HomeMy WebLinkAboutPDS-008-21Staff Report
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Report To: Planning and Development Committee
Date of Meeting: February 1, 2021 Report Number: PDS-008-21
Submitted By:
Reviewed By:
File Number:
Report Subject:
Faye Langmaid, Acting Director of Planning and Development Services
Andrew C. Allison, CAO By-law Number:
PLN 41.2 & PLN 41.7 Resolution#: GG-037-21
Courtice and Bowmanville Major Transit Station Areas – Summary of
Public Feedback
Recommendation:
1.That Report PDS-008-21 be received for information.
Municipality of Clarington Page 2
Report PDS-008-21
Report Overview
The land around the future GO Train stations in Clarington is known as a Major Transit
Station Area (MTSA). Clarington’s two MTSA’s will be located within the Courtice
Employment Lands Secondary Plan and the Bowmanville West Urban Centre Secondary
Plan.
Virtual public information centres were held for both of these projects in the early Fall of
2020.
1.Background
1.1
1.2
In February 2020, Metrolinx announced the CP Rail line as the preferred route for
providing GO Train service to Courtice and Bowmanville. The future GO Train stations
and the surrounding lands, known as Major Transit Station Areas, will be located within
the Courtice Employment Lands Secondary Plan and the Bowmanville West Urban
Centre Secondary Plan. Planning is already underway for both of these secondary plan
areas to accommodate the station sites and the surrounding development.
Virtual public information centres were held September 29, 2020 and October 1, 2020 to
share with the public how the future GO Train stations fit within the context of these two
secondary plans. While virtual meetings were still new to many people at the time, the
events were well attended with over 150 participants between both meetings and
resulted in useful feedback.
2.What We Heard
Courtice Employment Lands and Major Transit Station Area Secondary Plan
2.1 As part of Phase 1 of the Courtice Employment Lands (CEL) and Major Transit Station
Area (MTSA) Secondary Plan Staff held a virtual Public Information Centre (PIC) On
September 29, 2020. There was a total of 61 people participating who provided
feedback through a series of live polls and questions/answers during the online event.
The purpose of the session was to re-engage with the community, provide an update on
the status of the Secondary Plan and garner feedback on any issues and opportunities
related to the lands, from the publics point of view.
2.2 In summary, five themes emerged from participants’ questions and comments.
Participants indicated that the following should be included in planning for the CEL and
MTSA:
Prestige employment uses as well as mixed-use developments with co-working
space;
Municipality of Clarington Page 3
Report PDS-008-21
Low-rise apartment buildings and stacked townhouses along with mid-rise
apartment buildings (6-15 storeys);
Pedestrian-oriented retail areas;
Parks and recreation facilities including multi-use trails; and
Green design features (e.g., secure bike parking and low impact development
approaches to stormwater management).
2.3 These themes confirm the communities support for a complete, transit-oriented
community, that protects natural features and provides enhanced trail and transit
networks. Support was also received for expanding the urban bounda ry to
accommodate appropriate development immediately east of the GO station.
Figure 1 – Courtice Employment Lands – Project Area
Municipality of Clarington Page 4
Report PDS-008-21
Bowmanville West Urban Centre and Major Transit Station Area Secondary Plan
2.4 A virtual Public Information Centre was held on October 1, 2020, which was attended by
a total of 96 participants. The purpose of the session was to present concept plans for
Bowmanville West and obtain input for the proposed land uses, building heights, and
public realm improvements that would complement the MTSA. The comments received
will assist with the refinement of these concept plans and inform the 3D modelling to be
completed as part of Phase 2 of this project.
2.5 In summary, the feedback received supports the overall vision for Bowmanville West
while also highlighting a need to re-evaluate certain areas. Participants understood that
taller buildings would be a necessary part of future development and that they should be
located in areas where they can transition down in height to the level of the existing
homes in the surrounding area. In addition, higher density development needs to be
balanced with an appropriate amount of green space and school capacity.
2.6 Important points were made about the relationship between the proposed land use plan,
densities and the transportation network. Getting people to and from the GO Station
while maintaining traffic patterns through Bowmanville West and ensuring pedestrian
safety will be vital.
2.7 Useful comments were also made that the Secondary Plan should consider accessibility
for all ages and abilities. In addition, it was noted that the Secondary Plan needs to
have a coherent plan for achieving housing affordability as part of the new development.
Municipality of Clarington Page 5
Report PDS-008-21
Figure 2 – Bowmanville West – Preliminary Building Height Concept Plan
3. Concurrence
Not Applicable.
4. Conclusion
4.1 The Planning for Clarington’s Major Transit Station Areas, located within the Courtice
Employment Lands Secondary Plan and the Bowmanville West Urban Centre
Secondary Plan, is ongoing. Public engagement continues to be a key element for
sharing information and receiving feedback that will inform the final design of these
areas.
4.2 It is respectfully recommended that this report and the attached summary documents be
received for Council’s information.
Municipality of Clarington Page 6
Report PDS-008-21
Staff Contact: Paul Wirch, Senior Planner, 905-623-3379 extension 2418 or
pwirch@clarington.net. Amanda Tapp, Planner II, 905-623-3379 extension 2427 or
atapp@clarington.net Carlos Salazar, Manager, csalazar@clarington.net
Attachments:
Attachment 1 Courtice Employment Lands and MTSA Public Information Centre
Summary Report
Attachment 2 Bowmanville West and MTSA Public Information Centre Summary Report
Interested Parties:
There are no interested parties to be notified of Council's decision.
Courtice RoadTrulls Roadet
e Road W
MTSA Prestonvale RoadBloor Stre
Baselin
Highway 401
500m
Courtice Employment
Lands and Major
Transit Station Area
Secondary Plan
Summary Report
Public Information Centre #2
September 29, 2020
Attachment 1 to
Report PDS-008-21
Acknowledgements
Consulting Team
•Stephen Brophy, Urban Designer, Urban Strategies Inc.
•Dan Campbell, Associate Partner - Municipal Engineering, CIMA+
•Aliyah Fraser, Planner, Urban Strategies Inc.
•Alex Heath, Associate, Urban Strategies Inc.
•Stephen Keen, Sr. Project Manager, CIMA+
•Warren Price, Partner, Urban Strategies Inc.
•Tim Smith, Principal, Urban Strategies Inc.
Municipality of Clarington Project Team
•Nicole Lizotte, Development Application Coordinator
•Karen Richardson, Manager of Development Engineering
•Carlos Salazar, Manager of Community Planning and Design
•Amanda Tapp, Planner, Community Planning and Design
Project Steering Committee
•Jeff Almeida, Region of Durham
•Lucy Benham, CLOCA
•Eddy Chan, Delpark Homes
•Derek Davies, Metrolinx
•Heather Finlay, Region of Durham
•Louise Foster, Tribute Communities
•Mustafa Ghassen, Delta Urban
•Reiner Kravis, Metrolinx
•Stefanie Penney, CLOCA
•Myron Pestalucky, Delta Urban
Table of Contents
Executive Summary
1. Introduction 1
2. Meeting Overview 2
3. Key Themes 3
4. Detailed Feedback 4
5. Next Steps 9
Appendix 1: Newspaper Notice
Appendix 2: Written Feedback
Appendix 3: PIC Presentation
Project Area
Executive Summary
Phase 1 of the Courtice Employment Lands (CEL)
and Major Transit Station Area (MTSA) Secondary
Plan concluded in Fall 2020 with a second Public
Information Centre (PIC) for the Project, which was
held September 29th as a webinar via Zoom. Sixty-
one people participated and, following a presentation,
provided feedback through a series of live polls.
Five themes emerged from participants’ questions and
comments, confirming support for a complete, transit-
oriented community, the accommodation of existing
uses, the protection of natural features, enhanced
trail and transit networks, and an expanded urban
boundary.
More specifically, through the live polling using
precedent photographs, participants indicated that the
following should be planned for the CEL and MTSA:
• Prestige employment uses
• Mixed-use developments with co-working space
• Mid-rise apartment buildings (6-15 storeys)
• Low-rise apartment buildings, townhomes and
stacked townhouses
• Pedestrian-oriented retail areas
• Neighbourhood parks and recreation facilities
• Multi-use trails
• Green design features (e.g., secure bike parking
and low impact development approaches to
stormwater management)
Feedback from the PIC will inform the development of
land use options in Phase 2 of the Project, beginning
early in 2021. These will be shared with stakeholders and
the public in the spring of 2021.
1
1. Introduction
The Municipality of Clarington has retained a
consultant team led by Urban Strategies to prepare
a new Secondary Plan for the Courtice Employment
Lands and Courtice Major Transit Station Area (the
“Project” and “Project Area” – see map below).
The Courtice Employment Lands (CEL) is a large area
adjacent to Highway 401 and close to Highway 418
that is currently designated for employment uses and
now includes a proposed Major Transit Station Area
(MTSA) centred on the planned future Courtice GO
Station (see map of study area below). The Secondary
Plan will include a vision and policies to guide
development of a range of employment, commercial,
residential and public uses that capitalize on future GO
transit service, the highway proximity, and existing and
planned amenities in the surrounding area, including
the Courtice waterfront.
The Project commenced in early 2019 with an initial
round of stakeholder and public engagement. Phase
1 – Background and Analysis was largely completed
in the summer of 2019, when the Project paused while
Metrolinx studied alternatives for expansion of the
GO rail service east to Clarington. The preferred route
for GO rail expansion, including a new GO station in
Courtice, was endorsed by the Metrolinx Board of
Directors in February 2020.
The Project resumed in the fall of 2020, and Phase 1
concluded with additional analysis and stakeholder
consultation and a second Public Information Centre
(PIC) held on September 29th. This report documents
the outcomes of the second PIC.
Engagement Process
Engagement with stakeholders, agencies and the
public is ongoing and will include public events at
project milestones, providing opportunities for input
and feedback through each of the Project’s four
phases.
The Project is targeted to be completed by Spring
2022, culminating in a Secondary Plan and Urban
Design Guidelines.
More information on the CEL and MTSA Secondary
Plan is available on the project website:
https://www.clarington.net/en/do-business/courtice-
employment-lands-secondary-plan.asp
1
PPrroojjeecctt OOvveerrvviieeww:: CCoouurrttiiccee EEmmppllooyymmeenntt LLaannddss aanndd MMaajjoorr TTrraannssiitt SSttaattiioonn AArreeaa
The Municipality of Clarington has retained Urban Strategies and CIMA+ to prepare a new Secondary
Plan for the Courtice Employment Lands and Courtice Major Transit Station Area (the “Project” – see
map of Project Area below).
The Courtice Employment Lands are a large area of Employment and Mixed-Use designated lands that
includes the future Courtice GO Station and associated Major Transit Station Area (MTSA). They are
also close to Highways 401 and 418. The Secondary Plan will include a vision and policies to guide
development of a range of employment and residential uses that capitalize on future GO transit service,
the highway proximity and the amenities in the surrounding area.
The Project commenced in early 2019 with an initial round of stakeholder interviews held in March
2019. Phase 1 was largely completed in the summer of 2019, when the Project paused while Metrolinx
studied alternatives for expansion of the GO rail service east to Clarington. The preferred route for GO
rail expansion, including a new GO station in Courtice, was endorsed by the Metrolinx Board of
Directors in February 2020. Prior to proceeding with Phase 2 of the Project—the development of
alternative land use plans—we are re-engaging with key stakeholders through a series of interviews.
The Project is target to be completed by late 2021 (see process diagram below), culminating in a
Secondary Plan and Urban Design Guidelines. There will be multiple opportunities for stakeholder and
public input at project milestones.
PPhhaassee 44
Final Plan and
Guidelines
PPhhaassee 33
Draft Secondary Plan
and Guidelines
PPhhaassee 22
Alternative Land
Use Plans
PPhhaassee 11
Background and
Analysis
WWiinntteerr 22001199––
FFaallll 22002200
WWiinntteerr 22002200 ––
SSpprriinngg 22002211
SSuummmmeerr 22002211 ––
FFaallll 22002211
WWiinntteerr 22002211 ––
SSpprriinngg 22002222
Study Process and Timeline
2
2. Meeting Overview
PIC #2 for the Courtice Employment Lands and MTSA
Secondary Plan was held in the format of a webinar, via
Zoom, on September 29th, 2020 from 7:00 pm to 8:30
pm. Notice of the PIC was distributed to all landowners
in the Secondary Plan area and within 120 metres of
the area. Invitations were also distributed to relevant
municipal departments, public agencies and more than
80 interested parties. Notice of the PIC was advertised
in the Orono Times on September 16th and 23rd, 2020,
and in the Clarington Weekly on September 17th and
24th (see Newspaper Notice in Appendix 1). Notice
was also posted twice on the Municipality’s Facebook
and Twitter accounts. Members of the general public
were also able to register for the webinar through the
project website.
Sixty-one people participated in the PIC.
The agenda for the PIC was as follows:
• 7:00 – 7:40pm Welcome, Introductions and
Overview Presentation
• 7:40 – 7:50pm Questions
• 7:50 – 8:20pm Engagement Activity
• 8:20 – 8:30pm Wrap-Up and Next Steps
The Municipality opened the PIC by welcoming those in
attendance and introducing the Project Team, including
the Municipality’s project manager and the Urban
Strategies team. Attendees were then provided with
an overview presentation which included a summary
of the policy framework, past planning within the
Secondary Plan area, opportunities and constraints for
employment uses and transit-oriented development,
and draft Guiding Principles.
Throughout the overview presentation, attendees were
asked to submit questions which were then responded
to by the Project Team following the overview
presentation. A series of live webinar polls were
also used to solicit feedback during the presentation
and the engagement activity portion of the meeting.
Participants’ questions, comments and poll responses
are summarized in Section 3 of this report and detailed
further in Section 4.
To wrap up the PIC, attendees were informed of
the next steps in the Secondary Plan process and
encouraged to submit any follow-up questions to
the Municipality. Questions and comments that were
received by Friday, October 9th have been included in
this summary report.
A full copy of the public presentation can be found in
Appendix 3.
3
3. Key Themes
The following five themes emerged from the
comments and questions of PIC participants.
Creating a Complete, Transit-oriented
Community
Participants recognized the need and opportunity
to plan a diverse and complete transit-oriented
community within the MTSA that responds to the
extension of GO train service to Clarington. They
support the concept of a distinct, mixed-use centre
that incorporates the Courtice GO station. There is a
great deal of interest in the extent, impact and timing of
this development and its related infrastructure, which
will be explored in the next phases of planning.
Respecting and Accommodating
Existing Uses
Despite the clear aspiration for the creation of
a new transit-oriented community, participants
highlighted the need to respect existing residential,
employment and agricultural uses within the
Project Area as it develops. Existing and new uses
should be compatible with one another, and new
development should not prevent ongoing farming on
adjacent lands. In addition, Courtice’s agricultural
heritage should be evident in the design of the future
community.
Protecting Natural Heritage Features
Participants stressed the importance of protecting
and enhancing the area’s natural heritage features,
including wood lots and the valley lands of Robinson
Creek and Tooley Creek. The location, planning and
design of roads, infrastructure and development
within the Secondary Plan should be carefully
considered to maintain the ecological integrity of
existing natural features. Particular attention should
be paid to the woodlands west of Courtice Road and
south of Bloor Street.
Expanding and Improving Active and
Public Transportation Networks
Attendees would like to see the Project Area include
a safe, comprehensive and well-connected network
of active and public transportation that is consistent
with the Regional Cycling Plan currently being
created. A number of potential initiatives were put
forward including a “safe cycling corridor” connecting
Bloor Street and the future Courtice GO Train station,
additional connections south of the station to the
waterfront, distinctive bus shelters and enhanced
parking for bicycles.
Exploring an Urban Boundary
Expansion
Attendees questioned why the Project Area stops at
Courtice Road, north of the railway. They suggested
that the Secondary Plan study consider the future of
the area between Courtice Road and Highway 418,
given the opportunities created by the investments in
both the GO extension and the highway network.
4
4. Detailed Feedback
Poll Results - General Questions
1. Have you participated in the public engagement
process to date?
Approximately 50% of respondents had
participated in the public engagement process to
date.
2. How often do you use GO Transit services?
The majority of respondents almost never or did
not use GO Transit. Some made use of GO Transit
services a few days per month and only a handful
use GO Transit on a regular basis.
3. Where are attendees coming from?
Around half of respondents lived outside of the
Municipality. Of the remaining 50% approximately
half resided within Courtice and half lived
outside of Courtice but within the Municipality of
Clarington.
Poll Results - Engagement Activity
4. Which Guiding Principles are most important for
Courtice?
The following Guiding Principles received the
most support from participants:
• Accommodate and support a range of
businesses within the employment lands
• Protect, enhance and value significant natural
heritage features
• Establish a distinct mixed-use centre
• Create a diverse, complete, transit-oriented
community within the MTSA
5. What types of employment uses should we be
planning?
Respondents showed strong support for prestige
employment and a fair amount of support for
light industrial uses, specifically small-scale
offices and manufacturing in multi-unit buildings,
respectively.
6. What types of employment uses should we be
planning for the MTSA?
Respondents broadly supported a mix of
corporate and professional office buildings, as
well as complementary commercial uses, such as
hotels. Mixed-use developments with co-working
spaces received the most support.
7. What types of high-rise housing should we be
planning?
Respondents favoured mid-rise development
between 6 and 15 storeys over high-rise
development and towers atop a low-rise podium.
8. What type of low-rise housing should we be
planning?
Respondents signalled strong support for low-rise
apartments and both street-related and stacked
townhomes.
9. What community uses should we be planning?
Based on the results of the of this poll, the
Project Team should be planning for a range of
community uses within the Secondary Plan area,
including recreation centres, a library, arts and
culture facilities and other institutional uses.
10. What kinds of commercial uses should we be
planning?
Respondents strongly favoured the precedent
images of retail promenades and destination
retail and entertainment uses over the other
precedents. Large format retail uses received the
least support amount respondents.
11. What kinds of public spaces should we be
planning?
Respondents favoured large greens, neighbourhood
parks and transit squares over small parkettes.
12. Which other types of recreational uses should we
be planning?
Again, respondents broadly supported all
potential recreational uses, with trails for walking
and biking receiving the most support.
13. What spaces for mobility should we be planning?
Respondents strongly supported cycling facilities
and bicycle parking. They also supported the
precedent image of distinctive bus shelters at
public transit stops/stations.
14. What spaces for mobility should we be planning?
Respondents showed broad support for all of the
precedent images, with the strongest support
for the example of low-impact development and
innovative stormwater management features, as
well as electric vehicle charging stations.
5
The following precedent images were most favoured by
those who participated in the Engagement Activity.
Prestige Employment Mid-Rise Mixed-Use Buildings Low-Rise Apartments
Co-working Space Mid-Rise Apartments Townhomes
Recreation Facilities Retail Promenade Multi-use Trails
Neighbourhood Parks Secure Bike Parking Low Impact Development
6
• Is there a desire to preserve the Secondary Plan
area’s history?
• What type of development will be allowed within
the Major Transit Station Area?
• What is transit-oriented development?
Comments
• Consider adding an additional draft guiding
principle to preserve existing industrial buildings
and enable existing businesses to continue
operating as they have.
• Precedent building designs are very
underwhelming. I hope that we can inspire more
creative design.
Responses
• The study area has been planned for urban
development for many years; however,
landowners can continue to maintain the current
uses on their properties.
• The Secondary Plan will provide the opportunity
and guidance for new development only when the
property owners are ready to proceed. Directing
future development to the Project Area allows
for efficient development to be planned within
urban areas, close to major roads and transit, and
on full municipal services. Doing so preserves
agricultural lands in the rural area by preventing
sprawl and land speculation.
• Transit-oriented development (TOD) is a term
used to describe development that encourages
high usage of public transit, as well as walking
and cycling, for most daily trips. TOD has
compact, pedestrian-friendly form that typically
includes high- and medium-density housing and/
or office buildings.
Questions and Comments
Courtice GO and Major Transit Area
Questions
• Is Metrolinx going to purchase any land and/or
buildings within the Secondary Plan Area?
• My house is located within the Major Transit
Station Area, what is going to happen to my
property?
• Will the new train tracks be located north or south
of the existing rail corridor?
• Is there any idea of when the extension will be built?
• Will GO Transit ever actually show up? Will people
use it?
Responses
• Planning for the extension of the Lakeshore East
line is still in the early stages. Metrolinx has
selected a preferred route for the extension and
is preparing a preliminary design. An updated
business case will be brought back for formal
resolution and endorsement at a later date.
Currently, Metrolinx anticipates that the expansion
will open in 2025; however, this timeline is subject
to change.
• Many of the questions posed by attendees
regarding impacts to their property, potential
expropriation and construction timing will be
answered by Metrolinx in the detailed design
stage.
Land Uses and Character
Questions
• What will happen to existing industrial buildings
and uses?
• These lands are agricultural and farming lands,
why are they being wiped out?
• What will happen to existing residential uses? How
will those property owners be respected and how
will the cultural significance of agriculture and
farming be protected? Can opportunities to grow
our own food be protected?
7
Natural Heritage Features and Preservation
Questions
• What about Natural Heritage? The forest west of
Courtice Road and south of Bloor Street should
be saved as it cannot be duplicated. Could the
Secondary Plan provide for green space links to
watercourses of the Secondary Plan Area with the
forest as a green focal point?
• It looks as though a road will run through this
forest which will compromise the ecology of the
area and result in harm to small animals. Why not
have a perimeter road around the forest?
• Should the Municipality consider a Natural
Heritage Committee?
• Will this process incorporate the findings of
detailed studies and mapping of natural features
within and adjacent to the Secondary Plan area, in
particular the eastern side of the Robinson Creek
valley?
Comment
• Mature forests should be left as intact and natural
as possible.
Responses
• The first draft Guiding Principle is to protect,
enhance, and value significant natural features.
In preparing land use options and ultimately the
Secondary Plan and Urban Design Guidelines,
protection and sensitive integration of natural
features will be carefully considered.
• The Robinson Creek and Tooley Creek
Subwatershed Study has identified natural
features to be protected, including forested areas.
The road networks shown in the presentation are
conceptual.
Transportation
Questions
• Will Durham Region Transit be offering connection
to the employment area and south of Highway 401?
• Will a comprehensive bike trail or divided bike
lanes be a part of the Secondary Plan to provide
for safe commuting?
Comment
• A safe cycling corridor should be planned to
connect Highway 2 and Bloor Street to the future
GO Train station.
• Durham Region is currently updating the Regional
Cycling Plan.
• The Courtice Road interchange and Harmony
Road interchange are both already congested
during rush hour peak periods.
Responses
• It is clear that cycling is an important mode of
transportation and form of recreation in Courtice.
Key cycling, pedestrian and potential public
transportation routes internal and external to
the Secondary Plan area will be evaluated as the
Project Team develops alternative land use plans
later this year.
• Opportunities for transit connections to the Energy
Park and Courtice Waterfront will be identified
through the parallel secondary plan study for those
areas.
8
General
Questions
• How will the results of the webinar polls, which
are not necessarily representative of the views of
the full population of Clarington, be used to inform
the preparation of the land use options and the
Secondary Plan?
• What does the Municipality see as the “benefits”
and “costs” of future development? What are the
overall timelines?
• How will changes to this part of Courtice impact
property values and effect existing taxpayers?
• Does the Municipality really need to reimagine the
future of the Secondary Plan Area?
• Where can we go for updates between now and
the next PIC or public meeting?
Responses
• The purpose of the PIC was to update residents,
interested parties and the broader public regarding
progress on the Secondary Plan and seek initial
feedback. Multiple methods of public participation
will be employed throughout the Secondary
Plan process to ensure that a full range of views
from the public and stakeholders are heard. The
Secondary Plan will ultimately be brought forward
for consideration by Clarington Council, and then
approval by Region of Durham Council.
• The economic impacts of development in the
Project Area will be broadly considered as the
Secondary Plan is developed and subsequently
as the plan is implemented, recognizing that
development will likely proceed over several
decades.
• The benefits of future development in the Project
Area are many. It will help ensure Clarington
grows efficiently and limits sprawl into rural areas;
increase employment opportunities and the non-
residential tax base; provide more housing options;
and include new community amenities. Other
benefits will become evident as the Secondary
Plan is developed.
• All updates regarding the Courtice Employment
Lands and Major Transit Area Secondary Plan
can be found at the project webpage on the
Municipality’s website.
Urban Boundary Expansion
Questions
• It looks like the Secondary Plan has been
updated to include lands which are currently
located outside of the urban boundary. What was
behind the decision to include these lands in the
Secondary Plan and will the Region be bringing
these lands into Courtice’s urban area?
• Will the potential boundary expansion include
Courtice Court?
• Will the Project team be engaging with owners of
lands outside the MTSA?
• Will the developers who own lands in the area
request a Minister’s Zoning Order (MZO) to enable
development on their lands, and if so, would this
undermine the Secondary Plan and Regional
municipal comprehensive review process?
Responses
• The Municipality has submitted a formal request
to the Region asking that lands on the east side of
Courtice Road be included within Courtice’s Urban
Boundary. Clarington is planning on awaiting the
outcome of the Region of Durham’s Official Plan
review process rather than seek an MZO.
• Courtice Court is already located within the
Courtice urban area. As shown on the maps in
the presentation, the limits of the MTSA will not
include Courtice Court.
• At this point, no landowners have requested an
MZO and none are anticipated to be sought in
order to permit and expedite development.
• Both the Municipality and the Urban Strategies
Team will continue to engage with owners of land
within and adjacent to the Secondary Plan area.
9
5. Next Steps
The next step in the Project is to develop land
use options for the CEL and MTSA. This work will
commence early in 2021 and be informed by feedback
from the two PICs held to date as well as technical
studies undertaken in Phase 1.
The land use options and a draft preferred land use
plan will be shared with the public for feedback at a
third PIC expected to take place in the spring of 2021.
News about the Project, including notices of
future engagement events, will be posted on the
Municipality’s web site:
https://www.clarington.net/en/do-business/courtice-
employment-lands-secondary-plan.asp
10
Appendix 1: Newspaper Advertisement
To obtain this information in an alternate format, contact the
Accessibility Coordinator at 905-623-3379 ext. 2131, TTY: 1-844-790-1599.
Courtice Employment Lands and GO Station Area
Tuesday, September 29, 2020 Beginning at 7 p.m., online or by phone
Join us at Public Information Centre #2 to share your
ideas and vision for this growing area.
The Courtice Employment Lands and GO
Station Area Secondary Plan will create a
blueprint to guide this area’s growth as it
transforms into a major employment, mixed-
use, and transportation hub for Courtice.
One of the main drivers of this change will
be the future GO train station and related
transit-oriented development (TOD).
Join us for an online Public Information
Centre to share your ideas and learn about
the framework that will be used to
reimagine the future of this area.
Register in advance for this meeting
www.clarington.net/CourticePIC
For more information, contact Amanda Tapp
and Carlos Salazar at 905-623-3379 or at
CourticeEmployment@clarington.net.
Visit www.clarington.net/
CourticeEmployment to follow the
project online.Employm e n t LandsCo u r tice
secondary
plan
Bloor Street
Hancock RoadPrestonvale RoadEnergy Drive Highway 418C.N
.
R
C.P.R Trulls RoadCourtice RoadHighway 401
Baseline Road
±
Major Transit Station Area
Courtice Employment Lands and Major Transit Area Secondary Plan
Courtice Waterfront and Energy Park Secondary Plan
The Fine Print
Under the Municipal Freedom of Information and Protection
of Privacy Act and the Environmental Assessment Act, any
personal information such as name, address, telephone
number and property location included in a submission may
become part of public record for this matter and will be
released, if requested, to any person, unless otherwise
stated in the submission.
Notice of Study Commencement was originally issued on
June 18, 2019.
11
Appendix 2: Written Feedback
12
From: Tapp, Amanda To: bnewbatt@sympatico.ca
Cc: Tapp, Amanda; Lizotte, Nicole
Subject: RE: Municipality of Clarington Response _ Courtice Employment Lands
Date: September 28, 2020 2:27:15 PM
Good Afternoon,
My name is Amanda Tapp and I am the Project Manager for the Municipality of Clarington on the subject
Secondary plan. I would like to thank you for your submission regarding the Courtice Employment Lands and GO
Station Area Secondary Plan. I was wondering if you had a few minutes tomorrow to have a phone discussion? I
would welcome the opportunity to discuss your message in more detail.
Please let me know a time that works for you and provide me with your number and I'll give you a call then.
Looking forward to it,
Amanda Tapp, MCIP, RPP Planner II Planning and Development Services Municipality of Clarington 40
Temperance Street, Bowmanville, ON L1C 3A6 905-623-3379 ext. 2427 | 1-800-563-1195 www.clarington.net
-----Original Message----From: B Newbatt <bnewbatt@sympatico.ca> Sent: Monday, September 28, 2020 1:15 PM
To: CourticeEmployment <CourticeEmployment@clarington.net> Cc: Brent Newbatt <bnewbatt@sympatico.ca>
Subject: Courtice Employment Lands
EXTERNAL
The lands are currently used (primarily) for agricultural and farming purposes now - does the Municipality not
see any benefit to maintaining areas where food can be grown locally and farming can continue? (re: consider the
impacts of food disruption like during a pandemic, transportation of food impacts on climate change/environment
and a growing trend to support locally grown food)
All in the name of “growth” and “reimagining this area", why does Clarington want to increase the negative impact
on the environment by replacing lands used for food (animals / human) when it can be grown locally within our
own municipality? Negative impact comes from increased transportation of other food products.
What does Clarington see as the “benefits” and “costs” to Municipality of this development? What are the overall
timelines?
How will this affect property values of existing taxpayers who live within these areas? Be specific - increased value
or decreased value?
How will this affect existing taxpayers?
Is there any way to stop this development moving forward? Given the pandemic, should there really be a pause to
reconsider if Clarington needs to “reimagine the future of this area”??
Why does the “area” start below Bloor St and not right up to Bloor? (some existing residences just south of Bloor
on Trulls Rd seem to have some benefit of not having to deal with this?)
If this proceeds, what type of development will be allowed on the west vs east side of Trulls Rd? (what exactly to
the legend descriptions mean? For example, what is “transit-oriented development”?)
Does Courtice really need more housing and development as taxes only go up and I’ve heard there is a 3.55%
increase being considered for 2021 when we are in a pandemic and that far exceeds many people’s salary
increases how is Clarington focusing on reducing taxes and as well advocating lower taxes at the Durham Region?
Will connection to municipal sewers and municipal water be optional?
13
From: Tapp, Amanda To: Alex Heath
Cc: tsmith@townshipofbrock.ca; Aliyah Fraser; Warren Price; Stephen Brophy
Subject: FW: Questions - Courtice Employment Lands and MTSA
Date: Wednesday, September 30, 2020 10:39:23 AM
Hi Team,
Below you will see some follow up questions I just received via e-mail. I believe each of these were within the
chat anyways but figured I'd forward them for your records when putting the report together. I am planning a
phone call sometime tomorrow with this person to have a more fulsome discussion.
Best,
Amanda
-----Original Message----From: info@clarington.net <info@clarington.net> On Behalf Of Tomislav Saric Sent:
September 30, 2020 10:34 AM To: Tapp, Amanda <ATapp@clarington.net> Subject: Questions - Courtice
Employment Lands and MTSA
EXTERNAL
Good Morning Amanda,
Further to yesterday's Public information Meeting, I was hoping you would be able to provide more fulsome
responses to the following questions provided during the meeting.
1.
It looks like the Secondary Plan has now been updated to include the MTSA lands, which includes some
lands on the east side of Courtice Rd, north of the railway tracks, that are currently located outside the urban
boundary. What was behind the decision to include these lands in the Secondary Plan, and does this mean that
the Region is looking to bring these lands into the urban area?
2.
IBI Group previously engaged with Urban Strategies Inc. (USI) regarding our client’s land at the northeast corner
of Baseline Rd and Courtice Rd (1766 Baseline Rd). We also represent the owners to the north of that parcel (0
Courtice Rd), on the east side of Courtice Rd, north of the railway tracks. We are looking for clarity as to whether
USI/the municipality plans to engage with the owners of the north parcel – especially now that it seems like
those lands are included in the Secondary Plan area. During our last discussion with USI, they were unsure if
they were going to engage the 0 Courtice owners.
3.
We understand that developers may try to request a Minister’s Zoning Order (MZO) in order to enable
development of their lands. Should MZOs be requested in Clarington to expand the urban boundary or convert
lands, does Clarington intend on objecting to MZOs, as they may undermine the various secondary plan
processes underway, in addition to Envision Durham?
I have written the responses provided during the meeting, however would like some more input if possible
specifically for question 3.
Thank you,
Tomislav Saric IBI Group
14
From: Warren Price To: Amanda Tapp; Tim Smith; Alex Heath; Stephen Brophy
Subject: Fwd: Courtice Employment Lands PIC2 - 1447 Prestonvale Rd
Date: Wednesday, September 30, 2020 11:57:20 AM
Amanda Please
see the message below. I will have a look at the material he has shared and will call him in the next couple of
days.
Warren
Sent from my iPad
Begin forwarded message:
From: Jonathan Bagg <jbagg@durhamembedded.com>
Date: September 29, 2020 at 8:56:06 PM EDT
To: Warren Price <wprice@urbanstrategies.com>
Subject: Courtice Employment Lands PIC2 - 1447 Prestonvale Rd Reply-
To: <jbagg@durhamembedded.com>
Hi Warren,
My parents and I attended the Courtice Employment Lands PIC2 tonight. My parents own land in the West end
of the Courtice Employment Lands which also over laps into the Bayview community. It sounded like you had
done a lot of the mapping for the area. Have you seen the study below? Could you give me a call when you have
10min free?
http://durhamembedded.com/public/Robinson_ToB_1447_Prestonvale_Study.pdf
Here is an accompanying interactive map....
https://www.google.com/maps/d/
edit?mid=1MByPVTVZ9YeQD3ZRLzfv6Sn7knWtme6&ll=43.88742980174332%2C78.78889772684477&z=18
Jonathan Bagg President | Senior Software Developer Durham Embedded 1447 Prestonvale Rd Courtice,
Ontario, Canada L1E 2P2 | 1-877-501-3016 | http://www.durhamembedded.com
15
From: Tapp, Amanda To: Alex Heath; Tim Smith; Warren Price; Aliyah Fraser Subject: FYI _FW: Municipality of
Clarington Response _ Natural Spaces Date: Thursday, October 1, 2020 9:09:31 AM
See Mr. Winkle's comments below. I have responded already but am providing them to you as an FYI.
Amanda
-----Original Message----From: Tapp, Amanda <ATapp@clarington.net> Sent: October 1, 2020 9:07 AM To: Dave
<stockbullz@sympatico.ca> Cc: Tapp, Amanda <ATapp@clarington.net>; Lizotte, Nicole <nlizotte@clarington.
net>; CourticeEmployment <CourticeEmployment@clarington.net> Subject: RE: Municipality of Clarington
Response _ Natural Spaces
Good Morning Dave,
Thank you for reaching out and providing your additional comments. I will forward them to our consultants as
well as review them myself to incorporate as the process continues forward towards developing alternative land
use plans.
If you are not already, I will have you added to the list of interested parties, so that you can be kept informed of
all upcoming events, meetings and reports associated with the ongoing Secondary Plan.
Thank you for attending the Public Information Centre, looking forward to your continued involvement in this
proceed as we proceed ahead.
All the best,
Amanda Tapp, MCIP, RPP Planner II Planning and Development Services Municipality of Clarington 40
Temperance Street, Bowmanville, ON L1C 3A6 905-623-3379 ext. 2427 | 1-800-563-1195 www.clarington.net
-----Original Message----From: Dave <stockbullz@sympatico.ca> Sent: September 30, 2020 5:40 PM To:
CourticeEmployment <CourticeEmployment@clarington.net> Subject: Natural Spaces
EXTERNAL
Our world is in a Wildlife extinction event and Clarington needs to step up.
In this Courtice plan you say you will save that mature forest yet I see roads through it.
The least you could do is save it as intact and natural as possible and put perimeter roads around it and
hopefully link it to other valley lands.
Yes it would take some effort and planning, but Clarington needs to be a leader in Natural preservation as well
as other areas.
Consider:
https://www.cbc.ca/news/technology/biodiversity-canada-1.5742040?fbclid=IwAR3af9_
sWi2TzlqzIJL4a3i2RhswbadLUa_gHFs5yL6WAxdKILGW4KgAYw
Thanks
Dave Winkle
16
Appendix 2: Presentation
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
Bowmanville West Urban Centre and Major Transit Station Area
Secondary Plan Update
i | Page Dillon Consulting Limited | November 2020
BOWMANVILLE WEST
URBAN CENTRE & MAJOR
TRANSIT STATION AREA
Secondary Plan Update
Public Information Centre #3: October 1st, 2020
Virtual Engagement Event: Zoom Meeting Event & Online Survey Summary
Attachment 2 to Report PDS-008-21
Bowmanville West Urban Centre and Major Transit Station Area
Secondary Plan Update
ii | Page Dillon Consulting Limited | November 2020
Acknowledgements
Municipality of Clarington Project Team
• Carlos Salazar, Manager of Community Planning &
Design
• Paul Wirch, Senior Planner
• Karen Richardson, Manager of Development
Engineering
• Julia Pingle, Development Coordinator
Consulting Team
• Paddy Kennedy, Planning and Design Lead, Dillon
Consulting Limited
• Zahra Jaffer, Planner, Dillon Consulting Limited
• Melissa Kosterman, Urban Designer, Dillon Consulting
Limited
• Nicole Beuglet, Engagement Specialist, Dillon
Consulting Limited
Bowmanville West Urban Centre and Major Transit Station Area
Secondary Plan Update
iii | Page Dillon Consulting Limited | November 2020
Table of Contents
1.0 Project Purpose .................................... ......................................... 1
2.0 Engagement Process ........................... ......................................... 3
3.0 Meeting Overview ............................... ......................................... 4
4.0 Question & Response Session Summary ................................... 6
5.0 Interactive Activity & Online Survey Responses ..................... 9
6.0 Next Steps ............................................. ...................................... 10
APPENDIX A: Social Pinpoint Survey Results, October 2020
APPENDIX B: Public Information Centre #3 Notice
APPENDIX C: Public Information Centre #3 Presentation
Bowmanville West Urban Centre and Major Transit Station Area
Secondary Plan Update
1 | Page Dillon Consulting Limited | November 2020
1.0 Project Purpose
The Municipality of Clarington (the Municipality) is undertaking
an update to the Bowmanville West Urban Centre Secondary
Plan (the Project), first adopted in 1993. The Plan is being
updated to proactively plan for the intensification and
redevelopment around the future GO rail station. The project
goal is to update the Bowmanville West Urban Centre Secondary
Plan in order to guide its transformation into a high density,
mixed-use centre and realize its status as a mobility hub and the
retail heart of Clarington.
Bowmanville West Urban Centre and Major Transit Station Area
Secondary Plan Update
2 | Page Dillon Consulting Limited | November 2020
Figure 1: Bowmanville West Urban Centre Secondary Plan Update Project Area
Bowmanville West Urban Centre and Major Transit Station Area
Secondary Plan Update
3 | Page Dillon Consulting Limited | November 2020
2.0 Engagement Process
The engagement process has been designed to support the
Bowmanville West Secondary Plan Update by informing, engaging,
and encouraging maximum participation from a diverse range of
stakeholders across the community. Input from community
members and stakeholders is important towards representing the
views and needs of the population and obtaining meaningful
feedback.
The project is being rolled out over three phases, and includes
online and in-person consultation and engagement
opportunities throughout. The project commenced in April 2018,
and is currently in the early part of Phase 2, as shown in Figure 2 .
The first Public Information Centre (PIC) was held in June 2018,
and an online survey was run during September of 2018. A
second PIC was held in June 2019.
Figure 2 Project Timeline
Bowmanville West Urban Centre and Major Transit Station Area
Secondary Plan Update
4 | Page Dillon Consulting Limited | November 2020
3.0 Meeting Overview
The third Public Information Centre was held on October 1st, 2020
as a virtual event hosted on Zoom from 7-8:30pm. The virtual
format was adopted to comply with current public health
guidance in place during the COVID-19 pandemic, and to
accommodate the maximum possible number of participants. A
total of 96 participants attended the meeting. The purpose of the
session was to present concept plans and obtain input for the
proposed land uses, building heights, and public realm
improvements for the Bowmanville West Urban Centre
Secondary Plan Area. The comments received will assist with the
refinement of these concepts plans and inform the 3D modelling
to be undertaken as part of Phase 2 of the Project.
The event included a presentation delivered by the consulting
team, Dillon Consulting Limited. This was followed by a question-
and-response (Q&R) session, and concluded with the main
portion of the event featuring an interactive virtual exercise to
discuss two key concept maps:
•Land Use and Building Heights Concept Plan
•Public Realm Improvements Concept Plan
A number of themes and concepts were discussed in the
presentation:
•History and policy context of the Bowmanville West
Urban Centre Secondary Plan, including potential
future directions for intensification and mixed-use
development surrounding the GO rail station
•Description of the future Major Transit Station Area in
Bowmanville West, which will include:
o High-rise development around the station
o Diverse mix of land uses
o Multi-modal access in and around the station
o Enhanced connections to local transit
o Active transportions infrastructure
o Housing affordability and sustainable design
•What we heard at the Public Information Centre #2 held
in June 2019, related to the key themes of land use and
intensification, placemaking and urban design, and
mobility and access (see report here)
•Preliminary design concepts for:
o Land Use and Intensification
o Building Typologies and Height
o Urban Design and the Public Realm
Figure 3: Example of Mixed Use
Bowmanville West Urban Centre and Major Transit Station Area
Secondary Plan Update
5 | Page Dillon Consulting Limited | November 2020
A Social Pinpoint survey was set up for the PIC event. Five
breakout rooms in Zoom were facilitated by the Project Team,
with facilitators sharing their screens and adding comments to
the two concept maps based on feedback from participants. Each
breakout room was set up, with approximately five participants.
The discussion on both concept maps was held for
approximately 30 minutes, with a number of key questions
identified to be discussed as follows:
Land Use and Building Heights Concept Plan
•Community Needs: Does the mix and placement of
uses represent the range of needs in the community?
•Land Use: Are there any areas where you think a
different use should be considered?
•Taller Buildings: Where do you think taller buildings
should be considered?
•No Taller Buildings: Where should taller buildings be
avoided?
Public Realm Improvements Concept Plan
•What needs improving? Are there any areas where
additional public realm improvements are needed? What
would those be?
•What are your ideas? For the public realm
improvements shown, let us know if you have any ideas
that will help guide the design of these spaces.
A summary of the feedback heard on each of these two concept
plans is provided in Section 5 of this report.
Figure 4: Existing Park-and-Ride and Future GO Station Area
Bowmanville West Urban Centre and Major Transit Station Area
Secondary Plan Update
6 | Page Dillon Consulting Limited | November 2020
4.0 Question & Response Session Summary
The following is a summary of the Q&R session held after the
presentation during the PIC along with additional information.
Question: Currently there is a parking issue at Oshawa Go and
this causes riders to drive further down the line (to Whitby, Ajax,
etc.) to get parking. What will be done to avoid this issue in
Bowmanville? Being that this will be the last stop this station
will require more parking not less for people to use this station.
Response:
•Providing sufficient parking on the GO station site is the
responsibility of Metrolinx. As Metrolinx moves forward with
a more detailed design exercise for the Bowmanville GO
Transit Station, the exact number and configuration of
parking spaces will be determined.
•Addressing potential for parking demand issues off site will
be a component of the Secondary Plan, as the plan will need
to include policies to guide the evolution of parking
demand/supply as the area changes over time.
•The station's location near the centre of Bowmanville will
allow it to be more accessible for people using active
transportation (walking and cycling), local transit as well as
kiss-and-ride.
•Utilizing carpooling opportunities will continue to be a
useful consideration for users.
•Based on recent experience, it would appear that Metrolinx
will likely price parking in such a way as to motivate users
towards alternative means of travel to and from the station.
•It is also important to remember that this will be one of four
new stations that will be constructed. Adding additional
stations will also help in distributing users along the line.
Question: Currently CN rail honks its horn every time it passes
the Sidney Lane area (up the street from the new Go station).
What will be done to stop this from happening when Go transit
comes?
Response:
•The residential development on Sidney Lane was designed
to conform with the Ministry of Environment requirements
for noise levels next to a train track. All new developments
will need to conform with the same requirements.
•With that said, the disturbance from train whistling has been
considered by Clarington Council in recent months. Council
recently approved $750,000 to pay for railway safety
improvements to stop train whistles at Cobbledick Road and
Bennett Road crossings (see report here).
•Over time, the built form around the station site will also
buffer some of the noise impacts.
Bowmanville West Urban Centre and Major Transit Station Area
Secondary Plan Update
7 | Page Dillon Consulting Limited | November 2020
Question: How will traffic be managed on Aspen Springs Drive
and up Green Road? It is busy already with all the condos.
Response:
• Traffic and transportation management is a key aspect of the
technical work being undertaken to support the
development of the Secondary Plan. There are plans
currently being implemented to improve the road network
extending from Bowmanville West, and a complete review of
mobility within the Secondary Plan Area will also be
undertaken.
Question: Will there be a plan to ensure age friendly
communities for an aging population? Will developers be
encouraged to build multigenerational homes like a duplex or
bungalows which is high in demand for large families and
seniors. These types of homes are hard to find in Durham
Region.
Response:
• The development of communities where people are able to
age in place and have comfortable access to amenities like a
complete sidewalk network designed for all ages and
abilities (from 8 to 80 years old), are key aspects of the
planning for Clarington. These considerations can be
embedded in the Design Guidelines for the Plan, as this
document would provide guidance for developers and the
Municipality on the design of age-friendly amenities and
infrastructure.
Question: The plan looks like it has a high rise focus and this
borders on a subdivision of low-rise houses who did not plan to
move next to a high-rise area.
Response:
• Since Bowmanville West is considered a Major Transit Station
Area the conc ept plans provide one example of how the
density target for the area can be achieved to conform with
the Provincial Growth Plan. The Project Team is keen to
receive feedback from the community and identify where
modifications need to be made to support a mix of heights
and gentle density adjacent to existing residential
neighbourhoods.
Question: The land at the southwest corner of Green Road and
Highway 2, have been shown as potentially containing 7-12
story mixed use structures, despite being adjacent to the back
yards of low density housing, What is your plan to ensure this
doesn't threatens local privacy?
Response:
• The concept plans show where the various types of land uses
and heights of buildings could be located. Your feedback is
important to continue to refine these plans. Design
guidelines are going to be developed that would highlight
how landscaped buffers and the transition of heights
adjacent to existing residential neighbourhoods would need
to be incorporated, in order to reduce impacts to privacy,
shadows, and other key considerations.
Bowmanville West Urban Centre and Major Transit Station Area
Secondary Plan Update
8 | Page Dillon Consulting Limited | November 2020
Question: Where will the main access to the parking lot for the
Bowmanville GO Transit Station be? Will it be off Aspen
Springs/Bowmanville Ave (Hwy 57), or from Prince William
Boulevard?
Response:
• There will need to be a diversity of access for a diversity of
transportation modes, including people arriving by bus, on
foot, and by bicycle. Metrolinx owns land that fronts onto
both Aspen Springs and Bowmanville Avenue, so there will
be a range of options for how the entrance and exit points
are designed to support all modes of transportation.
Question: There is not enough space on Bowmanville Avenue to
provide the type of traffic, bike lanes and sidewalks that is being
proposed. How will this be addressed?
Response:
• Bowmanville Avenue is a Regional Road, and the Region is
currently undertaking a widening of this roadway to four
lanes. This is being implemented through a phased
approach, with the first phase scheduled for 2021/2022 from
the CPR Bridge through to Stevens Road. This would include
the intersection of Bowmanville Avenue and Highway 2. In
addition to the widening, multi-use trails and other safety
improvements will be installed along the corridor.
Bowmanville West Urban Centre and Major Transit Station Area
Secondary Plan Update
9 | Page Dillon Consulting Limited | November 2020
5.0 Interactive Activity & Online Survey Responses
The following is a summary of the key comments and feedback
received through the interactive portion of the PIC, and through
the Social Pinpoint survey that was open for public comment
from October 2, 2020 to October 19, 2020. Appendix A presents
the mapped results of the survey and the complete comment
record.
Community Space
• Participants agreed with the proposed locations for improved
green space/community gathering spaces and recommended
more community gathering space in a number of areas such
as small park amenities, open spaces, areas for active
transportation and improved pedestrian safety along King
Street West and in close proximity to the proposed tallest
buildings.
• The design of new spaces will need to focus on accessibility,
and also provide buffering between low density residential
areas and higher built form across the area.
• Locations for pedestrian improvements and traffic calming
were identified at the intersection of Clarington Boulevard
and Prince William Boulevard, along Green Road, and along
Bowmanville Avenue.
• Access to the GO Station for all modes of transportation was
raised as a key priority.
Future Land Uses
• Parking was a common concern for residents in the area,
particularly at the GO Station. The number of parking spaces
will determine impacts to adjacent roadways and
neighbourhoods.
• There was general agreement on the main areas identified for
mixed-use development. Specific comments were given for
suggested commercial or office uses that would benefit the
community such as a mix of retail to meet every day needs,
small businesses, and entertainment.
• Traffic and noise were raised as key concerns for areas where
mixed use development would abut residential
neighbourhoods.
• Affordable housing and a diverse supply of housing types that
allow for mixed family arrangements and aging-in -place was
identified as an important component of the residents’ vision
for the area.
Taller Buildings
• The particular sections of the Secondary Plan Area where taller
buildings would be welcomed include:
o Directly adjacent to the GO Station
o Along Highway 2
o North of Highway 2 and east of Clarington Boulevard.
Lower Buildings
• Residents expressed concern about tall buildings located
adjacent to existing low density residential neighbourhoods,
including:
o Along the south side of Brookhill Boulevard
o Southwest corner of Highway 2 and Green Road
o Southeast corner of Bowmanville Avenue and Highway
2/King Street West
o On the east side of Green Road, south of Regional
Highway 2.
Bowmanville West Urban Centre and Major Transit Station Area
Secondary Plan Update
10 | Page Dillon Consulting Limited | November 2020
6.0 Next Steps
What does this feedback mean for the
Secondary Plan?
In summary, the comments that were received supported the
overall vision for the Secondary Plan but did highlight a need to
re-evaluate certain areas. It was understood that taller buildings
would be a necessary part of future development and that they
should be located in areas where they can transition in height
down to the level of the existing homes in the surrounding area.
In addition, higher density development needs to be balanced
with an appropriate amount of green space and school capacity.
Important points were made about the relationship between the
proposed land use plan, densities and the transportation
network. Getting people to and from the GO Station while at the
same time maintaining traffic patterns through the Secondary
Plan area and ensuring pedestrian safety will be vital.
Useful comments were also made about ensuring that the
Secondary Plan take into account accessibility for all ages and
abilities. In addition, it was noted that the Secondary Plan needs
to have a coherent plan for achieving housing affordability as
part of the new development.
What should you anticipate next?
Based on the comments provided, the concept plans will be
further revised and developed into a 3D map that illustrates the
future vision for the Secondary Plan. In addition, part of the
workplan in this stage of the project will include a review of best
practices from other GO Station areas (MTSAs). This information
will help to inform the final concept plan that will be presented at
a future Public Meeting.
Bowmanville West Urban Centre and Major Transit Station Area
Secondary Plan Update
Dillon Consulting Limited | November 2020
APPENDIX A: Social Pinpoint Survey
Results, October 2020
Bowmanville West Urban Centre and Major Transit Station Area
Secondary Plan Update
Dillon Consulting Limited | November 2020
Figure A-1 Social Pinpoint Survey Reference Map 1: Comments 1 – 34
PIN LEGEND: Blue = Community Space; Orange = Future Land Uses; Green = Taller Buildings; Red = Lower Buildings
Bowmanville West Urban Centre and Major Transit Station Area
Secondary Plan Update
Dillon Consulting Limited | November 2020
Category Map
Marker # Comment
Community Space 1 Area is already heavily populated with not enough green space
Community Space 1a Why is medium density the lowest option? Why is there no low density?
Community Space 1b Really needs some development, maybe small park amenities. Trail for bikes, area to walk your dog? Massive
development nearby, green is needed...
Future Land Uses 2 Traffic and noise from the commercial areas to be separated from the surrounding residential.
Community Space 3 All of this retail area needs to have green space added to it. Many empty retailers on the south side so the
need for more retail stores is not there. An example is the weedy mess beside the dollar store it could easily be
a parkette for residents who walk/bus to the shops. They can have a breather and enjoy the area. Now with
COVID and such it would be a better green space with picnic tables as people will need to eat there fast foods
outside more often.
Future Land Uses 4 Commercial uses will be dependent on the demand. Less need for retail, less use for retail (shift to online
shopping).
Community Space 5 More green spaces incorporated!
Taller Buildings 6 Put the bigger buildings in the middle of the new development and transition to lower buildings away from
there as they approach existing housing areas.
Lower Buildings 7 Density - preferred to have buildings lower in height.
Future Land Uses 8 mix of uses (residential and office)
Future Land Uses 9 Library branch
Taller Buildings 10 6-12 stories
Community Space 11 We need to show a transit/transportation network improvements, including how people are to access the GO
station before we finalize the land use plan
Community Space 11a These 2 comments are right on. I do not understand how one can plan the land use, before one plans how
people will access this GO station. Where are the HOV lanes/separated bike lanes/safe pedestrian spaces? If
you need more land to make the transit accessible you have to know that now.
Community Space 11b There needs to be more thought put into the design of roadways leading in and out of the proposed Go
station. The roads barely seem capable for the volume that travels them now. Add in the GO station and it will
be a commuter nightmare.
Community Space 12 HOV lanes could be used to help improve access to the station area.
Future Land Uses 13 Agree with heights for this area, with appropriate amenity space for residents.
Bowmanville West Urban Centre and Major Transit Station Area
Secondary Plan Update
Dillon Consulting Limited | November 2020
Category Map
Marker # Comment
Lower Buildings 14 Lower and plan for transitions
Lower Buildings 14a This space is great for taller buildings. Easy access to town/Go train/ 57 & 401. Wasted green space as it
is now, just a pile of weeds. Far better site than the suggested building at the top of the hill on 57 and
flooding out all the residence to the east.
Lower Buildings 14b I think this is a good location for tall, high density buildings.
Future Land Uses 15 Agreed that density adjacent to GO site is good planning
Future Land Uses 16 Ensure appropriate parking requirements and standards for the high rise buildings.
Future Land Uses 17 Protection for transit users in waiting areas to consider inclement weather
Lower Buildings 18 Think about a range with incentives to go higher
Taller Buildings 19 Taller buildings around GO. 20+
Taller Buildings 19a We need taller building around GO station. This will build ridership for GO transit and will make this a
profitable transit stop. Moreover taller buildings accommodate and large number of people decrease
ownership cost and result in affordable housing. More density is required for survival of small businesses
around transit hub.
Future Land Uses 20 Family housing in the central south for safety of children, and better walkability. Better established
communities. Scarborough Town Centre an example - high rise surrounding the GO station.
Future Land Uses 20a To add to family housing in the central south, adding additional schools (primary/middle school level) would
be desired.
Taller Buildings 21 Where higher densities are proposed, the taller building developments should incorporate multi-use areas
(e.g. courtyards, greenspaces)
Lower Buildings 22 Density - preferred to have buildings lower in height.
Future Land Uses 23 could benefit with well-planned commercial that benefit the future residential
Future Land Uses 24 Most of this area coded "Mixed Use High Density" is now parking lots, and the buildings are nearly all a single
story. Is there actually a plan to turn this to high-density uses? That would be a big improvement, and would
make it much more attractive to non-motorists to work, do business or live near transit.
Lower Buildings 25 Less density - or an understanding of amount of density
Lower Buildings 25a This seems ideal for mixed use high density, especially as you move away from houses across Green Rd.
Bowmanville West Urban Centre and Major Transit Station Area
Secondary Plan Update
Dillon Consulting Limited | November 2020
Category Map
Marker # Comment
Lower Buildings 26 Lower buildings here because of single family dwellings directly across Green Rd. I think a gradual increase to
high density is more appropriate (north of Prince William)
Lower Buildings 27 See the comment for the tag to the right (marker 26)
Future Land Uses 28 What is the plan/policies for affordability?
Lower Buildings 29 Should be a 4-6
Lower Buildings 29a I agree. This is immediately adjacent to single family dwellings and there doesn't seem to be space for a
setback or a gradual increase in density or building height.
Future Land Uses 30 Update train crossings to eliminate need for honking / horns
Future Land Uses 31 Ensure adequate parking otherwise people may park along the road or at the adjacent condos causing issues.
Also, as this is the end of the line (currently) keep in mind that people who don't use Go now may start to as
they shift working into the city due to new transit options.
Future Land Uses 31a Having a GO parking lot next to residential will increase the amount of vehicle traffic on residentials roads that
are not designed for it. With schools nearby and lots of pedestrian traffic crossing these roads, there will be a
increased safety concern.
Taller Buildings 32 6-8 stories
Taller Buildings 32a "We are residents of McCrimmon and we already have significant water issues because of the lay of the land.
Putting a building here regardless of how they will be mandated to deal with their own water will cause
bigger issues (we know they will plow the snow back to the fence, draining into our yards).
Taller Buildings 32b Did we not learn anything from the new building on 57? It is elevated at least 50 ft above the streets to the
east. I live on Rhonda, since the new building went up on 57 recently we have had a lot of water issues. The
Montessori school property on Rhonda has major flooding issues when it rains. We are lucking the sc hool
yard and field sop up some of the water. The people living on Trewin and the other adjacent streets without a
schoolyard between them will see serious flooding.
Future Land Uses 33 Traffic and noise to be separated from the surrounding residential. Could any traffic be diverted from Aspen
Springs?
Community Space 34 Mixed green space behind the baseball diamond leading to 57. It would be great if the streets to the east
could access 57, especially once the Go train is there.
Bowmanville West Urban Centre and Major Transit Station Area
Secondary Plan Update
Dillon Consulting Limited | November 2020
Figure A-2 Social Pinpoint Survey Reference Map 2: Comments 35 - 65
PIN LEGEND: Blue = Community Space; Orange = Future Land Uses; Green = Taller Buildings; Red = Lower Building
Bowmanville West Urban Centre and Major Transit Station Area
Secondary Plan Update
Dillon Consulting Limited | November 2020
Category Map
Marker # Comment
Lower Buildings 35 This is not the place to put 6-8 story buildings. Adding to the tax base at the expense of existing
neighbourhood home owners.
Lower Buildings 36 This is not the place to put 6-8 story buildings. Adding to the tax base at the expense of existing
neighbourhood home owners.
Future Land Uses 37 More entertainment/retail
Future Land Uses 37a Bowmanville is a small town. Not a sprawling metropolis. It has a good mix of retail/entertainment now. No
more big-box development.
Community Space 38 Naturalized park space.
Community Space 38a Please no more housing developments.
Community Space 39 Open space/ amenity area/trees, built into future development
Community Space 40 The large elevation differential between track level and a pedestrian overpass over Hwy#57 / Martin Road /
Bowmanville Ave (60 feet?) will result in a major impediment for people. The walkway and bike path should
go under Bowmanville Ave at track level. With a connection to McCrimmon and a Kiss and ride at Kings Hill
Lane and Waverly. Similarly a walkway on the north side of the tracks is the most level route down to the
parklands and downtown,
Community Space 40a This is an excellent idea to encourage walking to the GO Station from the neighbourhoods to the east of
#57. The additional Kiss and ride idea makes a great deal of sense for commuters who are not living inside
the Bowmanville West plan area.
Community Space 40b Snow removal for the trail and parking area, here and at Baseline Road. As for all the garbage left behind at
certain times of year by a lot of fisherman, no fishing between 401 and highway 2 would see a lot of
benefits.
Community Space 40c Mapping of park spaces
Future Land Uses 41 General for the entire area: ensure enough sidewalks are provided to encourage walkability in the area.
Ensure they're wide enough to accommodate physical distancing. We need to learn from the pandemic
that green spaces should be provided. Perhaps more pockets of green space/neighbourhood parks
scattered around the area.
Lower Buildings 42 These lots are directly adjacent to private back yards. In order to retain the personal privacy of residents
any building should not be capable of peering into these spaces
Lower Buildings 42a Very important point to mention
Bowmanville West Urban Centre and Major Transit Station Area
Secondary Plan Update
Dillon Consulting Limited | November 2020
Category Map
Marker # Comment
Community Space 42b Bike paths in the whole west end
Community Space 43 Linear park, buffer the existing residential subdivision to the south
Taller Buildings 44 Good to have density close to Go Station
Taller Buildings 44a True, but how will the rest of Bowmanville access the GO station when there is 1/4 of the parking normally
at GO stations?
Community Space 45 Overall green space needs to be added anywhere you can
Community Space 46 Overall necessity for the public realm: accessibility
Community Space 47 Traffic circle - could that be considered, looked in to? Current light is dangerous - something to consider.
Community Space 48 Open space, parkettes, trees, areas to play (children)
Community Space 49 Well-lit crosswalks and speed bumps.
Community Space 50 Splash pads, shaded area, trees
Future Land Uses 51 To help encourage walkability and safety for residents, enough lighting is necessary for safety and
assurance - especially kids and families.
Taller Buildings 52 Good to have higher density close to go station.
Community Space 53 policies need to include TDM measures
Community Space 54 Pedestrian Safety Improvement needed
Community Space 55 Naturalized playground.
Community Space 56 There used to be an old tunnel under the tracks used as a farm crossing. This was very useful to walk
between residents on Aspen Springs to the shopping to the north. I understand there will be a pedestrian
walkway to cross over at the GO Station, but a wide secondary tunnel would be very useful again and can
be constructed for an all-access route (i.e.: wheelchairs, bicycles, strollers and pedestrians). A multi-use path
can be constructed on the edge of the rail corridor to join private lands.
Community Space 57 Consider a bridge(s) or underpass(es) to better connect pedestrian routes and the heavy vehicle traffic that
exists and will come around the GO Station area.
Community Space 57a First off when will you be making 57 a 4 lane road. All the traffic needs to move and Bowmanville has a go
slow road system. This is why industry is not moving here. Look at Mississauga and there road system. We
need to improve ours.
Community Space 58 GO Station should be shown as public infrastructure
Bowmanville West Urban Centre and Major Transit Station Area
Secondary Plan Update
Dillon Consulting Limited | November 2020
Category Map
Marker # Comment
Community Space 58a The land use drawings do not clearly show 770 parking spaces. I assume they are still planned for as the
need for parking spaces has always far exceeded planners projections. Aspen Springs onto 57 /
Bowmanville Ave will be a major choke point. Consider a traffic circle at that point so that traffic can enter
directly from the parking lot onto Bowmanville Ave. If not directly then also a traffic circle to enter from the
lot onto Aspen Springs.
Community Space 59 To help calm traffic (and the already high volume here), adding speed bumps and other traffic control
measures. It gets busy with the school nearby.
Future Land Uses 60 Perhaps provide alternative access ways to minimize traffic for all modes because the only access to the GO
Station is from Aspen Springs.
Community Space 61 Additional traffic lights are needed on 57.
Community Space 61a Need to make this more walkable and safe.
Community Space 62 The large elevation differential between track level and a pedestrian overpass over Hwy#57 / Martin Road /
Bowmanville Ave (60 feet?) will result in a major impediment for people. The walkway and bike path should
go under Bowmanville Ave at track level. With a connection to McCrimmon and a Kiss and ride at Kings Hill
Lane and Waverly. Similarly a walkway on the north side of the tracks is the most level route down to the
parklands and downtown,
Lower Buildings 63 This is not a suitable place for taller buildings. The lay of the land will allow any buildings 3 stories or more
to look directly down and into the windows of homes backing onto this location, a serious privacy concern
for residents.
Community Space 64 Given the 770 parking spaces adjoining it Aspen Springs onto 57 / Bowmanville Ave will be a major choke
point. Consider a traffic circle at that point so that traffic can enter directly from the parking lot onto
Bowmanville Ave. If not directly then also a traffic circle to enter from the lot onto Aspen Springs.
Community Space 65 Accessible access to existing green spaces.
Community Space 65a I don't understand what is going here. Is this the school yard on Rhonda? Are they suggesting access thru
to more green space??
Community Space 66 Pathway from Alonna to Rosalynn needs to be updated/improved.
Bowmanville West Urban Centre and Major Transit Station Area
Secondary Plan Update
Dillon Consulting Limited | November 2020
APPENDIX B: Public Information
Centre #3 Notice
To obtain this information in an alternate format, contact the
Accessibility Coordinator at 905-623-3379 ext. 2131, TTY: 1-844-790-1599.
Join us at Public Information Centre #3 to share your ideas
and vision for this growing area.
Bowmanville West Urban Centre and GO Station Area
Thursday, October 1, 2020, starting at 7 p.m., join online or by phone.Bowmanville AveDurham High
w
a
y
2
Green RoadBrookhill Boulevard
Boswell DriveAspen Spri
n
gs
Dri
v
e
Bowmanville
Creek
C.P.R.±
Bowmanville West
Urban Centre and
Major Transit
Station Area
Secondary Plan
The Bowmanville West Urban Centre is being
planned as the main concentration of commercial
and mixed-use development in Clarington.
The new GO Train station, and the related transit-
oriented development (TOD), is a key driver of
change for this area.
In February 2020, Metrolinx chose Bowmanville
West as the destination for GO train service to
Bowmanville.
Join us for an online Public Information Centre to
learn what this will mean for the development of
Bowmanville West. Share your ideas on how to
balance higher density growth with new green
spaces.
Register in advance for this
meeting at
www.clarington.net/
BowmanvilleWestPIC
For more information, contact Paul Wirch
and Carlos Salazar at 905-623-3379 or at
BowmanvilleWest@clarington.net.
Follow the project online at
www.clarington.net/BowmanvilleWest.
CLARI N G TONBowm a n v ille W
e
s
t
secondary
plan
Bowmanville West Urban Centre and Major Transit Station Area
Secondary Plan Update
Dillon Consulting Limited | November 2020
Appendix C: Public Information
Centre #3 Presentation
Bowmanville West
Urban Centre and
Major Transit Station Area
Secondary Plan
Dillon Consulting Limited 1
Public Information Centre #3
Virtual Meeting
October 1, 2020
7pm –8:30pm
Tonight’s Agenda
•Welcome and Introductions (7:00 -7:05)
•Presentation (7:05 –7:25)
•Q&A (7:25 –7:40)
•BREAK –5 Minutes
•Breakout Activities (7:45 –8:30)
•W rap Up
2
Meeting Guide
Update on the project
Background and new
material on preliminary
concept plans
3
Please stay on
mute
Q/A and Activity Session for a
more focused discussion
Use the chat bar to ask
questions
CONTEXT
Paddy Kennedy -Dillon Consulting Limited
Part 1
4
Context
Secondary Plan Area (126 hectares)
5
Context
The Secondary Plan Update Process
WE ARE HERE
Concept plans,
3D model and
best practices
review
6
Context
Why are we updating the Secondary Plan?
Updated Clarington Official Plan GO Train to Bowmanville
7
Context
What is a Secondary Plan?
•A Secondary Plan provides
detailed plans and policies
beyond for a specific area
•Includes plans/policies for
adoption into the Official Plan
1. Vision,
Goals/Objectives
2. Land Use
3. Transportation
3. Urban Design
5. Implementation
Tools
8
Context
History and Policy Context
9
Future Mixed Use
Current Retail
GO Train
Context
Why is Planning Around Station
Areas Important?
10
Context
Secondary Plan Area (126 hectares)
The entire Secondary Plan area
for Bowmanville West is
considered to be a Major Transit
Station Area (MTSA)11
Context for Bowmanville
History and Policy Context
There has been a considerable amount of work already completed on the future opportunities for transit
oriented development in the Bowmanville West.
12
2005 Secondary Plan Update Concept Plan 2017 Transportation Hubs Study Concept Plan
Illustrative Concept: 2021 – 2070 Forecast
13
Concept by others -Not for developmentSource: Analysis of the Proposed Lakeshore East GO Transit Rail Extension Alignment Options and Business Case Analysis by N. Barry Lyon Consultants
Illustrative Concept: 2021 – 2070 Forecast
14
Concept by others -Not for developmentSource: Analysis of the Proposed Lakeshore East GO Transit Rail Extension Alignment Options and Business Case Analysis by N. Barry Lyon Consultants
Context
New Direction for Station Area Funding
•Metrolinx has shifted direction on the development of GO Stations:
o Partner with developers to integrate the Station into transit oriented development
o Providing developers opportunities to build commercial and residential development
with a significant attraction of a GO Station on site
15
•Developers build the
new station in
exchange for transit-
oriented development
rights
•Planned land use,
density and height
permissions are a
major element for
investment attraction
•Shift from focus on
parking provision at
Station
Context
What Does This Mean for Bowmanville West?
16
•High-rise development
around the station;
•Diverse mix of land uses
(including residential,
major office and services)
•Multi -modal access in and
around the station;
•Enhanced connections to
local transit;
•Active transportation
infrastructure (sidewalks,
bike lanes, bicycle parking
facilities).
Major Transit Station Area in Bowmanville West
What Will it Look Like?
17
7
Context
GO Rail Update
•In February 2020, Metrolinx completed an update to its Initial Business
Case analysis
•The Bowmanville location was selected as the best of several options for
extending the GO Lakeshore East rail service to Clarington
•Metrolinx has advanced to the Preliminary Design Business Case stage of
the process
18
Alignment Option 2 –Bowmanville Rail Service Extension Initial Business Case Update
Context
Next Steps for Bowmanville West
1.Develop a concept plan
that meets Provincial and
Regional goals for growth.
2.Develop a concept that
transitions to the existing
neighbourhoods.
3.Provide Clarington
Council and the public
with the policy tools that
will support TOD and the
GO Station.
19
WHAT WE HAVE HEARD
Zahra Jaffer -Dillon Consulting Limited
Part 2
20
What We Heard
PIC#2 Engagement Feedback
Land Use and
Intensification
•Support for mixed-use development over time
•Taller buildings to be located along major corridors and closer to the GO
Station
•Provide facilities and amenities required to support additional
development (e.g. medical services, rental housing, etc.)
•Transitions required for tall buildings to manage visual impacts for
adjacent low rise neighbourhoods
21
What We Heard
PIC#2 Engagement Feedback
Placemaking and
Urban Design
•Integrated and diverse types of gathering spaces needed e.g. new
parks and gathering spaces to serve mid and high rise
developments
•Preserve existing spaces
•Barrier-free access is key
22
What We Heard
PIC#2 Engagement Feedback
Mobility and
Access
•Safe and convenient access to the GO Station needed for all users
•Pedestrian safety a key concern along Highway 2 and Bowmanville Ave.
•A connected network of safe walking and cycling facilities and routes are
needed throughout the area
•Traffic calming along residential streets
23
PRELIMINARY CONCEPTS FOR
BOWMANVILLE WEST
Paddy Kennedy -Dillon Consulting Limited
Part 3
24
Land Use and Intensification
Achieve appropriate levels of density to support the Transit Station
1) Mid Rise Buildings (3-8 storeys)3) High Rise Buildings (9-20 storeys)
2) Mix of Uses (Residential, Office, Commercial)4) Cultural/Entertainment Uses
25
Preliminary Land Use Concept Plan
26
Building Typologies and Height
Range of heights, focusing taller buildings in strategic areas
1) Gentle Density 3) Along Major Transportation Corridors
2) In proximity to the GO Station 4) Transition Heights Across the Area
27
Preliminary Building Height Concept Plan
28
Urban Design and the Public Realm
As the population grows, more gathering and recreation spaces will be needed
1) Streetscape Improvement 3) Gateway Areas
2) New Public Space 4) Pedestrian Safety Improvements
29
Preliminary Public Realm Design
Concept Plan
30
Q&A
Paul Wirch –Municipality of Clarington and
Paddy Kennedy –Dillon Consulting Limited
Part 4
31
Use the ‘Raise Hand’ function...
…or send us a chat using the option at the
bottom of your screen
32
Q&A
33
BREAK
RETURNING AT 7:45PM
34
BREAKOUT GROUP ACTIVITIES
Part 5
35
Key Questions
Land Use & Building Height
•Where does the mix and
placement of land uses
need to be modified?
•Where should building
heights be reconsidered?
Public Realm
•Where else could
improvements be made to
add or improve open
space?
•What features could be
included in these open
spaces to make them
worthwhile?
36
NEXT STEPS
Paul Wirch –Municipality of Clarington
Part 6
37
Next Steps on the Project
Bowmanville West Urban Centre
•Integration of community feedback to:
–Prepare 3D model showing what the revised concept plans could look
like
–Prepare Phase 2 Report and Summary
•Develop the Draft updated Secondary Plan and Zoning By-law
38