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Home My WebLink AboutPDS-027-21Clarington Staff Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: May 17, 2021 Report Number: PDS-027-21 Submitted By: Ryan Windle, Director of Planning and Development Reviewed By: Andrew C. Allison, CAO Resolution#: PD-156-21, PD-162-21, C-191-21 File Number: COPA2020-0003; PLN 41.4 By-law Number: Report Subject: Southwest Courtice Secondary Plan — Recommendation Report for Official Plan Amendment 125 Recommendations: 1. That Report PSD-027-21 be received; 2. That Official Plan Amendment 125 (OPA 125) to include the Southwest Courtice Secondary Plan in the Clarington Official Plan be adopted; 3. That upon adoption by Council, the Southwest Courtice Secondary Plan be implemented by Staff as Council's policy on land use and planning matters and through the capital budget program; 4. That the Director of Planning and Development Services be authorized to finalize the form and content of OPA 125, the Secondary Plan and the Urban Design and Sustainability Guidelines resulting from Council's consideration, public participation, agency comments and technical considerations; 5. That the Urban Design and Sustainability Guidelines appended to the Secondary Plan be approved and be used by staff to guide development applications and public projects; 6. That the Director of Planning and Development Services be authorized to execute any agreements to implement the Secondary Plan once adopted by Council; 7. That OPA 125 be forwarded to the Region of Durham for approval; 8. That Council close the unopened road allowance legally referred to as: Municipality of Clarington Page 2 Report PDS-027-21 a. Firstly: Part of the road allowance between Lots 34 and 35, Con 1 (Darlington), now Part 1 on 40R-31088, Municipality of Clarington; b. Secondly: RDAL BTN LTS 34 & 35, Con 1 (Darlington) btn Hwy 401 & d502897; Municipality of Clarington; 9. That the unopened road allowance portions be conveyed to the contiguous landowners for fair market value based on an appraisal prepared at the expense of such owners at the time of purchase; and 10. That all interested parties listed in Report PDS-027-21 and any delegations be advised of Council's decision regarding the adoption of the Secondary Plan Municipality of Clarington Report PDS-027-21 Report Overview Page 3 Staff are pleased to present the Southwest Courtice Secondary Plan for Council adoption based upon the extensive consultation that has taken place. The purpose of the Official Plan Amendment 125 is to adopt the Southwest Courtice Secondary Plan and the Urban Design and Sustainability Guidelines into the Clarington Official Plan. This Amendment applies to only the lands located within the Southwest Courtice Secondary Plan Area. The policies and guidelines will guide the creation of a range of housing types, a central elementary school, walkable streets, accessible parks, and protected and enhanced natural features. The design of the neighbourhood places a strong emphasis on walkability and access to amenities to encourage social interaction and outdoor activity. After adoption by Council, the Southwest Courtice Secondary Plan will be sent to the Region of Durham for approval. 1. Purpose of the Report 1.1 The purpose of this Staff Report is to recommend to Council the adoption of Official Plan Amendment 125 (OPA 125) to the Clarington Official Plan to include the Southwest Courtice Secondary Plan in the Official Plan. The recommendation comes following a thorough public planning and consultation process. The Staff recommended OPA 125 includes the Southwest Courtice Secondary Plan and the Urban Design and Sustainability Guidelines which are incorporated as Attachment 1. 1.2 This report includes a summary of the process and comments received since the release of the Draft Secondary Plan, the Draft Urban Design and Sustainability Guidelines, and the Draft Official Plan Amendment on June 1, 2020. 2. Background 2.1 The Southwest Courtice Secondary Plan area is generally bounded to the north by Bloor Street, Robinson Creek to the east, Townline Road South to the west and Highway 401 to the south (Figure 1). Approximately half of the 216- hectare area has been developed under the existing Secondary Plan completed in 1996. The expanded area includes the conversion of the employment lands to the south. 2.2 A conversion means redesignation from employment area to another urban designation, in this case, from employment area to residential area. Secondary Plan boundaries are drawn to take these differences into account. Here, it was determined that the employment land to the south of Southwest Courtice's residential area would function better as an extension of the residential area. The Employment Land Conversions have been previously supported by Council three times, twice in 2019 and once in 2021, as detailed in Section 6.3 to 6.5 of this report, as well as in Attachment 2, the Sequence of Events. Municipality of Clarington Page 4 Report PDS-027-21 2.3 The process of this conversion from one type to another requires approval from the Region of Durham through their ongoing Municipal Comprehensive Review process. In support of the ongoing Secondary Planning Process, the Municipality submitted the formal request for land Conversion to the Region on September 23, 2020. Council's support of the proposed conversion was forwarded to the Region of Durham in February of this year. Rationale for the conversion as well as a status update is provided in Section 6.3. 2.4 The Secondary Plan area contains significant green spaces associated with Robinson Creek and its associated tributaries and valley lands. These watercourses, and their associated woodlots and wetlands guide the structure of the Secondary Plan layout. 2.5 All the higher density uses are proposed to be focused along Bloor Street. Along the southern edge of the Plan area, there will be a concentrated area of medium density development which will be predominantly townhouses and low-rise apartment buildings, not exceeding 4 storeys in height. The remainder of the low -density area would predominantly be single detached, semi-detached, and townhouse dwellings. 2.6 The result will be a residential community with walkable streets, a diversity of housing types, accessible and versatile parkland, and protected natural features. 2.7 Background and technical reports were required as part of the Secondary Plan process. These reports outline the challenges and opportunities for the area and informed policy direction. The list of reports is as follows: • Stage 1 Summary Report • Public Meeting #1 Consultation Summary • Cultural Heritage Assessment Report • Stage 1 Archaeological Assessment Report • Transportation Impact Assessment Report • Servicing, Existing Conditions, Opportunities and Constraints Report • Stage 2 Summary Report • Functional Servicing Report • Transportation Impact Assessment • Planning Rationale Report Municipality of Clarington Report PDS-027-21 Page 6 2.8 For the sake of clarity, the Official Plan Amendment replaces the existing plan and urban design guidelines with those recommended in this Report. Approvals already granted are not affected by this change. The Southwest Courtice Secondary Plan will maintain the original plan's progressive vision and many of its policies. 3. Priorities in the Secondary Plan and the Urban Design and Sustainability Guidelines 3.1 The Southwest Courtice Secondary Plan, the Urban Design and Sustainability Guidelines and the preparation process has addressed the five priorities identified by Council in the Secondary Plans Terms of Reference; • Sustainability and Climate Change • Affordable Housing • Excellence in Urban Design • Community Engagement • Coordination of Initiatives Sustainability and Climate Change 3.2 The Southwest Courtice Secondary Plan addresses the criteria developed for Secondary Plans in Clarington's Green Development program and is guided by the Priority Green Development Framework. Council added emphasis to this priority through the declaration of a Climate Emergency on March 23, 2020. 3.3 Sustainable development principles and practices are incorporated throughout the Secondary Plan and the Sustainable Urban Design Guidelines, including the design of neighbourhoods and the allocation of land uses. Affordable Housing 3.4 Council, through Official Plan policy, supports the provision of a variety of housing types, tenure and costs for people of all ages, abilities and income groups. From the recommended policies in Clarington's Affordable Housing Toolkit, the Southwest Secondary Plan is implementing various strategies including the requirement that the Landowners Group provide either land or a contribution of funds to the Municipality for the development of affordable housing. The Landowners Group has agreed to provide $400 per unit towards affordable housing. Excellence in Urban Design 3.5 The goal for any new development is to celebrate and enhance the history and character of Clarington. New neighbourhoods are to be created with a sense of place and all development should result in high quality design. The Secondary Plan policies supported by the Urban Design and Sustainability Guidelines provide substantial direction for high quality design. Municipality of Clarington Report PDS-027-21 Community Engagement Page 7 3.6 Clarington Council is committed to community consultation and engagement beyond the statutory requirements. The preparation of this Secondary Plan was and continues to be supported by a thorough public engagement strategy which includes a range of public consultation initiatives in order to share, consult, deliberate, and collaborate with all stakeholders. For all public information centres and public meetings all landowners of the area were informed by letter, newspaper advertising, and social media. These efforts were in addition to any statutory meeting requirements. Coordination of Initiatives 3.7 There are several projects integrated with, and yet separate from the Secondary Plan. This includes the Environmental Assessment process for higher order roads in the Secondary Plan, the Robinson and Tooley Creeks Subwatershed Study and the Courtice Employment Lands and Major Transit Station Area Secondary Plan. Environmental Assessment Process 3.8 An Environmental Assessment (EA) is required for all new major (collector and arterial) roads needed for the Southwest Courtice Secondary Plan. To avoid confusion and focus resources more effectively, this Secondary Plan project is being undertaken using the `Integrated Approach' which jointly satisfies the requirements of both the Planning Act and the Environmental Assessment Act. All public notices, communications, and review periods have been designed to ensure that they conform to the requirements of both Acts. Key public consultation elements of the EA process include: • Notifications: All project notices demonstrate clear indication of the Integrated EA and Planning Act approach; • Mandatory Consultation: Engagement with review agencies and the public regarding the problem/opportunity and alternative solutions is a key component for the EA process; and Completion: At study completion, a Notice is to be prepared advising agencies and the public of the study completion and the opportunity to review the project reporting. Indigenous Communities Consultation 3.9 Both the Planning Act the Environmental Assessment Act require consultation with Indigenous communities. Staff provided background materials and copies of all notice material to each Indigenous community with rights and interests in the area. Staff have ensured consultation with the each of the required Indigenous communities meets the requirements of the Acts. Municipality of Clarington Report PDS-027-21 Robinson/Tooley Creeks Subwatershed Study Page 8 3.10 This Secondary Plan is located within the watersheds of the Robinson Creek and Tooley Creek. The Subwatershed Study (SWS) Existing Conditions Report was released for public comment, and a public meeting was held in November 2019. 3.11 The second phase of the SWS is nearing completion. In this phase, a Subwatershed Management Report will be prepared. It will provide direction regarding stormwater management controls, low impact development measures and groundwater recharge/infiltration parameters. It will also include natural heritage strategies which will protect, rehabilitate and enhance the environment within the study area. The consultants preparing the SWS, CLOCA and Staff have been working together to ensure the necessary policies have been included in the Secondary Plan prior to the report being finalized. After the Secondary Plan is adopted, the development approvals process will provide additional opportunity for the implementation of the Subwatershed Study recommendations. Courtice Employment Lands and Major Transit Station Area Secondary Plan 3.12 The Courtice Employment Lands (CEL) and Major Transit Station Area (MTSA) Secondary Plan is located east of the Southwest Courtice Secondary Plan. The Southwest Courtice Secondary Plan, and its integrated Environmental Assessment, will continue to establish connectivity options that respond and complement the planning for the CEL and MTSA. 4. Public Participation 4.1 The preparation of this Secondary Plan has been supported by a thorough public engagement strategy, including a range of public consultation initiatives, including online and in -person events. These efforts have been in addition to all statutory meetings requirements. All landowners in the area received notice of all the public information centres held and the statutory public meeting. Also, the landowners have been informed that this recommendation report is being presented to Council. 4.2 All public notices, communications and review periods have been designed to ensure conformity with the requirements of both the Planning Act and Municipal Class Environmental Assessment (EA). To avoid creating confusion by sending multiple notices, and to focus Municipal resources more effectively, this project was designed to jointly satisfy the requirements of both the Planning Act and the Environmental Assessment Act. 4.3 In summary the following were the opportunities provided for public consultation: Municipality of Clarington Report PDS-027-21 Project Webpage Page 9 4.4 To facilitate public participation and to provide information, a project web page (www.clarington.net/SouthWestCourtice) was created. All information associated with the project including meeting notices, presentation materials, Staff and consultant's reports are housed on this web page. 4.5 Since the project web page was created on June 4, 2019 it has been visited by over 2316 different people. Of that number, 1550 different people visited the web page after the draft Secondary Plan and Urban Design and Sustainability Guidelines were posted to the web page on June 1, 2020. Initial Planning and Development Committee Public Meeting — June 2018 4.6 The general public and all landowners within the Secondary Plan area were invited to the initial Public Meeting before Council in June 2018. Notice of the meeting was advertised in the Clarington This Week and Orono Times newspapers and on the Municipal website for the two weeks preceding the meeting. The Public Meeting and associated Staff Report (PSD-052-18) outlined the proposed planning process, the composition of the steering committee and the terms of reference for the Secondary Plan. Shortly after Council approval to proceed, Urban Strategies was hired, and the Southwest Courtice Secondary Plan planning process began. Public Information Centre (PIC) Number 1 — June 2019 4.7 The first PIC on June 18, 2019, was held jointly for the Southwest Courtice Secondary Plan together with the Courtice Employment Lands. The purpose of this event was to introduce the public to the two adjacent projects and to begin generating ideas. The approximate 60 residents, business owners, agencies and developers attending the session were interested in how the framework for future development of this area would be created. The integrated Environmental Assessment (EA) process was introduced at the project launch to inform the community that the EA was being undertaken simultaneously with the Secondary Plan. Landowner Meeting — October 2019 4.8 On October 9, 2019, a meeting was held for all landowners within the Secondary Plan Area. Three preliminary road layouts and land use options were presented to solicit feedback on land use compatibility, block/lot flexibility, employment land flexibility, and parkland access and configuration. Public Information Centre Number 2 — October 2019 4.9 The same three land use options were presented to the general public at the project's second PIC on October 24, 2019. Notice of the PIC was given in the same manner as PIC Number 1. 32 people attended this information centre. Municipality of Clarington Page 10 Report PDS-027-21 5. Official Plan Amendment and the Secondary Plan Process — Final Phase Statutory Public Meeting Notice 5.1 The Public Meeting notice was provided to over 1,400 people including property owners inside the Secondary Plan area, landowners within 120 metres of the Secondary Plan area and all interested parties. All draft and supporting documents were posted to the project webpage by June 1, 2020. Clarington Communications promoted the Public Meeting on the Municipal website and through social media. Notice advertising the Public Meeting was placed in Clarington This Week and the Orono Times for three weeks preceding the meeting. A notice was included in the Planning and Development Services E-update. All registered interested parties from the beginning of the project were either mailed of emailed the Notice of Public Meeting. 5.2 In addition to receiving a notice of Public Meeting, external agencies and internal departments were requested to provide their comments regarding the Draft Secondary Plan and the Draft Urban Design and Sustainability Guidelines. 5.3 The Statutory Public Meeting Staff report (PSD-022-20) was released for public review as part of the June 23, 2020 Special Meeting of the Planning and Development Committee agenda. The Staff Report provided an overview of the planning process for Secondary Plans, a brief overview of the planning policy framework in which the Secondary Plan has been developed, a summary of public and agency comments received to date, as well as an overview of the Southwest Courtice Secondary Plan and the Urban Design and Sustainability Guidelines. Statutory Public Meeting — June 23, 2020 5.4 The Statutory Public Meeting was held at Council's Planning and Development Committee virtually on June 23, 2020. The Statutory Public Meeting was the opportunity for Staff to present the Draft Secondary Plan and the Urban Design and Sustainability Guidelines to Council and the public. The meeting was `attended' by approximately 21 people. 5.5 Attachment 2 to this staff report presents the Sequence of Events regarding the Southwest Courtice Secondary Plan as well as a hyperlink to the modified Notice of Council's Decision described below in Section 5.7. 5.6 The Statutory Public Meeting provided the opportunity for the public to formally comment on the draft OPA, the draft Secondary Plan and the draft Guidelines. Since the Public Meeting staff has received an additional 8 written submissions. A summary of public submissions is provided in Section 7 of this report and the Public Comment Summary Table in Attachment 3 of this report. Municipality of Clarington Report PDS-027-21 Page 11 5.7 A Notice of Council's decision regarding Draft OPA 125, Draft Southwest Courtice Secondary Plan and the Draft Urban Design and Sustainability Guidelines was sent following the ratification of decisions made by Committee at the Statutory Public meeting held on June 23, 2020. This notice was sent to all the landowners within the Secondary Plan area and interested parties. The standard notice was modified to provide further explanation to the recipients as to why they were receiving the Notice from the Municipality and explained in plain language what the resolution meant. 5.8 In total, each of the landowners within the Secondary plan Area have received six written notifications including the one for this report, as the project has advanced to the recommendation stage. 5.9 Staff have also received comments from the Region of Durham, Bell, Canada Post, Durham Regional Police Service, the Kawartha Pine Ridge District School Board and the Peterborough Victoria Northumberland Clarington Catholic District School Board. A summary of their Comments is provided in Section 8 of this report and the Agency Comment Summary Table in Attachment 4 to this report. The comment tables provide a review of each comment received and a response as to how the comment/request has been addressed in the Secondary Plan. 6. Provincial and Regional Policy Conformity 6.1 The Southwest Courtice Secondary Plan is consistent with the policy directions of the Provincial Policy Statement, 2020, A Place to Grow: The Growth Plan for the Greater Golden Horseshoe, 2019, and the Durham Region Official Plan as they apply to new communities. 6.2 Collectively the directions regarding complete communities, a thriving economy, a clean and healthy environment and social equity have shaped both the Clarington Official Plan and this Secondary Plan. The Statutory Public Meeting Report PSD-022-20 outlined how the Secondary Plan is in conformity to these planning documents and included the summary of the robust public engagement activities. Employment Land Conversion 6.3 While respecting the employment area policies of the PPS, the Growth Plan, and the Regional Official Plan, the Secondary Plan proposes the conversion of the portion of the Courtice Employment Lands (CEL) west of Robinson Creek to permit residential uses. The lands are severely constrained for employment uses and unlikely to achieve the current policy objective for a high concentration of employment. 6.4 Leading up to the Employment Lands Conversions request in September 2020, Staff took two separate reports to Council in support of the proposed Provincially Significant Employment Zone being removed from the Southwest Courtice Secondary Plan Lands. In February 25, 2019, Staff took Report PSD-015-19 and in June 2019, Staff took Report PSD-027-19 where Council reaffirmed Resolution C-061-19 passed on February 25, 2019, in respect to Provincially Significant Employment Zones. Municipality of Clarington Page 12 Report PDS-027-21 6.5 Through the Region's Municipal Comprehensive Review (Envision Durham), Staff submitted a formal Employment Land Conversion Request for the lands within the Secondary Plan to the Region in September of 2020. Staff outlined the details of the conversion request to Council in February of this year through PDS-009-21. Council's support of the proposed conversion was forwarded to the Region of Durham, to inform the Growth Management Study being conducted for Envision Durham. The Region is currently reviewing the requests and the decision will be made through the MCR process. 7. Public Submission Summaries General Public Comments 7.1 General inquiries were brought forward regarding the timing of construction and project completion of the Secondary Plan. Other inquiries touched upon the details related to the Secondary Plan project and the impacts on specific properties within the Secondary Plan area. Related comments included topics such as decisions on future and surrounding land uses, proposed densities, housing, roads/extensions and traffic. Multiple comments supported environmentally protected lands and features/habitat, increased vegetation, parks, schools, community facilities, transportation and neighbourhood connectivity. 7.2 No submissions from the general public were directly related to a specific Secondary Plan policy or Urban Design and Sustainability guideline. The comments have informed the proposed Secondary Plan policies, giving regard to the concerns expressed. Support and gratitude from the public were also expressed. Landowner Group 7.3 The Landowners Group (LOG) for this Secondary Plan is represented by Delta Urban Inc. The LOG provided several sets of comments regarding the Secondary Plan and the Urban Design and Sustainability Guidelines since release for the Public Meeting in June 2020. Comments were policy and guideline specific. They ranged from being minor in nature, (grammar, numbering, consistent terminology) to extensive in that they sought changes to the land use plan and provisions that were more aligned with developer expectations including the relocation of a park on the southern portion of the Secondary Plan lands. 7.4 All public comments, including those from the LOG, are included in the Public Comments Summary Table in Attachment 3 to this report. The summary table provides an outline of the comments received as well as a response as to how the comment/request has been addressed. Municipality of Clarington Page 13 Report PDS-027-21 7.5 To ensure continuous and open communication throughout the Secondary Plan process, Staff have met regularly with the representatives from the LOG. The most recent set of documents were circulated to the LOG for final review with very minimal comments to be addressed towards finalization. On May 6, 2021, Staff received a letter from the LOG confirming the Group's support of the Secondary Plan and background studies that are attached as Attachment 1 to this recommendation report. 8. Agency Comments Region of Durham 8.1 Staff have received two sets of comments from the Region of Durham since the release of the draft Secondary Plan and draft Urban Design Guidelines in June 2020. 8.2 The Region of Durham has provided guidance on Regional Corridor and general land use policies and Regional servicing as it relates to future development in the Secondary Plan area. The comments were supportive of the Secondary Plan, including higher density built form requirements along Regional Corridors. Policy direction to ensure that adequate access and spacing of arterial roads to accommodate higher traffic volumes as well as for all modes of transit were provided. Policy suggestions have strengthened how the public realm and surrounding land uses have been shaped, while promoting an attractive community design. 8.3 Throughout the Secondary Plan process, the Region has provided comments about their Municipal Comprehensive Review (also known as Envision Durham) and specifically how the proposed conversion of the employment lands to the south of the former Southwest Courtice Secondary Plan area should proceed. The most recent comments received suggest that the Region will defer the employment area conversion at the time of final approval if the Regional MCR conversion process is not complete at the time of decision. Staff have been working closely with the Region through the MCR process and are hopeful that the timing of approval at the Regional level will coincide with the ongoing work being done at the Regional level for the Employment Land Conversion Requests. The Secondary Plan will be amended in the instance that the employment land conversion is not granted to the existing Official Plan Policies for the lands at the time of adoption. Metrolinx 8.4 Comments from Metrolinx continue to support an on -road cycling network to facilitate multi -modal access to the future Courtice GO Station. 8.5 As discussed in the Public Meeting Report, Metrolinx identified the potential closure of Prestonvale Road likely at the Canadian Pacific (CP) Rail crossing that would prevent the need to reconstruct the Courtice Road Bridge to accommodate the track; this closure would facilitate the expansion of the GO train to Bowmanville and will likely result in significant cost savings. Municipality of Clarington Report PDS-027-21 School Boards Page 14 8.6 Prior to the Statutory Public Meeting in June of 2020, the Kawartha Pine Ridge District School Board, identified the need for an elementary school site within the Secondary Plan area. Based on the criteria provided by the Simcoe County District School Board and Clarington's Official Plan, a tentative site was selected in agreement with the Southwest Courtice Landowner Group. 8.7 Following the Public Meeting, Staff held further meetings with the appropriate agencies and determined the proposed location was appropriate for the elementary school site. The location is on the west side of the proposed Fenning Drive extension just south of the existing terminus of Fenning Drive. The proposed location provides a more central site to the whole neighbourhood including the northern built-up area and is also close to the school site that was not developed. Other Agencies and Clarington Departments 8.8 Comments have been received from Durham Regional Police Service, Canada Post, and Bell Canada. Generally, comments from these agencies are more pertinent at the development application stage. 8.9 The Clarington Legislative Services Department, Financial Services, and the Clarington Fire Emergency Services Department generally had no objections to the Secondary Plan. 8.10 Staff from Clarington's Public Works Department — Infrastructure Division are on the Secondary Plan Steering Committee and have been providing continuous and invaluable input to the Secondary Plan and Urban Design and Sustainability Guidelines since the beginning of the project. Indigenous Consultation 8.11 The following were invited to provide comments or consult directly with Municipal Staff: • Mississaugas of Scugog Island First Nation • Alderville First Nation • Curve Lake First Nation • Hiawatha First Nation • Metis Nation of Ontario • Williams Treaty First Nations • Huron-Wendat First Nation • Oshawa and Durham Region Metis Council • Beausoleil First Nation • Chippewas of Georgina Island First Nation • Chippewas of Rama First Nation Municipality of Clarington Page 15 Report PDS-027-21 8.12 Prior to the Public Meeting, the Curve Lake First Nation provided valuable information to the Secondary Plan process, raising concern for potential environmental impacts to drinking water quality, fish and wild game, territorial lands, archaeology and Aboriginal heritage and culture. In response to the comments, Staff have included Curve Lake First Nation as an interested party for the two ongoing Subwatershed studies. Staff and Curve Lake First Nation Liaison Staff have also committed to regular meetings to continue open dialogue. 8.13 All agency comments are included in the Agency Comments Summary Table in Attachment 4 to this report. The summary table provides an outline of the comment received as well as a response as to how the comment/request has been addressed. 9. Key Revisions to the Secondary Plan since the Public Meeting 9.1 The recommended OPA 125 attached to this report, reflects the changes made in response to extensive public participation and comments, agency comments and staff's continuing review. While a considerable number of comments were received by the Region of Durham and the Landowner Group, the concerns raised and the Staff response to them, did not significantly change the direction of the Secondary Plan or the Design Guidelines from the drafts released for the Statutory Public Meeting on June 1, 2020. The following summarizes the changes made after the meeting to the Secondary Plan and the Urban Design and Sustainability Guidelines. 9.2 Changes to Schedule A — Land Use • The Low -Medium Density Residential Designation has been split into two distinct Low and Medium Density Residential Designations; • The Southeast corner of Bloor and Prestonvale has been designated Medium Density Residential, consistent with the existing zoning on the site and ongoing development applications; • An additional Park along Townline Road has been added, directly south of the Utility site, to complement the elementary school site. • Minor park realignments to allow for better connectivity through the Secondary Plan Lands; • Key View Corridor shifted from diagonal to east west from the School Block to the Environmental Protected Lands; • The Low -Density Residential Designation added to the lands identified as the Special Study Area; and • Overlay added to demonstrate the area designated for employment uses in the Clarington Official Plan and proposed for conversion to permit residential uses. 9.3 Summary of Changes to Schedule C — Open Space Network Minor park realignments to allow for better connectivity through the Secondary Plan Lands; Municipality of Clarington Report PDS-027-21 Page 16 Park addition fronting Townline Road, east of the Elementary School site; and Addition of trail connections approved to be constructed through existing development approvals on the north-east quadrant of the Secondary Plan area. 9.4 Summary of revisions to Secondary Plan policies: • Reorganization of the document layout, including the separation of the Low Density Residential and Medium Density Residential Policies; • The High -Density Residential designation has been modified; • Strengthened policies related to: Environmental Protection, Stormwater Management, Implementation of the findings/recommendations of the Subwatershed Study, and Cost Sharing have been added; • Appropriate transition policies have been added; • Maximum densities have been removed; • Housing Target Monitoring Policy added to form part of Complete development applications; • A comprehensive accessory apartment section has been added; and • Affordable Housing Policies have been strengthened. Municipality of Clarington Report PDS-027-21 ; -------------------------------------- 1 Revised to Medium Density 1 Residential. June 2020 Public Meeting Concept 1 Neighbourhood Park added to west of Preferred School Site Neighbourhood Park east of Feigning Drive reconfigured Key View Corridor added. June 2020 Public Meeting Concept 0 rENNINc DRIVE E-sloN IOWNLI NE READ EXiENE ION E !M Revised to Neighbourhood Revised to Medium Density Commercial. 1 Residential. LEGEND (B Community Park 0 Utility ® Special Study Area © Neighbourhood Park Low Density Residential 1 Preferred School Site Parkette 0 Medium Density Residential Key View Corridors �. Stormwater Management Facilities C) High Density Residential Prominent Intersections (D Cemetery Q Neighbourhood Commercial ® Former Employment Lands 0 Other Green Spaces 0 Environmental Protection Area � ��"e�nscza�dn,edw� con —Iw P"rNr�:reennawses) North -south collector removed LEGEND Neighbourhood Park shifted north of Townline Road Extension I ® Community Park ® utility Added Key View Corridor 0 Neighbourhood Park O Low Density Residential Added Medium Density Residential 1a Parkette 0 Medium Density Residential to front both sides of Townline Road ® Stormwater Management Facilities C) High Density Residential Extension and west side of Prestonvale Cemetery 0 Neighbourhood Commercial Road Other Green Spaces 0 Environmental Protection Area Schedule A - Land Use Changes to Land Use Schedule Since June Public Meeting Page 17 Special Study Area j Preferred School Site -•D Key View Corridors 3 Prominent Intersections o Former Employment Lands (Area designated PSEZ and pmr,R-d br canoe _ to permit residential uses) o soom 69 I I I I Bayview (Southwest Courtice) Secondary Plan Figure 2: Changes to Land Use Schedule Since June 23, 2020 Statutory Public Meeting Municipality of Clarington Report PDS-027-21 Affordable Housing Policies Page 18 9.5 Clarington Council, through Official Plan policy supports the provision of a variety of housing types, tenure and costs for people of all ages, abilities and income groups. These Council policies are also reflected in the adopted Affordable Housing Tool Kit as outlined in the Staff Report CAO-013-19. 9.6 The Clarington Affordable Housing Toolkit has the following recommendations that are being implemented through this Secondary Plan: Encouraging affordable housing through Secondary Plan policies: The Terms of Reference for the Secondary Plan as approved by Council and agreed to by the Landowners Group includes affordable housing as a priority for the project. Accessory Units: The Secondary Plan includes policies that provide for accessory units in detached, semi-detached and townhouse units, expanding the supply of rental units in the community. 9.7 Following the statutory Public Meeting, and after more research, staff included polices in the Secondary Plan that require either the dedication of land for affordable housing or contribution of funds to the Municipality to support development of affordable housing units. In discussions with the Landowners Group, they have selected the option of providing funds to the Municipality through a Voluntary Contribution Agreement. 9.8 The Secondary Plan policies for the provision of land or funds for affordable housing are not linked to additional density. 9.9 The Southwest Courtice Secondary Plan implements the affordable housing policies of the Clarington Official Plan as well as the direction of the Clarington Affordable Housing Toolkit in collaboration with the private sector. Summary of Revisions to the Urban Design and Sustainability Guidelines 9.10 Like the Secondary Plan, the Urban Design and Sustainability Guidelines have been reorganized into a more standardize format. The above -described changes to the Secondary Plan policies have necessitated minor changes 9.11 Given the range of permitted land uses and building typologies throughout the Secondary Plan Lands, additional guidelines were added for duplexes, triplexes, back- to-back townhouses, accessory apartments and high-rise buildings. Guidelines have been included to address transition. Specifically, regarding the type of mitigation measures/buffers to existing uses, heights transition to lower density designations, parks and environmental protection areas, cemetery and parks. Further, Guidelines have been added to address mid -block connections and private amenity areas including, but not limited to; indoor and outdoor, privately owned publicly accessible amenities and court yards. Finally, a section was added to provide guidelines for Prominent Intersections, gateways and key intersections. Municipality of Clarington Report PDS-027-21 Page 19 9.12 As with the Secondary Plan policies, there are no major shifts in direction since the Draft Urban Design and Sustainability Guidelines were presented at the Public Meeting. The additional policies coincide and strengthen the direction that was presented at the Public Meeting. 9.13 All comments received regarding the Urban Design and Sustainability Guidelines are in the Urban Design and Sustainability Guidelines Comments Summary Table in Attachment 5 to this report. The summary table provides an outline of the comments received as well as a response as to how each comment/request has been addressed. 10. Key Elements of the Secondary Plan 10.1 The central components of the Secondary Plan include Low Density Residential, Medium Density Residential, High Density Residential, Parkland and Green Spaces and an Employment Land Conversion Area. Low Density Residential 10.2 The majority of the developable lands in the Secondary Plan area are designated Low Density Residential. This designation will see a mix of single and semi-detached dwellings along with limited townhouses limited to 20% of the Low -Density Residential areas. Buildings will not exceed 3 storeys. Private lanes or streets are not permitted. Medium Density Residential 10.3 The Medium Density Residential designation will see a mix of townhouses and apartment buildings limited to a maximum of 4 storeys. Private lanes and streets are permitted but are required to adhere to the same standards as public lanes and streets. High Density Mixed -Use 10.4 Bloor Street is identified as a Regional Corridor in the Clarington Official Plan. As a result, lands along the south side of Bloor Street, nearest to Townline Road are designated as High Density Residential. The High -Density Designation permits apartment buildings and mixed -use developments between 7 to 12 storeys. Parkland, Green Spaces and Key View Corridors 10.5 Central to the Secondary Plan Area are the watersheds of the Robinson Creek and Tooley Creek. The Land Use Plan takes advantage of this by locating one of the three neighbourhood parks directly adjacent to the Environmental Protection (EP) lands, along with coinciding Key View Corridors running east -west and north -south. The implementation of these Key View Corridors will truly emphasize that EP lands, Parks and Green Spaces are integral to this developing neighbourhood. Municipality of Clarington Report PDS-027-21 Employment Area Conversion Lands Page 20 10.6 As detailed in Section 6.3 of this report, the Southwest Courtice Secondary Plan proposes the conversion of the portion of the Courtice Employment Lands (CEL) west of Robinson Creek to permit residential uses. A conversion means a redesignation from employment area to another urban designation, in this case, from employment area to residential area. The process of this conversion from one type to another requires approval from the Region of Durham through their ongoing Municipal Comprehensive Review process. Unopen Road Allowance within Secondary Plan Area 10.7 As initially discussed through report PWD-003-20 to the General Government Committee on November 9, 2020, one of the Landowners put forward a Proposal to Close and Convey a Portion of an Unopened Road Allowance (Found Farm) Situated Between Lot 34 & 35, Concession 1, Former Township of Darlington. At the April 1911 General Government Meeting a letter from the Tribute land owners was referred to Staff by Resolution GG-297-21 to address as part of this Report. 10.8 The unopened road allowance (ROW) has two property descriptions and is legally referred to as: Firstly, Part of the road allowance between Lots 34 and 35, Con 1 (Darlington), now Part 1 on 40R-31088, Municipality of Clarington and Secondly, RDAL between Lots 34 & 35, Con 1 (Darlington) between Hwy 401 & D502897; Municipality of Clarington. The entire ROW is shown on Attachment 6, there are three contiguous land owners and they should be treated in a similar manner. 10.9 Tribute have requested the northern most portion (66%) of the ROW be sold to them so that they can proceed immediately with their subdivision applications (Attachment 7). To apply they have to be the land owners or have the permission of all owners of the parcel the application is subject to. Keeping the unopened right of way under the Municipalities ownership will impact the current vision of the community that has been discussed with the Public and Council on numerous occasions since the formal launch of this Secondary Planning process in June of 2019. 10.10 The structure of the plan outlines the optimum location for new housing, transportation connections, parks, open spaces, and schools as shown in the Demonstration Plan (Figure 4). Council did not have the benefit of the final structure of the community in the Southwest Courtice Secondary Plan Area when the decision to retain the ROW lands was made. With the provision of the recommended Secondary Plan and associated land uses, Council now can see the "big picture" in terms of the ultimate plans for the community and fully understand the impact retaining the ROW would have on the overall design concept (Figure 5). Municipality of Clarington Report PDS-027-21 ----- �rJtlln per•..- ' t`Y Je—"1 �---- f I J r I I � soma ` �`•� � I �f _ r� 1 I I y f 1 I �'•� I 8 1 i — f I i � x I Fmeiag Orxe � I f 1 � � t f � ► r 1 wk� uiCeaietery�� ' { $aseline Road Yi Figure 4: Demonstration Plan VW Figure 5: Unopened Road Allowance Overlay onto Demonstration Plan Page 21 Municipality of Clarington Page 22 Report PDS-027-21 10.11 In addition to recommending Council adopt the proposed Southwest Courtice Secondary Plan, it is recommended that Council close and convey the surplus road allowance. The closure and conveyance of these lands would allow the Secondary Plan to develop in alignment with the vision described in detail throughout this report. The design of the Secondary Plan area is centered around the Municipality disposing of the unopened right of way. Each portion of the ROW would be conveyed at fair market value to the contiguous owner when they are about to apply for subdivision. 11. Fiscal Impact Analysis Summary 11.1 Large scale development proposals can require significant public investment. The Municipality also needs to understand what the long-term revenue and expenditure impact of the proposed developments would be before they are approved. The Official Plan requires that a Financial Impact Analysis (FIA) be undertaken for Secondary Plans. Accordingly, staff have undertaken a Financial Impact Analysis for the Southwest Courtice Secondary Plan. 11.2 This report includes assumptions and estimates which are based on the best information we have available at the time of writing. The actual design of the Secondary Plan, the timing of the development, type of development, and service impact will all modify the actual results and are beyond the ability of the writer to determine with absolute certainty. 11.3 It appears that there will be a surplus in the annual revenue generated to contribute to operating costs of approximately $297,000. There are impacts of growth such as economic growth from additional small businesses needed to service the population growth, business to business sales, and cultural diversity, all of which are positive outcomes of this growth that do not impact the Municipality's bottom line as they do not directly attribute to property tax or user fee revenues. 11.4 The Municipality should continue to work with developers to finalize the updated Southwest Courtice Secondary Plan and consider revisiting the Development Charges Study before the five-year required review to ensure that all capital costs are appropriately included and recovered. 12. Next Steps 12.1 As with other secondary plans and given the number of documents and comments from Council, some technical changes to wording or schedules may take place prior to the Municipality forwarding the documents to the Region of Durham for approval. As such, Recommendation #4 requests Council authorize the Director of Planning and Development Services to finalize the form and content of OPA 125. 12.2 Once Clarington Council adopts the Secondary Plan through OPA 125, it will be forwarded to the Region of Durham for review and approval. The Region has various options. It may approve, approve with modifications, deny or make no decision (in other words defer making a decision) regarding OPA 125 and the Secondary Plan. Municipality of Clarington Page 23 Report PDS-027-21 12.3 Prior to issuing a decision on OPA 125, it is anticipated that Region of Durham staff will provide a list of proposed modifications to the Director of Planning and Development Services. Staff will review those proposed modifications and bring a report to Council outlining the proposed modifications. Council will then be able to provide comments to the Region of Durham on the proposed modifications before the Region of Durham issues its decision. 12.4 Once the Region of Durham issues its decision, the landowners and those people on the interested parties list will be notified and a 20-day appeal period is provided. Any person or organization that has provided comments to Clarington Council prior to the adoption of OPA 125, and/or to the Durham Region prior to issuing its decision, has the right to appeal all or part of the Official Plan Amendment. Once the OPA is approved and the appeal period lapses, the Secondary Plan becomes part of the Official Plan and it would be in full force and effect. 12.5 In support of the Secondary Plan, the Municipality has worked closely with the LOG to initiate a number of agreements to ensure affordable housing contribution, the completion of the Environmental Assessment Process and the Parks Master Agreement. In doing so, the LOGs have agreed to; A Voluntary Contribution Agreement for Affordable Housing; Should an EA Study be required for any roads within the Secondary Plan area, the landowners may enter into an EA Funding Agreement with the Municipality to proceed with the completion of such environmental assessments, in accordance with an agreed upon Terms of Reference and financial arrangement. a Master Parks Agreement (MPA) between the SWCLG and the Municipality is required to outline the overall parkland requirement for the Secondary Plan Area, and to confirm that such parkland requirements will be calculated and satisfied on a collective basis by the owners within the Secondary Plan Area and not by each individual owner therein. The MPA is also intended to confirm that certain landowners will be satisfying the physical parkland obligation for other landowners within the Secondary Plan Area who do not have any parks depicted on their property. 13. Concurrence Both the Director of Financial Services and Director of Public Works concur with the recommendations of this report. Municipality of Clarington Report PDS-027-21 14. Conclusion Page 24 14.1 The Southwest Courtice Secondary Plan will guide the creation of a range of housing types, a central elementary school, walkable streets, accessible parks, and protected and enhanced natural features. The design of the neighbourhood places a strong emphasis on walkability and access to amenities to encourage social interaction and outdoor activity. 14.2 It is respectfully recommended that Council Adopt Official Plan Amendment 125 to include the Southwest Courtice Secondary Plan and Urban Design and Sustainability Guidelines into the Clarington Official Plan. Staff Contact: Amanda Tapp, Planner, 905-623-3379 ext. 2427 or atapp _clarington.net; Carlos Salazar, Manager csalazar(a-)clarington.net Attachments: Attachment 1 - OPA 125, Southwest Courtice Secondary Plan and Urban Design and Sustainability Guidelines Attachment 2 — Sequence of Events Attachment 3 — Public Comments Summary Table Attachment 4 — Agency Comments Summary Table Attachment 5 — Urban Design and Sustainability Guidelines Comments Summary Table Attachment 6 — Unopened Road Allowance within Secondary Plan Area Attachment 7 — Letter from Tribute referred by GG-297-21 Interested Parties: List of Interested Parties available from Department. Attachment 1 to Report PSD-027-21 Amendment No 125 to the Clarington Official Plan Purpose: The purpose of this Amendment is to create a planning framework that will facilitate the development of a complete community in the Bayview Secondary Plan area, both in the already built neighbourhood to the north, and in the unbuilt area to the south This initiative complements the Official Plan principle of promoting higher densities and a mix of uses in the north, and the principle of promoting a diversity of housing types and tenures in the south, as well as promoting sustainable design throughout the Secondary Plan area Location: This Amendment applies to a 216-ha area bounded by Bloor Street in the north, Robinson Creek in the east, the CP rail corridor and Highway 401 in the south, and Townline Road South in the west. The subject lands are entirely within the Courtice urban area boundary and located at the extreme west edge of the Municipality of Clarington. The City of Oshawa is located immediately to the west of the Secondary Plan area. Basis: In 1996 a Neighbourhood Plan was first adopted for Southwest Courtice. At this time, land uses, built form and density for the northern portion of the study area were identified. The southern portion of the Plan required service from the Courtice Trunk Sewer and was left as "Future Urban Residential". The Region of Durham later began the process of extending the Courtice Trunk Sewer, and in early 2018 a landowner group approached staff to initiate an update to the Southwest Courtice Secondary Plan in anticipation of the southern lands being serviceable. In June 2018, staff recommended that the Municipality proceed with updating the Southwest Courtice Secondary Plan. The recommendation was approved by Council, and the Southwest Courtice Secondary Plan Update was initiated with the engagement of Urban Strategies Inc. in December 2018. Before secondary plans in south Courtice could advance, detailed ecological information was required to balance development with protecting natural heritage. In support of the key principles of sustainable development and ecosystem integrity in the Official Plan, the Robinson Creek and Tooley Creek Subwatershed Study was commissioned in 2017. Accordingly, this Secondary Plan update intends to implement the recommendations of the Robinson/Tooley Creek Subwatershed Study. This Amendment is based upon the study team's analysis and an extensive public consultation process which included an open -house -style Public Attachment 1 Actual Amendment: to Report PSD-027-21 Information Centre in June 2019, a stakeholder workshop that included all Update -area landowners and agencies in early October 2019, and a second open -house -style Public Information Centre later in October 2019. The background reports below provided direction to the policies included in the Secondary Plan. The list of reports is as follows: • Stage 1 Summary Report • Stage 1 Summary Report Appendices o Public Meeting #1 Consultation Summary o Cultural Heritage Assessment Report o Stage 1 Archaeological Assessment Report o Transportation Impact Assessment Report o Servicing, Existing Conditions, Opportunities and Constraints Report • Stage 2 Summary Report • Functional Servicing Report • Transportation Impact Assessment • Planning Rationale Report Existing Part Six Secondary Plans is amended by deleting the `South-West Courtice Secondary Plan' in its entirety and replacing it with the new Secondary Plan as follows: Bayview (Southwest Courtice) Secondary Plan MAY 2021 Schedules Bayview (Southwest Courtice) Secondary Plan MAY 2021 LEGEND cP Community Park Neighbourhood Park Parkette Q Stormwater Management Facilities 0 Cemetery 0 Other Green Spaces 0 utility 0 Low Density Residential 0 Medium Density Residential 0 High Density Residential 0 Neighbourhood Commercial 0 Environmental Protection Area Schedule A - Land Use ® Special Study Area L Preferred School Site ••> Key View Corridors Prominent Intersections 0 Former Employment Lands (Area designated PSEZ and proposed for conversion to permit residential uses) ►i 0 500m Bayview (Southwest Courtice) Secondary Plan May 2021 LEGEND 0 Open Spaces 0 Development Land ® Special Study Area Signalized Intersections � Arterial A •••• Arterial B Arterial C Collector Schedule 6 - Road Classification 0 � L 500m Bayview (Southwest Courtice) Secondary Plan May 2021 LEGEND cP Community Park NP Neighbourhood Park Parkette Q Stormwater Management Facilities 0 Cemetery L Preferred School Site ....> Key Pedestrian Connections *Trail Connections are Conceptual 0 Environmental Protection Area 0 Other Green Spaces Schedule C - Open Space Network 0 500m Bayview (Southwest Courtice) Secondary Plan May 2021 Appendices Bayview (Southwest Courtice) Secondary Plan MAY 2021 Appendix A Bayview (Southwest Courtice) Urban Design & Sustainability Guidelines MAY 2021 Separate Document Qofla I 3 I Cm Gord Vinson Ave R lun•ulru�r � w �Ir•nn++1 R ullllllurell �nI1E11Nrllr� Illllrruulln 1.�1.1.11 Il.ullR. 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F f i DRIVE EXTE[y$�y„o „• .o LEGEND Properties with Cultural Heritage Value or Interest Q Designated Under Part IV of Ontario Heritage Act Q Listed on Municipal Heritage Register Properties on Clarington Cultural Heritage Resources List Landscapes with Potential Cultural Heritage Value or Interest Appendix C - Cultural Heritage ►i 1467 Prestonvale Road 1246 Prestonvale Road St. Wolodymyr and St. Ohla Ukrainian Cemetery, Prestonvale Road RAIL 0 500m Bayview (Southwest Courtice) Secondary Plan May 2021 Attachment 1 to Report PDS-027-21 Bayview (Southwest Courtice) Secondary Plan May 2020 Bayview (Southwest Courtice) Secondary Plan Table of Contents 1 INTRODUCTION............................................................................................................................4 2 PLAN FOUNDATIONS............................................................................................................. 2.1 VISION........................................................................................................................................5 2.2 PRINCIPLES AND OBJECTIVES............................................................................................................5 2.3 COMMUNITY STRUCTURE................................................................................................................8 3 THE ENVIRONMENT, ENERGY, WATER AND UTILITIES....................................................................9 3.1 OBJECTIVES..................................................................................................................................9 3.2 ENVIRONMENTAL PROTECTION AREAS AND NATURAL FEATURES.............................................................10 3.3 GREEN DEVELOPMENT..................................................................................................................13 3.4 STORMWATER MANAGEMENT........................................................................................................13 3.5 UTILITIES...................................................................................................................................15 3.6 URBAN DESIGN AND SUSTAINABILITY GUIDELINES...............................................................................16 4 CULTURAL HERITAGE..................................................................................................................1 4.1 OBJECTIVES................................................................................................................................16 4.2 POLICIES....................................................................................................................................16 5 STREET NETWORK AND MOBILITY...............................................................................................17 5.1 OBJECTIVES................................................................................................................................17 5.2 GENERAL POLICIES.......................................................................................................................17 5.3 ARTERIAL ROADS.........................................................................................................................18 5.4 COLLECTOR ROADS......................................................................................................................19 5.5 LOCAL ROADS.............................................................................................................................20 5.6 REAR LANES...............................................................................................................................21 6 LAND USE AND BUILT FORM.......................................................................................................22 6.1 OBJECTIVES................................................................................................................................22 6.2 GENERAL POLICIES.......................................................................................................................22 6.3 AFFORDABLE HOUSING.................................................................................................................24 6.4 ACCESSORY APARTMENTS..............................................................................................................25 Page 2 of 38 Bayview (Southwest Courtice) Secondary Plan 6.5 NEIGHBOURHOOD COMMERCIAL.....................................................................................................25 6.6 Low DENSITY RESIDENTIAL............................................................................................................26 6.7 MEDIUM DENSITY RESIDENTIAL......................................................................................................26 6.8 HIGH DENSITY RESIDENTIAL / MIXED USE..........................................................................................27 6.9 URBAN DESIGN...........................................................................................................................28 6.10 SPECIAL STUDY AREA..................................................................................................................30 6.11 FORMER EMPLOYMENT LANDS (EMPLOYMENT LAND CONVERSION AREA)...............................................31 7 PARKS AND COMMUNITY FACILITIES...........................................................................................31 7.1 OBJECTIVES................................................................................................................................31 7.2 GENERAL POLICIES.......................................................................................................................32 7.3 PARKS.......................................................................................................................................33 7.4 TRAILS......................................................................................................................................34 7.5 SCHOOL SITES.............................................................................................................................34 8 IMPLEMENTATION.....................................................................................................................35 8.1 OBJECTIVES................................................................................................................................35 8.2 POLICIES....................................................................................................................................35 9 INTERPRETATION.......................................................................................................................38 9.1 POLICIES....................................................................................................................................38 SCHEDULES AND APPENDICES Schedule A— Land Use Schedule B — Road Classification Schedule C —Open Space Network Appendix A— Bayview (Southwest Courtice) Urban Design and Sustainability Guidelines Appendix B — Demonstration Plan Appendix C —Cultural Heritage Page 3 of 38 Bayview (Southwest Courtice) Secondary Plan 1 Introduction The Bayview (Southwest Courtice) Secondary Plan Area is generally bounded by Townline Road to the west, Robinson Creek to the east, Bloor Street to the north, and the Canadian Pacific (CP) rail corridor and Highway 401 to the south. The Secondary Plan Area is approximately 216 hectares in size, with a built-up area of approximately 106 hectares and an unbuilt area of approximately 110 hectares at the time of this Secondary Plan's adoption. The planned population for the Secondary Plan Area is approximately 7,700 residents and approximately 2,900 units. A Secondary Plan for Bayview (Southwest Courtice) was first developed in 1996. It identified land uses, built form and densities for the northern portion of the study area, while leaving the southern portion identified as "Future Urban Residential." In this future development area, an absence of servicing prevented development from moving forward. Most of the original Secondary Plan area has been built out, or is subject to approved development applications pending construction. This area is primarily made up of single detached residential housing, with townhouses and commercial uses, namely the Prestonvale Plaza, along Bloor Street. A new mixed -use development with a higher density residential building was approved in 2018 for the southeast corner of Bloor Street and Townline Road. The South Courtice Arena, a major recreational facility, is also located in the area as well as the St. Olha and St. Wolodymyr Ukrainian Cemetery. Municipal servicing is now being constructed to serve the remaining portion of the Bayview Neighbourhood, necessitating an update to the Secondary Plan. The Secondary Plan area includes the Bayview Neighbourhood as identified in the previous Southwest Courtice Secondary Plan. It also includes a portion of the Courtice Employment Lands immediately to the south (see "Former Employment Lands" in Schedule A). The Municipality has submitted a request to re- designate these lands to permit residential uses, and this proposed conversion will be considered as part of Durham Region's Municipal Comprehensive Review. If these lands are not converted, this Secondary Plan will be amended accordingly. The purpose of this Secondary Plan is to establish goals and policies to guide development within the southern, undeveloped portion of the Bayview Neighbourhood, as it is implemented through subdivision, zoning and site plan control. The Urban Design and Sustainability Guidelines included in Appendix A support the policies of this Secondary Plan and will also be used to guide development. Page 4 of 38 Bayview (Southwest Courtice) Secondary Plan 2 Plan Foundations The vision, principles and community structure within this section of the Secondary Plan provide the foundation upon which the goals and policies of the Secondary Plan are based. 1 Vision The Bayview (Southwest Courtice) Secondary Plan envisions the Bayview Neighbourhood to be a predominantly low-rise residential community with walkable streets, a diversity of housing types, accessible and versatile parkland, and enhanced and protected natural features. The variety of housing choices will include detached and semi-detached houses, townhomes, duplexes and triplexes, and apartment buildings. Among these will be affordable housing options for individuals and families. Three Neighbourhood Parks will provide gathering places, and natural features associated with Robinson Creek will support a trail network. A primary school and the South Courtice Arena will also be within walking or biking distance for most residents. Mixed use developments along Bloor Street will provide commercial amenities and encourage walking and social interaction. With leafy streets and a wealth of open spaces, the community will have a strong green character, and, with a range of other environmental design features such as low impact development for stormwater and low -carbon homes, it will support the sustainability goals of Priority Green Clarington and the Clarington Official Plan. 2.2 Principles and Objectives The Bayview (Southwest Courtice) Secondary Plan is based on the following eight principles, each of which is supported by a set of objectives for the community. 2.2.1 Support a high quality of life for households of all sizes, ages and incomes Objectives: a) Accommodate a diverse population of at least 7,700 persons. b) Provide a range of housing densities, tenures, and types. c) Integrate affordable housing opportunities. d) Create a public realm of streets, parks and other open spaces that is inviting, comfortable and safe. e) Ensure residents have convenient access to basic commercial amenities and community facilities by all modes of travel. Page 5 of 38 Bayview (Southwest Courtice) Secondary Plan f) Ensure compatibility among land uses and housing types. 2.2.2 Protect, enhance and value significant natural features Objectives: a) Promote development and human activity that does not have adverse impacts on natural heritage and hydrologically sensitive features, and their ecological functions. b) Establish a network of natural green corridors along the Robinson Creek and its associated tributaries and valleylands, linked to other natural heritage features. c) Implement the recommendations and strategies contained in the Robinson Creek and Tooley Creek Subwatershed Study. d) Integrate stormwater management with the open space system while minimizing impacts on the natural environment. e) Ensure that significant natural features are highly visible and contribute to the character of the neighbourhood. f) Significantly increase the tree canopy throughout the Bayview Neighbourhood and support woodland coverage targets for the subwatershed. 2.2.3 Promote environmental sustainability, energy efficiency and resilience Objectives: a) Ensure the Secondary Plan Area is developed on the basis of full municipal sanitary sewer, storm sewer and water services. b) Design buildings, infrastructure and the neighbourhood as a whole to high standards for energy and water conservation. c) Design buildings, infrastructure and open spaces to mitigate the impacts of severe storms, flooding and droughts. d) Integrate opportunities for renewable energy and district energy systems in the design of the neighbourhood. e) Design for a low -carbon community. 2.2.4 Conserve and integrate significant and valued cultural heritage resources Objectives: Page 6 of 38 Bayview (Southwest Courtice) Secondary Plan a) Conserve and reuse culturally significant historic buildings and their immediate landscapes. b) Assess, recover and protect Indigenous and Euro-Canadian archaeological resources. c) Interpret the area's cultural heritage within the public realm. 2.2.5 Connect the neighbourhood to the broader community and region by all modes of travel Objectives: a) Establish new or improved road and active transportation connections to existing and planned destinations east of Robinson Creek. b) Ensure the road network facilitates the use of public transit, walking and cycling. c) Establish an interconnected network of trails and other active transportation facilities within the neighbourhood, linked to the broader municipal network. d) Establish inviting, comfortable transit stops within the neighbourhood. e) Ensure streets, buildings and parking facilities can adapt to changes in travel behavior and new transportation technologies. 2.2.6 Encourage social interaction and outdoor activity Objectives: a) Ensure parks and other public open spaces are highly visible, accessible, and usable. b) Ensure parks contain a range of neighbourhood -scale facilities for residents of all ages and abilities. c) Use significant natural features, stormwater management facilities and other public open spaces to enhance the character of, and connectivity within, the parks and open space network. d) Ensure all streets are designed to encourage walking. 2.2.7 Create a distinct character and memorable sense of place for the neighbourhood Objectives: Page 7 of 38 Bayview (Southwest Courtice) Secondary Plan a) Ensure trees are planted in the public and private realms to define streetscopes and parks over time. b) Achieve mixed use development on Bloor Street that helps to enliven the streetscape. c) Integrate public art into the design of parks, streets and other public spaces. d) Ensure there is architectural variety within each block and along each street within the neighbourhood e) Ensure buildings, streets and landscapes embody design excellence, have a distinct character and create a memorable sense of place. 2.2.8 Develop the neighbourhood in an orderly, coordinated and cohesive fashion Objectives: a) Ensure roads and municipal services required for any part of the neighbourhood are in place and operative prior to or coincident with development b) Ensure development proceeds based on the sequential extension of municipal services. c) Ensure each phase of development is contiguous to a previous phase. d) Ensure lot patterns are rational and efficient to achieve adequately sized lots and well-defined street frontages and discourage remnant parcels. 2.3 Community Structure The vision, principles and objectives for the Bayview Neighbourhood are supported by a community structure comprised of the following, as reflected in Schedule A: 2.3.1 Environmental Protection Areas: Environmental Protection Areas along the Robinson Creek valley largely define the eastern boundary of the Secondary Plan Area and the development potential in the southern area of the neighbourhood. 2.3.2 Street Network: Collector streets will provide direct connections to the arterial roads that frame the neighbourhood. They will function as neighbourhood spines and the framework for a grid -like network of local streets that support a highly walkable and accessible neighbourhood. Page 8 of 38 Bayview (Southwest Courtice) Secondary Plan 2.3.3 Public Open Spaces: Bayview will be anchored by three new Neighbourhood Parks in addition to Rosswell Park: one located adjacent to the Robinson Creek valley, one on Townline Road, adjacent to a future elementary school, and one on the north side of Townline Road, west of Prestonvale Road. 2.3.4 Bloor Street Mixed Use Corridor: As a Regional Corridor, planned for higher order transit, Bloor Street will be the primary location for high -density housing and commercial amenities for the neighbourhood, in accordance with the Regional Official Plan. 2.3.5 Low -Density and Medium -Density Residential Areas: South of the Regional Corridor, Bayview will consist predominately of low-rise residential areas that include low and medium density developments. These areas will grow and evolve over time to accommodate a mix of housing types and forms. 2.3.6 Prominent Intersections: Development at the intersection of Bloor Street and Townline Road South shall be designed with high -quality building materials to emphasize the importance of the intersection. Buildings located on this intersection will provide direct access to the street and include enhanced landscaping, street furniture and, where appropriate, public art. 3 The Environment, Energy, Water and Utilities 3.1 Objectives a) Ensure development and human activity does not have adverse impacts on natural heritage and hydrologically sensitive features, and their ecological functions. b) Use the Environmental Protection Areas along Robinson Creek and its associated tributaries and valleylands as a spine to link to other natural heritage features throughout the neighbourhood. c) Implement the recommendations and strategies contained in the Robinson Creek and Tooley Creek Subwatershed Study. d) Integrate stormwater management with the open space system while minimizing impacts on the natural environment. e) Ensure significant natural features are highly visible and contribute to the character of the neighbourhood. Page 9 of 38 Bayview (Southwest Courtice) Secondary Plan f) Significantly increase the tree canopy throughout the Bayview Neighbourhood and support woodland coverage targets for the subwatershed. g) Design buildings, infrastructure and the neighbourhood as a whole to high standards for energy and water conservation. h) Design buildings, infrastructure and open spaces to mitigate the impacts of severe storms, flooding and droughts. i) Integrate opportunities for renewable energy in the design of the neighbourhood. j) Design for a low -carbon community. 3.2 Environmental Protection Areas and Natural Features 3.2.1 Natural heritage features and environmentally sensitive areas in Bayview are identified as Environmental Protection Areas on Schedule A and C of this Secondary Plan. 3.2.2 There are a number of additional environmentally sensitive terrestrial features and areas, natural heritage features and hydrologically sensitive features and areas which, due to inadequate information or the nature of the feature or area, are not shown on Schedules A or C of this Secondary Plan. These features are also important to the integrity of the natural heritage system and may be identified on a site -by -site basis for protection through the review of a development application or other studies, including work related to new infrastructure, roads and servicing. 3.2.3 All development shall adhere to the policies of the Clarington Official Plan as it pertains to the policy areas of the natural heritage system in Section 3.4, the Watershed and Subwatershed Plans policies in Section 3.5, the Hazards policies in Section 3.7 and the Environmental Protection Areas policies in Section 14.4. 3.2.4 In addition to policy 3.2.3, the Robinson Creek and Tooley Creek Subwatershed Study (Subwatershed Study) shall form the basis for any study undertaken regarding the natural heritage system. More detailed studies may refine on a site by site basis the recommendations from the Subwatershed Study; however, the study must address the matters raised by the Subwatershed Study, including linkages. 3.2.5 For those properties not assessed for Headwater Drainage Features in the Subwatershed Study or where agricultural fields have gone fallow, Headwater Drainage Feature Assessments may be required prior to any Page 10 of 38 Bayview (Southwest Courtice) Secondary Plan development in order to accurately assess hydrologic functions of these features. 3.2.6 A trail system shall be designed and built that connects the neighbourhood to the Robinson Creek lands, while protecting and enhancing the natural features and functions of these lands. The trail system may include pathways, pedestrian bridges, lookouts and seating areas, to the satisfaction of the Conservation Authority and the Municipality. Trails identified on Schedule B shall be assessed as part of an Environmental Impact Study being undertaken on adjacent lands. 3.2.7 Where an Environmental Impact Study or other site -specific study required as part of development proposals within 120 metres of a natural heritage feature or where updated information from the Province or Conservation Authority results in refinements to the boundaries of the natural heritage feature or its related vegetation protection zone, such refinements shall not require an amendment to the Clarington Official Plan or this Secondary Plan. 3.2.8 Where the valley system is considered confined, the extent of the valley is determined based on either the visible and discernible Top of Bank or the Long -Term Stable Slope, whichever is greater. A vegetation protection zone of 15 metres as per Table 3-1 of the Clarington Official Plan is required from the valley feature. 3.2.9 Proponents will be required to revegetate the vegetation protection zone in keeping with the Environmental Impact Study recommendations. 3.2.10 The alteration to the natural state of watercourses and creeks is discouraged and shall require approval by the Conservation Authority, the Municipality, and other agencies as required. Any proposal to alter a section of a watercourse must be justified through appropriate studies and reports as required by the Official Plan, demonstrate a net gain to the feature and function of the watercourse and riparian corridor, maintain or improve its ecological state and incorporate natural channel design features to the satisfaction of the Conservation Authority and the Municipality of Clarington. 3.2.11 The preservation of mature trees within and outside of the Environmental Protection Area designation is strongly encouraged in order to fully derive benefits relating to microclimate, wildlife habitats, hydrology and scenic quality. In this regard, mitigation measures such as tree protection fencing, silt fence/sedimentation control, dust control, and protection of Page 11 of 38 Bayview (Southwest Courtice) Secondary Plan soil moisture regime shall be utilized during construction adjacent the Environmental Protection Areas. 3.2.12 All private development shall contribute to the woodland cover target for the watershed in keeping with the outcome of the Robinson Creek and Tooley Creek Subwatershed Study and in accordance with Environment Canada's target for woodland cover. 3.2.13 Through development, the planting of new trees shall be required in public spaces and encouraged in private spaces to fully derive benefits relating to microclimate, wildlife habitats, hydrology and scenic quality. New trees shall be non-invasive, tolerant of expected conditions and where possible of the largest size and maturity that the planting location permits. 3.2.14 Consultation is required with the Municipality prior to the removal or any trees and shrubs. Where trees and shrubs are destroyed or harvested pre- maturely prior to Municipal approval, in -situ compensation will be calculated at a 3:1 ratio. 3.2.15 The Subwatershed Study referenced in Policy 3.2.4 also identifies "Low Constraint Areas", comprising features in which development intrusion is not restricted by existing policies and regulations. It is encouraged that these features be incorporated into site -level plans where possible to avoid net loss of natural cover. 3.2.16 The Subwatershed Study referenced in Policy 3.2.4 identifies and assesses a number of Headwater Drainage Features. Those identified as "protection" are included in the Environmental Protection Area designation. For those Headwater Drainage Features identified as "conservation", applications for development shall, in consultation with the Conservation Authority: a) Maintain, relocate on site and/or enhance the drainage feature and its riparian corridor; b) If catchment drainage will be removed due to diversion of stormwater flows, restore lost functions through enhanced lot level controls as feasible; c) Maintain or replace on -site flows using mitigation measures and/or wetland creation, if necessary; d) Maintain or replace external flows to the extent feasible; and e) Use natural channel design techniques to maintain or enhance the overall productivity of the reach. Page 12 of 38 Bayview (Southwest Courtice) Secondary Plan 3.2.17 Headwater Drainage Features that have been relocated and the associated riparian corridors established by permissions in policy 3.2.16 shall be considered to be designated Environmental Protection Area and shall be zoned appropriately to prohibit development. 3.3 Green Development 3.3.1 In accordance with Clarington Official Plan Policy 5.6.5, development applications will be required to include a Sustainability Report that indicates how the development meets the sustainable development policies and objectives contained within the Clarington Official Plan and this Secondary Plan. 3.3.2 All development shall be encouraged to meet high standards for energy efficiency and sustainability in building design and construction. The use of energy efficient lighting and appliances, passive building standards and high-performance building envelopes shall be encouraged to reduce the amount of energy required to heat and cool buildings. 3.3.3 All development shall be encouraged to incorporate energy and water conservation measures, including consideration for renewable and/or alternative energy systems, such as solar panels. Individual buildings shall be encouraged to accommodate solar panels, a green roof or high albedo surfaces, or a combination of these. 3.3.4 Landscape design should maximize infiltration through "soft" landscape features and include hardy, native plantings and trees that provide shade. 3.3.5 All development will be encouraged to meet high standards for the use of Low Impact Development strategies and minimize impermeable surfaces, to aid in stormwater infiltration. 3.4 Stormwater Management 3.4.1 Stormwater management ponds and their associated open spaces shall generally be located in accordance with Schedules A and C of this Secondary Plan. 3.4.2 Stormwater management facilities, such as ponds and Low Impact Development features, shall be incorporated in the Secondary Plan Area to mitigate the impacts of development on water quality and quantity, consistent with the Robinson Creek and Tooley Creek Subwatershed Study and the policies of Section 20 of the Clarington Official Plan. Such facilities Page 13 of 38 Bayview (Southwest Courtice) Secondary Plan shall not be located within natural heritage features or Environmental Protection Areas. 3.4.3 Subject to a technical study to the Municipality's satisfaction prior to or at the time of a development application for affected lands, the stormwater management pond west of Prestonvale Road and north of the EPA may be used as a temporary facility but ultimately may be replaced by the facility planned on the east side of Prestonvale Road. Any lands identified for stormwater management not required for such facilities may be used for Low and/or Medium Density Residential uses without amendment to this Secondary Plan. 3.4.4 The precise siting of stormwater management facilities shall make use of natural drainage patterns to minimize the risk of flooding. Stormwater management facilities will not drain lands located in another subwotershed. 3.4.5 Stormwater management facilities shall include the installation of naturalized landscaping and accommodate trails and seating areas where appropriate. 3.4.6 Proposed stormwater management quality, quantity, erosion control and water balance for ground water and natural systems may be assessed during the development approval process to determine the impact on the natural heritage system and environmental features. 3.4.7 The submission of the following plans and reports shall be required to determine the impact of stormwater quality/quantity, erosion and water balance of the proposed development. All reports shall be prepared in accordance with the Robinson Creek and Tooley Creek Subwatershed Study, including: a) Stormwater Management Report and Plan; b) Erosion and Sediment Control Plan; c) Servicing Plans; d) Grading Plans; e) Geotechnical reports; f) Hydrogeologic reports; and g) Other technical reports as deemed necessary. Page 14 of 38 Bayview (Southwest Courtice) Secondary Plan 3.4.8 The Stormwater Management Report and Plan identified in Policy 3.4.7 shall explore and consider the feasibility of and opportunities to implement such Low Impact Development measures as: a) Permeable hardscaping; b) Bioretention areas; c) Exfiltration systems; d) Bioswales and infiltration trenches; e) Third pipe systems; f) Vegetation filter strips; g) Green roofs (multi -unit buildings); h) Rainwater harvesting; and i) Other potential measures. 3.4.9 Stormwater management plans shall demonstrate how the water balance target set in the Robinson Creek and Tooley Creek Subwatershed Study is achieved. 3.4.10 Stormwater management for all development shall be undertaken on a volume control basis and shall demonstrate the maintenance of recharge rates, flow paths and water quality to the greatest extent possible. Peak flow control and the maintenance of pre -development water balance shall be demonstrated. 3.4.11 High Volume Recharge Areas shall maintain a pre -development water balance. 3.4.12 Development of all low- and medium -density dwellings shall demonstrate the use of an adequate volume of amended topsoil or equivalent system to improve surface porosity and permeability over all turf and landscaped areas beyond three metres of a building foundation and beyond tree protection areas. 3.5 Utilities 3.5.1 Telecommunications/communications utilities, electrical stations or sub- stations, mail boxes or super mail boxes and similar facilities should be incorporated and built into architectural or landscaping features, rather than being freestanding, wherever possible. They should be compatible with the appearance of adjacent uses and include anti -graffiti measures. Page 15 of 38 Bayview (Southwest Courtice) Secondary Plan 3.5.2 Super mail boxes shall not be located in a municipally owned park. 3.6 Urban Design and Sustainability Guidelines 3.6.1 The Urban Design and Sustainability Guidelines contained in Appendix A provide directions in the form of design guidance and strategies to implement the vision and objectives of the Secondary Plan. If there is a conflict between the Secondary Plan policy and the Guidelines, Secondary Plan policy prevails. 4 Cultural Heritage 4.1 Objectives a) Conserve and adaptively reuse culturally significant historic buildings and their immediate landscapes. b) Assess, recover and protect Indigenous and Euro-Canadian archaeological resources. c) Interpret the area's cultural heritage within the public realm. 4.2 Policies 4.2.1 The conservation and enhancement of significant cultural heritage resources shall be consistent with the policies of Section 8 in the Clarington Official Plan and all relevant Provincial legislation and policy directives. 4.2.2 The Municipality will determine if a Cultural Heritage Evaluation Report is required prior to development on or adjacent to any properties that are identified on the Municipality of Clarington Cultural Heritage Resource List, and any properties that have been identified as having potential cultural heritage value or interest. 4.2.3 A Heritage Impact Assessment shall be conducted prior to development on or adjacent to properties that are designated under Part IV of the Ontario Heritage Act, or properties for which a Cultural Heritage Evaluation Report has been conducted and determined that the properties meet the criteria for cultural heritage value or interest as prescribed in O. Reg. 9/06, as amended, or any successors thereto. 4.2.4 Cultural Heritage Evaluation Reports and Heritage Impact Assessments shall consider and provide strategies for the conservation and protection Page 16 of 38 Bayview (Southwest Courtice) Secondary Plan of cultural heritage resources, including the potential for in situ conservation. 4.2.5 Public art and/or other interpretive features recalling the area's cultural heritage shall be integrated into the design of public open spaces within the neighbourhood. 4.2.6 Properties of cultural heritage value or interest within the Secondary Plan area are identified in Appendix C. Additions, deletions, and alterations to Appendix C are permitted without amendment to this Secondary Plan. 5 Street Network and Mobility 5.1 Objectives a) Establish new or improved road and active transportation connections to existing and planned destinations east of Robinson Creek. b) Ensure the road network facilitates the use of public transit, walking and cycling. c) Establish an interconnected network of trails and other active transportation facilities within the neighbourhood, linked to the broader municipal network. d) Establish transit stops within the neighbourhood. 5.2 General Policies 5.2.1 The transportation policies contained in Section 19 of the Clarington Official Plan and the policies of this Secondary Plan shall apply with regard to the transportation network of the Secondary Plan Area. Schedule B identifies the road classification and pedestrian facilities network planned for the area. 5.2.2 Development will be structured by an interconnected and grid -like network of streets that facilitate direct pedestrian, cyclist and vehicular movement throughout the community. 5.2.3 Development will be structured to provide a pedestrian oriented community by integrating pedestrian linkages and multi -use pathways to supplement the grid -like network of streets. See Section 7.4 for policies regarding the trail network. 5.2.4 The precise public right-of-way widths and locations for all Arterial and Collector Roads within the Secondary Plan Area shall be confirmed through Phases 3 and 4 of the Southwest Courtice Municipal Class Environmental Assessment, if necessary or appropriate. Page 17 of 38 Bayview (Southwest Courtice) Secondary Plan 5.2.5 All owners of private properties fronting the public right-of-way are encouraged to provide trees within the landscaped open space area in their front yard setback. 5.2.6 Crosswalks at intersections shall be well marked. Raised crosswalks or tabletop intersections shall be considered. 5.2.7 The network of streets shall be supplemented by landscaped mid -block pedestrian connections that break up long blocks to further enhance the pedestrian permeability of the area, the efficiency and variety of pedestrian routes, and access to transit. Mid -block pedestrian connections should have a minimum width that accommodates a multi- use path with landscaping on both sides to provide a buffer to any adjacent private spaces. 5.2.8 On -street parking will be encouraged at appropriate locations on all Collector Roads and Local Roads in order to provide for anticipated parking needs and to assist in calming traffic movement and thereby enhancing pedestrian safety. 5.2.9 Pedestrian -friendly roundabouts may be considered at the intersections of two arterial roads, two collector roads or an arterial road, a collector road, and/or a collector road and a key local road. Roundabouts shall have special landscaping features. 5.3 Arterial Roads 5.3.1 Townline Road, which is under municipal jurisdiction, shall be extended to run east -west through the Secondary Plan Area and intersect with Prestonvale Road as shown on Schedule B. This new section of Townline Road shall be a Type B Arterial Road with a public right-of-way width of 36 metres. 5.3.2 Prestonvale Road, between Bloor Street and the future intersection with Townline Road is classified as a Type C Arterial Road, and is under municipal jurisdiction. 5.3.3 The portion of Prestonvale Road that crosses the railway and intersects with Baseline Road West will be included in a Special Study that considers a potential Future Freeway Interchange and other transportation improvements in the immediate area (see Policy 6.9). In the interim, the Municipality, in consultation with Metrolinx, may terminate Prestonvale Road at the railway to eliminate the at -grade crossing. Page 18 of 38 Bayview (Southwest Courtice) Secondary Plan 5.3.4 In the event that a Future Freeway Interchange is located at Prestonvale Road as shown on Map J2 of the Clarington Official Plan, the portion of Prestonvale Road located between the interchange and the intersection with Townline Road will be classified as a Type B Arterial Road. 5.3.5 Arterial Roads will generally be designed in accordance with the requirements set out in Appendix C, Table C-2 of the Clarington Official Plan and consistent with the Bayview (Southwest Courtice) Urban Design and Sustainability Guidelines (Appendix A to this Secondary Plan). Arterial Roads shall include the following elements: a) A multi -use path including appropriate signage and/or pavement markings on at least one side of the right-of-way; b) Where a multi -use path is not feasible, bike lanes shall be provided within the right-of-way; c) A sidewalk shall be provided on at least one side of the right-of-way; d) A planting and furnishing zone shall be provided on both sides of the right-of-way; e) A further planting zone will be encouraged between the sidewalk and residential property setbacks on one or both sides of the right-of-way; f) Appropriate road scale lighting is encouraged to be provided at the pedestrian scale to contribute to the safety and comfort of the streetscape; and g) Lighting shall be downcast to reduce light pollution. 5.3.6 A further extension of Townline Road east of Prestonvale Road may cross the Robinson Creek Valley and its associated flood plain. The design of this section of the road shall ensure that there are no upstream flooding impacts. 5.4 Collector Roads 5.4.1 In conjunction with further development within the Secondary Plan Area, Fenning Drive will be extended to the south and east, intersecting with Prestonvale Road as shown on Schedule B. This new section of Fenning Drive shall be a Collector Road. 5.4.2 Collector Roads shall be designed in accordance with the road classification criteria in Appendix C, Table C-2 of the Clarington Official Plan and include the following design standards: a) A minimum of two through lanes shall be provided, the right-of-way Page 19 of 38 Bayview (Southwest Courtice) Secondary Plan may include a turning lane at junctions and intersections; b) A clearly marked on -street bicycle lane shall be provided on Collector Roads on both sides of the right-of-way; c) Planting and furnishing zones are encouraged on both sides of the right-of-way; d) A further planting zone will be encouraged between the sidewalk and residential property setbacks on one or both sides of the right-of-way e) A sidewalk shall be provided on both sides of the right-of-way set back from the curb or otherwise buffered from active lanes of traffic; f) Appropriate lighting is encouraged to be provided to contribute to the safe function of the roadway as well as the safe and appropriate lighting of the pedestrian realm; and g) Lighting should be downcast to reduce light pollution. 5.5 Local Roads 5.5.1 All development shall provide new Local Roads in accordance with the policies of this Secondary Plan. Local Roads will feature sidewalks and street trees on both sides to enhance the tree canopy and reinforce the neighbourhood's green character. New Local Roads shall be designed in accordance with the road classification criteria in Appendix C, Table C-2 of the Clarington Official Plan and include the following design standards: a) On -street parking shall be available on either side of the right-of-way; b) Sidewalks are encouraged to be provided on both sides of Local Roads; c) A planting and furnishing zone shall be provided on both sides of Local Roads. d) Appropriate lighting is encouraged to be provided to contribute to the safe function of the roadway as well as the safe and appropriate lighting of the pedestrian realm; and e) Lighting shall be downcast to reduce light pollution. 5.5.2 Where a Local Road is aligned with a Key View Corridor (see Schedule A and policy 7.2.8), such Local Roads are strongly encouraged to reflect the conceptual cross section for Key Local Roads contained in the Urban Design and Sustainability Guidelines (Appendix A to this Secondary Plan). Key features of this cross section include sidewalks and street trees on both sides, to encourage pedestrian activity, enhance the tree canopy, and reinforce the neighbourhood's green character. Page 20 of 38 Bayview (Southwest Courtice) Secondary Plan 5.5.3 Window streets, where they are necessary, may have a right-of-way less than 17 metres, subject to the approval of the Municipality. 5.5.4 Future Local Roads identified in Appendix B are illustrative; their alignments may be modified without amendment to this Secondary Plan. 5.6 Rear Lanes 5.6.1 Public rear lanes are encouraged to support safe and attractive streets by eliminating the need for driveways and street -facing garages. 5.6.2 Public rear lanes can provide alternative pedestrian routes through a community and shall provide a safe environment for pedestrian and vehicle travel. 5.6.3 Public utilities may be located within public rear lanes subject to functional and design standards established by the Municipality. 5.6.4 Rear lanes shall be designed in accordance with the road classification criteria in Appendix C, Table C-2 and include the following design standards: a) Lanes shall allow two-way travel and incorporate a setback on either side of the right-of-way to the adjacent garage wall; b) Lanes shall provide access for service and maintenance vehicles for required uses as deemed necessary by the Municipality and may include enhanced laneway widths and turning radii to accommodate municipal vehicles including access for snowplows, garbage trucks and emergency vehicles where required; c) Lanes shall be clear of overhead obstruction and shall be free from overhanging balconies, trees and other encroachments; d) Lanes shall intersect with public roads; e) No municipal services, except for local storm sewers, shall be allowed, unless otherwise accepted by the Director of Engineering; f) No Region of Durham infrastructure shall be permitted; g) Lanes should be graded to channelize snow -melt and runoff; h) The design of lanes shall incorporate appropriate elements of low impact design including permeable paving where sufficient drainage exists; i) Lanes should be prioritized where development fronts onto an arterial road and for townhouse developments; Page 21 of 38 Bayview (Southwest Courtice) Secondary Plan j) Access for waste collection and emergency service vehicles is to be accommodated; k) Access to loading areas should be provided from rear lanes; 1) Appropriate lighting shall be provided to contribute to the safe function of the roadway as well as the safe and appropriate lighting of the pedestrian realm; and m) Lighting shall be downcast to reduce light pollution. 6 Land Use and Built Form 6.1 Objectives a) Accommodate a diverse population of at least 7,700 persons at an overall minimum density of 50 people and jobs per hectare by the year 2031. b) Provide a range of housing densities, tenures, and types. c) Integrate affordable housing opportunities for individuals and families. d) Create a public realm of streets, parks and other open spaces that is inviting, comfortable and safe. e) Ensure residents have convenient access to basic commercial amenities and community facilities by all modes of travel. f) Ensure compatibility among land uses and housing types. g) Ensure there is architectural variety within each block and along each street within the neighbourhood h) Ensure buildings, streets and landscapes are designed to a high standard. 6.2 General Policies 6.2.1 The pattern of land use and the higher order transportation network planned for the area are identified in Schedule A of this Secondary Plan. Minor alterations to Schedule A may occur without amendment to this Secondary Plan through plan of subdivision or site plan approval applications provided such minor alterations are in conformity with Policies 24.1.2 and 24.1.3 of the Clarington Official Plan and the general intent of this Secondary Plan is maintained. 6.2.2 The following land use designations apply within the Secondary Plan Area, the policies for which are contained in this Secondary Plan: Page 22 of 38 Bayview (Southwest Courtice) Secondary Plan a) Low Density Residential b) Medium Density Residential c) High Density/ Mixed Use d) Neighbourhood Commercial e) Neighbourhood Park f) Parkette g) Environmental Protection Areas 6.2.3 The following land use designations also apply, the policies for which can be found in the Clarington Official Plan: a) Community Park b) Green Space c) d) Utility 6.2.4 Schedule A also includes two overlay designations that establish where further study is required prior to development: a) Special Study Area; and b) Former Employment Lands. 6.2.5 The planned housing unit and population targets for the Secondary Plan Area are approximately 2,900 units and 7,700 residents. This unit target shall be achieved through a combination of Low Density, Medium Density, and High Density dwelling types across the Secondary Plan area in accordance with the policies of this Secondary Plan and Policy 9.4.5 of the Clarington Official Plan. 6.2.6 The Municipality shall make available data on the housing mix, based on existing and approved development. 6.2.7 Individual site access for any permitted residential use adjacent to an Arterial Road generally shall not be permitted. Rear lanes shall be the preferred option for accessing such sites. Window streets or flankage lots may also be considered. Reverse frontage development should only be permitted within the Secondary Plan Area if there are no other feasible options. Page 23 of 38 Bayview (Southwest Courtice) Secondary Plan 6.2.8 Buildings located adjacent to, or at the edge of parks and open spaces, shall include opportunities to overlook and provide pedestrian connections into the parks and open spaces. More specific policies related to park access can be found in Section 7 of this Secondary Plan. 6.3 Affordable Housing 6.3.1 The intent of this Secondary Plan is to support the Municipality's affordable housing objectives by requiring a variety of housing sizes and types and permitting accessory apartments, as per Policy 6.3.5 of the Clarington Official Plan. 6.3.2 Affordable housing is encouraged to locate within the Regional Corridors to provide residents excellent access to public transit. 6.3.3 Affordable housing, including subsidized non -market housing units, is encouraged to be integrated within neighbourhoods and combined in developments that also provide market housing to provide opportunities for a range of housing tenures and prices that support diversity. 6.3.4 New affordable housing and purpose-built rental housing should incorporate barrier -free, universal or flex design features in both common and living areas. 6.3.5 The Municipality should collaborate with public and non-profit housing providers to encourage a supply of subsidized non -market housing units to be included within the housing mix in the Secondary Plan area. 6.3.6 To support the provision of affordable housing units, the Municipality will explore other potential incentives such as reduced or deferred Development Charges, reduced application fees, grants and loans, to encourage the development of affordable housing units. The reduction or deferral of Development Charges shall be done in consultation with the Region of Durham. The Municipality will also encourage Durham Region to consider financial incentives for affordable housing. 6.3.7 As an incentive for the provision of affordable housing, as defined in Section 24.2 of the Clarington Official Plan, reductions in the minimum parking requirement under the Zoning By-law may be considered by the Municipality on a site -by -site basis where housing that is affordable is provided as part of a development proposal. 6.3.8 To facilitate the development of affordable housing units within the Secondary Plan area and in the Municipality, the Landowners Group in the Secondary Plan Area shall provide at their choice either land or a Page 24 of 38 Bayview (Southwest Courtice) Secondary Plan contribution of funds to the Municipality for the development of affordable, public or non-profit housing in the community. 6.3.9 The land to be conveyed as provided in Section 6.3.8 shall have an approximate size of 1.5 hectares, be fully serviced and be gratuitously conveyed free and clear of encumbrances. Conveyance shall occur at the time of approval of the first plan of subdivision within the Secondary Plan area. 6.3.10 The contribution of funds as provided in Section 6.3.8 will be through a contribution agreement to be negotiated between the Municipality and the Landowners Group. The contribution of funds shall be at a rate of $400.00 per unit. 6.3.11 Reduction of parking requirements for accessory apartments may be considered if the proposed unit is within a short walking distance of a transit stop. 6.3.12 The Municipality will fast track the approval of development applications that include affordable housing units that are being funded by federal and provincial government programs or non-profit groups. 6.4 Accessory Apartments 6.4.1 Within the Secondary Plan Area, one accessory apartment is permitted within a detached, semi-detached, or townhouse dwelling, and one accessory apartment is permitted within a detached accessory structure subject to the provisions of the Zoning By-law and other relevant regulations. 6.4.2 Within accessory structures, apartments are encouraged to be on the second storey of a detached garage. 6.4.3 Accessory apartments must be registered with the Municipality. 6.5 Neighbourhood Commercial 6.5.1 The Neighbourhood Commercial site on Bloor Street is intended to accommodate small-scale commercial establishments serving the local community, with gross leasable areas generally not exceeding 300 square metres. Drive -through uses shall not be permitted, and direct pedestrian connections shall be provided to the front of retail units. 6.5.2 The minimum height of building shall be two storeys, and mixed use development, with residential units or office space integrated with retail Page 25 of 38 Bayview (Southwest Courtice) Secondary Plan uses and/or service uses, shall be encouraged. The design of buildings shall reflect and reinforce the character of the surrounding neighbourhoods. 6.6 Low Density Residential 6.6.1 The predominant use of lands designated Low Density Residential shall be for housing purposes. Other uses may be permitted in accordance with Clarington Official Plan Policies 9.3.1, 9.3.2, and 9.3.3. 6.6.2 The following residential dwelling types in buildings up to three storeys are permitted: a) Detached dwellings; b) Semi-detached dwellings; c) Townhouses; and d) Accessory apartments, as per Policy 6.4 of this plan. 6.6.3 Detached and semi-detached dwelling units shall account for a minimum of 80 percent of the total number of units in the Low Density Residential designation. Townhouses shall account for no more than 20 percent of the total number of units in the Low Density Residential designation. 6.6.4 Other uses, including small scale service and neighbourhood retail commercial uses, which are supportive of and compatible with residential uses, are also permitted in accordance with Policies 9.3.1, 9.3.2 and 9.3.3 of the Clarington Official Plan. 6.6.5 Development on lands designated Low Density Residential shall have an overall minimum density of 13 units per hectare. 6.6.6 Private streets and private lanes are not permitted within the Low Density Residential designation. 6.7 Medium Density Residential 6.7.1 The predominant use of lands designated Medium Density Residential shall be for housing purposes. Other uses may be permitted in accordance with Clarington Official Plan Policies 9.3.1, 9.3.2, and 9.3.3. 6.7.2 The following residential dwelling types are permitted: a) Townhouses; b) Stacked townhouses; c) Apartment buildings; Page 26 of 38 Bayview (Southwest Courtice) Secondary Plan d) Dwelling units within a mixed use building; e) Accessory apartments, as per Policy 6.43 of this plan; and f) Other dwelling types that provide housing at the same or higher densities as those above. 6.7.3 Building heights shall be a minimum of 2 storeys and a maximum of 4 storeys. 6.7.4 Other uses, including small scale service and neighbourhood retail commercial uses, which are supportive of and compatible with residential uses, are also permitted in accordance with Policies 9.3.1, 9.3.2 and 9.3.3 of the Clarington Official Plan. 6.7.5 Development on lands designated Medium Density Residential shall have a minimum density of 40 units per net hectare. 6.8 High Density Residential / Mixed Use 6.8.1 The predominant use of lands designated High Density Residential shall be for housing purposes. Other uses may be permitted in accordance with Clarington Official Plan Policies 10.6.6 and 10.6.7. 6.8.2 The following building types are permitted: a) Apartment buildings; and b) Mixed use buildings with commercial uses located on the ground floor and apartment dwelling units on upper floors. 6.8.3 Stand alone retail, service or office is not permitted within this designation. 6.8.4 Building heights shall be a minimum of 7 storeys and a maximum of 12 storeys. 6.8.5 Development on lands designated High Density / Mixed Use shall have a minimum density of 120 units per net hectare. 6.8.6 The highest and most dense forms of development shall be located fronting the Regional Corridor, and built from transitions shall be provided to adjacent low-rise residential areas. Page 27 of 38 Bayview (Southwest Courtice) Secondary Plan 6.9 Urban Design 6.9.1 To ensure development in Low Density and Medium Density Residential areas contributes to attractive streetscopes and an inviting, comfortable pedestrian realm, the following policies shall apply: a) Grade -related dwelling units, excluding secondary units, shall have their main entrance visible and accessible from the sidewalk; b) Front double garages without living space directly above them shall be recessed from the front wall of the house; c) Front single garages and double garages with living space directly above them may extend partially beyond the front wall of the house, but this condition shall not dominate the length of the block; d) The width of a driveway generally shall correspond with the width of the garage, although in the case of single garages, a wider driveway may be permitted where it does not prevent soft landscaping in the front yard with a minimum width of three metres; e) Blocks with a concentration of townhouses and/or lots less than 9 metres wide for other housing types shall be encouraged to incorporate rear lanes, f) Buildings on corner lots shall have articulated facades facing both streets; g) Front and exterior side yard porches shall be encouraged. 6.9.2 Where low-rise apartment buildings and stacked townhouses are permitted in Low Density and Medium Density Residential areas, they shall be subject to the following policies: a) Front setbacks should be 4-6 metres; b) Ground -floor units in apartment buildings are encouraged to have their entrances facing the street or a landscaped yard; c) Balconies on apartment buildings and stacked townhouses should be integrated into the overall design of the building fagade; d) Mechanical and electrical equipment on the roof of an apartment building should be screened with durable materials integrated with the design of the building. e) All buildings on corner lots shall address both edges with articulated facades and windows, and blank walls visible from streets or public spaces generally shall not be permitted; Page 28 of 38 Bayview (Southwest Courtice) Secondary Plan f) Underground parking for apartment buildings is strongly encouraged; g) Parking may be located at the rear of buildings and is not permitted in the front or exterior side yard of buildings; h) Garbage and recycling storage for apartment buildings should be located within the structure, and garbage and recycling storage for stacked townhouses should be located in a shared Rear Lane, screened from public view. 6.9.3 To ensure development in High Density Residential areas appropriately addresses Bloor Street, supports an active public realm and relates well to its existing and planned context, the following policies shall apply: a) Buildings shall be built close to the front property line to help frame adjacent streets, with setbacks of generally no greater than five metres; b) Primary pedestrian entrances shall be clearly visible and located on a public road frontage or onto public open spaces; c) Access from sidewalks, other pedestrian facilities and public open space areas to primary building entrances shall be convenient and direct, with minimum changes in grade, and shall be accessible and barrier free; d) Ground floors containing commercial space shall have a minimum height of 4.5 metres; e) Long buildings, generally those over 40 metres in length, shall break up the visual impact of their mass with vertical recesses or other architectural articulation and/or changes in material; f) Buildings over six storeys shall incorporate stepbacks to reduce their perceived mass and contribute to a comfortable pedestrian realm, with stepbacks of at least 1.5 metres generally occurring at the seventh storey and, where the height is greater than 10 storeys, at the eleventh storey; g) Buildings shall provide appropriate transitions to adjacent low-rise residential areas, either with a separation distance equal to or greater than the height of the building or through the stepping down of building heights to no more than four storeys at the rear; h) The use of high -quality, enduring materials, such as stone, brick and glass, shall be strongly encouraged; i) Mechanical penthouses and elevator cores shall be screened and integrated into the design of buildings; Page 29 of 38 Bayview (Southwest Courtice) Secondary Plan j) Generally, balconies shall be recessed and/or integrated into the design of the building fagade; k) Front patios for ground -floor residential units, where appropriate, should be raised to provide for privacy and a transition between the public and private realms; 1) Vehicular entrances to parking and servicing areas should be consolidated wherever possible, and shared driveways between two properties shall be encouraged; m) Loading and service areas generally shall be located at the rear of the building, and enclosed loading and servicing areas shall be encouraged; n) Where loading and servicing is visible at the rear or side of a building, it shall be screened; o) Parking shall be located in underground or above -ground structures or surface parking lots at the rear of the building. 6.9.4 The relevant Urban Design policies of the Clarington Official Plan shall also apply to all land use areas. 6.9.5 As per Policy 5.4.10 of the Official Plan, the intersection of Bloor Street and Townline Road South is a Prominent Intersection, and therefore the following urban design policies shall apply to the southeast quadrant of the intersection: a) Development shall support the intersection as a community focal point, both visually in terms of building height, massing and orientation, architectural treatment and materials, and landscaping, and functionally in terms of destination uses and public spaces and amenities such as street furniture and public art; b) The tallest buildings in Bayview should be located at the intersection and should contain retail uses and/or service uses on the ground floor; c) A privately owned publicly -accessible plaza should be located at the corner to contribute to the intersection's visual prominence, reinforce its role as a community focal point, improve the relationship of built form to the public right of -way, and contribute to the area's identity. 6.6 Special Study Area 6.6.1 Lands associated with a potential partial interchange at the intersection of Highway 401 and Prestonvale Road / Baseline Road are identified as a Special Study Area on Schedule A. Existing uses on these lands, including Page 30 of 38 Bayview (Southwest Courtice) Secondary Plan additions and renovations to existing residential buildings and accessory buildings, and new accessory buildings and structures, may continue. New development on these lands, however, is prohibited until such time that a detailed engineering study of the potential partial interchange is undertaken, and/or the Ministry of Transportation determines that a partial interchange is not required. 6.6.2 The detailed engineering study will determine the ultimate land requirements for the partial interchange, and/or other improvements, and should any lands identified as a Special Study Area on Schedule A be deemed to be surplus to those required for the improvements, the underlying Low Density Residential land use designation shall apply. The underlying Low Density Residential land use designation shall also apply should the interchange no longer be required and is removed from the Clarington Official Plan. 6.6.3 Sanitary service and utility infrastructure required to service the Bayview community is permitted on these lands. 6.7 Former Employment Lands (Employment Land Conversion Area) 6.7.1 In accordance with the Region's Municipal Comprehensive Review process, the Municipality has submitted a written request to convert the area identified as Former Employment Lands on Schedule A and in Appendix B, to a Living Area designation under the Regional Official Plan. If these lands are converted, the underlying land use designation shall apply. 6.7.2 In the event the Former Employment Lands are not converted to permit non-residential uses, this Secondary Plan shall be amended accordingly, including potential refinements to ensure that the Designated Greenfield Area minimum density requirements are achieved. 7 Parks and Community Facilities 7.1 Objectives a) Create a public realm of streets, parks and other open spaces that is inviting, comfortable and safe. b) Ensure residents have convenient access to basic commercial amenities and community facilities by all modes of travel. c) Ensure parks and other public open spaces are highly visible, accessible, and usable. Page 31 of 38 Bayview (Southwest Courtice) Secondary Plan d) Ensure parks contain a range of neighbourhood -scale facilities for residents of all ages and abilities. e) Use significant natural features, stormwater management facilities and other public open spaces to enhance the character of, and connectivity within, the parks and open space network. f) Ensure trees are planted in the public and private realms to define streetscopes and parks over time. g) Integrate public art into the design of parks, streets and other public spaces. h) Interpret the area's cultural heritage within the public realm. 7.2 General Policies 7.2.1 Parkland shall be integrated and connected into a broader public realm network that also includes civic/institutional uses, streets, mid -block connections, trails and privately owned publicly -accessible spaces. 7.2.2 The park system, as a whole, shall provide a variety of opportunities for passive and active recreation and be comprised of well -designed spaces that contribute to the area's identity. 7.2.3 Dedication of lands for Parkland shall be in accordance with the Clarington Official Plan. 7.2.4 The general location of all Parkland in the Secondary Plan area is shown on Schedules A and C. 7.2.5 The configuration of Neighbourhood Parks is to be maintained as generally shown on Schedules A and C. The precise size and shape of Neighbourhood Parks shall be determined at the time of development review and approval, based on the parkland provision requirements of Section 18 of the Clarington Official Plan and the objectives and policies of this Secondary Plan. 7.2.6 Parks are encouraged to be bordered by public streets, Environmental Protection Areas, other natural heritage areas, other public facilities such as schools, and the flanks of residential uses. Residential and commercial uses backing onto parks shall be minimized. 7.2.7 Areas conveyed for Parkland purposes will be programmable lands. 7.2.8 The Key View Corridors identified on Schedule A are intended to help ensure the Environmental Protection Area is highly visible and accessible throughout the neighbourhood. Where these corridors terminate at the Page 32 of 38 Bayview (Southwest Courtice) Secondary Plan Environmental Protection Area, public open space with a minimum width of 12 metres shall be provided for views to natural features, trail access and passive enjoyment. 7.2.9 Environmental Protection Areas, associated vegetation protection zones and stormwater management areas shall not be conveyed to satisfy parkland dedication requirements under the Planning Act. 7.3 Parks 7.3.1 The following types of parks are included in the Parks designation: a) Neighbourhood Parks; and b) Parkettes 7.3.2 Parks shall be established in accordance with the following: a) Neighbourhood Parks are parks of between 1.5 and 3 hectares in size that provide a variety of amenities, including sports fields. They are located in central locations to allow for good accessibility by walking. All planned school sites shall, wherever feasible, have a Neighbourhood Park abutting them to provide areas of shared amenity. b) Parkettes are parks of between 0.5 and 1.0 hectares in size that provide a variety of amenities, but do not contain sports fields. Parkettes contribute to the variety of leisure and recreation amenities in the community and improve accessibility to park space by walking. 7.3.3 The precise size and location of Neighbourhood Parks shall be determined at the time of development review and approval, based on the parkland provision requirements of Section 18 of the Clarington Official Plan. 7.3.4 Neighbourhood Parks shall be of a size and shape that can accommodate the basic active and low -intensity recreation needs of the neighbourhood residents. The future central Neighbourhood Park east of Fenning Drive shall be integrated with natural areas, stormwater management ponds, and the trail network. 7.3.5 To ensure the Neighbourhood Parks are an accessible and prominent feature of the neighbourhood, a minimum of 60% of their boundaries, excluding where they abut an Environmental Protection Area or stormwater management pond, shall abut a public street. Page 33 of 38 Bayview (Southwest Courtice) Secondary Plan 7.3.6 The design of the Neighbourhood Parks shall include play elements suitable for children of all ages, benches and other seating, lawn areas for casual recreation and generous tree planting. Facilities such as basketball courts and splash pads shall also be considered. 7.3.7 Park design should encourage the incorporation of low impact development features into the design. 7.4 Trails 7.4.1 All development shall provide for the implementation of a trail network in accordance with the conceptual location of trails identified as Key Pedestrian Connections on Schedule C. In addition to sidewalks, dedicated cycling facilities and multi -use paths facilities within Residential Areas, this trail network will consist of Primary and Secondary Trails as defined in Section 18.4 of the Clarington Official Plan. The precise location, type and design of trails will be determined through the development approval process and subject to the following: a) Trail design and type will be based on each site's sensitivity in order to minimize environmental impacts and will be designed to accommodate a range of users and abilities. b) Trails will be directed outside of natural areas where possible or to the outer edge of buffer areas. c) Trails will be buffered appropriately from sensitive natural features and stormwater management facilities. d) Trails located adjacent to natural features and stormwater management facilities should incorporate interpretive signage at various locations to promote understanding and stewardship of the features and functions of the natural environment. 7.4.2 Trail locations shall be the subject of an Environmental Impact Study, where appropriate (see Policy 3.2.6). 7.5 School Sites 7.5.1 One primary school is planned to serve the neighbourhood. A potential location adjacent to a Neighbourhood Park is identified on Schedule A. Notwithstanding the preferred location, a school may be developed elsewhere within a Low Density Residential area or Medium Density Residential area without amendment to this Secondary Plan. Page 34 of 38 Bayview (Southwest Courtice) Secondary Plan 7.5.2 Should an alternative site be selected for the school, the lands identified for the preferred site shall be developed in accordance with the policies for Low Density Residential areas. 7.5.3 The size and configuration of the school site shall be consistent with the policies and requirements of the School Board and the Clarington Official Plan. 7.5.4 Shared parking between the school and an adjacent or nearby municipal facility or institutional use shall be strongly encouraged. 7.5.5 On -site traffic flow should be considered at the detailed design stage. 8 Implementation 8.1 Objectives a) Ensure roads and municipal services required for any part of the neighbourhood are in place and operative prior to or coincident with development. b) Ensure each phase of development is contiguous to a previous phase. c) Ensure lot patterns are rational and efficient. 8.2 Policies 8.2.1 Applicants shall prepare and update phasing plans for submission with plans of subdivision. The phasing plan shall establish phases of development of the lands and shall provide for the staging of construction of public infrastructure and services in relation to phases of development. 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 amendments to the Zoning By-law and in recommending plans of subdivision for approval 8.2.2 All new development within the Secondary Plan area shall proceed on the basis of the sequential extension of full municipal services through the Regional and Municipal capital works programs and plans of subdivision. 8.2.3 The conveyance of additional land or the contribution of additional funds to facilitate the development of affordable housing beyond the provisions in policies 6.3.8, 6.3.9 and 6.3.10 shall not be utilized as a means to increase the number of units permitted by the Secondary Plan or as a means to not implement the policies of the Secondary Plan. Page 35 of 38 Bayview (Southwest Courtice) Secondary Plan 8.2.4 Approval of development applications shall be conditional upon commitments from the appropriate authorities and the proponents of development to the timing and funding of the required road and transportation facilities, parks and community facilities. These works shall be provided for in the subdivision and site plan agreements. Phasing of the development, based on the completion of the external road works, may be required by the Municipality of Clarington. 8.2.5 Approval of development applications shall also be conditional upon commitments from the appropriate authorities and the proponents of development to the timing and funding of required stormwater management, sanitary sewer and water supply facilities. These works shall be provided for in subdivision and site plan agreements. Phasing of development, based on the completion of external sewer and water services, may be implemented if required by the Municipality of Clarington. 8.2.6 The Secondary Plan recognizes that comprehensive planning requires the equitable sharing amongst landowners of costs associated with the development of land. It is a policy of this Secondary Plan that prior to the approval of any draft plan of subdivision, applicants/landowners shall have entered into appropriate cost sharing agreements which establish the means by which the costs (including Region of Durham costs) of developing the property are to be shared. The Municipality may also require, as a condition of draft approval, that proof be provided to the Municipality that landowners have met their obligations under the relevant cost sharing agreements prior to registration of a plan of subdivision. 8.2.7 Every development application, as part of complete application and updated at the time of final approval, shall be accompanied by a policy implementation monitoring report that shall include details regarding the following, if applicable: a) For the development application area: i. Net density by land use designation ii. Number and type of units in conformity to the Plan (height, building type) iii. Total development application unit count iv. Estimated population b) For the entire Secondary Plan Area: Page 36 of 38 Bayview (Southwest Courtice) Secondary Plan i. Overall density per hectare and by land use designation e.g. Regional Corridor ii. Number of dwelling units by type iii. Number of units within the built-up area iv. Amount/type of non-residential space and number of jobs c) How the application is implementing the housing policies in Section 8 of the Secondary Plan; d) Number of purpose-built accessory apartments. The Municipality shall provide the most up-to-date data based on proposed and approved development in the Secondary Plan area. 8.2.8 Detailed studies prepared in support of a development application may refine on site by site basis the recommendations of the Robinson Creek and Tooley Creek Subwatershed Study however the study must address the issues raised by the Subwatershed Study. 8.2.9 The Municipality will monitor the policies of this Secondary Plan as part of the regular Official Plan review and propose updates as deemed necessary. 8.2.10 Inherent to the Bayview (Southwest Courtice) Secondary Plan is the principle of flexibility, provided that the general intent and structure of the Secondary Plan are maintained to the satisfaction of the Municipality. As such, it is the intent of the Municipality to permit some flexibility in accordance with Official Plan policy 24.1.5 in the interpretation of the policies, regulations and numerical requirements of this Secondary Plan except where this Secondary Plan is explicitly intended to be prescriptive. 8.2.11 The Bayview (Southwest Courtice) Urban Design and Sustainability Guidelines, including the Demonstration Plan, are contained as an appendix to this Secondary Plan. The Urban Design and Sustainability Guidelines provide specific guidelines for both the public and private sectors. They indicate the Municipality of Clarington's expectations with respect to the character, quality and form of development in the Bayview neighbourhood. The Demonstration Plan illustrates the planning principles that are inherent to the Secondary Plan. It is one example of how the Secondary Plan might be implemented within the Secondary Plan area. The Urban Design and Sustainability Guidelines and Demonstration Plan have been approved by Council, however, do not require an amendment Page 37 of 38 Bayview (Southwest Courtice) Secondary Plan to implement an alternative design solution, or solutions at any time in the future. 8.2.12 Schedules included in this Secondary Plan provide further information on policies where indicated, and Appendices provide visual references. 9 Interpretation 9.1 Policies 9.1.1 This Secondary Plan refines and implements the policies of the Clarington Official Plan. Unless otherwise indicated, the policies of the Clarington Official Plan shall continue to apply to this Secondary Plan Area. Where there is a conflict, this Secondary Plan shall prevail. 9.1.2 The land use boundaries shown on Schedule A to this Secondary Plan are approximate, except where they meet with existing roads, valleys or other clearly defined physical features. Where the general intent of this Secondary Plan is maintained to the satisfaction of the Municipality, minor boundary adjustments will not require an amendment to this Secondary Plan. Page 38 of 38 Appendix A Bayview (Southwest Courtice) URBAN DESIGN & SUSTAINABILITY GUIDELINES } Clarbgton STRATEGIES TABLE OF CONTENTS 1. INTRODUCTION 4 1.1. OVERVIEW + PURPOSE 5 1.2. STRUCTURE OF THE GUIDELINES 5 1.3 INTERPRETATION AND IMPLEMENTATION OF THE GUIDELINES 5 2. COMMUNITY DESIGN VISION 6 2.1. COMMUNITY VISION 7 2.2. DEMONSTRATION PLAN & COMMUNITY CHARACTER STATEMENT 8 2.3. COMMUNITY STRUCTURE 9 3. PUBLIC REALM GUIDELINES 12 3.1. STREET NETWORK AND BLOCK PATTERN 13 3.2. STREETS 14 3.3. STREETSCAPES 22 3.4. PARKS & OPEN SPACES 24 3.5. ENVIRONMENTAL PROTECTION AREAS 26 3.6. STORMWATER MANAGEMENT FACILITIES 27 4. PRIVATE REALM GUIDELINES 28 4.1. LOW AND MEDIUM DENSITY RESIDENTIAL DEVELOPMENT GUIDELINES 29 4.2. HIGH DENSITY RESIDENTIAL DEVELOPMENT GUIDELINES 33 4.3. NON-RESIDENTIAL DEVELOPMENT GUIDELINES 35 5. GREEN DESIGN GUIDELINES 36 5.1. ENERGY EFFICIENCY 37 5.2. WATER CONSERVATION AND LOW -IMPACT DEVELOPMENT 37 dF �CJ�6 -F RODU IM - ikewmp -06 Op w (Southwest Courti I A Overview & Purpose The Bayview (Southwest Courtice) Secondary Plan Area is generally bounded by Townline Road to the west, Robinson Creek to the east, Bloor Street to the north, and Highway 401 to the south. The north half of the Bayview Neighbourhood was developed beginning in the 1990s. These guidelines apply primarily to the south half but also will apply to future development and redevelopment in built- up areas of the neighbourhood. The planned population for the Secondary Plan Area is approximately 7,700 residents and approximately 2,900 units. These guidelines build on the Bayview (Southwest Courtice) Secondary Plan, updated in 2021, as well as Priority Green Clarington, which promotes sustainable community design. There is broad recognition that sustainable communities can be created through a focus on standards for the built environment, natural environments and open spaces, mobility, and infrastructure. One of the most impactful ways in which sustainable development can be realized is through the various aspects of community design, including: street networks and block patterns that promote safe and comfortable movement by walking and cycling, - an interconnected system of parks and open spaces that are well integrated with natural features; and the design and layout of blocks, lots and buildings to promote the efficient use of land and infrastructure. The Bayview (Southwest Courtice) Secondary Plan Area provides a policy framework for the development of the Bayview Neighbourhood in a manner that incorporates the highest quality of urban design and sustainability initiatives. The Guidelines provide further direction on how this is to be achieved. 1.3 Interpretation and Implementation of the Guidelines The Bayview (Southwest Courtice) Secondary Plan Urban Design and Sustainability Guidelines are intended to help implement the policies of the Official Plan and Bayview (Southwest Courtice) Secondary Plan, and provide greater clarity on policy intentions respecting overall urban design, streetscapes, built form and environmental sustainability. The Guidelines are to be read in conjunction with the policies of the Official Plan — in particular Chapter 5, Creating Vibrant and Sustainable Urban Places, and Chapter 9, Livable Neighbourhoods — and the policies of the Secondary Plan — in particular Section 3 Environment and Sustainability, Section 5 Streets and Mobility, Section 6 Land Use and Urban Design, and Section 7 Parks and Open Spaces. 1.2 Structure of the Guidelines This document contains four main sections: Section 1 summarize important background information and explains the purpose of the guidelines. Section 2 describes the overall physical vision for the community and conceptually illustrates the vision with a Demonstration Plan. It also describes the community's structuring elements and explains how the guidelines will be implemented. Section 3 contains the public realm guidelines, which will apply to the design of the street network, streetscapes, parks and other open spaces, and stormwater management facilities. Section 4 contains guidelines applicable to the private realm. They include general guidelines about community design and more detailed guidelines for residential development. Section 5 contains green design guidelines. They provide direction for sustainable community design including energy efficiency, water conservation and green roofs. The Guidelines also should be read in conjunction with the Clarington Zoning By-law as it applies to Bayview and the Clarington General Architectural Design Guidelines. The Guidelines build on zoning provisions with more detailed guidance respecting such matters as setbacks and heights and they complement the design intent of the implementing Zoning By-law and provide design guidance specific to Bayview to supplement that provided by the General Architectural Design Guidelines. Where there is conflict between these guidelines and the General Architectural Design Guidelines, these guidelines shall prevail. The Guidelines, in concert with Official Plan policies, Secondary Plan policies, the implementing Zoning By-law and the General Architectural Design Guidelines, including lighting and landscaping guidelines, will be used to evaluate draft plans of subdivision applications and site plan applications in order to ensure that a high level of urban design and sustainability is achieved. Urban Design and Sustainability Guidelines *9W '7&;. 0 T. P* t 7 a05 5 V. tj .1 .A 1 j4. .7 If 06, A Tj .4 vomn Mims~ �Ba S wes 2.1 Community Vision The following components comprise the physical vision for the community, illustrated in the Demonstration Concept (Figure 2.1): Highly visible, accessible and protected natural heritage features Development and infrastructure will respect and enhance existing natural heritage features and topography. Residents will enjoy park designs and trail networks that provide increased access to natural heritage features while being environmentally sensitive. Accessible public spaces and other amenities for people of all ages and abilities The open space network (see Figure 2.3 Open Space Network) will be comprised of public parks, environmental areas, stormwater management ponds, green spaces and a cemetery. The parkland strategy is built around the Robinson Creek valley and the existing topographic landscape in Bayview. Neighbourhood parks and parkettes will be integrated in accessible locations as amenities and to provide linkages to natural heritage features and other public open spaces. The neighbourhood will be organized around a series of Neighbourhood Parks, which will have the potential to accommodate a range of low -intensity programmed and spontaneous recreational activities. A diversity of low-rise housing forms Bayview will continue to develop as a community with a diversity of housing choices, to accommodate residents of all ages from households of all sizes. Attention to good urban design will ensure the desired range of housing types are integrated seamlessly, resulting in a cohesive community with a distinct identity. The neighbourhood will largely consist of detached, semi- detached and townhome housing forms, with higher density development located along key arterials and at intersections. Development in the neighborhood will provide a variety of housing types, sizes, and architectural styles. An interconnected, pedestrian -oriented street network The grid -like network planned for Bayview will respond to the natural features and existing street network in the area (see Figure 22 Street Network). The network comprises a hierarchy of street classifications to respond to the planned land use and built form in the neighbourhood and the surrounding areas. The street network should frame blocks of regular shape and sized to flexibly accommodate a range of housing types, taking into consideration lot sizing needs, while encouraging walking and cycling. Connectivity in the community will be supported by a network of dedicated cycling and pedestrian facilities, including: on -street cycling lanes, and off-street pedestrian connections, trails, and multi -use paths (see Figure 2.4 Key Pedestrian and Cycling Connections). They will also help connect residents to other community amenities within and outside of the neighbourhood. Streetscapes defined by street trees, private landscaping, and the facades of homes Streetscapes in Bayview will be designed to a high standard, incorporating complete street principles to provide safe and comfortable space for pedestrians, cyclists, transit users, and drivers. The facades of homes and landscaped front yards, not garages and driveways, will be dominant streetscape features. Stormwater management features integrated into the open space network The open space network will incorporate a naturalized stormwater management system by integrating low impact development features into the public realm, and stormwater management ponds that are visually integrated with adjacent parks and natural features. Urban Design and Sustainability Guidelines 2.2 Demonstration Plan & Community Character Statement 1 QG7 QJ Q1 C�L;I � I � � ► mmmmagm❑ �CaCV � � — — Gord Vinson Ave— nTnsrrmar)msn —, N R a 3 P- 0 Low Density Residential 0 Medium Density Residential 0 High Density Residential 0 Neighbourhood Commercial 0 Parks 0 Other Green Spaces 0 Environmental Protection Area 0 utility 0 Special Study Area • Stormwater Management Ponds -j Trails & Key Pedestrian Connections 2.1 Demonstration Plan 11 [1 r ll III II I I R111 rr1111oof 11 11It11r111I11111111111111l1 � ^ r11111IIYlFi�� ■ 111IIIIIIIIIIIIk1111Erlklll Y..............ltlil� 11111111ri11111111Ffllllll 11}......1111YIIFIFf 1llrlrrrllYkr1111updur4 -------------IYlltr I1•II1u+Illlpinnl+rn■lun � Illtkllllllllllnll•� ;rlrktlrrt11E1F1111rrItlrRla � Illlrrlkltlill►�� 11il[rlk 1. Ik#11k111111 South it �11y1RrYR11 If� A gob hi j Courtice Arena alR..[�rR[r■ � 1 ■+II■ rll■■R1111rIRM ;lrirrrrr■ F� ♦� m � I ► %% 1 ! % � %%. �V� J g Fermin Drive `�� 11 If ■ � � / • 1 .---- - � 1 ICemeter 1 • _ 1 +--r�, 1 Baseline Road W 8 Bayview (Southwest Courtice) Secondary Plan Community Character Statement The Bayview (Southwest Courtice) Secondary Plan envisions a diverse and inclusive community distinguished by mostly low-rise residential housing, highly walkable streets, a range of housing types, accessible and versatile parkland, and enhanced and protected natural features. Street Network Arterial Arterial C Collector Roads Local Streets — Laneways 2.2 Street Network ��a11HK1 � 11 ail 1 � d Elementary c` School c lY 36 m 26 m 23 m 20 m 8.5 m Rosswell Park 2.3 Community Structure The Bayview (Southwest Courtice) Secondary Plan provides the framework for development of the Bayview Neighbourhood that is walkable, enjoyable and accessible. The community is organized around the following, high-level structural elements: • Street Network and Streetscapes • Parks and Open Spaces • View Corridors • Residential Uses • Non -Residential Uses netery South Courtice Arena Urban Design and Sustainability Guidelines 9 Street Network and Streetscape The Street Network and Streetscape include major and minor road connections within Bayview, as well as the visual elements of a street, such as the sidewalk, multi- use trails, street furniture and landscape elements. The neighbourhood's street network will be designed under the principle of "complete streets" which will ensure that pedestrians, cyclists, public transportation and vehicles are able to move easily through the community. Open Space Network Parks and Open Space Parks and open space includes the area's natural heritage features, stormwater management facilities, parks and trees. The Secondary Plan Area is traversed by the Robinson Creek and its associated valley- and woodlands. It is the initial structuring element around which the neighbourhood is structured and it will be protected, restored and enhanced in order to serve as the focal point of the community. Parks in Bayview will build off of the neighbourhood's natural heritage. They will be programmed in order to provide amenity space for a wide variety of users of all ages. - • - � LLLUJ L. a o ■ � P Rosswell rn 7�YTG Park oc d a _ y ru School ►° 0 Fe nrive FCemetery Q Parkland Q Natural Areas Q Other Green Spaces Stormwater Management Ponds MqKey View Corridors 2.3 Open Space Network 0 a a` South Courtice Arena cz) U o� a Baseline Road W Townline Road S 'R l ■ 10 Bayview (Southwest Courtice) Secondary Plan Key View Corridors Non -Residential Uses Certain views within Bayview are vital to the area's urban Bayview will feature a new school and small scale design and function. Significant views within Bayview will neighbourhood commercial uses. An elementary school be focused toward the neighbourhood's natural heritage will be located in an area of the neighbourhood which is features and Robinson Creek. central, surrounded by green space and easily accessible by multiple modes of transit. Neighbourhood commercial uses Residential Uses will be located along major thoroughfares, making them easily accessible by local residents. An existing utility site Areas designated for residential uses will be planned and located on Townline Road will be maintained designed as accessible, pedestrian -oriented areas that are distinct in character and connected with the broader context of Bayview. Residential areas will include a mixture and diversity of housing types to ensure variety and choice. Key Pedestrian and Cycling Connections I Rosswell .I South / Parkes > I courtice r / NI II 'g I Arena / o ]T]�i v 11 11 ` f 3 I �� •1 / A -(t)`M Of r Elementary, % I + School : + I + — I m Fenning Drive ' 40 of _ — — �— — -- — - — — — — — — —t— — Fownline Road S 0 0tv — 'iy64117k , 1 - > Multi -Use Path - > Bike Lanes f - > Trails &Key Pedestrian Connections Baseline Road W �a *Alignments and treatments to be determined � 2.4 Key Pedestrian and Cycling Connections Urban Design and Sustainability Guidelines 11 3 PUBLIC REALM GUIDELINES pu is realm is-ty . including publicly owned places an spaces that belong to and are accessibl I - by everyone. The public realm includes .y municijpal s reets, active transportation facilifibs, streetscape elements, parks and other open space, multi -use paths and Trails, environmental protection areas and stormwater management. facilities. 3.1 Street Network and Block Pattern The layout of the street and block network provides the K. framework for development and circulation patterns, for all modes of travel. The following guidelines apply to the design and layout of all existing and planned streets within the Southwest Courtice community. 3.1.1. Street Network and Block Pattern Guidelines: A. Streets should be designed to reflect complete street design principles, balancing the needs of all users. B. The network of collector and local streets should form a grid -like pattern that facilitates direct routes while respecting existing natural features, topography and street networks. The Demonstration Plan in Appendix B conceptually illustrates one option for the local street network but is not intended to be prescriptive. C. Streets should be aligned to provide desirable view corridors and vistas to parks and natural features where possible. In particular, the two view corridors identified in Figure 2.3 should align with public streets. D. Block lengths should be no less than 100 metres and no more than 250 metres. E. Where block lengths exceed 250 metres, mid -block pedestrian connections should be provided. F. Variation in block sizes are encouraged where they facilitate the development of a mix of building typologies. G. Where window streets are unavoidable, reduced front yard setbacks and right-of-way widths are encouraged to reduce the cumulative separation distance between buildings across rights -of -way. H. Cul-de-Sacs are discouraged since they reduce connectivity, increase walking distances and typically result in streetscapes dominated by driveways and garages. I. Where cul-de-sacs are unavoidable, pedestrian connectivity should be preserved as well as sight -lines along the local street with views to the connecting streets and destinations beyond. J. Where the geometry of the arterial road or its future performance may be an issue, the future closure to vehicle traffic of local streets intersecting with the arterial may be considered, while preserving sightlines and pedestrian connections to the arterials. Rear Lanes are particularly encouraged where driveways are restricted but residential frontage is desired, notably behind properties fronting arterial roads. Rear lanes are prioritized for higher -density and/ or mixed -use developments that front onto Arterial Roads and Collector Roads. Parking, servicing and loading areas from these developments should be accessed from Rear Lanes. L. Rear Lanes are also encouraged through blocks where low and medium density forms of housing are dominant, to prevent front garages and driveways from limiting landscaping in front yards and the street rights - of -way. M. Rear Lanes should be designed to consider visitor parking requirements (when private), adequate space for snow clearing and designated space for garbage and recycling bins. N. Rear Lanes must abut a public road and shall not immediately connect to another Rear Lane. 0. Garages fronting onto Rear Lanes should be carefully arranged in groupings to encourage an attractive visual environment. P. The architectural design, massing, detailing, materials, and colours of garages should compliment and reflect the principal dwelling. A variety of garage heights and roof slopes is encouraged. Q. Garages should be sited to allow for access and drainage from the rear yard of the unit to the Rear Lane plus opportunities for landscaping along Rear Lanes. R. Both parking pads and garage shall be set back from the lot line separating the rear yard from the Rear Lanes. S. A house number is to be identified on both, the garage elevation facing a lane or the main entrance elevation facing a public street or park. T. Parking pads should be screened from the rear by a fence and/or landscaping. U. Landscaping and fencing along or adjacent to Rear Lanes should be coordinated and finished with materials, colours and vegetation compatible with the principal dwelling. Urban Design and Sustainability Guidelines 13 3.2 Streets Streets in Bayview will be designed as complete streets that reflect the community character and facilitate the efficient movement of vehicles while also encouraging residents to walk and cycle 3.2.1. Arterial Roads Arterial Road design must ensure a balance between the efficient movement of vehicles and transit while also supporting the comfort and safety of pedestrians and cyclists. Given the role of Arterial Roads to move vehicular traffic efficiently through the community, driveway access from Arterial Roads shall be restricted. Rear Lanes are the preferred solution to providing a residential frontage on Arterial Roads, particularly within the Regional Corridor along Bloor Street East. Rear Lanes would allow for parking access from the rear, eliminating the issue of driveway frequency, and address and frontage along the Arterial Road. When Rear Lanes are not possible, alternatives include window streets or cul-de-sacs, but these are discouraged as they diminish the relationship with the arterial and risk creating pedestrian dead zones that are unsafe or disconnected. The pedestrian condition can also be improved by providing for additional setbacks from the arterial through a wider boulevard condition that allows for additional landscaping and buffering from vehicular traffic. There are opportunities on Bloor Street for these measures, where generous tree planting zones and wide sidewalks can be implemented through the redevelopment of properties fronting Bloor. Landscaping along arterials should allow for street trees within and on both sides of the public right-of-way. Generous landscaped buffers should also be used as an opportunity to incorporate Low Impact Development solutions, supporting the Municipality's sustainability goals. Boulevard landscaping should consider opportunities to incorporate all options for low impact development including road -side bioswales or the use of permeable pavers. Permeable pavers should not be used for the public sidewalk or portions of other public space with high pedestrian traffic. Arterial Roads should be designed to promote active transportation in addition to the efficient movement of vehicles. Proximity to green spaces along Townline Road and Prestonvale Road should be taken advantage of to create visual connections with these areas. 14 Bayview (Southwest Courtice) Secondary Plan Townline Road Extension The Secondary Plan proposes an extension of the Type B Arterial, Townline Road, providing for an east -west arterial at the southern edge of Bayview. The new neighbourhood will have an active and green frontage along the Townline Road extension. A multi -use path is recommended for the east / north side of the street. Increased setbacks (daylight triangles) may be required where local streets meet the arterial road in order to establish adequate sightlines along the curve of the arterial road, to avoid potentially dangerous intersection conditions. There are two options for the ultimate design of the right- of-way for the Townline Road Extension. Figures 4.1 and 4.2 represent potential ultimate designs for the road, which when fully extended may require two travel lanes in each direction, and may require a centre median with a left turn lane at intersections.. Figure 3.3 illustrates a potential interim condition for the road, prior to its further extension eastward across Prestonvale Road, when only two travel lanes are anticipated to be required. In both the interim and ultimate conditions, the right-of-way width for Townline Road will be 36 metres. Townline Road Cross -Section (Option with Planted Median) oven space I Planting Sidewalk Zone & Fumi Panting 1 Zane 8.5 m Boulevard f 3.1 Townline Road Extension Cross -Section Option with Median (Arterial B) L 1� Travel Lane .I"_ '-` 17, Trvm Planted Travel Travel Planting Multi -use Planuny Setback Lane Median I Lane Lane &Fur mg Trail Zone l Varies Turn Lane zolne 19m 8.5m Roadway Boulevard 36m R.D.W. *Additional design guidelines for elements within the right-of-way can be found in section 3.3 Urban Design and Sustainability Guidelines 15 Townline Road Cross -Section (Option without Planted Median) r i 1 Open Space Planting Sidewalk Planting Travel Travel Travel Travel Planting Multi -use Planting Setback Zone $ F ZZooneh Lane Lane Lane Lane & Furnis Zane rng Trail Zane I Varies I . I - - 9 m 16m l l m Boulevard I Roadway Boulevard 36m 0 R.D.W. 3.2 Townline Road Extension Cross -Section *Additional design guidelines for elements within the Option without Median (Arterial 8) right-of-way can be found in section 3.3 Townline Road Cross -Section (Interim Condition) Open Space Planting Sidewalk Plaming Zone & Furnishing Zone 13m Boulevard E 3.3 Townline Road Extension Cross -Section Interim Condition (Arterial B) Travel TWO Planting Multi -use PVantin, setback Lane Lane a Fwishing Trail Zone Varies zone I I I 1flm 13m Roadway Boulevard i 36m R.D.W. *Additional design guidelines for elements within the right-of-way can be found in section 3.3 16 Bayview (Southwest Courtice) Secondary Plan Prestonvale Road The existing Prestonvale Road is a north -south Arterial running through the east side of the Secondary Plan area. It is a Type C Arterial from Bloor Street south to the future extension of Townline Road, and a Type B Arterial south of that point to Baseline Road. As the portion of Prestonvale that is a Type B Arterial falls within the Special Study Area associated with a potential Future Freeway Interchange, the future configuration and location of this road segment is uncertain and no proposed cross-section is recommended at this time. A prominent feature of Prestonvale should remain the IQ road's frontage onto the Robinson Creek Valley and proposed stormwater management ponds in order to establish a green transition into the new community. The existing cycling infrastructure on Prestonvale Road between Bloor Street and the South Courtice Arena will be extended south until Baseline Road. The generous right-of-way will accommodate provisions for cycle lanes and street trees on both sides of the road. The right-of-way width of 26 - 30 metres should consist of the following preferred elements and dimensions identified in the cross-section below: Prestonvale Road Cross -Section Setback Planting Sidewalk Planiiny Bike Travel Travel Bike Planting Sidewalk Planting Setback Varies I Zone & F Zone �n9 Lane Lane Lane Lane & Fur Cnr�lehm9 zone I Varbes I I I L 7.7m 10.6m 7.7m Boulevard Roadway Boulevard I� 26m R.D.W. r 3.4 Prestonvale Road Cross Section (Arterial C) *Additional design guidelines for elements within the right-of-way can be found in section 3.3 Urban Design and Sustainability Guidelines 17 3.2.2. Collector Roads The Fenning Drive and Rosswell Drive Extensions will be the primary entry roads into the south half of the neighbourhood from the arterial roads. Collector roads will have a single travel lane for traffic in each direction. All collector roads will feature street trees and sidewalks on both sides. Fenning Drive & Rosswell Drive Fenning Drive and Rosswell Drive will provide key links in the active transportation network in the community, providing for on -boulevard bike lanes to provide connectivity throughout the neighbourhood and to key amenities. The right-of-way should consist of the following preferred elements and dimensions identified in the cross-section below: Fenning Drive & Rosswell Drive Cross -Section Selbackj%dmik FlaielN& ere Travel Travel coke Pi.WMd sidewalk Setback Varies Fining Lane lane Lane Lane w ng I Varies i i 6m ' 11 m Boulevard j Roadway 23m R.O.W. 3.5 Fenning Drive Cross -Section {Collector) I I 6m J Boulevard I *Additional design guidelines for elements within the right-of-way can be found in section 3.3 18 Bayview (Southwest Courtice) Secondary Plan 3.2.3. Local Roads and Key Local Roads An interconnected grid -like network of Local Roads will be designed to weave together the community with short walkable blocks. Generally, Local Roads will feature a right-of-way width of 20 metres and accommodate a travel lane in each direction with space to accommodate on street parking, with sidewalks and street trees on one side, although sidewalks and street trees are encouraged on both sides of the street. Where a Local Road is aligned with a Key View Corridor (see Figure 2.2 Open Space Network), such Local Roads should be designed as Key Local Roads with sidewalks and street trees on both sides, to encourage pedestrian activity, enhance the tree canopy, and reinforce the neighbourhood's green character. The right-of-way width for Key Local Roads should be 20 metres and consist of the following preferred elements and dimensions identified in the cross-section below: Key Local Road Cross -Section Setback ISidewark Ptaatinq& Travel Travel Parking Prammq& Sidewalk Setback vanes Furnishing m Fumi." I varies acne Lane Lane Lane ne 5.25m 9 5m 5.25m J Boulevard Roadway Boulevard 20m R.O.W. 3.6 Key Local Roads Cross -Section (Typical) *Additional design guidelines for elements within the right-of-way can be found in section 3.3 Urban Design and Sustainability Guidelines 19 3.2.4. Rear Lanes Rear Lanes are encouraged throughout the community, since they result in more pedestrian -oriented streetscapes. Rear Lanes are particularly encouraged where driveways are restricted but residential frontage is desired, notably behind properties fronting Arterial Roads. Rear Lanes are also encouraged through blocks where medium density forms of housing are dominant, to prevent front garages from limiting landscaping in front yards and the street right- of-way. The right-of-way width of 8.5 metres should consist of the following preferred elements in the cross-section below: Typical Laneway Cross -Section Lane In addition to providing rear access to properties and garages, private 8.5m setbacks can accommodate bins for municipal collections, lighting R.C.W. features, and even basketball nets. 3.7 Laneway Cross Section (Typical) *Additional design guidelines for elements within the right-of-way can be found in section 3.3 20 Bayview (Southwest Courtice) Secondary Plan 3.2.5. Roundabouts Roundabouts may be used as an alternative to traditional intersections with stop signs or traffic signals. They can help to calm traffic while also marking gateways and contributing to community identity through landscaping. Guidelines A. A roundabout may be appropriate at the intersection of the Townline Road extension and Prestonvale Road and along Fenning Drive where it intersects with Key Local Roads, subject to approval by the Municipality of Clarington. B. The size and configuration of roundabouts shall meet Regional and Municipal standards. C. Landscape elements within roundabouts must not impede critical sightlines. In addition to calming traffic within the community, roundabouts can be landscaped to enhance the quality of the pedestrian realm, as pictured above in Burlington. D. Roundabouts should feature decorative paving and soft landscaping designed to a high standard and with durable, low -maintenance materials. E. The size of roundabouts should be minimized to avoid diverting and lengthening pedestrian routes through the intersection, and pedestrian crossings should be clearly marked. F. Public art should be considered in designing roundabouts. Urban Design and Sustainability Guidelines 21 3.3 Streetscapes Streets are not just for moving people and goods but are also places for social interaction, and their design contributes fundamentally to the character of a community. The guidelines below apply primarily to the boulevards of streets to ensure all of the roles and functions of Bayview's streets are optimized. Guidelines A. Sidewalks should be designed to provide fully - accessible, barrier -free connectivity throughout the community, as per Regional and Municipal standards. B. Sidewalks should have a minimum width of 1.5 metres. Wider sidewalks should be provided adjacent to the elementary school to accommodate groups of pedestrians, and wider side -walks may be appropriate in other locations to encourage street life. Well designed and landscaped curb extensions permit on -street parking and safe pedestrian crossings to coexist C. The space between the sidewalk and the curb should be reserved for street trees, grass or other ground cover, above ground utilities, snow storage, street lighting and, where appropriate, transit shelters, seating and bicycle parking. D. Transit shelters and seating should be provided at all transit stops. E. Curb extensions (bump -outs) may be considered at intersections and mid -block locations to expand the pedestrian zone, accommodate transit shelters and seating, and shorten roadway crossings. F. Street trees should be large canopy species tolerant of droughts and salt, primarily native, non-invasive species that maximize biodiversity. Pollinator species are encouraged. G. Ornamental or flowering trees should be considered for key entry streets. H. Trees of the same species should be planted on both sides of the street, but tree monocultures are to be avoided. + rV. -�q � ± ._ ". Vim` `55` � - �y--'�•r .--.. The location of distinctive street furniture should promote community gathering in well -used areas. 22 Bayview (Southwest Courtice) Secondary Plan I. Adequate soil volumes, good soil structure, proper drainage and, where possible, irrigation should be provided to support the long-term health of street trees. The bridging of soil rooting areas below adjacent hard surfaces is encouraged. J. Street lighting will be guided by municipal standards and should focus illumination downward to minimize light pollution and support dark night skies. K. The integration of public art into streetscape elements, such as benches, transit shelters and paving, should be considered. L. Utilities such as gas, hydro, cable, and telecommunications should be located underground, where feasible. Coordinating distinctive street trees can help enhance the quality of place along key corridors, as pictured above along Pickard Gate in the Bayview neighbourhood. Opportunities to integrate public art with necessary infrastructure, such as fencing or retaining walls, should be considered. Urban Design and Sustainability Guidelines 23 3.4 Parks and Open Space The Bayview community contains a variety of existing and planned public open spaces. These spaces include the existing Roswell Park and smaller parkettes, as well as three future Neighbourhood Parks. Neighbourhood Parks are to serve the basic active and passive recreational needs of the surrounding residents. The Neighbourhood Parks should be designed as the primary gathering space for residents and to enhance the community's identity and sense of place. 3.4.1. Neighbouorhood Park Design Guidelines A. A minimum of 50% of the boundaries of Neighbourhood Parks, excluding where they abut Environmental Protection Areas, should abut a public street or other public open space. B. Formal entries to parks should be strategically located in order to ensure convenient access for both pedestrians and cyclists from public rights -of -way. C. Facilities in parks should complement those in other areas of the neighbourhood. Creative play structures should be considered to provide engaging and fun learning opportunities for children D. Programming in parks should incorporate a range of active and passive low intensity recreational uses. As per Clarington's Outdoor Recreation Needs Assessment 2020, features and amenities should consider seasonality, year-round use, and existing features and amenities in nearby parks and facilities. E. Pedestrian paths within parks should follow desire lines between intersections and destinations within and beyond the park, including trailheads within the Environmental Protection Areas. F. Secure bicycle parking should be provided in all parks. G. Plantings should generally consist of hardy, native species and provide a transition between park green space and natural areas. H. Landscaping and design of parks should incorporate low impact development features. I. Parks should include furnishings such as benches, other seating and tables. These elements should be coordinated in their design and built of durable, low - maintenance materials. I Public art should be integrated into the design of park facilities or landscape features. Public art that celebrates and/or interprets the area's history and geography is encouraged. Neighbourhood parks should provide a mix of programming, including passive recreational areas for community gathering 24 Bayview (Southwest Courtice) Secondary Plan K. Utility infrastructure such as gas, hydro, cable, and telecommunications should be located away from park and open space frontages. L. Alternative methods of screening or integrating utility services may be considered, including covers, wraps or public art features, in compliance with utility authority requirements. 3.4.2. Guidelines for Mid -Block Pedestrian Connections, Multi -Use Paths and Trails Mid -block pedestrian connections will be used to break up long blocks and shorten walking distances. An overall interconnected trail network is critical in supporting connectivity for the Bayview neighbourhood. The trail network provides a secondary network of connections for pedestrians and cyclists, and can be both a safe option for travelling to and from local destinations and for recreational activities. An overall interconnected trail network is critical in supporting connectivity for the Bayview neighbourhood. Guidelines A. Mid -block pedestrian connections should have a minimum width that accommodates a multi -use path with landscaping on both sides to provide a buffer to any adjacent private spaces (e.g. backyards). B. The trail network should prioritize connecting key destinations in the community, and parks in particular. C. All multi -use paths will generally be 3 metres wide. D. Trail connections located in community parks and which traverse environmental areas can be reduced to a width of 2.5 metres. E. The design of trails should be sensitive to nearby natural features. F. As an important part of the larger mobility network, access points to trail and paths should be integrated into parks and the public right-of-way. Mid -block connections provide opportunities to improve connections between parks and open spaces Urban Design and Sustainability Guidelines 25 3.5 Environmental Protection Areas The Bayview community contains an extensive natural heritage system, largely centered on the Robinson Creek and the related valley lands. The Environmental Protection Areas identified as Natural Areas on Figure 2.3 will prioritize preserving ecological diversity and promoting environmental sustainability and compatible recreational uses through integration of trails. 3.5.1. Environmental Protection Area Guidelines A. While connectivity with Environmental Protection Areas is encouraged, trails should be directed outside of natural areas where possible, or to the outer edge of buffer areas, and creek crossings should be minimized. B. A network of trails should be designed to minimize impact on Environmental Protection Areas. This can be done by locating trails near the Environmental Protection Area boundaries and other low or medium constraint areas. C. Residential development adjacent to Environmental Protection Areas should seek to optimize public exposure and access to the Environmental Protection Area. Limited backlotting is acceptable onto an Environmental Protection Area if it enables optimal street network and lotting patterns. D. The interface of the EPA with residential lots should consist of fencing that meets CLOCA standards. Gates to the adjacent Environmental Protection Area are not permitted. E. Trail and drainage infrastructure should incorporate the natural topography and drainage patterns. F. The integration of parks, trails and infrastructure adjacent to an Environmental Protection Area should enhance natural features and functions. Encroachments into the natural feature should be avoided. Where encroachments cannot be avoided, compensation may be required 3.5.2. Woodlands and Valleylands A. Where appropriate, opportunities for passive recreation along the Robinson Creek Valleylands should be provided, along with trail connections to the future Neighbourhood Park and School Site, the South Courtice Arena, the existing Neighbourhood and Townline Road. B. The naturalization, replanting and restoration of the function of woodlands and valley -lands should be pursued where possible. C. Existing tree cover shall be preserved and expanded to connect and buffer protected woodlands and other natural areas and provide shade to the public realm. D. Direct access from private properties backing onto woodlands is discouraged. E. Access to woodlands and valleylands shall only be provided where it has been deter -mined that there will be no long term impact on the ecological function of these areas. Trail connections should be designed to minimize impact in Environmental Protection Areas. Where feasible, single -loaded roads adjacent to environmental areas promote visual and physical access. 26 Bayview (Southwest Courtice) Secondary Plan 3.6 Stormwater Management Facilities Development in the Bayview community will be designed to manage stormwater through Low Impact Development techniques such as, but not limited to, bioswales, rainwater harvesting systems, infiltration trenches, the use of permeable surface materials, and naturalized stormwater management ponds. Detailed guidelines regarding low impact development can be found in Section 5.2. Stormwater management facilities are an important part of the public infrastructure in the community, and will be located throughout the community, as identified in Figure 2.3. The selected locations will take advantage of the natural drainage patterns and integration with the Environmental Protection Areas. Guidelines A. The precise location, size and number of stormwater management facilities will be determined through detailed study at the time of development applications. B. Stormwater management ponds should be developed as naturalized ponds, incorporating native planting, creating natural habitat for pollinator species, and enhancing biodiversity. C. Where residential development is adjacent to a Stormwater management pond, back -lotting is acceptable on up to 50% of the pond's edge, should it be necessary to facilitating an optimal street network. The design should seek to provide a maximum level of public exposure and access to stormwater management areas. D. Public frontage along the edge of the stormwater management ponds should be prioritized on Arterial Roads. E. Stormwater management ponds should integrate safe public access into their design through trails and seating. Fencing should be avoided and railings or densely planted areas should be used to discourage direct access. F. Stormwater management facilities should incorporate low impact development measures including but not limited to vegetated swales and planters, trees, shrubs and porous paving materials. G. Soil Amendments, Soakaway Pits, Infiltration Trenches and Chambers are encouraged on medium density, multi -family lots, with green roofs and rainwater harvesting as additional measures on mixed use, high density blocks. Rainwater harvesting shall not be used to offset other storm water controls. Focal points for looks -outs and seating along the stormwater management area help expand the public realm Passive recreation should be integrated into the design of stormwater management areas by providing access points and trails Urban Design and Sustainability Guidelines 27 4, 0 Wfthi e the public and p a and Mun, ON " by th c__,ag.enc� o�' 20 jog. it it ko Is I n P IP 4.1 Low and Medium Density Residential Development Guidelines Low Density Residential buildings, including but not limited to detached and semi-detached dwellings, are expected to form the majority of the housing in the Bayview community. Medium Density Residential building typologies, including but not limted to townhouses, stacked townhouses and apartment buildings up to 4 storeys, however, will make up a significant proportion of all dwellings. The guidelines below focus on massing and the relationship of residential development to streets and open spaces, with the intention of ensuring development contributes to an attractive, comfortable and safe public realm. Example of existing single detached homes in Bayview 4.1.1. General Site and Building Design Guidelines The following guidelines should be applied in conjunction with the Secondary Plan and zoning provisions applicable to Low and Medium Density Residential areas, and should not conflict with them. A. The height and massing should be consistent within a building type to create a unified character for the community. B. A variety of architectural expression among publicly exposed elevations is encouraged, including variation in roof lines, architectural styles, and material articulation. C. Back -lotting should not be permitted for residential uses along arterial roads. Residential development along an arterial should provide an appropriate frontage in order to provide an animated streetscape with eyes on the street. D. There should be a variety of lot widths and dwelling sizes on each block. Example of existing townhouses in Bayview Urban Design and Sustainability Guidelines 29 E. Detached and semi-detached houses and townhouses generally should have a front setback of 4-5.5 metres to the front wall of the house. Front garages should have a minimum front setback of 6 metres. An exception to these guidelines can be made for a mixed -use building with a small-scale, neighbourhood - oriented commercial use on the ground floor, where permitted. Such buildings should have a front setback of 2-3 metres. F. Front yard setbacks along a street should be generally consistent. G. Building projections, such as covered porches, balconies and stairs are encouraged and may project into the front yard setback. H. The base of the porch and stair shall be enclosed with material that suitably complements the exterior cladding of the dwelling unit. I. The entrance to homes may be emphasized through stone porticos, two -storey porches and built -over porticos. J. Dwellings on a corner lot, including townhouses, should have side elevations that includes windows and details consistent with the front elevation. Front porches should wrap around the corner of the house. K. There should be no more than six attached townhouses in a row. Corner lots should have built form and landscaping that appropriately addresses both streets L. Rear Lanes shall be strongly encouraged to provide access to parking for townhouse developments, particularly where more than four attached units are proposed. M. The separation between rows of attached townhouses should be a minimum of 3.0 metres to allow for landscaping, fencing and outdoor storage screened from view. This separation will also provide for shared access and pedestrian circulation to units within the townhouse block. 4.1.2. Garage and Driveway Design Guidelines A. Attached front garages should not dominate the massing of the dwelling from the front. B. Garages generally should occupy a maximum of 60% of the lot frontage, depending on the width of the lot. C. Front garages are encouraged to be expressed as two - storey structures with usable space above to better integrate this structure into the overall design of the dwelling unit. D. Garages are encouraged to be accessed from a Rear Lane. Where there are front yard garages, they are encouraged to be recessed at least 0.5 metres from the front wall of the main building face. E. Attached front yard garages should have materials and design elements and colour consistent with the architecture of the primary dwelling unit. Garages should be designed to minimize the visual impact to the streetscape and to not overwhelm the housing 30 Bayview (Southwest Courtice) Secondary Plan F. The width of a driveway generally should correspond with the width of the garage, although in the case of single garages, a wider driveway is allowed where it does not prevent a minimum of 30% of the front yard being used for the purpose of landscaped open space. G. Front double -car garages are encouraged to have two separate openings and two doors. Single doors for double car garages should be articulated vertically and horizontally to give the appearance of two doors. Windows are encouraged, to avoid a blank -wall effect. H. Driveways should be buffered from side property lines by a landscape strip. I. Lots serviced by a rear laneway should locate garages or parking pads at the rear of the property. 4.1.3. Landscaping, Garbage/Recycling and Utilities Guidelines A. On lots not serviced by a Rear Lane and with a lot frontage greater than 9 metres, front yard landscaping should include soft landscaping including an attractive combination of foundation landscaping, trees, and deciduous and coniferous ornamental planting. Other than the permitted driveway, paving in the front yard generally should be limited to walkways. Example of townhouses accessed from a rear laneway B. Rear yards on corner lots should be screened from public view from the flanking street with a minimum 1.5-metre high fence made of durable, attractive wood or a hedge. Builders shall be encouraged to provide such screening. C. For medium -density residential developments waste and recycling storage areas shall be located in the rear or side yard and be screened from public view, for units with no garage. D. Utility box locations should be planned to minimize their visual impact on the public realm. 4.1.4. Guidelines for Apartment Buildings and Stacked Townhouses The following guidelines apply to apartment buildings up to four storeys and stacked townhouses: A. Buildings should not exceed 14 metres in height. B. Front setbacks should be 4-6 metres. C. The external side setback should be 3-6 metres. D. Apartment buildings should be articulated with vertical recesses or other architectural elements to reduce their perceived mass and provide visual interest. E. Apartment building lobbies should occupy a prominent location along the street and should exhibit architectural elements such as porticos, canopies or Example of stacked townhouses Urban Design and Sustainability Guidelines 31 other weather protection elements F. Ground -floor units in apartment buildings are encouraged to have their entrances facing the street or a landscaped yard. Front patios for ground -floor units may encroach in the setback zone but not closer than 2 metres from the street. Front patios should be elevated 0.3 - 0.6 metres from the street and partially screened from public view with a low wall and coniferous landscaping, although some patios may be located at grade for accessibility. G. Balconies on apartment buildings should be integrated into the overall design of the building faqade. H. The wrapping of balconies around the corners of an apartment building is encouraged. I. Mechanical and electrical equipment on the roof of an apartment building should be screened with durable materials integrated with the design of the building. J. All buildings on corner lots shall address both edges with articulated facades and windows. Blank walls visible from streets or public spaces are prohibited. K. Underground parking for apartment buildings is strongly encouraged. Parking may be located at the rear of buildings and is not permitted in the front or exterior side yard of buildings. L. Garbage and recycling storage for apartment buildings should be located within the structure. Garbage and recycling storage for stacked townhouses should be located in the shared rear laneway, screened from public view, or in underground parking areas. Low-rise apartment buildings up to 4 storeys provide an opportunity for more activity along arterial roads Back-to-back townhouses provide shared amenity spaces and more fine-grained connectivity and local access 32 Bayview (Southwest Courtice) Secondary Plan 4.2 High Density Residential Development Guidelines High Density residential buildings in Bayview are only planned along the Bloor Street corridor. The prominence of these buildings on a critical Regional Corridor will demand a high quality of architectural and landscape design. 4.2.1. General Site and Building Design Guidelines A. High Density residential buildings in Bayview will range from 7 storeys to 12 storeys in height. B. Buildings should be oriented toward Bloor Street to establish a street wall that helps frame the street and enhance the pedestrian environment. C. The front setback should be between 4 to 5 metres where dwelling units are located on the ground floor, and 2 to 3 metres where non-residential uses are located on the ground floor. D. The external side setback should be 3-6 metres. E. Long buildings, generally those over 40 metres in length, shall break up the visual impact of their mass with vertical recesses or other architectural articulation and/or changes in material. F. Buildings over six storeys shall incorporate stepbacks to reduce their perceived mass and contribute to a comfortable pedestrian realm, with stepbacks of at least 1.5 metres generally occurring at the seventh storey and, where the height is greater than 10 storeys, at the eleventh storey. G. Buildings shall provide appropriate transitions to adjacent low-rise residential areas, either with a separation distance equal to or greater than the height of the building or through the stepping down of building heights to no more than four storeys at the rear. H. Apartment buildings should be articulated with vertical recesses or other architectural elements to reduce their perceived mass and provide visual interest. I. High -quality, enduring materials, such as stone, brick and glass, should be dominant building materials. J. Apartment building lobbies should occupy a prominent location along the street and should exhibit architectural elements such as porticos, canopies or other weather protection elements. Main entrances should face the street and be directly accessible from the sidewalk. Ground -floor units in apartment buildings help animate the streetscape. Building along Bloor Street should be oriented to create a clear street wall that enhances the pedestrian environment. Urban Design and Sustainability Guidelines 33 K. Ground floors containing commercial space shall have a minimum height of 4.5 metres. L. Ground -floor units in apartment buildings are encouraged to have their entrances facing the street or a landscaped yard. Front patios for ground -floor units may encroach in the setback zone but not closer than 2 metres from the street. Front patios should be elevated 0.3 - 0.6 metres from the street and partially screened from public view with a low wall and coniferous landscaping, although some patios may be located at grade for accessibility. M. Balconies on apartment buildings should be integrated into the overall design of the building faqade and wholly or partially recessed a minimum of 1.5 metres. They may project 1.5 metres into the building setback zone. N. The wrapping of balconies around the corners of an apartment building is encouraged. 0. All buildings on corner lots shall address both edges with articulated facades and windows. Blank walls visible from streets or public spaces shall generally be avoided. P. Mechanical penthouses and elevator cores shall be screened and integrated into the design of buildings. 4.2.2. Access, Servicing and Storage A. Parking entrances should be oriented to minimize visual impacts on adjacent properties. B. Garbage and recycling storage for apartment buildings should be located within the structure. Garbage and recycling storage for stacked townhouses should be located in the shared rear laneway, screened from public view, or in underground parking areas. C. Loading and service areas should be integrated into the building design or placed away from street frontages and screened from view. Screening measures include landscaping and/or solid panel fencing. Loading and service areas should be buffered visually and as necessary for noise impacts, especially when located adjacent to Neighbourhoods. D. Underground parking for apartment buildings is strongly encouraged. Parking may be located at the rear of buildings and is not permitted in the front or side yard of buildings. Driveway entrances should be integrated within the building design, located away from building corners and with minimal interruption of walkways and sidewalks. E. Driveway entrance locations should be coordinated and consolidated, where possible. F. Mechanical and electrical equipment on the roof of an apartment building should be screened with durable materials integrated with the design of the building. G. Curb cuts and driveways should be minimized in width, being no wider than that of adjacent parking garage entrances, and should be consolidated between adjacent properties where appropriate. H. On corner lots, driveways should be accessed from the street of lesser prominence. I. The use of permeable surface materials should be considered within driveways to minimize run-off. J. Ground floor frontages may need to be set back adjacent to parking access sites to provide visibility at the exit. K. Garbage storage rooms, in all cases, should be centralized indoors, and at the rear of the building. L. Service and outside storage enclosures should be constructed of materials to match or complement the building material. Any form of chain link fencing should be avoided. Gates and / or access doors may be constructed of materials different from the actual enclosure material to facilitate operation. Outside storage areas should be fully screened by wall enclosures. Screen walls should have a minimum height equal to that of the item in which it is screening. ■■l ill!. ..noil Vehicle access for parking, servicing and loading should be placed away from the street 34 Bayview (Southwest Courtice) Secondary Plan M. Outside storage should not be visible from any street. N. Utility meters, transformers and HVAC equipment should be located in compliance with utility authority requirements and should be located away from public view and / or screened through landscaping initiatives to the extent feasible. 0. Noise attenuation measures should be provided where service areas are in proximity to Neighbourhoods. These features should be complementary in material and design to surrounding buildings and structures, to reinforce the image of the community. 4.3 Elementary School Guidelines An elementary school is planned on Fenning Drive, although an alternative site may ultimately be used. Beyond its educational role, the elementary school planned within Bayview will be an important civic gathering place. The school site and the facilities it accommodates should be integrated into the community's broader public realm so that it feels and functions as part of the open space and pedestrian network. 4.3.1. School Guidelines A. The school should be co -located with a Neighbourhood Park, as shown on Schedule A of the Bayview (Southwest Courtice) Secondary Plan. B. The school should address Fenning Drive while also presenting a fapade on the flanking street. C. The design of the school site should consider active transportation connections to and from the surrounding community. D. The school should reflect the Region of Durham School Site Access and Operations Guidelines and Institute of Transportation Engineers (ITE) School Site Planning Design. E. The school should reflect the highest standard in architectural and sustainable design and should incorporate high quality building materials such as brick, stone and curtain wall and/or punched windows. F. Lighting should be incorporated into the design of schools. Lighting should be directed downward and inward to avoid light spill -over onto adjacent properties. Full cut-off light fixtures are required. T School sites should provide prominent entrances with a thoughtful relationship to the street G. Parking areas, driveways and walkways should be adequately illuminated with low level, pedestrian -scaled lighting. H. Signage should be incorporated into the design of the school and its landscape. I. Schools should incorporate secure bicycle parking facilities adjacent to primary building entrances. Urban Design and Sustainability Guidelines 35 5 GREEN DESIGN FH F WR The oVW4esign of B-�yview�te �K tcy-support environmen a ibility by prote�ig and enhancing natural features and i g interconnected pedestrian d orks that encourage walking Making progress toward the0 ;of a zero carbon community .a_. reen design i ings and he guidelines in 5.1 Energy Efficiency A. Buildings should incorporate energy saving measures such as window shading, daylight design, daylight sensors, heat recovery ventilation, high efficiency mechanical equipment, and energy efficient appliances and lighting. B. The use of renewable energy sources for all or some of a building's energy, heat and cooling needs is encouraged. If not used, provisions for future installations should be considered. C. Renewable energy technologies should be integrated into the design of building faqades and roofs as well as outdoor spaces. D. Where green roofs are not provided, reflective or light- coloured roofs should be incorporated for Medium and High Density Residential buildings in order to reduce solar heat absorption and energy demand. 5.2 Water Conservation and Low Impact Development A. All buildings should be designed to use water efficiently through such measures as ultra -low flow fixtures, waterless urinals, dual flush toilets, and grey -water recycling. B. Buildings are encouraged to collect rainwater for re -use in the building and/or for irrigation. C. Landscaping should feature native and adaptive, non- invasive non-native species that are drought -tolerant and require little or no irrigation. D. The use of permeable paving and other pervious surface materials for hard landscaping and on -site parking is encouraged to maximize water infiltration. E. Rainwater harvesting systems for collecting rainwater and storing it for later use are encouraged. F. Rain gardens are encouraged to detain, infiltrate and filter runoff discharge from roof leaders. G. Rain gardens should be designed to complement the landscape, on a base of granular material and with tolerant plant material. They should be installed in areas where soil permeability is high. H. Vegetated Filter Strips, which are gently sloping densely vegetated areas, and are designed to treat runoff as sheet flow from adjacent impervious surfaces by slowing runoff velocities and filtering out sediments and other pollutants, are encouraged where feasible. They are best suited to treating runoff from roads, roof downspouts and low traffic parking areas, and can be used for snow storage. I. Rain gardens and vegetated filter strips should only be included in multi -unit residential development and within the public realm. J. Green roofs are encouraged throughout Bayview, particularly in Medium Density and High Density Residential areas, to absorb rainwater and reduce stormwater runoff, provide additional insulation to the building envelope and create habitat for wildlife. Green roofs can have several benefits such as water retention and treatment insulation, habitat and private amenity space. Low -impact development such as rain gardens and bio-swales, should be considered wherever possible to complement the stormwater management strategy Urban Design and Sustainability Guidelines 37 Attachment 2 to Report PDS-027-21 Southwest Courtice Secondary Plan — Sequence of Events 2018 Event June 4, 2018 Public Meeting Report and Staff Presentation Council authorization to initiate Notice sent to all property owners in the Secondary Plan Area October, 2018 Award the contract to Urban Strategies December 11, 2018 Steering Committee Meeting #1 2019 Event February 25, 2019 PSD-015-19 #C-061-19 Delineated the Courtice MTSA boundary, including the lands outside the Courtice Urban Boundary. May 10, 2019 Steering Committee Meeting #2 May 30, 2019 Notice of Public Information Centre #1 (Open House) sent to all property owners in the Secondary Plan Area. Notice of Public Information Centre sent to all landowners within 120 m of the Secondary Plan Area. Notice was sent by mail and/or e-mail to Mayor and Members of Council, Department Heads, the Region, the MMAH and the Project Steering Committee. June 3, 2019 PSD-027-19 #PD-091-19 The report recommended that Council reaffirm Resolution #C-061-19 passed on February 25, 2019, in respect to Provincially Significant Employment Zones and the Major Transit Station Areas. Resolution PD-091-19 was passed and in doing so resolution #C-061-19 was reaffirmed. June 18, 2019 Public Information Centre #1 June 18, 2019 Municipal Class Environmental Assessment — Notice of Study Commencement August 27, 2019 Steering Committee Meeting #3 Preliminary Overview of Draft Options Attachment 2 to Report PDS-027-21 2019 Event October 2, 2019 Landowner Workshop Notice sent to all Landowners in the Secondary Plan Area October 8, 2019 Notice of Public Information Centre #2 sent to all landowners in the Secondary Plan Area. Notice of Public Information Centre sent to all landowners within 120 m of the Secondary Plan Area. Notice was sent by mail and/or e-mail to the Interested Parties List, the Region, Mayor and Members of Council, Department Heads, the MMAH and the Project Steering Committee. October 24, 2019 Public Information Centre #2 November 26, 2019 Staff and Agency Evaluation Workshop December 10, 2019 Steering Committee Meeting #4 2020 Event March 2020 COVID-19 Pandemic March/April 2020 Cancelled — Public Information Centre #3 March 31, 2020 Staff and Agency Meeting March 31, 2020 Steering Committee Meeting #5 May 20, 2020 Steering Committee Meeting #6 May 29 — June 2, Notice of Public Meeting; Municipal Class Environmental 2020 Assessment — Notice of Public Consultation Notice of Statutory Public Meeting Draft OPA, Draft Secondary Plan and Draft UDSG Notice of Public Meeting mailed to all landowners in the Secondary Plan area. Notice of Public Meeting was mailed to all landowners within 120 m of the Secondary Plan Area. The Notice of Public Meeting was also sent by e-mail and/or mail to the Interested Parties List, Mayor and Members of Council, Department Heads, the Region, the MMAH and the Projects Steering Committee. June 1, 2020 Materials Available for review on Project web page Draft OPA, Draft Secondary Plan and Draft Urban Design and Sustainability Guidelines Attachment 2 to Report PDS-027-21 2020 Event June 2, 2020 Request for Comments sent to Commenting Agencies June 18, 2020 Agenda Published; Staff report available June 23, 2020 Statutory Public Meeting Draft OPA, Draft Secondary Plan and Draft Urban Design and Sustainability Guidelines July 15, 2020 Notice of Council's decision (Resolution #PD-095-20) regarding the Draft OPA, Draft Secondary Plan and Draft UDSG was mailed and/or emailed to all landowners within the Secondary Plan Area, all landowners within 120m of the Secondary Plan and all interested parties. September 30, 2020 Meeting with Cemetery Board 2021 Event February 1, 2021 PDS-009-21 #PD-038-21, C-055-21, C-056-21 Staff detailed the Employment Land Conversion Request made through Envision Durham for the lands in the Secondary Plan to Council. May 7, 2021 Notice of Recommendation Report mailed to all property owners within the Secondary Plan Area Notice of Recommendation Report mailed or emailed to the interested parties list. Notice was sent by mail and/or e-mail to the Interested Parties List, Mayor and Members of Council, Department Heads, the Region, the MMAH and the Projects Steering Committee. May 13, 2021 Material Available for review on the project web page May 13, 2021 Agenda Published — Recommended OPA, Recommend Secondary Plan and Recommended UDSG available May 17, 2021 Planning and Development Committee Meeting TBD Council Adoption of OPA 125 TBD Region of Durham Approval of OPA 125 TBD Municipal Class Environmental Assessment — Notice of Completion TBD Zoning By-law to implement the Secondary Plan Attachment 3 to Report PDS-027-21 Public Comments Summary Table Submission Name, group (if Summary of Comments Response Number applicable) Date S001 Izabelle Fracz Concerned with where Fenning Comments will be carried forward as a June 2, 2020 Drive extension is expected to part of EA process. June 4, 2020 connect to Prestonvale Road. S002 Nawaf Comments regarding the future Special Study Area for a future Highway June 8, 2020 Elwazani 401 interchange at Prestonvale 401 Interchange is built into the Land Use Road, the inclusion of a school site Plan and Secondary Plan Policies. An and additional green spaces. elementary school site is included and there are three designated neighbourhood parks as well as policies for Parkettes to be added through the Development Application process. S003 Becky Overall, supportive of Secondary Provided a project update. May 26, 2020 Noordman, Plan to date and requested a No change to Secondary Plan. Holland Homes project update. S004 Kelvin Wong Asked for an update on the Public Meeting will present new roads June 1, 2020 project and minor clarification and land use designations to be followed questions related to the Public by zoning in the fall. No change to Meeting. Secondary Plan. S005 Becky Comments regarding the High density matches the Regional June 9, 2020 Noordman, proposed vision for the property Corridor Width, maximum densities were Holland Homes located at 1440 Gord Vinson removed from the Secondary Plan Avenue and how it relates to the policies. Secondary Plan Draft Documents. Submission Name, group (if Summary of Comments Response Number applicable) Date Requested changes to the high - density width as well as change to maximum density requirements. S006 Leonardo Comments regarding the potential Special Study Area for a future Highway June 12, 2020 Pilotto Highway 401 and Prestonvale 401 Interchange included in the Land Use Road interchange and it's benefits Plan and Secondary Plan Policies. to the developing community. S007 Susan Young Lives in the Bayview Following the adoption of the Southwest June 14, 2020 neighbourhood, expressed Courtice Secondary Plan, the Municipality concerns with future development will begin to accept development and the impacts including traffic, applications on the undeveloped lands noise and access on the existing within the Secondary plan Area. As a part residents. of these applications, the Municipality will require Noise Assessments and Traffic Impact Studies/Assessments to ensure the proposed developments are appropriate for the area. Development Approvals are not granted at this time. S008 Mustafa Letter of Support on behalf of the Acknowledged, no changes to Secondary June 17, 2020 Ghassan, Delta Southeast Courtice Landowners Plan needed. Urban Group dated June 15th, 2020, addressed to the Planning & Development Committee in preparation of the SWC SP Public Meeting on June 23rd, 2020. S009 Johnathan Resident of the Bayview Staff have worked closely with Mr. Bagg June 17, 2020 Bagg Neighbourhood expressed and conducted a Staff Visits. He is Submission Name, group (if Summary of Comments Response Number applicable) Date June 23, 2020 concerns with his property being working with the Subwatershed Study as inappropriately designated as well as the Secondary Plan. Policies have Environmental Protection. been added to the Secondary Plan to permit further redefining of the Environmental Protection Limits identified in the Plan, subject to the completion/review/approval of the appropriate studies. Staff will continue to work with Mr. Bagg. S010 Louise Foster Member of the Landowner Group, Cost sharing policies included in Section June 19, 2020 comments related to the cost- 8.2.6 of the Secondary Plan. Agreed to by recovery policies within the the Landowner Group. Secondary Plan. S011 Libby Racansky Asked for clarification on the road Comments will be carried forward as a June 21, 2020 alignment for the future Townline part of EA process. Road extension and its impacts on the creek and the costs associated. S012 Mark Stainsz Clarington resident requesting No changes to Secondary Plan needed. June 22, 2020 information on the Secondary Plan. S013 Steve Toman Resident of the existing Bayview Relating to his property on Fenning Drive, June 23, 2020 Neighbourhood on Fenning Drive. the property outside update area, within Expressed concerns with an existing built up subdivision. No change existing electrical system in his to Secondary Plan. Relating to the side yard. Further, requested request for additional parklands, there are additional recreational facilities as three additional parks planned within the a result of the increased Secondary Plan as well as appropriate Submission Name, group (if Summary of Comments Response Number applicable) Date population to the area. parkette policies for individual development applications as they proceed following the approval of the Secondary Plan. S014 Jim Boate Clarington residential expressed The policies of the Secondary Plan have June 23, 2020 interest in multi -use paths within been updated to encourage multi -use the Secondary Plan Area and paths throughout the Secondary Plan overall promoting a bike friendly Area to encourage connectivity community with connections to throughout the area as well as to the the GO station and the developing neighbouring lands. lands to the east. S015 Diane Kennedy Clarington Resident generally The policies of the Secondary Plan have June 23, 2020 supportive of the Secondary Plan been updated to encourage multi -use but requests the consideration of paths throughout the Secondary Plan additional bike lanes. Area to encourage connectivity throughout the area as well as to the neighbouring lands. S016 Fabio Furlan Landowner in the Secondary Plan The lands along the Townline Road June 23, 2020 area. Overall, supportive of Extension range in Low to Medium Secondary Plan to date and Density designations. The western requested a project update. portion of the extension is Low -Density Requested information on the residential with a minimum density of 13 proposed densities along the units per hectare. The eastern side of the Townline Road Extension. Townline Road extension is Medium - Density Residential with a minimum density of 40 units per hectare. There are no maximum densities within the Secondary Plan. Submission Name, group (if Summary of Comments Response Number applicable) Date S017 Ron Giorsky Clarington resident, asked general No changes to the Secondary Plan June 23, 2020 questions about the proposed needed. land use plan and the location of parks adjacent to the existing cemetery. S018 Leonardo Clarington resident with concerns No changes to the Secondary Plan June 23, 2020 Pilotto related to the connection of the needed. The future 401 interchange has Secondary Plan area to the 401, been identified as a Special Study Area questions about bike lanes and on the Land Use Schedule, with concerns related to the size of corresponding policies. The Plan includes driveways and parking on the policies to encourage multi -use pathways sidewalks. and the parking concerns can be addressed throughout the comprehensive zoning update for the Secondary Plan area. S019 Kelvin Wong Landowner with questions about No changes to the Secondary Plan June 25, 2020 the timing of approval for the needed. Timing can vary but we are Secondary Plan following the proceeding ahead on schedule, a Public Meeting and road widths. member of the Interested Parties list and would be kept informed of the process as it proceeds ahead. Road widths are generally defined in the documents; however exact locations are determined through the EA and development approvals processes. S020 Marc DeNardis General comment asking why the Development at Bloor Street and Townline June 29, 2020 proposed plan did not reflect the Road precedes the Secondary Plan, any LPAT Approved plans for the update to this property would have to Southeast corner of Bloor Street conform to the High Density/Mixed-Use Submission Name, group (if Summary of Comments Response Number applicable) Date and Townline Road. designation as outlined in the Secondary Plan. S021 Alisha Ritskes General concerns related to the Additional policies related to the June 29, 2020 protection of natural areas, implementation of the recommendation of tributaries, and wildlife habitat. the ongoing Subwatershed Study have Questions related to how the plan been included. The policies of the encourages active modes of Secondary Plan have been updated to transportation instead of vehicular encourage multi -use paths throughout the movement. General questions on Secondary Plan Area to encourage active how the existing built-up area is transportation and connectivity being addressed through this throughout the area as well as to the Secondary Plan update. neighbouring lands. The properties outside update area, within existing built up subdivisions. No change to Secondary Plan. S022 Steve Toman Resident of the existing Bayview Policies within the Secondary Plan and July 6, 2020 Neighbourhood on Fenning Drive. Urban Design and Sustainability Had additional questions relating Guidelines encourage/promote to the draft Secondary Plan. enchanced planting throughout the Questions relating to tree planting, secondary Plan area, including Key View cultural heritage, additional Corridors. There has also been additional recreational facilities, increased policies added to strengthen the traffic as a result of development protection of properties with Cultural and reiterated concerns about an Heritage Significance as well as a existing electrical system in his corresponding Appendix. Relating to his side yard. property on Fenning Drive, the property outside update area, within existing built up subdivision. No change to Secondary Plan. Relating to the request for additional parklands, there are three Submission Number Date Name, group (if applicable) Summary of Comments Response additional parks planned within the Secondary Plan as well as appropriate parkette policies for individual development applications as they proceed following the approval of the Secondary Plan. Further, following the adoption of the Southwest Courtice Secondary Plan, the Municipality will begin to accept development applications on the undeveloped lands within the Secondary plan Area. As a part of these applications, the Municipality will require Traffic Impact Studies/Assessments to ensure the proposed developments are appropriate for the area. Development Approvals are not granted at this time. S023 Lindsay Neighbourhood resident that No changes to the Secondary Plan August 5, 2020 Deegan generally supports all the plans as needed. The intersection is outside of presented at the Public meeting. update area, within existing built up Questions related to whether a subdivision. No change to Secondary crosswalk or streetlight is Plan. Following the adoption of the considered at the Southgate Drive Southwest Courtice Secondary Plan, the and Townline Road intersection. Municipality will begin to accept development applications on the undeveloped lands within the Secondary plan Area. As a part of these applications, the Municipality will require Traffic Impact Studies/Assessments to ensure the proposed developments are appropriate for the area and whether they spark the Submission Name, group (if Summary of Comments Response Number applicable) Date need for crosswalks and/or streetlights. S025 Mustafa Numerous minor clarification Throughout multiple meetings as well as February 10, Ghassan, questions and modifications minor edits to the plan, all questions were 2021 Delta Urban requested including consistency in clarified with the LOG. retained as definitions and numbering representative throughout the Draft document. of the Southwest Courtice Landowners Group Requests the relocation of the park The park was relocated to the south-east, at the intersection of Denning and to allow for a better distribution of park the north -south collector. facilities within the Secondary Plan area. Stated that if the Secondary Plan The Secondary Plan policies and Land were to proceed with the Use Schedule were updated to separate integration of Low and Medium the two designations. Density policies together, then this needs to be clear. Comments relating to establishing All ROW widths within the Plan are Right -of -Way (ROW) widths within consistent with the Municipal Standards. the Secondary Plan. States major concerns with Requirement removed from the policy, sidewalks being required on both encouraged through the guidelines along sides of the street on local roads. the Key View Corridors. Submission Name, group (if Summary of Comments Response Number applicable) Date States concern with the proposed Updated the Land Use Schedule to diagonal Key View Corridor from relocate the Key View Corridor as per the the southeast corner of the plan. LOGs comments. Proposed an alternative east -west Key View Corridor from the proposed School Block to the Environmental Protected Lands. LOG requests language be added A Cost Sharing Policy has been added to to the Secondary Plan related to the Secondary Plan. the Cost Sharing Agreement as identified in the Clarington Official Plan. S024 Bryce Jordan, Bryce Jordan hired to represent Northern portion of the property in April 26, 2021 GHD the landowners of the property at question adjusted to a Medium Density the southeast corner of Designation, more appropriate to the Prestonvale Road and Bloor existing zoning on the property. Street. The High-Density/Mixed- Use designation does not coincide with the policies up to this point and conflicts with ongoing planning process for the site and existing zoning. S025 Mustafa Requests confirmation that the It is acknowledged that often time the April 26, 2021 Ghassan, Municipality will be the one building Municipality will be the one constructing Delta Urban the proposed trail system the works, or the Municipality will enter into retained as (pathways, pedestrian bridges, a form of DC Credit Agreement with the representative lookouts and seating areas - to the individual landowners. of the satisfaction of the Conservation Southwest Authority and the Municipality)? In Submission Name, group (if Summary of Comments Response Number applicable) Date Courtice addition, requested revisions to the Landowners Draft Scheduled to ensure Group consistency with the trail alignments. 3.2.14; As some of the lands Plan updated to remove "study" and continue to be farmed, this policy inserted "Consultation is required with the creates an encumbrance to the on- Municipality prior to the removal or any going farming operation. It is trees and shrubs" acknowledged that any removal of trees would require further consultation with the Municipality, but a formal Study and Approval is onerous. 3.4.3; LOG requests the following Policy updated from "Shall" to "May". policy be revised "the stormwater management pond west of Preston vale Road and north of the EPA shall be used as a temporary facility but ultimately shall be replaced by the facility planned on the east side of Prestonvale Road." The LOG requests "shall" to be revised to "may." 3.5.1; LOG requests the policy be Secondary Plan revised to update the revised from "shall" to "should" or policy to say "May" instead of "Shall". "may". The Group noted Staff have further agreed to remove the landowners do not typically have latter half of the policy as its more of an control over Urban Design matter. telecommunications/communicatio 10 Submission Name, group (if Summary of Comments Response Number applicable) Date n utilities, electrical stations or electrical stations, etc. These matters are typically up to the discretion of the utility company. As such, the Group may not have the authority to provide architectural or landscaping features around these utility items. 5.2.4; The Group requests the Secondary Plan revised as per LOG policy be revised to: "The precise comment. public right-of-way widths for all Arterial and Collector Roads within the Secondary Plan Area shall be confirmed through Phases 3 and 4 of the Southwest Courtice Municipal Class Environmental Assessment, if necessary or appropriate." It was noted by the LOG that View The Plan was updated to keep the Key Corridors should not be tied to View Corridor policies, acknowledging that Local Roads or identified on the they are conceptual. An alternative land use schedule. There should second View Corridor was added (east - be a level of flexibility and the View west, just south of the proposed Corridors should be aspirational. Neighbourhood Park). 6.2.6; Group is concerned with the The policy was removed entirely from the proposed policy and its impact on Secondary Plan. future applications. 6.3.8; The Group is supportive of The Policy was revised as per the LOGs 11 Submission Name, group (if Summary of Comments Response Number applicable) Date entering into an affordable housing comments. contribution agreement with the Municipality. However, the Group would prefer the specifics (e.g., payment trigger dates) to not be laid out in the Secondary Plan. Requested clarification on the Policy 6.6.3 was added to clarify the policy related to the 80% limit for Municipalities objective; Detached and detached and semi-detached semi-detached dwelling units shall dwelling units that is to apply to the account for a minimum of 80 percent of Low -Density Residential the total number of units in the Low Designation. The LOG expressed Density Residential designation. this policy may result in a Townhouses shall account for no more conformity issue. As such, than 20 percent of the total number of rewording and flexibility is required units in the Low Density Residential as it makes sense for some sites to designation. have 100% Single/semi-detached dwelling, where as some site may benefit from having more than 20% Townhouse dwellings. Requested clarification on All densities listed in the Secondary Plan proposed densities within the are minimums, maximum densities have Secondary Plan. been removed. S026 Katrina Landowner in the Secondary Plan No Change to the Secondary Plan May 4, 2020 Metzner, area requesting update on timing needed. Responded to the inquiry Holland Homes of the Secondary Plan going to advising the date of the upcoming Council Clarington Council for meeting. S027 Mustafa Letter of support from the LOG to No Updates to the Secondary Plan are 12 Submission Name, group (if Summary of Comments Response Number applicable) Date May 6, 2020 Ghassan, proceed with the Recommendation required. Delta Urban Report for the Secondary Plan, OPA and the Urban Design and Sustainability Guidelines for the Southwest Courtice Secondary Plan. 13 Attachment 4 to Report PDS-027-21 Agency Comment Summary Table Agency Submission Details Response Hydro One Networks Preliminary review only considers issues affecting Acknowledged. Inc. Hydro One's 'High Voltage Facilities and Corridor Lands' only - no comments or concerns at this time. Canada Post No objections. Acknowledged. Durham Regional Submitted map with red -line indicating microwave Acknowledged. Policy Services path. Although the microwave path from Oshawa City Hall to Darlington Hydro ONE does fly over the area, it is predominantly over existing structures AND is not the highest point in-between based on the path profile. Agency Submission Details Response Simcoe County Very pleased with the revisions and additions to the Acknowledged. There is a neighbourhood School Board Southwest Courtice Secondary Plan Update. park proposed to the rear of the Elementary School site as well as directly Supportive of the proposed elementary school site across Fenning Drive. location along Fenning Drive as it presents an opportunity to establish a neighbourhood facility that will foster a sense of community and serve as a walkable school for the coming years. Specifically supportive of the centralized location within the neighbourhood, opportunities for connectivity with other public amenities, and the possibility of passive education in the nearby ecological features such as Robinson Creek. Request for a park block be included in the plan adjacent to the proposed location for an elementary school site. Schools provide an important source of green space and programmed outdoor space for the community. Sharing large field activities such as ball diamonds, soccer pitches, and running tracks makes efficient use of available resources and public funds. Conseil Scolair The Conseil scolaire Vimonde has no comments to Acknowledged. Vimonde provide. Agency Submission Details Response Metrolinx No comments on behalf of Metrolinx at this time on the Acknowledged. Draft Brookhill Secondary Plan or Sustainable Urban Design Guidelines. CLOCA's Comments on Secondary Plan, Schedule A, Schedule B, and Appendix C Section Comment Response New Suggest minor revision to include "...demonstrate a net gain to Revised as per comment. Section the feature and function of the watercourse and riparian 3.2.6 corridor, maintain..." Original As noted above, where a tributary/feature exists on the Revised as per comment. Section landscape, it cannot be ignored during the development review 3.2.7 process. Although the SWS is a comprehensive document, features are dynamic, and evidence of their presence on the landscape may vary from year to year. Therefore a particular feature may not be captured in all planning documents or in all mapping. New Suggest revision to wording "...protecting and enhancing the Policy reworded as per comment. Section natural features and functions of these lands, and may 3.2.16 include..." As not all are considered "significant" and function should also be protected. Durham Region's Comments on Secondary Plan, Schedule A, Schedule B, and Appendix C Topic/ Comment Response Section General Revised as per Region Comment. Suggest that a consistent name is created for this plan, as the Secondary Plan and the Urban Design Guidelines flip between Southwest Courtice and the Bayview Neighbourhood. This will reduce reader confusion. There are currently no policies to support the "Prominent Revised as per Region Comment. Intersection" designation at Bloor Street and Townline. The Region suggests looking at the latest version of policies regarding the SECSP to include similar policies related to density and built form in this area. Section 1 - Introduction Acknowledged. The Region will defer the population and unit count of this Secondary Plan, if at the time of Regional approval the Region's MCR is not completed. The current population and unit counts are subject to the employment lands in the south being converted to residential uses. Until a decision is made regarding employment area conversions it is premature for the Region to approve this portion of the Plan.. Section 2.3 Community Structure No Change Recommended. Consistent This section is intended to outline the vision of each community with the Structure Staff sent. element, however, it jumps between describing where the features are located, and the function of other elements. It is suggested that this section is revised to include a vision Topic/ Comment Response Section statement detailing what each element will contribute to the Secondary Plan area. Section 3.2 Environmental Protection Areas and Natural Revised as per Region Comment. Features In order to adequately protect the natural features within the Secondary Plan it is suggested that a policy similar to policy 9.5.4 of the Foster Northwest Secondary Plan is included in this Plan. Policy 9.5.4 states," Where trees and shrubs are destroyed or harvested pre -maturely prior to proper study and approval, compensation will be based on the estimated tree value." Section 3.2 Environmental Protection Areas and Natural Revised as per Region Comment. Features In order to adequately protect the natural features within the Secondary Plan it is suggested that a policy similar to policy 9.5.4 of the Foster Northwest Secondary Plan is included in this Plan. Policy 9.5.4 states," Where trees and shrubs are destroyed or harvested pre -maturely prior to proper study and approval, compensation will be based on the estimated tree value." Policy 3.2.8 (Environmental Protection Areas and Natural Revised as per Region Comment. Features) Suggest adding the word "feature" to the end of the policy, so it reads, "...A Vegetation Protection Zone of 15 metres as per Table 3-1 of the Clarington Official Plan is required from the valley feature." Topic/ Comment Response Section Policy 3.4.2 (Stormwater Management) Revised as per Region Comment. Clarification is requested for this policy, as it indicates that stormwater management ponds cannot be located within the feature or its vegetation protection zone (VPZ). Should this more broadly include the entire EPA designation, as there are linkage areas included within this designation that may not be picked up by either a feature or its VPZ. Please clarify. Policy 3.4.3 (Stormwater Management) Policy to remain as is. The specifics Clarification is requested for this policy, as it currently indicates related to the relocation of the stormwater that the temporary use of a stormwater management pond is management pond will be determined at permitted west of Prestonvale Road, but may ultimately be the appropriate Development Approvals replaced with a planned facility to the east. If the municipality stage. intends through this policy to require the pond be replaced with a pond to the east, it suggested that the word "may" be replaced with "shall" to require the movement of the facility. It is also may be appropriate to indicate that the facility movement be done at the sole cost of the developer. Policy 3.4.6 (Stormwater Management) Revised as per Region Comment and Clarification is required for this policy, as there is currently no inclusion of additional policies to include further guidance for the developer to reference when applying policies related to the Implementation of for development applications within "Conservation" Headwater the recommendations from the ongoing Drainage Features. It is suggested that this policy be tied to Subwatershed Study. consultation with the Conservation Authority or identify the guidance material the developer's must follow to prepare their applications. Policies 3.4.6 & 3.4.11 (Stormwater Management) Revised as per Regions Comment. It is suggested that policies 3.4.6 and 3.4.11 are moved from Section 3.4 Stormwater Management into Section 3.2 Topic/ Comment Response Section Environmental Protection and Natural Features, as these policies deal more with the overall protection of natural features. Section 5 - Street Network and Mobility Revised the objectives to distinguish the The objectives of this section are a duplication of the vision and Sections. objectives for policy 2.2.5, to "connect the neighbourhood to the broader community and region by all modes of travel." It is suggested that they either be amalgamated in one area, or different objectives are identified for Section 2.2.5 or Section 5. Policy 5.3.1 (Arterial Roads) Revised as per Regions Comments. This policy currently identifies a ROW width range between 30- 36 metres for Townline Road (Type B Arterial). This policy should be revised to include a ROW of 36 metres to further define the require of this road in the Secondary Plan. Policy 5.3.4 (Arterial Roads) Policy removed. This policy currently states that the Region may close Prestonvale Road north of the railway to eliminate the at -grade crossing. This policy should be removed as the Region does not support Metrolinx plan to close Prestonvale Road and as it is not a Regional Road we do not have the authority to close it if it is recommended for closure. Section 5.6 - Rear Laneways Addressed through the addition of Clarification is required, as it appears as though only public Laneway Policies into Section 5.6 of the Ianeways are permitted. Is the intent of this section to not allow Secondary Plan. private Ianeways? Policy 6.2.5 - Land Use Built Form General Policies Acknowledged. Topic/ Comment Response Section Further to Comment # 3 above, the Region will determine through the Land Needs Assessment of the MCR, first, if the proposed employment area conversions are needed. Other components, including densities within the Designated Greenfield Area will also form part of this work. Further work may be required by Clarington staff to achieve conformity with the new ROP. Policy 6.2.6 (General Land Use and Built Form Policies) Acknowledged. Policies were included to As indicated in the Comment matrix the Municipality provided acknowledge the Employment Land back regarding our previous comments, it is understood that a Conversions and potential impacts if the land budget will be provided to ensure this plan is meeting the conversions were not deemed appropriate required 50 people and jobs per hectare as set out in the terms through the Regions Municipal of reference. how does the Municipality currently plan to Comprehensive Review (Section 6.7). achieve the required DGA densities for the entire secondary plan if all of the designated employment lands are not converted? Employment land conversions, such as the lands within the Southwest Courtice Secondary Plan require the completion of the Region's MCR to determine their appropriateness. The Municipality must be prepared to consider all aspects of the Region's new Plan, including density targets prior to requesting the Region to lift the deferred decision. This may require further study and refinement of the plan in the future. Policy 6.2.7 (General Land Use and Built Form Policies) Revised as per Regions comment. The following changes are suggested to this policy, so it reads, Topic/ Comment Response Section "...Window streets or flankage lots may also be considered. Reverse lot frontage development generally shall not should only be permitted within the Secondary Plan Area. if there are no other feasible options. Policy 6.2.8 (General Land Use and Built Form Policies) Revised as per Regions comment. The following changes are suggest to this policy, so it reads, "Buildings located adjacent to, or at the edge of parks and open spaces, shall provide include opportunities for pedestrian connections into and to overlook and provide pedestrian connections into the parks and open spaces. More specific policies related to park access can be found in Section 7 of this Plan." Section 6.3 Affordable Housing Affordable Housing Policies updated to reflect the Regions recent comments on The Region requests staff to review the affordable housing the Southeast Courtice Secondary Plan. policies included in the Southeast Courtice Secondary Plan related to a specified quantity of land required by development to be gifted to the Region of Durham and Habitat for Humanity, lower parking standards in areas with access to reliable transit, the reduction of development charges, application, grant and loan fees, and the permission of accessory units within townhouse units. Please also incorporate the Region's recent comments on the SECSP affordable housing policies to formulate similar policies for this Secondary Plan. Policy 6.5.2 (Neighbourhood Commercial) Revised as per Regions comment. Suggest the following changes to this policy, so it reads, Topic/ Comment Response Section "The minimum height of any new buildings shall be two storeys, and these areas are encouraged to include mixed -use development, with residential units or office space integrated with retail uses, shall be encouraged. The design of buildings shall reflect and reinforce the character of the surrounding neighbourhoods." Policy 6.8 (High Density Residential) Revised as per Regions comment. The bullets are not chronologically ordered in this policy, please fix. Policy 6.5.3 (High Density Residential) Reference removed and minimum Suggest the specific policy reference to "Policy 8A.2.9" of the densities updated to 120 uph. Regional Official Plan (ROP) be deleted from this policy, as the new ROP will not maintain the same numbering, so it reads, "The minimum density of development shall be 85 units per net hectare to support an overall, long-term density for the Bloor Street Regional Corridor of 60 residential units per gross hectare and a floor space index of 2.5, in accordance with Policy 8A.2.9 of the Regional Official Plan." Section 6.6 - Low Density Residential and Medium Density Revised policies within the Low, Medium Residential and High Density Designations to include minimum and maximum heights for all Question: Does the Municipality see the need for a minimum permitted built forms. height for medium density residential dwelling types? If so, it should be inserted in this section. Policy 6.6.6 (Low Density Residential and Medium Density Policy removed. Residential) 10 Topic/ Comment Response Section The policy cross-references are incorrectly numbered in this policy, and the Region suggests the following wording changes, so it reads, "Where an application for the development of more than 100 units includes units in both Low Density and Medium Density Residential areas, the minimum densities set out in policies 6.65.4 and 6.65.5 shall apply, and the 20% requirement for townhouses, duplexes or triplexes shall apply to the low density portion of the overall development. Policy 6.7 (Former Employment Lands (Employment Land Revised as per Regions comment. Conversion Area) The Region requests the following wording change, so it reads, "In the event the Former Employment Lands are not converted to permit non-residential uses this Secondary Plan shall will be amended accordingly." Policy 7.2.6 (General Policies of Parks and Community Section 7 updated to just "Parks" Section, Facilities) with Neighbourhood parks and Parkette The Region suggests that this policy be moved under Section policies within it. 7.3 - Neighbourhood Parks as this is a neighbourhood park specific policy. Policy 7.3.1 (Neighbourhood Parks) Section 7 updated to just "Parks" Section, Suggest the following wording change, so it reads, with Neighbourhood parks and Parkette policies within it. Neighbourhood park size "...Neighbourhood Parks shall be 0.6 to 2 hectares in size, updated 1.5 and 3 hectares in size. depending on the area served and the activities to be provided. 11 Topic/ Comment Response Section Schedule A Schedule 'A' - Land Use Revised as per Regions comment. - There are currently no Neighbourhood Park symbols included in this schedule. Suggest that the same symbology from SECSP is used for consistency. - the lands south of the CP Rail line and south of Baseline Road West should also be included in the "Former Employment Lands" overlay as there is no Living Area designation in this area of the Regional Official Plan. Please adjust the boundary accordingly. - It is suggested that it may be clearer to the reader if there was a hatched line within the "Former Employment Lands" overlay boundary. - there are currently two greenspace areas which are meant to include stormwater management pond symbols, which do not have the black outside surrounding the blue dot. Please revise accordingly. Schedule Schedule 'C' - Open Space Network Revised as per Regions comment. 'C' - there are currently two greenspace areas which are meant to include stormwater management pond symbols, which do not have the black outside surrounding the blue dot. Please revise accordingly. Appendix Appendix 'B' - Demonstration Plan Revised as per Regions comment. 'B' - It may be appropriate to depict the employment land conversion area on this appendix as well. Although it does not form part of the formal requirements of the document, it can be misleading to readers who do not understand the planning process. 12 Attachment 5 to Report PDS-027-21 CLOCA's Comments on Sustainable Urban Design Guidelines Section Comment Consultant's Response No. 2.3 Air photos show a drainage feature on the landscape. CLOCA Acknowledged. regulation applies to features that exist on the landscape rather than relying solely on available mapping. Similar, the Clarington OP policy 3.4.3 also makes accommodation for natural heritage features that are not captured on mapping. Although the SWS is a comprehensive document, there is the possibility that there may be features that may not have been captured in their entirety. During the review of a development applications and proposals, if a feature is identified on the landscape, it will need to be considered and reviewed appropriately. 3.2.1 1st paragraph. The last sentence seems to be prescriptive. Acknowledged. Perhaps rewording to allow opportunity to investigate all options for LIDs in boulevards. For clarity, this was referring to section 3.2.1 Arterial Roads, last paragraph, last sentence (section remains the same in the revised document) 6 Response same as above: Air photos show a drainage Acknowledged. feature on the landscape. CLOCA regulation applies to features that exist on the landscape rather than relying solely on available mapping tools. Similar, the Clarington OP policy 3.4.3 also makes accommodation for natural heritage features that are not captured on mapping. Although the SWS is a comprehensive document, there is the possibility that there may be features that may not have been captured in their Section Comment Consultant's Response No. entirety. During the review of a development application and proposals, if a feature is identified on the landscape, it will need to be considered and reviewed appropriately. Durham Region's Comments on the Sustainable Urban Design Guidelines Section/Topic Comment Response Suggest moving the Figure numbers to the top of the Urban Design and Sustainability pictures beside the title for easy navigation of the Guidelines revised as per Region document. Comment. Request the following change be made to Section Urban Design and Sustainability 3.2.5 A., so it reads, Guidelines revised as per Region "A roundabout may be appropriate at the intersection Comment. of the extension of Fenning Drive and the new North - South Collector Road and at the intersection of the Townline Road extension and Prestonvale Road, subject to approval by the Municipality of Clarington or the Region of Durham." The addition of the municipal approval is required in this section because although the inclusion of a potential roundabout at the intersection of the Townline Road extension was a previous request by the Region, these roads are not Regional roads, and therefore we are not the approval authority. Section/Topic Comment Response Section 4.2.1 General Site and Building Design Urban Design and Sustainability Guidelines (High Density Residential Development Guidelines revised as per Region Guidelines) Comment. Subsection A states, "High Density residential buildings in Bayview will range from 3 storeys to 6 storeys in height." Whereas policy 6.5.2 j) states that they can be a maximum of 10 storeys in some instances. Please revise the guidelines accordingly. There are no cross-section or discussion on the ROW Urban Design and Sustainability for the Type B connection to Prestonvale Road, south Guidelines revised as per Region of the Townline Road extension to Baseline. If the Comment. intention is that this would have the same cross-section as the Townline Road extension please update the title of the Figure or provide a new cross-section. As per the Region's comment #12 above, the 32 m Urban Design and Sustainability right-of-way shown for the Townline Road Extension Guidelines revised as per Region cross-section is too narrow for a 4/5 lane Type B Comment. Arterial, and should be 36m at per the Regional Official Plan Schedule E, Table E7. The paragraph proceeding the cross -sections discusses a 30-36m ROW, but the sections only show a 32m ROW. "Figure 2.2 Street Network" in the guidelines refers to Type B arterials with a 30-32m ROW width which is inconsistent with the above. Some of the problems with the 32m ROW are that once 0.5m gutters are accounted for on both sides, the remaining 18m roadway is insufficient for the required Section/Topic Comment Response centre turn lane width. In addition the boulevard widths show no setback between the MUP and property line and no allowance for underground / above ground utilities. A 36m ROW is recommended for the Townline Extension for these reasons. In addition, the guidelines refer to a range of ROW widths for local streets as well as the arterials. In general giving a range of ROW widths will likely result in developers going for the minimum to maximize the developable land. We recommend that Clarington clearly set out the ROW widths in this guideline (not a range) to avoid the need for future debates as development comes forward. . * 4— N , (l Attachment 6 to Report PDS-027-21 Unopened Road Allowance within Secondary Plan Area a t TRIBUTE (PRESTONVALE) LIMITED Parcel Area 30.67 Ha ROW Area 1.07 Ha 66.5% of Total ROW Area O �►.. . s W Airs .n Lu J Z O H Ln 4JJ ALLWIN PROPERTY INVESTMENT LTD d Parcel Area 8.5 Ha r ROW Area 0.29 Ha 18% of Total ROW Area AL UKRANIAN CATHOLIC Parcel Area 8.2 Ha ROW Area 0.25 Ha 15.5% of Total ROW Ared Tribute communities April 8, 2021 Municipality of Clarington 40 Temperance Street Bowmanville, ON L1C 3A6 Attn: Mayor Adrian Foster and Members of Council Re: Unopened Road Allowance Between Lots 34 and 35, Concession 1, Former Township of Darlineton Further to Council's consideration of staff report PWD-003-20, wherein Council chose not to support the staff recommendation to close and convey the above noted unopened road allowance (ROW), I am writing to ask Council to review their previous decision and allow for the transfer of the ROW to Tribute (Prestonvale) Limited based on new information as outlined below. By way of context, in late 2019, Council, through Resolution #GG-526-19 , provisionally approved the closure and conveyance of the unopened road allowance. Based on Council's direction, Tribute requested that the Municipality engage an appraiser (paid for by Tribute) to establish the value of the subject lands and to complete the formal road closure and conveyance process. The culmination of that process was the presentation to Council on November 9, 2020, of Staff Report PWD-003-20 which, as noted, was not supported by Council. In Council's approved Resolution (#GG-420-20), it was noted that there was a desire to retain the lands "for possible future public purposes" in order to provide for future municipal objectives such as parkland, trails, and other public benefits. Subsequent to Council's decision, two options have been considered as a means to address the concerns of Council: 1. Undertake a land exchange a. Exchange the ROW lands for the future park and open space lands within the Tribute (Prestonvale) lands in advance of a draft plan of subdivision application in order to secure a net benefit to the Municipality of lands for municipal objectives in a timelier manner than would otherwise be realized. b. Exchange the ROW lands for future park open space lands on other lands owned by Tribute in Clarington with the same idea of securing a net benefit to the Municipality. 2. Request Council review their previous decision by providing additional information, particularly planning information, not included in the previous staff report and recommendation. With regards to the land exchange options, upon closer review, these options are not supported by Tribute for the following reasons: April 8, 2021 Municipality of Clari An exchange of future park and open space lands within the current Tribute (Prestonvale) lands in exchange for the ROW lands at this time, is technically possible but may be complicated by the fact that the exact limits of the park, open space, walkway, trail etc. have not been defined by all stakeholders. Potential complications in the future related to limits of development etc., as part of the subdivision review process, may lead to unintended issues and confusion as the plan of subdivision is processed. The delineation of parks, trails and open spaces is best completed through the Plan of Subdivision review process where such matters are subject to technical review and public input prior to those features being dedicated to the Municipality at time of subdivision registration. • A land exchange involving other Tribute owned lands in the Courtice area is not possible due to the fact that the ownership structure of each of those properties is unique and non -reciprocal. Subsequent to Council's decision, the future structure of land use in the Southwest Courtice community has begun to crystalize with the upcoming Southwest Courtice Secondary Plan. It is appropriate for Council to re-evaluate its previous decision based on the new information provided by the land use designations and polices of the new Secondary Plan that has now progressed to the stage where Staff is preparing a Recommendation Report to Council. As noted above, the Secondary Plan for the community has advanced to the stage where Committee and Council will be in a position to consider final approval of the land use designations and policies that will guide growth and development in the area. The structure of the plan outlines the best location for new housing, transportation connections, parks, open spaces, and schools. Previously, Council did not have the benefit of the final structure of the community in southwest Courtice when the decision to retain the ROW lands was made. With the provision of the recommended Secondary Plan and associated land uses, Council now has the ability to see the "big picture" in terms of the ultimate plans for the community. Based on the land uses in the Secondary Plan and the ability to implement the Secondary Plan to achieve the Plan's objectives, the retention of the existing ROW lands, in our opinion, creates confusion and uncertainty as to the Municipality's objectives and therefore, the disposition of the ROW lands should dealt with by the Municipality now for the following reasons: • The Secondary Plan provides the direction for the location of future roads, parks, open spaces, housing etc. Maintaining the ROW, in its current location as a wholly owned strip of municipal land, is not consistent with the proposed land use structure of the Secondary Plan. • It is also possible that the Municipality retain ownership of the ROW as development of the land proceeds, however, in order for a plan of subdivision to proceed, both the Municipality of Clarington and Tribute would have to jointly file a plan of subdivision application or, alternatively, Tribute would file two separate plans of subdivision — one on either side of the ROW. Either scenario is unnecessarily complicated for all parties and would not be preferred. The ROW extends beyond the southern limits of the Tribute (Prestonvale) lands whereby the southern portions are owned by two other parties. As such, Council should address the future of April 8, 2021 Municipality of Clari the entire ROW on a comprehensive basis as it plans for completion and implementation of the Secondary Plan. For the Tribute (Prestonvale) lands, as part of a comprehensive plan of subdivision, with the ROW being transferred to Tribute, the Municipality will receive parkland, open space block(s), storm ponds and roads in the amount of 17.16 Ha or 42.4 acres as part of the subdivision process. The municipality will receive a net benefit of 16.13 Ha. or 39.8 acres. For the reasons noted above, Tribute (Prestonvale) requests that Council review its previous decision regarding the closure and conveyance of the unopened road allowance and support the transfer of the lands to Tribute (Prestonvale) at this time in order to facilitate the completion and approval of the Southwest Courtice Secondary Plan and the planned development of the southwest Courtice community in the manner envisaged by the Secondary Plan. Your consideration of our request is appreciated. Yours truly, Tribute (Prestonvale) Limited per Jeff Solly C. c. Andy Allison — Chief Administrative Officer Ryan Windle - Director— Planning and Development Services Steve Deveaux— Executive Vice President —Tribute Communities