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PDS-028-21
Clarington 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-028-21 Submitted By: Reviewed By: File Number: Ryan Windle, Director of Planning and Development Andrew C. Allison, CAO PLN41.12 and OPA 126 Resolution#: PD-164-21 By-law Number: Report Subject: Brookhill Neighbourhood Secondary Plan Update Recommendations: 1. That Report PDS-028-21 be received; 2. That Official Plan Amendment 126 to include the updated Brookhill Neighbourhood Secondary Plan in the Clarington Official Plan be adopted; 3. That upon adoption by Council, the updated Brookhill Neighbourhood 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 126, the Secondary Plan, and the Sustainable Urban Design Guidelines resulting from Council's consideration, public participation, agency comments, and technical considerations; 5. That the Sustainable Urban Design Guidelines appended to the updated Secondary Plan be approved and 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 126 be forwarded to the Region of Durham for approval; and 8. That all interested parties listed in Report PDS-028-21 and any delegations be advised of Council's decision regarding the adoption of the Secondary Plan. Municipality of Clarington Report PDS-028-21 Report Overview Staff are pleased to present the updated Brookhill Neighbourhood Secondary Plan for Council adoption based on the extensive consultation that has occurred. Page 2 The purpose of Official Plan Amendment 126 is to adopt the updated Brookhill Neighbourhood Secondary Plan and the Sustainable Urban Design Guidelines into the Clarington Official Plan. This Amendment applies to only the lands located within the Brookhill Neighbourhood Secondary Plan Area. The policies and guidelines will guide the creation of sustainable neighbourhoods that include a diverse range of housing located within walking distance of shopping, services, schools, and amenities. The neighbourhood includes a variety of densities and mix of land uses. A linked system of parks, trails and green space will support pedestrian movement throughout the area. After adoption by Council, the updated Brookhill Neighbourhood Secondary Plan will be sent to the Region of Durham for approval. 1. Purpose of Report 1.1 The purpose of this Staff Report is to recommend Council adopt Official Plan Amendment 126 (OPA 126), which is the updated Brookhill Neighbourhood Secondary Plan and the Sustainable Urban Design Guidelines, all of which can be found as Attachment 1 to this Report. This recommendation comes following a thorough planning and public engagement process. 1.2 This Report includes a summary of the process and comments received since the September 8, 2020 release of the draft Secondary Plan, the draft Sustainable Urban Design Guidelines, and the draft Official Plan Amendment for the Statutory Public Meeting held on September 28, 2020. 2. Background 2.1 The Brookhill Neighbourhood Secondary Plan area covers 300 hectares generally bound by Concession Road 3 in the north, Bowmanville Creek in the east, the Bowmanville West Urban Centre Secondary Plan area in the south and the Bowmanville Urban Boundary in the west (see Figure 1). Municipality of Clarington Report PDS-028-21 NASH ROAD CONCESSION ROAD`3 j�t iEep �� cwe tQ Z�,. AM o LUa W *a 0 _ /P LU JJ PP� 1` UA Update Q :a Area �Rlwu Plan Area 1. ite' NMI Page 3 Figure 1: Brookhill Neighbourhood Secondary Plan Area and the Update Area 2.2 The Brookhill Neighbourhood Secondary Plan and accompanying Urban Design Guidelines were originally adopted in 2008. The original Secondary Plan designated the north portion of the lands identified as Update Area on Figure 1 as a "Future Development Area." This updated Secondary Plan will change the land designation for these lands to permit development to meet the housing supply needs of the Municipality to 2031. 2.3 Background and technical reports were required as part of the updated Secondary Plan. These reports outline the challenges and opportunities for the Update Area and informed policy direction. The list of reports is as follows: • Peer Review of Market Demand Study for Neighbourhood Centre • Natural Heritage Report; • Brookhill Tributary Erosion Report; Municipality of Clarington Report PDS-028-21 • Floodplain Impact Analysis; • Slope Stability Study; • Landscape Analysis; • Planning Rationale Report; • Master Servicing and Stormwater Management Report; • Sustainability and Urban Design Report; • Transportation — Existing Conditions Report; • Transportation Review Memo; • Transportation Study; • Alternative Land Use Plans Report; • What We Heard Summaries of PICs #1, #2, #3 and Survey; and • Landowner Workshop Summary. Page 4 2.4 As part of the Secondary Plan update process, conformity with the Durham Region Official Plan and Provincial plans and policies is also required. These updates are essential for development to proceed in the north part of the neighbourhood and for the Municipality to meet its population and employment targets. 2.5 For the sake of clarity, the recommended Official Plan Amendment replaces the existing Brookhill Neighbourhood Secondary Plan and urban design guidelines with those recommended in this Report. Planning approvals already granted in the Secondary Plan area are not affected by this change. The minor revisions to the land use designations in the area outside the Update Area reflect what was built in the southwest area and what has been draft approved in the area west of Bowmanville Avenue and south of Longworth Avenue. The updated Brookhill Neighbourhood Secondary Plan will maintain the original plan's progressive vision and many of its policies. 3. Provincial and Regional Policy Conformity 3.1 The updated Brookhill Neighbourhood Secondary Plan is in conformity with the Provincial Policy Statement, 2020, A Place to Grow: The Growth Plan for the Greater Golden Horseshoe, 2019, and the Durham Region Official Plan. 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-032-20 outlined how the Secondary Plan is in conformity to these planning documents and included the summary of the robust public engagement activities. 4. Priorities in the Secondary Plan and Urban Design Guidelines 4.1 The updated Brookhill Neighbourhood Secondary Plan and accompanying Sustainable Urban Design Guidelines follow the five priorities identified by Council in the Secondary Plan update Terms of Reference. Municipality of Clarington Page 5 Report PDS-028-21 • Sustainability and Climate Change • Urban Design • Affordable Housing • Community Engagement • Coordination of Initiatives Sustainability and Climate Change 4.2 The Brookhill Neighbourhood 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. 4.3 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. Urban Design 4.4 The Brookhill Neighbourhood has been planned to be a vibrant, pedestrian oriented community that promotes high quality design practices centered on energy conservation, efficiency, and environmental sustainability. It is intended that the Secondary Plan Area will develop as a healthy and complete community with distinctive, liveable neighbourhoods, integrated and connected green spaces, and efficient transportation, transit, and trails systems. Affordable Housing 4.5 Through Official Plan policy, Clarington Council 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 as outlined in the Staff Report CAO-013-19, the Brookhill Neighbourhood Secondary Plan is implementing various strategies to increase housing affordability. These strategies include 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. Community Engagement 4.6 Clarington Council is committed to community consultation and engagement beyond the statutory requirements. The preparation of this updated 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 advertisements, and social media. These efforts were in addition to statutory meeting requirements. Municipality of Clarington Report PDS-028-21 Coordination of Initiatives Page 6 4.7 The following processes have been undertaken at the same time as the Brookhill Neighbourhood Secondary Plan update and have been incorporated into the study process: Environmental Assessment Process 4.8 An Environmental Assessment (EA) is required for all new major (collector and arterial) roads needed for the Brookhill Neighbourhood Secondary Plan. To avoid confusion and focus resources more effectively, this Secondary Plan update 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 4.9 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. We will continue to engage Indigenous communities. 5. Public Participation 5.1 The preparation of this updated Secondary Plan has been supported by a thorough public engagement strategy, including a range of online and in -person events to consult with the public. These efforts are beyond the statutory public meeting requirements. All landowners in the area received notice of all the public information centres and the statutory public meeting. The landowners and all interested parties have been informed that this recommendation Report is being presented to Council. Municipality of Clarington Report PDS-028-21 Page 7 5.2 All public notices, communications, and review periods have been designed to ensure conformity with the requirements of both the Planning Act and the Environmental Assessment Act. 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 Acts. 5.3 The following summarizes the opportunities provided to the public to engage with and provide feedback on the Secondary Plan update project. Initial Public Engagement and Input 5.4 Planning Services received a request from the Brookhill North Landowners Group requesting initiation of a conformity update of the Brookhill Neighbourhood Secondary Plan with their commitment to cover 100% of the cost as required by Clarington Official Plan policies. At the Planning and Development Committee meeting on June 4, 2018, Staff made the recommendation to proceed with the project (PSD-052-18), which was ratified by Council on June 11, 2018 (Resolution #C-207-18). Project Webpage 5.5 A project web page (http://www.clarington.net/Brookhill) facilitates public participation and provides information associated with the project, including meeting notices, presentation materials, and Staff and consultant's reports. Public Information Centre (PIC) #1 5.6 The first PIC on November 26, 2018 was held at the Garnet B. Rickard Recreation Complex. Group activities were used to review the principles of the original Brookhill Neighbourhood Secondary Plan and to consider the importance of elements within the priorities for this update, including sustainability and climate change, urban design, affordable housing, and community engagement. Public Information Centre (PIC) #2 5.7 A second PIC was held on June 25, 2019. At this event, the opportunities and constraints for planning this part of Bowmanville were shared with the public based on the background studies. A summary of the feedback messages received from the 29 people in attendance at this event include: • Concerns with the current and future level of traffic in the project area; • Need for expanded infrastructure for pedestrians and cyclists; • Include climate change implications in the updated Secondary Plan; • Concerns with the delivery of schools and services; and • Expressed support and need for a variety of housing. Municipality of Clarington Report PDS-028-21 Landowner Workshops Page 8 5.8 Workshops took place in the afternoon and evening of December 2, 2019 for all landowners within the project area. 65 landowners and representatives attended the two workshops. The workshops included a presentation about the background and criteria informing the three alternative plans and, afterwards, an open discussion about each plan. Input from the workshops along with input from the steering committee and agencies continued to guide direction toward the Emerging Plan. 5.9 During and after these workshops, higher densities on the east side of Bowmanville Avenue and at the eastern end of Stevens Road were considered. However, there are particular constraints related to infrastructure servicing, vehicular and emergency access, environmental constraints (including concerns about slope stability), and neighbourhood character. Residential property owners within this area have continued to express concerns about increased densities adjacent to their homes. Public Information Centre (PIC) #3 5.10 A third PIC scheduled for March 24, 2020 was cancelled due to the COVID-19 pandemic. This PIC was rescheduled and held online on May 21, 2020. Three sessions were made available in the afternoon and evening, each of which consisted of a presentation about the different land use plans with pauses for discussion throughout. 5.11 It was at this PIC #3 that a future Block Master Plan (BMP) was proposed to address the concerns related to infrastructure servicing, vehicular and emergency access, environmental constraints, neighbourhood character, and existing residents' concerns in a comprehensive and coordinated manner. The future BMP is discussed below in sections 10.8 and 10.9 of this Report. Online Survey 5.12 An online survey was released on the project webpage the day after PIC #3 for two weeks (May 22 to June 5, 2020). The survey summarized the alternative land use plans and the emerging plan presented at PIC #3 and prompted members of the public for preferences between the different community elements being proposed. The survey was promoted by the Municipality on its social media platforms and garnered opinions from 240 members of the public on the preferred way forward with the Secondary Plan. 5.13 The options were evaluated based on criteria informed by stakeholder and public comments as described in the Alternative Land Use Plans Report. Municipality of Clarington Page 9 Report PDS-028-21 6. Official Plan Amendment and the Secondary Plan Process — Final Phase Statutory Public Meeting Notice 6.1 Notice for the September 28, 2020 Statutory Public Meeting for the Brookhill Neighbourhood Secondary Plan was provided in accordance with the Planning Act. A Notice of Statutory Public Meeting was mailed to approximately 600 landowners located in and within 120 metres of the Secondary Plan area, and sent by mail to the Region of Durham, the Ministry of Municipal Affairs and Housing, and all other commenting agencies. The Notice of Statutory Public Meeting stated that the materials (draft Official Plan Amendment and draft Secondary Plan) would be available for review on the project webpage. These materials were posted to the webpage on September 8, 2020. 6.2 Clarington's Communications Division promoted the Public Meeting and posted the Public Meeting Notice on the Municipal website, Facebook, and Twitter. Three notices advertising the Public Meeting were placed in both Clarington This Week and the Orono Times during the weeks of September 6, 13, and 20. It was also promoted through the Planning Services E-update. 6.3 The Statutory Public Meeting Staff Report (PSD-032-20) was released for public review as part of the September 28, 2020 Special Meeting of the Planning and Development Committee agenda. The Public Meeting Staff Report provides an overview of the planning process for Secondary Plans, a brief overview of the planning policy framework in which the Secondary Plan was developed, a summary of public and agency comments received to date, and an overview of the Brookhill Neighbourhood Secondary Plan update and the Sustainable Urban Design Guidelines. Statutory Public Meeting — September 28, 2020 6.4 The Statutory Public Meeting was held at a Special Meeting of the Planning and Development Committee virtually on September 28, 2020. This Statutory Public meeting provided the opportunity for Staff to present the draft Secondary Plan and the draft Sustainable Urban Design Guidelines and to respond to questions from Committee members and the public. 6.5 At the Public Meeting, Committee Members and Staff heard from two delegates and received written comments from four members of the public. These public comments concerned: • protecting environmentally sensitive lands; • support and opposition to higher densities in the Future Block Master Plan area; • support for medium density designations in the area north of the Village Corridor; • the location of one school site; and • requesting clarification on the road network. Municipality of Clarington Page 10 Report PDS-028-21 6.6 At the September 28, 2020 Special Meeting of the Planning and Development Committee, following the Staff Report's recommendation, Committee passed a motion (Resolution # PD-118-20) to receive the draft Secondary Plan and Sustainable Urban Design Guidelines, that they continue to be reviewed and processed, and Staff report back to Committee with a recommendation Report. Notice of Committee's decision was sent to all interested parties and landowners within the Secondary Plan area. 6.7 Attachment 2 to this Staff Report is a sequence of events regarding the Brookhill Neighbourhood Secondary Plan. In total, each of the landowners have received six notifications including the one for this Report as the project has advanced to this recommendation stage. 6.8 Since the Public Meeting, Staff have received additional 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. 6.9 Staff have also received comments from the Region of Durham and CLOCA. A summary of their comments is provided in Section 8.1 of this Report. Their comments on the Secondary Plan are found in the Agency Comment Summary Table in Attachment 4 and their comments on the Sustainable Urban Design Guidelines are found in Attachment 5 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 or Sustainable Urban Design Guidelines. 7. Public Submission Summaries General Public Comments 7.1 Staff received general enquiries regarding the timing of construction, clarification on the boundary of the Secondary Plan, the Future Block Master Plan area, environmental issues, densities and built forms, neighbourhood amenities, and servicing. Other enquiries touched upon the details related to the Secondary Plan project and the impacts on specific properties within the Secondary Plan area. 7.2 Some property owners on Linden Lane had requested that all properties on Linden Lane be designated either Medium or High Density. At their request, on April 1, 2021, Planning Staff meet with all property owners on Linden Lane. Staff explained why a comprehensive Block Master Plan was required and offered them the opportunity to submit an application for a pre -consultation meeting on a specific development proposal. One property owner expressed their opposition to increased densities and explained they wished the area would remain low density. Municipality of Clarington Report PDS-028-21 Landowner Group Page 11 7.3 The Brookhill Neighbourhood Landowners Group (BNLG) is represented by GHD Group. The BNLG provided a set of comments regarding the Secondary Plan and the Sustainable Urban Design Guidelines released for the Public Meeting in September 2020. Comments concerned specific policies relating to rear lanes, the distribution of densities, development near natural heritage features, frontage of public parks, and stormwater. Clarifications were also sought regarding the role of the Sustainable Urban Design Guidelines and cost sharing. 7.4 Details of the general public comments and the BNLG comments 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 note on how the comment or request was addressed. 8. Agency Comments Central Lake Ontario Conservation Authority (CLOCA) 8.1 CLOCA provided extensive comments in support of environmental protection measures, recommendations regarding stormwater management, and guidance on uses nearby natural heritage features. Maintaining ecological integrity is necessary to conserve natural features within the area. This includes minimizing creek crossings and ensuring trails are planned and constructed carefully. Region of Durham 8.2 In December 2020, the Region of Durham provided extensive comments on the Secondary Plan and Sustainable Urban Design Guidelines. Though they had some concerns that needed to be addressed, the Region was supportive of the overall direction of the documents. The Region suggested ways to strengthen policies relating to natural and hydrogeological features, servicing, and transit -supportive development, as well as suggesting specific uses to be permitted in specific land use designations. 8.3 The Region had concerns with the Traffic Study that was completed and requested that certain traffic issues be addressed before the Secondary Plan was presented to Council for adoption. The main issue concerned the location of intersections with Bowmanville Avenue. The consultants worked with the Region and have addressed the Region's concerns to their satisfaction. Other Agencies and Clarington Departments 8.4 Other circulated agencies, including relevant school boards, either did not provide comments, or stated they had no concerns or comments with the Secondary Plan or Sustainable Urban Design Guidelines. Municipality of Clarington Report PDS-028-21 Page 12 8.5 The Infrastructure Division of Clarington Public Works are part of the Steering Committee and provided a comprehensive set of comments to assist in the formulation of the Secondary Plan and Sustainable Urban Design Guidelines. Other circulated Clarington Departments and Divisions had no concerns or comments. Indigenous Consultation 8.6 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 8.7 A representative from Alderville First Nation sent a brief note about the required archeology studies, which will be conducted after the Secondary Plan is approved and prior to development within the area. 8.8 All agency comments are on the Secondary Plan are found in the Agency Comment Summary Table in Attachment 4 and their comments on the Sustainable Urban Design Guidelines are found in Attachment 5 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 126 attached to this Report reflects the changes made in response to extensive public participation and comments, agency input, and Staff's and the consultant's continuing review. While a considerable number of comments were received from CLOCA, 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 on September 8, 2020. The following summarizes the changes made to the Secondary Plan and the Sustainable Urban Design Guidelines. 9.2 The following changes were made to the text of the Secondary Plan document: Municipality of Clarington Report PDS-028-21 Page 13 • Reorganization of components of the document for the purposes of clarity and to make finding relevant information easier; • A more concise set of visions, principles, and goals; • Policies added to the Low Density Residential designation to limit townhouses and to prohibit private streets and private lanes (public lanes are permitted); • The High Density designation was changed to Local Corridor Medium Density as the maximum building heights are 6 storeys, whereas High Density designations in other Secondary Plans permit heights greater than 6 storeys. • Policies for the Village Corridor and Neighbourhood Centre were clarified and altered to be in conformity with the overall vision of the Secondary Plan area; • Affordable housing policies added to require either the contribution of lands or contribution of funds to the Municipality for the development of affordable, public or non-profit affordable housing. The Landowners Group has agreed to the contribution of funds option and will provide $400 per unit; • Environmental protection policies were modified at the request of CLOCA, including reducing the potential impact the trail system may have on natural features; • Policies regarding cost sharing and monitoring were added; • Policies relating to transitions between different land uses, such as from high to low density, were clarified and reorganized to a single section; and • Policies added to screen from view rooftop mechanical structures, air conditioning units and other similar features. 9.3 The following changes were made to the Schedules of the Secondary Plan document: • For simplicity and clarity, the land use schedule, the parks and open space schedule, and the environmental constraints overlay were combined into a single schedule; • The High Density Residential designation is now Medium Density Local Corridor. On the east side of Bowmanville Avenue, part of this designation was reduced to allow some Medium Density Residential adjacent to Longworth Ave, and the parkette was reconfigured to be more centrally located; • The parkette north of the Village Corridor was shifted south to connect to the Village Corridor to make more efficient use of, and to help provide a transition to, the Low Density area; • The number of stormwater management facilities has been reduced, including the elimination of the two `urbanized' facilities for a more efficient use of land; and • The two schools are now shown symbolically, rather than as blocks, with the underlying designation as Low Density Residential. Municipality of Clarington Page 14 Report PDS-028-21 9.4 These changes are identified on Figure 2 below. Nash Road 1 1 I 1 Longworth AviI — ---------;— 1 1 1 1 1 1 I 1 1 r---- -- _t Low Density Resientlal changed Parkette nowconnected W to Medium Density Residential. to Village Corridor_ .e p1 < y N• September 2020 Public Meetng Concept September 2020 Public Meeting Concept N 1 High Density, --- now Medium Density Local Camdcr has I shifted and yl wasieduced a add more —' LowlMedium Density. Parke: has •"' shined. September 2020 Public Meetng Goncept .v 11 Q — 1 � 13 1 �e9ioh / 1 ani 1 aI Highway? ; a 1 La King Street ' Number of storrnwater _ outfalls reduced, including removing two urbanized ones. September 2020 Public Mstl Goncept ,jcnools are represented syrr iicelly, not with blocks. �;i I I a rotember2020 Public Meetinn Conce LEGEND oBNSP Boundary Environmental Protection Area - Medium Density Local corridor � Errvlronmemal Conatralnl' O Medium Density Residential - Sto—ter M anagement Facilitles Changes to Schedule A OLow Density Reaidenr * urbanized Stormwater Management O Neighbourhood Centre —wtercoar- of Brookhill Neighbourhood Village Condor Anil R..dTypeA ® Future Block Maslen Plan — Arterial Rcatl Typee Secondary Plan since Elementary School --- Arterial Bell C —Collector Road September Public Meeting — Nelghbeurhootl Park - Parkette .... Tra4 Prominent l nterseencn Figure 2: Changes to Land Use Schedule Municipality of Clarington Page 15 Report PDS-028-21 Summary of Revisions to the Sustainable Urban Design Guidelines 9.5 The above described changes to the Secondary Plan policies necessitated minor changes to the Sustainable Urban Design Guidelines. As with the Secondary Plan policies, there are no major shifts in direction since the Sustainable Urban Design Guidelines were presented at the Public Meeting. 9.6 All comments received regarding the Sustainable Urban Design Guidelines are in the Sustainable Urban Design Guidelines Comment Summary Table in Attachment 5 of this Report. 10. Key Elements of Secondary Plan 10.1 The central components of the Secondary Plan include Low Density Residential, Medium Density Residential, Medium Density Local Corridor, a Village Corridor, a Neighbourhood Centre, a Prominent Intersection, and a future Block Master Plan area. Approximately one-third of the Secondary Plan Area contains Natural Features and designated Environmental Protection Area. These designations and revised policies bring the Secondary Plan into conformity with the Local Corridor policies and density targets in the parent Official Plan. Low and Medium 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 townhouses limited to 20% of the Low Density Residential areas. Buildings would not exceed 3 storeys. Private lanes or streets would not be permitted in the Low Density Residential areas. 10.3 The Medium Density Residential areas 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. Medium Density Local Corridor 10.4 Bowmanville Avenue is identified as a Local Corridor in the Clarington Official Plan. The area north of Longworth along Bowmanville Avenue is designated Medium Density Local Corridor which allows apartment buildings, mixed -use buildings and limited townhouses abutting adjacent Low Density Residential. Buildings would be permitted to be between 3 and 6 storeys. Municipality of Clarington Report PDS-028-21 Neighbourhood Centre Page 16 10.5 The Neighbourhood Centre area is also within the Local Corridor of Bowmanville Avenue. This designation would be a mixed -use site with Mixed -use buildings being permitted. A stand-alone grocery store would also be permitted, but only if there are also residential uses within the Neighbourhood Centre. The grocery store must be in a building of at least two storeys and other commercial uses are permitted in the building. Residential and mixed -use buildings would be between 4 and 6 storeys, while the stand- alone commercial building would be between 2 to 6 storeys. Following Official Plan policy 10.3.5, commercial buildings within Local Corridors must be a minimum of 2 storeys. Village Corridor 10.6 The Village Corridor, particularly along Longworth Avenue, will be the primary focal point for gathering in the Brookhill Neighbourhood. A large diversity of uses are permitted, including mixed -use building, live/work units, restaurants, retail, and other commercial uses. Limited townhouses are permitted in the Village Corridor along Longworth. Driveways are not permitted onto Longworth, and sidewalks will be wider to encourage public gathering. Buildings will be between 3 to 4 storeys. Prominent Intersection 10.7 The intersection of Bowmanville Avenue and the realigned Longworth Avenue is identified as a Prominent Intersection. Building on policies in Section 5.4.10 of the Official Plan, this prominent intersection will be a gateway to the Brookhill Neighbourhood with special architectural treatments and design, a privately owned publicly accessible plaza, and improved relationship between built form and the public right of way to contribute to the area's identity. Future Block Master Plan 10.8 As noted in the Staff Report presented at Statutory Public Meeting on September 28, 2020, an area east of Bowmanville Avenue and south of Longworth is identified as a future Block Master Plan area. Throughout the Brookhill consultation process there were two requests for higher density to be provided on Linden Lane properties and at 46 Stevens Road. However, as noted above in sections 5.8 and 5.11 of this Report, residents in the area have concerns with increasing density and the change in character that would result. The area also has particular constraints related to infrastructure servicing, vehicular and emergency access, and environmental constraints including slope stability of the adjacent Bowmanville Creek Valley. Municipality of Clarington Report PDS-028-21 Page 17 10.9 A Block Master Plan is recommended to ensure these concerns are addressed comprehensively with coordinated solutions. Once the Secondary Plan is adopted by Council, landowners may privately initiate a Block Master Plan for the area. A Block Master Plan would be incorporated into the Official Plan through amendments to this Secondary Plan. 11. Fiscal Impact Analysis Summary 11.1 The Official Plan requires that a Financial Impact Analysis (FIA) be undertaken for Secondary Plans to understand the long-term financial impacts of the proposed developments. Accordingly, Staff have undertaken an FIA for Secondary Plan. 11.2 Residential and commercial growth has a significant financial impact to the Municipality through the initial investment in infrastructure and the annual costs of providing services to a growing community. It is important to determine if the growth in the Secondary Plan Update Area will be sufficient to pay for its ongoing operation and maintenance. 11.3 As summarized by the FIA, it appears that there will be an annual surplus to these costs of $412,000, and approximately $32 million towards growth related capital through the collection of development charges. In addition, economic growth from the need to service the population, business -to -business sales, and cultural diversity are all positive outcomes of this growth that do not impact the Municipality's bottom line. 11.4 It should be noted the FIA includes assumptions and estimates which are based on the best information available at the time of writing this Report. The actual design of the Secondary Plan, the timing and type of the development, and service impact will ultimately dictate the financial impact on the Municipality. 11.5 The FIA recommends the Municipality continue to work with developers to finalize the updated Brookhill Neighbourhood 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, comments and technical changes to wording or schedules that may take place prior to the Municipality forwarding the documents to the Region of Durham for approval, Staff requests (See Recommendation #4) Council authorize the Director of Planning and Development Services to finalize the form and content of OPA 126 once it is adopted by Council. Municipality of Clarington Page 18 Report PDS-028-21 12.2 Once Clarington Council adopts OPA 126, 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 126 and the Secondary Plan. However, the Municipality has been working closely with the Region throughout this Secondary Plan update and Staff do not anticipate any significant issues or concerns from the Region. 12.3 Prior to issuing a decision on OPA 126, it is anticipated that Region of Durham Staff will provide a list of proposed modifications to the Municipality. 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 126, 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 After Regional approval, the Municipality will present to Council a draft zoning by-law to implement the adopted Secondary Plan. There will also be agreements between the Municipality and landowners on the affordable housing contribution, the initiation of the necessary phases to complete the Environmental Assessment process for roads, and the parks master agreement. 13. Concurrence This Report has been reviewed by the Director of Financial Services and the Director of Public Works who concur with the recommendations. 14. Conclusion 14.1 The updated Brookhill Neighbourhood Secondary Plan will guide the development of a sustainable neighbourhood that will be the future home for approximately 7400 people. This Secondary Plan encourages a diverse range of housing units within walking distance to shopping, services, schools and amenities. The conservation of the natural environment and the development of a robust active transportation network is provided as a foundation for this plan. A variety of housing types together with a Neighbourhood Centre and a Village Corridor form the central components of the Plan. Municipality of Clarington Page 19 Report PDS-028-21 14.2 It is respectfully recommended that Council Adopt Official Plan Amendment 126 to include the updated Brookhill Neighbourhood Secondary Plan and Sustainable Urban Design Guidelines into the Clarington Official Plan. Staff contacts: Mark Jull, Planner II, 905-623-3379 ext. 2426 or miull(a�clarington.net and Carlos Salazar, Manager, 905-623-3379 ext. 2409 or csalazar(a_clarington.net Attachments: Attachment 1: OPA 126, Brookhill Neighbourhood Secondary Plan and SUDGs Attachment 2: Sequence of Events Attachment 3: Public Comments Summary Table Attachment 4: Agency Comments Summary Table Attachment 5: Sustainable Urban Design Guidelines Comments Summary Table Interested Parties: List of Interested Parties available from Department. Attachment 1 to Report PDS-028-21 AMENDMENT NO.126 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 Brookhill Secondary Plan area, both in the neighbourhood to the south, and in the greenfield area to the north. This initiative complements the Official Plan principles of promoting higher densities, mix of land uses, a diversity of housing types and tenures, and sustainable design throughout the Secondary Plan area. LOCATION: This Amendment applies to a 300-ha area bounded by Nash Road in the north, Bowmanville Creek in the east, the Brookhill Tributary and Brookhill Boulevard in the south, and the Bowmanville Urban Boundary in the west. The subject lands are located at the northwest corner of the Bowmanville urban area boundary. Approximately one- third of the area contains natural features. Bowmanville Avenue is the main north -south arterial through the area, and the extension of Longworth Avenue west from Bowmanville Avenue will become the main east -west arterial of the community. BASIS: In 2008, the Brookhill Secondary Plan was originally adopted by Council. Policies and guidelines related to land uses, built form and densities for the entire secondary plan area were developed and described. The goals of the secondary plan were to design a community based on: (1) New Urbanism design principles; (2) a total of 2,800 units at full build out; (3) a net density of 50 residents and jobs per ha; (4) high quality design and energy conservation and sustainability; and (5) natural features as a key contributor to the quality of life of residents. The update of this secondary plan maintains these goals, however, the total number of units has been reduced to 2,700 to reflect the existing and planned build -out in the southern area of the Secondary Plan. There have been changes to Municipal, Regional, and Provincial policies since its original adoption which requires the update of this Secondary Plan. In 2018, the Brookhill North Landowners Group (which represents most of the currently undeveloped lands in the northern half of the secondary plan area), committed to covering 100% of the costs of the update. In June 2018, Staff recommended that the Municipality proceed with updating the Brookhill Secondary Plan. The recommendation was approved by Council, and the Brookhill Secondary Plan Update was initiated with the engagement of The Planning Partnership in November 2018. The original Brookhill Secondary Plan was developed by The Planning Partnership. ACTUAL AMENDMENT: This Amendment is based upon the study team's analysis and an extensive public consultation process which included open -house - style Public Information Centres in November 2018 and June 2019, two stakeholder workshops that included all landowners and agencies in December 2019, and a third Public Information Centre held online later in May 2020, which was followed up by an online survey from the end of May and into June 2020. The background reports below highlighted key challenges and opportunities for the north and east portions of the Brookhill Secondary Plan area, and provided some direction to the policies. The list of reports is as follows: • Peer Review of Market Demand Study for Neighbourhood Centre • Natural Heritage Report; • Brookhill Tributary Erosion Report; • Floodplain Impact Analysis; • Slope Stability Study; • Landscape Analysis; • Planning Rationale Report; • Master Servicing and Stormwater Management Report; • Sustainability and Urban Design Report; • Transportation — Existing Conditions Report; • Transportation Review Memo; • Transportation Study; • Alternative Land Use Plans Report; • What We Heard Summaries of PICs #1, #2, #3 and Survey; and • Landowner Workshop Summary. Existing Part Six Secondary Plans is amended by deleting the `Brookhill Neighbourhood Secondary Plan' in its entirety and replacing it with the new Secondary Plan as follows: Attachment 1 to Report PDS-028-21 Brookhill Neighbourhood Secondary Plan Municipality of Clarington May 2021 Brookhill Neighbourhood Secondary Plan Brookhill Neighbourhood Secondary Plan Table of Contents 1.0 INTRODUCTION...................................................................................................1 2.0 VISION AND PRINCIPLES...................................................................................2 2.1 Vision................................................................................................................. 2 2.2 Principles........................................................................................................... 3 3.0 COMMUNITY STRUCTURE.................................................................................4 3.1 Open Space System.......................................................................................... 4 3.2 Major Road Network.......................................................................................... 4 3.3 Parks System..................................................................................................... 5 3.4 Residential Neighbourhoods..............................................................................5 3.5 Commercial Areas............................................................................................. 6 3.6 Schools.............................................................................................................. 6 4.0 SUSTAINABILITY AND CLIMATE CHANGE ....................................................... 6 4.1 Objectives.......................................................................................................... 7 4.2 Sustainable Design and Climate Change.......................................................... 7 4.3 Climate Change Adaptation and Mitigation........................................................ 8 4.4 Air Quality.......................................................................................................... 8 4.5 Water Conservation........................................................................................... 8 4.6 Energy Conservation......................................................................................... 9 4.7 Energy Generation............................................................................................. 9 4.8 Local Food Production..................................................................................... 10 5.0 NATURAL HERITAGE........................................................................................10 5.1 Objectives........................................................................................................ 10 5.2 General Policies............................................................................................... 10 5.3 Urban Forest and Native Plantings.................................................................. 11 6.0 CREATING VIBRANT URBAN PLACES...........................................................12 6.1 Objectives........................................................................................................ 12 6.2 Urban Design Intent......................................................................................... 13 6.3 The Public Realm............................................................................................. 13 Brookhill Neighbourhood Secondary Plan 6.4 Development within a Local Corridor............................................................... 16 6.5 Transition......................................................................................................... 16 6.6 Prominent Intersection..................................................................................... 17 6.7 The Private Realm........................................................................................... 18 7.0 ENCOURAGING HOUSING DIVERSITY............................................................21 7.1 Objectives........................................................................................................ 21 7.2 General Policies...............................................................................................21 8.0 CELEBRATING OUR CULTURAL HERITAGE..................................................24 8.1 Objectives........................................................................................................ 24 8.2 Cultural Heritage..............................................................................................24 9.0 MOBILITY AND STREETS.................................................................................25 9.1 Objectives........................................................................................................ 25 9.2 General Mobility Policies..................................................................................26 9.3 Arterial Roads.................................................................................................. 26 9.4 Collector Roads............................................................................................... 28 9.5 Local Roads.....................................................................................................28 9.6 Rear Lanes...................................................................................................... 28 9.7 Roundabouts................................................................................................... 29 9.8 Public Transit................................................................................................... 30 9.9 Traffic Calming................................................................................................. 30 9.10 Active Transportation....................................................................................... 31 9.11 Parking.............................................................................................................33 10.0 PARKS AND COMMUNITY FACILITIES............................................................33 10.1 Objectives........................................................................................................ 33 10.2 General Policies for Parks............................................................................... 33 10.3 Neighbourhood Parks...................................................................................... 34 10.4 Parkettes..........................................................................................................35 10.5 Privately Owned Publicly -Accessible Spaces .................................................. 35 10.6 Schools............................................................................................................ 36 10.7 Community Facilities........................................................................................ 37 11.0 LAND USE DESIGNATIONS..............................................................................37 11.1 Objectives........................................................................................................ 37 Brookhill Neighbourhood Secondary Plan 11.2 General Land Use Policies.............................................................................. 38 11.3 Low Density Residential Designation............................................................... 38 11.4 Medium Density Residential Designation......................................................... 39 11.5 Medium Density Local Corridor Designation....................................................40 11.6 Village Corridor Designation............................................................................ 41 11.7 Neighbourhood Centre Designation.................................................................43 11.8 Environmental Protection Area Designation.................................................... 44 11.9 Environmental Constraints Overlay..................................................................45 11.10 Future Block Master Plan................................................................................. 45 12.0 SERVICING.........................................................................................................46 12.1. Municipal Services...........................................................................................46 12.2. Stormwater Management................................................................................. 47 12.3 Utilities............................................................................................................. 48 13.0 IMPLEMENTATION............................................................................................ 48 13.1 General............................................................................................................48 13.2 Required Studies and Reports......................................................................... 50 14.0 INTERPRETATION............................................................................................. 52 SCHEDULE A — Land Use, Transportation, Parks and Open Space APPENDIX A — Sustainable Urban Design Guidelines Brookhill Neighbourhood Secondary Plan 1.0 INTRODUCTION The Brookhill Neighbourhood is located north of the Bowmanville West Town Centre, and south of Nash Road. Its easterly boundary is the Bowmanville Creek valley and the historic community of Bowmanville. Its westerly boundary is the limit of the Urban Area for Bowmanville. The area for the Brookhill Neighbourhood is approximately 300 hectares (740 acres) in size. Of that total, one third of the area contains natural features and approximately 100 hectares south of the Longworth Avenue Extension, has been either built or approved for development. An update of the Brookhill Neighbourhood Secondary Plan is required to advance the forward -thinking policy framework approved over 10 years ago for a dynamic mixed use community. The update is focused on the approximate 200 hectares of land located north of the Longworth Avenue extension to ensure that future development in the Brookhill Neighbourhood is based on the latest Provincial and local policies and updates to the natural heritage system and the engineering elements of the plan including transportation, stormwater drainage, and servicing. This update replaces the previous Brookhill Neighbourhood Secondary Plan and Urban Design Guidelines that were originally approved in 2008. The Secondary Plan reflects the goals of the Clarington Official Plan ("Official Plan") and has been prepared with the intent that growth shall occur in a logical, efficient, and fiscally responsible manner. The Secondary Plan Area is anticipated to achieve a minimum total planned population of approximately 7,400 residents and 2,700 units. The purpose of the Secondary Plan is to establish goals and policies to guide development within the Brookhill Neighbourhood, as it is implemented through subdivision, zoning, and site plan control. The secondary plan policies reflect key themes for the Brookhill Neighbourhood to support an efficient, low -energy neighbourhood that preserves the natural environment, provides a diversity of housing options, and offers a central focus with a mix of uses Sustainability — The Brookhill Neighbourhood will be developed to minimize the community's impact on the environment. The Secondary Plan supports sustainability by: • Supporting an adaptive and resilient community through the responsible use of resources; • Reducing demands for energy, water, and waste systems; • Ensuring new development contributes to adapting to, and mitigating, the impacts of climate change; and • Reducing greenhouse gas emissions through the design of complete streets, active transportation opportunities, and transit supportive densities. Brookhill Neighbourhood Secondary Plan Environmental Preservation — The Brookhill Neighbourhood is characterized by environmental features that will be preserved and enhanced by: • Recognizing the importance of the natural features as contributing to the quality of life for local residents; • Preserving the natural heritage system as the initial structuring feature around which all other community elements are built; • Observing defined protection areas and exploring land use design options that restore or enhance the natural heritage system; and • Providing a continuous open space system linking, natural features, public parks, stormwater management facilities and a full array of community amenities. Healthy, Complete Community - The Brookhill Neighbourhood will be a healthy, connected, and complete community which supports the quality of human well-being and active lifestyles by. • Designing for a complete community that meets people's needs for daily living throughout an entire lifetime. Complete communities are characterized by greater densities placed at mixed use centres, or near transit facilities; a mix and diversity of housing types and uses, including affordable housing; convenient access to public services, community infrastructure, and mobility options; a robust open space system; and job opportunities; Integrating new development within the planned community structure of this Secondary Plan, resulting in a contiguous, connected, and compact urban form; and • Encouraging healthier lifestyles by creating connected and walkable road patterns with amenities and services within a 5 minute walk (400 m). The Sustainable Urban Design Guidelines attached as Appendix A provide further guidance on the implementation of the policies of this Secondary Plan. 2.0 VISION AND PRINCIPLES 2.1 Vision The Brookhill Neighbourhood is envisioned as a vibrant, pedestrian oriented community that promotes high quality design practices centered on energy conservation, efficiency, and environmental sustainability. It is intended that the Secondary Plan Area will achieve the goals of a healthy and complete community with distinctive, livable 21 Brookhill Neighbourhood Secondary Plan neighbourhoods, a commercial area, integrated and connected green spaces and trails system, and efficient transportation and public transit to ensure a balance and mix of uses. Although predominantly residential, the community will feature a central commercial area that includes a Neighbourhood Centre and a Village Corridor to provide commercial and service amenities within walking distance of residents. 2.2 Principles The goals and principles of this Secondary Plan work together to create a complete community that addresses public health, climate change, environmental preservation, and the quality of the built environment to meet the needs of residents. The following guiding principles further articulate the vision and are the foundation upon which the policies of this Secondary Plan are based: 2.2.1 Foster an adaptive and resilient community through the responsible use of resources to ensure long-term sustainability, reduce greenhouse gas emissions, demands for energy, water, and waste systems, and the impacts of climate change. 2.2.2 Create a complete, healthy, attractive, safe, inclusive, pedestrian -oriented, and accessible community for the present and future residents of the Brookhill Neighbourhood throughout all stages of their lives. 2.2.3 Provide a mix of housing opportunities and building types throughout the community to meet the needs of people at different stages of their life and with varying socio-economic circumstances. 2.2.4 Protect, restore, and enhance local and regional ecosystems to conserve biodiversity, ecological integrity, and function. 2.2.5 Support a connected and accessible multi -modal transportation network that gives priority to the creation of complete streets and the provision of active transportation and transit infrastructure to ensure all persons have transportation options. 2.2.6 Provide for an accessible, connected, and integrated system of parks, open spaces, and multi -use trails that are linked to natural features creating opportunities for daily physical activity and supporting needs of residents of all ages and abilities. 31 Brookhill Neighbourhood Secondary Plan 2.2.7 Promote design excellence through a well -designed and contextually appropriate community that celebrates the scale and form of the existing natural and built character. 2.2.8 Preserve and enhance existing cultural heritage landscapes and incorporate these features into the evolving future landscape. 2.2.9 Promote efficient development and land use patterns and coordinated planning for transportation and municipal services to sustain the financial well-being of the municipality over the long term. 3.0 COMMUNITY STRUCTURE 3.1 The Community Structure of the Brookhill Neighbourhood is based on achieving the goals and principles in Section 2. The components of the community structure that shape the distribution of land uses and include the following: Open Space System ii. Major Road Network iii. Parks System iv. Residential Neighbourhoods V. Commercial Areas vi. Schools 3.1 Open Space System 3.1.1 The Open Space System includes the natural heritage system which is the initial structuring element around which all other elements are built. The natural heritage system includes all core natural heritage features, such as wetlands, woodlands, and tributaries and shall be protected, restored, and enhanced to create continuous green corridors. 3.1.2 The natural heritage features of the Bowmanville Creek and Brookhill Tributary are the defining features of the Open Space System in the Secondary Plan Area. The Bowmanville Creek defines the eastern boundary of the Secondary Plan Area and the Brookhill Tributary forms the basis for naturalized channels that run through much of the Secondary Plan Area. 3.2 Major Road Network M Brookhill Neighbourhood Secondary Plan 3.2.1 The Road Network includes the major connector roads within the Brookhill Neighbourhood. The road network will follow a modified grid pattern to ensure a permeable and connected system of roads that allow for direct routes into, through, and out of the community. 3.2.2 The road network will be developed under the principle of "complete streets" and will accommodate appropriate facilities for the movement of pedestrians, cyclists, transit, and vehicles. 3.2.3 Bowmanville Avenue is identified as a Local Corridor in the Official Plan and will support transit and opportunities for active transportation facilities including a multi -use trail. 3.3 Parks System 3.3.1 The parks system includes Neighbourhood Parks, parkettes, urban squares, and a trail network. Parks are located throughout the community and are centrally located to ensure that residents are within an approximate 5 minute walk (400m) of an open space. This encourages daily physical activity and creates a central focus and gathering space for the neighbourhoods. 3.3.2 Neighbourhood Parks are located adjacent to planned community facilities and the natural heritage system to support active transportation and connections to a community trail system. 3.3.3 Parkettes and urban squares are smaller components of the parks system and offer passive recreation opportunities. 3.3.4 Where appropriate, stormwater management ponds will include areas for passive recreation, through paths and trails, and as visual extensions of the parks system. 3.4 Residential Neighbourhoods 3.4.1 The Residential Neighbourhoods shall be planned and designed as accessible, pedestrian -oriented areas that are distinct in character and connected within the larger Brookhill Neighbourhood within an approximate 5 minute walk (400 metres) of existing and future local transit services, schools, and parks, and within a 10 to 20 minute walk (800 to 1,600 metres) of future higher order transit and services. 3.4.2 The Residential Neighbourhoods will include a mix and diversity of housing types to ensure variety and choice. The Residential Neighbourhoods include low 51 Brookhill Neighbourhood Secondary Plan density housing such as single detached, semi-detached, and townhouse dwelling types; medium density housing, such as townhouses, and low-rise apartment buildings; and high density housing with mid -rise apartment buildings. Small scale service and neighbourhood retail commercial uses are also permitted in predominantly residential areas. 3.4.3 Medium density housing is distributed throughout the Secondary Plan Area, with higher density housing focused along the Local Corridor. 3.5 Commercial Areas 3.5.1 Commercial areas have been included in the Brookhill Neighbourhood to provide opportunities for amenities and services within an approximate 10 minute walk of residents (800 metres). Two commercial elements include a Neighbourhood Centre and a Village Corridor. 3.5.2 A Neighbourhood Centre is located at Bowmanville Avenue and Longworth Avenue. The uses include residential, mixed use buildings with ground floor retail and residential above, and a stand-alone grocery store/supermarket with ancillary uses. The residential built form includes townhouses, stacked townhouses, and apartments. 3.5.3 The Village Corridor is a primary focus of the Brookhill Neighbourhood. The Village Corridor along Longworth Avenue, from Bowmanville Avenue to Clarington Boulevard, will have the greatest mix of uses including retail and service commercial, recreational uses, cultural uses, apartments in mixed -use buildings, and limited ground related housing. This area will be pedestrian focused with a vibrant, walkable streetscape that will bring the community together and provide an identity for the Brookhill Neighbourhood. 3.6 Schools 3.6.1 Elementary schools have been located central to the Brookhill Neighbourhood to support walkability. Elementary schools also act as a neighbourhood focal point and when located adjacent to a neighbourhood park further creates opportunities for the sharing of facilities. 4.0 SUSTAINABILITY AND CLIMATE CHANGE Built form plays a major role in creating a healthy, vibrant, and sustainable community. Communities, neighbourhoods, and new buildings shall be designed with a focus on Brookhill Neighbourhood Secondary Plan reducing water use, waste generation, and energy use. Since human activity is the principal cause of elevated levels of air pollutants and greenhouse gases, and of demands on energy, water, and waste systems, the policies of this Plan will focus on means of reducing this impact on both the built and natural environments. The policies will also address public health issues through a variety of measures that encourage urban design strategies to promote daily physical activity. 4.1 Objectives 4.1.1 Demonstrate leadership in sustainable forms of green building design and technology, including the incorporation of renewable and alternative energy sources, and district energy systems. 4.1.2 Encourage energy conservation through appropriate site planning, urban design, and the use of energy efficient materials. 4.1.3 Utilize, wherever possible, street alignments and building placement to maximize potential for passive and active solar energy capture. 4.1.4 Incorporate Low Impact Development (LID) best practices and green infrastructure, wherever feasible to minimize runoff, reduce water pollution, and protect groundwater resources. 4.1.5 Ensure streetscape design incorporates appropriate resilient tree species and spacing to minimize heat island effect. 4.2 Sustainable Design and Climate Change 4.2.1 The Municipality will use its array of planning tools, including this Secondary Plan, and associated Sustainable Urban Design Guidelines, as well as the Priority Green Development Program in accordance with Section 5.5.3 of the Official Plan to help guide development to be more sustainable. The Municipality may consider the use of a Community Benefits By-law and other financial incentive programs to assist with the implementation of sustainable development design standards. 4.2.2 Green building technologies, renewable and alternative energy sources, and other sustainable design options for development shall be in accordance with the policies of Section 5.5 of the Official Plan and all relevant Provincial legislation and policy directives. 71 Brookhill Neighbourhood Secondary Plan 4.2.3 Development applications shall be consistent with Section 5.6.5 of the Official Plan by providing a Sustainability Report indicating how the development meets the sustainable development principles and policies of this Plan, including addressing sustainable community, site, and building design. 4.3 Climate Change Adaptation and Mitigation 4.3.1 Development applications shall integrate climate change adaptation and mitigation strategies through land use and development patterns that are sustainable by: a. Maximizing vegetation and natural areas to support improved air quality and carbon sequestration; b. Reducing emissions of greenhouse gases and other pollutants; C. Maximizing opportunities for the use of renewable energy systems; and d. Promoting active transportation. 4.3.2 The Municipality shall work with Durham Region, GO Transit, Metrolinx, and adjacent municipalities to improve transit services, carpooling, and other traffic demand management measures to reduce greenhouse gas emissions from transportation. 4.4 Air Quality 4.4.1 In order to minimize the air quality and climate change impacts associated with new growth, the following shall be included in this Plan: a. The reduction of air pollution through the development of complete communities; b. The reduction of vehicle kilometres travelled across the Secondary Plan Area through increased mobility choices and the promotion of walking, cycling, and transit; and C. The separation of sensitive land uses from air pollutant sources through appropriate separation distances, land use planning, and zoning. 4.4.2 Where feasible, support the use of electric vehicles through the provision of charging infrastructure in the Neighbourhood Centre and/or Village Corridor. 4.5 Water Conservation LAI Brookhill Neighbourhood Secondary Plan 4.5.1 To support water conservation, the Municipality will: a. Require green infrastructure by utilizing the absorbing and filtering abilities of plants, trees, and soil to protect water quality, reduce runoff volumes, and recharge groundwater supplies; b. Require the use of drought tolerant and diverse tree and shrub species in parks, along streetscapes, and in public and private landscaping to reduce water use; C. Encourage the use of porous or permeable pavement instead of standard asphalt and concrete for surfacing sidewalks, driveways, parking areas, and many types of road surfaces as a stormwater run-off management strategy for promoting groundwater infiltration and water quality treatment; and d. Where feasible, implement LID measures that emphasize the use of bio- swales, innovative stormwater practices, constructed wetlands, at -source infiltration, greywater re -use system, and alternative filtration systems such as treatment trains and water conservation measures. 4.6 Energy Conservation 4.6.1 In order to reduce energy consumption, development proposals that include energy efficient building design and practices in all new buildings, shall be encouraged and given priority. 4.6.2 The following may be used to mitigate heat island effects: a. Green roofs and cool roofs strategies that use high albedo materials to reduce heat gain; b. The strategic use of deciduous trees to help with evapotranspiration and shading of sidewalks and hard surface areas in summer; c. Solar access in winter; and d. Light-coloured paving materials with a solar reflectance index of at least 29, where feasible. 4.7 Energy Generation 4.7.1 Alternative energy systems and renewable energy systems shall be permitted and encouraged throughout the Secondary Plan Area in accordance with Provincial and Federal requirements. a Brookhill Neighbourhood Secondary Plan 4.7.2 Development plans and building designs shall provide opportunities for south facing windows and building orientation to maximize potential for passive and active solar energy. Where feasible, implement street and block alignment within 25 degrees of geographic east -west to maximize solar gain. 4.8 Local Food Production 4.8.1 The creation of opportunities for local food production and distribution in the Secondary Plan Area is supported by the Municipality. Development plans and building designs shall incorporate opportunities for local food production through: a. Community gardens; b. Edible landscapes; C. Food co-ops and community food centres; d. Food -related home businesses; e. Food retailers; and f. Local market space (i.e., a farmer's market). 5.0 NATURAL HERITAGE 5.1 Objectives 5.1.1 Protect and enhance local and regional ecosystems and biological diversity. 5.1.2 Ensure development does not negatively impact natural heritage features or their ecological functions by providing appropriate separation distances and buffers. 5.1.3 Provide a functional and highly interconnected system of natural heritage features, parks, trails, and stormwater management facilities that are accessible and visible to residents. 5.2 General Policies 5.2.1 All development shall adhere to the policies of the Official Plan, as it pertains to the policy areas of the Natural Heritage System in Section 3.4 and Hazards policies in Section 3.7. 10 1 Brookhill Neighbourhood Secondary Plan 5.2.2 The Natural Heritage System ("NHS") is largely composed of lands that contain natural heritage features and hydrologic features. The system also includes other lands that serve as linkages, corridors, and adjacent buffer lands. 5.2.3 The Municipality recognizes the important contribution that natural heritage features make to the creation of a vibrant, livable community. The natural heritage features within the Secondary Plan Area are identified as Environmental Protection Area on Schedule A. 5.2.4 Lands within the Environmental Protection Area are to be protected, conserved, and restored. Moreover, the Environmental Protection Area together with a network of parks and trails can be leveraged to provide unique views and connections through the community that contribute to creating a sense of place. 5.2.5 Natural heritage features should be physically and visually accessible from the abutting roads. 5.2.6 Preservation of existing vegetation is encouraged. 5.2.7 Revegetation of the riparian corridors that are less than 60 metres wide is encouraged. 5.3 Urban Forest and Native Plantings 5.3.1 Together, new development and public realm improvements shall establish an urban tree canopy throughout the Secondary Plan Area to minimize the heat island effect, provide for shade and wind cover, and contribute to a green and attractive environment. 5.3.2 New development and public realm improvements are required to use native plant species wherever possible, particularly along rights -of -way and pedestrian trails. 5.3.3 New development and public realm improvements shall only use native plantings within 30 metres of Environmental Protection Areas. 5.3.4 All private development shall be supported by landscape plans which demonstrate how the development will contribute to the urban forest, improve the health and diversity of the natural environment, support other local plant and animal species, and further enhance the connectivity of the built environment to natural heritage features and hydrologically sensitive features. Brookhill Neighbourhood Secondary Plan 5.3.5 A diversity of tree species shall be planted in parks and along rights -of -way to provide a healthy and more robust tree inventory that is less prone to insects and diseases. The selection of tree species within the Secondary Plan Area will contribute the Municipality's species diversity objectives. 5.3.6 Where trees and shrubs are destroyed or harvested pre -maturely prior to proper study and approval, compensation will be calculated at a 3:1 ratio. 6.0 CREATING VIBRANT URBAN PLACES The Municipality's objectives for urban design in the Brookhill Neighbourhood are based on the belief that the livability and physical appeal of a community can be enhanced by the quality, layout, and attractiveness of its public and private realms. 6.1 Objectives 6.1.1 Develop a welcoming community that encourages and supports active living, social engagement, civic pride, and the creation of a sense of place and well- being. 6.1.2 Encourage a high quality and consistent level of urban design for the public and private realms through adherence to the principles, policies, and requirements of this Secondary Plan and in accordance with the Sustainable Urban Design Guidelines. 6.1.3 Buildings, streetscapes, parks and open spaces, and infrastructure shall be distinctive and aesthetically pleasing. 6.1.4 Traffic calming measures are an integral part of the community design. Streetscape design measures, boulevard tree planting, street curvature, axial view, and appropriate on -street parking provisions shall not impede the pedestrian and cycling networks and the provision of safe infrastructure. 6.1.5 Provide for the orientation of building front fagades, both public and private, to frame streetscapes and to enhance the public realm and encourage pedestrian activity. 6.1.6 Require high quality architecture that transcends a theme or a specific period in time is fundamental to a beautiful community. Buildings should be compatible with one another, but there must be a diversity of scale and a diversity of style defined through building materials, colour, and architectural details. 12 1 Brookhill Neighbourhood Secondary Plan 6.1.7 Provide a transition between areas of different development intensity and uses. 6.2 Urban Design Intent 6.2.1 The Secondary Plan is designed to achieve a community that is diverse in use and population, is scaled to the pedestrian, can accommodate private automobiles and transit, and has a well defined high -quality public realm. 6.2.2 New development shall be consistent with the urban design policies contained in Section 5 of the Official Plan, the policies of this Secondary Plan, and shall be in accordance with the Sustainable Urban Design Guidelines. 6.2.3 The Sustainable Urban Design Guidelines in Appendix A to this Plan shall be used as guidance in the interpretation and implementation of the Secondary Plan's policies. 6.3 The Public Realm 6.3.1 The public realm compromises public roads, lanes, parks and open spaces, natural heritage features and their associated buffers, stormwater management facilities, and the public use activity areas of other public lands and private development sites and buildings. 6.3.2 The design and development of the public realm shall be consistent with the policies of Section 5.3 of the Official Plan, the policies of this Secondary Plan, and shall be in accordance with the Sustainable Urban Design Guidelines. Roads and Streetscapes 6.3.3 The design of Public Roads and lanes will: a. Provide access for vehicles, pedestrians, and bicycles, opportunities for vistas, view corridors, pedestrian amenity areas, and space for utilities and services; b. Be subject to comprehensive streetscape requirements in the Sustainable Urban Design Guidelines to ensure the public realm is consistent in quality and design; C. Be aligned to create a modified rectilinear grid pattern that defines development blocks and establishes a highly inter -connected and permeable network that maximizes accessibility and support for transit; 13 1 Brookhill Neighbourhood Secondary Plan d. Be designed to ensure efficient walking routes to schools, centres, transit, and other key destinations with continuous multi -use paths, sidewalks, or equivalent provisions for walking, on both sides of the road; e. Implement traffic calming measures on Collector and Local Roads such as on -street parking, reduced lane widths, public laneways, raised intersections, curb bulb -outs, and/or traffic circles to reduce vehicular traffic speeds and to ensure safe walking and cycling environments; and f. Provide street trees and landscaping on both sides of the road to create and enhance the urban tree canopy while providing shade over sidewalks, where appropriate. 6.3.4 Adequate space and safety provisions will be provided for the movement of pedestrians and cyclists with a clear system of through routes and for safe transfers, on and off, of transit vehicles. 6.3.5 Sidewalks shall form a continuous network throughout the community and constitute an integral part of the pedestrian system to promote active transportation. All sidewalks shall be designed to enhance accessibility for all residents and will comply with the Accessibility for Ontarians with Disabilities Act (AODA). 6.3.6 The streetscape along Longworth Avenue within the Village Corridor shall include wider sidewalks to facilitate public spaces, cafe patios, street trees/planters, street furniture, and future transit shelters. 6.3.7 Utility providers will be encouraged to consider innovative methods of containing equipment associated with utility services on or within streetscape features including, but not limited to, gateways, lamp posts, and transit shelters when determining appropriate locations for larger equipment and cluster sites. Views and Focal Points 6.3.8 The preservation, enhancement, and creation of significant views and focal points shall be encouraged by: a. Preserving and enhancing scenic views to natural features including woodlots and the Bowmanville Creek valley; b. Creating and maintaining opportunities for views of important public buildings, open spaces and parks, and other landmarks through the layout of the street, parks, and open space networks; and C. Providing for sites that terminate road and view corridors. 14 1 Brookhill Neighbourhood Secondary Plan Public Buildings 6.3.9 Public buildings, facilities, and spaces enhance the quality of the urban setting and are an important component of a community. To recognize the importance of public buildings in the community and to enhance their status, public buildings will be consistent with Section 5.3.4 of the Official Plan and: a. Be sited at the termination of a road or view corridor, or at road intersections, or on sites that enjoy prominence due to topographic and natural features; b. Be designed as special landmark buildings with high quality design, materials, and finishes. The site should be landscaped in recognition of the prominent location and to reflect the status of the landmark building; and C. Be located close to the road right-of-way to reinforce the road edge to create a visually dominant feature in the community. Building Orientation 6.3.10 To reinforce the road, lane, and block pattern established by this Secondary Plan, the following measures will be employed: a. Buildings will be aligned parallel to a public road; b. Buildings will be in proximity to the property line adjoining the public road; C. Buildings will be designed with a street frontage that is pedestrian -oriented with direct public access from the street; d. Buildings on corner sites will be sited and massed toward the intersection of the adjoining public roads; e. Siting and massing of buildings will provide a consistent relationship, continuity, and enclosure to the public roads; f. Siting and massing of buildings will contribute to and reinforce the comfort, safety, and amenity of the public roads; g. Buildings located adjacent to, or at the edge of parks and open spaces, will provide opportunities for overlook onto the parks and open spaces; h. The massing, siting, and scale of buildings located adjacent to, or along the edge of a park or open space, will create a degree of enclosure or definition appropriate to the type of park or open space they enclose; and 15 1 Brookhill Neighbourhood Secondary Plan Buildings of significant public use or architectural merit may be sited to specifically differ from the surrounding urban fabric to emphasize their importance as landmarks. Public Art 6.3.11 The installation of public art is encouraged in public locations, such as the Prominent Intersection at Bowmanville Avenue and Longworth Avenue, privately owned publicly accessible spaces, and parks to contribute to the Brookhill Neighbourhood's identity and sense of place. 6.3.12 In accordance with a Community Benefits By-law, and the applicable policies of this Plan, the Municipality may require public art as a community benefit. 6.4 Development within a Local Corridor 6.4.1 Bowmanville Avenue and the lands adjacent to it are a Local Corridor in accordance with Section 10.6 of the Official Plan. Local Corridors are routes for future transit and align with the Medium Density Local Corridor designation shown on Schedule A. 6.4.2 Within the Local Corridor the greatest heights and highest density buildings shall be located on the Local Corridor frontage, with height and density decreasing as a transition to lower density designations. 6.5 Transition 6.5.1 Where development of a higher density built form abuts lands designated Low Density Residential mitigation measures including transition setbacks or buffers shall be provided from the adjacent use in accordance with the appropriate studies and in keeping with the Sustainable Urban Design Guidelines. 6.5.2 The Municipality may require that applications for development undertake technical studies including a wind study and/or sun/shadow study which demonstrate mitigation of potential shadow or wind impacts on existing or proposed pedestrian routes, public spaces, and adjacent development to the satisfaction of the Municipality. Analysis may also be required to address applicable angular plane guidance. 6.5.3 Development shall be compatible and sensitively integrated with surrounding residential uses in terms of building mass, height, setbacks, orientation, privacy, landscaping, shadow casting, accessibility, and visual impact. 16 1 Brookhill Neighbourhood Secondary Plan 6.5.4 Development transition requirements may be met using a combination of the following: a. Separate development of higher density built forms from Low Density Residential buildings with a Local Road; b. Require a minimum 7.5 metre rear yard setback for development of higher density built forms that abut Low Density Residential buildings; C. Mitigate the actual and perceived massing impacts of a higher density built form by breaking up the mass horizontally and vertically, through the creative incorporation of changes in materials, balcony and floor plate design, architectural features, and unit/amenity locations; d. Provide rear and side stepbacks for upper storeys to provide contextually appropriate transitions from higher density built forms to the surrounding Low Density Residential neighbourhoods; e. Provide high quality landscape treatment such as decorative fencing, trees, shrubs, grassed areas, and berming; f. Control the location of loading areas; g. Control the location of garbage collection/storage facilities; h. Regulate lighting and signs so that they are averted or shielded from adjacent uses; Rooftop equipment shall be unobtrusive and screened from view; and Provided adequate screening such as solid or perforated fencing, trellises, or other appropriate structures. 6.6 Prominent Intersection 6.6.1 A Prominent Intersection is located at Bowmanville Avenue and Longworth Avenue and will be the primary gateway into the Brookhill Neighbourhood. The design and development of the Prominent Intersection shall be consistent with the policies of this Plan and Section 5.4.10 of the Official Plan. 6.6.2 This Prominent Intersection shall serve as a community focal point, both visually in terms of building height, massing and orientation, architectural treatment, materials and landscaping, and functionally in terms of destination uses and public spaces, and amenities such as street furniture and public art. 17 1 Brookhill Neighbourhood Secondary Plan 6.6.3 The commercial use buildings in the Neighbourhood Centre designation at this Prominent Intersection shall provide special architectural elements such as corner design, massing and height, awnings, and entrance door features. 6.6.4 The Neighbourhood Centre designation at this Prominent Intersection shall provide a privately owned publicly -accessible plaza to contribute to its visual prominence, reinforce its role as a gateway, improve the relationship of built form to the public right-of-way, and contribute to the area's identity. 6.7 The Private Realm 6.7.1 The private realm consisting of a variety of residential types, and commercial uses envisioned for the Brookhill Neighbourhood will contribute to its overall character and support the public realm through form, architectural details, and features. Development Blocks and Lots 6.7.2 Development will be accommodated on a modified street grid including Arterial Roads, Collector Roads, Local Roads, and Lanes to establish development blocks that achieve an efficient pattern and provide visual interest and diversity. 6.7.3 Provide neighbourhood permeability by designing blocks to be generally no more than 200 metres in length to promote active transportation, discourage excessive driver speed, and disperse traffic movements. 6.7.4 The size and configuration of each development block will be appropriate for its intended use, facilitate convenient pedestrian movement; and provide a sufficient range of building lots to achieve efficient development. Each development lot in a block will: a. Have frontage on a public road or lane; and b. Be of a size and configuration to accommodate development that reflects the planning and urban design policies set out in the Official Plan, this Plan, and the Sustainable Urban Design Guidelines. 6.7.5 Lots within the Village Corridor or Neighbourhood Centre designations that have substantial frontage on a Type A or Type C Arterial Road, may be permitted to have a second access to parking provided: a. The lot contains a comprehensively designed mixed use development; Brookhill Neighbourhood Secondary Plan b. The principal access to the required service areas on the lot are from a rear lane; and C. The need for a second access to parking is demonstrated to facilitate the development pattern but will not interfere with safe traffic and pedestrian movement. 6.7.6 The boundary between areas designated Low Density Residential and Medium Density Local Corridor shall generally be a public street with buildings of each designation fronting onto the street. 6.7.7 The maximum number of contiguously attached townhouses shall be six. 6.7.8 Multi -unit residential development shall be consistent with the policies of Section 9.4.5 of the Official Plan. 6.7.9 Townhouses shall be distributed throughout the Secondary Pan Area to ensure a mix and diversity of dwelling types within all neighbourhoods. 6.7.10 Mid -block pedestrian connections and trails shall be provided to further enhance the pedestrian permeability of the area, the efficiency and variety of pedestrian routes, and access to transit. Built Form 6.7.11 Buildings shall be designed for an urban context with primary building fagades abutting public streets. Buildings must be designed for close siting to facilitate street activity and encourage active transportation, with views from buildings directed to the street and public spaces rather than towards parking areas and neighbouring sites. 6.7.12 New development will be compatible with adjacent development. 6.7.13 Reverse frontage is generally not permitted. Where conditions exist that require reverse frontage, it shall be done to the satisfaction of the Municipality. 6.7.14 To support public transit and for reasons of public safety and convenience, primary building entrances shall be clearly visible and located on a public road frontage or onto public open spaces. 6.7.15 Access from sidewalks and public open space areas to primary building entrances shall be convenient and direct, with minimum changes in grade to increase accessibility for people who are mobility challenged. 19 1 Brookhill Neighbourhood Secondary Plan 6.7.16 Architectural styles of individual dwelling units shall complement each other. The various architectural forms within the community shall provide for a harmonious mix of distinctive architecture, which may incorporate both traditional/heritage and modern influences. It is important that the architectural form and style complement the design of the public realm. 6.7.17 All major rooftop mechanical structures or fixtures including satellite dishes and communications antenna shall be suitably screened and integrated with the building, where feasible. Parapets may be utilized to accommodate such screening. 6.7.18 Air conditioning units, utility metres, and similar features should not be visible from the public realm and/or well integrated, recessed, and screened. 6.7.19 To enhance the quality and safety of the streetscapes throughout the Secondary Plan Area, the construction of parking lots/structures which occupy significant proportions of the at -grade frontage of public roads shall not be permitted. 6.7.20 The Municipality will require the impact of car parking to be minimized by: a. Requiring that mixed use developments include shared use of parking among uses that have different peaking characteristics; b. Designing parking areas so they are not the primary visual component of a neighbourhood; C. Reducing the parking ratio required in areas that are served by transit; and d. Dedicating priority parking spaces for carpool, ride sharing, and ultra -low emission vehicles. 6.7.21 To reduce the visual impact of surface parking and to increase opportunities for at grade amenity areas the provision of structured parking shall be encouraged for higher density forms of development in the Village Corridor and Neighbourhood Centre designations. Where it is not feasible to locate parking in structures either below or above grade, parking should be located to the rear of the principal buildings. Appropriate landscaping and screening measures shall be provided. Accessibility for Ontarians With Disabilities 6.7.23 The Municipality considers accessibility for persons with disabilities in all land - use planning and development decisions. All development shall comply with the 20 1 Brookhill Neighbourhood Secondary Plan accessibility requirements as set out by the Ontario Building Code and the Accessibility for Ontarians with Disabilities Act (AODA). Crime Prevention Through Environmental Design 6.7.24 All development, with a focus on streetscapes, parks and open spaces, parking lots and other publicly accessible areas, shall include Crime Prevention Through Environmental Design (CPTED) principles, including: a. Adequate lighting, visibility, and opportunities for informal surveillance shall be provided for all walkways, parking lots, garages, and outdoor amenity areas; b. Clear sight lines, allowing views from one end of a walkway to the other; C. Appropriate landscaping, but avoiding landscaping that might create blind spots or hiding places; d. Adequate fencing and fenestration; e. Clear signage that delineates permitted use and speed of travel; and f. Streetscape and building design that promotes visual overlook through the strategic placement of entrances and windows. 7.0 ENCOURAGING HOUSING DIVERSITY 7.1 Objectives 7.1.1 Provide for a range and mix of housing opportunities, choices, and accessibility for all income levels and needs. 7.1.2 Provide for a range of affordability, consistent with targets established by the Municipality. 7.1.3 Plan for age -in -place facilities within the community that anticipate changing housing needs for an aging population. 7.1.4 Ensure the distribution of housing types provides equal opportunity to access goods and services located in the community and beyond. 7.1.5 Provide appropriate transitions in housing forms of various heights and densities. 7.2 General Policies 21 1 Brookhill Neighbourhood Secondary Plan 7.2.1 The policies of this Plan and Section 6 of the Official Plan are intended to facilitate the provision of a broad range and mix of housing opportunities in appropriate locations in the Secondary Plan Area. 7.2.2 Where appropriate, private, public, and non-profit housing developments designed to provide housing options for seniors are encouraged, including small ownership dwellings, higher density condominium dwellings, buildings with rental units, as well as retirement and assisted living facilities that facilitate "aging -in - place". 7.2.3 Provide a broad range of housing forms, sizes, and tenure to meet the needs of a diverse population and households of various sizes, incomes, and age compositions. 7.2.4 Residential development abutting the NHS shall be oriented and developed in a manner that is compatible, complimentary, and supportive of the natural heritage features and ecological functions of the system. 7.2.5 Views to key landmarks and natural features shall be maintained and created through the layout of the street network, the creation and reinforcement of the parks and open space network, the establishment and landscaping of gateways, the siting of buildings and the design of sites. 7.2.6 Individual site access for residential uses adjacent to any Arterial Road shall be discouraged. Residential uses fronting on an Arterial Road or Collector Road may be developed on rear lanes. Window streets and/or flankage lots are permitted. Noise attenuation fencing will be discouraged along Arterial Roads. 7.2.7 Development within the Secondary Plan Area shall be developed in accordance with the urban design policies of this Secondary Plan. The Sustainable Urban Design Guidelines shall accompany this Plan and be used as guidance in the interpretation and implementation of the Secondary Plan's policies. Affordable Housing 7.2.8 Affordable housing should be located where there is access to public transit. 7.2.9 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 deliver opportunities for a range of housing tenures and prices that support diversity. 22 1 Brookhill Neighbourhood Secondary Plan 7.2.10 New affordable housing and purpose-built rental housing should incorporate barrier -free, universal or flex design features in both common and living areas. 7.2.11 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. 7.2.12 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. 7.2.13 As an incentive for the provision of affordable housing, as defined in Section 24.2 of the 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. 7.2.14 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 contribution of funds to the Municipality for the development of affordable, public, or non-profit housing in the community. 7.2.15 The land to be conveyed as provided in Section 7.2.13 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. 7.2.16 The contribution of funds as provided in Section 7.2.13 will be through a contribution agreement to be negotiated between the Municipality and the Landowners Group. The contribution of funds shall be paid by the Landowners Group upon the approval of the Secondary Plan and upon the first approval of a development application in the Secondary Plan Area at a rate of $400.00 per unit. 7.2.17 The Municipality will give priority to development applications that include affordable housing units that are being funded by federal and provincial government programs or non-profit groups. 23 1 Brookhill Neighbourhood Secondary Plan Live/Work Units 7.2.18 The Municipality encourages live -work opportunities for combined residential and personal services, or office uses, where appropriate, to facilitate home - based employment, which ensures proximity between housing and jobs and provides a mix of uses. 7.2.19 Live/work units provide higher densities to help support transit systems, and a diverse range of services within a convenient walking distance of residents. 7.2.20 Live -work development is subject to the following: a. Permitted within street and block townhouses; b. The first floor within any live -work unit may be used for commercial, personal services, and office uses, and be oriented towards a public road; and C. Off-street parking in front of buildings is prohibited. Parking should be accommodated through on -street parking or in driveways located off a rear lane. Accessory Apartments 7.2.21 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. 7.2.22 Accessory apartments must be registered with the Municipality. 8.0 CELEBRATING OUR CULTURAL HERITAGE 8.1 Objectives 8.1.1 Preserve and enhance existing cultural heritage features including significant vegetation, topographic features, scenic views, and archaeological resources to promote the ecological restoration of these features. 8.1.2 Integrate the existing cultural heritage features into the design of the community and the public realm as aesthetic amenities. 8.2 Cultural Heritage 24 1 Brookhill Neighbourhood Secondary Plan 8.2.1 The conservation, protection, and enhancement of significant cultural heritage resources shall be consistent with the provisions of Chapter 8 in the Official Plan and all relevant Provincial legislation and Regional policy directives. 8.2.2 Prior to on -site grading, construction of infrastructure, or development approval, an Archaeological Assessment may be required and completed to the satisfaction of the Region, Municipality, and the Archaeology and Heritage Planning Unit of the Ministry of Citizenship, Culture and Recreation. 8.2.3 No grading or other disturbance shall take place on any site within the Brookhill Neighbourhood Secondary Plan Area prior to the issuance of a letter of clearance from the Ministry of Citizenship, Culture and Recreation. 8.2.4 Create opportunities for cultural heritage landscapes to be incorporated into the design of open spaces and parks. High quality landscape architecture will ensure that these spaces include public art where possible and appropriate grading, paving, and planting materials that celebrate the landscape context. 9.0 MOBILITY AND STREETS 9.1 Objectives 9.1.1 Plan for an active transportation system that is highly integrated and connected within the community, the adjacent communities, the Municipality, and to transportation systems that serve the broader Region. 9.1.2 Provide a variety of safe and accessible mobility options through the provision of a highly interconnected network of streets, sidewalks, bicycle lanes, trails, and a public transit system to ensure all persons have transportation options while reducing automobile dependence. 9.1.3 Ensure all roads are designed to consider context and to utilize complete streets design principles to support users of all ages and abilities. 9.1.4 Establish a connected street system that creates multiple direct routes throughout the community. 9.1.5 Create walkable and connected neighbourhoods with destinations within a walking distance of approximately 400 to 800 metres (5-10 minute walk) of most residents. 25 1 Brookhill Neighbourhood Secondary Plan 9.1.6 Ensure all roads are designed as important components of the public realm to provide a network that is appealing for pedestrians, cyclists, transit users, and motorists. 9.2 General Mobility Policies 9.2.1 The road network serving the Secondary Plan Area will be designed with complete streets principles to accommodate multiple modes of travel such as motorists, transit users, cyclists, and pedestrians. The road network will prioritize active modes of transportation and the needs of the most vulnerable users. 9.2.2 The provision of transportation infrastructure shall be consistent with Section 19 of the Official Plan and shall have regard for the standards established through the Sustainable Urban Design Guidelines. 9.2.3 All road designs shall be consistent with Appendix C, Table C-2 of the Official Plan and confirmed through a Traffic Impact Study submitted as part of a development application. 9.2.4 The intent of the Secondary Plan is to develop a connected grid -like multi -modal street network while recognizing constraints such as natural areas that create barriers which limit the achievement of a completely connected street network. 9.2.5 Final route alignments and requirements for roads, trails, and other components of the active transportation system shall be designed according to detailed planning and engineering studies at the time of applications for site plan approval or/draft plan of subdivision. This work shall be to the satisfaction of the Municipality in consultation with other agencies having jurisdiction. 9.2.6 All roads will be designed as important components of the public realm, providing a network that is appealing for pedestrians, cyclists, motorists, and transit users. The road network shall be designed to provide vistas and view sheds to public parks and open spaces and to the NHS to assist in the creation of a sense of place. 9.2.7 Minor revisions to transportation routes to incorporate design features such as streetscaping and bikeways may be made without amendment to this Secondary Plan, provided that the principles of permeability and inter -connectivity are maintained to the satisfaction of the Municipality. 9.3 Arterial Roads 26 1 Brookhill Neighbourhood Secondary Plan 9.3.1 Bowmanville Avenue bisects the Secondary Plan Area and is a Type A Arterial Road. Green Road, Nash Road, and Longworth Avenue, west of Green Road, are Type B Arterial Roads. Longworth Avenue, east of Green Road is a Type C Arterial Road. 9.3.2 Bowmanville Avenue is a major regional transportation corridor and is identified as a Local Corridor in the Official Plan. Development along Bowmanville Avenue shall be consistent with the policies of Chapter 10.6 of the Official Plan. 9.3.3 Generally no direct access to Bowmanville Avenue will be provided for any individual development proposal or residential land use. However, where feasible, right-in/right-out access may be permitted. Signalized intersections will be installed, where approved by the Regional Municipality of Durham, to provide access to existing development and the primary road network within the Brookhill Neighbourhood. 9.3.4 Bowmanville Avenue shall have a boulevard Multi -Use Path (MUP) on the west side (for use by pedestrians and cyclists) and a sidewalk on the east side. Additional tree plantings and vegetated berms shall be incorporated into the road allowance or in adjacent areas. 9.3.5 Driveway access on Green Road, Nash Road, and Longworth Avenue Arterial Roads shall be limited. 9.3.6 Within the Village Corridor on -street parking shall be provided on both sides of Longworth Avenue with parking lots located in the rear. 9.3.7 Development in the Village Corridor designation along Longworth Avenue shall include rear lane access. No driveway access is permitted along Longworth Avenue with limited driveway access along Clarington Boulevard. 9.3.8 The alignment of Longworth Avenue as shown on Schedule A is approximate. Adjacent development may not proceed until the alignment is finalized and any required lands are conveyed to the Municipality. The section from the existing Bowmanville Creek bridge westerly to Green Road (including the shift in alignment to the south from the existing bridge to Bowmanville Avenue), will be determined through detailed design. The section from Green Road westerly to Holt Road is currently being determined through the Longworth Avenue Extension Class Environmental Assessment (EA) Study. Any resulting modification to the alignment of Longworth Avenue extension shall not require an amendment to the Official Plan or Secondary Plan. 27 1 Brookhill Neighbourhood Secondary Plan 9.4 Collector Roads 9.4.1 Clarington Boulevard is identified as a Collector Road in the Official Plan and will be extended north from the Longworth Avenue extension to Nash Road to provide for a continuous north -south Collector Road. 9.4.2 Bicycle lanes shall be provided on both sides of Collector Roads. 9.5 Local Roads 9.5.1 The complete Local Road pattern is not identified on Schedule A of this Secondary Plan. A conceptual Local Road pattern is identified on the Demonstration Plan as part of the Sustainable Urban Design Guidelines. Changes to the identified Local Road pattern shall not require an amendment to this Secondary Plan, provided that the principles of permeability and inter - connectivity are achieved to the satisfaction of the Municipality. 9.5.2 Local Roads will have an interconnected street layout with multiple route choices to arterial and collector roads where transit routes and commercial areas are most commonly located. 9.5.4 Local Roads will be designed to accommodate on -street parking and landscaping in the boulevards. Sidewalks are encouraged on both sides of a Local Road. 9.5.5 The location and design requirements for Local Roads will be confirmed and implemented through development applications. 9.6 Rear Lanes 9.6.1 Public Rear Lanes are permitted and encouraged to support safe and attractive streets by eliminating the need for driveways and street -facing garages. 9.6.2 To minimize disruptions to the safety and attractiveness of the Arterial and Collector Roads, a system of rear lanes may provide the primary access for on - site parking and servicing functions. 9.6.3 Public Rear Lanes can provide alternative pedestrian routes through a community and shall provide a safe environment for pedestrian and vehicle travel. 9.6.4 Public utilities may be located within Rear Lanes subject to functional and design standards established by the Municipality. Brookhill Neighbourhood Secondary Plan 9.6.5 Rear lanes 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. 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 a minimum pavement width of 6.5 metres; C. 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; d. Lanes shall be clear of overhead obstruction and shall be free from overhanging balconies, trees, and other encroachments; e. Lanes shall intersect with public roads; 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; Lanes should be prioritized where development fronts onto an arterial or collector road network; Access to loading areas should be provided from rear lanes; k. 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 Lighting should be downcast to reduce light pollution. 9.7 Roundabouts 9.7.1 The Municipality shall consider the following as general design policies for Roundabouts: a. Roundabouts are intended to calm traffic and direct traffic flows without requiring stop signs at intersections; b. The design of a Roundabout should prioritize the safe movement of pedestrians and bicycles; and 29 1 Brookhill Neighbourhood Secondary Plan C. Whenever Roundabouts are used, they should incorporate appropriate landscape features and public art while ensuring that clear sightlines are maintained for drivers to promote safety. 9.8 Public Transit 9.8.1 Transit facilities should be integrated early and appropriately throughout the Brookhill Neighbourhood. Durham Region Transit shall be invited to all development pre -consultation meetings to advise on transit requirements. 9.8.2 To facilitate the creation of a transit supportive urban structure, the following measures shall be reflected in development proposals, including the subdivision of land: a. Transit -supportive densities provided on lands within the Local Corridor in keeping with municipal density targets; b. Provision of a local road pattern and active transportation network that provides for direct pedestrian access to future transit routes and stops; C. Transit stops located in close proximity to activity nodes and building entrances; and d. Provision for transit stops and incorporation of bus -bays where appropriate into road design requirements. 9.9 Traffic Calming 9.9.1 Traffic calming will be achieved on neighbourhood streets by: a. Encouraging pedestrian -priority streets, woonerfs, or home -zones (i.e., the speed limit is under 15km/hr. and vehicles must yield to pedestrians and cyclists); b. Designing streets that discourages vehicle speeding through right-of-way curvature, complimentary streetscape design, building proximity to the street, and boulevard street tree planting. C. Minimizing traffic lane widths; and/or d. Minimizing the number of traffic lanes in the roadway. 9.9.2 On -street parking is an excellent traffic calming device to slow traffic and acts as a safety buffer separating the pedestrian realm from vehicles. On -street parking should be designed as follows: 30 1 Brookhill Neighbourhood Secondary Plan a. Parking should be provided on at least one side of the street for all Local and Collector Roads; and b. On -street parking areas may be demarcated with a special pavement treatment in limited special areas in order to distinguish the parking lane from the roadway. 9.10 Active Transportation 9.10.1 The active transportation network provides opportunities for active transportation and enhances mobility by providing for an alternative to local automotive transportation. The active transportation network includes both on - and off-street facilities including multi -use paths, trails, sidewalks, separated cycle tracks, and on -street bicycle lanes. 9.10.2 Active transportation within the Brookhill Neighbourhood shall be consistent with the policies of Section 18.4 of the Official Plan, this Plan, and be in accordance with the Sustainable Urban Design Guidelines. 9.10.3 Adequate provision will be made in the planning, design, and development of the Secondary Plan Area to ensure safe and efficient bicycle and pedestrian movement. 9.10.4 The active transportation network will connect to the street network and all major destinations, such as the Village Corridor, the Neighbourhood Centre, schools, and parks to provide convenient and safe access to facilitate travel by alternate modes of transportation. 9.10.5 Active transportation routes will include streetscaping elements such as trees, landscaping, and benches to support pedestrian and cyclist comfort and safety and enhanced accessibility for all residents. Trails 9.10.6 The trail system is to provide both a recreational and utilitarian function. Accordingly, connections will be made to the road network, the Village Corridor, the Neighbourhood Centre, parks, schools, and the existing trail system. 9.10.7 Trail crossings of roads shall generally be located at an intersection where trail users can be afforded a safe, protected crossing. Trail crossings at a mid -block location along a road shall be provided a signed trail crossing to alert drivers of the likely presence of trail users. 31 1 Brookhill Neighbourhood Secondary Plan 9.10.8 Trails will be designed to accommodate a range of users and abilities. Curb - cuts and other safety measures and design elements must be provided to improve access at road crossings. The use of permeable materials may be considered for trail development in areas where sufficient drainage exists. Trails with asphalt surfaces may be incorporated into the trails system to address accessibility and active transportation needs. 9.10.9 Trail location will be based on each site's sensitivity in order to minimize environmental impacts. The trails system may include trails along stormwater management facilities, open spaces, the road system, the outer edge of the vegetation protection zone, and within parks. 9.10.10 Trails identified on Schedule A shall be assessed as part of an Environmental Impact Study being undertaken on adjacent lands 9.10.11 The Municipality shall require that the trail system along the Environmental Protection Area and accessing the Bowmanville Creek Valley Trail be constructed as a condition of subdivision draft approval or site plan approval where the subject lands include, or are adjacent to, the Environmental Protection Area. 9.10.12 Trails located in proximity to sensitive natural features, or adjacent to stormwater management facilities should incorporate interpretive signage at various locations to promote stewardship initiatives that will protect and enhance the features and functions of the natural environment. 9.10.13 The Municipality may require trail corridors to be dedicated for public purposes as a condition of development approval. 9.10.14 Trail connections and crossings shall be subject to the following policies: a. Trail connections bisecting the NHS should be limited in order to promote the preservation and protection to the ecological integrity and function of the features comprising the NHS; b. New pedestrian crossings of tributaries should be limited to ensure protection of the ecological integrity of the tributary and riparian corridor; C. Where feasible, road crossings over creeks should be utilized for trail crossings; d. Where creek crossings are unavoidable, existing crossing locations can be considered however, the new crossing should not use existing non - permitted culverts. Creek crossings will need to be designed to promote 32 1 Brookhill Neighbourhood Secondary Plan fish passage, passage of flows as well as minimize impacts to the riparian area; and e. The location of pedestrian trails should be designed to avoid interfering with the meander belt of the creeks. 9.11 Parking 9.11.1 On -street parking will be encouraged at appropriate locations on all roads, with the exception of Type A and Type B Arterials in order to provide for anticipated parking needs and to assist in calming traffic movement and thereby enhancing pedestrian safety. On -street parking will be provided on Longworth Avenue in the Village Corridor designation, with parking lots located in the rear. 9.11.2 Off-street parking for all uses shall be adequate to serve the use. 9.11.3 Subject to the findings and recommendations of a Transportation Study, on - street parking may be approved at certain locations for specified times of the day to satisfy a portion of the parking requirements of adjacent non-residential uses. 10.0 PARKS AND COMMUNITY FACILITIES 10.1 Objectives 10.1.1 Provide for a diverse range of parks, open spaces, and community facilities to encourage residents to be physically active and socially engaged. 10.1.2 Ensure parks and open spaces are visible, accessible, and linked. 10.1.3 Ensure parks include a full array of opportunities for outdoor festivals, recreation, and play, as well as quiet contemplation. 10.1.4 Locate schools, parks, and other community amenities to promote safe and convenient access by walking and cycling. 10.2 General Policies for Parks 10.2.1 Parks shall be designed to minimize any potential negative impacts on the residential uses. 33 1 Brookhill Neighbourhood Secondary Plan 10.2.2 Park and open space design shall be in accordance with the requirements of the Sustainable Urban Design Guidelines and shall consider the following: a. Have regard for Crime Prevention Through Environmental Design (CPTED) principles and the Accessibility for Ontarians with Disabilities Act (AODA); b. New trees and landscaping within parks should be of a diverse, robust species selection, drought tolerant, contribute to the tree canopy objectives of the Municipality and Region, and where possible, salvaged from the site or the local area; C. Bicycle and pedestrian routes to, and within, parks should be accessible, safe, and visible; d. Bicycle parking should be provided within all parks, regardless of park size; e. Parks, in general, should be accessible and accommodate a range of age groups. Co -locating physical activity spaces for children and adults promotes physical activity in different age groups; f. The illumination of parks, including parking areas and playing fields, shall be directed away from the Environmental Protection Area to minimize disturbance to wildlife, to the greatest extent feasible; and g. The inclusion of public art in parks, facilities, and pedestrian spaces is encouraged. 10.2.3 Dedication of lands for Neighbourhood Parks and Parkettes shall be in accordance with the Official Plan. Privately owned publicly -accessible spaces are not accepted as part of the parkland dedication. 10.3 Neighbourhood Parks 10.3.1 Neighbourhood Parks are shown on Schedule A. 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. 10.3.2 Neighbourhood Parks shall form the central focus of the overall Brookhill Neighbourhood and shall: a. Be centrally located and within 400 to 800 metres (5 to 10 minute walking distance) of all residential uses within the neighbourhood it is serving; 34 1 Brookhill Neighbourhood Secondary Plan b. Have a size of 1.5 to 3.0 hectares and be designed for passive and active recreational facilities such as playground equipment and active sports fields to meet the recreational needs of the neighbourhood residential area through detailed parks planning; C. Be integrated with other community facilities such as schools, where deemed appropriate by the Municipality; d. Have frontage on a Local and/or Collector Road, with a minimum 60 metres of continuous frontage; and e. Be connected and/or integrated with the broader NHS and active transportation routes shown on Schedule A to this Secondary Plan. The Neighbourhood Park shall be located beyond the feature and the associated vegetation protection zone. 10.4 Parkettes 10.4.1 Parkettes are shown on Schedule A. The precise number, size and location of Parkettes 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. 10.4.2 Parkettes are smaller scale parks, between 0.5 to 1.0 hectare in size, and are intended to provide passive open space areas, serve as focal points within sub- areas of each neighbourhood, and shall: a. Be easily accessible for residents within a 400 metre radius (5 minute walking distance); b. Be designed to have significant public exposure and access. Urban design options include surrounding the park with streets or fronting dwellings directly on to the parkette/village square; C. Reflect the needs of surrounding residents including places to sit and socialize, junior play area for children, and a significant tree canopy for shade; and d. Be designed with 50 percent public frontage but may be less where other design alternatives achieve public view and access. Public frontage can be a public road, a school, or natural heritage features. 10.5 Privately Owned Publicly -Accessible Spaces 35 1 Brookhill Neighbourhood Secondary Plan 10.5.1 In addition to the publicly owned lands which form the Parks designation, development is encouraged to include privately owned publicly -accessible spaces that contribute to the sense of place in the community and the quality of the urban environment. 10.5.2 Privately owned publicly -accessible spaces can include public squares, plazas, courtyards, walkways and passages, atriums, arcades, and parklike spaces. They contribute to the urban environment by creating spaces for social interaction, adding to visual interest, improving mid -block permeability. and complementing adjacent land uses. 10.5.3 Public access to privately owned publicly -accessible spaces will be secured through the development approval process. 10.5.4 A privately owned publicly -accessible space shall be provided in the Neighbourhood Centre designation. 10.6 Schools 10.6.1 Elementary school sites are shown symbolically on Schedule A of this Secondary Plan. Schools support the community structure and patterns of land use and should be located adjacent to public parks, where possible, connected to the trail system, and central to the community to promote walking or cycling, enabling most students to walk to school. The configuration and size of school sites will be defined in consultation with the School Boards through an application for approval of a proposed plan of subdivision. 10.6.2 Each school site should be centrally located such that the majority of students are within an 800 metres (10 minute walking distance). 10.6.3 Where a school site adjoins a Neighbourhood Park, the school site shall be sized and designed to provide on -site recreational and athletic uses for the school and to facilitate potential joint use between the Municipality and the respective School Board. 10.6.4 The Municipality will cooperate with the School Boards efforts to maximize the area available for on -site recreational and athletic use through the construction of multiple storey buildings that permit smaller building floor plates. 10.6.5 In the event that all or part of a school site should not be required by a School Board, the Municipality of Clarington shall be given the first opportunity to 36 1 Brookhill Neighbourhood Secondary Plan purchase all or part of the school site. Government agencies and community groups with identified needs shall have the second right of refusal. 10.6.6 Schools shall be sited and designed to be consistent with the relevant policies of Section 18.5 of the Official Plan and developed in accordance with the Sustainable Urban Design Guidelines: a. Joint use sites and multiple use buildings will be encouraged wherever possible. The Municipality will work with the School Boards to achieve appropriate and efficient site designs, and to maximize public service and safety; b. Elementary schools shall be located on a Type B or C Arterial or Collector Road; and C. Adequate drop off and pick up zones shall be provided within the site and located to the side of the building to minimize conflicts between pedestrian and vehicular traffic. Where drop off zones are located within the public right-of-way utilize layby lanes to remove vehicles from active traffic lanes. 10.7 Community Facilities 10.7.1 Community Facilities will be developed in accordance with the relevant policies of Section 18.6 of the Official Plan. 10.7.2 Parking areas should be located within the rear yards or interior side yards. Landscape buffers along any property line shall be of sufficient depth and intensity to provide appropriate screening of the parking lot. 10.7.3 Community Facilities should be compatible with the character of adjacent development if located within the Low and Medium Density Residential areas. 11.0 LAND USE DESIGNATIONS 11.1 Objectives 11.1.1 Support the mix and diversity of land uses in a compact, active transportation supportive development form to provide a proper balance of residential, employment, and services to shorten distances between homes, workplaces, schools, and amenities to meet resident's needs for daily living, throughout the year, and throughout an entire lifetime. 37 1 Brookhill Neighbourhood Secondary Plan 11.1.2 Realize an efficient and transit -supportive community structure by achieving targets of 50 people and jobs per gross hectare. 11.2.3 Locate the highest intensity of development and greatest mix of uses along the Local Corridor and the Village Corridor to foster access to commercial amenities and transit. 11.2 General Land Use Policies 11.2.1 The land use designations on Schedule A of this Secondary Plan and the policies of this section are designed to establish a distribution of land uses to ensure an appropriate mix of land uses, heights, and densities in a manner which supports the creation of a sustainable and complete community. 11.2.2 The following land use designations apply within the Secondary Plan Area: a. Low Density Residential; b. Medium Density Residential; C. Medium Density Local Corridor; d. Village Corridor; e. Neighbourhood Centre; and f. Environmental Protection. 11.2.3 Schedule A also includes an Environmental Constraint overlay that establishes an area where further study is required before development as per the underlying designation is permitted. 11.2.4 Drive -through facilities are not a permitted use in any land use designation. 11.2.5 Service stations are not a permitted use in any land use designation. 11.2.6 The land use designations are identified in Schedule A of the Secondary Plan. Minor alterations which maintain the general intent of the policies of this Secondary Plan may occur without amendment through the development approval process in accordance with policies 24.1.2 and 24.1.3 of the Official Plan. 11.3 Low Density Residential Designation Permitted Uses and Built Forms Brookhill Neighbourhood Secondary Plan 11.3.1 The predominant use of lands within the Low Density Residential designation shall be a mix of housing types and tenures in low-rise building forms. 11.3.2 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 the Official Plan. 11.3.3 The following building types are permitted: a. Detached dwellings; b. Semi-detached dwellings; C. Street townhouses; and d. Accessory apartments, as per Policies 7.2.21 and 7.2.22 of this Plan. Height and Density 11.3.4 Buildings within the Low Density Residential designation shall not exceed 3 storeys in height. 11.3.5 Development on lands designated Low Density Residential shall have a minimum net density of 13 units per net hectare. Development Policies 11.3.6 Detached and semi-detached dwelling units shall account for a minimum 80 percent of the total number of units in the Low Density Residential designation, with units in other building types accounting for the remaining 20 percent. Generally, this ratio should be applied for each plan of subdivision to encourage an even distribution of townhouse units. 11.3.7 Townhouses should generally be located in proximity to open spaces and neighbourhood commercial uses to allow for easy access to amenity spaces and services. 11.3.8 Private streets and private lanes are not permitted within the Low Density Residential Designation. 11.3.9 Residential development shall contribute to the overall appearance of the streetscape. Garage doors shall not dominate the view of the streetscape. Front and exterior side yard porches shall be encouraged. 11.4 Medium Density Residential Designation 39 1 Brookhill Neighbourhood Secondary Plan Permitted Uses and Built Forms 11.4.1 The predominant use of lands within the Medium Density Residential designation are a mix of housing types and tenures in mid- and low-rise building forms. 11.4.2 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 the Official Plan. 11.4.3 The following building types are permitted: a. Street townhouses; b. Block townhouses; C. Stacked townhouses; d. Back-to-back townhouses; e. Apartment buildings; and f. Accessory apartments, as per Policies 7.2.21 and 7.2.22 of this Plan. Height and Density 11.4.4 Building heights shall be a minimum of 2 storeys and a maximum of 4 storeys. 11.4.5 Development on lands designated Medium Density Residential shall have a minimum net density of 40 units per net hectare. Development Policies 11.4.6 Residential development shall contribute to the overall appearance of the streetscape. Garage doors shall not dominate the view of the streetscape. Front and exterior side yard porches shall be encouraged. 11.5 Medium Density Local Corridor Designation Permitted Uses and Built Forms 11.5.1 The Medium Density Local Corridor designation allows for a concentration of density and mix of uses. The predominant use of lands with the Medium Density Local Corridor designation is housing in mid -rise building forms combined with cultural, entertainment, recreational, offices, restaurants, retail, and/or service commercial uses within mixed -use buildings. 11.5.2 The following building types are permitted: Brookhill Neighbourhood Secondary Plan a. Street townhouses; b. Block townhouses; C. Stacked townhouses; d. Back-to-back townhouses; e. Apartment buildings; f. Mixed -use buildings; and g. Accessory apartments, as per Policies 7.2.21 and 7.2.22 of this Plan. Height and Density 11.5.3 The height of any building shall be a minimum of 3 storeys and a maximum of 6 storeys. 11.5.4 Development on lands designated Medium Density Local Corridor shall have a minimum net density of 40 units per net hectare. Development Policies 11.5.5 The highest and most dense forms of development shall be located fronting the Local Corridor. Development shall provide a transition, locating less dense and lower scale buildings in locations adjacent to lower density designations. 11.5.6 The scale of buildings in a Medium Density Local Corridor designation shall be compatible and sensitively integrated with surrounding residential. Development transition requirements shall be met following the policies in Section 6.5 of this Plan. 11.5.7 Cultural, entertainment, recreational, offices, restaurants, retail, and service commercial uses shall only be permitted on the ground floor of a mixed use building. 11.6 Village Corridor Designation Permitted Uses and Built Forms 11.6.1 The Village Corridor is the primary focus for mix of uses and the focal point of gathering in the Brookhill Neighbourhood. The Village Corridor will incorporate a combination of residential, cultural, entertainment, recreational, offices, restaurants, retail, and service commercial uses. A mixture of uses is required within the designation. 41 1 Brookhill Neighbourhood Secondary Plan 11.6.2 The following building types are permitted: a. Street townhouses; b. Block townhouses; C. Stacked townhouses; d. Back-to-back townhouses; e. Live/work units; f. Apartment buildings; g. Mixed -use buildings; and h. Accessory apartments, as per Policies 7.2.21 and 7.2.22 of this Plan. Height and Density 11.6.3 Building heights shall be a minimum of 3 storeys to a maximum of 4 storeys. 11.6.4 Development on lands designated Village Corridor shall have a minimum net density of 40 units per net hectare. Development Policies 11.6.5 Mixed -use buildings and live/work units shall be the predominant use along Longworth Avenue. Townhouse dwellings shall account for a maximum 20 percent of the buildings fronting Longworth Avenue. 11.6.6 The mix of uses in the Village Corridor shall be compatible and sensitively integrated with the surrounding residential uses. Development transition requirements shall be met following the policies in Section 6.5 of this Plan. 11.6.7 All development within the Village Corridor designation shall be oriented towards the street. Garage doors/service facilities shall generally be prohibited from facing the public street. Front and exterior side yard porches shall be required on all ground -related residential units. 11.6.8 The streetscape along Longworth Avenue shall facilitate public spaces, cafe patios, street trees/planters, street furniture, and future transit shelters. 11.6.9 Cultural, entertainment, recreational, offices, restaurants, retail, and service commercial uses shall only be permitted on the ground floor of a mixed -use building and shall generally be limited in size to a maximum of approximately 500 square metres per unit. 42 1 Brookhill Neighbourhood Secondary Plan 11.6.10 To facilitate appropriate development along Longworth Avenue within the Village Corridor designation, the Municipality may consider development incentives. Development incentives may include reduced parking and/or parkland standards, or other incentives to encourage mixed use development. 11.7 Neighbourhood Centre Designation Permitted Uses and Built Forms 11.7.1 The Neighbourhood Centre Designation provides opportunities for residential and commercial uses that benefit from Arterial Road frontage along Bowmanville Avenue. The Neighbourhood Centre will incorporate a combination of residential, cultural, entertainment, recreational, offices, restaurants, retail, service commercial uses, and a grocery store/supermarket. 11.7.2 The following building types are permitted: a. Street townhouses; b. Block townhouses; b. Stacked townhouses; C. Back-to-back townhouses; d. Apartment buildings; e. Mixed -use buildings; f. Grocery stores/supermarkets; and. g. Accessory apartments, as per Policies 7.2.21 and 7.2.22 of this Plan. Height and Density 11.7.3 Residential and mixed -use built forms shall have a minimum height of 4 storeys and a maximum of 6 storeys. The commercial use built form shall have a minimum height of 2 storeys and a maximum of 6 storeys. 11.7.4 Development on lands designated Neighbourhood Centre shall have a minimum net density of 40 units per net hectare. Development Policies 11.7.5 The Neighbourhood Centre is located at a Prominent Intersection and shall be developed in accordance with the policies of this Plan and Section 10.5 of the Official Plan. 43 1 Brookhill Neighbourhood Secondary Plan 11.7.6 The mix of uses in a Neighbourhood Centre shall be compatible and sensitively integrated with the surrounding residential uses. Development transition requirements shall be met following the policies in Section 6.5 of this Plan. 11.7.7 Cultural, entertainment, recreational, offices, restaurants, retail, and service commercial uses shall only be permitted on the ground floor of a mixed -use building or within a building containing a grocery store/supermarket. 11.7.8 A stand-alone, multi-storey commercial building is permitted only if a mixed -use or residential building is also within the Neighbourhood Centre designation. 11.7.9 Dwelling units may be permitted in either stand-alone residential buildings or above the ground floor in a mixed use building. 11.7.10 Surface parking lots should be screened from view from roads, open spaces, and adjacent residential areas with low fencing, architectural features, landscaping and/or other mitigating design measures, such as lowered parking surfaces with landscaped buffers. 11.8 Environmental Protection Area Designation 11.8.1 Lands designated Environmental Protection Area shall be subject to the provisions of Section 14.4 of the Official Plan. 11.8.2 No development shall be permitted in Environment Protection Areas, except low intensity recreation, and uses related to conservation, flood, or erosion control projects. 11.8.3 The natural heritage features and their associated vegetation protection zones within the Secondary Plan Area are identified as Environmental Protection Area on Schedule A to this Secondary Plan. 11.8.4 The Environmental Protection Area recognizes the interdependence of natural heritage features and their associated functions, and thus seeks to maintain connections among natural features, so that their existing ecological and hydrological functions are maintained or enhanced. 11.8.5 The biodiversity, ecological function, and connectivity of the Environmental Protection Area shall be protected, maintained, restored or, where possible, improved for the long-term, recognizing linkages between natural heritage features and areas, surface water features, and ground water features. Brookhill Neighbourhood Secondary Plan 11.8.6 Potential erosion concerns along a section of the lower end of the Brookhill Tributary, in proximity to the confluence with the Bowmanville Creek, may require investigation for erosion control works prior to the submission of a development application. 11.8.7 The delineation of the boundary of lands designated as Environmental Protection Area are approximate and shall be detailed through appropriate studies prepared as part of the review of development applications in accordance with the policies of this Secondary Plan and the Clarington Official Plan. Any resulting changes to the boundaries of the Environmental Protection Area designation resulting from the recommendations of an Environmental Impact Study shall not require an amendment to this Secondary Plan. 11.8.8 Access to Environmental Protection Areas and associated areas through the development of public trails will be undertaken in a manner which conserves their ecological integrity. 11.9 Environmental Constraints Overlay 11.9.1 The areas with an Environmental Constraints Overlay as shown on Schedule A have been identified as having the potential for environmental significance and the underlying designation can not be achieved until an EIS has been prepared and the limits of the NHS confirmed to the satisfaction of the Municipality and the Central Lake Ontario Conservation Authority (CLOCA). 11.9.2 The presence and precise delineation of these features and areas and the level of development acceptable shall be determined through an EIS prepared as part of the review of development applications in accordance with the policies of the Clarington Official Plan. 11.9.3 If the study establishes that development can proceed, then the underlying designation shall apply over those lands. Further, it may be determined that only a portion of the lands within the Environmental overlay may be available for development. 11.10 Future Block Master Plan 11.10.1 The entire area of land, including the existing large lot residential development, located east of Bowmanville Avenue and south of Longworth Avenue is designated as a Future Block Master Plan on Schedule A. The area is subject to comprehensive planning studies to determine future land uses which will be 45 1 Brookhill Neighbourhood Secondary Plan incorporated into the Official Plan by amendments to the Brookhill Neighbourhood Secondary Plan. A Block Master Plan will be required to ensure that community design elements in the Secondary Plan are further enhanced and detailed for this area. 11.10.2 A Block Master Plan will, at a minimum, be required to: a. Evaluate the compatibility of new development with the area's existing character, size, and urban form; b. Determine the siting of a particular proposal within the broader surrounding context; C. Co-ordinate the delivery of services and roads; d. Address environmental constraints; and e. Determine the location of parks and where to allocate development priority. 11.10.3 A Terms of Reference for the Block Master Plan must be approved by the Municipality. 11.10.4 Within the area identified as Future Block Master Plan, the land use designations of Low Density Residential, Large Lot Residential, and Environmental Protection Area from the original Brookhill Neighbourhood Secondary Plan (adopted 2008) remain until a Block Master Plan is approved and new designations are determined. 12.0 SERVICING 12.1. Municipal Services 12.1.1 All new development within the Secondary Planning area shall proceed based on the sequential extension of full municipal services in accordance with the municipal capital works program. 12.1.2 Any Regional infrastructure required to support the development of the Brookhill Neighbourhood is subject to the annual budget and Business Planning Process. 12.1.3 The Municipality will work with the landowners and the Regional Municipality of Durham to develop a plan for the phasing of extensions to the existing services within the Brookhill Neighbourhood Secondary Plan Area. A phasing plan shall Brookhill Neighbourhood Secondary Plan be prepared as part of a Functional Servicing Report by development proponents at the time an application for draft plan of subdivision is submitted. 12.2. Stormwater Management 12.2.1 Stormwater Management facilities are conceptually shown on Schedule A and may be permitted in all land use designations, except for the Environmental Protection Area designation. Symbols denoting urbanized stormwater management facilities are not traditional ponds but an on -site control stormwater management approach which may include Low Impact Development best practices and green infrastructure. 12.2.2 The number and location of the stormwater management facility symbols may be changed without an amendment to this Plan. The exact location, number, and size of the facilities will be determined through a Functional Servicing Report and in accordance with Section 20 of the Official Plan. Stormwater management facilities shall be constructed in accordance with the provisions of the Sustainable Urban Design Guidelines attached as Appendix A to this Secondary Plan. 12.2.3 Storm drainage for the Secondary Plan Area will be conveyed to the Bowmanville Creek and the Brookhill Tributary in accordance with the provisions of a Functional Servicing Report. 12.2.4 Development in the Secondary Plan Area is encouraged to incorporate "Low Impact Development" best practices and green infrastructure, wherever feasible and practical to minimize runoff, reduce water pollution, and protect groundwater resources quality and maintain pre -development groundwater levels as measures in addition to more traditional stormwater management systems and facilities. These measures may include but are not limited to, porous pavements, bioretention basins, enhanced swales, at -source infiltration, greywater re -use, green roofs, rain gardens, and alternative filtration systems such as treatment trains and water conservation measures, subject to the satisfaction of the Municipality. 12.2.5 Stormwater management facilities will be designed and located to be key features within the community contributing to the appearance and ambience of the neighbourhood, while achieving functional objectives related to flow moderation, erosion control, and water quality. 12.2.6 Stormwater management facilities will blend with the natural landscape. Geometric forms and standard slope gradients will be avoided in favour of 47 1 Brookhill Neighbourhood Secondary Plan organic shapes and landform grading designed to replicate natural landforms in the area. Inlet and outlet structures will be concealed using a combination of planting, grading, and natural stone. The ponds will be designed and planted with native upland, flood tolerant shoreline and aquatic species to provide enhanced wildlife habitat. Facilities will be designed to include trails, overlooks, and interpretive signage so that they are an integral part of the parks and open space system. 12.2.7 Stormwater management for the Secondary Plan Area will be designed in such a manner that pre -development water balance conditions are maintained for all wetlands, tributaries and other natural heritage features requiring the maintenance of water balance conditions. A detailed water balance will be required as part of a stormwater management plan submitted at the time of a development application. 12.3 Utilities 12.3.1 The Municipality shall participate in discussions with utility providers such as hydroelectric power, communications/telecommunications facilities and utilities, broadband fibre optics, and natural gas to ensure that sufficient infrastructure is or will be in place to serve the Secondary Plan Area. 12.3.2 The Municipality shall promote utilities to be planned for and installed in common trenches, where feasible, in a coordinated and integrated manner in order to be more efficient, cost effective, and minimize disruption. 12.3.3 Utility services shall be developed to be compatible with the general character of the surrounding uses and minimize visual impact. The Municipality will encourage utility providers to consider innovative methods of containing utility services on or within streetscape features such as gateways, lamp posts, transit shelters, etc., when determining appropriate locations for large utility equipment and utility cluster sites. 13.0 IMPLEMENTATION 13.1 General 13.1.1 This Secondary Plan shall be implemented in accordance with the provisions of the Planning Act, other applicable Provincial legislation, and the provisions of the Official Plan. Brookhill Neighbourhood Secondary Plan 13.1.2 Approval of development applications shall be conditional upon commitments from the appropriate authorities and the proponents of development to the timing and funding of the required road and transportation facilities, parks, and recreation facilities. These works shall be provided for in the subdivision and site plan agreements. Phasing of the development, based on the completion of the external road works, may be required by the Municipality of Clarington. 13.1.3 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. 13.1.4 Development within the Secondary Plan Area shall be consistent with programs intended to reduce the consumption of energy and water and to promote waste reduction. An Energy Conservation and Sustainability Plan will be prepared by development proponents to outline the specific commitments for sustainability. 13.1.5 The Sustainable Urban Design Guidelines contained as an appendix to this Secondary Plan 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 Brookhill 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 Sustainable Urban Design Guidelines and Demonstration Plan have been approved by Council and do not require an amendment to implement an alternative design solution at anytime in the future. 13.1.6 All development within the Secondary Plan Area shall be in accordance with the Sustainable Urban Design Guidelines. Adjustments and further refinements to the Sustainable Urban Design Guidelines are anticipated and may be considered at the development stage through submission of an Urban Design Brief which demonstrates how the general design approach in the Sustainable Urban Design Guidelines is being achieved, or the rationale for the deviation, to the satisfaction of the Municipality and Region. 13.1.7 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 Brookhill Neighbourhood Secondary Plan 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. 13.2 Required Studies and Reports General 13.2.1 Prior to the approval of development applications within parts of, or the entire, Secondary Plan Area, studies, plans, and assessments shall be completed in accordance with Clarington Official Plan and Durham Region Official Plan policies and requirements 13.2.2 Additional study requirements may be identified by the Municipality as development within the Secondary Plan Area proceeds. 13.2.3 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 policy 11.3.6; iii. Total development application unit count; iv. Estimated population; b. For the entire Secondary Plan Area: i. Overall density per hectare and by land use designation; 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 7 of the Secondary Plan; and d. Number of purpose-built accessory apartments. 50 1 Brookhill Neighbourhood Secondary Plan 13.2.4 The Municipality shall make available the most up-to-date data based on proposed and approved development in the Secondary Plan area referenced in section 13.2.3 13.2.5 To help ensure a diversity of housing is provided and that housing and population targets are achieved, all development applications shall provide a land budget to demonstrate how the application will support the achievement of the applicable housing targets. If the approved application differs from the original application, a revised land budget shall be provided. 13.2.6 The Municipality shall make available data on the housing mix, based on existing and approved development, to assist applicants in the preparation of land budgets for new applications. Community Theme and Urban Design Implementation Plan 13.2.7 Prior to the approval of a development in the Brookhill Neighbourhood a Community Theme and Urban Design Implementation Plan shall be prepared to confirm and control the intended pattern of development within the Neighbourhood. In addition to other matters, the Community Theme and Urban Design Implementation Plan shall include design concepts for community theming including gateway treatment, landscape treatment including the green corridor treatment for Bowmanville Avenue, light fixture standards, fencing details, sidewalk details, and related design issues that provide for overall community theme including the proposed network of roads, transit, pedestrian, and bicycle routes. Architectural Guidelines 13.2.8 All development shall be subject to urban design and architectural guidelines. 13.2.9 Provision for compliance with the guidelines shall be incorporated into all subdivision, site plan, or similar development agreements. 13.2.10 A program to ensure compliance with the guidelines shall be established among the landowner's group and the Municipality and shall ensure integration with other required planning approvals. Confirmation of compliance with the guidelines shall be required prior to the issuance of building permits. 13.2.11 Such guidelines may be reviewed and amended from time to time provided that any amendments shall conform to the principles and policies of this Secondary Plan and the Sustainable Urban Design Guidelines (Appendix A) and shall be prepared to the satisfaction of the Municipality of Clarington. 51 1 Brookhill Neighbourhood Secondary Plan 14.0 INTERPRETATION 14.1 It is intended that this Secondary Plan Area be developed in accordance with the policies of this Secondary Plan in conjunction with the applicable policies of the Municipality of Official Plan. Notwithstanding that intention, where there is a conflict between the principles, objectives, and/or policies of this Secondary Plan and the Official Plan, the principles, objectives, and/or policies of this Secondary Plan shall prevail. 14.2 Inherent to this Secondary Plan is the principle of flexibility. Policies shall be subject to interpretation without Amendment to this Secondary Plan, 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 the interpretation of the policies, regulations, and numerical requirements of this Secondary Plan except where this Secondary Plan is explicitly intended to be prescriptive. The Sustainable Urban Design Guidelines provide design principles and 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 Brookhill Neighbourhood. The Sustainable Urban Design Guidelines have no formal status and do not require any formal amendment process to implement an alternative design solution, or solutions at any time in the future. 14.3 The boundaries between land use designations are to be considered approximate except where they coincide with existing roads, rail lines, utilities, 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. 14.4 Development within the Secondary Plan Area will be guided by a detailed series of policies, regulations, and guidelines that will create a livable and diverse community that is sympathetic to the environmental context. The Sustainable Urban Design Guidelines (Appendix A) provide the foundation for the development of the Brookhill Neighbourhood Secondary Plan Area and the basis for the policy framework of this Secondary Plan. 52 1 1 1I; 1 1 1(D 1� 10 I0 o. `� •eglonel Hgh 1 VVal' 2 1 •� N LEGEND BNSP Boundary _ Medium Density Local Corridor _ Medium Density Residential Low Density Residential Neighbourhood Centre ® Village Corridor ® Future Block Master Plan 1 Elementary School Neighbourhood Park Parkette --------- Trail O _ Environmental Protection Area 0 Environmental constraint * _ Stormwater Management Facilities Urbanized Stormwater Management watercourse Arterial Road Type A m m m Arterial Road Type B .■■■■n Arterial Road Type C Collector Road Prominent Intersection co 0 3 ID m D N C c CD Schedule A LAND USE, TRANSPORTATION, PARKS AND OPEN SPACE Brookhill Neighbourhood Secondary Plan April 2021 Note: *Area subject to further environmental study APPENDIX A Attachment 1 to Report PDS-028-21 BROOKHILL NEIGHBOURHOOD SECONDARY PLAN SUSTAINABLE URBAN DESIGN GUIDELINES May 2021 • DRAFT 4 WThePlanning Clarftwn im Partnership Page Left Intentionally Blank TABLE OF CONTENTS 1. INTRODUCTION 1 1.1 Purpose 3 1.2 Interpretation & Implementation 3 of the Guidelines 3 1.3 Vision 3 1.4 Principles 4 1.5 Community Structure 6 2. THE PUBLIC REALM 9 2.1 General 9 2.2 Local Corridor 10 2.3 Prominent Intersection 11 2.4 Roads 12 2.5 Transit Supportive Guidelines 24 2.6 The Open Space System 25 2.7 Active Transportation 34 3. THE PRIVATE REALM 37 3.1 Low -Rise Buildings 38 3.2 Mid -Rise Buildings 47 3.3 Commercial Buildings 50 3.4 Public / Institutional Buildings 52 4. GREEN INFRASTRUCTURE AND BUILDING 55 4.1 Energy Conservation 55 4.2 Water Use and Management 57 4.3 Material Resources and Solid Waste 58 4.4 Air Quality 58 4.5 Lighting 59 4.6 Green Buildings/Green Sites 60 4.7 Stewardship and Education 61 BROOKHILL NEIGHBOURHOOD SECONDARY PLAN • SUSTAINABLE URBAN DESIGN GUIDELINES Page Left Intentionally Blank LIST OF FIGURES Figure 1: Existing Context 2 Figure 2: Demonstration Plan 5 Figure 3: Community Structure 7 Figure 4: Type A Arterial Cross-section and Plan 14 Figure 5: Type B Arterial Cross-section and Plan 15 Figure 6: Type C Arterial Cross-section and Plan 17 Figure 7: Collector Road Cross-section and Plan 18 Figure 8: Local Road Cross-section and Plan 20 Figure 9: Rear Lane Cross-section and Plan 21 BROOKHILL NEIGHBOURHOOD SECONDARY PLAN • SUSTAINABLE URBAN DESIGN GUIDELINES M 1 . INTRODUCTION The Brookhill Neighbourhood is located north of the Bowmanville West Town Centre, and south of Nash Road. Its easterly boundary is the Bowmanville Creek valley and the historic community of Bowmanville. Its westerly boundary is the limit of the Urban Area for Bowmanville. The area for the Brookhill Neighbourhood is approximately 300 hectares (740 acres) in size. Of that total, one third of the area contains natural features and approximately 100 hectares south of the Longworth Avenue Extension, has been either built or approved for development. The Secondary Plan Area is anticipated to achieve a minimum total planned population of approximately 7,400 residents and 2,700 units. The Brookhill Neighbourhood Sustainable Urban Design Guidelines (Guidelines) work together with the policies of the Brookhill Neighbourhood Secondary Plan to provide the Municipality with a sound and rational framework for the assessment of development applications. The Guidelines is a comprehensive document that encourages and guides development at a level of planning and design that focuses on the community Large canopy street trees provide shade. as a whole. The guidelines may be general in nature but will direct the ongoing development of the Brookhill Neighbourhood in a balanced manner and according to the principles of good urbanism and high -quality urban design. In particular, the Guidelines seek to protect and reinforce the community's built characteristics and shape the public and private realms, including streets, public spaces and buildings, reflecting the key themes of sustainability, environmental protection, and healthy, complete community to achieve the vision of the Brookhill Neighbourhood Secondary Plan. The Guidelines build on the Municipality of Clarington Council's sustainable `green lens' approach to achieve sustainable development. Sustainable development requires a balance of a healthy environment, economy, and society. Mindful of that, the guidelines provide a design vision and guidance for the Brookhill Neighbourhood by addressing the nature, intensity, quality, and level of sustainability in both the public and private realms — while still ensuring that the key themes of all other goals and objectives of the Secondary Plan are achieved. BROOKHILL NEIGHBOURHOOD SECONDARY PLAN • SUSTAINABLE URBAN DESIGN GUIDELINES lal o Knox Christian 3 School v Charles Bowman <. Q Public School ZF o Bons Park Q 0 w Scugog Street Park C° St. Stephen w Catholic SS L4 Longworth Ave Kawartha Pine L'{� - Ridge District - School Board Q Ma le Grove Q Harvey Jones Park O p United Church Rehoboth Christian' Q�Ifll�l��! ReformedChurch ti��l!NV01f1 grOakhill a Durham Region 0�ay2 n Liberty Pentecostal Church Pplice Services - t S Claringto`n entrall SSQ O Q 0 Garnet B. Q Fire Rickard g Stre�t> �,Q . = Station Recreation dt-,Anore ws Complex Presbyterian �.' Green Park Q Q Blaisdale Montessori 0 Holy Family CES� School 1.1 Purpose The purpose of the Guidelines is to prepare the Municipality of Clarington for future development within the community of the Brookhill Neighbourhood. The Guidelines are to be used as an evaluation tool for development applications. They are to be used by: • Municipal Council and Committees when evaluating whether an application meets the Municipality's vision for development in the Brookhill Neighbourhood; • Municipal staff and external agencies when reviewing development applications and as a reference for design decisions for Municipality proposed studies and projects; • The development industry including but not limited to developers, consultants and property owners to demonstrate how their proposals align with the Municipal vision for the Brookhill Neighbourhood; and • The public for use of greater awareness of the benefits of urban design in their community. 1.2 Interpretation & Implementation of the Guidelines The Guidelines are intended to implement the Secondary Plan direction for the Brookhill Neighbourhood and provide greater clarity on urban design, streetscapes, built form, and sustainability initiatives. The Guidelines are to be read in conjunction with, and complement the policies of the Brookhill Neighbourhood Secondary Plan, objectives and policies of the Municipality of Clarington Official Plan, the provisions of the Municipality of Clarington Zoning By-law, the Priority Green Development Framework and Implementation Plan, and other guidelines. The Guidelines, in concert with the Secondary Plan policies, will be used to evaluate development applications in order to ensure that a high level of urban design and the intended level of sustainability is achieved. Notwithstanding the foregoing, the provisions of the Secondary Plan shall prevail over the provisions of these Guidelines in the event of any conflict. The developers and staff will review other guidelines (e.g. lighting, landscaping) through the review process. BROOKHILL NEIGHBOURHOOD SECONDARY PLAN • SUSTAINABLE URBAN DESIGN GUIDELINES 3 1.3 Vision The Brookhill Neighbourhood is envisioned as a vibrant, pedestrian oriented community that promotes high quality design practices centered on energy conservation, efficiency, and environmental sustainability. It is intended that the Secondary Plan Area will develop as a healthy and complete community with distinctive, liveable neighbourhoods, integrated and connected green spaces, and efficient transportation, transit, and trails systems. Please refer to Figure 2 for the Demonstration Plan that provides the overall vision for the Brookhill Neighbourhood. 1.4 Principles To realize the vision for the Brookhill Neighbourhood, the Guidelines shall support the Secondary Plan to achieve the following principles which will guide how the community will be physically arranged, and its component elements shaped, these include: Foster an adaptive and resilient community through the responsible use of resources to ensure long-term sustainability, reduce greenhouse gas emissions, demands for energy, water, and waste systems, and the impacts of climate change. • Provide for an accessible, connected, and integrated system of parks, open spaces, and multi -use trails, that are linked to natural features creating opportunities for daily physical activity and supporting needs of residents of all ages and abilities. • Create a complete, healthy, attractive, safe, Promote design excellence through a well - inclusive, pedestrian -oriented, and accessible designed and contextually appropriate community for the present and future residents community that celebrates the scale and form of of the Brookhill Neighbourhood throughout all the existing natural and built character. stages of their lives. • Provide a mix of housing opportunities and building types throughout the community to meet the needs of people at different stages of their life and with varying socio-economic circumstances. • Protect, restore, and enhance local and regional ecosystems to conserve biodiversity, ecological integrity, and function. • Support a connected and accessible multi -modal transportation network that gives priority to the creation of complete streets and the provision of active transportation and transit infrastructure to ensure all persons have transportation options. • Preserve and enhance existing cultural heritage landscapes and incorporate these features into the evolving future landscape. • Promote efficient development and land use patterns and coordinated planning for transportation and municipal services to sustain the financial well-being of the municipality over the long term. 4 LEGEND ® BNSP Boundary ® Medium Density Local Corridor Medium Density Residential Low Density Residential ® Neighbourhood Centre _ Village Corridor ® Future Block Master Plan 1 Elementary School ® Neighbourhood Park Parkette •••.••••• Trail Environmental Protection Area 0 Environmental Constraint _ Stormwater Management Facilities (SWM) Urbanized Stormwater Management Watercourse Arterial Road Collector Road Local Road --------- Rear Lane Prominent Intersection Gateways Views Figure 2. Demonstration Plan BROOKHILL NEIGHBOURHOOD SECONDARY PLAN • SUSTAINABLE URBAN DESIGN GUIDELINES 5 1.5 Community Structure The Brookhill Neighbourhood's Community Structure is a collection of high level structuring elements that shape the components of the Brookhill Neighbourhood. The Community Structure elements include the following: • Open Space System • Road Network • Parks System • Residential Neighbourhoods • Commercial Areas • Institutional Places Open Space System The Open Space System includes the natural heritage system which is the initial structuring element around which all other elements are built. The natural heritage system includes all core natural heritage features, such as wetlands, woodlands, and tributaries and shall be protected, restored, and enhanced to create continuous green corridors. The features of the Bowmanville Creek and Brookhill Tributary contribute strongly to Community Structure. The Bowmanville Creek defines the eastern boundary of the Secondary Plan area and the Brookhill Tributary forms the basis for naturalized channels that run through much of the Secondary Plan area. Road Network The Road Network includes the major connector roads within the Brookhill Neighbourhood. The road network will follow a modified grid pattern to ensure a permeable and connected system of roads that allow for direct routes into, through, and out of the community. The road network will be developed under the principle of "complete streets" and will accommodate appropriate facilities for the movement of pedestrians, cyclists, transit, and vehicles. Bowmanville Avenue is identified as a Local Corridor in the Official Plan and will support transit and opportunities for active transportation facilities including a multi -use trail. Parks System The parks system should be designed to provide a fair distribution of amenity spaces for a range of users in a linked network. The parks system includes Neighbourhood Parks, parkettes, urban squares, and a trail network. Parks are located throughout the community and are centrally located to ensure that residents are within 400 metres (5 minute walk) of an open space. This encourages daily physical activity and creates a central focus and gathering space for the neighbourhoods. Where appropriate, stormwater management ponds will include areas for passive recreation, through paths and trails, and as visual extensions of the parks system. Residential Neighbourhoods The Residential Neighbourhoods will be planned and designed as accessible, pedestrian -oriented areas that are distinct in character and connected within the larger Brookhill Neighbourhood. The Residential Neighbourhoods will include a mix and diversity of housing types to ensure variety and choice. The Residential Neighbourhoods include low density housing such as single detached, semi- detached, and townhouse dwelling types; medium density housing, such as townhouses, and low-rise apartment buildings; and high density housing with mid -rise apartment buildings. Medium and high density housing will be distributed along collectors and arterials with the highest density housing focused along Bowmanville Avenue. 6 Commercial Areap Commercial areas have been included in the Brookhill Neighbourhood to provide opportunities for amenities and services within approximately 800 metres (10 minute walk) of residents. Two community elements include a Village Corridor and a Neighbourhood Centre. Commercial Areas 1 Institutional Places Institutional Places Elementary schools have been located central to the neighbourhood to support children walking to school. Elementary schools also act as a neighbourhood focal point and in some locations have been located adjacent to a neighbourhood park creating opportunities for the sharing of facilities. Figure 3. Community Structure BROOKHILL NEIGHBOURHOOD SECONDARY PLAN • SUSTAINABLE URBAN DESIGN GUIDELINES 2. THE PUBLIC REALM As the population of the Brookhill Neighbourhood continues to grow, it will require a public realm that continues to support and enhance the needs of its existing residents, new residents, and visitors. This includes a variety and hierarchy of spaces for community gathering and every day activities such as walking, sitting, socializing, and engaging in street life, actively and passively. A comprehensive understanding of how the components of the Public Realm Network work together and complement each other and their adjacent uses, will lead to a more connected, accessible, and logical network of pedestrian friendly spaces throughout the Brookhill Neighbourhood. Moving people into, out of, and through the community easily and safely, and providing a variety of public spaces for socializing and recreation, is a priority. 2.1 General A pedestrian -oriented environment encourages walking. 1. Encourage opportunities for vibrant, diverse and pedestrian -oriented urban environments that provide for public safety, changing experiences, social engagement, and meaningful destinations. 2. Provide for mixed -use neighbourhoods that are walkable with connected public gathering places, where opportunities for social interaction are increased and services can be provided within easy walking or cycling distance or by use of public transit. 3. Promote internal connectivity and multiple connections to the community at large, taking into account the existing and proposed urban structure of adjacent and adjoining areas. 4. Ensure a typical walking distance of 400 metres (5 minute walk) to daily activities, such as transit (local bus routes), elementary schools, active parks, and modest services, or 800 to 1,600 metres (10 to 20 minute walk) to higher order transit or the Neighbourhood Centre or Village Corridor. An enhanced public realm with plantings and paving materials. BROOKHILL NEIGHBOURHOOD SECONDARY PLAN • SUSTAINABLE URBAN DESIGN GUIDELINES 9 5. Provide for an interconnected network of sidewalks, bicycle routes, transit, and multi- use trails ensuring proper integration with surrounding neighbourhoods and a variety of destinations, allowing for continuous movement throughout the community. 6. Utilize wider sidewalks to support social distancing and ensure access to green space through a variety of park spaces above and beyond requirements. 7. Design the street layout to ensure efficient walking routes to schools, centres, transit, and other key destinations. Provide continuous sidewalks, or equivalent provisions for walking, on both sides of the road. 8. Implement traffic calming measures such as on -street parking, reduced lane widths, public laneways, raised intersections, curb bulb -outs, and/or traffic circles to reduce vehicular traffic speeds and to ensure safe walking and cycling environments. 9. Provide neighbourhood permeability by designing blocks to be generally no more than 200 metres to promote active transportation, discourage excessive driver speed, and disperse traffic movements. 2.2 Local Corridor Bowmanville Avenue is a Local Corridor north of Longworth Avenue. The Local Corridor is the route for future transit services and the location of the highest densities in the Brookhill neighbourhood. 1. Local Corridors are the primary corridors for all transportation modes and shall be designed to support future transit with high densities and a mix of uses. 2. Within the Local Corridor the greatest heights and highest density buildings shall be located on the Local Corridor frontage, with height and density decreasing as a transition to lower density designations. 1 400m walking distance tor, daily activities such as active recreational uses I �1i J 800 to 1600m walking distance to higher order transit and commercial uses Typical walking distances to amenities and services 10 Local Corridor r nn�, P Prominent Intersection P Local Corridor and Prominent Intersection. Corner building as a gateway feature. 3. Compact urban form and development patterns are encouraged in Local Corridors to support higher density built form and transit services, while fostering vibrant, attractive public and private realms. 4. Development within the Local Corridor shall incorporate a high -quality built form through appropriate architectural and landscape treatment to provide a complementary interface between the public and private realms. 2.3 Prominent Intersection A Prominent Intersection is located at Bowmanville Avenue and Longworth Avenue. Prominent Intersections apply to all four corners of the intersection and will form the primary gateway into the community. These areas shall also have the greatest concentration of commercial uses. 1. Prominent Intersections shall be designed to be community focal points. The significance of the Prominent Intersection will be emphasized through building massing, architectural treatment and materials, street furniture, landscaping, and public art. 2. The intersection will be the primary gateway into the Brookhill Neighbourhood and will feature a variety of uses that highlight its importance. The commercial use buildings in the Neighbourhood Centre shall provide special architectural elements such as corner design, massing and height, awnings, and entrance door features. 3. Privately owned publicly -accessible plazas shall be located at the Prominent Intersection to contribute to its visual prominence, reinforce its role as a gateway, improve the relationship of built form to the public right-of-way, and contribute to the area's identity. BROOKHILL NEIGHBOURHOOD SECONDARY PLAN • SUSTAINABLE URBAN DESIGN GUIDELINES 11 2.4 Roads Throughout the Brookhill Neighbourhood roads shall be designed as complete streets to facilitate the movement of all users in a safe and accessible environment. The road network includes a hierarchy of street types, as follows: • Arterial Roads • Collector Roads • Local Roads • Rear Lanes The specific technical details of the road cross - sections (i.e. plant material, engineering standards) will be determined through the appropriate design review process. 2.4.1 General 1 E 3. 4. 5. All Roads will be safe, accessible, secure and shall implement the relevant policies of the Accessibility for Ontarians with Disabilities Act. Design the road and block pattern to emphasize connections and walkability both internally and with surrounding neighbourhoods, through a grid or modified grid pattern discouraging cul- de-sacs, p-loops, and crescents, except where necessary due to grading and topography. Back -lotting or reverse lot frontages shall be avoided where feasible and not considered unless demonstrated to be the only option. For blocks with grade -related residential units, encourage street and block alignments within 25-degrees of geographic east -west to maximize passive solar orientation of buildings. The design of all roads shall include defined and, wherever possible, continuous zones for plantings, street furnishings, utilities, pedestrian sidewalks, bicycle lanes or cycle tracks, and vehicular pavements. 6. Sidewalks shall be constructed to municipal standards and accommodated on all street types, generally on both sides of the street, to facilitate pedestrian and bicycle circulation. 7. Cycling infrastructure shall be accommodated on all street types, except for Local Roads and Rear Lanes. 8. Plant street trees to expand and enhance the urban tree canopy while providing shade over sidewalks. 9. Introduce green infrastructure, such as bioswales, within the public right-of-way to enhance ground water infiltration and improve water quality as part of a comprehensive water management plan, subject to Municipal approval. 10. Roads should terminate at public facilities or landmark buildings, where possible. 11. Provide a comprehensive and consistent approach to the design of the elements that make up the street environment to enhance the character of Brookhill and contribute to creating a sense of place. These elements include street furnishings, street lighting, and plantings. An strong street presence created through on street parking, wide sidewalks, special paving, street trees, landscaping, and street furniture. 12 2.4.? Arterial Roads Refer to Table C-2 in Appendix C of the Official Plan for criteria for road classification types in the Municipality. Type A Arterial — Bowmanville Avenue Bowmanville Avenue is an Arterial Road that bisects the Brookhill Neighbourhood, its surrounding neighbourhoods, and the broader Municipality of Clarington. Bowmanville Avenue will accommodate a range of travel modes, including passenger vehicles, transit, cyclists, and pedestrians. Please refer to Figure 4 for a cross-section and plan of Type A Arterials and the components that comprise the right-of-way. 1. Bowmanville Avenue shall have a maximum right-of-way of 36.0-metres. 2. Bowmanville Avenue will include boulevards on both sides of the pavement area, 2.0 metre sidewalk on the west side and a minimum 3.0 metre separated multi -use path on the east side. 3. A raised centre median shall be a minimum of 5.0 metres and will include trees, shrubs, and ground covers. 4. Transit facilities will be provided on Bowmanville Avenue. 5. rA Individual, direct access for any individual development proposal or residential land use to Bowmanville Avenue is generally not permitted. Signalized intersections will be installed, where approved by the Region of Durham, to provide access to existing development and the primary road network. Where feasible, right-in/right-out access is permitted. Buildings that abut Bowmanville Avenue shall present a facade with architectural detailing and landscape features that address the Bowmanville Avenue frontage. Additional tree plantings and vegetated berms shall be incorporated into the road allowance or in adjacent areas. Type B Arterial — Green Road, Nash Road, and Longworth Avenue (west of Green Road) Type B Arterial Roads provide important connections between residential neighbourhoods and other community functions. They accommodate a range of travel modes, including passenger vehicles, transit, cyclists, and pedestrians. Please refer to Figure 5 for a cross-section and plan of Type B Arterials and the components that comprise the right-of-way. 1. Type B Arterial Roads will have a maximum right-of-way of 30.0 to 36.0 metres. 2. Green Road and Nash Road shall have a right- of-way width of 30.0 metres with two through lanes and a centre median/centre left -turn lane to accommodate right -turn lanes and/or bus stop bays/lanes. 3. Longworth Avenue, west of Green Road, shall have a maximum right-of-way width of 36.0 metres with four through lanes. 4. Type B Arterials will include boulevards on both sides of the pavement area, sidewalks on both sides, and a 3.0 metre cycle track on one side. 5. Transit facilities may be accommodated on any Type B Arterial Roads. 6. Individual direct access to any development site abutting a Type B Arterial Roads shall be limited to minimize disruptions to traffic flow and to maximize safety and the attractiveness of the road. 7. Buildings that abut Type B Arterial Roads shall present a facade with architectural detailing and landscape features that address the road frontage. BROOKHILL NEIGHBOURHOOD SECONDARY PLAN • SUSTAINABLE URBAN DESIGN GUIDELINES 13 Type A Arterial - Bowmanville Avenue N N CL m t N !0 {0 a A 16 N t 4 3 Cl y Cm N N N N Of W N C 3 C 7 £ C 7 N I a'� c. a E I E i Boulevard Roadway Boulevard 36.Om Figure 4. Type A Arterial cross-section and plan 14 Type B Arterial - Green Road/Nash Road Y N a Y u a O N C c o N m y e d a c Y C 5 3N a3H N C- • > > C •E L� Vl C ! C 16 r W E " C f6 f0 V Q C ; w Q Q m Q Boulevard Roadway Boulevard 30.Om Figure 5. Type B Arterial cross-section and plan BROOKHILL NEIGHBOURHOOD SECONDARY PLAN • SUSTAINABLE URBAN DESIGN GUIDELINES 15 Type C Arterial — Longworth Avenue Type CArterial Roads provide important connections between residential neighbourhoods and other community functions. Longworth Avenue, east of Green Road, will provide an east -west connection for the Brookhill Neighbourhood. Please refer to Figure 6 for a cross-section and plan of Type C Arterials and the components that comprise the right-of-way. 1. Type C Arterial Roads will have a maximum right-of-way width of 30.0 metres. 2. Type C Arterials will include boulevards on both sides of the pavement area, and sidewalks and cycle tracks on both sides of the right-of-way. 3. The streetscape along Longworth Avenue should include wider sidewalks to accommodate public spaces, cafe patios, street trees/planters, street furniture, and future transit shelters. Opportunities for green infrastructure should be considered. 4. Transit facilities may be accommodated on any Type C Arterial Roads. 5. A raised centre median shall be a minimum of 4.0 metres and will include trees, shrubs, and ground covers. 6. Parking lanes or lay-by parking must be provided within the Village Corridor designation to support the permitted ground floor retail of mixed -use buildings. 7. Individual direct access to any development site abutting a Type C Arterial Road shall be limited to minimize disruptions to traffic flow and to maximize safety and the attractiveness of the road. Within any area designated as a Village Corridor individual direct access from a Type C Arterial Road to any development site shall be limited and subject to approval. 8. Buildings that abut Type C Arterial Roads shall present a facade with architectural detailing that address the road frontage. y e'L � M__ - MI. __ - Rear Lanes and lay-by parking in mixed -use areas removes the vehicle from active traffic movement and supports access to commercial uses. 16 Type C Arterial - Longworth Avenue (east of Green Road) Y Y _0md C C N N N W 'O p� y Y Y C 0 _ m I 13 a s O R R v R C �a O t C > > E > > C I O. fl_ I Boulevard Roadway Boulevard 30.Om Figure 6. Type C Arterial cross-section and plan BROOKHILL NEIGHBOURHOOD SECONDARY PLAN • SUSTAINABLE URBAN DESIGN GUIDELINES 17 Collector Roads A L 3 C R A A C C C C R L p R N N N N C y .a C N p N N Ol > C_ N I w U m C r w N I a I C' C a a a Boulevard Roadway Boulevard 26.Om Figure 7. Collector Road cross-section and plan 18 2.4.3 Collector Roads Collector Roads connect to Arterial Roads and provide primary connections to Local Roads. Please refer to Figure 7 for a cross-section and plan of Collector Roads and the components that comprise the right-of-way. 1. Collector Roads shall have a maximum right-of- way of 23 to 26.0 metres. 2. Collector Roads may include optional 3.0 metre on -street parking on both sides of the road. 3. Collector Roads will have boulevards on both sides of the pavement and will accommodate a grass verge with street trees and sidewalks on both sides. Separated cycle tracks or shared space for cyclists should be provided with or without separation from traffic lanes. 4. Transit facilities maybe located on any Collector Road. 5. Individual direct access to any development site shall be limited to minimize disruptions to traffic flow and to maximize safety and the attractiveness of the road. 6. Buildings that abut Collector Roads shall present a facade with architectural detailing and landscape features that address the road frontage. 2.4.4 Local Roads Local Roads connect to Collector Roads and link with public spaces. Please refer to Figure 8 for a cross-section and plan of Local Roads and the components that comprise the right-of-way. 1. Local Roads should be designed with a maximum right-of-way width of 17.0 to 20.0 metres. 2. The road surface, including a parking lane on one side of the road (that could alternate to both sides of the road) shall be a maximum of 8.5 metres. 3. Boulevards on both sides of the pavement will accommodate a grass verge with street trees and sidewalks on both sides is encouraged. 4. Individual direct access onto Local Roads is permitted. 5. Buildings that abut Local Roads shall present a facade with architectural detailing and landscape features that address the road frontage. 6. Local Roads that are intended for use over shorter distances may be designed with a reduced maximum right-of-way width of 17.0 metres, with reduced boulevard widths on each side to accommodate utilities. Single -Loaded Roads Single -loaded Roads can be Collector or Local Roads that typically run adjacent to natural features or significant natural areas. As such, they provide the opportunity to enhance the character of the community. 1. Single -loaded Collector or Local Roads adjacent to natural features will provide unobstructed views to the natural areas and, where appropriate, accommodate a trail along the edge of the street for active uses, such as walking and cycling. 2. Include opportunities for pedestrian amenities such as benches and interpretive signage. 3. Single -loaded Local Roads along Bowmanville Avenue will have a reduced right-of-way of 15.0 to 18.0 metres and sidewalks on both sides. Bowmanville Avenue will accommodate a multi- use path along the west side of the road for active uses, such as walking and cycling 4. Include robust landscaping in the public right-of- way, including distinct deciduous canopy trees and shrubs. BROOKHILL NEIGHBOURHOOD SECONDARY PLAN • SUSTAINABLE URBAN DESIGN GUIDELINES 19 Local Roads Y -0 0I N 0 0 0 N 01 '0 01 N Y CO I 3 R r I y Y Y A L 3 N I a C _ C N 0 N > N C 0 °' N a I I Boulevard Roadway Boulevard I 20.Om Figure 8. Local Road cross-section and plan 20 2.4.5 Rear Lanes The use of Rear Lanes provides significant benefits such as enabling continuous street tree planting and creating safer pedestrian environments through the removal of driveways from the street edge. Rear Lanes may be used in key locations where private access along prominent streets should be minimized. Please refer to Figure 9 for a cross- section and plan of Rear Lanes. 1. 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. 2. Where low- and medium -density residential developments are dominant, Rear Lanes are encouraged to eliminate the need for front -yard garages and front -yard driveways. 3. Rear Lanes must abut a public road and shall not immediately connect to another Rear Lane. 4. Garages fronting onto Rear Lanes should be carefully arranged in groupings to encourage an attractive visual environment. 5. 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. 6. In locations of high public exposure, such as flankage lots, lots adjacent to walkways, and end lots, the exposed flankage face of the rear garage should be given the same design consideration as the principal dwelling with compatible architectural elements, details, and materials. 7. The use of permeable paving materials shall be encouraged in lane construction in areas where sufficient drainage exists. Rear Lanes �I I CIf L I 2I I I I I I I I I I I 10 R Roadway 8.5m Figure 9. Rear Lane cross-section and plan BROOKHILL NEIGHBOURHOOD SECONDARY PLAN • SUSTAINABLE URBAN DESIGN GUIDELINES 21 2.4.6 Streetscape Elements Sidewalks 1. Sidewalks should be continuous throughout the community and constitute an integral part of the pedestrian system to promote active transportation and should be designed as follows, where appropriate: • 1.5 metres on local roads; • 1.5 to 2.0 metres on collector and arterial roads; • 2.0 to 3.0 metres in high pedestrian areas in the Village Corridor and Neighbourhood Centre, particularly where retail is provided along the street; and • 3.0 to 4.0 metre wide boulevard multi -use path (e.g. on Bowmanville Avenue) provided in lieu of a sidewalk. In all cases, sufficient space shall be provided for street furnishings, public utilities, tree plantings, and transit shelters. 2. In order to accommodate the needs of persons with disabilities and the elderly, sidewalks should be designed to applicable Municipal standards. Street Trees and Planting 3. Plant street trees to contribute to the urban tree canopy, to incorporate a buffer to separate the pedestrian from moving vehicles, and to create a canopy and shade over sidewalks in order to reduce heat island effect and enhance pedestrian comfort and safety. 4. Where appropriate, plant drought resistant and salt tolerant landscaping within medians to visually soften the pedestrian environment. 5. Ensure a comprehensive planting and soils strategy based upon species diversity, resiliency, and urban tolerance. 6. A diversity of plant material, avoiding invasive species, should be delivered along each street. 7. Incorporate enhanced landscape strips into the streetscape to provide a buffer between pedestrians and moving vehicles. Sidewalks with street trees to provide shade. Planters and benches concentrated at key intersections. Decorative paving and wider sidewalks. 22 Street Furniture 8. Concentrate street furniture in areas with the highest pedestrian traffic, such as the Village Corridor, the Neighbourhood Centre, and parks. 9. Provide for a coordinated family of street furnishings that include street lights, seating, waste and recycling receptacles, community information boards, bollards, bicycle lock -ups, paving, and planters. Signage 10. Develop a comprehensive wayfinding strategy, including directional signage and mapping at key locations and intersections. Pedestrian Crossings 11. In order to promote walkability and a pedestrian - focused environment, provideaformal pedestrian crossing at every four-way intersection in high pedestrian areas. 12. Provide signalized pedestrian crosswalks at locations where important destinations and/or significant walking traffic is anticipated, such as near retail shops, schools, and places of worship, provided traffic warrants and minimum spacing requirements are met. Lay-by parking to support commercial development in the Village Corridor. 13. Pedestrian crossings will have a minimum width of 3.0 metres, be continuous, and connected to adjacent sidewalks. 14. To enhance pedestrian crossings visibility and quality, utilize distinctive feature paving through the use of alternative pavement markings or materials to minimize the conflict between vehicles and pedestrians. 15. Minimize the height of curb cuts to facilitate wheel -chair and stroller usage in high pedestrian areas. On -Street Parking On -street parking functions as a traffic calming device to slow traffic and acts as a safety buffer separating the pedestrian realm from vehicles. 16. Parking should be provided on at least one side of the street for local and collector roads. 17. Provide lay-by parking or on -street parking bays on both sides of the road in the Village Corridor. BROOKHILL NEIGHBOURHOOD SECONDARY PLAN • SUSTAINABLE URBAN DESIGN GUIDELINES 23 2.5 Transit Supportive Guidelines A complete community must ensure that a compact, mixed use development with a variety of residential forms, makes transit feasible, efficient, and accessible to all sectors of the public. Transit supportive systems require densities and development patterns that connect people of all ages to homes, jobs, and other places linked to their lifestyles. Transit supportive developments support the efficient use of transit facilitates, help to reduce greenhouse gases, and improve public health. 4. Ensure the coordination of the transit network with the multi -use trails and paths system to enhance accessibility to transit. 5. Provide a range of transit facility amenities including but not limited to: weather protection, seating, garbage and recycling receptacles, lighting, route information, and automated fare machines at all major transit stations. 6. Surface texture changes should be provided at transit stops to assist the visually challenged in locating the stop and/or shelter location. 1. Promote transit -oriented development as a 7. Support bike use through the provision of bike priority tool to achieve sustainable and complete racks, bike storage, and lockers at transit stops communities. and stations. 2. Provide local transit within walking distance 8. Where four-sided transit shelters are not of residential development to support active possible, provide overhead open-air canopies transportation such as walking and cycling, and to protect transit users from sun, rain, and snow. to reduce automobile dependence. 3. Transit stops should be located as close to intersections as possible, and their location coordinated with trail connections and building entrances. Transit stop along a mixed use corridor that provides a canopied bus shelter, benches, bicycle parking, plantings, and garbage facilities. 24 Integrate the natural heritage system with the community. Incorporate recreational opportunities such as cycling trails abutting the natural heritage system to encourage physical activity. 2.6 The Open Space System The Open Space System is a major functional, structural, and aesthetic component of the Brookhill Neighbourhood and should be designed to provide a fair distribution of amenity spaces for a range of users. The natural environment, urban forest, parks, open space, and trail systems are essential components of a healthy, sustainable community ensuring residents have convenient access to a connected and diverse range of recreational opportunities. 2.6.1 Natural Heritage Features The Natural Heritage System (NHS) contributes to the community's character and is a key structural element of the Brookhill Neighbourhood. The following guidelines aim to protect, restore and enhance the natural heritage system, while mitigating any existing or potential negative impacts due to urbanization and development. They ensure existing natural and environmental lands are woven into the fabric of the community as key features providing richness in the parks and open space system. 1. Significant natural heritage features and functions, linkages between NHS features, and tableland vegetation shall be protected, restored, and enhanced, where appropriate. 2. Integrate the NHS as a key structural element by providing appropriate views, vistas, and connections to the NHS by utilizing terminal views at the ends of prominent streets and by providing for a range of development interfaces to ensure opportunities for pubic visual and physical access, while also limiting access where necessary. 3. Ensure connectivity between natural heritage features, maintaining, and where possible improving or restoring corridor function. BROOKHILL NEIGHBOURHOOD SECONDARY PLAN • SUSTAINABLE URBAN DESIGN GUIDELINES 25 4. Consider local east -west connections, provided through such elements as parks and/or trails, to provide linkages between the primarily north - south NHS. 5. Connect and integrate the NHS with the open space network and the local and regional trail systems to buffer and expand ecological features and functions, as opportunities arise. 6. Natural heritage features should be physically and visually accessible from the abutting roads, where appropriate. 7. The preservation of existing vegetation is encouraged. Valleylands 8. Where appropriate, provide opportunities for passive recreation along the Bowmanville Creek valleylands. 9. Provide naturalization planting and restoration to enhance urban ecology and function of valleyland features. Wetlands 10. Provincially Significant Wetlands are located in the Environmental Protection Area of the Secondary Plan. These areas shall be protected and access discouraged. 11. Where limited pedestrian access is permitted provide trails only where there is no long term impact to the existing vegetation and wildlife communities. Opportunities for walking trails along the natural heritage system. Where appropriate, trails to woodlots should be connected to the public sidewalk. Bowmanville Creek Valley. 26 Woodlands 12. Preserve and expand existing tree cover to connect and buffer protected woodlands and other natural areas and to mitigate heat island impacts. 13. Provide opportunities for naturalized plantings and landscape restoration to enhance and help to establish local ecological features. 14. Protect the water table and drainage patterns to ensure the long term sustainability of existing woodlots within development areas. 15. Discourage direct access from private properties backing onto woodlands. 16. Limit pedestrian access through trails and provide only where there is no long term impact to the existing vegetation and wildlife communities. 17. Discourage lighting to protect ecological features and functions of the woodland natural setting. Street tree canopy contributes to the urban forest. Urban Forest Trees provide ecological services that benefit human and environmental health, such as reducing the heat island effect, sequestering greenhouse gases, providing shade in the summer, separating pedestrians from vehicular traffic, and contributing to more appealing sidewalks and streets. 18. Provide robust species selection to anticipate climate change conditions and operational constraints. 19. Provide street trees on both sides of the road in the public right-of-way. 20. Encourage a diversity of tree species along each road that are non-invasive, drought and salt tolerant, and low maintenance. 21. A double rows of trees may be used in key areas, such as adjacent to parks and where a wider boulevard exists. 22. Encourage the delivery of alternative planting strategies along high -pedestrian areas such as Silva -cells, sufficient soil medium, continuous planting trenches, etc., to sustain long-term growth and healthier tree life. BROOKHILL NEIGHBOURHOOD SECONDARY PLAN • SUSTAINABLE URBAN DESIGN GUIDELINES 27 2.6.2 Parks and Open Spaces An open space network that is connected to the natural environment, and throughout the community, and provides for a variety of open spaces, parks, and recreation facilities creates opportunities for improved public health. Convenient access to these amenities encourages residents to walk and cycle, in addition to providing places for gathering, socializing, and active and passive recreation. 2.6.2.1 General 1. Incorporate Crime Prevention through Environmental Design (CPTED) principles into the design of parks to ensure clear views into and out of surrounding areas, including: • adequate lighting; • front buildings overlooking public spaces, especially playgrounds which should be highly visible to public streets and/or houses for informal surveillance; • clear signage that delineates permitted use • design for ease of access and egress; and, • mix of activity for constant use of the space. 2. New trees and landscaping within parks should be of a diverse, robust species selection, drought tolerant, contribute to the tree canopy objectives of the Municipality and Region, and where possible, salvaged from the site or the local area 3. Provide lighting to be Dark Sky/Nighttime Friendly compliant. 4. Incorporate LED lighting or solar powered lighting for natural trails, park pathways and other public spaces to reduce electric energy supply in the public realm. 5. Consider public art as focal points in open spaces to reflect the cultural heritage of the location. Public art can include memorials, sculpture, water features, or individual installations at visually prominent sites. Pathways encourage safe and efficient pedestrian circulation. Houses overlooking a playground provide a sense of security. Public Art serves as a defining feature for a public park. 28 2.6.2.2 Neighbourhood Parks The Neighbourhood Parks are located on the major road network and adjacent to the Natural Heritage System to support active transportation and connections to a community trail system. 1 2. 9 Neighbourhood parks shall be centrally located and within 400 to 800 metre radius (5 to 10 minute walking distance) of all residential uses within the neighbourhood it is serving This encourages daily physical activity and creates a central focus and gathering space for the neighbourhoods. Neighbourhood Parks should be sufficient in size (1.5 to 3.0 hectares) and configuration to accommodate a variety of active and passive recreational activities. Neighbourhood Parks should have significant frontage on a Local and/or Collector Road, with a minimum 60 metres of continuous frontage. 4. Pedestrian access to parks should be clearly defined with landscape or architectural elements to ensure an appealing park presence. 5. Locate Neighbourhood Parks adjacent to school sites, where appropriate, to allow for shared amenities, such as parking lots and recreational play fields. Construct playfields using innovative and appropriate durable turf treatments to minimize maintenance and extend the life of the playfield. 6. Provide on -street parking adjacent to the park as it creates a barrier edge. Parking can be either lay-by parking or on -street, depending on the scale of the park and the nature of the streetscape, local versus collector road. 7. Bicycle parking should be provided. Bike racks should be accessible and conveniently located adjacent to play areas and park entrances, with hard surfaces under the bike rack. Residential fronting onto the neighbourhood park, with areas for seating and shade. BROOKHILL NEIGHBOURHOOD SECONDARY PLAN • SUSTAINABLE URBAN DESIGN GUIDELINES 29 2.6.2.3 Parkettes A Parkette is a smaller component of the public open space system that is typically soft surfaced and serves the immediate adjacent population. 1 E 0 Parkettes are smaller parks that vary in size from 0.5 to 1.0 hectare and are accessible within a 400 metre radius (5 minute walking distance). These parks occupy smaller park blocks in residential areas and provide space for gathering and passive recreation. Locate parkettes to achieve significant public exposure and access. Urban design options include surrounding the park with streets or fronting dwellings directly onto the parkette to create visually attractive edges to these spaces and eyes -on the park. Parkettes should be designed with 50 percent public frontage but may be less where other design alternatives achieve public view and access. Public frontage can be a public road, a school, or natural heritage features. 4. Pathways should be provided which encourage safe and efficient pedestrian circulation. 5. Parkettes should provide areas of seating and shade. Parkettes provide areas of shade and seating. 2.6.2.4 Privately Owned Publicly -Accessible Spaces Privately Owned Publicly -accessible Spaces are intended to enhance the public realm by providing defined spaces for social interaction. They can include public squares, plazas, courtyards, walkways, passages, atriums, arcades, and park- like spaces. 1. Privately Owned Publicly -accessible Spaces shall have highly visible entries and be located within Local Corridors, particularly at Prominent Intersections and gateways. 2. They should be sited adjacent to key pedestrian connections and destinations to reinforce their role as community focal points, complementing the public realm of the Local Corridor. 3. They shall ensure a visually pleasing streetscape and contribute to the public realm through high - quality architectural and landscape design that creates a good quality integration with adjacent built form. Privately owned publicly -accessible spaces provide opportunities for cultural events, farmers' markets, and smaller -scale outdoor events. 30 2.6.2.5 Urban Agriculture Urban agriculture provides the opportunity for an alternative use of green space and as a transition in land uses such as community gardens and traditional farm areas at community peripheries. 1 2. Promote initiatives such as sustainable food production practices as a component of a new development. Development plans and building designs shall incorporate opportunities for local food production through: • Community gardens; • Edible landscapes; • Small scale food processing (i.e., community kitchens, food co-ops, community food centres); • Food -related home occupations/industries; • Small and medium scaled food retailers; and • Local market space (i.e., a farmer's market). Support urban agriculture as part of the neighbourhood's character and open space system, while also providing a transitional use between the natural and built environments. Measures to protect natural features must be considered. Urban agriculture supports sustainable local food production. 2.6.2.6 Gateways 1. Gateways should be designed to identify the intersection as an entry point into the community. 2. Gateway features, such as community signage, low walls, fencing or enhanced landscape treatment, shall be incorporated in the design of entry road intersections and shall be coordinated in design and materials with adjacent structures. 3. Primary roads into the community should include a planted centre median and other design features to signify their importance. 4. Intersections should have distinctive surface treatment for pedestrian crossings, including wider sidewalks and connections to bus shelters. Streetscape features to enhance a gateway entrance. BROOKHILL NEIGHBOURHOOD SECONDARY PLAN • SUSTAINABLE URBAN DESIGN GUIDELINES 31 2.6.2.7 Views and Vistas Enhancing the views of important community elements for residents can assist in the creation of a sense of place. The best way to achieve those views is through the orientation of streets and buildings. Streets shall be oriented to maximize views to the NHS and the Bowmanville Creek Valley. These views are an opportunity to reinforce these elements as landmark features. 1. Existing natural features should form the basis for directing views. 2. Streets should be oriented to reinforce vistas and views to natural features and open spaces. 3. Significant views are to be protected through the location and configuration of open space opportunities and made available to the public. 4. Where possible, community buildings such as schools, churches, and community facilities should be sited as view terminations. 2.6.2.8 Stormwater Management Facilities Stormwater management facilities should be developed in a manner that will yield the greatest environmental and amenity benefit to the neighbourhood, which can be achieved through first reducing stormwater run-off and flow to the ponds, and secondly, through the design and landscaping of the pond. Stormwater management facilities will be provided in accordance with Chapter 20 of the Official Plan and the Municipality's Engineering Design Guidelines and Standards Drawings Section 500, Stormwater Management Planting Guidelines. 1. Encourage innovative stormwater management design by incorporating stormwater management ponds as part of the open space system, integrated as a community amenity. 2. Enhance views and access to ponds by designing a portion of the pond to be bounded by either streets and/or open space. 5. Buildings that terminate views should be 3. Pond Design and Landscaping: designed as special landmark buildings. a. Ponds are located offline and may contribute to buffering environmental features; b. Ponds are landscaped to contribute to the urban tree canopy, add to the natural features of the community, and support wildlife habitat. c. Ponds are designed as key focal/visual features within the community in addition to functional objectives related to flow moderation and water quality; and d. Ponds are designed as part of the overall pedestrian and trail system with view points and interpretive signage. Public walking/ cycling trails encircle ponds and extend along stormwater channels. Natural heritage features should be located at the terminus of view corridors. 32 Ponds should blend with the natural landscape. Permeable pavers to support on -site stormwater infiltration. Ponds incorporated as an amenity with trails and lookouts. 4. Design stormwater management facilities to blend with the natural landscape. Where feasible, conceal inlet and outlet structures using a combination of planting, grading, and natural stone. 5. Consider on -site treatment of stormwater through the use of green infrastructure such as bioswales, at source infiltration, and permeable pavement. 6. Fencing of ponds is discouraged, except where necessary along rear or flankage residential property lines. 7. Landscape components such as look -outs, seating areas, fountains, and gazebos should be coordinated to complement the overall character of the pond. BROOKHILL NEIGHBOURHOOD SECONDARY PLAN • SUSTAINABLE URBAN DESIGN GUIDELINES 33 2.7 Active Transportation 2.7.1 Pedestrian and Cycling System Encourage active transportation as alternative modes of transportation, while supporting physical activity through the provision of a linked system of walking and cycling trails that ensure residents have increased access and mobility options to local destinations for work and play. Implement a network of continuous and varied active transportation facilities - inter -connected pedestrian and cycling routes and trails, walkways, sidewalks, bicycle lanes - that link the community with surrounding neighbourhoods, are integrated with existing and future public transit infrastructure and connected to regional/ local sidewalk and open space systems. 2. Encourage safe routes to schools by providing a network of connected local streets with inherent traffic calming measures (such as reduced lane widths, raised intersections, slower vehicle speeds, on -street parking, crosswalks) to ensure safe use by young pedestrians and cyclists. 3. Accommodate a cycling network that includes cycle tracks, bike lanes and off -road cycling or multi -use trails. Connect the cycling network to existing bike lanes and trails and follow the standards of the Transportation Master Plan. 4. The multi -use trail along Bowmanville Avenue and the cycle track on Type B Arterials, should be 3.0 to 4.0 metres in width to accommodate two directional travel. 5. Design shared off-street pedestrian and bicycle paths for the requirements of the route. Provide for a continuous, linked, legible, and clearly marked system of trails throughout the community, as part of the open space network with the separation of cyclists and pedestrians. Pedestrian walkways through parks. Bicycle parking should be provided at transit stops. Clearly marked cycling lanes. 34 Trails designed to accommodate a range of users. Wayfinding signage at trail heads. Trails designed using permeable materials. 6. Shared cycling infrastructure with vehicular traffic shall provide clear signage and markings. On Collector Roads, the bicycle lane may be painted a different colour to distinguish it from vehicular use. 7. Wherever possible, pedestrian and cycling routes should travel to or from transit stops and GO Transit. 8. Design trails to accommodate a range of users and abilities and be barrier -free, where appropriate. Curb -cuts must be provided to improve access at road crossings. The design and construction of trails shall comply with AODA standards. 9. Trails should be a minimum width of 2.0 metres to provide barrier -free access. Where trails are for multiple users, trails should be sized appropriately. 10 Trails for multiple users shall provide clear signage to indicate shared or dedicated uses. 11. Provide wayfinding signage and/or trail markers throughout the trail network. 12. Design trails to minimize and mitigate impacts on natural heritage features and locate within the edge of the vegetation protection zone (VPZ), where they are permitted. Consider the use of permeable materials for trail construction in areas where sufficient drainage exists. 13. Specifically focus lighting on primary trails at neighbourhood connections. Lighting is not acceptable in natural heritage features. 14. Use native, non-invasive species that can contribute to the urban tree canopy along trails abutting natural features and coordinate planting design to shade trails. BROOKHILL NEIGHBOURHOOD SECONDARY PLAN • SUSTAINABLE URBAN DESIGN GUIDELINES 35 3. THE PRIVATE REALM Single detached dwelling unit. Four storey apartment building with an articulated facade. Townhouse units fronting onto a pedestrian walkway. The private realm within the Brookhill Neighbourhood is comprised of the built form development blocks and their relationship to open spaces and roads with respect to their location. The residential, institutional, and commercial/mixed-use buildings within a community contribute to its character and can assist in further defining and complementing the public realm. Development of the private realm and built form shall be based upon principles of compact form, place -making, and design excellence. Place -making Place -making involves a multi -faceted approach to the planning, design, and management of private development including streetscapes. Place - making is the recognition and enhancement of a community's unique aspects/assets. Recognizing the unique aspects of a neighbourhood requires an understanding of its existing attributes and how they contribute to creating a recognizable and defined character. They assist in understanding the physical make-up of an area and help to identify what sets an area apart from its surrounding context. These attributes are collectively experienced from the viewpoint of the public street. Design Excellence Good urban design practices and sustainability guidelines will promote excellence in the design of the private realm. While the specifics of each development proposal may vary, the overall objectives will remain the same throughout the Brookhill Neighbourhood. The objectives will include: • creating distinctive and appealing streetscapes through attention to building design and detailing; • ensuring appropriate massing, materials, and building siting; • design compatibility; • identifying design requirements for specific priority lots having highly visible elevations; and • supporting a pedestrian friendly streetscape. This section of the document provides general guidance for the design of built form and how it should address the streetscape and open space in the private realm. BROOKHILL NEIGHBOURHOOD SECONDARY PLAN • SUSTAINABLE URBAN DESIGN GUIDELINES 37 3.1 Low -Rise Buildings Low-rise buildings will comprise the majority of new development in the Brookhill Neighbourhood. Low- rise building typologies include single- and semi- detached dwellings, townhouses, live -work units, stacked townhouses, back-to-back townhouses, and low-rise apartment buildings. Generally, with some exception noted in the Guidelines, low-rise buildings are not to exceed 4 storeys. 3.1.1 General Guidelines 1. New residential blocks shall contain a mix of unit types with a variety of elevations to ensure a diversity of housing types and to avoid a homogeneous streetscape. 2. Lots should be generally simple and rectilinear however, variations are permitted if deemed necessary based on environmental features, topography, property boundaries, or other limiting features. 3. All low-rise buildings shall demonstrate design excellence and compatibility with the surrounding context. Architectural detailing, landscape treatments, colour, and building materials shall be representative of the highest quality possible. 4. The height difference between adjacent low- rise buildings on the same block should not vary by more than 1 storey to maintain a consistent street wall. 5. Appropriate transitions in terms of height and massing should occur between buildings of different densities, particularly if they belong in the same block. 6. Garages and driveways should be located on the local road, off arterial or collector roads. 7. Air conditioning units, utility metres, and similar features should not be visible from the public realm and/or well integrated, recessed, and screened. Single detached dwelling with front porch and side garage. Example of a semi-detached dwelling. Front drive townhouses with paired driveways. 38 3.1.2 Low -Rise Building Typologies 3.1.2.1 Single Detached and Semi Detached Dwellings Single- and semi-detached dwellings are permitted throughout the community on lands designated Low Density Residential. 1. Dwellings should be designed to frame the street edge with a consistent setback, and have front doors, windows, and entry features facing the road to create a consistent street wall. 8. 2. The front elevation of the dwelling should be designed so that its front entrance design and architectural elements reduce the visual dominance of the garage and the front drive. 3. Porches, stairs, canopies, and other entrance features are encouraged to give prominence to the front entrance. 4. Garages shall not protrude beyond the main front wall of the dwelling unit. Garages shall be set behind or flush with the main building face or accessed from a rear lane. 5. In addition to the above, the following apply to semi-detached dwellings: a. Both halves of the building should be compatible in terms of design expression. Symmetrical building elevations are encouraged. Asymmetrical elevations may be permitted providing it is complementary and harmonious to the overall dwelling; and b. The two units should be fully attached above grade. b. The architectural design is consistent or complementary to the principal dwelling, including architectural treatment, materials and proportions of architectural details; c. There is only one door per facade facing the street; and d. They shall comply with the policies and standards of the Official Plan and Zoning By- law. One additional accessory apartment may be permitted in a detached accessory building with access to a Rear Lane, subject to the following: a. They are encouraged to be on the second storey of a detached garage; b. The architectural design is consistent or complementary to the principal dwelling, including architectural treatment, materials and proportions of architectural details; and c. They shall comply with the policies and standards of the Official Plan and Zoning By- law. 3.1.2.2 Townhouses Townhouses are permitted on lands designated as Low Density Residential, Medium Density Residential, Medium Density Local Corridor, Village Corridor, and Neighbourhood Centre. 1. The siting, massing, and fagade design of townhouse units shall be coordinated on a block -by -block basis. 2. The elevation of the townhouse block shall be articulated in a manner that provides variation between units and reinforces common characteristics that visually unites the block. 6. Semi-detached dwellings with front facing garages and driveways should have the garages 3. paired to maximize the extent of continuous green planting area. 7. Accessory apartments are permitted within single -detached dwellings, semi-detached dwellings, and townhouses subject to the following: a. They are located within the dwelling; Variety in the design of roofs through the use of traditional gables and dormers, or more contemporary designs that include cantilevers and parapet details, is required to break up the massing of units within a block. However, the main roof should appear as one roof where possible and reflect the architectural style of the unit block. BROOKHILL NEIGHBOURHOOD SECONDARY PLAN • SUSTAINABLE URBAN DESIGN GUIDELINES 39 4. .01 CQ 7 Blocks of attached townhouse units shall be oriented to the street with integrated front garages accessed from the street. For rear lane townhouses an attached or detached garage will be located at the rear of the block and accessed from a lane. The main front entry should be oriented to the front lot line for interior units, while the entry of the corner unit is encouraged to be oriented to the exterior lot line. The massing and built form of townhouse units adjacent to single and semi-detached dwellings shall be broken down with architectural elements to promote visual integration. Front garages shall not exceed 50% of the width of the unit and should be paired to allow for more substantial front yard green space. Garages shall not protrude beyond the main front wall of the dwelling unit. Rear lane townhouse dwelling units with articulated frontages. 8. Rows of street townhouses should be limited to a maximum of 6 units. The length of the townhouse blocks should not exceed 50.0 metres, unless it is essential to the architectural style of the townhouse block. 9. Rear lane townhouses are ideally suited along Arterial and Collector Roads where driveway access is prohibited and a continuous enhanced streetscape is a priority. 10 Rear lane accessed garages shall be complementary in design and building material with the principal dwelling. 11. Mid -block pedestrian connections should be provided at regular intervals between townhouse blocks in the interior of neighbourhoods. 12. Utility meters shall be screened from public view and integrated into the design of the units through the use of wall recesses, enclosures, or insetting within the building walls. Rear lane units shall locate utility meters at the rear lot line. 40 !, Corner unit with an upgraded elevation. Live -work unit with mid -block pedestrian connection. Stacked townhouses. Live -Work Units Live -work units introduce a flexible built form use that allows for the unit to be used fully as a residence or a residence above with retail, commercial, or office uses at grade. Live -work units area ideally suited for the mixed -use context in the Village Corridor. 1. Live -work building designs should support pedestrian activity through minimal front yard setbacks, pedestrian weather protection, such as canopies and enlarged clear glazed windows, and pedestrian -scaled detailing for commercial space. 2. On -street parking shall be provided as lay-by parking with resident parking provided at the rear of the building and accessed from a lane or a private road. 3. Live -work units shall have continuous and consistent architectural details and materials for the entirety of the block. 4. Mechanical equipment including air conditioning units and utility meters shall be screened and/or located away from public view. 3.1.2.3 Stacked Townhouses, Back-to-back Townhouses and Low -Rise Apartment Buildings Stacked townhouses, back-to-back townhouses, and low-rise apartment buildings are permitted on lands designated as Medium Density, Medium Density Local Corridor, and Village Corridor. The heights shall be a minimum of 3 storeys to a maximum of 4 storeys. 1. Stacked town houses, back-to-back town houses, and low-rise apartments should be sited close to the street edge to establish a strong relationship to the street and provide a consistent street wall. 2. The siting and massing of the buildings should be compatible and harmonious with that of adjacent developments. Buildings shall be compatible and sensitively integrated with the surrounding residential uses in terms of building mass, height, setbacks, orientation, privacy, landscaping, and visual impact. BROOKHILL NEIGHBOURHOOD SECONDARY PLAN • SUSTAINABLE URBAN DESIGN GUIDELINES 41 3. Primary building entrances should be located and oriented to public roads and designed to be visible and accessible to the public. 4. All units should be provided with private amenity space in the form of a balcony for the upper - level units, or an at -grade or sunken courtyard for the lower -level units. 5. Pedestrian walkways, including mid -block pedestrian connections, should provide safe, direct access between dwelling entrances, the public street, parking areas and amenity areas. 6. Parking shall be located below grade, where possible. Visitor parking, loading, and service areas shall be located in areas of low public visibility at the side or rear of buildings. 7. Where it is only possible to provide parking at grade, it shall be accessed from a rear lane and screened from street view through the use of landscaping and features such as wrought -iron/ metal fencing with masonry pillars or a similar combination that is consistent with the building's architectural style. 8. Rooftop mechanical equipment shall be screened from public view and integrated into the design of the building with materials and/or colours that are consistent or complementary to the building. 9. Garbage and recycling storage shall be located within the building envelope and screened from public view and located away from the public realm. Low-rise apartment that addresses the street. Low-rise building with balconies and entrances along the street. Low-rise apartment with articulated facade and variety of materials. 42 Garages should not dominate the facade. Front garages flush with the front facade. Attached garage setback from the main building face. 3.1.3 Garages and Driveways The design of garages can have a major impact on the visual character of the individual dwelling and the collective streetscape. A cohesive streetscape where attached garages compliment instead of dominate the streetscape is intended. 3.1.3.1 Front Garages In order to minimize the presence of the garage, the following guidelines shall be applied for attached and detached garage buildings accessed from the front: 1. Garages must be a natural extension of the design, massing, and materials of the main dwelling. 2. Garages should be set behind or flush with the main building face and shall not project beyond the main wall of the dwelling. Garage doors facing a public road, should be setback a distance of 6.0 metres from the road right-of- way. 3. For an attached garage accessed from the front and located at the back of the lot, the garage should be setback a minimum of 6.0 metres from the main wall of the dwelling. 4. Detached garages are permitted in the rear yard and interior side yard only. 5. A variety of garage door configurations and styles should be provided. 6. Tandem garage designs are encouraged to help minimize the impact of garage width on the elevation and the streetscape. 7. Garages for townhouses are encouraged to be located at the rear and accessed from Rear Lanes. Where front -yard garages are used they shall be recessed at least 1 metre from the front wall of the main building face or the front of the porch. BROOKHILL NEIGHBOURHOOD SECONDARY PLAN • SUSTAINABLE URBAN DESIGN GUIDELINES 43 3.1.3.2 Lane -Accessed Garages Garages that are accessed from a laneway can either be detached or attached to the main dwelling at the rear. Attached garages can either be set into the house with access at the rear, or they can be attached to the main dwelling through a breezeway which forms a side courtyard for amenity space. 1. 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. 2. 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. 3. Both parking pads and garages shall be set back from the lot line separating the rear yard from the rear lane. 4. Parking pads should be screened from the rear by a fence and/or landscaping. 5. Where possible, garages should be paired to allow for an increased rear yard or an outdoor parking pad to accommodate resident parking. 6. Garages fronting onto rear lanes should be carefully arranged in groupings to encourage an attractive visual environment. The maximum number of attached garages should be four. 7. 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. 8. Landscaping and fencing along or adjacent to rear lanes should be coordinated and finished with materials, colours and vegetation compatible with the principal dwelling. 3.1.3.3 Driveways 1. Driveway widths should generally be no larger than the interior width of the garage. 2. Driveways are encouraged to be paved with light-coloured or permeable material to reduce stormwater run-off and reduce heat island effect. 3. Driveways should be located as far as possible from parks, open space features, public walkways, schools, and intersections. 4. Driveways should be designed to reduce the amount of asphalt on front yards and enhance the visibility of the street. Lane based garages in groups of three. Light coloured materials reduce heat island effect. 44 3.1.4 Priority Lots Priority Lots are those that have high public exposure, such as corner lots, or lots located adjacent to public open space. Priority Lots occur where two streets intersect or where lots are sited next to community amenity spaces and are open to views. Priority lots are those which are situated in prominent locations and are highly visible from the public realm. Priority lots include: • Gateway lots; • Corner lots; • Lots which terminate at "T" intersections; and • Lots facing, adjacent to, or backing onto parks, open spaces, and pedestrian links. 3.1.4.1 Gateway Lots Gateway corner lots are typically located at the entry to the community from adjacent areas. Dwellings on these lots should be designed with the following principles in mind: 1. Gateway dwellings should be given special consideration in architectural design, massing, orientation, siting, and materials and shall be of high architectural quality. 2. Entry elements and porches are encouraged to produce interest in the fagade, as well as to help define the entrance to the neighbourhood. 3. Pairing of similar model units on lots directly opposite each other to establish and enhance a gateway condition is encouraged. 4. Provide landscape and landscape features to accentuate gateways and coordinate throughout the community. 3.1.4.2 Corner Lots 1. Side and rear elevations visible from the street should have windows, materials, and other architectural treatments equal in quality to the front elevation of the house. 2. Corner windows and wrap -around porches should be included to emphasize a corner location. Where possible, the entry door should be located on the exterior side elevation of the house with direct access to the sidewalk. 3. Locate main entry features on the flankage elevation where possible. o i i li i i v i i n i i i AA_1 i Street'U Dwellings located at the intersection of two streets shall address both streets. Example of corner lot condition. BROOKHILL NEIGHBOURHOOD SECONDARY PLAN • SUSTAINABLE URBAN DESIGN GUIDELINES 45 3.1.4.3 T-Intersections T-intersections occur when one road terminates at right angles to another. Consideration should be given to homes at the top of the T-intersection and the last two lots on either side of the road that terminates at the intersection. 1. Architecture on lots at the end of T-intersections should have fagade designs that utilize elements such as coordinated fenestration, masonry detailing, and entry elements. 2. Pairing of side yards is encouraged to form a landscaped area at the terminus of the T- Intersection. Dwellings located at the T-intersection shall be considered a group. Unit at the end of a T- intersection. 3. Buildings sited at the end of the view corridor should be designed with architectural elements that address these views. 3.1.4.4 Lots Adjacent to Parks and Open Spaces 1. Front, side, and rear elevations exposed to public spaces such as neighbourhood parks and parkettes, should be highly articulated. A combination of fenestration, bay windows, material changes, and dormers may be used. 2. Side and rear elevations should adopt a similar design and use materials that are consistent with those used on front elevations. Architectural detailing, such as corbelling should continue from front to side elevations, where visible to the public. 3. For units flanking onto parks and open spaces, a highly articulated side fagade is encouraged. Side main entrances are an alternate means to achieve this. 4. The location of porches, windows, and entry doors for units surrounding parks and parkettes should maximize opportunities for overview and safety. A porch flanking a park creates "eyes on the park". 46 Example of mixed -use buildings. Mixed -use buildings with frontage along the street. Example of a 6 storey apartment. 3.2 Mid -Rise Buildings Mid -rise buildings are primarily located along Bowmanville Avenue and Longworth Avenue, east of Green Road. They will provide a high degree of architectural character that is suitable for their location along a Local Corridor and at a Prominent Intersection. Mid -rise building typologies include mixed -use and apartment buildings. As noted in the Secondary Plan, mid -rise buildings have heights between 4 to 6 storeys. Mid -rise buildings are permitted on lands designated as Village Corridor, Neighbourhood Centre, and Medium Density Local Corridor. 3.2.1 General Guidelines 1. The greatest heights and massing should be concentrated along the frontage of the Local Corridor. 2. The scale of mid -rise buildings shall be compatible and sensitively integrated with surrounding residential uses in terms of building mass, height, setbacks, orientation, privacy, landscaping, shadow casting, accessibility, and visual impact. 3. To demonstrate mitigation of potential shadow or wind impacts on existing or proposed pedestrian routes, public spaces, and adjacent development technical studies may be required including a wind study and/or sun/shadow study. Analysis may also be required to address applicable angular plane guidance. 4. Development transition requirements may be met using a combination of the following: a. Separate buildings from lower density buildings with a Local Road; b. Locate less dense and lower scale buildings in locations adjacent to lower density designations; c. Require a minimum 7.5 metre rear yard setback where mid -rise development abuts low density residential properties; BROOKHILL NEIGHBOURHOOD SECONDARY PLAN • SUSTAINABLE URBAN DESIGN GUIDELINES 47 5. N d. Mitigate the actual and perceived massing impacts of a mid -rise building by breaking up the mass horizontally and vertically, through the creative incorporation of changes in materials, balcony and floor plate design, architectural features, and unit/amenity locations; e. Provide rear and side stepbacks for upper storeys to provide contextually appropriate transitions from the mid -rise buildings to the surrounding low density neighbourhoods; and f. Provide of high quality landscape treatment such as decorative fencing, trees, shrubs, grassed areas and berming. Angular planes can be used as a tool to evaluate the massing and height transitions of proposed developments to ensure appropriate transition to adjacent low-rise residential areas. Apply a minimum 45 degree rear yard angular plane measured from the abutting property line where a building transitions to adjacent low-rise residential areas. New development will be compatible with adjacent and neighbouring development by ensuring that the siting and massing of new buildings does not result in undue adverse impacts on adjacent properties particularly in regard to adequate privacy conditions for residential buildings and their outdoor amenity areas. Paired corner buildings as a gateway feature. 7. Use prominent built form to address gateway locations within the community. At the Prominent Intersection, create `paired' corner buildings on either side of a street to emphasize a sense of entry. 8. Primary building entrances should be located and oriented to public roads, and designed to be visible and accessible to the public. 3.2.2 Mid -Rise Building Typologies 3.2.2.1 Mixed -Use Buildings and Apartments 1. Mixed -use buildings may include commercial and office uses at grade and multi -unit residential above or behind. Ground floors shall be designed to be appealing to pedestrians and include uses that are more active in terms of pedestrian traffic, such as commercial/retail, personal service, and restaurant type uses on the ground floor. 2. Grade level retail frontages shall be broken down in scale to provide a finer grained frontage onto Longworth Avenue. Reflective mirror glass shall not be used for windows at grade. 3. Retail and service commercial uses should be provided on the ground floors of buildings to bring animation to the street and encourage pedestrian activity. Such uses should have a minimum 4.5 metre floor -to -ceiling height. 4 and 6 storey apartment buildings. 48 4. 1.1 130 7 .11 Residential entrances shall be clearly distinguished from the commercial entrances through building design and can be located at the front or side of the building. Apartments should have a clearly articulated base, middle, and top, through the use of horizontal or vertical extrusions, projections, or changes in material. Ensure the height of the base (podium) matches existing adjacent structures and is a minimum of 2 storeys to reinforce the pedestrian scale of the streetscape. Where a podium form is not established, the building should achieve a minimum base or podium height of 3 storeys and maximum building height of 6 storeys to maintain a human scale. Where buildings are taller than 4 storeys the upper floors shall be setback a minimum of 1.0 metre from the front wall of the base building. Taller buildings, such as 6 storeys, may have more than 1.0 metre setback to maintain a consistent street wall height. 9. Balconies on all storeys above grade are encouraged. SETBACK Mid -rise building elements. 10. All major rooftop mechanical structures orfixtures including satellite dishes and communications antenna shall be suitably screened and integrated with the building, where feasible. Parapets may be utilized to accommodate such screening. 11. Air conditioning units, utility metres, and similar features should not be visible from the public realm and/or well integrated, recessed, and screened. 12. Servicing, loading, and parking access shall be from a rear lane or private road. 13. Parking is encouraged to be underground, particularly for developments within the Local Corridor. Where deemed not practical, structured parking is next preferred, followed by surface parking. 14. Where it is only possible to provide parking at grade, it shall be screened from street view through the use of landscaping, including features such as wrought-iron/metal fencing with masonry pillars and landscaping or a similar combination that is consistent with the building's architectural style. 15. Bicycle parking and storage should be provided for apartment buildings. It Highly articulated design through use of materials and balconies. BROOKHILL NEIGHBOURHOOD SECONDARY PLAN • SUSTAINABLE URBAN DESIGN GUIDELINES 49 16. Locate garbage and recycling, and loading and service areas away and fully screened from public view. These facilities should be located in the rear or side yards and away from residential uses, major roads and open space areas. Where possible, integrate these functions within buildings. 3.3 Commercial Buildings In the Brookhill Neighbourhood stand alone commercial buildings are directed to the Neighbourhood Centre. The Neighbourhood Centre is located at the intersection of Bowmanville Avenue and Longworth Avenue. 3.3.2 Commercial Buildings 1. Commercial buildings located in the Neighbourhood Centre will serve an important role of defining the entry to and initial impression of the community. Buildings at the Prominent Intersection will: Section 10.5 of the Official Plan sets out the out the criteria for development within the Neighbourhood Centre. In addition tothe design criteria, development 2 should follow the design guidelines of this section. 3.3.1 General Guidelines 1 F, 3. Q The siting and massing of buildings should provide a consistent relationship, continuity, and enclosure to adjacent public roads. Where located at a corner, buildings shall be designed to address both street frontages and be massed towards the corner location for visual interest and to anchor the building. Primary entrances to buildings should be clearly visible and located on a public road or onto public open spaces in order to support public transit and for reasons of public safety and convenience. Secondary doors, such as those that face the parking area, emergency exits, or service doors should be designed to blend in with the building fagade. Access from sidewalks and public open space areas to primary building entrances should be convenient and direct, with minimum changes in grade. a. Include distinctive building designs which include articulated built form, massing features and added building height at corners that address the gateway; b. Incorporate decorative planting and/or hardscape features that complement the building design and materials; and c. Include decorative paving at the corners and to define direct connections to building main entrances. Signage should provide a high level of clarity, visibility and visual interest, and shall complement the architecture of the building(s) in its scale, materials, consistency, and design. 3. Entrances to buildings should be emphasized through any combination of material changes, maximized height, canopies, or wall articulation. 4. Clear glazing should be maximized on all building elevations, in particular on building elevations facing the street. Street frontages and elevations facing parking areas shall include clear glazing and/or landscaped walls with coniferous landscaping material to provide a comfortable and safe pedestrian experience. 5. Non -street facing building fagades exposed to public view or facing parking areas shall provide visual interest through the provision of windows, wall articulation, architectural detailing, and/or landscaped walls with coniferous landscaping material, similar to the main building fagade. 6. Rooftop mechanical equipment shall be integrated into the roof design and screened from public view. 50 Example of a commercial building. Parking lot with smaller courts, plantings, and decorative paving. Landscaped island with a bioswale to filter run-off. 7. Servicing and loading areas shall be discreetly located and be screened from public view through architectural design, low walls, and landscaping features. 8. Waste facilities within an external structure shall be consistent in design, colour, and materials to that of the main dwelling and shall not be located in a prominent location. 9. Design outdoor waste storage containers to be consistent with the architectural design of the building. 3.3.3 Surface Parking Lots 1. Entrances to parking areas shall be from internal Collector or Local Roads and not from Bowmanville Avenue, unless approved by the Region, Ministry of Transportation of Ontario, and the Municipality. 2. Parking in structures is preferred, where possible. Where at -grade parking is provided it shall be to the side or rear of the building and should not occupy more than 50% of any street frontage. 3. Surface parking lots should be screened from view from roads, open spaces, and adjacent residential areas with low fencing, architectural features, landscaping and/or other mitigating design measures, such as lowered parking surfaces with landscaped buffers. 4. Where parking lots abut a road right-of-way, a landscaped area of at least 2.5 metres wide should be provided and include trees planted at intervals of 6.0 to 12.0 metres depending on the canopy size of the trees. 5. Large parking areas should be broken down into smaller courts of parking and include pedestrian routes defined through planted raised islands, decorative unit paving, and traffic bollards. BROOKHILL NEIGHBOURHOOD SECONDARY PLAN • SUSTAINABLE URBAN DESIGN GUIDELINES 51 6. Raised medians that are generally 4.5 metres wide, consisting of a 1.5 metre wide paved walkway with a 3.0 metre tree planted landscaped area on one side, shall define the walkway to a building's entrance from the parking areas. 7. Light standards in parking lots should relate to the pedestrian and be limited to a height of 6.0 metres to meet minimum safety standards. 4. The site should be well landscaped and visible at the pedestrian level, in recognition of the prominent location. 5. The front door of all Public/Institutional buildings should be connected with a walkway to the sidewalk and should have direct access to transit stops. 6. Vehicular parking should be located at the side 8. Permeable paving material should be used to or rear of the building. Parking for cyclists should reduce run-off volume and minimize on -site be located near building entrances and where infiltration pollutants. visual surveillance can be maximized. 9. Landscaped islands should be designed with 7. Drop-off areas should be provided for buses and bioswales and/or trees. The islands should cars in the public right-of-way where possible, be designed to provide for tree growth and but where located on site they should be at retention. the side of the building, and not in front of the building. 3.4 Public/ Institutional Buildings Public/Institutional uses form an important aspect of community identity. Buildings serving these uses act as important built landmarks in the community, including schools, recreation centres, places of worship, and fire stations. Careful attention must be paid to the design of these structures to ensure that they reflect the built quality and integrate with the scale of the surrounding neighbourhood. 1. Public/Institutional buildings should be sited prominently and where possible, should terminate views. Buildings should be sited to specifically differ from the surrounding urban fabric in order to emphasize their importance as landmarks. 2. Public/Institutional buildings should be located close to the road to reinforce the street wall and define intersections. 3. Public/Institutional buildings should be designed as special landmark buildings with high quality architectural design, materials, and finishes. 8. Rooftop mechanical equipment should be screened with materials that are complementary to the building or through parapet height where applicable. 9. All Public/Institutional buildings should contribute to the creation of compact neighbourhoods through multi-storey buildings. Multi-storey buildings maximize the site and services, minimize floor area, as well as contribute to an urban street condition through a building fagade proportion that contributes to a sense of enclosure at the street. Multi-storey buildings can accommodate accessory and, if applicable, complementary uses. 3.4.2 School Sites In addition to the General Guidelines, the following guidelines for elementary schools apply: 1. The land area required for school sites should be minimized in order to promote compact development and conserve land. School Boards are encouraged to build more compact facilities including three storey school buildings and locate the building close to the street. 52 Bicycle parking is provided in close proximity to the front entrance of the building. The front entrance of the school is accentuated with architectural features and detailing, and is connected with a walkway. 2. Where possible, Elementary School sites should be located adjacent to a neighbourhood park so that playfields can be shared to promote compact development and minimize land area requirements. Appropriate and innovative engineered turf material should be explored to increase the durability of the playfields and minimize maintenance requirements. See also guidelines under 2.6.2.2.Neighbourhood Parks. 3. Shared parking lots for Elementary School sites with neighbourhood parks should be considered in order to reduce the number of parking requirements. The shared parking lot should be located and sited to facilitate easy and safe access, and to minimize the need for crossing required by students. 4. Schools sites that are located adjacent to the NHS should maximize the opportunity for using the NHS for passive open space uses such as trails and trail heads. 5. Schools should be designed to ensure safe pedestrian crossing and cycling practices. Whenever possible, students should be able to easily reach building entrances without crossing bus zones, parking entrances, and student drop- off areas. 6. School sites should be designed to provide for visitor parking and bus pickup and drop-off in bays in the adjacent Collector Road right of way. Parking is located to the rear of the building off the main road and the front entrance to the building is directly connected to the public sidewalk. BROOKHILL NEIGHBOURHOOD SECONDARY PLAN • SUSTAINABLE URBAN DESIGN GUIDELINES 53 3.4.3 Community Facilities To complement the General Guidelines the following additional guidelines apply to the development of Community Facilities: 1. Community Facilities should be located on Arterial or Collector roads in highly accessible areas to maximize accessibility by pedestrians, cyclists, and vehicles. 2. The joint use of parking areas with adjacent uses is encouraged in order to reduce land requirements and promote compact development. 3. The massing and scale of the building should be compatible with the character of adjacent development, especially within Low and Medium Density Areas through the use of similar setbacks, material selection, and the use of architectural elements. 4. Parking areas should be located within the rear yards or interior side yards. Landscape buffers along any property line shall be of sufficient depth and intensity to provide appropriate screening of the parking lot. 54 4. GREEN INFRASTRUCTURE AND BUILDING Wind turbines on the roof of an office building. Solar canopies in surface parking lots. To maximize passive solar orientation the street and block alignment should be designed within 25-degrees of geographic east -west. While sustainability is an overarching objective throughout the Guideline, this section provides guidance on green infrastructure and building practices and helps achieve the broad sustainability principles of the Official Plan and the specific policies as set out in Secondary Plan. As part of the strategy to achieve a high level of sustainability in regards to the reduction of energy, water, and waste within the Brookhill Neighbourhood, the Green Infrastructure and Building Guidelines apply to both the private and public realm. 4.1 Energy Conservation Energy conservation in the Brookhill Neighbourhood will support the reduction of energy use and consider the inclusion of alternative and renewable energy sources. 1. Where feasible, provide alternative community energy systems such as district energy, geo- exchange, sewer heat recovery, and/or inter - seasonal thermal energy. 2. Consider reducing demand for energy from the grid and encourage renewable energy production. Renewable energy sources that could be employed may include the use of solar thermal and photovoltaic equipment, and/or wind power. Proposed alternative energy source(s) could be used in combination with energy from the grid. 3. Encourage passive solar orientation to permit enhanced energy efficiencies by creating optimum conditions for the use of passive and active solar strategies. The integration of passive building systems is enhanced with buildings oriented to maximize the potential for sunlight and natural ventilation. 4. Where feasible, implement street and block alignment within 25 degrees of geographic east - west to maximize passive solar orientation of buildings front and rear windows. BROOKHILL NEIGHBOURHOOD SECONDARY PLAN • SUSTAINABLE URBAN DESIGN GUIDELINES 55 5. Consider constructing all low and medium density residential buildings to be Solar Ready. (built with all the necessary piping and equipment that would be needed to install a rooftop solar power system). 6. Consider the purchase of energy from renewable resources available from local utility/energy providers. 7. Reduce heat absorption through the use of cool roofs that are designed to reflect more sunlight and absorb less heat than a standard roof. Cool roofs can be made of a highly reflective type of paint, a sheet covering, or highly reflective tiles or shingles. Consider cool roofing material with a minimum initial solar reflectance of 0.65 and minimum thermal emittance of 0.90. 8. For a low sloped roof, typical of commercial and institutional buildings, the cool roof Solar Reflectance Index (SRI) value should be 0.64 and for steep sloped roofs, typical of residential, the SRI value should be 15. 9. Mitigate heat island impacts through the use of paving material with high solar reflectance, strategic use of deciduous trees or preserve existing trees as part of a free cooling strategy to help with evapotranspiration and shading of sidewalks and hard surface areas in summer and solar access in winter. 10. Charging stations that would supply electricity for electric vehicles are encouraged in Draft Plans/ Site Plans. Charging stations could be provided in parking areas of mixed -uses, institutional uses, or within underground garages for multi- storey residential buildings. 11. Grade related residential unit driveways are encouraged to be paved with light-coloured material to reduce the heat island effect. Solar panels on the roof of low-rise development. Light coloured pavers assist with the reduction of heat island effect. .' ; y --d M-1 liYJ Charging stations for electric vehicles in mixed use areas. 56 Bioswales in the public right of way to improve infiltration. Innovative stormwater management facility. Example of permeable paving material used on a road. 4.2 Water Use and Management The benefits of high performance, compact, mixed use projects include reduction in household water consumption and water utility costs, as well as the protection of the natural water supply. Compact development reduces impervious surfaces and makes it easier to protect natural areas which are the most important steps a community can take to maintain water quality. 1. Encourage the implementation of Low Impact Design Standards that emphasize the use of bio-swales, innovative stormwater practices, constructed wetlands, at -source infiltration, greywater re -use system, and alternative filtration systems such as treatment trains. 2. Implement a comprehensive rainwater and water recharge strategy in conjunction with required stormwater management facilities. 3. Implement strategies for stormwater retention and run-off such as: a. Retain stormwater on -site through rainwater harvesting, on -site infiltration, and evapotranspiration; b. Consider the inclusion of third pipe greywater systems and rain water harvesting for watering lawns, gardening, to reduce demand on potable water use; c. Direct flow to landscaped areas and minimize the use of hard surfaces in order to reduce the volume of run-off into the storm drainage system; d. Store snow piles away from drainage courses, storm drain inlets, and planted areas; and e. Use infiltration trenches, dry swales and naturalized bioswales adjacent to parking areas to improve on -site infiltration. BROOKHILL NEIGHBOURHOOD SECONDARY PLAN • SUSTAINABLE URBAN DESIGN GUIDELINES 57 H 5. 0 7 0 0 Introduce green infrastructure, such as bioswales, within the public right-of-way to enhance ground water infiltration and improve water quality as part of a comprehensive water management plan. Encourage the use of porous or permeable pavement instead of standard asphalt and concrete for surfacing sidewalks, driveways, parking areas, and many types of road surfaces as a stormwater run-off management strategy for promoting groundwater infiltration and water quality treatment. Implement a rainwater harvesting program to provide the passive irrigation of public and/ or private greenspace, including absorbent landscaping, cisterns, rain barrels, underground storage tanks, infiltration trenches, etc. Implement xeriscaping using native, drought - tolerant plants as a cost-effective landscape method to conserve water and other resources on a residential and community -wide level. Where feasible, implement curb cuts along sidewalks and driveways to allow water to flow onto planted zones or infiltration basins. Consider the installation of subsurface basins below parking lots to enable stormwater to be stored and absorbed slowly into surrounding soils. 4.3 Material Resources and Solid Waste Assist in the reduction and diversion of waste from landfills and increase measures for recycling and reuse. 1. Consider the use of recycled/reclaimed materials for new infrastructure including roadways, parking lots, sidewalks, unit pavings, curbs, water retention tanks and vaults, stormwater management facilities, sanitary sewers, and/or water pipes. 2. Incorporate strategies that emphasize targets for a higher diversion rate in recycling for the plan area. 3. Reduce waste volumes through the provision of recycling/reuse stations, drop-off points for potentially hazardous waste, and centralized composting stations. 4. Consider incorporating existing heritage buildings in situ through retention, restoration, and adaptive reuse to avoid further construction waste. 5. In large buildings, such as multi -unit residential buildings and institutional or public buildings, provide on -site recycling facilities for handling, storing, and separation of recyclables. 6. Recycle and/or salvage at least 50% of nonhazardous construction and demolition debris and locate a designated area on site during construction for recyclable materials. 4.4 Air Quality In order to minimize the air quality and climate change impacts associated with new growth, the following shall be supported: 1. The reduction of air pollution through the development of complete communities. 58 Outdoor bicycle storage racks should be highly visible and provided in high pedestrian areas, such as parks and public buildings. Dedicated parking spaces for car share programs should be designed with clear signage. 1 A! -.% Solar powered lighting for trials and parks. 2. The reduction of vehicle kilometres traveled across the Brookhill Neighbourhood through increased mobility choices and the promotion of walking, cycling, and transit. 3. Ensure the separation of sensitive land uses from air pollutant sources through land use planning and zoning. Refer to the Ministry of the Environment guidelines. 4. To promote transit ridership, programs such as developer -sponsored transit passes at reduced costs for each residential unit or employee are encouraged. 5. Provide the minimum number of parking spaces to minimize the impact of car parking. a. Mixed use developments should include shared use of parking among uses that have different peaking characteristics; b. Design parking areas so they are not the primary visual component of a neighbourhood; c. Reduce the parking ratio required in areas that are served by transit; and d. Dedicate priority parking spaces for carpool, ride sharing, and ultra low emission vehicles at 5% of total parking spaces. 4.5 Lighting 1. Promote Dark Sky/Nighttime Friendly compliant practices to minimize light pollution and the intrusion of unwanted lighting on natural areas. 2. Consider high efficiency street lighting to reduce energy use. 3. Consider opportunities for renewable energy use to reduce electric energy supply in the public realm, such as solar powered lighting for natural trails and park pathways. BROOKHILL NEIGHBOURHOOD SECONDARY PLAN • SUSTAINABLE URBAN DESIGN GUIDELINES 59 4.6 Green Buildings/Green Sites Promote innovative programs to encourage the design and construction of energy efficient green buildings and sites. 1. Consider third -party certification and rating programs, such as LEED©for New Development (ND). 2. Consider innovative residential development designs which contribute to affordability and energy and natural resource conservation. 3. Consider building(s) that are LEED® Certified or recognized or accredited by a third -party certification program i.e. Energy Star, LEED H, LEED NC, LEED for Schools, BREAM, etc,. 4. Green roofs are encouraged for high -density residential, office buildings, as well as, public, institutional buildings to minimize surface runoff, reduce urban heat island effect, provide noise insulation, and improve local air quality. 5. Encourage synergies between buildings and site management practices that conserve water, reduce waste, and are energy efficient. 6. Provide green roofs for 80% of all higher density development. For apartment buildings, design roofs as amenity areas. 7. Develop a heat island reduction strategy for community and public buildings to install green roofs with 50% coverage, remainder covered with light coloured material. Light coloured roofs have a high solar reflectance, which reduces energy costs and reduces urban heat island effect. 8. Promote energy efficiency through development plans and building designs that provide opportunities for south facing windows and building orientation to maximize the potential for passive and active solar energy. Green roofs reduce surface run-off on mid -and high-rise buildings. Collect, store and distribute rainwater in underground storage tanks. Light coloured roofs have a high solar reflectance, which reduces energy cost and reduces urban heat island effect. 60 9. Promote Water Efficiency: a. All buildings comply with Ontario's Building Code required water fixtures efficiency; b. Building site uses Low Impact Development strategies to deal with on -site run-off and heat island effects; c. Building site's landscaping is water efficient and drought resistant; and 4.7 Stewardship and Education 1. Create a well -documented master plan including illustrations that promote sustainable aspects of the development. 2. Include environmental builder specifications in all subcontracts. d. Pre -design buildings for grey -water pipe 3. Produce detailed sales and promotion materials infrastructure. that feature conservation aspects of the development. 10 Promote Green Materials: 4. Develop subdivision covenants that establish a. Incorporate waste reduction work plans ground rules for the maintenance of shared and construction best practices that reduce open lands and individual lots. construction waste; b. Incorporate green building material standards 5. Create a Homebuyer's Environmental Instruction to reduce impact on the environment and Guide that explains the unique environmental ensure materials are purchased/obtained aspects of the subdivision/site and special maintenance considerations. from a responsible ethical sources; and c. Where possible, materials should be sourced from certified local businesses. 6. Include an owner/tenant education package at the time of purchase or rental regarding household activities to improve energy and water efficiency, access to transit, location of recycling station, etc. Coordinate with existing municipal and regional information. BROOKHILL NEIGHBOURHOOD SECONDARY PLAN • SUSTAINABLE URBAN DESIGN GUIDELINES 61 Attachment 2 to Report PDS-028-21 Brookhill Secondary Plan Update — Sequence of Events 2018 Event January 25, 2018 Landowners request to initiate Secondary Plan June 4, 2018 Public Meeting and Staff Report (PSD-052-18) — Seek Council authorization to initiate the project November 16, 2018 Steering Committee Meeting #1 November 26, 2018 Public Information Centre #1 November 26, 2018 Municipal Class Environmental Assessment — Notice of Study Commencement 2019 Event April 24, 2019 Steering Committee Meeting #2 June 19, 2019 Steering Committee Meeting #3 June 25, 2019 Public Information Centre #2 November 5, 2019 Steering Committee Meeting #4 December 2, 2019 Landowner Workshop (afternoon session — LOG only) December 2, 2019 Landowner Workshop (evening session — all landowners) 2020 Event March, 2020 COVID-19 Pandemic Declared March, 2020 Cancelled — Public Information Centre #3 March 24, 2020 Steering Committee Meeting #5 (virtual) May 21, 2020 Online Public Information Centre #3 (3 virtual sessions) May 21, 2020 Municipal Class Environmental Assessment — Mandatory Point of Public Contact May 22, 2020 Alternative Land Use Plan Options and Emerging Plan Online Public Survey open June 5, 2020 Alternative Land Use Plan Options and Emerging Plan Online Public Survey closed September 8, 2020 Notice of Statutory Public Meeting posted September 8, 2020 Material available for public review September 8, 2020 Request for Comments sent to Commenting Agencies September 28, 2020 Statutory Public Meeting 2020 Event October 14, 2020 Notice of Council's decision (Resolution #PD-118-20) regarding the Draft OPA, Draft Secondary Plan, and Draft SUDGs sent to interested parties and all landowners inside and within 120m of the Secondary Plan December 2020 — Agency comments received January 2021 2021 Event April 1, 2021 Meeting with Linden Lane property owners April 29, 2021 Pre -consultation meeting for proposal at 46 Stevens Road May 6, 2021 Notice of Recommendation Report sent to interested parties, and all landowners inside the Secondary Plan area May 13, 2021 Material available for review on project webpage May 13, 2021 Agenda for May 17 PDC published. Includes Recommended OPA, Secondary Plan, SUDGs and Recommendation Report May 17, 2021 Planning and Development Committee Meeting TBD Council Adoption of OPA 126 TBD Council -adopted OPA and supporting documents forwarded to the Region of Durham for approval TBD Municipal Class Environmental Assessment — Notice of Completion TBD Region of Durham Approves OPA 126 TBD Zoning By-law to implement the Secondary Plan Attachment 3 to Report PDS-028-21 Public Comments Summary Table Submission Name, group (if Summary of Comments Response Number applicable) Date S001 Mike Regarding property south of Property outside update area, already Sept 8, 2020 Domovich, The Longworth, west side of draft approved for subdivision. No change Domos Group Bowmanville Ave. Indicated they to Secondary Plan. would apply for high density. S002 Melissa Miceli, Asked if 2000 Green Road Explained these lands are part of Sept 16, 2020 Canadian Tire (behind existing Canadian Tire) is Bowmanville West Secondary Plan area. Real Estate part of Secondary Plan area. S003 Dave Simpson, Enquired about archeological Archeological studies are required as part Sept 16, 2020 Alderville First studies. of development applications within in the Nation Secondary Plan area. S004 Ryan Guetter, Comments provided on behalf of No changes to Future Block Master Plan. Sept 11, 2020 Weston Kaitlin regarding 46 Stevens A Block Master Plan is needed to address Consulting Road, which suggests breaking environmental, traffic, servicing, and up the Future Block Master Plan neighbourhood compatibility concerns. area into two or four distinct areas to be studied separately. Provided list of studies that would likely be required. Suggests that development in area that includes 46 Stevens can proceed independently of rest of Block Master Plan area. S005 Jeff Goldman, Overall, supportive of Secondary High density area refined to match depth Submission Number Date Name, group (if applicable) Summary of Comments Response Sep 21, 2020 Cameo Parent Plan. Notes that sanitary servicing on west side of Bowmanville Ave. Corp may be provided along Location of park adjusted to provide more Bowmanville Ave earlier than in low density. Further minor refinements to rest of Secondary Plan area. location of park and land use designation Regarding lands on the northeast may be made through Draft Plan of corner of Bowmanville and Subdivision. Longworth: notes that previous discussions agreed there would be high density along Bowmanville Ave and Longworth, but now suggests high density be contained to neighbouring property. Also concerns with size of park. S006 Steve Holds position that Linden Lane Mr. Hennessey was advised that Linden Sept 23, 2020 Hennessey properties should not be part of Lane is within the Future Block Master Sept 28, 2020 Future Block Master Plan area as Plan area. When work begins on this March 10, 2021 the properties are not as valuable Block Plan, requests for land use March 16, 2021 as those to the south. Stated that designations will be considered. March 17, 2021 75% of Linden Lane landowners March 22, 2021 would like high density After Council directed Staff to hold a pre - March 29, 2021 designation, that the properties consultation meeting with Kaitlin about 46 April 1, 2021 are well -suited to provide Stevens, Mr. Hennessey requested a April 6, 2021 municipal services to properties to meeting with Planning Staff. On April 1, the north, that new subdivisions 2021, Planning Staff met with Mr. may affect wells on Linden Lane, Hennessy and all property owners of and that Longworth shouldn't be Linden Lane. They were offered the same shifted south. Asked if Linden opportunity as Kaitlin: to submit an Lane would become a signalized application for a pre -consultation meeting intersection. Requested meeting for a specific development proposal and Submission Name, group (if Summary of Comments Response Number applicable) Date with Planning Staff and a Staff would hold the meeting. Councillor. S007 Libby Racansky Asked for clarification on platform Public health is linked to how our built Sept 18, 2020 & used for Public Meeting (MS environments are designed. The Sept 30, 2020 Teams). Asked if EA for road Secondary Plan is based on compact extensions were completed. neighbourhoods that encourage Requests consultants review a walkability and access to parks and open report stating cancer rates in spaces. Bowmanville are higher than other regional neighbourhoods. States The size and location of SWM ponds will vehicles cause pollution and there be determined at more detailed shouldn't be more added. application process. Typically prefer Comments about street designs smaller SWM ponds and low impact that could reduce traffic. States development measures to reduce large that smaller stormwater ponds are open water surfaces. better at reducing possibility of algae blooms S008 Jim McEwen Requests that properties on Mr. McEwan was advised that Linden Sept 23, 2020 Linden Lane be designated high Lane is within the Future Block Master March 16, 2021 density for apartments or seniors Plan area. When work begins on this April 18, 2021 facility. Stated that the Linden Block Plan, requests for land use Lane properties are not large designations will be considered. enough for a subdivision. Pointed to need for affordable housing, the After Council directed Staff to hold a pre - proximity of proposed GO station, consultation meeting with Kaitlin about 46 and that Bowmanville Ave is a Stevens, Mr. Hennessey (a Linden Lane Local Corridor. property owner) requested a meeting with Planning Staff. On April 1, 2021, Planning Staff met with all property owners of Linden Lane, including Mr. McEwan. Submission Name, group (if Summary of Comments Response Number applicable) Date They were offered the same opportunity as Kaitlin: to submit an application for a pre -consultation meeting for a specific development proposal and Staff would hold the meeting. S009 Mark Jacobs, Regarding 2492 and 2538 Bowmanville Avenue is a Local Corridor Sept 25, 2020 The Biglieri Bowmanville Ave and 2499 Nash where higher densities are to be directed. Group Road on behalf of property The designation allows for uses that are owners Brookhill Durham appropriate along this arterial. It also Holdings Inc. Supports the mix of mirrors what is occurring across the Low and Medium Density street. Transition policies are included in Residential on the properties. the Secondary Plan. Requested that the lands adjacent to Bowmanville Ave be Medium Reference to metres has been removed rather than High Density to from building heights. provide a transition to the adjacent Low Density. Requests that the proposed elementary school be moved further south. States support of for the removal of Nash Road between Clarington Blvd. extension and Bowmanville Ave. and replaced with local roads. Also feels that measurement in metres for building heights is too restrictive for a Secondary Plan and should be captured in zoning. S010 Paul Tobia, Regarding 46 Stevens on behalf No changes to Secondary Plan needed. Sept 25, 2020 Weston of Kaitlin Corp. Stated he will Submission Name, group (if Summary of Comments Response Number applicable) Date Consulting review the materials released on Sept 8, 2020 and provide further comments. S011 Doug Allingham Resident of Luverme Court which No changes to Future Block Master Plan. Sept 25, 2020 is within Future Block Master Plan March 4, 2021 area. Concerned about high Explained that Council directed Staff to densities in the area and believes hold a pre -consultation meeting with the entire south of Longworth Kaitlin. Also explained why pre - should be low density with single consultation meetings are private, and detached dwellings and the that any subsequent application would a Future Block Master Plan should be a public process. be removed from the Secondary Plan. Stated he understands need to increase densities but area has limited infrastructure and constrained by natural features. Would like land uses within Future Block Master Plan area to remain the same as they are now. Enquiry about why Council directed staff to hold a pre - consultation meeting with Kaitlin and why it was not public. S012 Eudore Chand, Clarifying date of Public Meeting No changes to Secondary Plan. Sept 28, 2020 Durham Post and deadline for comments. S013 Andrea Lives in Brookhill neighbourhood Acknowledged. Parks central to each Sept 28, 2020 Jackson and hopes for enhancements, not neighbourhood and schools are proposed Sept 30, 2020 overcrowding. Likes the idea of for the secondary plan to provide Submission Number Date Name, group (if applicable) Summary of Comments Response Oct 6, 2020 trails and neighbourhood parks amenities for residents. Oct 19, 2020 and requested details of trails, size of parks, and who's A large portion of the secondary plan is responsible for maintenance. proposed for single detached, semi Asked for clarification on the map. detached and townhouse development. The southeast corner of Green Road and Stated the projected growth to Longworth extension is outside the 2031 (140,340) does not sound update area. An application for a like healthy growth. Other subdivision and re -zoning has been concerns with density. submitted, which is a public process outside the Secondary Plan update. Stated that no green spaces are proposed in the new Other higher density forms of housing neighbourhood block. Concerns such as low and midrise apartments are with social distancing, access to to be located along Bowmanville Avenue outdoor spaces, and child's play. and the intersection of Bowmanville Avenue and Longworth Avenue. The Feels the only green space in timing of development has not been Clarington is the protected Natural determined but will be phased to allow for Heritage areas. Wants to see servicing infrastructure. short distance, walkable trails and community facilities nearby. There's no proposed or guaranteed transit to support the new housing and community to be "healthy and vibrant". Asked question about format of Public Meeting and states appreciation for work gone into Secondary Plan and Staff's Submission Number Date Name, group (if applicable) Summary of Comments Response availability to discuss her concerns. Suggests apartment buildings should not back onto or even be on the same street as single detached dwellings. Requested the entire Secondary Plan area be only single and semi detached dwellings. Expressed concern about parking. Requested that apartments be replaced with townhouses. Opposes any future building proposal. Stated that townhouses do not need sidewalks. States that residents will continue to voice opposition to Council about apartment buildings. S014 Mark and As owners of 2285 Linden Lane, Linden Lane is within the Future Block Oct 7, 2020 Susan they do not want high density Master Plan area. When work begins on April 1, 2021 Ashworth nearby as they chose to live on this Block Plan, requests for land use the property to be far away from designations will be considered. medium and high density. After Council directed Staff to hold a pre - Reiterated above point at meeting consultation meeting with Kaitlin about 46 on April 1. Stevens, Mr. Hennessey (a Linden Lane property owner) requested a meeting with Submission Name, group (if Summary of Comments Response Number applicable) Date Planning Staff. On April 1, 2021, Planning Staff met with all property owners of Linden Lane, including Mr. Ashworth. They were offered the same opportunity as Kaitlin: to submit an application for a pre -consultation meeting for a specific development proposal and Staff would hold the meeting. S015 Filip Requested a copy of the Public Copy of report provided. Oct 15, 2020 Aleksanderek Meeting staff report (PSD-032- 20). S016 Michael Fry, Restates the importance of Property is outside of study area so no Oct 16, 2020 D.G. Biddle and preserving the current land use changes to land use permissions. Associates, permissions on the lands from the Updated Secondary Plan and Sustainable retained to existing Brookhill Secondary Plan. Urban Design Guidelines replace the provide previous versions, which will apply to comments on Concern with implementing the subject property. 'Tonno Lands' urban design guidelines as they may affect their plans. To conform to these guidelines for a project nearing conditional draft plan approval would be very costly and timely. Requests that the subject property be exempt from the proposed Urban Design Guidelines to avoid potential conflict. S018 Bryce Jordan, A concept plan was prepared for Due to policy added prohibiting private Oct 19, 2020 GHD Group, the client's property, which is roads or lanes within Low Density Submission Number Date Name, group (if applicable) Summary of Comments Response retained to similar to the demonstration plan Residential, and the subject property's provide prepared by the consultant. The unique configuration, the lands have been comments on north end of the subject property designated Medium Density Residential. behalf of is shown in both plans as being a This designation permits different forms owners of 2405 block of land with public road of townhouses. & 2421 Nash frontage only onto the collector Road. roads (Nash Rd and Clarington Blvd). This block would be most efficiently developed as townhouses. Notes that Table 4-3 in Clarington's OP will permit "limited townhouse" development internal to the neighbourhood. However, the Secondary Plan would restrict townhouses to street townhouses. Suggests any form of townhouse in the Low Density Residential area on a limited basis. This change would more accurately reflect the policy set out in the parent OP and allow flexibility for the efficient development of the neighbourhood. S019 Ryan Guetter, Reiterated request for higher Planning Staff worked with Kaitlin's Oct 19, 2020 Weston density at 46 Stevens through a representatives to develop a terms of Consulting, Block Precinct Plan, or Block reference for the Block Master Plan. retained by Master Plan process and should However, as Mr. Guetter noted, Kaitlin Submission Name, group (if Summary of Comments Response Number applicable) Date VAD Retail include specific building instead submitted a pre -consultation Limited, the typologies, heights, and densities. request for one property (46 Stevens) registered within the Future Block Master Plan area. owner of 46 If the Block Master plan approach Staff advised that the pre -consultation Stevens Rd., is found not to be appropriate, was pre -mature as a Block Master Plan which is under they wish to proceed with the site- was required prior to any specific the control of specific applications for the development application. Kaitlin subject lands, and requests the Corporation. pre -application checklist be As explained in the Staff Report at the provided. Sept 28, 2020 Statutory Public Meeting for the Brookhill Neighbourhood Discussed a September 16, 2020 Secondary Plan a Block Master Plan is application for a pre -consultation, required to address infrastructure for including a proposed terms of servicing, vehicular access, reference for studies for the area environmental constraints, and to proceed concurrent with the neighbourhood opposition to higher Secondary Plan process. densities. Requests the Design Guidelines On March 1, Council approved a not to be prescriptive and not resolution (#C-088-21), which directs staff applied as policy. to accept Kaitlin's pre -consultation application and "process the applications in the normal course." In response, Staff scheduled a pre -consultation meeting for April 29. S020 Nandish Kanes Enquiring about the timing of Explained development process and Oct 20, 2020 construction and when detailed added to Interested Parties List to be housing plans will be available. informed of project progress. S021 Andrew Concerned that their property Staff telephoned resident and explained Oct 21, 2020 Vandorsselaer might be affected directly. States the existing uses on the property could 10 Submission Name, group (if Summary of Comments Response Number applicable) Date Oct 30, 2020 and Lindsay they are OK with housing continue and no significant new Barakett development, but not apartment development would be permitted as the buildings or plaza directly across property is designated Environmental from their property. Question Protection Area. about reconstruction of Nash and utilities. Area across from their property is recommended to be Environmental Protection and Low Density Residential. S017 Bryce Jordan, States that certain areas, Public rear lanes are permitted along Oct 19, 2020 GHD Group, particularly near the confluence of arterial and collector roads. Private retained as Longworth Avenue, Bowmanville streets and lanes are not permitted within representative Boulevard and Clarington the Low Density Residential designation. of the Brookhill Boulevard require the use of rear North lanes as shown on the Lane policies revised to reflect the Landowners demonstration plan. The BNLG policies prepared and approved for Group requests that the use of public Southeast Courtice Secondary Plan. rear lanes will be permitted. States it needs to be made clear The Secondary Plan has been revised to that the unit mix and density state the "minimum density target will be target need not be met by each measured over the entire designated application but by the Secondary greenfield area, excluding natural Plan area as a whole. heritage features and areas, natural heritage systems and floodplains, provided development is prohibited in these areas." Concern with policy that states "all Borrowing language from Southeast residential development shall be Courtice Secondary Plan, the Brookhill consistent with the Sustainable Secondary Plan states "New Urban Design Guidelines". States development shall be consistent with the 11 Submission Name, group (if Summary of Comments Response Number applicable) Date this should be changed to "have urban design policies contained in regard for" and that it is not Section 5 of the Official Plan, the policies appropriate for Official Plan policy of this Secondary Plan, and shall be in to require compliance with a free- accordance with the Sustainable Urban standing document which, itself, is Design Guidelines." not subject to appeal. For clarity, the following policy statement has been added: "The Sustainable Urban Design Guidelines shall accompany this Plan and be used as guidance in the interpretation and implementation of the Secondary Plan's policies." Regarding policy for parkettes to Policy revised to be consistent with have 100% public frontage" Official Plan: to require "50 percent" though the Official Plan calls for a public frontage. minimum 30% road frontage for Parkettes. The existing Parkettes in Brookhill have about 50% to 60% public frontage. If a number is to be specified in the revised Secondary Plan, than a range of about 50% would be more appropriate. Regarding policy that states Policy revised to state "The Public Squares "shall be Neighbourhood Centre designation at this incorporated into the intersection shall provide a privately Neighbourhood Centre, Village owned publicly -accessible plaza at the Corridor or other high traffic Prominent Intersection to contribute to its areas". Points to background work visual prominence, reinforce its role as a that indicates that Public Squares gateway, improve the relationship of built 12 Submission Name, group (if Summary of Comments Response Number applicable) Date are required only in form to the public right-of-way, and Neighbourhood Centres. The contribute to the area's identity." policy needs to be revised to indicate that Public Squares may Privately owned publicly -accessible be incorporated into other areas. spaces are permitted but not required in If they are provided, one hectare other designations. is excessive for such a facility. Regarding policy that states Low Policy replaced with: "Other uses, Density shall be developed in including small scale service and accordance with Section 9 of the neighbourhood retail commercial uses, Official Plan. However, there are which are supportive of and compatible no specific policies for Low with residential uses, are also permitted Density Residential in Section 9. in accordance with the Clarington Official Plan." Requests that block townhouses New policy added: "Detached and semi - be permitted in Low Density detached dwelling units shall account for Residential. States that the minimum 80 percent of the total number demonstration plan shows a of units in Low Density Residential number of blocks of land designation, with units in other building designated Low Density that types accounting for the remaining 20 would be appropriate for a block percent. Generally, this ratio should be townhouse design solution. applied for each plan of subdivision to encourage an even distribution of townhouse units." In Low Density Residential, only "street townhouses" are permitted as private roads or lanes are not permitted in Low Density Residential. 13 Submission Name, group (if Summary of Comments Response Number applicable) Date Block, stacked and back-to-back townhouses are permitted in other designations. Request heights be expressed in All references to metres removed. storeys, not metres. Regarding policy that states Policy replaced with: "The predominant Medium Density shall be use of lands within the Medium Density developed in accordance with Residential designation are a mix of Section 9 of the Official Plan. housing types and tenures in mid- and However, there are no specific low-rise building forms." policies for Medium Density Residential in Section 9. Requests that the permitted The High Density Residential designation heights in High Density is now "Medium Density Local Corridor" Residential be changed from 4 to which permits townhouses and other built 6 storeys to 2 to 6 storeys to allow forms with heights between 3 and 6 for townhouses. storeys. Requests that the stand-alone The Official Plan states the minimum commercial building (a grocery height for Local Corridors is 2 storeys. store/supermarket) in the The grocery store/supermarket is Neighbourhood Centre be permitted to have other ancillary uses on permitted to be a single storey. upper floors. Policies for the Neighbourhood Centre have been revised to allow a stand-alone commercial building, so long as residential or mixed use building is also on the site. 14 Submission Number Date Name, group (if applicable) Summary of Comments Response Regarding policy that requires the Following CLOCA's comments on the naturalization of the Brookhill same section, the policy has been re - Tributary from the original written to state the further naturalization Brookhill Secondary Plan. Points of the Tributary may be required where out the section of the Brookhill supported by an agency approved EIS. Tributary that required Additional policy added relating to naturalization was south of potential erosion concerns in the Brookhill Longworth Avenue. Therefore, tributary. this policy is no longer required or, at least, does not apply to the lands owned by members of the BNLG. If this policy is not to be deleted, we request written confirmation of our understanding as set out above. Regarding policies that speak to The assessment of potential development the "level of development related impacts to the NHS must take into acceptable" where environmental account the PPS (and NHRM), the features and functions are found Region OP, the local OP, Brookhill SP in this area will be based on policies, and CLOCA regulations/policies. "whether the proposed development will have a significant negative impact on the identified features/functions". States this is taking a site -specific view of significance rather than a systems view. Argues the policy should concern "whether the proposed development will have a significant negative impact on the 15 Submission Name, group (if Summary of Comments Response Number applicable) Date overall natural heritage function within the neighbourhood". Regarding the draft Master Reducing the number of storm pond Servicing and Stormwater outfalls to Bowmanville Creek is a Management report in which a preferred option. Diversion of flows from number of possible stormwater the Brookhill Tributary to Bowmanville management facility locations Creek should be avoided, where feasible. have been identified by symbols on the land use map. It is noted that there is the potential to reduce the number of facilities and to avoid possible diversions of drainage areas. However, this can only be finally determined with more detailed information that is not available at the Secondary Plan stage. Consequently, the BNLG See next response below. endorses the intent of the policy that provides flexibility in location and size of stormwater management facilities. It should also state the "number of facilities be changed without amendment to the Secondary Plan". The policy about conveying lands Policy updated: "The number and location in accordance with a Stormwater of the stormwater management facility Management Report should be symbols may be changed without an deleted for the following reasons: amendment to this Plan. The exact 16 Submission Number Date Name, group (if applicable) Summary of Comments Response 1) By requiring compliance with a location, number, and size of the facilities freestanding document, it is will be determined through the Functional negating the flexibility of the Servicing Report and in accordance with policies which precede it. Section 20 of the Official Plan. 2) The document referred to does Stormwater management facilities shall not exist. be constructed in accordance with the 3) If it is meant to refer to the provisions of the Sustainable Urban Master Servicing and Stormwater Design Guidelines attached as Appendix Management Report, this report is A to this Secondary Plan." not detailed enough or rigorous enough upon which to enforce Policy added: "Storm drainage for the compliance. secondary plan lands will be conveyed to 4) It is never appropriate to use the Bowmanville Creek and the Brookhill Secondary Plan policy to enforce Tributary in accordance with the compliance with a document provisions of the Functional Servicing which, in itself, is not subject to Report." the same appeal rights as the policy document. (Note that a Functional Servicing Plan is contained within a Functional Servicing Report.) The Clarington Official Plan policy A Cost Sharing Policy has been added to 23.17.8 sets out the basis for the Secondary Plan. requiring Landowner Group cost sharing. The BNLG was formed in recognition of that policy to share in the cost of the Secondary Plan Update. The BNLG wishes to carry forward with the sharing of costs throughout the remainder of the development process. 17 Submission Name, group (if Summary of Comments Response Number applicable) Date Requests that a cost sharing policy be added to the Secondary Plan. Provided suggested wording. S007 Bryce Jordan, The following comments were April 8, 2021 GHD Group provided on behalf of the Brookhill Neighbourhood Landowners Group (BNLG) based on an April 2021 draft of the Secondary Plan made available to the BNLG. Requests that development Agreed. Revised as requested. Parks and adjacent to "parks and EP areas are not subject to the same Environmental Protection transition policies as those for Areas" not be subject to development between low and higher development transition densities. policies, and that, if anything, the density should increase towards Parks and Open Spaces Regarding the commercial Section 10.3.5 of the Official Plan states building permitted in the "All new Commercial Development within Neighbourhood Centre, requests Urban and Village Centres, Regional and that it be a minimum 2 storey Local Corridors and Waterfront Places building or a building of similar shall be a minimum height of two massing such as a supermarket storeys." This was approved by LPAT. with minimum 2 storey profile. The two storeys must be full storeys, not Submission Name, group (if Summary of Comments Response Number applicable) Date a mezzanine, and not just profile or appearance. It's a policy about density, not just design. Suggests the following policy: Agreed. Revised as suggested for clarity. "The Neighbourhood Centre designation at this intersection shall provide a privately owned publicly -accessible plaza at the Prominent Intersection to contribute to its visual prominence, reinforce its role as a gateway, improve the relationship of built form to the public right-of- way and contribute to the area's identity." Requests policy about block Agreed. Revised to include `generally.' lengths being to no more than 200 metres to say `generally' no more than 200 metres. The Urban Design Guidelines The Secondary Plan states "The indicates no more than 8 maximum number of contiguously townhouse units attached with no attached townhouses shall be six." The more than 6 preferred. This Design Guidelines have been changed to should be reflected in the reflect this policy. Secondary Plan Requests that the policy requiring The policy is not revised and consistent mid -block pedestrian connections with the Southeast Courtice Secondary be revised to apply only when the Plan. WE Submission Name, group (if Summary of Comments Response Number applicable) Date maximum block length is exceeded. Requests that policy be revised to Revised to include "Where feasible, right - not preclude a possible right -in / in/right-out access is permitted." right -out access to the Neighbourhood Centre from Bowmanville Avenue. Requests that policy encouraging This section will remain as written sidewalks on both sides of Local (without `main'). It does have the caveat Roads be revised to apply only to 'encouraged.' "main" Local Roads. Requests adding the follow policy: Policy added as it supports the overall "On -street parking will be provided vision of the Secondary Plan. on Longworth Avenue in the Village Corridor designation." Requests that privately -owned Parkland dedication is about conveying publicly accessible spaces lands to the Municipality and POPS are (POPS) be considered for partial privately owned, not conveyed to the parkland dedication credit Municipality. Thus POPS cannot be counted toward parkland dedication. Requests that policy requiring a This section will remain as written minimum of 80% of the Low (without `approximately'). 80% is the Density be single or semi- minimum. detached dwelling units be revised to say `approximately' 80%. States that the BNLG does not Maximum densities are not included in 20 Submission Name, group (if Summary of Comments Response Number applicable) Date support the introduction of a the Secondary Plan. A number of policies maximum net density in any land and other mechanisms (such as zoning use designation. But, if maximums and site plan control) are in place to help are introduced, they have to be ensure sites are not overbuilt. large enough to permit the most dense built form permitted on a net site basis in that land use designation. Due to new policy prohibiting Agreed. Schedule A has been revised to private lanes in Low Density, designate these two areas as Medium requests that two specific sites Density Residential. have their designation changed from Low Density to Medium Density Residential. Requests that back-to-back Agreed. Back-to-back townhouses are townhouses be a permitted use in permitted in these designations, and are Medium Density Residential, now addressed in the Design Guidelines. Medium Density Local Corridor, and Village Corridor Suggests that policy Agreed. This policy moved to the encouraging townhouses be Low Density section. located in proximity to open spaces and commercial uses is better suited for Low Density rather than Medium Density Residential. States it is not reasonable to Agree that not all sites will have a expect that every site mixed -use building. Policy has been 21 Submission Name, group (if Summary of Comments Response Number applicable) Date contain a mixed use revised, but does not include the building. Suggests policy be suggested `quadrant' breakdown. rewritten to say "A mixture of uses is required within each quadrant of the designation that fronts onto Longworth Avenue or Clarington Boulevard". Requests removing policy that Agreed. Buildings may be between 3-4 requires all buildings in the storeys. Prominent Intersection Village Corridor within 50 policies are in place to ensure good metres of the Prominent design at the intersection. Intersection be 4 storeys and only 4 storeys. Requests adding to the permitted Permissions not added. The Grocery uses in the Neighbourhood Centre store/supermarket will remain as the only "small free standing commercial permitted stand-alone commercial use in buildings." the neighbourhood Centre. Other commercial uses are permitted in mixed - use buildings. Requests adding the following As noted above, the Official Plan is clear policy for the Neighbourhood that commercial buildings must be at Centre: "A grocery least 2 storeys in the Local Corridor. store/supermarket with a 2 storey profile is permitted without having The upper floor or floors of the grocery a functional second floor." store/supermarket may contain ancillary uses. Requests adding policy that states Policy not added. Section 3.4.8 of the 22 Submission Name, group (if Summary of Comments Response Number applicable) Date "Stormwater Management Ponds Official Plan prohibits new ones in EP are permitted in the VPZ portion (VPZ is part of EP). Previously approved of the Environmental Protection SWM facilities in EP/VPZ may continue, designation." however Notes inconsistent terminology for Revised. Where appropriate, reference to stormwater plans and reports. "study" so an older report doesn't override a future study. Suggests policy regarding Policy revised to state: "Storm drainage conveyance of lands for for the secondary plan lands will be stormwater does not provide any conveyed to the Bowmanville Creek and real guidance and may actually the Brookhill Tributary in accordance with create confusion. the provisions of the Functional Servicing Report." States that the Design Guidelines Agreed. Revised to match Secondary need to be revised to reflect Plan policy. revised policies in Secondary Plan. Requests that the cost sharing When the revised cost sharing policy is policy that is being revised for available, it will replace the current cost South West Courtice Secondary sharing policy at section 13.1.7 prior to Plan be used in the Brookhill Regional approval of the Brookhill Secondary Plan. Secondary Plan Suggests the requirement that Agreed. Policy altered to reference back-to-back townhouses in the general development transition policies. Medium Density Local Corridor be located next to lower density is not an appropriate development 23 Submission Name, group (if Summary of Comments Response Number applicable) Date transition. S009 Mark Jacobs, The The following comments are April 20, 2021 Biglieri Group, based on an April 2021 draft of retained by the Secondary Plan made Delpark Homes, available to the Landowners owners of 2600 & Group. 2798 Green Road and the southeast corner of Bowmanville Avenue and Longworth Avenue. Requests the grocery The section is not revised. store/supermarket in the Neighbourhood Centre only have Section 10.3.5 of the Official Plan states a fagade of 2 storeys as well as "All new Commercial Development within changes to phrasing of density Urban and Village Centres, Regional and requirements in Neighbourhood Local Corridors and Waterfront Places Centre. shall be a minimum height of two storeys." This was approved by LPAT. Development in the Neighbourhood Centre will have a minimum net density of 40 units per net hectare. Requests specific development Policies not added to Medium Density transition polices be added to the Residential section as development Medium Density Residential transition are contained in their own section section. 24 Submission Name, group (if Summary of Comments Response Number applicable) Date In summary, a series of The Design Guidelines have been revised comments about consistency and are consistent with the Secondary between Secondary Plan policies Plan policies. and the relevant sections within the Design Guidelines. 25 Attachment 4 to Report PDS-028-21 Agency Comment Summary Table Agency Submission Details Response Hydro One Confirming receipt of COPA 2020-0004 (Brookhill Acknowledged. Networks Inc. Secondary Plan Update) dated Sept 8, 2020. Reviewed the documents concerning the noted Plan and have no comments or concerns at this time. Our preliminary review considers issues affecting Hydro One's 'High Voltage Facilities and Corridor Lands' only. For proposals affecting 'Low Voltage Distribution Facilities' please consult your local area Distribution Supplier. In our preliminary assessment, we confirm there are no existing Hydro One Transmission assets in the subject area. Please be advised that this is only a preliminary assessment based on current information. If plans for the undertaking change or the study area expands beyond that shown, please contact Hydro One to assess impacts of existing or future planned electricity infrastructure. Be advised that any changes to lot grading and/or drainage within proximity to Hydro One transmission corridor lands must be controlled and directed away from the transmission corridor. Agency Submission Details Response Conseil Scolaire The Conseil scolaire Viamonde has no comments Acknowledged. Viamonde regarding the Draft Secondary Plan for the Brookhill Secondary Plan. However, we would appreciate if you could keep us updated on the progress. Metrolinx No comments on behalf of Metrolinx at this time on Acknowledged. the Draft Brookhill Secondary Plan or Sustainable Urban Design Guidelines. Ministry of Requests copy of the Draft Brookhill Secondary Acknowledged. Heritage, Sport, Plan - PIC slides, shown on September 28. Tourism and Culture Industries Ministry of On May 28th MHSTCI provided initial comments on Acknowledged. Clarifications on project sent. Heritage, Sport, the above referenced project. For our records Tourism and please provide us with a status update on all Culture Industries technical cultural heritage studies being undertaken for the Brookhill Secondary Plan project. Ministry of Thank you for the clarification. Please Keep Acknowledged. Heritage, Sport, MHSTCI informed of any technical cultural heritage Tourism and studies undertaken for subsequent MCEAs within Culture Industries the planning area. Alderville First Hasn't had a chance to go to the website yet to Archeological studies are required as part of Nation have a look at the studies completed for this project. development applications within in the Trusts the archaeological studies have been done Secondary Plan area. and are in order. Please keep us posted as this project moves forward. CLOCA's Comments on Secondary Plan, Schedule A, Schedule B, and Appendix C Section Comment Response 1.1.e The words "...the policies of..." are repeated Section removed. Principle 4 2nd objective. For consistency with other terminology in the Agree. Revised. Official Plan and throughout the secondary plan, consider using the term "Vegetation Protection Zone" as opposed to "appropriate separation distances". Principle 4 3rd objective. Is the intent to promote linkages between all of That is not the intention. Substantial the listed features, for example, between heritage buildings revisions to Section 1 have focused the and significant vegetation? Perhaps this could be separated Principles and removed this policy into different objectives, or simply including at the end of the statement. objective "..where appropriate." 4.1. i) iii. Suggest including italicized text "... stormwater runoff Revised to include provided text. Now at management strategies for promoting groundwater infiltration 4.5.1 c. and water quality treatment. 4.1. i) iv Suggest revise wording to "Low Impact Development Revised to state "LID measures." Now at Measures", as opposed to "Design Standards". 4.5.1 d. 4.1.r) It is recommended that this objective specify that the net loss Section removed. of trees is approved through the policies of this plan and the Official Plan and do not form part of the Natural Heritage System. Additional study of the feature and function may be required in addition to the Tree Preservation Plan. 4.2.e) Suggest deleting "...as the community evolves." Revised. Now at 11.8.5 4.2.h) CLOCA discourages off trail uses within the Natural Heritage Revised policy, now at 9.10.7 System. This objective appears to encourage off trail uses. Section Comment Response 5.2.e)iii Suggest including natural heritage features and vegetation Section removed. protection zones 8.1.8.d & e) The trail network should be directed to areas outside of the New sections devoted to trails (9.10.6 to Natural Heritage System (NHS) or limited to the outer edge of 9.10.14) incorporate comments. the vegetation protection zone. Trail connections bisecting the NHS should be limited in order to promote the preservation and protection to the ecological integrity and function of the features comprising the NHS. New pedestrian crossings of tributaries should be limited to ensure protection of the ecological integrity of the tributary and riparian corridor. Where feasible, road crossings over creeks should be utilized for trails crossings. Where creek crossings are unavoidable, existing crossing locations can be considered however, the new crossing should not use existing non - permitted culverts. Creek crossings will need to be designed to promote fish passage, passage of flows as well as minimize impacts to the riparian area. The location of pedestrian trails should be designed to avoid interfering with the meanderbelt of the creeks. 8.1.8 In addition to the potential EIS requirements, studies to The list of possible required studies is in determine the hazard lands associated with the creek in the the parent Official Plan. vicinity of the trail and crossing may be required in order to determine the most appropriate and suitable location for the trail and crossing. 9.1.1 a) v. CLOCA supports the Neighborhood Parks being connected to Added suggested text. Now at 10.3.1 e. the NHS. However, the park proper must be located beyond the feature and the associated VPZ. The NP will be located outside of the NHS. 10.7.b) Please clarify if the EPA includes the minimum vegetation Yes, and to confirm, added "...and their protection zones (VPZ). associated VPZ's..." Now at 10.31 e. Section Comment Response 10.7 It is recommended that a policy be included referencing the Agreed. Added, now at 11.8.3 minimum vegetation protection zones as required by the Clarington OP. 10.7.c) The OP uses the term "Low intensity recreation" whereas the To ensure consistency with the OP, "low Secondary plan is using "passive recreation" Please clarify intensity recreation" will be used. Now at the difference/provide definition of passive recreation. 11.8.5 10.7c) CLOCA does not support stormwater management facilities to This is not suggested and the term be located within the Environmental Protection Area, except "stormwater management facilities" is not for stormfall outlets in accordance with CLOCA Stormwater used. Management policies, and LID's as permitted in the OP policy Previously approved SWM facilities in 3.4.9. EP/VPZ may continue, however Section 3.4.8 of the Official Plan prohibits new ones in EP (VPZ is part of EP). Now at 12.2.1 10.7c) Please revise to include "...uses related to conservation, flood Revised. Now at 11.8.2 or erosion control projects.." 10.7d) This policy needs to be clarified. A large section of the Policy was from the previous Secondary Brookhill Tributary that was historically tile drained, was Plan. The policy has been re -written to naturalized several years ago as part of a development state the further naturalization of the application that has since been built out. Much of the Brookhill Tributary may be required where supported Tributary remains in a natural state. CLOCA's preference is to by an agency approved EIS. maintain the tributary in an undisturbed manner. However, there is a section at the lower end of the tributary in proximity New policy added at 11.8.7 relating to to the confluence with the Bowmanville Creek, referred to as potential erosion concerns in the Brookhill the "nick point" that may require investigation for erosion tributary. control works. If this is what this policy is referring to, then it should be clarified. 10.7.e) In accordance with the Clarington Official Plan, an Revised. Now at 11.8.8 Environmental Impact Study is required for any development proposed with 120metres of a natural heritage feature, Section Comment Response hydrologically sensitive feature, stable top of bank or meanderbelt. 10.7.e) An EIS is not necessarily required for development proposed Deleted reference to Lake Iroquois Beach. on the Lake Iroquois Beach. A Hydrological Evaluation or other Now at 11.8.8 study such as a water balance may be required for development proposed on the Lake Iroquois Beach. 10.8a) It may be beneficial to include the underlying designation as Agree. Schedules A & B and Appendix C well as the Environmental Overlay on the same figure. are now a single Schedule. 10.8b) Please include "...delineation of these features and areas...", to Revised. Now at 11.9.2 better reflect OP policy 3.4.3 10.8.b) The EIS will determine the areas to be preserved and Acknowledged. Now at 11.9.2 protected. 10.8.c) Recommend including a policy that elaborates on policy c. The Revised. Now at 11.9.3 new policy should acknowledge the possibility that following the EIS, it may be determined that only a portion of the lands within the Environmental overlay may be available for development. 11.2.e) Please include "...flow moderation, erosion control and water Revised. Now at 12.2.5 quality." 11.2.i) Please include Revised (as this would also include ensuring Revised. Now at 12.2.7 that flows are directed to appropriate areas to ensure changes Agreed. Reference to other NHS features to vegetation community types are not impacted). such as wetlands and watercourses will be included. 12.3.1.a) Please also include Hydrological Study, Water Balance, The list of possible required studies is in Geotechnical (Slope Stability) Study Wor Creek Erosion the parent Official Plan. Assessment to determine hazard lands. Section Comment Response Schedule A The future alignment of the Clarington Blvd (north) extension Acknowledged (currently Nash Road) will require further study and review to ensure minimal environmental impacts to features and functions as well as ensure that the road is constructed beyond the hazard lands associated with the Bowmanville Creek valley. Schedule A In general, future road alignments will require further study and Acknowledged review to ensure minimal environmental impacts to features and functions as well as ensure no impacts to flood levels. Examples include Nash Road and Green Road future upgrades Schedule B The trail network should be minimized within the Trail system revised, now shown on Environmental Protection Areas. Trails should be directed Schedule A. The location and alignment of outside of the Natural Heritage System (NHS) or limited to the the trails are conceptual. The precise outer edge of the vegetation protection zone. alignment of trails will be confirmed through the development approvals process. Schedule B Connections bisecting the NHS should be limited in order to Acknowledged promote the preservation and protection to the ecological integrity and function of the features comprising the NHS. Schedule B Many of the trails are shown bisecting Provincially Significant Acknowledged Wetlands (PSW). Trails should avoid PSW's. Schedule B New pedestrian crossings of tributaries should be limited to Acknowledged ensure protection of the ecological integrity of the tributary and riparian corridor. Schedule B Where feasible, road crossings should be utilized as trails Acknowledged crossings. Section Comment Response Schedule B Where crossings are unavoidable, existing crossing locations Acknowledged can be considered however, the new crossing should not use existing non -permitted culverts. Crossings will need to be designed to promote fish passage and flows as well as minimize impacts to the riparian area. Schedule B The location of pedestrian trails should be designed to avoid Acknowledged interfering with the meanderbelt of the creeks. Appendix C The title requires editing Acknowledged Appendix C Is it possible that Appendix C is redundant? It appears that the Agree. Schedules A & B and Appendix C difference between Appendix C and Schedule B is the are now a single Schedule A. inclusion of the Environmental Constraints Overlay and associated note shown on Appendix C. Could the overlay be included on Schedule B? Durham Region's Comments on Secondary Plan, Schedule A, Schedule B, and Appendix C Topic/ Section Comment Response General To assist with consistency, efficiency and to reduce review Acknowledged. The Secondary Plan and Comments times, it is suggested that the Municipality create and utilize a SUDGs are restructured. Pertaining standard Secondary Plan template and highlight policies that to all are common to each area. This will enable each Plan to be laid Secondary out similarly, allowing staff, agencies and the public to navigate Plans in each Secondary Plan, and allowing the reader to better identify Process: elements that are common to each Plan, and those that are unique to each. Consistenc y between Similarly, it is suggested that the municipality consider Plans identifying common urban design guidelines and principles Topic/ Comment Response Section across secondary plan areas, by land use type, and across arterial, collector, or local road classifications. This again will help reduce review times, and the potential for duplication while highlighting unique elements proposed for each community. General The Region's services are planned sequentially, using approved The Municipality and the Region have Comments growth forecasts, which in turn become the basis to inform accepted a 2% growth rate. Pertaining capital priorities for the Region. to all Secondary It is critical that the growth forecasts in the Region's Plans in Development Charges (DC) Background Study be used, with Process: the knowledge that the timing of infrastructure is dependent on achieving the growth forecasts included in the DC study. The Regional Region's Budgets and Forecasts supersede the forecasts within Servicing the DC Study as they reflect, among other things, the actual growth to -date rather than the forecasted growth. Therefore, it is necessary to refer to the Region's Budgets and Forecasts when reviewing current project status, rather than strictly relying on the estimated timeframes in the DC Study alone. Further, it is important to note that only the current year's budget is approved in the Region's Budgets and Forecast documents. The forecasts are estimates which are reviewed annually as demands and resources are required, and as such do not form firm commitments. Conformity The Regional Official Plan (ROP) designates areas within the Acknowledged. to the BSP study area as "Living Areas" and "Major Open Space Regional Areas". Living Areas are predominantly intended to be used for Official housing purposes and shall be developed in a compact form Plan through higher densities and by intensifying and redeveloping existing areas, particularly along "Arterial Roads" (see Policy 8B.2). "Major Open Space Areas" in the BSP predominantly Topic/ Section Comment Response include natural heritage and hydrological features associated with Bowmanville Creek. As noted earlier, the BSP provides various land use designations that will accommodate low and medium density residential; mixed -use development; parks and open space; environmental protection area; stormwater management ponds; and institutional uses. These land uses are intended to guide growth and development within the community, while recognizing the existing community within surrounding neighbourhoods and are consistent with the direction of the ROP. Conformity Schedule A — Open Space and Parks, identifies a large area for The NHS for the Brookhill SP is consistent to the environmental protection surrounding the Bowmanville Creek with the previous version of the SP. The Regional valleylands. proposed trail system is "conceptual" and Official Appendix C — Potential Environmental Features of the BSP also there has been no impact assessment. Plan: identifies areas that have environmental constraints. Future environmental studies are required to identify constraints and opportunities for Key This area is also regulated by the Central Lake Ontario a trail system within the Brookhill Natural Conservation Authority (CLOCA). Accordingly, the Region and Neighborhood. Heritage CLOCA must be satisfied with the approximate area designated and "Environmental Protection" on Schedule A and "Environmental The comment requiring that "further Hydrologic Constraints" on Appendix C to ensure that the key natural refinements to the location of the Features heritage and hydrologic features are protected and will not be `Environmental Protection designation and adversely impacted by the proposed trail system that will `Environmental Constraints' overlays may connect the Living Areas within the BSP to the valleylands. occur through future plans of subdivision and/or zoning by-law amendment It is also important to note that further refinements to the processes" is addressed at 11.9.2. location of the "Environmental Protection" designation and "Environmental Constraints" overlays may occur through future plans of subdivision and/or zoning by-law amendment processes. Topic/ Comment Response Section Conformity Schedule `C' — Map `C3' to the ROP identifies Bowmanville Acknowledged. to the Avenue as a Type `A' Arterial Road. Policy 11.3.3 of the ROP Regional specifies that Type A Arterial Roads shall be designed in Official accordance with Schedule `E' -Table `E7' Arterial Road Criteria Plan: and be subject to site -specific conditions and accepted planning, urban design and traffic engineering principles. Bowmanvill e Avenue — Type A Arterial Road Conformity Policy 7.3.14 of the ROP requires municipalities to consider Acknowledged. to the matters related to the following, when preparing a secondary Regional plan: Official • sequential and orderly development; Plan: • an assessment of municipal services and facilities required to support the development of the area; Secondary • transportation needs for all modes; Plan • key natural heritage features or hydrologic features (KNHHF) Considerati and their connections within the secondary plan area; ons • the provision of a range and mix of (affordable) housing; and • the provision of a diverse and compatible mix of land uses to support vibrant neighbourhoods. The BSP and its related background studies have addressed the above noted matters in accordance with Policy 7.3.14 of the ROP. Further comments related to the proposed density requirements will be provided once further information is provided for our review and comment. Provincial The Planning Rationale Report and draft secondary plan were Agree, revised. Policy: prepared prior to the recent release of updated provincial legislation, plans and policies. The Planning Rationale and 11 Topic/ Section Comment Response Secondary Plan should be revised to reflect these recent changes to A Place to Grow — Office Consolidation (2020) (Growth Plan), the Provincial Policy Statement, 2020 (PPS) and Planning Act related to Bill 108, More Homes, More Choices Act. Provincial The PPS provides a comprehensive vision for growth and Acknowledged. Policy: development for the province, and supports opportunities to provide a range of housing while encouraging growth within Provincial settlement areas, including intensification and redevelopment. Policy The PPS also supports and promotes healthy and active Statement communities by: • planning public streets, spaces and facilities to be safe, meet the needs of pedestrians, foster social interaction and facilitate active transportation and community connectivity; • planning and providing for a full range and equitable distribution of publicly -accessible built and natural settings for recreation, including facilities, parklands, public spaces, open space areas, trails and linkages, and, where practical, water - based resources; • providing opportunities for public access to shorelines; and • recognizing provincial parks, conservation reserves, and other protected areas, and minimizing negative impacts on these areas. The Planning Rationale states that the Regional Official Plan requires a minimum of 10-year supply of residential growth. Recent changes to the PPS now require a 15-year supply, and the Region's Municipal Comprehensive Review (MCR) will be implementing this change to conform with provincial policy. The BSP and its supporting documents will need to clarify that the Brookhill Neighbourhood will support and encourage 12 Topic/ Comment Response Section residential and non-residential economic growth at appropriate densities. The draft BSP supports infrastructure planning, active transportation, publicly accessible built and natural settings and minimizes the impact on environmentally sensitive features, consistent with the direction of the PPS. Provincial The Growth Plan requires all new development taking place in Acknowledged. Minimum density targets Policy: designated greenfield areas to be planned and zoned to support are met. Breakdown of density allocation the achievement of complete communities, support active will be provided. A Place to transportation and encourage the integration and sustained Grow for viability of transit services. the Greater Golden The Growth Plan density target for greenfield areas within the Horseshoe existing urban boundary is 50 residents and jobs per net (Growth hectare. The minimum density target will be measured over the Plan) entire designated greenfield area, excluding natural heritage features and areas, natural heritage systems and floodplains, provided development is prohibited in these areas. The Region also requests a copy of the breakdown of allocation of density targets for our review and future comment. Specific The Region is generally supportive of the Draft Brookhill Revision of Secondary Plan policies and Comments Neighbourhood Secondary Plan. Specific comments are Sustainable Urban Design Guidelines to provided in Attachment 1 ("Specific Comments on the Draft ensure consistency between the two Brookhill Neighbourhood Secondary Plan") to this letter. documents. The Draft Brookhill Neighbourhood Sustainable Urban Design Guidelines provide guidance on how to implement the Secondary Plan policies to achieve high -quality urban design and sustainability. The Region is generally supportive of the Sustainable Urban Design Guidelines. Our detailed comments suggested comments are intended to provide context or request 13 Topic/ Comment Response Section clarification. It is important to note that where certain guidelines are considered to be critical, they should be reflected through policy within the Secondary Plan to ensure they are implemented as intended. Specific comments on the Guidelines are provided in Attachment 2 ("Specific Comments on Appendix B — Draft Sustainable Urban Design Guidelines") to this letter. Delegated The BSP should ensure that all future development applications Policy 13.2 outlines Complete Application Provincial have regards for the Region's delegated Provincial Plan review Requirements. Plan responsibilities. The Municipality should incorporate policies Review within the BSP that ensures proponents are made aware of the 13.2.2 and 13.4.7 notes Region's role. Responsibi Region's review responsibilities. lities As per Schedule E — Table `E8' of the ROP's Complete Application Requirements, conditions affecting new development proposals may include, but are not limited to the need for: • Environmental Site Assessments and/or Records of Site Conditions; • Archaeological Assessments; • Environmental Impact Studies/Natural Heritage Evaluation; • Land Use Compatibility Studies; and • Noise and/or Vibration Studies These requirements must be completed prior to the finalization of a planning application and/or as a condition of approval, where applicable. Regional The following are specific comments from each internal Acknowledged. Finance, Regional agency for review and consideration by the Servicing, Municipality of Clarington. Fiscal Impact Analysis completed by Transportat Municipal Staff. ion Specific financial comments have been included in Attachment 14 Topic/ Comment Response Section Planning, 1 as generally summarized below: Durham A fiscal impact analysis should be completed as part of the Regional secondary plan to compare the estimated infrastructure Transit, servicing costs with the potential revenue (property taxes, user and rates and development charges) resulting from the proposed Regional development of these lands. All analysis of municipal operating Health: and capital cost impacts should differentiate between Regional and local municipal costs. Finance Regional The following are specific comments from each internal Both the Secondary Plan (the Plan) and Finance, Regional agency for review and consideration by the the Transportation Study (the TS) have Servicing, Municipality of Clarington. been updated to ensure there are no Transportat inconsistencies. ion Specific comments servicing and transportation planning have Planning, been included in Attachment 3 and 4 and the following The Region has since stated, via email, Durham comments below. that this revised traffic analysis may be Regional submitted after Council adoption of the Transit, The Region is concerned that the BSP is progressing in Secondary Plan, but is required before and advance of detailed transportation work required to support the Regional approval. Regional proposed road network. The Region also noted inconsistencies Health: between the draft Secondary Plan and the Transportation Existing Conditions Report, prepared Burnside, dated Servicing September 2019 and Transportation Review Memo, prepared by Burnside, dated August 2020. Regional 1) Schedule A — Land Use and Transportation: Longworth Avenue road designations Finance, • The designation of Longworth Avenue, west of Green Road, updated. Servicing, should be updated to a Type B Arterial, pending the resolution Transportat of Deferral 2 by the Region to the Clarington OP. Nash Road extension is not part of the ion • The designation of Nash Road ends at Clarington Boulevard, Secondary Plan, will not affect policies or Planning, but the long-term extension to Bowmanville Avenue designated Durham in the ROP and Clarington OP is not shown. 15 Topic/ Section Comment Response Regional • A new east -west street is identified in the supporting Brookhill land use designations, and is thus not Transit, Secondary Plan — Preferred Land Use Plan Transportation shown on the Schedule. and Review (August 2020), from the Clarington Boulevard extension Regional to Bowmanville Avenue and north of Longworth Avenue. This East -west street is a Local Road and not a Health: new street would appear to use a portion of the existing Nash Collector Road Road alignment west of Bowmanville Avenue. If this road is Servicing being planned as a Collector as part of the secondary plan, it Acknowledge comment on isolated should be added to the schedule as such. parcels. • The North West quadrant of the proposed secondary plan south of Nash Road, north Longworth Avenue and east of Green Road contains an isolated development that is in proximity to natural heritage features. Isolated developments are not conducive to public transit as it generates longer walking distances to scheduled service routes. Regional 2) Appendix A — Road Standards and Profiles, Brookhill Appendix A — Road Standards and Profiles Finance, Secondary Plan has been omitted from the Secondary Servicing, Plan. Road classifications and standards Transportat i) For the Type A Arterial (Regional Road 57): will adhere to Appendix C of the Official ion • The ROW width column should be changed to 36 m. Plan. Planning, • Under the Bicycle Lanes column, the wording should add the Durham term "multi -use" before path. Regional • Under the Sidewalk column, the sidewalk should be listed as Transit, 1 Side", as the 3.0 m multi -use path in boulevard is on the and other side of the road. Regional Health: ii) For the Type B Arterial: • Under the Bicycle Lanes column, the term "path" should be Servicing removed, as a cycle track is being proposed as per the cross - sections in Appendix B — Sustainable Urban Design Guidelines. • Under Pavement Width, the need for four (4) continuous lanes works for Longworth Avenue, but based on our comments on the Appendix B — Sustainable Urban Design Guidelines below, 16 Topic/ Section Comment Response there should be a 2/3 lane option noted for Green Road and Nash Road. iii) For the first Collector classification, under Bicycle Lanes, it states that the 1.5 m lanes are in the boulevard, whereas the cross-section in Appendix B — Sustainable Urban Design Guidelines shows on -road bicycle lanes. Based on Ontario Traffic Manual (Book 18) guideline for cycling facilities, on -road bike lanes on Collector roads sufficiently separate cyclists from the general purpose lane, based on speeds and volumes experienced for most Collector roads, and the need for separated cycle tracks in the boulevard is not necessary. Regional Durham Region Transit supports the secondary plan as it is Acknowledged. The Secondary Plan will Finance, consistent with transit supportive land use practices through the note that future transit routes will be Servicing, focus of higher density residential development along DRT's located along arterial and collector roads. Transportat high frequency network. The following comments should be ion considered: Planning, Durham • Durham Region Transit (DRT) and GO Transit routes have Regional been since updated as per section 3.2 within the Planning Transit, Rationale Report. Route 501 (South Bowmanville) and Route and 506 (Clarington Community Route); and the GO Bus Route 90 Regional will no longer operate as part of the new network effective Health: September 28, 2020. As part of the new network, Route 902 (King) will service the downtown Bowmanville area between Durham Oshawa Station and Simpson Avenue. Regional Transit • DRT will review bus services as development occurs to (DRT) support transit availability to residents. Future service will be located along arterial and collector roads as per Durham Region Transits' Five -Year Transit Strategy. 17 Topic/ Section Comment Response Regional The overall health and wellbeing of the community are the main Agree, but some comments may be too Finance, concern. To ensure that a community is healthy and detailed for inclusion in a secondary plan Servicing, sustainable, there are many different elements that must be document. Will incorporate where Transportat achieved. appropriate. ion Planning, • The following comments should be considered: All new Durham construction to be conducted with good dust suppression plans Regional prior to commencement of construction and during the Transit, construction phase to minimize impact to existing communities, and utilizing Ministry of Environment, Forest, and Climate Change Regional (MOEFCC) best practice document "Best Practices for the Health: Reduction of Air Emissions From Construction and Demolition Activities". Regional (http://www.bv.transports.gouv.qc.ca/mono/1173259.pdf) Health • The community should be designed with water and landscaping features that are properly designed and graded to prevent pooling of water that may contribute to breeding grounds for vectors such as mosquitos. • It is recommended that all new rental units or housing used for priority populations have central air conditioning in the individual units and a cooling room in any multi -dwelling unit. • All community facilities such as community centres and schools have central air conditioning to minimize the impacts of extreme heat. Summary The Region is generally supportive of the Draft Brookhill The Region has since stated, via email, Neighbourhood Secondary Plan and Sustainable Urban Design that this revised traffic analysis may be Guidelines. However, there are a number of comments and submitted after Council adoption of the concerns with the Secondary Plan progressing in advance of Secondary Plan, but is required before detailed transportation work required to support the proposed Regional approval Topic/ Section Comment Response road network. We recommend that detailed technical analysis be undertaken and reviewed before the Secondary Plan is endorsed by Council. The proposed Brookhill Secondary Plan update represents a major policy amendment and is of Regional Interest. Accordingly, the proposed amendment is not exempt from Regional approval. Please advise our Commissioner of Planning and Economic Development of your Council's decision. If your Council adopts the proposed Amendment, please forward a record to this Department within 15 days of the date of adoption. The record should include the following: • Adopted Amendment (1 certified copy, 4 duplicates & 5 working copies) • Region's submission form (1 copy) • Letter requesting the Region's approval • Adopting by-law (2 certified copies) • Minutes of all public meetings • All written submissions and comments (originals or copies), showing the dates received • All planning reports considered by Council • Affidavit(s) of municipal employee(s) certifying that Notice of Public Meeting was given, a public meeting was held, and Notice of Adoption was given in accordance with the requirements of the Planning Act; and a • Mailing list of persons who spoke at the public meeting(s) We would be pleased to discuss our comments on the suggested changes in this letter. 1.1 c) The text should not refer to the previous Amendment No. 126 Section removed. However, original as a new Amendment to the Clarington Official Plan is required. Brookhill Secondary Plan was Amendment ivf Topic/ Comment Response Section No. 60 (2008). This update is, in fact, Amendment No. 126. 1.1 f) The text should refer to A Place to Grow: Growth Plan for the Section removed. Greater Golden Horseshoe. 1.3 c) and • Section 1.3 c) states that it is fundamental for the plan to Population, job, and units updated. A e) achieve a minimum net density of 50 residents and/or jobs per density assumption chart has been hectare. However, section 1.3(e) states that the plan will provide provided that illustrates the gross and net approximately 6,400 to 6,600 people and 280 jobs with a gross density for Brookhill. FBMP area to not be density of 41 residents and jobs per hectare. included. • It is unclear whether a gross density of 41 residents and jobs per hectare is a direct equivalent to a net density of 50 residents and jobs per hectare as defined by the Growth Plan. Further information is required to determine whether the provincial density requirement will be met. Section 3.0 • In the 1st paragraph, it is noted that the residential Now at 3.4.1: Residential revised to — neighbourhoods be planned and designed to be within "an include "...an approximate 5 minute walk Community approximate 5-minute walk (400 metres) of local transit" and a (400 metres) of existing and future local Structure, 10-minute walk (800 metres) of "higher order transit and transit services". Higher order transit has Policy 4 services." The Region generally supports this goal. However, been revised to read "...within a 10 to 20 (Residentia none of the secondary plan area is currently within a 5-minute minute walk (800 to 1,600 metres)..." I walk of transit services, as DRT has replaced local bus routes Neighbour serving the area with an Urban On -Demand service. However, This leaves the option for potential future hoods) the policy concept is still valid as the Urban On -Demand service local transit to be delivered. uses a series of pick-up locations that should fulfill these walk distances. As the community develops, local routes could be reintroduced serving the secondary plan area. • The higher order transit part of the policy should be revised to read "within a 10-20-minute walk (800-1,600 metres) of higher order transit and services." Please note, a 10-minute walk to the 20 Topic/ Comment Response Section higher order transit bus stops is not possible for most of the secondary plan area, as well as the services within the Bowmanville West Town Centre. The nearby higher order transit/transit priority network is located along Regional Highway 2 and at the planned Bowmanville GO Station, as identified in the Regional Official Plan (Schedule 'C', Map 'C3') and Durham Transportation Master Plan (Maps 1 A and 1 B). • It should also be clarified whether both local and higher order transit will be provided or whether the potential exists that, based on operational and financial criteria, only higher order transit will exist. • It is further recommended that a high level estimate of service level requirements and associated capital and operating costs be assessed as part of the review of the fiscal impact study. Section 5.0 It should be clarified that traffic calming measures can be Policy revised to include "...on Collector — Creating implemented on Collector and Local roads. In other words, the and Local Roads... Now at 9.9.2 a Vibrant policy should not apply to Bowmanville Avenue, Green Road, Urban Nash Road or Longworth Avenue (except for on -street parking Places, potentially between Green Road and Bowmanville Avenue). Policy 5.3.1 v) Section 6.0 It should be clarified where noise attenuation fencing and Added to Policy "Noise attenuation fencing - reverse lot frontage conditions will be discouraged, including will be discouraged along Arterial Roads." Encouragin along Arterial Roads. Now at 7.2.6 g Housing Diversity Secondary Plan already includes policies Policy 6.1 to discourage back lotting or reverse lot h) frontage. See 6.7.13 Section 6.0 Recent changes to the Planning Act (amended through Bill 108) New policy in conformity with Bill 108 at - allow an additional residential unit to be permitted in any single 7.2.21 21 Topic/ Comment Response Section Encouragin detached house, semi-detached house, or row house and in an g Housing ancillary building. This would allow for a maximum of two Diversity additional residential units per property, for a total of three units Policy 6.1 on a property. This proposed policy be revised accordingly. Garden Suites Section 6.2 • Section 6.2(d) states that "the Municipality will explore other Policy revised to add - "Financial d) potential incentives under a Community Improvement Plan or incentives are subject to the approval of other legislated tool, such as reduced or deferred development Regional Council." Now at 7.2.12 charges, reduced application fees, grants and loans, to encourage the development of affordable housing units and purpose-built rental housing. The Municipality will also encourage Durham Region to consider financial incentives for these types of development." • It should be noted that any financial incentives for this type of development are subject to the approval of Regional Council and are currently under consideration through the Regional review of a Regional Community Improvement Plan. Section 8.0 Longworth Avenue, west of Green Road, is part of Deferral 2 to Policy revised to read "Green Road, Nash — Mobility the Clarington Official Plan (OP) but is currently designated as a Road, and Longworth Avenue west of and Type B Arterial in the ROP. This deferral will soon be resolved Green Road are identified as Type B Streets, through the Region's further approval of the Clarington OP. As Arterial Roads and Longworth Avenue, Policy such, the secondary plan should update this policy. east of Green Road is a Type C Arterial 8.1.1 a) Road." Now at 9.3.1 Section 8.0 • This policy needs to be revised, as there are no bike lanes Policy revised to read "It shall have a — Mobility proposed on Bowmanville Avenue through the Region's Class boulevard Multi -Use Path (MUP) on the and EA study for Bowmanville Avenue (Baseline Road to Nash west side (for use by pedestrians and Streets, Road), completed in 2017. This policy is also inconsistent with cyclists) and a sidewalk on the east side." the description used in Schedule A — Land Use and Now at 9.3.3 22 Topic/ Comment Response Section Policy Transportation, and the cross-section shown in Appendix B — 8.1.1 c) Sustainable Urban Design Guidelines. A boulevard Multi -Use The locations of signalized intersections Path (MUP) is planned on the west side (for use by pedestrians are not determined at the time of a and cyclists), and a sidewalk is planned on the east side of Secondary Plan. Bowmanville Avenue. • Further, it should be clarified whether any signalized intersections will be required on Regional roads and in accordance with Regional cost sharing policy for traffic signalization. It should also be clarified if there will be any direct cost to the Region for this service. Section 8.0 The description of the alignment for Longworth Avenue should Policy revised to read "The alignment of — Mobility be clarified. The alignment of Longworth Avenue shown in the Longworth Avenue as shown on Schedule and secondary plan is approximate, and the section from the A is approximate and the section from the Streets, existing Bowmanville Creek bridge westerly to Green Road existing Bowmanville Creek bridge Policy (including the shift in alignment to the south from the existing westerly to Green Road (including the shift 8.1.1 g) bridge to Bowmanville Avenue), will be determined through in alignment to the south from the existing detailed design. The section from Green Road westerly to Holt bridge to Bowmanville Avenue), will be Road is currently being determined through the Longworth determined through detailed design. The Avenue Extension Class Environmental Assessment (EA) section from Green Road westerly to Holt Study. Road is currently being determined through the Longworth Avenue Extension Class Environmental Assessment (EA) Study." Now at 9.3.8 Section • Section 3(4) refers to the Brookhill Neighbourhoods being 8.1.6 b) removed. See response below 8.1.6(b) within a 5 minute walk (400 meters) of local transit service and a regarding the removal and replacement of 10 minute walk (800 meters) of higher order transit. Section 8.1.6 a) 8.1.6(b) goes on to state that transit service will be implemented on a phased basis and based on acceptable operational and financial criteria. 23 Topic/ Section Comment Response • As noted above, it should be clarified whether both local and higher order transit will be provided or whether the potential exists that, based on operational and financial criteria, only higher order transit will exist. • It is further recommended that a high level estimate of service level requirements and associated capital and operating costs be provided as part of the fiscal impact study. Section • A provision for transit stops and incorporation of bus -bays, Policy 8.1.6 revised. Now at 9.8.1: "Transit 8.1.6 c) where appropriate, will be incorporated into road design facilities should be integrated early and requirements. An estimate of the magnitude and cost of this appropriately throughout the Brookhill infrastructure should be included in the Regional servicing Neighbourhood. Durham Region Transit estimates. shall be invited to all development pre - consultation meetings to advise on transit • Under the Region's current approach, developers do not fund requirements." or install transit stops as the Regional transit development Now policy, at 9.8.2: "To facilitate the charge provides the funding for the Region to construct this type creation of a transit supportive urban of transit infrastructure. structure, the following measures shall be reflected in development proposals, including the subdivision of land: a. Transit -supportive densities provided on lands within the Local Corridor in keeping with municipal density targets; b. Provision of a local road pattern and active transportation network that provides for direct pedestrian access to transit routes and stops; c. Transit stops located in close proximity to activity nodes and building entrances; and d. Provision for transit stops and 24 Topic/ Comment Response Section incorporation of bus -bays where appropriate into road design requirements" Pedestrian The trail system should also include connections to Institutional Policy revised to read "Accordingly, and Bicycle uses, such as schools, in addition to the Neighbourhood Centre, connections will be made to the road Path the road network and the existing trail system. network, the Neighbourhood Centre, System f) institutional uses including schools, Neighbourhood Parks, and the existing trail system." Now at 9.10.6 Pedestrian The active transportation network should include connections to Policy revised to read "The active and Bicycle all major destinations such as the Village Corridor, the transportation network will connect to all Path Neighbourhood Centre, and Institutional uses including schools, major destinations, such as the Village System k) in addition to neighbourhood parks and community gardens. Corridor, the Neighbourhood Centre, V. Institutional uses including schools, neighbourhood parks and community gardens, in order to provide convenient and safe access to facilitate travel by alternate modes of transportation;" now at 9.10.4 9.2.1 It is suggested that the medium density or higher type of Schools now shown as a symbol, not a Schools — residential uses be specified in policy in the event that a school block, on top of Low Density Residential. e) iii. site shall not be required by the School Board. 9.2.1 It is suggested the following wording be added "Parking and Numerous policies under Section 10.6 Schools — loading areas will be provided and access points designed in a promote walking and cycling to school. f) iii. manner that will promote active transportation and, minimize See also 9.10 for Active Transportation conflicts..." 9.2.2 Appropriate alternative uses should be detailed in this policy A Place of Worship site has not been Places of such as medium or high -density residential uses if it is determined and is not identified on Worship b) determined that a Place of Worship is deemed not to be needed Schedule A. Place of Worship section in the community. 25 Topic/ Comment Response Section replaced with broader Community Facilities section. 10.2 Low "Limited" street townhouse dwellings is subjective and requires Municipality has revised the definition for Density clarification. Is the number proposed to be limited based on the 'Low Density' to include townhouses. Residential overall Secondary Plan area, by each subdivision, by each Policy at 11.3.6 that requires a minimum of Designatio street or some other measure? 80% of the Low Density Residential be n b) singles and semis, the remaining 20% (max) may be townhouses. 10.3 • As a suggestion, professional office, and service commercial Suggestion conflicts with parent Official Medium uses (i.e. travel agent, and hair salon) may be appropriate to be Plan policies for "Urban Residential." Density added to the list of allowable retail uses, as these types of uses Mixed -use buildings not permitted. Only Residential provide a local service, and would help bring clientele to the limited small-scale commercial uses Designatio area and support an active streetscape. permitted. See 11.4.2 n d)-g) • It is also recommended in policy 10.3 d) specify that such uses are only permitted in mixed use buildings and in strategic locations be qualified by stating they are only permitted on arterial roads and at intersections such as Longworth Avenue, Clarington Boulevard and Green Road. 10.4 High It is recommended that the types of uses permitted in mixed use Revised. The Municipality has prepared Density buildings be specified and include professional office, and working definitions for the land use Residential service commercial uses in addition to retail uses. designations across all secondary plans. Designatio The High Density Residential designation n b) It is also recommended that Policy 10.3 d)-g) also be included in is now referred to as "Medium Density Policy 10.4. Local Corridor" since max height is 6 storeys. New policy at 11.5.1: "The Medium Density Local Corridor designation allows for a concentration of density and mix of 26 Topic/ Comment Response Section uses. The predominant use of lands with the Medium Density Local Corridor designation is housing in mid -rise building forms combined with cultural, entertainment, recreational, offices, restaurants, retail, and/or service commercial uses within mixed -use buildings". Permitted building types limited to: Street townhouses; Block townhouses; Stacked townhouses; Back-to-back townhouses; Apartment buildings; Mixed -use buildings; and Accessory apartments. 10.4 High It is recommended that transition policies to lower density Policy removed. Medium Density Local Density designations be incorporated into this policy for all uses Corridor permits apartments and mixed Residential including mixed use buildings. use buildings. Designatio n f) The policy should read "All buildings ApartmeRt idwelliRgS should be located... Lower density housing forms, such as townhouses and stacked townhouses, may be utilized with apartment and mixed use buildings to transition to lower density areas." 10.4 High Due to the proximity of mixed use high density residential uses Revised. Density to low density residential land uses, consider adding a new Residential policy to consider sensitively integrating new buildings in New policy at 11.5.5 "The highest and Designatio accordance with Policy 5.2e). most dense forms of development shall be n g) located fronting the Local Corridor. Add a new Policy g) that reads: Development shall provide a transition, locating less dense and lower scale "Development of uses will be sensitively integrated with Policy buildings in locations adjacent to lower 27 Topic/ Comment Response Section 5.2e) of this Plan. The scale of buildings in a High Density density designations." Residential designation shall be compatible and sensitively integrated with surrounding residential uses in terms of building Proposed policy added with reference to mass, height, setbacks, orientation, privacy, landscaping, new Transition Policies. shadow casting, accessibility and visual impact." 10.5 It is suggested that office uses also be permitted within this Updated to include "offices". See 11.6.1 Village designation. It is a use that would be complementary to the Corridor retail and commercial uses permitted within this designation. Designatio n a) and d) Neighbour To be consistent with the other designations in the Secondary Aside from "grocery stores/supermarkets" hood Plan, service commercial uses including office should be at 11.7.2, other commercial uses are Centre permitted in this designation. permitted in mixed -use buildings. Designatio n b) and g) 10.8 It is recommended that a Policy d) be added to specify a To be determined at the time of a more Environme Special Policy for the low density residential lands proposed detailed application for the property. The ntal northwest of Longworth Avenue and Green Road. These lands underlying designation cannot be achieved Constraints are constrained with limited road access, the ability to be until an Environmental Impact Study has Overlay serviced by infrastructure and transportation. been prepared and the limits of the natural heritage system confirmed by the Municipality and CLOCA. The Environmental Constraints Overlay policies state that "the underlying designation cannot be achieved until an Environmental Impact Study has been prepared and the limits of the natural heritage system confirmed." Not certain we need to add any additional policies. Topic/ Section Comment Response 11.1 b • Section 11 deals with servicing requirements for the New policy at 12.1.2: "Any Regional Secondary Plan Area. Section 11.1 b states that "the infrastructure required to support the Municipality will work with the landowners and the Regional development of the Brookhill Municipality of Durham to develop a plan for the phasing of Neighbourhood is subject to the annual extensions to the existing services within the Brookhill budget and Business Planning Process." Secondary Plan Area." However, the plan does not provide any detail with respect to water, sewer, or road servicing requirements. • Section 11.1 b also states that "a phasing plan shall be prepared as part of the Functional Servicing Plan by development proponents at the time an application for draft plan of subdivision is submitted." It is recommended that an overview of the specific servicing extensions be provided prior to the submission of future draft plans of subdivision to ensure an informed and timely review by Regional staff. • It should also be stated that any Regional infrastructure required to support the development of this area is subject to the annual Budget and Business Planning Process. The timing of capital works in the Region's Development Charge Study is an estimate only and is subject to rate of residential / non- residential growth, available financing and competing priorities of Regional Council. 12.2 The Region of Durham will also need to be satisfied that the Acknowledged Capital owner enter into a Subdivision Agreement with the Region of Works c) ii. Durham and that the assessment of infrastructure cost and d) requirements and development phasing be undertaken to the satisfaction of the Municipality of Clarington and the Region of Durham. W Topic/ Section Comment Response Section Under viii, an Internal Traffic Impact Study is listed while under At subdivision stage we require a 12.0 — ix, a Traffic Impact Study is listed as study requirements that Transportation Impact Study Implement may be required for development applications in the secondary ation, plan area. The sub -policy should simply refer to Transportation Policy Impact Study (as Traffic Impact Study is an older term focused 12.3.1 a) on auto travel). 12.4 Pre- Peer review studies and retention is also at the discretion of the Acknowledged submission Region of Durham in addition to the Municipality of Clarington. Consultatio n f) WE Attachment 5 to Report PDS-028-21 CLOCA's Comments on Sustainable Urban Design Guidelines Section No. Comment Consultant's Response 2.2.2 Type C It may be beneficial to specifically include in this section Green infrastructure guideline added Arterial - wording from 2.2.1 points 7 & 8 which speak to including to Type C Arterial Longworth within the right of way green intrastate to improve groundwater infiltration and water quality treatment as well as incorporating curb cuts where feasible as there may be opportunity in the wider right of way widths of Longworth Ave. 2.4.1 Valleylands #1 - It is unclear what lands are being referred Revised. to as the 'Bowmanville Valley Conservation Area'. The lands owned by CLOCA in the Bowmanville valley north of Longworth Avenue are not maintained or open for public use as a Conservation Area. The public should not be encouraged to utilize the CLOCA owned lands. 2.4.1 CLOCA supports the specific measures directly related to Section for "Wetlands" added under Valleylands, Woodlands and Urban Forest in this section. 2.4.1. Guidelines will refer to Given that there are several wetland features (some of setbacks, restrictions on crossings, which are Provincially designated) that are located within etc. the Plan area, a section specific to wetlands should be included. The points related to Woodlands would also be applicable to wetlands. 2.4.2 e) Although staff fully support urban agriculture, we would Added "measures to protect Natural recommend that community gardens and the like be Features must be considered." located away from the Natural Heritage System. This may prevent or discourage garden waste from being dumped into the valley systems. 2.4.2 h) 6. Stormwater ponds are not permitted within the vegetation There should be flexibility for locating protection zones of natural features. SWM ponds or outfalls within the Section No. Comment Consultant's Response VPZ. The only SWM facility within the VPZ is an existing, approved facility in the southern edge. 2.5.1 The trail network should be directed to areas outside of the Trail network revised. Natural Heritage System (NHS) or limited to the outer edge of the vegetation protection zone. 2.5.1 Connections bisecting the NHS should be limited in order Agree. to promote the preservation and protection to the ecological integrity and function of the features comprising the NHS. 2.5.1 New pedestrian crossings of tributaries should be limited Agree. Guideline added to ensure protection of the ecological integrity of the tributary and riparian corridor. 2.5.1 Where feasible, road crossings should be utilized as trails Agree. Guideline added crossings. 2.5.1 Where creek crossings are unavoidable, existing crossing Agree. Guideline added locations can be considered however, the new crossing should not use existing non -permitted culverts. Creek crossings will need to be designed to promote fish passage and flows as well as minimize impacts to the riparian area. 2.5.1 The location of pedestrian trails should be designed to Agree. Guideline added avoid interfering with the meanderbelt of the creeks. Durham Region's Comments on the Sustainable Urban Design Guidelines Section/Topic Comment Response 1.4 The Guidelines should be utilized to evaluate Agree, revised Interpretation& various types of Planning Act applications not Implementation just draft plans of subdivision applications. 11 The coordination and consistent approach to 2.2.1 Guideline 11. revised to include "street street lighting between draft plans of lighting". Repetition with Guideline 12 that subdivision and along arterial and collector identifies "street lighting as a component of streets should also be provided for. street furnishings. Bottom of page Delete the reference to Local Corridor .... as it is Deleted. The guidelines will include a section not relevant to the Arterial Roads. on Local Corridors and Prominent Intersections before Section 2.2 Roads. Section 2 — • Guideline 4 identifies that an 800 metre (10- Revised. Removed reference to "community The Public minute walk) to higher order transit or centre" and replaced with "Neighbourhood Realm, Sub- community centre be ensured. As noted in our Centre or Village Corridor". Updated the Section 2.1 comments on Section 3.0 — Community diagram on Page 6 to include "800 - 1600m" Structure, Policy 4 (Residential walking distance Neighbourhoods), a 10-minute walk to the Revised to match policy in Secondary Plan that higher order transit bus stops is not possible for states "...an approximate 5 minute walk (400 most of the secondary plan area at this time metres) of existing and future local transit (i.e., to Regional Highway 2 or the planned services". As noted, this leaves the option for Bowmanville GO Station). The Region potential future local transit to be delivered at acknowledges it appears that a 800-1,600 full build -out. Higher order transit has been metre (a 10-20 minute walk) is more realistic. revised to read "...within a 10 to 20 minute walk The Municipality should explore opportunities to (800 to 1,600 metres)..." reach this goal. • Further, this policy refers to "community centre", but it is not clear whether this is referring to the Village Corridor or Neighbourhood Centre identified in the secondary plan, or to the Bowmanville West Section/Topic Comment Response Town Centre (as noted in the secondary plan policy above). Section 2.2.2 — • Guideline 1 should be reworded to indicate Revised guidelines for Type A Arterial. Arterial Roads, that the maximum right-of-way width for Type A Arterial Bowmanville Avenue is 36 metres. — Bowmanville Avenue • Guideline 2 should indicate that a sidewalk is on one side of the road (west side), which is consistent with the Class EA Study preliminary design completed for Bowmanville Avenue (Baseline Road to Nash Road) and the cross- section included on page 9. Section 2.2.2 — • The subtitle should add Longworth Avenue Revised. Cross section for portion of Arterial Roads, (west of Green Road), as it is designated as a Longworth, west of Green Road added. Type B Arterial Type B Arterial in the ROP, and soon to be — Green Road designated in the Clarington OP as such, once and Nash Deferral 2 is resolved by the Region. Road • Guideline 2 should be reworded to indicate that a 3.0 metre width is required for a two-way cycle track on one side of the street, not a bicycle lane. Section 2.2.2 — • The subtitle should add "(east of Green Revised. Arterial Roads, Road)", as this is the part of Longworth Avenue Type C Arterial that is designated as a Type C Arterial. — Longworth Avenue: • Guideline 2 should be reworded to indicate that 1.5 metre width is required on both sides of the street for one-way cycle tracks, not bicycle lanes, consistent with the cross-section shows. However, to be flexible in case on -road bike Section/Topic Comment Response lanes on both sides is proposed, the guideline could be reworded. Typical Cross- • Please update the cross -sections to reflect the Cross sections updated/added to correspond Sections: above comments. with the comments. • For Green Road/Nash Road, the cross- section shows four travel lanes. However, according to the Clarington TMP and Preferred Land Use Plan Transportation Review prepared by R.J. Burnside (August 2020) for the secondary plan, only two through lanes are required for these roads. The cross-section should be revised to show a centre median/centre left -turn lane and room for right - turn lanes and/or bus stop bays/lanes. The 30 m right-of-way is still appropriate, as a two-lane Type B Arterial. • A new cross-section should be added for Longworth Avenue, west of Green Road, as this is planned as a 4-lane Type B Arterial, as noted previously, and should be planned within a 36 m right-of-way. Section 2.2.6 — Under Sidewalks, Guideline 1 should indicate, Revised. Streetscape perhaps in the sub -bullets, that a 3.0 metre Elements wide boulevard multi -use path (e.g. on Bowmanville Avenue) can be provided in lieu of a sidewalk. d) Low-rise Clarification should be provided regarding the Building heights had not been confirmed at the apartment permissive heights of buildings. A range of time of the Draft Secondary Plan. Based on the buildings permissive heights (expressed in metres and Municipality's working definitions for the land Section/Topic I Comment I Response e) Mid -rise Apartment Building storeys) for each type of building form may be clearer to the reader. It is also noted that mid - rise apartment buildings allow a height of 6 storeys, which does not correlate with section 10. 4 c) of the BSP which allows a maximum of 4 storeys. use designations across secondary plans, the building heights will be revised to coordinate with the Secondary Plan. The building heights will be provided in storeys as there are often inconsistencies with how storeys are translated into metres, resulting in amendments at the time of a development application. 3.3.1 and 3.3.2 It is noted that building design at the street level Agree, guidelines to be provided. Commercial and building heights needs to be added. and Mixed -Use Development Further, the height of mixed -use buildings needs to be determined and should correspond with the permissions in the appropriate designation of the BSP. Consideration should be given to requiring a minimum ground floor to ceiling height for single use apartment buildings as part of an implementing zoning by-law to enable non- residential uses on the ground floor to achieve mixed use buildings over time. C.