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The Corporation of the Municipality of Clarington
By-law 2021-096
Being a By-law to adopt Amendment No. 121 to the Clarington Official Plan
Whereas Section 17 (22) of the Planning Act R.S.O. 1990, as amended, authorizes the
Municipality of Clarington to pass by-laws for the adoption or repeal of Official Plans and
Amendments thereto;
And Whereas the Council of the Corporation of the Municipality of Clarington deems it
advisable to amend the land use policies contained Clarington Official Plan that pertain
to Special Policy Area F — Camp 30 in accordance with Schedule "A";
Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of
Clarington enacts as follows:
1. Schedule "A" of this By-law, being Amendment No. 121 to the Clarington Official
Plan, is hereby adopted.
2. Schedule "A" is integral to and forms a part of this By-law.
3. This By-law shall come into force and take effect on the date of its enactment.
Passed in Open Council this 13th day of December, 2021.
Adrian Foster, Mayor
9, - /Z(-, —
June Gallagher, Muni a! Clerk
Recommended Official Plan Amendment No. 121
to the Municipality of Clarington Official Plan
Purpose: The purpose of this amendment is to update Section 16.7
Special Policy Area F — Camp 30 with the completion of the
Urban Design Master Plan.
Location: Special Policy Area F — Camp 30 includes the land area
bounded on the west by Soper Creek, north by the CPR rail
line, east by Lambs Road and south by Concession Street
East.
Basis: The Amendment is based upon the development of the Jury
Lands, Bowmanville, Special Policy Area F: Urban Design
Master Plan + Design Guidelines dated 2019-04-12 by DTAH.
This amendment conforms to the Durham Regional Official
Plan and the Growth Plan for the Greater Golder Horseshoe
and is consistent with the Provincial Policy Statement.
Purpose.
The Actual Amendment
This Amendment sets out a series of changes to the Schedules and Text of the
Municipality of Clarington Official Plan. New text is shown with an underline and
deleted text is shown with a strikethrough.
1. Existing Section 16.7 Special Policy Area F - Camp 30 is amended as
follows:
"16.7.1 Introduction, Vision, Obiectives
16.7.1.1 46.71 Special Policy Area F is the site of the former Bowmanville Boys
Training School and a World War II rote nmept; prisoner of war camp known as
Camp 30. Approximately 10 hectares of this land and buildings have cultural
heritage significance, ORGIUdiRg t which includes being designated by the
National Historic Sites and Monument Board.
16.7.1.2 46.7.2 The Municipality wi4 has consulted and will continue to work with
the GWRer of +he Site and -,diaGGRt IaRGIG the landowners of Special Policy Area F,
the Jury Lands Foundation, other levels of government and interested parties to:
a) Implement "The Jury Lands, Bowmanville, Special Policy Area F: Urban
Design Master Plan + Design Guidelines", dated April 12, 2019, by DTAH, as
the Urban Design Guidelines which sets out the principles of the community
vision, for the long term use of the subject lands while respecting the
nationally designated cultural heritage landscape;
y" men and I IrhnaR ec•igR DlaR fGF the Inns term use ref the IaRGIG that
a sa-pe;
b) Implement the community vision of the Urban Design Guidelines and build
upon the designation of the National Historic site, in accordance with the
National Historic Sites and Monument Act and under Part IV (individual) of
the Ontario Heritage Act, by establishing additional mechanisms to protect
the cultural heritage value of Camp 30/The Jury Lands and support its on-
going conservation in alignment with the cultural heritage landscape status of
Camp 30 reflected in Section 16.7.8 Implement this eemmi inity vision for the
lens term use erf theIIandS by establishing different monhonicme_iRG161d_i_ng
deesignaatien as a nemm6 inity impreyement area and heritage designations
inddeer�r!V (indiVidi ial) er pa Ft V(distrint) of the Qntarie Heritage AGt; and
c) Implement the architectural guidelines contained within the Urban Design
Guidelines; Dreeppareeaar��tPnotl iraall GGRtFGlIgaidelines to ens' ire that
implement this remmi in y Visien and 1 Irhon flesign Flan for the deVel(Dpment
of these lands
d) Develop the residential and mixed -use portions of Special Policy Area F to
be complementary with, subordinate to and visuallV distinct from the
Municipal Wide Park in accordance with the community vision; and
e) Implement the Local Corridor policies of the Official Plan, with the greatest
density and building height being located at the intersection of Lambs Road
and Concession Street East. This intersection has been identified as a
prominent intersection.
16.7.1.3 Collectively the Municipal Wide Park, including the Designated
Heritage buildings and landscape features, the trail network, the stormwater
management system, and lands designated Environmental Protection Areas will
form the backbone upon which this Special Policy Area F Neighbourhood will be
built. All components shall seamlessly integrate with and transition from/to the
adjacent residential developments.
�F 7 rThe resid�� I rttienls of Spesial PsliGy Area F shall be de„eleped as a
the rewse Gf the l'
..ith the rnmmiinity dicing of the area
16.7
16.7.2 Land Use
16.7.2.1 The Block Master Plan as depicted in Figure 1, establishes the land use
pattern to guide development within Special Policy Area F.
16.7.2.2 The following land use designations applV within Special Policy Area F
and are shown on Figure 1:
a) High Density Residential/Mixed Use Local Corridor
b) Medium Density Residential - Local Corridor
c) Medium DensitV Residential - Heritage
d) Low Density Residential
e) Environmental Protection Area
f) Municipal Wide Park
16.7.2.3 Additional dwelling units are permitted in accordance with the Official
Plan.
16.7.2.4 Drive -through facilities and service stations are not permitted in any
land use designation.
16.7.2.5 Block layout shall be provided in accordance with Section 9.3.5 of the
Official Plan. In the event condominium blocks cannot provide
independent access to a public street(s) the appropriate agreements
and cost sharing arrangement shall be established through the
development approval process.
16.7.3 High Density Residential/Mixed use Local Corridor
16.7.3.1 Lands designated High Density Residential/Mixed Use Local Corridor
are located along the Lambs Road Local Corridor.
16.7.3.2 The High Density Residential/Mixed Use Local Corridor designation
allows for the greatest concentration of density and mix of uses within
Special Study Area F.
16.7.3.3 The intersection of Lambs Road and Concession Street East is
designated as a Prominent Intersection.
Permitted Uses, Built Form and Density
16.7.3.4 The High DensitV Residential/Mixed Use Local Corridor is a
predominantlV residential land use designation that permits residential,
retail office, and service commercial uses.
16.7.3.5 The permitted dwelling types shall be an apartment building or a mixed
use building.
16.7.3.6 Retail office and/or service commercial uses are required on the first
floor of any mixed use building located at the Prominent Intersection in
accordance with section 10.6.7 of the Official Plan.
16.7.3.7 Building heights shall be a minimum of 5 storeys and have a maximum
of 6 storeys.
16.7.3.8 Development on lands designated High Density Residential/Mixed Use
Local Corridor shall have a minimum net density of 40 units per net
hectare.
16.7.3.9 The highest and most dense form of development shall be located
fronting Lambs Road and Concession Street East intersection.
Development shall provide a transition to less dense and lower scale
buildings in adjacent designations.
16.7.4 Medium Density Residential — Local Corridor
16.7.4.1 The lands designated as Medium Density Residential — Local Corridor
are located along the Lambs Road Local Corridor and in proximity to
the Prominent Intersection along Concession Street East.
Permitted Uses, Built Form and Density
16.7.4.2 The Medium Density Residential — Local Corridor is a residential land
use designation that permits residential units in a mix of housing types
and tenures in low rise building forms.
16.7.4.3 Retail office and service commercial uses are only permitted within a
mixed use building.
16.7.4.4 Permitted dwelling types include:
a) Townhouses
b) Back to back townhouses
c) Stacked townhouses,
d) Apartment buildings, and
e) Other dwelling types that provide housing at the same densities as those
listed above.
16.7.4.5 Building heights shall be a minimum of 3 storeV and a maximum of 6
storeys.
16.7.4.6 Development on lands designated Medium Density Local Corridor shall
have a minimum net density of 40 units per net hectare.
16.7.5 Medium Density Residential — Heritage
16.7.5.1 The lands designated Medium Density Residential - Heritage are
located within the Lambs Road Local Corridor and adjacent to the
Municipal Wide Park.
16.7.5.2 Development within the Medium DensitV Residential — Heritage land
use designation shall be complimentary to the adjacent designated
Heritage site.
16.7.5.3 A Heritage Impact Assessment including a view assessment shall be
conducted prior to any development within the Medium DensitV
Residential — Heritage designation to identify where new buildings can
be located along with their relative heights and massing required to
conserve the elements identified in the National and local cultural
heritage designations.
16.7.5.4 The Assessment identified in Section 16.7.5.3 shall also address the
policies in Section 16.7.8 the recommendations in the Urban Design
Guidelines prepared bV DTAH dated April 12 2019, and the adjacent
designated Heritage site.
Permitted Uses, built form and density
16.7.5.5 Medium Density Residential — Heritage is a residential land use
designation that permits residential units in a mix of housing types and
tenures in low-rise building forms.
16.7.5.6 Permitted dwelling types include:
a) Townhouses,
b) Stacked Townhouses,
c) Back to back townhouses,
d) Apartments and
e) Other dwelling types that provide housing at the same densities as those
listed above.
16.7.5.7 Building heights shall be a minimum of 2 storeys and a maximum of 4
storeys.
16.7.5.8 Development on lands designated Medium Density -Heritage shall
have a minimum net density of 40 units per net hectare.
16.7.6 Low Density Residential
16.7.6.1 Low Density Residential is a residential land use designation that
permits residential units in a mix of housing types and tenure forms in
low rise building form.
16.7.6.2 Permitted dwelling types include:
a) Single detached dwellings,
b) Semi-detached dwellings,
c) Townhouses,
d) Stacked townhouses,
e) Back to back townhouses, and
f) Other dwelling types that provide housing at the same densities as those
listed above.
16.7.6.3 In areas designated Low Density Residential, a mix of dwelling types
and tenure shall be provided including a mix of freehold units having
frontage along a public right of waV.
16.7.6.4 Building heights shall generally be a maximum of 3 storeys in height.
16.7.6.5 Notwithstanding 16.7.6.4 above, dwelling units maV be developed with
a maximum height of 4 storeys. The location of the 4 storey units shall
determined through the development approvals process and will be
specified in the implementing zoning bV-law(s).
16.7.6.6 Four storey residential development within the Low Density Residential
land use designation shall only be permitted if appropriate transition to
lower rise development can be achieved.
16.7.6.7 Development on lands designated Low Density Residential shall be a
minimum net density of 13 units per net hectare.
16.7.6.8 Parks/open spaces outdoor amenity spaces, in addition to the Municipal
Wide Park may be required in the Low Density Residential land use
designation. Final determination of parkland requirements and locations
will be made through the development approvals process.
16.7.7 Environmental Protection Area
16.7.7.1 Lands designated Environmental Protection Area include natural
heritage features hydrologically sensitive features and the associated
vegetation protection zones, and hazard lands in accordance with the
Official Plan.
16.7.7.2 The boundary delineation of the 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 Special Policy Area F
and the Official Plan.
16.7.7.3 Stormwater Management Facilities are not permitted to be developed in
lands designated Environmental Protection Area. Once constructed,
Stormwater management facilities shall be designated Environmental
Protection Area and shall be zoned accordingly.
16.7.7.4 The Municipality may require Environmental Protection Areas to be
convened to a public authority, where appropriate, as part of the
development approval process at minimal or no cost to the receiving
public authority. Conveyance of lands designated Environmental
Protection Area shall not be considered as contributions towards
parkland dedication requirements under the Planninq Act.
16.7.7.5 Trails should be directed outside of natural areas where possible, or to
the outer edge of vegetation protection zones and water crossings
should be minimized. An Environmental Impact Study when prepared
for the adjacent residential lands shall evaluate trail and water crossing
locations.
16.7.8 Municipal Wide Park
16.7.8.1 Views and vistas to and from the _Municipal Wide Park shall be
encouraaed by the preservation, and enhancement of the view planes
as noted in the National Heritage Designation from the site centre,
radiating out to the east (Lamb's Road) between the existing buildings
and into the Soper Creek valley. These view and vistas provide
opportunities for views of the heritage buildings, central preen and
natural heritage features.
16.7.8.2 The existing buildings are to be adaptively re -used to accommodate a
range of uses that would contribute positively to the surrounding
residential community and Clarington.
16.7.8.3 The replanting and restoration of the landscape, especially the
replacement of the trees along Park Drive should be pursued.
16.7.9 Urban Design
General
16.7.9.1 Special Policy Area F should be designed to achieve a walkable
complete community that is diverse in use and population, and has a
well-defined and high - quality public realm, as follows:
a) Achieve a high quality public realm which is safe, accessible, comfortable,
visually -pleasing, and animated, supports active transportation and
community life, and contributes to the distinct character of Special Policy
Area F.
b) Implement a development pattern that connects streets, trails and
pedestrian routes through the area and to adjacent neighbourhoods in
support of active transportation; and
c) Implementa a consistent built form
16.7.9.2 The Urban Design Guidelines prepared by DTAH dated April 12, 2019,
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 Special Policy Area F.
The Urban Design Guidelines are approved by Council, do not require
an amendment to implement an alternative design solution, or solutions
at any time in the future provided the principles are maintained.
16.7.9.3 Development in Policy Area F shall achieve the following objectives
which are specifically related to the Municipal Wide Park.
a) To acknowledge the historical value of the existing buildings and
landscape elements in the Municipal Wide Park as defined by the National
Heritage Designation;
b) To design new development surrounding the Municipal Wide Park to
reflect public value and amenity opportunity represented by the
valleylands;
c) To design new development surrounding the Municipal Wide Park utilizing
landscaping as a transition between the built environment and its natural
and heritage surroundings, including integrated stormwater management
strategies; and
d) To allow for the adaptive re -use of the heritage buildings, contained within
the Municipal Wide Park over time as partnerships and funding sources
become available.
No_ ...
._ ..._ -- ---- -- --- --.
Prominent Intersection
16.7.9.4 The Intersection of Concession Street East and Lambs Road is
considered a Prominent Intersection.
16.7.9.5 Prominent Intersections shall serve as community focal points, both
visually in terms of building height, massing and orientation,
architectural treatment and materials, and landscaping, and functionally
in terms of destination uses and public spaces and amenities such as
street furniture and public art.
16.7.9.6 The greatest heights and densities shall occur at Prominent
Intersections. These areas are also encouraged to have a concentration
of retail, office and service commercial uses.
16.7.9.7 Privately owned publicly accessible plazas shall be located at
Prominent Intersections to contribute to their visual prominence,
reinforce their role as community focal points, improve the relationship
of built form to the public right- of -way, and contribute to the area's
identity.
Public Realm
16.7.9.8 The public realm is comprised of roads, sidewalks, the Municipal Wide
Park the Soper Creek valleylands and their associated vegetated
buffers stormwater management facilities, and private lands that are
publicly accessible.
Roads and Lanes
16.7.9.9 All roads and lanes shall be designed in accordance with the Official
Plan unless otherwise provided herein.
16.7.9.10 All roads and lanes shall provide safe and convenient access for
vehicles, pedestrians, and bicycles.
16.7.9.11 Public Roads identified in Block Master Plan Figure 1 are conceptual
and the location and number of local roads required may be amended
through the development approvals process.
16.7.9.12 All roads and lanes shall be subject to comprehensive streetscape
requirements including landscaping, that will provide a comfortable
shaded environment for pedestrians.
16.7.9.13 Lanes shall provide access for service and maintenance vehicles for
required uses as deemed necessary bV the Municipality and maV
include enhanced laneway widths and turning radii to accommodate
municipal vehicles including access for snowplows, garbage trucks and
emergencV vehicles where required.
Park Drive
16.7.9.14 Park Drive shall be designed to also include several specific design
elements including:
a) Al metre wide right of way that includes a 7 metre wide paved portion to
permit occasional two waV vehicle movement
b) A Multiuse path that connects to the Municipal Wide Park and
c) A rural cross section.
16.7.9.15 The paved portion of Park Drive located south of the Municipal Wide
Park is intended to be only used for occasional public traffic or for
maintenance purposes.
Urban Tree Canopy
16.7.9.16 Together, new development and public realm improvements shall
establish an urban tree canopV to minimize the heat island effect,
provide for shade and wind cover and contribute to a preen and
attractive environment.
16.7.9.17 New development and public realm improvements are required to use
native plant species wherever possible, particularly along rights-of-waV
and pedestrian trails.
16.7.9.18 New development and public realm improvements shall only use native
plantings within 30 metres of Environmental Protection Areas.
16.7.9.19 All private development shall be supported bV landscape plans which
demonstrate how the development will contribute to the urban tree
canopy, improve the health and diversity of the natural environment,
support other local plant and animal species, and further enhance the
connectivitV of the built environment to natural heritage features and
hydrologically sensitive features.
Parking
16.7.9.20 To reduce the visual impact of surface parkinq and to increase
opportunities for at grade amenity areas the provision of underground or
structured parking shall be encouraged for higher density forms. For
apartment buildings over 4 storeys underground parking is required to
accommodate for 70% of the required parking.
16.7.9.1 Surface parking for developments in the High Density designation shall
be located to the side or rear of the principal buildings. Surface parking
and access for individual units within townhouse developments that
front onto Concession Street East and/or Lambs Road shall be provided
from the rear. In all instances appropriate landscaping and screening
measures shall be provided.
16.7.9.2 Public parking associated with the Municipal Wide Park maV utilize the
existing parking lots on the west side of Park Drive. Additional public
parking to support the adaptive re -use of the heritage structures will be
discretely located within the Municipal Wide Park.
Residential Development
16.7.9.3 Residential Development adjacent to Environmental Protection Areas
should seek to optimize public exposure and visual access into the
natural areas. Ravine lots are discouraged to allow for visual and
physical access to Soper Creek throughout the neighbourhood.
16.7.9.4 The interface of Environmental Protection Areas with residential lots
shall consist of decorative fencing. Gates to the adjacent Environmental
Protection Areas are not permitted.
16.7.9.5 Reverse lot frontages onto Arterial roads are not permitted.
16.7.9.6 Development within a higher density and taller built form land use
designation than the adjacent land use designation shall provide for an
appropriate transition to the lower density area including the use of
roads, setbacks, landscaping and building step -backs.
16.7.9.7 Buildings located adjacent to, or at the edge of the Municipal Wide Park
and green spaces, will provide opportunities for overlook.
16.7.9.8 New development should be physically and visually compatible with but
subordinate to the Designated heritage buildings.
16.7.9.9 The architectural stvle of new development should be contemporar
based on the Prairie-stvle architecture of the existing buildinqs in the
Jury Lands buildings in the Municipal Wide Park. Prairie -style
architecture is defined by the prevalence of horizontal lines, flat or
hipped roofs, broad overhanging eaves, and windows grouped in
horizontal bands. Ornamentation is to be minimal; materials and
craftsmanship are to be high quality.
Multi -unit Residential Development
16.7.9.10 The size and configuration of each development block will:
a) Be appropriate for its intended use; and
b) Facilitate and promote pedestrian movement and include a variety of route
options.
16.7.9.11 Each development block will:
a) Have direct access to a public road;
b) Shall provide shared space for both indoor and outdoor amenities, and
c) Be of sufficient size and appropriate configuration to accommodate
development that reflects the planning and urban design guidelines set in
the Official Plan, Special Policy Area F and the DTAH Urban Design
Guidelines.
16.7.9.12 Emergency Access to and within development blocks shall be provided
in keeping with the Clarington Emergency and Fire Services
Development Design Guidelines and to the satisfaction of the Directors
of Planning and Development Services and Fire and Emergency
Services.
16.7.10 Infrastructure, Storm Water Management and Low Impact
Development
16.7.10.1 Infrastructure stormwater management and utilities shall be integrated
in a manner that is sensitive to the qualitV of the public realm.
16.7.10.2 The precise location size and number of stormwater management
facilities will be determined through the development approvals
process.
16.7.10.3 Stormwater management facilities are encouraged to be developed as
naturalized ponds incorporating native planting, creating natural habitat
for pollinator species, and enhancing biodiversitV
16.7.10.4 An optimal street network should seek to provide a maximum level of
public exposure and access to stormwater management facilities.
16.7.10.5 Stormwater Management facilities should integrate safe public access
into their design through trails and seating. Fencing should be avoided
and railings or densely planted areas should be used to discourage
direct access.
16.7.10.6 Stormwater Management plans shall demonstrate how the site will
achieve a post to pre -development water balance.
16.7.10.7 Techniques to achieve the water balance including soak -a -way pits,
infiltration trenches and chambers shall not be located on Low Density
Residential dwelling lots.
16.7.10.8 Low impact development techniques may be located within the
municipal right of ways.
16.7.10.9 All buildings and sites should be designed to use water efficiently,
through such measures as ultra -low flow fixtures, and prey -water
recycling. Buildings are encouraged to collect rainwater for re -use in
the building and/or for irrigation.
16.7.10.10 Landscaping should feature native and adaptive, non-invasive, non-
native species that are drought -tolerant and require little or no irrigation.
16.7.10.11 The use of permeable paving and other pervious surface materials for
hard landscaping and on -site parking is encouraged to maximize water
infiltration.
16.7.11 Implementation and Interpretation
16.7.11.1 Development applications must address the sustainability objectives
and policies of the Official Plan
16.7.11.2 In order to support the implementation for the Municipal Wide Park the
Municipality of Clarington will consider the development of a Community
Improvement Plan and/or Heritage Conservation District, under Part V
of the Ontario Heritage Act.
16.7.11.3 The following additional mechanisms are intended to acknowledge that
lands adjacent to the Municipal Wide Park are related to the historical
campus and the manner in which they are developed has the potential
to impact the cultural heritage value of the overall site. Additional
mechanisms may include, but are not limited to:
a) Completing a Heritage Impact Assessment when changes are
contemplated to the subject lands that could affect its cultural
heritage value; and/or
b) Completing a cultural heritage landscape evaluation to identify the
cultural heritage landscape attributes and the boundary of the
cultural heritage landscape in accordance with its cultural heritage
landscape status to further understand the site's cultural heritage
value and define specific conservation objectives or strategies.
16.7.11.4 Minor alterations which maintain the general intent of the policies of
Special Policy Area F may occur without amendment through the
development approvals process in accordance with the polices of the
Official Plan.
16.7.11.5 All studies required in support of a development application shall be
prepared in conformity with the policies of the Official Plan unless
otherwise specified in Special Study Area F policies.
16.7.11.6 The provisions of the Official Plan with respect to the implementation
and interpretation of the polices in Special Policy Area F shall apply.
16 7 4 Tn the adaptive rewGe ref the Hic+nrin Sites A
e
a) Assist f
irRpleMeRt +ha nmmi inibi Vi
b) P Gilif to the traRssfer of Lori IandC and h6 iild*RgG#n the li lFy 1 andG
heritage FeSGHrnoo;r and
2. By including Block Master Plan Special Policy Area F Figure 1 to Chapter 16
Special Policy Areas immediately following Section 16.7.11.6 as shown on
Exhibit "A" to this Amendment.
3 By amending Map A3 — Land Use Bowmanville Urban Area is as shown on
Exhibit "B" to this Amendment.
I Exhibit 'A' to the Municipality Of Clarington Official Plan Amendment No. 121 , I
Block Master Plan Special Study Area F.
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BLOCK MASTER PLAN
SPECIAL POLICY
AREA F
SEPTEMBER 2021
FIGURE 1
LEGEND
17-1 Block Master Plan Boundary
Low Density Residential
(Height 1-4 Storeys)
Medium Density Residential - Heritage
(Height 2-4 Storeys)
®Medium Density Residential - Local Corridor
(Height 3-6 Storeys)
High Density Residential/Mixed Use Local Corridor
(Height 5-6 Storeys)
Municipal Wide Park
Environmental Protection Area
Stormwaler Facility
Heritage Building
• • • • **Pedestrian And Bicycle Routes
Public Roads
Local Trail Access
Prominent Intersection
1
CESSION STREET EAST
Exhibit 'B' to the Municipality Of Clarington Official Plan Amendment No. 121,
Map A3, Landuse, Bowmanville Urban Area
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Municipal Wide Park.
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