HomeMy WebLinkAboutPSD-019-06 Addendum
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Unfinished Business
REPORT
PLANNING SERVICES
Meeting:
Date:
COUNCIL
Monday, February 27,2006
Addendum to
Report #: PSD-019-06
Subject:
File #: COPA 2005-0011 and
ZBA 2005-0059
PROPOSED AMENDMENTS TO THE CLARINGTON OFFICIAL PLAN AND
ZONING BY-LAW AND PROPOSED CLARINGTON ENERGY BUSINESS
PARKS~CONDARYPLAN
By-law #:
RECOMMENDA TIONS:
, "
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Addendum to Report PSD-019-06 be received;
2. THAT Official Plan Amendment No. 46 to the Clarington Official Plan as contained in .
Attachment 2 to Report PSD-019-06 BE ADOPTED and that the necessary by-law be
, passed;
3. THAT the by-laws to amend Comprehensive Zoning By-law 84-63 contained in
Attachment 3 to Report PSD-019-06 BE PASSED to implement Official Plan
Amendment No. 46;
4. THAT Council resolves that a further public meeting on Clarington Official Plan
Amendment No. 46 and the associated Zoning By-law is not necessary; and
5. THAT the Region of Durham Planning Department, all interested parties listed in this
report and any delegations be advised of Council's decision.
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. Reviewed by: ~_===
. J. Crome, M.C.I.P., R.P.P. id ,= n In Wu,
irector of Planning Services /u- Chief Administrative Officer
BH*CS*DJC*sh*df
22 February 2006
Submitted by:
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830
ADDENDDUM TO REPORT NO.: PSD-019-06
PAGE 2
1.0 BACKGROUND
The General Purpose and Administration Committee at its meeting that was held on
Monday, February 20, 2006 resolved to recommend to Council the following:
"1. THAT Report PSD-019-06 be received; and
2. THAT Staff prepare an Addendum Report to address any issues emanating from
the Public Meeting and agency comments for Council's consideration at the
February 27,2006 meeting of Council."
2.0 PURPOSE OF ~EPORT
The purpose of this report is to present staff recommendations on the issues emanating
from the Public Meeting held on 20 February 2006 and most recent agency comments
received that, when endorsed by Council, will inform the proposed amendments to the
Clarington Official Plan proposed Clarington Energy Business Park Secondary Plan,
and Zoning By-law as reflected in the revised Attachments 2 and 3 to this report.
3.0 DISCUSSION
The most recent agency comments and submissions received and Staffs response to
them are outlined in table format and contained in Attachment 1.
It needs to be noted that most of the input received from outside agencies validated the
contents of the proposed Official Plan amendment, Secondary Plan and Zoning By-law
amendment. Both the Region of Durham and the Ministry of Transportation provided
valuable information with regard to the provision and timing of infrastructure provision
and upgrading and the widening requirements along the 401. The latter information will
become useful with the preparation of the proposed Master Infrastructure Plan.
Attachment 1 addresses those issues/points and suggests changes to the Official Plan
Amendment and Zoning By-law as required.
One additional change has been made by eliminating the last sentence in Section 3.2.2
which is redundant in light of Section 3.6.2 of the Secondary Plan.
4.0 CONCLUSION
It is clear from the Staffs response and recommendations that the proposed
amendments are minor in nature and the proposed Official Plan Amendment and
Zoning By-law implements Council's Vision for the Clarington Energy Business Park.
ADDENDDUM TO REPORT NO.: PSD-019-06
PAGE 3
5.0 RECOMMENDATIONS
5.1 Based on the comments in this report, it is respectfully recommended that the Official
Plan Amendment, Secondary Plan and Zoning By-law Amendment contained in
Attachments 2 and 3 be approved.
Attachments:
Attachment 1 - Summary of Comments and Recommended Changes
Attachment 2 - Clarington Official Plan Amendment No. 46
Attachment 3 - Zoning By-law Amendment
List of interested partio'S to be advised of Council's decision:
UOIT Dave Clark
Vector Wind Energy Inc. Kevin Tunney
Keith and Shirley Crago John Shewchuk
Frank Cavicchia Murray Visser
1151223 Ontario Limited John Chambers
1538357 Ontario Limited Cliff Curtis
Manheims Auto Auctions George Beresnai
Suzanne McCrimmon Dr. Peter Berg
Libby Racansky Andrea Gabor
Donna Dickson Ron Albright
Vanessa Hughes Ontario Power Generation
Jacquie Mcinnis
Marilyn Carswell
Aldrovandi Lino Trustee
Thomas Michael and Fletcher Gleason
Eugene Fraser
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To Addendum Report PSD-019-(
Amendment No. 46 to the Clarington Official Plan
1. Purpose
The purpose of this Amendment is to implement the recommendations of the Clarinoton Enerov
Business Park Study dated March 2005.
2. Location
This Amendment applies to the area located immediately south of Highway 401 to the C.N. Rail
corridor and between Courtice Road and Solina Road. The subject lands are entirely within the
Courtic~ Urban Area.
3. Basis
On February 23, 2004, Council of the Municipality of Clarington gave approval, to commence
with a review of the South Courtice Employment Lands to determine the feasibility of and
appropriate planning framework for developing an energy business park on the lands.' Interim
Control By-law 2004-061 was passed to allow time for the study to be completed and its
recommendations considered by Council. Interim Control By-law 2005-028 was passed to allow
for an extension to the timeframe for completion of the study. Urban Strategies Inc., Gartner
Lee Limited, The Delphi Group and Totten Sims Hubicki Associates were retained to lead the
study. They worked together with a project steering committee that included Municipal staff and
representatives from Durham Region, the Clarington Board of Trade and the University of
Ontario Institute of Technology. Affected landowners and potential stakeholders were
consulted, and a public information session was held on November 9, 2005. This Amendment
is based on public consultation and the study team's analysis, which is summarized in the report
entitled ClarinQton Enerov Business Park Study dated March 2005.
4. Actual Amendment
The Clarington Official Plan is hereby amended as follows:
a) By amending Section 3 of the "General Policies for Secondary Plans" to include the
following words:
"g) Clarington Energy Business Park"
b) By adding a new Section 7.3.8 as follows:
"The Municipality recognizes the important role of the energy and environment
sectors in the local economy and will, in cooperation with other governments,
institutions and businesses, promote development of the Clarington Energy Business
Park." ,
Page 1
c) By renumbering Sections 11.4 through 11.7 and adding a new Section 11.4 as
follows:
"11.4
Business Parks
11.4.1
The Business Parks designated on Map A comprise lands having prime
exposure to freeways and major arterial roads. Development within
Business Parks is intended for employment uses exhibiting the highest
standard of building design and landscaping.
11.4.2
The goals, objectives and policies applicable to Business Parks shall be
set out in Secondary Plans."
d) By adding to Section 22.3.2, after Orono in the First Priority list the words,
"Clarington Energy Business Park".
e) By re-designating on Map A2, Land Use, Courtice Urban Area, the area bounded by
Highway 401, the CN rail corridor, Courtice Road and Solina Road as Business Park.
f) By amending Map B2, Transportation, to adjust the road classifications and
alignments within the South Courtice Employment Lands in accordance with the
Clarington Energy Business Park Secondary Plan.
g) By amending Map I, Community Improvement Areas, to include the Clarington
Energy Business Park.
h) By amending the Secondary Plan list under "Part 6 Secondary Plans" to include the
words "Clarington Energy Business Park".
i) By adding a new Secondary Plan to Part VI as follows:
, ,
Page 2
"Clarington Energy Business Park
Secondary Plan
1. Introduction
1.1 The Clarington Energy Business Park (lithe Energy Park") is located immediately south
of Highway 401 and north of the CN rail corridor, between Courtice Road and Solina
Road. Osb~rne Road bisects the area. Immediately east of the Energy Park is the
Darlington Nuclear Power Plant and to the west is Darlington Provincial Park.
1.2 The area for the Energy Park, occupying 129 hectares (318 acres), has been identified
as an apj:. _':'iiate location for prestige employment uses that can benefit from close
proximity to Darlington Nuclear Power Plant, the University of Ontario Institute of
Technology and/or other major employers within the energy and environment sectors of
the regional economy. The site has the attributes to become a focal point for new
, development within the Durham Energy Cluster. The overall intent of this Secondary
Plan is to guide development of a business park that facilitates employment growth in
these sectors, promotes energy innovations and demonstrates environmental
sustainability in its design.
1.3 This Secondary Plan is based upon, and future development should be guided by, the
following overarching principles:
a) Innovation - Businesses in the park should research, manufacture, demonstrate
or otherwise support innovative technologies, particularly in the fields of energy.
The Park itself should be innovative in its design and demonstrate environmental
sustainability to the world.
b) Conservation - The conservation of energy and natural resources, and the use of
renewable energy, should be among the highest priorities in the design,
construction, operation and maintenance of all development in the park, including
infrastructure, buildings and the landscape. Adverse impacts from development
on natural systems should be minimized.
c) Efficiency - The park as a whole and individual developments should be
designed to use land, streets, municipal services and energy efficiently.
Techniques to maximize energy efficiency should be integrated into the design of
buildings, sites and the park as a whole.
d) Integration - Research and development facilities, institutional and corporate
offices, and manufacturing plants should be mixed within the park to promote
linkages and synergies among related businesses.
e) Diversity - A wide range of businesses should be accommodated. Streets
should be designed for a variety of transportation modes, including automobiles,
trucks, cycling, walking and, in time, public transit. A diversity of renewable
energy sources and demonstration projects should help power the Energy Park.
Page 3
f) Design excellence - The design of buildings, streetscapes, open spaces and
infrastructure should be distinctive, aesthetically and functionally, incorporating
new energy innovations. The physical and business environment of the park
should make it a showcase for Clarington, Durham Region and Ontario.
2. Goals
2.1 To develop a focal point for research and development and related industrial activity and
facilitate cooperation among businesses within the Durham Region energy cluster.
2.2 To distinguish the Clarington Energy Business Park as a unique and innovative
employment area within the Greater Toronto Area.
2.3 To enhance the economic competitiveness and global profile of Clarington.
2.4 To broaden and diversify employment opportunities within Clarington.
2.5 To facilitate the incubation and commercialization of new energy innovations.
2.6 To both support and capitalize on the research and academic mission of the University
of Ontario Institute of Technology.
2.7 To establish a real-world laboratory where new energy innovations are tested and
applied in functioning industrial and commercial buildings.
2.8 To support the operation, maintenance and enhancement of the Darlington Nuclear
Power Plant.
2.9 To promote innovative building designs with a high urban design standard that practice
energy efficiency and meet LEED™ certification. '
2.10 To harness and promote design practices centered on energy conservation, efficiency
and environmental sustainability.
2.11 To use land and other natural resources efficiently and with minimal non-reusable waste.
2.12 To protect and restore elements of the site's natural heritage.
Page 4
3. Land Use and Built Form
In addition to the policies of this section, the policies of Sections 4-8 shall apply to all areas of
the Clarington Energy Business Park.
3.1 Objectives
3.1.1 To accommodate and integrate a mix of industrial and commercial land uses focusing
primarily on the energy field.
3.1.2 To facilitate linkages among the University of Ontario Institute of Technology, other
institutions, Qovernment agencies and private industry.
3.1.3 To encourage the relocation of pre-existing land uses not in keeping with the vision,
goals and objectives of this Plan to other, appropriate employment areas.
, ,
3.1.4 To accommodate a variety of building types and sizes while ensuring that deve.lopment
overall contributes to a consistent and positive image of the Energy Park.
3.1.5 To provide, through the placement and massing of buildings, continuity and enclosure to
the streets within the Energy Park.
3..1.6 To establish a gateway to the Energy Park at the Courtice Road and Highway 401
interchange.
3.2 General Policies
3.2.1 The land use designations for the Clarington Energy Business Park shown on Map A of
this Secondary Plan establish the general pattern for future development. They consist
of Prestige Employment Node, Prestige Employment Corridor, Light Industrial 1, Light
Industrial 2, Open Space and Environmental Protection Area.
3.2.2 The purpose of the Energy Park is to provide a unique industrial location that attracts
industry related to the energy sector. The Energy Park targets energy innovations and
related companies that engage in research and development, demonstration,
commercialization, and sale of existing and new energy source technologies.
3.2:3 . The Municipality acknowledges the Ministry of Transportation requirement 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 and a future realignment of South Service Road, should the latter be
required, while maintaining the desired streetscape, minimum building setbacks shall
apply, as set out in this Plan, and municipal service and utility easements may be
required.
Page 5
3.2.4 Stand-alone warehouses, distribution facilities, truck terminals, truck service centres, gas
stations and storage units are strictly prohibited in all areas of the Ene rgy Park.
3.2.5 Drive-through facilities for restaurants and banks will not be permitted in any of the land
use areas within the Energy Park.
3.2.6 The Open Space areas shown on Map A are intended for stormwater management
facilities. In addition to such facilities, private or publicly-accessible open spaces are
permitted in Open Space areas.
3.2.7 The policies in Section 14.4 of the Clarington Official Plan s hall apply to the
Environmental Protection Area.
3.2.8 Wind turbines are permitted in any designation except Environmental Protection Area.
3.2.9 Public art Will be promoted to achieve a high quality public realm and identity in the
Energy Park.
3.2.10 Appendix 1 contains illustrations that demonstrate the implementation' of the urban
design and road policies contained in this Energy Park Secondary Plan.
3.3 Prestige Employment Node
3.3.1 The Prestige Employment Node, at the gateway to the Energy Park, is the most
appropriate location for higher-order and higher-density employment uses as well as
ancillary commercial uses. The permitted uses shall be:
a) business office;
b) research and development facilities;
c) university and college facilities;
d) hotels and convention centres; and,
e) commercial and recreational uses that cater to businesses and employees within
the Energy Park, including banks, restaurants, convenience stores athletic clubs,
and business and personal services, provided they are limited in scale and
located on the ground floor of a multi-storey building.
3.3.2 The following urban design standards shall apply to' development in the Prestige
Employment Node. These standards will be implemented through standards
established in the zoning by-law.
a) Lots along Energy Drive and South Service Road shall generally be of a larger
size and area to implement high quality urban design objectives.
b) To accommodate front yard landscaping and a future widening of Highway 401,
buildings on South Service Road shall be set back a minimum of 28 metres from
the right-of-way.
c) To establish a consistent streetscape edge along Energy Drive and all Local
Roads, buildings shall be oriented towards the front property line to achieve a
continuous high quality built street edge.
d) The width of a building's fa9ade fronting a public street shall be at least 40% of
the lot width.
Page 6
e) Buildings on a corner lot shall be oriented towards the corner.
f) Buildings shall generally be a minimum of 12 metres in height near the
intersection of Courtice Road and South Service Road.
g) Main building entrances shall address and be accessible from a public street.
h.) The massing of buildings that occupy sites at the Courtice Road-Energy Drive
intersection shall be articulated to mark the entrances to the Energy Park.
i) A minimum of 20% of the site area shall be landscaped. Areas between the
building face and public right-of-way shall be attractively landscaped and shoul,d
include lawn, coniferous and deciduous trees, and gardens. Chain link fencing
is strictly prohibited within this area.
jL~ _P~rkingJo-1.~~s..bCllLbe lQc,;pt~(:LtQ thEL i[)!~.LiQr. sj9~u!Od/or r~~r9Lbuildings located
on the east and south sides of South Service Road but are prohibited in the front
or exterior side yards.
k) Structured parking shall be located at the rear of a building and screened from
vie\Adrnm Energy Drive and South Service Road.
I) Service and loading areas shall be located at the rear of buildings away from
public streets or appropriately screened from view of public streets. Garbage
facilities shall be located within the primary building.
m) Outside storage or display of goods shall be strictly prohibited.
3.4 Prestige Employment Corridor
3.4.1 The Prestige Employment Corridor'is an appropriate location for higher-order employment
uses that will benefit from high visibility from Highway 401 and, through site and building
design, will enhance the image of the Energy Park. The permitted uses shall be:
a) business offices;
b) research and development facilities;
c) university and college facilities;
d) manufacturing, assembling, and fabricating facilities, provided the use is wholly
enclosed within a building;
e) warehousing, provided it is ancillary to one or more of the permitted industrial
uses listed above; and,
f) commercial or technical schools wholly enclosed within a building.
3.4.2 The following urban design standards shall apply to development in the Prestige
Employment Corridor. These standards will be implemented through standards
established in the zoning by-law.
a) Lots along Energy Drive and South Service Road shall generally be of a larger
size and area to implement high quality urban design objectives. \
b) To accommodate front yard landscaping and a future widening of Highway 401,
buildings on South Service Road shall be set back a minimum of 28 metres from
the right-of-way.
c) To establish a consistent streetscape edge along Energy Drive and all Local
Roads, buildings shall be oriented towards the front property line to achieve a
continuous high quality street edge.
d) The width of a building's faltade fronting a public street shall be at least 40% of
the lot width.
e) Buildings on corner lots shall be oriented towards the corner.
f) Main building entrances must address and be accessible from a public street.
Page 7
g) The massing of buildings that occupy sites at the Energy Drive-Courtice Road
intersection and Energy Drive-Solina Road intersection shall be articulated to
mark the entrances to the Energy Park.
h) A minimum of 20% of the site area shall be landscaped. Areas between the
building face and public right-of-way shall be attractively landscaped and should
include lawn, coniferous and deciduous trees, and gardens. Chain link fencing is
prohibited within the area between the building and the street but shall be
considered on the balance of the property if necessary for security purposes.
i) Parking lots shall be located to the interior side and/or rear of buildings but are
prohibited in the front or exterior side yards.
j) Structured parking shall be located at the rear of a building and screened from
view from Energy Drive and South Service Road.
k) Service and loading areas shall be located at the rear of buildings and
appropriately screened from view of public streets. While garbage facilities are
encouraged to be located within the primary building, garbage may be stored
with:!) a separate fully enclosed building with architecture matching the primary
building on the lot
I) Outside storage or display of goods shall be strictly prohibited.
3.5 Light Industrial 1
3.5.1 Light Industrial I areas are appropriate locations for a range of employment uses that will
benefit from the access and visibility provided by the primary road through the Energy
Park and, through site and building design, will enhance the image of the park. The
permitted uses shall be:
a) business offices;
b) research and development facilities;
c) manufacturing, assembling, and fabricating facilities, provided the use is wholly
enclosed within a building;
d) industrial processing, excluding the processing of waste materials, provided it is
wholly enclosed within a building; and,
e) warehousing, provided it is ancillary to one or more of the permitted industrial
uses listed above.
3.5.2 The following urban design standards shall apply to development in Light Industrial 1
areas. These standards will be implemented through standards established in the
zoning by-law.
a) Lots along Energy Drive shall generally be wider than those lots located along
local roads.
b) To establish a consistent streetscape edge along Energy Drive and all Local
Roads, buildings shall be oriented towards the front property line.
c) The width of a building's falfade fronting a public street shall be at least 40% of
the lot width.
d) Buildings located on a corner lot shall be oriented towards the corner.
e) Main building entrances must address and be accessible from a public street..
f) A minimum of 10% of the site area shall be landscaped. Chain link fencing is
prohibited within the area between the building and the street and shall be
considered within the rear yard of the building.
Page 8
g) Parking lots shall be located to the interior side and/or rear of buildings but are
prohibited in the front or exterior side yards.
h) Servicing and loading areas shall be located at the rear or in the interior side yard
of the building and screened from public view. While garbage facilities are
encouraged to be located within the primary building, garbage may be stored
within a separate fully enclosed building with architecture matching the primary
building on the lot. Loading and servicing areas in an interior side yard shall be
set back a minimum of 10 metres from the front edge of the building.
3.5.3 Outside storage may be permitted in Light Industrial 1 areas provided:
__a)__ thesto[age area does not exceed 10% of the lot area;
b) materials to be stored do not exceed 3 metres in height;
c) the storage area is located in the rear of the lot and is appropriately screened so
as to not have an adverse impact on abutting properties and not be visible from a
pu!">li,. road; and--
d) the storage area is not adjacent to the Prestige Employment Node.
3.6 Light Industrial 2
3.6.1 Light Industrial 2 areas are appropriate locations for a broader range of employment uses,
including those that require more outside storage. The permitted uses shall be:
a) manufacturing, assembling, fabricating, and processing facilities, provided the
use is wholly enclosed within a building;
b) research and development facilities;
a) warehousing, provided it is ancillary to one or more of the permitted industrial
uses listed above; and,
b) business offices that are accessory to another employment use, provided they do
not exceed 25% of the total floor area on the site.
3.6.2 Waste-to-energy facilities, small-scale electrical generation and cogeneration facilities, .
and alternative fuels manufacturing may be permitted in Light Industrial 2 areas by site-
specific zoning amendments, subject to detailed study of the proposed facility relating to:
· compatibility within surrounding and adjacent land uses;
· proposed environmental impacts that may require Ministry of Environment
approval;
. traffic impacts on the road network;
· site planning and urban design issues; and,
· measures to mitigate any impacts where appropriate.
3.6.3 The following urban design standards shall apply to development in Light Industrial 2
areas. These standards will be implemented through standards established in the
zoning by-law.
a) Lots shall generally be sized to accommodate the widest array of uses.
b) To establish a consistent streetscape edge along all Local Roads, buildings shall
be oriented towards the front property line.
c) The width of a building's fa<;ade fronting a public street shall be at least 40% of
the lot width.
d) Buildings on a corner lot shall be oriented towards the corner.
e) Main building entrances must address and be accessible from a public street.
Page 9
f) A minimum of 10% of the site area shall be landscaped. Chain link fencing is
prohibited within the area between the building and the street and shall be
considered within the rear yard of the building.
g) Parking lots shall be located to the interior side and/or rear of buildings but are
prohibited in front or exterior side yards.
h) Servicing and loading areas shall be located at the rear or in the interior side yard
of the building and screened from public view. While garbage facilities are
encouraged to be located within the primary building, garbage may be stored
within a separate fully enclosed building with architecture matching the primary
building on the lot. Loading and servicing areas in an interior side yard shall be
set back a minimum of 10 metres from the front edge of the building.
3.6.4--'-O-utSTcfe'storagemay he permitted -in' Lighflndustria/2 areas provided:
a) the storage area does not exceed 25% of the lot area;
b) materials to be stored do not exceed 5 metres in height;
c) the~Jo.ragearea is .generally located in the rear of the lot and is appropriately
screened from public view.
Notwithstanding the above, any waste-to-energy facility must be fully enclosed.
4. Streets and Transportation
4.1 Objectives
4.1.1 To establish a road network that provides a rational and flexible framework for
development, maximizes property frontage, and optimizes vehicular access and
movement.
4.1.2 To provide a balanced transportation network that encourages walking, cycling and,
eventually, public transit use while accommodating cars and trucks efficiently.
4.1.3 To establish an interconnected network of sidewalks that joins areas within the Energy
Park, provides links to adjacent trails and open spaces.
4.1.4 To develop attractive, tree-lined streets with high-quality lighting and other landscape
elements that help establish a positive, consistent image of the Energy Park, enhance
the pedestrian environment and mitigate the urban heat island effect.
4.2 Policies
4.2.1 The proposed future network of primary and secondary roads within and adjacent to the
Energy Park is shown on Map A.
4.2.2 There are two primary roads proposed:
a) Energy Drive will provide the main entry to the Energy Park and a primary
address for development. It will function as a Type C Arterial Road, as defined in
Section 19.5.1 of the Clarington Official Plan. Notwithstanding Section 19.5.1,
however, Energy Drive may have a right-of-way width of up to 30 metres to
Page 10
accommodate a landscaped median. Applications for development fronting
Energy Drive may be required to provide an Access Management. Plan,
depending on the land use and intended operations, to the satisfaction of the
Director of Engineering Services and the Director of Emergency Services.
b) South Service Road will eventually function as a Collector Road, as defined in
Section 19.6 of the Clarington Official Plan with a maximum right-of-way width of
23 metres. The proposed right-of-way and minimum building setbacks will allow
for the relocation of the roadway, if required by a future widening of Highway 401.
c) The alignment and intersection configurations and Energy Drive and South Service
Road and other future Local roads are subject to further detailed study and may be
altered without amendment to this Plan.
4.2.3 Osbourne Road, Solina Road and Local Streets A and B will complete the main elements of
the street network. They will function as Local Roads, as defined in Section 19.7 of the
Clarington Official Plan. In conjunction with development of the Energy Park these roads will
be upgraded or constructed to a right-of-way width of 20 metres, to, :;:Iccommodate
landscaped borders, sidewalks, boulevards with street trees.
4.2.4 Additional Local Roads to those shown on Map A may be permitted to subdivide land, serve
development and improve the efficiency of the road network. Such roads shall respect the
overall grid pattern of blocks, have right-of-way widths of 20 metres, and generally be
designed and built to municipal standards.
4.2.5 Where appropriate, private rear lanes may be provided along multiple rear property lines for
delivery access purposes. The integrated laneway system shall be implemented by means
of registered easement in favour of abutting land owners. The Municipality shall not assume
these laneways.
4.2.6 The Municipality, Durham Region and GO Transit will work cooperatively to develop a long-
term public transit strategy for the Clarington Energy Business Park.
4.2.7 Council may require that applications for the development. of office buildings include a
Travel Demand Management (TOM) Plan, prepared to the satisfaction of the
Municipality's Director of Planning Services. The intent of the TOM Plan shall be to
implement and promote measures to reduce the use of low-occupancy and low-mileage
automobiles for trips and to increase transit use, cycling and walking. To that end, the
following measures shall be considered:
a) organizing and promoting car pooling;
b) providing priority parking space assignments for car pool participants and low..
polluting motor vehicles; ,
c) providing cycling amenities, such as bike stands, bike storage, showers and
change rooms;
d) providing financial subsidies for transit passes;
e) providing rush hour shuttle service to the Oshawa GO Station;
f) links to initiatives in the municipality-wide TOM strategy; and,
g) other measures that may be identified by Municipal staff.
4.2.8 All roads shall be lined with a double or single row of trees, spaced 6-9 metres on
centre. Generally, hardy indigenous trees shall be used.
Page 11
-r
4.2.9 For the comfort and safety of pedestrians, curb radii shall generally be 5-8 metres.
4.2.10 Utilities shall be buried below grade in the street right-of way, or in easements, where
required. For ease of access and maintenance, shared utility trenches are encouraged.
5. Access and Parking
5.1 Objectives
5.1.1 To minimize the number of driveway entrances along public streets within the Energy
Park.
5.1.2 To provide safe and clearly-defined routes within a site for pedestrians, cars and trucks.
5.1.3 To minimize the land required for parking.
5.1.4 To ensure parking areas are not a predominant feature in the views of development from
public roads.
5.1.5 To mitigate the urban heat island effect of large parking areas.
5.1.6 To maximize stormwater infiltration and minimize stormwater runoff from parking areas.
5.2 Policies
5.2.1 Where feasible and appropriate, shared driveways shall be considered.
"
5.2.2 Where necessary, secondary driveways to access loading, servicing and parking areas
shall be provided on Local Roads.
5.2.3 A walkway with a minimum width of 1.5 metres shall be provided between the public
sidewalk and the main building entrance.
5.2.4 Consistent pedestrian-scale lighting along walkways shall be en<?ouraged.
5.2.5 The use of landscaped islands to divide large parking areas, with at least one tree for
every ten spaces, shall be considered.
5.2.6 The use of permeable materials for parking lots shall be considered. Permeability
standards may be established for development through the Master Drainage Plan.
5.2.7 Parking requirements shall be established in the Zoning By-law. The Municipality may
modify the parking requirements subject to a parking study and site-specific zoning
amendment. Generally, the Municipality shall encourage a supply of parking that does
not exceed the minimum requirement under the Zoning By-law.
Page 12
6. Open Space and Landscaping
6.1 Objectives
6.1.1 To establisli where appropriate connected private open spaces that manage stormwater,
provide visual relief and outdoor amenities for employees and provide wildlife habitats.
6.1.2 To achieve c;I consistently high quality of landscaping on private lands that enhances
streetscapes and the overall image and environment of the Energy Park.
6.1.3 To establish gateways to the Energy Park
6.1.4 To preserve significant natural heritage features and augment the natural setting for the
Energy Park.
6.1.5 To promote the integrity, vitality and interaction of Lake Ontario coastal wetlands.
6.1.6 To maximize stormwater infiltration and minimize stormwater runoff.
6.2 Policies
6.2.1 The connecting of private open spaces on two or more neighbouring properties shall be
encouraged.
6.2.2 Landscaping on private lands and public open space at the intersections of Energy Drive
and Courtice Road, South Service Road and Courtice Road, and Energy Drive and
South Service Road shall reinforce the entrances to the Energy Park.
6.2.3 Gateway features shall be developed along Energy Drive at both entrances to the
Energy Park. The western gateway feature shall be a passive recreational and outdoor
display facility located along Energy Drive near Courtice Road. This facility shall have a
minimum size of 1 hectare and may be developed in conjunction with a hotel and
convention facilities. The eastern gateway feature shall be a passive recreational facility
located near the intersection of Energy Drive and South Service Road. This facility shall
have a minimum size of 0.4 hectares. Both facilities shall be connected to future
sidewalks and walking trails.
6.2.4 Stormwater management swales and ponds shall be incorporated into the planning and
design of open spaces. These facilities shall be constructed in accordance with the
standards established in the Master Drainage Plan. Ponds should connect to other open
space amenities.
Page 13
6.2.5 Stand-alone and directional signage shall be incorporated into the design of the
landscape.
6.2.6 To enhance the image of the Energy Park and help achieve the goal of environmental
sustainability, the following measures and techniques related to landscape design,
construction and maintenance shall be encouraged:
a) preserving existing stands of trees and hedgerows, and integrating them into new
open space systems;
b) naturalizing areas for the benefit of native flora and fauna, and managing such
areas appropriately;
c) the use of native plants;
_d) locating and selecting plants to provide climate protection for buildings and
employees, for example, using deciduous trees with large canopies planted on
heavily-glazed south sides of buildings and at the periphery of parking lots to
reduce and redirect sun exposure in summer;
e) coord;'1ating landscaping treatments among neighbouring developments;
f) the use of swales to channel stormwater runoff from parking areas to ponds;
g) the use of landscaped drainage basins internal to large parking areas;
h) the use of permeable materials instead of paving for walkways,. driveways and
parking areas, where feasible; and,
i) selecting, designing and operating outdoor full cut-off lighting to municipal
standards, where required, to conserve energy, minimize light pollution, and
minimize impacts on the wildlife corridor.
6.2.7 The Municipality, Durham Region and Ontario Power Generation (OPG) shall work
cooperatively to connect the planned Waterfront Link trail to the existing Waterfront Trail
on OPG lands, in the vicinity of Solina Road.
6.2.8 The Municipality will continue to support the creation of the Lake Ontario Wildlife
Corridor, which will provide an east-west connection between Second Marsh and
Westside Marsh.
6.2.9 Land uses in the Energy Park shall be sensitive to the Lake Ontario Wildlife Corridor
and, through the use of naturalized landscape areas, shall provide appropriate buffers to
ensure that the functions of the Wildlife Corridor are not hampered by development.
7. Energy, Water and Waste
7.1 Objectives
7.1.1 To provide municipal water and sanitary services and other utilities in an optimal
manner, minimizing impacts on the environment.
7.1.2 To facilitate and demonstrate renewable energy generation and use.
7.1.3 To develop and promote a shared utility systems and an overall network that manage
energy, water and waste water efficiently.
Page 14
7.1.4 To ensure utility infrastructure demonstrates how design, materials and technology can
optimize total energy use and minimize the ecological footprint, of development.
7.1.5 To ensure infrastructure is designed and constructed to minimize the use of non-
renewable energy sources.
7.1.6 To utilize and demonstrate new building science that maximizes energy conservation
and efficiency.
7.2 Policies
7.2.1 Generally, all new development shall be on full municipal water and sanitary sewer
~ldrvices.
7.2.2 The Municipality will work with landowners and Durham Region to develop an
Infrastructure Master Plan for the phasing and financing of roads, municipal water and
sanitary sewer services and stormwater management facilities to the Energy Park.
7.2.3 The Municipality will work with landowners, Durham Region and the relevant utility
companies to identify opportunities to provide renewable energy infrastructure within the
Energy Park.
7.2.4 Hydro servicing shall be provided underground.
7.2.5 The use of solar power shall be considered to power municipal street lighting.
7.2.6 Stormwater shall be managed on site, or with shared systems, in accordance with the
Master Drainage Plan for the Energy Park, such that post-development peak flow rates
off-site will not exceed pre-development rates for all storm events. The Master Drainage
Plan shall confirm the location of the stormwater management ponds, and Map A shall
be revised accordingly.
7.2.7 Council may require that development applications include a Sustainability Plan,
prepared to the satisfaction of the Municipality's Director of Planning Services, the
Director of Engineering/Building Services and the Conservation AuthoritY. In addition to
addressing Policy 8.2.6, Sustainability Plans shall consider the following techniques to
reduce stormwater runoff, improve water quality and conserve energy:
a) rain barrels or cisterns to capture rainwater for reuse in landscape irrigation and
other non-potable water applications;
b) vegetated swales to filter and detain stormwater;
c) porous surfaces for pathways, patios and parking lots to allow infiltration of
stormwater;
d) greywater systems that capture stormwater runoff and other greywater for reuse
in toilets and industrial operations;
e) the use of renewable energy sources for building systems and exterior lighting,
such as solar, wind and geothermal;
f) cogeneration, i.e., capturing and using heat from power generation;
g) green roofs;
h) other techniques encouraged by the policies of this Secondary Plan and which
may be identified by Municipal staff.
Page 15
7.2.8 Stormwater management systems shall be integrated into the design of buildings and
the landscape.
7.2.9 Natural watercourses shall be retained wherever possible.
7.2.10 At the appropriate time, but before the area of the Energy Park has been 50%
developed, the Municipality and Durham Region shall consider the feasibilitY of building
a district heating and cooling facility to serve the Park.
8.
Building Design and Construction
8.1
Objectives
8.1.1
To facilitate and promote "green" buildings, i.e., buildings that incorporate certified
energy-saving and environment-friendly techniques.
, '.
8.1.2 To utilize and demonstrate new building sciences that maximize energy conservation
and efficiency.
8.1.3 To maximize the life span of buildings.
8.1.4 To retain elements of the site's built heritage.
8.1.5 To ensure the park maintains a consistent, high-quality image and sense of place.
8.2 Policies
8.2.1 Development designed to meet or exceed the highest recognized environmental
standards and/or be LEEDTM-certified shall be encouraged.
8.2.2 Building construction and operation methods that minimize the use of non-renewable
energy and use recycled and locally-produced materials shall be encouraged.
8.2.3 Buildings flexibly designed to meet the potentially changing needs of current and future
businesses shall be encouraged.
8.2.4 Buildings that occupy sites at the intersections of Energy Drive and Courtice Road,
South Service Road and Courtice Road, and Energy Drive and South Service Road shall
be massed, articulated and designed to emphasize gateways to the Park.
8.2.5 Buildings at the corner of two streets shall address the corner with special architectural
massing or detail.
8.2.6 Building signage shall be incorporated into and coordinated with the architecture of the
building, and signs shall not dominate anyone floor or the mechanical penthouse of a
building.
Page 16
8.2.7 High-quality exterior cladding materials,such as glass, steel, metal paneling, stucco, and
masonry, shall be used on the fac;ades of buildings fronting Energy Drive and South
Service Road. Pre-cast paneling and exterior insulated finishing systems generally shall
not .be permitted on fac;ades facing these roads.
8.2.8 Mechanical penthouses, antennae, vents and chimneys shall be screened from view or
incorporated into the design of the roof.
8.2.9 The use of high-quality exterior cladding materials on parking structures, particularly
. .-.-~Wb_eI-sJ.pgy-arevisibl~JLOm _LocaLRoad~+shall. be_f;mCOU{Qged,._. ....___.._
8.2.10 The restoration and reuse of heritage buildings or structures shall be encouraged. The
house known as "Fairfield", the Robert Beith house, located at 255 Osborne Road is to
conserVed ~fo.:l intorporatedinto any redevelopment of the property; -
8.2.11 Energy conservation measures and techniques in building design shall be encouraged,
including:
a) glazing on the south side of a building to maximize direct sunlight in winter;
b) sun louvres to minimize direct sunlight in summer;
c) green roofs-roofs that are partially or completely covered with plants to
minimize water runoff and improve building insulation; and,
d) natural interior lighting through glass roofing systems.
9. Implementation
9.1 Zoning By-law Amendments for lands within the Clarington Energy Business Park shall
conform to this Secondary Plan.
9.2 Applications for Plans of Subdivision for lands within the Clarington Energy Business
Park shall include a Phasing Plan. Phasing Plans shall establish the order of private
development and the staging of construction of public infrastructure and services. The'
Phasing Plan shall take into account the responsibility for construction of the public
infrastructure and services and shall be considered by the Municipality in enacting
. Zoning By-law Amendments and recommending Plans of Subdivision for approval.
9.3 The review and approval of Site Plan Applications for lands within the Clarington Energy
Business Park shall be guided by the policies of this Secondary Plan.
9.4 In addition to the provisions of Section 23.4.2 of the Official Plan, Holding Symbols may
be used to ensure achievement of the policies of this Secondary Plan by establishing
conditions linking the development to the achievement of site development and urban
design policies and objectives through site plan agreements and agreement o.n the
provision of infrastructure. In addition to provisions of Section 23.4.3 of the Official Plan,
prior to the lifting of a Holding Symbol, the following provisions apply in respect to the
Secondary Plan Area:
Page 17
9.5
9.6
9.7
9.8
9.8
9.10
a) plans for the proposed development show that the proponent has successfully
implemented the Urban Design Policies and transportation objectives of this
Secondary Plan to the satisfaction of the Municipality; and,
b) arrangements have been made satisfactory to the Municipality and the Region of
Durham for the proponent's contributions and dedications to the Infrastructure
Management Plan referenced in Section 7.2.2.
Notwithstanding Section 9.4 (b), the lands subject to application SPA2003-051 may
proceed in accordance with Section 11.7.1 of the Official Plan.
The Municipality will work with Durham Region to expedite the provision of municipal
services to allow development of the Clarington Energy Business Park.
The Municipality will prepare a Master Drainage Plan for the Energy Park, in consultation
with landowners, Durham Region and the Conservation Authority, and in accordance
with the poliy'i~sof this Plan.
The Municipality will consider establishing a governing entity, such as a development
corporation, responsible for facilitating and coordinating development of the Clarington
Energy Business Park.
The Municipality will work with the Government of Canada, the Province of Ontario,
Durham Region, the University of Ontario Institute of Technology, the Clarington Board
of Trade and private landowners and businesses to study and implement the concept of
a "Sustainability Centre". The Centre will demonstrate and promote innovative energy
and environmental technologies and function as a resource centre for developers,
businesses and the public.
The Municipality in consultation with Durham Region, UOIT and DSEA will define
· Detailed design plan;
. Servicing strategies (water, sewage and roads);
· Marketing plan
· Incentives plan
and prepare
· the Master Drainage Plan.
· the Master Infrastructure Plan.
10. Interpretation
10.1 Some flexibility in the interpretation of the policies contained in this Secondary Plan is
permitted provided that its general intent is maintained. The boundaries for land use
areas are approximate and shall be defined by the precise alignment of new streets or
implementing Zoning By-laws.
10.2 The Figures contained in Appendix 1 of this Secondary Plan are for illustrative purposes
and are not to be considered prescriptive.
Page 18
10.3 The policies of this Plan shall be interpreted in conjunction with the applicable policies of
the Clarington Official Plan."
5. Implementation
The provisions set forth in the Clarington Official Plan and the Clarington Energy Business Park
Secondary Plan, as amended, regarding implementation of the Plan shall apply in regard to this'
Amendment.
6. Interpretation
The provisions set forth in the Clarington Official Plan and the Clarington Energy Business Park
Secondary Plan, 0>;> amended, regarding interpretation of the Plan shall apply in regard to this
Amendment.
Page 19
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PRESTIGE
EMPLOYMENT AREA
LIGHT
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PROTECTION AREA
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LAND USE
COURTICE URBAN AREA
OFFICIAL PLAN
MUNICIPALllY OF CLARINGTON
NOVEMBER 14, 200.3
EXHIBIT "B" To Official Plan Amendment No. 46
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GRADE SEPARAllON
EXHIBIT IICII To Official Plan Amendment No. 46
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CLARINGTON ENERGY BUSINESS PARK
MAP I
COMMUNITY IMPROVEMENT AREAS
OmCIAL PLAN
MUNICIPAUTY OF CLARINGTON
NOVEMBER 14, 2003
REFER TO SECTION 22
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To Addendum Report PSD-019-06
THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY-LAW NO. 2006-
being a By-Law to amend By-Law 84-63, the Comprehensive Zoning By-Law
for the Corporation of the Municipality of Clarington
WHEREAS the Council of the Corporation of the Municipality of Clarington deems it
advisable to amend By-Law 84-63, as amended, of the Corporation of the former Town of
Newcastle in accordance with the policies contained in Amendment #46 to the Clarington
Official Plan (COPA 2005-011) to implement the Clarington Energy Business Park and the
rezoning application ZBA 2005-0059;
NOW THEREFORE BE IT RESOLVED THAT the Council of the Corporation of the
Municipality of Clarington enacts as follows:
1. Section 23 "LIGHT INDUSTRIAL (M1) ZONE" is hereby amended by introducing a
new subsection 23A as follows:
"SECTION 23A
23A ENERGY PARK OFFICE (M01) ZONE
23A.1 DEFINITIONS
For the purposes of this zone, the following definitions apply;
Business or Administrative Office shall mean an establishment in which one or
more persons are employed in conducting, managing, or administering a business.
The term business or administrative office includes the administrative offices of a
government agency or a non-profit organization,
Convention Centre shall mean an establishment having facilities for meetings,
seminars, exhibitions, workshops and other similar activities and may include
dining facilities to serve participants but does not include sleeping accommodation.
Drive-Through Facility shall mean the use of land, buildings or structures, or part
thereof, to provide or dispense products or services, either wholly or in part
through an attendant or a window or an automated machine, to customers
remaining in motor vehicles located in a stacking lane.
Energy- Related shall mean a use within a building, or structure that is directly
involved in the administration, distribution, research and development, testing, or
production of energy and energy related products,
Fitness Centre shall mean an establishment that provides facilities for recreational
or athletic activities, including but not limited to body-building and exercise classes.
Research and Development Facility shall mean an establishment used for the
purpose of conducting pure and applied research and experimentation and
includes such facilities as administrative offices, laboratories, lecture rooms,
display rooms, pilot units, simulating equipment and the like and service and
machine shops to serve the research and development facility.
23A.2 PERMITTED USES
No person shall within the Energy Park Office (M01) Zone use any land or erect,
alter or use any building or structure except as specified hereunder:
i) financial office without a drive-through facility;
ii) energy-related business or administrative office;
iii) convention centre;
iv) day nursery;
v) fitness centre;
vi) hotel;
vii) university or college facilities;
viii) research and development facility; and.
ix) eating establishment without a drive-through facility.
23A.3 REGULATIONS
a)
Lot Area (minimum)
1 hectare
b)
Lot Frontage (minimum)
80 metres
c) Yard Requirements:
i)
For lots fronting onto South Service Road
Front Yard
28 metres (minimum) to
31 metres (maximum)
4 metres (minimum) to
8 metres (maximum)
Exterior Side Yard
ii) For lots fronting onto Energy Drive (a future public street shown on
Schedule 1)
Front Yard 6 metres (minimum) to
8 metres (maximum)
Exterior Side Yard 4 metres (minimum) to
8 metres (maximum)
iii) For lots fronting onto other roads
Front Yard 4 metres (minimum) to
8 metres (maximum)
Exterior Side Yard 4 metres (minimum) to
8 metres (maximum),
except where the exterior side
yard abuts South Service Road,
then the exterior side yard shall be
28 metres (minimum) to 31 metres
(maximum), or except where the
exterior side yard abuts Energy Drive,
then the exterior exterior side yard shall be 6
metres (minimum) to 8 metres (maximum)
iv) Interior Side Yard (minimum)
v) Rear Yard (minimum)
5 metres
10 metres, except where the
rear yard abuts South Service Road,
then the rear yard shall be 28 metres
(minimum) to 31 metres (maximum)
d)
e)
Lot Coverage (maximum)
60%
Landscape Open Space (minimum)
20%
f)
Building Height (minimum)
12 metres on lands
located within 50 metres from
Courtice Road or South Service
Road, otherwise 5 metres
g) Landscaping Strip Width Requirements (minimum)
i)
ii)
Front Yard and Exterior Side Yard
Interior Side Yard and Rear Yard
4 metres
2 metres
h) The length of the building fayade of the first building constructed along the
front lot line of a lot shall be a minimum width representing 40% the total
length of the lot frontage.
i) No outside storage or outside garbage facilities shall be permitted,
j) Parking areas shall not be located within the required front yard or the
exterior side yard."
2. Section 23 "LIGHT INDUSTRIAL (M1) ZONE" is hereby amended by introducing a
new subsection 23B as follows:
"SECTION 238
238 ENERGY PARK PRESTIGE (M02) ZONE
23B.1 DEFINITIONS
For the purposes of this zone, the following definitions apply;
Business or Administrative Office shall mean an establishment in which one or
more persons are employed in conducting, managing, or administering a business.
The term business or administrative office includes the administrative offices of a
government agency or a non-profit organization.
Drive-Through Facility shall mean the use of land, buildings or structures, or part
thereof, to provide or dispense products or services, either wholly or in part
through an attendant or a window or an automated machine, to customers
remaining in motor vehicles located in a stacking lane.
Energy Industry shall mean an establishment that have as its main focus the
development, commercialization and/or demonstration of energy products and
services, This may include assembly, manufacturing, fabricating or processing
activities that are not offensive or not likely to be offensive by reason of the amount
of noise, smoke, odour, emissions, or vibration produced therein, but excludes a
recycling facility, material sorting or dismantling, a waste management or
processing facility, or a waste incineration facility.
Energy- Related shall mean a use within a building, or structure that is directly
involved in the administration, distribution, research and development, testing, or
production of energy and energy-related products.
Research and Development Facility shall mean an establishment used for the
purpose of conducting pure and applied research and experimentation and
includes such facilities as lecture rooms, administrative offices, laboratories,
display rooms, pilot units, simulating equipment and the like and service and
machine shops to serve the research and development facility.
238.2 PERMITTED USES
No person shall within the Energy Park Prestige (M02) Zone use any land or
erect, alter or use any bUilding or structure except as specified hereunder:
i) financial office without a drive-through facility;
ii) commercial or technical school;
iii) energy-related business or administrative office;
iv) day nursery;
v) energy industry;
vi) university or college facilities; and,
vii) research and development facility.
238.3 REGULATIONS
a)
Lot Area (minimum)
1 hectare
b)
Lot Frontage (minimum)
80 metres
c) Yard Requirements
i) For lots fronting onto South Service Road
Front Yard
Exterior Side Yard
28 metres (minimum) to
31 metres (maximum)
4 metres (minimum) to
8 metres (maximum)
ii) For lots fronting onto other roads
Front Yard
Exterior Side Yard
4 metres (minimum) to
8 metres (maximum)
28 metres (minimum) to
31 metres (maximum)
iii) Interior Side Yard (minimum)
5 metres
iv)
Rear Yard (minimum)
10 metres, except
where the rear yard abuts
South Service Road, then the
rear yard shall be 28 metres
(minimum) to 31 metres (maximum)
d)
Lot Coverage (maximum)
60%
e)
Landscape Open Space (minimum)
20%
f)
Building Height (minimum)
5 metres
g) Landscaping Strip Width Requirements (minimum)
i) Front and Exterior Side Yard
4 metres
ii) Interior Side and Rear Yard
2 metres
h) The length of the building fayade of the first building constructed along the
front lot line of a lot shall be a minimum width representing 40% the total
length of the lot frontage.
i) No outside storage or outside garbage facilities shall be permitted.
j) Parking areas shall not be located in the required front yard or the exterior
side yard."
3. Section 238.4 "SPECIAL EXCEPTIONS - ENERGY PARK PRESTIGE (M02)
ZONE" is hereby amended by introducing a new subsection 238.4.1 as follows:
"23B.4.1
ENERGY PARK PRESTIGE EXEPTION (M02-1) ZONE
Notwithstanding Section 238, those lands zoned M02-1 on the Schedules to this
By-law, in addition to the uses and regulations permitted in the M02 zone, may
also be used for the purposes of an automotive auction subject to the following:
a) Definitions:
"Automotive Auction" shall mean the use of land, buildings or structures or
part thereof, used for the storage of operable motor vehicles which are to be
sold on the premises by public auction.
b) Regulations:
i)
lot area (minimum)
12 hectares
ii)
The maximum building area to be used
for automotive auction purposes
2400 square metres
iii) Accessory uses to an automotive auction may include a car wash, a
motor vehicle repair garage, and a business or administrative office.'
4. Section 23 "LIGHT INDUSTRIAL (M1) ZONE" is hereby amended by introducing a
new subsection 23C as follows:
"SECTION 23C
23C ENERGY PARK LIGHT INDUSTRIAL (ML 1) ZONE
23C.1 DEFINITIONS
For the purposes of this zone, the following definitions apply;
Business or Administrative Office shall mean an establishment in which one or
more persons are employed in conducting, managing, or administering a business,
The term business or administrative office includes the administrative offices of a
government agency or a non-profit organization.
Energy Industry shall mean an establishment that have as its main focus the
development, commercialization and/or demonstration of energy generation
products and services. This may include assembly, manufacturing, fabricating or
processing activities that are not offensive or not likely to be offensive by reason of
the amount of noise, smoke, odour, emissions, or vibration produced therein, but
excludes a recycling facility, material sorting or dismantling, a waste management
or processing facility, or a waste incineration facility.
Energy- Related shall mean a use within a building, or structure that is directly
involved in the administration, research and development, testing, or production of
alternative energy sources.
Research and Development Facility shall mean an establishment used for the
purpose of conducting pure and applied research and experimentation and
includes such facilities as lecture rooms, administrative offices, laboratories,
display rooms, pilot units, simulating equipment and the like and service and
machine shops to serve the research and development facility.
23C.2 PERMITTED USES
No person shall within the Energy Park Light Industrial (ML 1) Zone use any land or
erect, alter or use any building or structure except as specified hereunder:
i) energy-related business or administrative office;
ii) energy-related commercial or technical school;
iii) energy industry;
iv) outside storage of goods and materials where such use is accessory and
incidental to permitted use; and
v) research and development facility.
23C.3 REGULATIONS
a) Lot Area (minimum) 0.5 hectares
b) Lot Frontage along Energy Drive, a future
public street shown on Schedule 1 (minimum) 50 metres
Lot Frontage along other roads (minimum) 30 metres
c) Yard Requirements
i) Front Yard
Along Energy Drive 6 metres (minimum) to
8 metres (maximum)
Along other roads 4 metres (minimum) to
8 metres (maximum)
ii) Exterior Side Yard 4 metres (minimum) to
8 metres (maximum)
iii) Interior Side Yard (minimum) 5 metres
iv) Rear Yard (minimum) 10 metres
d) Lot Coverage (maximum) 60%
e) Landscape Open Space (minimum) 10%
f) Building Height (minimum) 5 metres
g) Landscaping Strip Width Requirements (minimum)
i) Front Yard and Exterior Side Yard 4 metres
ii) Interior Side Yard and Rear Yard 2 metres
h) The length of the building fa~ade of the first building constructed along the
front lot line of a lot shall be a minimum width representing 40% the total
length of the lot frontage.
i) Parking areas are not permitted within the required front yard or exterior side
yard.
23C.4 REGULATIONS FOR SERVICING, LOADING AND GARBAGE AREAS
Servicing, loading and garbage areas shall be located in the rear or interior side
yard and shall be screened from view. Servicing and loading areas in an interior
side yard shall be set back a minimum of 10 metres from the front of the building,
23C.5 REGULATIONS FOR OUTSIDE STORAGE
a) A maximum of 25% of the lot area may be used for outside storage.
b)
Maximum height of outdoor storage area
3 metres"
c) Outside storage of materials shall be screened from public streets adjoining
the lot by a combination of buildings, berms or landscaped open space.
5, Section 23 "LIGHT INDUSTRIAL (M1) ZONE" is hereby amended by introducing a
new subsection 230 as follows:
"SECTION 230
230 ENERGY PARK GENERAL INDUSTRIAL (ML2) ZONE
230.1 DEFINITIONS
For the purposes of this zone, the following definitions apply;
Energy Industry shall mean an establishment that have as its main focus the
development, commercialization and/or demonstration of energy products and
seNices, This may include assembly, manufacturing, fabricating or processing
activities that are not offensive or not likely to be offensive by reason of the amount
of noise, smoke, odour, emissions, or vibration produced therein, but excludes a
recycling facility, material sorting or dismantling, a waste management or
processing facility, or a waste incineration facility.
Research and Development Facility shall mean an establishment used for the
purpose of conducting pure and applied research and experimentation and
includes such facilities as lecture rooms, administrative offices, laboratories,
display rooms, pilot units, simulating equipment and the like and service and
machine shops to serve the research and development facility.
230.2 PERMITTED USES
No person shall within the Energy Park General Industrial (ML2) Zone use any
land or erect, alter or use any building or structure except as specified hereunder:
i) energy industry;
ii) energy-related commercial or technical school,
iii) outside storage of goods and materials where such use is accessory and
incidental to a permitted use; and
iv) research and development facility.
230.3 REGULATIONS
a)
b)
Lot Area (minimum)
0.5 hectares
Lot Frontage (minimum)
30 metres
c) Yard Requirements
i)
Front Yard and Exterior Side Yard
4 metres (minimum) to
8 metres (maximum)
5 metres
1 0 metres
ii)
iii)
Interior Side Yard (minimum)
Rear Yard (minimum)
d)
Lot Coverage (maximum)
60%
e)
Landscape Open Space (minimum)
10%
f)
g)
Building Height (minimum)
5 metres
Landscaping Strip Width Requirements (minimum)
i) Front Yard and Exterior Side Yard
ii) Interior Side Yard and Rear Yard
4 metres
2 metres
h) The length of the building fayade of the first building constructed along the
front lot line of a lot shall be a minimum width representing 40% the total
length of the lot frontage.
i) Parking areas are not permitted within the required front yard or exterior
side yard.
230.4 REGULATIONS FOR SERVICING, LOADING AND GARBAGE AREAS
Servicing, loading and garbage areas shall be located in the rear or interior side
yard and shall be screened from view, Servicing, loading and garbage areas in an
interior side yard shall be set back a minimum of 10 metres from the front of the
building.
230.5 REGULATIONS FOR OUTSIDE STORAGE
a) A maximum of 50% of the lot area may be used for outside storage.
b)
Maximum height of outdoor storage
5 metres"
c) Outside storage of materials shall be screened from public streets adjoining
the lot by a combination of buildings, berms or landscaped open space.
6. Section 230.6 "SPECIAL EXCEPTIONS - ENERGY PARK GENERAL
INDUSTRIAL (ML2) lONE" is hereby amended by introducing a new subsection
230.6.1 as follows:
"230.6.1
ENERGY PARK GENERAL INDUSTRIAL EXEPTION (ML2-1)
ZONE
Notwithstanding Section 230, those lands zoned ML2-1 on the Schedules to this
By-law, in addition to the uses and regulations permitted in the ML2 zone, may
also be used for the purposes of an automotive auction and a motor vehicle
wrecking yard subject to the following:
a) Definitions:
"Automotive Auction" shall mean the use of land, buildings or structures or
part thereof, used for the storage of motor vehicles which are to be sold on
the premises by public auction.
b) Regulations:
i) Lot area (minimum) 10 hectares
ii) The maximum building area to be used
for automotive auction and motor wrecking 1400 square metres
iii) Maximum height of outside storage associated
with automobile auction and motor vehicle
wrecking yard 3 metres
iv) No portion of the lot used for outside storage shall
be visible from an abutting property or an improved public street."
7. Schedule "1" to By-Law 84-63, as amended, is hereby further amended by changing
the zone designation from:
"Holding - Light Industrial ((H)M1) Zone" to "Holding - Energy Park Office ((H)M01)
Zone"
"Holding - Light Industrial ((H)M1) Zone" to "Holding - Energy Park Prestige
((H)M02) Zone"
"Holding - General Industrial ((H)M2) Zone" to "Holding - Energy Park Office
((H)M01) Zone"
"General Industrial (M2) Zone" to "Holding - Energy Park Prestige ((H)M02) Zone"
"General Industrial (M2) Zone" to "Holding - Energy Park General Industrial ((H)ML2)
Zone"
"General Industrial (M2) Zone" to "Holding - Energy Park Prestige Exception
((H)M02-1) Zone"
"General Industrial Exception (M2-11) Zone" to "Holding - Energy Park Light
Industrial ((H)ML 1) Zone"
"General Industrial Exception (M2-11) Zone" to "Holding - Energy Park General
Industrial ((H)ML2) Zone"
"General Industrial Exception (M2-15) Zone" to "Holding - Energy Park General
Industrial Exception ((H)ML2-1) Zone"
"Holding - General Industrial ((H)M2) Zone" to "Holding - Energy Park General
Industrial ((H)ML2) Zone"
"Holding - General Industrial ((H)M2) Zone" to "Holding - Energy Park Light Industrial
((H)ML 1) Zone"
"Service Station Commercial Exception (C6-6) Zone" to "Holding - Energy Park
Office ((H)M01) Zone"
as shown on the attached Schedule "A" hereto.
8. Schedule "A" attached hereto shall form part of this By-Law.
9. This By-Law shall come into effect on the date of the passing hereof, subject to the
provisions of Sections 34 and 36 of the Planning Act, R.S,O. 1990,
By-Law read a first time this day of
2006
By-Law read a second time this day of
2006
By-Law read a third time and finally passed this day of
2006
John Mutton, Mayor
Patti L .Barrie, Municipal Clerk
This is Schedule
passed this
"A" to By-law 2006-
day of ,2006 A.D.
,
~
ZONING CHANGE FROM
"(H)M1" TO "(H)M02"
ZONING CHANGE FROM
"M2" TO '(H)M02-1"
I:::::{:.:::t}::tl ~~2~;~~ T~;~~~EJ_~?M
ZONING CHANGE FROM
"M2-11" TO '(H)ML2"
ZONING CH,\NGE FROM
"(H)M2' TO "(H)ML2"
~ ZONING CHANGE FROM
~ "(H)M2'TO',H)ML1"
ZONING CHANGE FROM
"M2" TO "(H)ML2-1"
III ZONING CHANGE FROM
"M2" TO "(H)ML2"
~ ZONING CHANGE FROM
~ "M2-11" TO "(H)ML1"
III ZONING CHANGE FROM
"(H)M1" TO "(H)M01"
~ ZONING CHANGE FROM
~ "(H)M2" TO "(H)M01"
_ZONING CHANGE FROM
"C6-6" TO "(H)M01"
_ ZONING TO REMAIN "EP"
John Mutton. Mayer
Patti L, Barrie. Municipal Clerk
..... ONT"'"
Courtice