructure Master Plan, provide
further direction with regard to the acquisition of the relevant portions of
lands for the establishment of centralized storm water. ponds for the
business park. The costs to purchase the lands that have been identified
as necessary for publicly owned centralized storm water-ponds and the
cost of constructing the ponds, shall be borne by all benefiting land
owners, as stipulated in Section 6.2.2 of this Secondary Plan.
8.6 In addition to the provisions of Section 23.4.2 of the Municipality of
Clarington Official Plan, Holding Symbols may be used to ensure
achievement of the policies of this Secondary Plan. Prior to the lifting of a
Holding Symbol, the following provisions apply in respect to the
Secondary Plan Area:
a) plans for the proposed development must show that the proponent
has successfully implemented the Urban Design Policies and
transportation objectives of this Secondary Plan to the satisfaction
of the Municipality; and,
b) arrangements have been made satisfactory to the Municipality and
the Region of Durham for the proponent's contributions and
dedications to implement the Sustainability, Streetscape
Implementation and Infrastructure Master Plans referenced in
Sections 5.2.11, 6.2.5 and 8.4.
8.7 The Municipality will work with the Regional Municipality of Durham to
expedite the provision of municipal services to allow development of the
business park.
8.8 The Municipality, in consultation with the Regional Municipality of Durham,
will prepare a Streetscape Implementation Plan to ensure quality of
streetscape and consistency in design along local roads and roads under
regional jurisdiction.
8.9 The Municipality, through Development Charges Levies and/or subdivision
approvals, will make provision for streetscaping within local road right of
ways, and encourage the Regional Municipality of Durham to follow suit;
8.10 The Municipality will explore the different tools available to promote and
stimulate the development of the business park.
9. INTERPRETATION
9.1 Some flexibility in the interpretation of the policies contained in this
Secondary Plan is permitted provided that its general intent is maintained.
The boundaries of land use areas are approximate and shall be defined by'
the precise alignment of new streets or implementing Zoning By-laws.
9.2 The policies of this Plan shall be interpreted in conjunction with the
applicable policies of the Municipality of Clarington Official Plan. In the
event of a conflict between the provisions of the Municipality of Clarington
Official Plan and this Plan, the Secondary Plan shall prevail.
9.3 Definitions
Biotechnology
The application of biological knowledge and techniques pertaining to
molecular, cellular and genetic processes to develop products and
services.
Information and Communication Technology
The technology required for information processing. In particular the use
of electronic computers and computer software to convert, store, protect,
process, transmit, and retrieve information from anywhere, anytime. It
includes computer hardware and software development,
telecommunications equipment manufacturing, telecommunications
service providers and associated service providers.
LEED
Refers to the Leadership in Energy and Environmental Design Green
building rating system established by the Canada Green Building Council
as amended from time to time.
Life Sciences
The study of living things: a branch of science that is concerned with
plants, animals, and other living organisms and includes research and
development in pharmaceutical and medicine manufacturing, medical
devices and health and non-health biotechnology.
Light Industrial Facility
Shall mean an industry which is engaged in assembly, manufacturing,
fabricating or processing activities within a wholly enclosed building that
are not offensive or not likely to be offensive by reason of the amount of
noise, smoke, odour, emissions, or vibration produced therein, but
excludes a recycling facility, a waste management or processing facility or
a waste incineration facility.
Q
~O
Z¢
~/~ Oa
V/ UQ
Q Y ZO
Q ~ 2Q
O m
O J Z z0
W ~ OYQ a~
Z[CJ Ua
Q N r xaa o oLL
a ~ ~ W~~ ~ o0
~v,a ~; o~
Q Z Q zZO z >~
~ ~ °v,o a
Q
J ~ O~U ' ma
d Zo]N oa
~ ~ ~~
°w
Z U o ~,
Q =~
n
o~
~o
iz
F-
•••••
• rr1 if~rir Vii.%i~
i1r/r'~:r`R'n
~ a 'fj [ir:~lr'if
rt 4''Y.§i ~r -o
• o .i rk`h}~~ : o
? a
- ~ ~
• f aEi
• °'
:... - t m
• ~ c
• r,r'`' •` ` ~
••i •~ ~ T ~
• rr~t ~ _ ~
• E
,Yti/ if ~ of ~ N Q
~• - rf • U C O
<rr rc ify • N Q ~ (n
~ L~r ~r fir w • (n U
• ° O O C N
~r E
•••• •• ~ avoerexn ••••• •••• •• D. O W U O
R rr E U ~ ~ m
N ~ C N N
•.• ~s, w d ~~ n =a
r m x o
`,, Cy w N_ ~ ~ ~
~f:rrf lr ~R:'r r~fi r„f/r f~:i'iar3rr SIC pr,~rr d ~ W d 2
!! f rE,'jr
~ [r l~1 Mr. ~r~~r~~r~Y, frf`i~~nr 1%.~ r ~~r
(rr `E r~~~~~~~.ri r1~fd f. rr
i ,~~rf~ ~ `~rfy;'N
T
m ~
o ~
m
`tl~oo~i o E
C Q T
t O
U Y ~ d
~p N ~
c c d ~ w
3 O h -p ~
O C
0] ~ ~ m
.J L h
N'3 m N
m Um ~ a
~...~ 1
„a ~ ~ ~
..: ~ ~I
p ,Da
Attachment 4
To Report PSD-079-10
.
~
O,
L,
:
hO:,,,,
~.,
„~,
0
v
d.
~,.
.C U1 N
N U1 ~ ~
~ 9 O N
~ N f6 N
~
O (p O
D: L ~ n-
, ~+ C N ~O
~ (OL O-
0_ 01•^w C
d ~•C-O O
0:~m~
-o -0 0 0
C C C Q' N
O O 01 Oi
j Cn -°o ~ m ~
a O N J ~ C
C N >~N O
f6 OLN E
J Q t0 C~
Q~ N w0 ~ O
QQN > a
l4 N > ~ C ~
~r ~ QW W 0
.~ N N _
N N .C C
~ 9 O 0
~ N N
U
O ~p f6
Q_' L m N
`. C ~ O
0 NNa
~ ~ ~ (6
i ~C C
am:Jo
~
a C C C
~p O 01
~ (n -°o c m
w
'O N~ W N
C N T 7
(6 OL ~
J Q O C
Q O N "L"
Q`o-N_a~
/6 N > p ~~
~w NUJ
~ -O N N
~
C' -O
N O
C N
>
~
O N
0 7 y0 0~ N _T N N
N y
N~ N
~ ~ ~~ a~-o m~m ~ 9 N 3 o c c ~~ o
~aoa~ 0om~Zo N a>`c a .N°~0 xr.L..
C C "6 9
0 C C w N w
N
3 o N C L
~ N 7 L .L.+ N O
o~
-
3
0
o L ~ c r c
o.N N
o m L
F m
Y
c'S N ~ ~~
o rn o Q
~
a~ m ~ 0 o
a~ ~a oUw
0
o NL
m a
a~ c ~ o~ o a
o-o 0
~~:. ~ c 0 0~ r o p N o'o c w m.N.3 w p a 0 c ~ c~
L_.4n~~ Lw OYO . c.. c Q0°m 00a>i
3 .3
J o N ~° °~
~~• E S' o
C T
m y O
7 .-.
C o
~ _ c
N vi o
N a N o
U N -a
a~
N ~
'
01 p
Q
C O U .~ ~ O7
N
C O N~ O w
"O N (6
"O .C U C
O 7 .-.
Y ._ N~ >
O N
O C T
W N `• O L C "O C j O E ~ ~
N 9 L Q O O)
N
°~ 3 a~i o m N C
oQ c....U 0 .0 0 .4 ° a~ 0 .-
0"' a~ rn =- c
E o Q~ m
~
0 E '6a m
i Q N L m~
U7 X u c m '~ o c~L o
O O 3~-_
- N
_
N ~
N V
OC ~ y C
._ U N N~
L ~
~ _
i
i ~Ow N
~ NN OL
d N 'N C"'F
-
> o ~C
,
'
C r
0
° cn.
L i
_ oL
0 v N
L
' ~~ o
J ~ o
O ~
O ~ 0 0
L
~ y 0
v
~ w
6 R C
O
-
°O
° N O
c .C
3 'Q N
~ Q
~
3
~
m
~
C o
m
>'
-
O U O 0 o ° ~ 0 O) O ~ ~
` N
U U '• ~ O
~ L Q 0 w
N~ N >
~ N N N
-
~ C N
N Y L ~ , N
T L C
.
.. ~
~
C Ol
w O
~
,. N N
C
W ~ N m ~ 'C N w O C N N 'x O C R E °, ~ O
O
N
L ~
C U O
~ U N N
'
"' 7~ C~ 9 Q N E~
C C ~C w
0_ `O ~L-. U 7
0- U o N +L.. Q
.N OU
I.1J '00 ~
a
~
U Oa 01 OU
N N ~
N
N w
C N
~ N -O (0 w 'o
> C
N
N
O
.L-. y
N
C 0 N ~ N
,E
~
E (0
c
c ~
w
~~ o a0- N 7 ~.-
~ ° U C
0 o (p
d N~
o.
_
>
C
~ ~6 a
i
"O o
O
O
~ ~ a
i
C N ~
~
f6 Q ` N O
~
O N >. C N O t= Q C
QE ma
E
~ -o o m ~'~' ~~' > ~ 3 0 ! m N °"m
a
i
~~ U O Q C c
O O O W N~ c N c
O O C .
S O .,
N C 3
O O -0 y 0 Q
C
U -O O
3 > "O ~ O O C «
N
0 N N "O N
(6 C 7 w-
N Q>
~'
, 0 N N 2' U O ~ C
L 7 U 0 ~ Q O U
O
"
~ ~ L L ¢
O H`
~
0 6 Q O
(0 C N N >~ y C N .C "
" >i C V
J C Q O w ~ .U C ~ N C 0 "O ~ N w ~1 3 "O 0 C >, U (0 O
o'~
~ T
~ ° o m °m m ~ 3 m ~0
~
. ~
~ m
t[
(6 a
i
L~
~
C
m m
O ° °,
O
N -ow
O L 0
C ~ o
;
:~
C-. 7 ~ O
~ N
~
~ ~ O
~ l6
~wL ~
C
~~~N.~~ ~
w
O .
C
df6 .L..
~ O
N O
O N
7
C
~ O. C - ~ N O (0 N C L
. N O (U l
"O ~ 9
U .V
N L 3 "O O
C O C V N
L N L C fn
~
C
'O
N
- .O U O N O ..•
.
0~ Q . O) N
~ 3 c~ a~
° ~ ~ 3r 3 m ~ ~> c m m c
~ c ia.c m
~,,. O~ W E N O p~ O U7 O ~ O O C O~ ~ 7 O_
- w -O > C L
C
N,,. N O O O N p O N O N N L w C Q O C
..-. C N ~ O
U
N. L~ L C L (~
F 3..~..= ~ N ~
o_ 0 L N 7 0 0
H~.m~..w. Q~
o._ 7 0 Q
Q_ o 0~
U o O
u X~
oo_.N
C
C N .N N C
N.L.• ~ T ~ O
N L„ C 4 N N N
O rn O N O Q ~0 Y 4 O C
(0 '~ ~L.. 3 N C O 'O N O
Q' L f6 T C a U N Q ~ .L..:_.
N L y0 Od S Y N N~ C~ N C U
Q -c N N W N N N~ m m- ~N
Z'-E i»cL>~ m
a m-- c N N N.. c oa
as ~ O rn ~ o Uaw- c ~'_1°o.E
~~ oc> wQ
0 0. N >,- N ~a o 0
.p, ~cn ~~ ~'S °ao c=.N ycn m
as ~~ o ~ o 0 0.03 m~ N N
moTwc "o>''~Ngaci~oN
J o_ s T .~ ~ is a "- `~
~ oa~~ ~~330' Na
Q` ao_N a°; m o c E~ aoi N NQ m
x
C O w C
"6 L C s N c N N N O W N N N Ta
l0 N N O ~ ~ '~ " ~ 'O .L.. N ~ ~ .L. 00 C N
CL.. N ~•- N ~_ C E N O a C. O N
C O 7 a N O" O~ N ~ C ,E L C O O"L O O (6 O Q C ~
O .L-. N O N W C N -O' T L Vl 3 U ~,,, N a U N U N ~~ '~ U
TLa'~ m N N To ~ 3 c~ c L N m o c0 ca m
~~ p 0 .~. D) C E O O a O U ,O l4 N ~ J N N N N
a3 co o.N~ ~w a~ E o w 3 ~~ N NU ~ QL ~
oa~~ c m o E E m-- o- o _ m~ N~ ~ ac
'' Q~ N~ .~ ~ O 'X `p 'U ~~ N N a N p .~ N O w O N ~
.-.
U ~ aw- ... cLN~ c --3._c m -~
L O 'C r- ~ N ~~ N ~ d 'N N 7 a L_ Y~ O N (~6 p ~-' ~ rL,
~" 3~m~ ~~~Ua°'i ~N~~° °n~NO.~ aNi;°vo
~{ ~ 3~ at oin ~O ~ L Q3 ~ c ~ rn.~''' °"aNi ,~ coicn'~
~.' L C C E O7 C~ 01 J Y '3 O Q~~ O N N~ -~ .L.. O C N _Q
O7 M O (Q a~ N C 'O U C N N U >, 7 C ~~ C C (0 ~ O
~ U= C~ d O I L U~ x 9 U OC N N L O O O a ~
.. ~ d~ (0 ~ N F U ~~ ~ a N L .C .i L~ N a a >. O O N
f6 U
~~,j ~ C Q N C ~ J Q N N O C ~~ L~ Q N ~ a N U Q O N -O a
N ~ 3 y N 3'V U C N N
N U1 U C H O a (0 'C w U f a y -30 Y 0 0 m U~ '-' U' a U
E'NOJ,rn'~ N m a~°y m°o o N o~ U °-~ o c c~ N m c~
'N Q mU m~ h~.~ o'~n ~~° ~ ° 3 ~ aw ai v v~ Qain ~
N C L (9 N O N N a f6 p~ .L T C C .~- C T p 0
... N r 0 0 N O N
L (6" Q.L..~.U OL OL w, wL N wL rL-O
F -o ~N3~3'=a N~o-o~~-mF~a
in Nuj ooE 3cE~~ Noy.-~ NO
a 3 C N (6 ~~~ N o a~+ o N a o~
~~ >. ~o mm~Nm~ cN co u`>
O N oaL o-NL haw N~ ~ ~= U ~-o
~ ~ L...N`'~Q...oc - ca
EN ANC'=E~c~n c~°ma=mLOO~`ov
(p N o~ m E c ~ ._ E L -o ._ N E s E~ c N N
J 'C a - 0 N T N C p (0 N >
f6 ~ C a ~~ U (6 N N a N ~ O~ U C a '~ C L
NE m rn-c 3~w r sN Nm
~ E ~ ~.c o'w 14L i N ~-~ N Z `° aEa,°7
~~ a o c 3 r _rn c N o_N ~ ~ N T3 o-a? ~-
d,,.. ,~ ~ (0 "- N O a L L N 3 O` L ~~ N C E O 9 N
. ~9 NNaNNwc39~oaLNLONML=N
~ w m N E °~ m e oL~ o~ a~ T-~".. ~
~•,.. ~ C h a r ~~ ,O T fq O O C ~ w r 'C N 3
~y 3 o c°i ~~°-~'aa~ aN _ N~~ a~ ~ o.~~ o ar o~~ E
,~' ° " in-oo am n~ m ~ c °10 ~ no o--°c a ~ o~m o
~ L~ ~ a-~ ~ E m o 3 ° m am aim y
~ H o
'
a
C
~',,
~,
°D
o
E
U
p
_
O
N
Q
N
~ m
~~
L~
" a
°'
N
a~
~p N
9 U
O `
O N
l0
N C
- -
N ~
L = i N
L
,_
O
y
o
~
~m a ^.
O
L
. ` a ~ O
L°Y~
-°
;x
3
c ca
~o
-
~
L o
C
~ o w
c
~~QooQ~
~ r
a
-. 0
}
, a
i
m ~ c.~ a> ~ a ~ v.~ m'a'o~
N E
Y N c
O ,
(6 N F L ~~ `. C N y C N
L
N
C N C O
T (6 (0 C
Q 7
+ N '~ .
N
.
., N~ ~-
C N C~ Q U7 ~ 7
U
~ 0= N
'
(
7 O w ~
y
N j
Q f6 O
~ N« C
~ L E A
N N
L Q~ U w p "' N~
N C
V
V O O T C
y N
O
i N ~ f0 7 y O7 l4 N
O
y (0 ..+ C T'O w O
~ ~U N
o-~ m
C .. ~ o
.N U U a~
U ~
~ w m~ ow a~
0 fA
D O C 3
C p-m
w C
N= T
.
° ~`~ °~ °~
°
~
~ Q~~
C o ~ n ~
n
aa~
'
~ O N ~
~
~
; "O f9 ~
N N (0 ~'
7 C
0 'O N ~
O.L.
.
N
O'.. N N f6
C
C O. C ~ ~ i ~
O S :p
N ,
3
'
C
N
~ .N..
E ~ O
E "O
U~ C
0 O
N
9
,. N~ l0
~ ° O U ~
p
~ C
o ~
~ ~ a ~ ~.o. ~
~r m o
L
~ mo ' `~~ ~ m°' w~aaNi.N~2~ '~2
C
> C
j O
r~ p O
~
O
w O yl _U ~~ 7
Q
~ ~ y Vl
(0
L
.
(~, O7
n `
~
a .
m N C C
C N (6
n
o C
-
w
3
o U nm a o Odd r
ny v ° ° ~
U N N -p
~ a
N
N
~
U N
U 'O y ~ .O-. a O U O
N L 7 7- f n
+L' .3 L C C Q 7 Y N L C O O S
tlI N l9 -O
N lU
~ N l9 "O U >
N N- C T
" > C O '-
C C 7 N U1 N N N
n
o N~ fn O
O
3 C
3 (9
N
~
Y
C
`
o
~
O L c : a
~
'O O
~~ O C O.'~ w L
3 a
~ O T
~~ (0
_
_ ..a r. o~
Y O B Qa~ ~.~ rn
C
E~
H `6 ~
L o 'er ~3 rn~
(U
N T .
-. ~ C T :-. U
~ U
N ~ o L~ c c a~ m ~ ~
o-m -owm$E C o E m a~w
~ U
w Q
O
. O~ O. p C C ?
(6 .
.
O
3
d
O
N
~ O .
N
N>
` 0
T U7
N N N
p C L Q~ N Q T f0
N C
~,,,,. >
L N~ X ~~ O_ N p
L
N U
w Y
- ~
f6 Q~
ul
3' Far o m ~ m-O 1- ~ 0 3 m n o L
m .
~ ~
`° t
'
m~=-
_- p ~
~
~N
~p
O ~ U~.~-
N o '~ _
tu37~
y al E c
w r ~
V
.
O O
maU~
a~
~~~w
J
N N O
to
o _O - C LO
N ~ T
w 3 •-
~' L~ ~
m
`
r
U ~l~
o ~
C
O
O
0
L m
Z o
F- - H
~ rn
- _~ ~ mr c~ ~ N T~
~~~` fn O d U O~ E .N ~ O "' O
c6 N N ~ 01 ~' . c9 ~ Q N O
C~ "O w C O O C Z N N O C N N O 'U
'.: U N w N~ N~ Q "O y N ~>~ r.. Q N V C C 'O V N
'~ ~ L O (O toil N U O w O~ N 'O O-~ O_L (0 0 N .j y "6
.LO. ~ U~ Q) O N a w U w L- O~ U O Q t/1 N H~
UL ~Ol QN(n C C (0 ~ N~ -O ~ ~ N
C 0 3~ O.L.. N (0 N Y N ~ .` > 7 ~ C 7 j, N w N~
L_ L "6 N 7 7~ Ol O N (0 O~ (6 O T
O C Q -O U tp
~N p °~ p o ao~i °p aciJ al c~°=tn `0 °la~'i o_l'~ aL~St E E
.-
>` O ._ Q (0 N C C~ f6 C 'C C N m "O U Q N C C Q
(6 N 3 N~ rn a 7~ f6 O O ~ (0 V U N U N O~ -O U ~ jp
o~ ~ ma may m~L N °7 m~ oc rn~m E c to E
~.',,. ~ Q ~` (0 a O N 7 3 p ,.L• 01 N ~L"' ~L" O~ Y N Q~ C p
`o ~~ Z .~ ~ o c ~ 3 ~° o y m~~ `m y~ o 0 3~ `m
~ '•- ~~~ m o~ ac ~ Q~Q- tu~9d
0,, N >~ y U Q (4 3 C -6 C f6 'T. O 7 7 0~ N fn tq f6 O) L a y
V 9 r C Q .-• w~ 0 0 0 '- O Qj ~~ N N ~C tT Q C N t0/1 N
~ ~ o~~ ~~ m m ~ m c~ L ~~~ o a c o a m m~ oQ c
L ~ O C 7 (n m tT 0 7 L P L C E to U> N O N
fA F a U o U~ a 'vl ~ 'vl U Q F- w H 7° n~ n' a F aNi a m
tT
N C
o ~
L
L ~ N
~ N ~
C ~ N
rli a 'c
w m m
O
C ~
O _
"O N N
N C tU
(6 ~ 9
Y m C
.N ~ U
.... O
to ~ C
C tU .O
(0 L«, U
F N
} O
~ O (!i
Qal~3
o ~'m o
L O L o
H U H ~
"6 rn N - ~.U L w
y
.-~ N y L
.~
O
'~ F .p
~ (0 ~
C
N O
C
Q N
w c ao~'~~ aci O O
w-o-
C
~ 0
"O O [p y
C
YJ L (0
..-. O 7 (6 .
C C
N f6 p
U
Q O C
L
N O
(6 ~
7 ~~ C~ O N N l4 .
-~
p N
o L
w °~r-'L ~
`° m °' C
o Q3
0 a
..., 7 l9 C
0 3 ~a a
o ~l 0 N
7
~ o o N
c
L O O S to ~ 0~ O W N N ~C C +..,
w O 7~ T~ ~'6 ~ N O- L-. N O .~
~ Q'v ` O- C C NL-.
L
Y f6 O
y -O N O O
N
w O
O
N ~
~ to O
"O 7~ y "' O
C 'O C . C to a N C
N
(6 N C 7 N U ~ ~ .:
~~ N U >` O L a
- N
N ~ N `~ N
Q
fn O ~ N
C y N N
' 7 X E .N Q
O
O >
O 7~ C 'O O
F- N U d' L N~> y~ y d H O d 'O
_-~, N
-~ a N
~~~~:~~~
LC~-~~~;
rn N~ C X a Q
N
.C N ,U O~ N N 3
N ~'N .N ~ ~ L ~
C L
N N N
m ~ my ao 3.~
c ~ O ° o ~ ~ N
N _ a y w
N ~ L
w C~wa~o.Nm
~ N ~ N.L., ` C T
N N Y a 7 C~ U N
w N ~ (0 m y C 9
~ o ~~ r 3- o ~
Nab ~rvaNi~'aaNi~
a
ocf0i Q3°~dm~a
N .O
N .~ (0 U N L.. N C
"O L-. C ~
r-+ O U
7 ~ -O N w C O L -O 'C ~ 7
c L N- N N N .N N N 3~ ° ~
mHY N o9Y ~.. o rn~ ~o
fn C d (0 N C Y C C a.
~ N (0 N O O
O.N+~w ~ ny am N L ~ 3 ~ ° N
~ ~ ~ ~ 0 O
a~ ° 0 3 N~ w-oy E E rn~ `r
m o o aNi E~ N N f0 ° m° m `-°~ 3
` C N '~ C V1 (6 "6
~~ tll 9 L O N 3 ,~_, •-• fll U N~
N O~~ ~ O C O p__ C C 01 "' N p
R C N C O)~ N E N- N O N N
Q. t U N~ C N O O U N U O y .C N y
.r y N C Vl =p ~ Q U w L N C= N l9 N
O w ~p ,O ~N, C N O O U ~~ U d
_ _ 3>>,
C~ L N (0 L d N D) _ -p N N
oa~U`~~~NCU°irn3 ~aE~r
f6 N~ L "O _Y y (6 vi .C N C O O~ i U
N ~ (0 C O 16 Q O 7 C m ~ N C ~~ N
I6 N Q (6 O CO N ~ j N U~ .~ N U L N
- N U
m O N U p U N N O) ~ >. C O 0 w N f6
N L Y 'N .- N C '> C U U f6 ~ C 7~ +N+
N U T I9 y0 .N N 'D N Q~ E N C N
~C LPL 7y'O dN NOLNTO
(0 ~ Q ~ U. ~ N m "6 U Q~ L U
C N L
O
N f6 ~ f/1 V! i
3 N >,° N o ova
O_ i O N IN6 ~ •L.. N C V O. C~
N t N C 3 C C 0~ 3 w N N O-
N N~ o o E m a ~ N E vS
'y O O m N N>~ N L L ~ j~ T
7 N C C N~ C~ w O O C L Q U
~~N-~0o oc j-o~~~cuO.o
a- o c m'o N C N° w rn E
N~ N t O N O N O w N~ O~ C N
N N U~ p"-' ~ N O~~ N 7 m U N
N N j~ ~ N~ N~ E - O'er U N U
~ O- F' O N 0 9 N N U '~ p T N
N N N (O tp `~ C N> w ~ 01
~ 0 0~ y a N Q N N 3 ~ N ~ N °'
C
L~ C L (Q ~ (0 N N S O L N~ T N
O? .N 3 O) N L > ~ w0 = p U O V1 Y
N w
~ w~ N N ..L.. m~ > N 7 U O N
U y N N N .~ O f0 C O p_ C N l4 U
~ Q N .N "O ~ w f6 N~ .0 L N G`
O
~ ¢ N ~ ~ a U ~L.. ~ X ~ N ~ C O.
i F- N O O p N >. C O 'O O- O
L CJ .N Y ~~ T.~~YQ N E~ f/1
L ~ (0 N
~w~'~a~ m° ~ v nc°~ °W a v
~ w 'O O d (0 ~~ O '~ y~ L- E
C C N m ~7 N v, N N L ~ m 3 0
N C 'C 6~ 7 L ~ +-~ ~~ O N w
N 7 m d. ~ m~ o o ° N
y U a ~ '= > C fn C N~ O)
O O tq N~ f6 C m
fn ~ L ~ ~ !_ N ~ ~ ~ N >. L ~
(O y .U O C N -O ,~ N (6 (p O U (a
O L w U T Y N~ j N N
C w D) w ~~ Q N U N '_' N O N
O C N N ~.. U O N` dL..
a y T N .U1. > N Vl C A L O
N .`. ~X N L (0 C« ~ N "O ~ d
~ N N L N~ :~ ~ C O N
O_ N~ U ~ p N f0 N C N N N
3w 3~ o `m-o m N'mO C °~
N ~ .p T O) T ~ ~ ~ ~ N N
L N
NN~m~'Op ~N NU O~~ d
O E ~_ O) C7 C O U O- C ~N C O
N i C N C n L' M O O N
' L N U N yL„ Q'C t N
~m`NON~NNLLa oars
~ .~ O_N L U~ lU 0 3 w ~ a 0~ "O
`d
£~,
c
o
;
N
m
'°
L
U
O
Z
L N
~
y U
~
~
N
S
N
E C
F- L C O Q C N C f6 = C N N
N
L.. -O Q C O "O N _
>, "' N O T N C O U7 C _
N N ~ d
,, N
C O) ~ ~ ~~ N f6 C (6 N a '
p L f
w 7 U .L. p N (0 D N
N ._ l4 N N "O T .N U "
0
~
N a 6
U N~ N
U O '-' LL-. _
m
~' ~ (6 ul
> C U
' C !_'
~ 7
~ N w
c ,
~ w C C "O ~p L-.
m
- _
~ f p
N c ~ 3
~ m N m N . Y ~ ~ ~ ~
o g
N
N U N L N O ,O- U O N N l4 p~ ~ ~ y C N N N U N
U
C .O N Y .V N
' y ~~ N E B U N ~ N O E (0 7
N
~ (0 N U U
y " C
7 p O Y ~
~ d O -~
N ' O.
N O. O f6 N U
O ~
E O_ Q
O a
' O ~
~ O
y V~
- E O
N
C U7 w- O. f6 N
N N
Q (0
> U
01 ~ U C
O O N
N -O C
C C C~ '6 _ fq
i
~
C p~ D) N N N
C
y O ~ Y
L Y 7 -Q
U U ' f6 N f6 C ~
A C C f0
f6 .
n- ~ N
°-w .
_.
c S N
r o ~~ m° ~ ~ c ~ a~ m p
c ~'c o ow
mo~ p 4 ~ L N a~ ~~ ~~~~cc c a°-pmc
r w
p N C w
ain r
iioi ~O ' m` t ~ ~rm ~`oFL„~s ~~~'~Ern
(6
O N O N N ~ ~ N i C .~ 7 p C ~ O O C R' U7 7
~
O.
D_ ~
N .~.+
N V L
U L
N C N
C N
L >
N 7
U 0 N O
N p N O
U N N C Y O. LO
w 'y N
- p er N~ r
.
f6 ~U ya~ 3 .J ~ ~ y
mcn cam. o.L ~~oN
'
~,. ~ O
L UJ 7
E ~
O O
> i V
X L.. .-. ~ w O C O N N
O - fn "O N N N
O
~
C1. N Q ` N ,~ '- O L O N
O
o N N E '
w N
p ~~ N N W ~ U7 N p 0 0 ~~ '~ N (A L (9
N Q O U C O N
' L (0 ~ « . O O W N O.L N N~ U'D N O N p~ Nr'O
U~.' H U U . O
7 C O N
N 'O Q 2 .N ~> .~ H 7 .
y J F- N N N ~ O
L
(
_.
-.
0 d (0
O
C O N N N
7
C
N
N~ 0
'O >, N
N C C ul U_ N -O 9 7
ON - N Q L Z V O C N
O „' > ~O p N 0~ -O N N
d
N
O
~ O_
N N
~
n~L m N ~
o
~ ~ 3 ~ L
a
o a~ n o
,. r ~
_ ~ m ~ ~ ~ ~ a
~
N p~ "6 Q a> N
L `
'
N
,gym. O) p
O U fU C O N '
O +'
3 N O N T N N N~ a
_ <° c w o~> 3~ m
L O
to C
~p N fn " ~ -O C O N
Q "O
O
Z3,. ~ Y U_ U m p
~ V O
L
d_ r
,
w O~ U (0 ~ ~ d w
~
~
L
O_ p 3
N
~ T tq N N l4 N~ :N a
~',, N 01 O O N~ N r. ~U
Y
~ Q C O L O C
N
w U O)
tl
e
l O ~~
~ 7
>~ C .~ C p Q7 Y p f6
E
p L C N~ E"OL Q
L
7 H~Ec
i2°Ummmw
O
a
4t
~
d -U N
N - T
~ (0 U7 m
.L..
01 ~ C O7
C - ~ ~ C
C y (6 O C
U~ U w m O
N o ~_ c N
N 3 7 U C "O
-+~.+ N E C N N
a.r.. E.~-_ o
01 N U ~ N U
> U c ,.
Soaa~'-a
w °
~EC N
, N O ~p J N y
L ~ O 7 W
"'~mo~m
L
~~ p C ~ O
'~ L N ~
N
t3~a°ia~3
F l6 O ~ O U ~
Cw EL
T
N~ N ~
"O "= O N
C N
N
~
.
- O O .-. ~ O N .~ f6
w Nom.°-~ c mL m c°i.3 p-axiw ~ ~ m
'O - 0
~ Q O N C~
m N N C >'
7 ~ 7 ~~ 7
N
p
~ O T
N N E Q.
N~ ~
C y~ .N
y C f6
N U
C~
~
• O
L O y
7
~
N N O
"O C~ ~ O
N C 9 ~ '~
0 O
N
U C
N .
i U O 3
N ~ .
>
'., C y L p
D) ~
d L m C C
N U 'O .O (0 U N
m N Q
~ N N U C C m C
x N
7 O O
N Q ~ Y~ N N O~ O
N O p r j N N > (6
p ~'N O ~~
o ay
o t ~ a~ ~~
~ ~ ~
w
~~°
° o ~,
~
" 3
c
> °°
9 _
3 a~
3 0
C O
` >
6 w m N
C~ C S T f6 (0
'O
N N U
(6 N ~
~
C= fl ~
A~ C . a
E °
N
c m ~~ m ~ N N ~ a o w p a
~~ ~ ~
~~ ~ rn~ ~ ~a ~7 ° ~ ~y ~ ~
~
°
~",,, .
.~ .U U (0 W N O (0 .
C
t p C N
~ a
i
a
4~ L Q N O~ N w ~~~ ~ ? N e w
0 L C
~
N
N ~ -O
'_.. N N
L fA
~ w ~ vi
i ~
~ C N C
Ol ~ 9 N
~ ~ (6 ul
N N N C
~ N N
N
a
t
l0 U
... 7 C
~
,
C L N N
~
~'. ~ N C
O
"~ U
O m '
U 7 C w
~ C ~ N m
w
..
G1 N a~ ~ a~
Q amp
y
~ ~
w
c
O
.N
.;
O
C
.~
d
t
O
'O
C
d
V
N
C
O
.~
O
d
N
C
O
Q
N
N
d
R
f-
Attachment 5
To Report PSD-079-10
~ o
~ a
~ N m
` O
O L
F
~ ~ m N
m
O
N
r w U C L v7
U O~
a ui aQ 4 ~ am m
m'3 ~'- m - aY -o
O
E~ m° c o o~ o a~mi
i > N m _~ C -
"
N O ~ E :C N O O O
a
s ~ ~ N ~ ~ o ~ mm
~
c ~~•o E
c o: ~~~_
w o
r, c
O m C C
O r
L N
C C
~ N O- m N N
L ~ -O "O V
m m C
. rn
N~
m0'W
L C
m O
J O m y
• ~
°O N' O C N
-
U O~ m
L o!
~ TO-O-
N
~
~ w
r°n N .Ul N
C C
O ~ C
~ N C m~
L_
O
OU N'7
3
°
i0
N ~.O)"6 m
~ 0
a
~, a
w w~ ya ~~
~ a.EF c
~ oa
~ o~-o~ °?
~ ~ ~ C
N ~
C .N
wL• .N
3 ~
' m
N C J U
~. N
C 07
~
C ~ 6
~.
~ ~
~ ~ N
~ U ,
U ~ N ~ N
, U O O y p m
N s ~ a U ~ N N
~ U~ C~ >~t
m m p 3~
~ a~ °~ 3 rn o c~ ~ J~ o
,N ~-~m~~o
' to '~°-mo
~°
`
w 3aw
m
.. o a
i
~ m me w
~
~ ~ N ~o ~~ ~ °' O
~' m °-
E E m
~
Q 3 c°~ m
QLO 0
d~
~
. o
o_
.j L
U T U
m
E "NO
~ i
O m C
m 'O C N ~
O O p C
'
`~
O
L
L d N V
N N f6 ~ O
O M -O 0I N
CL
(_ ~ m
0 ~ _O C m N
~ N V1 - O``
N ~ C O
~
=
C >` O O O N O L71 i O C QO
.N-. O y w N~ in
~
m w ~ D: Ol i
~ M °~ a IY N~ 3 O N N C N~ 7
U
U m O
N i
U O E m C m N O. N m C r2 N- ~ N a i m C~ O
C QQ J.~'y~m Ci
m ac
3
~ mNO~
d w
m ~ N~`O_L
i
" yL~m
o
m 3
E
a m m
c ~.
~
f" a
a
' m n m
r m v
-U
`
o
~L
°
'
a~-° iQ
,o ~
`
m U N
v 3~ c~ 3 ~
m o c
o
5
-
m ~,
m O '~ =
S m ~ mo:
U ~ o
"6 Q
U
U a o~ o'-
m U U7
~ _
o.c U.
y U
U m.
O N
3 ~~ U La O O C O
c.°-~ C C N
o m N~ m U
O U7 U
~cnw m m Q~
m apt 2
O L~~ m 7 m
O N N U~7 N N~ O 7 m
L
. u1 N A L O- N O C N
O a a1 N O
0= - C y~ y (n O T C ~ 9 .t.. 9 '6 ~
7 C O- O ~
6 O '
~ L
p ~ "~ C
O7 O~
O ~
U
C
1'1 N m U O N
O .C
w w .
O
(0 ~
Q _
J
~n3m
Q C a m
o c
~~o'X~vo ~
~ 3` w
o`
°-
- O
w
o
=
- U~ O. O
x
U ohm m~
ca mw
a ~ o o_
o
~
Nm- c w
,~ m
O~ N
~. .C N Q~ O N
LO
L ~ N N~ N Q O -O 3 -Q ~~
~
Q O
0_ Y
F'-
.
..
m .m C O
L H
c' O N ~n E
c ' N C O
~ to N a
m O)
~ N
Z"-
m
c
~, w
a
ma
o o°-`
o ~-
° a
>omc c~ m o
o ca a c
L m~
m
oo o
m .
-o
~
c
«N+ o
m~ N~ Q U a Q
~~ U -C d-.. m
N c
9 OQ C O ~` U .
~
C> L
N
Q~
N N
~~ Q
p
j ~ p U m ~
O
"C C O
N
L
C`
~,
~ p y
~ O
m ~ O O~
N -
m
C R C .
.
_ a~
N o
~ °~
° ~
~a o-
m °
- ° mo
° ~'c~'~
p .
m
~~ Ew-~ c .
~
a m m m o
~
~ U~ 3 c
m ~
a
i.~
m ~~ `~cp~ m e m-o
~' U ~- m W m a 'O
O J
O O O m N
A m~ ~7 O7 "O C Y 3 0~ N W O N '. ~
E
~,, C ~
N
U
O U .~ 7 N C
.~ Ol >, ~'-
N=
~ N ,O
N C L U L L
m m D1 '-' N N~
Q
O Q U w
O U L O U N L N C B Q O ~` O~ O .U ~ L C 3 E 7 O_ s p a
0
~ F- u
1 N ~'O N.~ EJ ~(~ > in f06 m Q~ ~ V OQ w' m F"6 'iw
C ~
(6 O
~~
N O
~U
7 N
C N
~~
f6 ~
~ N
_X
~N
c ~
U '~
C C
O .L.
c 3
m o
N
C N
O ~
U
:. 'D
°
a~
N
L
°~ a
C
3 ~
o_
o ~
a~ ~
Y m
U
N y
-O N
~ ~
U w.
C w
a
~ .n
N N ~ N
L
~ - ~ ~ U (0
O
C p p
C
L ~
N (6
y
'~'
CO ~ .L., m ~
O~
U O N O N
w
L
C
L .
...L
~ ~ ~ C ~ l9
od
~ c o°o,~
o
~ ~
Q a
~
, O
m ~ (0
N
~ ~ ~ 7 _U
~
~ ~
o 7 C ~ O.
n o ..,
3
N m
Y
~ (0 U) ~ C
M ~ aL~ ~ ~;
a~ ° ~ -- w °- ~,
.L-~ j
'f- f9 C O O
a '- C N
N
w
LO C C
O ~ N N
.
.~
~ U > m a ~
N
-NO ~ (q V w O7 O
°~
-° 'w
~ O
a
i
E-a L o
"w,w a
o o 3 ~~ 3
y
U C ~O ~ N E
N'
y N 7 ti 7
U ~ ~ U E
m" o~ ~~'c
(0
~ y w= _
~ N ~
~ E
0
L Y
~ ~
C Q
N
C N
O C
U '~
~ ~
.O N
N
'O C
C L
~ 3
(0 N
L
N 7
4 N
N ~
(0 N
L ~
C
f6 .~
d u`,
L
N
U C
~ o
~ ~
a~
~-
m
o ~
ao
N 7
H L
~ ~ T
a ~ ~ ~
7 ~ N ~
O fA L
(/~ L L !-~
~'~3
O C N
V (6 "O ~
~a~m
C U
° - o
O-O -O N
aoj~
O U O >.
N ~ J. V
fn N N a
~.L.. U _T
~.C Q O
N y
X (V y ~
~. fpn w
N N _C 4
+L- L >. Y
C 0)Y ~
u, 2 3 `0a
N O)p N N
~ o ~ c m
a ~
~ v C 7 L
C~ L _p)
.~ N (0 =
N (0 T"~ N
C
O. ~L N ~[
O to ~ -6 y
Vl 'O ~ C O
(0 f6 C
~ N Q N o
I-- Q N ~ U
C
O .~ j
U N 'O :..
N L .0. N
fn .~ N ~
N a y ~
w N C ~
N .. y N
i C
.L. ~ ~ Q7 N
U7 N `~ L N
> OC N _T'O
O N L C N
i 'C ~ ~ p
a~pN3U
U «,~-
U OU .yO. ~ ~
O
"O L
fq
m d O N ~
~ ~ ~ y ~
Q ~ C ~ N
~ C O C C
O
U ~ ~ C Ul d
~ > m a ~ 'C
C w - a w
o W o ~ 0 0
U, L ~ ~.o
mm~3a~i3
C ,r C U 'O
~ NY.N N O
N N-O M
U c U ~ > Y
L ~ '_ U ~ ~
C L
N p U p m m
.-. a m C O C
a w .-
Q IU O (/)L.. N
N
~ C ~ ~ O ~
O O~ N ~ f0 --'
J lL9 to N N N O
~ N
W N ~ H ~ ~ ~ a
l0 N (9 '~ (U "6 C
.r ~ "'~ O) L N N N
O N N C" s '~°O N
~ r~ a N N IU 3
33m°coa~i~
O ~~ N L (6 L N~
~ m °~ ~nr
L 7 «L. O O N ~
O L f6
~ ~ L.L.. U w.L (9
O ~ 01 3 O. w a1,w
N ~ ~ N .C CO ~ O
` ~ (0 ~' 7U
~ 'U ._ O L N
O U N N (0 ~ t N
01 C N U
~0 O ~ U a N ~
a~ a~ is ~ y ~ m
m~ a~ o ao °
N
a~-60~~ooNm
N
N U f6 = N m'C
U L N U
:°. o
d ~ O ` t ~`
acLirUaw m
~ L O Q 7 O~
3 O) ~ .. C
.L.. f6 U N O
N (6 ~-O ~~- U'
~ O O C~ C N O
Q~ 3 m 2 0~~.
Attachment 6
To Report PSD-079-10
Short list of potential uses associated with either Life Science Information
and/or Communication Technologies
Bacteriological research and development laboratories or services
Computer and related hardware research and development laboratories or services
Dental research and development laboratories or services
Electronic research and development laboratories or services
Entomological research and development laboratories or services
Genetics research and development laboratories or services
Health research and development laboratories or service
Life sciences research and development laboratories or service
Medical research and development laboratories or services
Observatories, research institutions
Physical science research and development laboratories or services
Computer input preparation services
Computer service bureaus
Computer time rental
Computer time sharing services
Data entry service
Data processing computer services
Disk and diskette conversion services
Disk and diskette recertification services
Electronic data processing services
Microfilm recording and imaging services
Optical scanning services
Photographic equipment repair shops
Radio repair and maintenance services
Stereo equipment repair shops without retailing new stereo equipment
Television repair services
Video cassette recorder (VCR) repair services
Computer peripheral equipment repair and maintenance, without retailing new computer
peripheral equipment
Computer repair and maintenance services
Office machine repair and maintenance services
Photocopying machine repair and maintenance services
Recycling inkjet cartridges
Typewriter repair and maintenance services
Diagnostic imaging equipment repair and maintenance services
Electrical measuring instrument repair and maintenance services
Laboratory instrument repair and maintenance services
Measuring instrument repair and maintenance services
Medical and surgical equipment repair and maintenance services
Meteorological instrument repair and maintenance services
Navigational instruments (e.g., radar, sonar) repair and maintenance services
Optical instrument repair and maintenance services (e.g. microscopes, telescopes)
Precision equipment calibration
Radar and sonar equipement repair and maintenance services
Surgical instrument repair and maintenance services
Surveying instrument repair and maintenance services
Weighing equipment (e.g., balance, scales) repair and maintenance services