HomeMy WebLinkAboutPDS-052-21Clarington
Public Meeting Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: Joint Committees
Date of Meeting: October 25, 2021 Report Number: PDS-052-21
Submitted By: Ryan Windle, Director of Planning and Development Services
File Number: COPA2021-0005 (PLN 41.1) Resolution#: JC-037-21
Report Subject: Wilmot Creek Neighbourhood Secondary Plan
Purpose of Report:
The purpose of this report is to provide information to the public and Council. It does not
constitute, imply or request any degree of approval.
Recommendations:
1. That Report PDS-052-21 be received;
2. That the proposed Secondary Plan and Official Plan Amendment (COPA 2021- 0005)
continue to be reviewed and processed;
3. That staff report back to Council with a Recommendation Report; and
4. That all interested parties listed in Report PDS-052-21 and any delegations be advised of
Council's direction regarding this Public Meeting report.
Municipality of Clarington
Report PDS-052-21
Report Overview
Page 2
This report provides an overview of the planning process for the Wilmot Creek
Neighbourhood Secondary Plan, the Planning Policy framework in which the Secondary
Plan has been developed, and public and agency comments received to date.
The Wilmot Creek Neighbourhood is envisioned as an environmentally sustainable and
healthy community, with integrated and connected green spaces, efficient transportation and
trail systems, and a vibrant commercial area. It is intended that the neighbourhood will be a
safe and inclusive pedestrian -oriented community that supports walkability and active living
with accessible amenities.
The purpose of the statutory public meeting is to obtain comments from the public,
landowners, and commenting agencies on the proposed Secondary Plan and Sustainable
Development Guidelines.
1. Background — Secondary Plans
1.1 The Wilmot Creek Neighbourhood Secondary Plan and Sustainable Development
Guidelines provide more detail than the Official Plan about how a neighbourhood is to
develop. This neighbourhood scale planning allows for a more detailed analysis of land use
and transportation issues and specific ways to achieve the objectives of the Clarington
Official Plan, including meeting density targets.
1.2 The Secondary Plan also provides the structure for the various components of the
neighbourhood, such as how to best provide locations for housing, commercial, and parks
and amenities, as well as planning the mobility between them and the rest of the
community at large. Ultimately, a Secondary Plan establishes the character and identity of
the neighbourhood while promoting efficient land use and development.
1.3 The preparation of this Secondary Plan follows the same procedures as an Official Plan
Amendment under the Planning Act. This includes the preparation of supporting technical
studies, public engagement, notice and holding of public meetings and adoption
procedures. The Region of Durham is the final approval authority for Secondary Plans.
2. Wilmot Creek Neighbourhood Secondary Plan
2.1 The Wilmot Creek Neighbourhood Secondary Plan area is located south of Highway 401
and north of the Canadian National (CN) rail line and the existing Wilmot Creek Adult
Lifestyle Community. Its westerly boundary is Bennett Road and the interchange for
Highway 35/115 forms the easterly boundary. The area for the Secondary Plan is
approximately 42 hectares (104 acres) in size. Of that total, approximately one third of the
area contains natural features, a hydro transmission line easement, and Ministry of
Transportation (MTO) lands.
Municipality of Clarington
Report PDS-052-21
Page 3
2.2 Wilmot Creek Drive, the road into the existing Wilmot Creek Neighbourhood traverses the
Secondary Plan Area. There are three landowners in the Secondary Plan Area; two have
developable lands, Rice Development Corporation and Douglas Humphrey, who are
represented by Rice Development Corporation. The third landowner is Hydro One
Networks Inc. (Figure 1).
Figure 1: Wilmot Creek Neighbourhood Secondary Plan Area
2.3 The Secondary Plan area consists of: Wilmot Creek Drive, agricultural fields, a baseball
diamond [used by the Wilmot Creek Adult Lifestyle Community (Wilmot Creek
Community)], the Wilmot Creek Community sales office and the access gate to the Wilmot
Creek Community.
3. Initiation of the Secondary Plan
Original Application (2003)
3.1 In 2002, a Durham Regional Official Plan Amendment application was submitted to
incorporate the subject lands into the Newcastle Village Urban Area in order to develop the
next phase of the Wilmot Creek Adult Lifestyle Community.
3.2 In October 2003, a corresponding application was submitted to amend the Clarington
Official Plan to incorporate the subject lands into the Newcastle Village Urban Area. Since
a local (Clarington) Official Plan Amendment cannot proceed ahead of an upper tier
(Region of Durham) Official Plan Amendment, the Clarington application was put on hold.
3.3 Further consideration of the Regional Official Plan Amendment application was put on hold
following the introduction of the Provincial Growth Plan in 2005, and the beginning of the
Region of Durham's Official Plan Review.
Municipality of Clarington
Report PDS-052-21
Page 4
3.4 In June of 2009, Regional Official Plan Amendment 128 adopted changes to the Durham
Regional Official Plan which incorporated the subject lands into the Newcastle Village
Urban Area. Amendment 128 was subsequently approved by the Ontario Municipal Board
(OMB) in January of 2013.
Application Restart (2014)
3.5 In 2014, Rice Development Group restarted their 2003 Official Plan Amendment
application for the expansion of the Newcastle Village Urban Boundary. By January 2015,
an application, including numerous supporting studies, was submitted. A statutory public
meeting was held in March 2015. This was followed by numerous meetings between Staff,
the developer (Rice Development Group), owner/operator of Wilmot Creek Lifestyle
Community (CapREIT), Douglas Humphrey, the Wilmot Creek Homeowners Association
and Wilmot Creek residents. The Wilmot Creek Homeowners Association made a
submission to the Official Plan Amendment application outlining their concerns with the
development proposal.
3.6 In June 2016, Rice Development Group appealed the Official Plan Amendment application
to the OMB in respect to Clarington Council's failure to decide on the application. A
settlement was reached regarding the Official Plan Amendment which was approved by the
OMB in 2017. Of particular note is that both parties agreed to advance the Secondary
Planning process as set out in Official Plan Amendment 107 once the amendment was
approved by the Region of Durham.
3.7 On November 9t", 2017, Planning and Development Services received a letter from Rice
Development Group. The letter requested initiation of the Wilmot Creek Neighbourhood
Secondary Plan process and committed to funding the entirety of the project. Staff Report
PSD-086-17 outlining the proposed planning process, Terms of Reference, and the
composition of the steering committee then proceeded to a Special Planning and
Development Committee Meeting on December 4t", 2017. The report was ratified by
Council on December 11 t", 2017.
3.8 Although the Municipality ultimately manages and directs the Secondary Plan process, the
Terms of Reference included a Steering Committee to provide overall guidance and
feedback to Municipal Staff. The Steering Committee includes Municipal, Region of
Durham, and Central Lake Ontario Conservation Authority (CLOCA) Staff, a representative
from the Wilmot Creek Homeowner's Association, a landowner representative, and the
lead Consultant for the Municipality. Unique to this Secondary Plan project is a third -party
facilitator, Swerhun & Associates, to lead the public consultation process.
3.9 As noted in the Terms of Reference for the Secondary Plan, the goal is to address these
five Council priorities:
Sustainability and Climate Change
3.9.1 Sustainable development principles and practices will be incorporated into every part
of the Secondary Plan, including the design of neighbourhoods and the allocation of
Municipality of Clarington
Report PDS-052-21
Page 5
land uses. The Secondary Plan, Sustainable Development Guidelines, Zoning By-law
and related studies will include measurable targets to move towards a net zero
community.
Excellence in Urban Design
3.9.2 New neighborhoods should be designed to enhance the history and character of
Clarington. New neighbourhoods are to be created with a sense of place and all
development should result in a high -quality aesthetic and design. Excellence in urban
design will consider elements like building design, complete streets, views, park
connectivity, sun and shadow impacts, and active transportation as well as the
integration of green infrastructure into neighborhood design.
Affordable Housing
3.9.3Through 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.
This Secondary Plan reflects this policy as well as recommendations found in
Clarington's Affordable Housing Toolkit. Through this policy this Plan demonstrates
how it contributes to meeting Council's affordable housing target.
Community Engagement
3.9.4 Clarington Council is committed to community consultation and engagement beyond
the statutory requirements. The preparation of this Secondary Plan was and
continues to be supported by a thorough public engagement strategy which includes
a range of public consultation initiatives in order to share, consult, deliberate and
collaborate with all stakeholders. These efforts are in addition to any statutory
meeting requirements.
Coordination of Initiatives
3.9.5In recently initiated Secondary Plans, the coordination of initiatives has been identified
as a Council Priority that is to be addressed. This usually includes coordination with
an Environmental Assessment or a Subwatershed Study, however there are no other
initiatives for this project to coordinate with.
4. The Secondary Plan Planning Process — Three Phases
4.1 There are three stages to the Wilmot Creek Neighbourhood Secondary Plan process
(Figure 2). As provided in the draft Terms of Reference and further refined through the
tender and award process, our lead Consultant, The Planning Partnership has summarized
the planning process for this Secondary Plan into three phases.
Municipality of Clarington
Report PDS-052-21
Phase 1 Phase 1
Technical Technical
Analysis
Analysis
Phase 2
Development
Concept
Page 6
Phase 3
Council
Decision
Figure 2: Three Stages of the Wilmot Creek Neighbourhood Secondary Plan Process
Phase 1: Analysis of Background Information and Preliminary Development Proposals
4.2 The initial phase involved a detailed technical analysis of background information and
creating a preliminary development proposal.
Phase 2: Proposed Development Concept
4.3 Based upon the results of Phase 1, the consulting team prepared a development concept
with a demonstration plan.
Phase 3: Proposed Secondary Plan and Zoning By -Law Amendment for Statutory Public
Meeting and Council Approval
4.4 The project is currently in Phase three of the project.
4.5 The following sections will generally describe the process that was undertaken to develop
the Wilmot Creek Neighbourhood Secondary Plan. This process is in addition to the
process already described in Section 3 during the initiation of the project. A sequence of
events summary table is provided in Attachment 1 for reference.
Phase 1 - Analysis of Background Information and Preliminary Development Proposal
4.6 The initial phase of the project involved a detailed technical analysis of background
information, initial public participation, and a preliminary development proposal.
Municipality of Clarington
Report PDS-052-21
Public Information Centre — PIC #1
Page 7
4.7 The first Public Information Centre (PIC) was held July 261", 2018. The initial PIC was to
introduce the public to the re -initiated project by defining the study area, the projects
process, and the study priorities. Approximately 400 people attended the meeting which
included landowners, individuals who expressed interest in the project, Council members,
and the steering committee members.
4.8 The PIC was advertised in the Orono Times and Clarington This Week in the two weeks
preceding the meeting, a notice was also posted on the Municipality's website. All residents
within the existing Wilmot Creek Adult Lifestyle Community received a copy of the PIC
notice as well as all landowners within 120 metres of the Secondary Plan area.
4.9 The PIC attendees were interested in learning how the development of a new community
would be integrated with the existing community. There was significant concern as the
population growth within that area may place an even greater stress on already strained
programs and facilities, if integration was to take place.
4.10 A PIC #1 summary report was prepared, and it is available on the project webpage.
Background Studies
4.11 Detailed background studies were also completed during Phase 1 of the study. These
studies included the following:
• Existing Environmental and Geomorphological Conditions Report;
• Air Quality Assessment;
• Archaeological Assessment;
• GeotechnicalInvestigation;
• Traffic Impact Study — Existing Conditions Assessment;
• Noise and Vibration Study;
• Active Transportation Analysis;
• Water and Wastewater Servicing Plan;
• Floodplain Analysis and Stormwater Management Plan;
• Landscape Analysis;
• Sustainability Background Report;
• Urban Design Analysis; and a
• Hydrogeological Investigation and Water Balance Study.
4.12 In keeping with Council's Priority for the Co-ordination of Initiatives, management of the
consulting teams and the background studies that the landowner had already undertaken
in support of their private Official Plan Amendment Application (described in Sections 3.5-
3.8) was taken over by the Municipality's consulting team. This approach was beneficial as
we were able to use the information that had already been collected instead of duplicating
Municipality of Clarington
Report PDS-052-21
Page 8
efforts and increasing project costs. As well it ensured that the reports were well co-
ordinated with the new reports being prepared and in keeping with the project's objectives.
4.13 Several of these studies such as the EIS, Air Quality Assessment, and Archaeological
Assessment documented the updated conditions within the Secondary Plan area, whereas
others, such as the Green Development Guidelines focused on trends and best practices
that will influence the policies. A summary of the Background Studies is provided in
Attachment 2.
4.14 A Phase 1 Summary Report has been prepared and is available for review on the project
webpage.
4.15 A Project Update Newsletter (#1) was posted to the project webpage in April 2019.
Phase 2 — Proposed Development Concept
Proposed Development Concept
4.15 Based upon the results of Phase 1 and leading up to PIC#2, the Consultant prepared three
preliminary land use options for the Secondary Plan area. These concepts were discussed
and evaluated by the Steering Committee. Based on the feedback from the Steering
Committee, which included the landowners, an emerging land use option was prepared.
4.17 The COVID-19 pandemic was declared in March 2020 as the project was in Phase 2.
Although Municipal Staff and the Consultants were no longer working from their respective
offices, the Secondary Plan project continued. Virtual steering committee meetings, agency
communication and replying to landowner and public questions has continued.
4.18 A Project Update Newsletter was published in April 2021. The purpose of this Newsletter
was to provide the community with an update about the project and to advise them of next
steps. Two significant updates were provided:
a) The Secondary Plan Area was to be developed as a stand along community separate
from the existing Wilmot Creek Community; and
b) That Rice Development Corporation has acquired the former Wilmot Creek Phase 8
Lands for CapREIT.
Public Information Centre — PIC #2
4.19 The second Public Information Centre (PIC) was held April 19th, 2021. The meeting
provided individuals with a project update and aimed to share and seek feedback on the
Emerging Plan for the Secondary Plan area. The meeting was held online and by phone
following directives from Public Health to practice physical distancing and reduce the
spread of COVID-19.
Municipality of Clarington
Report PDS-052-21
Page 9
4.20 Approximately 100 people joined the meeting, which included a land acknowledgement,
welcoming remarks, project update, presentation of the Emerging Plan for the Secondary
Plan area and a facilitated discussion.
4.21 The PIC was advertised in the Orono Times and Clarington This Week in the two weeks
preceding the meeting, as well as on the Municipal website and through social media.
Landowners within 120 metres of the Secondary Plan Area in the Urban Area, and those
landowners within 300 metres of the Secondary Plan Area outside of the Urban Area
received the Notice for PIC #2. In addition to the newspaper advertisements, the project
updates and PIC information was announced in the Planning eUpdate.
4.22 All residents within the Wilmot Creek Community and the projects Interested Parties list
were given Notice of the meeting.
4.23 Following PIC#2 a draft PIC summary was created by the facilitators and shared with all
participants in the meeting. Comments and revisions to the draft PIC summary were
addressed as necessary and a final PIC#2 Summary was posted to the Project Webpage.
4.24 In addition to the PIC#2 Summary Document, a copy of the presentation material and a
video recording, with subtitles, of the PIC are posted to the Project Webpage.
4.25 Following PIC#2, the Municipality launched an online survey to generate additional
feedback. Unfortunately, although the engagement tools were available for approximately a
month only a handful of people participated.
Phase 3 — Current Phase - Proposed Secondary Plan and Zoning By -Law Amendment for
Statutory Public Meeting and Council Approval
4.26 The intent of Phase 3 of the Secondary Plan process is to focus on the finalization of the
Secondary Plan. This includes the Statutory Public Meeting and Recommendation Report
to Council for Adoption. In this phase, the supporting technical documents will be finalized,
and the preparation of the implementing zoning by-law will take place. We are currently in
Phase 3 of the process.
4.27 The Statutory Public Meeting provides the opportunity for the public to formally comment
on the draft Official Plan Amendment, the draft Secondary Plan (including Land Use Plan)
and the Sustainable Development Guidelines. It is important to note, that any comments
received, either during the Public Meeting verbally, or submitted in writing to staff, since the
release of the draft Official Plan Amendment and Secondary Plan, will be recorded in the
Recommendation Report.
Notice - Statutory Public Meeting
4.28 Notice for the Statutory Public Meeting for the Wilmot Creek Neighbourhood Secondary
Plan was provided in accordance with the Planning Act. The Public Meeting Notice was
provided to:
Municipality of Clarington Page 10
Report PDS-052-21
a. landowners within 120m (in the Urban Area) and within 300 metres (in the rural area)
of the Secondary Plan Area;
b. over 300 people on the Interested parties list;
c. all residences within the Wilmot Creek Community
d. the Region of Durham, the Ministry of Municipal Affairs and Housing and all other
commenting agencies; and
e. First Nations representatives.
4.29 Rice Development Corporation staff also posted three Public Meeting notice signs on the
lands. Two signs were posted on the Bennett Road frontage, one south of the CN rail line
and one north of the CN rail line and one sign was posted on Wilmot Creek Drive.
4.30 The draft Secondary Plan, draft Land Use Plan and the Draft Sustainable Development
Guidelines Framework were posted to the project webpage by October 5t", 2021 in
accordance with the Planning Act requirements.
4.31 The Communications Department at the Municipality has promoted the Public Meeting and
posted the Notice on the Municipal Website, Facebook and Twitter. Notices advertising the
Public Meeting were placed in Clarington This Week and the Orono Times for three weeks
preceding the Public Meeting.
4.32 The Notice of Statutory Public Meeting noted that the materials (draft Official Plan
Amendment and draft Secondary Plan) would be available for review October 5t", 2021.
4.33 In addition to receiving a Notice of Public Meeting, external agencies and internal
departments have been requested to provide their comments regarding the Draft
Secondary Plan and the Draft Sustainable Development Guidelines. These comments, as
well as Council and the publics' will be addressed when staff prepare the Recommendation
Report.
5. The Draft Official Plan Amendment, Secondary Plan, and the
Sustainable Development Guidelines
Draft Official Plan Amendment (Attachment 3)
5.1 The purpose of this amendment is to add the Wilmot Creek Neighbourhood Secondary
Plan to the Clarington Official Plan. This Secondary Plan, including the Sustainable
Development Guidelines will facilitate the development of an inclusive, liveable, and
sustainable community
Municipality of Clarington
Report PDS-052-21
Draft Secondary Plan (Attachment 4)
Page 11
5.2 The Wilmot Creek Neighbourhood Secondary Plan will serve as the foundation for the
creation of a new community with its own character and sense of identity while also
creating a place that fits into the surrounding community. Approximately 700-1100 housing
units can be accommodated in the Secondary Plan Area resulting in approximately 1500
residents. It will create an environmentally sustainable and healthy community with liveable
neighbourhoods, integrated and connected green spaces, efficient transportation and trail
systems, and a vibrant commercial area. It will also be a safe and inclusive pedestrian -
oriented community that supports walkability and active living with accessible amenities.
5.3 The policies reflect key themes for the area to support an environmentally sustainable
neighbourhood that preserves the natural environment, provides a diversity of housing
options, connected green spaces, and an area with a mix of uses.
5.4 The transportation 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. Prioritize active modes of transportation and the
needs of the most vulnerable users.
5.5 The land use designations in Figure 3 below, and the Secondary Plan policies are
designed to establish a distribution of land uses to ensure an appropriate mix of uses,
heights, and densities in a manner which supports the creation of a sustainable and
complete community. (Attachment 5)
Municipality of Clarington
Report PDS-052-21
41 d 13 a .
�,, LU z ❑
CS q Q q C3 L`, o W U
Q Q ~ U
LiSul a n bpt� I- o
a�Q d i Q p Ir Z N
v N FL
w 0)
p �1 ❑ Q4t� a 0 z
e Q❑�Q�� �� �� o
i 13 °z �
is QCi
ad
O�aE3
a.' � o °
x
E W U a
�Ltvral7� Q,
ff, �
Iffff i L
= C
_ O p
YO
0❑LJ L-�. J[ m W w
6
'1 V
m�an�
Y tp =
Z n= z z a
■ P ate■ s _—------- -`� w
eo «auua
Figure 3: Wilmot Creek Neighbourhood Secondary Plan Land Use Map
Page 12
Municipality of Clarington
Report PDS-052-21
Page 13
5.6 The Wilmot Creek Neighbourhood Secondary Plan area includes the following land use
designations:
• High Density Residential;
• Medium Density Residential;
• Neighbourhood Centre;
• Environmental Protection Area; and
• Green Space.
5.7 Taller buildings will generally be located in close proximity to Highway 401 and Bennett
Road, a major Arterial Road. Development lots shall back onto the provincial highway and
front onto a local internal street. Rear yards shall back onto the provincial highway. High
Density development is also located across the Rickard Creek.
5.8 Generally, each land use designation described above includes specific policies about
building types that are permitted, any additional land uses include specific directions for
minimum heights and densities. Direction is provided regarding Parks and Trails. The
Secondary Plan also includes a sustainable development and urban design policies.
5.9 The Secondary Plan also includes an Environmental Protection Area which is associated
with the Rickard Creek, it's valley and a wetland. 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.
Policies in the Secondary Plan require that the parks and trails system connect to natural
areas.
5.10 The Official Plan sets out clear intentions and expectations to promote great streets and
public spaces, high quality architecture, and sustainable development. These principles are
included throughout the Secondary Plan.
Sustainable Development Guidelines
5.11 The purpose of the Sustainable Development Guidelines (Sustainability Guidelines —
Attachment 6) is to expand on Priority Green and define sustainability priorities specific to
the Wilmot Creek Neighbourhood Development. At this time, a Framework, or summary of
the intended content of the Sustainability Guidelines has been prepared.
5.12 The Sustainable Development Guidelines, when completed, will provide direction and
measurable targets for building and site design to support the Secondary Plan policy
framework. Generally, for each sustainability priority the Guidelines will outline both a
mandatory and a voluntary performance measure.
Municipality of Clarington Page 14
Report PDS-052-21
5.13 Following the Statutory Public Meeting and receipt of input from the community, council
and the commenting agencies regarding the draft Secondary Plan and draft Land Use
Plan, a full draft of the Sustainability Guidelines will be prepared. The Sustainability
Guidelines will be posted to the project webpage for review and comment. It will also be
sent to the Steering Committee, the interested parties list and the commenting agencies for
their review and comment.
5.14 While the Sustainable Development Guidelines are intended as a reference, they indicate
the Municipality of Clarington's expectations with respect to the character, quality and form
of development in the Secondary Plan area. The guidelines also provide the Municipality
with an objective, consistent evaluation framework to assess future development
applications.
6. Conformity with Provincial Plans
Provincial Policy Statement, 2020
6.1 The Provincial Policy Statement 2020 (PPS) provides policy direction on land use planning
and development for matters of provincial interest. This includes the protection of Provincial
resources, public health and safety, and the quality of the natural and built environment.
These objectives are to be achieved through efficient land use planning. Through land use
designations and policies, municipal official plans and Secondary Plans are the most
important vehicle for implementing the PPS.
6.2 In keeping with the PPS, the Wilmot Creek Neighbourhood Secondary Plan will lead to a
new neighborhood that includes a mix of housing, including affordable housing,
employment, recreation, parks and open spaces, and different modes of transportation
choices that increase the use of active transportation.
The Growth Plan for the Greater Golden Horseshoe, 2020
6.3 The Growth Plan for the Greater Golden Horseshoe 2019 (Growth Plan) provides guidance
on where and how to grow within the Greater Golden Horseshoe (GGH). This includes
requiring Municipalities to maintain a three-year supply of serviced land for residential
development.
6.4 Building on the direction of the PPS, the Growth Plan supports the achievement of
complete communities, a thriving economy, a clean and healthy environment, and social
equity. These goals will be achieved by including a range of housing types, a complete
street network, a variety of parks, a trail system, and retail/commercial amenities within
walking distance of residents.
6.5 Complete communities aim to meet the needs of everyone within the community, no matter
their stature. This includes providing a range of housing types. To address the issue of
housing affordability the Growth Plan provides direction for a range and mix of housing to
be offered with a priority on access to transit and amenities.
Municipality of Clarington
Report PDS-052-21
7. Official Plans
Durham Regional Official Plan
Page 15
7.1 The Durham Region Official Plan designated the lands as "Living Areas" in Schedule `A'
Regional Structures. The Region's Official Plan states that Living Areas should
accommodate the widest possible variety of housing types, sizes, and tenure to provide
living accommodations that address various socio-economic factors. Living Areas should
be developed with compact built forms through higher density development and consider
support and access for public transit, but be predominantly used for housing purposes, with
limited office and retail in appropriate locations. Policies in the proposed Secondary Plan
locate the highest intensity of development and greatest mix of uses along the Highway
401 corridor and in the Neighbourhood Centre to foster access to commercial amenities
and transit. In addition, policies have also been included to support the Region and
Clarington Council's desire to provide affordable housing units within this Secondary Plan
area and throughout Clarington.
7.2 The implementation of the Wilmot Creek Neighbourhood Secondary Plan shall ensure
sequential and orderly development, that the servicing of the area is on full municipal water
and sanitary sewer systems; that there is transportation for all modes available; that a
range of housing is provided; and that there is a diverse mix of land uses, amongst others.
It is acknowledged that 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 Wilmot Creek Neighbourhood Secondary Plan Area.
Clarington Official Plan
7.3 The Clarington Official Plan (OP) provides a vision for the future growth and development
of the Municipality to the year 2031, in conformity with the Regional Official Plan and the
Growth Plan, and consistent with the PPS. It also provides direction on fostering the
economic, environmental, cultural, physical and social wellbeing of the residents of
Clarington. The most recent Clarington OP was adopted in November 2016 and approved
by the Region of Durham in June 2017.
7.4 The OP designated the lands in this area as Urban Residential, Environmental Protection,
and Municipal Park.
7.5 The Urban Residential designation shall predominantly be used for housing purposes,
providing for a variety of densities, tenure and types. Neighbourhoods are to be walkable,
compact, connected and create a high -quality public realm. The Wilmot Creek
Neighbourhood Secondary Plan ensures a broad range of housing types in the community
with its varied housing densities and flexible built forms. The Sustainable Development
Guidelines and policies will also ensure that the mix of heights encouraged throughout the
community is compatible with adjacent homes. The Secondary Plan includes affordable
housing and will aid in achieving a meaningful percentage of affordable housing that
supports the Municipality's broad target.
Municipality of Clarington Page 16
Report PDS-052-21
7.6 The Environmental Protection Areas are recognized as a significant component of the
Municipality's natural environment and their ecological functions are to be conserved and
protected. This Plan envisions development that maintains, restores and creates
continuous green corridors and valley lands. The policy framework in the Secondary Plan
is aligned with OP policies and will be updated in accordance with future
recommendations.
7.7 The land designated Green Space is also a significant component to the Municipality's
natural environment. Lands designated Green Space in the Wilmot Creek Neighbourhood
Secondary Plan shall be used primarily for conservation and low intensity recreational
uses.
7.8 Official Plan Chapter 16 — Special Policy Areas identifies the Wilmot Creek Neighbourhood
as a Special Policy Area B. The policies in this section divide the Wilmot Creek
Neighbourhood into two parts, B1, the existing Wilmot Creek Community and B2, the
Secondary Plan area lands.
7.9 Policy 16.3.7 of the Official Plan requires that the Wilmot Creek Neighbourhood Secondary
Plan to be prepared.
Priority Green
7.10 The Wilmot Creek Neighbourhood Secondary Plan policies were developed with regard for
sustainability, taking into consideration the goals of Priority Green Clarington. The Wilmot
Creek Sustainability Background Report and the Sustainable Development Guidelines to
be appended to the Secondary Plan will guide sustainable development in the Secondary
Plan Area.
8. Public Comments
8.1 Preparation of the Wilmot Creek Secondary Plan has been guided by feedback received
from stakeholders and the public. Prior to the release of the draft Wilmot Creek
Neighbourhood Secondary Plan the project team held two Public Information Centres
(PICs) to introduce the process the Municipality is undertaking to develop a Secondary
Plan and to share and seek feedback on the emerging plan. Key themes from the
comments received during and after the PICs are summarized below. More detailed
summaries are available online on the project website at www.clarington.net/wilmotcreek.
8.2 PIC #1 Comments (Context: Secondary Plan was to be an extension the existing Wilmot
Creek Community)
• Programs and facilities in the existing Wilmot Creek community (the area south of the
Secondary Plan area) are very important and in many cases are near or at capacity.
• Integrating the new community with the existing community is a significant concern as it
may place greater stress on already strained programs and facilities.
Municipality of Clarington
Report PDS-052-21
Page 17
• The security of residents in the existing community should be preserved and enhanced.
• The safety of existing and future residents needs to be given careful consideration,
including the exploration of installing additional emergency exit routes.
• Existing infrastructure needs to be carefully studied to ensure there is adequate capacity
for the new community as well as the existing community.
• Upgrades to the existing bridge should be considered to ensure it is safe for all users,
including pedestrians, cyclists, and individuals using mobility devices and golf carts.
• The existing baseball diamond is an important facility and should be maintained or
replaced.
8.3 PIC #2 Comments (Context: Secondary Plan is to be separate from the existing Wilmot
Creek Community)
• Mitigating the noise from the trains on the CN Railway will be important for existing
residents of Wilmot Creek and future residents in the Secondary Plan.
• Strong support for the proposed parkland in the Secondary Plan area, including open
greenspaces and trails.
• The proposed high -density development on the eastern edge of the Secondary Plan area
should be carefully studied and considered to ensure it does not negatively impact the
Environmental Protection area.
• Ensure development of the Secondary Plan area does not increase stormwater runoff or
erosion in the surrounding area.
• The privacy and security of existing Wilmot Creek residents should be maintained.
• Ensure adequate community services and facilities are provided for residents of the
Secondary Plan area and the surrounding communities.
8.4 Since advertising for the Statutory Public Meeting staff have received a number of
comments from the public. Comments received include:
• Train Whistle Cessation — the submission expressed frustration that the Municipality is
spending so much money on the issue; suggested the plan should include a policy that
recommends the builder pay for the whistle cessation and pay the Municipality back, and
the resident stated that developers are profiting and its time they give back to the local
residents and support the communities they are building.
• Housing Type Percentage Split — the submission inquired if the Secondary Plan would
specify the percentages for each housing type such as affordable housing, market value,
seniors, assisted living.
Municipality of Clarington
Report PDS-052-21
Page 18
• Rickard Creek Crossing — the submission inquired if the crossing of the Rickard Creek
with utilities, roads etc., without destroying the natural environment been figured out yet?
And wanted to know if the lands could be retained as natural instead of development.
• Inappropriate location — the submission identified that development for seniors in this
location was inappropriate given the proximity to the Highway 401, the railway tracks and
the high voltage power lines. Expressed development would result in endless noise
complaints.
• Construction practices — Dust and noise suppression is a must. Access to Wilmot Creek
must be maintained without frequent interruptions. Utility interruptions should not occur.
• Recreation Facilities — new development area must have its own recreation facilities as
the Wheelhouse is for Wilmot residents only.
9. Agency and Departmental Comments
9.1 Notice of Statutory Public Meeting and the request for comments was provided to the
Agencies in early October. Agencies normally require a minimum of four weeks to provide
comments on large documents such as a Secondary Plan. At the time of writing this report
staff have not received any agency comments.
9.2 Region of Durham Planning and Public Works staff, CLOCA Planning and Engineering
staff, Clarington Planning and Public Works staff and recently the Kawartha Pine Ridge
District School Board staff, are members of the Secondary Plan steering committee. These
staff have been integral to the process, including providing direction on the
technical/background reports and early land use concepts.
9.3 Staff will prepare a recommendation report following the receipt of all agency comments
regarding the Secondary Plan and the outstanding technical/background reports. The
recommendation report will include a summary of comments received and how they have
been addressed.
10. Concurrence
Not Applicable.
11. Conclusion
Clarington Next Steps
11.1 The purpose of this report is to provide background information and a status update for the
Public Meeting on the draft Wilmot Creek Neighbourhood Secondary Plan and Guidelines.
Staff will continue to process and prepare a subsequent recommendation report.
Municipality of Clarington
Report PDS-052-21
Page 19
11.2 Following the Statutory Public Meeting, the draft documents will be further revised as
deemed necessary based on the comments received. Concurrently, the team will begin
preparing the implementing zoning by-law. A recommended version of the Secondary Plan
and Sustainable Development Guidelines and an implementing Zoning By-law will be
presented to Council in the future.
11.3 When adopted, the Official Plan Amendment will be forwarded to the Region of Durham for
approval. Part of the Region of Durham review includes circulation of the Amendment to
agencies and the Province for their comments. The Region will issue a Notice of Decision
regarding the Amendment and the 20-day appeal period will commence. If there are no
appeals to the Region about the approved OPA it will come into full force and effect.
Staff Contacts: Lisa Backus, Principal Planner, 905-623-3379 extension 2413 or
Ibackus(o).clarington.net, Sarah Parish, Planner II, 905-623-3379 extension 2432 or
sparish(a clarington.net., or Carlos Salazar, Manager of Community Planning and Design, 905-
623-3379 extension 2409 or csalazar aj�clarington.net.
Attachments:
Attachment 1 — Sequence of Events
Attachment 2 — Summary of Background Reports
Attachment 3 — Draft Official Plan Amendment
Attachment 4 — Draft Wilmot Creek Neighbourhood Secondary Plan
Attachment 5 — Draft Schedule A Land Use Plan
Attachment 6 — Draft Sustainable Development Guidelines Framework
Interested Parties:
List of Interested Parties available from Department.
Attachment 1 to
Report PDS-052-21
Sequence of Events Summary — Wilmot Creek Secondary Plan
2017
Event
November 2017
Request received to initiate the Wilmot Creek Secondary Plan
December 2017
Wilmot Creek Secondary Plan Initiated
Special Planning and Development Committee Public
Meeting
2018
Event
July 2018
Consultants Engaged by the Municipality
July 2018
Steering Committee Meeting #1
July 26, 2018
Public Information Centre #1
December 2018
Rice Development Group purchases majority of Secondary
Plan area. Secondary Plan will no longer be an extension of
the Wilmot Creek Adult Lifestyle Community
December 2018
Landowner, Consultants, Staff meeting
2019
Event
April 2019
Newsletter #1 Project Update
June 2019
Steering Committee Meeting #2
November 2019
Landowner, Consultant, Municipal Staff Meeting
December 2019
Steering Committee Meeting #3
2020
Event
March 2020
COVID-19 Pandemic
April - May 2020
Revised land use concepts and land budgets prepared
May 2020
Developer submits revised development concept
June 2020
Revised servicing Report
2021
Event
April 2021
Project Update Newsletter #2 posted to Website
April 1, 2021
Notice of Public Information Centre
April 2021
Steering Committee Meeting #4
April 15, 2021
Public Information Centre #2
April 16 — 30, 2021
Materials from PIC #2 available for public comment
June 2021
Draft Summary of the Report shared with PIC attendees for
review and comment
June 2021
Summary Report posted to Website
September 2021
Steering Committee Meeting #5
October 1, 2021
Notice of Statutory Public Meeting
October 5, 2021
STC and Agencies Request for Comment;
Public Meeting Notice Signs posted on property
October 6, 7, 13, 14,
20 & 21, 2021
Newspaper Advertisements
October 23, 2021
Staff Report and Public Meeting presentation available
October 25, 2021
Statutory Public Meeting
Attachment 2 to
Report PDS-052-21
Summary of Background Reports
Report
Key Findings and Next Steps
Air Quality
The Ministry of the Environment, Conservation and Parks
Assessment
(MECP) D-series guidelines provide direction for land use
Prepared by RWDI
planning to maximize compatibility of industrial uses with
Air Inc., 2019
adjacent land uses. The goal of Guideline D-6 is to minimize
encroachment of sensitive land uses on industrial facilities and
vice versa, in order to address potential incompatibility due to
adverse effects such as noise, odour and dust. Recommended
minimum separation distances are provided based on the
industry size and operation type.
The 2019 report noted that the predicted particulate and odour
levels are within the applicable thresholds and are therefore
considered to be acceptable throughout the Wilmot Creek
Neighbourhood Secondary Plan study area.
The setback requirements for the two facilities; Canopy Growth
at 20 metres and Detox Environmental Ltd. at 70 metres; both
fall outside of the Wilmot Creek Neighbourhood study area and
therefor there are no impacts to development within the Wilmot
Creek Neighbourhood with respect to the nearby industries.
Next Step: Policy to be included in the Secondary Plan to
require an update to the Air Quality Assessment as part of a
complete application.
Noise and
HGC Engineering completed a draft noise and vibration
Vibration Study
feasibility study in 2015 as part of the original private
development applications. The key findings from the 2015
investigation are summarized.
Prepared by HGC
Engineering, 2015.
. Areas requiring noise barriers comprised of berms and
acoustic fencing on top and preliminary heights, dwellings
which require forced air ventilation systems and central air
conditioning, upgraded building constructions and the
recommendation for a further detailed noise report were
Note: Report to be
identified.
updated prior to
Recommendation
'Ground borne vibration measurements were also completed
Report
at the closest proposed residential building fagade adjacent to
the railway right of way, at 30 m. Vibration levels were found to
be below the Canadian National (CN) guideline and therefore
mitigation for vibration was not required.
1 1 P a g e
Attachment 2 to
Report PDS-052-21
• The site visits in 2015 concluded that the surrounding existing
commercial/industrial uses were not considered to be a
significant source for noise or vibration.
• Road traffic data was obtained from the Ministry of
Transportation (MTO) and rail traffic from CN railway in 2015.
Current and/or projected data will need to be obtained from
MTO and CN Railway.
Next Step: The Noise and Vibration Study Update will be
prepared based on the recommended Land Use Plan for the
Secondary Plan Area.
Archaeological
Previous background work had identified elevated potential for
Assessment
the recovery of archaeologically significant materials within the
Prepared by
study area. As the study area consisted of a ploughed
Archeoworks Inc.
agricultural field, it was subjected to a pedestrian survey at
five -metre transects. No archaeological material was
encountered during the pedestrian survey.
In consideration of the study area testing negative for
archaeological resources during the Stage 1-2 AA, the report
concluded that the study area is considered free of
archaeological concern. No further work is recommended.
Hydrogeological
The purpose of the investigation is to provide information
Investigation and
regarding the requirements for groundwater control for the
Water Balance
development, both during the construction phase and following
Study
construction.
Prepared by
Based on the results of the investigation, the following
Terraprobe Inc.
conclusions and recommendations are provided:
• The Site is mostly underlain by a surficial layer of
topsoil, underlain by undisturbed native soils of sandy
silt to silty sand and clay and silt extending to the full
depth of investigation. Exceptions were observed at
borehole location BH4 and BH9.
• The groundwater level generally fluctuates seasonally at
the Site. The groundwater flow at the Site is towards the
south on the majority of the site with the eastern edge of
the Site flowing towards the east.
• The hydraulic conductivity of the water bearing zone (silt
and sand to silty sand) approximately ranges from 10-5
to 10-7 m/second based on the in -situ SWRT tests. For
the purpose of assessing groundwater seepage rate,
hydraulic conductivity of 10-6 m/second was assigned to
the water bearing strata.
2 1 P a g e
Attachment 2 to
Report PDS-052-21
• The total ground water recharge component for the area
is estimated as 140 mm/a with 563 mm/a of
evapotranspiration, and 140 mm/a of runoff. The
infiltration volumes over the pre -developed site were
calculated as 13,080 m3. These calculations are based
on a total pre -development area of approximately
333,673 m2 (33 ha).
The recommendations provided in the report will be utilized in
the detailed design stage of the development.
Geotechnical
The geotechnical investigation provided recommendations for
Investigation
house foundations on native soil and engineered fill, foundation
Prepared by
installation, basement floor slab, earth pressure design
Terraprobe Inc.
parameters, basement drainage, pavement design and
drainage, pipe bedding, backfill, and excavations.
The recommendations provided in the report will be utilized in
the detailed design stage and construction of residential
dwellings and the road system.
Traffic Impact
The purpose of the Traffic Impact Study — Existing Conditions
Study — Existing
Assessment was to assess the existing conditions, to
Conditions
determine the traffic volumes anticipated to be generated by
Assessment
the proposed development during the critical weekday am and
Prepared by GHD.,
weekday pm peak periods; to assess the impact of this traffic
2019
on the nearby roadways; and if needed, to recommend
improvements to accommodate the projected traffic.
The existing Road network that was assessed includes
Note: Report to be
updated prior to
• Highway 401 interchange at Bennett Road
Recommendation
Bennett Road
Report
• Lake Road/South Service Road
• Wilmot Creek Drive
Under existing conditions, the study area intersections are
currently operating with acceptable levels of service and delays
with minimal queuing. The analysis of the a.m. and p.m. peak
hours confirm that there is reserve capacity available within the
existing road network to accommodate additional future
development.
Next Step: The Traffic study will be updated to assess the
proposed traffic conditions based on the recommended Land
Use Plan for the Secondary Plan Area.
3 1 P a g e
Attachment 2 to
Report PDS-052-21
Existing
The Existing Conditions report describes the extent and quality
Environmental and
of natural heritage features on, and surrounding, the Wilmot
Geomorphological
Creek Neighbourhood Secondary Plan area.
Conditions
The extent and quality of the natural heritage features on the
Report
subject lands have been influenced by historic agricultural
Prepared by
activities, past disturbances, and the presence of the Hwy 401
Savanta, 2019 with
and Canadian National Rail corridor. The primary future
development constraint will involve the maintenance of the
GEOMorphix
Rickard Creek watercourse, the associated riparian/wetland
corridor and vegetation protection zones.
Note: Features identified for protection in this report have been
identified as Environmental Protection Area on the Land Use
Plan. Policies have been included in the Secondary Plan to
protect these features. As well, and Environmental Impact
Study will be required as part of a complete application.
A fluvial geomorphological assessment of the two tributaries
within the subject lands was completed. This assessment
included a background review, reach delineation, rapid
geomorphic assessments, a detailed geomorphic assessment
of the most sensitive reach within Rickard Creek, erosion
threshold modelling in support of the SWM plan, and
determination of meander belt widths for both tributaries.
A detailed geomorphic assessment was completed for portions
of the Rickard Creek to inform erosion threshold modelling.
The erosion threshold values for the bank materials are the
most conservative and should be used as the ultimate
threshold values. The critical discharge value is 0.254 m3/s.
Meander belt width values were empirically modelled as
reaches had been previously modified and there were no
measurable meanders Based on historical aerial photographs
and field observations. Meander belt width values for the
Rickard Creek varied between 15.0 and 19.0 m.
Next Step: Information provided in this report will be used to
inform the Stormwater Management Plan to be prepared in
support of the Secondary Plan.
Water and
The purpose of the Water and Wastewater Servicing,
Wastewater
Floodplain Analysis and Stormwater Management Report
Servicing Report
(FSSR) is to:
Floodplain
• Demonstrate that the proposed development can be graded
Analysis and
and serviced in accordance with the Agency standards:
Stormwater
Management Plan
• Delineate the existing Regulatory Floodplain on the site; and
4 1 P a g e
Attachment 2 to
Report PDS-052-21
Prepared by SCS • Confirm the stormwater management criteria and preliminary
Consulting. stormwater management options.
Note: Reports to Existing Sanitary Servicing - The Secondary Plan Area is not
be updated prior to currently serviced however there are two sanitary sewers in the
Recommendation area that can take flows from the Secondary Plan area:
Report . an existing 250 mm diameter sanitary sewer is located
on the 65easement/future Lake Road at Bennett Road
near the northwest corner of the site that conveys flows
west to the Bowmanville Water Pollution Control Plan
• an existing 300 mm diameter sanitary sewer is located
south of the CN Railway on Port Darlington Road.
A sanitary sewer pumping station will be required to convey
flows to these existing services.
Existing Water Servicing - The Secondary Plan Area is not
currently serviced however there are watermains in the area
that can service the Secondary Plan area including:
• an existing 400 mm diameter watermain located on the
easement/future Lake Road at Bennett Road near the
northwest corner of the Study Area that is connected to
the Bowmanville Water Distribution System.
• An existing 300 mm diameter watermain on Bennett
Road that connects to a 300 mm diameter watermain
from Port Darlington Road to the existing 400 mm
diameter watermain at Lake Road.
Existing Storm Drainage - The western portion of the study
area generally sheet drains from north to south toward a low
point approximately 225 m east of Bennett Road at the CN
Railway. The central portion of the study area drains to the
Rickard Creek (east of Bennett Road).
Floodplain Analysis - Rickard Creek traverses the central
portion of the site and is located east of Wilmot Creek Drive.
An upstream external drainage area, from land north of and
including Highway 401, drains to the Rickard Creek. The total
upstream drainage area to Rickard Creek is approximately 129
ha.
The peak runoff rate generated by greater of the 100 year or
the Regional Storm (Hurricane Hazel) will be defined as the
Regulatory flow rate for the purpose of the Regulatory
floodplain mapping. The results of the hydrology modelling
show that the Regional storm event (Hurricane Hazel)
5 1 P a g e
Attachment 2 to
Report PDS-052-21
produces the largest peak flow rate and will therefor be used to
define the regulatory flood plain mapping.
Using the provided information, a regulatory floodline was
mapped and will assist with determining the development limits
for the Secondary Plan Area.
Stormwater Management - The ideal location for the
stormwater management pond is in the mid -south portion of
the Hydro Corridor, as this is the low point in the topography. A
suitable outlet will be required and may involve installation of a
new culvert under the railway and either piping or channelling
south to combine with the outlet channel from the existing
stormwater management pond south of the railway.
Next Steps: A water servicing capacity analysis will be
completed to confirm the water servicing requirements for the
Secondary Plan. A Functional Servicing Report (Sanitary and
Water) and a Preliminary Stormwater Management Plan will be
prepared in support of the Secondary Plan. Policies will be
included in the Secondary Plan to require the detailed design
reports as part of a complete application.
Active
The Active Transportation Analysis focused on a review of
Transportation
existing and planned pedestrian/cycle trail systems adjacent to
Analysis
and connecting to the Wilmot Creek Neighbourhood Secondary
Prepared by thtinc,
Plan area and identified opportunities for providing enhanced
2019
or new linkages.
The Active Transportation Plan includes recommendations for:
• Designing safe and direct routes for pedestrian travel to
walkable nodes such as community facilities, transit terminals
and commercial areas;
• Designing Active Transportation networks that incorporate
trails with natural features, open spaces, parks and integrates
with the planned road system;
• Ensuring that all roadways are designed with Complete Street
principles that provide sidewalks and street trees on both sides
of arterial and collector road rights -of -way;
• Integrating pedestrian and cycle networks with adjacent trail
systems and provide connections across key physical barriers
such as railways; and,
• Providing direct and continuous collector streets for transit
accessibility and efficiency of service.
6 1 P a g e
Attachment 2 to
Report PDS-052-21
Sustainability I The Background Report provides an overview of policies and
Background
recommendations for green development principles for the
Report
community that have been set forth through a review of
Prepared by
existing provincial, regional, and municipal policy documents to
urbainform
quation,
the Sustainability Plan and Green Development
2019
019
Guidelines, including the Clarington's Official Plan and the
Priority Green Clarington Development Framework. The report
has been prepared to ensure that the Wilmot Creek
Neighbourhood Secondary Plan Area reflects the ambitions
advanced in these documents.
The report is structured to provide the necessary background
information to assist with the preparation of sustainability
policies for inclusion in the Secondary Plan and the necessary
steps for moving towards the preparation of the Sustainable
Development Guidelines.
The Priority Green Clarington (PGC) framework and One
Planet Living (OPL) was used to establish recommended
Secondary Plan policies. The PGC and OPL criteria have been
translated into recommended Secondary Plan policies, with
attention given to synergies between the criteria and across
each of the four theme areas. These policies will be refined
alongside the creation and evolution of the preferred
development concept.
Next Step: This Background Report will inform the preparation
of the Sustainability Guidelines that will be appended to the
Secondary Plan. For each sustainability priority, the
Sustainability Guidelines will outline both `Mandatory' and
`Voluntary' performance measures.
Urban Design I The Urban Design Analysis examined the existing urban
Analysis
design conditions and opportunities. The first component of the
Prepared by The
study, Existing Conditions, reviewed existing conditions within
Planning
the Study Area and in the surrounding areas. The review
Partnership.
included existing and proposed development surrounding the
Study Area, connectivity such as roads and active
transportation, views and vistas, destinations, and community
infrastructure.
Based on the review of existing conditions, Official Plan policy
directions, and the Priority Green Checklist criteria, the urban
design intent for the Wilmot Creek Neighbourhood Secondary
Plan and development options should consider the following:
• A high quality, well -designed Built Environment is
valued within the Municipality.
7 1 P a g e
Attachment 2 to
Report PDS-052-21
• The Natural Heritage System, made up of
Environmental Protection Areas, hedgerows, and
stormwater ponds provide key organizing elements of
the Plan, as well as a recognizable and ever-present
way to orient oneself within the community.
• A High -Quality Public Realm, consisting of a hierarchy
of active and passive parks, along with a variety of
streets, will enhance mobility, promote healthy and
active lifestyles and contribute to the character of the
community.
• An Accessible and Connected Active Transportation
Network, consisting of pedestrian and cycling routes,
sidewalks and trails, will be important to promoting
healthy, active lifestyles.
• Gateways and Landmarks are important parts of the
fabric of the neighbourhood and can be created using a
combination of buildings, landscapes, open spaces, or
public art.
• A Permeable Street and Block Pattern, with a
modified grid of streets and block lengths to create a
more pedestrian -scaled environment and provide
multiple points of access and routes of movement
through the community.
• A Neighbourhood Centre will create an animated focal
point that will include a combination of medium density
housing forms, public space, mixed-use/live-work
opportunities and potential community uses.
Urban design must also take into consideration the challenges
of the Study Area, such as the Hydro and CN Rail corridors,
Highway 401, adjacent employment uses, access to the Study
Area, and Rickard Creek and associated wetland setbacks.
These create constraints to development and potential
setbacks that will need to be addressed at the plan preparation
stage and confirmed through the findings of the technical
studies.
Building on the urban design intent and an understanding of
the existing conditions of the Study Area and the broader area
of influence, a number of opportunities have been identified for
consideration in the preparation of the development options for
the Wilmot Creek Neighbourhood.
Landscape The Landscape Analysis examined the existing context of the
Analysis lands within the study area including the following:
8 1 P a g e
Attachment 2 to
Report PDS-052-21
Prepared by The • a description and assessment of the existing context of
Planning the lands within the study area;
Partnership, 2019.
• existing natural features; and
• the study area's topography and grading to
comprehensively understand the slopes of the site and
their orientational aspect.
As a result of this landscape analysis a series of
recommendations have been established to guide the
Secondary Plan policy and future work within the subject lands.
The north-west corner of the site is presently home to a group
of impressive mature Sugar Maple and Black Walnut trees.
These trees are a stunning feature of the site that should be
preserved.
• The riparian system for the Rickard Creek should be
improved and the consultant recommends the existing
vegetation be removed, the banks regraded, and
appropriate, native plantings be reinstalled.
• To improve resilience, it is recommended that a planting
strategy be established which increases species
diversity and ensures that a higher proportion of locally
native species are employed.
• Remove all invasive Buckthorn.
• Make use of existing vistas, both natural and
anthropogenic, throughout the site for key community
open spaces.
• Maintain landscape features that serve as interesting
subjects for future views.
• Utilize existing Wilmot Creek Drive view corridor.
• Maintain or introduce view corridors to Lake Ontario.
9 1 P a g e
Attachment 3
to Report
PDS-052-21
Draft Amendment No. 130
To the Municipality of Clarington Official Plan
Purpose: The purpose of this Amendment is to include the Wilmot Creek
Neighbourhood Secondary Plan in the Clarington Official Plan. This
Secondary Plan, including Sustainable Development Guidelines, will facilitate
the development of a sustainable, livable, and inclusive community in the
Secondary Plan area.
Although predominantly residential, the Secondary Plan area will feature a
mix and intensity of uses that allow many needs to be met locally, while also
having access to broader amenities.
This initiative complements the Official Plan principles of promoting higher
densities, mix of uses, a diversity of housing types and tenures, as well as
promoting sustainable design throughout the Secondary Plan area.
Location: This Amendment applies to an approximately 42-hectare area generally
bounded by Bennett Road in the west, the interchange for Highway 35/115 to
the east and Highway 401 in the north. The southern boundary is the
Canadian National (CN) rail line and the existing Wilmot Creek Adult Lifestyle
Community. Approximately one third of the area contains natural features, a
hydro transmission line easement, and Ministry of Transportation (MTO)
lands.
Basis: An application and supporting studies for an Official Plan Amendment (OPA)
for the lands was submitted by Rice Development Group in 2015. The
Wilmot Creek Homeowners Association made a submission to the Official
Plan Amendment application outlining their concerns with the development
proposal. In June 2016, Rice Development Group appealed the Official Plan
Amendment application to the Ontario Municipal Board in response to
Clarington Council's failure to make a decision on the application. A
settlement was reached and approved by the Ontario Municipal Board in
2017. The landowners and the Municipality agreed to advance the
Secondary Planning process as set out in OPA 107 once approved by the
Region of Durham.
Clarington Council authorized the commencement of this Secondary Plan
at a public meeting before Clarington Council in December 2017. The
Secondary Plan has been prepared based on the priorities of Council
which include Affordable Housing, Excellence in Urban Design, and
Sustainability and Climate Change and are key policy directions guiding
the Secondary Plan. Fundamental to the above has been Community
Engagement.
The Secondary Plan's first Public Information Centre (PIC) was held at The
Wheelhouse in July 2018. Over 300 members of the public attended this
open -house -style session. At this meeting, attendees were introduced to the
Secondary Plan planning and design process.
A virtual Public Information Centre #2 (PIC #2) was held in April 2021. The
purpose of the PIC was to provide a project update and share and seek
feedback on the Emerging Plan for the Secondary Plan area. The priorities
for the emerging plan included environmental protection, an active
transportation network, and diverse mix of housing types. Approximately
100 people joined the session.
Public and landowner input was received through a facilitated plenary
discussion, email, and online comment forms. The Steering Committee's
input has also provided direction for the secondary plan.
Background reports were prepared as part of the Secondary Plan process.
The background reports below highlighted key challenges and opportunities
for Wilmot Creek and provided direction to the Secondary Plan. The technical
studies completed in support of the previous application COPA 2003-0012
were reinitiated to allow for an update/addendum to the reports since their
original submission. The list of existing reports is as follows:
• Environmental Impact Study
• Air Quality Assessment
• Archaeological Assessment
• Geotechnical Investigation
• Traffic Impact Assessment
• Noise and Vibration Study
• Fiscal Impact Analysis
New technical studies were also prepared to support the Secondary Plan and
include the following:
• Technical Summary Report
• Active Transportation
• Urban Design
• Water Wastewater Servicing Plan
• Floodplain Analysis/Stormwater Management Plan
• Landscape Analysis
• Green Development Guidelines
The Wilmot Creek Neighbourhood Secondary Plan and Sustainable
Development Guidelines have been created based upon the study team's
analysis and the public consultation process described above.
4
Actual
Amendment:
Unless otherwise indicated, in the Amendment, newly added text is shown
with underlining, and deleted text is shown with a str'kethroi ugh
Existing Section Special Policy Area B — Wilmot Creek Neighbourhood" is
hereby amended as follows:
"16.3.2 Special Policy Area B has two development areas as follows:
a) Area B1 includes the lands located south of the CN railway. A
maximum of 960 dwelling units are permitted; and
b) Area B2 includes the lands located north of the CN railway. A
minimum of 700 dwelling units, which may include assisted
living facilities, and a Neighbourhood Centre are permitted. A -
variety of hoi icing formse gi which may insli de retirement and
assisted) Iniipg facilities are epneUragerd su bjent to the
2. Existing Section 16.3 Special Policy Area B — Wilmot Creek Neighbourhood
is hereby amended as follows:
"Special Policy Area B2
16.3.7 Special Policy Area B2 is subject to the Wilmot Creek
Neighbourhood preparatieR Secondary Plan under Part Six
Secondary Plans. It will include a Neighbourhood Centre and a mix
of housing types and tenures, with Consideration shall he given to
leeate high rise residential uses located ad'lacent to Highway 401,
and nommerGial us on a public road system within a plan of
subdivision. A portion of the lands may he developed with private
leasehold arrangements and private streets-."
3. Existing Part Six, Section 3 "General Policies for Secondary Plans" is hereby
amended as follows:
"3. Secondary Plans have been prepared for the following areas:
a) Bowmanville East Town Centre;
b) Bowmanville West Town Centre;
c) Courtice Main Street;
d) Newcastle Village Main Central Area;
e) Port Darlington Neighbourhood;
f) Bayview;
N
g) Clarington Energy Business Park;
h) Brookhill Neighbourhood;
i) Clarington Technology Business Park;
j) Foster Northwest; apA
k) Southeast Courtice; and
1) Wilmot Creek Neighbourhood."
4. Existing Part Six Secondary Plans is amended by adding a new Secondary
Plan to Part Six as follows:
10
Attachment 4 to Report
PDS-052-21
Draft Wilmot Creek Neighbourhood Secondary Plan
Municipality of Clarington
Draft for Statutory Public Meeting
October 5, 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
Wilmot Creek 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
GROWTH MANAGEMENT...................................................................................4
3.1
Phasing Policies...............................................................................................................
4
4.0
Community Structure..........................................................................................
5
4.1
Open Space System.........................................................................................................
5
4.2
Road Network...................................................................................................................
5
4.3
Parks System....................................................................................................................
6
4.4
Urban Residential.............................................................................................................
6
4.5
Commercial Area..............................................................................................................
7
5.0
SUSTAINABILITY AND CLIMATE CHANGE .......................................................
7
5.1
Objectives.........................................................................................................................
7
5.2
Sustainable Design and Climate Change.........................................................................
8
5.3
Climate Change Adaptation and Mitigation.......................................................................
8
5.4
Air Quality.........................................................................................................................
9
5.5
Water Conservation..........................................................................................................
9
5.6
Energy Conservation......................................................................................................
10
5.7
Energy Generation..........................................................................................................
10
5.8
Local Food Production....................................................................................................
11
6.0
NATURAL HERITAGE........................................................................................11
6.1
Objectives.......................................................................................................................
11
6.2
General Policies..............................................................................................................
11
6.3
Urban Forest and Native Plantings.................................................................................
12
7.0
CREATING VIBRANT URBAN PLACES...........................................................13
7.1
Objectives.......................................................................................................................
13
7.2
Urban Design Intent........................................................................................................
13
7.3
The Public Realm...........................................................................................................
14
i I DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
7.4
Transition........................................................................................................................
17
7.5
The Private Realm..........................................................................................................
18
8.0
ENCOURAGING HOUSING DIVERSITY............................................................22
8.1
Objectives.......................................................................................................................
22
8.2
General Policies..............................................................................................................
22
9.0
CELEBRATING OUR CULTURAL HERITAGE ..................................................
25
9.1
Objectives.......................................................................................................................
25
9.2
Cultural Heritage.............................................................................................................
25
10.0
MOBILITY AND ROADS.....................................................................................
26
10.1.
Objectives.......................................................................................................................
26
10.2.
General Mobility Policies.................................................................................................
26
10.3.
Arterial Roads.................................................................................................................
28
10.4.
Collector Roads..............................................................................................................
28
10.5.
Local Roads....................................................................................................................
28
10.6.
Rear Lanes.....................................................................................................................
29
10.7.
Private Roads.................................................................................................................
30
10.8.
Controlled Access Gate and Road..................................................................................
31
10.9.
Roundabouts..................................................................................................................
31
10.10.
Public Transit..................................................................................................................
31
10.11.
Active Transportation......................................................................................................
32
10.12.
Parking...........................................................................................................................
34
10.13.
Railways.........................................................................................................................
34
11.0
PARKS AND COMMUNITY AMENITIES............................................................
35
11.1.
Objectives.......................................................................................................................
35
11.2.
General Policies for Parks..............................................................................................
35
11.3.
Neighbourhood Parks.....................................................................................................
36
11.4.
Parkettes........................................................................................................................
37
11.5.
Privately Owned Publicly -Accessible Spaces.................................................................
38
12.0
LAND USE DESIGNATIONS..............................................................................38
12.1.
Objectives.......................................................................................................................
38
12.2.
General Land Use Policies.............................................................................................
39
12.3.
Medium Density Residential Designation........................................................................
40
12.4.
High Density Residential Designation.............................................................................
42
ii I DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
12.5. Neighbourhood Centre Designation................................................................................ 43
12.6. Environmental Protection Area Designation................................................................... 45
12.7. Green Space Designation............................................................................................... 46
13.0 SERVICING.........................................................................................................46
13.1. Municipal Services.......................................................................................................... 46
13.2. Stormwater Management............................................................................................... 47
13.3. Utilities............................................................................................................................ 48
14.0 IMPLEMENTATION........................................................................................ 48
14.1 General...........................................................................................................................48
14.2 Required Studies and Reports........................................................................................ 5C
15.0 INTERPRETATION ......................................................................................... 51
iii I DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
1.0 INTRODUCTION
The Wilmot Creek Neighbourhood Secondary Plan is located south of Highway 401 and
north of the Canadian National (CN) rail line and the existing Wilmot Creek Adult
Lifestyle Community. Its westerly boundary is Bennett Road and the interchange for
Highway 35/115 forms the easterly boundary. The area for the Secondary Plan is
approximately 42 hectares (104 acres) in size. Of that total, approximately one third of
the area contains natural features, a hydro transmission line easement, and Ministry of
Transportation (MTO) lands.
The Secondary Plan has been prepared to ensure that future development is based on
the latest Provincial and local policies and to guide growth and the sustainable
development of the lands. The Plan builds on the policies of the Clarington Official Plan
("Official Plan") and provides a detailed planning framework specific to the Wilmot Creek
Neighbourhood Secondary Plan Area. The Secondary Plan 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 accommodate between 700 to 1100 dwelling
units resulting in an estimate population of approximately 1500 to 1800 residents. The
purpose of the Secondary Plan is to establish goals and policies to guide development
within the Wilmot Creek Neighbourhood, as it is implemented through subdivision,
zoning, and site plan control. The policies reflect key themes for the area to support an
environmentally sustainable neighbourhood that preserves the natural environment,
provides a diversity of housing options, connected green spaces, and an area with a
mix of uses.
Environmental Sustainability - The Wilmot Creek Neighbourhood will be developed
to minimize impacts on the environment. The Secondary Plan supports environmental
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 and
active transportation opportunities.
Healthy, Complete Community - The Wilmot Creek Neighbourhood will be a healthy,
connected, and complete community which supports human well-being and active
lifestyles by:
1 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
• Designing for a complete community that meets people's needs for daily living
throughout an entire lifetime. Complete communities are characterized by a mix
and diversity of housing types and uses, including affordable housing; convenient
access to public services, community infrastructure, mobility options; and a robust
open space system;
• Supporting new development in a contiguous, connected, and compact urban
form;
• Designing the built environment to create opportunities for residents to be
physically active, socially engaged, and have a high quality of life; and
• Encouraging healthier lifestyles by creating connected and walkable road patterns
with amenities and services within a 5 minute walk (400 m).
Environmental Preservation - The Wilmot Creek Neighbourhood will preserve and
enhance environmental features by:
• Recognizing the importance of the natural features as contributing to the quality of
life for local residents;
• 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 trails.
The Sustainable Development 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 Wilmot Creek Neighbourhood is envisioned as an environmentally sustainable and
healthy community with liveable neighbourhoods, integrated and connected green
spaces, efficient transportation and trails systems, and a vibrant commercial area. It is
intended that the Secondary Plan Area will be a safe and inclusive pedestrian -oriented
community that supports walkability and active living with accessible amenities.
2 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
2.2 Principles
The principles of this Secondary Plan work together to further articulate the vision of a
complete community that meets the needs of residents and addresses public health,
climate change, environmental preservation, and the quality of the built environment.
2.2.1. Promote an adaptive and resilient community through the responsible use of
resources, reduction of greenhouse gas emissions, reduction of demands on
energy, water, and waste systems, and the impacts of climate change.
2.2.2. Promote development and land use patterns that conserve biodiversity,
ecological integrity, and function to protect the health of the natural
environment.
2.2.3. Create a healthy, pedestrian -oriented environment that supports opportunities
for daily physical activity in a safe, inclusive, and accessible community,
meeting the needs of residents of all ages and abilities.
2.2.4. Ensure the provision of an accessible and connected multimodal transportation
network that gives priority to the creation of complete streets and the provision
of active transportation to ensure all persons have transportation options while
reducing automobile dependence. To also ensure residents of the existing
Wilmot Creek Adult Lifestyle Community have unimpeded access to their
community through a controlled access gate and private road.
2.2.5. Provide for an appropriate mix of housing options, including affordable and
rental housing to meet the projected needs of present and future residents
throughout all stages of their lives.
2.2.6. Provide a mix of uses and small scale commercial and office uses within a
reasonable walking distance of residents.
2.2.7. Create a connected parks and trails network that complements the road -based
circulation network, including pedestrian and cycling, providing both utilitarian
and recreational amenities that support active and healthy living.
2.2.8. 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.
2.2.9. Strive for design excellence in buildings, roads, and open spaces.
3 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
3.0 GROWTH MANAGEMENT
3.1 Phasing Policies
3.1.1 The phasing of development is addressed to ensure the Secondary Plan
conforms with the policies of the Province and the Region with respect to
Growth Management.
3.1.2 The Municipality and Region shall carefully monitor residential growth within
the Wilmot Creek Neighbourhood Secondary Plan Area. Development
Phasing will be established based on population growth over time, in
accordance with, and in conjunction with the ability of the developers,
Municipality, and Region to pay for their respective responsibilities of
infrastructure development costs as required.
3.1.3 Development shall progress in a logical, efficient, and fiscally responsible
manner. The cost-effective provision of municipal infrastructure shall establish
the phasing for this Secondary Plan.
3.1.4 It is the intent of this Secondary Plan that growth shall occur in an orderly and
phased manner. The phasing strategy for the Secondary Plan Area and the
primary factors to consider in this regard include:
a. The integration of new development within the planned community
structure of this Secondary Plan, resulting in a contiguous, connected,
and compact urban form;
b. The provision of adequate municipal services (water, sanitary,
stormwater) to accommodate the proposed growth in a cost-efficient
manner; and the ability of new growth to facilitate the provision of
municipal services to existing serviced areas;
C. The provision of appropriate transportation facilities, and the availability
of adequate capacity on the existing road network; and
d. The provision and adequacy of social services, recreational facilities,
and other community services.
4 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
4.0 COMMUNITY STRUCTURE
The Community Structure of the Wilmot Creek Neighbourhood is based on achieving
the vision and principles in Section 2. The components of the community structure are
elements that shape the distribution of land uses and include the following:
Open Space System
ii. Road Network
iii. Parks System
iv. Urban Residential
V. Commercial Area
4.1 Open Space System
4.1.1 The Open Space System includes the natural heritage system which includes
all core natural heritage features, such as wetlands, woodlands, and
tributaries and shall be protected, restored, and enhanced to create a
continuous green corridor.
4.1.2 The features of Rickard Creek contribute strongly to Community Structure.
The Rickard Creek divides the Secondary Plan Area and forms the basis for a
naturalized channel that runs north -south through the community.
4.2 Road Network
4.2.1 The Road Network includes the main Collector Road, Local Roads, Private
Roads, and the controlled access road to the existing Wilmot Creek Adult
Lifestyle Community. The road network will be characterized by highly
interconnected streets with short block lengths to allow traffic to dissipate to
local destinations. Interconnected streets reduce congestion, promote
walkability, and improve emergency vehicle access.
4.2.2 The road network will be developed under the principle of complete streets
and will accommodate appropriate facilities for the movement of pedestrians,
cyclists, future transit, and vehicles.
5 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
4.3 Parks System
4.3.1 Parks are vital public spaces connecting to a broader public realm network. A
variety of park space shall be provided that meets the needs of residents and
enables opportunities for passive and active recreation.
4.3.2 The parks system includes Neighbourhood Parks, parkettes, urban squares,
and a trail network. Parks are located throughout the community to ensure
that residents are within a short walking distance of an open space. This
encourages daily physical activity and creates a central focus and gathering
space for the community.
4.3.3 The trails system includes multi -use paths for pedestrians and cyclists that
are separated from vehicular traffic. The trails system connects the parks and
open spaces within the community, as well as connecting to existing trails
outside of the community.
4.4 Urban Residential
4.4.1 Urban Residential areas are predominantly residential and will include a mix
and diversity of housing types to ensure variety and choice. Urban Residential
areas will provide medium and high density housing with a range of
townhouses and low -to mid -rise apartment buildings. Urban Residential areas
correspond with the Medium and High Density designations on Schedule A.
4.4.2 Urban Residential areas will be the location of many of the Wilmot Creek
Neighbourhood's parks. These amenities will be integrated into the fabric of
the community to ensure access to open space.
4.4.3 High density housing in the form of apartment buildings will be focused along
Highway 401 and east of Rickard Creek. These buildings will assist with
creating a visual and acoustic buffer along the highway.
4.4.4 A range of medium density housing will be distributed throughout the
remainder of the Secondary Plan Area with the lowest buildings located in
proximity to the existing Wilmot Creek Adult Lifestyle Community.
6 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
4.5 Commercial Area
4.5.1 A commercial area has been included to provide opportunities for amenities
and services within an approximate 10 minute walk of residents (800 metres).
4.5.2 A Neighbourhood Centre is located at the intersection of Bennett Road and
the main entrance to the community. The Neighbourhood Centre will have a
mix of uses including retail and service commercial, cultural uses, and
apartments in mixed -use buildings. This area will be pedestrian focused with
a vibrant, walkable streetscape that will bring the community together and
provide an identity for the Wilmot Creek Neighbourhood.
5.0 SUSTAINABILITY AND CLIMATE CHANGE
The Municipality of Clarington has adopted a sustainable green lens approach to
development. The commitment to reach net zero communities and the reduction of
greenhouse gases is a priority for Council. To assist with meeting Council priorities
communities, neighbourhoods, and new buildings shall be designed with a focus on
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.
5.1 Objectives
5.1.1 Demonstrate leadership in sustainable forms of green building design and
technology, including the incorporation of renewable and alternative energy
sources.
5.1.2 Encourage energy conservation through appropriate site planning, urban
design, and the use of energy efficient materials.
5.1.3 Utilize, wherever possible, street alignments and building placement to
maximize potential for passive and active solar energy capture.
5.1.4 Incorporate Low Impact Development ("LID") best practices and green
infrastructure, wherever feasible to minimize runoff, reduce water pollution,
and protect groundwater resources.
7 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
5.1.5 Ensure streetscape design incorporates appropriate resilient tree species and
spacing to minimize heat island effect.
5.2 Sustainable Design and Climate Change
5.2.1 The Municipality will use its array of planning tools, including this Secondary
Plan, and associated Sustainable Development Guidelines, as well as the
Priority Sustainable Development Program in accordance with the Official
Plan to help guide development to be more sustainable.
5.2.2 The promotion of 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.
5.2.3 Development applications shall be consistent with Section 5.6.5 of the Official
Plan and shall include 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.
5.3 Climate Change Adaptation and Mitigation
5.3.1 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.
5.3.2 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.
8 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
5.4 Air Quality
5.4.1 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.
5.4.2 Where feasible, support the use of electric vehicles through the provision of
charging infrastructure in the Neighbourhood Centre.
5.4.3 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;
Designing parking areas so they are not the primary visual component of a
neighbourhood;
Reducing the parking ratio required in areas that are served by transit; and
Dedicating priority parking spaces for carpool, ride sharing, and ultra -low
emission vehicles.
5.5 Water Conservation
5.5.1 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;
9 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
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. 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.
5.6 Energy Conservation
5.6.1. In order to reduce energy consumption, development proposals that include
energy efficient building design and practices in all new buildings, shall be
encouraged and supported.
5.6.2. To assist with the mitigation of heat island effects, the Municipality will
promote:
a. Incorporating green roofs planted with vegetation to contribute to cooling
while also assisting with stormwater management, improved air quality,
and energy efficiency of buildings;
b. Implementing cool roofs strategies into building design that use high
albedo materials to reduce heat gain;
C. Strategic use of deciduous trees or preservation of existing trees to help
with evapotranspiration, shading of sidewalks and hard surface areas in
summer, and solar access in winter; and
d. Installation of light-coloured paving materials including white concrete,
grey concrete, open pavers, and any material with a solar reflectance
index of at least 29.
5.7 Energy Generation
5.7.1. Alternative energy systems and renewable energy systems shall be permitted
and encouraged throughout the Secondary Plan Area in accordance with
Provincial and Federal requirements.
10 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
5.7.2. 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.
5.8 Local Food Production
5.8.1. 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. Community orchards; and
C. Local market space (i.e., a farmer's market).
6.0 NATURAL HERITAGE
6.1 Objectives
6.1.1. Protect and enhance local and regional ecosystems and biological diversity.
6.1.2. Ensure development does not negatively impact natural heritage features or
their ecological functions by providing appropriate separation distances and
buffers.
6.1.3. Provide a functional and highly interconnected system of natural heritage
features, parks, trails, and stormwater management facilities that are accessible
and visible to residents.
6.2 General Policies
6.2.1. All development shall adhere to the policies of the Official Plan, as it pertains to
the policy areas of the Natural Heritage System.
6.2.2. 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.
6.2.3. The Municipality recognizes the important contribution that natural heritage
features make to the creation of a vibrant, livable community. The natural
11 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
heritage features within the Secondary Plan Area are identified as
Environmental Protection Area on Schedule A.
6.2.4. 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.
6.2.5. Natural heritage features should be physically and visually accessible from the
abutting roads.
6.2.6. Preservation of existing vegetation is encouraged.
6.3 Urban Forest and Native Plantings
6.3.1. 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.
6.3.2. New development and public realm improvements are required to use native
plant species wherever possible, particularly along rights -of -way and pedestrian
trails.
6.3.3. New development and public realm improvements shall only use native
plantings within 30 metres of Environmental Protection Areas.
6.3.4. 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.
6.3.5. 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. Native and adaptive non-invasive species shall be prioritized, as
they provide habitat and biodiversity and do not require irrigation or fertilizers to
flourish. The selection of tree species within the Secondary Plan Area will
contribute the Municipality's species diversity objectives.
6.3.6. 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.
12 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
7.0 CREATING VIBRANT URBAN PLACES
The Municipality's objectives for urban design in The Wilmot Creek 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.
7.1 Objectives
7.1.1. Develop a welcoming community that encourages and supports active living,
social engagement, and the creation of a sense of place and well-being.
7.1.2. 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 Development
Guidelines.
7.1.3. Ensure buildings, streetscapes, parks and open spaces, and infrastructure are
distinctive and aesthetically pleasing.
7.1.4. Ensure that traffic calming measures are an integral part of the community
design through streetscape design measures, boulevard tree planting, street
curvature, axial view, and appropriate on -street parking provisions that do not
impede the pedestrian and cycling networks and the provision of safe
infrastructure.
7.1.5. 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.
7.1.6. 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.
7.1.7. Provide a transition between areas of different development intensity and uses.
7.2 Urban Design Intent
7.2.1. 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.
13 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
7.2.2. 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 Development Guidelines.
7.2.3. The Sustainable Development Guidelines shall accompany this Plan and be
used as guidance in the interpretation and implementation of the Secondary
Plan's policies.
7.3 The Public Realm
7.3.1. The public realm compromises public roads, 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.
7.3.2. 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 Development Guidelines.
Roads and Streetscapes
7.3.3. The design of Roads 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
Development 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;
d. Be designed to ensure efficient walking routes to key destinations with
continuous 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, raised intersections, curb bulb -
outs, and/or traffic circles to reduce vehicular traffic speeds and to ensure
safe walking and cycling environments; and
14 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
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.
7.3.4. Adequate space and safety provisions will be provided for the movement of
pedestrians and cyclists with a clear system of through routes.
7.3.5. 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).
7.3.6. 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
7.3.7. 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
Rickard Creek and Lake Ontario;
b. Creating and maintaining opportunities for views of important public
buildings, open spaces and parks, and other landmarks through the
layout of the road, parks, and open space networks;
C. Maintaining and preserving the existing mature Sugar Maple and Black
Walnut trees in the north-west corner of the secondary plan as a key
natural feature and focal point; and
d. Providing for sites that terminate road and view corridors.
Public Buildings
7.3.8. 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 and institutional buildings in the community and to enhance their
status, public buildings will be consistent with Section 5.3.4 of the Official Plan
and:
15 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
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
7.3.9. 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 or private road;
b. Buildings will be in proximity to the property line adjoining the public or
private road;
C. Buildings on corner sites will be sited and massed toward the intersection
of the adjoining public roads;
d. Siting and massing of buildings will provide a consistent relationship,
continuity, and enclosure to the public or private roads;
e. Siting and massing of buildings will contribute to and reinforce the comfort,
safety, and amenity of the public and private roads;
f. Buildings located adjacent to, or at the edge of parks and open spaces,
will provide opportunities for overlook onto the parks and open spaces;
g. 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
h. 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.
16 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
Public Art
7.3.10. The installation of public art is encouraged in public locations such as
privately owned publicly accessible spaces and parks to contribute to the
Wilmot Creek Neighbourhood Secondary Plan's identity and sense of place
Gateways
7.3.11. The Neighbourhood Centre will form the primary gateway into the community.
The gateway will highlight the entrance to the community through design
features such as landscaping, low walls, signage, architectural treatments,
and upgraded pavement treatment.
7.3.12. A secondary gateway will be provided to signify the entrance into the existing
Wilmot Creek Adult Lifestyle Community. Special entry paving and signage,
landscaping, and decorative fencing will identify the private road and
controlled access gate.
7.4 Transition
7.4.1. Where development of a higher density built form abuts lands with a lower
density residential form 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 Development
Guidelines.
7.4.2. 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.
7.4.3. 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.
7.4.4. Development transition requirements may be met using a combination of the
following:
a. Separate development of a mid -rise built form from low-rise built form with
a Local Road;
17 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
b. Require a minimum 7.5 metre rear yard setback for development of a mid -
rise built form that abuts residential properties of a low-rise built form;
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 the mid -rise buildings to the surrounding low-
rise built form, where appropriate;
e. Provision of high quality landscape treatment such as decorative fencing,
trees, shrubs, grassed areas, and berming;
f. Control of the location of loading areas;
g. Control of the location of garbage collection/storage facilities;
h. Regulation of lighting and signs so they are averted or shielded from
adjacent uses;
Rooftop equipment shall be unobtrusive and screened from view; and
Provision of adequate screening such as solid or perforated fencing,
trellises, or other appropriate structures.
7.5 The Private Realm
7.5.1. The private realm is comprised of a variety of built forms and private spaces
and their relationship to natural features, open spaces, and the street network.
The residential dwellings and commercial uses envisioned for the Wilmot Creek
Neighbourhood will contribute to its character and support the public realm
through form, architectural details, and features.
Development Blocks and Lots
7.5.2. Development will be accommodated on a modified street grid including
Collector Roads, Local Roads, Lanes, and Private Roads to establish
development blocks that achieve an efficient pattern and provide visual interest
and diversity.
7.5.3. 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.
18 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
7.5.4. 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 or private road, or park; 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 and this
Plan.
7.5.5. The maximum number of contiguously attached townhouses shall be six.
7.5.6. Multi -unit residential development shall be consistent with the policies of
Section 9.4.5 of the Official Plan.
7.5.7. 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. Mid -block connections shall be barrier
free and visible from the sidewalk for easy access.
Built Form
7.5.8. Buildings shall be designed for an urban context with primary building facades
fronting public or private roads. 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.
7.5.9. New development will be compatible with adjacent development.
7.5.10. Reverse frontage is generally not permitted. Where conditions exist that
require reverse frontage, it shall be done to the satisfaction of the
Municipality.
7.5.11. 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.
7.5.12. 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 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
7.5.13. 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.
7.5.14. 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.
7.5.15. Air conditioning units, utility metres, and similar features should not be visible
from the public realm and well integrated, recessed, and screened.
7.5.16. To minimize disruptions to the safety and attractiveness of the Collector
Road, a system of rear lanes may provide the primary access for on -site
parking and servicing functions.
7.5.17. To enhance the quality and safety of the streetscapes throughout the
Secondary Plan Area, the construction of parking lots which occupy
significant proportions of the at -grade frontage of public roads shall not be
permitted.
7.5.18. 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 High Density,
Medium Density, 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 or within the interior
side yard. Appropriate landscaping and screening measures shall be
provided.
7.5.19. Loading, servicing and other functional elements are encouraged to be
integrated within the building envelope. Where this is not possible, these
elements shall be carefully sited to minimize conflicts with adjoining uses and
screened from view to avoid visual impact to the public realm or surrounding
residential areas.
7.5.20. Areas for storage, waste, and recycling shall be integrated within a building
envelope.
20 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
Private Amenities
7.5.21. New multi -unit residential development shall provide shared space for both
indoor and outdoor amenities.
7.5.22. Courtyards and privately owned publicly -accessible amenities shall have at
least two points of pedestrian access.
7.5.23. The design and location of pedestrian entrances to courtyards and privately
owned publicly -accessible amenities shall be clearly identifiable as public to
encourage public use through their siting and the use of design elements.
Accessibility for Ontarians with Disabilities
7.5.24. The Municipality considers accessibility for persons with disabilities in all land -
use planning and development decisions. All development shall comply with
the accessibility requirements as set out by the Ontario Building Code and the
Accessibility for Ontarians with Disabilities Act (AODA).
Crime Prevention Through Environmental Design
7.5.25. 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, playgrounds,
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.
21 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
8.0 ENCOURAGING HOUSING DIVERSITY
8.1 Objectives
8.1.1. Provide for a range and mix of housing opportunities, choices, and accessibility
for all income levels and needs.
8.1.2. Provide for a range of affordability, consistent with targets established by the
Municipality.
8.1.3. Plan for "age -in -place" facilities within the community that anticipate changing
housing needs for an aging population.
8.1.4. Ensure the distribution of housing types provides equal opportunity to access
goods and services located in the community and beyond.
8.1.5. Provide appropriate transitions in housing forms of various heights and
densities.
8.2 General Policies
8.2.1. 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.
8.2.2. 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".
8.2.3. Provide a broad range of housing forms, unit sizes, and tenure to meet the
needs of a diverse population and households of various sizes, incomes, and
age compositions.
8.2.4. 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.
8.2.5. 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
22 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
parks and open space network, the establishment and landscaping of
gateways, the siting of buildings, and the design of sites.
8.2.6. 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 or flankage lots are permitted.
Noise attenuation fencing will be discouraged along Arterial Roads.
8.2.7. Development within the Secondary Plan Area shall be developed in accordance
with the urban design policies of this Secondary Plan. The Sustainable
Development Guidelines shall accompany this Plan and be used as guidance in
the interpretation and implementation of the Secondary Plan's policies.
Affordable Housing
8.2.8. Affordable housing should be located where there is access to public transit.
8.2.9. Affordable housing, including community housing, supportive housing, and
other types of 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.
8.2.10. New affordable housing and purpose-built rental housing should incorporate
barrier -free, universal or flex design features in both common and living
areas.
8.2.11. The Municipality should collaborate with the Region of Durham and public
and non-profit community housing providers to encourage a supply of
subsidized non -market housing units to be included within the housing mix in
the Secondary Plan Area.
8.2.12. 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 the Region of Durham, the
Provincial and Federal governments to consider financial incentives for
affordable housing.
23 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
8.2.13. 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.
8.2.14. 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 either land in accordance with Policy 8.2.15 or a
contribution of funds to the Municipality in accordance with Policy 8.2.16 for
the development of affordable, public, or non-profit housing in the community.
8.2.15. The land to be conveyed as provided in Policy 8.2.14 shall have an
approximate size of 1.5 hectares, be designated for residential development
within the Secondary Plan Area, be fully serviced, and be gratuitously
conveyed free and clear of encumbrances. Conveyance shall occur before
the final approval of the first development application within the Secondary
Plan Area.
8.2.16. The contribution of funds as provided in Policy 8.2.14 will be through a
contribution agreement to be negotiated between the Municipality and the
Landowners Group. The first half of the required contribution of funds shall be
paid by the Landowners Group upon the approval of the Secondary Plan and
the remainder of the contribution shall be paid upon the final approval of the
first development application in the Secondary Plan Area at a rate of $400.00
per unit.
8.2.17. The Municipality will give priority to development applications that include
affordable housing units that are being funded by federal and provincial
government programs, community housing providers and other non-profit
groups, or the Region of Durham.
Live/Work Units
8.2.18. 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.
8.2.19. Live -work units provide higher densities to help support transit systems and a
diverse range of services within a convenient walking distance of residents.
24 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
8.2.20. 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 Dwelling Units
8.2.21. Within the Secondary Plan Area, one accessory dwelling unit is permitted
within a detached, semi-detached, or townhouse dwelling, and one accessory
dwelling unit is permitted within a detached accessory structure subject to the
provisions of the Zoning By-law and other relevant regulations.
8.2.22. Accessory dwelling units must be registered with the Municipality.
9.0 CELEBRATING OUR CULTURAL HERITAGE
9.1 Objectives
9.1.1. 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.
9.1.2. Integrate the existing cultural heritage features into the design of the community
and the public realm as aesthetic amenities.
9.2 Cultural Heritage
9.2.1. The conservation 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.
9.2.2. 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.
25 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
10.0 MOBILITY AND ROADS
10.1. Objectives
10.1.1. 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.
10.1.2. Provide a variety of economical, safe, and accessible mobility options through
the provision of a highly interconnected network of roads, sidewalks, bicycle
lanes, trails, multi -use paths, and a public transit system to ensure all persons
have transportation options while reducing automobile dependence.
10.1.3. Ensure all roads are designed to consider context and to utilize complete
streets design principles to support users of all ages and abilities.
10.1.4. Establish a connected transportation system that creates multiple direct
routes throughout the community.
10.1.5. Create walkable and connected neighbourhoods with destinations within a
walking distance of approximately 400 to 800 metres (5-10 minute walk) of
most residents.
10.1.6. 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.
10.2. General Mobility Policies
10.2.1. The transportation 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. Prioritize active
modes of transportation and the needs of the most vulnerable users.
10.2.2. The provision of transportation services shall be consistent with Section 19 of
the Official Plan and shall have regard for the standards established through
the Sustainable Development Guidelines.
26 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
10.2.3. 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.
10.2.4. The intent of the Secondary Plan is to develop a connected grid -like multi -
modal transportation network while recognizing constraints such as natural
areas that create barriers which limit the achievement of a completely
connected street network.
10.2.5. 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.
10.2.6. The final location and alignment of a Private Road crossing Rickard Creek
shall be assessed as part of an Environmental Impact Study required 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.
10.2.7. All roads will be designed as important components of the public realm,
providing a network that is appealing for pedestrians, cyclists, motorists and
in the longer term, transit users. The transportation 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.
10.2.8. 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.
10.2.9. The Ministry of Transportation requires that future buildings, roads, municipal
services, and essential parking be set back a minimum of 14 metres from the
Highway 401 right-of-way. To accommodate a potential widening of Highway
401, while maintaining the desired streetscape, minimum building setbacks
and municipal service and utility easements may be required.
27 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
10.3. Arterial Roads
10.3.1. Bennett Road runs north south and forms the western boundary of the
Secondary Plan Area. Bennett Road is identified in the Official Plan as a
Type C Arterial Road.
10.3.2. Driveway access on Bennett Road shall be limited.
10.3.3. All development within the Secondary Plan Area that directly abuts an
Arterial Road shall provide appropriate buffering, landscaped open space,
and shall consider the aesthetic function of the corridor.
10.4. Collector Roads
10.4.1. A Collector Road will serve as the main access road for the community and
will extend east from Bennett Road and terminate at the private road for the
existing Wilmot Creek Adult Lifestyle Community.
10.4.2. The Collector Road will have a right-of-way width of 23.0 metres.
10.4.3. The Collector Road will have boulevards on both sides of the pavement and
will accommodate a grassed verge with street trees. A multi -use path shall
be accommodated within the boulevard on one side of the collector and a
sidewalk will be accommodated on the other.
10.4.4. Roundabouts will be encouraged to be used at any intersection with a
Collector Road.
10.5. Local Roads
10.5.1. A conceptual Local Road pattern is identified on Schedule A to this
Secondary Plan. 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.
10.5.2. Local Roads will have an interconnected layout with multiple route choices to
Collector Roads where transit routes and commercial areas are most
commonly located.
28 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
10.5.3. Local Roads are expected to have a right-of-way width of up to a maximum
of 20.0 metres.
10.5.4. 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.
10.5.5. The location and design requirements for Local Roads will be confirmed and
implemented through subsequent development approvals.
10.6. Rear Lanes
10.6.1. Rear Lanes are permitted and encouraged to support safe and attractive
roads by eliminating the need for driveways and street -facing garages.
10.6.2. 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.
10.6.3. Rear Lanes can provide alternative pedestrian routes through a community
and shall provide a safe environment for pedestrian and vehicle travel.
10.6.4. Public utilities may be located within public Rear Lanes subject to functional
and design standards established by the Municipality.
10.6.5. 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;
29 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
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.
10.7. Private Roads
Private Roads are not under the jurisdiction of the Municipality and include
condominium roads providing access to units within a condominium development.
Private Roads will be the responsibility of the landowner to ensure that such private
roads are adequate for traffic, including fire protection and emergency vehicles.
10.7.1. Private Roads shall have a minimum right -of way width of 10.0 metres with a
minimum paved surface width of 6.5 metres.
10.7.2. A minimum 1.5 metre landscaped utility corridor shall be provided on either
side of the paved portion of the Private Road.
10.7.3. Sidewalks are required on at least one side of a Private Road and may be
located within the utility easement.
10.7.4. The use of permeable materials should be considered in areas where
sufficient drainage exists.
10.7.5. Private Roads shall be designed to meet the Municipality's design standards
and specifications.
30 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
10.8. Controlled Access Gate and Road
10.8.1. Access to the existing Wilmot Creek Adult Lifestyle Community will be
provided by a Private (land lease) Road and a controlled access gate and will
be the responsibility of the landowner to maintain.
10.8.2. Special entry paving and signage will identify the Private Road and controlled
access gate. Landscaping and fencing will provide a delineation for lands
that comprise the entry to the existing community.
10.8.3. The design and function of the Private Road and controlled access gate will
ensure ease of access and privacy for the existing residents.
10.9. Roundabouts
10.9.1 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
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.
10.10. Public Transit
10.10.1. Transit facilities should be integrated early and appropriately throughout The
Secondary Plan Area. Durham Region Transit shall be invited to all
development pre -consultation meetings to advise on transit requirements.
10.10.2. 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 in keeping with municipal density targets;
b. Provision of a road pattern and active transportation network that
provides for direct pedestrian access to future transit routes and stops;
31 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
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.
10.11. Active Transportation
10.11.1. 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 sidewalks, trails, and multi -use paths.
10.11.2. Active transportation within the Secondary Plan Area shall be consistent with
the policies of Section 18.4 of the Official Plan, this Plan, and be in
accordance with the Sustainable Development Guidelines.
10.11.3. The active transportation network will connect to the road network and all
major destinations, such as the Neighbourhood Centre, parks, community
gardens, and the existing Waterfront Trail in order to provide convenient and
safe access to facilitate travel by alternate modes of transportation.
10.11.4. Active transportation routes will include signage and streetscaping elements
such as trees, landscaping, and benches to support pedestrian and cyclist
comfort and safety and enhanced accessibility for all residents.
Trails and Multi -Use Paths
10.11.5. The trails system is to provide both a recreational and utilitarian function.
Accordingly, connections will be made to the road network, the
Neighbourhood Centre, parks, community gardens, and the existing
Waterfront Trail.
10.11.6. Trail and multi -use path locations will be based on each site's sensitivity in
order to minimize environmental impacts. The trails system may include trails
and multi -use paths along stormwater management facilities, open spaces,
the road system, the outer edge of the vegetation protection zone, and within
parks.
32 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
10.11.7. Trail and multi -use path crossings of roads shall ideally be located at an
intersection where users can be afforded a safe and protected crossing. Trail
and multi -use path 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.
10.11.8. Trails and multi -use paths 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 and multi -use paths with asphalt surfaces may be
incorporated into the trails system to address accessibility and active
transportation needs.
10.11.9. Trail and multi -use path locations shall be assessed as part of an
Environmental Impact Study, where appropriate.
10.11.10.Trails and multi -use paths 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.
10.11.11.The Municipality may require trail corridors to be dedicated for public
purposes as a condition of development approval.
10.11.12.Trail and multi -use path connections and crossings shall be subject to the
following policies:
a. Trail and multi -use path 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. Where feasible, road crossings over creeks should be utilized for trail
or and multi -use path crossings;
C. 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; and
33 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
d. The location of trails and multi -use paths should be designed to avoid
interfering with the meander belt of the creeks.
10.11.13.Additional trails and multi -use paths may be identified through the
development approvals process to augment the trail system identified on
Schedule A.
10.11.14.A future multi -use path on Bennett Road will provide a pedestrian and cycling
connection along the western boundary of the Secondary Plan Area and will
link to the Waterfront Trail.
10.12. Parking
10.12.1. On -street parking will be encouraged at appropriate locations on all roads in
order to provide for anticipated parking needs and to assist in calming traffic
movement and thereby enhancing pedestrian safety.
10.12.2. Off-street parking for all uses shall be adequate to serve the use.
10.12.3. Subject to the findings and recommendations of an Internal Traffic/Parking
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.
10.12.4. Bicycle parking should be located near main entrances, be visible to the
public, sited to avoid conflicts with pedestrians, and be located in well -lit
areas.
10.12.5. Multi -unit residential buildings shall provide long-term, secure locations for
bicycle parking for residents and additional short term visitor parking.
10.13. Railways
10.13.1 All proposed development adjacent to railway corridors shall be consistent
with the policies of Section 19.7 of the Official Plan.
10.13.2 Development adjacent to railway corridors shall include safety and mitigation
measures, such as setbacks, berms, and security fencing, required by
approved noise and vibration studies to the satisfaction of the Municipality
and in consultation with the appropriate rail authority.
34 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
11.0 PARKS AND COMMUNITY AMENITIES
An important aspect of building a healthy and vibrant community is the provision of a
range of passive and active public parks and open space areas. The policies of this
Section are intended to provide an integrated system of municipally owned
Neighbourhood Parks and Parkettes, and other publicly accessible open space areas,
trails, and pathways within the community.
11.1. Objectives
11.1.1. Provide for a diverse range of parks, open spaces, and community amenities
to encourage residents to be physically active and socially engaged.
11.1.2. Ensure parks and open spaces are visible, accessible, and linked.
11.1.3. Ensure parks include a full array of opportunities for outdoor festivals,
recreation, and play, as well as quiet contemplation.
11.1.4. Locate parks and other community amenities to promote safe and convenient
access by walking and cycling.
11.2. General Policies for Parks
11.2.1. Parks shall be provided as part of a connected parks and open space system
and broader public realm network that includes roads, trails, and privately
owned publicly accessible spaces.
11.2.2. Wherever feasible, lands designated Environmental Protection and Green
Space shall be incorporated into the parks and open space system for leisure
uses and compatible, passive recreational functions. Such lands shall not be
included as part of the parkland dedication requirements identified in this
Secondary Plan.
11.2.3. Parks shall be designed to minimize any potential negative impacts on the
residential uses.
11.2.4. Residential and commercial uses backing onto Parks shall be minimized.
11.2.5. Park and open space design shall be in accordance with the requirements of
the Sustainable Development Guidelines and shall consider the following:
35 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
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.
11.2.6. 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.
11.2.7. Areas conveyed for parkland purposes will be programmable lands.
11.3. Neighbourhood Parks
11.3.1 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.
11.3.2 Neighbourhood Parks shall form the central focus of the overall Secondary
Plan Area and shall:
36 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
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;
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, 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 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.
11.4. Parkettes
11.4.1. 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.
11.4.2. 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;
C. Reflect the needs of surrounding residents including places to sit and
socialize, junior play areas for children, and a significant tree canopy
for shade; and
37 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
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, Hydro Corridor, or natural heritage
features.
11.5. Privately Owned Publicly -Accessible Spaces
11.5.1. 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.
11.5.2. Privately owned publicly -accessible spaces can include public squares,
plazas, courtyards, walkways and passages, atriums, arcades, and park -like
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.
11.5.3. Public access to privately owned publicly -accessible spaces will be secured
through the development approval process.
11.5.4. Privately owned publicly -accessible spaces shall be provided in the High
Density Residential designation and the Neighbourhood Centre designation
to enhance the Neighbourhood Centre's role as a primary gateway.
12.0 LAND USE DESIGNATIONS
12.1. Objectives
12.1.1 Support the mix and diversity of land uses in a compact, active transportation
supportive development form to shorten distances between homes,
workplaces, and amenities to meet resident's needs for daily living,
throughout the year, and throughout an entire lifetime.
12.1.2 Realize an efficient urban community structure by achieving targets of a
minimum of 50 people per gross hectare.
12.1.3 Locate the highest intensity of development and greatest mix of uses along
the Highway 401 corridor and in the Neighbourhood Centre to foster access
to commercial amenities and transit.
38 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
12.2. General Land Use Policies
12.2.1. 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 uses, heights, and densities in a manner which
supports the creation of a sustainable and complete community.
12.2.2. The following land use designations apply within the Secondary Plan Area:
a. Medium Density Residential;
b. High Density Residential;
Neighbourhood Centre;
d. Environmental Protection Area; and
e. Green Space.
12.2.3. Taller buildings will generally be located in close proximity to Highway 401
and Bennett Road, a major Arterial Road.
12.2.4. Development lots shall back onto the provincial highway and front onto a
local internal street. Rear yards shall back onto the provincial highway.
12.2.5. Outdoor storage and loading areas in locations adjacent to Highway 401
shall be visually screened or appropriately located to reduce visibility to
ensure these uses are not a distraction to the travelling public.
12.2.6. The Municipality will ensure, through the Implementing Zoning By-law,
Conditions of Draft Plan Approval, Site Plan Agreement, and/or any other
legally binding agreement acceptable to the Municipality, that potential
adverse noise impacts from Highway 401 and the CN Railway shall include
appropriate construction techniques and/or building materials that will
mitigate potential adverse noise impacts. As a minimum, the dwellings
should be constructed of brick veneer or masonry exterior wall construction
and be provided with central air conditioning.
12.2.7. Physical noise mitigation measures (e.g., acoustic barriers) for residential
and/or sensitive land uses adjacent to Highway 401 and the CN Railway line
can be used. The height and design of any noise mitigation measures shall
be determined by the Noise Feasibility Study to the satisfaction of the
Municipality.
39 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
12.2.8. In recognition of the potential for noise impacts from the existing highway and
railway, the Municipality will require that formal warning notices be included
in all purchase and sale (or rental/lease) agreements and for registration on
title for all properties or condominium units.
12.2.9. Drive -through facilities are not a permitted use in any land use designation.
12.2.10. Service stations are not a permitted use in any land use designation.
12.3. Medium Density Residential Designation
Permitted Uses and Built Forms
12.3.1. 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.
12.3.2. Other uses, including small scale service uses, which are supportive of and
compatible with residential uses, are also permitted in accordance with the
Official Plan.
12.3.3. The following building types are permitted:
a. Street townhouses;
b. Block townhouses;
C. Stacked townhouses;
d. Special needs housing;
e. Apartment buildings; and
f. Other dwelling types that provide housing at the same or higher densities
as those above.
Height and Density
12.3.4. The height of any building shall be a minimum of 2 storeys and a maximum
of 6 storeys.
12.3.5. Development on lands designated Medium Density Residential shall have a
minimum net density of 40 units per net hectare.
40 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
Development Policies
12.3.6. Development shall provide a transition in height by locating less dense and
lower scale buildings south of the main east -west Collector Road.
12.3.7. In Medium Density Residential areas, the following policies shall apply:
a. Dwelling units shall have their main entrance visible and accessible
from the public street;
b. Garages are encouraged to be accessed from a rear lane;
C. Where garages are located at the front of the building facing a street,
the garage shall be integrated and not protrude beyond the main front
wall of the dwelling unit;
d. Driveways shall not exceed the width of the garage;
e. Front yards shall have an appropriate amount soft landscaping to
create an attractive and vegetated streetscape and allow permeability
for stormwater;
f. Buildings on corner lots or abutting parks shall have windows,
materials and architectural treatments consistent with the front
elevation where sides or flankage of buildings is visible;
g. Front and exterior side yard porches shall be encouraged;
h. Outdoor amenity areas in the form of second floor decks or rooftop
patios should be considered for townhouses with an attached garage
in the rear; and
Stacked townhouses and low-rise apartment 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.
12.3.8. Pedestrian walkways, including mid -block pedestrian connections, should be
provided at regular intervals between townhouse blocks to provide safe,
direct access between dwelling entrances, the public street, parking areas,
and amenity areas.
41 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
12.4. High Density Residential Designation
Permitted Uses and Built Forms
12.4.1. The predominant use of lands within the High Density Residential
designation are mid -rise building forms.
12.4.2. The following building types are permitted:
a. Apartment buildings;
b. Special needs housing; and
C. Other dwelling types that provide housing at the same or higher
densities as those above.
Height and Density
12.4.3. Apartment buildings adjacent to Highway 401 and east of the Environmental
Protection Area will have a minimum height of 6 storeys and a maximum
height of 8 storeys.
12.4.4. Development on lands designated High Density Residential shall have a
minimum net density of 60 units per net hectare.
Development Policies
12.4.5. The highest and most dense forms of development shall be located along the
Highway 401 corridor. The scale of buildings adjacent to Highway 401 shall
be compatible and sensitively integrated with surrounding residential.
Development transition requirements shall be met following the policies in
Section 7.4 of this Plan.
12.4.6. The boundary between areas designated Medium Density Residential and
High Density Residential shall generally be a public street with buildings of
each designation fronting onto the street.
12.4.7. In High Density Residential areas, the following policies shall apply:
a. 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
42 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
uses in terms of building mass, height, setbacks, orientation, privacy,
landscaping, and visual impact;
b. Side and rear elevations visible from the public realm shall have
attractive fagade treatments using high quality materials;
C. Pedestrian walkways, including mid -block pedestrian connections,
should provide safe, direct access between dwelling entrances, the
public street, parking areas and amenity areas;
d. Apartment buildings should have a clearly articulated base, middle,
and top, through the use of horizontal or vertical extrusions,
projections, or changes in material;
e. Balconies on all storeys above grade are encouraged. Inset or
partially inset balconies to offer greater privacy and shelter from wind,
reduce the building bulk, and minimize the impact of shadow on other
amenity spaces below;
f. Bicycle parking and storage should be provided for apartment
buildings; and
g. Locate visitor drop off areas at the side or rear of buildings with lane or
private drive access.
12.4.8. Multi -unit residential development shall provide shared space for both indoor
and outdoor amenities.
12.5. Neighbourhood Centre Designation
Permitted Uses and Built Forms
12.5.1. The Neighbourhood Centre Designation provides opportunities for
commercial and residential uses that benefit from Arterial Road frontage
along Bennett Road. The Neighbourhood Centre will incorporate a
combination of any two or more of residential, cultural, entertainment,
recreational, offices, restaurants, retail, and service commercial uses.
12.5.2. The following building types are permitted:
a. Live/work units;
b. Mixed -use buildings;
43 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
C. Commercial retail and service use buildings; and
d. Grocery stores/supermarkets
Height and Density
12.5.3. Commercial and mixed -use built forms shall have a minimum height of 2
storeys and a maximum of 6 storeys.
12.5.4. Development on lands designated Neighbourhood Centre shall have a
minimum net density of 40 units per net hectare.
Development Policies
12.5.5. 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 7.4 of
this Plan.
12.5.6. In the Neighbourhood Centre, the following policies shall apply:
a. Use prominent built form to address the primary gateway location at
Bennett Road. Create paired corner buildings on either side of the
Collector Road to emphasize a sense of entry;
b. 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;
C. Ensure primary entrances to buildings are clearly visible and located
on a public road or onto a public open space for reasons of public
safety and convenience;
d. For stand-alone commercial uses, minimize the building footprint by
providing a multi-storey building in order to deliver compact form and
conserve land; and
e. Ensure consistent high quality building design and architectural
elements on all building elevations, particularly on facades in public
view or backing onto residential properties.
44 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
12.5.7. Cultural, entertainment, recreational, offices, restaurants, retail, and service
commercial uses shall be permitted in the first two floors of a mixed -use
building.
12.5.8. Stand-alone 2 storey commercial buildings are permitted if a mixed -use
building is also within the Neighbourhood Centre designation.
12.5.9. Ground floors containing commercial space shall have a minimum height of
4.5 metres.
12.5.10. 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.
12.6. Environmental Protection Area Designation
12.6.1. Lands designated Environmental Protection Area shall be subject to the
provisions of Section 14.4 of the Official Plan.
12.6.2. No development shall be permitted in Environment Protection Areas, except
low intensity recreation, and uses related to conservation, flood, or erosion
control projects.
12.6.3. 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.
12.6.4. 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.
12.6.5. 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
45 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
Environmental Impact Study shall not require an amendment to this
Secondary Plan.
12.6.6. 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.
12.7. Green Space Designation
12.7.1 The Green Space Designation shall be subject to the provisions of Section
14.7 of the Official Plan.
12.7.2 A Hydro One Corridor is located within the Green Space Designation and the
lands within this designation shall be subject to the provisions of Section 21.3
of the Official Plan and confirmed through application to Hydro One through
the Provincial Secondary Land Use Program (PSLUP)
13.0 SERVICING
13.1. Municipal Services
13.1.1. 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.
13.1.2. Any Regional infrastructure required to support the development of the
Wilmot Creek Neighbourhood is subject to the annual budget and Business
Planning Process.
13.1.3. 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 Wilmot Creek Neighbourhood Secondary Plan Area. A
phasing plan shall be prepared as part of a Functional Servicing Report by
development proponents at the time an application for draft plan of
subdivision is submitted.
46 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
13.2. Stormwater Management
13.2.1. 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.
13.2.2. 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 Development Guidelines attached as
Appendix A to this Secondary Plan.
13.2.3. Development in the Secondary Plan Area shall incorporate "Low Impact
Development" best practices and green infrastructure 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.
13.2.4. 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.
13.2.5. Stormwater management facilities will blend with the natural landscape.
Geometric forms and standard slope gradients will be avoided in favour of
organic shapes and landform grading designed to replicate natural landforms
in the area. Inlet and outlet structures will be concealed using a combination
of planting, grading, and natural stone. 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.
47 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
13.2.6. Stormwater management for the Wilmot Creek Neighbourhood will be
designed in such a manner that pre -development water balance conditions
are maintained for the Secondary Plan Area including 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.
13.3. Utilities
13.3.1. 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.
13.3.2. 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.
13.3.3. 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.
13.3.4. As per Policy 12.6.2, a Hydro One Corridor runs through and south of the
Secondary Plan Area. The corridor is classified as a 500 kV Transmission Line.
Consultation with Hydro One is required through the development application
process to confirm the permitted uses within the hydro right-of-way. All
applications are subject to Hydro One's clearance.
14.0 IMPLEMENTATION
14.1 General
14.1.1. 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.
48 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
14.1.2. 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.
14.1.3. 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.
14.1.4. 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.
14.1.5. The Sustainable Development 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 Wilmot Creek
Neighbourhood Secondary Plan. 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 Wilmot Creek
Neighbourhood. The Sustainable Development 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.
14.1.6. All development within the Secondary Plan Area shall be in accordance with
the Sustainable Development Guidelines. Adjustments and further refinements
to the Sustainable Development 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
Development Guidelines is being achieved, or the rationale for the deviation, to
the satisfaction of the Municipality and Region.
49 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
14.1.7. 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
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.
14.2 Required Studies and Reports
General
14.2.1. 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.
14.2.2. Additional study requirements may be identified by the Municipality as
development within the Secondary Plan Area proceeds.
14.2.3. 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:
Net density by land use designation;
Number and type of units;
iii. Total development application unit count;
iv. Estimated population;
b. For the entire Secondary Plan Area:
V. Overall density per hectare and by land use designation;
vi. Number of dwelling units by type;
vii. Number of units within the built-up area;
viii. Amount/type of non-residential space and number of jobs;
50 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
C. How the application is implementing the housing policies in Section 8
of the Secondary Plan; and
d. Number of purpose-built accessory apartments.
14.2.4. 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 14.2.3.
14.2.5. 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.
14.2.6. 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.
15.0 INTERPRETATION
15.1. 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 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.
15.2. 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.
15.3. 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
51 1 DRAFT October 2021
Wilmot Creek Neighbourhood Secondary Plan - DRAFT
Secondary Plan is maintained, to the satisfaction of the Municipality, minor
boundary adjustments will not require an Amendment to this Secondary Plan.
15.4. 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 Development Guidelines (Appendix A) provide the foundation for
the development of the Wilmot Creek Neighbourhood Secondary Plan Area
and the basis for the policy framework of this Secondary Plan.
52 1 DRAFT October 2021
F
■
774
■
L) I L-- :--= = =
..,
1 i
Hydro Corridor
................. ..►�• i
�oaooa ED
❑
NP
0
I.
E
Highway p4 1
40 V
,-.
\ P
\ ❑
Fj
❑ ❑
CD
CD
D �0
�QQ-Q�Qa� e�
Q �� ��❑❑n
LEGEND
Secondary Plan Boundary
0
Buffer/Open Sapce
0
Medium Density Residential
0
Environmental Protection
0
High Density Residential
swnn
Stormwater Management Facilities
Neighbourhood Centre
JJJL�]
Green Space
Neighbourhood Park
MTO Lands
Parkette/Community Gardens Water Course
DOD❑ ID n[D°DpDL1
DRAF
Hydro Corridor
[]QOonDOCIE]Cc2Eli LfC�� D
� �D�D
Existing Wilmot
Creek Community
O
Q
IED
no�
❑ q p OQD�Qor� �b� O� �% Qa oQ
4��QogO D QQ��� 0 t❑6t:nf
Qq� ❑Dpn�, �C� �� �Gz0�
❑d
,� ❑ DO ���� Ofl O Q�QQ a
Q� Q D
o� L/�, �0oo
Arterial Type C
Collector Road
ST4 Idwro
Private Road - Controlled Access
Trail
Schedule A
LAND USE, TRANSPORTATION,
PARKS AND OPEN SPACE
Wilmot Creek Neighbourhood
Secondary Plan
0
a
O
Attachment 6 to Report
PDS-052-21
October 4, 2021
WI LMOT CREEK NEIGHBOURHOOD
SUSTINABILITY GUIDELINES
AN NOTATED TABLE OF CONTENTS
TABLE OF CONTENTS
1 Introduction.................................................................................................................. 2
1.1 Why plan for sustainability?........................................................................................... 2
1.2 What is sustainable development?................................................................................2
1.3 Vision for sustainable Clarington.................................................................................. 2
1.4 Purpose of this document...............................................................................................2
2 Policy Context.............................................................................................................. 2
2.1 Wilmot Creek Neighbourhood Secondary Plan........................................................... 2
2.2 Priority Green.................................................................................................................... 2
3 One Planet Living(OPQ............................................................................................. 3
3.1 What is OPL?.....................................................................................................................3
3.2 How it will be used............................................................................................................ 3
4 Wilmot Creek Neighbourhood Sustainability Principles ....................................... 3
5 Implementation............................................................................................................ 5
Introduction
1.1 Why plan for sustainability?
There is mounting evidence that suggests that Canadian lifestyles require four planet's
worth of resources. Our patterns of behaviour are unsustainable, particularly in the
context of a changing climate. In order to reverse course, cities are increasingly relied
upon to develop and implement sustainability strategies that consider its streets,
buildings, open spaces, and people. When all elements of a community are designed
sustainably, the gains become exponential, outweighing the sum of its parts.
1.2 What is sustainable development?
Sustainable development incorporates decision -making and action that ensures a
healthy environment, vibrant communities, and economic vitality for current and future
generations. Sustainable development ensures that a community's current resource
needs are satisfied without impacting the availability of resources for future generations.
As per the Clarington Official Plan (OP), this translates into sustainable urban and
architectural design that creates a comfortable environment for residents and
establishes a positive image for the community. Moreover, the OP recognizes that
sustainable design contributes to community and environmental health, a high quality of
life, and climate change mitigation and preparedness.
1.3 Vision for sustainable Clarington
The Municipality of Clarington has committed to pursuing a sustainable future, as
outlined in the OP and the Priority Green Clarington Development Framework
(Priority Green). These documents, which together establish the principles of
sustainability, are used by the Municipality in the development of other plans and
master plans to achieve a healthy natural environment, vibrant communities, and a
strong economy
1.4 Purpose of this document
The purpose of the Wilmot Creek Neighbourhood Sustainability Guidelines
(Sustainability Guidelines) is to expand on Priority Green and define sustainability
priorities specific to the Wilmot Creek Neighbourhood Development.
2 Policy Context
2.1 Wilmot Creek Neighbourhood Secondary Plan
2.2 Priority Green
These sections will provide background information on the Wilmot Creek
Neighbourhood Secondary Plan (Secondary Plan) and Priority Green as it relates to
sustainability principles. This document will build from this work, providing direction to
ensure Wilmot Creek Neighbourhood is designed and constructed in a sustainable
manner.
4
3 One Planet Living (OPL)
3.1 What is OPL?
One Planet Living (OPL) is a sustainability framework that provides developers and
community builders with a framework with which to reduce the negative environmental
and social impacts associated with the way we design, build, and interact with our
communities. It aims to create a future where it is attractive and affordable for people to
lead happy and healthy lives using a fair share of the Earth's resources.
OPL's 10 guiding principles provide a framework that embodies all elements of a
project. They give us a shared lens and language from which we can map together the
different aspects of sustainability each partner brings to a project, demonstrating the
collective impact a development team can have on its local community. It brings social,
economic and environmental sustainability together.
OPL's 10 Principles:
QL
Health Equity and Culture and Land and nature Sustainable
and happiness local economy community water
(16 Q16 QL & &
Local and Materials Travel Zero carbon
sustainable food and products Zero waste
P and transport energy
3.2 How it will be used
While OPL can be used as a third -party certification, it is also commonly employed as
an organizing framework for sustainability. OPL addresses all domains of sustainability,
including environmental, social and economic. Therefore, it encourages a holistic and
integrated approach to sustainability that ensures developments have a meaningful
impact on their communities. Furthermore, unlike other frameworks, One Planet Living
is a flexible tool without preassigned credits or prerequisites. This affords a great deal of
flexibility, whereby sustainability can be addressed in a context -specific manner. The
Sustainability Guidelines will utilize the OPL framework as an outline to structure its
sustainability principles and strategies.
4 Wilmot Creek Neighbourhood Sustainability Principles
This section will outline the specific sustainability priorities which will be addressed by
the Sustainability Guidelines. Organized by One Planet Living Principle, each priority
will further the objectives outlined in the Secondary Plan and Priority Green. Additional
topics may be identified at a later date to ensure a holistic approach to sustainability.
3
Health and Happiness
• Outdoor Air Quality
• Access to Parks and Open Spaces
• Access to Daily Needs
• Access to Civic Spaces
Equity and Local Economy
Local and Sustainable Food
• Local food production
Materials and Products
• Recycled/Reclaimed Materials
• Sustainable Materials
• Affordable Housing Zero Waste
• Universal and Accessible Design • Waste Collection and Storage
• Housing Types and Size • Nonhazardous Construction
• Accessibility within the Public Realm • Construction Waste Management
Culture and Community
• Public Art
• Outdoor Amenity Space
• Cultural Heritage Resources
Land Use and Nature
• Light Pollution
• Ecological Functions
• Tree Canopy
• Ecological Integrity
• Heat Island Effect
Sustainable Water
• Water Quality
• Stormwater Runoff in Parking Areas
• Irrigation
• Rainwater Management
• Native, Drought -Tolerant Plants
• Building Water Efficiency
• Water Metering
Travel and Transport
• Accessible Pedestrian Infrastructure
• Walkability
• Sidewalk Provision
• Bike Storage
• Bike Network
• Compact Development
• Access to Transit
• Electric Vehicle Charging Station
• Surface Parking
Zero Carbon
• Solar Readiness
• Building Resilience
• Renewable Energy
For each sustainability priority, the Sustainability Guidelines will outline both
'Mandatory' and `Voluntary' performance measures. Table 1 provides an example of
mandatory and voluntary performance measures for `Rainwater Management' and
"Native, Drought -Tolerant Plants'.
rd
URBAN
EQUATION
Table 1. Mandatory and voluntary performance measures example
Sustainable
Performance
Sustainability Priority
Mandatory
Voluntary
Rainwater Management
In a manner best
Achieve 85t" percentile
replicating natural site
hydrology processes,
retain (i.e., infiltrate,
evapotranspi rate, or
collect and reuse) on -site
the runoff from the
developed site for, at
minimum, the 80tn
percentile of regional or
local rainfall events using
low -impact development
(LID) and green
infrastructure (GI)
practices.
Native, Drought -Tolerant
Native, drought -tolerant
100% of the landscaped
Plants
plants used for 50% of the
area
landscaped area.
5 Implementation
This section will provide a checklist to help the development community track the
sustainability strategies that are being pursued.
9