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HomeMy WebLinkAbout05-17-2021Clarftwn Planning and Development Committee Post -Meeting Agenda Date: May 17, 2021 Time: 4:00 p.m. Location: Council Members (in Chambers or MS Teams) I Members of the Public (MS Teams) Inquiries & Accommodations: For inquiries about this agenda, or to make arrangements for accessibility accommodations for persons attending, please contact: Lindsey Patenaude, Committee Coordinator, at 905-623-3379, ext. 2106 or by email at Iatenaude@clarington.net. Alternate Format: If this information is required in an alternate format, please contact the Accessibility Coordinator, at 905-623-3379 ext. 2131. AudioNideo Record: The Municipality of Clarington makes an audio and/or video record of General Government Committee meetings. If you make a delegation or presentation at a General Government Committee meeting, the Municipality will be recording you and will make the recording public by on the Municipality's website, www.clarington.net/calendar Cell Phones: Please ensure all cell phones, mobile and other electronic devices are turned off or placed on non -audible mode during the meeting. Copies of Reports are available at www.clarington.net/archive *Late Item added or a change to an existing item after the Agenda was published. Pages 1. Call to Order 2. Land Acknowledgment Statement 3. New Business — Introduction As outlined in Corporate Policy F-11 Transparency and Accountability, the Municipality of Clarington is committed to ensuring that it is accountable to the public for its actions, through responsible and transparent behaviours and the manner in which the municipality will try to ensure that its actions are transparent to the public. Accordingly, Members of Council will endeavour to provide New Business resolutions in advance of the meeting. 4. Adopt the Agenda 5. Declaration of Interest 6. Announcements 7. 4 p.m. Southwest Courtice Secondary Plan 7.1. PDS-027-21 Southwest Courtice Secondary Plan — Recommendation 5 Report for Official Plan Amendment 125 8. 7 p.m. Brookhill Neighbourhood Secondary Plan 8.1. Delegation of Nick Pileggi, MSH Ltd., Regarding Item 8.3, Report PDS- 028-21 Brookhill Neighbourhood Secondary Plan Update *8.2. Delegation of Steve Hennessey, Right at Home, Regarding Item 8.3, Report PDS-028-21 Brookhill Neighbourhood Secondary Plan Update *8.3. PDS-028-21 Brookhill Neighbourhood Secondary Plan Update 153 (Attachment 3A, Additional Public Comments, has been Added) 9. Adoption of Minutes of Previous Meeting 9.1. Minutes of a Regular Meeting of April 26, 2021 366 10. Public Meetings Page 2 11. Delegations 11.1. Costantino Bruno, Regarding Item 17.1, Report PDS-029-21 Recommendation Report for an Official Plan Amendment Regarding Special Study Area 2 11.2. Kirk Kemp, Algoma Orchards, Regarding Item 17.1, Report PDS-029-21 Recommendation Report for an Official Plan Amendment Regarding Special Study Area 2 11.3. Bev Oda, Regarding Item 17.1, Report PDS-029-21 Recommendation Report for an Official Plan Amendment Regarding Special Study Area 2 11.4. Antonella Vergati, Verwest Investments Inc., Regarding Item 17.1, Report PDS-029-21 Recommendation Report for an Official Plan Amendment Regarding Special Study Area 2 *11.5. Stephen Selby, Regarding Item 17.1, Report PDS-029-21 Recommendation Report for an Official Plan Amendment Regarding Special Study Area 2 *11.6. Charles Stevens, Wilmot Orchards, Regarding Item 17.1, Report PDS- 029-21 Recommendation Report for an Official Plan Amendment Regarding Special Study Area 2 *11.7. Doug Rombough, Regarding Item 17.1, Report PDS-029-21 Recommendation Report for an Official Plan Amendment Regarding Special Study Area 2 *11.8. Sean Galbraith, LandSquared, Regarding Item 15.2, Report PDS-031- 378 21 Telecommunication Towers 12. Communications — Receive for Information 12.1. Minutes of the St Marys Cement Community Relations Committee dated 399 February 23, 2021 13. Communications — Direction 13.1. Ruben Plaza, Votorantim Cimentos, Corporate Enviornmental Manager, 403 St. Marys Cement, Regarding The Circulation of False Information by Clarington Clear about St. Marys Cement (Motion for Direction) 13.2. Gordon D. Johnston, Regarding Covanta and St. Marys Incinerator 404 (Motion for Direction) Page 3 14. Presentations 15. Planning and Development Department Reports 15.1. PDS-030-21 Clarington Comments on Canada's Radioactive Waste 405 Policy Framework 15.2. PDS-031-21 Telecommunication Towers 415 16. New Business — Consideration 16.1. Sprinkler Systems (Councillor Zwart) 433 *16.2. Canadian Radioactive Waste Policy Review (Councillor Neal) 434 Link to Durham Region's Report #2021-COW-9 (Not yet ratified by Regional Council) 17. Unfinished Business *17.1. PDS-029-21 Recommendation Report for an Official Plan Amendment 435 Regarding Special Study Area 2 (Attachment 1 B, Additional Public Comments, has been Added) 18. Confidential Reports 19. Adjournment Page 4 Clarington Staff Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: May 17, 2021 Report Number: PDS-027-21 Submitted By: Ryan Windle, Director of Planning and Development Reviewed By: Andrew C. Allison, CAO Resolution#: File Number: COPA2020-0003; PLN 41.4 By-law Number: Report Subject: Southwest Courtice Secondary Plan — Recommendation Report for Official Plan Amendment 125 Recommendations: 1. That Report PSD-027-21 be received; 2. That Official Plan Amendment 125 (OPA 125) to include the Southwest Courtice Secondary Plan in the Clarington Official Plan be adopted; 3. That upon adoption by Council, the Southwest Courtice Secondary Plan be implemented by Staff as Council's policy on land use and planning matters and through the capital budget program; 4. That the Director of Planning and Development Services be authorized to finalize the form and content of OPA 125, the Secondary Plan and the Urban Design and Sustainability Guidelines resulting from Council's consideration, public participation, agency comments and technical considerations; 5. That the Urban Design and Sustainability Guidelines appended to the Secondary Plan be approved and be used by staff to guide development applications and public projects; 6. That the Director of Planning and Development Services be authorized to execute any agreements to implement the Secondary Plan once adopted by Council; 7. That OPA 125 be forwarded to the Region of Durham for approval; 8. That Council close the unopened road allowance legally referred to as: Page 5 Municipality of Clarington Page 2 Report PDS-027-21 a. Firstly: Part of the road allowance between Lots 34 and 35, Con 1 (Darlington), now Part 1 on 40R-31088, Municipality of Clarington; b. Secondly: RDAL BTN LTS 34 & 35, Con 1 (Darlington) btn Hwy 401 & d502897; Municipality of Clarington; 9. That the unopened road allowance portions be conveyed to the contiguous landowners for fair market value based on an appraisal prepared at the expense of such owners at the time of purchase; and 10. That all interested parties listed in Report PDS-027-21 and any delegations be advised of Council's decision regarding the adoption of the Secondary Plan Page 6 Municipality of Clarington Report PDS-027-21 Report Overview Page 3 Staff are pleased to present the Southwest Courtice Secondary Plan for Council adoption based upon the extensive consultation that has taken place. The purpose of the Official Plan Amendment 125 is to adopt the Southwest Courtice Secondary Plan and the Urban Design and Sustainability Guidelines into the Clarington Official Plan. This Amendment applies to only the lands located within the Southwest Courtice Secondary Plan Area. The policies and guidelines will guide the creation of a range of housing types, a central elementary school, walkable streets, accessible parks, and protected and enhanced natural features. The design of the neighbourhood places a strong emphasis on walkability and access to amenities to encourage social interaction and outdoor activity. After adoption by Council, the Southwest Courtice Secondary Plan will be sent to the Region of Durham for approval. 1. Purpose of the Report 1.1 The purpose of this Staff Report is to recommend to Council the adoption of Official Plan Amendment 125 (OPA 125) to the Clarington Official Plan to include the Southwest Courtice Secondary Plan in the Official Plan. The recommendation comes following a thorough public planning and consultation process. The Staff recommended OPA 125 includes the Southwest Courtice Secondary Plan and the Urban Design and Sustainability Guidelines which are incorporated as Attachment 1. 1.2 This report includes a summary of the process and comments received since the release of the Draft Secondary Plan, the Draft Urban Design and Sustainability Guidelines, and the Draft Official Plan Amendment on June 1, 2020. 2. Background 2.1 The Southwest Courtice Secondary Plan area is generally bounded to the north by Bloor Street, Robinson Creek to the east, Townline Road South to the west and Highway 401 to the south (Figure 1). Approximately half of the 216- hectare area has been developed under the existing Secondary Plan completed in 1996. The expanded area includes the conversion of the employment lands to the south. 2.2 A conversion means redesignation from employment area to another urban designation, in this case, from employment area to residential area. Secondary Plan boundaries are drawn to take these differences into account. Here, it was determined that the employment land to the south of Southwest Courtice's residential area would function better as an extension of the residential area. The Employment Land Conversions have been previously supported by Council three times, twice in 2019 and once in 2021, as detailed in Section 6.3 to 6.5 of this report, as well as in Attachment 2, the Sequence of Events. Page 7 Municipality of Clarington Page 4 Report PDS-027-21 2.3 The process of this conversion from one type to another requires approval from the Region of Durham through their ongoing Municipal Comprehensive Review process. In support of the ongoing Secondary Planning Process, the Municipality submitted the formal request for land Conversion to the Region on September 23, 2020. Council's support of the proposed conversion was forwarded to the Region of Durham in February of this year. Rationale for the conversion as well as a status update is provided in Section 6.3. 2.4 The Secondary Plan area contains significant green spaces associated with Robinson Creek and its associated tributaries and valley lands. These watercourses, and their associated woodlots and wetlands guide the structure of the Secondary Plan layout. 2.5 All the higher density uses are proposed to be focused along Bloor Street. Along the southern edge of the Plan area, there will be a concentrated area of medium density development which will be predominantly townhouses and low-rise apartment buildings, not exceeding 4 storeys in height. The remainder of the low -density area would predominantly be single detached, semi-detached, and townhouse dwellings. 2.6 The result will be a residential community with walkable streets, a diversity of housing types, accessible and versatile parkland, and protected natural features. 2.7 Background and technical reports were required as part of the Secondary Plan process. These reports outline the challenges and opportunities for the area and informed policy direction. The list of reports is as follows: • Stage 1 Summary Report • Public Meeting #1 Consultation Summary • Cultural Heritage Assessment Report • Stage 1 Archaeological Assessment Report • Transportation Impact Assessment Report • Servicing, Existing Conditions, Opportunities and Constraints Report • Stage 2 Summary Report • Functional Servicing Report • Transportation Impact Assessment • Planning Rationale Report Municipality of Clarington Report PDS-027-21 Page 6 2.8 For the sake of clarity, the Official Plan Amendment replaces the existing plan and urban design guidelines with those recommended in this Report. Approvals already granted are not affected by this change. The Southwest Courtice Secondary Plan will maintain the original plan's progressive vision and many of its policies. 3. Priorities in the Secondary Plan and the Urban Design and Sustainability Guidelines 3.1 The Southwest Courtice Secondary Plan, the Urban Design and Sustainability Guidelines and the preparation process has addressed the five priorities identified by Council in the Secondary Plans Terms of Reference; • Sustainability and Climate Change • Affordable Housing • Excellence in Urban Design • Community Engagement • Coordination of Initiatives Sustainability and Climate Change 3.2 The Southwest Courtice Secondary Plan addresses the criteria developed for Secondary Plans in Clarington's Green Development program and is guided by the Priority Green Development Framework. Council added emphasis to this priority through the declaration of a Climate Emergency on March 23, 2020. 3.3 Sustainable development principles and practices are incorporated throughout the Secondary Plan and the Sustainable Urban Design Guidelines, including the design of neighbourhoods and the allocation of land uses. Affordable Housing 3.4 Council, through Official Plan policy, supports the provision of a variety of housing types, tenure and costs for people of all ages, abilities and income groups. From the recommended policies in Clarington's Affordable Housing Toolkit, the Southwest Secondary Plan is implementing various strategies including the requirement that the Landowners Group provide either land or a contribution of funds to the Municipality for the development of affordable housing. The Landowners Group has agreed to provide $400 per unit towards affordable housing. Excellence in Urban Design 3.5 The goal for any new development is to celebrate and enhance the history and character of Clarington. New neighbourhoods are to be created with a sense of place and all development should result in high quality design. The Secondary Plan policies supported by the Urban Design and Sustainability Guidelines provide substantial direction for high quality design. Page 10 Municipality of Clarington Report PDS-027-21 Community Engagement Page 7 3.6 Clarington Council is committed to community consultation and engagement beyond the statutory requirements. The preparation of this Secondary Plan was and continues to be supported by a thorough public engagement strategy which includes a range of public consultation initiatives in order to share, consult, deliberate, and collaborate with all stakeholders. For all public information centres and public meetings all landowners of the area were informed by letter, newspaper advertising, and social media. These efforts were in addition to any statutory meeting requirements. Coordination of Initiatives 3.7 There are several projects integrated with, and yet separate from the Secondary Plan. This includes the Environmental Assessment process for higher order roads in the Secondary Plan, the Robinson and Tooley Creeks Subwatershed Study and the Courtice Employment Lands and Major Transit Station Area Secondary Plan. Environmental Assessment Process 3.8 An Environmental Assessment (EA) is required for all new major (collector and arterial) roads needed for the Southwest Courtice Secondary Plan. To avoid confusion and focus resources more effectively, this Secondary Plan project is being undertaken using the `Integrated Approach' which jointly satisfies the requirements of both the Planning Act and the Environmental Assessment Act. All public notices, communications, and review periods have been designed to ensure that they conform to the requirements of both Acts. Key public consultation elements of the EA process include: • Notifications: All project notices demonstrate clear indication of the Integrated EA and Planning Act approach; • Mandatory Consultation: Engagement with review agencies and the public regarding the problem/opportunity and alternative solutions is a key component for the EA process; and Completion: At study completion, a Notice is to be prepared advising agencies and the public of the study completion and the opportunity to review the project reporting. Indigenous Communities Consultation 3.9 Both the Planning Act the Environmental Assessment Act require consultation with Indigenous communities. Staff provided background materials and copies of all notice material to each Indigenous community with rights and interests in the area. Staff have ensured consultation with the each of the required Indigenous communities meets the requirements of the Acts. Page 11 Municipality of Clarington Report PDS-027-21 Robinson/Tooley Creeks Subwatershed Study Page 8 3.10 This Secondary Plan is located within the watersheds of the Robinson Creek and Tooley Creek. The Subwatershed Study (SWS) Existing Conditions Report was released for public comment, and a public meeting was held in November 2019. 3.11 The second phase of the SWS is nearing completion. In this phase, a Subwatershed Management Report will be prepared. It will provide direction regarding stormwater management controls, low impact development measures and groundwater recharge/infiltration parameters. It will also include natural heritage strategies which will protect, rehabilitate and enhance the environment within the study area. The consultants preparing the SWS, CLOCA and Staff have been working together to ensure the necessary policies have been included in the Secondary Plan prior to the report being finalized. After the Secondary Plan is adopted, the development approvals process will provide additional opportunity for the implementation of the Subwatershed Study recommendations. Courtice Employment Lands and Major Transit Station Area Secondary Plan 3.12 The Courtice Employment Lands (CEL) and Major Transit Station Area (MTSA) Secondary Plan is located east of the Southwest Courtice Secondary Plan. The Southwest Courtice Secondary Plan, and its integrated Environmental Assessment, will continue to establish connectivity options that respond and complement the planning for the CEL and MTSA. 4. Public Participation 4.1 The preparation of this Secondary Plan has been supported by a thorough public engagement strategy, including a range of public consultation initiatives, including online and in -person events. These efforts have been in addition to all statutory meetings requirements. All landowners in the area received notice of all the public information centres held and the statutory public meeting. Also, the landowners have been informed that this recommendation report is being presented to Council. 4.2 All public notices, communications and review periods have been designed to ensure conformity with the requirements of both the Planning Act and Municipal Class Environmental Assessment (EA). To avoid creating confusion by sending multiple notices, and to focus Municipal resources more effectively, this project was designed to jointly satisfy the requirements of both the Planning Act and the Environmental Assessment Act. 4.3 In summary the following were the opportunities provided for public consultation: Page 12 Municipality of Clarington Report PDS-027-21 Project Webpage Page 9 4.4 To facilitate public participation and to provide information, a project web page (www.clarington.net/SouthWestCourtice) was created. All information associated with the project including meeting notices, presentation materials, Staff and consultant's reports are housed on this web page. 4.5 Since the project web page was created on June 4, 2019 it has been visited by over 2316 different people. Of that number, 1550 different people visited the web page after the draft Secondary Plan and Urban Design and Sustainability Guidelines were posted to the web page on June 1, 2020. Initial Planning and Development Committee Public Meeting — June 2018 4.6 The general public and all landowners within the Secondary Plan area were invited to the initial Public Meeting before Council in June 2018. Notice of the meeting was advertised in the Clarington This Week and Orono Times newspapers and on the Municipal website for the two weeks preceding the meeting. The Public Meeting and associated Staff Report (PSD-052-18) outlined the proposed planning process, the composition of the steering committee and the terms of reference for the Secondary Plan. Shortly after Council approval to proceed, Urban Strategies was hired, and the Southwest Courtice Secondary Plan planning process began. Public Information Centre (PIC) Number 1 — June 2019 4.7 The first PIC on June 18, 2019, was held jointly for the Southwest Courtice Secondary Plan together with the Courtice Employment Lands. The purpose of this event was to introduce the public to the two adjacent projects and to begin generating ideas. The approximate 60 residents, business owners, agencies and developers attending the session were interested in how the framework for future development of this area would be created. The integrated Environmental Assessment (EA) process was introduced at the project launch to inform the community that the EA was being undertaken simultaneously with the Secondary Plan. Landowner Meeting — October 2019 4.8 On October 9, 2019, a meeting was held for all landowners within the Secondary Plan Area. Three preliminary road layouts and land use options were presented to solicit feedback on land use compatibility, block/lot flexibility, employment land flexibility, and parkland access and configuration. Public Information Centre Number 2 — October 2019 4.9 The same three land use options were presented to the general public at the project's second PIC on October 24, 2019. Notice of the PIC was given in the same manner as PIC Number 1. 32 people attended this information centre. Page 13 Municipality of Clarington Page 10 Report PDS-027-21 5. Official Plan Amendment and the Secondary Plan Process — Final Phase Statutory Public Meeting Notice 5.1 The Public Meeting notice was provided to over 1,400 people including property owners inside the Secondary Plan area, landowners within 120 metres of the Secondary Plan area and all interested parties. All draft and supporting documents were posted to the project webpage by June 1, 2020. Clarington Communications promoted the Public Meeting on the Municipal website and through social media. Notice advertising the Public Meeting was placed in Clarington This Week and the Orono Times for three weeks preceding the meeting. A notice was included in the Planning and Development Services E-update. All registered interested parties from the beginning of the project were either mailed of emailed the Notice of Public Meeting. 5.2 In addition to receiving a notice of Public Meeting, external agencies and internal departments were requested to provide their comments regarding the Draft Secondary Plan and the Draft Urban Design and Sustainability Guidelines. 5.3 The Statutory Public Meeting Staff report (PSD-022-20) was released for public review as part of the June 23, 2020 Special Meeting of the Planning and Development Committee agenda. The Staff Report provided an overview of the planning process for Secondary Plans, a brief overview of the planning policy framework in which the Secondary Plan has been developed, a summary of public and agency comments received to date, as well as an overview of the Southwest Courtice Secondary Plan and the Urban Design and Sustainability Guidelines. Statutory Public Meeting — June 23, 2020 5.4 The Statutory Public Meeting was held at Council's Planning and Development Committee virtually on June 23, 2020. The Statutory Public Meeting was the opportunity for Staff to present the Draft Secondary Plan and the Urban Design and Sustainability Guidelines to Council and the public. The meeting was `attended' by approximately 21 people. 5.5 Attachment 2 to this staff report presents the Sequence of Events regarding the Southwest Courtice Secondary Plan as well as a hyperlink to the modified Notice of Council's Decision described below in Section 5.7. 5.6 The Statutory Public Meeting provided the opportunity for the public to formally comment on the draft OPA, the draft Secondary Plan and the draft Guidelines. Since the Public Meeting staff has received an additional 8 written submissions. A summary of public submissions is provided in Section 7 of this report and the Public Comment Summary Table in Attachment 3 of this report. Page 14 Municipality of Clarington Report PDS-027-21 Page 11 5.7 A Notice of Council's decision regarding Draft OPA 125, Draft Southwest Courtice Secondary Plan and the Draft Urban Design and Sustainability Guidelines was sent following the ratification of decisions made by Committee at the Statutory Public meeting held on June 23, 2020. This notice was sent to all the landowners within the Secondary Plan area and interested parties. The standard notice was modified to provide further explanation to the recipients as to why they were receiving the Notice from the Municipality and explained in plain language what the resolution meant. 5.8 In total, each of the landowners within the Secondary plan Area have received six written notifications including the one for this report, as the project has advanced to the recommendation stage. 5.9 Staff have also received comments from the Region of Durham, Bell, Canada Post, Durham Regional Police Service, the Kawartha Pine Ridge District School Board and the Peterborough Victoria Northumberland Clarington Catholic District School Board. A summary of their Comments is provided in Section 8 of this report and the Agency Comment Summary Table in Attachment 4 to this report. The comment tables provide a review of each comment received and a response as to how the comment/request has been addressed in the Secondary Plan. 6. Provincial and Regional Policy Conformity 6.1 The Southwest Courtice Secondary Plan is consistent with the policy directions of the Provincial Policy Statement, 2020, A Place to Grow: The Growth Plan for the Greater Golden Horseshoe, 2019, and the Durham Region Official Plan as they apply to new communities. 6.2 Collectively the directions regarding complete communities, a thriving economy, a clean and healthy environment and social equity have shaped both the Clarington Official Plan and this Secondary Plan. The Statutory Public Meeting Report PSD-022-20 outlined how the Secondary Plan is in conformity to these planning documents and included the summary of the robust public engagement activities. Employment Land Conversion 6.3 While respecting the employment area policies of the PPS, the Growth Plan, and the Regional Official Plan, the Secondary Plan proposes the conversion of the portion of the Courtice Employment Lands (CEL) west of Robinson Creek to permit residential uses. The lands are severely constrained for employment uses and unlikely to achieve the current policy objective for a high concentration of employment. 6.4 Leading up to the Employment Lands Conversions request in September 2020, Staff took two separate reports to Council in support of the proposed Provincially Significant Employment Zone being removed from the Southwest Courtice Secondary Plan Lands. In February 25, 2019, Staff took Report PSD-015-19 and in June 2019, Staff took Report PSD-027-19 where Council reaffirmed Resolution C-061-19 passed on February 25, 2019, in respect to Provincially Significant Employment Zones. Page 15 Municipality of Clarington Page 12 Report PDS-027-21 6.5 Through the Region's Municipal Comprehensive Review (Envision Durham), Staff submitted a formal Employment Land Conversion Request for the lands within the Secondary Plan to the Region in September of 2020. Staff outlined the details of the conversion request to Council in February of this year through PDS-009-21. Council's support of the proposed conversion was forwarded to the Region of Durham, to inform the Growth Management Study being conducted for Envision Durham. The Region is currently reviewing the requests and the decision will be made through the MCR process. 7. Public Submission Summaries General Public Comments 7.1 General inquiries were brought forward regarding the timing of construction and project completion of the Secondary Plan. Other inquiries touched upon the details related to the Secondary Plan project and the impacts on specific properties within the Secondary Plan area. Related comments included topics such as decisions on future and surrounding land uses, proposed densities, housing, roads/extensions and traffic. Multiple comments supported environmentally protected lands and features/habitat, increased vegetation, parks, schools, community facilities, transportation and neighbourhood connectivity. 7.2 No submissions from the general public were directly related to a specific Secondary Plan policy or Urban Design and Sustainability guideline. The comments have informed the proposed Secondary Plan policies, giving regard to the concerns expressed. Support and gratitude from the public were also expressed. Landowner Group 7.3 The Landowners Group (LOG) for this Secondary Plan is represented by Delta Urban Inc. The LOG provided several sets of comments regarding the Secondary Plan and the Urban Design and Sustainability Guidelines since release for the Public Meeting in June 2020. Comments were policy and guideline specific. They ranged from being minor in nature, (grammar, numbering, consistent terminology) to extensive in that they sought changes to the land use plan and provisions that were more aligned with developer expectations including the relocation of a park on the southern portion of the Secondary Plan lands. 7.4 All public comments, including those from the LOG, are included in the Public Comments Summary Table in Attachment 3 to this report. The summary table provides an outline of the comments received as well as a response as to how the comment/request has been addressed. Page 16 Municipality of Clarington Page 13 Report PDS-027-21 7.5 To ensure continuous and open communication throughout the Secondary Plan process, Staff have met regularly with the representatives from the LOG. The most recent set of documents were circulated to the LOG for final review with very minimal comments to be addressed towards finalization. On May 6, 2021, Staff received a letter from the LOG confirming the Group's support of the Secondary Plan and background studies that are attached as Attachment 1 to this recommendation report. 8. Agency Comments Region of Durham 8.1 Staff have received two sets of comments from the Region of Durham since the release of the draft Secondary Plan and draft Urban Design Guidelines in June 2020. 8.2 The Region of Durham has provided guidance on Regional Corridor and general land use policies and Regional servicing as it relates to future development in the Secondary Plan area. The comments were supportive of the Secondary Plan, including higher density built form requirements along Regional Corridors. Policy direction to ensure that adequate access and spacing of arterial roads to accommodate higher traffic volumes as well as for all modes of transit were provided. Policy suggestions have strengthened how the public realm and surrounding land uses have been shaped, while promoting an attractive community design. 8.3 Throughout the Secondary Plan process, the Region has provided comments about their Municipal Comprehensive Review (also known as Envision Durham) and specifically how the proposed conversion of the employment lands to the south of the former Southwest Courtice Secondary Plan area should proceed. The most recent comments received suggest that the Region will defer the employment area conversion at the time of final approval if the Regional MCR conversion process is not complete at the time of decision. Staff have been working closely with the Region through the MCR process and are hopeful that the timing of approval at the Regional level will coincide with the ongoing work being done at the Regional level for the Employment Land Conversion Requests. The Secondary Plan will be amended in the instance that the employment land conversion is not granted to the existing Official Plan Policies for the lands at the time of adoption. Metrolinx 8.4 Comments from Metrolinx continue to support an on -road cycling network to facilitate multi -modal access to the future Courtice GO Station. 8.5 As discussed in the Public Meeting Report, Metrolinx identified the potential closure of Prestonvale Road likely at the Canadian Pacific (CP) Rail crossing that would prevent the need to reconstruct the Courtice Road Bridge to accommodate the track; this closure would facilitate the expansion of the GO train to Bowmanville and will likely result in significant cost savings. Page 17 Municipality of Clarington Report PDS-027-21 School Boards Page 14 8.6 Prior to the Statutory Public Meeting in June of 2020, the Kawartha Pine Ridge District School Board, identified the need for an elementary school site within the Secondary Plan area. Based on the criteria provided by the Simcoe County District School Board and Clarington's Official Plan, a tentative site was selected in agreement with the Southwest Courtice Landowner Group. 8.7 Following the Public Meeting, Staff held further meetings with the appropriate agencies and determined the proposed location was appropriate for the elementary school site. The location is on the west side of the proposed Fenning Drive extension just south of the existing terminus of Fenning Drive. The proposed location provides a more central site to the whole neighbourhood including the northern built-up area and is also close to the school site that was not developed. Other Agencies and Clarington Departments 8.8 Comments have been received from Durham Regional Police Service, Canada Post, and Bell Canada. Generally, comments from these agencies are more pertinent at the development application stage. 8.9 The Clarington Legislative Services Department, Financial Services, and the Clarington Fire Emergency Services Department generally had no objections to the Secondary Plan. 8.10 Staff from Clarington's Public Works Department — Infrastructure Division are on the Secondary Plan Steering Committee and have been providing continuous and invaluable input to the Secondary Plan and Urban Design and Sustainability Guidelines since the beginning of the project. Indigenous Consultation 8.11 The following were invited to provide comments or consult directly with Municipal Staff: • Mississaugas of Scugog Island First Nation • Alderville First Nation • Curve Lake First Nation • Hiawatha First Nation • Metis Nation of Ontario • Williams Treaty First Nations • Huron-Wendat First Nation • Oshawa and Durham Region Metis Council • Beausoleil First Nation • Chippewas of Georgina Island First Nation • Chippewas of Rama First Nation Page 18 Municipality of Clarington Page 15 Report PDS-027-21 8.12 Prior to the Public Meeting, the Curve Lake First Nation provided valuable information to the Secondary Plan process, raising concern for potential environmental impacts to drinking water quality, fish and wild game, territorial lands, archaeology and Aboriginal heritage and culture. In response to the comments, Staff have included Curve Lake First Nation as an interested party for the two ongoing Subwatershed studies. Staff and Curve Lake First Nation Liaison Staff have also committed to regular meetings to continue open dialogue. 8.13 All agency comments are included in the Agency Comments Summary Table in Attachment 4 to this report. The summary table provides an outline of the comment received as well as a response as to how the comment/request has been addressed. 9. Key Revisions to the Secondary Plan since the Public Meeting 9.1 The recommended OPA 125 attached to this report, reflects the changes made in response to extensive public participation and comments, agency comments and staff's continuing review. While a considerable number of comments were received by the Region of Durham and the Landowner Group, the concerns raised and the Staff response to them, did not significantly change the direction of the Secondary Plan or the Design Guidelines from the drafts released for the Statutory Public Meeting on June 1, 2020. The following summarizes the changes made after the meeting to the Secondary Plan and the Urban Design and Sustainability Guidelines. 9.2 Changes to Schedule A — Land Use • The Low -Medium Density Residential Designation has been split into two distinct Low and Medium Density Residential Designations; • The Southeast corner of Bloor and Prestonvale has been designated Medium Density Residential, consistent with the existing zoning on the site and ongoing development applications; • An additional Park along Townline Road has been added, directly south of the Utility site, to complement the elementary school site. • Minor park realignments to allow for better connectivity through the Secondary Plan Lands; • Key View Corridor shifted from diagonal to east west from the School Block to the Environmental Protected Lands; • The Low -Density Residential Designation added to the lands identified as the Special Study Area; and • Overlay added to demonstrate the area designated for employment uses in the Clarington Official Plan and proposed for conversion to permit residential uses. 9.3 Summary of Changes to Schedule C — Open Space Network Minor park realignments to allow for better connectivity through the Secondary Plan Lands; Page 19 Municipality of Clarington Report PDS-027-21 Page 16 Park addition fronting Townline Road, east of the Elementary School site; and Addition of trail connections approved to be constructed through existing development approvals on the north-east quadrant of the Secondary Plan area. 9.4 Summary of revisions to Secondary Plan policies: • Reorganization of the document layout, including the separation of the Low Density Residential and Medium Density Residential Policies; • The High -Density Residential designation has been modified; • Strengthened policies related to: Environmental Protection, Stormwater Management, Implementation of the findings/recommendations of the Subwatershed Study, and Cost Sharing have been added; • Appropriate transition policies have been added; • Maximum densities have been removed; • Housing Target Monitoring Policy added to form part of Complete development applications; • A comprehensive accessory apartment section has been added; and • Affordable Housing Policies have been strengthened. Page 20 Municipality of Clarington Report PDS-027-21 ; -------------------------------------- 1 Revised to Medium Density 1 Residential. June 2020 Public Meeting Concept 1 Neighbourhood Park added to west of Preferred School Site Neighbourhood Park east of Feigning Drive reconfigured Key View Corridor added. June 2020 Public Meeting Concept rENNINc DRIVE E-sloN ieWNLINE ROAD..E. ION North -south collector removed Neighbourhood Park shifted north of Townline Road Extension Added Key View Corridor Added Medium Density Residential to front both sides of Townline Road Extension and west side of Prestonvale Road LEGEND Revised to Neighbourhood Revised to Medium Density Commercial. 1 Residential. LEGEND (B Community Park 0 Utility ® Special Study Area © Neighbourhood Park Low Density Residential 1 Preferred School Site Parkette 0 Medium Density Residential Key View Corridors �. Stormwater Management Facilities C) High Density Residential Prominent Intersections (D Cemetery Q Neighbourhood Commercial ® Former Employment Lands 0 Other Green Spaces 0 Environmental Protection Area � ��"e�nscza�dn,edw� con —Iw P"rNr�:reennawses) ® Community Park ® utility Neighbourhood Park O Low Density Residential Parkette 0 Medium Density Residential ® Stormwater Management Facilities C) High Density Residential Cemetery 0 Neighbourhood Commercial Other Green Spaces 0 Environmental Protection Area Schedule A - Land Use Changes to Land Use Schedule Since June Public Meeting Page 17 Special Study Area j Preferred School Site -•D Key View Corridors 3 Prominent Intersections o Former Employment Lands (Area designated PSEZ and pmr,R-d br canoe _ to permit residential uses) o soom 69 I I I I Bayview (Southwest Courtice) Secondary Plan Figure 2: Changes to Land Use Schedule Since June 23, 2020 Statutory Public Meeting Page 21 Municipality of Clarington Report PDS-027-21 Affordable Housing Policies Page 18 9.5 Clarington Council, through Official Plan policy supports the provision of a variety of housing types, tenure and costs for people of all ages, abilities and income groups. These Council policies are also reflected in the adopted Affordable Housing Tool Kit as outlined in the Staff Report CAO-013-19. 9.6 The Clarington Affordable Housing Toolkit has the following recommendations that are being implemented through this Secondary Plan: Encouraging affordable housing through Secondary Plan policies: The Terms of Reference for the Secondary Plan as approved by Council and agreed to by the Landowners Group includes affordable housing as a priority for the project. Accessory Units: The Secondary Plan includes policies that provide for accessory units in detached, semi-detached and townhouse units, expanding the supply of rental units in the community. 9.7 Following the statutory Public Meeting, and after more research, staff included polices in the Secondary Plan that require either the dedication of land for affordable housing or contribution of funds to the Municipality to support development of affordable housing units. In discussions with the Landowners Group, they have selected the option of providing funds to the Municipality through a Voluntary Contribution Agreement. 9.8 The Secondary Plan policies for the provision of land or funds for affordable housing are not linked to additional density. 9.9 The Southwest Courtice Secondary Plan implements the affordable housing policies of the Clarington Official Plan as well as the direction of the Clarington Affordable Housing Toolkit in collaboration with the private sector. Summary of Revisions to the Urban Design and Sustainability Guidelines 9.10 Like the Secondary Plan, the Urban Design and Sustainability Guidelines have been reorganized into a more standardize format. The above -described changes to the Secondary Plan policies have necessitated minor changes 9.11 Given the range of permitted land uses and building typologies throughout the Secondary Plan Lands, additional guidelines were added for duplexes, triplexes, back- to-back townhouses, accessory apartments and high-rise buildings. Guidelines have been included to address transition. Specifically, regarding the type of mitigation measures/buffers to existing uses, heights transition to lower density designations, parks and environmental protection areas, cemetery and parks. Further, Guidelines have been added to address mid -block connections and private amenity areas including, but not limited to; indoor and outdoor, privately owned publicly accessible amenities and court yards. Finally, a section was added to provide guidelines for Prominent Intersections, gateways and key intersections. Page 22 Municipality of Clarington Report PDS-027-21 Page 19 9.12 As with the Secondary Plan policies, there are no major shifts in direction since the Draft Urban Design and Sustainability Guidelines were presented at the Public Meeting. The additional policies coincide and strengthen the direction that was presented at the Public Meeting. 9.13 All comments received regarding the Urban Design and Sustainability Guidelines are in the Urban Design and Sustainability Guidelines Comments Summary Table in Attachment 5 to this report. The summary table provides an outline of the comments received as well as a response as to how each comment/request has been addressed. 10. Key Elements of the Secondary Plan 10.1 The central components of the Secondary Plan include Low Density Residential, Medium Density Residential, High Density Residential, Parkland and Green Spaces and an Employment Land Conversion Area. Low Density Residential 10.2 The majority of the developable lands in the Secondary Plan area are designated Low Density Residential. This designation will see a mix of single and semi-detached dwellings along with limited townhouses limited to 20% of the Low -Density Residential areas. Buildings will not exceed 3 storeys. Private lanes or streets are not permitted. Medium Density Residential 10.3 The Medium Density Residential designation will see a mix of townhouses and apartment buildings limited to a maximum of 4 storeys. Private lanes and streets are permitted but are required to adhere to the same standards as public lanes and streets. High Density Mixed -Use 10.4 Bloor Street is identified as a Regional Corridor in the Clarington Official Plan. As a result, lands along the south side of Bloor Street, nearest to Townline Road are designated as High Density Residential. The High -Density Designation permits apartment buildings and mixed -use developments between 7 to 12 storeys. Parkland, Green Spaces and Key View Corridors 10.5 Central to the Secondary Plan Area are the watersheds of the Robinson Creek and Tooley Creek. The Land Use Plan takes advantage of this by locating one of the three neighbourhood parks directly adjacent to the Environmental Protection (EP) lands, along with coinciding Key View Corridors running east -west and north -south. The implementation of these Key View Corridors will truly emphasize that EP lands, Parks and Green Spaces are integral to this developing neighbourhood. Page 23 Municipality of Clarington Report PDS-027-21 Employment Area Conversion Lands Page 20 10.6 As detailed in Section 6.3 of this report, the Southwest Courtice Secondary Plan proposes the conversion of the portion of the Courtice Employment Lands (CEL) west of Robinson Creek to permit residential uses. A conversion means a redesignation from employment area to another urban designation, in this case, from employment area to residential area. The process of this conversion from one type to another requires approval from the Region of Durham through their ongoing Municipal Comprehensive Review process. Unopen Road Allowance within Secondary Plan Area 10.7 As initially discussed through report PWD-003-20 to the General Government Committee on November 9, 2020, one of the Landowners put forward a Proposal to Close and Convey a Portion of an Unopened Road Allowance (Found Farm) Situated Between Lot 34 & 35, Concession 1, Former Township of Darlington. At the April 1911 General Government Meeting a letter from the Tribute land owners was referred to Staff by Resolution GG-297-21 to address as part of this Report. 10.8 The unopened road allowance (ROW) has two property descriptions and is legally referred to as: Firstly, Part of the road allowance between Lots 34 and 35, Con 1 (Darlington), now Part 1 on 40R-31088, Municipality of Clarington and Secondly, RDAL between Lots 34 & 35, Con 1 (Darlington) between Hwy 401 & D502897; Municipality of Clarington. The entire ROW is shown on Attachment 6, there are three contiguous land owners and they should be treated in a similar manner. 10.9 Tribute have requested the northern most portion (66%) of the ROW be sold to them so that they can proceed immediately with their subdivision applications (Attachment 7). To apply they have to be the land owners or have the permission of all owners of the parcel the application is subject to. Keeping the unopened right of way under the Municipalities ownership will impact the current vision of the community that has been discussed with the Public and Council on numerous occasions since the formal launch of this Secondary Planning process in June of 2019. 10.10 The structure of the plan outlines the optimum location for new housing, transportation connections, parks, open spaces, and schools as shown in the Demonstration Plan (Figure 4). Council did not have the benefit of the final structure of the community in the Southwest Courtice Secondary Plan Area when the decision to retain the ROW lands was made. With the provision of the recommended Secondary Plan and associated land uses, Council now can see the "big picture" in terms of the ultimate plans for the community and fully understand the impact retaining the ROW would have on the overall design concept (Figure 5). Page 24 Municipality of Clarington Report PDS-027-21 Page 21 ----- �rJtlln per•..- ' t`Y Je—"1 �---- f I J r I I � soma ` �`•� � I �f _ r� 1 I I y f 1 I �'•� I 8 1 i — f I i � x I Fmeiag Orxe � I f 1 � � t f � ► r 1 wk� uiCeaietery�� � ' { $aseline Road Yi Figure 4: Demonstration Plan VW Figure 5: Unopened Road Allowance Overlay onto Demonstration Plan Page 25 Municipality of Clarington Page 22 Report PDS-027-21 10.11 In addition to recommending Council adopt the proposed Southwest Courtice Secondary Plan, it is recommended that Council close and convey the surplus road allowance. The closure and conveyance of these lands would allow the Secondary Plan to develop in alignment with the vision described in detail throughout this report. The design of the Secondary Plan area is centered around the Municipality disposing of the unopened right of way. Each portion of the ROW would be conveyed at fair market value to the contiguous owner when they are about to apply for subdivision. 11. Fiscal Impact Analysis Summary 11.1 Large scale development proposals can require significant public investment. The Municipality also needs to understand what the long-term revenue and expenditure impact of the proposed developments would be before they are approved. The Official Plan requires that a Financial Impact Analysis (FIA) be undertaken for Secondary Plans. Accordingly, staff have undertaken a Financial Impact Analysis for the Southwest Courtice Secondary Plan. 11.2 This report includes assumptions and estimates which are based on the best information we have available at the time of writing. The actual design of the Secondary Plan, the timing of the development, type of development, and service impact will all modify the actual results and are beyond the ability of the writer to determine with absolute certainty. 11.3 It appears that there will be a surplus in the annual revenue generated to contribute to operating costs of approximately $297,000. There are impacts of growth such as economic growth from additional small businesses needed to service the population growth, business to business sales, and cultural diversity, all of which are positive outcomes of this growth that do not impact the Municipality's bottom line as they do not directly attribute to property tax or user fee revenues. 11.4 The Municipality should continue to work with developers to finalize the updated Southwest Courtice Secondary Plan and consider revisiting the Development Charges Study before the five-year required review to ensure that all capital costs are appropriately included and recovered. 12. Next Steps 12.1 As with other secondary plans and given the number of documents and comments from Council, some technical changes to wording or schedules may take place prior to the Municipality forwarding the documents to the Region of Durham for approval. As such, Recommendation #4 requests Council authorize the Director of Planning and Development Services to finalize the form and content of OPA 125. 12.2 Once Clarington Council adopts the Secondary Plan through OPA 125, it will be forwarded to the Region of Durham for review and approval. The Region has various options. It may approve, approve with modifications, deny or make no decision (in other words defer making a decision) regarding OPA 125 and the Secondary Plan. Page 26 Municipality of Clarington Page 23 Report PDS-027-21 12.3 Prior to issuing a decision on OPA 125, it is anticipated that Region of Durham staff will provide a list of proposed modifications to the Director of Planning and Development Services. Staff will review those proposed modifications and bring a report to Council outlining the proposed modifications. Council will then be able to provide comments to the Region of Durham on the proposed modifications before the Region of Durham issues its decision. 12.4 Once the Region of Durham issues its decision, the landowners and those people on the interested parties list will be notified and a 20-day appeal period is provided. Any person or organization that has provided comments to Clarington Council prior to the adoption of OPA 125, and/or to the Durham Region prior to issuing its decision, has the right to appeal all or part of the Official Plan Amendment. Once the OPA is approved and the appeal period lapses, the Secondary Plan becomes part of the Official Plan and it would be in full force and effect. 12.5 In support of the Secondary Plan, the Municipality has worked closely with the LOG to initiate a number of agreements to ensure affordable housing contribution, the completion of the Environmental Assessment Process and the Parks Master Agreement. In doing so, the LOGs have agreed to; A Voluntary Contribution Agreement for Affordable Housing; Should an EA Study be required for any roads within the Secondary Plan area, the landowners may enter into an EA Funding Agreement with the Municipality to proceed with the completion of such environmental assessments, in accordance with an agreed upon Terms of Reference and financial arrangement. a Master Parks Agreement (MPA) between the SWCLG and the Municipality is required to outline the overall parkland requirement for the Secondary Plan Area, and to confirm that such parkland requirements will be calculated and satisfied on a collective basis by the owners within the Secondary Plan Area and not by each individual owner therein. The MPA is also intended to confirm that certain landowners will be satisfying the physical parkland obligation for other landowners within the Secondary Plan Area who do not have any parks depicted on their property. 13. Concurrence Both the Director of Financial Services and Director of Public Works concur with the recommendations of this report. Page 27 Municipality of Clarington Report PDS-027-21 14. Conclusion Page 24 14.1 The Southwest Courtice Secondary Plan will guide the creation of a range of housing types, a central elementary school, walkable streets, accessible parks, and protected and enhanced natural features. The design of the neighbourhood places a strong emphasis on walkability and access to amenities to encourage social interaction and outdoor activity. 14.2 It is respectfully recommended that Council Adopt Official Plan Amendment 125 to include the Southwest Courtice Secondary Plan and Urban Design and Sustainability Guidelines into the Clarington Official Plan. Staff Contact: Amanda Tapp, Planner, 905-623-3379 ext. 2427 or atapp _clarington.net; Carlos Salazar, Manager csalazar(a-)clarington.net Attachments: Attachment 1 - OPA 125, Southwest Courtice Secondary Plan and Urban Design and Sustainability Guidelines Attachment 2 — Sequence of Events Attachment 3 — Public Comments Summary Table Attachment 4 — Agency Comments Summary Table Attachment 5 — Urban Design and Sustainability Guidelines Comments Summary Table Attachment 6 — Unopened Road Allowance within Secondary Plan Area Attachment 7 — Letter from Tribute referred by GG-297-21 Interested Parties: List of Interested Parties available from Department. Page 28 Attachment 1 to Report PSD-027-21 Amendment No 125 to the Clarington Official Plan Purpose: The purpose of this Amendment is to create a planning framework that will facilitate the development of a complete community in the Bayview Secondary Plan area, both in the already built neighbourhood to the north, and in the unbuilt area to the south This initiative complements the Official Plan principle of promoting higher densities and a mix of uses in the north, and the principle of promoting a diversity of housing types and tenures in the south, as well as promoting sustainable design throughout the Secondary Plan area Location: This Amendment applies to a 216-ha area bounded by Bloor Street in the north, Robinson Creek in the east, the CP rail corridor and Highway 401 in the south, and Townline Road South in the west. The subject lands are entirely within the Courtice urban area boundary and located at the extreme west edge of the Municipality of Clarington. The City of Oshawa is located immediately to the west of the Secondary Plan area. Basis: In 1996 a Neighbourhood Plan was first adopted for Southwest Courtice. At this time, land uses, built form and density for the northern portion of the study area were identified. The southern portion of the Plan required service from the Courtice Trunk Sewer and was left as "Future Urban Residential". The Region of Durham later began the process of extending the Courtice Trunk Sewer, and in early 2018 a landowner group approached staff to initiate an update to the Southwest Courtice Secondary Plan in anticipation of the southern lands being serviceable. In June 2018, staff recommended that the Municipality proceed with updating the Southwest Courtice Secondary Plan. The recommendation was approved by Council, and the Southwest Courtice Secondary Plan Update was initiated with the engagement of Urban Strategies Inc. in December 2018. Before secondary plans in south Courtice could advance, detailed ecological information was required to balance development with protecting natural heritage. In support of the key principles of sustainable development and ecosystem integrity in the Official Plan, the Robinson Creek and Tooley Creek Subwatershed Study was commissioned in 2017. Accordingly, this Secondary Plan update intends to implement the recommendations of the Robinson/Tooley Creek Subwatershed Study. This Amendment is based upon the study team's analysis and an extensive public consultation process which included an open -house -style Public Page 29 Attachment 1 Actual Amendment: to Report PSD-027-21 Information Centre in June 2019, a stakeholder workshop that included all Update -area landowners and agencies in early October 2019, and a second open -house -style Public Information Centre later in October 2019. The background reports below provided direction to the policies included in the Secondary Plan. The list of reports is as follows: • Stage 1 Summary Report • Stage 1 Summary Report Appendices o Public Meeting #1 Consultation Summary o Cultural Heritage Assessment Report o Stage 1 Archaeological Assessment Report o Transportation Impact Assessment Report o Servicing, Existing Conditions, Opportunities and Constraints Report • Stage 2 Summary Report • Functional Servicing Report • Transportation Impact Assessment • Planning Rationale Report Existing Part Six Secondary Plans is amended by deleting the `South-West Courtice Secondary Plan' in its entirety and replacing it with the new Secondary Plan as follows: Page 30 Bayview (Southwest Courtice) Secondary Plan MAY 2021 Page 31 Schedules Bayview (Southwest Courtice) Secondary Plan MAY 2021 Page 32 LEGEND cP Community Park Neighbourhood Park Parkette Q Stormwater Management Facilities 0 Cemetery 0 Other Green Spaces 0 utility 0 Low Density Residential 0 Medium Density Residential 0 High Density Residential 0 Neighbourhood Commercial 0 Environmental Protection Area Schedule A - Land Use ® Special Study Area L Preferred School Site ••> Key View Corridors Prominent Intersections 0 Former Employment Lands (Area designated PSEZ and proposed for conversion to permit residential uses) ►i 0 500m Bayview (Southwest Courtice) Secondary Plan Page 33 May 2021 LEGEND 0 Open Spaces 0 Development Land ® Special Study Area Signalized Intersections � Arterial A •••• Arterial B Arterial C Collector Schedule 6 - Road Classification 0 � L 500m Bayview (Southwest Courtice) Secondary Plan Page 34 May 2021 LEGEND cP Community Park NP Neighbourhood Park Parkette Q Stormwater Management Facilities 0 Cemetery L Preferred School Site ....> Key Pedestrian Connections *Trail Connections are Conceptual 0 Environmental Protection Area 0 Other Green Spaces Schedule C - Open Space Network 0 500m Bayview (Southwest Courtice) Secondary Plan Page 35 May 2021 Appendices Bayview (Southwest Courtice) Secondary Plan MAY 2021 Page 36 Appendix A Bayview (Southwest Courtice) Urban Design & Sustainability Guidelines MAY 2021 Separate Document Page 37 Qofla I 3 I Cm Gord Vinson Ave ED om R lun•ulru�r � w �Ir•nn++1 R ullllllurell �nI1E11Nrllr� Illllrruulln 1.�1.1.11 Il.ullR. ME Flt.��lll 11 R Park �D Park ✓� i r17Qo70�1C� —��-- s ■ I ` r I 1 1 Penning Drive ~\ i - _ I Cemetery l -'I► _ _ Ir L � J LEGEND I I South n y Courtice Arena h 1 ' r I � G� I 3 i r ! I � �rrrh.l 6 1 1 'Townline Road N� 0,50 woo I Baseline Road W 0 Low Density Residential 0 Parks ® Special Study Area 0 Medium Density Residential 0 Other Green Spaces • Stormwater Management Ponds 0 High Density Residential 0 Environmental Protection Area - •> Trails & Key Pedestrian Connections 0 Neighbourhood Commercial 0 utility Appendix B - Demonstration Plan 0 500m Bayview (Southwest Courtice) Secondary Plan Page 38 May 2021 1440 Gord Vinson Avenue 00 \/ D A DOWN CRESCENT C1 C�C� D R, ❑� CUmEDEOmo Q omamoaompomaoo GORD VINSON DRIVE ^ moo P❑ �pq 4 °DoU0EO0jQn DOWN CRESCENT 4c$�C_7moD7C7C�UDa I'Jlf ED TO P �� �] Ct �mda ❑o®mCaoOP�OWD�aOpmCLa � CJC��7Q7L q q 8 ° �� � Q $ 0� � Q a m�omm000amamammam�o mmo�,mm�mmq � Q GRANDVIEW DRIVE oaq❑oom�p�00oao0godaD000� P4JOCOmCCCammCo�p� �Qmd� vQO QO�p��p0 ���GIY7Q�WOO7U7m� c V �Q Gomm paom0000mC[7����� � CCO moo= �]oCa 6 e�DO�oodao�o�7mC G4m� y [XTD�Dp Qe� p � SOUTHFIELD AVE e� C00 �wa��[i w B �o000Cda�P00 ��rr��(( tai, Q CLQ➢�70�9�N � � � � L1Q�706IX�o Q dDDE]MOa¢-❑ QUooaam0000maoLL OUDDO ❑aama000maa wool][]�o WCOOMMoD dIUOL10000 ` SE SOUTHGATE DRIVE o V ❑ADO 8 It, a Q pdo❑�❑ o d No�A n O. F f i DRIVE EXTE[y$�y„o „• .o LEGEND Properties with Cultural Heritage Value or Interest Q Designated Under Part IV of Ontario Heritage Act Q Listed on Municipal Heritage Register Properties on Clarington Cultural Heritage Resources List Landscapes with Potential Cultural Heritage Value or Interest Appendix C - Cultural Heritage ►i 1467 Prestonvale Road 1246 Prestonvale Road St. Wolodymyr and St. Ohla Ukrainian Cemetery, Prestonvale Road RAIL 0 500m Bayview (Southwest Courtice) Secondary Plan Page 39 May 2021 Attachment 1 to Report PDS-027-21 Bayview (Southwest Courtice) Secondary Plan May 2020 Page 40 Bayview (Southwest Courtice) Secondary Plan Table of Contents 1 INTRODUCTION............................................................................................................................4 2 PLAN FOUNDATIONS............................................................................................................. 2.1 VISION........................................................................................................................................5 2.2 PRINCIPLES AND OBJECTIVES............................................................................................................5 2.3 COMMUNITY STRUCTURE................................................................................................................8 3 THE ENVIRONMENT, ENERGY, WATER AND UTILITIES....................................................................9 3.1 OBJECTIVES..................................................................................................................................9 3.2 ENVIRONMENTAL PROTECTION AREAS AND NATURAL FEATURES.............................................................10 3.3 GREEN DEVELOPMENT..................................................................................................................13 3.4 STORMWATER MANAGEMENT........................................................................................................13 3.5 UTILITIES...................................................................................................................................15 3.6 URBAN DESIGN AND SUSTAINABILITY GUIDELINES...............................................................................16 4 CULTURAL HERITAGE..................................................................................................................1 4.1 OBJECTIVES................................................................................................................................16 4.2 POLICIES....................................................................................................................................16 5 STREET NETWORK AND MOBILITY...............................................................................................17 5.1 OBJECTIVES................................................................................................................................17 5.2 GENERAL POLICIES.......................................................................................................................17 5.3 ARTERIAL ROADS.........................................................................................................................18 5.4 COLLECTOR ROADS......................................................................................................................19 5.5 LOCAL ROADS.............................................................................................................................20 5.6 REAR LANES...............................................................................................................................21 6 LAND USE AND BUILT FORM.......................................................................................................22 6.1 OBJECTIVES................................................................................................................................22 6.2 GENERAL POLICIES.......................................................................................................................22 6.3 AFFORDABLE HOUSING.................................................................................................................24 6.4 ACCESSORY APARTMENTS..............................................................................................................25 Page 2 of 38 Page 41 Bayview (Southwest Courtice) Secondary Plan 6.5 NEIGHBOURHOOD COMMERCIAL.....................................................................................................25 6.6 Low DENSITY RESIDENTIAL............................................................................................................26 6.7 MEDIUM DENSITY RESIDENTIAL......................................................................................................26 6.8 HIGH DENSITY RESIDENTIAL / MIXED USE..........................................................................................27 6.9 URBAN DESIGN...........................................................................................................................28 6.10 SPECIAL STUDY AREA..................................................................................................................30 6.11 FORMER EMPLOYMENT LANDS (EMPLOYMENT LAND CONVERSION AREA)...............................................31 7 PARKS AND COMMUNITY FACILITIES...........................................................................................31 7.1 OBJECTIVES................................................................................................................................31 7.2 GENERAL POLICIES.......................................................................................................................32 7.3 PARKS.......................................................................................................................................33 7.4 TRAILS......................................................................................................................................34 7.5 SCHOOL SITES.............................................................................................................................34 8 IMPLEMENTATION.....................................................................................................................35 8.1 OBJECTIVES................................................................................................................................35 8.2 POLICIES....................................................................................................................................35 9 INTERPRETATION.......................................................................................................................38 9.1 POLICIES....................................................................................................................................38 SCHEDULES AND APPENDICES Schedule A— Land Use Schedule B — Road Classification Schedule C —Open Space Network Appendix A— Bayview (Southwest Courtice) Urban Design and Sustainability Guidelines Appendix B — Demonstration Plan Appendix C —Cultural Heritage Page 3 of 38 Page 42 Bayview (Southwest Courtice) Secondary Plan 1 Introduction The Bayview (Southwest Courtice) Secondary Plan Area is generally bounded by Townline Road to the west, Robinson Creek to the east, Bloor Street to the north, and the Canadian Pacific (CP) rail corridor and Highway 401 to the south. The Secondary Plan Area is approximately 216 hectares in size, with a built-up area of approximately 106 hectares and an unbuilt area of approximately 110 hectares at the time of this Secondary Plan's adoption. The planned population for the Secondary Plan Area is approximately 7,700 residents and approximately 2,900 units. A Secondary Plan for Bayview (Southwest Courtice) was first developed in 1996. It identified land uses, built form and densities for the northern portion of the study area, while leaving the southern portion identified as "Future Urban Residential." In this future development area, an absence of servicing prevented development from moving forward. Most of the original Secondary Plan area has been built out, or is subject to approved development applications pending construction. This area is primarily made up of single detached residential housing, with townhouses and commercial uses, namely the Prestonvale Plaza, along Bloor Street. A new mixed -use development with a higher density residential building was approved in 2018 for the southeast corner of Bloor Street and Townline Road. The South Courtice Arena, a major recreational facility, is also located in the area as well as the St. Olha and St. Wolodymyr Ukrainian Cemetery. Municipal servicing is now being constructed to serve the remaining portion of the Bayview Neighbourhood, necessitating an update to the Secondary Plan. The Secondary Plan area includes the Bayview Neighbourhood as identified in the previous Southwest Courtice Secondary Plan. It also includes a portion of the Courtice Employment Lands immediately to the south (see "Former Employment Lands" in Schedule A). The Municipality has submitted a request to re- designate these lands to permit residential uses, and this proposed conversion will be considered as part of Durham Region's Municipal Comprehensive Review. If these lands are not converted, this Secondary Plan will be amended accordingly. The purpose of this Secondary Plan is to establish goals and policies to guide development within the southern, undeveloped portion of the Bayview Neighbourhood, as it is implemented through subdivision, zoning and site plan control. The Urban Design and Sustainability Guidelines included in Appendix A support the policies of this Secondary Plan and will also be used to guide development. Page 4 of 38 Page 43 Bayview (Southwest Courtice) Secondary Plan 2 Plan Foundations The vision, principles and community structure within this section of the Secondary Plan provide the foundation upon which the goals and policies of the Secondary Plan are based. 1 Vision The Bayview (Southwest Courtice) Secondary Plan envisions the Bayview Neighbourhood to be a predominantly low-rise residential community with walkable streets, a diversity of housing types, accessible and versatile parkland, and enhanced and protected natural features. The variety of housing choices will include detached and semi-detached houses, townhomes, duplexes and triplexes, and apartment buildings. Among these will be affordable housing options for individuals and families. Three Neighbourhood Parks will provide gathering places, and natural features associated with Robinson Creek will support a trail network. A primary school and the South Courtice Arena will also be within walking or biking distance for most residents. Mixed use developments along Bloor Street will provide commercial amenities and encourage walking and social interaction. With leafy streets and a wealth of open spaces, the community will have a strong green character, and, with a range of other environmental design features such as low impact development for stormwater and low -carbon homes, it will support the sustainability goals of Priority Green Clarington and the Clarington Official Plan. 2.2 Principles and Objectives The Bayview (Southwest Courtice) Secondary Plan is based on the following eight principles, each of which is supported by a set of objectives for the community. 2.2.1 Support a high quality of life for households of all sizes, ages and incomes Objectives: a) Accommodate a diverse population of at least 7,700 persons. b) Provide a range of housing densities, tenures, and types. c) Integrate affordable housing opportunities. d) Create a public realm of streets, parks and other open spaces that is inviting, comfortable and safe. e) Ensure residents have convenient access to basic commercial amenities and community facilities by all modes of travel. Page 5 of 38 Page 44 Bayview (Southwest Courtice) Secondary Plan f) Ensure compatibility among land uses and housing types. 2.2.2 Protect, enhance and value significant natural features Objectives: a) Promote development and human activity that does not have adverse impacts on natural heritage and hydrologically sensitive features, and their ecological functions. b) Establish a network of natural green corridors along the Robinson Creek and its associated tributaries and valleylands, linked to other natural heritage features. c) Implement the recommendations and strategies contained in the Robinson Creek and Tooley Creek Subwatershed Study. d) Integrate stormwater management with the open space system while minimizing impacts on the natural environment. e) Ensure that significant natural features are highly visible and contribute to the character of the neighbourhood. f) Significantly increase the tree canopy throughout the Bayview Neighbourhood and support woodland coverage targets for the subwatershed. 2.2.3 Promote environmental sustainability, energy efficiency and resilience Objectives: a) Ensure the Secondary Plan Area is developed on the basis of full municipal sanitary sewer, storm sewer and water services. b) Design buildings, infrastructure and the neighbourhood as a whole to high standards for energy and water conservation. c) Design buildings, infrastructure and open spaces to mitigate the impacts of severe storms, flooding and droughts. d) Integrate opportunities for renewable energy and district energy systems in the design of the neighbourhood. e) Design for a low -carbon community. 2.2.4 Conserve and integrate significant and valued cultural heritage resources Objectives: Page 6 of 38 Page 45 Bayview (Southwest Courtice) Secondary Plan a) Conserve and reuse culturally significant historic buildings and their immediate landscapes. b) Assess, recover and protect Indigenous and Euro-Canadian archaeological resources. c) Interpret the area's cultural heritage within the public realm. 2.2.5 Connect the neighbourhood to the broader community and region by all modes of travel Objectives: a) Establish new or improved road and active transportation connections to existing and planned destinations east of Robinson Creek. b) Ensure the road network facilitates the use of public transit, walking and cycling. c) Establish an interconnected network of trails and other active transportation facilities within the neighbourhood, linked to the broader municipal network. d) Establish inviting, comfortable transit stops within the neighbourhood. e) Ensure streets, buildings and parking facilities can adapt to changes in travel behavior and new transportation technologies. 2.2.6 Encourage social interaction and outdoor activity Objectives: a) Ensure parks and other public open spaces are highly visible, accessible, and usable. b) Ensure parks contain a range of neighbourhood -scale facilities for residents of all ages and abilities. c) Use significant natural features, stormwater management facilities and other public open spaces to enhance the character of, and connectivity within, the parks and open space network. d) Ensure all streets are designed to encourage walking. 2.2.7 Create a distinct character and memorable sense of place for the neighbourhood Objectives: Page 7 of 38 Page 46 Bayview (Southwest Courtice) Secondary Plan a) Ensure trees are planted in the public and private realms to define streetscopes and parks over time. b) Achieve mixed use development on Bloor Street that helps to enliven the streetscape. c) Integrate public art into the design of parks, streets and other public spaces. d) Ensure there is architectural variety within each block and along each street within the neighbourhood e) Ensure buildings, streets and landscapes embody design excellence, have a distinct character and create a memorable sense of place. 2.2.8 Develop the neighbourhood in an orderly, coordinated and cohesive fashion Objectives: a) Ensure roads and municipal services required for any part of the neighbourhood are in place and operative prior to or coincident with development b) Ensure development proceeds based on the sequential extension of municipal services. c) Ensure each phase of development is contiguous to a previous phase. d) Ensure lot patterns are rational and efficient to achieve adequately sized lots and well-defined street frontages and discourage remnant parcels. 2.3 Community Structure The vision, principles and objectives for the Bayview Neighbourhood are supported by a community structure comprised of the following, as reflected in Schedule A: 2.3.1 Environmental Protection Areas: Environmental Protection Areas along the Robinson Creek valley largely define the eastern boundary of the Secondary Plan Area and the development potential in the southern area of the neighbourhood. 2.3.2 Street Network: Collector streets will provide direct connections to the arterial roads that frame the neighbourhood. They will function as neighbourhood spines and the framework for a grid -like network of local streets that support a highly walkable and accessible neighbourhood. Page 8 of 38 Page 47 Bayview (Southwest Courtice) Secondary Plan 2.3.3 Public Open Spaces: Bayview will be anchored by three new Neighbourhood Parks in addition to Rosswell Park: one located adjacent to the Robinson Creek valley, one on Townline Road, adjacent to a future elementary school, and one on the north side of Townline Road, west of Prestonvale Road. 2.3.4 Bloor Street Mixed Use Corridor: As a Regional Corridor, planned for higher order transit, Bloor Street will be the primary location for high -density housing and commercial amenities for the neighbourhood, in accordance with the Regional Official Plan. 2.3.5 Low -Density and Medium -Density Residential Areas: South of the Regional Corridor, Bayview will consist predominately of low-rise residential areas that include low and medium density developments. These areas will grow and evolve over time to accommodate a mix of housing types and forms. 2.3.6 Prominent Intersections: Development at the intersection of Bloor Street and Townline Road South shall be designed with high -quality building materials to emphasize the importance of the intersection. Buildings located on this intersection will provide direct access to the street and include enhanced landscaping, street furniture and, where appropriate, public art. 3 The Environment, Energy, Water and Utilities 3.1 Objectives a) Ensure development and human activity does not have adverse impacts on natural heritage and hydrologically sensitive features, and their ecological functions. b) Use the Environmental Protection Areas along Robinson Creek and its associated tributaries and valleylands as a spine to link to other natural heritage features throughout the neighbourhood. c) Implement the recommendations and strategies contained in the Robinson Creek and Tooley Creek Subwatershed Study. d) Integrate stormwater management with the open space system while minimizing impacts on the natural environment. e) Ensure significant natural features are highly visible and contribute to the character of the neighbourhood. Page 9 of 38 Bayview (Southwest Courtice) Secondary Plan f) Significantly increase the tree canopy throughout the Bayview Neighbourhood and support woodland coverage targets for the subwatershed. g) Design buildings, infrastructure and the neighbourhood as a whole to high standards for energy and water conservation. h) Design buildings, infrastructure and open spaces to mitigate the impacts of severe storms, flooding and droughts. i) Integrate opportunities for renewable energy in the design of the neighbourhood. j) Design for a low -carbon community. 3.2 Environmental Protection Areas and Natural Features 3.2.1 Natural heritage features and environmentally sensitive areas in Bayview are identified as Environmental Protection Areas on Schedule A and C of this Secondary Plan. 3.2.2 There are a number of additional environmentally sensitive terrestrial features and areas, natural heritage features and hydrologically sensitive features and areas which, due to inadequate information or the nature of the feature or area, are not shown on Schedules A or C of this Secondary Plan. These features are also important to the integrity of the natural heritage system and may be identified on a site -by -site basis for protection through the review of a development application or other studies, including work related to new infrastructure, roads and servicing. 3.2.3 All development shall adhere to the policies of the Clarington Official Plan as it pertains to the policy areas of the natural heritage system in Section 3.4, the Watershed and Subwatershed Plans policies in Section 3.5, the Hazards policies in Section 3.7 and the Environmental Protection Areas policies in Section 14.4. 3.2.4 In addition to policy 3.2.3, the Robinson Creek and Tooley Creek Subwatershed Study (Subwatershed Study) shall form the basis for any study undertaken regarding the natural heritage system. More detailed studies may refine on a site by site basis the recommendations from the Subwatershed Study; however, the study must address the matters raised by the Subwatershed Study, including linkages. 3.2.5 For those properties not assessed for Headwater Drainage Features in the Subwatershed Study or where agricultural fields have gone fallow, Headwater Drainage Feature Assessments may be required prior to any Page 10 of 38 Page 49 Bayview (Southwest Courtice) Secondary Plan development in order to accurately assess hydrologic functions of these features. 3.2.6 A trail system shall be designed and built that connects the neighbourhood to the Robinson Creek lands, while protecting and enhancing the natural features and functions of these lands. The trail system may include pathways, pedestrian bridges, lookouts and seating areas, to the satisfaction of the Conservation Authority and the Municipality. Trails identified on Schedule B shall be assessed as part of an Environmental Impact Study being undertaken on adjacent lands. 3.2.7 Where an Environmental Impact Study or other site -specific study required as part of development proposals within 120 metres of a natural heritage feature or where updated information from the Province or Conservation Authority results in refinements to the boundaries of the natural heritage feature or its related vegetation protection zone, such refinements shall not require an amendment to the Clarington Official Plan or this Secondary Plan. 3.2.8 Where the valley system is considered confined, the extent of the valley is determined based on either the visible and discernible Top of Bank or the Long -Term Stable Slope, whichever is greater. A vegetation protection zone of 15 metres as per Table 3-1 of the Clarington Official Plan is required from the valley feature. 3.2.9 Proponents will be required to revegetate the vegetation protection zone in keeping with the Environmental Impact Study recommendations. 3.2.10 The alteration to the natural state of watercourses and creeks is discouraged and shall require approval by the Conservation Authority, the Municipality, and other agencies as required. Any proposal to alter a section of a watercourse must be justified through appropriate studies and reports as required by the Official Plan, demonstrate a net gain to the feature and function of the watercourse and riparian corridor, maintain or improve its ecological state and incorporate natural channel design features to the satisfaction of the Conservation Authority and the Municipality of Clarington. 3.2.11 The preservation of mature trees within and outside of the Environmental Protection Area designation is strongly encouraged in order to fully derive benefits relating to microclimate, wildlife habitats, hydrology and scenic quality. In this regard, mitigation measures such as tree protection fencing, silt fence/sedimentation control, dust control, and protection of Page 11 of 38 Page 50 Bayview (Southwest Courtice) Secondary Plan soil moisture regime shall be utilized during construction adjacent the Environmental Protection Areas. 3.2.12 All private development shall contribute to the woodland cover target for the watershed in keeping with the outcome of the Robinson Creek and Tooley Creek Subwatershed Study and in accordance with Environment Canada's target for woodland cover. 3.2.13 Through development, the planting of new trees shall be required in public spaces and encouraged in private spaces to fully derive benefits relating to microclimate, wildlife habitats, hydrology and scenic quality. New trees shall be non-invasive, tolerant of expected conditions and where possible of the largest size and maturity that the planting location permits. 3.2.14 Consultation is required with the Municipality prior to the removal or any trees and shrubs. Where trees and shrubs are destroyed or harvested pre- maturely prior to Municipal approval, in -situ compensation will be calculated at a 3:1 ratio. 3.2.15 The Subwatershed Study referenced in Policy 3.2.4 also identifies "Low Constraint Areas", comprising features in which development intrusion is not restricted by existing policies and regulations. It is encouraged that these features be incorporated into site -level plans where possible to avoid net loss of natural cover. 3.2.16 The Subwatershed Study referenced in Policy 3.2.4 identifies and assesses a number of Headwater Drainage Features. Those identified as "protection" are included in the Environmental Protection Area designation. For those Headwater Drainage Features identified as "conservation", applications for development shall, in consultation with the Conservation Authority: a) Maintain, relocate on site and/or enhance the drainage feature and its riparian corridor; b) If catchment drainage will be removed due to diversion of stormwater flows, restore lost functions through enhanced lot level controls as feasible; c) Maintain or replace on -site flows using mitigation measures and/or wetland creation, if necessary; d) Maintain or replace external flows to the extent feasible; and e) Use natural channel design techniques to maintain or enhance the overall productivity of the reach. Page 12 of 38 Page 51 Bayview (Southwest Courtice) Secondary Plan 3.2.17 Headwater Drainage Features that have been relocated and the associated riparian corridors established by permissions in policy 3.2.16 shall be considered to be designated Environmental Protection Area and shall be zoned appropriately to prohibit development. 3.3 Green Development 3.3.1 In accordance with Clarington Official Plan Policy 5.6.5, development applications will be required to include a Sustainability Report that indicates how the development meets the sustainable development policies and objectives contained within the Clarington Official Plan and this Secondary Plan. 3.3.2 All development shall be encouraged to meet high standards for energy efficiency and sustainability in building design and construction. The use of energy efficient lighting and appliances, passive building standards and high-performance building envelopes shall be encouraged to reduce the amount of energy required to heat and cool buildings. 3.3.3 All development shall be encouraged to incorporate energy and water conservation measures, including consideration for renewable and/or alternative energy systems, such as solar panels. Individual buildings shall be encouraged to accommodate solar panels, a green roof or high albedo surfaces, or a combination of these. 3.3.4 Landscape design should maximize infiltration through "soft" landscape features and include hardy, native plantings and trees that provide shade. 3.3.5 All development will be encouraged to meet high standards for the use of Low Impact Development strategies and minimize impermeable surfaces, to aid in stormwater infiltration. 3.4 Stormwater Management 3.4.1 Stormwater management ponds and their associated open spaces shall generally be located in accordance with Schedules A and C of this Secondary Plan. 3.4.2 Stormwater management facilities, such as ponds and Low Impact Development features, shall be incorporated in the Secondary Plan Area to mitigate the impacts of development on water quality and quantity, consistent with the Robinson Creek and Tooley Creek Subwatershed Study and the policies of Section 20 of the Clarington Official Plan. Such facilities Page 13 of 38 Page 52 Bayview (Southwest Courtice) Secondary Plan shall not be located within natural heritage features or Environmental Protection Areas. 3.4.3 Subject to a technical study to the Municipality's satisfaction prior to or at the time of a development application for affected lands, the stormwater management pond west of Prestonvale Road and north of the EPA may be used as a temporary facility but ultimately may be replaced by the facility planned on the east side of Prestonvale Road. Any lands identified for stormwater management not required for such facilities may be used for Low and/or Medium Density Residential uses without amendment to this Secondary Plan. 3.4.4 The precise siting of stormwater management facilities shall make use of natural drainage patterns to minimize the risk of flooding. Stormwater management facilities will not drain lands located in another subwotershed. 3.4.5 Stormwater management facilities shall include the installation of naturalized landscaping and accommodate trails and seating areas where appropriate. 3.4.6 Proposed stormwater management quality, quantity, erosion control and water balance for ground water and natural systems may be assessed during the development approval process to determine the impact on the natural heritage system and environmental features. 3.4.7 The submission of the following plans and reports shall be required to determine the impact of stormwater quality/quantity, erosion and water balance of the proposed development. All reports shall be prepared in accordance with the Robinson Creek and Tooley Creek Subwatershed Study, including: a) Stormwater Management Report and Plan; b) Erosion and Sediment Control Plan; c) Servicing Plans; d) Grading Plans; e) Geotechnical reports; f) Hydrogeologic reports; and g) Other technical reports as deemed necessary. Page 14 of 38 Page 53 Bayview (Southwest Courtice) Secondary Plan 3.4.8 The Stormwater Management Report and Plan identified in Policy 3.4.7 shall explore and consider the feasibility of and opportunities to implement such Low Impact Development measures as: a) Permeable hardscaping; b) Bioretention areas; c) Exfiltration systems; d) Bioswales and infiltration trenches; e) Third pipe systems; f) Vegetation filter strips; g) Green roofs (multi -unit buildings); h) Rainwater harvesting; and i) Other potential measures. 3.4.9 Stormwater management plans shall demonstrate how the water balance target set in the Robinson Creek and Tooley Creek Subwatershed Study is achieved. 3.4.10 Stormwater management for all development shall be undertaken on a volume control basis and shall demonstrate the maintenance of recharge rates, flow paths and water quality to the greatest extent possible. Peak flow control and the maintenance of pre -development water balance shall be demonstrated. 3.4.11 High Volume Recharge Areas shall maintain a pre -development water balance. 3.4.12 Development of all low- and medium -density dwellings shall demonstrate the use of an adequate volume of amended topsoil or equivalent system to improve surface porosity and permeability over all turf and landscaped areas beyond three metres of a building foundation and beyond tree protection areas. 3.5 Utilities 3.5.1 Telecommunications/communications utilities, electrical stations or sub- stations, mail boxes or super mail boxes and similar facilities should be incorporated and built into architectural or landscaping features, rather than being freestanding, wherever possible. They should be compatible with the appearance of adjacent uses and include anti -graffiti measures. Page 15 of 38 Page 54 Bayview (Southwest Courtice) Secondary Plan 3.5.2 Super mail boxes shall not be located in a municipally owned park. 3.6 Urban Design and Sustainability Guidelines 3.6.1 The Urban Design and Sustainability Guidelines contained in Appendix A provide directions in the form of design guidance and strategies to implement the vision and objectives of the Secondary Plan. If there is a conflict between the Secondary Plan policy and the Guidelines, Secondary Plan policy prevails. 4 Cultural Heritage 4.1 Objectives a) Conserve and adaptively reuse culturally significant historic buildings and their immediate landscapes. b) Assess, recover and protect Indigenous and Euro-Canadian archaeological resources. c) Interpret the area's cultural heritage within the public realm. 4.2 Policies 4.2.1 The conservation and enhancement of significant cultural heritage resources shall be consistent with the policies of Section 8 in the Clarington Official Plan and all relevant Provincial legislation and policy directives. 4.2.2 The Municipality will determine if a Cultural Heritage Evaluation Report is required prior to development on or adjacent to any properties that are identified on the Municipality of Clarington Cultural Heritage Resource List, and any properties that have been identified as having potential cultural heritage value or interest. 4.2.3 A Heritage Impact Assessment shall be conducted prior to development on or adjacent to properties that are designated under Part IV of the Ontario Heritage Act, or properties for which a Cultural Heritage Evaluation Report has been conducted and determined that the properties meet the criteria for cultural heritage value or interest as prescribed in O. Reg. 9/06, as amended, or any successors thereto. 4.2.4 Cultural Heritage Evaluation Reports and Heritage Impact Assessments shall consider and provide strategies for the conservation and protection Page 16 of 38 Page 55 Bayview (Southwest Courtice) Secondary Plan of cultural heritage resources, including the potential for in situ conservation. 4.2.5 Public art and/or other interpretive features recalling the area's cultural heritage shall be integrated into the design of public open spaces within the neighbourhood. 4.2.6 Properties of cultural heritage value or interest within the Secondary Plan area are identified in Appendix C. Additions, deletions, and alterations to Appendix C are permitted without amendment to this Secondary Plan. 5 Street Network and Mobility 5.1 Objectives a) Establish new or improved road and active transportation connections to existing and planned destinations east of Robinson Creek. b) Ensure the road network facilitates the use of public transit, walking and cycling. c) Establish an interconnected network of trails and other active transportation facilities within the neighbourhood, linked to the broader municipal network. d) Establish transit stops within the neighbourhood. 5.2 General Policies 5.2.1 The transportation policies contained in Section 19 of the Clarington Official Plan and the policies of this Secondary Plan shall apply with regard to the transportation network of the Secondary Plan Area. Schedule B identifies the road classification and pedestrian facilities network planned for the area. 5.2.2 Development will be structured by an interconnected and grid -like network of streets that facilitate direct pedestrian, cyclist and vehicular movement throughout the community. 5.2.3 Development will be structured to provide a pedestrian oriented community by integrating pedestrian linkages and multi -use pathways to supplement the grid -like network of streets. See Section 7.4 for policies regarding the trail network. 5.2.4 The precise public right-of-way widths and locations for all Arterial and Collector Roads within the Secondary Plan Area shall be confirmed through Phases 3 and 4 of the Southwest Courtice Municipal Class Environmental Assessment, if necessary or appropriate. Page 17 of 38 Page 56 Bayview (Southwest Courtice) Secondary Plan 5.2.5 All owners of private properties fronting the public right-of-way are encouraged to provide trees within the landscaped open space area in their front yard setback. 5.2.6 Crosswalks at intersections shall be well marked. Raised crosswalks or tabletop intersections shall be considered. 5.2.7 The network of streets shall be supplemented by landscaped mid -block pedestrian connections that break up long blocks to further enhance the pedestrian permeability of the area, the efficiency and variety of pedestrian routes, and access to transit. Mid -block pedestrian connections should have a minimum width that accommodates a multi- use path with landscaping on both sides to provide a buffer to any adjacent private spaces. 5.2.8 On -street parking will be encouraged at appropriate locations on all Collector Roads and Local Roads in order to provide for anticipated parking needs and to assist in calming traffic movement and thereby enhancing pedestrian safety. 5.2.9 Pedestrian -friendly roundabouts may be considered at the intersections of two arterial roads, two collector roads or an arterial road, a collector road, and/or a collector road and a key local road. Roundabouts shall have special landscaping features. 5.3 Arterial Roads 5.3.1 Townline Road, which is under municipal jurisdiction, shall be extended to run east -west through the Secondary Plan Area and intersect with Prestonvale Road as shown on Schedule B. This new section of Townline Road shall be a Type B Arterial Road with a public right-of-way width of 36 metres. 5.3.2 Prestonvale Road, between Bloor Street and the future intersection with Townline Road is classified as a Type C Arterial Road, and is under municipal jurisdiction. 5.3.3 The portion of Prestonvale Road that crosses the railway and intersects with Baseline Road West will be included in a Special Study that considers a potential Future Freeway Interchange and other transportation improvements in the immediate area (see Policy 6.9). In the interim, the Municipality, in consultation with Metrolinx, may terminate Prestonvale Road at the railway to eliminate the at -grade crossing. Page 18 of 38 Page 57 Bayview (Southwest Courtice) Secondary Plan 5.3.4 In the event that a Future Freeway Interchange is located at Prestonvale Road as shown on Map J2 of the Clarington Official Plan, the portion of Prestonvale Road located between the interchange and the intersection with Townline Road will be classified as a Type B Arterial Road. 5.3.5 Arterial Roads will generally be designed in accordance with the requirements set out in Appendix C, Table C-2 of the Clarington Official Plan and consistent with the Bayview (Southwest Courtice) Urban Design and Sustainability Guidelines (Appendix A to this Secondary Plan). Arterial Roads shall include the following elements: a) A multi -use path including appropriate signage and/or pavement markings on at least one side of the right-of-way; b) Where a multi -use path is not feasible, bike lanes shall be provided within the right-of-way; c) A sidewalk shall be provided on at least one side of the right-of-way; d) A planting and furnishing zone shall be provided on both sides of the right-of-way; e) A further planting zone will be encouraged between the sidewalk and residential property setbacks on one or both sides of the right-of-way; f) Appropriate road scale lighting is encouraged to be provided at the pedestrian scale to contribute to the safety and comfort of the streetscape; and g) Lighting shall be downcast to reduce light pollution. 5.3.6 A further extension of Townline Road east of Prestonvale Road may cross the Robinson Creek Valley and its associated flood plain. The design of this section of the road shall ensure that there are no upstream flooding impacts. 5.4 Collector Roads 5.4.1 In conjunction with further development within the Secondary Plan Area, Fenning Drive will be extended to the south and east, intersecting with Prestonvale Road as shown on Schedule B. This new section of Fenning Drive shall be a Collector Road. 5.4.2 Collector Roads shall be designed in accordance with the road classification criteria in Appendix C, Table C-2 of the Clarington Official Plan and include the following design standards: a) A minimum of two through lanes shall be provided, the right-of-way Page 19 of 38 Page 58 Bayview (Southwest Courtice) Secondary Plan may include a turning lane at junctions and intersections; b) A clearly marked on -street bicycle lane shall be provided on Collector Roads on both sides of the right-of-way; c) Planting and furnishing zones are encouraged on both sides of the right-of-way; d) A further planting zone will be encouraged between the sidewalk and residential property setbacks on one or both sides of the right-of-way e) A sidewalk shall be provided on both sides of the right-of-way set back from the curb or otherwise buffered from active lanes of traffic; f) Appropriate lighting is encouraged to be provided to contribute to the safe function of the roadway as well as the safe and appropriate lighting of the pedestrian realm; and g) Lighting should be downcast to reduce light pollution. 5.5 Local Roads 5.5.1 All development shall provide new Local Roads in accordance with the policies of this Secondary Plan. Local Roads will feature sidewalks and street trees on both sides to enhance the tree canopy and reinforce the neighbourhood's green character. New Local Roads shall be designed in accordance with the road classification criteria in Appendix C, Table C-2 of the Clarington Official Plan and include the following design standards: a) On -street parking shall be available on either side of the right-of-way; b) Sidewalks are encouraged to be provided on both sides of Local Roads; c) A planting and furnishing zone shall be provided on both sides of Local Roads. d) Appropriate lighting is encouraged to be provided to contribute to the safe function of the roadway as well as the safe and appropriate lighting of the pedestrian realm; and e) Lighting shall be downcast to reduce light pollution. 5.5.2 Where a Local Road is aligned with a Key View Corridor (see Schedule A and policy 7.2.8), such Local Roads are strongly encouraged to reflect the conceptual cross section for Key Local Roads contained in the Urban Design and Sustainability Guidelines (Appendix A to this Secondary Plan). Key features of this cross section include sidewalks and street trees on both sides, to encourage pedestrian activity, enhance the tree canopy, and reinforce the neighbourhood's green character. Page 20 of 38 Page 59 Bayview (Southwest Courtice) Secondary Plan 5.5.3 Window streets, where they are necessary, may have a right-of-way less than 17 metres, subject to the approval of the Municipality. 5.5.4 Future Local Roads identified in Appendix B are illustrative; their alignments may be modified without amendment to this Secondary Plan. 5.6 Rear Lanes 5.6.1 Public rear lanes are encouraged to support safe and attractive streets by eliminating the need for driveways and street -facing garages. 5.6.2 Public rear lanes can provide alternative pedestrian routes through a community and shall provide a safe environment for pedestrian and vehicle travel. 5.6.3 Public utilities may be located within public rear lanes subject to functional and design standards established by the Municipality. 5.6.4 Rear lanes shall be designed in accordance with the road classification criteria in Appendix C, Table C-2 and include the following design standards: a) Lanes shall allow two-way travel and incorporate a setback on either side of the right-of-way to the adjacent garage wall; b) Lanes shall provide access for service and maintenance vehicles for required uses as deemed necessary by the Municipality and may include enhanced laneway widths and turning radii to accommodate municipal vehicles including access for snowplows, garbage trucks and emergency vehicles where required; c) Lanes shall be clear of overhead obstruction and shall be free from overhanging balconies, trees and other encroachments; d) Lanes shall intersect with public roads; e) No municipal services, except for local storm sewers, shall be allowed, unless otherwise accepted by the Director of Engineering; f) No Region of Durham infrastructure shall be permitted; g) Lanes should be graded to channelize snow -melt and runoff; h) The design of lanes shall incorporate appropriate elements of low impact design including permeable paving where sufficient drainage exists; i) Lanes should be prioritized where development fronts onto an arterial road and for townhouse developments; Page 21 of 38 Page 60 Bayview (Southwest Courtice) Secondary Plan j) Access for waste collection and emergency service vehicles is to be accommodated; k) Access to loading areas should be provided from rear lanes; 1) Appropriate lighting shall be provided to contribute to the safe function of the roadway as well as the safe and appropriate lighting of the pedestrian realm; and m) Lighting shall be downcast to reduce light pollution. 6 Land Use and Built Form 6.1 Objectives a) Accommodate a diverse population of at least 7,700 persons at an overall minimum density of 50 people and jobs per hectare by the year 2031. b) Provide a range of housing densities, tenures, and types. c) Integrate affordable housing opportunities for individuals and families. d) Create a public realm of streets, parks and other open spaces that is inviting, comfortable and safe. e) Ensure residents have convenient access to basic commercial amenities and community facilities by all modes of travel. f) Ensure compatibility among land uses and housing types. g) Ensure there is architectural variety within each block and along each street within the neighbourhood h) Ensure buildings, streets and landscapes are designed to a high standard. 6.2 General Policies 6.2.1 The pattern of land use and the higher order transportation network planned for the area are identified in Schedule A of this Secondary Plan. Minor alterations to Schedule A may occur without amendment to this Secondary Plan through plan of subdivision or site plan approval applications provided such minor alterations are in conformity with Policies 24.1.2 and 24.1.3 of the Clarington Official Plan and the general intent of this Secondary Plan is maintained. 6.2.2 The following land use designations apply within the Secondary Plan Area, the policies for which are contained in this Secondary Plan: Page 22 of 38 Page 61 Bayview (Southwest Courtice) Secondary Plan a) Low Density Residential b) Medium Density Residential c) High Density/ Mixed Use d) Neighbourhood Commercial e) Neighbourhood Park f) Parkette g) Environmental Protection Areas 6.2.3 The following land use designations also apply, the policies for which can be found in the Clarington Official Plan: a) Community Park b) Green Space c) d) Utility 6.2.4 Schedule A also includes two overlay designations that establish where further study is required prior to development: a) Special Study Area; and b) Former Employment Lands. 6.2.5 The planned housing unit and population targets for the Secondary Plan Area are approximately 2,900 units and 7,700 residents. This unit target shall be achieved through a combination of Low Density, Medium Density, and High Density dwelling types across the Secondary Plan area in accordance with the policies of this Secondary Plan and Policy 9.4.5 of the Clarington Official Plan. 6.2.6 The Municipality shall make available data on the housing mix, based on existing and approved development. 6.2.7 Individual site access for any permitted residential use adjacent to an Arterial Road generally shall not be permitted. Rear lanes shall be the preferred option for accessing such sites. Window streets or flankage lots may also be considered. Reverse frontage development should only be permitted within the Secondary Plan Area if there are no other feasible options. Page 23 of 38 Page 62 Bayview (Southwest Courtice) Secondary Plan 6.2.8 Buildings located adjacent to, or at the edge of parks and open spaces, shall include opportunities to overlook and provide pedestrian connections into the parks and open spaces. More specific policies related to park access can be found in Section 7 of this Secondary Plan. 6.3 Affordable Housing 6.3.1 The intent of this Secondary Plan is to support the Municipality's affordable housing objectives by requiring a variety of housing sizes and types and permitting accessory apartments, as per Policy 6.3.5 of the Clarington Official Plan. 6.3.2 Affordable housing is encouraged to locate within the Regional Corridors to provide residents excellent access to public transit. 6.3.3 Affordable housing, including subsidized non -market housing units, is encouraged to be integrated within neighbourhoods and combined in developments that also provide market housing to provide opportunities for a range of housing tenures and prices that support diversity. 6.3.4 New affordable housing and purpose-built rental housing should incorporate barrier -free, universal or flex design features in both common and living areas. 6.3.5 The Municipality should collaborate with public and non-profit housing providers to encourage a supply of subsidized non -market housing units to be included within the housing mix in the Secondary Plan area. 6.3.6 To support the provision of affordable housing units, the Municipality will explore other potential incentives such as reduced or deferred Development Charges, reduced application fees, grants and loans, to encourage the development of affordable housing units. The reduction or deferral of Development Charges shall be done in consultation with the Region of Durham. The Municipality will also encourage Durham Region to consider financial incentives for affordable housing. 6.3.7 As an incentive for the provision of affordable housing, as defined in Section 24.2 of the Clarington Official Plan, reductions in the minimum parking requirement under the Zoning By-law may be considered by the Municipality on a site -by -site basis where housing that is affordable is provided as part of a development proposal. 6.3.8 To facilitate the development of affordable housing units within the Secondary Plan area and in the Municipality, the Landowners Group in the Secondary Plan Area shall provide at their choice either land or a Page 24 of 38 Page 63 Bayview (Southwest Courtice) Secondary Plan contribution of funds to the Municipality for the development of affordable, public or non-profit housing in the community. 6.3.9 The land to be conveyed as provided in Section 6.3.8 shall have an approximate size of 1.5 hectares, be fully serviced and be gratuitously conveyed free and clear of encumbrances. Conveyance shall occur at the time of approval of the first plan of subdivision within the Secondary Plan area. 6.3.10 The contribution of funds as provided in Section 6.3.8 will be through a contribution agreement to be negotiated between the Municipality and the Landowners Group. The contribution of funds shall be at a rate of $400.00 per unit. 6.3.11 Reduction of parking requirements for accessory apartments may be considered if the proposed unit is within a short walking distance of a transit stop. 6.3.12 The Municipality will fast track the approval of development applications that include affordable housing units that are being funded by federal and provincial government programs or non-profit groups. 6.4 Accessory Apartments 6.4.1 Within the Secondary Plan Area, one accessory apartment is permitted within a detached, semi-detached, or townhouse dwelling, and one accessory apartment is permitted within a detached accessory structure subject to the provisions of the Zoning By-law and other relevant regulations. 6.4.2 Within accessory structures, apartments are encouraged to be on the second storey of a detached garage. 6.4.3 Accessory apartments must be registered with the Municipality. 6.5 Neighbourhood Commercial 6.5.1 The Neighbourhood Commercial site on Bloor Street is intended to accommodate small-scale commercial establishments serving the local community, with gross leasable areas generally not exceeding 300 square metres. Drive -through uses shall not be permitted, and direct pedestrian connections shall be provided to the front of retail units. 6.5.2 The minimum height of building shall be two storeys, and mixed use development, with residential units or office space integrated with retail Page 25 of 38 Page 64 Bayview (Southwest Courtice) Secondary Plan uses and/or service uses, shall be encouraged. The design of buildings shall reflect and reinforce the character of the surrounding neighbourhoods. 6.6 Low Density Residential 6.6.1 The predominant use of lands designated Low Density Residential shall be for housing purposes. Other uses may be permitted in accordance with Clarington Official Plan Policies 9.3.1, 9.3.2, and 9.3.3. 6.6.2 The following residential dwelling types in buildings up to three storeys are permitted: a) Detached dwellings; b) Semi-detached dwellings; c) Townhouses; and d) Accessory apartments, as per Policy 6.4 of this plan. 6.6.3 Detached and semi-detached dwelling units shall account for a minimum of 80 percent of the total number of units in the Low Density Residential designation. Townhouses shall account for no more than 20 percent of the total number of units in the Low Density Residential designation. 6.6.4 Other uses, including small scale service and neighbourhood retail commercial uses, which are supportive of and compatible with residential uses, are also permitted in accordance with Policies 9.3.1, 9.3.2 and 9.3.3 of the Clarington Official Plan. 6.6.5 Development on lands designated Low Density Residential shall have an overall minimum density of 13 units per hectare. 6.6.6 Private streets and private lanes are not permitted within the Low Density Residential designation. 6.7 Medium Density Residential 6.7.1 The predominant use of lands designated Medium Density Residential shall be for housing purposes. Other uses may be permitted in accordance with Clarington Official Plan Policies 9.3.1, 9.3.2, and 9.3.3. 6.7.2 The following residential dwelling types are permitted: a) Townhouses; b) Stacked townhouses; c) Apartment buildings; Page 26 of 38 Page 65 Bayview (Southwest Courtice) Secondary Plan d) Dwelling units within a mixed use building; e) Accessory apartments, as per Policy 6.43 of this plan; and f) Other dwelling types that provide housing at the same or higher densities as those above. 6.7.3 Building heights shall be a minimum of 2 storeys and a maximum of 4 storeys. 6.7.4 Other uses, including small scale service and neighbourhood retail commercial uses, which are supportive of and compatible with residential uses, are also permitted in accordance with Policies 9.3.1, 9.3.2 and 9.3.3 of the Clarington Official Plan. 6.7.5 Development on lands designated Medium Density Residential shall have a minimum density of 40 units per net hectare. 6.8 High Density Residential / Mixed Use 6.8.1 The predominant use of lands designated High Density Residential shall be for housing purposes. Other uses may be permitted in accordance with Clarington Official Plan Policies 10.6.6 and 10.6.7. 6.8.2 The following building types are permitted: a) Apartment buildings; and b) Mixed use buildings with commercial uses located on the ground floor and apartment dwelling units on upper floors. 6.8.3 Stand alone retail, service or office is not permitted within this designation. 6.8.4 Building heights shall be a minimum of 7 storeys and a maximum of 12 storeys. 6.8.5 Development on lands designated High Density / Mixed Use shall have a minimum density of 120 units per net hectare. 6.8.6 The highest and most dense forms of development shall be located fronting the Regional Corridor, and built from transitions shall be provided to adjacent low-rise residential areas. Page 27 of 38 Page 66 Bayview (Southwest Courtice) Secondary Plan 6.9 Urban Design 6.9.1 To ensure development in Low Density and Medium Density Residential areas contributes to attractive streetscopes and an inviting, comfortable pedestrian realm, the following policies shall apply: a) Grade -related dwelling units, excluding secondary units, shall have their main entrance visible and accessible from the sidewalk; b) Front double garages without living space directly above them shall be recessed from the front wall of the house; c) Front single garages and double garages with living space directly above them may extend partially beyond the front wall of the house, but this condition shall not dominate the length of the block; d) The width of a driveway generally shall correspond with the width of the garage, although in the case of single garages, a wider driveway may be permitted where it does not prevent soft landscaping in the front yard with a minimum width of three metres; e) Blocks with a concentration of townhouses and/or lots less than 9 metres wide for other housing types shall be encouraged to incorporate rear lanes, f) Buildings on corner lots shall have articulated facades facing both streets; g) Front and exterior side yard porches shall be encouraged. 6.9.2 Where low-rise apartment buildings and stacked townhouses are permitted in Low Density and Medium Density Residential areas, they shall be subject to the following policies: a) Front setbacks should be 4-6 metres; b) Ground -floor units in apartment buildings are encouraged to have their entrances facing the street or a landscaped yard; c) Balconies on apartment buildings and stacked townhouses should be integrated into the overall design of the building fagade; d) Mechanical and electrical equipment on the roof of an apartment building should be screened with durable materials integrated with the design of the building. e) All buildings on corner lots shall address both edges with articulated facades and windows, and blank walls visible from streets or public spaces generally shall not be permitted; Page 28 of 38 Page 67 Bayview (Southwest Courtice) Secondary Plan f) Underground parking for apartment buildings is strongly encouraged; g) Parking may be located at the rear of buildings and is not permitted in the front or exterior side yard of buildings; h) Garbage and recycling storage for apartment buildings should be located within the structure, and garbage and recycling storage for stacked townhouses should be located in a shared Rear Lane, screened from public view. 6.9.3 To ensure development in High Density Residential areas appropriately addresses Bloor Street, supports an active public realm and relates well to its existing and planned context, the following policies shall apply: a) Buildings shall be built close to the front property line to help frame adjacent streets, with setbacks of generally no greater than five metres; b) Primary pedestrian entrances shall be clearly visible and located on a public road frontage or onto public open spaces; c) Access from sidewalks, other pedestrian facilities and public open space areas to primary building entrances shall be convenient and direct, with minimum changes in grade, and shall be accessible and barrier free; d) Ground floors containing commercial space shall have a minimum height of 4.5 metres; e) Long buildings, generally those over 40 metres in length, shall break up the visual impact of their mass with vertical recesses or other architectural articulation and/or changes in material; f) Buildings over six storeys shall incorporate stepbacks to reduce their perceived mass and contribute to a comfortable pedestrian realm, with stepbacks of at least 1.5 metres generally occurring at the seventh storey and, where the height is greater than 10 storeys, at the eleventh storey; g) Buildings shall provide appropriate transitions to adjacent low-rise residential areas, either with a separation distance equal to or greater than the height of the building or through the stepping down of building heights to no more than four storeys at the rear; h) The use of high -quality, enduring materials, such as stone, brick and glass, shall be strongly encouraged; i) Mechanical penthouses and elevator cores shall be screened and integrated into the design of buildings; Page 29 of 38 Page 68 Bayview (Southwest Courtice) Secondary Plan j) Generally, balconies shall be recessed and/or integrated into the design of the building fagade; k) Front patios for ground -floor residential units, where appropriate, should be raised to provide for privacy and a transition between the public and private realms; 1) Vehicular entrances to parking and servicing areas should be consolidated wherever possible, and shared driveways between two properties shall be encouraged; m) Loading and service areas generally shall be located at the rear of the building, and enclosed loading and servicing areas shall be encouraged; n) Where loading and servicing is visible at the rear or side of a building, it shall be screened; o) Parking shall be located in underground or above -ground structures or surface parking lots at the rear of the building. 6.9.4 The relevant Urban Design policies of the Clarington Official Plan shall also apply to all land use areas. 6.9.5 As per Policy 5.4.10 of the Official Plan, the intersection of Bloor Street and Townline Road South is a Prominent Intersection, and therefore the following urban design policies shall apply to the southeast quadrant of the intersection: a) Development shall support the intersection as a community focal point, both visually in terms of building height, massing and orientation, architectural treatment and materials, and landscaping, and functionally in terms of destination uses and public spaces and amenities such as street furniture and public art; b) The tallest buildings in Bayview should be located at the intersection and should contain retail uses and/or service uses on the ground floor; c) A privately owned publicly -accessible plaza should be located at the corner to contribute to the intersection's visual prominence, reinforce its role as a community focal point, improve the relationship of built form to the public right of -way, and contribute to the area's identity. 6.6 Special Study Area 6.6.1 Lands associated with a potential partial interchange at the intersection of Highway 401 and Prestonvale Road / Baseline Road are identified as a Special Study Area on Schedule A. Existing uses on these lands, including Page 30 of 38 Page 69 Bayview (Southwest Courtice) Secondary Plan additions and renovations to existing residential buildings and accessory buildings, and new accessory buildings and structures, may continue. New development on these lands, however, is prohibited until such time that a detailed engineering study of the potential partial interchange is undertaken, and/or the Ministry of Transportation determines that a partial interchange is not required. 6.6.2 The detailed engineering study will determine the ultimate land requirements for the partial interchange, and/or other improvements, and should any lands identified as a Special Study Area on Schedule A be deemed to be surplus to those required for the improvements, the underlying Low Density Residential land use designation shall apply. The underlying Low Density Residential land use designation shall also apply should the interchange no longer be required and is removed from the Clarington Official Plan. 6.6.3 Sanitary service and utility infrastructure required to service the Bayview community is permitted on these lands. 6.7 Former Employment Lands (Employment Land Conversion Area) 6.7.1 In accordance with the Region's Municipal Comprehensive Review process, the Municipality has submitted a written request to convert the area identified as Former Employment Lands on Schedule A and in Appendix B, to a Living Area designation under the Regional Official Plan. If these lands are converted, the underlying land use designation shall apply. 6.7.2 In the event the Former Employment Lands are not converted to permit non-residential uses, this Secondary Plan shall be amended accordingly, including potential refinements to ensure that the Designated Greenfield Area minimum density requirements are achieved. 7 Parks and Community Facilities 7.1 Objectives a) Create a public realm of streets, parks and other open spaces that is inviting, comfortable and safe. b) Ensure residents have convenient access to basic commercial amenities and community facilities by all modes of travel. c) Ensure parks and other public open spaces are highly visible, accessible, and usable. Page 31 of 38 Page 70 Bayview (Southwest Courtice) Secondary Plan d) Ensure parks contain a range of neighbourhood -scale facilities for residents of all ages and abilities. e) Use significant natural features, stormwater management facilities and other public open spaces to enhance the character of, and connectivity within, the parks and open space network. f) Ensure trees are planted in the public and private realms to define streetscopes and parks over time. g) Integrate public art into the design of parks, streets and other public spaces. h) Interpret the area's cultural heritage within the public realm. 7.2 General Policies 7.2.1 Parkland shall be integrated and connected into a broader public realm network that also includes civic/institutional uses, streets, mid -block connections, trails and privately owned publicly -accessible spaces. 7.2.2 The park system, as a whole, shall provide a variety of opportunities for passive and active recreation and be comprised of well -designed spaces that contribute to the area's identity. 7.2.3 Dedication of lands for Parkland shall be in accordance with the Clarington Official Plan. 7.2.4 The general location of all Parkland in the Secondary Plan area is shown on Schedules A and C. 7.2.5 The configuration of Neighbourhood Parks is to be maintained as generally shown on Schedules A and C. The precise size and shape of Neighbourhood Parks shall be determined at the time of development review and approval, based on the parkland provision requirements of Section 18 of the Clarington Official Plan and the objectives and policies of this Secondary Plan. 7.2.6 Parks are encouraged to be bordered by public streets, Environmental Protection Areas, other natural heritage areas, other public facilities such as schools, and the flanks of residential uses. Residential and commercial uses backing onto parks shall be minimized. 7.2.7 Areas conveyed for Parkland purposes will be programmable lands. 7.2.8 The Key View Corridors identified on Schedule A are intended to help ensure the Environmental Protection Area is highly visible and accessible throughout the neighbourhood. Where these corridors terminate at the Page 32 of 38 Page 71 Bayview (Southwest Courtice) Secondary Plan Environmental Protection Area, public open space with a minimum width of 12 metres shall be provided for views to natural features, trail access and passive enjoyment. 7.2.9 Environmental Protection Areas, associated vegetation protection zones and stormwater management areas shall not be conveyed to satisfy parkland dedication requirements under the Planning Act. 7.3 Parks 7.3.1 The following types of parks are included in the Parks designation: a) Neighbourhood Parks; and b) Parkettes 7.3.2 Parks shall be established in accordance with the following: a) Neighbourhood Parks are parks of between 1.5 and 3 hectares in size that provide a variety of amenities, including sports fields. They are located in central locations to allow for good accessibility by walking. All planned school sites shall, wherever feasible, have a Neighbourhood Park abutting them to provide areas of shared amenity. b) Parkettes are parks of between 0.5 and 1.0 hectares in size that provide a variety of amenities, but do not contain sports fields. Parkettes contribute to the variety of leisure and recreation amenities in the community and improve accessibility to park space by walking. 7.3.3 The precise size and location of Neighbourhood Parks shall be determined at the time of development review and approval, based on the parkland provision requirements of Section 18 of the Clarington Official Plan. 7.3.4 Neighbourhood Parks shall be of a size and shape that can accommodate the basic active and low -intensity recreation needs of the neighbourhood residents. The future central Neighbourhood Park east of Fenning Drive shall be integrated with natural areas, stormwater management ponds, and the trail network. 7.3.5 To ensure the Neighbourhood Parks are an accessible and prominent feature of the neighbourhood, a minimum of 60% of their boundaries, excluding where they abut an Environmental Protection Area or stormwater management pond, shall abut a public street. Page 33 of 38 Page 72 Bayview (Southwest Courtice) Secondary Plan 7.3.6 The design of the Neighbourhood Parks shall include play elements suitable for children of all ages, benches and other seating, lawn areas for casual recreation and generous tree planting. Facilities such as basketball courts and splash pads shall also be considered. 7.3.7 Park design should encourage the incorporation of low impact development features into the design. 7.4 Trails 7.4.1 All development shall provide for the implementation of a trail network in accordance with the conceptual location of trails identified as Key Pedestrian Connections on Schedule C. In addition to sidewalks, dedicated cycling facilities and multi -use paths facilities within Residential Areas, this trail network will consist of Primary and Secondary Trails as defined in Section 18.4 of the Clarington Official Plan. The precise location, type and design of trails will be determined through the development approval process and subject to the following: a) Trail design and type will be based on each site's sensitivity in order to minimize environmental impacts and will be designed to accommodate a range of users and abilities. b) Trails will be directed outside of natural areas where possible or to the outer edge of buffer areas. c) Trails will be buffered appropriately from sensitive natural features and stormwater management facilities. d) Trails located adjacent to natural features and stormwater management facilities should incorporate interpretive signage at various locations to promote understanding and stewardship of the features and functions of the natural environment. 7.4.2 Trail locations shall be the subject of an Environmental Impact Study, where appropriate (see Policy 3.2.6). 7.5 School Sites 7.5.1 One primary school is planned to serve the neighbourhood. A potential location adjacent to a Neighbourhood Park is identified on Schedule A. Notwithstanding the preferred location, a school may be developed elsewhere within a Low Density Residential area or Medium Density Residential area without amendment to this Secondary Plan. Page 34 of 38 Page 73 Bayview (Southwest Courtice) Secondary Plan 7.5.2 Should an alternative site be selected for the school, the lands identified for the preferred site shall be developed in accordance with the policies for Low Density Residential areas. 7.5.3 The size and configuration of the school site shall be consistent with the policies and requirements of the School Board and the Clarington Official Plan. 7.5.4 Shared parking between the school and an adjacent or nearby municipal facility or institutional use shall be strongly encouraged. 7.5.5 On -site traffic flow should be considered at the detailed design stage. 8 Implementation 8.1 Objectives a) Ensure roads and municipal services required for any part of the neighbourhood are in place and operative prior to or coincident with development. b) Ensure each phase of development is contiguous to a previous phase. c) Ensure lot patterns are rational and efficient. 8.2 Policies 8.2.1 Applicants shall prepare and update phasing plans for submission with plans of subdivision. The phasing plan shall establish phases of development of the lands and shall provide for the staging of construction of public infrastructure and services in relation to phases of development. The phasing plan shall take into account the responsibility for construction of the public infrastructure and services and shall be considered by the Municipality in enacting amendments to the Zoning By-law and in recommending plans of subdivision for approval 8.2.2 All new development within the Secondary Plan area shall proceed on the basis of the sequential extension of full municipal services through the Regional and Municipal capital works programs and plans of subdivision. 8.2.3 The conveyance of additional land or the contribution of additional funds to facilitate the development of affordable housing beyond the provisions in policies 6.3.8, 6.3.9 and 6.3.10 shall not be utilized as a means to increase the number of units permitted by the Secondary Plan or as a means to not implement the policies of the Secondary Plan. Page 35 of 38 Page 74 Bayview (Southwest Courtice) Secondary Plan 8.2.4 Approval of development applications shall be conditional upon commitments from the appropriate authorities and the proponents of development to the timing and funding of the required road and transportation facilities, parks and community facilities. These works shall be provided for in the subdivision and site plan agreements. Phasing of the development, based on the completion of the external road works, may be required by the Municipality of Clarington. 8.2.5 Approval of development applications shall also be conditional upon commitments from the appropriate authorities and the proponents of development to the timing and funding of required stormwater management, sanitary sewer and water supply facilities. These works shall be provided for in subdivision and site plan agreements. Phasing of development, based on the completion of external sewer and water services, may be implemented if required by the Municipality of Clarington. 8.2.6 The Secondary Plan recognizes that comprehensive planning requires the equitable sharing amongst landowners of costs associated with the development of land. It is a policy of this Secondary Plan that prior to the approval of any draft plan of subdivision, applicants/landowners shall have entered into appropriate cost sharing agreements which establish the means by which the costs (including Region of Durham costs) of developing the property are to be shared. The Municipality may also require, as a condition of draft approval, that proof be provided to the Municipality that landowners have met their obligations under the relevant cost sharing agreements prior to registration of a plan of subdivision. 8.2.7 Every development application, as part of complete application and updated at the time of final approval, shall be accompanied by a policy implementation monitoring report that shall include details regarding the following, if applicable: a) For the development application area: i. Net density by land use designation ii. Number and type of units in conformity to the Plan (height, building type) iii. Total development application unit count iv. Estimated population b) For the entire Secondary Plan Area: Page 36 of 38 Page 75 Bayview (Southwest Courtice) Secondary Plan i. Overall density per hectare and by land use designation e.g. Regional Corridor ii. Number of dwelling units by type iii. Number of units within the built-up area iv. Amount/type of non-residential space and number of jobs c) How the application is implementing the housing policies in Section 8 of the Secondary Plan; d) Number of purpose-built accessory apartments. The Municipality shall provide the most up-to-date data based on proposed and approved development in the Secondary Plan area. 8.2.8 Detailed studies prepared in support of a development application may refine on site by site basis the recommendations of the Robinson Creek and Tooley Creek Subwatershed Study however the study must address the issues raised by the Subwatershed Study. 8.2.9 The Municipality will monitor the policies of this Secondary Plan as part of the regular Official Plan review and propose updates as deemed necessary. 8.2.10 Inherent to the Bayview (Southwest Courtice) Secondary Plan is the principle of flexibility, provided that the general intent and structure of the Secondary Plan are maintained to the satisfaction of the Municipality. As such, it is the intent of the Municipality to permit some flexibility in accordance with Official Plan policy 24.1.5 in the interpretation of the policies, regulations and numerical requirements of this Secondary Plan except where this Secondary Plan is explicitly intended to be prescriptive. 8.2.11 The Bayview (Southwest Courtice) Urban Design and Sustainability Guidelines, including the Demonstration Plan, are contained as an appendix to this Secondary Plan. The Urban Design and Sustainability Guidelines provide specific guidelines for both the public and private sectors. They indicate the Municipality of Clarington's expectations with respect to the character, quality and form of development in the Bayview neighbourhood. The Demonstration Plan illustrates the planning principles that are inherent to the Secondary Plan. It is one example of how the Secondary Plan might be implemented within the Secondary Plan area. The Urban Design and Sustainability Guidelines and Demonstration Plan have been approved by Council, however, do not require an amendment Page 37 of 38 Page 76 Bayview (Southwest Courtice) Secondary Plan to implement an alternative design solution, or solutions at any time in the future. 8.2.12 Schedules included in this Secondary Plan provide further information on policies where indicated, and Appendices provide visual references. 9 Interpretation 9.1 Policies 9.1.1 This Secondary Plan refines and implements the policies of the Clarington Official Plan. Unless otherwise indicated, the policies of the Clarington Official Plan shall continue to apply to this Secondary Plan Area. Where there is a conflict, this Secondary Plan shall prevail. 9.1.2 The land use boundaries shown on Schedule A to this Secondary Plan are approximate, except where they meet with existing roads, valleys or other clearly defined physical features. Where the general intent of this Secondary Plan is maintained to the satisfaction of the Municipality, minor boundary adjustments will not require an amendment to this Secondary Plan. Page 38 of 38 Page 77 Appendix A Bayview (Southwest Courtice) URBAN DESIGN & SUSTAINABILITY GUIDELINES } Clarbgton URBAN STRATEGIES INC . Page 79 TABLE OF CONTENTS 1. INTRODUCTION 4 1.1. OVERVIEW + PURPOSE 5 1.2. STRUCTURE OF THE GUIDELINES 5 1.3 INTERPRETATION AND IMPLEMENTATION OF THE GUIDELINES 5 2. COMMUNITY DESIGN VISION 6 2.1. COMMUNITY VISION 7 2.2. DEMONSTRATION PLAN & COMMUNITY CHARACTER STATEMENT 2.3. COMMUNITY STRUCTURE 9 3. PUBLIC REALM GUIDELINES 12 3.1. STREET NETWORK AND BLOCK PATTERN 13 3.2. STREETS 14 3.3. STREETSCAPES 22 3.4. PARKS & OPEN SPACES 24 3.5. ENVIRONMENTAL PROTECTION AREAS 26 3.6. STORMWATER MANAGEMENT FACILITIES 27 4. PRIVATE REALM GUIDELINES 28 8 4.1. LOW AND MEDIUM DENSITY RESIDENTIAL DEVELOPMENT GUIDELINES 29 4.2. HIGH DENSITY RESIDENTIAL DEVELOPMENT GUIDELINES 33 4.3. NON-RESIDENTIAL DEVELOPMENT GUIDELINES 35 5. GREEN DESIGN GUIDELINES 36 5.1. ENERGY EFFICIENCY 37 5.2. WATER CONSERVATION AND LOW -IMPACT DEVELOPMENT 37 off 0 Page 80 RODU IM Op w (Southwest Courti I A Overview & Purpose The Bayview (Southwest Courtice) Secondary Plan Area is generally bounded by Townline Road to the west, Robinson Creek to the east, Bloor Street to the north, and Highway 401 to the south. The north half of the Bayview Neighbourhood was developed beginning in the 1990s. These guidelines apply primarily to the south half but also will apply to future development and redevelopment in built- up areas of the neighbourhood. The planned population for the Secondary Plan Area is approximately 7,700 residents and approximately 2,900 units. These guidelines build on the Bayview (Southwest Courtice) Secondary Plan, updated in 2021, as well as Priority Green Clarington, which promotes sustainable community design. There is broad recognition that sustainable communities can be created through a focus on standards for the built environment, natural environments and open spaces, mobility, and infrastructure. One of the most impactful ways in which sustainable development can be realized is through the various aspects of community design, including: street networks and block patterns that promote safe and comfortable movement by walking and cycling, - an interconnected system of parks and open spaces that are well integrated with natural features; and the design and layout of blocks, lots and buildings to promote the efficient use of land and infrastructure. The Bayview (Southwest Courtice) Secondary Plan Area provides a policy framework for the development of the Bayview Neighbourhood in a manner that incorporates the highest quality of urban design and sustainability initiatives. The Guidelines provide further direction on how this is to be achieved. 1.3 Interpretation and Implementation of the Guidelines The Bayview (Southwest Courtice) Secondary Plan Urban Design and Sustainability Guidelines are intended to help implement the policies of the Official Plan and Bayview (Southwest Courtice) Secondary Plan, and provide greater clarity on policy intentions respecting overall urban design, streetscapes, built form and environmental sustainability. The Guidelines are to be read in conjunction with the policies of the Official Plan — in particular Chapter 5, Creating Vibrant and Sustainable Urban Places, and Chapter 9, Livable Neighbourhoods — and the policies of the Secondary Plan — in particular Section 3 Environment and Sustainability, Section 5 Streets and Mobility, Section 6 Land Use and Urban Design, and Section 7 Parks and Open Spaces. 1.2 Structure of the Guidelines This document contains four main sections: Section 1 summarize important background information and explains the purpose of the guidelines. Section 2 describes the overall physical vision for the community and conceptually illustrates the vision with a Demonstration Plan. It also describes the community's structuring elements and explains how the guidelines will be implemented. Section 3 contains the public realm guidelines, which will apply to the design of the street network, streetscapes, parks and other open spaces, and stormwater management facilities. Section 4 contains guidelines applicable to the private realm. They include general guidelines about community design and more detailed guidelines for residential development. Section 5 contains green design guidelines. They provide direction for sustainable community design including energy efficiency, water conservation and green roofs. The Guidelines also should be read in conjunction with the Clarington Zoning By-law as it applies to Bayview and the Clarington General Architectural Design Guidelines. The Guidelines build on zoning provisions with more detailed guidance respecting such matters as setbacks and heights and they complement the design intent of the implementing Zoning By-law and provide design guidance specific to Bayview to supplement that provided by the General Architectural Design Guidelines. Where there is conflict between these guidelines and the General Architectural Design Guidelines, these guidelines shall prevail. The Guidelines, in concert with Official Plan policies, Secondary Plan policies, the implementing Zoning By-law and the General Architectural Design Guidelines, including lighting and landscaping guidelines, will be used to evaluate draft plans of subdivision applications and site plan applications in order to ensure that a high level of urban design and sustainability is achieved. Page 82 Urban Design and Sustainability Guidelines *9W &. . I v 0 T. P* tA ;r - - .. t 7 a05 5 V. j .A 1 j4. .7 If 06, A Tj .4 vomn Mims~ AdM6— c �Ba S wes 2.1 Community Vision The following components comprise the physical vision for the community, illustrated in the Demonstration Concept (Figure 2.1): Highly visible, accessible and protected natural heritage features Development and infrastructure will respect and enhance existing natural heritage features and topography. Residents will enjoy park designs and trail networks that provide increased access to natural heritage features while being environmentally sensitive. Accessible public spaces and other amenities for people of all ages and abilities The open space network (see Figure 2.3 Open Space Network) will be comprised of public parks, environmental areas, stormwater management ponds, green spaces and a cemetery. The parkland strategy is built around the Robinson Creek valley and the existing topographic landscape in Bayview. Neighbourhood parks and parkettes will be integrated in accessible locations as amenities and to provide linkages to natural heritage features and other public open spaces. The neighbourhood will be organized around a series of Neighbourhood Parks, which will have the potential to accommodate a range of low -intensity programmed and spontaneous recreational activities. A diversity of low-rise housing forms Bayview will continue to develop as a community with a diversity of housing choices, to accommodate residents of all ages from households of all sizes. Attention to good urban design will ensure the desired range of housing types are integrated seamlessly, resulting in a cohesive community with a distinct identity. The neighbourhood will largely consist of detached, semi- detached and townhome housing forms, with higher density development located along key arterials and at intersections. Development in the neighborhood will provide a variety of housing types, sizes, and architectural styles. An interconnected, pedestrian -oriented street network The grid -like network planned for Bayview will respond to the natural features and existing street network in the area (see Figure 22 Street Network). The network comprises a hierarchy of street classifications to respond to the planned land use and built form in the neighbourhood and the surrounding areas. The street network should frame blocks of regular shape and sized to flexibly accommodate a range of housing types, taking into consideration lot sizing needs, while encouraging walking and cycling. Connectivity in the community will be supported by a network of dedicated cycling and pedestrian facilities, including: on -street cycling lanes, and off-street pedestrian connections, trails, and multi -use paths (see Figure 2.4 Key Pedestrian and Cycling Connections). They will also help connect residents to other community amenities within and outside of the neighbourhood. Streetscapes defined by street trees, private landscaping, and the facades of homes Streetscapes in Bayview will be designed to a high standard, incorporating complete street principles to provide safe and comfortable space for pedestrians, cyclists, transit users, and drivers. The facades of homes and landscaped front yards, not garages and driveways, will be dominant streetscape features. Stormwater management features integrated into the open space network The open space network will incorporate a naturalized stormwater management system by integrating low impact development features into the public realm, and stormwater management ponds that are visually integrated with adjacent parks and natural features. Page 84 Urban Design and Sustainability Guidelines 2.2 Demonstration Plan & Community Character Statement 1 QG7 QJ Q1 C�L;I � I � � ► mmmmagm❑ �CaCV � � — — Gord Vinson Ave— nTnsrrmar)msn —, N R a 3 P- 0 Low Density Residential 0 Medium Density Residential 0 High Density Residential 0 Neighbourhood Commercial 0 Parks 0 Other Green Spaces 0 Environmental Protection Area 0 utility 0 Special Study Area • Stormwater Management Ponds -j Trails & Key Pedestrian Connections 2.1 Demonstration Plan 11 [1 r ll III II I I R111 rr1111oof 11 11It11r111I11111111111111l1 � ^ r11111IIYlFi�� �■ 111IIIIIIIIIIIIk1111Erlklll Y..............ltlil� 11111111ri11111111Ffllllll 11}......1111YIIFIFf 1llrlrrrllYkr1111updur4 -------------IYlltr I1•II1u+Illlpinnl+rn■lun � Illtkllllllllllnll•� ;rlrktlrrt11E1F1111rrItlrRla � Illlrrlkltlill►�� 11il[rlk 1. Ik#11k111111 South it �11y1RrYR11 If� A gob hi j Courtice Arena alR..[�rR[r■ � 1 ■+II■ rll■■R1111rIRM ;lrirrrrr■ F� ♦� m � I ► %% 1 ! % � %%. �V� J g Fermin Drive `�� 11 If ■ � � / • 1 .---- - � 1 ICemeter 1 • _ 1 +--r�, 1 Baseline Road W 8 Bayview (Southwest Courtice) Secondary Plan Page 85 Community Character Statement The Bayview (Southwest Courtice) Secondary Plan envisions a diverse and inclusive community distinguished by mostly low-rise residential housing, highly walkable streets, a range of housing types, accessible and versatile parkland, and enhanced and protected natural features. Street Network Arterial Arterial C Collector Roads Local Streets — Laneways 2.2 Street Network ���a11HK1 � 11 ail 1 � d Elementary c` School c lY 36 m 26 m 23 m 20 m 8.5 m Rosswell Park 2.3 Community Structure The Bayview (Southwest Courtice) Secondary Plan provides the framework for development of the Bayview Neighbourhood that is walkable, enjoyable and accessible. The community is organized around the following, high-level structural elements: • Street Network and Streetscapes • Parks and Open Spaces • View Corridors • Residential Uses • Non -Residential Uses South Courtice Arena netery Page 86 Urban Design and Sustainability Guidelines 9 Street Network and Streetscape The Street Network and Streetscape include major and minor road connections within Bayview, as well as the visual elements of a street, such as the sidewalk, multi- use trails, street furniture and landscape elements. The neighbourhood's street network will be designed under the principle of "complete streets" which will ensure that pedestrians, cyclists, public transportation and vehicles are able to move easily through the community. Open Space Network Parks and Open Space Parks and open space includes the area's natural heritage features, stormwater management facilities, parks and trees. The Secondary Plan Area is traversed by the Robinson Creek and its associated valley- and woodlands. It is the initial structuring element around which the neighbourhood is structured and it will be protected, restored and enhanced in order to serve as the focal point of the community. Parks in Bayview will build off of the neighbourhood's natural heritage. They will be programmed in order to provide amenity space for a wide variety of users of all ages. - • - � LLLUJ L. a o ■ � P Rosswell rn 7�YTG Park oc d a _ y ru School ►° 0 Fe nrive FCemetery Q Parkland Q Natural Areas Q Other Green Spaces Stormwater Management Ponds MqKey View Corridors 2.3 Open Space Network 0 a a` South Courtice Arena cz) U o� a Baseline Road W Townline Road S 'R l ■ 10 Bayview (Southwest Courtice) Secondary Plan Page 87 Key View Corridors Non -Residential Uses Certain views within Bayview are vital to the area's urban Bayview will feature a new school and small scale design and function. Significant views within Bayview will neighbourhood commercial uses. An elementary school be focused toward the neighbourhood's natural heritage will be located in an area of the neighbourhood which is features and Robinson Creek. central, surrounded by green space and easily accessible by multiple modes of transit. Neighbourhood commercial uses Residential Uses will be located along major thoroughfares, making them easily accessible by local residents. An existing utility site Areas designated for residential uses will be planned and located on Townline Road will be maintained designed as accessible, pedestrian -oriented areas that are distinct in character and connected with the broader context of Bayview. Residential areas will include a mixture and diversity of housing types to ensure variety and choice. Key Pedestrian and Cycling Connections IUlULU: r I Rosswell .I South / Parkes I courtice I II I Arena / o ]T]�i v 11 11 ` f 3 I �� •1 / A [ICEUD -(t)IM' I �• I° 1 Of r Elementary, % I + School : + I + I J Fenning Drive ' 40 of _ — — �— — -- — - — — — — — — —t— — Fownline Road S 0 0tv — Hiy64117k , 1 - > Multi -Use Path - > Bike Lanes f - > Trails &Key Pedestrian Connections Baseline Road W �a *Alignments and treatments to be determined � 2.4 Key Pedestrian and Cycling Connections Page 88 Urban Design and Sustainability Guidelines 11 3 PUBLIC REALM GUIDELINES pu is realm is-ty . including publicly owned places an spaces that belong to and are accessibl I - by everyone. The public realm includes .y municijpal s reets, active transportation facilifibs, streetscape elements, parks and other open space, multi -use paths and Trails, environmental protection areas and stormwater management. facilities. 3.1 Street Network and Block Pattern The layout of the street and block network provides the K. framework for development and circulation patterns, for all modes of travel. The following guidelines apply to the design and layout of all existing and planned streets within the Southwest Courtice community. 3.1.1. Street Network and Block Pattern Guidelines: A. Streets should be designed to reflect complete street design principles, balancing the needs of all users. B. The network of collector and local streets should form a grid -like pattern that facilitates direct routes while respecting existing natural features, topography and street networks. The Demonstration Plan in Appendix B conceptually illustrates one option for the local street network but is not intended to be prescriptive. C. Streets should be aligned to provide desirable view corridors and vistas to parks and natural features where possible. In particular, the two view corridors identified in Figure 2.3 should align with public streets. D. Block lengths should be no less than 100 metres and no more than 250 metres. E. Where block lengths exceed 250 metres, mid -block pedestrian connections should be provided. F. Variation in block sizes are encouraged where they facilitate the development of a mix of building typologies. G. Where window streets are unavoidable, reduced front yard setbacks and right-of-way widths are encouraged to reduce the cumulative separation distance between buildings across rights -of -way. H. Cul-de-Sacs are discouraged since they reduce connectivity, increase walking distances and typically result in streetscapes dominated by driveways and garages. I. Where cul-de-sacs are unavoidable, pedestrian connectivity should be preserved as well as sight -lines along the local street with views to the connecting streets and destinations beyond. J. Where the geometry of the arterial road or its future performance may be an issue, the future closure to vehicle traffic of local streets intersecting with the arterial may be considered, while preserving sightlines and pedestrian connections to the arterials. Rear Lanes are particularly encouraged where driveways are restricted but residential frontage is desired, notably behind properties fronting arterial roads. Rear lanes are prioritized for higher -density and/ or mixed -use developments that front onto Arterial Roads and Collector Roads. Parking, servicing and loading areas from these developments should be accessed from Rear Lanes. L. Rear Lanes are also encouraged through blocks where low and medium density forms of housing are dominant, to prevent front garages and driveways from limiting landscaping in front yards and the street rights - of -way. M. Rear Lanes should be designed to consider visitor parking requirements (when private), adequate space for snow clearing and designated space for garbage and recycling bins. N. Rear Lanes must abut a public road and shall not immediately connect to another Rear Lane. 0. Garages fronting onto Rear Lanes should be carefully arranged in groupings to encourage an attractive visual environment. P. The architectural design, massing, detailing, materials, and colours of garages should compliment and reflect the principal dwelling. A variety of garage heights and roof slopes is encouraged. Q. Garages should be sited to allow for access and drainage from the rear yard of the unit to the Rear Lane plus opportunities for landscaping along Rear Lanes. R. Both parking pads and garage shall be set back from the lot line separating the rear yard from the Rear Lanes. S. A house number is to be identified on both, the garage elevation facing a lane or the main entrance elevation facing a public street or park. T. Parking pads should be screened from the rear by a fence and/or landscaping. U. Landscaping and fencing along or adjacent to Rear Lanes should be coordinated and finished with materials, colours and vegetation compatible with the principal dwelling. Page 90 Urban Design and Sustainability Guidelines 13 3.2 Streets Streets in Bayview will be designed as complete streets that reflect the community character and facilitate the efficient movement of vehicles while also encouraging residents to walk and cycle 3.2.1. Arterial Roads Arterial Road design must ensure a balance between the efficient movement of vehicles and transit while also supporting the comfort and safety of pedestrians and cyclists. Given the role of Arterial Roads to move vehicular traffic efficiently through the community, driveway access from Arterial Roads shall be restricted. Rear Lanes are the preferred solution to providing a residential frontage on Arterial Roads, particularly within the Regional Corridor along Bloor Street East. Rear Lanes would allow for parking access from the rear, eliminating the issue of driveway frequency, and address and frontage along the Arterial Road. When Rear Lanes are not possible, alternatives include window streets or cul-de-sacs, but these are discouraged as they diminish the relationship with the arterial and risk creating pedestrian dead zones that are unsafe or disconnected. The pedestrian condition can also be improved by providing for additional setbacks from the arterial through a wider boulevard condition that allows for additional landscaping and buffering from vehicular traffic. There are opportunities on Bloor Street for these measures, where generous tree planting zones and wide sidewalks can be implemented through the redevelopment of properties fronting Bloor. Landscaping along arterials should allow for street trees within and on both sides of the public right-of-way. Generous landscaped buffers should also be used as an opportunity to incorporate Low Impact Development solutions, supporting the Municipality's sustainability goals. Boulevard landscaping should consider opportunities to incorporate all options for low impact development including road -side bioswales or the use of permeable pavers. Permeable pavers should not be used for the public sidewalk or portions of other public space with high pedestrian traffic. Arterial Roads should be designed to promote active transportation in addition to the efficient movement of vehicles. Proximity to green spaces along Townline Road and Prestonvale Road should be taken advantage of to create visual connections with these areas. 14 Bayview (Southwest Courtice) Secondary Plan Page 91 Townline Road Extension The Secondary Plan proposes an extension of the Type B Arterial, Townline Road, providing for an east -west arterial at the southern edge of Bayview. The new neighbourhood will have an active and green frontage along the Townline Road extension. A multi -use path is recommended for the east / north side of the street. Increased setbacks (daylight triangles) may be required where local streets meet the arterial road in order to establish adequate sightlines along the curve of the arterial road, to avoid potentially dangerous intersection conditions. There are two options for the ultimate design of the right- of-way for the Townline Road Extension. Figures 4.1 and 4.2 represent potential ultimate designs for the road, which when fully extended may require two travel lanes in each direction, and may require a centre median with a left turn lane at intersections.. Figure 3.3 illustrates a potential interim condition for the road, prior to its further extension eastward across Prestonvale Road, when only two travel lanes are anticipated to be required. In both the interim and ultimate conditions, the right-of-way width for Townline Road will be 36 metres. Townline Road Cross -Section (Option with Planted Median) oven space I Planting Sidewalk Zone & Fumi Panting 1 Zane i I 8.5 m Rn l l l av n rrl 3.1 Townline Road Extension Cross -Section Option with Median (Arterial B) L 1� Travel Lane .I"_ '-` 17, Travel Planted Travel Travel Planting Multi -use Planuny Setback Lane Median I Lane Lane &Fur mg Trail Zone l Varies Turn Lane zolne 19m � 8.5m �I Roadway Boulevard i 36m R.D.W. *Additional design guidelines for elements within the right-of-way can be found in section 3.3 Page 92 Urban Design and Sustainability Guidelines 15 Townline Road Cross -Section (Option without Planted Median) r • r� I I� Open Space I Planting Sidewalk Planting Travel Travel Travel $ Fun Zooneh Zone Z Lane Lane Lane i I I 9 m — 16m Boulevard Roadway 36m R.D.W. 3.2 Townline Road Extension Cross -Section Option without Median (Arterial B) Townline Road Cross -Section (Interim Condition) Open Space Planting Sidewalk Planting Zone &Furnishing Zone 13m Boulevard 3.3 Townline Road Extension Cross -Section Interim Condition (Arterial B) Lane 10m - Roadway 36m R.O.W. Travel Lan! Travel Planting Multi -use Planting Setback Lane & Furnishing Trail Zane I Varies Zone �I � llm Boulevard *Additional design guidelines for elements within the right-of-way can be found in section 3.3 Plaiting Multi -use PVanting I setback a Furnishing Trail Zone Varies Zone 13m I Boulevard I *Additional design guidelines for elements within the right-of-way can be found in section 3.3 16 Bayview (Southwest Courtice) Secondary Plan Page 93 Prestonvale Road The existing Prestonvale Road is a north -south Arterial running through the east side of the Secondary Plan area. It is a Type C Arterial from Bloor Street south to the future extension of Townline Road, and a Type B Arterial south of that point to Baseline Road. As the portion of Prestonvale that is a Type B Arterial falls within the Special Study Area associated with a potential Future Freeway Interchange, the future configuration and location of this road segment is uncertain and no proposed cross-section is recommended at this time. A prominent feature of Prestonvale should remain the IQ road's frontage onto the Robinson Creek Valley and proposed stormwater management ponds in order to establish a green transition into the new community. The existing cycling infrastructure on Prestonvale Road between Bloor Street and the South Courtice Arena will be extended south until Baseline Road. The generous right-of-way will accommodate provisions for cycle lanes and street trees on both sides of the road. The right-of-way width of 26 - 30 metres should consist of the following preferred elements and dimensions identified in the cross-section below: Prestonvale Road Cross -Section Setback Planting Sidewalk Planiiny Bike Travel Travel Bike Planting Sidewalk Planting Setback Varies I Zone & F Zone �n9 Lane Lane Lane Lane & Fur Cnr�lehm9 zone I Varbes I I I L 7.7m 10.6m 7.7m Boulevard Roadway Boulevard I� 26m R.D.W. 3.4 Prestonvale Road Cross Section (Arterial C) r *Additional design guidelines for elements within the right-of-way can be found in section 3.3 Page 94 Urban Design and Sustainability Guidelines 17 3.2.2. Collector Roads The Fenning Drive and Rosswell Drive Extensions will be the primary entry roads into the south half of the neighbourhood from the arterial roads. Collector roads will have a single travel lane for traffic in each direction. All collector roads will feature street trees and sidewalks on both sides. Fenning Drive & Rosswell Drive Fenning Drive and Rosswell Drive will provide key links in the active transportation network in the community, providing for on -boulevard bike lanes to provide connectivity throughout the neighbourhood and to key amenities. The right-of-way should consist of the following preferred elements and dimensions identified in the cross-section below: Fenning Drive & Rosswell Drive Cross -Section Selbackj%dmik FlaielN& ere Travel Travel coke Pi.W ys sidewalk Setback Varies Fining lane lane Lane Lane w Dame I Varies i i 6m ' 11 m Boulevard j Roadway 23m R.O.W. 3.5 Fenning Drive Cross -Section {Collector) I 6m J Boulevard I *Additional design guidelines for elements within the right-of-way can be found in section 3.3 18 Bayview (Southwest Courtice) Secondary Plan Page 95 3.2.3. Local Roads and Key Local Roads An interconnected grid -like network of Local Roads will be designed to weave together the community with short walkable blocks. Generally, Local Roads will feature a right-of-way width of 20 metres and accommodate a travel lane in each direction with space to accommodate on street parking, with sidewalks and street trees on one side, although sidewalks and street trees are encouraged on both sides of the street. Where a Local Road is aligned with a Key View Corridor (see Figure 2.2 Open Space Network), such Local Roads should be designed as Key Local Roads with sidewalks and street trees on both sides, to encourage pedestrian activity, enhance the tree canopy, and reinforce the neighbourhood's green character. The right-of-way width for Key Local Roads should be 20 metres and consist of the following preferred elements and dimensions identified in the cross-section below: Key Local Road Cross -Section Setback ISidewark Ptaatinq& Travel Travel Parking Prammq& Sidewalk Setback vanes Furnishing m Fumi." I varies acne Lane Lane Lane ne 5.25m Boulevard 3.6 Key Local Roads Cross -Section (Typical) 9 5m 5.25m J Roadway Boulevard 20m R.O.W. *Additional design guidelines for elements within the right-of-way can be found in section 3.3 Page 96 Urban Design and Sustainability Guidelines m 3.2.4. Rear Lanes Rear Lanes are encouraged throughout the community, since they result in more pedestrian -oriented streetscapes. Rear Lanes are particularly encouraged where driveways are restricted but residential frontage is desired, notably behind properties fronting Arterial Roads. Rear Lanes are also encouraged through blocks where medium density forms of housing are dominant, to prevent front garages from limiting landscaping in front yards and the street right- of-way. The right-of-way width of 8.5 metres should consist of the following preferred elements in the cross-section below: Typical Laneway Cross -Section Lane 8.5m R.C.W. 3.7 Laneway Cross Section (Typical) *Additional design guidelines for elements within the right-of-way can be found in section 3.3 In addition to providing rear access to properties and garages, private setbacks can accommodate bins for municipal collections, lighting features, and even basketball nets. 20 Bayview (Southwest Courtice) Secondary Plan Page 97 3.2.5. Roundabouts Roundabouts may be used as an alternative to traditional intersections with stop signs or traffic signals. They can help to calm traffic while also marking gateways and contributing to community identity through landscaping. Guidelines A. A roundabout may be appropriate at the intersection of the Townline Road extension and Prestonvale Road and along Fenning Drive where it intersects with Key Local Roads, subject to approval by the Municipality of Clarington. B. The size and configuration of roundabouts shall meet Regional and Municipal standards. C. Landscape elements within roundabouts must not impede critical sightlines. In addition to calming traffic within the community, roundabouts can be landscaped to enhance the quality of the pedestrian realm, as pictured above in Burlington. D. Roundabouts should feature decorative paving and soft landscaping designed to a high standard and with durable, low -maintenance materials. E. The size of roundabouts should be minimized to avoid diverting and lengthening pedestrian routes through the intersection, and pedestrian crossings should be clearly marked. F. Public art should be considered in designing roundabouts. Page 98 Urban Design and Sustainability Guidelines 21 3.3 Streetscapes Streets are not just for moving people and goods but are also places for social interaction, and their design contributes fundamentally to the character of a community. The guidelines below apply primarily to the boulevards of streets to ensure all of the roles and functions of Bayview's streets are optimized. Guidelines A. Sidewalks should be designed to provide fully - accessible, barrier -free connectivity throughout the community, as per Regional and Municipal standards. B. Sidewalks should have a minimum width of 1.5 metres. Wider sidewalks should be provided adjacent to the elementary school to accommodate groups of pedestrians, and wider side -walks may be appropriate in other locations to encourage street life. Well designed and landscaped curb extensions permit on -street parking and safe pedestrian crossings to coexist C. The space between the sidewalk and the curb should be reserved for street trees, grass or other ground cover, above ground utilities, snow storage, street lighting and, where appropriate, transit shelters, seating and bicycle parking. D. Transit shelters and seating should be provided at all transit stops. E. Curb extensions (bump -outs) may be considered at intersections and mid -block locations to expand the pedestrian zone, accommodate transit shelters and seating, and shorten roadway crossings. F. Street trees should be large canopy species tolerant of droughts and salt, primarily native, non-invasive species that maximize biodiversity. Pollinator species are encouraged. G. Ornamental or flowering trees should be considered for key entry streets. H. Trees of the same species should be planted on both sides of the street, but tree monocultures are to be avoided. aal The location of distinctive street furniture should promote community gathering in well -used areas. 22 Bayview (Southwest Courtice) Secondary Plan Page 99 I. Adequate soil volumes, good soil structure, proper drainage and, where possible, irrigation should be provided to support the long-term health of street trees. The bridging of soil rooting areas below adjacent hard surfaces is encouraged. J. Street lighting will be guided by municipal standards and should focus illumination downward to minimize light pollution and support dark night skies. K. The integration of public art into streetscape elements, such as benches, transit shelters and paving, should be considered. L. Utilities such as gas, hydro, cable, and telecommunications should be located underground, where feasible. Coordinating distinctive street trees can help enhance the quality of place along key corridors, as pictured above along Pickard Gate in the Bayview neighbourhood. Opportunities to integrate public art with necessary infrastructure, such as fencing or retaining walls, should be considered. Page 100 Urban Design and Sustainability Guidelines 23 3.4 Parks and Open Space The Bayview community contains a variety of existing and planned public open spaces. These spaces include the existing Roswell Park and smaller parkettes, as well as three future Neighbourhood Parks. Neighbourhood Parks are to serve the basic active and passive recreational needs of the surrounding residents. The Neighbourhood Parks should be designed as the primary gathering space for residents and to enhance the community's identity and sense of place. 3.4.1. Neighbouorhood Park Design Guidelines A. A minimum of 50% of the boundaries of Neighbourhood Parks, excluding where they abut Environmental Protection Areas, should abut a public street or other public open space. B. Formal entries to parks should be strategically located in order to ensure convenient access for both pedestrians and cyclists from public rights -of -way. C. Facilities in parks should complement those in other areas of the neighbourhood. Creative play structures should be considered to provide engaging and fun learning opportunities for children D. Programming in parks should incorporate a range of active and passive low intensity recreational uses. As per Clarington's Outdoor Recreation Needs Assessment 2020, features and amenities should consider seasonality, year-round use, and existing features and amenities in nearby parks and facilities. E. Pedestrian paths within parks should follow desire lines between intersections and destinations within and beyond the park, including trailheads within the Environmental Protection Areas. F. Secure bicycle parking should be provided in all parks. G. Plantings should generally consist of hardy, native species and provide a transition between park green space and natural areas. H. Landscaping and design of parks should incorporate low impact development features. I. Parks should include furnishings such as benches, other seating and tables. These elements should be coordinated in their design and built of durable, low - maintenance materials. I Public art should be integrated into the design of park facilities or landscape features. Public art that celebrates and/or interprets the area's history and geography is encouraged. Neighbourhood parks should provide a mix of programming, including passive recreational areas for community gathering 24 Bayview (Southwest Courtice) Secondary Plan Page 101 K. Utility infrastructure such as gas, hydro, cable, and telecommunications should be located away from park and open space frontages. L. Alternative methods of screening or integrating utility services may be considered, including covers, wraps or public art features, in compliance with utility authority requirements. 3.4.2. Guidelines for Mid -Block Pedestrian Connections, Multi -Use Paths and Trails Mid -block pedestrian connections will be used to break up long blocks and shorten walking distances. An overall interconnected trail network is critical in supporting connectivity for the Bayview neighbourhood. The trail network provides a secondary network of connections for pedestrians and cyclists, and can be both a safe option for travelling to and from local destinations and for recreational activities. An overall interconnected trail network is critical in supporting connectivity for the Bayview neighbourhood. Guidelines A. Mid -block pedestrian connections should have a minimum width that accommodates a multi -use path with landscaping on both sides to provide a buffer to any adjacent private spaces (e.g. backyards). B. The trail network should prioritize connecting key destinations in the community, and parks in particular. C. All multi -use paths will generally be 3 metres wide. D. Trail connections located in community parks and which traverse environmental areas can be reduced to a width of 2.5 metres. E. The design of trails should be sensitive to nearby natural features. F. As an important part of the larger mobility network, access points to trail and paths should be integrated into parks and the public right-of-way. Mid -block connections provide opportunities to improve connections between parks and open spaces Page 102 Urban Design and Sustainability Guidelines 25 3.5 Environmental Protection Areas The Bayview community contains an extensive natural heritage system, largely centered on the Robinson Creek and the related valley lands. The Environmental Protection Areas identified as Natural Areas on Figure 2.3 will prioritize preserving ecological diversity and promoting environmental sustainability and compatible recreational uses through integration of trails. 3.5.1. Environmental Protection Area Guidelines A. While connectivity with Environmental Protection Areas is encouraged, trails should be directed outside of natural areas where possible, or to the outer edge of buffer areas, and creek crossings should be minimized. B. A network of trails should be designed to minimize impact on Environmental Protection Areas. This can be done by locating trails near the Environmental Protection Area boundaries and other low or medium constraint areas. C. Residential development adjacent to Environmental Protection Areas should seek to optimize public exposure and access to the Environmental Protection Area. Limited backlotting is acceptable onto an Environmental Protection Area if it enables optimal street network and lotting patterns. D. The interface of the EPA with residential lots should consist of fencing that meets CLOCA standards. Gates to the adjacent Environmental Protection Area are not permitted. E. Trail and drainage infrastructure should incorporate the natural topography and drainage patterns. F. The integration of parks, trails and infrastructure adjacent to an Environmental Protection Area should enhance natural features and functions. Encroachments into the natural feature should be avoided. Where encroachments cannot be avoided, compensation may be required 3.5.2. Woodlands and Valleylands A. Where appropriate, opportunities for passive recreation along the Robinson Creek Valleylands should be provided, along with trail connections to the future Neighbourhood Park and School Site, the South Courtice Arena, the existing Neighbourhood and Townline Road. B. The naturalization, replanting and restoration of the function of woodlands and valley -lands should be pursued where possible. C. Existing tree cover shall be preserved and expanded to connect and buffer protected woodlands and other natural areas and provide shade to the public realm. D. Direct access from private properties backing onto woodlands is discouraged. E. Access to woodlands and valleylands shall only be provided where it has been deter -mined that there will be no long term impact on the ecological function of these areas. Trail connections should be designed to minimize impact in Environmental Protection Areas. Where feasible, single -loaded roads adjacent to environmental areas promote visual and physical access. 26 Bayview (Southwest Courtice) Secondary Plan Page 103 3.6 Stormwater Management Facilities Development in the Bayview community will be designed to manage stormwater through Low Impact Development techniques such as, but not limited to, bioswales, rainwater harvesting systems, infiltration trenches, the use of permeable surface materials, and naturalized stormwater management ponds. Detailed guidelines regarding low impact development can be found in Section 5.2. Stormwater management facilities are an important part of the public infrastructure in the community, and will be located throughout the community, as identified in Figure 2.3. The selected locations will take advantage of the natural drainage patterns and integration with the Environmental Protection Areas. Guidelines A. The precise location, size and number of stormwater management facilities will be determined through detailed study at the time of development applications. B. Stormwater management ponds should be developed as naturalized ponds, incorporating native planting, creating natural habitat for pollinator species, and enhancing biodiversity. C. Where residential development is adjacent to a Stormwater management pond, back -lotting is acceptable on up to 50% of the pond's edge, should it be necessary to facilitating an optimal street network. The design should seek to provide a maximum level of public exposure and access to stormwater management areas. D. Public frontage along the edge of the stormwater management ponds should be prioritized on Arterial Roads. E. Stormwater management ponds should integrate safe public access into their design through trails and seating. Fencing should be avoided and railings or densely planted areas should be used to discourage direct access. F. Stormwater management facilities should incorporate low impact development measures including but not limited to vegetated swales and planters, trees, shrubs and porous paving materials. G. Soil Amendments, Soakaway Pits, Infiltration Trenches and Chambers are encouraged on medium density, multi -family lots, with green roofs and rainwater harvesting as additional measures on mixed use, high density blocks. Rainwater harvesting shall not be used to offset other storm water controls. Focal points for looks -outs and seating along the stormwater management area help expand the public realm Passive recreation should be integrated into the design of stormwater management areas by providing access points and trails Page 104 Urban Design and Sustainability Guidelines 27 4, 0 Wfthi e the public and p a and Mun, ON " by th c__,ag.enc� o�' 20 jog. it it ko Is PI-f IP 4.1 Low and Medium Density Residential Development Guidelines Low Density Residential buildings, including but not limited to detached and semi-detached dwellings, are expected to form the majority of the housing in the Bayview community. Medium Density Residential building typologies, including but not limted to townhouses, stacked townhouses and apartment buildings up to 4 storeys, however, will make up a significant proportion of all dwellings. The guidelines below focus on massing and the relationship of residential development to streets and open spaces, with the intention of ensuring development contributes to an attractive, comfortable and safe public realm. Example of existing single detached homes in Bayview 4.1.1. General Site and Building Design Guidelines The following guidelines should be applied in conjunction with the Secondary Plan and zoning provisions applicable to Low and Medium Density Residential areas, and should not conflict with them. A. The height and massing should be consistent within a building type to create a unified character for the community. B. A variety of architectural expression among publicly exposed elevations is encouraged, including variation in roof lines, architectural styles, and material articulation. C. Back -lotting should not be permitted for residential uses along arterial roads. Residential development along an arterial should provide an appropriate frontage in order to provide an animated streetscape with eyes on the street. D. There should be a variety of lot widths and dwelling sizes on each block. Example of existing townhouses in Bayview Page 106 Urban Design and Sustainability Guidelines 29 E. Detached and semi-detached houses and townhouses generally should have a front setback of 4-5.5 metres to the front wall of the house. Front garages should have a minimum front setback of 6 metres. An exception to these guidelines can be made for a mixed -use building with a small-scale, neighbourhood - oriented commercial use on the ground floor, where permitted. Such buildings should have a front setback of 2-3 metres. F. Front yard setbacks along a street should be generally consistent. G. Building projections, such as covered porches, balconies and stairs are encouraged and may project into the front yard setback. H. The base of the porch and stair shall be enclosed with material that suitably complements the exterior cladding of the dwelling unit. I. The entrance to homes may be emphasized through stone porticos, two -storey porches and built -over porticos. J. Dwellings on a corner lot, including townhouses, should have side elevations that includes windows and details consistent with the front elevation. Front porches should wrap around the corner of the house. K. There should be no more than six attached townhouses in a row. Corner lots should have built form and landscaping that appropriately addresses both streets L. Rear Lanes shall be strongly encouraged to provide access to parking for townhouse developments, particularly where more than four attached units are proposed. M. The separation between rows of attached townhouses should be a minimum of 3.0 metres to allow for landscaping, fencing and outdoor storage screened from view. This separation will also provide for shared access and pedestrian circulation to units within the townhouse block. 4.1.2. Garage and Driveway Design Guidelines A. Attached front garages should not dominate the massing of the dwelling from the front. B. Garages generally should occupy a maximum of 60% of the lot frontage, depending on the width of the lot. C. Front garages are encouraged to be expressed as two - storey structures with usable space above to better integrate this structure into the overall design of the dwelling unit. D. Garages are encouraged to be accessed from a Rear Lane. Where there are front yard garages, they are encouraged to be recessed at least 0.5 metres from the front wall of the main building face. E. Attached front yard garages should have materials and design elements and colour consistent with the architecture of the primary dwelling unit. Garages should be designed to minimize the visual impact to the streetscape and to not overwhelm the housing 30 Bayview (Southwest Courtice) Secondary Plan Page 107 F. The width of a driveway generally should correspond with the width of the garage, although in the case of single garages, a wider driveway is allowed where it does not prevent a minimum of 30% of the front yard being used for the purpose of landscaped open space. G. Front double -car garages are encouraged to have two separate openings and two doors. Single doors for double car garages should be articulated vertically and horizontally to give the appearance of two doors. Windows are encouraged, to avoid a blank -wall effect. H. Driveways should be buffered from side property lines by a landscape strip. I. Lots serviced by a rear laneway should locate garages or parking pads at the rear of the property. 4.1.3. Landscaping, Garbage/Recycling and Utilities Guidelines A. On lots not serviced by a Rear Lane and with a lot frontage greater than 9 metres, front yard landscaping should include soft landscaping including an attractive combination of foundation landscaping, trees, and deciduous and coniferous ornamental planting. Other than the permitted driveway, paving in the front yard generally should be limited to walkways. Example of townhouses accessed from a rear laneway B. Rear yards on corner lots should be screened from public view from the flanking street with a minimum 1.5-metre high fence made of durable, attractive wood or a hedge. Builders shall be encouraged to provide such screening. C. For medium -density residential developments waste and recycling storage areas shall be located in the rear or side yard and be screened from public view, for units with no garage. D. Utility box locations should be planned to minimize their visual impact on the public realm. 4.1.4. Guidelines for Apartment Buildings and Stacked Townhouses The following guidelines apply to apartment buildings up to four storeys and stacked townhouses: A. Buildings should not exceed 14 metres in height. B. Front setbacks should be 4-6 metres. C. The external side setback should be 3-6 metres. D. Apartment buildings should be articulated with vertical recesses or other architectural elements to reduce their perceived mass and provide visual interest. E. Apartment building lobbies should occupy a prominent location along the street and should exhibit architectural elements such as porticos, canopies or Example of stacked townhouses Page 108 Urban Design and Sustainability Guidelines 31 other weather protection elements F. Ground -floor units in apartment buildings are encouraged to have their entrances facing the street or a landscaped yard. Front patios for ground -floor units may encroach in the setback zone but not closer than 2 metres from the street. Front patios should be elevated 0.3 - 0.6 metres from the street and partially screened from public view with a low wall and coniferous landscaping, although some patios may be located at grade for accessibility. G. Balconies on apartment buildings should be integrated into the overall design of the building faqade. H. The wrapping of balconies around the corners of an apartment building is encouraged. I. Mechanical and electrical equipment on the roof of an apartment building should be screened with durable materials integrated with the design of the building. J. All buildings on corner lots shall address both edges with articulated facades and windows. Blank walls visible from streets or public spaces are prohibited. K. Underground parking for apartment buildings is strongly encouraged. Parking may be located at the rear of buildings and is not permitted in the front or exterior side yard of buildings. L. Garbage and recycling storage for apartment buildings should be located within the structure. Garbage and recycling storage for stacked townhouses should be located in the shared rear laneway, screened from public view, or in underground parking areas. Low-rise apartment buildings up to 4 storeys provide an opportunity for more activity along arterial roads Back-to-back townhouses provide shared amenity spaces and more fine-grained connectivity and local access 32 Bayview (Southwest Courtice) Secondary Plan Page 109 4.2 High Density Residential Development Guidelines High Density residential buildings in Bayview are only planned along the Bloor Street corridor. The prominence of these buildings on a critical Regional Corridor will demand a high quality of architectural and landscape design. 4.2.1. General Site and Building Design Guidelines A. High Density residential buildings in Bayview will range from 7 storeys to 12 storeys in height. B. Buildings should be oriented toward Bloor Street to establish a street wall that helps frame the street and enhance the pedestrian environment. C. The front setback should be between 4 to 5 metres where dwelling units are located on the ground floor, and 2 to 3 metres where non-residential uses are located on the ground floor. D. The external side setback should be 3-6 metres. E. Long buildings, generally those over 40 metres in length, shall break up the visual impact of their mass with vertical recesses or other architectural articulation and/or changes in material. F. Buildings over six storeys shall incorporate stepbacks to reduce their perceived mass and contribute to a comfortable pedestrian realm, with stepbacks of at least 1.5 metres generally occurring at the seventh storey and, where the height is greater than 10 storeys, at the eleventh storey. G. Buildings shall provide appropriate transitions to adjacent low-rise residential areas, either with a separation distance equal to or greater than the height of the building or through the stepping down of building heights to no more than four storeys at the rear. H. Apartment buildings should be articulated with vertical recesses or other architectural elements to reduce their perceived mass and provide visual interest. I. High -quality, enduring materials, such as stone, brick and glass, should be dominant building materials. J. Apartment building lobbies should occupy a prominent location along the street and should exhibit architectural elements such as porticos, canopies or other weather protection elements. Main entrances should face the street and be directly accessible from the sidewalk. Ground -floor units in apartment buildings help animate the streetscape. Building along Bloor Street should be oriented to create a clear street wall that enhances the pedestrian environment. Page 110 Urban Design and Sustainability Guidelines 33 K. Ground floors containing commercial space shall have a minimum height of 4.5 metres. L. Ground -floor units in apartment buildings are encouraged to have their entrances facing the street or a landscaped yard. Front patios for ground -floor units may encroach in the setback zone but not closer than 2 metres from the street. Front patios should be elevated 0.3 - 0.6 metres from the street and partially screened from public view with a low wall and coniferous landscaping, although some patios may be located at grade for accessibility. M. Balconies on apartment buildings should be integrated into the overall design of the building faqade and wholly or partially recessed a minimum of 1.5 metres. They may project 1.5 metres into the building setback zone. N. The wrapping of balconies around the corners of an apartment building is encouraged. 0. All buildings on corner lots shall address both edges with articulated facades and windows. Blank walls visible from streets or public spaces shall generally be avoided. P. Mechanical penthouses and elevator cores shall be screened and integrated into the design of buildings. 4.2.2. Access, Servicing and Storage A. Parking entrances should be oriented to minimize visual impacts on adjacent properties. B. Garbage and recycling storage for apartment buildings should be located within the structure. Garbage and recycling storage for stacked townhouses should be located in the shared rear laneway, screened from public view, or in underground parking areas. C. Loading and service areas should be integrated into the building design or placed away from street frontages and screened from view. Screening measures include landscaping and/or solid panel fencing. Loading and service areas should be buffered visually and as necessary for noise impacts, especially when located adjacent to Neighbourhoods. D. Underground parking for apartment buildings is strongly encouraged. Parking may be located at the rear of buildings and is not permitted in the front or side yard of buildings. Driveway entrances should be integrated within the building design, located away from building corners and with minimal interruption of walkways and sidewalks. F. Mechanical and electrical equipment on the roof of an apartment building should be screened with durable materials integrated with the design of the building. G. Curb cuts and driveways should be minimized in width, being no wider than that of adjacent parking garage entrances, and should be consolidated between adjacent properties where appropriate. H. On corner lots, driveways should be accessed from the street of lesser prominence. I. The use of permeable surface materials should be considered within driveways to minimize run-off. J. Ground floor frontages may need to be set back adjacent to parking access sites to provide visibility at the exit. K. Garbage storage rooms, in all cases, should be centralized indoors, and at the rear of the building. L. Service and outside storage enclosures should be constructed of materials to match or complement the building material. Any form of chain link fencing should be avoided. Gates and / or access doors may be constructed of materials different from the actual enclosure material to facilitate operation. Outside storage areas should be fully screened by wall enclosures. Screen walls should have a minimum height equal to that of the item in which it is screening. ■■l ill!. ..noil Vehicle access for parking, servicing and loading should be placed away from the street E. Driveway entrance locations should be coordinated and consolidated, where possible. 34 Bayview (Southwest Courtice) Secondary Plan Page 111 M. Outside storage should not be visible from any street. N. Utility meters, transformers and HVAC equipment should be located in compliance with utility authority requirements and should be located away from public view and / or screened through landscaping initiatives to the extent feasible. 0. Noise attenuation measures should be provided where service areas are in proximity to Neighbourhoods. These features should be complementary in material and design to surrounding buildings and structures, to reinforce the image of the community. 4.3 Elementary School Guidelines An elementary school is planned on Fenning Drive, although an alternative site may ultimately be used. Beyond its educational role, the elementary school planned within Bayview will be an important civic gathering place. The school site and the facilities it accommodates should be integrated into the community's broader public realm so that it feels and functions as part of the open space and pedestrian network. 4.3.1. School Guidelines A. The school should be co -located with a Neighbourhood Park, as shown on Schedule A of the Bayview (Southwest Courtice) Secondary Plan. B. The school should address Fenning Drive while also presenting a fapade on the flanking street. C. The design of the school site should consider active transportation connections to and from the surrounding community. D. The school should reflect the Region of Durham School Site Access and Operations Guidelines and Institute of Transportation Engineers (ITE) School Site Planning Design. E. The school should reflect the highest standard in architectural and sustainable design and should incorporate high quality building materials such as brick, stone and curtain wall and/or punched windows. F. Lighting should be incorporated into the design of schools. Lighting should be directed downward and inward to avoid light spill -over onto adjacent properties. Full cut-off light fixtures are required. T School sites should provide prominent entrances with a thoughtful relationship to the street G. Parking areas, driveways and walkways should be adequately illuminated with low level, pedestrian -scaled lighting. H. Signage should be incorporated into the design of the school and its landscape. I. Schools should incorporate secure bicycle parking facilities adjacent to primary building entrances. Page 112 Urban Design and Sustainability Guidelines 35 5 GREEN DESIGN FH F WR The oVW4esign of B-�yview�te �K tcy-support environmen a ibility by prote�ig and enhancing natural features and i g interconnected pedestrian d orks that encourage walking Making progress toward the0 ;of a zero carbon community .a_. reen design i ings and he guidelines in 5.1 Energy Efficiency A. Buildings should incorporate energy saving measures such as window shading, daylight design, daylight sensors, heat recovery ventilation, high efficiency mechanical equipment, and energy efficient appliances and lighting. B. The use of renewable energy sources for all or some of a building's energy, heat and cooling needs is encouraged. If not used, provisions for future installations should be considered. C. Renewable energy technologies should be integrated into the design of building faqades and roofs as well as outdoor spaces. D. Where green roofs are not provided, reflective or light- coloured roofs should be incorporated for Medium and High Density Residential buildings in order to reduce solar heat absorption and energy demand. 5.2 Water Conservation and Low Impact Development A. All buildings should be designed to use water efficiently through such measures as ultra -low flow fixtures, waterless urinals, dual flush toilets, and grey -water recycling. B. Buildings are encouraged to collect rainwater for re -use in the building and/or for irrigation. C. Landscaping should feature native and adaptive, non- invasive non-native species that are drought -tolerant and require little or no irrigation. D. The use of permeable paving and other pervious surface materials for hard landscaping and on -site parking is encouraged to maximize water infiltration. E. Rainwater harvesting systems for collecting rainwater and storing it for later use are encouraged. F. Rain gardens are encouraged to detain, infiltrate and filter runoff discharge from roof leaders. G. Rain gardens should be designed to complement the landscape, on a base of granular material and with tolerant plant material. They should be installed in areas where soil permeability is high. H. Vegetated Filter Strips, which are gently sloping densely vegetated areas, and are designed to treat runoff as sheet flow from adjacent impervious surfaces by slowing runoff velocities and filtering out sediments and other pollutants, are encouraged where feasible. They are best suited to treating runoff from roads, roof downspouts and low traffic parking areas, and can be used for snow storage. I. Rain gardens and vegetated filter strips should only be included in multi -unit residential development and within the public realm. J. Green roofs are encouraged throughout Bayview, particularly in Medium Density and High Density Residential areas, to absorb rainwater and reduce stormwater runoff, provide additional insulation to the building envelope and create habitat for wildlife. Green roofs can have several benefits such as water retention and treatment insulation, habitat and private amenity space. Low -impact development such as rain gardens and bio-swales, should be considered wherever possible to complement the stormwater management strategy Page 114 Urban Design and Sustainability Guidelines 37 Page115 Attachment 2 to Report PDS-027-21 Southwest Courtice Secondary Plan — Sequence of Events 2018 Event June 4, 2018 Public Meeting Report and Staff Presentation Council authorization to initiate Notice sent to all property owners in the Secondary Plan Area October, 2018 Award the contract to Urban Strategies December 11, 2018 Steering Committee Meeting #1 2019 Event February 25, 2019 PSD-015-19 #C-061-19 Delineated the Courtice MTSA boundary, including the lands outside the Courtice Urban Boundary. May 10, 2019 Steering Committee Meeting #2 May 30, 2019 Notice of Public Information Centre #1 (Open House) sent to all property owners in the Secondary Plan Area. Notice of Public Information Centre sent to all landowners within 120 m of the Secondary Plan Area. Notice was sent by mail and/or e-mail to Mayor and Members of Council, Department Heads, the Region, the MMAH and the Project Steering Committee. June 3, 2019 PSD-027-19 #PD-091-19 The report recommended that Council reaffirm Resolution #C-061-19 passed on February 25, 2019, in respect to Provincially Significant Employment Zones and the Major Transit Station Areas. Resolution PD-091-19 was passed and in doing so resolution #C-061-19 was reaffirmed. June 18, 2019 Public Information Centre #1 June 18, 2019 Municipal Class Environmental Assessment — Notice of Study Commencement August 27, 2019 Steering Committee Meeting #3 Preliminary Overview of Draft Options Page116 Attachment 2 to Report PDS-027-21 2019 Event October 2, 2019 Landowner Workshop Notice sent to all Landowners in the Secondary Plan Area October 8, 2019 Notice of Public Information Centre #2 sent to all landowners in the Secondary Plan Area. Notice of Public Information Centre sent to all landowners within 120 m of the Secondary Plan Area. Notice was sent by mail and/or e-mail to the Interested Parties List, the Region, Mayor and Members of Council, Department Heads, the MMAH and the Project Steering Committee. October 24, 2019 Public Information Centre #2 November 26, 2019 Staff and Agency Evaluation Workshop December 10, 2019 Steering Committee Meeting #4 2020 Event March 2020 COVID-19 Pandemic March/April 2020 Cancelled — Public Information Centre #3 March 31, 2020 Staff and Agency Meeting March 31, 2020 Steering Committee Meeting #5 May 20, 2020 Steering Committee Meeting #6 May 29 — June 2, Notice of Public Meeting; Municipal Class Environmental 2020 Assessment — Notice of Public Consultation Notice of Statutory Public Meeting Draft OPA, Draft Secondary Plan and Draft UDSG Notice of Public Meeting mailed to all landowners in the Secondary Plan area. Notice of Public Meeting was mailed to all landowners within 120 m of the Secondary Plan Area. The Notice of Public Meeting was also sent by e-mail and/or mail to the Interested Parties List, Mayor and Members of Council, Department Heads, the Region, the MMAH and the Projects Steering Committee. June 1, 2020 Materials Available for review on Project web page Draft OPA, Draft Secondary Plan and Draft Urban Design and Sustainability Guidelines Page117 Attachment 2 to Report PDS-027-21 2020 Event June 2, 2020 Request for Comments sent to Commenting Agencies June 18, 2020 Agenda Published; Staff report available June 23, 2020 Statutory Public Meeting Draft OPA, Draft Secondary Plan and Draft Urban Design and Sustainability Guidelines July 15, 2020 Notice of Council's decision (Resolution #PD-095-20) regarding the Draft OPA, Draft Secondary Plan and Draft UDSG was mailed and/or emailed to all landowners within the Secondary Plan Area, all landowners within 120m of the Secondary Plan and all interested parties. September 30, 2020 Meeting with Cemetery Board 2021 Event February 1, 2021 PDS-009-21 #PD-038-21, C-055-21, C-056-21 Staff detailed the Employment Land Conversion Request made through Envision Durham for the lands in the Secondary Plan to Council. May 7, 2021 Notice of Recommendation Report mailed to all property owners within the Secondary Plan Area Notice of Recommendation Report mailed or emailed to the interested parties list. Notice was sent by mail and/or e-mail to the Interested Parties List, Mayor and Members of Council, Department Heads, the Region, the MMAH and the Projects Steering Committee. May 13, 2021 Material Available for review on the project web page May 13, 2021 Agenda Published — Recommended OPA, Recommend Secondary Plan and Recommended UDSG available May 17, 2021 Planning and Development Committee Meeting TBD Council Adoption of OPA 125 TBD Region of Durham Approval of OPA 125 TBD Municipal Class Environmental Assessment — Notice of Completion TBD Zoning By-law to implement the Secondary Plan Page118 Attachment 3 to Report PDS-027-21 Public Comments Summary Table Submission Name, group (if Summary of Comments Response Number applicable) Date S001 Izabelle Fracz Concerned with where Fenning Comments will be carried forward as a June 2, 2020 Drive extension is expected to part of EA process. June 4, 2020 connect to Prestonvale Road. S002 Nawaf Comments regarding the future Special Study Area for a future Highway June 8, 2020 Elwazani 401 interchange at Prestonvale 401 Interchange is built into the Land Use Road, the inclusion of a school site Plan and Secondary Plan Policies. An and additional green spaces. elementary school site is included and there are three designated neighbourhood parks as well as policies for Parkettes to be added through the Development Application process. S003 Becky Overall, supportive of Secondary Provided a project update. May 26, 2020 Noordman, Plan to date and requested a No change to Secondary Plan. Holland Homes project update. S004 Kelvin Wong Asked for an update on the Public Meeting will present new roads June 1, 2020 project and minor clarification and land use designations to be followed questions related to the Public by zoning in the fall. No change to Meeting. Secondary Plan. S005 Becky Comments regarding the High density matches the Regional June 9, 2020 Noordman, proposed vision for the property Corridor Width, maximum densities were Holland Homes located at 1440 Gord Vinson removed from the Secondary Plan Avenue and how it relates to the policies. Secondary Plan Draft Documents. Page119 Submission Name, group (if Summary of Comments Response Number applicable) Date Requested changes to the high - density width as well as change to maximum density requirements. S006 Leonardo Comments regarding the potential Special Study Area for a future Highway June 12, 2020 Pilotto Highway 401 and Prestonvale 401 Interchange included in the Land Use Road interchange and it's benefits Plan and Secondary Plan Policies. to the developing community. S007 Susan Young Lives in the Bayview Following the adoption of the Southwest June 14, 2020 neighbourhood, expressed Courtice Secondary Plan, the Municipality concerns with future development will begin to accept development and the impacts including traffic, applications on the undeveloped lands noise and access on the existing within the Secondary plan Area. As a part residents. of these applications, the Municipality will require Noise Assessments and Traffic Impact Studies/Assessments to ensure the proposed developments are appropriate for the area. Development Approvals are not granted at this time. S008 Mustafa Letter of Support on behalf of the Acknowledged, no changes to Secondary June 17, 2020 Ghassan, Delta Southeast Courtice Landowners Plan needed. Urban Group dated June 15th, 2020, addressed to the Planning & Development Committee in preparation of the SWC SP Public Meeting on June 23rd, 2020. S009 Johnathan Resident of the Bayview Staff have worked closely with Mr. Bagg June 17, 2020 Bagg Neighbourhood expressed and conducted a Staff Visits. He is Page120 Submission Name, group (if Summary of Comments Response Number applicable) Date June 23, 2020 concerns with his property being working with the Subwatershed Study as inappropriately designated as well as the Secondary Plan. Policies have Environmental Protection. been added to the Secondary Plan to permit further redefining of the Environmental Protection Limits identified in the Plan, subject to the completion/review/approval of the appropriate studies. Staff will continue to work with Mr. Bagg. S010 Louise Foster Member of the Landowner Group, Cost sharing policies included in Section June 19, 2020 comments related to the cost- 8.2.6 of the Secondary Plan. Agreed to by recovery policies within the the Landowner Group. Secondary Plan. S011 Libby Racansky Asked for clarification on the road Comments will be carried forward as a June 21, 2020 alignment for the future Townline part of EA process. Road extension and its impacts on the creek and the costs associated. S012 Mark Stainsz Clarington resident requesting No changes to Secondary Plan needed. June 22, 2020 information on the Secondary Plan. S013 Steve Toman Resident of the existing Bayview Relating to his property on Fenning Drive, June 23, 2020 Neighbourhood on Fenning Drive. the property outside update area, within Expressed concerns with an existing built up subdivision. No change existing electrical system in his to Secondary Plan. Relating to the side yard. Further, requested request for additional parklands, there are additional recreational facilities as three additional parks planned within the a result of the increased Secondary Plan as well as appropriate Page 121 Submission Name, group (if Summary of Comments Response Number applicable) Date population to the area. parkette policies for individual development applications as they proceed following the approval of the Secondary Plan. S014 Jim Boate Clarington residential expressed The policies of the Secondary Plan have June 23, 2020 interest in multi -use paths within been updated to encourage multi -use the Secondary Plan Area and paths throughout the Secondary Plan overall promoting a bike friendly Area to encourage connectivity community with connections to throughout the area as well as to the the GO station and the developing neighbouring lands. lands to the east. S015 Diane Kennedy Clarington Resident generally The policies of the Secondary Plan have June 23, 2020 supportive of the Secondary Plan been updated to encourage multi -use but requests the consideration of paths throughout the Secondary Plan additional bike lanes. Area to encourage connectivity throughout the area as well as to the neighbouring lands. S016 Fabio Furlan Landowner in the Secondary Plan The lands along the Townline Road June 23, 2020 area. Overall, supportive of Extension range in Low to Medium Secondary Plan to date and Density designations. The western requested a project update. portion of the extension is Low -Density Requested information on the residential with a minimum density of 13 proposed densities along the units per hectare. The eastern side of the Townline Road Extension. Townline Road extension is Medium - Density Residential with a minimum density of 40 units per hectare. There are no maximum densities within the Secondary Plan. Page122 Submission Name, group (if Summary of Comments Response Number applicable) Date S017 Ron Giorsky Clarington resident, asked general No changes to the Secondary Plan June 23, 2020 questions about the proposed needed. land use plan and the location of parks adjacent to the existing cemetery. S018 Leonardo Clarington resident with concerns No changes to the Secondary Plan June 23, 2020 Pilotto related to the connection of the needed. The future 401 interchange has Secondary Plan area to the 401, been identified as a Special Study Area questions about bike lanes and on the Land Use Schedule, with concerns related to the size of corresponding policies. The Plan includes driveways and parking on the policies to encourage multi -use pathways sidewalks. and the parking concerns can be addressed throughout the comprehensive zoning update for the Secondary Plan area. S019 Kelvin Wong Landowner with questions about No changes to the Secondary Plan June 25, 2020 the timing of approval for the needed. Timing can vary but we are Secondary Plan following the proceeding ahead on schedule, a Public Meeting and road widths. member of the Interested Parties list and would be kept informed of the process as it proceeds ahead. Road widths are generally defined in the documents; however exact locations are determined through the EA and development approvals processes. S020 Marc DeNardis General comment asking why the Development at Bloor Street and Townline June 29, 2020 proposed plan did not reflect the Road precedes the Secondary Plan, any LPAT Approved plans for the update to this property would have to Southeast corner of Bloor Street conform to the High Density/Mixed-Use Page123 Submission Name, group (if Summary of Comments Response Number applicable) Date and Townline Road. designation as outlined in the Secondary Plan. S021 Alisha Ritskes General concerns related to the Additional policies related to the June 29, 2020 protection of natural areas, implementation of the recommendation of tributaries, and wildlife habitat. the ongoing Subwatershed Study have Questions related to how the plan been included. The policies of the encourages active modes of Secondary Plan have been updated to transportation instead of vehicular encourage multi -use paths throughout the movement. General questions on Secondary Plan Area to encourage active how the existing built-up area is transportation and connectivity being addressed through this throughout the area as well as to the Secondary Plan update. neighbouring lands. The properties outside update area, within existing built up subdivisions. No change to Secondary Plan. S022 Steve Toman Resident of the existing Bayview Policies within the Secondary Plan and July 6, 2020 Neighbourhood on Fenning Drive. Urban Design and Sustainability Had additional questions relating Guidelines encourage/promote to the draft Secondary Plan. enchanced planting throughout the Questions relating to tree planting, secondary Plan area, including Key View cultural heritage, additional Corridors. There has also been additional recreational facilities, increased policies added to strengthen the traffic as a result of development protection of properties with Cultural and reiterated concerns about an Heritage Significance as well as a existing electrical system in his corresponding Appendix. Relating to his side yard. property on Fenning Drive, the property outside update area, within existing built up subdivision. No change to Secondary Plan. Relating to the request for additional parklands, there are three Page 124 Submission Number Date Name, group (if applicable) Summary of Comments Response additional parks planned within the Secondary Plan as well as appropriate parkette policies for individual development applications as they proceed following the approval of the Secondary Plan. Further, following the adoption of the Southwest Courtice Secondary Plan, the Municipality will begin to accept development applications on the undeveloped lands within the Secondary plan Area. As a part of these applications, the Municipality will require Traffic Impact Studies/Assessments to ensure the proposed developments are appropriate for the area. Development Approvals are not granted at this time. S023 Lindsay Neighbourhood resident that No changes to the Secondary Plan August 5, 2020 Deegan generally supports all the plans as needed. The intersection is outside of presented at the Public meeting. update area, within existing built up Questions related to whether a subdivision. No change to Secondary crosswalk or streetlight is Plan. Following the adoption of the considered at the Southgate Drive Southwest Courtice Secondary Plan, the and Townline Road intersection. Municipality will begin to accept development applications on the undeveloped lands within the Secondary plan Area. As a part of these applications, the Municipality will require Traffic Impact Studies/Assessments to ensure the proposed developments are appropriate for the area and whether they spark the Page125 Submission Name, group (if Summary of Comments Response Number applicable) Date need for crosswalks and/or streetlights. S025 Mustafa Numerous minor clarification Throughout multiple meetings as well as February 10, Ghassan, questions and modifications minor edits to the plan, all questions were 2021 Delta Urban requested including consistency in clarified with the LOG. retained as definitions and numbering representative throughout the Draft document. of the Southwest Courtice Landowners Group Requests the relocation of the park The park was relocated to the south-east, at the intersection of Denning and to allow for a better distribution of park the north -south collector. facilities within the Secondary Plan area. Stated that if the Secondary Plan The Secondary Plan policies and Land were to proceed with the Use Schedule were updated to separate integration of Low and Medium the two designations. Density policies together, then this needs to be clear. Comments relating to establishing All ROW widths within the Plan are Right -of -Way (ROW) widths within consistent with the Municipal Standards. the Secondary Plan. States major concerns with Requirement removed from the policy, sidewalks being required on both encouraged through the guidelines along sides of the street on local roads. the Key View Corridors. Page126 Submission Name, group (if Summary of Comments Response Number applicable) Date States concern with the proposed Updated the Land Use Schedule to diagonal Key View Corridor from relocate the Key View Corridor as per the the southeast corner of the plan. LOGs comments. Proposed an alternative east -west Key View Corridor from the proposed School Block to the Environmental Protected Lands. LOG requests language be added A Cost Sharing Policy has been added to to the Secondary Plan related to the Secondary Plan. the Cost Sharing Agreement as identified in the Clarington Official Plan. S024 Bryce Jordan, Bryce Jordan hired to represent Northern portion of the property in April 26, 2021 GHD the landowners of the property at question adjusted to a Medium Density the southeast corner of Designation, more appropriate to the Prestonvale Road and Bloor existing zoning on the property. Street. The High-Density/Mixed- Use designation does not coincide with the policies up to this point and conflicts with ongoing planning process for the site and existing zoning. S025 Mustafa Requests confirmation that the It is acknowledged that often time the April 26, 2021 Ghassan, Municipality will be the one building Municipality will be the one constructing Delta Urban the proposed trail system the works, or the Municipality will enter into retained as (pathways, pedestrian bridges, a form of DC Credit Agreement with the representative lookouts and seating areas - to the individual landowners. of the satisfaction of the Conservation Southwest Authority and the Municipality)? In Page127 Submission Name, group (if Summary of Comments Response Number applicable) Date Courtice addition, requested revisions to the Landowners Draft Scheduled to ensure Group consistency with the trail alignments. 3.2.14; As some of the lands Plan updated to remove "study" and continue to be farmed, this policy inserted "Consultation is required with the creates an encumbrance to the on- Municipality prior to the removal or any going farming operation. It is trees and shrubs" acknowledged that any removal of trees would require further consultation with the Municipality, but a formal Study and Approval is onerous. 3.4.3; LOG requests the following Policy updated from "Shall" to "May". policy be revised "the stormwater management pond west of Preston vale Road and north of the EPA shall be used as a temporary facility but ultimately shall be replaced by the facility planned on the east side of Prestonvale Road." The LOG requests "shall" to be revised to "may." 3.5.1; LOG requests the policy be Secondary Plan revised to update the revised from "shall" to "should" or policy to say "May" instead of "Shall". "may". The Group noted Staff have further agreed to remove the landowners do not typically have latter half of the policy as its more of an control over Urban Design matter. telecommunications/communicatio Page128 Submission Name, group (if Summary of Comments Response Number applicable) Date n utilities, electrical stations or electrical stations, etc. These matters are typically up to the discretion of the utility company. As such, the Group may not have the authority to provide architectural or landscaping features around these utility items. 5.2.4; The Group requests the Secondary Plan revised as per LOG policy be revised to: "The precise comment. public right-of-way widths for all Arterial and Collector Roads within the Secondary Plan Area shall be confirmed through Phases 3 and 4 of the Southwest Courtice Municipal Class Environmental Assessment, if necessary or appropriate." It was noted by the LOG that View The Plan was updated to keep the Key Corridors should not be tied to View Corridor policies, acknowledging that Local Roads or identified on the they are conceptual. An alternative land use schedule. There should second View Corridor was added (east - be a level of flexibility and the View west, just south of the proposed Corridors should be aspirational. Neighbourhood Park). 6.2.6; Group is concerned with the The policy was removed entirely from the proposed policy and its impact on Secondary Plan. future applications. 6.3.8; The Group is supportive of The Policy was revised as per the LOGs 11 Page129 Submission Name, group (if Summary of Comments Response Number applicable) Date entering into an affordable housing comments. contribution agreement with the Municipality. However, the Group would prefer the specifics (e.g., payment trigger dates) to not be laid out in the Secondary Plan. Requested clarification on the Policy 6.6.3 was added to clarify the policy related to the 80% limit for Municipalities objective; Detached and detached and semi-detached semi-detached dwelling units shall dwelling units that is to apply to the account for a minimum of 80 percent of Low -Density Residential the total number of units in the Low Designation. The LOG expressed Density Residential designation. this policy may result in a Townhouses shall account for no more conformity issue. As such, than 20 percent of the total number of rewording and flexibility is required units in the Low Density Residential as it makes sense for some sites to designation. have 100% Single/semi-detached dwelling, where as some site may benefit from having more than 20% Townhouse dwellings. Requested clarification on All densities listed in the Secondary Plan proposed densities within the are minimums, maximum densities have Secondary Plan. been removed. S026 Katrina Landowner in the Secondary Plan No Change to the Secondary Plan May 4, 2020 Metzner, area requesting update on timing needed. Responded to the inquiry Holland Homes of the Secondary Plan going to advising the date of the upcoming Council Clarington Council for meeting. S027 Mustafa Letter of support from the LOG to No Updates to the Secondary Plan are 12 Page130 Submission Name, group (if Summary of Comments Response Number applicable) Date May 6, 2020 Ghassan, proceed with the Recommendation required. Delta Urban Report for the Secondary Plan, OPA and the Urban Design and Sustainability Guidelines for the Southwest Courtice Secondary Plan. 13 Page 131 Attachment 3A to Report PDS-027-21 Since the Southwest Courtice Secondary plan Recommendation Report with attached Comment Summary Tables were added to the agenda, the Municipality received the following correspondence. Name Date Submission Number Summary of Submission Response Nawaf Zadan Comments and concerns related The Secondary Plan proposes three new May 13, 2021 to the lack of greenspace and Neighbourhood Parks. These three parks S028 outdoor amenity areas for will result in an additional 8.15 acres of existing and growing population. parkland in the Secondary Plan Area. Expressed the need for a school There's also 65 acres of lands designated for in the area and concerned about Environmental Protection and Green Space. increased traffic with the growing In total, in the Secondary Plan Area, there is population. Finally, expressed an over 73 acres of lands designated for parks need for an additional 401 and protected greenspace to be enjoyed by interchange to accommodate for current and future residents of the area. the anticipated growth. The Secondary Plan also includes a location and applicable policies for an elementary school site . This was site was requested by the School Board. The Secondary Plan includes a Special Study Area. The Special Study Area is for a future Highway 401 interchange and has been built into the Land Use Plan and Secondary Plan Policies. Staff do recognize that there is an interest in an additional interchange and therefore have included the appropriate policies throughout this Secondary Plan process. However, ultimately, this is a decision that is at the discretion of the Ministry of Transportation (MTO). Page132 Attachment 4 to Report PDS-027-21 Agency Comment Summary Table Agency Submission Details Response Hydro One Networks Preliminary review only considers issues affecting Acknowledged. Inc. Hydro One's 'High Voltage Facilities and Corridor Lands' only - no comments or concerns at this time. Canada Post No objections. Acknowledged. Durham Regional Submitted map with red -line indicating microwave Acknowledged. Policy Services path. Although the microwave path from Oshawa City Hall to Darlington Hydro ONE does fly over the area, it is predominantly over existing structures AND is not the highest point in-between based on the path profile. Page133 Agency Submission Details Response Simcoe County Very pleased with the revisions and additions to the Acknowledged. There is a neighbourhood School Board Southwest Courtice Secondary Plan Update. park proposed to the rear of the Elementary School site as well as directly Supportive of the proposed elementary school site across Fenning Drive. location along Fenning Drive as it presents an opportunity to establish a neighbourhood facility that will foster a sense of community and serve as a walkable school for the coming years. Specifically supportive of the centralized location within the neighbourhood, opportunities for connectivity with other public amenities, and the possibility of passive education in the nearby ecological features such as Robinson Creek. Request for a park block be included in the plan adjacent to the proposed location for an elementary school site. Schools provide an important source of green space and programmed outdoor space for the community. Sharing large field activities such as ball diamonds, soccer pitches, and running tracks makes efficient use of available resources and public funds. Conseil Scolair The Conseil scolaire Vimonde has no comments to Acknowledged. Vimonde provide. Page 134 Agency Submission Details Response Metrolinx No comments on behalf of Metrolinx at this time on the Acknowledged. Draft Brookhill Secondary Plan or Sustainable Urban Design Guidelines. CLOCA's Comments on Secondary Plan, Schedule A, Schedule B, and Appendix C Section Comment Response New Suggest minor revision to include "...demonstrate a net gain to Revised as per comment. Section the feature and function of the watercourse and riparian 3.2.6 corridor, maintain..." Original As noted above, where a tributary/feature exists on the Revised as per comment. Section landscape, it cannot be ignored during the development review 3.2.7 process. Although the SWS is a comprehensive document, features are dynamic, and evidence of their presence on the landscape may vary from year to year. Therefore a particular feature may not be captured in all planning documents or in all mapping. New Suggest revision to wording "...protecting and enhancing the Policy reworded as per comment. Section natural features and functions of these lands, and may 3.2.16 include..." As not all are considered "significant" and function should also be protected. Page135 Durham Region's Comments on Secondary Plan, Schedule A, Schedule B, and Appendix C Topic/ Comment Response Section General Revised as per Region Comment. Suggest that a consistent name is created for this plan, as the Secondary Plan and the Urban Design Guidelines flip between Southwest Courtice and the Bayview Neighbourhood. This will reduce reader confusion. There are currently no policies to support the "Prominent Revised as per Region Comment. Intersection" designation at Bloor Street and Townline. The Region suggests looking at the latest version of policies regarding the SECSP to include similar policies related to density and built form in this area. Section 1 - Introduction Acknowledged. The Region will defer the population and unit count of this Secondary Plan, if at the time of Regional approval the Region's MCR is not completed. The current population and unit counts are subject to the employment lands in the south being converted to residential uses. Until a decision is made regarding employment area conversions it is premature for the Region to approve this portion of the Plan.. Section 2.3 Community Structure No Change Recommended. Consistent This section is intended to outline the vision of each community with the Structure Staff sent. element, however, it jumps between describing where the features are located, and the function of other elements. It is suggested that this section is revised to include a vision Page136 Topic/ Comment Response Section statement detailing what each element will contribute to the Secondary Plan area. Section 3.2 Environmental Protection Areas and Natural Revised as per Region Comment. Features In order to adequately protect the natural features within the Secondary Plan it is suggested that a policy similar to policy 9.5.4 of the Foster Northwest Secondary Plan is included in this Plan. Policy 9.5.4 states," Where trees and shrubs are destroyed or harvested pre -maturely prior to proper study and approval, compensation will be based on the estimated tree value." Section 3.2 Environmental Protection Areas and Natural Revised as per Region Comment. Features In order to adequately protect the natural features within the Secondary Plan it is suggested that a policy similar to policy 9.5.4 of the Foster Northwest Secondary Plan is included in this Plan. Policy 9.5.4 states," Where trees and shrubs are destroyed or harvested pre -maturely prior to proper study and approval, compensation will be based on the estimated tree value." Policy 3.2.8 (Environmental Protection Areas and Natural Revised as per Region Comment. Features) Suggest adding the word "feature" to the end of the policy, so it reads, "...A Vegetation Protection Zone of 15 metres as per Table 3-1 of the Clarington Official Plan is required from the valley feature." Page137 Topic/ Comment Response Section Policy 3.4.2 (Stormwater Management) Revised as per Region Comment. Clarification is requested for this policy, as it indicates that stormwater management ponds cannot be located within the feature or its vegetation protection zone (VPZ). Should this more broadly include the entire EPA designation, as there are linkage areas included within this designation that may not be picked up by either a feature or its VPZ. Please clarify. Policy 3.4.3 (Stormwater Management) Policy to remain as is. The specifics Clarification is requested for this policy, as it currently indicates related to the relocation of the stormwater that the temporary use of a stormwater management pond is management pond will be determined at permitted west of Prestonvale Road, but may ultimately be the appropriate Development Approvals replaced with a planned facility to the east. If the municipality stage. intends through this policy to require the pond be replaced with a pond to the east, it suggested that the word "may" be replaced with "shall" to require the movement of the facility. It is also may be appropriate to indicate that the facility movement be done at the sole cost of the developer. Policy 3.4.6 (Stormwater Management) Revised as per Region Comment and Clarification is required for this policy, as there is currently no inclusion of additional policies to include further guidance for the developer to reference when applying policies related to the Implementation of for development applications within "Conservation" Headwater the recommendations from the ongoing Drainage Features. It is suggested that this policy be tied to Subwatershed Study. consultation with the Conservation Authority or identify the guidance material the developer's must follow to prepare their applications. Policies 3.4.6 & 3.4.11 (Stormwater Management) Revised as per Regions Comment. It is suggested that policies 3.4.6 and 3.4.11 are moved from Section 3.4 Stormwater Management into Section 3.2 Page138 Topic/ Comment Response Section Environmental Protection and Natural Features, as these policies deal more with the overall protection of natural features. Section 5 - Street Network and Mobility Revised the objectives to distinguish the The objectives of this section are a duplication of the vision and Sections. objectives for policy 2.2.5, to "connect the neighbourhood to the broader community and region by all modes of travel." It is suggested that they either be amalgamated in one area, or different objectives are identified for Section 2.2.5 or Section 5. Policy 5.3.1 (Arterial Roads) Revised as per Regions Comments. This policy currently identifies a ROW width range between 30- 36 metres for Townline Road (Type B Arterial). This policy should be revised to include a ROW of 36 metres to further define the require of this road in the Secondary Plan. Policy 5.3.4 (Arterial Roads) Policy removed. This policy currently states that the Region may close Prestonvale Road north of the railway to eliminate the at -grade crossing. This policy should be removed as the Region does not support Metrolinx plan to close Prestonvale Road and as it is not a Regional Road we do not have the authority to close it if it is recommended for closure. Section 5.6 - Rear Laneways Addressed through the addition of Clarification is required, as it appears as though only public Laneway Policies into Section 5.6 of the Ianeways are permitted. Is the intent of this section to not allow Secondary Plan. private Ianeways? Policy 6.2.5 - Land Use Built Form General Policies Acknowledged. Page139 Topic/ Comment Response Section Further to Comment # 3 above, the Region will determine through the Land Needs Assessment of the MCR, first, if the proposed employment area conversions are needed. Other components, including densities within the Designated Greenfield Area will also form part of this work. Further work may be required by Clarington staff to achieve conformity with the new ROP. Policy 6.2.6 (General Land Use and Built Form Policies) Acknowledged. Policies were included to As indicated in the Comment matrix the Municipality provided acknowledge the Employment Land back regarding our previous comments, it is understood that a Conversions and potential impacts if the land budget will be provided to ensure this plan is meeting the conversions were not deemed appropriate required 50 people and jobs per hectare as set out in the terms through the Regions Municipal of reference. how does the Municipality currently plan to Comprehensive Review (Section 6.7). achieve the required DGA densities for the entire secondary plan if all of the designated employment lands are not converted? Employment land conversions, such as the lands within the Southwest Courtice Secondary Plan require the completion of the Region's MCR to determine their appropriateness. The Municipality must be prepared to consider all aspects of the Region's new Plan, including density targets prior to requesting the Region to lift the deferred decision. This may require further study and refinement of the plan in the future. Policy 6.2.7 (General Land Use and Built Form Policies) Revised as per Regions comment. The following changes are suggested to this policy, so it reads, Page140 Topic/ Comment Response Section "...Window streets or flankage lots may also be considered. Reverse lot frontage development generally shall not should only be permitted within the Secondary Plan Area. if there are no other feasible options. Policy 6.2.8 (General Land Use and Built Form Policies) Revised as per Regions comment. The following changes are suggest to this policy, so it reads, "Buildings located adjacent to, or at the edge of parks and open spaces, shall provide include opportunities for pedestrian connections into and to overlook and provide pedestrian connections into the parks and open spaces. More specific policies related to park access can be found in Section 7 of this Plan." Section 6.3 Affordable Housing Affordable Housing Policies updated to reflect the Regions recent comments on The Region requests staff to review the affordable housing the Southeast Courtice Secondary Plan. policies included in the Southeast Courtice Secondary Plan related to a specified quantity of land required by development to be gifted to the Region of Durham and Habitat for Humanity, lower parking standards in areas with access to reliable transit, the reduction of development charges, application, grant and loan fees, and the permission of accessory units within townhouse units. Please also incorporate the Region's recent comments on the SECSP affordable housing policies to formulate similar policies for this Secondary Plan. Policy 6.5.2 (Neighbourhood Commercial) Revised as per Regions comment. Suggest the following changes to this policy, so it reads, Page 141 Topic/ Comment Response Section "The minimum height of any new buildings shall be two storeys, and these areas are encouraged to include mixed -use development, with residential units or office space integrated with retail uses, shall be encouraged. The design of buildings shall reflect and reinforce the character of the surrounding neighbourhoods." Policy 6.8 (High Density Residential) Revised as per Regions comment. The bullets are not chronologically ordered in this policy, please fix. Policy 6.5.3 (High Density Residential) Reference removed and minimum Suggest the specific policy reference to "Policy 8A.2.9" of the densities updated to 120 uph. Regional Official Plan (ROP) be deleted from this policy, as the new ROP will not maintain the same numbering, so it reads, "The minimum density of development shall be 85 units per net hectare to support an overall, long-term density for the Bloor Street Regional Corridor of 60 residential units per gross hectare and a floor space index of 2.5, in accordance with Policy 8A.2.9 of the Regional Official Plan." Section 6.6 - Low Density Residential and Medium Density Revised policies within the Low, Medium Residential and High Density Designations to include minimum and maximum heights for all Question: Does the Municipality see the need for a minimum permitted built forms. height for medium density residential dwelling types? If so, it should be inserted in this section. Policy 6.6.6 (Low Density Residential and Medium Density Policy removed. Residential) Page142 Topic/ Comment Response Section The policy cross-references are incorrectly numbered in this policy, and the Region suggests the following wording changes, so it reads, "Where an application for the development of more than 100 units includes units in both Low Density and Medium Density Residential areas, the minimum densities set out in policies 6.65.4 and 6.65.5 shall apply, and the 20% requirement for townhouses, duplexes or triplexes shall apply to the low density portion of the overall development. Policy 6.7 (Former Employment Lands (Employment Land Revised as per Regions comment. Conversion Area) The Region requests the following wording change, so it reads, "In the event the Former Employment Lands are not converted to permit non-residential uses this Secondary Plan shall will be amended accordingly." Policy 7.2.6 (General Policies of Parks and Community Section 7 updated to just "Parks" Section, Facilities) with Neighbourhood parks and Parkette The Region suggests that this policy be moved under Section policies within it. 7.3 - Neighbourhood Parks as this is a neighbourhood park specific policy. Policy 7.3.1 (Neighbourhood Parks) Section 7 updated to just "Parks" Section, Suggest the following wording change, so it reads, with Neighbourhood parks and Parkette policies within it. Neighbourhood park size "...Neighbourhood Parks shall be 0.6 to 2 hectares in size, updated 1.5 and 3 hectares in size. depending on the area served and the activities to be provided. 11 Page143 Topic/ Comment Response Section Schedule A Schedule 'A' - Land Use Revised as per Regions comment. - There are currently no Neighbourhood Park symbols included in this schedule. Suggest that the same symbology from SECSP is used for consistency. - the lands south of the CP Rail line and south of Baseline Road West should also be included in the "Former Employment Lands" overlay as there is no Living Area designation in this area of the Regional Official Plan. Please adjust the boundary accordingly. - It is suggested that it may be clearer to the reader if there was a hatched line within the "Former Employment Lands" overlay boundary. - there are currently two greenspace areas which are meant to include stormwater management pond symbols, which do not have the black outside surrounding the blue dot. Please revise accordingly. Schedule Schedule 'C' - Open Space Network Revised as per Regions comment. 'C' - there are currently two greenspace areas which are meant to include stormwater management pond symbols, which do not have the black outside surrounding the blue dot. Please revise accordingly. Appendix Appendix 'B' - Demonstration Plan Revised as per Regions comment. 'B' - It may be appropriate to depict the employment land conversion area on this appendix as well. Although it does not form part of the formal requirements of the document, it can be misleading to readers who do not understand the planning process. 12 Page 144 Attachment 5 to Report PDS-027-21 CLOCA's Comments on Sustainable Urban Design Guidelines Section Comment Consultant's Response No. 2.3 Air photos show a drainage feature on the landscape. CLOCA Acknowledged. regulation applies to features that exist on the landscape rather than relying solely on available mapping. Similar, the Clarington OP policy 3.4.3 also makes accommodation for natural heritage features that are not captured on mapping. Although the SWS is a comprehensive document, there is the possibility that there may be features that may not have been captured in their entirety. During the review of a development applications and proposals, if a feature is identified on the landscape, it will need to be considered and reviewed appropriately. 3.2.1 1st paragraph. The last sentence seems to be prescriptive. Acknowledged. Perhaps rewording to allow opportunity to investigate all options for LIDs in boulevards. For clarity, this was referring to section 3.2.1 Arterial Roads, last paragraph, last sentence (section remains the same in the revised document) 6 Response same as above: Air photos show a drainage Acknowledged. feature on the landscape. CLOCA regulation applies to features that exist on the landscape rather than relying solely on available mapping tools. Similar, the Clarington OP policy 3.4.3 also makes accommodation for natural heritage features that are not captured on mapping. Although the SWS is a comprehensive document, there is the possibility that there may be features that may not have been captured in their Page145 Section Comment Consultant's Response No. entirety. During the review of a development application and proposals, if a feature is identified on the landscape, it will need to be considered and reviewed appropriately. Durham Region's Comments on the Sustainable Urban Design Guidelines Section/Topic Comment Response Suggest moving the Figure numbers to the top of the Urban Design and Sustainability pictures beside the title for easy navigation of the Guidelines revised as per Region document. Comment. Request the following change be made to Section Urban Design and Sustainability 3.2.5 A., so it reads, Guidelines revised as per Region "A roundabout may be appropriate at the intersection Comment. of the extension of Fenning Drive and the new North - South Collector Road and at the intersection of the Townline Road extension and Prestonvale Road, subject to approval by the Municipality of Clarington or the Region of Durham." The addition of the municipal approval is required in this section because although the inclusion of a potential roundabout at the intersection of the Townline Road extension was a previous request by the Region, these roads are not Regional roads, and therefore we are not the approval authority. Page146 Section/Topic Comment Response Section 4.2.1 General Site and Building Design Urban Design and Sustainability Guidelines (High Density Residential Development Guidelines revised as per Region Guidelines) Comment. Subsection A states, "High Density residential buildings in Bayview will range from 3 storeys to 6 storeys in height." Whereas policy 6.5.2 j) states that they can be a maximum of 10 storeys in some instances. Please revise the guidelines accordingly. There are no cross-section or discussion on the ROW Urban Design and Sustainability for the Type B connection to Prestonvale Road, south Guidelines revised as per Region of the Townline Road extension to Baseline. If the Comment. intention is that this would have the same cross-section as the Townline Road extension please update the title of the Figure or provide a new cross-section. As per the Region's comment #12 above, the 32 m Urban Design and Sustainability right-of-way shown for the Townline Road Extension Guidelines revised as per Region cross-section is too narrow for a 4/5 lane Type B Comment. Arterial, and should be 36m at per the Regional Official Plan Schedule E, Table E7. The paragraph proceeding the cross -sections discusses a 30-36m ROW, but the sections only show a 32m ROW. "Figure 2.2 Street Network" in the guidelines refers to Type B arterials with a 30-32m ROW width which is inconsistent with the above. Some of the problems with the 32m ROW are that once 0.5m gutters are accounted for on both sides, the remaining 18m roadway is insufficient for the required Page147 Section/Topic Comment Response centre turn lane width. In addition the boulevard widths show no setback between the MUP and property line and no allowance for underground / above ground utilities. A 36m ROW is recommended for the Townline Extension for these reasons. In addition, the guidelines refer to a range of ROW widths for local streets as well as the arterials. In general giving a range of ROW widths will likely result in developers going for the minimum to maximize the developable land. We recommend that Clarington clearly set out the ROW widths in this guideline (not a range) to avoid the need for future debates as development comes forward. Page148 . * 4— N , (l Attachment 6 to Report PDS-027-21 Unopened Road Allowance within Secondary Plan Area a t TRIBUTE (PRESTONVALE) LIMITED Parcel Area 30.67 Ha ROW Area 1.07 Ha 66.5% of Total ROW Area O �►.. . s W Airs .n Lu J Z O H Ln 4JJ ALLWIN PROPERTY INVESTMENT LTD d Parcel Area 8.5 Ha r ROW Area 0.29 Ha 18% of Total ROW Area AL UKRANIAN CATHOLIC Parcel Area 8.2 Ha ROW Area 0.25 Ha 15.5% of Total ROW Ared Page149 Tribute communities April 8, 2021 Municipality of Clarington 40 Temperance Street Bowmanville, ON L1C 3A6 Attn: Mayor Adrian Foster and Members of Council Re: Unopened Road Allowance Between Lots 34 and 35, Concession 1, Former Township of Darlineton Further to Council's consideration of staff report PWD-003-20, wherein Council chose not to support the staff recommendation to close and convey the above noted unopened road allowance (ROW), I am writing to ask Council to review their previous decision and allow for the transfer of the ROW to Tribute (Prestonvale) Limited based on new information as outlined below. By way of context, in late 2019, Council, through Resolution #GG-526-19 , provisionally approved the closure and conveyance of the unopened road allowance. Based on Council's direction, Tribute requested that the Municipality engage an appraiser (paid for by Tribute) to establish the value of the subject lands and to complete the formal road closure and conveyance process. The culmination of that process was the presentation to Council on November 9, 2020, of Staff Report PWD-003-20 which, as noted, was not supported by Council. In Council's approved Resolution (#GG-420-20), it was noted that there was a desire to retain the lands "for possible future public purposes" in order to provide for future municipal objectives such as parkland, trails, and other public benefits. Subsequent to Council's decision, two options have been considered as a means to address the concerns of Council: 1. Undertake a land exchange a. Exchange the ROW lands for the future park and open space lands within the Tribute (Prestonvale) lands in advance of a draft plan of subdivision application in order to secure a net benefit to the Municipality of lands for municipal objectives in a timelier manner than would otherwise be realized. b. Exchange the ROW lands for future park open space lands on other lands owned by Tribute in Clarington with the same idea of securing a net benefit to the Municipality. 2. Request Council review their previous decision by providing additional information, particularly planning information, not included in the previous staff report and recommendation. With regards to the land exchange options, upon closer review, these options are not supported by Tribute for the following reasons: Page 150 April 8, 2021 Municipality of Clari An exchange of future park and open space lands within the current Tribute (Prestonvale) lands in exchange for the ROW lands at this time, is technically possible but may be complicated by the fact that the exact limits of the park, open space, walkway, trail etc. have not been defined by all stakeholders. Potential complications in the future related to limits of development etc., as part of the subdivision review process, may lead to unintended issues and confusion as the plan of subdivision is processed. The delineation of parks, trails and open spaces is best completed through the Plan of Subdivision review process where such matters are subject to technical review and public input prior to those features being dedicated to the Municipality at time of subdivision registration. • A land exchange involving other Tribute owned lands in the Courtice area is not possible due to the fact that the ownership structure of each of those properties is unique and non -reciprocal. Subsequent to Council's decision, the future structure of land use in the Southwest Courtice community has begun to crystalize with the upcoming Southwest Courtice Secondary Plan. It is appropriate for Council to re-evaluate its previous decision based on the new information provided by the land use designations and polices of the new Secondary Plan that has now progressed to the stage where Staff is preparing a Recommendation Report to Council. As noted above, the Secondary Plan for the community has advanced to the stage where Committee and Council will be in a position to consider final approval of the land use designations and policies that will guide growth and development in the area. The structure of the plan outlines the best location for new housing, transportation connections, parks, open spaces, and schools. Previously, Council did not have the benefit of the final structure of the community in southwest Courtice when the decision to retain the ROW lands was made. With the provision of the recommended Secondary Plan and associated land uses, Council now has the ability to see the "big picture" in terms of the ultimate plans for the community. Based on the land uses in the Secondary Plan and the ability to implement the Secondary Plan to achieve the Plan's objectives, the retention of the existing ROW lands, in our opinion, creates confusion and uncertainty as to the Municipality's objectives and therefore, the disposition of the ROW lands should dealt with by the Municipality now for the following reasons: • The Secondary Plan provides the direction for the location of future roads, parks, open spaces, housing etc. Maintaining the ROW, in its current location as a wholly owned strip of municipal land, is not consistent with the proposed land use structure of the Secondary Plan. • It is also possible that the Municipality retain ownership of the ROW as development of the land proceeds, however, in order for a plan of subdivision to proceed, both the Municipality of Clarington and Tribute would have to jointly file a plan of subdivision application or, alternatively, Tribute would file two separate plans of subdivision — one on either side of the ROW. Either scenario is unnecessarily complicated for all parties and would not be preferred. The ROW extends beyond the southern limits of the Tribute (Prestonvale) lands whereby the southern portions are owned by two other parties. As such, Council should address the future of Page 151 April 8, 2021 Municipality of Clari the entire ROW on a comprehensive basis as it plans for completion and implementation of the Secondary Plan. For the Tribute (Prestonvale) lands, as part of a comprehensive plan of subdivision, with the ROW being transferred to Tribute, the Municipality will receive parkland, open space block(s), storm ponds and roads in the amount of 17.16 Ha or 42.4 acres as part of the subdivision process. The municipality will receive a net benefit of 16.13 Ha. or 39.8 acres. For the reasons noted above, Tribute (Prestonvale) requests that Council review its previous decision regarding the closure and conveyance of the unopened road allowance and support the transfer of the lands to Tribute (Prestonvale) at this time in order to facilitate the completion and approval of the Southwest Courtice Secondary Plan and the planned development of the southwest Courtice community in the manner envisaged by the Secondary Plan. Your consideration of our request is appreciated. Yours truly, Tribute (Prestonvale) Limited per Jeff Solly C. c. Andy Allison — Chief Administrative Officer Ryan Windle - Director— Planning and Development Services Steve Deveaux— Executive Vice President —Tribute Communities Page 152 Clarington Staff Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: May 17, 2021 Report Number: PDS-028-21 Submitted By: Ryan Windle, Director of Planning and Development Reviewed By: Andrew C. Allison, CAO Resolution#: File Number: PLN41.12 and OPA 126 By-law Number: Report Subject: Brookhill Neighbourhood Secondary Plan Update Recommendations: 1. That Report PDS-028-21 be received; 2. That Official Plan Amendment 126 to include the updated Brookhill Neighbourhood Secondary Plan in the Clarington Official Plan be adopted; 3. That upon adoption by Council, the updated Brookhill Neighbourhood Secondary Plan be implemented by Staff as Council's policy on land use and planning matters and through the capital budget program; 4. That the Director of Planning and Development Services be authorized to finalize the form and content of OPA 126, the Secondary Plan, and the Sustainable Urban Design Guidelines resulting from Council's consideration, public participation, agency comments, and technical considerations; 5. That the Sustainable Urban Design Guidelines appended to the updated Secondary Plan be approved and used by Staff to guide development applications and public projects; 6. That the Director of Planning and Development Services be authorized to execute any agreements to implement the Secondary Plan once adopted by Council; 7. That OPA 126 be forwarded to the Region of Durham for approval; and 8. That all interested parties listed in Report PDS-028-21 and any delegations be advised of Council's decision regarding the adoption of the Secondary Plan. Page153 Municipality of Clarington Report PDS-028-21 Report Overview Staff are pleased to present the updated Brookhill Neighbourhood Secondary Plan for Council adoption based on the extensive consultation that has occurred. Page 2 The purpose of Official Plan Amendment 126 is to adopt the updated Brookhill Neighbourhood Secondary Plan and the Sustainable Urban Design Guidelines into the Clarington Official Plan. This Amendment applies to only the lands located within the Brookhill Neighbourhood Secondary Plan Area. The policies and guidelines will guide the creation of sustainable neighbourhoods that include a diverse range of housing located within walking distance of shopping, services, schools, and amenities. The neighbourhood includes a variety of densities and mix of land uses. A linked system of parks, trails and green space will support pedestrian movement throughout the area. After adoption by Council, the updated Brookhill Neighbourhood Secondary Plan will be sent to the Region of Durham for approval. 1. Purpose of Report 1.1 The purpose of this Staff Report is to recommend Council adopt Official Plan Amendment 126 (OPA 126), which is the updated Brookhill Neighbourhood Secondary Plan and the Sustainable Urban Design Guidelines, all of which can be found as Attachment 1 to this Report. This recommendation comes following a thorough planning and public engagement process. 1.2 This Report includes a summary of the process and comments received since the September 8, 2020 release of the draft Secondary Plan, the draft Sustainable Urban Design Guidelines, and the draft Official Plan Amendment for the Statutory Public Meeting held on September 28, 2020. 2. Background 2.1 The Brookhill Neighbourhood Secondary Plan area covers 300 hectares generally bound by Concession Road 3 in the north, Bowmanville Creek in the east, the Bowmanville West Urban Centre Secondary Plan area in the south and the Bowmanville Urban Boundary in the west (see Figure 1). Page154 Municipality of Clarington Report PDS-028-21 NASH ROAD CONCESSION ROAD`3 jyt iE�h pig ewe •Q W�� ,�Vi -''ry �W 3�_�x � �%/mac ZJ• O� Uj Page 3 Figure 1: Brookhill Neighbourhood Secondary Plan Area and the Update Area 2.2 The Brookhill Neighbourhood Secondary Plan and accompanying Urban Design Guidelines were originally adopted in 2008. The original Secondary Plan designated the north portion of the lands identified as Update Area on Figure 1 as a "Future Development Area." This updated Secondary Plan will change the land designation for these lands to permit development to meet the housing supply needs of the Municipality to 2031. 2.3 Background and technical reports were required as part of the updated Secondary Plan. These reports outline the challenges and opportunities for the Update Area and informed policy direction. The list of reports is as follows: • Peer Review of Market Demand Study for Neighbourhood Centre • Natural Heritage Report; • Brookhill Tributary Erosion Report; Page155 Municipality of Clarington Report PDS-028-21 • Floodplain Impact Analysis; • Slope Stability Study; • Landscape Analysis; • Planning Rationale Report; • Master Servicing and Stormwater Management Report; • Sustainability and Urban Design Report; • Transportation — Existing Conditions Report; • Transportation Review Memo; • Transportation Study; • Alternative Land Use Plans Report; • What We Heard Summaries of PICs #1, #2, #3 and Survey; and • Landowner Workshop Summary. Page 4 2.4 As part of the Secondary Plan update process, conformity with the Durham Region Official Plan and Provincial plans and policies is also required. These updates are essential for development to proceed in the north part of the neighbourhood and for the Municipality to meet its population and employment targets. 2.5 For the sake of clarity, the recommended Official Plan Amendment replaces the existing Brookhill Neighbourhood Secondary Plan and urban design guidelines with those recommended in this Report. Planning approvals already granted in the Secondary Plan area are not affected by this change. The minor revisions to the land use designations in the area outside the Update Area reflect what was built in the southwest area and what has been draft approved in the area west of Bowmanville Avenue and south of Longworth Avenue. The updated Brookhill Neighbourhood Secondary Plan will maintain the original plan's progressive vision and many of its policies. 3. Provincial and Regional Policy Conformity 3.1 The updated Brookhill Neighbourhood Secondary Plan is in conformity with the Provincial Policy Statement, 2020, A Place to Grow: The Growth Plan for the Greater Golden Horseshoe, 2019, and the Durham Region Official Plan. Collectively the directions regarding complete communities, a thriving economy, a clean and healthy environment, and social equity have shaped both the Clarington Official Plan and this Secondary Plan. The Statutory Public Meeting Report PSD-032-20 outlined how the Secondary Plan is in conformity to these planning documents and included the summary of the robust public engagement activities. 4. Priorities in the Secondary Plan and Urban Design Guidelines 4.1 The updated Brookhill Neighbourhood Secondary Plan and accompanying Sustainable Urban Design Guidelines follow the five priorities identified by Council in the Secondary Plan update Terms of Reference. Page156 Municipality of Clarington Page 5 Report PDS-028-21 • Sustainability and Climate Change • Urban Design • Affordable Housing • Community Engagement • Coordination of Initiatives Sustainability and Climate Change 4.2 The Brookhill Neighbourhood Secondary Plan addresses the criteria developed for Secondary Plans in Clarington's Green Development program and is guided by the Priority Green Development Framework. Council added emphasis to this priority through the declaration of a Climate Emergency on March 23, 2020. 4.3 Sustainable development principles and practices are incorporated throughout the Secondary Plan and the Sustainable Urban Design Guidelines, including the design of neighbourhoods and the allocation of land uses. Urban Design 4.4 The Brookhill Neighbourhood has been planned to be a vibrant, pedestrian oriented community that promotes high quality design practices centered on energy conservation, efficiency, and environmental sustainability. It is intended that the Secondary Plan Area will develop as a healthy and complete community with distinctive, liveable neighbourhoods, integrated and connected green spaces, and efficient transportation, transit, and trails systems. Affordable Housing 4.5 Through Official Plan policy, Clarington Council supports the provision of a variety of housing types, tenure and costs for people of all ages, abilities and income groups. From the recommended policies in Clarington's Affordable Housing Toolkit as outlined in the Staff Report CAO-013-19, the Brookhill Neighbourhood Secondary Plan is implementing various strategies to increase housing affordability. These strategies include the requirement that the Landowners Group provide either land or a contribution of funds to the Municipality for the development of affordable housing. The Landowners Group has agreed to provide $400 per unit towards affordable housing. Community Engagement 4.6 Clarington Council is committed to community consultation and engagement beyond the statutory requirements. The preparation of this updated Secondary Plan was and continues to be supported by a thorough public engagement strategy which includes a range of public consultation initiatives in order to share, consult, deliberate, and collaborate with all stakeholders. For all public information centres and public meetings, all landowners of the area were informed by letter, newspaper advertisements, and social media. These efforts were in addition to statutory meeting requirements. Page157 Municipality of Clarington Report PDS-028-21 Coordination of Initiatives Page 6 4.7 The following processes have been undertaken at the same time as the Brookhill Neighbourhood Secondary Plan update and have been incorporated into the study process: Environmental Assessment Process 4.8 An Environmental Assessment (EA) is required for all new major (collector and arterial) roads needed for the Brookhill Neighbourhood Secondary Plan. To avoid confusion and focus resources more effectively, this Secondary Plan update project is being undertaken using the `Integrated Approach' which jointly satisfies the requirements of both the Planning Act and the Environmental Assessment Act. All public notices, communications, and review periods have been designed to ensure that they conform to the requirements of both Acts. Key public consultation elements of the EA process include: Notifications: All project notices demonstrate clear indication of the Integrated EA and Planning Act approach; Mandatory Consultation: Engagement with review agencies and the public regarding the problem/opportunity and alternative solutions is a key component for the EA process; and Completion: At study completion, a Notice is to be prepared advising agencies and the public of the study completion and the opportunity to review the project reporting. Indigenous Communities Consultation 4.9 Both the Planning Act the Environmental Assessment Act require consultation with Indigenous communities. Staff provided background materials and copies of all notice material to each Indigenous community with rights and interests in the area. Staff have ensured consultation with the each of the required Indigenous communities meets the requirements of the Acts. We will continue to engage Indigenous communities. 5. Public Participation 5.1 The preparation of this updated Secondary Plan has been supported by a thorough public engagement strategy, including a range of online and in -person events to consult with the public. These efforts are beyond the statutory public meeting requirements. All landowners in the area received notice of all the public information centres and the statutory public meeting. The landowners and all interested parties have been informed that this recommendation Report is being presented to Council. Page158 Municipality of Clarington Report PDS-028-21 Page 7 5.2 All public notices, communications, and review periods have been designed to ensure conformity with the requirements of both the Planning Act and the Environmental Assessment Act. To avoid creating confusion by sending multiple notices, and to focus Municipal resources more effectively, this project was designed to jointly satisfy the requirements of both Acts. 5.3 The following summarizes the opportunities provided to the public to engage with and provide feedback on the Secondary Plan update project. Initial Public Engagement and Input 5.4 Planning Services received a request from the Brookhill North Landowners Group requesting initiation of a conformity update of the Brookhill Neighbourhood Secondary Plan with their commitment to cover 100% of the cost as required by Clarington Official Plan policies. At the Planning and Development Committee meeting on June 4, 2018, Staff made the recommendation to proceed with the project (PSD-052-18), which was ratified by Council on June 11, 2018 (Resolution #C-207-18). Project Webpage 5.5 A project web page (http://www.clarington.net/Brookhill) facilitates public participation and provides information associated with the project, including meeting notices, presentation materials, and Staff and consultant's reports. Public Information Centre (PIC) #1 5.6 The first PIC on November 26, 2018 was held at the Garnet B. Rickard Recreation Complex. Group activities were used to review the principles of the original Brookhill Neighbourhood Secondary Plan and to consider the importance of elements within the priorities for this update, including sustainability and climate change, urban design, affordable housing, and community engagement. Public Information Centre (PIC) #2 5.7 A second PIC was held on June 25, 2019. At this event, the opportunities and constraints for planning this part of Bowmanville were shared with the public based on the background studies. A summary of the feedback messages received from the 29 people in attendance at this event include: • Concerns with the current and future level of traffic in the project area; • Need for expanded infrastructure for pedestrians and cyclists; • Include climate change implications in the updated Secondary Plan; • Concerns with the delivery of schools and services; and • Expressed support and need for a variety of housing. Page159 Municipality of Clarington Report PDS-028-21 Landowner Workshops Page 8 5.8 Workshops took place in the afternoon and evening of December 2, 2019 for all landowners within the project area. 65 landowners and representatives attended the two workshops. The workshops included a presentation about the background and criteria informing the three alternative plans and, afterwards, an open discussion about each plan. Input from the workshops along with input from the steering committee and agencies continued to guide direction toward the Emerging Plan. 5.9 During and after these workshops, higher densities on the east side of Bowmanville Avenue and at the eastern end of Stevens Road were considered. However, there are particular constraints related to infrastructure servicing, vehicular and emergency access, environmental constraints (including concerns about slope stability), and neighbourhood character. Residential property owners within this area have continued to express concerns about increased densities adjacent to their homes. Public Information Centre (PIC) #3 5.10 A third PIC scheduled for March 24, 2020 was cancelled due to the COVID-19 pandemic. This PIC was rescheduled and held online on May 21, 2020. Three sessions were made available in the afternoon and evening, each of which consisted of a presentation about the different land use plans with pauses for discussion throughout. 5.11 It was at this PIC #3 that a future Block Master Plan (BMP) was proposed to address the concerns related to infrastructure servicing, vehicular and emergency access, environmental constraints, neighbourhood character, and existing residents' concerns in a comprehensive and coordinated manner. The future BMP is discussed below in sections 10.8 and 10.9 of this Report. Online Survey 5.12 An online survey was released on the project webpage the day after PIC #3 for two weeks (May 22 to June 5, 2020). The survey summarized the alternative land use plans and the emerging plan presented at PIC #3 and prompted members of the public for preferences between the different community elements being proposed. The survey was promoted by the Municipality on its social media platforms and garnered opinions from 240 members of the public on the preferred way forward with the Secondary Plan. 5.13 The options were evaluated based on criteria informed by stakeholder and public comments as described in the Alternative Land Use Plans Report. Page160 Municipality of Clarington Page 9 Report PDS-028-21 6. Official Plan Amendment and the Secondary Plan Process — Final Phase Statutory Public Meeting Notice 6.1 Notice for the September 28, 2020 Statutory Public Meeting for the Brookhill Neighbourhood Secondary Plan was provided in accordance with the Planning Act. A Notice of Statutory Public Meeting was mailed to approximately 600 landowners located in and within 120 metres of the Secondary Plan area, and sent by mail to the Region of Durham, the Ministry of Municipal Affairs and Housing, and all other commenting agencies. The Notice of Statutory Public Meeting stated that the materials (draft Official Plan Amendment and draft Secondary Plan) would be available for review on the project webpage. These materials were posted to the webpage on September 8, 2020. 6.2 Clarington's Communications Division promoted the Public Meeting and posted the Public Meeting Notice on the Municipal website, Facebook, and Twitter. Three notices advertising the Public Meeting were placed in both Clarington This Week and the Orono Times during the weeks of September 6, 13, and 20. It was also promoted through the Planning Services E-update. 6.3 The Statutory Public Meeting Staff Report (PSD-032-20) was released for public review as part of the September 28, 2020 Special Meeting of the Planning and Development Committee agenda. The Public Meeting Staff Report provides an overview of the planning process for Secondary Plans, a brief overview of the planning policy framework in which the Secondary Plan was developed, a summary of public and agency comments received to date, and an overview of the Brookhill Neighbourhood Secondary Plan update and the Sustainable Urban Design Guidelines. Statutory Public Meeting — September 28, 2020 6.4 The Statutory Public Meeting was held at a Special Meeting of the Planning and Development Committee virtually on September 28, 2020. This Statutory Public meeting provided the opportunity for Staff to present the draft Secondary Plan and the draft Sustainable Urban Design Guidelines and to respond to questions from Committee members and the public. 6.5 At the Public Meeting, Committee Members and Staff heard from two delegates and received written comments from four members of the public. These public comments concerned: • protecting environmentally sensitive lands; • support and opposition to higher densities in the Future Block Master Plan area; • support for medium density designations in the area north of the Village Corridor; • the location of one school site; and • requesting clarification on the road network. Page 161 Municipality of Clarington Page 10 Report PDS-028-21 6.6 At the September 28, 2020 Special Meeting of the Planning and Development Committee, following the Staff Report's recommendation, Committee passed a motion (Resolution # PD-118-20) to receive the draft Secondary Plan and Sustainable Urban Design Guidelines, that they continue to be reviewed and processed, and Staff report back to Committee with a recommendation Report. Notice of Committee's decision was sent to all interested parties and landowners within the Secondary Plan area. 6.7 Attachment 2 to this Staff Report is a sequence of events regarding the Brookhill Neighbourhood Secondary Plan. In total, each of the landowners have received six notifications including the one for this Report as the project has advanced to this recommendation stage. 6.8 Since the Public Meeting, Staff have received additional written submissions. A summary of public submissions is provided in Section 7 of this Report and the Public Comment Summary Table in Attachment 3 of this Report. 6.9 Staff have also received comments from the Region of Durham and CLOCA. A summary of their comments is provided in Section 8.1 of this Report. Their comments on the Secondary Plan are found in the Agency Comment Summary Table in Attachment 4 and their comments on the Sustainable Urban Design Guidelines are found in Attachment 5 to this Report. The comment tables provide a review of each comment received and a response as to how the comment/request has been addressed in the Secondary Plan or Sustainable Urban Design Guidelines. 7. Public Submission Summaries General Public Comments 7.1 Staff received general enquiries regarding the timing of construction, clarification on the boundary of the Secondary Plan, the Future Block Master Plan area, environmental issues, densities and built forms, neighbourhood amenities, and servicing. Other enquiries touched upon the details related to the Secondary Plan project and the impacts on specific properties within the Secondary Plan area. 7.2 Some property owners on Linden Lane had requested that all properties on Linden Lane be designated either Medium or High Density. At their request, on April 1, 2021, Planning Staff meet with all property owners on Linden Lane. Staff explained why a comprehensive Block Master Plan was required and offered them the opportunity to submit an application for a pre -consultation meeting on a specific development proposal. One property owner expressed their opposition to increased densities and explained they wished the area would remain low density. Page162 Municipality of Clarington Report PDS-028-21 Landowner Group Page 11 7.3 The Brookhill Neighbourhood Landowners Group (BNLG) is represented by GHD Group. The BNLG provided a set of comments regarding the Secondary Plan and the Sustainable Urban Design Guidelines released for the Public Meeting in September 2020. Comments concerned specific policies relating to rear lanes, the distribution of densities, development near natural heritage features, frontage of public parks, and stormwater. Clarifications were also sought regarding the role of the Sustainable Urban Design Guidelines and cost sharing. 7.4 Details of the general public comments and the BNLG comments are included in the Public Comments Summary Table in Attachment 3 to this Report. The summary table provides an outline of the comments received as well as a note on how the comment or request was addressed. 8. Agency Comments Central Lake Ontario Conservation Authority (CLOCA) 8.1 CLOCA provided extensive comments in support of environmental protection measures, recommendations regarding stormwater management, and guidance on uses nearby natural heritage features. Maintaining ecological integrity is necessary to conserve natural features within the area. This includes minimizing creek crossings and ensuring trails are planned and constructed carefully. Region of Durham 8.2 In December 2020, the Region of Durham provided extensive comments on the Secondary Plan and Sustainable Urban Design Guidelines. Though they had some concerns that needed to be addressed, the Region was supportive of the overall direction of the documents. The Region suggested ways to strengthen policies relating to natural and hydrogeological features, servicing, and transit -supportive development, as well as suggesting specific uses to be permitted in specific land use designations. 8.3 The Region had concerns with the Traffic Study that was completed and requested that certain traffic issues be addressed before the Secondary Plan was presented to Council for adoption. The main issue concerned the location of intersections with Bowmanville Avenue. The consultants worked with the Region and have addressed the Region's concerns to their satisfaction. Other Agencies and Clarington Departments 8.4 Other circulated agencies, including relevant school boards, either did not provide comments, or stated they had no concerns or comments with the Secondary Plan or Sustainable Urban Design Guidelines. Page163 Municipality of Clarington Report PDS-028-21 Page 12 8.5 The Infrastructure Division of Clarington Public Works are part of the Steering Committee and provided a comprehensive set of comments to assist in the formulation of the Secondary Plan and Sustainable Urban Design Guidelines. Other circulated Clarington Departments and Divisions had no concerns or comments. Indigenous Consultation 8.6 The following were invited to provide comments or consult directly with Municipal Staff: • Mississaugas of Scugog Island First Nation • Alderville First Nation • Curve Lake First Nation • Hiawatha First Nation • Metis Nation of Ontario • Williams Treaty First Nations • Huron-Wendat First Nation • Oshawa and Durham Region Metis Council • Beausoleil First Nation • Chippewas of Georgina Island First Nation • Chippewas of Rama First Nation 8.7 A representative from Alderville First Nation sent a brief note about the required archeology studies, which will be conducted after the Secondary Plan is approved and prior to development within the area. 8.8 All agency comments are on the Secondary Plan are found in the Agency Comment Summary Table in Attachment 4 and their comments on the Sustainable Urban Design Guidelines are found in Attachment 5 to this Report. The summary table provides an outline of the comment received as well as a response as to how the comment/request has been addressed. 9. Key Revisions to the Secondary Plan since the Public Meeting 9.1 The recommended OPA 126 attached to this Report reflects the changes made in response to extensive public participation and comments, agency input, and Staff's and the consultant's continuing review. While a considerable number of comments were received from CLOCA, the Region of Durham and the Landowner Group, the concerns raised and the Staff response to them did not significantly change the direction of the Secondary Plan or the Design Guidelines from the drafts released on September 8, 2020. The following summarizes the changes made to the Secondary Plan and the Sustainable Urban Design Guidelines. 9.2 The following changes were made to the text of the Secondary Plan document: Page164 Municipality of Clarington Report PDS-028-21 Page 13 • Reorganization of components of the document for the purposes of clarity and to make finding relevant information easier; • A more concise set of visions, principles, and goals; • Policies added to the Low Density Residential designation to limit townhouses and to prohibit private streets and private lanes (public lanes are permitted); • The High Density designation was changed to Local Corridor Medium Density as the maximum building heights are 6 storeys, whereas High Density designations in other Secondary Plans permit heights greater than 6 storeys. • Policies for the Village Corridor and Neighbourhood Centre were clarified and altered to be in conformity with the overall vision of the Secondary Plan area; • Affordable housing policies added to require either the contribution of lands or contribution of funds to the Municipality for the development of affordable, public or non-profit affordable housing. The Landowners Group has agreed to the contribution of funds option and will provide $400 per unit; • Environmental protection policies were modified at the request of CLOCA, including reducing the potential impact the trail system may have on natural features; • Policies regarding cost sharing and monitoring were added; • Policies relating to transitions between different land uses, such as from high to low density, were clarified and reorganized to a single section; and • Policies added to screen from view rooftop mechanical structures, air conditioning units and other similar features. 9.3 The following changes were made to the Schedules of the Secondary Plan document: • For simplicity and clarity, the land use schedule, the parks and open space schedule, and the environmental constraints overlay were combined into a single schedule; • The High Density Residential designation is now Medium Density Local Corridor. On the east side of Bowmanville Avenue, part of this designation was reduced to allow some Medium Density Residential adjacent to Longworth Ave, and the parkette was reconfigured to be more centrally located; • The parkette north of the Village Corridor was shifted south to connect to the Village Corridor to make more efficient use of, and to help provide a transition to, the Low Density area; • The number of stormwater management facilities has been reduced, including the elimination of the two `urbanized' facilities for a more efficient use of land; and • The two schools are now shown symbolically, rather than as blocks, with the underlying designation as Low Density Residential. Page165 Municipality of Clarington Page 14 Report PDS-028-21 9.4 These changes are identified on Figure 2 below. Nash Road it Parkenenowconnected Low Density Resienflai changed II to Medium Density Residential. to Village rorridor_ I � . 1 1 Sept ember 2020 Public Meeling Concept September 2020 Public Meeting Concept I n 1 1 High Density, -�� I --- now Medium Density Local -s I Comdor has I� I shifted and wasreduced to add more LowlMedium Density. 1 M Perkang has shined. 1 JJr r /� September 2020 Pu61ic Meeting Concept Longworth AviI 1 1 1 1 1 1 I 1 La King Street ' Number of stormwater _ ouffalls reduced, including removing ti two urbanized ones. 3eptsrnbet 2g20 Public Meeling Concept ,jcnools are represerl symbolically, not with blocks. �;i I I a rotember2020 Public Meetinn Conce LEGEND oBNSP Boundary Erwlronmental Protection Area - Medium Density Local Corridor � ErnlrsnmeMal Conatralrtl' O Medium Density Reciderrilal - Stsimwaler Management Facilitles Changes to Schedule A OLow Density Reaidenr * urbanized sturmwater Management O Nelghb-tood Centre —wteraearae of Brookhill Neighbourhood Village Centrist Arterial Road Type A ® Future Block Master Plan Arsenal Rsad Typee Secondary Plan since Elementary school ---Adedal Road TypeC — Ne.ghbeurhssd Park —Cnllectnr Rnad September Public Meeting - Parkette .... Tra4 Prominent Intersection Figure 2: Changes to Land Use Schedule Page166 Municipality of Clarington Page 15 Report PDS-028-21 Summary of Revisions to the Sustainable Urban Design Guidelines 9.5 The above described changes to the Secondary Plan policies necessitated minor changes to the Sustainable Urban Design Guidelines. As with the Secondary Plan policies, there are no major shifts in direction since the Sustainable Urban Design Guidelines were presented at the Public Meeting. 9.6 All comments received regarding the Sustainable Urban Design Guidelines are in the Sustainable Urban Design Guidelines Comment Summary Table in Attachment 5 of this Report. 10. Key Elements of Secondary Plan 10.1 The central components of the Secondary Plan include Low Density Residential, Medium Density Residential, Medium Density Local Corridor, a Village Corridor, a Neighbourhood Centre, a Prominent Intersection, and a future Block Master Plan area. Approximately one-third of the Secondary Plan Area contains Natural Features and designated Environmental Protection Area. These designations and revised policies bring the Secondary Plan into conformity with the Local Corridor policies and density targets in the parent Official Plan. Low and Medium Density Residential 10.2 The majority of the developable lands in the Secondary Plan area are designated Low Density Residential. This designation will see a mix of single and semi-detached dwellings along with townhouses limited to 20% of the Low Density Residential areas. Buildings would not exceed 3 storeys. Private lanes or streets would not be permitted in the Low Density Residential areas. 10.3 The Medium Density Residential areas will see a mix of townhouses and apartment buildings limited to a maximum of 4 storeys. Private lanes and streets are permitted but are required to adhere to the same standards as public lanes and streets. Medium Density Local Corridor 10.4 Bowmanville Avenue is identified as a Local Corridor in the Clarington Official Plan. The area north of Longworth along Bowmanville Avenue is designated Medium Density Local Corridor which allows apartment buildings, mixed -use buildings and limited townhouses abutting adjacent Low Density Residential. Buildings would be permitted to be between 3 and 6 storeys. Page167 Municipality of Clarington Report PDS-028-21 Neighbourhood Centre Page 16 10.5 The Neighbourhood Centre area is also within the Local Corridor of Bowmanville Avenue. This designation would be a mixed -use site with Mixed -use buildings being permitted. A stand-alone grocery store would also be permitted, but only if there are also residential uses within the Neighbourhood Centre. The grocery store must be in a building of at least two storeys and other commercial uses are permitted in the building. Residential and mixed -use buildings would be between 4 and 6 storeys, while the stand- alone commercial building would be between 2 to 6 storeys. Following Official Plan policy 10.3.5, commercial buildings within Local Corridors must be a minimum of 2 storeys. Village Corridor 10.6 The Village Corridor, particularly along Longworth Avenue, will be the primary focal point for gathering in the Brookhill Neighbourhood. A large diversity of uses are permitted, including mixed -use building, live/work units, restaurants, retail, and other commercial uses. Limited townhouses are permitted in the Village Corridor along Longworth. Driveways are not permitted onto Longworth, and sidewalks will be wider to encourage public gathering. Buildings will be between 3 to 4 storeys. Prominent Intersection 10.7 The intersection of Bowmanville Avenue and the realigned Longworth Avenue is identified as a Prominent Intersection. Building on policies in Section 5.4.10 of the Official Plan, this prominent intersection will be a gateway to the Brookhill Neighbourhood with special architectural treatments and design, a privately owned publicly accessible plaza, and improved relationship between built form and the public right of way to contribute to the area's identity. Future Block Master Plan 10.8 As noted in the Staff Report presented at Statutory Public Meeting on September 28, 2020, an area east of Bowmanville Avenue and south of Longworth is identified as a future Block Master Plan area. Throughout the Brookhill consultation process there were two requests for higher density to be provided on Linden Lane properties and at 46 Stevens Road. However, as noted above in sections 5.8 and 5.11 of this Report, residents in the area have concerns with increasing density and the change in character that would result. The area also has particular constraints related to infrastructure servicing, vehicular and emergency access, and environmental constraints including slope stability of the adjacent Bowmanville Creek Valley. Page168 Municipality of Clarington Report PDS-028-21 Page 17 10.9 A Block Master Plan is recommended to ensure these concerns are addressed comprehensively with coordinated solutions. Once the Secondary Plan is adopted by Council, landowners may privately initiate a Block Master Plan for the area. A Block Master Plan would be incorporated into the Official Plan through amendments to this Secondary Plan. 11. Fiscal Impact Analysis Summary 11.1 The Official Plan requires that a Financial Impact Analysis (FIA) be undertaken for Secondary Plans to understand the long-term financial impacts of the proposed developments. Accordingly, Staff have undertaken an FIA for Secondary Plan. 11.2 Residential and commercial growth has a significant financial impact to the Municipality through the initial investment in infrastructure and the annual costs of providing services to a growing community. It is important to determine if the growth in the Secondary Plan Update Area will be sufficient to pay for its ongoing operation and maintenance. 11.3 As summarized by the FIA, it appears that there will be an annual surplus to these costs of $412,000, and approximately $32 million towards growth related capital through the collection of development charges. In addition, economic growth from the need to service the population, business -to -business sales, and cultural diversity are all positive outcomes of this growth that do not impact the Municipality's bottom line. 11.4 It should be noted the FIA includes assumptions and estimates which are based on the best information available at the time of writing this Report. The actual design of the Secondary Plan, the timing and type of the development, and service impact will ultimately dictate the financial impact on the Municipality. 11.5 The FIA recommends the Municipality continue to work with developers to finalize the updated Brookhill Neighbourhood Secondary Plan and consider revisiting the Development Charges Study before the five-year required review to ensure that all capital costs are appropriately included and recovered. 12. Next Steps 12.1 As with other secondary plans and given the number of documents, comments and technical changes to wording or schedules that may take place prior to the Municipality forwarding the documents to the Region of Durham for approval, Staff requests (See Recommendation #4) Council authorize the Director of Planning and Development Services to finalize the form and content of OPA 126 once it is adopted by Council. Page169 Municipality of Clarington Page 18 Report PDS-028-21 12.2 Once Clarington Council adopts OPA 126, it will be forwarded to the Region of Durham for review and approval. The Region has various options. It may approve, approve with modifications, deny or make no decision (in other words defer making a decision) regarding OPA 126 and the Secondary Plan. However, the Municipality has been working closely with the Region throughout this Secondary Plan update and Staff do not anticipate any significant issues or concerns from the Region. 12.3 Prior to issuing a decision on OPA 126, it is anticipated that Region of Durham Staff will provide a list of proposed modifications to the Municipality. Staff will review those proposed modifications and bring a Report to Council outlining the proposed modifications. Council will then be able to provide comments to the Region of Durham on the proposed modifications before the Region of Durham issues its decision. 12.4 Once the Region of Durham issues its decision, the landowners and those people on the interested parties list will be notified and a 20-day appeal period is provided. Any person or organization that has provided comments to Clarington Council prior to the adoption of OPA 126, and/or to the Durham Region prior to issuing its decision, has the right to appeal all or part of the Official Plan Amendment. Once the OPA is approved and the appeal period lapses, the Secondary Plan becomes part of the Official Plan and it would be in full force and effect. 12.5 After Regional approval, the Municipality will present to Council a draft zoning by-law to implement the adopted Secondary Plan. There will also be agreements between the Municipality and landowners on the affordable housing contribution, the initiation of the necessary phases to complete the Environmental Assessment process for roads, and the parks master agreement. 13. Concurrence This Report has been reviewed by the Director of Financial Services and the Director of Public Works who concur with the recommendations. 14. Conclusion 14.1 The updated Brookhill Neighbourhood Secondary Plan will guide the development of a sustainable neighbourhood that will be the future home for approximately 7400 people. This Secondary Plan encourages a diverse range of housing units within walking distance to shopping, services, schools and amenities. The conservation of the natural environment and the development of a robust active transportation network is provided as a foundation for this plan. A variety of housing types together with a Neighbourhood Centre and a Village Corridor form the central components of the Plan. Page170 Municipality of Clarington Page 19 Report PDS-028-21 14.2 It is respectfully recommended that Council Adopt Official Plan Amendment 126 to include the updated Brookhill Neighbourhood Secondary Plan and Sustainable Urban Design Guidelines into the Clarington Official Plan. Staff contacts: Mark Jull, Planner II, 905-623-3379 ext. 2426 or miull(a�clarington.net and Carlos Salazar, Manager, 905-623-3379 ext. 2409 or csalazar(a_clarington.net Attachments: Attachment 1: OPA 126, Brookhill Neighbourhood Secondary Plan and SUDGs Attachment 2: Sequence of Events Attachment 3: Public Comments Summary Table Attachment 4: Agency Comments Summary Table Attachment 5: Sustainable Urban Design Guidelines Comments Summary Table Interested Parties: List of Interested Parties available from Department. Page 171 Attachment 1 to Report PDS-028-21 AMENDMENT NO.126 TO THE CLARINGTON OFFICIAL PLAN PURPOSE: The purpose of this Amendment is to create a planning framework that will facilitate the development of a complete community in the Brookhill Secondary Plan area, both in the neighbourhood to the south, and in the greenfield area to the north. This initiative complements the Official Plan principles of promoting higher densities, mix of land uses, a diversity of housing types and tenures, and sustainable design throughout the Secondary Plan area. LOCATION: This Amendment applies to a 300-ha area bounded by Nash Road in the north, Bowmanville Creek in the east, the Brookhill Tributary and Brookhill Boulevard in the south, and the Bowmanville Urban Boundary in the west. The subject lands are located at the northwest corner of the Bowmanville urban area boundary. Approximately one- third of the area contains natural features. Bowmanville Avenue is the main north -south arterial through the area, and the extension of Longworth Avenue west from Bowmanville Avenue will become the main east -west arterial of the community. BASIS: In 2008, the Brookhill Secondary Plan was originally adopted by Council. Policies and guidelines related to land uses, built form and densities for the entire secondary plan area were developed and described. The goals of the secondary plan were to design a community based on: (1) New Urbanism design principles; (2) a total of 2,800 units at full build out; (3) a net density of 50 residents and jobs per ha; (4) high quality design and energy conservation and sustainability; and (5) natural features as a key contributor to the quality of life of residents. The update of this secondary plan maintains these goals, however, the total number of units has been reduced to 2,700 to reflect the existing and planned build -out in the southern area of the Secondary Plan. There have been changes to Municipal, Regional, and Provincial policies since its original adoption which requires the update of this Secondary Plan. In 2018, the Brookhill North Landowners Group (which represents most of the currently undeveloped lands in the northern half of the secondary plan area), committed to covering 100% of the costs of the update. In June 2018, Staff recommended that the Municipality proceed with updating the Brookhill Secondary Plan. The recommendation was approved by Council, and the Brookhill Secondary Plan Update was initiated with the engagement of The Planning Partnership in November 2018. The original Brookhill Secondary Plan was developed by The Planning Partnership. Page172 ACTUAL AMENDMENT: This Amendment is based upon the study team's analysis and an extensive public consultation process which included open -house - style Public Information Centres in November 2018 and June 2019, two stakeholder workshops that included all landowners and agencies in December 2019, and a third Public Information Centre held online later in May 2020, which was followed up by an online survey from the end of May and into June 2020. The background reports below highlighted key challenges and opportunities for the north and east portions of the Brookhill Secondary Plan area, and provided some direction to the policies. The list of reports is as follows: • Peer Review of Market Demand Study for Neighbourhood Centre • Natural Heritage Report; • Brookhill Tributary Erosion Report; • Floodplain Impact Analysis; • Slope Stability Study; • Landscape Analysis; • Planning Rationale Report; • Master Servicing and Stormwater Management Report; • Sustainability and Urban Design Report; • Transportation — Existing Conditions Report; • Transportation Review Memo; • Transportation Study; • Alternative Land Use Plans Report; • What We Heard Summaries of PICs #1, #2, #3 and Survey; and • Landowner Workshop Summary. Existing Part Six Secondary Plans is amended by deleting the `Brookhill Neighbourhood Secondary Plan' in its entirety and replacing it with the new Secondary Plan as follows: Page173 Attachment 1 to Report PDS-028-21 Brookhill Neighbourhood Secondary Plan Municipality of Clarington May 2021 Page174 Brookhill Neighbourhood Secondary Plan Brookhill Neighbourhood Secondary Plan Table of Contents 1.0 INTRODUCTION...................................................................................................1 2.0 VISION AND PRINCIPLES...................................................................................2 2.1 Vision................................................................................................................. 2 2.2 Principles........................................................................................................... 3 3.0 COMMUNITY STRUCTURE.................................................................................4 3.1 Open Space System.......................................................................................... 4 3.2 Major Road Network.......................................................................................... 4 3.3 Parks System..................................................................................................... 5 3.4 Residential Neighbourhoods..............................................................................5 3.5 Commercial Areas............................................................................................. 6 3.6 Schools.............................................................................................................. 6 4.0 SUSTAINABILITY AND CLIMATE CHANGE ....................................................... 6 4.1 Objectives.......................................................................................................... 7 4.2 Sustainable Design and Climate Change.......................................................... 7 4.3 Climate Change Adaptation and Mitigation........................................................ 8 4.4 Air Quality.......................................................................................................... 8 4.5 Water Conservation........................................................................................... 8 4.6 Energy Conservation......................................................................................... 9 4.7 Energy Generation............................................................................................. 9 4.8 Local Food Production..................................................................................... 10 5.0 NATURAL HERITAGE........................................................................................10 5.1 Objectives........................................................................................................ 10 5.2 General Policies............................................................................................... 10 5.3 Urban Forest and Native Plantings.................................................................. 11 6.0 CREATING VIBRANT URBAN PLACES...........................................................12 6.1 Objectives........................................................................................................ 12 6.2 Urban Design Intent......................................................................................... 13 6.3 The Public Realm............................................................................................. 13 Page175 Brookhill Neighbourhood Secondary Plan 6.4 Development within a Local Corridor............................................................... 16 6.5 Transition......................................................................................................... 16 6.6 Prominent Intersection..................................................................................... 17 6.7 The Private Realm........................................................................................... 18 7.0 ENCOURAGING HOUSING DIVERSITY............................................................21 7.1 Objectives........................................................................................................ 21 7.2 General Policies...............................................................................................21 8.0 CELEBRATING OUR CULTURAL HERITAGE..................................................24 8.1 Objectives........................................................................................................ 24 8.2 Cultural Heritage..............................................................................................24 9.0 MOBILITY AND STREETS.................................................................................25 9.1 Objectives........................................................................................................ 25 9.2 General Mobility Policies..................................................................................26 9.3 Arterial Roads.................................................................................................. 26 9.4 Collector Roads............................................................................................... 28 9.5 Local Roads.....................................................................................................28 9.6 Rear Lanes...................................................................................................... 28 9.7 Roundabouts................................................................................................... 29 9.8 Public Transit................................................................................................... 30 9.9 Traffic Calming................................................................................................. 30 9.10 Active Transportation....................................................................................... 31 9.11 Parking.............................................................................................................33 10.0 PARKS AND COMMUNITY FACILITIES............................................................33 10.1 Objectives........................................................................................................ 33 10.2 General Policies for Parks............................................................................... 33 10.3 Neighbourhood Parks...................................................................................... 34 10.4 Parkettes..........................................................................................................35 10.5 Privately Owned Publicly -Accessible Spaces .................................................. 35 10.6 Schools............................................................................................................ 36 10.7 Community Facilities........................................................................................ 37 11.0 LAND USE DESIGNATIONS..............................................................................37 11.1 Objectives........................................................................................................ 37 Page176 Brookhill Neighbourhood Secondary Plan 11.2 General Land Use Policies.............................................................................. 38 11.3 Low Density Residential Designation............................................................... 38 11.4 Medium Density Residential Designation......................................................... 39 11.5 Medium Density Local Corridor Designation....................................................40 11.6 Village Corridor Designation............................................................................ 41 11.7 Neighbourhood Centre Designation.................................................................43 11.8 Environmental Protection Area Designation.................................................... 44 11.9 Environmental Constraints Overlay..................................................................45 11.10 Future Block Master Plan................................................................................. 45 12.0 SERVICING.........................................................................................................46 12.1. Municipal Services...........................................................................................46 12.2. Stormwater Management................................................................................. 47 12.3 Utilities............................................................................................................. 48 13.0 IMPLEMENTATION............................................................................................ 48 13.1 General............................................................................................................48 13.2 Required Studies and Reports......................................................................... 50 14.0 INTERPRETATION............................................................................................. 52 SCHEDULE A — Land Use, Transportation, Parks and Open Space APPENDIX A — Sustainable Urban Design Guidelines Page177 Brookhill Neighbourhood Secondary Plan 1.0 INTRODUCTION The Brookhill Neighbourhood is located north of the Bowmanville West Town Centre, and south of Nash Road. Its easterly boundary is the Bowmanville Creek valley and the historic community of Bowmanville. Its westerly boundary is the limit of the Urban Area for Bowmanville. The area for the Brookhill Neighbourhood is approximately 300 hectares (740 acres) in size. Of that total, one third of the area contains natural features and approximately 100 hectares south of the Longworth Avenue Extension, has been either built or approved for development. An update of the Brookhill Neighbourhood Secondary Plan is required to advance the forward -thinking policy framework approved over 10 years ago for a dynamic mixed use community. The update is focused on the approximate 200 hectares of land located north of the Longworth Avenue extension to ensure that future development in the Brookhill Neighbourhood is based on the latest Provincial and local policies and updates to the natural heritage system and the engineering elements of the plan including transportation, stormwater drainage, and servicing. This update replaces the previous Brookhill Neighbourhood Secondary Plan and Urban Design Guidelines that were originally approved in 2008. The Secondary Plan reflects the goals of the Clarington Official Plan ("Official Plan") and has been prepared with the intent that growth shall occur in a logical, efficient, and fiscally responsible manner. The Secondary Plan Area is anticipated to achieve a minimum total planned population of approximately 7,400 residents and 2,700 units. The purpose of the Secondary Plan is to establish goals and policies to guide development within the Brookhill Neighbourhood, as it is implemented through subdivision, zoning, and site plan control. The secondary plan policies reflect key themes for the Brookhill Neighbourhood to support an efficient, low -energy neighbourhood that preserves the natural environment, provides a diversity of housing options, and offers a central focus with a mix of uses Sustainability — The Brookhill Neighbourhood will be developed to minimize the community's impact on the environment. The Secondary Plan supports sustainability by: • Supporting an adaptive and resilient community through the responsible use of resources; • Reducing demands for energy, water, and waste systems; • Ensuring new development contributes to adapting to, and mitigating, the impacts of climate change; and • Reducing greenhouse gas emissions through the design of complete streets, active transportation opportunities, and transit supportive densities. 1� Page 178 Brookhill Neighbourhood Secondary Plan Environmental Preservation — The Brookhill Neighbourhood is characterized by environmental features that will be preserved and enhanced by: • Recognizing the importance of the natural features as contributing to the quality of life for local residents; • Preserving the natural heritage system as the initial structuring feature around which all other community elements are built; • Observing defined protection areas and exploring land use design options that restore or enhance the natural heritage system; and • Providing a continuous open space system linking, natural features, public parks, stormwater management facilities and a full array of community amenities. Healthy, Complete Community - The Brookhill Neighbourhood will be a healthy, connected, and complete community which supports the quality of human well-being and active lifestyles by. • Designing for a complete community that meets people's needs for daily living throughout an entire lifetime. Complete communities are characterized by greater densities placed at mixed use centres, or near transit facilities; a mix and diversity of housing types and uses, including affordable housing; convenient access to public services, community infrastructure, and mobility options; a robust open space system; and job opportunities; Integrating new development within the planned community structure of this Secondary Plan, resulting in a contiguous, connected, and compact urban form; and • Encouraging healthier lifestyles by creating connected and walkable road patterns with amenities and services within a 5 minute walk (400 m). The Sustainable Urban Design Guidelines attached as Appendix A provide further guidance on the implementation of the policies of this Secondary Plan. 2.0 VISION AND PRINCIPLES 2.1 Vision The Brookhill Neighbourhood is envisioned as a vibrant, pedestrian oriented community that promotes high quality design practices centered on energy conservation, efficiency, and environmental sustainability. It is intended that the Secondary Plan Area will achieve the goals of a healthy and complete community with distinctive, livable 21 Page 179 Brookhill Neighbourhood Secondary Plan neighbourhoods, a commercial area, integrated and connected green spaces and trails system, and efficient transportation and public transit to ensure a balance and mix of uses. Although predominantly residential, the community will feature a central commercial area that includes a Neighbourhood Centre and a Village Corridor to provide commercial and service amenities within walking distance of residents. 2.2 Principles The goals and principles of this Secondary Plan work together to create a complete community that addresses public health, climate change, environmental preservation, and the quality of the built environment to meet the needs of residents. The following guiding principles further articulate the vision and are the foundation upon which the policies of this Secondary Plan are based: 2.2.1 Foster an adaptive and resilient community through the responsible use of resources to ensure long-term sustainability, reduce greenhouse gas emissions, demands for energy, water, and waste systems, and the impacts of climate change. 2.2.2 Create a complete, healthy, attractive, safe, inclusive, pedestrian -oriented, and accessible community for the present and future residents of the Brookhill Neighbourhood throughout all stages of their lives. 2.2.3 Provide a mix of housing opportunities and building types throughout the community to meet the needs of people at different stages of their life and with varying socio-economic circumstances. 2.2.4 Protect, restore, and enhance local and regional ecosystems to conserve biodiversity, ecological integrity, and function. 2.2.5 Support a connected and accessible multi -modal transportation network that gives priority to the creation of complete streets and the provision of active transportation and transit infrastructure to ensure all persons have transportation options. 2.2.6 Provide for an accessible, connected, and integrated system of parks, open spaces, and multi -use trails that are linked to natural features creating opportunities for daily physical activity and supporting needs of residents of all ages and abilities. 3� Page 180 Brookhill Neighbourhood Secondary Plan 2.2.7 Promote design excellence through a well -designed and contextually appropriate community that celebrates the scale and form of the existing natural and built character. 2.2.8 Preserve and enhance existing cultural heritage landscapes and incorporate these features into the evolving future landscape. 2.2.9 Promote efficient development and land use patterns and coordinated planning for transportation and municipal services to sustain the financial well-being of the municipality over the long term. 3.0 COMMUNITY STRUCTURE 3.1 The Community Structure of the Brookhill Neighbourhood is based on achieving the goals and principles in Section 2. The components of the community structure that shape the distribution of land uses and include the following: Open Space System ii. Major Road Network iii. Parks System iv. Residential Neighbourhoods V. Commercial Areas vi. Schools 3.1 Open Space System 3.1.1 The Open Space System includes the natural heritage system which is the initial structuring element around which all other elements are built. The natural heritage system includes all core natural heritage features, such as wetlands, woodlands, and tributaries and shall be protected, restored, and enhanced to create continuous green corridors. 3.1.2 The natural heritage features of the Bowmanville Creek and Brookhill Tributary are the defining features of the Open Space System in the Secondary Plan Area. The Bowmanville Creek defines the eastern boundary of the Secondary Plan Area and the Brookhill Tributary forms the basis for naturalized channels that run through much of the Secondary Plan Area. 3.2 Major Road Network 4� Page 181 Brookhill Neighbourhood Secondary Plan 3.2.1 The Road Network includes the major connector roads within the Brookhill Neighbourhood. The road network will follow a modified grid pattern to ensure a permeable and connected system of roads that allow for direct routes into, through, and out of the community. 3.2.2 The road network will be developed under the principle of "complete streets" and will accommodate appropriate facilities for the movement of pedestrians, cyclists, transit, and vehicles. 3.2.3 Bowmanville Avenue is identified as a Local Corridor in the Official Plan and will support transit and opportunities for active transportation facilities including a multi -use trail. 3.3 Parks System 3.3.1 The parks system includes Neighbourhood Parks, parkettes, urban squares, and a trail network. Parks are located throughout the community and are centrally located to ensure that residents are within an approximate 5 minute walk (400m) of an open space. This encourages daily physical activity and creates a central focus and gathering space for the neighbourhoods. 3.3.2 Neighbourhood Parks are located adjacent to planned community facilities and the natural heritage system to support active transportation and connections to a community trail system. 3.3.3 Parkettes and urban squares are smaller components of the parks system and offer passive recreation opportunities. 3.3.4 Where appropriate, stormwater management ponds will include areas for passive recreation, through paths and trails, and as visual extensions of the parks system. 3.4 Residential Neighbourhoods 3.4.1 The Residential Neighbourhoods shall be planned and designed as accessible, pedestrian -oriented areas that are distinct in character and connected within the larger Brookhill Neighbourhood within an approximate 5 minute walk (400 metres) of existing and future local transit services, schools, and parks, and within a 10 to 20 minute walk (800 to 1,600 metres) of future higher order transit and services. 3.4.2 The Residential Neighbourhoods will include a mix and diversity of housing types to ensure variety and choice. The Residential Neighbourhoods include low 5� Page 182 Brookhill Neighbourhood Secondary Plan density housing such as single detached, semi-detached, and townhouse dwelling types; medium density housing, such as townhouses, and low-rise apartment buildings; and high density housing with mid -rise apartment buildings. Small scale service and neighbourhood retail commercial uses are also permitted in predominantly residential areas. 3.4.3 Medium density housing is distributed throughout the Secondary Plan Area, with higher density housing focused along the Local Corridor. 3.5 Commercial Areas 3.5.1 Commercial areas have been included in the Brookhill Neighbourhood to provide opportunities for amenities and services within an approximate 10 minute walk of residents (800 metres). Two commercial elements include a Neighbourhood Centre and a Village Corridor. 3.5.2 A Neighbourhood Centre is located at Bowmanville Avenue and Longworth Avenue. The uses include residential, mixed use buildings with ground floor retail and residential above, and a stand-alone grocery store/supermarket with ancillary uses. The residential built form includes townhouses, stacked townhouses, and apartments. 3.5.3 The Village Corridor is a primary focus of the Brookhill Neighbourhood. The Village Corridor along Longworth Avenue, from Bowmanville Avenue to Clarington Boulevard, will have the greatest mix of uses including retail and service commercial, recreational uses, cultural uses, apartments in mixed -use buildings, and limited ground related housing. This area will be pedestrian focused with a vibrant, walkable streetscape that will bring the community together and provide an identity for the Brookhill Neighbourhood. 3.6 Schools 3.6.1 Elementary schools have been located central to the Brookhill Neighbourhood to support walkability. Elementary schools also act as a neighbourhood focal point and when located adjacent to a neighbourhood park further creates opportunities for the sharing of facilities. 4.0 SUSTAINABILITY AND CLIMATE CHANGE Built form plays a major role in creating a healthy, vibrant, and sustainable community. Communities, neighbourhoods, and new buildings shall be designed with a focus on 6� Page 183 Brookhill Neighbourhood Secondary Plan reducing water use, waste generation, and energy use. Since human activity is the principal cause of elevated levels of air pollutants and greenhouse gases, and of demands on energy, water, and waste systems, the policies of this Plan will focus on means of reducing this impact on both the built and natural environments. The policies will also address public health issues through a variety of measures that encourage urban design strategies to promote daily physical activity. 4.1 Objectives 4.1.1 Demonstrate leadership in sustainable forms of green building design and technology, including the incorporation of renewable and alternative energy sources, and district energy systems. 4.1.2 Encourage energy conservation through appropriate site planning, urban design, and the use of energy efficient materials. 4.1.3 Utilize, wherever possible, street alignments and building placement to maximize potential for passive and active solar energy capture. 4.1.4 Incorporate Low Impact Development (LID) best practices and green infrastructure, wherever feasible to minimize runoff, reduce water pollution, and protect groundwater resources. 4.1.5 Ensure streetscape design incorporates appropriate resilient tree species and spacing to minimize heat island effect. 4.2 Sustainable Design and Climate Change 4.2.1 The Municipality will use its array of planning tools, including this Secondary Plan, and associated Sustainable Urban Design Guidelines, as well as the Priority Green Development Program in accordance with Section 5.5.3 of the Official Plan to help guide development to be more sustainable. The Municipality may consider the use of a Community Benefits By-law and other financial incentive programs to assist with the implementation of sustainable development design standards. 4.2.2 Green building technologies, renewable and alternative energy sources, and other sustainable design options for development shall be in accordance with the policies of Section 5.5 of the Official Plan and all relevant Provincial legislation and policy directives. 71 Page 184 Brookhill Neighbourhood Secondary Plan 4.2.3 Development applications shall be consistent with Section 5.6.5 of the Official Plan by providing a Sustainability Report indicating how the development meets the sustainable development principles and policies of this Plan, including addressing sustainable community, site, and building design. 4.3 Climate Change Adaptation and Mitigation 4.3.1 Development applications shall integrate climate change adaptation and mitigation strategies through land use and development patterns that are sustainable by: a. Maximizing vegetation and natural areas to support improved air quality and carbon sequestration; b. Reducing emissions of greenhouse gases and other pollutants; C. Maximizing opportunities for the use of renewable energy systems; and d. Promoting active transportation. 4.3.2 The Municipality shall work with Durham Region, GO Transit, Metrolinx, and adjacent municipalities to improve transit services, carpooling, and other traffic demand management measures to reduce greenhouse gas emissions from transportation. 4.4 Air Quality 4.4.1 In order to minimize the air quality and climate change impacts associated with new growth, the following shall be included in this Plan: a. The reduction of air pollution through the development of complete communities; b. The reduction of vehicle kilometres travelled across the Secondary Plan Area through increased mobility choices and the promotion of walking, cycling, and transit; and C. The separation of sensitive land uses from air pollutant sources through appropriate separation distances, land use planning, and zoning. 4.4.2 Where feasible, support the use of electric vehicles through the provision of charging infrastructure in the Neighbourhood Centre and/or Village Corridor. 4.5 Water Conservation 81 Page185 Brookhill Neighbourhood Secondary Plan 4.5.1 To support water conservation, the Municipality will: a. Require green infrastructure by utilizing the absorbing and filtering abilities of plants, trees, and soil to protect water quality, reduce runoff volumes, and recharge groundwater supplies; b. Require the use of drought tolerant and diverse tree and shrub species in parks, along streetscapes, and in public and private landscaping to reduce water use; C. Encourage the use of porous or permeable pavement instead of standard asphalt and concrete for surfacing sidewalks, driveways, parking areas, and many types of road surfaces as a stormwater run-off management strategy for promoting groundwater infiltration and water quality treatment; and d. Where feasible, implement LID measures that emphasize the use of bio- swales, innovative stormwater practices, constructed wetlands, at -source infiltration, greywater re -use system, and alternative filtration systems such as treatment trains and water conservation measures. 4.6 Energy Conservation 4.6.1 In order to reduce energy consumption, development proposals that include energy efficient building design and practices in all new buildings, shall be encouraged and given priority. 4.6.2 The following may be used to mitigate heat island effects: a. Green roofs and cool roofs strategies that use high albedo materials to reduce heat gain; b. The strategic use of deciduous trees to help with evapotranspiration and shading of sidewalks and hard surface areas in summer; c. Solar access in winter; and d. Light-coloured paving materials with a solar reflectance index of at least 29, where feasible. 4.7 Energy Generation 4.7.1 Alternative energy systems and renewable energy systems shall be permitted and encouraged throughout the Secondary Plan Area in accordance with Provincial and Federal requirements. 91 Page 186 Brookhill Neighbourhood Secondary Plan 4.7.2 Development plans and building designs shall provide opportunities for south facing windows and building orientation to maximize potential for passive and active solar energy. Where feasible, implement street and block alignment within 25 degrees of geographic east -west to maximize solar gain. 4.8 Local Food Production 4.8.1 The creation of opportunities for local food production and distribution in the Secondary Plan Area is supported by the Municipality. Development plans and building designs shall incorporate opportunities for local food production through: a. Community gardens; b. Edible landscapes; C. Food co-ops and community food centres; d. Food -related home businesses; e. Food retailers; and f. Local market space (i.e., a farmer's market). 5.0 NATURAL HERITAGE 5.1 Objectives 5.1.1 Protect and enhance local and regional ecosystems and biological diversity. 5.1.2 Ensure development does not negatively impact natural heritage features or their ecological functions by providing appropriate separation distances and buffers. 5.1.3 Provide a functional and highly interconnected system of natural heritage features, parks, trails, and stormwater management facilities that are accessible and visible to residents. 5.2 General Policies 5.2.1 All development shall adhere to the policies of the Official Plan, as it pertains to the policy areas of the Natural Heritage System in Section 3.4 and Hazards policies in Section 3.7. 10 Page 187 Brookhill Neighbourhood Secondary Plan 5.2.2 The Natural Heritage System ("NHS") is largely composed of lands that contain natural heritage features and hydrologic features. The system also includes other lands that serve as linkages, corridors, and adjacent buffer lands. 5.2.3 The Municipality recognizes the important contribution that natural heritage features make to the creation of a vibrant, livable community. The natural heritage features within the Secondary Plan Area are identified as Environmental Protection Area on Schedule A. 5.2.4 Lands within the Environmental Protection Area are to be protected, conserved, and restored. Moreover, the Environmental Protection Area together with a network of parks and trails can be leveraged to provide unique views and connections through the community that contribute to creating a sense of place. 5.2.5 Natural heritage features should be physically and visually accessible from the abutting roads. 5.2.6 Preservation of existing vegetation is encouraged. 5.2.7 Revegetation of the riparian corridors that are less than 60 metres wide is encouraged. 5.3 Urban Forest and Native Plantings 5.3.1 Together, new development and public realm improvements shall establish an urban tree canopy throughout the Secondary Plan Area to minimize the heat island effect, provide for shade and wind cover, and contribute to a green and attractive environment. 5.3.2 New development and public realm improvements are required to use native plant species wherever possible, particularly along rights -of -way and pedestrian trails. 5.3.3 New development and public realm improvements shall only use native plantings within 30 metres of Environmental Protection Areas. 5.3.4 All private development shall be supported by landscape plans which demonstrate how the development will contribute to the urban forest, improve the health and diversity of the natural environment, support other local plant and animal species, and further enhance the connectivity of the built environment to natural heritage features and hydrologically sensitive features. 11 � Page 188 Brookhill Neighbourhood Secondary Plan 5.3.5 A diversity of tree species shall be planted in parks and along rights -of -way to provide a healthy and more robust tree inventory that is less prone to insects and diseases. The selection of tree species within the Secondary Plan Area will contribute the Municipality's species diversity objectives. 5.3.6 Where trees and shrubs are destroyed or harvested pre -maturely prior to proper study and approval, compensation will be calculated at a 3:1 ratio. 6.0 CREATING VIBRANT URBAN PLACES The Municipality's objectives for urban design in the Brookhill Neighbourhood are based on the belief that the livability and physical appeal of a community can be enhanced by the quality, layout, and attractiveness of its public and private realms. 6.1 Objectives 6.1.1 Develop a welcoming community that encourages and supports active living, social engagement, civic pride, and the creation of a sense of place and well- being. 6.1.2 Encourage a high quality and consistent level of urban design for the public and private realms through adherence to the principles, policies, and requirements of this Secondary Plan and in accordance with the Sustainable Urban Design Guidelines. 6.1.3 Buildings, streetscapes, parks and open spaces, and infrastructure shall be distinctive and aesthetically pleasing. 6.1.4 Traffic calming measures are an integral part of the community design. Streetscape design measures, boulevard tree planting, street curvature, axial view, and appropriate on -street parking provisions shall not impede the pedestrian and cycling networks and the provision of safe infrastructure. 6.1.5 Provide for the orientation of building front fagades, both public and private, to frame streetscapes and to enhance the public realm and encourage pedestrian activity. 6.1.6 Require high quality architecture that transcends a theme or a specific period in time is fundamental to a beautiful community. Buildings should be compatible with one another, but there must be a diversity of scale and a diversity of style defined through building materials, colour, and architectural details. 12 Page189 Brookhill Neighbourhood Secondary Plan 6.1.7 Provide a transition between areas of different development intensity and uses. 6.2 Urban Design Intent 6.2.1 The Secondary Plan is designed to achieve a community that is diverse in use and population, is scaled to the pedestrian, can accommodate private automobiles and transit, and has a well defined high -quality public realm. 6.2.2 New development shall be consistent with the urban design policies contained in Section 5 of the Official Plan, the policies of this Secondary Plan, and shall be in accordance with the Sustainable Urban Design Guidelines. 6.2.3 The Sustainable Urban Design Guidelines in Appendix A to this Plan shall be used as guidance in the interpretation and implementation of the Secondary Plan's policies. 6.3 The Public Realm 6.3.1 The public realm compromises public roads, lanes, parks and open spaces, natural heritage features and their associated buffers, stormwater management facilities, and the public use activity areas of other public lands and private development sites and buildings. 6.3.2 The design and development of the public realm shall be consistent with the policies of Section 5.3 of the Official Plan, the policies of this Secondary Plan, and shall be in accordance with the Sustainable Urban Design Guidelines. Roads and Streetscapes 6.3.3 The design of Public Roads and lanes will: a. Provide access for vehicles, pedestrians, and bicycles, opportunities for vistas, view corridors, pedestrian amenity areas, and space for utilities and services; b. Be subject to comprehensive streetscape requirements in the Sustainable Urban Design Guidelines to ensure the public realm is consistent in quality and design; C. Be aligned to create a modified rectilinear grid pattern that defines development blocks and establishes a highly inter -connected and permeable network that maximizes accessibility and support for transit; 13 1 Page 190 Brookhill Neighbourhood Secondary Plan d. Be designed to ensure efficient walking routes to schools, centres, transit, and other key destinations with continuous multi -use paths, sidewalks, or equivalent provisions for walking, on both sides of the road; e. Implement traffic calming measures on Collector and Local Roads such as on -street parking, reduced lane widths, public laneways, raised intersections, curb bulb -outs, and/or traffic circles to reduce vehicular traffic speeds and to ensure safe walking and cycling environments; and f. Provide street trees and landscaping on both sides of the road to create and enhance the urban tree canopy while providing shade over sidewalks, where appropriate. 6.3.4 Adequate space and safety provisions will be provided for the movement of pedestrians and cyclists with a clear system of through routes and for safe transfers, on and off, of transit vehicles. 6.3.5 Sidewalks shall form a continuous network throughout the community and constitute an integral part of the pedestrian system to promote active transportation. All sidewalks shall be designed to enhance accessibility for all residents and will comply with the Accessibility for Ontarians with Disabilities Act (AODA). 6.3.6 The streetscape along Longworth Avenue within the Village Corridor shall include wider sidewalks to facilitate public spaces, cafe patios, street trees/planters, street furniture, and future transit shelters. 6.3.7 Utility providers will be encouraged to consider innovative methods of containing equipment associated with utility services on or within streetscape features including, but not limited to, gateways, lamp posts, and transit shelters when determining appropriate locations for larger equipment and cluster sites. Views and Focal Points 6.3.8 The preservation, enhancement, and creation of significant views and focal points shall be encouraged by: a. Preserving and enhancing scenic views to natural features including woodlots and the Bowmanville Creek valley; b. Creating and maintaining opportunities for views of important public buildings, open spaces and parks, and other landmarks through the layout of the street, parks, and open space networks; and C. Providing for sites that terminate road and view corridors. 14 Page 191 Brookhill Neighbourhood Secondary Plan Public Buildings 6.3.9 Public buildings, facilities, and spaces enhance the quality of the urban setting and are an important component of a community. To recognize the importance of public buildings in the community and to enhance their status, public buildings will be consistent with Section 5.3.4 of the Official Plan and: a. Be sited at the termination of a road or view corridor, or at road intersections, or on sites that enjoy prominence due to topographic and natural features; b. Be designed as special landmark buildings with high quality design, materials, and finishes. The site should be landscaped in recognition of the prominent location and to reflect the status of the landmark building; and C. Be located close to the road right-of-way to reinforce the road edge to create a visually dominant feature in the community. Building Orientation 6.3.10 To reinforce the road, lane, and block pattern established by this Secondary Plan, the following measures will be employed: a. Buildings will be aligned parallel to a public road; b. Buildings will be in proximity to the property line adjoining the public road; C. Buildings will be designed with a street frontage that is pedestrian -oriented with direct public access from the street; d. Buildings on corner sites will be sited and massed toward the intersection of the adjoining public roads; e. Siting and massing of buildings will provide a consistent relationship, continuity, and enclosure to the public roads; f. Siting and massing of buildings will contribute to and reinforce the comfort, safety, and amenity of the public roads; g. Buildings located adjacent to, or at the edge of parks and open spaces, will provide opportunities for overlook onto the parks and open spaces; h. The massing, siting, and scale of buildings located adjacent to, or along the edge of a park or open space, will create a degree of enclosure or definition appropriate to the type of park or open space they enclose; and 15 Page 192 Brookhill Neighbourhood Secondary Plan Buildings of significant public use or architectural merit may be sited to specifically differ from the surrounding urban fabric to emphasize their importance as landmarks. Public Art 6.3.11 The installation of public art is encouraged in public locations, such as the Prominent Intersection at Bowmanville Avenue and Longworth Avenue, privately owned publicly accessible spaces, and parks to contribute to the Brookhill Neighbourhood's identity and sense of place. 6.3.12 In accordance with a Community Benefits By-law, and the applicable policies of this Plan, the Municipality may require public art as a community benefit. 6.4 Development within a Local Corridor 6.4.1 Bowmanville Avenue and the lands adjacent to it are a Local Corridor in accordance with Section 10.6 of the Official Plan. Local Corridors are routes for future transit and align with the Medium Density Local Corridor designation shown on Schedule A. 6.4.2 Within the Local Corridor the greatest heights and highest density buildings shall be located on the Local Corridor frontage, with height and density decreasing as a transition to lower density designations. 6.5 Transition 6.5.1 Where development of a higher density built form abuts lands designated Low Density Residential mitigation measures including transition setbacks or buffers shall be provided from the adjacent use in accordance with the appropriate studies and in keeping with the Sustainable Urban Design Guidelines. 6.5.2 The Municipality may require that applications for development undertake technical studies including a wind study and/or sun/shadow study which demonstrate mitigation of potential shadow or wind impacts on existing or proposed pedestrian routes, public spaces, and adjacent development to the satisfaction of the Municipality. Analysis may also be required to address applicable angular plane guidance. 6.5.3 Development shall be compatible and sensitively integrated with surrounding residential uses in terms of building mass, height, setbacks, orientation, privacy, landscaping, shadow casting, accessibility, and visual impact. 16 1 Page 193 Brookhill Neighbourhood Secondary Plan 6.5.4 Development transition requirements may be met using a combination of the following: a. Separate development of higher density built forms from Low Density Residential buildings with a Local Road; b. Require a minimum 7.5 metre rear yard setback for development of higher density built forms that abut Low Density Residential buildings; C. Mitigate the actual and perceived massing impacts of a higher density built form by breaking up the mass horizontally and vertically, through the creative incorporation of changes in materials, balcony and floor plate design, architectural features, and unit/amenity locations; d. Provide rear and side stepbacks for upper storeys to provide contextually appropriate transitions from higher density built forms to the surrounding Low Density Residential neighbourhoods; e. Provide high quality landscape treatment such as decorative fencing, trees, shrubs, grassed areas, and berming; f. Control the location of loading areas; g. Control the location of garbage collection/storage facilities; h. Regulate lighting and signs so that they are averted or shielded from adjacent uses; Rooftop equipment shall be unobtrusive and screened from view; and Provided adequate screening such as solid or perforated fencing, trellises, or other appropriate structures. 6.6 Prominent Intersection 6.6.1 A Prominent Intersection is located at Bowmanville Avenue and Longworth Avenue and will be the primary gateway into the Brookhill Neighbourhood. The design and development of the Prominent Intersection shall be consistent with the policies of this Plan and Section 5.4.10 of the Official Plan. 6.6.2 This Prominent Intersection shall serve as a community focal point, both visually in terms of building height, massing and orientation, architectural treatment, materials and landscaping, and functionally in terms of destination uses and public spaces, and amenities such as street furniture and public art. 17 Page 194 Brookhill Neighbourhood Secondary Plan 6.6.3 The commercial use buildings in the Neighbourhood Centre designation at this Prominent Intersection shall provide special architectural elements such as corner design, massing and height, awnings, and entrance door features. 6.6.4 The Neighbourhood Centre designation at this Prominent Intersection shall provide a privately owned publicly -accessible plaza to contribute to its visual prominence, reinforce its role as a gateway, improve the relationship of built form to the public right-of-way, and contribute to the area's identity. 6.7 The Private Realm 6.7.1 The private realm consisting of a variety of residential types, and commercial uses envisioned for the Brookhill Neighbourhood will contribute to its overall character and support the public realm through form, architectural details, and features. Development Blocks and Lots 6.7.2 Development will be accommodated on a modified street grid including Arterial Roads, Collector Roads, Local Roads, and Lanes to establish development blocks that achieve an efficient pattern and provide visual interest and diversity. 6.7.3 Provide neighbourhood permeability by designing blocks to be generally no more than 200 metres in length to promote active transportation, discourage excessive driver speed, and disperse traffic movements. 6.7.4 The size and configuration of each development block will be appropriate for its intended use, facilitate convenient pedestrian movement; and provide a sufficient range of building lots to achieve efficient development. Each development lot in a block will: a. Have frontage on a public road or lane; and b. Be of a size and configuration to accommodate development that reflects the planning and urban design policies set out in the Official Plan, this Plan, and the Sustainable Urban Design Guidelines. 6.7.5 Lots within the Village Corridor or Neighbourhood Centre designations that have substantial frontage on a Type A or Type C Arterial Road, may be permitted to have a second access to parking provided: a. The lot contains a comprehensively designed mixed use development; 18 Page195 Brookhill Neighbourhood Secondary Plan b. The principal access to the required service areas on the lot are from a rear lane; and C. The need for a second access to parking is demonstrated to facilitate the development pattern but will not interfere with safe traffic and pedestrian movement. 6.7.6 The boundary between areas designated Low Density Residential and Medium Density Local Corridor shall generally be a public street with buildings of each designation fronting onto the street. 6.7.7 The maximum number of contiguously attached townhouses shall be six. 6.7.8 Multi -unit residential development shall be consistent with the policies of Section 9.4.5 of the Official Plan. 6.7.9 Townhouses shall be distributed throughout the Secondary Pan Area to ensure a mix and diversity of dwelling types within all neighbourhoods. 6.7.10 Mid -block pedestrian connections and trails shall be provided to further enhance the pedestrian permeability of the area, the efficiency and variety of pedestrian routes, and access to transit. Built Form 6.7.11 Buildings shall be designed for an urban context with primary building fagades abutting public streets. Buildings must be designed for close siting to facilitate street activity and encourage active transportation, with views from buildings directed to the street and public spaces rather than towards parking areas and neighbouring sites. 6.7.12 New development will be compatible with adjacent development. 6.7.13 Reverse frontage is generally not permitted. Where conditions exist that require reverse frontage, it shall be done to the satisfaction of the Municipality. 6.7.14 To support public transit and for reasons of public safety and convenience, primary building entrances shall be clearly visible and located on a public road frontage or onto public open spaces. 6.7.15 Access from sidewalks and public open space areas to primary building entrances shall be convenient and direct, with minimum changes in grade to increase accessibility for people who are mobility challenged. 19 Page 196 Brookhill Neighbourhood Secondary Plan 6.7.16 Architectural styles of individual dwelling units shall complement each other. The various architectural forms within the community shall provide for a harmonious mix of distinctive architecture, which may incorporate both traditional/heritage and modern influences. It is important that the architectural form and style complement the design of the public realm. 6.7.17 All major rooftop mechanical structures or fixtures including satellite dishes and communications antenna shall be suitably screened and integrated with the building, where feasible. Parapets may be utilized to accommodate such screening. 6.7.18 Air conditioning units, utility metres, and similar features should not be visible from the public realm and/or well integrated, recessed, and screened. 6.7.19 To enhance the quality and safety of the streetscapes throughout the Secondary Plan Area, the construction of parking lots/structures which occupy significant proportions of the at -grade frontage of public roads shall not be permitted. 6.7.20 The Municipality will require the impact of car parking to be minimized by: a. Requiring that mixed use developments include shared use of parking among uses that have different peaking characteristics; b. Designing parking areas so they are not the primary visual component of a neighbourhood; C. Reducing the parking ratio required in areas that are served by transit; and d. Dedicating priority parking spaces for carpool, ride sharing, and ultra -low emission vehicles. 6.7.21 To reduce the visual impact of surface parking and to increase opportunities for at grade amenity areas the provision of structured parking shall be encouraged for higher density forms of development in the Village Corridor and Neighbourhood Centre designations. Where it is not feasible to locate parking in structures either below or above grade, parking should be located to the rear of the principal buildings. Appropriate landscaping and screening measures shall be provided. Accessibility for Ontarians With Disabilities 6.7.23 The Municipality considers accessibility for persons with disabilities in all land - use planning and development decisions. All development shall comply with the 20 1 Page 197 Brookhill Neighbourhood Secondary Plan accessibility requirements as set out by the Ontario Building Code and the Accessibility for Ontarians with Disabilities Act (AODA). Crime Prevention Through Environmental Design 6.7.24 All development, with a focus on streetscapes, parks and open spaces, parking lots and other publicly accessible areas, shall include Crime Prevention Through Environmental Design (CPTED) principles, including: a. Adequate lighting, visibility, and opportunities for informal surveillance shall be provided for all walkways, parking lots, garages, and outdoor amenity areas; b. Clear sight lines, allowing views from one end of a walkway to the other; C. Appropriate landscaping, but avoiding landscaping that might create blind spots or hiding places; d. Adequate fencing and fenestration; e. Clear signage that delineates permitted use and speed of travel; and f. Streetscape and building design that promotes visual overlook through the strategic placement of entrances and windows. 7.0 ENCOURAGING HOUSING DIVERSITY 7.1 Objectives 7.1.1 Provide for a range and mix of housing opportunities, choices, and accessibility for all income levels and needs. 7.1.2 Provide for a range of affordability, consistent with targets established by the Municipality. 7.1.3 Plan for age -in -place facilities within the community that anticipate changing housing needs for an aging population. 7.1.4 Ensure the distribution of housing types provides equal opportunity to access goods and services located in the community and beyond. 7.1.5 Provide appropriate transitions in housing forms of various heights and densities. 7.2 General Policies 21 Page 198 Brookhill Neighbourhood Secondary Plan 7.2.1 The policies of this Plan and Section 6 of the Official Plan are intended to facilitate the provision of a broad range and mix of housing opportunities in appropriate locations in the Secondary Plan Area. 7.2.2 Where appropriate, private, public, and non-profit housing developments designed to provide housing options for seniors are encouraged, including small ownership dwellings, higher density condominium dwellings, buildings with rental units, as well as retirement and assisted living facilities that facilitate "aging -in - place". 7.2.3 Provide a broad range of housing forms, sizes, and tenure to meet the needs of a diverse population and households of various sizes, incomes, and age compositions. 7.2.4 Residential development abutting the NHS shall be oriented and developed in a manner that is compatible, complimentary, and supportive of the natural heritage features and ecological functions of the system. 7.2.5 Views to key landmarks and natural features shall be maintained and created through the layout of the street network, the creation and reinforcement of the parks and open space network, the establishment and landscaping of gateways, the siting of buildings and the design of sites. 7.2.6 Individual site access for residential uses adjacent to any Arterial Road shall be discouraged. Residential uses fronting on an Arterial Road or Collector Road may be developed on rear lanes. Window streets and/or flankage lots are permitted. Noise attenuation fencing will be discouraged along Arterial Roads. 7.2.7 Development within the Secondary Plan Area shall be developed in accordance with the urban design policies of this Secondary Plan. The Sustainable Urban Design Guidelines shall accompany this Plan and be used as guidance in the interpretation and implementation of the Secondary Plan's policies. Affordable Housing 7.2.8 Affordable housing should be located where there is access to public transit. 7.2.9 Affordable housing, including subsidized non -market housing units, is encouraged to be integrated within neighbourhoods and combined in developments that also provide market housing to deliver opportunities for a range of housing tenures and prices that support diversity. 22 Page 199 Brookhill Neighbourhood Secondary Plan 7.2.10 New affordable housing and purpose-built rental housing should incorporate barrier -free, universal or flex design features in both common and living areas. 7.2.11 The Municipality should collaborate with public and non-profit housing providers to encourage a supply of subsidized non -market housing units to be included within the housing mix in the Secondary Plan Area. 7.2.12 To support the provision of affordable housing units, the Municipality will explore other potential incentives such as reduced or deferred development charges, reduced application fees, grants, and loans, to encourage the development of affordable housing units. The reduction or deferral of Development Charges shall be done in consultation with the Region of Durham. The Municipality will also encourage Durham Region to consider financial incentives for affordable housing. 7.2.13 As an incentive for the provision of affordable housing, as defined in Section 24.2 of the Official Plan, reductions in the minimum parking requirement under the Zoning By-law may be considered by the Municipality on a site -by -site basis where housing that is affordable is provided as part of a development proposal. 7.2.14 To facilitate the development of affordable housing units within the Secondary Plan Area and in the Municipality, the Landowners Group in the Secondary Plan Area shall provide at their choice either land or a contribution of funds to the Municipality for the development of affordable, public, or non-profit housing in the community. 7.2.15 The land to be conveyed as provided in Section 7.2.13 shall have an approximate size of 1.5 hectares, be fully serviced, and be gratuitously conveyed free and clear of encumbrances. Conveyance shall occur at the time of approval of the first plan of subdivision within the Secondary Plan Area. 7.2.16 The contribution of funds as provided in Section 7.2.13 will be through a contribution agreement to be negotiated between the Municipality and the Landowners Group. The contribution of funds shall be paid by the Landowners Group upon the approval of the Secondary Plan and upon the first approval of a development application in the Secondary Plan Area at a rate of $400.00 per unit. 7.2.17 The Municipality will give priority to development applications that include affordable housing units that are being funded by federal and provincial government programs or non-profit groups. 23 Page 200 Brookhill Neighbourhood Secondary Plan Live/Work Units 7.2.18 The Municipality encourages live -work opportunities for combined residential and personal services, or office uses, where appropriate, to facilitate home - based employment, which ensures proximity between housing and jobs and provides a mix of uses. 7.2.19 Live/work units provide higher densities to help support transit systems, and a diverse range of services within a convenient walking distance of residents. 7.2.20 Live -work development is subject to the following: a. Permitted within street and block townhouses; b. The first floor within any live -work unit may be used for commercial, personal services, and office uses, and be oriented towards a public road; and C. Off-street parking in front of buildings is prohibited. Parking should be accommodated through on -street parking or in driveways located off a rear lane. Accessory Apartments 7.2.21 Within the Secondary Plan Area, one accessory apartment is permitted within a detached, semi-detached, or townhouse dwelling, and one accessory apartment is permitted within a detached accessory structure subject to the provisions of the Zoning By-law and other relevant regulations. 7.2.22 Accessory apartments must be registered with the Municipality. 8.0 CELEBRATING OUR CULTURAL HERITAGE 8.1 Objectives 8.1.1 Preserve and enhance existing cultural heritage features including significant vegetation, topographic features, scenic views, and archaeological resources to promote the ecological restoration of these features. 8.1.2 Integrate the existing cultural heritage features into the design of the community and the public realm as aesthetic amenities. 8.2 Cultural Heritage 24 Page 201 Brookhill Neighbourhood Secondary Plan 8.2.1 The conservation, protection, and enhancement of significant cultural heritage resources shall be consistent with the provisions of Chapter 8 in the Official Plan and all relevant Provincial legislation and Regional policy directives. 8.2.2 Prior to on -site grading, construction of infrastructure, or development approval, an Archaeological Assessment may be required and completed to the satisfaction of the Region, Municipality, and the Archaeology and Heritage Planning Unit of the Ministry of Citizenship, Culture and Recreation. 8.2.3 No grading or other disturbance shall take place on any site within the Brookhill Neighbourhood Secondary Plan Area prior to the issuance of a letter of clearance from the Ministry of Citizenship, Culture and Recreation. 8.2.4 Create opportunities for cultural heritage landscapes to be incorporated into the design of open spaces and parks. High quality landscape architecture will ensure that these spaces include public art where possible and appropriate grading, paving, and planting materials that celebrate the landscape context. 9.0 MOBILITY AND STREETS 9.1 Objectives 9.1.1 Plan for an active transportation system that is highly integrated and connected within the community, the adjacent communities, the Municipality, and to transportation systems that serve the broader Region. 9.1.2 Provide a variety of safe and accessible mobility options through the provision of a highly interconnected network of streets, sidewalks, bicycle lanes, trails, and a public transit system to ensure all persons have transportation options while reducing automobile dependence. 9.1.3 Ensure all roads are designed to consider context and to utilize complete streets design principles to support users of all ages and abilities. 9.1.4 Establish a connected street system that creates multiple direct routes throughout the community. 9.1.5 Create walkable and connected neighbourhoods with destinations within a walking distance of approximately 400 to 800 metres (5-10 minute walk) of most residents. 25 Page 202 Brookhill Neighbourhood Secondary Plan 9.1.6 Ensure all roads are designed as important components of the public realm to provide a network that is appealing for pedestrians, cyclists, transit users, and motorists. 9.2 General Mobility Policies 9.2.1 The road network serving the Secondary Plan Area will be designed with complete streets principles to accommodate multiple modes of travel such as motorists, transit users, cyclists, and pedestrians. The road network will prioritize active modes of transportation and the needs of the most vulnerable users. 9.2.2 The provision of transportation infrastructure shall be consistent with Section 19 of the Official Plan and shall have regard for the standards established through the Sustainable Urban Design Guidelines. 9.2.3 All road designs shall be consistent with Appendix C, Table C-2 of the Official Plan and confirmed through a Traffic Impact Study submitted as part of a development application. 9.2.4 The intent of the Secondary Plan is to develop a connected grid -like multi -modal street network while recognizing constraints such as natural areas that create barriers which limit the achievement of a completely connected street network. 9.2.5 Final route alignments and requirements for roads, trails, and other components of the active transportation system shall be designed according to detailed planning and engineering studies at the time of applications for site plan approval or/draft plan of subdivision. This work shall be to the satisfaction of the Municipality in consultation with other agencies having jurisdiction. 9.2.6 All roads will be designed as important components of the public realm, providing a network that is appealing for pedestrians, cyclists, motorists, and transit users. The road network shall be designed to provide vistas and view sheds to public parks and open spaces and to the NHS to assist in the creation of a sense of place. 9.2.7 Minor revisions to transportation routes to incorporate design features such as streetscaping and bikeways may be made without amendment to this Secondary Plan, provided that the principles of permeability and inter -connectivity are maintained to the satisfaction of the Municipality. 9.3 Arterial Roads 26 1 Page 203 Brookhill Neighbourhood Secondary Plan 9.3.1 Bowmanville Avenue bisects the Secondary Plan Area and is a Type A Arterial Road. Green Road, Nash Road, and Longworth Avenue, west of Green Road, are Type B Arterial Roads. Longworth Avenue, east of Green Road is a Type C Arterial Road. 9.3.2 Bowmanville Avenue is a major regional transportation corridor and is identified as a Local Corridor in the Official Plan. Development along Bowmanville Avenue shall be consistent with the policies of Chapter 10.6 of the Official Plan. 9.3.3 Generally no direct access to Bowmanville Avenue will be provided for any individual development proposal or residential land use. However, where feasible, right-in/right-out access may be permitted. Signalized intersections will be installed, where approved by the Regional Municipality of Durham, to provide access to existing development and the primary road network within the Brookhill Neighbourhood. 9.3.4 Bowmanville Avenue shall have a boulevard Multi -Use Path (MUP) on the west side (for use by pedestrians and cyclists) and a sidewalk on the east side. Additional tree plantings and vegetated berms shall be incorporated into the road allowance or in adjacent areas. 9.3.5 Driveway access on Green Road, Nash Road, and Longworth Avenue Arterial Roads shall be limited. 9.3.6 Within the Village Corridor on -street parking shall be provided on both sides of Longworth Avenue with parking lots located in the rear. 9.3.7 Development in the Village Corridor designation along Longworth Avenue shall include rear lane access. No driveway access is permitted along Longworth Avenue with limited driveway access along Clarington Boulevard. 9.3.8 The alignment of Longworth Avenue as shown on Schedule A is approximate. Adjacent development may not proceed until the alignment is finalized and any required lands are conveyed to the Municipality. The section from the existing Bowmanville Creek bridge westerly to Green Road (including the shift in alignment to the south from the existing bridge to Bowmanville Avenue), will be determined through detailed design. The section from Green Road westerly to Holt Road is currently being determined through the Longworth Avenue Extension Class Environmental Assessment (EA) Study. Any resulting modification to the alignment of Longworth Avenue extension shall not require an amendment to the Official Plan or Secondary Plan. 27 Page 204 Brookhill Neighbourhood Secondary Plan 9.4 Collector Roads 9.4.1 Clarington Boulevard is identified as a Collector Road in the Official Plan and will be extended north from the Longworth Avenue extension to Nash Road to provide for a continuous north -south Collector Road. 9.4.2 Bicycle lanes shall be provided on both sides of Collector Roads. 9.5 Local Roads 9.5.1 The complete Local Road pattern is not identified on Schedule A of this Secondary Plan. A conceptual Local Road pattern is identified on the Demonstration Plan as part of the Sustainable Urban Design Guidelines. Changes to the identified Local Road pattern shall not require an amendment to this Secondary Plan, provided that the principles of permeability and inter - connectivity are achieved to the satisfaction of the Municipality. 9.5.2 Local Roads will have an interconnected street layout with multiple route choices to arterial and collector roads where transit routes and commercial areas are most commonly located. 9.5.4 Local Roads will be designed to accommodate on -street parking and landscaping in the boulevards. Sidewalks are encouraged on both sides of a Local Road. 9.5.5 The location and design requirements for Local Roads will be confirmed and implemented through development applications. 9.6 Rear Lanes 9.6.1 Public Rear Lanes are permitted and encouraged to support safe and attractive streets by eliminating the need for driveways and street -facing garages. 9.6.2 To minimize disruptions to the safety and attractiveness of the Arterial and Collector Roads, a system of rear lanes may provide the primary access for on - site parking and servicing functions. 9.6.3 Public Rear Lanes can provide alternative pedestrian routes through a community and shall provide a safe environment for pedestrian and vehicle travel. 9.6.4 Public utilities may be located within Rear Lanes subject to functional and design standards established by the Municipality. 28 Page 205 Brookhill Neighbourhood Secondary Plan 9.6.5 Rear lanes shall be designed in accordance with the road classification criteria in Appendix C, Table C-2 of the Clarington Official Plan and include the following design standards: a. Lanes shall allow two-way travel and incorporate a setback on either side of the right-of-way to the adjacent garage wall; b. Lanes shall provide a minimum pavement width of 6.5 metres; C. Lanes shall provide access for service and maintenance vehicles for required uses as deemed necessary by the Municipality and may include enhanced laneway widths and turning radii to accommodate municipal vehicles including access for snowplows, garbage trucks and emergency vehicles where required; d. Lanes shall be clear of overhead obstruction and shall be free from overhanging balconies, trees, and other encroachments; e. Lanes shall intersect with public roads; f. No Region of Durham infrastructure shall be permitted; g. Lanes should be graded to channelize snow -melt and runoff; h. The design of lanes shall incorporate appropriate elements of low impact design including permeable paving where sufficient drainage exists; Lanes should be prioritized where development fronts onto an arterial or collector road network; Access to loading areas should be provided from rear lanes; k. Appropriate lighting shall be provided to contribute to the safe function of the roadway as well as the safe and appropriate lighting of the pedestrian realm; and Lighting should be downcast to reduce light pollution. 9.7 Roundabouts 9.7.1 The Municipality shall consider the following as general design policies for Roundabouts: a. Roundabouts are intended to calm traffic and direct traffic flows without requiring stop signs at intersections; b. The design of a Roundabout should prioritize the safe movement of pedestrians and bicycles; and 29 Page 206 Brookhill Neighbourhood Secondary Plan C. Whenever Roundabouts are used, they should incorporate appropriate landscape features and public art while ensuring that clear sightlines are maintained for drivers to promote safety. 9.8 Public Transit 9.8.1 Transit facilities should be integrated early and appropriately throughout the Brookhill Neighbourhood. Durham Region Transit shall be invited to all development pre -consultation meetings to advise on transit requirements. 9.8.2 To facilitate the creation of a transit supportive urban structure, the following measures shall be reflected in development proposals, including the subdivision of land: a. Transit -supportive densities provided on lands within the Local Corridor in keeping with municipal density targets; b. Provision of a local road pattern and active transportation network that provides for direct pedestrian access to future transit routes and stops; C. Transit stops located in close proximity to activity nodes and building entrances; and d. Provision for transit stops and incorporation of bus -bays where appropriate into road design requirements. 9.9 Traffic Calming 9.9.1 Traffic calming will be achieved on neighbourhood streets by: a. Encouraging pedestrian -priority streets, woonerfs, or home -zones (i.e., the speed limit is under 15km/hr. and vehicles must yield to pedestrians and cyclists); b. Designing streets that discourages vehicle speeding through right-of-way curvature, complimentary streetscape design, building proximity to the street, and boulevard street tree planting. C. Minimizing traffic lane widths; and/or d. Minimizing the number of traffic lanes in the roadway. 9.9.2 On -street parking is an excellent traffic calming device to slow traffic and acts as a safety buffer separating the pedestrian realm from vehicles. On -street parking should be designed as follows: 30 Page 207 Brookhill Neighbourhood Secondary Plan a. Parking should be provided on at least one side of the street for all Local and Collector Roads; and b. On -street parking areas may be demarcated with a special pavement treatment in limited special areas in order to distinguish the parking lane from the roadway. 9.10 Active Transportation 9.10.1 The active transportation network provides opportunities for active transportation and enhances mobility by providing for an alternative to local automotive transportation. The active transportation network includes both on - and off-street facilities including multi -use paths, trails, sidewalks, separated cycle tracks, and on -street bicycle lanes. 9.10.2 Active transportation within the Brookhill Neighbourhood shall be consistent with the policies of Section 18.4 of the Official Plan, this Plan, and be in accordance with the Sustainable Urban Design Guidelines. 9.10.3 Adequate provision will be made in the planning, design, and development of the Secondary Plan Area to ensure safe and efficient bicycle and pedestrian movement. 9.10.4 The active transportation network will connect to the street network and all major destinations, such as the Village Corridor, the Neighbourhood Centre, schools, and parks to provide convenient and safe access to facilitate travel by alternate modes of transportation. 9.10.5 Active transportation routes will include streetscaping elements such as trees, landscaping, and benches to support pedestrian and cyclist comfort and safety and enhanced accessibility for all residents. Trails 9.10.6 The trail system is to provide both a recreational and utilitarian function. Accordingly, connections will be made to the road network, the Village Corridor, the Neighbourhood Centre, parks, schools, and the existing trail system. 9.10.7 Trail crossings of roads shall generally be located at an intersection where trail users can be afforded a safe, protected crossing. Trail crossings at a mid -block location along a road shall be provided a signed trail crossing to alert drivers of the likely presence of trail users. 31 Page 208 Brookhill Neighbourhood Secondary Plan 9.10.8 Trails will be designed to accommodate a range of users and abilities. Curb - cuts and other safety measures and design elements must be provided to improve access at road crossings. The use of permeable materials may be considered for trail development in areas where sufficient drainage exists. Trails with asphalt surfaces may be incorporated into the trails system to address accessibility and active transportation needs. 9.10.9 Trail location will be based on each site's sensitivity in order to minimize environmental impacts. The trails system may include trails along stormwater management facilities, open spaces, the road system, the outer edge of the vegetation protection zone, and within parks. 9.10.10 Trails identified on Schedule A shall be assessed as part of an Environmental Impact Study being undertaken on adjacent lands 9.10.11 The Municipality shall require that the trail system along the Environmental Protection Area and accessing the Bowmanville Creek Valley Trail be constructed as a condition of subdivision draft approval or site plan approval where the subject lands include, or are adjacent to, the Environmental Protection Area. 9.10.12 Trails located in proximity to sensitive natural features, or adjacent to stormwater management facilities should incorporate interpretive signage at various locations to promote stewardship initiatives that will protect and enhance the features and functions of the natural environment. 9.10.13 The Municipality may require trail corridors to be dedicated for public purposes as a condition of development approval. 9.10.14 Trail connections and crossings shall be subject to the following policies: a. Trail connections bisecting the NHS should be limited in order to promote the preservation and protection to the ecological integrity and function of the features comprising the NHS; b. New pedestrian crossings of tributaries should be limited to ensure protection of the ecological integrity of the tributary and riparian corridor; C. Where feasible, road crossings over creeks should be utilized for trail crossings; d. Where creek crossings are unavoidable, existing crossing locations can be considered however, the new crossing should not use existing non - permitted culverts. Creek crossings will need to be designed to promote 32 Page 209 Brookhill Neighbourhood Secondary Plan fish passage, passage of flows as well as minimize impacts to the riparian area; and e. The location of pedestrian trails should be designed to avoid interfering with the meander belt of the creeks. 9.11 Parking 9.11.1 On -street parking will be encouraged at appropriate locations on all roads, with the exception of Type A and Type B Arterials in order to provide for anticipated parking needs and to assist in calming traffic movement and thereby enhancing pedestrian safety. On -street parking will be provided on Longworth Avenue in the Village Corridor designation, with parking lots located in the rear. 9.11.2 Off-street parking for all uses shall be adequate to serve the use. 9.11.3 Subject to the findings and recommendations of a Transportation Study, on - street parking may be approved at certain locations for specified times of the day to satisfy a portion of the parking requirements of adjacent non-residential uses. 10.0 PARKS AND COMMUNITY FACILITIES 10.1 Objectives 10.1.1 Provide for a diverse range of parks, open spaces, and community facilities to encourage residents to be physically active and socially engaged. 10.1.2 Ensure parks and open spaces are visible, accessible, and linked. 10.1.3 Ensure parks include a full array of opportunities for outdoor festivals, recreation, and play, as well as quiet contemplation. 10.1.4 Locate schools, parks, and other community amenities to promote safe and convenient access by walking and cycling. 10.2 General Policies for Parks 10.2.1 Parks shall be designed to minimize any potential negative impacts on the residential uses. 33 1 Page 210 Brookhill Neighbourhood Secondary Plan 10.2.2 Park and open space design shall be in accordance with the requirements of the Sustainable Urban Design Guidelines and shall consider the following: a. Have regard for Crime Prevention Through Environmental Design (CPTED) principles and the Accessibility for Ontarians with Disabilities Act (AODA); b. New trees and landscaping within parks should be of a diverse, robust species selection, drought tolerant, contribute to the tree canopy objectives of the Municipality and Region, and where possible, salvaged from the site or the local area; C. Bicycle and pedestrian routes to, and within, parks should be accessible, safe, and visible; d. Bicycle parking should be provided within all parks, regardless of park size; e. Parks, in general, should be accessible and accommodate a range of age groups. Co -locating physical activity spaces for children and adults promotes physical activity in different age groups; f. The illumination of parks, including parking areas and playing fields, shall be directed away from the Environmental Protection Area to minimize disturbance to wildlife, to the greatest extent feasible; and g. The inclusion of public art in parks, facilities, and pedestrian spaces is encouraged. 10.2.3 Dedication of lands for Neighbourhood Parks and Parkettes shall be in accordance with the Official Plan. Privately owned publicly -accessible spaces are not accepted as part of the parkland dedication. 10.3 Neighbourhood Parks 10.3.1 Neighbourhood Parks are shown on Schedule A. The precise size and location of Neighbourhood Parks shall be determined at the time of development review and approval, based on the parkland provision requirements of Section 18 of the Clarington Official Plan. 10.3.2 Neighbourhood Parks shall form the central focus of the overall Brookhill Neighbourhood and shall: a. Be centrally located and within 400 to 800 metres (5 to 10 minute walking distance) of all residential uses within the neighbourhood it is serving; 34 Page 211 Brookhill Neighbourhood Secondary Plan b. Have a size of 1.5 to 3.0 hectares and be designed for passive and active recreational facilities such as playground equipment and active sports fields to meet the recreational needs of the neighbourhood residential area through detailed parks planning; C. Be integrated with other community facilities such as schools, where deemed appropriate by the Municipality; d. Have frontage on a Local and/or Collector Road, with a minimum 60 metres of continuous frontage; and e. Be connected and/or integrated with the broader NHS and active transportation routes shown on Schedule A to this Secondary Plan. The Neighbourhood Park shall be located beyond the feature and the associated vegetation protection zone. 10.4 Parkettes 10.4.1 Parkettes are shown on Schedule A. The precise number, size and location of Parkettes shall be determined at the time of development review and approval, based on the parkland provision requirements of Section 18 of the Clarington Official Plan. 10.4.2 Parkettes are smaller scale parks, between 0.5 to 1.0 hectare in size, and are intended to provide passive open space areas, serve as focal points within sub- areas of each neighbourhood, and shall: a. Be easily accessible for residents within a 400 metre radius (5 minute walking distance); b. Be designed to have significant public exposure and access. Urban design options include surrounding the park with streets or fronting dwellings directly on to the parkette/village square; C. Reflect the needs of surrounding residents including places to sit and socialize, junior play area for children, and a significant tree canopy for shade; and d. Be designed with 50 percent public frontage but may be less where other design alternatives achieve public view and access. Public frontage can be a public road, a school, or natural heritage features. 10.5 Privately Owned Publicly -Accessible Spaces 35 Page 212 Brookhill Neighbourhood Secondary Plan 10.5.1 In addition to the publicly owned lands which form the Parks designation, development is encouraged to include privately owned publicly -accessible spaces that contribute to the sense of place in the community and the quality of the urban environment. 10.5.2 Privately owned publicly -accessible spaces can include public squares, plazas, courtyards, walkways and passages, atriums, arcades, and parklike spaces. They contribute to the urban environment by creating spaces for social interaction, adding to visual interest, improving mid -block permeability. and complementing adjacent land uses. 10.5.3 Public access to privately owned publicly -accessible spaces will be secured through the development approval process. 10.5.4 A privately owned publicly -accessible space shall be provided in the Neighbourhood Centre designation. 10.6 Schools 10.6.1 Elementary school sites are shown symbolically on Schedule A of this Secondary Plan. Schools support the community structure and patterns of land use and should be located adjacent to public parks, where possible, connected to the trail system, and central to the community to promote walking or cycling, enabling most students to walk to school. The configuration and size of school sites will be defined in consultation with the School Boards through an application for approval of a proposed plan of subdivision. 10.6.2 Each school site should be centrally located such that the majority of students are within an 800 metres (10 minute walking distance). 10.6.3 Where a school site adjoins a Neighbourhood Park, the school site shall be sized and designed to provide on -site recreational and athletic uses for the school and to facilitate potential joint use between the Municipality and the respective School Board. 10.6.4 The Municipality will cooperate with the School Boards efforts to maximize the area available for on -site recreational and athletic use through the construction of multiple storey buildings that permit smaller building floor plates. 10.6.5 In the event that all or part of a school site should not be required by a School Board, the Municipality of Clarington shall be given the first opportunity to 36 Page 213 Brookhill Neighbourhood Secondary Plan purchase all or part of the school site. Government agencies and community groups with identified needs shall have the second right of refusal. 10.6.6 Schools shall be sited and designed to be consistent with the relevant policies of Section 18.5 of the Official Plan and developed in accordance with the Sustainable Urban Design Guidelines: a. Joint use sites and multiple use buildings will be encouraged wherever possible. The Municipality will work with the School Boards to achieve appropriate and efficient site designs, and to maximize public service and safety; b. Elementary schools shall be located on a Type B or C Arterial or Collector Road; and C. Adequate drop off and pick up zones shall be provided within the site and located to the side of the building to minimize conflicts between pedestrian and vehicular traffic. Where drop off zones are located within the public right-of-way utilize layby lanes to remove vehicles from active traffic lanes. 10.7 Community Facilities 10.7.1 Community Facilities will be developed in accordance with the relevant policies of Section 18.6 of the Official Plan. 10.7.2 Parking areas should be located within the rear yards or interior side yards. Landscape buffers along any property line shall be of sufficient depth and intensity to provide appropriate screening of the parking lot. 10.7.3 Community Facilities should be compatible with the character of adjacent development if located within the Low and Medium Density Residential areas. 11.0 LAND USE DESIGNATIONS 11.1 Objectives 11.1.1 Support the mix and diversity of land uses in a compact, active transportation supportive development form to provide a proper balance of residential, employment, and services to shorten distances between homes, workplaces, schools, and amenities to meet resident's needs for daily living, throughout the year, and throughout an entire lifetime. 37 Page 214 Brookhill Neighbourhood Secondary Plan 11.1.2 Realize an efficient and transit -supportive community structure by achieving targets of 50 people and jobs per gross hectare. 11.2.3 Locate the highest intensity of development and greatest mix of uses along the Local Corridor and the Village Corridor to foster access to commercial amenities and transit. 11.2 General Land Use Policies 11.2.1 The land use designations on Schedule A of this Secondary Plan and the policies of this section are designed to establish a distribution of land uses to ensure an appropriate mix of land uses, heights, and densities in a manner which supports the creation of a sustainable and complete community. 11.2.2 The following land use designations apply within the Secondary Plan Area: a. Low Density Residential; b. Medium Density Residential; C. Medium Density Local Corridor; d. Village Corridor; e. Neighbourhood Centre; and f. Environmental Protection. 11.2.3 Schedule A also includes an Environmental Constraint overlay that establishes an area where further study is required before development as per the underlying designation is permitted. 11.2.4 Drive -through facilities are not a permitted use in any land use designation. 11.2.5 Service stations are not a permitted use in any land use designation. 11.2.6 The land use designations are identified in Schedule A of the Secondary Plan. Minor alterations which maintain the general intent of the policies of this Secondary Plan may occur without amendment through the development approval process in accordance with policies 24.1.2 and 24.1.3 of the Official Plan. 11.3 Low Density Residential Designation Permitted Uses and Built Forms 38 Page 215 Brookhill Neighbourhood Secondary Plan 11.3.1 The predominant use of lands within the Low Density Residential designation shall be a mix of housing types and tenures in low-rise building forms. 11.3.2 Other uses, including small scale service and neighbourhood retail commercial uses, which are supportive of and compatible with residential uses, are also permitted in accordance with the Official Plan. 11.3.3 The following building types are permitted: a. Detached dwellings; b. Semi-detached dwellings; C. Street townhouses; and d. Accessory apartments, as per Policies 7.2.21 and 7.2.22 of this Plan. Height and Density 11.3.4 Buildings within the Low Density Residential designation shall not exceed 3 storeys in height. 11.3.5 Development on lands designated Low Density Residential shall have a minimum net density of 13 units per net hectare. Development Policies 11.3.6 Detached and semi-detached dwelling units shall account for a minimum 80 percent of the total number of units in the Low Density Residential designation, with units in other building types accounting for the remaining 20 percent. Generally, this ratio should be applied for each plan of subdivision to encourage an even distribution of townhouse units. 11.3.7 Townhouses should generally be located in proximity to open spaces and neighbourhood commercial uses to allow for easy access to amenity spaces and services. 11.3.8 Private streets and private lanes are not permitted within the Low Density Residential Designation. 11.3.9 Residential development shall contribute to the overall appearance of the streetscape. Garage doors shall not dominate the view of the streetscape. Front and exterior side yard porches shall be encouraged. 11.4 Medium Density Residential Designation 39 Page 216 Brookhill Neighbourhood Secondary Plan Permitted Uses and Built Forms 11.4.1 The predominant use of lands within the Medium Density Residential designation are a mix of housing types and tenures in mid- and low-rise building forms. 11.4.2 Other uses, including small scale service and neighbourhood retail commercial uses, which are supportive of and compatible with residential uses, are also permitted in accordance with the Official Plan. 11.4.3 The following building types are permitted: a. Street townhouses; b. Block townhouses; C. Stacked townhouses; d. Back-to-back townhouses; e. Apartment buildings; and f. Accessory apartments, as per Policies 7.2.21 and 7.2.22 of this Plan. Height and Density 11.4.4 Building heights shall be a minimum of 2 storeys and a maximum of 4 storeys. 11.4.5 Development on lands designated Medium Density Residential shall have a minimum net density of 40 units per net hectare. Development Policies 11.4.6 Residential development shall contribute to the overall appearance of the streetscape. Garage doors shall not dominate the view of the streetscape. Front and exterior side yard porches shall be encouraged. 11.5 Medium Density Local Corridor Designation Permitted Uses and Built Forms 11.5.1 The Medium Density Local Corridor designation allows for a concentration of density and mix of uses. The predominant use of lands with the Medium Density Local Corridor designation is housing in mid -rise building forms combined with cultural, entertainment, recreational, offices, restaurants, retail, and/or service commercial uses within mixed -use buildings. 11.5.2 The following building types are permitted: 40 Page 217 Brookhill Neighbourhood Secondary Plan a. Street townhouses; b. Block townhouses; C. Stacked townhouses; d. Back-to-back townhouses; e. Apartment buildings; f. Mixed -use buildings; and g. Accessory apartments, as per Policies 7.2.21 and 7.2.22 of this Plan. Height and Density 11.5.3 The height of any building shall be a minimum of 3 storeys and a maximum of 6 storeys. 11.5.4 Development on lands designated Medium Density Local Corridor shall have a minimum net density of 40 units per net hectare. Development Policies 11.5.5 The highest and most dense forms of development shall be located fronting the Local Corridor. Development shall provide a transition, locating less dense and lower scale buildings in locations adjacent to lower density designations. 11.5.6 The scale of buildings in a Medium Density Local Corridor designation shall be compatible and sensitively integrated with surrounding residential. Development transition requirements shall be met following the policies in Section 6.5 of this Plan. 11.5.7 Cultural, entertainment, recreational, offices, restaurants, retail, and service commercial uses shall only be permitted on the ground floor of a mixed use building. 11.6 Village Corridor Designation Permitted Uses and Built Forms 11.6.1 The Village Corridor is the primary focus for mix of uses and the focal point of gathering in the Brookhill Neighbourhood. The Village Corridor will incorporate a combination of residential, cultural, entertainment, recreational, offices, restaurants, retail, and service commercial uses. A mixture of uses is required within the designation. 41 Page 218 Brookhill Neighbourhood Secondary Plan 11.6.2 The following building types are permitted: a. Street townhouses; b. Block townhouses; C. Stacked townhouses; d. Back-to-back townhouses; e. Live/work units; f. Apartment buildings; g. Mixed -use buildings; and h. Accessory apartments, as per Policies 7.2.21 and 7.2.22 of this Plan. Height and Density 11.6.3 Building heights shall be a minimum of 3 storeys to a maximum of 4 storeys. 11.6.4 Development on lands designated Village Corridor shall have a minimum net density of 40 units per net hectare. Development Policies 11.6.5 Mixed -use buildings and live/work units shall be the predominant use along Longworth Avenue. Townhouse dwellings shall account for a maximum 20 percent of the buildings fronting Longworth Avenue. 11.6.6 The mix of uses in the Village Corridor shall be compatible and sensitively integrated with the surrounding residential uses. Development transition requirements shall be met following the policies in Section 6.5 of this Plan. 11.6.7 All development within the Village Corridor designation shall be oriented towards the street. Garage doors/service facilities shall generally be prohibited from facing the public street. Front and exterior side yard porches shall be required on all ground -related residential units. 11.6.8 The streetscape along Longworth Avenue shall facilitate public spaces, cafe patios, street trees/planters, street furniture, and future transit shelters. 11.6.9 Cultural, entertainment, recreational, offices, restaurants, retail, and service commercial uses shall only be permitted on the ground floor of a mixed -use building and shall generally be limited in size to a maximum of approximately 500 square metres per unit. 42 Page 219 Brookhill Neighbourhood Secondary Plan 11.6.10 To facilitate appropriate development along Longworth Avenue within the Village Corridor designation, the Municipality may consider development incentives. Development incentives may include reduced parking and/or parkland standards, or other incentives to encourage mixed use development. 11.7 Neighbourhood Centre Designation Permitted Uses and Built Forms 11.7.1 The Neighbourhood Centre Designation provides opportunities for residential and commercial uses that benefit from Arterial Road frontage along Bowmanville Avenue. The Neighbourhood Centre will incorporate a combination of residential, cultural, entertainment, recreational, offices, restaurants, retail, service commercial uses, and a grocery store/supermarket. 11.7.2 The following building types are permitted: a. Street townhouses; b. Block townhouses; b. Stacked townhouses; C. Back-to-back townhouses; d. Apartment buildings; e. Mixed -use buildings; f. Grocery stores/supermarkets; and. g. Accessory apartments, as per Policies 7.2.21 and 7.2.22 of this Plan. Height and Density 11.7.3 Residential and mixed -use built forms shall have a minimum height of 4 storeys and a maximum of 6 storeys. The commercial use built form shall have a minimum height of 2 storeys and a maximum of 6 storeys. 11.7.4 Development on lands designated Neighbourhood Centre shall have a minimum net density of 40 units per net hectare. Development Policies 11.7.5 The Neighbourhood Centre is located at a Prominent Intersection and shall be developed in accordance with the policies of this Plan and Section 10.5 of the Official Plan. 43 Page 220 Brookhill Neighbourhood Secondary Plan 11.7.6 The mix of uses in a Neighbourhood Centre shall be compatible and sensitively integrated with the surrounding residential uses. Development transition requirements shall be met following the policies in Section 6.5 of this Plan. 11.7.7 Cultural, entertainment, recreational, offices, restaurants, retail, and service commercial uses shall only be permitted on the ground floor of a mixed -use building or within a building containing a grocery store/supermarket. 11.7.8 A stand-alone, multi-storey commercial building is permitted only if a mixed -use or residential building is also within the Neighbourhood Centre designation. 11.7.9 Dwelling units may be permitted in either stand-alone residential buildings or above the ground floor in a mixed use building. 11.7.10 Surface parking lots should be screened from view from roads, open spaces, and adjacent residential areas with low fencing, architectural features, landscaping and/or other mitigating design measures, such as lowered parking surfaces with landscaped buffers. 11.8 Environmental Protection Area Designation 11.8.1 Lands designated Environmental Protection Area shall be subject to the provisions of Section 14.4 of the Official Plan. 11.8.2 No development shall be permitted in Environment Protection Areas, except low intensity recreation, and uses related to conservation, flood, or erosion control projects. 11.8.3 The natural heritage features and their associated vegetation protection zones within the Secondary Plan Area are identified as Environmental Protection Area on Schedule A to this Secondary Plan. 11.8.4 The Environmental Protection Area recognizes the interdependence of natural heritage features and their associated functions, and thus seeks to maintain connections among natural features, so that their existing ecological and hydrological functions are maintained or enhanced. 11.8.5 The biodiversity, ecological function, and connectivity of the Environmental Protection Area shall be protected, maintained, restored or, where possible, improved for the long-term, recognizing linkages between natural heritage features and areas, surface water features, and ground water features. 44 Page 221 Brookhill Neighbourhood Secondary Plan 11.8.6 Potential erosion concerns along a section of the lower end of the Brookhill Tributary, in proximity to the confluence with the Bowmanville Creek, may require investigation for erosion control works prior to the submission of a development application. 11.8.7 The delineation of the boundary of lands designated as Environmental Protection Area are approximate and shall be detailed through appropriate studies prepared as part of the review of development applications in accordance with the policies of this Secondary Plan and the Clarington Official Plan. Any resulting changes to the boundaries of the Environmental Protection Area designation resulting from the recommendations of an Environmental Impact Study shall not require an amendment to this Secondary Plan. 11.8.8 Access to Environmental Protection Areas and associated areas through the development of public trails will be undertaken in a manner which conserves their ecological integrity. 11.9 Environmental Constraints Overlay 11.9.1 The areas with an Environmental Constraints Overlay as shown on Schedule A have been identified as having the potential for environmental significance and the underlying designation can not be achieved until an EIS has been prepared and the limits of the NHS confirmed to the satisfaction of the Municipality and the Central Lake Ontario Conservation Authority (CLOCA). 11.9.2 The presence and precise delineation of these features and areas and the level of development acceptable shall be determined through an EIS prepared as part of the review of development applications in accordance with the policies of the Clarington Official Plan. 11.9.3 If the study establishes that development can proceed, then the underlying designation shall apply over those lands. Further, it may be determined that only a portion of the lands within the Environmental overlay may be available for development. 11.10 Future Block Master Plan 11.10.1 The entire area of land, including the existing large lot residential development, located east of Bowmanville Avenue and south of Longworth Avenue is designated as a Future Block Master Plan on Schedule A. The area is subject to comprehensive planning studies to determine future land uses which will be 45 Page 222 Brookhill Neighbourhood Secondary Plan incorporated into the Official Plan by amendments to the Brookhill Neighbourhood Secondary Plan. A Block Master Plan will be required to ensure that community design elements in the Secondary Plan are further enhanced and detailed for this area. 11.10.2 A Block Master Plan will, at a minimum, be required to: a. Evaluate the compatibility of new development with the area's existing character, size, and urban form; b. Determine the siting of a particular proposal within the broader surrounding context; C. Co-ordinate the delivery of services and roads; d. Address environmental constraints; and e. Determine the location of parks and where to allocate development priority. 11.10.3 A Terms of Reference for the Block Master Plan must be approved by the Municipality. 11.10.4 Within the area identified as Future Block Master Plan, the land use designations of Low Density Residential, Large Lot Residential, and Environmental Protection Area from the original Brookhill Neighbourhood Secondary Plan (adopted 2008) remain until a Block Master Plan is approved and new designations are determined. 12.0 SERVICING 12.1. Municipal Services 12.1.1 All new development within the Secondary Planning area shall proceed based on the sequential extension of full municipal services in accordance with the municipal capital works program. 12.1.2 Any Regional infrastructure required to support the development of the Brookhill Neighbourhood is subject to the annual budget and Business Planning Process. 12.1.3 The Municipality will work with the landowners and the Regional Municipality of Durham to develop a plan for the phasing of extensions to the existing services within the Brookhill Neighbourhood Secondary Plan Area. A phasing plan shall 46 Page 223 Brookhill Neighbourhood Secondary Plan be prepared as part of a Functional Servicing Report by development proponents at the time an application for draft plan of subdivision is submitted. 12.2. Stormwater Management 12.2.1 Stormwater Management facilities are conceptually shown on Schedule A and may be permitted in all land use designations, except for the Environmental Protection Area designation. Symbols denoting urbanized stormwater management facilities are not traditional ponds but an on -site control stormwater management approach which may include Low Impact Development best practices and green infrastructure. 12.2.2 The number and location of the stormwater management facility symbols may be changed without an amendment to this Plan. The exact location, number, and size of the facilities will be determined through a Functional Servicing Report and in accordance with Section 20 of the Official Plan. Stormwater management facilities shall be constructed in accordance with the provisions of the Sustainable Urban Design Guidelines attached as Appendix A to this Secondary Plan. 12.2.3 Storm drainage for the Secondary Plan Area will be conveyed to the Bowmanville Creek and the Brookhill Tributary in accordance with the provisions of a Functional Servicing Report. 12.2.4 Development in the Secondary Plan Area is encouraged to incorporate "Low Impact Development" best practices and green infrastructure, wherever feasible and practical to minimize runoff, reduce water pollution, and protect groundwater resources quality and maintain pre -development groundwater levels as measures in addition to more traditional stormwater management systems and facilities. These measures may include but are not limited to, porous pavements, bioretention basins, enhanced swales, at -source infiltration, greywater re -use, green roofs, rain gardens, and alternative filtration systems such as treatment trains and water conservation measures, subject to the satisfaction of the Municipality. 12.2.5 Stormwater management facilities will be designed and located to be key features within the community contributing to the appearance and ambience of the neighbourhood, while achieving functional objectives related to flow moderation, erosion control, and water quality. 12.2.6 Stormwater management facilities will blend with the natural landscape. Geometric forms and standard slope gradients will be avoided in favour of 47 Page 224 Brookhill Neighbourhood Secondary Plan organic shapes and landform grading designed to replicate natural landforms in the area. Inlet and outlet structures will be concealed using a combination of planting, grading, and natural stone. The ponds will be designed and planted with native upland, flood tolerant shoreline and aquatic species to provide enhanced wildlife habitat. Facilities will be designed to include trails, overlooks, and interpretive signage so that they are an integral part of the parks and open space system. 12.2.7 Stormwater management for the Secondary Plan Area will be designed in such a manner that pre -development water balance conditions are maintained for all wetlands, tributaries and other natural heritage features requiring the maintenance of water balance conditions. A detailed water balance will be required as part of a stormwater management plan submitted at the time of a development application. 12.3 Utilities 12.3.1 The Municipality shall participate in discussions with utility providers such as hydroelectric power, communications/telecommunications facilities and utilities, broadband fibre optics, and natural gas to ensure that sufficient infrastructure is or will be in place to serve the Secondary Plan Area. 12.3.2 The Municipality shall promote utilities to be planned for and installed in common trenches, where feasible, in a coordinated and integrated manner in order to be more efficient, cost effective, and minimize disruption. 12.3.3 Utility services shall be developed to be compatible with the general character of the surrounding uses and minimize visual impact. The Municipality will encourage utility providers to consider innovative methods of containing utility services on or within streetscape features such as gateways, lamp posts, transit shelters, etc., when determining appropriate locations for large utility equipment and utility cluster sites. 13.0 IMPLEMENTATION 13.1 General 13.1.1 This Secondary Plan shall be implemented in accordance with the provisions of the Planning Act, other applicable Provincial legislation, and the provisions of the Official Plan. 48 Page 225 Brookhill Neighbourhood Secondary Plan 13.1.2 Approval of development applications shall be conditional upon commitments from the appropriate authorities and the proponents of development to the timing and funding of the required road and transportation facilities, parks, and recreation facilities. These works shall be provided for in the subdivision and site plan agreements. Phasing of the development, based on the completion of the external road works, may be required by the Municipality of Clarington. 13.1.3 Approval of development applications shall also be conditional upon commitments from the appropriate authorities and the proponents of development to the timing and funding of required stormwater management, sanitary sewer, and water supply facilities. These works shall be provided for in subdivision and site plan agreements. Phasing of development, based on the completion of external sewer and water services, may be implemented if required by the Municipality of Clarington. 13.1.4 Development within the Secondary Plan Area shall be consistent with programs intended to reduce the consumption of energy and water and to promote waste reduction. An Energy Conservation and Sustainability Plan will be prepared by development proponents to outline the specific commitments for sustainability. 13.1.5 The Sustainable Urban Design Guidelines contained as an appendix to this Secondary Plan provide specific guidelines for both the public and private sectors. They indicate the Municipality of Clarington's expectations with respect to the character, quality, and form of development in the Brookhill Neighbourhood. The Demonstration Plan illustrates the planning principles that are inherent to the Secondary Plan. It is one example of how the Secondary Plan might be implemented within the Secondary Plan Area. The Sustainable Urban Design Guidelines and Demonstration Plan have been approved by Council and do not require an amendment to implement an alternative design solution at anytime in the future. 13.1.6 All development within the Secondary Plan Area shall be in accordance with the Sustainable Urban Design Guidelines. Adjustments and further refinements to the Sustainable Urban Design Guidelines are anticipated and may be considered at the development stage through submission of an Urban Design Brief which demonstrates how the general design approach in the Sustainable Urban Design Guidelines is being achieved, or the rationale for the deviation, to the satisfaction of the Municipality and Region. 13.1.7 The Secondary Plan recognizes that comprehensive planning requires the equitable sharing amongst landowners of costs associated with the development of land. It is a policy of this Secondary Plan that prior to the 49 Page 226 Brookhill Neighbourhood Secondary Plan approval of any draft plan of subdivision, applicants/landowners shall have entered into appropriate cost sharing agreements which establish the means by which the costs (including Region of Durham costs) of developing the property are to be shared. The Municipality may also require, as a condition of draft approval, that proof be provided to the Municipality that landowners have met their obligations under the relevant cost sharing agreements prior to registration of a plan of subdivision. 13.2 Required Studies and Reports General 13.2.1 Prior to the approval of development applications within parts of, or the entire, Secondary Plan Area, studies, plans, and assessments shall be completed in accordance with Clarington Official Plan and Durham Region Official Plan policies and requirements 13.2.2 Additional study requirements may be identified by the Municipality as development within the Secondary Plan Area proceeds. 13.2.3 Every development application, as part of complete application and updated at the time of final approval, shall be accompanied by a policy implementation monitoring report that shall include details regarding the following, if applicable: a. For the development application area: i. Net density by land use designation; ii. Number and type of units in conformity to policy 11.3.6; iii. Total development application unit count; iv. Estimated population; b. For the entire Secondary Plan Area: i. Overall density per hectare and by land use designation; ii. Number of dwelling units by type; iii. Number of units within the built-up area; iv. Amount/type of non-residential space and number of jobs; c. How the application is implementing the housing policies in Section 7 of the Secondary Plan; and d. Number of purpose-built accessory apartments. 50 1 Page 227 Brookhill Neighbourhood Secondary Plan 13.2.4 The Municipality shall make available the most up-to-date data based on proposed and approved development in the Secondary Plan area referenced in section 13.2.3 13.2.5 To help ensure a diversity of housing is provided and that housing and population targets are achieved, all development applications shall provide a land budget to demonstrate how the application will support the achievement of the applicable housing targets. If the approved application differs from the original application, a revised land budget shall be provided. 13.2.6 The Municipality shall make available data on the housing mix, based on existing and approved development, to assist applicants in the preparation of land budgets for new applications. Community Theme and Urban Design Implementation Plan 13.2.7 Prior to the approval of a development in the Brookhill Neighbourhood a Community Theme and Urban Design Implementation Plan shall be prepared to confirm and control the intended pattern of development within the Neighbourhood. In addition to other matters, the Community Theme and Urban Design Implementation Plan shall include design concepts for community theming including gateway treatment, landscape treatment including the green corridor treatment for Bowmanville Avenue, light fixture standards, fencing details, sidewalk details, and related design issues that provide for overall community theme including the proposed network of roads, transit, pedestrian, and bicycle routes. Architectural Guidelines 13.2.8 All development shall be subject to urban design and architectural guidelines. 13.2.9 Provision for compliance with the guidelines shall be incorporated into all subdivision, site plan, or similar development agreements. 13.2.10 A program to ensure compliance with the guidelines shall be established among the landowner's group and the Municipality and shall ensure integration with other required planning approvals. Confirmation of compliance with the guidelines shall be required prior to the issuance of building permits. 13.2.11 Such guidelines may be reviewed and amended from time to time provided that any amendments shall conform to the principles and policies of this Secondary Plan and the Sustainable Urban Design Guidelines (Appendix A) and shall be prepared to the satisfaction of the Municipality of Clarington. 51 Page 228 Brookhill Neighbourhood Secondary Plan 14.0 INTERPRETATION 14.1 It is intended that this Secondary Plan Area be developed in accordance with the policies of this Secondary Plan in conjunction with the applicable policies of the Municipality of Official Plan. Notwithstanding that intention, where there is a conflict between the principles, objectives, and/or policies of this Secondary Plan and the Official Plan, the principles, objectives, and/or policies of this Secondary Plan shall prevail. 14.2 Inherent to this Secondary Plan is the principle of flexibility. Policies shall be subject to interpretation without Amendment to this Secondary Plan, provided that the general intent and structure of the Secondary Plan are maintained to the satisfaction of the Municipality. As such, it is the intent of the Municipality to permit some flexibility in the interpretation of the policies, regulations, and numerical requirements of this Secondary Plan except where this Secondary Plan is explicitly intended to be prescriptive. The Sustainable Urban Design Guidelines provide design principles and specific guidelines for both the public and private sectors. They indicate the Municipality of Clarington's expectations with respect to the character, quality, and form of development in the Brookhill Neighbourhood. The Sustainable Urban Design Guidelines have no formal status and do not require any formal amendment process to implement an alternative design solution, or solutions at any time in the future. 14.3 The boundaries between land use designations are to be considered approximate except where they coincide with existing roads, rail lines, utilities, or other clearly defined physical features. Where the general intent of this Secondary Plan is maintained, to the satisfaction of the Municipality, minor boundary adjustments will not require an Amendment to this Secondary Plan. 14.4 Development within the Secondary Plan Area will be guided by a detailed series of policies, regulations, and guidelines that will create a livable and diverse community that is sympathetic to the environmental context. The Sustainable Urban Design Guidelines (Appendix A) provide the foundation for the development of the Brookhill Neighbourhood Secondary Plan Area and the basis for the policy framework of this Secondary Plan. 52 Page 229 1 1I; 1 1 1(D 1� 10 I0 o. `� •eglonel Hgh 1 VVal' 2 1 •� N LEGEND BNSP Boundary _ Medium Density Local Corridor _ Medium Density Residential Low Density Residential Neighbourhood Centre ® Village Corridor ® Future Block Master Plan 1 Elementary School Neighbourhood Park Parkette --------- Trail O _ Environmental Protection Area 0 Environmental constraint * _ Stormwater Management Facilities Urbanized Stormwater Management watercourse Arterial Road Type A m m m Arterial Road Type B .■■■■n Arterial Road Type C Collector Road Prominent Intersection co 0 3 ID m D N C c CD Schedule A LAND USE, TRANSPORTATION, PARKS AND OPEN SPACE Brookhill Neighbourhood Secondary Plan April 2021 Note: *Area subject to further environmental study APPENDIX A Attachment 1 to Report PDS-028-21 BROOKHILL NEIGHBOURHOOD SECONDARY PLAN SUSTAINABLE URBAN DESIGN GUIDELINES Clarftwn May 2021 • DRAFT 4 WThePlanning Page 231 Partnership Page Left Intentionally Blank Page 232 TABLE OF CONTENTS 1. INTRODUCTION 1 1.1 Purpose 3 1.2 Interpretation & Implementation 3 of the Guidelines 3 1.3 Vision 3 1.4 Principles 4 1.5 Community Structure 6 2. THE PUBLIC REALM 9 2.1 General 9 2.2 Local Corridor 10 2.3 Prominent Intersection 11 2.4 Roads 12 2.5 Transit Supportive Guidelines 24 2.6 The Open Space System 25 2.7 Active Transportation 34 3. THE PRIVATE REALM 37 3.1 Low -Rise Buildings 38 3.2 Mid -Rise Buildings 47 3.3 Commercial Buildings 50 3.4 Public / Institutional Buildings 52 4. GREEN INFRASTRUCTURE AND BUILDING 55 4.1 Energy Conservation 55 4.2 Water Use and Management 57 4.3 Material Resources and Solid Waste 58 4.4 Air Quality 58 4.5 Lighting 59 4.6 Green Buildings/Green Sites 60 4.7 Stewardship and Education 61 BROOKHILL NEIGHBOURHOOD SECONDAft6&Ar 3 SUSTAINABLE URBAN DESIGN GUIDELINES Page Left Intentionally Blank Page 234 LIST OF FIGURES Figure 1: Existing Context 2 Figure 2: Demonstration Plan 5 Figure 3: Community Structure 7 Figure 4: Type A Arterial Cross-section and Plan 14 Figure 5: Type B Arterial Cross-section and Plan 15 Figure 6: Type C Arterial Cross-section and Plan 17 Figure 7: Collector Road Cross-section and Plan 18 Figure 8: Local Road Cross-section and Plan 20 Figure 9: Rear Lane Cross-section and Plan 21 BROOKHILL NEIGHBOURHOOD SECONDAft6blr 5 SUSTAINABLE URBAN DESIGN GUIDELINES M Page 236 1 . INTRODUCTION The Brookhill Neighbourhood is located north of the Bowmanville West Town Centre, and south of Nash Road. Its easterly boundary is the Bowmanville Creek valley and the historic community of Bowmanville. Its westerly boundary is the limit of the Urban Area for Bowmanville. The area for the Brookhill Neighbourhood is approximately 300 hectares (740 acres) in size. Of that total, one third of the area contains natural features and approximately 100 hectares south of the Longworth Avenue Extension, has been either built or approved for development. The Secondary Plan Area is anticipated to achieve a minimum total planned population of approximately 7,400 residents and 2,700 units. The Brookhill Neighbourhood Sustainable Urban Design Guidelines (Guidelines) work together with the policies of the Brookhill Neighbourhood Secondary Plan to provide the Municipality with a sound and rational framework for the assessment of development applications. The Guidelines is a comprehensive document that encourages and guides development at a level of planning and design that focuses on the community Large canopy street trees provide shade. as a whole. The guidelines may be general in nature but will direct the ongoing development of the Brookhill Neighbourhood in a balanced manner and according to the principles of good urbanism and high -quality urban design. In particular, the Guidelines seek to protect and reinforce the community's built characteristics and shape the public and private realms, including streets, public spaces and buildings, reflecting the key themes of sustainability, environmental protection, and healthy, complete community to achieve the vision of the Brookhill Neighbourhood Secondary Plan. The Guidelines build on the Municipality of Clarington Council's sustainable `green lens' approach to achieve sustainable development. Sustainable development requires a balance of a healthy environment, economy, and society. Mindful of that, the guidelines provide a design vision and guidance for the Brookhill Neighbourhood by addressing the nature, intensity, quality, and level of sustainability in both the public and private realms — while still ensuring that the key themes of all other goals and objectives of the Secondary Plan are achieved. BROOKHILL NEIGHBOURHOOD SECONDAP666Ac 7 SUSTAINABLE URBAN DESIGN GUIDELINES lal o Knox Christian 3 School v Charles Bowman <. Q Public School ZF o Bons Park Q 0 w Scugog Street Park C° St. Stephen w Catholic SS L4 Longworth Ave Kawartha Pine L'{� - Ridge District - School Board Q Ma le Grove Q Harvey Jones Park O p United Church Rehoboth Christian' Q�Ifll�l��! ReformedChurch ti��l!NV01f1 grOakhill a Durham Region 0�ay2 n Liberty Pentecostal Church Pplice Services - t S Claringto`n entrall SSQ O Q 0 Garnet B. Q Fire Rickard g Stre�t> �,Q . = Station Recreation dt-,Anore ws Complex Presbyterian �.' Green Park Q Q Blaisdale Montessori 0 Holy Family CES� School 1.1 Purpose The purpose of the Guidelines is to prepare the Municipality of Clarington for future development within the community of the Brookhill Neighbourhood. The Guidelines are to be used as an evaluation tool for development applications. They are to be used by: • Municipal Council and Committees when evaluating whether an application meets the Municipality's vision for development in the Brookhill Neighbourhood; • Municipal staff and external agencies when reviewing development applications and as a reference for design decisions for Municipality proposed studies and projects; • The development industry including but not limited to developers, consultants and property owners to demonstrate how their proposals align with the Municipal vision for the Brookhill Neighbourhood; and • The public for use of greater awareness of the benefits of urban design in their community. 1.2 Interpretation & Implementation of the Guidelines The Guidelines are intended to implement the Secondary Plan direction for the Brookhill Neighbourhood and provide greater clarity on urban design, streetscapes, built form, and sustainability initiatives. The Guidelines are to be read in conjunction with, and complement the policies of the Brookhill Neighbourhood Secondary Plan, objectives and policies of the Municipality of Clarington Official Plan, the provisions of the Municipality of Clarington Zoning By-law, the Priority Green Development Framework and Implementation Plan, and other guidelines. The Guidelines, in concert with the Secondary Plan policies, will be used to evaluate development applications in order to ensure that a high level of urban design and the intended level of sustainability is achieved. Notwithstanding the foregoing, the provisions of the Secondary Plan shall prevail over the provisions of these Guidelines in the event of any conflict. The developers and staff will review other guidelines (e.g. lighting, landscaping) through the review process. BROOKHILL NEIGHBOURHOOD SECONDAP666Ac 9 SUSTAINABLE URBAN DESIGN GUIDELINES 3 1.3 Vision The Brookhill Neighbourhood is envisioned as a vibrant, pedestrian oriented community that promotes high quality design practices centered on energy conservation, efficiency, and environmental sustainability. It is intended that the Secondary Plan Area will develop as a healthy and complete community with distinctive, liveable neighbourhoods, integrated and connected green spaces, and efficient transportation, transit, and trails systems. Please refer to Figure 2 for the Demonstration Plan that provides the overall vision for the Brookhill Neighbourhood. 1.4 Principles To realize the vision for the Brookhill Neighbourhood, the Guidelines shall support the Secondary Plan to achieve the following principles which will guide how the community will be physically arranged, and its component elements shaped, these include: Foster an adaptive and resilient community through the responsible use of resources to ensure long-term sustainability, reduce greenhouse gas emissions, demands for energy, water, and waste systems, and the impacts of climate change. • Provide for an accessible, connected, and integrated system of parks, open spaces, and multi -use trails, that are linked to natural features creating opportunities for daily physical activity and supporting needs of residents of all ages and abilities. • Create a complete, healthy, attractive, safe, Promote design excellence through a well - inclusive, pedestrian -oriented, and accessible designed and contextually appropriate community for the present and future residents community that celebrates the scale and form of of the Brookhill Neighbourhood throughout all the existing natural and built character. stages of their lives. • Provide a mix of housing opportunities and building types throughout the community to meet the needs of people at different stages of their life and with varying socio-economic circumstances. • Protect, restore, and enhance local and regional ecosystems to conserve biodiversity, ecological integrity, and function. • Support a connected and accessible multi -modal transportation network that gives priority to the creation of complete streets and the provision of active transportation and transit infrastructure to ensure all persons have transportation options. • Preserve and enhance existing cultural heritage landscapes and incorporate these features into the evolving future landscape. • Promote efficient development and land use patterns and coordinated planning for transportation and municipal services to sustain the financial well-being of the municipality over the long term. 4 Page 240 LEGEND ® BNSP Boundary ® Medium Density Local Corridor Medium Density Residential Low Density Residential ® Neighbourhood Centre _ Village Corridor ® Future Block Master Plan 1 Elementary School ® Neighbourhood Park Parkette •••.••••• Trail Environmental Protection Area 0 Environmental Constraint _ Stormwater Management Facilities (SWM) Urbanized Stormwater Management Watercourse Arterial Road Collector Road Local Road --------- Rear Lane Prominent Intersection Gateways Views Figure 2. Demonstration Plan BROOKHILL NEIGHBOURHOOD SECONDAP66&Ar41 SUSTAINABLE URBAN DESIGN GUIDELINES 5 1.5 Community Structure The Brookhill Neighbourhood's Community Structure is a collection of high level structuring elements that shape the components of the Brookhill Neighbourhood. The Community Structure elements include the following: • Open Space System • Road Network • Parks System • Residential Neighbourhoods • Commercial Areas • Institutional Places Open Space System The Open Space System includes the natural heritage system which is the initial structuring element around which all other elements are built. The natural heritage system includes all core natural heritage features, such as wetlands, woodlands, and tributaries and shall be protected, restored, and enhanced to create continuous green corridors. The features of the Bowmanville Creek and Brookhill Tributary contribute strongly to Community Structure. The Bowmanville Creek defines the eastern boundary of the Secondary Plan area and the Brookhill Tributary forms the basis for naturalized channels that run through much of the Secondary Plan area. Road Network The Road Network includes the major connector roads within the Brookhill Neighbourhood. The road network will follow a modified grid pattern to ensure a permeable and connected system of roads that allow for direct routes into, through, and out of the community. The road network will be developed under the principle of "complete streets" and will accommodate appropriate facilities for the movement of pedestrians, cyclists, transit, and vehicles. Bowmanville Avenue is identified as a Local Corridor in the Official Plan and will support transit and opportunities for active transportation facilities including a multi -use trail. Parks System The parks system should be designed to provide a fair distribution of amenity spaces for a range of users in a linked network. The parks system includes Neighbourhood Parks, parkettes, urban squares, and a trail network. Parks are located throughout the community and are centrally located to ensure that residents are within 400 metres (5 minute walk) of an open space. This encourages daily physical activity and creates a central focus and gathering space for the neighbourhoods. Where appropriate, stormwater management ponds will include areas for passive recreation, through paths and trails, and as visual extensions of the parks system. Residential Neighbourhoods The Residential Neighbourhoods will be planned and designed as accessible, pedestrian -oriented areas that are distinct in character and connected within the larger Brookhill Neighbourhood. The Residential Neighbourhoods will include a mix and diversity of housing types to ensure variety and choice. The Residential Neighbourhoods include low density housing such as single detached, semi- detached, and townhouse dwelling types; medium density housing, such as townhouses, and low-rise apartment buildings; and high density housing with mid -rise apartment buildings. Medium and high density housing will be distributed along collectors and arterials with the highest density housing focused along Bowmanville Avenue. 6 Page 242 Commercial Areas Commercial areas have been included in the Brookhill Neighbourhood to provide opportunities for amenities and services within approximately 800 metres (10 minute walk) of residents. Two community elements include a Village Corridor and a Neighbourhood Centre. Commercial Areas 1 Institutional Places Institutional Places Elementary schools have been located central to the neighbourhood to support children walking to school. Elementary schools also act as a neighbourhood focal point and in some locations have been located adjacent to a neighbourhood park creating opportunities for the sharing of facilities. Figure 3. Community Structure BROOKHILL NEIGHBOURHOOD SECONDAP666Ar43 SUSTAINABLE URBAN DESIGN GUIDELINES Page 244 2. THE PUBLIC REALM As the population of the Brookhill Neighbourhood continues to grow, it will require a public realm that continues to support and enhance the needs of its existing residents, new residents, and visitors. This includes a variety and hierarchy of spaces for community gathering and every day activities such as walking, sitting, socializing, and engaging in street life, actively and passively. A comprehensive understanding of how the components of the Public Realm Network work together and complement each other and their adjacent uses, will lead to a more connected, accessible, and logical network of pedestrian friendly spaces throughout the Brookhill Neighbourhood. Moving people into, out of, and through the community easily and safely, and providing a variety of public spaces for socializing and recreation, is a priority. 2.1 General A pedestrian -oriented environment encourages walking. 1. Encourage opportunities for vibrant, diverse and pedestrian -oriented urban environments that provide for public safety, changing experiences, social engagement, and meaningful destinations. 2. Provide for mixed -use neighbourhoods that are walkable with connected public gathering places, where opportunities for social interaction are increased and services can be provided within easy walking or cycling distance or by use of public transit. 3. Promote internal connectivity and multiple connections to the community at large, taking into account the existing and proposed urban structure of adjacent and adjoining areas. 4. Ensure a typical walking distance of 400 metres (5 minute walk) to daily activities, such as transit (local bus routes), elementary schools, active parks, and modest services, or 800 to 1,600 metres (10 to 20 minute walk) to higher order transit or the Neighbourhood Centre or Village Corridor. An enhanced public realm with plantings and paving materials. BROOKHILL NEIGHBOURHOOD SECONDAP666A 45 SUSTAINABLE URBAN DESIGN GUIDELINES 9 5. Provide for an interconnected network of sidewalks, bicycle routes, transit, and multi- use trails ensuring proper integration with surrounding neighbourhoods and a variety of destinations, allowing for continuous movement throughout the community. 6. Utilize wider sidewalks to support social distancing and ensure access to green space through a variety of park spaces above and beyond requirements. 7. Design the street layout to ensure efficient walking routes to schools, centres, transit, and other key destinations. Provide continuous sidewalks, or equivalent provisions for walking, on both sides of the road. 8. Implement traffic calming measures such as on -street parking, reduced lane widths, public laneways, raised intersections, curb bulb -outs, and/or traffic circles to reduce vehicular traffic speeds and to ensure safe walking and cycling environments. 400m walking distance to daily activities such as active recreational uses sue- 9. Provide neighbourhood permeability by designing blocks to be generally no more than 200 metres to promote active transportation, discourage excessive driver speed, and disperse traffic movements. 2.2 Local Corridor Bowmanville Avenue is a Local Corridor north of Longworth Avenue. The Local Corridor is the route for future transit services and the location of the highest densities in the Brookhill neighbourhood. 1. Local Corridors are the primary corridors for all transportation modes and shall be designed to support future transit with high densities and a mix of uses. 2. Within the Local Corridor the greatest heights and highest density buildings shall be located on the Local Corridor frontage, with height and density decreasing as a transition to lower density designations. Tim1 _ ar T 800 to 1600m walking distance to higher order transit and commercial uses sM� Typical walking distances to amenities and services 10 Page 246 Local Corridor r nn�, P Prominent Intersection P Local Corridor and Prominent Intersection. Corner building as a gateway feature. 3. Compact urban form and development patterns are encouraged in Local Corridors to support higher density built form and transit services, while fostering vibrant, attractive public and private realms. 4. Development within the Local Corridor shall incorporate a high -quality built form through appropriate architectural and landscape treatment to provide a complementary interface between the public and private realms. 2.3 Prominent Intersection A Prominent Intersection is located at Bowmanville Avenue and Longworth Avenue. Prominent Intersections apply to all four corners of the intersection and will form the primary gateway into the community. These areas shall also have the greatest concentration of commercial uses. 1. Prominent Intersections shall be designed to be community focal points. The significance of the Prominent Intersection will be emphasized through building massing, architectural treatment and materials, street furniture, landscaping, and public art. 2. The intersection will be the primary gateway into the Brookhill Neighbourhood and will feature a variety of uses that highlight its importance. The commercial use buildings in the Neighbourhood Centre shall provide special architectural elements such as corner design, massing and height, awnings, and entrance door features. 3. Privately owned publicly -accessible plazas shall be located at the Prominent Intersection to contribute to its visual prominence, reinforce its role as a gateway, improve the relationship of built form to the public right-of-way, and contribute to the area's identity. BROOKHILL NEIGHBOURHOOD SECONDAP666Ac47 SUSTAINABLE URBAN DESIGN GUIDELINES 11 2.4 Roads Throughout the Brookhill Neighbourhood roads shall be designed as complete streets to facilitate the movement of all users in a safe and accessible environment. The road network includes a hierarchy of street types, as follows: • Arterial Roads • Collector Roads • Local Roads • Rear Lanes The specific technical details of the road cross - sections (i.e. plant material, engineering standards) will be determined through the appropriate design review process. 2.4.1 General 1 E 3. 4. 5. All Roads will be safe, accessible, secure and shall implement the relevant policies of the Accessibility for Ontarians with Disabilities Act. Design the road and block pattern to emphasize connections and walkability both internally and with surrounding neighbourhoods, through a grid or modified grid pattern discouraging cul- de-sacs, p-loops, and crescents, except where necessary due to grading and topography. Back -lotting or reverse lot frontages shall be avoided where feasible and not considered unless demonstrated to be the only option. For blocks with grade -related residential units, encourage street and block alignments within 25-degrees of geographic east -west to maximize passive solar orientation of buildings. The design of all roads shall include defined and, wherever possible, continuous zones for plantings, street furnishings, utilities, pedestrian sidewalks, bicycle lanes or cycle tracks, and vehicular pavements. 6. Sidewalks shall be constructed to municipal standards and accommodated on all street types, generally on both sides of the street, to facilitate pedestrian and bicycle circulation. 7. Cycling infrastructure shall be accommodated on all street types, except for Local Roads and Rear Lanes. 8. Plant street trees to expand and enhance the urban tree canopy while providing shade over sidewalks. 9. Introduce green infrastructure, such as bioswales, within the public right-of-way to enhance ground water infiltration and improve water quality as part of a comprehensive water management plan, subject to Municipal approval. 10. Roads should terminate at public facilities or landmark buildings, where possible. 11. Provide a comprehensive and consistent approach to the design of the elements that make up the street environment to enhance the character of Brookhill and contribute to creating a sense of place. These elements include street furnishings, street lighting, and plantings. An strong street presence created through on street parking, wide sidewalks, special paving, street trees, landscaping, and street furniture. 12 Page 248 2.4.? Arterial Roads Refer to Table C-2 in Appendix C of the Official Plan for criteria for road classification types in the Municipality. Type A Arterial — Bowmanville Avenue Bowmanville Avenue is an Arterial Road that bisects the Brookhill Neighbourhood, its surrounding neighbourhoods, and the broader Municipality of Clarington. Bowmanville Avenue will accommodate a range of travel modes, including passenger vehicles, transit, cyclists, and pedestrians. Please refer to Figure 4 for a cross-section and plan of Type A Arterials and the components that comprise the right-of-way. 1. Bowmanville Avenue shall have a maximum right-of-way of 36.0-metres. 2. Bowmanville Avenue will include boulevards on both sides of the pavement area, 2.0 metre sidewalk on the west side and a minimum 3.0 metre separated multi -use path on the east side. 3. A raised centre median shall be a minimum of 5.0 metres and will include trees, shrubs, and ground covers. 4. Transit facilities will be provided on Bowmanville Avenue. 5. rA Individual, direct access for any individual development proposal or residential land use to Bowmanville Avenue is generally not permitted. Signalized intersections will be installed, where approved by the Region of Durham, to provide access to existing development and the primary road network. Where feasible, right-in/right-out access is permitted. Buildings that abut Bowmanville Avenue shall present a facade with architectural detailing and landscape features that address the Bowmanville Avenue frontage. Additional tree plantings and vegetated berms shall be incorporated into the road allowance or in adjacent areas. Type B Arterial — Green Road, Nash Road, and Longworth Avenue (west of Green Road) Type B Arterial Roads provide important connections between residential neighbourhoods and other community functions. They accommodate a range of travel modes, including passenger vehicles, transit, cyclists, and pedestrians. Please refer to Figure 5 for a cross-section and plan of Type B Arterials and the components that comprise the right-of-way. 1. Type B Arterial Roads will have a maximum right-of-way of 30.0 to 36.0 metres. 2. Green Road and Nash Road shall have a right- of-way width of 30.0 metres with two through lanes and a centre median/centre left -turn lane to accommodate right -turn lanes and/or bus stop bays/lanes. 3. Longworth Avenue, west of Green Road, shall have a maximum right-of-way width of 36.0 metres with four through lanes. 4. Type B Arterials will include boulevards on both sides of the pavement area, sidewalks on both sides, and a 3.0 metre cycle track on one side. 5. Transit facilities may be accommodated on any Type B Arterial Roads. 6. Individual direct access to any development site abutting a Type B Arterial Roads shall be limited to minimize disruptions to traffic flow and to maximize safety and the attractiveness of the road. 7. Buildings that abut Type B Arterial Roads shall present a facade with architectural detailing and landscape features that address the road frontage. BROOKHILL NEIGHBOURHOOD SECONDAP666A 49 SUSTAINABLE URBAN DESIGN GUIDELINES 13 Type A Arterial - Bowmanville Avenue N N it m L N !0 {0 a A 16 N t 4 3 Cl y Cm N N N N Of W N C 3 C 7 £ C 7 N I a'� c. a E I E i Boulevard Roadway Boulevard 36.Om Figure 4. Type A Arterial cross-section and plan 14 Page 250 Type B Arterial - Green Road/Nash Road Y N a Y u a O N C c o N m y e d a c Y C 5 3N C _ > > C •E L Vl C ! C 16 r W E " C f6 f0 V Q C ; w Q Q m Q Boulevard Roadway Boulevard 30.Om Figure 5. Type B Arterial cross-section and plan BROOKHILL NEIGHBOURHOOD SECONDAP666AcI SUSTAINABLE URBAN DESIGN GUIDELINES 15 Type C Arterial — Longworth Avenue Type CArterial Roads provide important connections between residential neighbourhoods and other community functions. Longworth Avenue, east of Green Road, will provide an east -west connection for the Brookhill Neighbourhood. Please refer to Figure 6 for a cross-section and plan of Type C Arterials and the components that comprise the right-of-way. 1. Type C Arterial Roads will have a maximum right-of-way width of 30.0 metres. 2. Type C Arterials will include boulevards on both sides of the pavement area, and sidewalks and cycle tracks on both sides of the right-of-way. 3. The streetscape along Longworth Avenue should include wider sidewalks to accommodate public spaces, cafe patios, street trees/planters, street furniture, and future transit shelters. Opportunities for green infrastructure should be considered. 4. Transit facilities may be accommodated on any Type C Arterial Roads. 5. A raised centre median shall be a minimum of 4.0 metres and will include trees, shrubs, and ground covers. 6. Parking lanes or lay-by parking must be provided within the Village Corridor designation to support the permitted ground floor retail of mixed -use buildings. 7. Individual direct access to any development site abutting a Type C Arterial Road shall be limited to minimize disruptions to traffic flow and to maximize safety and the attractiveness of the road. Within any area designated as a Village Corridor individual direct access from a Type C Arterial Road to any development site shall be limited and subject to approval. 8. Buildings that abut Type C Arterial Roads shall present a facade with architectural detailing that address the road frontage. y e'L � M__ - MI. __ - Rear Lanes and lay-by parking in mixed -use areas removes the vehicle from active traffic movement and supports access to commercial uses. 16 Page 252 Type C Arterial - Longworth Avenue (east of Green Road) Y Y _0md C C N N N W 'O p� y Y Y C 0 _ m I 13 a s O R R v R C �a O t C > > E > > C W T C I O. fl_ I Boulevard Roadway Boulevard 30.Om Figure 6. Type C Arterial cross-section and plan BROOKHILL NEIGHBOURHOOD SECONDAP666A 3 SUSTAINABLE URBAN DESIGN GUIDELINES 17 Collector Roads A L 3 C R A A C A C C C R L p R N N N N C y .a C N U N N Ol > C_ N I w U m C r w N I a I C' C a a a Boulevard Roadway Boulevard 26.Om Figure 7. Collector Road cross-section and plan 18 Page 254 2.4.3 Collector Roads Collector Roads connect to Arterial Roads and provide primary connections to Local Roads. Please refer to Figure 7 for a cross-section and plan of Collector Roads and the components that comprise the right-of-way. 1. Collector Roads shall have a maximum right-of- way of 23 to 26.0 metres. 2. Collector Roads may include optional 3.0 metre on -street parking on both sides of the road. 3. Collector Roads will have boulevards on both sides of the pavement and will accommodate a grass verge with street trees and sidewalks on both sides. Separated cycle tracks or shared space for cyclists should be provided with or without separation from traffic lanes. 4. Transit facilities maybe located on any Collector Road. 5. Individual direct access to any development site shall be limited to minimize disruptions to traffic flow and to maximize safety and the attractiveness of the road. 6. Buildings that abut Collector Roads shall present a facade with architectural detailing and landscape features that address the road frontage. 2.4.4 Local Roads Local Roads connect to Collector Roads and link with public spaces. Please refer to Figure 8 for a cross-section and plan of Local Roads and the components that comprise the right-of-way. 1. Local Roads should be designed with a maximum right-of-way width of 17.0 to 20.0 metres. 2. The road surface, including a parking lane on one side of the road (that could alternate to both sides of the road) shall be a maximum of 8.5 metres. 3. Boulevards on both sides of the pavement will accommodate a grass verge with street trees and sidewalks on both sides is encouraged. 4. Individual direct access onto Local Roads is permitted. 5. Buildings that abut Local Roads shall present a facade with architectural detailing and landscape features that address the road frontage. 6. Local Roads that are intended for use over shorter distances may be designed with a reduced maximum right-of-way width of 17.0 metres, with reduced boulevard widths on each side to accommodate utilities. Single -Loaded Roads Single -loaded Roads can be Collector or Local Roads that typically run adjacent to natural features or significant natural areas. As such, they provide the opportunity to enhance the character of the community. 1. Single -loaded Collector or Local Roads adjacent to natural features will provide unobstructed views to the natural areas and, where appropriate, accommodate a trail along the edge of the street for active uses, such as walking and cycling. 2. Include opportunities for pedestrian amenities such as benches and interpretive signage. 3. Single -loaded Local Roads along Bowmanville Avenue will have a reduced right-of-way of 15.0 to 18.0 metres and sidewalks on both sides. Bowmanville Avenue will accommodate a multi- use path along the west side of the road for active uses, such as walking and cycling 4. Include robust landscaping in the public right-of- way, including distinct deciduous canopy trees and shrubs. BROOKHILL NEIGHBOURHOOD SECONDAP666A%5 SUSTAINABLE URBAN DESIGN GUIDELINES 19 Local Roads Y -0 0I N 0 0 0 N 01 '0 01 N Y CO I 3 R r I y Y Y A L 3 N I a C _ C N 0 N > N 6 C 0 °' N a I I Boulevard Roadway Boulevard I 20.Om Figure 8. Local Road cross-section and plan 20 Page 256 2.4.5 Rear Lanes The use of Rear Lanes provides significant benefits such as enabling continuous street tree planting and creating safer pedestrian environments through the removal of driveways from the street edge. Rear Lanes may be used in key locations where private access along prominent streets should be minimized. Please refer to Figure 9 for a cross- section and plan of Rear Lanes. 1. Rear Lanes are prioritized for higher density and/or mixed -use developments that front onto Arterial Roads and Collector Roads. Parking, servicing, and loading areas from these developments should be accessed from Rear Lanes. 2. Where low- and medium -density residential developments are dominant, Rear Lanes are encouraged to eliminate the need for front -yard garages and front -yard driveways. 3. Rear Lanes must abut a public road and shall not immediately connect to another Rear Lane. 4. Garages fronting onto Rear Lanes should be carefully arranged in groupings to encourage an attractive visual environment. 5. The architectural design, massing, detailing, materials, and colours of garages should compliment and reflect the principal dwelling. A variety of garage heights and roof slopes is encouraged. 6. In locations of high public exposure, such as flankage lots, lots adjacent to walkways, and end lots, the exposed flankage face of the rear garage should be given the same design consideration as the principal dwelling with compatible architectural elements, details, and materials. 7. The use of permeable paving materials shall be encouraged in lane construction in areas where sufficient drainage exists. Rear Lanes �I I CIf L I 2I I I I I I I I I I I 10 R Roadway 8.5m Figure 9. Rear Lane cross-section and plan BROOKHILL NEIGHBOURHOOD SECONDAP666A%7 SUSTAINABLE URBAN DESIGN GUIDELINES 21 2.4.6 Streetscape Elements Sidewalks 1. Sidewalks should be continuous throughout the community and constitute an integral part of the pedestrian system to promote active transportation and should be designed as follows, where appropriate: • 1.5 metres on local roads; • 1.5 to 2.0 metres on collector and arterial roads; • 2.0 to 3.0 metres in high pedestrian areas in the Village Corridor and Neighbourhood Centre, particularly where retail is provided along the street; and • 3.0 to 4.0 metre wide boulevard multi -use path (e.g. on Bowmanville Avenue) provided in lieu of a sidewalk. In all cases, sufficient space shall be provided for street furnishings, public utilities, tree plantings, and transit shelters. 2. In order to accommodate the needs of persons with disabilities and the elderly, sidewalks should be designed to applicable Municipal standards. Street Trees and Planting 3. Plant street trees to contribute to the urban tree canopy, to incorporate a buffer to separate the pedestrian from moving vehicles, and to create a canopy and shade over sidewalks in order to reduce heat island effect and enhance pedestrian comfort and safety. 4. Where appropriate, plant drought resistant and salt tolerant landscaping within medians to visually soften the pedestrian environment. 5. Ensure a comprehensive planting and soils strategy based upon species diversity, resiliency, and urban tolerance. 6. A diversity of plant material, avoiding invasive species, should be delivered along each street. 7. Incorporate enhanced landscape strips into the streetscape to provide a buffer between pedestrians and moving vehicles. Sidewalks with street trees to provide shade. Planters and benches concentrated at key intersections. Decorative paving and wider sidewalks. 22 Page 258 Street Furniture 8. Concentrate street furniture in areas with the highest pedestrian traffic, such as the Village Corridor, the Neighbourhood Centre, and parks. 9. Provide for a coordinated family of street furnishings that include street lights, seating, waste and recycling receptacles, community information boards, bollards, bicycle lock -ups, paving, and planters. Signage 10. Develop a comprehensive wayfinding strategy, including directional signage and mapping at key locations and intersections. Pedestrian Crossings 11. In order to promote walkability and a pedestrian - focused environment, provideaformal pedestrian crossing at every four-way intersection in high pedestrian areas. 12. Provide signalized pedestrian crosswalks at locations where important destinations and/or significant walking traffic is anticipated, such as near retail shops, schools, and places of worship, provided traffic warrants and minimum spacing requirements are met. Lay-by parking to support commercial development in the Village Corridor. 13. Pedestrian crossings will have a minimum width of 3.0 metres, be continuous, and connected to adjacent sidewalks. 14. To enhance pedestrian crossings visibility and quality, utilize distinctive feature paving through the use of alternative pavement markings or materials to minimize the conflict between vehicles and pedestrians. 15. Minimize the height of curb cuts to facilitate wheel -chair and stroller usage in high pedestrian areas. On -Street Parking On -street parking functions as a traffic calming device to slow traffic and acts as a safety buffer separating the pedestrian realm from vehicles. 16. Parking should be provided on at least one side of the street for local and collector roads. 17. Provide lay-by parking or on -street parking bays on both sides of the road in the Village Corridor. BROOKHILL NEIGHBOURHOOD SECONDAP666Ac9 SUSTAINABLE URBAN DESIGN GUIDELINES 23 2.5 Transit Supportive Guidelines A complete community must ensure that a compact, mixed use development with a variety of residential forms, makes transit feasible, efficient, and accessible to all sectors of the public. Transit supportive systems require densities and development patterns that connect people of all ages to homes, jobs, and other places linked to their lifestyles. Transit supportive developments support the efficient use of transit facilitates, help to reduce greenhouse gases, and improve public health. 4. Ensure the coordination of the transit network with the multi -use trails and paths system to enhance accessibility to transit. 5. Provide a range of transit facility amenities including but not limited to: weather protection, seating, garbage and recycling receptacles, lighting, route information, and automated fare machines at all major transit stations. 6. Surface texture changes should be provided at transit stops to assist the visually challenged in locating the stop and/or shelter location. 1. Promote transit -oriented development as a 7. Support bike use through the provision of bike priority tool to achieve sustainable and complete racks, bike storage, and lockers at transit stops communities. and stations. 2. Provide local transit within walking distance 8. Where four-sided transit shelters are not of residential development to support active possible, provide overhead open-air canopies transportation such as walking and cycling, and to protect transit users from sun, rain, and snow. to reduce automobile dependence. 3. Transit stops should be located as close to intersections as possible, and their location coordinated with trail connections and building entrances. Transit stop along a mixed use corridor that provides a canopied bus shelter, benches, bicycle parking, plantings, and garbage facilities. 24 Page 260 Integrate the natural heritage system with the community. Incorporate recreational opportunities such as cycling trails abutting the natural heritage system to encourage physical activity. 2.6 The Open Space System The Open Space System is a major functional, structural, and aesthetic component of the Brookhill Neighbourhood and should be designed to provide a fair distribution of amenity spaces for a range of users. The natural environment, urban forest, parks, open space, and trail systems are essential components of a healthy, sustainable community ensuring residents have convenient access to a connected and diverse range of recreational opportunities. 2.6.1 Natural Heritage Features The Natural Heritage System (NHS) contributes to the community's character and is a key structural element of the Brookhill Neighbourhood. The following guidelines aim to protect, restore and enhance the natural heritage system, while mitigating any existing or potential negative impacts due to urbanization and development. They ensure existing natural and environmental lands are woven into the fabric of the community as key features providing richness in the parks and open space system. 1. Significant natural heritage features and functions, linkages between NHS features, and tableland vegetation shall be protected, restored, and enhanced, where appropriate. 2. Integrate the NHS as a key structural element by providing appropriate views, vistas, and connections to the NHS by utilizing terminal views at the ends of prominent streets and by providing for a range of development interfaces to ensure opportunities for pubic visual and physical access, while also limiting access where necessary. 3. Ensure connectivity between natural heritage features, maintaining, and where possible improving or restoring corridor function. BROOKHILL NEIGHBOURHOOD SECONDAP666AcI SUSTAINABLE URBAN DESIGN GUIDELINES 25 4. Consider local east -west connections, provided through such elements as parks and/or trails, to provide linkages between the primarily north - south NHS. 5. Connect and integrate the NHS with the open space network and the local and regional trail systems to buffer and expand ecological features and functions, as opportunities arise. 6. Natural heritage features should be physically and visually accessible from the abutting roads, where appropriate. 7. The preservation of existing vegetation is encouraged. Valleylands 8. Where appropriate, provide opportunities for passive recreation along the Bowmanville Creek valleylands. 9. Provide naturalization planting and restoration to enhance urban ecology and function of valleyland features. Wetlands 10. Provincially Significant Wetlands are located in the Environmental Protection Area of the Secondary Plan. These areas shall be protected and access discouraged. 11. Where limited pedestrian access is permitted provide trails only where there is no long term impact to the existing vegetation and wildlife communities. Opportunities for walking trails along the natural heritage system. Where appropriate, trails to woodlots should be connected to the public sidewalk. Bowmanville Creek Valley. 26 Page 262 Woodlands 12. Preserve and expand existing tree cover to connect and buffer protected woodlands and other natural areas and to mitigate heat island impacts. 13. Provide opportunities for naturalized plantings and landscape restoration to enhance and help to establish local ecological features. 14. Protect the water table and drainage patterns to ensure the long term sustainability of existing woodlots within development areas. 15. Discourage direct access from private properties backing onto woodlands. 16. Limit pedestrian access through trails and provide only where there is no long term impact to the existing vegetation and wildlife communities. 17. Discourage lighting to protect ecological features and functions of the woodland natural setting. Street tree canopy contributes to the urban forest. Urban Forest Trees provide ecological services that benefit human and environmental health, such as reducing the heat island effect, sequestering greenhouse gases, providing shade in the summer, separating pedestrians from vehicular traffic, and contributing to more appealing sidewalks and streets. 18. Provide robust species selection to anticipate climate change conditions and operational constraints. 19. Provide street trees on both sides of the road in the public right-of-way. 20. Encourage a diversity of tree species along each road that are non-invasive, drought and salt tolerant, and low maintenance. 21. A double rows of trees may be used in key areas, such as adjacent to parks and where a wider boulevard exists. 22. Encourage the delivery of alternative planting strategies along high -pedestrian areas such as Silva -cells, sufficient soil medium, continuous planting trenches, etc., to sustain long-term growth and healthier tree life. BROOKHILL NEIGHBOURHOOD SECONDAP666Ac3 SUSTAINABLE URBAN DESIGN GUIDELINES 27 2.6.2 Parks and Open Spaces An open space network that is connected to the natural environment, and throughout the community, and provides for a variety of open spaces, parks, and recreation facilities creates opportunities for improved public health. Convenient access to these amenities encourages residents to walk and cycle, in addition to providing places for gathering, socializing, and active and passive recreation. 2.6.2.1 General 1. Incorporate Crime Prevention through Environmental Design (CPTED) principles into the design of parks to ensure clear views into and out of surrounding areas, including: • adequate lighting; • front buildings overlooking public spaces, especially playgrounds which should be highly visible to public streets and/or houses for informal surveillance; • clear signage that delineates permitted use • design for ease of access and egress; and, • mix of activity for constant use of the space. 2. New trees and landscaping within parks should be of a diverse, robust species selection, drought tolerant, contribute to the tree canopy objectives of the Municipality and Region, and where possible, salvaged from the site or the local area 3. Provide lighting to be Dark Sky/Nighttime Friendly compliant. 4. Incorporate LED lighting or solar powered lighting for natural trails, park pathways and other public spaces to reduce electric energy supply in the public realm. 5. Consider public art as focal points in open spaces to reflect the cultural heritage of the location. Public art can include memorials, sculpture, water features, or individual installations at visually prominent sites. Pathways encourage safe and efficient pedestrian circulation. Houses overlooking a playground provide a sense of security. Public Art serves as a defining feature for a public park. 28 Page 264 2.6.2.2 Neighbourhood Parks The Neighbourhood Parks are located on the major road network and adjacent to the Natural Heritage System to support active transportation and connections to a community trail system. 1 2. 9 Neighbourhood parks shall be centrally located and within 400 to 800 metre radius (5 to 10 minute walking distance) of all residential uses within the neighbourhood it is serving This encourages daily physical activity and creates a central focus and gathering space for the neighbourhoods. Neighbourhood Parks should be sufficient in size (1.5 to 3.0 hectares) and configuration to accommodate a variety of active and passive recreational activities. Neighbourhood Parks should have significant frontage on a Local and/or Collector Road, with a minimum 60 metres of continuous frontage. 4. Pedestrian access to parks should be clearly defined with landscape or architectural elements to ensure an appealing park presence. 5. Locate Neighbourhood Parks adjacent to school sites, where appropriate, to allow for shared amenities, such as parking lots and recreational play fields. Construct playfields using innovative and appropriate durable turf treatments to minimize maintenance and extend the life of the playfield. 6. Provide on -street parking adjacent to the park as it creates a barrier edge. Parking can be either lay-by parking or on -street, depending on the scale of the park and the nature of the streetscape, local versus collector road. 7. Bicycle parking should be provided. Bike racks should be accessible and conveniently located adjacent to play areas and park entrances, with hard surfaces under the bike rack. Residential fronting onto the neighbourhood park, with areas for seating and shade. BROOKHILL NEIGHBOURHOOD SECONDAP666A 5 SUSTAINABLE URBAN DESIGN GUIDELINES 29 2.6.2.3 Parkettes A Parkette is a smaller component of the public open space system that is typically soft surfaced and serves the immediate adjacent population. 1 E 0 Parkettes are smaller parks that vary in size from 0.5 to 1.0 hectare and are accessible within a 400 metre radius (5 minute walking distance). These parks occupy smaller park blocks in residential areas and provide space for gathering and passive recreation. Locate parkettes to achieve significant public exposure and access. Urban design options include surrounding the park with streets or fronting dwellings directly onto the parkette to create visually attractive edges to these spaces and eyes -on the park. Parkettes should be designed with 50 percent public frontage but may be less where other design alternatives achieve public view and access. Public frontage can be a public road, a school, or natural heritage features. 4. Pathways should be provided which encourage safe and efficient pedestrian circulation. 5. Parkettes should provide areas of seating and shade. Parkettes provide areas of shade and seating. 2.6.2.4 Privately Owned Publicly -Accessible Spaces Privately Owned Publicly -accessible Spaces are intended to enhance the public realm by providing defined spaces for social interaction. They can include public squares, plazas, courtyards, walkways, passages, atriums, arcades, and park- like spaces. 1. Privately Owned Publicly -accessible Spaces shall have highly visible entries and be located within Local Corridors, particularly at Prominent Intersections and gateways. 2. They should be sited adjacent to key pedestrian connections and destinations to reinforce their role as community focal points, complementing the public realm of the Local Corridor. 3. They shall ensure a visually pleasing streetscape and contribute to the public realm through high - quality architectural and landscape design that creates a good quality integration with adjacent built form. Privately owned publicly -accessible spaces provide opportunities for cultural events, farmers' markets, and smaller -scale outdoor events. 30 Page 266 2.6.2.5 Urban Agriculture Urban agriculture provides the opportunity for an alternative use of green space and as a transition in land uses such as community gardens and traditional farm areas at community peripheries. 1 2. Promote initiatives such as sustainable food production practices as a component of a new development. Development plans and building designs shall incorporate opportunities for local food production through: • Community gardens; • Edible landscapes; • Small scale food processing (i.e., community kitchens, food co-ops, community food centres); • Food -related home occupations/industries; • Small and medium scaled food retailers; and • Local market space (i.e., a farmer's market). Support urban agriculture as part of the neighbourhood's character and open space system, while also providing a transitional use between the natural and built environments. Measures to protect natural features must be considered. Urban agriculture supports sustainable local food production. 2.6.2.6 Gateways 1. Gateways should be designed to identify the intersection as an entry point into the community. 2. Gateway features, such as community signage, low walls, fencing or enhanced landscape treatment, shall be incorporated in the design of entry road intersections and shall be coordinated in design and materials with adjacent structures. 3. Primary roads into the community should include a planted centre median and other design features to signify their importance. 4. Intersections should have distinctive surface treatment for pedestrian crossings, including wider sidewalks and connections to bus shelters. Streetscape features to enhance a gateway entrance. BROOKHILL NEIGHBOURHOOD SECONDAP666A 7 SUSTAINABLE URBAN DESIGN GUIDELINES 31 2.6.2.7 Views and Vistas Enhancing the views of important community elements for residents can assist in the creation of a sense of place. The best way to achieve those views is through the orientation of streets and buildings. Streets shall be oriented to maximize views to the NHS and the Bowmanville Creek Valley. These views are an opportunity to reinforce these elements as landmark features. 1. Existing natural features should form the basis for directing views. 2. Streets should be oriented to reinforce vistas and views to natural features and open spaces. 3. Significant views are to be protected through the location and configuration of open space opportunities and made available to the public. 4. Where possible, community buildings such as schools, churches, and community facilities should be sited as view terminations. 2.6.2.8 Stormwater Management Facilities Stormwater management facilities should be developed in a manner that will yield the greatest environmental and amenity benefit to the neighbourhood, which can be achieved through first reducing stormwater run-off and flow to the ponds, and secondly, through the design and landscaping of the pond. Stormwater management facilities will be provided in accordance with Chapter 20 of the Official Plan and the Municipality's Engineering Design Guidelines and Standards Drawings Section 500, Stormwater Management Planting Guidelines. 1. Encourage innovative stormwater management design by incorporating stormwater management ponds as part of the open space system, integrated as a community amenity. 2. Enhance views and access to ponds by designing a portion of the pond to be bounded by either streets and/or open space. 5. Buildings that terminate views should be 3. Pond Design and Landscaping: designed as special landmark buildings. a. Ponds are located offline and may contribute to buffering environmental features; b. Ponds are landscaped to contribute to the urban tree canopy, add to the natural features of the community, and support wildlife habitat. c. Ponds are designed as key focal/visual features within the community in addition to functional objectives related to flow moderation and water quality; and d. Ponds are designed as part of the overall pedestrian and trail system with view points and interpretive signage. Public walking/ cycling trails encircle ponds and extend along stormwater channels. Natural heritage features should be located at the terminus of view corridors. 32 Page 268 Ponds should blend with the natural landscape. Permeable pavers to support on -site stormwater infiltration. Ponds incorporated as an amenity with trails and lookouts. 4. Design stormwater management facilities to blend with the natural landscape. Where feasible, conceal inlet and outlet structures using a combination of planting, grading, and natural stone. 5. Consider on -site treatment of stormwater through the use of green infrastructure such as bioswales, at source infiltration, and permeable pavement. 6. Fencing of ponds is discouraged, except where necessary along rear or flankage residential property lines. 7. Landscape components such as look -outs, seating areas, fountains, and gazebos should be coordinated to complement the overall character of the pond. BROOKHILL NEIGHBOURHOOD SECONDAP616Ac9 SUSTAINABLE URBAN DESIGN GUIDELINES 33 2.7 Active Transportation 2.7.1 Pedestrian and Cycling System Encourage active transportation as alternative modes of transportation, while supporting physical activity through the provision of a linked system of walking and cycling trails that ensure residents have increased access and mobility options to local destinations for work and play. Implement a network of continuous and varied active transportation facilities - inter -connected pedestrian and cycling routes and trails, walkways, sidewalks, bicycle lanes - that link the community with surrounding neighbourhoods, are integrated with existing and future public transit infrastructure and connected to regional/ local sidewalk and open space systems. 2. Encourage safe routes to schools by providing a network of connected local streets with inherent traffic calming measures (such as reduced lane widths, raised intersections, slower vehicle speeds, on -street parking, crosswalks) to ensure safe use by young pedestrians and cyclists. 3. Accommodate a cycling network that includes cycle tracks, bike lanes and off -road cycling or multi -use trails. Connect the cycling network to existing bike lanes and trails and follow the standards of the Transportation Master Plan. 4. The multi -use trail along Bowmanville Avenue and the cycle track on Type B Arterials, should be 3.0 to 4.0 metres in width to accommodate two directional travel. 5. Design shared off-street pedestrian and bicycle paths for the requirements of the route. Provide for a continuous, linked, legible, and clearly marked system of trails throughout the community, as part of the open space network with the separation of cyclists and pedestrians. Pedestrian walkways through parks. Bicycle parking should be provided at transit stops. Clearly marked cycling lanes. 34 Page 270 Trails designed to accommodate a range of users. Wayfinding signage at trail heads. Trails designed using permeable materials. 6. Shared cycling infrastructure with vehicular traffic shall provide clear signage and markings. On Collector Roads, the bicycle lane may be painted a different colour to distinguish it from vehicular use. 7. Wherever possible, pedestrian and cycling routes should travel to or from transit stops and GO Transit. 8. Design trails to accommodate a range of users and abilities and be barrier -free, where appropriate. Curb -cuts must be provided to improve access at road crossings. The design and construction of trails shall comply with AODA standards. 9. Trails should be a minimum width of 2.0 metres to provide barrier -free access. Where trails are for multiple users, trails should be sized appropriately. 10 Trails for multiple users shall provide clear signage to indicate shared or dedicated uses. 11. Provide wayfinding signage and/or trail markers throughout the trail network. 12. Design trails to minimize and mitigate impacts on natural heritage features and locate within the edge of the vegetation protection zone (VPZ), where they are permitted. Consider the use of permeable materials for trail construction in areas where sufficient drainage exists. 13. Specifically focus lighting on primary trails at neighbourhood connections. Lighting is not acceptable in natural heritage features. 14. Use native, non-invasive species that can contribute to the urban tree canopy along trails abutting natural features and coordinate planting design to shade trails. BROOKHILL NEIGHBOURHOOD SECOND/P666A2yj SUSTAINABLE URBAN DESIGN GUIDELINES 35 Page 272 3. THE PRIVATE REALM Single detached dwelling unit. Four storey apartment building with an articulated facade. Townhouse units fronting onto a pedestrian walkway. The private realm within the Brookhill Neighbourhood is comprised of the built form development blocks and their relationship to open spaces and roads with respect to their location. The residential, institutional, and commercial/mixed-use buildings within a community contribute to its character and can assist in further defining and complementing the public realm. Development of the private realm and built form shall be based upon principles of compact form, place -making, and design excellence. Place -making Place -making involves a multi -faceted approach to the planning, design, and management of private development including streetscapes. Place - making is the recognition and enhancement of a community's unique aspects/assets. Recognizing the unique aspects of a neighbourhood requires an understanding of its existing attributes and how they contribute to creating a recognizable and defined character. They assist in understanding the physical make-up of an area and help to identify what sets an area apart from its surrounding context. These attributes are collectively experienced from the viewpoint of the public street. Design Excellence Good urban design practices and sustainability guidelines will promote excellence in the design of the private realm. While the specifics of each development proposal may vary, the overall objectives will remain the same throughout the Brookhill Neighbourhood. The objectives will include: • creating distinctive and appealing streetscapes through attention to building design and detailing; • ensuring appropriate massing, materials, and building siting; • design compatibility; • identifying design requirements for specific priority lots having highly visible elevations; and • supporting a pedestrian friendly streetscape. This section of the document provides general guidance for the design of built form and how it should address the streetscape and open space in the private realm. BROOKHILL NEIGHBOURHOOD SECONDAP666Ac3 SUSTAINABLE URBAN DESIGN GUIDELINES 37 3.1 Low -Rise Buildings Low-rise buildings will comprise the majority of new development in the Brookhill Neighbourhood. Low- rise building typologies include single- and semi- detached dwellings, townhouses, live -work units, stacked townhouses, back-to-back townhouses, and low-rise apartment buildings. Generally, with some exception noted in the Guidelines, low-rise buildings are not to exceed 4 storeys. 3.1.1 General Guidelines 1. New residential blocks shall contain a mix of unit types with a variety of elevations to ensure a diversity of housing types and to avoid a homogeneous streetscape. 2. Lots should be generally simple and rectilinear however, variations are permitted if deemed necessary based on environmental features, topography, property boundaries, or other limiting features. 3. All low-rise buildings shall demonstrate design excellence and compatibility with the surrounding context. Architectural detailing, landscape treatments, colour, and building materials shall be representative of the highest quality possible. 4. The height difference between adjacent low- rise buildings on the same block should not vary by more than 1 storey to maintain a consistent street wall. 5. Appropriate transitions in terms of height and massing should occur between buildings of different densities, particularly if they belong in the same block. 6. Garages and driveways should be located on the local road, off arterial or collector roads. 7. Air conditioning units, utility metres, and similar features should not be visible from the public realm and/or well integrated, recessed, and screened. Single detached dwelling with front porch and side garage. Example of a semi-detached dwelling. Front drive townhouses with paired driveways. 38 Page 274 3.1.2 Low -Rise Building Typologies 3.1.2.1 Single Detached and Semi Detached Dwellings Single- and semi-detached dwellings are permitted throughout the community on lands designated Low Density Residential. 1. Dwellings should be designed to frame the street edge with a consistent setback, and have front doors, windows, and entry features facing the road to create a consistent street wall. 8. 2. The front elevation of the dwelling should be designed so that its front entrance design and architectural elements reduce the visual dominance of the garage and the front drive. 3. Porches, stairs, canopies, and other entrance features are encouraged to give prominence to the front entrance. 4. Garages shall not protrude beyond the main front wall of the dwelling unit. Garages shall be set behind or flush with the main building face or accessed from a rear lane. 5. In addition to the above, the following apply to semi-detached dwellings: a. Both halves of the building should be compatible in terms of design expression. Symmetrical building elevations are encouraged. Asymmetrical elevations may be permitted providing it is complementary and harmonious to the overall dwelling; and b. The two units should be fully attached above grade. b. The architectural design is consistent or complementary to the principal dwelling, including architectural treatment, materials and proportions of architectural details; c. There is only one door per facade facing the street; and d. They shall comply with the policies and standards of the Official Plan and Zoning By- law. One additional accessory apartment may be permitted in a detached accessory building with access to a Rear Lane, subject to the following: a. They are encouraged to be on the second storey of a detached garage; b. The architectural design is consistent or complementary to the principal dwelling, including architectural treatment, materials and proportions of architectural details; and c. They shall comply with the policies and standards of the Official Plan and Zoning By- law. 3.1.2.2 Townhouses Townhouses are permitted on lands designated as Low Density Residential, Medium Density Residential, Medium Density Local Corridor, Village Corridor, and Neighbourhood Centre. 1. The siting, massing, and fagade design of townhouse units shall be coordinated on a block -by -block basis. 2. The elevation of the townhouse block shall be articulated in a manner that provides variation between units and reinforces common characteristics that visually unites the block. 6. Semi-detached dwellings with front facing garages and driveways should have the garages 3. paired to maximize the extent of continuous green planting area. 7. Accessory apartments are permitted within single -detached dwellings, semi-detached dwellings, and townhouses subject to the following: a. They are located within the dwelling; Variety in the design of roofs through the use of traditional gables and dormers, or more contemporary designs that include cantilevers and parapet details, is required to break up the massing of units within a block. However, the main roof should appear as one roof where possible and reflect the architectural style of the unit block. BROOKHILL NEIGHBOURHOOD SECOND/P666A Y5 SUSTAINABLE URBAN DESIGN GUIDELINES 39 4. .01 CQ 7 Blocks of attached townhouse units shall be oriented to the street with integrated front garages accessed from the street. For rear lane townhouses an attached or detached garage will be located at the rear of the block and accessed from a lane. The main front entry should be oriented to the front lot line for interior units, while the entry of the corner unit is encouraged to be oriented to the exterior lot line. The massing and built form of townhouse units adjacent to single and semi-detached dwellings shall be broken down with architectural elements to promote visual integration. Front garages shall not exceed 50% of the width of the unit and should be paired to allow for more substantial front yard green space. Garages shall not protrude beyond the main front wall of the dwelling unit. Rear lane townhouse dwelling units with articulated frontages. 8. Rows of street townhouses should be limited to a maximum of 6 units. The length of the townhouse blocks should not exceed 50.0 metres, unless it is essential to the architectural style of the townhouse block. 9. Rear lane townhouses are ideally suited along Arterial and Collector Roads where driveway access is prohibited and a continuous enhanced streetscape is a priority. 10 Rear lane accessed garages shall be complementary in design and building material with the principal dwelling. 11. Mid -block pedestrian connections should be provided at regular intervals between townhouse blocks in the interior of neighbourhoods. 12. Utility meters shall be screened from public view and integrated into the design of the units through the use of wall recesses, enclosures, or insetting within the building walls. Rear lane units shall locate utility meters at the rear lot line. 40 Page 276 !, Corner unit with an upgraded elevation. Live -work unit with mid -block pedestrian connection. Stacked townhouses. Live -Work Units Live -work units introduce a flexible built form use that allows for the unit to be used fully as a residence or a residence above with retail, commercial, or office uses at grade. Live -work units area ideally suited for the mixed -use context in the Village Corridor. 1. Live -work building designs should support pedestrian activity through minimal front yard setbacks, pedestrian weather protection, such as canopies and enlarged clear glazed windows, and pedestrian -scaled detailing for commercial space. 2. On -street parking shall be provided as lay-by parking with resident parking provided at the rear of the building and accessed from a lane or a private road. 3. Live -work units shall have continuous and consistent architectural details and materials for the entirety of the block. 4. Mechanical equipment including air conditioning units and utility meters shall be screened and/or located away from public view. 3.1.2.3 Stacked Townhouses, Back-to-back Townhouses and Low -Rise Apartment Buildings Stacked townhouses, back-to-back townhouses, and low-rise apartment buildings are permitted on lands designated as Medium Density, Medium Density Local Corridor, and Village Corridor. The heights shall be a minimum of 3 storeys to a maximum of 4 storeys. 1. Stacked town houses, back-to-back town houses, and low-rise apartments should be sited close to the street edge to establish a strong relationship to the street and provide a consistent street wall. 2. The siting and massing of the buildings should be compatible and harmonious with that of adjacent developments. Buildings shall be compatible and sensitively integrated with the surrounding residential uses in terms of building mass, height, setbacks, orientation, privacy, landscaping, and visual impact. BROOKHILL NEIGHBOURHOOD SECONDAP666A Y7 SUSTAINABLE URBAN DESIGN GUIDELINES 41 3. Primary building entrances should be located and oriented to public roads and designed to be visible and accessible to the public. 4. All units should be provided with private amenity space in the form of a balcony for the upper - level units, or an at -grade or sunken courtyard for the lower -level units. 5. Pedestrian walkways, including mid -block pedestrian connections, should provide safe, direct access between dwelling entrances, the public street, parking areas and amenity areas. 6. Parking shall be located below grade, where possible. Visitor parking, loading, and service areas shall be located in areas of low public visibility at the side or rear of buildings. 7. Where it is only possible to provide parking at grade, it shall be accessed from a rear lane and screened from street view through the use of landscaping and features such as wrought -iron/ metal fencing with masonry pillars or a similar combination that is consistent with the building's architectural style. 8. Rooftop mechanical equipment shall be screened from public view and integrated into the design of the building with materials and/or colours that are consistent or complementary to the building. 9. Garbage and recycling storage shall be located within the building envelope and screened from public view and located away from the public realm. Low-rise apartment that addresses the street. Low-rise building with balconies and entrances along the street. Low-rise apartment with articulated facade and variety of materials. 42 Page 278 Garages should not dominate the facade. Front garages flush with the front facade. Attached garage setback from the main building face. 3.1.3 Garages and Driveways The design of garages can have a major impact on the visual character of the individual dwelling and the collective streetscape. A cohesive streetscape where attached garages compliment instead of dominate the streetscape is intended. 3.1.3.1 Front Garages In order to minimize the presence of the garage, the following guidelines shall be applied for attached and detached garage buildings accessed from the front: 1. Garages must be a natural extension of the design, massing, and materials of the main dwelling. 2. Garages should be set behind or flush with the main building face and shall not project beyond the main wall of the dwelling. Garage doors facing a public road, should be setback a distance of 6.0 metres from the road right-of- way. 3. For an attached garage accessed from the front and located at the back of the lot, the garage should be setback a minimum of 6.0 metres from the main wall of the dwelling. 4. Detached garages are permitted in the rear yard and interior side yard only. 5. A variety of garage door configurations and styles should be provided. 6. Tandem garage designs are encouraged to help minimize the impact of garage width on the elevation and the streetscape. 7. Garages for townhouses are encouraged to be located at the rear and accessed from Rear Lanes. Where front -yard garages are used they shall be recessed at least 1 metre from the front wall of the main building face or the front of the porch. BROOKHILL NEIGHBOURHOOD SECONDAP666Mc yq SUSTAINABLE URBAN DESIGN GUIDELINES 43 3.1.3.2 Lane -Accessed Garages Garages that are accessed from a laneway can either be detached or attached to the main dwelling at the rear. Attached garages can either be set into the house with access at the rear, or they can be attached to the main dwelling through a breezeway which forms a side courtyard for amenity space. 1. The architectural design, massing, detailing, materials, and colours of garages should compliment and reflect the principal dwelling. A variety of garage heights and roof slopes is encouraged. 2. Garages should be sited to allow for access and drainage from the rear yard of the unit to the rear lane plus opportunities for landscaping along rear lanes. 3. Both parking pads and garages shall be set back from the lot line separating the rear yard from the rear lane. 4. Parking pads should be screened from the rear by a fence and/or landscaping. 5. Where possible, garages should be paired to allow for an increased rear yard or an outdoor parking pad to accommodate resident parking. 6. Garages fronting onto rear lanes should be carefully arranged in groupings to encourage an attractive visual environment. The maximum number of attached garages should be four. 7. A house number is to be identified on both, the garage elevation facing a lane or the main entrance elevation facing a public street or park. 8. Landscaping and fencing along or adjacent to rear lanes should be coordinated and finished with materials, colours and vegetation compatible with the principal dwelling. 3.1.3.3 Driveways 1. Driveway widths should generally be no larger than the interior width of the garage. 2. Driveways are encouraged to be paved with light-coloured or permeable material to reduce stormwater run-off and reduce heat island effect. 3. Driveways should be located as far as possible from parks, open space features, public walkways, schools, and intersections. 4. Driveways should be designed to reduce the amount of asphalt on front yards and enhance the visibility of the street. Lane based garages in groups of three. Light coloured materials reduce heat island effect. 44 Page 280 3.1.4 Priority Lots Priority Lots are those that have high public exposure, such as corner lots, or lots located adjacent to public open space. Priority Lots occur where two streets intersect or where lots are sited next to community amenity spaces and are open to views. Priority lots are those which are situated in prominent locations and are highly visible from the public realm. Priority lots include: • Gateway lots; • Corner lots; • Lots which terminate at "T" intersections; and • Lots facing, adjacent to, or backing onto parks, open spaces, and pedestrian links. 3.1.4.1 Gateway Lots Gateway corner lots are typically located at the entry to the community from adjacent areas. Dwellings on these lots should be designed with the following principles in mind: 1. Gateway dwellings should be given special consideration in architectural design, massing, orientation, siting, and materials and shall be of high architectural quality. 2. Entry elements and porches are encouraged to produce interest in the fagade, as well as to help define the entrance to the neighbourhood. 3. Pairing of similar model units on lots directly opposite each other to establish and enhance a gateway condition is encouraged. 4. Provide landscape and landscape features to accentuate gateways and coordinate throughout the community. 3.1.4.2 Corner Lots 1. Side and rear elevations visible from the street should have windows, materials, and other architectural treatments equal in quality to the front elevation of the house. 2. Corner windows and wrap -around porches should be included to emphasize a corner location. Where possible, the entry door should be located on the exterior side elevation of the house with direct access to the sidewalk. 3. Locate main entry features on the flankage elevation where possible. o i i li i i v i i n i i i AA_1 i Street'U Dwellings located at the intersection of two streets shall address both streets. Example of corner lot condition. BROOKHILL NEIGHBOURHOOD SECONDAP666M%1 SUSTAINABLE URBAN DESIGN GUIDELINES 45 3.1.4.3 T-Intersections T-intersections occur when one road terminates at right angles to another. Consideration should be given to homes at the top of the T-intersection and the last two lots on either side of the road that terminates at the intersection. 1. Architecture on lots at the end of T-intersections should have fagade designs that utilize elements such as coordinated fenestration, masonry detailing, and entry elements. 2. Pairing of side yards is encouraged to form a landscaped area at the terminus of the T- Intersection. Dwellings located at the T-intersection shall be considered a group. Unit at the end of a T- intersection. 3. Buildings sited at the end of the view corridor should be designed with architectural elements that address these views. 3.1.4.4 Lots Adjacent to Parks and Open Spaces 1. Front, side, and rear elevations exposed to public spaces such as neighbourhood parks and parkettes, should be highly articulated. A combination of fenestration, bay windows, material changes, and dormers may be used. 2. Side and rear elevations should adopt a similar design and use materials that are consistent with those used on front elevations. Architectural detailing, such as corbelling should continue from front to side elevations, where visible to the public. 3. For units flanking onto parks and open spaces, a highly articulated side fagade is encouraged. Side main entrances are an alternate means to achieve this. 4. The location of porches, windows, and entry doors for units surrounding parks and parkettes should maximize opportunities for overview and safety. A porch flanking a park creates "eyes on the park". 46 Page 282 Example of mixed -use buildings. Mixed -use buildings with frontage along the street. Example of a 6 storey apartment. 3.2 Mid -Rise Buildings Mid -rise buildings are primarily located along Bowmanville Avenue and Longworth Avenue, east of Green Road. They will provide a high degree of architectural character that is suitable for their location along a Local Corridor and at a Prominent Intersection. Mid -rise building typologies include mixed -use and apartment buildings. As noted in the Secondary Plan, mid -rise buildings have heights between 4 to 6 storeys. Mid -rise buildings are permitted on lands designated as Village Corridor, Neighbourhood Centre, and Medium Density Local Corridor. 3.2.1 General Guidelines 1. The greatest heights and massing should be concentrated along the frontage of the Local Corridor. 2. The scale of mid -rise buildings shall be compatible and sensitively integrated with surrounding residential uses in terms of building mass, height, setbacks, orientation, privacy, landscaping, shadow casting, accessibility, and visual impact. 3. To demonstrate mitigation of potential shadow or wind impacts on existing or proposed pedestrian routes, public spaces, and adjacent development technical studies may be required including a wind study and/or sun/shadow study. Analysis may also be required to address applicable angular plane guidance. 4. Development transition requirements may be met using a combination of the following: a. Separate buildings from lower density buildings with a Local Road; b. Locate less dense and lower scale buildings in locations adjacent to lower density designations; c. Require a minimum 7.5 metre rear yard setback where mid -rise development abuts low density residential properties; BROOKHILL NEIGHBOURHOOD SECONDAP666M%3 SUSTAINABLE URBAN DESIGN GUIDELINES 47 5. N d. Mitigate the actual and perceived massing impacts of a mid -rise building by breaking up the mass horizontally and vertically, through the creative incorporation of changes in materials, balcony and floor plate design, architectural features, and unit/amenity locations; e. Provide rear and side stepbacks for upper storeys to provide contextually appropriate transitions from the mid -rise buildings to the surrounding low density neighbourhoods; and f. Provide of high quality landscape treatment such as decorative fencing, trees, shrubs, grassed areas and berming. Angular planes can be used as a tool to evaluate the massing and height transitions of proposed developments to ensure appropriate transition to adjacent low-rise residential areas. Apply a minimum 45 degree rear yard angular plane measured from the abutting property line where a building transitions to adjacent low-rise residential areas. New development will be compatible with adjacent and neighbouring development by ensuring that the siting and massing of new buildings does not result in undue adverse impacts on adjacent properties particularly in regard to adequate privacy conditions for residential buildings and their outdoor amenity areas. Paired corner buildings as a gateway feature. 7. Use prominent built form to address gateway locations within the community. At the Prominent Intersection, create `paired' corner buildings on either side of a street to emphasize a sense of entry. 8. Primary building entrances should be located and oriented to public roads, and designed to be visible and accessible to the public. 3.2.2 Mid -Rise Building Typologies 3.2.2.1 Mixed -Use Buildings and Apartments 1. Mixed -use buildings may include commercial and office uses at grade and multi -unit residential above or behind. Ground floors shall be designed to be appealing to pedestrians and include uses that are more active in terms of pedestrian traffic, such as commercial/retail, personal service, and restaurant type uses on the ground floor. 2. Grade level retail frontages shall be broken down in scale to provide a finer grained frontage onto Longworth Avenue. Reflective mirror glass shall not be used for windows at grade. 3. Retail and service commercial uses should be provided on the ground floors of buildings to bring animation to the street and encourage pedestrian activity. Such uses should have a minimum 4.5 metre floor -to -ceiling height. 4 and 6 storey apartment buildings. 48 Page 284 4. 1.1 130 7 .11 Residential entrances shall be clearly distinguished from the commercial entrances through building design and can be located at the front or side of the building. Apartments should have a clearly articulated base, middle, and top, through the use of horizontal or vertical extrusions, projections, or changes in material. Ensure the height of the base (podium) matches existing adjacent structures and is a minimum of 2 storeys to reinforce the pedestrian scale of the streetscape. Where a podium form is not established, the building should achieve a minimum base or podium height of 3 storeys and maximum building height of 6 storeys to maintain a human scale. Where buildings are taller than 4 storeys the upper floors shall be setback a minimum of 1.0 metre from the front wall of the base building. Taller buildings, such as 6 storeys, may have more than 1.0 metre setback to maintain a consistent street wall height. 9. Balconies on all storeys above grade are encouraged. SETBACK Mid -rise building elements. 10. All major rooftop mechanical structures orfixtures including satellite dishes and communications antenna shall be suitably screened and integrated with the building, where feasible. Parapets may be utilized to accommodate such screening. 11. Air conditioning units, utility metres, and similar features should not be visible from the public realm and/or well integrated, recessed, and screened. 12. Servicing, loading, and parking access shall be from a rear lane or private road. 13. Parking is encouraged to be underground, particularly for developments within the Local Corridor. Where deemed not practical, structured parking is next preferred, followed by surface parking. 14. Where it is only possible to provide parking at grade, it shall be screened from street view through the use of landscaping, including features such as wrought-iron/metal fencing with masonry pillars and landscaping or a similar combination that is consistent with the building's architectural style. 15. Bicycle parking and storage should be provided for apartment buildings. It Highly articulated design through use of materials and balconies. BROOKHILL NEIGHBOURHOOD SECONDAP666AcN5 SUSTAINABLE URBAN DESIGN GUIDELINES 49 16. Locate garbage and recycling, and loading and service areas away and fully screened from public view. These facilities should be located in the rear or side yards and away from residential uses, major roads and open space areas. Where possible, integrate these functions within buildings. 3.3 Commercial Buildings In the Brookhill Neighbourhood stand alone commercial buildings are directed to the Neighbourhood Centre. The Neighbourhood Centre is located at the intersection of Bowmanville Avenue and Longworth Avenue. 3.3.2 Commercial Buildings 1. Commercial buildings located in the Neighbourhood Centre will serve an important role of defining the entry to and initial impression of the community. Buildings at the Prominent Intersection will: Section 10.5 of the Official Plan sets out the out the criteria for development within the Neighbourhood Centre. In addition tothe design criteria, development 2 should follow the design guidelines of this section. 3.3.1 General Guidelines 1 F, 3. Q The siting and massing of buildings should provide a consistent relationship, continuity, and enclosure to adjacent public roads. Where located at a corner, buildings shall be designed to address both street frontages and be massed towards the corner location for visual interest and to anchor the building. Primary entrances to buildings should be clearly visible and located on a public road or onto public open spaces in order to support public transit and for reasons of public safety and convenience. Secondary doors, such as those that face the parking area, emergency exits, or service doors should be designed to blend in with the building fagade. Access from sidewalks and public open space areas to primary building entrances should be convenient and direct, with minimum changes in grade. a. Include distinctive building designs which include articulated built form, massing features and added building height at corners that address the gateway; b. Incorporate decorative planting and/or hardscape features that complement the building design and materials; and c. Include decorative paving at the corners and to define direct connections to building main entrances. Signage should provide a high level of clarity, visibility and visual interest, and shall complement the architecture of the building(s) in its scale, materials, consistency, and design. 3. Entrances to buildings should be emphasized through any combination of material changes, maximized height, canopies, or wall articulation. 4. Clear glazing should be maximized on all building elevations, in particular on building elevations facing the street. Street frontages and elevations facing parking areas shall include clear glazing and/or landscaped walls with coniferous landscaping material to provide a comfortable and safe pedestrian experience. 5. Non -street facing building fagades exposed to public view or facing parking areas shall provide visual interest through the provision of windows, wall articulation, architectural detailing, and/or landscaped walls with coniferous landscaping material, similar to the main building fagade. 6. Rooftop mechanical equipment shall be integrated into the roof design and screened from public view. 50 Page 286 Example of a commercial building. Parking lot with smaller courts, plantings, and decorative paving. Landscaped island with a bioswale to filter run-off. 7. Servicing and loading areas shall be discreetly located and be screened from public view through architectural design, low walls, and landscaping features. 8. Waste facilities within an external structure shall be consistent in design, colour, and materials to that of the main dwelling and shall not be located in a prominent location. 9. Design outdoor waste storage containers to be consistent with the architectural design of the building. 3.3.3 Surface Parking Lots 1. Entrances to parking areas shall be from internal Collector or Local Roads and not from Bowmanville Avenue, unless approved by the Region, Ministry of Transportation of Ontario, and the Municipality. 2. Parking in structures is preferred, where possible. Where at -grade parking is provided it shall be to the side or rear of the building and should not occupy more than 50% of any street frontage. 3. Surface parking lots should be screened from view from roads, open spaces, and adjacent residential areas with low fencing, architectural features, landscaping and/or other mitigating design measures, such as lowered parking surfaces with landscaped buffers. 4. Where parking lots abut a road right-of-way, a landscaped area of at least 2.5 metres wide should be provided and include trees planted at intervals of 6.0 to 12.0 metres depending on the canopy size of the trees. 5. Large parking areas should be broken down into smaller courts of parking and include pedestrian routes defined through planted raised islands, decorative unit paving, and traffic bollards. BROOKHILL NEIGHBOURHOOD SECONDAP666A 7 SUSTAINABLE URBAN DESIGN GUIDELINES 51 6. Raised medians that are generally 4.5 metres wide, consisting of a 1.5 metre wide paved walkway with a 3.0 metre tree planted landscaped area on one side, shall define the walkway to a building's entrance from the parking areas. 7. Light standards in parking lots should relate to the pedestrian and be limited to a height of 6.0 metres to meet minimum safety standards. 4. The site should be well landscaped and visible at the pedestrian level, in recognition of the prominent location. 5. The front door of all Public/Institutional buildings should be connected with a walkway to the sidewalk and should have direct access to transit stops. 6. Vehicular parking should be located at the side 8. Permeable paving material should be used to or rear of the building. Parking for cyclists should reduce run-off volume and minimize on -site be located near building entrances and where infiltration pollutants. visual surveillance can be maximized. 9. Landscaped islands should be designed with 7. Drop-off areas should be provided for buses and bioswales and/or trees. The islands should cars in the public right-of-way where possible, be designed to provide for tree growth and but where located on site they should be at retention. the side of the building, and not in front of the building. 3.4 Public/ Institutional Buildings Public/Institutional uses form an important aspect of community identity. Buildings serving these uses act as important built landmarks in the community, including schools, recreation centres, places of worship, and fire stations. Careful attention must be paid to the design of these structures to ensure that they reflect the built quality and integrate with the scale of the surrounding neighbourhood. 1. Public/Institutional buildings should be sited prominently and where possible, should terminate views. Buildings should be sited to specifically differ from the surrounding urban fabric in order to emphasize their importance as landmarks. 2. Public/Institutional buildings should be located close to the road to reinforce the street wall and define intersections. 3. Public/Institutional buildings should be designed as special landmark buildings with high quality architectural design, materials, and finishes. 8. Rooftop mechanical equipment should be screened with materials that are complementary to the building or through parapet height where applicable. 9. All Public/Institutional buildings should contribute to the creation of compact neighbourhoods through multi-storey buildings. Multi-storey buildings maximize the site and services, minimize floor area, as well as contribute to an urban street condition through a building fagade proportion that contributes to a sense of enclosure at the street. Multi-storey buildings can accommodate accessory and, if applicable, complementary uses. 3.4.2 School Sites In addition to the General Guidelines, the following guidelines for elementary schools apply: 1. The land area required for school sites should be minimized in order to promote compact development and conserve land. School Boards are encouraged to build more compact facilities including three storey school buildings and locate the building close to the street. 52 Page 288 Bicycle parking is provided in close proximity to the front entrance of the building. The front entrance of the school is accentuated with architectural features and detailing, and is connected with a walkway. 2. Where possible, Elementary School sites should be located adjacent to a neighbourhood park so that playfields can be shared to promote compact development and minimize land area requirements. Appropriate and innovative engineered turf material should be explored to increase the durability of the playfields and minimize maintenance requirements. See also guidelines under 2.6.2.2.Neighbourhood Parks. 3. Shared parking lots for Elementary School sites with neighbourhood parks should be considered in order to reduce the number of parking requirements. The shared parking lot should be located and sited to facilitate easy and safe access, and to minimize the need for crossing required by students. 4. Schools sites that are located adjacent to the NHS should maximize the opportunity for using the NHS for passive open space uses such as trails and trail heads. 5. Schools should be designed to ensure safe pedestrian crossing and cycling practices. Whenever possible, students should be able to easily reach building entrances without crossing bus zones, parking entrances, and student drop- off areas. 6. School sites should be designed to provide for visitor parking and bus pickup and drop-off in bays in the adjacent Collector Road right of way. Parking is located to the rear of the building off the main road and the front entrance to the building is directly connected to the public sidewalk. BROOKHILL NEIGHBOURHOOD SECONDAP666M%9 SUSTAINABLE URBAN DESIGN GUIDELINES 53 3.4.3 Community Facilities To complement the General Guidelines the following additional guidelines apply to the development of Community Facilities: 1. Community Facilities should be located on Arterial or Collector roads in highly accessible areas to maximize accessibility by pedestrians, cyclists, and vehicles. 2. The joint use of parking areas with adjacent uses is encouraged in order to reduce land requirements and promote compact development. 3. The massing and scale of the building should be compatible with the character of adjacent development, especially within Low and Medium Density Areas through the use of similar setbacks, material selection, and the use of architectural elements. 4. Parking areas should be located within the rear yards or interior side yards. Landscape buffers along any property line shall be of sufficient depth and intensity to provide appropriate screening of the parking lot. 54 Page 290 4. GREEN INFRASTRUCTURE AND BUILDING Wind turbines on the roof of an office building. Solar canopies in surface parking lots. To maximize passive solar orientation the street and block alignment should be designed within 25-degrees of geographic east -west. While sustainability is an overarching objective throughout the Guideline, this section provides guidance on green infrastructure and building practices and helps achieve the broad sustainability principles of the Official Plan and the specific policies as set out in Secondary Plan. As part of the strategy to achieve a high level of sustainability in regards to the reduction of energy, water, and waste within the Brookhill Neighbourhood, the Green Infrastructure and Building Guidelines apply to both the private and public realm. 4.1 Energy Conservation Energy conservation in the Brookhill Neighbourhood will support the reduction of energy use and consider the inclusion of alternative and renewable energy sources. 1. Where feasible, provide alternative community energy systems such as district energy, geo- exchange, sewer heat recovery, and/or inter - seasonal thermal energy. 2. Consider reducing demand for energy from the grid and encourage renewable energy production. Renewable energy sources that could be employed may include the use of solar thermal and photovoltaic equipment, and/or wind power. Proposed alternative energy source(s) could be used in combination with energy from the grid. 3. Encourage passive solar orientation to permit enhanced energy efficiencies by creating optimum conditions for the use of passive and active solar strategies. The integration of passive building systems is enhanced with buildings oriented to maximize the potential for sunlight and natural ventilation. 4. Where feasible, implement street and block alignment within 25 degrees of geographic east - west to maximize passive solar orientation of buildings front and rear windows. BROOKHILL NEIGHBOURHOOD SECONDAP666Acj SUSTAINABLE URBAN DESIGN GUIDELINES 55 5. Consider constructing all low and medium density residential buildings to be Solar Ready. (built with all the necessary piping and equipment that would be needed to install a rooftop solar power system). 6. Consider the purchase of energy from renewable resources available from local utility/energy providers. 7. Reduce heat absorption through the use of cool roofs that are designed to reflect more sunlight and absorb less heat than a standard roof. Cool roofs can be made of a highly reflective type of paint, a sheet covering, or highly reflective tiles or shingles. Consider cool roofing material with a minimum initial solar reflectance of 0.65 and minimum thermal emittance of 0.90. 8. For a low sloped roof, typical of commercial and institutional buildings, the cool roof Solar Reflectance Index (SRI) value should be 0.64 and for steep sloped roofs, typical of residential, the SRI value should be 15. 9. Mitigate heat island impacts through the use of paving material with high solar reflectance, strategic use of deciduous trees or preserve existing trees as part of a free cooling strategy to help with evapotranspiration and shading of sidewalks and hard surface areas in summer and solar access in winter. 10. Charging stations that would supply electricity for electric vehicles are encouraged in Draft Plans/ Site Plans. Charging stations could be provided in parking areas of mixed -uses, institutional uses, or within underground garages for multi- storey residential buildings. 11. Grade related residential unit driveways are encouraged to be paved with light-coloured material to reduce the heat island effect. Solar panels on the roof of low-rise development. Light coloured pavers assist with the reduction of heat island effect. .' ; y --d M-1 liYJ Charging stations for electric vehicles in mixed use areas. 56 Page 292 Bioswales in the public right of way to improve infiltration. Innovative stormwater management facility. Example of permeable paving material used on a road. 4.2 Water Use and Management The benefits of high performance, compact, mixed use projects include reduction in household water consumption and water utility costs, as well as the protection of the natural water supply. Compact development reduces impervious surfaces and makes it easier to protect natural areas which are the most important steps a community can take to maintain water quality. 1. Encourage the implementation of Low Impact Design Standards that emphasize the use of bio-swales, innovative stormwater practices, constructed wetlands, at -source infiltration, greywater re -use system, and alternative filtration systems such as treatment trains. 2. Implement a comprehensive rainwater and water recharge strategy in conjunction with required stormwater management facilities. 3. Implement strategies for stormwater retention and run-off such as: a. Retain stormwater on -site through rainwater harvesting, on -site infiltration, and evapotranspiration; b. Consider the inclusion of third pipe greywater systems and rain water harvesting for watering lawns, gardening, to reduce demand on potable water use; c. Direct flow to landscaped areas and minimize the use of hard surfaces in order to reduce the volume of run-off into the storm drainage system; d. Store snow piles away from drainage courses, storm drain inlets, and planted areas; and e. Use infiltration trenches, dry swales and naturalized bioswales adjacent to parking areas to improve on -site infiltration. BROOKHILL NEIGHBOURHOOD SECONDAP666Ac§3 SUSTAINABLE URBAN DESIGN GUIDELINES 57 H 5. 0 7 0 0 Introduce green infrastructure, such as bioswales, within the public right-of-way to enhance ground water infiltration and improve water quality as part of a comprehensive water management plan. Encourage the use of porous or permeable pavement instead of standard asphalt and concrete for surfacing sidewalks, driveways, parking areas, and many types of road surfaces as a stormwater run-off management strategy for promoting groundwater infiltration and water quality treatment. Implement a rainwater harvesting program to provide the passive irrigation of public and/ or private greenspace, including absorbent landscaping, cisterns, rain barrels, underground storage tanks, infiltration trenches, etc. Implement xeriscaping using native, drought - tolerant plants as a cost-effective landscape method to conserve water and other resources on a residential and community -wide level. Where feasible, implement curb cuts along sidewalks and driveways to allow water to flow onto planted zones or infiltration basins. Consider the installation of subsurface basins below parking lots to enable stormwater to be stored and absorbed slowly into surrounding soils. 4.3 Material Resources and Solid Waste Assist in the reduction and diversion of waste from landfills and increase measures for recycling and reuse. 1. Consider the use of recycled/reclaimed materials for new infrastructure including roadways, parking lots, sidewalks, unit pavings, curbs, water retention tanks and vaults, stormwater management facilities, sanitary sewers, and/or water pipes. 2. Incorporate strategies that emphasize targets for a higher diversion rate in recycling for the plan area. 3. Reduce waste volumes through the provision of recycling/reuse stations, drop-off points for potentially hazardous waste, and centralized composting stations. 4. Consider incorporating existing heritage buildings in situ through retention, restoration, and adaptive reuse to avoid further construction waste. 5. In large buildings, such as multi -unit residential buildings and institutional or public buildings, provide on -site recycling facilities for handling, storing, and separation of recyclables. 6. Recycle and/or salvage at least 50% of nonhazardous construction and demolition debris and locate a designated area on site during construction for recyclable materials. 4.4 Air Quality In order to minimize the air quality and climate change impacts associated with new growth, the following shall be supported: 1. The reduction of air pollution through the development of complete communities. 58 Page 294 Outdoor bicycle storage racks should be highly visible and provided in high pedestrian areas, such as parks and public buildings. Dedicated parking spaces for car share programs should be designed with clear signage. 1 .:fir►-- Solar powered lighting for trials and parks. 2. The reduction of vehicle kilometres traveled across the Brookhill Neighbourhood through increased mobility choices and the promotion of walking, cycling, and transit. 3. Ensure the separation of sensitive land uses from air pollutant sources through land use planning and zoning. Refer to the Ministry of the Environment guidelines. 4. To promote transit ridership, programs such as developer -sponsored transit passes at reduced costs for each residential unit or employee are encouraged. 5. Provide the minimum number of parking spaces to minimize the impact of car parking. a. Mixed use developments should include shared use of parking among uses that have different peaking characteristics; b. Design parking areas so they are not the primary visual component of a neighbourhood; c. Reduce the parking ratio required in areas that are served by transit; and d. Dedicate priority parking spaces for carpool, ride sharing, and ultra low emission vehicles at 5% of total parking spaces. 4.5 Lighting 1. Promote Dark Sky/Nighttime Friendly compliant practices to minimize light pollution and the intrusion of unwanted lighting on natural areas. 2. Consider high efficiency street lighting to reduce energy use. 3. Consider opportunities for renewable energy use to reduce electric energy supply in the public realm, such as solar powered lighting for natural trails and park pathways. BROOKHILL NEIGHBOURHOOD SECONDAP666A`05 SUSTAINABLE URBAN DESIGN GUIDELINES 59 4.6 Green Buildings/Green Sites Promote innovative programs to encourage the design and construction of energy efficient green buildings and sites. 1. Consider third -party certification and rating programs, such as LEED©for New Development (ND). 2. Consider innovative residential development designs which contribute to affordability and energy and natural resource conservation. 3. Consider building(s) that are LEED® Certified or recognized or accredited by a third -party certification program i.e. Energy Star, LEED H, LEED NC, LEED for Schools, BREAM, etc,. 4. Green roofs are encouraged for high -density residential, office buildings, as well as, public, institutional buildings to minimize surface runoff, reduce urban heat island effect, provide noise insulation, and improve local air quality. 5. Encourage synergies between buildings and site management practices that conserve water, reduce waste, and are energy efficient. 6. Provide green roofs for 80% of all higher density development. For apartment buildings, design roofs as amenity areas. 7. Develop a heat island reduction strategy for community and public buildings to install green roofs with 50% coverage, remainder covered with light coloured material. Light coloured roofs have a high solar reflectance, which reduces energy costs and reduces urban heat island effect. 8. Promote energy efficiency through development plans and building designs that provide opportunities for south facing windows and building orientation to maximize the potential for passive and active solar energy. Green roofs reduce surface run-off on mid -and high-rise buildings. Collect, store and distribute rainwater in underground storage tanks. Light coloured roofs have a high solar reflectance, which reduces energy cost and reduces urban heat island effect. 60 Page 296 9. Promote Water Efficiency: a. All buildings comply with Ontario's Building Code required water fixtures efficiency; b. Building site uses Low Impact Development strategies to deal with on -site run-off and heat island effects; c. Building site's landscaping is water efficient and drought resistant; and 4.7 Stewardship and Education 1. Create a well -documented master plan including illustrations that promote sustainable aspects of the development. 2. Include environmental builder specifications in all subcontracts. d. Pre -design buildings for grey -water pipe 3. Produce detailed sales and promotion materials infrastructure. that feature conservation aspects of the development. 10 Promote Green Materials: 4. Develop subdivision covenants that establish a. Incorporate waste reduction work plans ground rules for the maintenance of shared and construction best practices that reduce open lands and individual lots. construction waste; b. Incorporate green building material standards 5. Create a Homebuyer's Environmental Instruction to reduce impact on the environment and Guide that explains the unique environmental ensure materials are purchased/obtained aspects of the subdivision/site and special maintenance considerations. from a responsible ethical sources; and c. Where possible, materials should be sourced from certified local businesses. 6. Include an owner/tenant education package at the time of purchase or rental regarding household activities to improve energy and water efficiency, access to transit, location of recycling station, etc. Coordinate with existing municipal and regional information. BROOKHILL NEIGHBOURHOOD SECONDAP666A`07 SUSTAINABLE URBAN DESIGN GUIDELINES 61 Page 298 Attachment 2 to Report PDS-028-21 Brookhill Secondary Plan Update — Sequence of Events 2018 Event January 25, 2018 Landowners request to initiate Secondary Plan June 4, 2018 Public Meeting and Staff Report (PSD-052-18) — Seek Council authorization to initiate the project November 16, 2018 Steering Committee Meeting #1 November 26, 2018 Public Information Centre #1 November 26, 2018 Municipal Class Environmental Assessment — Notice of Study Commencement 2019 Event April 24, 2019 Steering Committee Meeting #2 June 19, 2019 Steering Committee Meeting #3 June 25, 2019 Public Information Centre #2 November 5, 2019 Steering Committee Meeting #4 December 2, 2019 Landowner Workshop (afternoon session — LOG only) December 2, 2019 Landowner Workshop (evening session — all landowners) 2020 Event March, 2020 COVID-19 Pandemic Declared March, 2020 Cancelled — Public Information Centre #3 March 24, 2020 Steering Committee Meeting #5 (virtual) May 21, 2020 Online Public Information Centre #3 (3 virtual sessions) May 21, 2020 Municipal Class Environmental Assessment — Mandatory Point of Public Contact May 22, 2020 Alternative Land Use Plan Options and Emerging Plan Online Public Survey open June 5, 2020 Alternative Land Use Plan Options and Emerging Plan Online Public Survey closed September 8, 2020 Notice of Statutory Public Meeting posted September 8, 2020 Material available for public review September 8, 2020 Request for Comments sent to Commenting Agencies September 28, 2020 Statutory Public Meeting Page 299 2020 Event October 14, 2020 Notice of Council's decision (Resolution #PD-118-20) regarding the Draft OPA, Draft Secondary Plan, and Draft SUDGs sent to interested parties and all landowners inside and within 120m of the Secondary Plan December 2020 — Agency comments received January 2021 2021 Event April 1, 2021 Meeting with Linden Lane property owners April 29, 2021 Pre -consultation meeting for proposal at 46 Stevens Road May 6, 2021 Notice of Recommendation Report sent to interested parties, and all landowners inside the Secondary Plan area May 13, 2021 Material available for review on project webpage May 13, 2021 Agenda for May 17 PDC published. Includes Recommended OPA, Secondary Plan, SUDGs and Recommendation Report May 17, 2021 Planning and Development Committee Meeting TBD Council Adoption of OPA 126 TBD Council -adopted OPA and supporting documents forwarded to the Region of Durham for approval TBD Municipal Class Environmental Assessment — Notice of Completion TBD Region of Durham Approves OPA 126 TBD Zoning By-law to implement the Secondary Plan Page 300 Attachment 3 to Report PDS-028-21 Public Comments Summary Table Submission Name, group (if Summary of Comments Response Number applicable) Date S001 Mike Regarding property south of Property outside update area, already Sept 8, 2020 Domovich, The Longworth, west side of draft approved for subdivision. No change Domos Group Bowmanville Ave. Indicated they to Secondary Plan. would apply for high density. S002 Melissa Miceli, Asked if 2000 Green Road Explained these lands are part of Sept 16, 2020 Canadian Tire (behind existing Canadian Tire) is Bowmanville West Secondary Plan area. Real Estate part of Secondary Plan area. S003 Dave Simpson, Enquired about archeological Archeological studies are required as part Sept 16, 2020 Alderville First studies. of development applications within in the Nation Secondary Plan area. S004 Ryan Guetter, Comments provided on behalf of No changes to Future Block Master Plan. Sept 11, 2020 Weston Kaitlin regarding 46 Stevens A Block Master Plan is needed to address Consulting Road, which suggests breaking environmental, traffic, servicing, and up the Future Block Master Plan neighbourhood compatibility concerns. area into two or four distinct areas to be studied separately. Provided list of studies that would likely be required. Suggests that development in area that includes 46 Stevens can proceed independently of rest of Block Master Plan area. S005 Jeff Goldman, Overall, supportive of Secondary High density area refined to match depth Page 301 Submission Number Date Name, group (if applicable) Summary of Comments Response Sep 21, 2020 Cameo Parent Plan. Notes that sanitary servicing on west side of Bowmanville Ave. Corp may be provided along Location of park adjusted to provide more Bowmanville Ave earlier than in low density. Further minor refinements to rest of Secondary Plan area. location of park and land use designation Regarding lands on the northeast may be made through Draft Plan of corner of Bowmanville and Subdivision. Longworth: notes that previous discussions agreed there would be high density along Bowmanville Ave and Longworth, but now suggests high density be contained to neighbouring property. Also concerns with size of park. S006 Steve Holds position that Linden Lane Mr. Hennessey was advised that Linden Sept 23, 2020 Hennessey properties should not be part of Lane is within the Future Block Master Sept 28, 2020 Future Block Master Plan area as Plan area. When work begins on this March 10, 2021 the properties are not as valuable Block Plan, requests for land use March 16, 2021 as those to the south. Stated that designations will be considered. March 17, 2021 75% of Linden Lane landowners March 22, 2021 would like high density After Council directed Staff to hold a pre - March 29, 2021 designation, that the properties consultation meeting with Kaitlin about 46 April 1, 2021 are well -suited to provide Stevens, Mr. Hennessey requested a April 6, 2021 municipal services to properties to meeting with Planning Staff. On April 1, the north, that new subdivisions 2021, Planning Staff met with Mr. may affect wells on Linden Lane, Hennessy and all property owners of and that Longworth shouldn't be Linden Lane. They were offered the same shifted south. Asked if Linden opportunity as Kaitlin: to submit an Lane would become a signalized application for a pre -consultation meeting intersection. Requested meeting for a specific development proposal and Page 302 Submission Name, group (if Summary of Comments Response Number applicable) Date with Planning Staff and a Staff would hold the meeting. Councillor. S007 Libby Racansky Asked for clarification on platform Public health is linked to how our built Sept 18, 2020 & used for Public Meeting (MS environments are designed. The Sept 30, 2020 Teams). Asked if EA for road Secondary Plan is based on compact extensions were completed. neighbourhoods that encourage Requests consultants review a walkability and access to parks and open report stating cancer rates in spaces. Bowmanville are higher than other regional neighbourhoods. States The size and location of SWM ponds will vehicles cause pollution and there be determined at more detailed shouldn't be more added. application process. Typically prefer Comments about street designs smaller SWM ponds and low impact that could reduce traffic. States development measures to reduce large that smaller stormwater ponds are open water surfaces. better at reducing possibility of algae blooms S008 Jim McEwen Requests that properties on Mr. McEwan was advised that Linden Sept 23, 2020 Linden Lane be designated high Lane is within the Future Block Master March 16, 2021 density for apartments or seniors Plan area. When work begins on this April 18, 2021 facility. Stated that the Linden Block Plan, requests for land use Lane properties are not large designations will be considered. enough for a subdivision. Pointed to need for affordable housing, the After Council directed Staff to hold a pre - proximity of proposed GO station, consultation meeting with Kaitlin about 46 and that Bowmanville Ave is a Stevens, Mr. Hennessey (a Linden Lane Local Corridor. property owner) requested a meeting with Planning Staff. On April 1, 2021, Planning Staff met with all property owners of Linden Lane, including Mr. McEwan. Page 303 Submission Name, group (if Summary of Comments Response Number applicable) Date They were offered the same opportunity as Kaitlin: to submit an application for a pre -consultation meeting for a specific development proposal and Staff would hold the meeting. S009 Mark Jacobs, Regarding 2492 and 2538 Bowmanville Avenue is a Local Corridor Sept 25, 2020 The Biglieri Bowmanville Ave and 2499 Nash where higher densities are to be directed. Group Road on behalf of property The designation allows for uses that are owners Brookhill Durham appropriate along this arterial. It also Holdings Inc. Supports the mix of mirrors what is occurring across the Low and Medium Density street. Transition policies are included in Residential on the properties. the Secondary Plan. Requested that the lands adjacent to Bowmanville Ave be Medium Reference to metres has been removed rather than High Density to from building heights. provide a transition to the adjacent Low Density. Requests that the proposed elementary school be moved further south. States support of for the removal of Nash Road between Clarington Blvd. extension and Bowmanville Ave. and replaced with local roads. Also feels that measurement in metres for building heights is too restrictive for a Secondary Plan and should be captured in zoning. S010 Paul Tobia, Regarding 46 Stevens on behalf No changes to Secondary Plan needed. Sept 25, 2020 Weston of Kaitlin Corp. Stated he will Page 304 Submission Name, group (if Summary of Comments Response Number applicable) Date Consulting review the materials released on Sept 8, 2020 and provide further comments. S011 Doug Allingham Resident of Luverme Court which No changes to Future Block Master Plan. Sept 25, 2020 is within Future Block Master Plan March 4, 2021 area. Concerned about high Explained that Council directed Staff to densities in the area and believes hold a pre -consultation meeting with the entire south of Longworth Kaitlin. Also explained why pre - should be low density with single consultation meetings are private, and detached dwellings and the that any subsequent application would a Future Block Master Plan should be a public process. be removed from the Secondary Plan. Stated he understands need to increase densities but area has limited infrastructure and constrained by natural features. Would like land uses within Future Block Master Plan area to remain the same as they are now. Enquiry about why Council directed staff to hold a pre - consultation meeting with Kaitlin and why it was not public. S012 Eudore Chand, Clarifying date of Public Meeting No changes to Secondary Plan. Sept 28, 2020 Durham Post and deadline for comments. S013 Andrea Lives in Brookhill neighbourhood Acknowledged. Parks central to each Sept 28, 2020 Jackson and hopes for enhancements, not neighbourhood and schools are proposed Sept 30, 2020 overcrowding. Likes the idea of for the secondary plan to provide Page 305 Submission Number Date Name, group (if applicable) Summary of Comments Response Oct 6, 2020 trails and neighbourhood parks amenities for residents. Oct 19, 2020 and requested details of trails, size of parks, and who's A large portion of the secondary plan is responsible for maintenance. proposed for single detached, semi Asked for clarification on the map. detached and townhouse development. The southeast corner of Green Road and Stated the projected growth to Longworth extension is outside the 2031 (140,340) does not sound update area. An application for a like healthy growth. Other subdivision and re -zoning has been concerns with density. submitted, which is a public process outside the Secondary Plan update. Stated that no green spaces are proposed in the new Other higher density forms of housing neighbourhood block. Concerns such as low and midrise apartments are with social distancing, access to to be located along Bowmanville Avenue outdoor spaces, and child's play. and the intersection of Bowmanville Avenue and Longworth Avenue. The Feels the only green space in timing of development has not been Clarington is the protected Natural determined but will be phased to allow for Heritage areas. Wants to see servicing infrastructure. short distance, walkable trails and community facilities nearby. There's no proposed or guaranteed transit to support the new housing and community to be "healthy and vibrant". Asked question about format of Public Meeting and states appreciation for work gone into Secondary Plan and Staff's Page 306 Submission Number Date Name, group (if applicable) Summary of Comments Response availability to discuss her concerns. Suggests apartment buildings should not back onto or even be on the same street as single detached dwellings. Requested the entire Secondary Plan area be only single and semi detached dwellings. Expressed concern about parking. Requested that apartments be replaced with townhouses. Opposes any future building proposal. Stated that townhouses do not need sidewalks. States that residents will continue to voice opposition to Council about apartment buildings. S014 Mark and As owners of 2285 Linden Lane, Linden Lane is within the Future Block Oct 7, 2020 Susan they do not want high density Master Plan area. When work begins on April 1, 2021 Ashworth nearby as they chose to live on this Block Plan, requests for land use the property to be far away from designations will be considered. medium and high density. After Council directed Staff to hold a pre - Reiterated above point at meeting consultation meeting with Kaitlin about 46 on April 1. Stevens, Mr. Hennessey (a Linden Lane property owner) requested a meeting with Page 307 Submission Name, group (if Summary of Comments Response Number applicable) Date Planning Staff. On April 1, 2021, Planning Staff met with all property owners of Linden Lane, including Mr. Ashworth. They were offered the same opportunity as Kaitlin: to submit an application for a pre -consultation meeting for a specific development proposal and Staff would hold the meeting. S015 Filip Requested a copy of the Public Copy of report provided. Oct 15, 2020 Aleksanderek Meeting staff report (PSD-032- 20). S016 Michael Fry, Restates the importance of Property is outside of study area so no Oct 16, 2020 D.G. Biddle and preserving the current land use changes to land use permissions. Associates, permissions on the lands from the Updated Secondary Plan and Sustainable retained to existing Brookhill Secondary Plan. Urban Design Guidelines replace the provide previous versions, which will apply to comments on Concern with implementing the subject property. 'Tonno Lands' urban design guidelines as they may affect their plans. To conform to these guidelines for a project nearing conditional draft plan approval would be very costly and timely. Requests that the subject property be exempt from the proposed Urban Design Guidelines to avoid potential conflict. S018 Bryce Jordan, A concept plan was prepared for Due to policy added prohibiting private Oct 19, 2020 GHD Group, the client's property, which is roads or lanes within Low Density Page 308 Submission Number Date Name, group (if applicable) Summary of Comments Response retained to similar to the demonstration plan Residential, and the subject property's provide prepared by the consultant. The unique configuration, the lands have been comments on north end of the subject property designated Medium Density Residential. behalf of is shown in both plans as being a This designation permits different forms owners of 2405 block of land with public road of townhouses. & 2421 Nash frontage only onto the collector Road. roads (Nash Rd and Clarington Blvd). This block would be most efficiently developed as townhouses. Notes that Table 4-3 in Clarington's OP will permit "limited townhouse" development internal to the neighbourhood. However, the Secondary Plan would restrict townhouses to street townhouses. Suggests any form of townhouse in the Low Density Residential area on a limited basis. This change would more accurately reflect the policy set out in the parent OP and allow flexibility for the efficient development of the neighbourhood. S019 Ryan Guetter, Reiterated request for higher Planning Staff worked with Kaitlin's Oct 19, 2020 Weston density at 46 Stevens through a representatives to develop a terms of Consulting, Block Precinct Plan, or Block reference for the Block Master Plan. retained by Master Plan process and should However, as Mr. Guetter noted, Kaitlin Page 309 Submission Name, group (if Summary of Comments Response Number applicable) Date VAD Retail include specific building instead submitted a pre -consultation Limited, the typologies, heights, and densities. request for one property (46 Stevens) registered within the Future Block Master Plan area. owner of 46 If the Block Master plan approach Staff advised that the pre -consultation Stevens Rd., is found not to be appropriate, was pre -mature as a Block Master Plan which is under they wish to proceed with the site- was required prior to any specific the control of specific applications for the development application. Kaitlin subject lands, and requests the Corporation. pre -application checklist be As explained in the Staff Report at the provided. Sept 28, 2020 Statutory Public Meeting for the Brookhill Neighbourhood Discussed a September 16, 2020 Secondary Plan a Block Master Plan is application for a pre -consultation, required to address infrastructure for including a proposed terms of servicing, vehicular access, reference for studies for the area environmental constraints, and to proceed concurrent with the neighbourhood opposition to higher Secondary Plan process. densities. Requests the Design Guidelines On March 1, Council approved a not to be prescriptive and not resolution (#C-088-21), which directs staff applied as policy. to accept Kaitlin's pre -consultation application and "process the applications in the normal course." In response, Staff scheduled a pre -consultation meeting for April 29. S020 Nandish Kanes Enquiring about the timing of Explained development process and Oct 20, 2020 construction and when detailed added to Interested Parties List to be housing plans will be available. informed of project progress. S021 Andrew Concerned that their property Staff telephoned resident and explained Oct 21, 2020 Vandorsselaer might be affected directly. States the existing uses on the property could 10 Page 310 Submission Name, group (if Summary of Comments Response Number applicable) Date Oct 30, 2020 and Lindsay they are OK with housing continue and no significant new Barakett development, but not apartment development would be permitted as the buildings or plaza directly across property is designated Environmental from their property. Question Protection Area. about reconstruction of Nash and utilities. Area across from their property is recommended to be Environmental Protection and Low Density Residential. S017 Bryce Jordan, States that certain areas, Public rear lanes are permitted along Oct 19, 2020 GHD Group, particularly near the confluence of arterial and collector roads. Private retained as Longworth Avenue, Bowmanville streets and lanes are not permitted within representative Boulevard and Clarington the Low Density Residential designation. of the Brookhill Boulevard require the use of rear North lanes as shown on the Lane policies revised to reflect the Landowners demonstration plan. The BNLG policies prepared and approved for Group requests that the use of public Southeast Courtice Secondary Plan. rear lanes will be permitted. States it needs to be made clear The Secondary Plan has been revised to that the unit mix and density state the "minimum density target will be target need not be met by each measured over the entire designated application but by the Secondary greenfield area, excluding natural Plan area as a whole. heritage features and areas, natural heritage systems and floodplains, provided development is prohibited in these areas." Concern with policy that states "all Borrowing language from Southeast residential development shall be Courtice Secondary Plan, the Brookhill consistent with the Sustainable Secondary Plan states "New Urban Design Guidelines". States development shall be consistent with the 11 Page 311 Submission Name, group (if Summary of Comments Response Number applicable) Date this should be changed to "have urban design policies contained in regard for" and that it is not Section 5 of the Official Plan, the policies appropriate for Official Plan policy of this Secondary Plan, and shall be in to require compliance with a free- accordance with the Sustainable Urban standing document which, itself, is Design Guidelines." not subject to appeal. For clarity, the following policy statement has been added: "The Sustainable Urban Design Guidelines shall accompany this Plan and be used as guidance in the interpretation and implementation of the Secondary Plan's policies." Regarding policy for parkettes to Policy revised to be consistent with have 100% public frontage" Official Plan: to require "50 percent" though the Official Plan calls for a public frontage. minimum 30% road frontage for Parkettes. The existing Parkettes in Brookhill have about 50% to 60% public frontage. If a number is to be specified in the revised Secondary Plan, than a range of about 50% would be more appropriate. Regarding policy that states Policy revised to state "The Public Squares "shall be Neighbourhood Centre designation at this incorporated into the intersection shall provide a privately Neighbourhood Centre, Village owned publicly -accessible plaza at the Corridor or other high traffic Prominent Intersection to contribute to its areas". Points to background work visual prominence, reinforce its role as a that indicates that Public Squares gateway, improve the relationship of built 12 Page 312 Submission Name, group (if Summary of Comments Response Number applicable) Date are required only in form to the public right-of-way, and Neighbourhood Centres. The contribute to the area's identity." policy needs to be revised to indicate that Public Squares may Privately owned publicly -accessible be incorporated into other areas. spaces are permitted but not required in If they are provided, one hectare other designations. is excessive for such a facility. Regarding policy that states Low Policy replaced with: "Other uses, Density shall be developed in including small scale service and accordance with Section 9 of the neighbourhood retail commercial uses, Official Plan. However, there are which are supportive of and compatible no specific policies for Low with residential uses, are also permitted Density Residential in Section 9. in accordance with the Clarington Official Plan." Requests that block townhouses New policy added: "Detached and semi - be permitted in Low Density detached dwelling units shall account for Residential. States that the minimum 80 percent of the total number demonstration plan shows a of units in Low Density Residential number of blocks of land designation, with units in other building designated Low Density that types accounting for the remaining 20 would be appropriate for a block percent. Generally, this ratio should be townhouse design solution. applied for each plan of subdivision to encourage an even distribution of townhouse units." In Low Density Residential, only "street townhouses" are permitted as private roads or lanes are not permitted in Low Density Residential. 13 Page 313 Submission Name, group (if Summary of Comments Response Number applicable) Date Block, stacked and back-to-back townhouses are permitted in other designations. Request heights be expressed in All references to metres removed. storeys, not metres. Regarding policy that states Policy replaced with: "The predominant Medium Density shall be use of lands within the Medium Density developed in accordance with Residential designation are a mix of Section 9 of the Official Plan. housing types and tenures in mid- and However, there are no specific low-rise building forms." policies for Medium Density Residential in Section 9. Requests that the permitted The High Density Residential designation heights in High Density is now "Medium Density Local Corridor" Residential be changed from 4 to which permits townhouses and other built 6 storeys to 2 to 6 storeys to allow forms with heights between 3 and 6 for townhouses. storeys. Requests that the stand-alone The Official Plan states the minimum commercial building (a grocery height for Local Corridors is 2 storeys. store/supermarket) in the The grocery store/supermarket is Neighbourhood Centre be permitted to have other ancillary uses on permitted to be a single storey. upper floors. Policies for the Neighbourhood Centre have been revised to allow a stand-alone commercial building, so long as residential or mixed use building is also on the site. 14 Page 314 Submission Number Date Name, group (if applicable) Summary of Comments Response Regarding policy that requires the Following CLOCA's comments on the naturalization of the Brookhill same section, the policy has been re - Tributary from the original written to state the further naturalization Brookhill Secondary Plan. Points of the Tributary may be required where out the section of the Brookhill supported by an agency approved EIS. Tributary that required Additional policy added relating to naturalization was south of potential erosion concerns in the Brookhill Longworth Avenue. Therefore, tributary. this policy is no longer required or, at least, does not apply to the lands owned by members of the BNLG. If this policy is not to be deleted, we request written confirmation of our understanding as set out above. Regarding policies that speak to The assessment of potential development the "level of development related impacts to the NHS must take into acceptable" where environmental account the PPS (and NHRM), the features and functions are found Region OP, the local OP, Brookhill SP in this area will be based on policies, and CLOCA regulations/policies. "whether the proposed development will have a significant negative impact on the identified features/functions". States this is taking a site -specific view of significance rather than a systems view. Argues the policy should concern "whether the proposed development will have a significant negative impact on the 15 Page 315 Submission Name, group (if Summary of Comments Response Number applicable) Date overall natural heritage function within the neighbourhood". Regarding the draft Master Reducing the number of storm pond Servicing and Stormwater outfalls to Bowmanville Creek is a Management report in which a preferred option. Diversion of flows from number of possible stormwater the Brookhill Tributary to Bowmanville management facility locations Creek should be avoided, where feasible. have been identified by symbols on the land use map. It is noted that there is the potential to reduce the number of facilities and to avoid possible diversions of drainage areas. However, this can only be finally determined with more detailed information that is not available at the Secondary Plan stage. Consequently, the BNLG See next response below. endorses the intent of the policy that provides flexibility in location and size of stormwater management facilities. It should also state the "number of facilities be changed without amendment to the Secondary Plan". The policy about conveying lands Policy updated: "The number and location in accordance with a Stormwater of the stormwater management facility Management Report should be symbols may be changed without an deleted for the following reasons: amendment to this Plan. The exact 16 Page 316 Submission Number Date Name, group (if applicable) Summary of Comments Response 1) By requiring compliance with a location, number, and size of the facilities freestanding document, it is will be determined through the Functional negating the flexibility of the Servicing Report and in accordance with policies which precede it. Section 20 of the Official Plan. 2) The document referred to does Stormwater management facilities shall not exist. be constructed in accordance with the 3) If it is meant to refer to the provisions of the Sustainable Urban Master Servicing and Stormwater Design Guidelines attached as Appendix Management Report, this report is A to this Secondary Plan." not detailed enough or rigorous enough upon which to enforce Policy added: "Storm drainage for the compliance. secondary plan lands will be conveyed to 4) It is never appropriate to use the Bowmanville Creek and the Brookhill Secondary Plan policy to enforce Tributary in accordance with the compliance with a document provisions of the Functional Servicing which, in itself, is not subject to Report." the same appeal rights as the policy document. (Note that a Functional Servicing Plan is contained within a Functional Servicing Report.) The Clarington Official Plan policy A Cost Sharing Policy has been added to 23.17.8 sets out the basis for the Secondary Plan. requiring Landowner Group cost sharing. The BNLG was formed in recognition of that policy to share in the cost of the Secondary Plan Update. The BNLG wishes to carry forward with the sharing of costs throughout the remainder of the development process. 17 Page 317 Submission Name, group (if Summary of Comments Response Number applicable) Date Requests that a cost sharing policy be added to the Secondary Plan. Provided suggested wording. S007 Bryce Jordan, The following comments were April 8, 2021 GHD Group provided on behalf of the Brookhill Neighbourhood Landowners Group (BNLG) based on an April 2021 draft of the Secondary Plan made available to the BNLG. Requests that development Agreed. Revised as requested. Parks and adjacent to "parks and EP areas are not subject to the same Environmental Protection transition policies as those for Areas" not be subject to development between low and higher development transition densities. policies, and that, if anything, the density should increase towards Parks and Open Spaces Regarding the commercial Section 10.3.5 of the Official Plan states building permitted in the "All new Commercial Development within Neighbourhood Centre, requests Urban and Village Centres, Regional and that it be a minimum 2 storey Local Corridors and Waterfront Places building or a building of similar shall be a minimum height of two massing such as a supermarket storeys." This was approved by LPAT. with minimum 2 storey profile. The two storeys must be full storeys, not MV Page 318 Submission Name, group (if Summary of Comments Response Number applicable) Date a mezzanine, and not just profile or appearance. It's a policy about density, not just design. Suggests the following policy: Agreed. Revised as suggested for clarity. "The Neighbourhood Centre designation at this intersection shall provide a privately owned publicly -accessible plaza at the Prominent Intersection to contribute to its visual prominence, reinforce its role as a gateway, improve the relationship of built form to the public right-of- way and contribute to the area's identity." Requests policy about block Agreed. Revised to include `generally.' lengths being to no more than 200 metres to say `generally' no more than 200 metres. The Urban Design Guidelines The Secondary Plan states "The indicates no more than 8 maximum number of contiguously townhouse units attached with no attached townhouses shall be six." The more than 6 preferred. This Design Guidelines have been changed to should be reflected in the reflect this policy. Secondary Plan Requests that the policy requiring The policy is not revised and consistent mid -block pedestrian connections with the Southeast Courtice Secondary be revised to apply only when the Plan. Page 319 Submission Name, group (if Summary of Comments Response Number applicable) Date maximum block length is exceeded. Requests that policy be revised to Revised to include "Where feasible, right - not preclude a possible right -in / in/right-out access is permitted." right -out access to the Neighbourhood Centre from Bowmanville Avenue. Requests that policy encouraging This section will remain as written sidewalks on both sides of Local (without `main'). It does have the caveat Roads be revised to apply only to 'encouraged.' "main" Local Roads. Requests adding the follow policy: Policy added as it supports the overall "On -street parking will be provided vision of the Secondary Plan. on Longworth Avenue in the Village Corridor designation." Requests that privately -owned Parkland dedication is about conveying publicly accessible spaces lands to the Municipality and POPS are (POPS) be considered for partial privately owned, not conveyed to the parkland dedication credit Municipality. Thus POPS cannot be counted toward parkland dedication. Requests that policy requiring a This section will remain as written minimum of 80% of the Low (without `approximately'). 80% is the Density be single or semi- minimum. detached dwelling units be revised to say `approximately' 80%. States that the BNLG does not Maximum densities are not included in WE Page 320 Submission Name, group (if Summary of Comments Response Number applicable) Date support the introduction of a the Secondary Plan. A number of policies maximum net density in any land and other mechanisms (such as zoning use designation. But, if maximums and site plan control) are in place to help are introduced, they have to be ensure sites are not overbuilt. large enough to permit the most dense built form permitted on a net site basis in that land use designation. Due to new policy prohibiting Agreed. Schedule A has been revised to private lanes in Low Density, designate these two areas as Medium requests that two specific sites Density Residential. have their designation changed from Low Density to Medium Density Residential. Requests that back-to-back Agreed. Back-to-back townhouses are townhouses be a permitted use in permitted in these designations, and are Medium Density Residential, now addressed in the Design Guidelines. Medium Density Local Corridor, and Village Corridor Suggests that policy Agreed. This policy moved to the encouraging townhouses be Low Density section. located in proximity to open spaces and commercial uses is better suited for Low Density rather than Medium Density Residential. States it is not reasonable to Agree that not all sites will have a expect that every site mixed -use building. Policy has been 21 Page 321 Submission Name, group (if Summary of Comments Response Number applicable) Date contain a mixed use revised, but does not include the building. Suggests policy be suggested `quadrant' breakdown. rewritten to say "A mixture of uses is required within each quadrant of the designation that fronts onto Longworth Avenue or Clarington Boulevard". Requests removing policy that Agreed. Buildings may be between 3-4 requires all buildings in the storeys. Prominent Intersection Village Corridor within 50 policies are in place to ensure good metres of the Prominent design at the intersection. Intersection be 4 storeys and only 4 storeys. Requests adding to the permitted Permissions not added. The Grocery uses in the Neighbourhood Centre store/supermarket will remain as the only "small free standing commercial permitted stand-alone commercial use in buildings." the neighbourhood Centre. Other commercial uses are permitted in mixed - use buildings. Requests adding the following As noted above, the Official Plan is clear policy for the Neighbourhood that commercial buildings must be at Centre: "A grocery least 2 storeys in the Local Corridor. store/supermarket with a 2 storey profile is permitted without having The upper floor or floors of the grocery a functional second floor." store/supermarket may contain ancillary uses. Requests adding policy that states Policy not added. Section 3.4.8 of the 22 Page 322 Submission Name, group (if Summary of Comments Response Number applicable) Date "Stormwater Management Ponds Official Plan prohibits new ones in EP are permitted in the VPZ portion (VPZ is part of EP). Previously approved of the Environmental Protection SWM facilities in EP/VPZ may continue, designation." however Notes inconsistent terminology for Revised. Where appropriate, reference to stormwater plans and reports. "study" so an older report doesn't override a future study. Suggests policy regarding Policy revised to state: "Storm drainage conveyance of lands for for the secondary plan lands will be stormwater does not provide any conveyed to the Bowmanville Creek and real guidance and may actually the Brookhill Tributary in accordance with create confusion. the provisions of the Functional Servicing Report." States that the Design Guidelines Agreed. Revised to match Secondary need to be revised to reflect Plan policy. revised policies in Secondary Plan. Requests that the cost sharing When the revised cost sharing policy is policy that is being revised for available, it will replace the current cost South West Courtice Secondary sharing policy at section 13.1.7 prior to Plan be used in the Brookhill Regional approval of the Brookhill Secondary Plan. Secondary Plan Suggests the requirement that Agreed. Policy altered to reference back-to-back townhouses in the general development transition policies. Medium Density Local Corridor be located next to lower density is not an appropriate development 23 Page 323 Submission Name, group (if Summary of Comments Response Number applicable) Date transition. S009 Mark Jacobs, The The following comments are April 20, 2021 Biglieri Group, based on an April 2021 draft of retained by the Secondary Plan made Delpark Homes, available to the Landowners owners of 2600 & Group. 2798 Green Road and the southeast corner of Bowmanville Avenue and Longworth Avenue. Requests the grocery The section is not revised. store/supermarket in the Neighbourhood Centre only have Section 10.3.5 of the Official Plan states a fagade of 2 storeys as well as "All new Commercial Development within changes to phrasing of density Urban and Village Centres, Regional and requirements in Neighbourhood Local Corridors and Waterfront Places Centre. shall be a minimum height of two storeys." This was approved by LPAT. Development in the Neighbourhood Centre will have a minimum net density of 40 units per net hectare. Requests specific development Policies not added to Medium Density transition polices be added to the Residential section as development Medium Density Residential transition are contained in their own section section. 24 Page 324 Submission Name, group (if Summary of Comments Response Number applicable) Date In summary, a series of The Design Guidelines have been revised comments about consistency and are consistent with the Secondary between Secondary Plan policies Plan policies. and the relevant sections within the Design Guidelines. 25 Page 325 Attachment 3A to Report PDS-028-21 Since the Brookhill Neighbourhood Secondary Plan Recommendation Report with attached Comment Summary Tables were added to the agenda, the Municipality received the following correspondence. Name Date Submission Number Summary of Submission Robert Webb Writing on behalf of the Brookhill North Landowners May 13, 2021 Group (BNLG). S023 Writing to express support for the Brookhill Neighbourhood Secondary Plan, the Sustainable Urban Design Guidelines, and the Recommendation Report (PSD-028-21). Respectfully request that Committee approve and refer to Council the Recommendation Report and adopt the Secondary Plan. Nick Pileggi Writing on behalf of owners of 2265, 2305, and 2325 May 14, 2021 Bowmanville Ave (three of four Linden Lane S024 properties). Requests that all four Linden Lane properties be designated Medium Density Local Corridor and that the requirement for a Future Block Master Plan be removed and replaced with policies to allow future development. Page 326 Attachment 3B to Report PDS-028-21 Since the Brookhill Neighbourhood Secondary Plan Recommendation Report with attached Comment Summary Tables were added to the agenda, the Municipality received the following correspondence. Name Summary of Comments Response Date Submission Number Paul Tobia May 14, 2021 S010a Jim McEwan May 14, 2021 S008d Comments from Weston Consulting on behalf of JA Future Block Master Plan is needed to Kaitlin, regarding 46 Stevens Road. Requests that PDC and Council remove the property from the Future Block Master Plan area and allow development to proceed on the property through a site -specific Official Plan Amendment. And to exempt the property from the 2-year moratorium on Amendments to the Secondary Plan. Comments sent to Councillor Anderson May 14, which were forwarded to Planning on the May 15. Comment letter is dated May 1. Requests that all four properties on Linden Lane not be part of the Future Block Master Plan area and instead be given higher density designations now. address environmental, traffic, servicing, and neighbourhood compatibility concerns. These issues need to be studied for the area, not on a site -specific basis. Mr. McEwan was advised that Linden Lane is within the Future Block Master Plan area. When work begins on this Block Plan, requests for land use designations will be considered. After Council directed Staff to hold a pre - consultation meeting with Kaitlin about 46 Stevens, Mr. Hennessey (a Linden Lane property owner) requested a meeting with Planning Staff. On April 1, 2021, Planning Staff met with all property owners of Linden Lane, including Mr. McEwan. They were offered the same opportunity as Kaitlin: to submit an application for a pre -consultation meeting for a specific development proposal and Staff would hold the meeting. Page 327 Mark and Susan Ashworth May 14 & 16, 2021 S014a S014b Doug Allingham May 14 & 15, 2021 S011b S011c Gina Koutsaris Sawchuck May 17, 2021 S025 Emailed comments on May 14 stating three properties on Linden Lane have requested higher densities, but as an owner of one of the properties on Linden Lane, does not want anything changed on his property. A longer letter followed on May 16 outlining the Ashworth's objections to their property being developed beyond its current estate residential. States there has not been any studies done to consider the effect developing the other three Linden Lane properties would have on their property, particularly as regards ground water and their well, and traffic impacts. Emailed on May 14 asking to discuss with Staff on the phone. Comment letter addressed to Mayor and Council emailed on May 15. Comment letter outlines his concerns as a property owner on Luverme Court (which is south of and adjacent to Linden Lane). States that due to infrastructure and environmental constraints, the area could not accommodate changes to current densities. Requests that the Future Block Master Plan be removed from the Secondary Plan and the area instead remain low density residential. Emailed regarding her property at 2454 Bowmanville Ave. Stating they object to the Environmental Constraint and parkette on part of the property. State they will be appealing these. Attachment 3B to Report PDS-028-21 A Future Block Master Plan is needed to address environmental, traffic, servicing, and neighbourhood compatibility concerns. It would be through that process that any changes to land use permissions would be contemplated with regard to the findings of technical and background reports and public consultation. A Future Block Master Plan is needed to address environmental, traffic, servicing, and neighbourhood compatibility concerns. It would be through that process that any changes to land use permissions would be contemplated with regard to the findings of technical and background reports and public consultation. The property has the Environmental Constraint Overlay as there is the potential for environmental significance and the underlying designation can not be achieved until an EIS has been prepared and defined the limits of any natural features. Page 328 Attachment 3B to Report PDS-028-21 Jeannette Thompson Comments on behalf of Kawartha Pine Ridge Acknowledged. May 17, 2021 District School Board. No objections or concerns S026 with Staff Report's recommendations. Page 329 Attachment 4 to Report PDS-028-21 Agency Comment Summary Table Agency Submission Details Response Hydro One Confirming receipt of COPA 2020-0004 (Brookhill Acknowledged. Networks Inc. Secondary Plan Update) dated Sept 8, 2020. Reviewed the documents concerning the noted Plan and have no comments or concerns at this time. Our preliminary review considers issues affecting Hydro One's 'High Voltage Facilities and Corridor Lands' only. For proposals affecting 'Low Voltage Distribution Facilities' please consult your local area Distribution Supplier. In our preliminary assessment, we confirm there are no existing Hydro One Transmission assets in the subject area. Please be advised that this is only a preliminary assessment based on current information. If plans for the undertaking change or the study area expands beyond that shown, please contact Hydro One to assess impacts of existing or future planned electricity infrastructure. Be advised that any changes to lot grading and/or drainage within proximity to Hydro One transmission corridor lands must be controlled and directed away from the transmission corridor. Page 330 Agency Submission Details Response Conseil Scolaire The Conseil scolaire Viamonde has no comments Acknowledged. Viamonde regarding the Draft Secondary Plan for the Brookhill Secondary Plan. However, we would appreciate if you could keep us updated on the progress. Metrolinx No comments on behalf of Metrolinx at this time on Acknowledged. the Draft Brookhill Secondary Plan or Sustainable Urban Design Guidelines. Ministry of Requests copy of the Draft Brookhill Secondary Acknowledged. Heritage, Sport, Plan - PIC slides, shown on September 28. Tourism and Culture Industries Ministry of On May 28th MHSTCI provided initial comments on Acknowledged. Clarifications on project sent. Heritage, Sport, the above referenced project. For our records Tourism and please provide us with a status update on all Culture Industries technical cultural heritage studies being undertaken for the Brookhill Secondary Plan project. Ministry of Thank you for the clarification. Please Keep Acknowledged. Heritage, Sport, MHSTCI informed of any technical cultural heritage Tourism and studies undertaken for subsequent MCEAs within Culture Industries the planning area. Alderville First Hasn't had a chance to go to the website yet to Archeological studies are required as part of Nation have a look at the studies completed for this project. development applications within in the Trusts the archaeological studies have been done Secondary Plan area. and are in order. Please keep us posted as this project moves forward. Page 331 CLOCA's Comments on Secondary Plan, Schedule A, Schedule B, and Appendix C Section Comment Response 1.1.e The words "...the policies of..." are repeated Section removed. Principle 4 2nd objective. For consistency with other terminology in the Agree. Revised. Official Plan and throughout the secondary plan, consider using the term "Vegetation Protection Zone" as opposed to "appropriate separation distances". Principle 4 3rd objective. Is the intent to promote linkages between all of That is not the intention. Substantial the listed features, for example, between heritage buildings revisions to Section 1 have focused the and significant vegetation? Perhaps this could be separated Principles and removed this policy into different objectives, or simply including at the end of the statement. objective "..where appropriate." 4.1. i) iii. Suggest including italicized text "... stormwater runoff Revised to include provided text. Now at management strategies for promoting groundwater infiltration 4.5.1 c. and water quality treatment. 4.1. i) iv Suggest revise wording to "Low Impact Development Revised to state "LID measures." Now at Measures", as opposed to "Design Standards". 4.5.1 d. 4.1.r) It is recommended that this objective specify that the net loss Section removed. of trees is approved through the policies of this plan and the Official Plan and do not form part of the Natural Heritage System. Additional study of the feature and function may be required in addition to the Tree Preservation Plan. 4.2.e) Suggest deleting "...as the community evolves." Revised. Now at 11.8.5 4.2.h) CLOCA discourages off trail uses within the Natural Heritage Revised policy, now at 9.10.7 System. This objective appears to encourage off trail uses. Page 332 Section Comment Response 5.2.e)iii Suggest including natural heritage features and vegetation Section removed. protection zones 8.1.8.d & e) The trail network should be directed to areas outside of the New sections devoted to trails (9.10.6 to Natural Heritage System (NHS) or limited to the outer edge of 9.10.14) incorporate comments. the vegetation protection zone. Trail connections bisecting the NHS should be limited in order to promote the preservation and protection to the ecological integrity and function of the features comprising the NHS. New pedestrian crossings of tributaries should be limited to ensure protection of the ecological integrity of the tributary and riparian corridor. Where feasible, road crossings over creeks should be utilized for trails crossings. Where creek crossings are unavoidable, existing crossing locations can be considered however, the new crossing should not use existing non - permitted culverts. Creek crossings will need to be designed to promote fish passage, passage of flows as well as minimize impacts to the riparian area. The location of pedestrian trails should be designed to avoid interfering with the meanderbelt of the creeks. 8.1.8 In addition to the potential EIS requirements, studies to The list of possible required studies is in determine the hazard lands associated with the creek in the the parent Official Plan. vicinity of the trail and crossing may be required in order to determine the most appropriate and suitable location for the trail and crossing. 9.1.1 a) v. CLOCA supports the Neighborhood Parks being connected to Added suggested text. Now at 10.3.1 e. the NHS. However, the park proper must be located beyond the feature and the associated VPZ. The NP will be located outside of the NHS. 10.7.b) Please clarify if the EPA includes the minimum vegetation Yes, and to confirm, added "...and their protection zones (VPZ). associated VPZ's..." Now at 10.31 e. Page 333 Section Comment Response 10.7 It is recommended that a policy be included referencing the Agreed. Added, now at 11.8.3 minimum vegetation protection zones as required by the Clarington OP. 10.7.c) The OP uses the term "Low intensity recreation" whereas the To ensure consistency with the OP, "low Secondary plan is using "passive recreation" Please clarify intensity recreation" will be used. Now at the difference/provide definition of passive recreation. 11.8.5 10.7c) CLOCA does not support stormwater management facilities to This is not suggested and the term be located within the Environmental Protection Area, except "stormwater management facilities" is not for stormfall outlets in accordance with CLOCA Stormwater used. Management policies, and LID's as permitted in the OP policy Previously approved SWM facilities in 3.4.9. EP/VPZ may continue, however Section 3.4.8 of the Official Plan prohibits new ones in EP (VPZ is part of EP). Now at 12.2.1 10.7c) Please revise to include "...uses related to conservation, flood Revised. Now at 11.8.2 or erosion control projects.." 10.7d) This policy needs to be clarified. A large section of the Policy was from the previous Secondary Brookhill Tributary that was historically tile drained, was Plan. The policy has been re -written to naturalized several years ago as part of a development state the further naturalization of the application that has since been built out. Much of the Brookhill Tributary may be required where supported Tributary remains in a natural state. CLOCA's preference is to by an agency approved EIS. maintain the tributary in an undisturbed manner. However, there is a section at the lower end of the tributary in proximity New policy added at 11.8.7 relating to to the confluence with the Bowmanville Creek, referred to as potential erosion concerns in the Brookhill the "nick point" that may require investigation for erosion tributary. control works. If this is what this policy is referring to, then it should be clarified. 10.7.e) In accordance with the Clarington Official Plan, an Revised. Now at 11.8.8 Environmental Impact Study is required for any development proposed with 120metres of a natural heritage feature, Page 334 Section Comment Response hydrologically sensitive feature, stable top of bank or meanderbelt. 10.7.e) An EIS is not necessarily required for development proposed Deleted reference to Lake Iroquois Beach. on the Lake Iroquois Beach. A Hydrological Evaluation or other Now at 11.8.8 study such as a water balance may be required for development proposed on the Lake Iroquois Beach. 10.8a) It may be beneficial to include the underlying designation as Agree. Schedules A & B and Appendix C well as the Environmental Overlay on the same figure. are now a single Schedule. 10.8b) Please include "...delineation of these features and areas...", to Revised. Now at 11.9.2 better reflect OP policy 3.4.3 10.8.b) The EIS will determine the areas to be preserved and Acknowledged. Now at 11.9.2 protected. 10.8.c) Recommend including a policy that elaborates on policy c. The Revised. Now at 11.9.3 new policy should acknowledge the possibility that following the EIS, it may be determined that only a portion of the lands within the Environmental overlay may be available for development. 11.2.e) Please include "...flow moderation, erosion control and water Revised. Now at 12.2.5 quality." 11.2.i) Please include Revised (as this would also include ensuring Revised. Now at 12.2.7 that flows are directed to appropriate areas to ensure changes Agreed. Reference to other NHS features to vegetation community types are not impacted). such as wetlands and watercourses will be included. 12.3.1.a) Please also include Hydrological Study, Water Balance, The list of possible required studies is in Geotechnical (Slope Stability) Study Wor Creek Erosion the parent Official Plan. Assessment to determine hazard lands. Page 335 Section Comment Response Schedule A The future alignment of the Clarington Blvd (north) extension Acknowledged (currently Nash Road) will require further study and review to ensure minimal environmental impacts to features and functions as well as ensure that the road is constructed beyond the hazard lands associated with the Bowmanville Creek valley. Schedule A In general, future road alignments will require further study and Acknowledged review to ensure minimal environmental impacts to features and functions as well as ensure no impacts to flood levels. Examples include Nash Road and Green Road future upgrades Schedule B The trail network should be minimized within the Trail system revised, now shown on Environmental Protection Areas. Trails should be directed Schedule A. The location and alignment of outside of the Natural Heritage System (NHS) or limited to the the trails are conceptual. The precise outer edge of the vegetation protection zone. alignment of trails will be confirmed through the development approvals process. Schedule B Connections bisecting the NHS should be limited in order to Acknowledged promote the preservation and protection to the ecological integrity and function of the features comprising the NHS. Schedule B Many of the trails are shown bisecting Provincially Significant Acknowledged Wetlands (PSW). Trails should avoid PSW's. Schedule B New pedestrian crossings of tributaries should be limited to Acknowledged ensure protection of the ecological integrity of the tributary and riparian corridor. Schedule B Where feasible, road crossings should be utilized as trails Acknowledged crossings. Page 336 Section Comment Response Schedule B Where crossings are unavoidable, existing crossing locations Acknowledged can be considered however, the new crossing should not use existing non -permitted culverts. Crossings will need to be designed to promote fish passage and flows as well as minimize impacts to the riparian area. Schedule B The location of pedestrian trails should be designed to avoid Acknowledged interfering with the meanderbelt of the creeks. Appendix C The title requires editing Acknowledged Appendix C Is it possible that Appendix C is redundant? It appears that the Agree. Schedules A & B and Appendix C difference between Appendix C and Schedule B is the are now a single Schedule A. inclusion of the Environmental Constraints Overlay and associated note shown on Appendix C. Could the overlay be included on Schedule B? Durham Region's Comments on Secondary Plan, Schedule A, Schedule B, and Appendix C Topic/ Section Comment Response General To assist with consistency, efficiency and to reduce review Acknowledged. The Secondary Plan and Comments times, it is suggested that the Municipality create and utilize a SUDGs are restructured. Pertaining standard Secondary Plan template and highlight policies that to all are common to each area. This will enable each Plan to be laid Secondary out similarly, allowing staff, agencies and the public to navigate Plans in each Secondary Plan, and allowing the reader to better identify Process: elements that are common to each Plan, and those that are unique to each. Consistenc y between Similarly, it is suggested that the municipality consider Plans identifying common urban design guidelines and principles Page 337 Topic/ Comment Response Section across secondary plan areas, by land use type, and across arterial, collector, or local road classifications. This again will help reduce review times, and the potential for duplication while highlighting unique elements proposed for each community. General The Region's services are planned sequentially, using approved The Municipality and the Region have Comments growth forecasts, which in turn become the basis to inform accepted a 2% growth rate. Pertaining capital priorities for the Region. to all Secondary It is critical that the growth forecasts in the Region's Plans in Development Charges (DC) Background Study be used, with Process: the knowledge that the timing of infrastructure is dependent on achieving the growth forecasts included in the DC study. The Regional Region's Budgets and Forecasts supersede the forecasts within Servicing the DC Study as they reflect, among other things, the actual growth to -date rather than the forecasted growth. Therefore, it is necessary to refer to the Region's Budgets and Forecasts when reviewing current project status, rather than strictly relying on the estimated timeframes in the DC Study alone. Further, it is important to note that only the current year's budget is approved in the Region's Budgets and Forecast documents. The forecasts are estimates which are reviewed annually as demands and resources are required, and as such do not form firm commitments. Conformity The Regional Official Plan (ROP) designates areas within the Acknowledged. to the BSP study area as "Living Areas" and "Major Open Space Regional Areas". Living Areas are predominantly intended to be used for Official housing purposes and shall be developed in a compact form Plan through higher densities and by intensifying and redeveloping existing areas, particularly along "Arterial Roads" (see Policy 8B.2). "Major Open Space Areas" in the BSP predominantly Page 338 Topic/ Section Comment Response include natural heritage and hydrological features associated with Bowmanville Creek. As noted earlier, the BSP provides various land use designations that will accommodate low and medium density residential; mixed -use development; parks and open space; environmental protection area; stormwater management ponds; and institutional uses. These land uses are intended to guide growth and development within the community, while recognizing the existing community within surrounding neighbourhoods and are consistent with the direction of the ROP. Conformity Schedule A — Open Space and Parks, identifies a large area for The NHS for the Brookhill SP is consistent to the environmental protection surrounding the Bowmanville Creek with the previous version of the SP. The Regional valleylands. proposed trail system is "conceptual" and Official Appendix C — Potential Environmental Features of the BSP also there has been no impact assessment. Plan: identifies areas that have environmental constraints. Future environmental studies are required to identify constraints and opportunities for Key This area is also regulated by the Central Lake Ontario a trail system within the Brookhill Natural Conservation Authority (CLOCA). Accordingly, the Region and Neighborhood. Heritage CLOCA must be satisfied with the approximate area designated and "Environmental Protection" on Schedule A and "Environmental The comment requiring that "further Hydrologic Constraints" on Appendix C to ensure that the key natural refinements to the location of the Features heritage and hydrologic features are protected and will not be `Environmental Protection designation and adversely impacted by the proposed trail system that will `Environmental Constraints' overlays may connect the Living Areas within the BSP to the valleylands. occur through future plans of subdivision and/or zoning by-law amendment It is also important to note that further refinements to the processes" is addressed at 11.9.2. location of the "Environmental Protection" designation and "Environmental Constraints" overlays may occur through future plans of subdivision and/or zoning by-law amendment processes. 10 Page 339 Topic/ Comment Response Section Conformity Schedule `C' — Map `C3' to the ROP identifies Bowmanville Acknowledged. to the Avenue as a Type `A' Arterial Road. Policy 11.3.3 of the ROP Regional specifies that Type A Arterial Roads shall be designed in Official accordance with Schedule `E' -Table `E7' Arterial Road Criteria Plan: and be subject to site -specific conditions and accepted planning, urban design and traffic engineering principles. Bowmanvill e Avenue — Type A Arterial Road Conformity Policy 7.3.14 of the ROP requires municipalities to consider Acknowledged. to the matters related to the following, when preparing a secondary Regional plan: Official • sequential and orderly development; Plan: • an assessment of municipal services and facilities required to support the development of the area; Secondary • transportation needs for all modes; Plan • key natural heritage features or hydrologic features (KNHHF) Considerati and their connections within the secondary plan area; ons • the provision of a range and mix of (affordable) housing; and • the provision of a diverse and compatible mix of land uses to support vibrant neighbourhoods. The BSP and its related background studies have addressed the above noted matters in accordance with Policy 7.3.14 of the ROP. Further comments related to the proposed density requirements will be provided once further information is provided for our review and comment. Provincial The Planning Rationale Report and draft secondary plan were Agree, revised. Policy: prepared prior to the recent release of updated provincial legislation, plans and policies. The Planning Rationale and 11 Page 340 Topic/ Section Comment Response Secondary Plan should be revised to reflect these recent changes to A Place to Grow — Office Consolidation (2020) (Growth Plan), the Provincial Policy Statement, 2020 (PPS) and Planning Act related to Bill 108, More Homes, More Choices Act. Provincial The PPS provides a comprehensive vision for growth and Acknowledged. Policy: development for the province, and supports opportunities to provide a range of housing while encouraging growth within Provincial settlement areas, including intensification and redevelopment. Policy The PPS also supports and promotes healthy and active Statement communities by: • planning public streets, spaces and facilities to be safe, meet the needs of pedestrians, foster social interaction and facilitate active transportation and community connectivity; • planning and providing for a full range and equitable distribution of publicly -accessible built and natural settings for recreation, including facilities, parklands, public spaces, open space areas, trails and linkages, and, where practical, water - based resources; • providing opportunities for public access to shorelines; and • recognizing provincial parks, conservation reserves, and other protected areas, and minimizing negative impacts on these areas. The Planning Rationale states that the Regional Official Plan requires a minimum of 10-year supply of residential growth. Recent changes to the PPS now require a 15-year supply, and the Region's Municipal Comprehensive Review (MCR) will be implementing this change to conform with provincial policy. The BSP and its supporting documents will need to clarify that the Brookhill Neighbourhood will support and encourage 12 Page 341 Topic/ Comment Response Section residential and non-residential economic growth at appropriate densities. The draft BSP supports infrastructure planning, active transportation, publicly accessible built and natural settings and minimizes the impact on environmentally sensitive features, consistent with the direction of the PPS. Provincial The Growth Plan requires all new development taking place in Acknowledged. Minimum density targets Policy: designated greenfield areas to be planned and zoned to support are met. Breakdown of density allocation the achievement of complete communities, support active will be provided. A Place to transportation and encourage the integration and sustained Grow for viability of transit services. the Greater Golden The Growth Plan density target for greenfield areas within the Horseshoe existing urban boundary is 50 residents and jobs per net (Growth hectare. The minimum density target will be measured over the Plan) entire designated greenfield area, excluding natural heritage features and areas, natural heritage systems and floodplains, provided development is prohibited in these areas. The Region also requests a copy of the breakdown of allocation of density targets for our review and future comment. Specific The Region is generally supportive of the Draft Brookhill Revision of Secondary Plan policies and Comments Neighbourhood Secondary Plan. Specific comments are Sustainable Urban Design Guidelines to provided in Attachment 1 ("Specific Comments on the Draft ensure consistency between the two Brookhill Neighbourhood Secondary Plan") to this letter. documents. The Draft Brookhill Neighbourhood Sustainable Urban Design Guidelines provide guidance on how to implement the Secondary Plan policies to achieve high -quality urban design and sustainability. The Region is generally supportive of the Sustainable Urban Design Guidelines. Our detailed comments suggested comments are intended to provide context or request 13 Page 342 Topic/ Comment Response Section clarification. It is important to note that where certain guidelines are considered to be critical, they should be reflected through policy within the Secondary Plan to ensure they are implemented as intended. Specific comments on the Guidelines are provided in Attachment 2 ("Specific Comments on Appendix B — Draft Sustainable Urban Design Guidelines") to this letter. Delegated The BSP should ensure that all future development applications Policy 13.2 outlines Complete Application Provincial have regards for the Region's delegated Provincial Plan review Requirements. Plan responsibilities. The Municipality should incorporate policies Review within the BSP that ensures proponents are made aware of the 13.2.2 and 13.4.7 notes Region's role. Responsibi Region's review responsibilities. lities As per Schedule E — Table `E8' of the ROP's Complete Application Requirements, conditions affecting new development proposals may include, but are not limited to the need for: • Environmental Site Assessments and/or Records of Site Conditions; • Archaeological Assessments; • Environmental Impact Studies/Natural Heritage Evaluation; • Land Use Compatibility Studies; and • Noise and/or Vibration Studies These requirements must be completed prior to the finalization of a planning application and/or as a condition of approval, where applicable. Regional The following are specific comments from each internal Acknowledged. Finance, Regional agency for review and consideration by the Servicing, Municipality of Clarington. Fiscal Impact Analysis completed by Transportat Municipal Staff. ion Specific financial comments have been included in Attachment 14 Page 343 Topic/ Comment Response Section Planning, 1 as generally summarized below: Durham A fiscal impact analysis should be completed as part of the Regional secondary plan to compare the estimated infrastructure Transit, servicing costs with the potential revenue (property taxes, user and rates and development charges) resulting from the proposed Regional development of these lands. All analysis of municipal operating Health: and capital cost impacts should differentiate between Regional and local municipal costs. Finance Regional The following are specific comments from each internal Both the Secondary Plan (the Plan) and Finance, Regional agency for review and consideration by the the Transportation Study (the TS) have Servicing, Municipality of Clarington. been updated to ensure there are no Transportat inconsistencies. ion Specific comments servicing and transportation planning have Planning, been included in Attachment 3 and 4 and the following The Region has since stated, via email, Durham comments below. that this revised traffic analysis may be Regional submitted after Council adoption of the Transit, The Region is concerned that the BSP is progressing in Secondary Plan, but is required before and advance of detailed transportation work required to support the Regional approval. Regional proposed road network. The Region also noted inconsistencies Health: between the draft Secondary Plan and the Transportation Existing Conditions Report, prepared Burnside, dated Servicing September 2019 and Transportation Review Memo, prepared by Burnside, dated August 2020. Regional 1) Schedule A — Land Use and Transportation: Longworth Avenue road designations Finance, • The designation of Longworth Avenue, west of Green Road, updated. Servicing, should be updated to a Type B Arterial, pending the resolution Transportat of Deferral 2 by the Region to the Clarington OP. Nash Road extension is not part of the ion • The designation of Nash Road ends at Clarington Boulevard, Secondary Plan, will not affect policies or Planning, but the long-term extension to Bowmanville Avenue designated Durham in the ROP and Clarington OP is not shown. 15 Page 344 Topic/ Section Comment Response Regional • A new east -west street is identified in the supporting Brookhill land use designations, and is thus not Transit, Secondary Plan — Preferred Land Use Plan Transportation shown on the Schedule. and Review (August 2020), from the Clarington Boulevard extension Regional to Bowmanville Avenue and north of Longworth Avenue. This East -west street is a Local Road and not a Health: new street would appear to use a portion of the existing Nash Collector Road Road alignment west of Bowmanville Avenue. If this road is Servicing being planned as a Collector as part of the secondary plan, it Acknowledge comment on isolated should be added to the schedule as such. parcels. • The North West quadrant of the proposed secondary plan south of Nash Road, north Longworth Avenue and east of Green Road contains an isolated development that is in proximity to natural heritage features. Isolated developments are not conducive to public transit as it generates longer walking distances to scheduled service routes. Regional 2) Appendix A — Road Standards and Profiles, Brookhill Appendix A — Road Standards and Profiles Finance, Secondary Plan has been omitted from the Secondary Servicing, Plan. Road classifications and standards Transportat i) For the Type A Arterial (Regional Road 57): will adhere to Appendix C of the Official ion • The ROW width column should be changed to 36 m. Plan. Planning, • Under the Bicycle Lanes column, the wording should add the Durham term "multi -use" before path. Regional • Under the Sidewalk column, the sidewalk should be listed as Transit, 1 Side", as the 3.0 m multi -use path in boulevard is on the and other side of the road. Regional Health: ii) For the Type B Arterial: • Under the Bicycle Lanes column, the term "path" should be Servicing removed, as a cycle track is being proposed as per the cross - sections in Appendix B — Sustainable Urban Design Guidelines. • Under Pavement Width, the need for four (4) continuous lanes works for Longworth Avenue, but based on our comments on the Appendix B — Sustainable Urban Design Guidelines below, 16 Page 345 Topic/ Section Comment Response there should be a 2/3 lane option noted for Green Road and Nash Road. iii) For the first Collector classification, under Bicycle Lanes, it states that the 1.5 m lanes are in the boulevard, whereas the cross-section in Appendix B — Sustainable Urban Design Guidelines shows on -road bicycle lanes. Based on Ontario Traffic Manual (Book 18) guideline for cycling facilities, on -road bike lanes on Collector roads sufficiently separate cyclists from the general purpose lane, based on speeds and volumes experienced for most Collector roads, and the need for separated cycle tracks in the boulevard is not necessary. Regional Durham Region Transit supports the secondary plan as it is Acknowledged. The Secondary Plan will Finance, consistent with transit supportive land use practices through the note that future transit routes will be Servicing, focus of higher density residential development along DRT's located along arterial and collector roads. Transportat high frequency network. The following comments should be ion considered: Planning, Durham • Durham Region Transit (DRT) and GO Transit routes have Regional been since updated as per section 3.2 within the Planning Transit, Rationale Report. Route 501 (South Bowmanville) and Route and 506 (Clarington Community Route); and the GO Bus Route 90 Regional will no longer operate as part of the new network effective Health: September 28, 2020. As part of the new network, Route 902 (King) will service the downtown Bowmanville area between Durham Oshawa Station and Simpson Avenue. Regional Transit • DRT will review bus services as development occurs to (DRT) support transit availability to residents. Future service will be located along arterial and collector roads as per Durham Region Transits' Five -Year Transit Strategy. 17 Page 346 Topic/ Section Comment Response Regional The overall health and wellbeing of the community are the main Agree, but some comments may be too Finance, concern. To ensure that a community is healthy and detailed for inclusion in a secondary plan Servicing, sustainable, there are many different elements that must be document. Will incorporate where Transportat achieved. appropriate. ion Planning, • The following comments should be considered: All new Durham construction to be conducted with good dust suppression plans Regional prior to commencement of construction and during the Transit, construction phase to minimize impact to existing communities, and utilizing Ministry of Environment, Forest, and Climate Change Regional (MOEFCC) best practice document "Best Practices for the Health: Reduction of Air Emissions From Construction and Demolition Activities". Regional (http://www.bv.transports.gouv.qc.ca/mono/1173259.pdf) Health • The community should be designed with water and landscaping features that are properly designed and graded to prevent pooling of water that may contribute to breeding grounds for vectors such as mosquitos. • It is recommended that all new rental units or housing used for priority populations have central air conditioning in the individual units and a cooling room in any multi -dwelling unit. • All community facilities such as community centres and schools have central air conditioning to minimize the impacts of extreme heat. Summary The Region is generally supportive of the Draft Brookhill The Region has since stated, via email, Neighbourhood Secondary Plan and Sustainable Urban Design that this revised traffic analysis may be Guidelines. However, there are a number of comments and submitted after Council adoption of the concerns with the Secondary Plan progressing in advance of Secondary Plan, but is required before detailed transportation work required to support the proposed Regional approval irz Page 347 Topic/ Section Comment Response road network. We recommend that detailed technical analysis be undertaken and reviewed before the Secondary Plan is endorsed by Council. The proposed Brookhill Secondary Plan update represents a major policy amendment and is of Regional Interest. Accordingly, the proposed amendment is not exempt from Regional approval. Please advise our Commissioner of Planning and Economic Development of your Council's decision. If your Council adopts the proposed Amendment, please forward a record to this Department within 15 days of the date of adoption. The record should include the following: • Adopted Amendment (1 certified copy, 4 duplicates & 5 working copies) • Region's submission form (1 copy) • Letter requesting the Region's approval • Adopting by-law (2 certified copies) • Minutes of all public meetings • All written submissions and comments (originals or copies), showing the dates received • All planning reports considered by Council • Affidavit(s) of municipal employee(s) certifying that Notice of Public Meeting was given, a public meeting was held, and Notice of Adoption was given in accordance with the requirements of the Planning Act; and a • Mailing list of persons who spoke at the public meeting(s) We would be pleased to discuss our comments on the suggested changes in this letter. 1.1 c) The text should not refer to the previous Amendment No. 126 Section removed. However, original as a new Amendment to the Clarington Official Plan is required. Brookhill Secondary Plan was Amendment ivf Page 348 Topic/ Comment Response Section No. 60 (2008). This update is, in fact, Amendment No. 126. 1.1 f) The text should refer to A Place to Grow: Growth Plan for the Section removed. Greater Golden Horseshoe. 1.3 c) and • Section 1.3 c) states that it is fundamental for the plan to Population, job, and units updated. A e) achieve a minimum net density of 50 residents and/or jobs per density assumption chart has been hectare. However, section 1.3(e) states that the plan will provide provided that illustrates the gross and net approximately 6,400 to 6,600 people and 280 jobs with a gross density for Brookhill. FBMP area to not be density of 41 residents and jobs per hectare. included. • It is unclear whether a gross density of 41 residents and jobs per hectare is a direct equivalent to a net density of 50 residents and jobs per hectare as defined by the Growth Plan. Further information is required to determine whether the provincial density requirement will be met. Section 3.0 • In the 1st paragraph, it is noted that the residential Now at 3.4.1: Residential revised to — neighbourhoods be planned and designed to be within "an include "...an approximate 5 minute walk Community approximate 5-minute walk (400 metres) of local transit" and a (400 metres) of existing and future local Structure, 10-minute walk (800 metres) of "higher order transit and transit services". Higher order transit has Policy 4 services." The Region generally supports this goal. However, been revised to read "...within a 10 to 20 (Residentia none of the secondary plan area is currently within a 5-minute minute walk (800 to 1,600 metres)..." I walk of transit services, as DRT has replaced local bus routes Neighbour serving the area with an Urban On -Demand service. However, This leaves the option for potential future hoods) the policy concept is still valid as the Urban On -Demand service local transit to be delivered. uses a series of pick-up locations that should fulfill these walk distances. As the community develops, local routes could be reintroduced serving the secondary plan area. • The higher order transit part of the policy should be revised to read "within a 10-20-minute walk (800-1,600 metres) of higher order transit and services." Please note, a 10-minute walk to the 20 Page 349 Topic/ Comment Response Section higher order transit bus stops is not possible for most of the secondary plan area, as well as the services within the Bowmanville West Town Centre. The nearby higher order transit/transit priority network is located along Regional Highway 2 and at the planned Bowmanville GO Station, as identified in the Regional Official Plan (Schedule 'C', Map 'C3') and Durham Transportation Master Plan (Maps 1 A and 1 B). • It should also be clarified whether both local and higher order transit will be provided or whether the potential exists that, based on operational and financial criteria, only higher order transit will exist. • It is further recommended that a high level estimate of service level requirements and associated capital and operating costs be assessed as part of the review of the fiscal impact study. Section 5.0 It should be clarified that traffic calming measures can be Policy revised to include "...on Collector — Creating implemented on Collector and Local roads. In other words, the and Local Roads... Now at 9.9.2 a Vibrant policy should not apply to Bowmanville Avenue, Green Road, Urban Nash Road or Longworth Avenue (except for on -street parking Places, potentially between Green Road and Bowmanville Avenue). Policy 5.3.1 v) Section 6.0 It should be clarified where noise attenuation fencing and Added to Policy "Noise attenuation fencing - reverse lot frontage conditions will be discouraged, including will be discouraged along Arterial Roads." Encouragin along Arterial Roads. Now at 7.2.6 g Housing Diversity Secondary Plan already includes policies Policy 6.1 to discourage back lotting or reverse lot h) frontage. See 6.7.13 Section 6.0 Recent changes to the Planning Act (amended through Bill 108) New policy in conformity with Bill 108 at - allow an additional residential unit to be permitted in any single 7.2.21 21 Page 350 Topic/ Comment Response Section Encouragin detached house, semi-detached house, or row house and in an g Housing ancillary building. This would allow for a maximum of two Diversity additional residential units per property, for a total of three units Policy 6.1 on a property. This proposed policy be revised accordingly. Garden Suites Section 6.2 • Section 6.2(d) states that "the Municipality will explore other Policy revised to add - "Financial d) potential incentives under a Community Improvement Plan or incentives are subject to the approval of other legislated tool, such as reduced or deferred development Regional Council." Now at 7.2.12 charges, reduced application fees, grants and loans, to encourage the development of affordable housing units and purpose-built rental housing. The Municipality will also encourage Durham Region to consider financial incentives for these types of development." • It should be noted that any financial incentives for this type of development are subject to the approval of Regional Council and are currently under consideration through the Regional review of a Regional Community Improvement Plan. Section 8.0 Longworth Avenue, west of Green Road, is part of Deferral 2 to Policy revised to read "Green Road, Nash — Mobility the Clarington Official Plan (OP) but is currently designated as a Road, and Longworth Avenue west of and Type B Arterial in the ROP. This deferral will soon be resolved Green Road are identified as Type B Streets, through the Region's further approval of the Clarington OP. As Arterial Roads and Longworth Avenue, Policy such, the secondary plan should update this policy. east of Green Road is a Type C Arterial 8.1.1 a) Road." Now at 9.3.1 Section 8.0 • This policy needs to be revised, as there are no bike lanes Policy revised to read "It shall have a — Mobility proposed on Bowmanville Avenue through the Region's Class boulevard Multi -Use Path (MUP) on the and EA study for Bowmanville Avenue (Baseline Road to Nash west side (for use by pedestrians and Streets, Road), completed in 2017. This policy is also inconsistent with cyclists) and a sidewalk on the east side." the description used in Schedule A — Land Use and Now at 9.3.3 22 Page 351 Topic/ Comment Response Section Policy Transportation, and the cross-section shown in Appendix B — 8.1.1 c) Sustainable Urban Design Guidelines. A boulevard Multi -Use The locations of signalized intersections Path (MUP) is planned on the west side (for use by pedestrians are not determined at the time of a and cyclists), and a sidewalk is planned on the east side of Secondary Plan. Bowmanville Avenue. • Further, it should be clarified whether any signalized intersections will be required on Regional roads and in accordance with Regional cost sharing policy for traffic signalization. It should also be clarified if there will be any direct cost to the Region for this service. Section 8.0 The description of the alignment for Longworth Avenue should Policy revised to read "The alignment of — Mobility be clarified. The alignment of Longworth Avenue shown in the Longworth Avenue as shown on Schedule and secondary plan is approximate, and the section from the A is approximate and the section from the Streets, existing Bowmanville Creek bridge westerly to Green Road existing Bowmanville Creek bridge Policy (including the shift in alignment to the south from the existing westerly to Green Road (including the shift 8.1.1 g) bridge to Bowmanville Avenue), will be determined through in alignment to the south from the existing detailed design. The section from Green Road westerly to Holt bridge to Bowmanville Avenue), will be Road is currently being determined through the Longworth determined through detailed design. The Avenue Extension Class Environmental Assessment (EA) section from Green Road westerly to Holt Study. Road is currently being determined through the Longworth Avenue Extension Class Environmental Assessment (EA) Study." Now at 9.3.8 Section • Section 3(4) refers to the Brookhill Neighbourhoods being 8.1.6 b) removed. See response below 8.1.6(b) within a 5 minute walk (400 meters) of local transit service and a regarding the removal and replacement of 10 minute walk (800 meters) of higher order transit. Section 8.1.6 a) 8.1.6(b) goes on to state that transit service will be implemented on a phased basis and based on acceptable operational and financial criteria. 23 Page 352 Topic/ Section Comment Response • As noted above, it should be clarified whether both local and higher order transit will be provided or whether the potential exists that, based on operational and financial criteria, only higher order transit will exist. • It is further recommended that a high level estimate of service level requirements and associated capital and operating costs be provided as part of the fiscal impact study. Section • A provision for transit stops and incorporation of bus -bays, Policy 8.1.6 revised. Now at 9.8.1: "Transit 8.1.6 c) where appropriate, will be incorporated into road design facilities should be integrated early and requirements. An estimate of the magnitude and cost of this appropriately throughout the Brookhill infrastructure should be included in the Regional servicing Neighbourhood. Durham Region Transit estimates. shall be invited to all development pre - consultation meetings to advise on transit • Under the Region's current approach, developers do not fund requirements." or install transit stops as the Regional transit development Now policy, at 9.8.2: "To facilitate the charge provides the funding for the Region to construct this type creation of a transit supportive urban of transit infrastructure. structure, the following measures shall be reflected in development proposals, including the subdivision of land: a. Transit -supportive densities provided on lands within the Local Corridor in keeping with municipal density targets; b. Provision of a local road pattern and active transportation network that provides for direct pedestrian access to transit routes and stops; c. Transit stops located in close proximity to activity nodes and building entrances; and d. Provision for transit stops and 24 Page 353 Topic/ Comment Response Section incorporation of bus -bays where appropriate into road design requirements" Pedestrian The trail system should also include connections to Institutional Policy revised to read "Accordingly, and Bicycle uses, such as schools, in addition to the Neighbourhood Centre, connections will be made to the road Path the road network and the existing trail system. network, the Neighbourhood Centre, System f) institutional uses including schools, Neighbourhood Parks, and the existing trail system." Now at 9.10.6 Pedestrian The active transportation network should include connections to Policy revised to read "The active and Bicycle all major destinations such as the Village Corridor, the transportation network will connect to all Path Neighbourhood Centre, and Institutional uses including schools, major destinations, such as the Village System k) in addition to neighbourhood parks and community gardens. Corridor, the Neighbourhood Centre, V. Institutional uses including schools, neighbourhood parks and community gardens, in order to provide convenient and safe access to facilitate travel by alternate modes of transportation;" now at 9.10.4 9.2.1 It is suggested that the medium density or higher type of Schools now shown as a symbol, not a Schools — residential uses be specified in policy in the event that a school block, on top of Low Density Residential. e) iii. site shall not be required by the School Board. 9.2.1 It is suggested the following wording be added "Parking and Numerous policies under Section 10.6 Schools — loading areas will be provided and access points designed in a promote walking and cycling to school. f) iii. manner that will promote active transportation and, minimize See also 9.10 for Active Transportation conflicts..." 9.2.2 Appropriate alternative uses should be detailed in this policy A Place of Worship site has not been Places of such as medium or high -density residential uses if it is determined and is not identified on Worship b) determined that a Place of Worship is deemed not to be needed Schedule A. Place of Worship section in the community. 25 Page 354 Topic/ Comment Response Section replaced with broader Community Facilities section. 10.2 Low "Limited" street townhouse dwellings is subjective and requires Municipality has revised the definition for Density clarification. Is the number proposed to be limited based on the 'Low Density' to include townhouses. Residential overall Secondary Plan area, by each subdivision, by each Policy at 11.3.6 that requires a minimum of Designatio street or some other measure? 80% of the Low Density Residential be n b) singles and semis, the remaining 20% (max) may be townhouses. 10.3 • As a suggestion, professional office, and service commercial Suggestion conflicts with parent Official Medium uses (i.e. travel agent, and hair salon) may be appropriate to be Plan policies for "Urban Residential." Density added to the list of allowable retail uses, as these types of uses Mixed -use buildings not permitted. Only Residential provide a local service, and would help bring clientele to the limited small-scale commercial uses Designatio area and support an active streetscape. permitted. See 11.4.2 n d)-g) • It is also recommended in policy 10.3 d) specify that such uses are only permitted in mixed use buildings and in strategic locations be qualified by stating they are only permitted on arterial roads and at intersections such as Longworth Avenue, Clarington Boulevard and Green Road. 10.4 High It is recommended that the types of uses permitted in mixed use Revised. The Municipality has prepared Density buildings be specified and include professional office, and working definitions for the land use Residential service commercial uses in addition to retail uses. designations across all secondary plans. Designatio The High Density Residential designation n b) It is also recommended that Policy 10.3 d)-g) also be included in is now referred to as "Medium Density Policy 10.4. Local Corridor" since max height is 6 storeys. New policy at 11.5.1: "The Medium Density Local Corridor designation allows for a concentration of density and mix of 26 Page 355 Topic/ Comment Response Section uses. The predominant use of lands with the Medium Density Local Corridor designation is housing in mid -rise building forms combined with cultural, entertainment, recreational, offices, restaurants, retail, and/or service commercial uses within mixed -use buildings". Permitted building types limited to: Street townhouses; Block townhouses; Stacked townhouses; Back-to-back townhouses; Apartment buildings; Mixed -use buildings; and Accessory apartments. 10.4 High It is recommended that transition policies to lower density Policy removed. Medium Density Local Density designations be incorporated into this policy for all uses Corridor permits apartments and mixed Residential including mixed use buildings. use buildings. Designatio n f) The policy should read "All buildings ApartmeRt idwelliRgS should be located... Lower density housing forms, such as townhouses and stacked townhouses, may be utilized with apartment and mixed use buildings to transition to lower density areas." 10.4 High Due to the proximity of mixed use high density residential uses Revised. Density to low density residential land uses, consider adding a new Residential policy to consider sensitively integrating new buildings in New policy at 11.5.5 "The highest and Designatio accordance with Policy 5.2e). most dense forms of development shall be n g) located fronting the Local Corridor. Add a new Policy g) that reads: Development shall provide a transition, locating less dense and lower scale "Development of uses will be sensitively integrated with Policy buildings in locations adjacent to lower 27 Page 356 Topic/ Comment Response Section 5.2e) of this Plan. The scale of buildings in a High Density density designations." Residential designation shall be compatible and sensitively integrated with surrounding residential uses in terms of building Proposed policy added with reference to mass, height, setbacks, orientation, privacy, landscaping, new Transition Policies. shadow casting, accessibility and visual impact." 10.5 It is suggested that office uses also be permitted within this Updated to include "offices". See 11.6.1 Village designation. It is a use that would be complementary to the Corridor retail and commercial uses permitted within this designation. Designatio n a) and d) Neighbour To be consistent with the other designations in the Secondary Aside from "grocery stores/supermarkets" hood Plan, service commercial uses including office should be at 11.7.2, other commercial uses are Centre permitted in this designation. permitted in mixed -use buildings. Designatio n b) and g) 10.8 It is recommended that a Policy d) be added to specify a To be determined at the time of a more Environme Special Policy for the low density residential lands proposed detailed application for the property. The ntal northwest of Longworth Avenue and Green Road. These lands underlying designation cannot be achieved Constraints are constrained with limited road access, the ability to be until an Environmental Impact Study has Overlay serviced by infrastructure and transportation. been prepared and the limits of the natural heritage system confirmed by the Municipality and CLOCA. The Environmental Constraints Overlay policies state that "the underlying designation cannot be achieved until an Environmental Impact Study has been prepared and the limits of the natural heritage system confirmed." Not certain we need to add any additional policies. WQ Page 357 Topic/ Section Comment Response 11.1 b • Section 11 deals with servicing requirements for the New policy at 12.1.2: "Any Regional Secondary Plan Area. Section 11.1 b states that "the infrastructure required to support the Municipality will work with the landowners and the Regional development of the Brookhill Municipality of Durham to develop a plan for the phasing of Neighbourhood is subject to the annual extensions to the existing services within the Brookhill budget and Business Planning Process." Secondary Plan Area." However, the plan does not provide any detail with respect to water, sewer, or road servicing requirements. • Section 11.1 b also states that "a phasing plan shall be prepared as part of the Functional Servicing Plan by development proponents at the time an application for draft plan of subdivision is submitted." It is recommended that an overview of the specific servicing extensions be provided prior to the submission of future draft plans of subdivision to ensure an informed and timely review by Regional staff. • It should also be stated that any Regional infrastructure required to support the development of this area is subject to the annual Budget and Business Planning Process. The timing of capital works in the Region's Development Charge Study is an estimate only and is subject to rate of residential / non- residential growth, available financing and competing priorities of Regional Council. 12.2 The Region of Durham will also need to be satisfied that the Acknowledged Capital owner enter into a Subdivision Agreement with the Region of Works c) ii. Durham and that the assessment of infrastructure cost and d) requirements and development phasing be undertaken to the satisfaction of the Municipality of Clarington and the Region of Durham. W Page 358 Topic/ Section Comment Response Section Under viii, an Internal Traffic Impact Study is listed while under At subdivision stage we require a 12.0 — ix, a Traffic Impact Study is listed as study requirements that Transportation Impact Study Implement may be required for development applications in the secondary ation, plan area. The sub -policy should simply refer to Transportation Policy Impact Study (as Traffic Impact Study is an older term focused 12.3.1 a) on auto travel). 12.4 Pre- Peer review studies and retention is also at the discretion of the Acknowledged submission Region of Durham in addition to the Municipality of Clarington. Consultatio n f) WE Page 359 Attachment 5 to Report PDS-028-21 CLOCA's Comments on Sustainable Urban Design Guidelines Section No. Comment Consultant's Response 2.2.2 Type C It may be beneficial to specifically include in this section Green infrastructure guideline added Arterial - wording from 2.2.1 points 7 & 8 which speak to including to Type C Arterial Longworth within the right of way green intrastate to improve groundwater infiltration and water quality treatment as well as incorporating curb cuts where feasible as there may be opportunity in the wider right of way widths of Longworth Ave. 2.4.1 Valleylands #1 - It is unclear what lands are being referred Revised. to as the 'Bowmanville Valley Conservation Area'. The lands owned by CLOCA in the Bowmanville valley north of Longworth Avenue are not maintained or open for public use as a Conservation Area. The public should not be encouraged to utilize the CLOCA owned lands. 2.4.1 CLOCA supports the specific measures directly related to Section for "Wetlands" added under Valleylands, Woodlands and Urban Forest in this section. 2.4.1. Guidelines will refer to Given that there are several wetland features (some of setbacks, restrictions on crossings, which are Provincially designated) that are located within etc. the Plan area, a section specific to wetlands should be included. The points related to Woodlands would also be applicable to wetlands. 2.4.2 e) Although staff fully support urban agriculture, we would Added "measures to protect Natural recommend that community gardens and the like be Features must be considered." located away from the Natural Heritage System. This may prevent or discourage garden waste from being dumped into the valley systems. 2.4.2 h) 6. Stormwater ponds are not permitted within the vegetation There should be flexibility for locating protection zones of natural features. SWM ponds or outfalls within the Page 360 Section No. Comment Consultant's Response VPZ. The only SWM facility within the VPZ is an existing, approved facility in the southern edge. 2.5.1 The trail network should be directed to areas outside of the Trail network revised. Natural Heritage System (NHS) or limited to the outer edge of the vegetation protection zone. 2.5.1 Connections bisecting the NHS should be limited in order Agree. to promote the preservation and protection to the ecological integrity and function of the features comprising the NHS. 2.5.1 New pedestrian crossings of tributaries should be limited Agree. Guideline added to ensure protection of the ecological integrity of the tributary and riparian corridor. 2.5.1 Where feasible, road crossings should be utilized as trails Agree. Guideline added crossings. 2.5.1 Where creek crossings are unavoidable, existing crossing Agree. Guideline added locations can be considered however, the new crossing should not use existing non -permitted culverts. Creek crossings will need to be designed to promote fish passage and flows as well as minimize impacts to the riparian area. 2.5.1 The location of pedestrian trails should be designed to Agree. Guideline added avoid interfering with the meanderbelt of the creeks. Durham Region's Comments on the Sustainable Urban Design Guidelines Page 361 Section/Topic Comment Response 1.4 The Guidelines should be utilized to evaluate Agree, revised Interpretation& various types of Planning Act applications not Implementation just draft plans of subdivision applications. 11 The coordination and consistent approach to 2.2.1 Guideline 11. revised to include "street street lighting between draft plans of lighting". Repetition with Guideline 12 that subdivision and along arterial and collector identifies "street lighting as a component of streets should also be provided for. street furnishings. Bottom of page Delete the reference to Local Corridor .... as it is Deleted. The guidelines will include a section not relevant to the Arterial Roads. on Local Corridors and Prominent Intersections before Section 2.2 Roads. Section 2 — • Guideline 4 identifies that an 800 metre (10- Revised. Removed reference to "community The Public minute walk) to higher order transit or centre" and replaced with "Neighbourhood Realm, Sub- community centre be ensured. As noted in our Centre or Village Corridor". Updated the Section 2.1 comments on Section 3.0 — Community diagram on Page 6 to include "800 - 1600m" Structure, Policy 4 (Residential walking distance Neighbourhoods), a 10-minute walk to the Revised to match policy in Secondary Plan that higher order transit bus stops is not possible for states "...an approximate 5 minute walk (400 most of the secondary plan area at this time metres) of existing and future local transit (i.e., to Regional Highway 2 or the planned services". As noted, this leaves the option for Bowmanville GO Station). The Region potential future local transit to be delivered at acknowledges it appears that a 800-1,600 full build -out. Higher order transit has been metre (a 10-20 minute walk) is more realistic. revised to read "...within a 10 to 20 minute walk The Municipality should explore opportunities to (800 to 1,600 metres)..." reach this goal. • Further, this policy refers to "community centre", but it is not clear whether this is referring to the Village Corridor or Neighbourhood Centre identified in the secondary plan, or to the Bowmanville West Page 362 Section/Topic Comment Response Town Centre (as noted in the secondary plan policy above). Section 2.2.2 — • Guideline 1 should be reworded to indicate Revised guidelines for Type A Arterial. Arterial Roads, that the maximum right-of-way width for Type A Arterial Bowmanville Avenue is 36 metres. — Bowmanville Avenue • Guideline 2 should indicate that a sidewalk is on one side of the road (west side), which is consistent with the Class EA Study preliminary design completed for Bowmanville Avenue (Baseline Road to Nash Road) and the cross- section included on page 9. Section 2.2.2 — • The subtitle should add Longworth Avenue Revised. Cross section for portion of Arterial Roads, (west of Green Road), as it is designated as a Longworth, west of Green Road added. Type B Arterial Type B Arterial in the ROP, and soon to be — Green Road designated in the Clarington OP as such, once and Nash Deferral 2 is resolved by the Region. Road • Guideline 2 should be reworded to indicate that a 3.0 metre width is required for a two-way cycle track on one side of the street, not a bicycle lane. Section 2.2.2 — • The subtitle should add "(east of Green Revised. Arterial Roads, Road)", as this is the part of Longworth Avenue Type C Arterial that is designated as a Type C Arterial. — Longworth Avenue: • Guideline 2 should be reworded to indicate that 1.5 metre width is required on both sides of the street for one-way cycle tracks, not bicycle lanes, consistent with the cross-section shows. However, to be flexible in case on -road bike Page 363 Section/Topic Comment Response lanes on both sides is proposed, the guideline could be reworded. Typical Cross- • Please update the cross -sections to reflect the Cross sections updated/added to correspond Sections: above comments. with the comments. • For Green Road/Nash Road, the cross- section shows four travel lanes. However, according to the Clarington TMP and Preferred Land Use Plan Transportation Review prepared by R.J. Burnside (August 2020) for the secondary plan, only two through lanes are required for these roads. The cross-section should be revised to show a centre median/centre left -turn lane and room for right - turn lanes and/or bus stop bays/lanes. The 30 m right-of-way is still appropriate, as a two-lane Type B Arterial. • A new cross-section should be added for Longworth Avenue, west of Green Road, as this is planned as a 4-lane Type B Arterial, as noted previously, and should be planned within a 36 m right-of-way. Section 2.2.6 — Under Sidewalks, Guideline 1 should indicate, Revised. Streetscape perhaps in the sub -bullets, that a 3.0 metre Elements wide boulevard multi -use path (e.g. on Bowmanville Avenue) can be provided in lieu of a sidewalk. d) Low-rise Clarification should be provided regarding the Building heights had not been confirmed at the apartment permissive heights of buildings. A range of time of the Draft Secondary Plan. Based on the buildings permissive heights (expressed in metres and Municipality's working definitions for the land Page 364 Section/Topic I Comment I Response e) Mid -rise Apartment Building 3.3.1 and 3.3.2 Commercial and Mixed -Use Development storeys) for each type of building form may be clearer to the reader. It is also noted that mid - rise apartment buildings allow a height of 6 storeys, which does not correlate with section 10. 4 c) of the BSP which allows a maximum of 4 storeys. It is noted that building design at the street level and building heights needs to be added. Further, the height of mixed -use buildings needs to be determined and should correspond with the permissions in the appropriate designation of the BSP. Consideration should be given to requiring a minimum ground floor to ceiling height for single use apartment buildings as part of an implementing zoning by-law to enable non- residential uses on the ground floor to achieve mixed use buildings over time. M. use designations across secondary plans, the building heights will be revised to coordinate with the Secondary Plan. The building heights will be provided in storeys as there are often inconsistencies with how storeys are translated into metres, resulting in amendments at the time of a development application. Agree, guidelines to be provided. Page 365 Clarington If this information is required in an alternate format, please contact the Accessibility Co-ordinator at 905-623-3379 ext. 2131 Planning and Development Committee Minutes Date: April 26, 2021 Time: 7:00 p.m. Location: Council Members (in Chambers or MS Teams) I Members of the Public (MS Teams) Members Present: Mayor A. Foster, Councillor G. Anderson, Councillor R. Hooper, Councillor J. Jones, Councillor J. Neal, Councillor C. Traill, Councillor M. Zwart Staff Present: A. Allison, J. Newman, L. Patenaude, R. Windle, F. Langmaid, K. Richardson, A. Burke Other Staff Present: L. Backus, C. Salazar, T. Rubino, Cindy Strike 1. Call to Order Councillor Anderson called the meeting to order at 7:00 p.m. 2. Land Acknowledgment Statement Mayor Foster led the meeting in the Land Acknowledgement Statement. 3. New Business — Introduction New business item(s) were added to the New Business - Consideration section of the agenda. 4. Adopt the Agenda Resolution # PD-130-21 Moved by Councillor Traill Seconded by Councillor Jones That the Agenda for the Planning and Development Committee meeting of April 26, 2021, be adopted, with the exception of, Items 15.1 Pete Zuzek, MES, CFM, P. Geo., President, Zuzek Inc., Regarding Unfinished Business Item 15.1, Report PDS-007-21 Cedar Crest Beach — Property Loss Study and 15.2 PDS-007-21 Cedar Crest Beach - Property Loss Study, which shall be referred to the June 7, 2021 Planning and Development Committee meeting. Motion Withdrawn 1 Page 366 Planning and Development Committee Minutes of April 26, 2021 Resolution # PD-131-21 Moved by Councillor Zwart Seconded by Councillor Hooper That the foregoing Resolution #PD-130-21 be divided such that the referral be considered separately from adopting the agenda. Motion Withdrawn Resolution # PD-132-21 Moved by Mayor Foster Seconded by Councillor Hooper That the Agenda for the Planning and Development Committee meeting of April 26, 2021, be adopted as presented. Carried 5. Declaration of Interest Councillor Jones declared an indirect interest in 13.4, PDS-026-21 Lease with Lakeridge Health for a Temporary Air Ambulance Heliport. 6. Announcements Members of Committee announced upcoming community events and matters of community interest. 7. Adoption of Minutes of Previous Meeting 7.1 Minutes of a Regular Meeting of April 6-7, 2021 Resolution # PD-133-21 Moved by Councillor Hooper Seconded by Mayor Foster That the minutes of the regular meeting of the Planning and Development Committee meeting held on April 6-7, 2021, be approved. Carried 8. Public Meetings 8.1 Public Meeting for a Proposed Official Plan Amendment and Zoning By-law Amendment Toni Rubino, Planner, made a verbal presentation to accompany an electronic presentation. Jacqueline Mann, Clark Consulting Services, thanked Ms. Rubino for the presentation and stated that they are thankful Council is considering the application. No one spoke in opposition to the application. 2 Page 367 Planning and Development Committee Minutes of April 26, 2021 8.2 Public Meeting to Seek Input on the Draft Official Plan Amendment to Delete Policy 13.3.12 and Section 17.3 Special Study Area 2 - Greenbelt Expansion from Clarington's Official Plan Lisa Backus, Principal Planner, made a verbal presentation to accompany an electronic presentation. Bruno Constantino was called upon and was not present. Antonella Vergati was called upon and was not present. Peter Traicus spoke in support of the proposal. He stated that adding the lands to the greenbelt will isolate Courtice, from Bowmanville and Newcastle. Mr. Traicus noted that Clarington has economic advantages coming such as Highway 418 and the GO Station and added that if the lands are added to the greenbelt, this will disappear. He questioned what the percentage would be if the lands were converted and asked what the remainder of land is in the whitebelt. Mr. Traicus answered questions from Members of Committee. Adesina Bakare was called upon and was not present. Martha Vandepol spoke in support of the proposal. She made a verbal presentation to accompany an electronic presentation. Ms. Vandepol explained why it took five years for the public to be notified of the Special Study Area 2. She provided a background of Council approving OPA Amendment 107. Ms. Vandepol expressed her concerns regarding transparency and how no property owners were advised of the Special Study Area 2. She questioned why we need more land in the greenbelt when Clarington already has 81 % of land in it. Ms. Vandepol explained that we need lands for economic growth and to create homes and jobs for residents and added that the greenbelt expansion will put a boundary line to any future economic development to the lands if they are added. Russ Brown was called upon and was unable to speak. Doug Rombough was called upon and was not present Gord Robinson spoke in support of the proposal. Mr. Robinson questioned why notifying residents of proposals has always been an issue and hope Staff can continue to improve on notification to landowners. He stated that adding the lands in the greenbelt will decrease land value and added that he doesn't think it's right to take away property owners rights to their land. Mr. Robinson explained that in order to have population growth in the future, the lands should not be included in the greenbelt. He requested that Members of Committee say no to the expansion and asked that Councillors of wards 3 and 4 look how close they are to possibly having a pipe in Orono. Mr. Robinson stated that the dream of having the pipe is over if the lands are added to the greenbelt. 3 Page 368 Planning and Development Committee Minutes of April 26, 2021 Jim Hamilton, Welcome Feeds, spoke in support of the proposal. He stated that he is speaking on behalf of 200 landowners. He noted that they support the deletion of the policies from the Official Plan. Mr. Hamilton stated that the farmers in the area wish the land would not be added to the greenbelt as they want control of their land and to make their own decisions. Mr. Hamilton explained that the best use of the land is for future development not greenbelt space. He stated that he turned down an offer on a property as it is unclear what he can do with it and added that he wishes the greenbelt expansion would be removed from the Official Plan. Richard Rekker spoke in support of the proposal. Mr. Rekker explained the difference of the lands on the east and west and noted they should not be included in the Special Study Area 2. He quoted the Provincial Policy Statement and expressed his concerns regarding the prime agricultural area. Mr. Rekker listed the businesses along Highway 2 and noted the prime farmland should be protected. He expressed his concerns regarding the expansion and the greater golden horseshoe. Mr. Rekker explained that expanding the greenbelt would affect the growth plan of the greater golden horseshoe and other developments. He stated that the rural area west of Bowmanville should be added to the greenbelt as it doesn't relate to the prime agricultural area. Brenda Neddow was called upon and was not present. Kirk Kemp spoke in support of the application. He noted that he was disappointed when he heard that the east lands were included in the Special Study Area 2. Mr. Kemp noted that he is thankful that Council has shown interest to reconsider the Special Study Area 2 and is pleased that the decision is going in the right direction. He explained that they have purchased land in the whitebelt and noted if it is switched to greenbelt, the value of the property would be lowered significantly. Mr. Kemp stated that the lands should be used for future development as Clarington is fast growing. He stated that the area is important for growth and thanked Members of Committee for their time. Mike Box was called upon and was not present. Eric Bowman stated that he represents the Agricultural Advisory Committee and noted they haven't had an opportunity to discuss this matter due to conflict of interest issues. Brenda Metcalf was called upon and was not present. Alter the Agenda Resolution # PD-134-21 Moved by Councillor Neal Seconded by Mayor Foster That the Agenda be altered to consider Report PDS-024-21, at this time. Carried 4 Page 369 Planning and Development Committee Minutes of April 26, 2021 13. Planning and Development Department Reports 13.2 PDS-024-21 Public Meeting Report for DRAFT Official Plan Amendment Regarding Special Study Area 2 Resolution # PD-135-21 Moved by Councillor Neal Seconded by Councillor Jones That Report PDS-024-21 be received; and That policies 13.3.12, 17.3, 17.3.1, 17.3.2, 17.3.3, and 17.3.4 be removed from the Clarington Official Plan. Referred Resolution # PD-136-21 Moved by Councillor Neal Seconded by Councillor Jones That the foregoing Resolution #PD-135-21, be referred to Staff to report back at the May 3, 2021 Council meeting. Yes (3): Councillor Jones, Councillor Neal, and Councillor Traill No (4): Mayor Foster, Councillor Anderson, Councillor Hooper, and Councillor Zwa rt Motion Lost on a recorded vote (3 to 4) Resolution # PD-137-21 Moved by Councillor Neal Seconded by Councillor Traill That the foregoing Resolution #PD-135-21, be referred to Staff to report back at the May 17, 2021 Planning and Development Committee meeting. Yes (7): Mayor Foster, Councillor Anderson, Councillor Hooper, Councillor Jones, Councillor Neal, Councillor Traill, and Councillor Zwart Carried on a recorded vote (7 to 0) 9. Delegations 10. Communications — Receive for Information 11. Communications — Direction 12. Presentations 5 Page 370 Planning and Development Committee Minutes of April 26, 2021 13. Planning and Development Department Reports 13.1 PDS-023-21 Official Plan and Zoning By-law Amendment Applications to Facilitate the Severance of a Surplus Farm Dwelling Resolution # PD-138-21 Moved by Mayor Foster Seconded by Councillor Zwart That Report PDS-023-21 be received; That the application to amend the Clarington Official Plan and Zoning By-law 84- 63 continue to be processed; That Staff receive and consider comments from the public and Council with respect to OPA2021-0002 and ZBA2021-0003; and That all interested parties listed in Report PDS-023-21 and any delegations be advised of Council's decision. Carried Recess Resolution # PD-139-21 Moved by Councillor Hooper Seconded by Mayor Foster That the Committee recess for 10 minutes. Carried The meeting reconvened at 9:31 p.m. with Councillor Anderson in the Chair. 13.3 PDS-025-21 Darlington New Nuclear Build, License Renewal Hearing Resolution # PD-140-21 Moved by Mayor Foster Seconded by Councillor Zwart That Report PDS-025-21 be received for information; and That Council adopt the following resolution: That the Darlington Nuclear Generating Station has been a significant part of the Municipality of Clarington since the 1980s, and has provided many positive benefits to the community with minimal adverse effects on the natural environment; That the Municipality of Clarington Council and Staff have attended numerous meetings and information sessions with respect to the Darlington New Nuclear Power Plant Project and are therefore very knowledgeable with respect to the Project; and 6 Page 371 Planning and Development Committee Minutes of April 26, 2021 That the Municipality of Clarington retained a qualified team of professionals to undertake a detailed peer review of the draft Environmental Impact Statement for the Darlington New Nuclear Power Plant Project and, on the basis of this peer review, can state with confidence that the Environmental Impact Statement meets the requirements of the Guidelines for the preparation of the document and that it satisfactorily addresses the Municipality's issues and concerns with respect to the Project; That the Municipality of Clarington's peer review of the Environmental Impact Statement for the Darlington New Nuclear Power Plant Project agreed with the study's conclusions; That Council and the residents of the Municipality of Clarington have been steadfast in their support for the proposed Darlington New Nuclear Power Plant Project and are eager to have nuclear power generation continue as a positive presence in our community; That Council and the community of Clarington are very supportive of the use of Small Modular Reactors (SMR) as it would avoid the use of cooling towers, thus minimizing any associated socio-economic impacts for Clarington and Durham Region, for the Darlington New Nuclear Power Plant Project; That Clarington Staff has worked with representatives of the Canadian Nuclear Safety Commission (CNSC), Ministry of Municipal Affairs and Housing, Durham Region and Ontario Power Generation to ensure that sensitive land uses are addressed within the three -kilometer buffer zone; That many traffic and transportation network improvements have been implemented over the past decade to address potential deficiencies within the network and Clarington Staff have reviewed the findings of the updated Traffic Assessment Report, September 2019; and That the Council of the Municipality of Clarington hereby advises the CNSC that it supports the Darlington New Nuclear Power Plant Project and strongly supports the use of SMR technology; That the Mayor and Senior Staff accept the invitation of the CNSC to appear at the hearing in June to outline the Municipality's support for the project, our involvement and comments as set out in Report PSD-010-11 and reaffirmed in this Report PDS-025-21; and 7 Page 372 Planning and Development Committee Minutes of April 26, 2021 That the Canadian Nuclear Safety Commission and Ontario Power Generation and all interested parties be notified of Council's decision. Carried Later in the Meeting, see following motion Amendment: Resolution # PD-141-21 Moved by Councillor Neal Seconded by Councillor Traill That the foregoing Resolution #PD-140-21 be amended by adding the following: That Clarington does not support the long term storage of nuclear waste on the Darlington site. Yes (2): Councillor Neal, and Councillor Traill No (5): Mayor Foster, Councillor Anderson, Councillor Hooper, Councillor Jones, and Councillor Zwart Motion Lost on a recorded vote (2 to 5) Resolution # PD-142-21 Moved by Mayor Foster Seconded by Councillor Zwart That the Rules of Procedure be suspended to allow Members of Committee to speak to the foregoing Resolution #PD-141-21 for a second time. Carried The foregoing Resolution #PD-140-21 was then put to a vote and carried. 13.4 PDS-026-21 Lease with Lakeridge Health for a Temporary Air Ambulance Heliport Councillor Jones declared an indirect interest in Item 13.4, as she is an employee of Lakeridge Health. Councillor Jones muted her audio and video and refrained from discussion and voting on this matter. Resolution # PD-143-21 Moved by Councillor Hooper Seconded by Mayor Foster That PDS-026-21 be received; That the Mayor and Municipal Clerk be authorized to execute a Lease Agreement between the Municipality of Clarington and Lakeridge Health substantially on the terms set out in Attachment 2; and That all interested parties listed in Report PDS-026-21 and any delegations be advised of Council's decision. Carried 8 Page 373 Planning and Development Committee Minutes of April 26, 2021 Councillor Jones returned to the meeting. 14. New Business — Consideration 14.1 Zone Clarington Notification Letter Correction (Councillor Neal) Resolution # PD-144-21 Moved by Councillor Neal Seconded by Councillor Jones That Staff re -send the letters to the rural landowners correcting the letters sent in December 2020 regarding Zone Clarington and deleting the third bullet on the first page of the letter. Yes (3): Councillor Jones, Councillor Neal, and Councillor Traill No (4): Mayor Foster, Councillor Anderson, Councillor Hooper, and Councillor Zwa rt Motion Lost on a recorded vote (3 to 4) 14.2 Telecommunications Tower in Courtice (Councillor Jones) Resolution # PD-145-21 Moved by Councillor Jones Seconded by Councillor Neal Whereas approval of the locations of telecommunication towers is solely with Innovation, Science and Economic Development Canada, and the Municipality is only able to comment on the site plan; And whereas residents were advised at a recent Public Information Centre, by a representative of the telecommunication company, Freedom Mobile that Municipalities approve towers; And whereas Staff provided clarification that Innovation, Science and Economic Development Canada is the approval authority; And Whereas Council approved policies for Telecommunications Antennas and Towers in June 2013; which details the approvals process; Now therefore be it resolved that Clarington Council supports the residents of Trulls Road in their opposition to a proposed telecommunications tower located at 3216 Trulls Road in Courtice; and That Staff provide clarification of Clarington's role in telecommunication towers by providing the Council approved Telecommunications Policy to the interested parties of 3216 Trulls Road proposed telecommunication tower, and to Sean Galbraith Municipal Affairs Manager LandSquared, and advise them of this motion. Referred 9 Page 374 Planning and Development Committee Minutes of April 26, 2021 Resolution # PD-146-21 Moved by Mayor Foster Seconded by Councillor Zwart That the foregoing Resolution #PD-144-21 be referred to Staff. Carried Later in the Meeting, see following motion Amendment: Resolution # PD-147-21 Moved by Councillor Neal Seconded by Councillor Traill That the foregoing Resolution #PD-146-21 be amended to add the following at the end: That Staff include in the report whether we can write to the Canadian Radio -television and Telecommunications Commission expressing opposition on behalf of the residents. Carried The foregoing Resolution #PD-146-21, as amended was then put to a vote and carried. Suspend the Rules Resolution # PD-148-21 Moved by Councillor Neal Seconded by Mayor Foster That the Rules of Procedure be suspended to extend the meeting for an additional 15 minutes until 11:15 p.m. Carried 15. Unfinished Business 15.1 Pete Zuzek, MES, CFM, P. Geo., President, Zuzek Inc., Regarding Unfinished Business Item 15.1, Report PDS-007-21 Cedar Crest Beach — Property Loss Study Resolution # PD-149-21 Moved by Councillor Traill Seconded by Councillor Neal That Unfinished Business Item 15.1, Pete Zuzek, MES, CFM R. Geo., President, Zuzek Inc., Regarding Unfinished Business Item 15.1, Report PDS-007-21 Cedar Crest Beach — Property Loss Study, be referred to the June 7, 2021 Planning and Development Committee meeting. 10 Page 375 Planning and Development Committee Minutes of April 26, 2021 Yes (3): Councillor Anderson, Councillor Jones, and Councillor Traill No (4): Mayor Foster, Councillor Hooper, Councillor Neal, and Councillor Zwart Motion Lost on a recorded vote (3 to 4) Resolution # PD-150-21 Moved by Councillor Neal Seconded by Mayor Foster That Unfinished Business Items 15.1 Pete Zuzek, MES, CFM, P. Geo., President, Zuzek Inc., Regarding Report PDS-007-21 Cedar Crest Beach — Property Loss Study and 15.2 Report PDS-007-21 Cedar Crest Beach - Property Loss Study, be received; and That no further studies be undertaken. Yes (4): Mayor Foster, Councillor Hooper, Councillor Neal, and Councillor Zwart No (3): Councillor Anderson, Councillor Jones, and Councillor Traill Carried on a recorded vote (4 to 3) Resolution # PD-151-21 Moved by Councillor Traill Seconded by Councillor Neal That the Rules of Procedure be suspended to allow Members of Committee to speak to the foregoing Resolution #PD-150-21 for a second time. Carried The foregoing Resolution #PD-150-21 was then carried on a recorded vote. Suspend the Rules Resolution # PD-152-21 Moved by Councillor Neal Seconded by Councillor Traill That the Rules of Procedure be suspended to extend the meeting for an additional 15 minutes until 11:30 p.m. Carried 15.2 PDS-007-21 Cedar Crest Beach — Property Loss Study This matter was considered during Item 15.1. 11 Page 376 Planning and Development Committee Minutes of April 26, 2021 15.3 Item 9.4, Karrie Lynn Dymond and Jonathan Cocker, Regarding Staff Comments/Responses at Works Committee and Report 2021-WR-5 DYEC Operations, Long -Term Sampling System Update for Dioxins and Furans Resolution # PD-153-21 Moved by Mayor Foster Seconded by Councillor Hooper That the delegation of Karrie Lynn Dymond and Jonathan Cocker, Regarding Staff Comments/Responses at Works Committee and Report 2021-WR-5 DYEC Operations, Long -Term Sampling System Update for Dioxins and Furans, be received for information. Carried 16. Confidential Reports 17. Adjournment Resolution # PD-154-21 Moved by Councillor Neal Seconded by Councillor Zwart That the meeting adjourn at 11:27 p.m. Carried 12 Page 377 a [ 0 Proposed Telecommunication Towers Facility 3612 Trulls Road You do not need to turn on your camera. This meeting is being recorded, which may include messages sent via chat between participants. ■ 33.2 million wireless subscriptions ■ Subscribers increasing ■ More Canadians have wireless than wired services ' Consumption increasing ■ 85% of wireless subscribers have more than I GB of ' Experiencing unavailable service, dropped calls and data incomplete data requests ■ 81 % of Ontario households ■ Increasing reliance on service ■ 50% of 18-34 y.o. households have no landline ' Work from home changing how network is used (wireless only) ■ Adding new antenna sites to significantly improve ■ 280 million text messages/day service availability and reliability ■ More than 73% of Canadians have a smartphone ■ 60% of 911 calls made from a wireless device ■ Data usage is increasing at 34% per a year Page 379 A degraded signal can result in dropped calls and slow data speeds. Buildings and structures degrade signal strength Trees and obstructions create areas with greatly decreased service ("shadowing"). Degree varies by season. A high number of users accessing network on the same antenna installation can also rec�&66hsuality of the connection. Health Canada regulates electromagnetic and microwave emissions for antenna installations (known as "Safety Code 6"). Cellular antenna tower installations commonly emit significantly lower levels than are considered safe by Health Canada. These emission level calculations include those already in the area from other existing installations. By the time the signal reaches the nearest residence, emissions are typically around 10% (or lower) of allowable Safety Code 6 limits Health Canada limits are calculated at a height of 2m in the vicinity of the installation, where measurements would be highest ` Page 381 �otdst�eam �. .Ao• :Centres ra North ss 6 i N 33 y PINECREST 6 N� AP atrke St E y Harmony Valley Conservation Area G A li u EASTDALE a O m 96 y Peb lestone Golf Course Temporarily closed 33 gtE HARMONY ast� aStE 3s King St E 2 N d 34 ourtice 34 NNl2 2 N 0 a m 6 Page 382 E8 4l8 0 A 1 0 ! 55 t ts � �: :6. 1 wr rT 34 - 0 v �f 401 Ste, - `,`!�£:r. • , � @ �J or Page 383 _ 1401 uau .a f o L } . 01 v � i � try CO -LOCATION: NORTHWEST OF PROPOSED SITE (TOWNLINE RD) 4%i6 IA J ,Ccoz u 4 _i 47 I PROPOSED INSTALLATION - 50M MONOPOLE ANTENNA 4 � d 3. N� OTRO'566 \l. ffiev Gate, r PHOTOSIMULATION OF INSTALLATION-ADELAIDEAVE. e t. 'k 4 IIIIIIIIIIIIIIIIIIIIIIIEIIilllllli Ilfllillll PHOTOSIMULATION OF INSTALLATION -TRUCES ROAD ell, .�3. Ott.-. T A III _ - w. � .1 PHOTOSIMULATION OF INSTALLATION - PEBBLESTONE ROAD 000gle Earth <eo c/St'� herese Chu �h an � r� v� �'so=CL11L1111. Location of Towers Relative to Points of Interest Distance from Point Location the Tower (m) A House 1 87 B House 2 67 C Garden Centre 173 Ground D 0 - 200 (Tower Base) moor �'E, ' • 6• • •g Emissions Levels at Points of Interest Point Location Distance from the Nearest Tower (m) Reference Height Emission Level Wpm' % SC6 Limit A House 1 87 2m above roof 0.004703 0.203766 B House 2 67 2m above roof 0.004647 0.192861 C Garden Centre 173 2m above roof 0.016837 0.438056 D Ground (Tower Base) 0 - 200 2m above ground 0.012363 0.324358 As a comparison, WiFi emissions levels Eft from the access point is shown at right: WiFi Emissions 6ft from AP (W/sq-m) % SC6 Limit 0.061 1.2% I�ed0aK Technologies - 100 m :N 40 ME Maximum Permitted posed Installation vs. Permitted Limits and Wifi 0.438 Garden Centre 1.2 Home Wifi Page 393 WE SAFE NOT SA RADIO FREOUEHCY SPECTRUM INFRARED ULTRA VIOLET VISIBLE MICROWAVES MEMW Also 4 SAFE . TOT ■: .. Vl r LFIMFIHF/VHFIUHF SHF EHF 3KHz 30KHz 30GHz 300G Hz 430-750THz 30PHz GAMMA X-RAYS COSMEC RAYS ., 3EHz 300EHz Page 394 TORONTO "a clear majority of high -quality studies and expert panel reviews concluded there is no clear or consistent evidence of health risks from RF below the current exposure guidelines and particularly where it concerns exposures at the levels emitted from cell towers" o� "the weight of evidence has not identified that Safety Code 6 is inappropriate, in protecting the public from exposure to RF fields . CITY OF "the installation of cellular antennas in the community do not pose an adverse health risk and Safety Code 6 VANCOUVER provides an appropriate level of protection'. Milm "there is no scientific basis to support a conclusion that individuals living in communities with more stringent Hamilton exposure standards, than those in Safety Code 6, receive a greater level of protection" �r>Ontario "there is still no conclusive evidence of adverse effects on health at exposure levels below current Canadian Agency for Health Protection and Promotion guidelines:' [Safety Code 61 /AR") world Heaiti, "Based on a recent in-depth review of the scientific literature, the WHO concluded that current evidence does Organization not confirm the existence of an health consequences from exposure to low level electromagnetic fields." Y q p g Health Sante "With respect to cell phone towers as long as exposures respect the limits set in Health Canada's guidelines Canada Canada i i there is no scientific reason to consider cEft0sne towers dangerous to the public" COMMENTS RECEIVED-"RESIDENTIALAREA" ORN "Alt 1, COMMENTS RECEIVED-"RESIDENTIALAREA" i 4f o. Taunton Road at Townline Road ._,_l_ c_Y44 \ I Each �� r wa\\ev 5t it � .•i COMMENTS RECEIVED -"AGRICULTURAL AREA" 1 m " C2226 P 711P nib'" � ta'� ct 3•� `�'�6�1a 1�,/� � � � s�5��i�ir , e e 7 f lrl la �_ — S YW 'r�^�.aka-^-<:�zitnf�.�¢aw�.�—�•,c'. ,. � �. �_ .; , ,< � _ _ .•F W J 6. , r En ie North o,.n 11 } Taunton Road St Marys Cement Community Relations Committee Meeting Minutes Tuesday February 23rd, 2021 5:00 p.m. — Zoom Meeting Attendees: Amy Burke, Senior Planner, Municipality of Clarington David Veenstra, Port Darlington Community Association Brent Sullivan, Port Darlington Community Association Cherisse Diaram, Quarry EIT, St Marys Cement Jeff Mitchell, Port Darlington Community Association Jim Storey, Operations Manager, St Marys Cement John Fahey, Environmental Manager, St Marys Cement Margaret Zwart, Councilor, Municipality of Clarington Ruben Plaza, Corporate Environmental Manager, St Marys Cement Tanya Pardy, Human Resources Manager, St Marys Cement Yhon Downie, Quarry Manager, St Marys Cement Guests: N/A Regrets: Kim Lendvay, Senior Environmental Officer, MOECC Jim Grimley, Wilmot Creek Homeowners Association 1. St Marys Operations Report a) Monitoring Station Locations • The monitoring station locations were reviewed and are as follows: b) During the fourth quarter of 2020 there were: Page 399 • No reportable exceedance of the PM10 24 hour average of the AAQC at SMC1/OPG and SMC2/Cove Road from Site operations. • No reportable exceedances of the non -continuous PM10 24-hour clock average AAQC at Site B/Cedar Crest or Site F/ North Quarry/SMC3. • No reportable exceedances of the Total Dustfall AAQC at Sites B/Cedar Crest, C/D, F/North Quarry, SMC1/OPG or SMC2/Cove Road. c) Emissions • NOX emissions were 2,794 t vs an allowance of 3,503 t • SOX emissions were 6,071 t vs an allowance of 3,853 t d) Scrubber Project • Scrubber project is scheduled for March 2021— it is expected to be commissioned by later spring. This is expected to reduce emissions below the allowance levels in 2021 e) Alternative Fuels • Expected MECP will issue updated permit at the end of March 2021 f) Wet Scrubber expected to be commissioned after Shutdown • The Company has invested over $25 million in the project • Will reduce SO2 emissions significantly • White water vapour plume will be more visible • First wet scrubber for a cement plant in Canada • Completed to improve environmental g) Dock Operations — continuing practices to minimize impacts • Question about salt storage ➢ Salt is imported throughout the year and stored in piles on dock and taken as needed in winter • Consultants looking at measures to mitigate noise h) Quarry Operation • Producing 2,3,5 switching to 1,4,5 and 1,4,6 after shutdown • No ground or air vibration exceedances in 2021 to date ➢ Permanent vibration monitor installed at vacant lot location • Overburden stripping, screening and stockpiling ➢ Stripping to continue, weather permitting in early 2021 ➢ Clay shipment not confirmed for 2021 i) Higher incidence of blasting concerns in past month and a half • In response to complaints, implemented use of "hole caps" to better contain explosives within the stemming column to reduce incidence of energy escaping 2 Page 400 • Working with blasting contractor to reduce impacts from blasting (ground vibration and air vibration) • Vibrations have been within limits (regulatory limits are set at levels to avoid damage to structures) but we understand that the blasts are being felt and disturbing community members • Complaint referenced where frame fell of a wall • Committee member has suggested providing a detailed description on impacts of blasting and how it is being addressed ➢ Either within this committee or a zoom meeting with the community by the contractor or the operations staff or a consultant • Need to educate community on what the regulations are, what St Marys does to comply with regulations, what the limitations of the regulations are and the actions being taken to improve • Considering partnering with community members to be able to correlate blasting parameters and perceived impact to better understand the impacts beyond the vibration limits • Strong odour experienced during some blasts (maybe sulphurous) — would like to be able to describe what this is to the community ➢ On one instance, there may have been an existing odour and transmission may have been related to sharp gusts of wind that coincided with the blast time ➢ There have been comments about odours at the time of the blasts before • Complaints inconsistent with regards to the blasting parameters • Action — presentation by Dyno Nobel and Golder with CRC and then another with larger community (not waiting until next meeting) 2. Community concerns a) In the 1st quarter of 2020 we received 3 community concerns. • 4 — Blast b) In the 2nd quarter of 2020 we received 3 community concerns. • 3 — noise c) In the 3rd quarter of 2020 we received 23 community concerns. • 18 — Noise • 4 — Dust • 1— Odour d) In the 4th quarter of 2020 we received community concerns. • 2 — Noise 3. Other items a) Shutdown of plant beginning in early March 3 Page 401 • There may be traffic as road will be reduced to one lane • Approximately Feb 28th for 25 days b) Request for minutes this week c) Question about natural gas • Survey company was looking at sites a few years ago along cove road • No intention to install natural gas at this time d) Gate vandalised • Did investigation but did not find who did this e) Scrubber plume will be more visible but this will be primarily water and need to educate community 4. Next Meeting • June 2021 4 Page 402 VVotorantim Cimentos I. St Marys Cement STMAM April 30, 2021 To: Mayor Foster, Clarington Coucil, et al. Sent via email Re: The circulation of false information by Clarington Clear about St Marys Cement As we work towards our shared goal of sustainable operations and ensuring the air quality and safety for the public in Bowmanville and the surrounding communities, it's been brought to our attention that the Clarington Clear is perpetuating misinformation about our operations. Contrary to the text of the flyer circulated by Clarington Clear, St Marys did not burn tires in 2008 or any other time for that matter. For 60 years the St Marys Cement plant has operated in Bowmanville contributing to the employment and tax rolls of our community not to mention the many donations and contributions the Company has made to a variety of local causes. The plant has made many positive operational changes and improvements over the years, in particular under the current ownership group, and as you are likely aware we just completed an investment of 25 million dollars for a wet scrubber system that will further improve air quality. I am requesting that this letter be inserted into the next Council Meeting Agenda as correspondence and clarification. Good decision -making requires accurate and factual information and constructive dialogue. Regards Rube laza Votorantim Cimentos Corporate Environmental Manager Ruben. Plaza(ab-vcimentos.com Mobile: 905-243-5841 Cc: MP Erin O'Toole MPP Lindsey Park St Marys Cement 1 410 Bowmanville Ave., Bowmanville, Ontario L1 C 3K3 I Tel 905 623 3341, Fax 905 623 8462 votorantimcimentos.com I stmaryscement.com Page 403 From: Gordon Johnston Sent: Monday, May 3, 2021 3:59 PM To: mayor@clarington.net; council@clarington.net Subject: Covanta & St. Mary's Incinerators Importance: High Sent from Mail for Windows 10 Dear Mayor Foster, You need to implement a Holding By-law to provide enforcement of the safety measures relating to the health of all employees, visitors and citizens of the Municipality of Clarington. I speak first hand as a 27 year resident of Bowmanville. My family has experienced first hand the air quality issues and "black dust" contamination in our dwelling and those of the many households in Bowmanville. This is not a short-term problem as the particulates have originated from both the Bowmanville Foundry and the St. Mary's cement plant. The scrubers and filtration systems have never been updated and improved to handle the volume of particulates released in the environment. Now that we have a new component of organic waste being pumped into the local air, we need to address the serious medical issues that continue to arise. Clarington and Durham Region have been sited to have the highest new incidences of lung conditions and asthma in Ontario and in fact perhaps Canada. We need to work more closely with Lakeridge , Health and other medical organizations to continue to approach improved practices at commercial and industrial levels of business in the community to insure healthiest living conditions for work, home and travel. If the current COVID-19 pandemic has not inspired you to rise to the occasion of protection and safety, I would suggest you reassess and re -align your priorities as these commercial and industrial plants will create part of the next pandemic to control if left unchecked. I request you consider the importance to life and community well-being as your first priority and implement the legislation and laws to protect our valuable populations. Most sincerely, Gordon D. Johnston P.O. Box 460, Main Station Bowmanville, ON UC K2 Page 404 Clarington Staff Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: May 17, 2021 Report Number: PDS-030-21 Submitted By: Ryan Windle, Director of Planning and Development Services Reviewed By: Andrew C. Allison, CAO Resolution#: File Number: PLN 33.13 By-law Number: Report Subject: Clarington Comments on Canada's Radioactive Waste Policy Framework Recommendations: 1. That Report PDS-030-21 be received; 2. That Report PDS-030-21 be approved as the comments of the Municipality of Clarington on Canada's Radioactive Waste Policy Framework; 3. That a copy of Council's decision and Report PDS-030-21 be forwarded to all interested parties; 4. That the Nuclear Waste Management Organization be invited to provide an educational session for the Clarington Council on the implementation of its process for the safe, long-term management of radioactive waste through containment and isolation in a deep geological repository and the timeframe for the removal of waste from the Darlington Nuclear site; and 5. That all interested parties listed in Report PDS-030-21 and any delegations be advised of Council's decision. Page 405 Municipality of Clarington Report PDS-030-21 Report Overview Page 2 Natural Resources Canada is reviewing and updating Canada's radioactive waste policy. The existing policy is from 1996. Clarington, given our history of having low level radioactive waste from the former Eldorado operations in Port Hope and as host to the Darlington Nuclear Generation Station and the future home of a New Nuclear Build, has a significant interest in how radioactive waste is addressed in the long term. This report outlines the Policy Framework and responsible agencies. Clarington has a long- standing commitment to nuclear power generation and supports the review and modernization of the radioactive waste policy framework. The report also recommends that Clarington support the removal of radioactive waste from the community as part of the NWMO Adaptive Phased Management plan, which requires spent fuel to be contained and isolated in a deep geological repository. 1. Background Review of the Policy Framework for Radioactive Waste 1.1 Natural Resources Canada (NRCan) is undertaking a review of Canada's radioactive waste policy. The current radioactive waste policy framework was set out in 1996. The purpose of the review is to ensure a modernized policy is in place and is based on the best available science, meets international practices, and reflects the values and principles of Canadians. The review process began in November 2020 and comments are to be submitted by May 31, 2021. A "What We Heard Report" will be released for comment in Fall of 2021 and a modernized policy release thereafter. 1.2 The Municipality of Clarington has an interest in Canada's radioactive waste policy. Clarington is the host community for Ontario Power Generation's Darlington Nuclear Generating Station (DNGS) and associated Darlington Waste Management Facility, and the Darlington New Nuclear Project. In addition, Clarington is the host community to the Port Granby Low Level Radioactive Waste Facility and Project. Accordingly, we have been asked by NRCan to share our views and perspectives on Canada's radioactive waste policy. 1.3 Clarington previously commented on the Draft Regulatory Guide G-320 Assessing the Long Term Safety of Radioactive Waste Management in June of 2005 through PSD-073-05 when it was being formulated. The Regulatory Guide G-320 was updated in response to comments and approved in December 2006. The regulatory guide informs licensees about how they can meet Canadian Nuclear Safety Commission (CNSC) expectations and requirements. It provides licensees with a recommended approach for meeting particular aspects of the requirements and expectations associated with their respective licensed activities. Page 406 Municipality of Clarington Report PDS-030-21 Responsibility for Radioactive Waste Management Page 3 1.4 Canada's approach to radioactive waste management is founded upon the Government of Canada's Policy Framework for Radioactive Waste (the Policy Framework), released in 1996. NRCan is the lead Department responsible for federal radioactive waste policy matters. 1.5 The Nuclear Waste Management Organization (NWMO) is a not -for -profit organization established in 2002 by Canada's nuclear electricity producers in accordance with the Nuclear Fuel Waste Act. NWMO is responsible for designing and implementing Canada's plan for the safe, long-term management of used nuclear fuel. The plan, known as Adaptive Phased Management, requires used fuel to be contained and isolated in a deep geological repository. It also calls for a comprehensive process to select a site with informed and willing hosts for the project. Planning timelines established for implementing Adaptive Phased Management are provided in Attachment 1. Clarington's Radioactive Waste 1.6 An overview of the radioactive waste presently stored across Canada has been compiled using the Inventory of Radioactive Waste in Canada. Below is an outline of the waste locations in Clarington. Port Hope Area Initiative 1.7 The Port Hope Area Initiative (PHAI) is an undertaking of the federal government for the remediation of contaminated sites and safe, long-term management of historic low-level radioactive waste resulting from the operations of Eldorado Nuclear Limited. This uranium refinery operated in Port Hope from the 1930's to the 1980s. 1.8 The Port Granby site is at the south-eastern boundary of the Municipality of Clarington. The original waste site contained low level radioactive waste and contaminated soils deposited between 1955 and 1988. This material has been relocated from the original waste facility on the shore of Lake Ontario to a new, engineered aboveground mound approximately one kilometre north. The Port Granby Project is managed by Canadian Nuclear Laboratories (CNL). It includes a wastewater treatment facility for treatment of leachate which will subside over time. 1.9 The site is owned by the federal government and licensed by the CNSC. Final completion of the mound is anticipated later this year. The original waste site is to be restored to a naturalized condition, the new storage mound will be seeded and maintained as a meadow habitat. Both sites have systems in place to monitor them for hundreds of years. Page 407 Municipality of Clarington Report PDS-030-21 Darlington Nuclear Generating Station (DNGS) Page 4 1.10 The DNGS currently houses spent nuclear fuel bundles in wet storage within the plant and cooled bundles in dry storage containers in a specifically designed and constructed facility on site. The dry used fuel storage facility was developed in the early 2000's following an Environmental Assessment which the Municipality fully participated in as outlined in PSD-075-03. There is no risk or hazard from a safety perspective of having long term storage of the spent fuel on site. Ontario Power Generation is responsible for the temporary storage of this spent fuel, which is scheduled to be moved off -site as part of the NWMO process during the 2040-5 timeframe, as outlined in Attachment 1. 1.11 With the refurbishment presently underway, electrical generation at the site is expected to conclude in 2055. Any low and intermediate level waste resulting from the refurbishment project is also currently stored onsite and will be removed as part of the process outlined by NWMO. Darlington New Nuclear Project (DNNP) 1.12 The site approved by a Federal Joint Review Panel in 2012 for the DNNP adjoins the existing DNGS site to the east and is the only site in Canada currently licensed for new nuclear development. Until a reactor technology and generation capacity is selected the amount of radioactive waste that will result from the operation and decommissioning of the reactor is unknown 1.13 In November 2020, Ontario Power Generation announced the resumption of planning activities for new nuclear at the DNGS, including the consideration of small modular reactors (SMRs) in place of a conventional nuclear unit. The waste from SMRs would fall under the same legislative framework as that from existing reactors. NRCan anticipates that the NWMO will work with the owners/operators of SMRs to plan for management of wastes associated with the technology. 1.14 Clarington Council at its meeting of May 3, 2021 approved the recommendations of Report PDS-025-21 respecting the DNNP Licence Renewal Hearing scheduled for June 10-11, 2021. Canada's Radioactive Waste Policy Framework 1.15 The elements of a comprehensive radioactive waste policy framework consist of a set of principles governing the institutional and financial arrangements for disposal of radioactive waste by waste producers and owners. The current framework outlines that: The federal government will ensure that radioactive waste disposal is carried out in a safe, environmentally sound, comprehensive, cost-effective and integrated manner. 9�1: Municipality of Clarington Report PDS-030-21 Page 5 The federal government has the responsibility to develop policy, to regulate, and to oversee producers and owners to ensure that they comply with legal requirements and meet their funding and operational responsibilities in accordance with approved waste disposal plans. The waste producers and owners are responsible, in accordance with the principle of "polluter pays", for the funding, organization, management and operation of disposal and other facilities required for their wastes. This recognizes that arrangements may be different for nuclear fuel waste, low-level radioactive waste and uranium mine and mill tailings. 1.16 Canada's Radioactive Waste Policy Framework provides the overall principles for radioactive waste management and is supported by three primary pieces of legislation that govern the management of radioactive waste in Canada: The Nuclear Safety and Control Act, which sets out the Canadian Nuclear Safety Commission's mandate, responsibilities and powers; The Nuclear Fuel Waste Act, which provides the framework for progress on a long-term strategy for the management of nuclear fuel waste; and The Impact Assessment Act (and previously, the Canadian Environmental Assessment Act, 2012), which, while not being specific to radioactive waste management, establishes the legislative basis for the federal impact assessment process. 2. Canadian Radioactive Waste Policy Overarching Principles 2.1 Under the existing policy framework, the federal government is responsible for ensuring that radioactive waste disposal is carried out in a safe, environmentally sound, comprehensive, cost effective, and integrated manner. 2.2 In addition to the principles stemming from the 1996 policy, core principles identified at the outset of this policy review that are important to Canadians and Indigenous people include: (1) safety of people and the environment, (2) openness, transparency and public consultation, and (3) Indigenous reconciliation. Roles and Responsibilities 2.3 Under the existing policy framework, the roles and responsibilities of government and waste producers and owners are identified as follows: The role of government is to develop policy, to regulate, and to oversee waste producers and owners to ensure they meet legal and financial requirements. Page 409 Municipality of Clarington Report PDS-030-21 Page 6 Waste producers and owners, as per the "polluter pays" principle, are responsible for funding, organization, management and operation of disposal and other facilities required for their wastes. Waste Minimization 2.4 A goal for waste minimization is to reduce the impact to the environment from nuclear energy or applications by reducing the final volumes and activity of waste that requires storage, and ultimately, long-term disposal. 2.5 The CNSC requires that waste owners in Canada minimize the generation of radioactive waste to the extent practicable. 2.6 Canada has adopted a set of guiding principles, referred to as the waste hierarchy, for minimizing waste, particularly from decommissioning activities. Waste Storage Facilities 2.7 Radioactive waste requires interim storage until solutions for permanent disposal are in place. 2.8 While storage can be long-term, it is not considered a permanent solution. 2.9 In Canada, waste owners are responsible for the funding, organization, management and operation of disposal and other facilities required for their radioactive wastes. 2.10 The key considerations when determining the type and location of storage facility for an operator's waste are based on domestic and international guidance, protection of human and environmental health, safety and security, and implementation of Canada's international commitments. Decommissioning 2.11 Many nuclear reactors constructed prior to the 1980s throughout the world will be coming to the end of their useful life in the coming decades. 2.12 Nuclear decommissioning refers to the actions taken to retire a nuclear facility, location, or site permanently from service in a manner that provides for the health and safety of people and protects the environment. Decommissioning activities are subject to national policy requirements as well as a regulatory framework for safety. 2.13 National policies on waste management and decommissioning often include decommissioning aspects that may influence the choice of a possible decommissioning strategy (immediate decommissioning, deferred decommissioning, and in -situ decommissioning) as well as timing, infrastructure, environmental, and socioeconomic impacts. Page 410 Municipality of Clarington Report PDS-030-21 Page 7 2.14 In Canada, waste owners are responsible for the funding and organization for the decommissioning of their facilities, and for all applicable steps of waste management. Waste Disposal 2.15 In Canada, waste owners are responsible for the funding, organization, management and operation of disposal facilities, locations or sites, as well as all applicable steps of waste management, required for their radioactive waste. 2.16 Disposal is the final step in the management of radioactive waste, and refers to the placement of radioactive waste without intention of retrieval. Waste management and disposal activities are subject to national policy requirements as well as a regulatory framework for safety. 2.17 Decisions on disposal approaches may vary from country to country, depending on factors such as national policy, geography, waste types, volume, Indigenous and public engagement, environmental and socioeconomic factors. 3. Comments 3.1 In 2010, the Province of Ontario undertook a review of the Provinces Long Term Energy Plan (LTEP). Report CAO-009-13 set out Clarington's commitment to nuclear. This report and the comments submitted to Ministry of Energy outline the Importance of Nuclear to Clarington; The Nuclear Advantage; and Community Support in Clarington for Nuclear. 3.2 The Report provided a summary and conclusion as follows: "The dialogue to date with the Ministry [of Energy] is appreciated and helps to build a strong future for Clarington and Ontario. It has assisted us to see the alignment of our shared interests around conservation and the benefits of nuclear. And it has helped us to better understand the supply and demand scenarios, confirming for us that the plans for nuclear refurbishments and nuclear replacement build in the 2010 Long Term Energy Plan were well founded and should continue to be implemented. We owe it to future generations to take this long-term perspective. Dialogue with a wide range of people makes clear that nuclear is the cheaper, cleaner, jobs creating choice for Ontario. Clarington is the place where this choice can be optimized. There is wide and deep community support for nuclear. It is woven into the fabric of our community. This contrasts sharply with what the government has experienced in many parts of Ontario with other energy supply choices. Page 411 Municipality of Clarington Report PDS-030-21 Page 8 Clarington and Ontario would be well served by sticking with the 2010 plans for nuclear at Darlington." 3.3 Clarington has been and is supportive of the guidance provided by the Policy Framework developed through Regulatory Guide G-320. NWMO are working through the site selection process for a deep geological repository. Once a host community is agreed upon, and a construction licence is granted, an underground demonstration facility will be built. The purpose of this facility is to confirm the characteristics of the site before construction of the deep geological repository begins. The NWMO provides updates to Durham Region Council on how it is progressing towards the milestones of its process. 3.4 Clarington's involvement for almost 50 years with OPG, the CNSC, Atomic Energy Canada Limited, and the Port Hope Area Initiative, has demonstrated that the Federal Government and NRCan as the responsible agency have taken responsibility for radioactive waste and the necessary steps to address legacy waste. The signing of the legal agreement between Clarington, the Municipality of Port Hope and Federal Government and its implementation over the past 20 years is our primary example of how through successive governments the project has continued to proceed and at Port Granby is near completion. 3.5 The NWMO as an industry led complementary agency continues to work on Adaptive Phased Management with an anticipated implementation beginning in 2026. An educational brief and update for Clarington Council by NWMO, much like it does for Durham Region Council would help Council members and the community to be more informed of the long-term plans for radioactive waste. 4. Concurrence Not Applicable. 5. Conclusion 5.1 Some members of Council and the community have expressed displeasure in the storage of radioactive waste within Clarington. Prior to the Federal government taking action on the clean-up of low level radioactive waste at Port Granby and during the early 2000's as the project moved through its initial planning, assessment and design stages, the residents, represented by the SouthEast Clarington Ratepayers Association (SECRA), had little faith the project would come to fruition. Now that we are at the final stages, some 20 years later there is general community acknowledgement that the process is coming to a successful conclusion. Page 412 Municipality of Clarington Report PDS-030-21 Page 9 5.2 Clarington has worked with OPG, and other stakeholders on the development of transportation improvements, emergency management plans and licencing requirements. Clarington understands the stringent requirements an applicant must address in order to obtain a license from the CNSC. NRCan has drawn heavily on international experience and best practices to modernize the robust policy framework for radioactive waste and ensure safety of nuclear energy. 5.3 Clarington supports the removal of radioactive waste from the community as part of the NWMO Adaptive Phased Management plan, which requires spent fuel to be contained and isolated in a deep geological repository. 5.4 It is respectfully recommended that this report be accepted as Clarington's comments for the radioactive waste policy engagement. Staff Contact: Faye Langmaid, Manager of Special Projects, 905-423-3379 x2407 or flangmaid@clarington.net Attachments: Attachment 1 — Adaptive Phased Management Implementation Timelines Interested Parties: The following interested parties will be notified of Council's decision: Ontario Power Generation Canadian Nuclear Safety Commission Nuclear Waste Management Organization Atomic Energy Canada Limited Canadian Nuclear Laboratories Port Hope Area Initiative Regional Municipality of Durham City of Pickering Canadian Association of Nuclear Host Communities Durham Region Members of Parliament Page 413 Attachment 1 to Report PDS-030-21 Adaptive Phased Management Timelines Source: Implementing Adaptive Phased Management 2021 to 2021 (Nuclear Waste Management Association, March 2021) The NWMO is created. The NWMO completes three-year study with interested individuals, including specialists, Indigenous peoples and the Canadian public. Government of Canada selects Adaptive Phased Management (APM) and mandates the NWMO to begin implementation. Work takes place with citizens to design a process for selecting a central, preferred site for the deep geological repository and Centre of Expertise. The siting process is initiated, with a program to provide information, answer questions and build awareness. Twenty-two communities initially express interest. In collaboration with interested communities, the NWMO conducts initial screenings, followed by preliminary assessment desktop studies and community engagement. Areas with less potential to meet project requirements are eliminated from further consideration. The NWMO expands assessment to include field investigations. Areas with less potential are eliminated from further consideration as the narrowing down process continues. A single, preferred site is identified. The transportation planning framework is finalized. Detailed site characterization begins. The project description is submitted, triggering the federal impact assessment. The Licence to Prepare Site application is submitted to the Canadian Nuclear Safety Commission (CNSC), Impact assessment studies are submitted as part of the regulatory process. The grand opening of the Centre of Expertise is held. The impact assessment is approved (estimate). The Licence to Prepare Site is granted (estimate). The Licence to Construct application is submitted to the CNSC. The Licence to Construct is granted (estimate). Design and construction begin. Operations of the deep geological repository begin. Transportation of used nuclear fuel to the repository begins. Page 414 Clarington Staff Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: May 17, 2021 Report Number: PDS-031-21 Submitted By: Ryan Windle, Director of Planning and Development Services Reviewed By: Andrew C. Allison, CAO By-law Number: File Number: PLN18.7 Resolution#: Report Subject: Telecommunication Towers Recommendations: 1. That Report PDS-031-21 be received for information; and 2. That the Interested Parties be provided a copy of PDS-031-21 and Council's recommendation. Page 415 Municipality of Clarington Report PDS-031-21 Report Overview This report outlines Council's approved policies and procedures for the installation of telecommunications antenna and towers in Clarington. 1. Background Page 2 1.1 On April 26, 2021 Planning and Development Committee, requested that staff provide clarification on the Municipality's role in the approval of telecommunications antenna and towers and to advise whether Council can write to the Canadian Radio -television and Telecommunication Commission expressing opposition on behalf of the residents. 1.2 The request followed a Public Information Centre hosted by LandSquared (Freedom Mobile) where some area residents and the local Councillor expressed some concerns with the location of a new telecommunications tower proposed at 3216 Trulls Road in Courtice. 1.3 Staff note that interested parties of the Trulls Road application and the representatives of LandSquared (Freedom Mobile) will receive a copy of the Telecommunications Tower Policy (PSD-DG008) which was approved by Council in Report PSD-041-13, through the circulation of this Staff Report. 2. Telecommunication Approvals Process Federal Jurisdiction 2.1 Telecommunications installations are exclusively regulated by Innovation, Science and Economic Development Canada (ISEDC), formerly Industry Canada. Local municipalities do not have constitutional authority to regulate or prohibit telecommunications facilities through the Planning Act. Council Approved Polices and Procedures 2.2 Council adopted telecommunications policies in 2002. The policies were updated in 2013, following collaboration between the Federation of Canadian Municipalities and Canadian Wireless Telecommunication Association on policies to make the installation of telecommunications antenna and towers consistent across the country (Attachment 1). In summary, the policy: provided direction for selecting appropriate locations for towers and antenna systems; Page 416 Municipality of Clarington Report PDS-031-21 Page 3 • attempted to minimize the number of such facilities and their visual impact through co -location (more that one provider on one tower); • required public consultation; and • provided a straight- forward process for the provider to install telecommunication antenna and towers. 2.3 The policy ensures that the installations of telecommunication systems are treated and processed in a consistent manner. The policy acknowledges that the federal government through Innovation, Science and Economic Development Canada is the approval authority. The responsibility for review of applications and providing a municipal response is delegated to the Director of Planning and Development Services through the policy. 2.4 The procedure for a new tower installation generally follows the same process as a site plan application, however it is not an application under the Planning Act. 2.5 The procedure requires the following: • A Pre -consultation meeting; • A Complete site plan application; • The circulation of the site plan to internal departments and relevant outside agencies; • A public consultation process, which requires the telecommunications provider to provide notice of a Public Information Centre (PIC) to all landowners within 120 metres of the subject site in urban areas or 500 metres for a site outside the urban areas. The provider is required to host the Public Information Centre where they present the proposal, answer questions and summarize the discussion in the minutes of the meeting. Municipal staff attend the meeting for information purposes. • Following the review of the site plan, and in consideration of public comments, the Director of Planning and Development will issue either a Letter of Concurrence or a Letter of Non -Concurrence to ISEDC. • When a Letter of Concurrence is issued, the telecom provider will enter into a Letter of Undertaking with the Municipality for the tower installation including driveway location, fencing and landscaping around the compound. • In the instance where the Director issues a letter of Non -Concurrence, the provider can appeal the decision to the ISEDC, who can decide whether the project can move forward or not, regardless of resident concerns and requests. Page 417 Municipality of Clarington Page 4 Report PDS-031-21 3. Landsquared (Freedom Mobile) on Trulls Road, Courtice 3.1 In October 2020, Landsquared/Freedom Mobile submitted an application for a 50 metre telecommunication tower (monopole) at 3612 Trulls Road in Courtice. See Figure 1. The applicant provided a justification brief noting there are few towers in the area; therefore, co -location is not an option. 3.2 The complete application was circulated to the Public Works Department for comment. The site is located away from any environmentally protected lands, thus, the conservation authority was not circulated. Figure 1 - 3612 Trulls Road in Courtice Page 418 Municipality of Clarington Report PDS-031-21 Page 5 3.3 On March 31, 2021, Landsquared hosted a virtual Public Information Centre (PIC). Four members of the public attended the meeting, as well as Councillor Jones and a staff member from the Planning and Development Services Department. 3.4 Staff received written comments in opposition from three area residents and a petition with 41 area residents noting concerns. The concerns are summarized below: • Effects on health; • Visual impacts; • Negative impacts to property value; • Impact on agricultural operations • Were other locations explored away from residential properties. 3.5 The representative from Landsquared provided answers to all the questions which are included in the minutes of the meeting in Attachment 2. 4. Discussion 4.1 In order to keep pace with the demand for telecommunications service, there has been an increase in the number of telecommunications towers erected in Clarington and more are anticipated, particularly with people working from home. 4.2 ISEDC Industry Canada is the approval authority for regulated antenna systems. Clarington Council's adopted policy and procedures are co-ordinated with federal procedures and protocols. The role of the Municipality of Clarington is to provide comments with respect to land use compatibility and, where required, issue a letter of concurrence or non -concurrence regarding a specific proposal. The Municipality has no constitutional authority or regulate or prohibit telecommunications facilities. 4.3 With respect to the proposal by Landsquared, the site is designated Urban Residential within the Urban Area of Courtice. The area is largely undeveloped at this time but owned by development interests. There are no cell towers in this area of Courtice. 4.4 From a technical perspective, the tower will be located at the rear of the property, which abuts open space lands to the west. There will be no new access point as the existing driveway would be used. In this case, based on these land use considerations, there is no compelling reason to issue a Letter of Non -Concurrence from Staff's perspective. Page 419 Municipality of Clarington Report PDS-031-21 5. Conclusion Page 6 5.1 The Council approved policy and procedure harmonizes with the federal policies and regulations. Providers of telecommunications installations are required to consult with local land use authorities and consult with the public. The telecommunication industry is regulated by the federal government which ultimately approves the location and installation of telecommunication towers. 5.2 In response to Resolution #PD-146-21, Staff can confirm that individual Council members can write to Innovation, Science and Economic Development Canada, the approval authority on behalf of their constituents in opposition to the proposed cell tower at 3612 Trulls Road in Courtice. 5.3 Alternatively, Council could direct Staff to either issue a Letter of Concurrence or a Letter of Non -Concurrence. However, Staff note that this would be unique in that the municipal response to telecommunication tower proposals is delegated to the Director of Planning and Development Services as per the Council adopted Policy PSD-DO008. In the absence of any specific Council direction Staff would issue a Letter of Concurrence in this case as the proposal satisfies the aforementioned policy. Staff Contact: Cynthia Strike, Manager of Development Review, 905-623-3379 ext. 2410 or cstrike(a�clarington.net . Attachments: Attachment 1 — Council approved Antenna System Policy Attachment 2 — Minutes of Meeting for 3612 Trulls Road Telecommunication Tower Interested Parties: List of Interested Parties available from Department. Page 420 Attachment 1 to Report PDS-031-21 PLANNING SERVICES DEPARTMENTAL POLICY SUBSECTION: DEVELOPMENT GENERAL SUBJECT: ANTENNA SYSTEMS PSD-DG008 APPROVED BY: Council LIDATE APPROVED: REVISED: ovember 25, 2002 July 2, 2013 INTRODUCTION: In order to keep pace with the demand for telecommunications service, there has been an increase in the number of telecommunications towers erected across the Municipality of Clarington and more are anticipated in the coming years. Industry Canada, the approval authority for regulating antenna systems, ensures that municipalities are consulted prior to the erection of towers and significant antenna structures unless the proposal falls within the exclusion criteria of the Industry Canada procedures. The role of the Municipality of Clarington is to provide comments with respect to land use compatibility and, where required, issue a letter of concurrence or non -concurrence regarding a specific proposal. The Municipality has no constitutional authority to regulate or prohibit telecommunications facilities. PURPOSE: To maintain policies and procedures that are harmonized with Industry Canada procedures and protocols for the installation of antenna systems, which emphasize the following: • Minimize the number of new antenna sites by encouraging co -location; • Encourage designs that integrate with existing and planned surrounding land use and public realm and minimize visual impacts; • Allow input from the public; and • Provide a straight -forward, objective process for the installation of antenna systems. POLICIES: 1. Definitions Antenna System shall mean an exterior transmitting device — or group of devices — used to receive and/or to transmit radio -frequency (RF) signals, microwave signals, or other federally-licenced communications energy transmitted from, or to be received by, other antennas. Antenna Systems include the antenna, and may include a supporting tower, mast or other supporting structure, and an equipment shelter. Alternative Tower Structures shall mean man-made support structures that camouflage or conceal the presence of antennas or towers such as flagpoles, clock towers, church steeples, street lights, artificial trees and other everyday features. Co -location shall mean the placement of antennas and equipment operated by one or more proponents on a telecommunications Antenna System operated by a different proponent, thereby creating a shared facility. Equipment Shelter shall mean a structure containing equipment necessary to transmit and receive signals. Freestanding Antenna System shall mean a structure (tower, mast, etc) built from the ground for the MUNICIPALITY OF CLARINGTON PLANNING SERVICES DEPARTMENT Page I Page 421 SUBSECTION: DEVELOPMENT GENERAL PSD-DG008 APPROVED BY: Council SUBJECT; ANTENNA SYSTEMS DATE APPROVED: REVISED. - November 25, 2002 July 2, 2013 express purpose of hosting an Antenna System(s). Structure/Building-Mounted Antenna System shall mean an Antenna System mounted on an existing structure, which could include a building wall or rooftop, a light standard, water tower, utility pole or other. 2. Site Selection For New Antenna Systems a) The installation of new antenna systems is discouraged unless all other options within the proponent's search area have been explored and are considered not viable. The preferred methods of achieving additional capacity are: i. Co -location on existing Freestanding Antenna Systems or Structures/Buildings; H. Location on hydro transmission towers; iii. Location of towers within or adjacent to hydro transmission corridors; and iv. Use of Alternative Tower Structures. b) Antenna Systems shall be located in a manner that minimizes visual impacts. When locating a new antenna system, the following shall be considered: i, There shall be no negative impact on significant natural features or hazard land areas; ii. Distances shall be maximized from residential areas, community and institutional uses, historical downtown areas, and waterfront areas; iii. Terminal vistas from existing and future roads and areas of topographical prominence will be avoided; iv. Locations and heights within urban areas or hamlets where Transport Canada will require lighting the tower should be avoided; v. Towers shall not be located on properties within the urban areas where development or redevelopment is contemplated as a present or future land use within the Clarington Official Plan; vi. Alternative Tower Structures should be used wherever possible, particularly in urban and hamlet areas; and vii. Towers shall generally be setback 100 metres from any residential building. c) Telecommunication facilities shall not be permitted on private property that is only accessible by an unopened road allowance, 3. Site Design and Layout a) New Telecommunication Facilities The following shall be considered in the site design and layout of new antenna systems: i) Planting of trees and shrubs around the perimeter fencing to mitigate the visual impact of the antenna system and equipment shelter; ii) An identification sign identifying the name and contact information of the carrier(s) must be installed and maintained at the location of the antenna system, in compliance with the Sign By - MUNICIPALITY OF CLARINGTON PLANNING SERVICES DEPARTMENT Page 422 Page 2 SUBSECTION: DEVELOPMENT GENERAL PSD-D0008 APPROVED BY: Council SUBJECT: ANTENNA SYSTEMS DATE APPROVED: REVISED: November 25, 2002 July 2, 2013 law, subject to the issuance of a sign permit from the Municipality of Clarington; and iii) Where alternative tower structures are not feasible, antenna systems and equipment shelters shall blend in with the character of the surroundings, including both colour and design. b) Roof Tops or Existing Structures When locating telecommunications facilities on rooftops or existing structures, carriers shall endeavour to minimize the visual impacts of such facilities by considering the following: i. Utilizing alternative tower structures; ii. Screening should be provided such that the antenna system is not visible from the ground, to the extent possible; iii. Equipment shelters on roof tops should be setback from the roof edge not less than 5 metres; and iv. The colour and architectural style of the antenna and equipment shelter should blend in with the building or structure. 4. Other a) Owners shall remove antenna systems that have not been in use for two years, b) The Municipality will encourage buildings greater than 10 storeys to be designed to accommodate antenna systems. PROCEDURES FOR MUNICIPAL AND PUBLIC CONSULTATION 1. Pre -consultation a) Prior to the installation of antenna systems, proponents are strongly encouraged to consult with the Municipality's Planning Services Department, and Engineering Services Department to discuss the site search area, site selection, including land use compatibility, sensitive visual areas and vistas, existing and proposed land uses and other potential impacts. Consultation with the Chief Building Official may also be required. b) The proponent is required to consult with adjacent municipalities within 500 metres, measured from the tower base, or the outside perimeter of the supporting structure, whichever is greater. The proponent shall provide written confirmation of this consultation to the Director of Planning Services, 2. Submission Requirements For the purposes of administration and processing, proponents will be required to complete an application for site plan approval. The application shall be submitted to the Municipality of Clarington Planning Services Department with the appropriate fees. Such applications are not processed under Section 41 of the Planning Act. a) New Freestanding Antenna Systems MUNICIPALITY OF CLARINGTON PLANNING SERVICES DEPARTMENT Page 423 Page ; SUBSECTION: DEVELOPMENT GENERAL PSD-DG008 APPROVED BY: Council SUBJECT: ANTENNA SYSTEMS DATE APPROVED: REVISED: November 25, 2002 July 2, 2013 All proposals for new Freestanding Antenna Systems, where consultation with the Municipality is required by Industry Canada, will include the following information: i. Written justification from the proponent as to the need for the Antenna System and that the proposed location for the new tower is the preferred alternative. Structure/Building-mounted Antenna Systems, Co -location, Alternative Tower structures and compliance with Health Canada's Safety Code 6 shall be addressed in the justification; ii. A site plan showing the subject property, including the existing property lines, and/or the leased area (as applicable), site grading, existing and proposed buildings, fences, buffering, existing and proposed landscaping, access, parking and type and height of the proposed Freestanding Antenna System; iii. Pictures of the location and the proposed Freestanding Antenna System and associated facilities superimposed on the picture from four directions; north, south, east and west; iv, Two sets of stamped engineered drawings to identify the Freestanding Antenna System design; and v. A map showing the horizontal distance between the Freestanding Antenna System installation and the nearest residential zone and/or residential dwelling. b) Structure/Building-mounted Antenna Systems All proposals for Antenna Systems'on structures and buildings, where consultation with the Municipality is required by Industry Canada, will include the fallowing information: i. A plan showing the location of the proposed Antenna System and associated facilities on the structure or building; ii. Two sets of stamped engineered drawings to identify the Antenna System and associated facilities on the structure or building and anything required by the Clarington Chief Building Official; and iii. Pictures of the structure or building with the proposed Antenna System and associated facilities superimposed on the picture from four directions; north, south, east and west. c) Alterations to existing Antenna Systems Where modifications to an existing Antenna System are proposed, that are not excluded from municipal consultation, an amendment to the approved plans may be required and the corresponding fee must be remitted. 3. Public Consultation Process a) Public consultation may not required by the Municipality in the foliowing situations: i) Roof top installations of Antenna Systems; ii) Additions or modifications of existing Antenna Systems where the original height of the structure is not being increased by more than 25% and where the existing Antenna System is at least 15 metres in height; and iii) Antenna Systems that are less than 15 metres above ground level. _ MUNICIPALITY OF CLARINGTON PLANNING SERVICES DEPARTMENT Page 424 Page 'I SUBSECTION: DEVELOPMENT GENERAL PSD•DG008 APPROVED BY: Council SUBJECT: ANTENNA SYSTEMS DATE APPROVED: REVISED: November 25, 2002 July 2, 2013 The Director of Planning Services may also exempt the proponent from the public consultation requirement following pre -consultation with the Planning Services Department and the proponent, Exemptions will generally be considered where towers are proposed adjacent to 250 kv or 500 kv hydro towers. b) Required Public Consultation i) Notice Requirements For proposed new Antenna Systems or significant additions or modifications to Antenna Systems, the proponent shall give written notice, by regular mail or hand delivered, to the owners and/or tenants of the lands within the circulation area of the subject property or leased area, adjacent Municipalities (where required), the Director of Planning Services, the Municipal Clerk, and all Members of Clarington Council. The circulation area for the notice is as follows: + Within Urban Areas, except for -- 120 metres or 4 times the height of the tower Future Urban Residential Areas whichever is greater In all other areas — 500 metres Where the circulation area extends onto a property with multiple tenants or residents (apartments, condominiums, commercial areas etc.) all of those tenants or residents must be notified of the proposal. The notice shall include the following information: • The location of the subject property, the leased area (if applicable) and the proposed location of the Antenna System on the subject property; • A plan that shows the Antenna System type, height, design, colour, associated structures, access locations and lighting; • A confirmation that the Antenna System will comply with Health Canada's Safety Code 6, which sets safe radiofrequency emission levels for these devices; • The rationale, including height and location requirements, of the proposed Antenna System; • Date, time and location of Public Information Centre; • The name and telephone number of a contact person employed by the proponent and the municipal contact person; and • A deadline date for the receipt by the proponent of public responses to the proposal. The Municipality shall provide a mailing list to the proponent. ii) Public Information Centre The Public Information Centre (PIC) shall be held no sooner than 30 days and no later than 45 days of the notice being mailed or hand delivered. The format of the PIC may be determined by the proponent however the date, time and location for the PIC shall be agreed upon by the Municipality and the proponent. MUNICIPAL#TY OF CLARINGTON PLANNING SERVICES DEPARTMENT Page Page 425 SUBSECTION: DEVELOPMENT GENERAL PSD-DG008 APPROVED BY: Council SUBJECT: ANTENNA SYSTEMS DATE APPROVED: REVISED: November 25, 2002 July 2, 2013 At the Public Information Centre the proponent shall be responsible for displaying all the necessary drawings and pictures. Subsequent to the Public Information Centre the proponent shall provide to the Planning Services Department the following: • A record of names, addresses and telephone numbers of attendees; • Notes of the meeting which include issues and concerns that were raised by the public; and • A letter indicating how the proponent will address the concerns and issues raised by the public at the PIC. Staff from the Planning Services Department shall attend the Public Information Centre for observation purposes only. 4. Approvals a) Letter of Concurrence or Non -concurrence The Director of Planning Services will issue to Industry Canada, the proponent and Members of Clarington Council a Letter of Concurrence stating that the proponent has satisfactorily consulted with the Municipality. Such letter will be provided within 60 days from the date the application is submitted and deemed complete by the Planning Services Department (120 days where public consultation is required) or, in the case where a Letter of Undertaking is required, when a Letter of Undertaking has been completed to the Municipality's satisfaction. H. If the Municipality of Clarington is not satisfied with the proposal, then the Director of Planning Services will issue a letter of non -concurrence to Industry Canada, the proponent and Members of Clarington Council indicating the reasons why the Municipality is not satisfied with the proposed Antenna System. b) Letter of Undertaking i. Letter of Undertaking is required in situations where: • a new, non -excluded Antenna System is constructed; • a new equipment shelter is to be constructed on a roof -top; and • a new equipment shelter is to be constructed to accommodate co -location on an existing Antenna System. ii. When the Municipality of Clarington is satisfied with the site location, layout and design, the proponent will provide a Letter of Undertaking, in the Municipality's prescribed format, to address the following issues as they are applicable: • Site Plan and Landscaping drawings; Building Permits; • Entrance Permits from the road authority; Sign Permits from the Municipality of Clarington; Security deposits for site works; MUNICIPALITY OF CLAIRINGTON PLANNING SERVICES DEPARTMENT Page 426 Page 6 SUBSECTION: DEVELOPMENT GENERAL PSD-D0008 APPROVED BY: Council SUBJECT: ANTENNA SYSTEMS DATE APPROVED: REVISED: November 25, 2002 July 2, 2013 • Road widenings and easements; • A commitment to remove an Antenna System within two years of it no longer in use; • A commitment to accommodate other future antennas on site where feasible; and • Other conditions as required. MUNICIPALITY OF CLARINGTON PLANNING SERVICES DEPARTMENT Page Page 427 Attachment 2 to Report PDS-031-21 Freedom Mobile 3612 Trulls Road Telecommunication Tower Proposal Public Information Session: Meeting Minutes Attendees: • Sean Galbraith • Stefan Prochoruk • Janice Jones, Ward 1 Councillor • Diana, Neighbour • Cindy Strike, Municipal Planner • Catherine, Neighbour • Matthew Topics Discussed: Proposed Telecommunication Towers Facility, 3612 Trulls Road Canadian Wireless Industry • 33.2 million wireless subscriptions • More Canadians have wireless than wired services • 85% of wireless subscribers have more than 1 GB of data • 81 % of Ontario households have at least one mobile phone • 50% of 18-34 y.o. Have no landline (wireless only) • 280 million text messages/day • More than 73% of Canadians have a smartphone • 60% of 911 calls made from a wireless device o Increase as smart phones become more popular • Data usage is increasing at 34% per year • Subscribers increasing • Consumption increasing • Experiencing unavailable service, dropped calls and incomplete data requests • Increasing reliance on service • Work from home changing how network is used • Adding new antenna sites to significantly improve service availability and reliability Signal Strength Considerations • Distance and objects block signal Page 428 • A degraded signal can result in dropped calls and slow data speeds • Buildings and structures degrade signal strength • Trees and obstructions create areas with greatly decreased service ("shadowing"). Degree varies by season. • A high number of users accessing network on the same antenna installation can also reduce the quality of the connection. Radiation Safety • Electromagnetic Spectrum o Non -ionizing radiation (cell phones, television signals, satellite dishes, etc.) and ionizing (medical x-rays, radioactive sources) radiation ■ Non -ionizing radiation is not strong enough to impact at a cellular level ■ Ionizing radiation (dangerous) Public Health Agency Views on Cellular Networks • Many public health agencies have commented on the safety of cellular networks Health and Safety • Health Canada regulates electromagnetic and microwave emissions for antenna installations (known as "Safety Code 6"). Cellular antenna tower installations commonly emit significantly lower levels than are considered safe by Health Canada. These emission level calculations include those already in the area from other existing installations. • By the time the signal reaches the nearest residence, emissions are typically around 10% (or lower) of allowable Safety Code 6 limits. • Health Canada limits are calculated at a height of 2m in the vicinity of the installation, where measurements would be highest. Installation Information • A third party took measurements at the proposed sight to tell us what kind of levels we would be looking at for this installation. o They found that at its highest level, the cell tower would generate 4110ths of 1 % below the limit of Safety Code 6 • We look at co -location on existing antenna sites first. • Proposed Installation - 50m monopole antenna Other Properties in the Area • �We have looked at other properties in the area and evaluated our proposed location as the best installation site. Comments Received • "The installation is in a residential area." o They need to be located in the area it is intended to improve service in. • "We should not locate them in agricultural areas." o Agricultural areas are common locations for cell towers. Page 429 Comments and Feedback • Stefan Prochoruk: o There is opposition from the owners of a home located right next to the proposed tower site for a number of reasons: • There is a fear of having this tower in their backyard. ■ Concerns over health, risks and future potential health risks as technology advances. ■ Proposed alternative sites for a tower: along Highway 2, along Pebble Stone - did Freedom mobile have direct refusal from those landowners? Why can't the neighbourhood refuse as well? There was a signed petition with 41 members of the neighbourhood who were against the site for the cell tower. ■ There's a lot of land in the east that will not affect many homes. • Diana: o Personal research has led her to studies from around the world on the effects of cell towers. Some of those studies found that they can lower serotonin and melatonin in the body, and can lead to headaches. o People have the right to say yes or no to having this cell tower right above their heads. • Janice Jones, Ward 1 Councillor: o Janice has been contacted by a number of people regarding this cell tower and they want to know the following things: o When will a final decision be made on this if it's a go or not? w Answer: That is in the hands of the municipality. There's a process (Clarington's Cell Tower Protocol) that's being followed and the timing is simply how long this process takes. Once there's approval from the municipality, Freedom needs to engineer the tower, conduct a geotechnical study to check the soils, fabricate the tower, and then get the approvals from Industry Canada. With all of this, it's not expected to be constructed no earlier than next year. If concurrence is not given by municipality, then Freedom would have to choose whether or not to appeal that to Innovation, Science and Economic Development Canada (formerly Industry Canada). o Issues regarding public health do not fall under the jurisdiction of the municipality. That's exclusively under the regulation of Health Canada. o How long can comments be made from the public? Is there a deadline for written comments to be submitted to Sean Galbraith or Municipal Planner? ■ Sean Galbraith will always respond to comments sent to him. o Does Freedom "decorate" or minimize the appearance of their towers? ■ Trees (monopines) or adding a cross ("shrouding") can be done. However, trees are difficult to do because they act as sails. o Have tower proposals ever been denied? ■ They do not get denied very often. Reasons for denial in the past: the approval's not delegated to staff as a part of the official process, or enough locals convince enough councillors to say no. ■ Impasse: the appeal process at Industry Canada can decide that the project has technical merit and could approve it if they want. • Cindy Strike, Municipal Planner Page 430 o The protocol that then Municipality follows is issued by Innovation, Science and Economic Development Canada. It's a federal body and they override the approvals under any application under the Planning Act. o Our input to the approvals of a cell tower are dealing with things that are onsite: location of the cell tower, location of the driveway to the cell tower, any fencing around the tower, etc. • Catherine, Neighbour o If Freedom and the property owner have come to an agreement, is there anything the neighbours can do to try and stop this from going through? ■ Answer: Attending these information meetings and submitting your questions is important to having your voice heard. The Municipality will make its decision. Communities make their choice when they use cell phones and request the service that these towers facilitate. • Cindy Strike, Municipal Planner o Approval process from the Municipality perspective: at the end of the day, the Municipality does not have the ability to approve or deny the cell phone tower. It is up to the federal government. o The final decision goes to Industry Canada. The Municipal decision does carry weight in the decision. • Stefan Prochoruk: o What is the protocol for acquiring sites (to establish alternative sites)? Why is an alternative site not possible? ■ Answer: We want better sites. If property owners returned more than one call to locate on their site, we would prefer that, but they didn't. We can't expropriate land from them. There is no protocol for acquiring sites. It's like any real estate transaction. ■ It's common for landowners to reject cell tower proposals because there is a potential for development in the future. If a site looks like a good alternative it doesn't always mean it is a good alternative. Diana: o Is Freedom prepared to sign contracts saying they will pay for health bills if the government comes out in the future and says x, y, and z (related to cell towers) presents health risks? ■ Answer: No, we would not sign a contract. All installations are regulated by Health Canada. We are 227 times below the limit set by Industry Canada for this site. You are getting more exposure from your phone, your home wifi, or even your digital alarm clock by your bed. We operate within the limits of Health Canada. • Janice Jones, Ward 1 Councillor: o If the Council voted against this, would that be held up or not valid? ■ Answer: You would have to change the protocol to remove the authority from the Director of Planning to make that decision. ■ From Planning's perspective, we have a protocol that was approved in 2013 that respects the fact that the federal government is the final approval authority. At this point, the final approval authority lies with the Director of Planning and have had very few impasses with the telecommunications providers. Page 431 ■ The federal government looks to the Municipality and checks if they followed the federal government's process. If the Municipality has and the concurrency is upheld the government will follow through. Coming to an impasse with the Municipality is uncommon. • Stefan Prochoruk: o Expressed that the Municipality has power and at least has the voice to say 41 people oppose this cell tower site and no alternative sites were presented. • Cindy Strike, Municipal Planner o Sean Galbraith's responsibility is to prepare notes based on the conversation today and he will forward those to the federal government as part of his approval process for this cell tower. o We will wait for the federal government's response. o There are lots of developers in this area who want to develop on their land in the future and not want a 20-year contract on their property. • Stefan Prochoruk: o This is one of the next areas that's due for a secondary development plan. He is concerned that the Municipality does not care for the people who signed the petition and is more concerned with the developers and a problem that's 20-years away. • Matthew o Concerned about a cell tower's effect on property values in the area. ■ Answer: A few years ago, the City of Calgary looked at this issue and did not find it affected property values. More people consider living in an area with poor cell phone coverage, so having a cell tower can even increase property value. Sean Galbraith's Response to Health Concerns and the Various Scientific Studies • Scientists do not make their research easily accessible to the public, which is why organizations like Health Canada exist. o Health Canada takes all those legitimate scientific studies and they investigate all of them to see where the limits should be set. o Health Canada consistently reviews new studies and will update changes based on new research. • If new technology changes things or if there's a new groundbreaking study that upends years of understanding of radio frequencies, then Health Canada has the responsibility to change their requirements. The network operators have to adjust their entire system to meet the new requirements. Sean Galbraith LandSquared 275 Macpherson Ave, Suite 103 Toronto, ON M4V1A4 (416) 732-5069 sgalbraith@landsquared.com Page 432 MUNICIPALITY OF CLARINGTON PLANNING AND DEVELOPMENT COMMITTEE RESOLUTION # DATE May 17, 2021 MOVED BY Councillor Zwart SECONDED BY Whereas the Provincial government brought in legislation, in 2010, requiring that building permit applications for multiple -unit residential buildings higher than three storeys submitted must comply with the new fire sprinkler requirements; And whereas sprinkler systems have been shown to dramatically reduce fire losses; And whereas other types of dwelling units are in need of the same fire protection; Now therefore be it resolved that the provincial government be requested to amend the Ontario Building Code to make sprinkler systems mandatory in new buildings. Page 433 MUNICIPALITY OF CLARINGTON PLANNING AND DEVELOPMENT COMMITTEE RESOLUTION # DATE May 17, 2021 MOVED BY Councillor Neal SECONDED BY That Clarington endorse the Region of Durham's recommendations on the Canadian Radioactive Waste Policy Review. Page 434 Clarington Staff Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: May 17, 2021 Report Number: PDS-029-21 Submitted By: Ryan Windle, Director of Planning and Development Services Reviewed By: Andrew C. Allison, CAO Resolution#: File Number: COPA 2021-0001 By-law Number: Report Subject: Recommendation Report for an Official Plan Amendment regarding Special Study Area 2 Recommendations: 1. That Report PDS-029-21 be received; 2. That the Official Plan Amendment attached to Report PDS-029-21, as Attachment 3, be approved; 3. That the submissions made by the public with respect to this issue be directed to the Official Plan review process for further consideration; 4. That the Region of Durham be advised of Council's decision; and 5. That all interested parties listed in Report PDS-029-21 and any delegations be advised of Council's decision. Page 435 Municipality of Clarington Report PDS-029-21 Report Overview Page 2 On the direction of Council, the Municipality initiated an Official Plan Amendment to consider deletion policies that request the Province to undertake a site specific science -based study before expanding the Greenbelt and that any expansion be for the protection of prime agricultural lands. This report supports the deletion of those policies. The deletion does not change any current land use designation, nor any other policies related to prime agricultural lands. 1. Background Proposal Details 1.1 Applicant: Municipality of Clarington 1.2 Proposal: Clarington Council is considering the deletion of the following policies from the Clarington Official Plan. 13.3.12 The Municipality supports the expansion of the Greenbelt Plan Area to provide long term protection of prime agricultural land. 17.3 Special Study Area 2 - Greenbelt Expansion 17.3.1 Special Study Area 2 is all of the lands east of Highway 418 south and east of the Greenbelt boundary, north of Highway 401 and outside of the urban area boundaries in Clarington. 17.3.2 In May 2015, Clarington Council requested that the Province undertake an appropriate science -based study of agricultural capability to identify high yielding agricultural lands to be added to the Greenbelt for permanent protection. 17.3.3 The draft Greenbelt Plan (2016) identifies that the Government of Ontario will lead a process to identify potential areas to be added to the Protected Countryside of the Greenbelt. The Province will work with municipalities and others using a systems approach considering the connections with the Agricultural, Natural Heritage and Water Resource systems of the plan. Where it is determined that identified areas would benefit from Greenbelt protection, the Province may initiate amendments to the Greenbelt Plan. 17.3.4 Special Study Area 2 identifies the lands which the Municipality considers appropriate as an area for the future Greenbelt expansion study. Page 436 Municipality of Clarington Page 3 Report PDS-029-21 1.3 Area: Figure 1 depicts the lands to which the above noted policies apply. It encompasses approximately 3800 hectares of land. N • N a lawzu'e AM 6� s a=aullUM01-��ael-uo�6ui��eQ peos� 11i _ o C � O � .y cpeob=ssqq tue/�. a —� anuand-aiiinue08� m •• i peob=ulaaag E c m E ,a r�� peo ;ioH a 0 pe0b=eu[J05LL Z 41:8=Highway fi Q x m y II o a peob=a3i;Ano- .f a Pe�a21Nln1 0 N o L9 C C C r- m C i -2 peob aupunnol peoV.auiiUM z Figure 1: Lands Subject to the Draft Official Plan Amendment Page 437 Municipality of Clarington Report PDS-029-21 Page 4 1.4 Planning and Development Committee held the statutory public meeting on April 26, 2021 and considered Staff Report PDS-024-021. At this meeting, the Committee passed Resolution# PD-137-21, directing staff to prepare a Recommendation Report for consideration of Council's Planning and Development Committee at its meeting on May 17, 2021. 2. Official Plan Discussion 2.1 The Clarington Official Plan is the Municipality's key planning policy document to guide future land use development. It provides a land use framework to steer the physical, economic and community growth of our Municipality. The Official Plan is intended to be both a strategic and a regulatory planning document to help guide the Municipality's decisions today and into the future. In this case, the policies in Section 17.3 and Policy 13.3.12 are being considered for deletion. 2.2 As outlined in the Public Meeting Staff Report, the land use designations in the Official Plan are the rules that guide what types of development may or may not occur on a property. In this case, the Rural, Prime Agricultural, and Environmental Protection Area land use designations determine the land uses that are permitted. 2.3 The intent of policy 13.3.12 is to provide support for expansion of the Greenbelt Plan area to provide long term protection of prime agricultural land. Section 17.3 also relates to the protection of high yielding agricultural lands. The main difference being that policy 17.3.2 describes a historical request for a scientific -based study and that 'studying' the land prior to including lands is appropriate. These policies do not grant land use rights, nor do they remove land use rights, they are strategic in nature. 3. Provincial Policy 3.1 As outlined in both the Region of Durham and the Central Lake Ontario Conservation Authority (CLOCA) comments, and agreed to by Clarington staff, the proposed amendment does not propose land use designation changes and as such are in conformity to the Regional Official Plan and is consistent with the policy directions of the Provincial Policy Statement (PPS). 3.2 Similarly, as the proposed amendment to delete the policies in the Official Plan would not change land use designations, permissions or propose development or site alteration, the policies of the Growth Plan related to natural heritage system features and functions would not be affected by the proposed OPA. 3.3 The Province has identified an Agricultural System for the Greater Golden Horseshoe (2018). Within the Greenbelt Plan Area, the Agricultural system mapping has been in effect since it's release. All land use planning decisions within the Greenbelt Plan Area are to conform to the Agricultural System Mapping. Page 438 Municipality of Clarington Report PDS-029-21 Page 5 3.4 In accordance with the A Place to Grow, outside of the Greenbelt Plan Area, the Agriculture Systems mapping does not apply until it has been implemented in the upper - tier (Region of Durham) Official Plan. Until implemented in the Region of Durham Official Plan, the Provincial Agricultural Systems Mapping does not apply. 3.5 As provided in the Region of Durham's Agriculture and Rural Systems policy paper issued as part of the Municipal Comprehensive Official Plan review, the Province's Agricultural System will be evaluated and refined. However, until the Region of Durham's has completed their evaluation, staff are not in a position to speculate as to how it may affect the Clarington Official Plan. 4. Public Notice 4.1 The Statutory Public Meeting Report (PDS-024-21) outlined the Public Notice process for the DRAFT OPA. Public Notice was provided in accordance with the Planning Act and Council procedures and all property owners in the subject area were notified of the Public Meeting. 4.2 Notice of this Recommendation Report was also sent to all the landowners within Special Study Area 2 — Greenbelt Expansion (SSA2) as well as to the people on the interested parties list. The Notice was posted on the project webpage and was emailed to the Agricultural Advisory Committee of Clarington. The project webpage identifies that submissions were to be received by May 10, 2021. 5. Public Submissions 5.1 At the time of writing this report: • 64 written submissions have been received. • 26 verbal inquiries have been received. • 7 delegations spoke at the Statutory Public Meeting. • 316 unique visitors have spent approximately five minutes on the project's webpage. 5.2 All submissions received (verbal, written) at the time of writing of this report have been summarized in tabular form in Attachment 1A to this report. A copy of each of the submissions received is available on the project webpage. 5.3 When the Planning and Development Committee Agenda is updated on Friday May 14, 2021 an additional Summary Table of Comments received after the May 10, 2021 comment deadline will provided as Attachment 1 B. Should additional comments be received after the Agenda update, an additional summary Table of Comments, will provided on Monday May 17, 2021 as Attachment 11C. Page 439 Municipality of Clarington Page 6 Report PDS-029-21 5.4 Reasons offered in support of keeping the policies include the following: There are many benefits to urban sprawl however there is also great benefit to maintaining the agricultural lands that separate said sprawl. All lands in `purple' should be located within the Greenbelt and all farming in these areas should be done so in an environmentally responsible way. It is important for the Municipality to be part of the process with the Province so a science -based study can be conducted prior to the addition of lands to the Greenbelt. These policies were included in Clarington's Official Plan and therefore deemed important to protect prime agricultural and natural heritage and water systems. • With climate changes, farmland is negatively impacted anywhere in the world and we should start thinking how to feed us and future generations without counting on export products that may not be available or that could be very expensive in the future. • The Whitebelt lands should be protected from development and alterations that do not respect Natural Heritage, Environmental, Hydrological and Community Values. 5.5 Reasons offered in support of deleting the policies include the following: Bowmanville is bordered by Greenbelt to the North and Lake Ontario to the South. If this greenbelt is expanded to include the area as shown in purple on the map, how does any further development or expansion of either Bowmanville, Courtice or Newcastle occur? The only way to expand would then be up and my understanding is that there are limitations in the Official Plan on building heights and obstructions of view. • A special Greenbelt study is not required. • Clarington does not need more Greenbelt. • Deletion of the policies is needed to keep the value of the land. Keeping the policies will constrain growth and development of the area. 5.6 Some submissions did not provide a definitive position regarding the policies. As well, some submissions offered that there is a distinct difference between the subject lands located between Courtice and Bowmanville, designated Rural in the Official Plan and those located between Bowmanville and Newcastle designate Prime Agriculture and that the policies should remain for those lands east of Bowmanville. 5.7 It is staff's understanding that the Agricultural Advisory Committee of Clarington will be further discussing the DRAFT OPA at their May 13, 2021 meeting. Page 440 Municipality of Clarington Report PDS-029-21 6. Agency Submissions Page 7 6.1 As provided for in the Public Meeting Report (PDS 024-21), comments regarding the DRAFT OPA were requested of 20 agencies. No additional agency comments have been received since reported in the Public Meeting Report. 6.2 Of the five agency comments received, only the Central Lake Ontario Conservation Authority (CLOCA) and Region of Durham provided detailed comments. Both of these agencies indicated that deleting the policies will not affect the underlying land use designations or affect any of the existing land use permissions and as such, they do not offer objections should Clarington Council decide to delete the subject policies from the Official Plan. 6.3 Both Agency comments are provided in Attachment 2 to this report. 7. Next Steps 7.1 As noted during this public process, a number of community wide issues have been raised including urban boundary expansions, protection of agricultural and environmentally sensitive lands, climate change and major infrastructure investments such as the GO train. 7.2 The evaluation and the balancing of each of these issues is best suited to the overall review of the Official Plan, scheduled to begin later this year. As such it would be appropriate to continue the discussion of these issues in the context of the upcoming Clarington Official Plan review, as well as through Envision Durham, the Region of Durham's Municipal Comprehensive Official Plan Review process currently underway. 8. Concurrence Not Applicable. 9. Conclusion 9.1 Major infrastructure investment, an ever-growing population, land value and other factors have been provided by the public as reasons to delete Section 17.3 and policy 13.3.12 from the OP. 9.2 Protection of the natural environment and agricultural lands, climate change, curbing urban sprawl and other factors have been provided by the public as reasons to keep Section 17.3 and policy 13.3.12 in the Official Plan. Page 441 Municipality of Clarington Page 8 Report PDS-029-21 9.3 The existing land use designations provided in both the Region of Durham's and Clarington's Official Plans adequately address the issues raised by the community that support keeping or deleting the subject policies in the Official Plan. At the same time, staff note that the issues raised by the community, particularly population growth and urban expansions, are more suitable during the review process of the Clarington and Regional Official Plans. 9.4 In conclusion, staff do not object to the deletion of Section 17.3 and policy 13.3.12 from the Official Plan as provided for in Attachment 3, Official Plan Amendment 127. Staff Contact: Lisa Backus, Principal Planner, 905-63-3379 extension 2413 or Ibackus@clarington.net. Attachments: Attachment 1A— Public Submissions Summary Table to May 10, 2021 Attachment 1 B- Public Submissions Summary Table to May 14, 2021 Attachment 1 C- Public Submission Summary Table to May 17, 2021 Attachment 2 — Agency Comments (CLOCA and Region of Durham) Attachment 3 — Recommended Official Plan Amendment 127 Interested Parties: List of Interested Parties available from Department. Page 442 Attachment 1 A to Report PDS-029-21 Table of Verbal and Written Submissions Name Summary of Submission No clear Keep Delete position OP OP Submission or an policy policy File Name alternate position Date Jim Abernethy Suggested that by including the subject X lands into the Greenbelt, the growth of Abernethy Bowmanville, Courtice and Newcastle SSA2 would not be permitted as is the case of Orono. April 26, 2021 Hamid Afsahi Strongly requests that that Special Study X Area 2 (SSA2) be deleted from Afsahi SSA2 Clarington's Official Plan. This proposal will reduce property values and severely May 10, 2021 restrict and limit any residential, commercial and industrial development along existing traffic corridors. Clarington is ready for growth with the addition of Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. Dorothy Strongly requests that that Special Study X Andrews Area 2 (SSA2) be deleted from Clarington's Official Plan. This proposal Andrews SSA2 will reduce property values and severely restrict and limit any residential, May 10, 2021 commercial and industrial development along existing traffic corridors. Clarington is ready for growth with the addition of Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. Anne Ball Strongly requests that that Special Study X Area 2 (SSA2) be deleted from Ball SSA2 Clarington's Official Plan. This proposal will reduce property values and severely May 10, 2021 restrict and limit any residential, commercial and industrial development along existing traffic corridors. Clarington Page 443 Attachment 1 A to Report PDS-029-21 Name Summary of Submission No clear Keep Delete position OP OP Submission or an policy policy File Name alternate position Date is ready for growth with the addition of Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. Mark Baron The areas designated needs to X remain protected. Baron SSA2 April 16, 2021 Spencer Baron Those agricultural areas should remain X undeveloped and be integrated into the S Barron SSA2 Greenbelt. Emphasis should be on protecting natural areas. April 16, 2021 Tom Barrie Concerned about the agricultural lands X on the east side of Bowmanville. The Barrie SSA2 agricultural lands on the west side of Bowmanville should be used for April 14, 2021 development as the ability to produce high yield crops has diminished since the area was designated for future development. Highlights the importance of preservation of valuable agricultural land. Cyndi Bell- Supports the removal of special study X Abroms area 2 from the Official Plan. The direction of expanding EP lands in this Bell-Abroms specific area directly contradicts the SSA2 vision of Clarington being a live, work, play community. Fear of depreciated May 10, 2021 land value. Douglas Bruce Strongly requests that that Special Study X Area 2 (SSA2) be deleted from Bruce SSA2 Clarington's Official Plan. This proposal will reduce property values and severely restrict and limit any residential, Page 444 Attachment 1 A to Report PDS-029-21 Name Summary of Submission No clear Keep Delete position OP OP Submission or an policy policy File Name alternate position Date May 10, 2021 commercial and industrial development along existing traffic corridors. Clarington is ready for growth with the addition of Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. Sarah Bunting Keep the provisions to include these X lands in the Greenbelt. Our leaders must Bunting SSA2 lead toward solutions that are sustainable. Paving over good May 3, 2021 agricultural land for single family lots is no longer sustainable. Timothy All lands indicated on subject maps X Campbell designated as "purple" should be confirmed as "Greenbelt" only. Ideally Campbell developers should not be permitted to SSA2 build in these areas. Areas that are currently owned by developers must April 8, 2021 meet specific requirements to build environmentally sensitive homes. Brian Supports the removal of the subject X Catherwood areas and all areas in the Municipality of Clarington from the Greenbelt. Catherwood SSA2 April 23, 2021 Michael and Strongly requests that that Special Study X Marian Chopik Area 2 (SSA2) be deleted from Clarington's Official Plan. This proposal Chopik SSA2 will reduce property values and severely restrict and limit any residential, May 10, 2021 commercial and industrial development along existing traffic corridors. Clarington is ready for growth with the addition of Highway 407, the extension of the GO Page 445 Attachment 1A to Report PDS-029-21 Name Summary of Submission No clear Keep Delete position OP OP Submission or an policy policy File Name alternate position Date train to Bowmanville and the planned expansion of the Bowmanville Hospital. Peggy Clarke Opposed to the deletion of policies. X Cannot afford to destroy any agriculture Clarke SSA2 land or greenspace as it will be needed to overcome worldwide disruptions in May 10, 2021 local food production and transportation due to climate change and recurring pandemics. This undeveloped land is needed to reduce heat build-up, flooding, destruction of wildlife, and pollution. Requesting a public report about the appraisal of the deletions and their impacts on the ability to adapt to climate change. Rod Cochrane Subject areas should not be included in X the Greenbelt. Cochrane SSA2 April 24, 2021 John Colville Hopes that SSA2 will remain as X Greenbelt expansion and/or agricultural Colville SSA2; areas. Re -designating or re -zoning Colville 2 these study areas for other uses or more SSA2 urban area will increase our carbon footprint and over -congest and stress May 9, 2021 our current population. Must preserve what we have so that future generation may enjoy the community. Vanessa Would like to see Clarington continue X Cormier grow, create infrastructure, provide access to proper drinking water, Cormier SSA2; municipal sewers —be part of urban Cormier 2 settlement. States that if the Greenbelt SSA2 expansion passes it will limit and restrict Page 446 Attachment 1 A to Report PDS-029-21 Name Summary of Submission No clear Keep Delete position OP OP Submission or an policy policy File Name alternate position Date May 7, 2021 future growth, jobs, and affordable residences while reducing property values for existing residents. Strongly requests that that Special Study Area 2 (SSA2) be deleted from Clarington's Official Plan. John Keep SSA2 policies to protect the lands X Cryderman from development. Verbal April 22, 2021 Robert Dees Disappointed with Council moving ahead X with this issue during COVID-19. Dees SSA2 April 13, 2021 Joe Donato Agrees with deleting 13.3.12, 17.3, X 17.3.1, 17.3.2, 17.3.3 and 17.3.4. Donato SSA2 Believes a special Greenbelt study is not required. April 14, 2021 Brad and Strongly requests that that Special Study X Michele Fisher Area 2 (SSA2) be deleted from Clarington's Official Plan. This proposal Fisher SSA2 will reduce property values and severely restrict and limit any residential, May 10, 2021 commercial and industrial development along existing traffic corridors. Clarington is ready for growth with the addition of Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. Page 447 Attachment 1 A to Report PDS-029-21 Name Summary of Submission No clear Keep Delete position OP OP Submission or an policy policy File Name alternate position Date Kathy Fleece- Remove the Special Study Area from the X McCaul Official Plan. This impacts our property values and what we are allowed to do on Fleece-McCaul our own property. SSA2 May 8, 2021 Virginia and Opposed to the Greenbelt expansion. X Don Foley Unhappy with the way council has approached the topic. Do not want Foley SSA2 government interference in how people use or sell their property. April 21, 2021 Gill Supports the motion to delete this vision X and delete the subject policy and Gill 1 SSA2; sections from the Official Plan. Reason Gill 2 SSA2; is to keep the value of land intact. Gill 3 SSA2 Denying the motion would restrain development and progress of growth in May 3, 2020 the area and associated job creations. Jeanne Strongly requests that that Special Study X Godfrey Area 2 (SSA2) be deleted from Clarington's Official Plan. This proposal Godfrey SSA2 will reduce property values and severely restrict and limit any residential, May 10, 2021 commercial and industrial development along existing traffic corridors. Clarington is ready for growth with the addition of Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. James Grundy Strongly requests that that Special Study X Area 2 (SSA2) be deleted from Grundy SSA2 Clarington's Official Plan. This proposal will reduce property values and severely May 10, 2021 restrict and limit any residential, commercial and industrial development along existing traffic corridors. Clarin ton Page 448 Attachment 1 A to Report PDS-029-21 Name Summary of Submission No clear Keep Delete position OP OP Submission or an policy policy File Name alternate position Date is ready for growth with the addition of Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. Hannu In favour of the amendments to the X Halminen Official Plan to delete special study area 2 as proposed. Halminen SSA2; Halminen 2 SSA2 April 21, 2021 Jim Hamilton Said he is speaking on behalf of 200 X landowners. Noted that they support the Verbal PM deletion of the policies as they want to control of their land. Stated the best use April 26, 2021 of the land is for future development. Dale Hubble Strongly requests that that Special Study X Area 2 (SSA2) be deleted from Hubble SSA2; Clarington's Official Plan. This proposal Hubble 2 will reduce property values and severely SSA2; restrict and limit any residential, Hubble 3 commercial and industrial development SSA2 along existing traffic corridors. Clarington is ready for growth with the addition of May 10, 2021 Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. Linda Jansma Opposes any change to Clarington's X Official Plan so that prime agricultural Jansma SSA2; land is protected from further Jansma 2 development. SSA2 Considers council irresponsible for April 15, 2021 abdicating this responsibility to a public vote. Page 449 Attachment 1 A to Report PDS-029-21 Name Summary of Submission No clear Keep Delete position OP OP Submission or an policy policy File Name alternate position Date Jeff Jeronimo Strongly requests that that Special Study X Area 2 (SSA2) be deleted from Jeronimo Clarington's Official Plan. This proposal SSA2 will reduce property values and severely restrict and limit any residential, May 10, 2021 commercial and industrial development along existing traffic corridors. Clarington is ready for growth with the addition of Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. Jeffrey Kelso Strongly requests that that Special Study X Area 2 (SSA2) be deleted from Kelso SSA2 Clarington's Official Plan. This proposal will reduce property values and severely May 10, 2021 restrict and limit any residential, commercial and industrial development along existing traffic corridors. Clarington is ready for growth with the addition of Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. Kirk Kemp Verbal PM: X Supported the proposal. Stated that the Kemp SSA2; lands should be used for future Verbal PM development as Clarington is fast growing. He stated that the area is April 21, 2021 important for growth. Written Submission: Opposed to turning lands between Bowmanville and Newcastle into Greenbelt. Told by the bank that this would result in decrease of land value which could have severe consequences on their business. These lands will be needed in 30-40 years for the growing population. Page 450 Attachment 1 A to Report PDS-029-21 Name Summary of Submission No clear Keep Delete position OP OP Submission or an policy policy File Name alternate position Date Allan Kerr Strongly requests that that Special Study X Area 2 (SSA2) be deleted from Kerr SSA2 Clarington's Official Plan. This proposal will reduce property values and severely May 10, 2021 restrict and limit any residential, commercial and industrial development along existing traffic corridors. Clarington is ready for growth with the addition of Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. Hayley Knapp Keep policy 13.3.12 and Section 17.3 of X Special Study Area 2- Knapp SSA2 Greenbelt expansion in Clarington's current Official Plan to protect prime April 22, 2021 agricultural land and soil, vital food production, and cultural/heritage significance in the community. Petros Strongly requests that that Special Study X Koukidis, Paul Area 2 (SSA2) be deleted from Koukidis, Eleni Clarington's Official Plan. This proposal Koukidis, Vera will reduce property values and severely Sprange- restrict and limit any residential, Koukidis commercial and industrial development along existing traffic corridors. Clarington Koukidis SSA2 is ready for growth with the addition of Highway 407, the extension of the GO May 10, 2021 train to Bowmanville and the planned expansion of the Bowmanville Hospital. Dennis Malley Strongly requests that that Special Study X Area 2 (SSA2) be deleted from Malley SSA2 Clarington's Official Plan. This proposal will reduce property values and severely May 10, 2021 restrict and limit any residential, commercial and industrial development along existing traffic corridors. Clarington is ready for growth with the addition of Highway 407, the extension of the GO Page 451 Attachment 1A to Report PDS-029-21 Name Summary of Submission No clear Keep Delete position OP OP Submission or an policy policy File Name alternate position Date train to Bowmanville and the planned expansion of the Bowmanville Hospital. Karen Strongly requests that that Special Study X McArthur Area 2 (SSA2) be deleted from Clarington's Official Plan. This proposal McArthur will reduce property values and severely SSA2 restrict and limit any residential, commercial and industrial development May 10, 2021 along existing traffic corridors. Clarington is ready for growth with the addition of Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. Ron McKnight Questioning whether a study was X conducted to see the effects on well McKnight water levels and wildlife. Questioning SSA2 why council added Greenbelt protections in the past and what prompted them to April 22, 2021 remove it now. Questioning what will prevent the re -designation of Greenbelt lands to urban designation in the future. Brenda Metcalf Urbanization adds to increased traffic, X making it difficult and unsafe for farm Metcalf SSA2 machinery travel and leaving less land accessible in the area to grow crops to April 27, 2021 feed our livestock and run a profitable farm. Moved to Tyrone to continue farming. Understands the need for urbanization. If the SSA2 lands west of Bowmanville were to be preserved, that should have been done years ago before the land became locked in a pocket between urban expansion. Karen Michno Strongly requests that that Special Study X Area 2 (SSA2) be deleted from Michno SSA2 Clarington's Official Plan. This proposal will reduce property values and severely restrict and limit any residential, 10 Page 452 Attachment 1 A to Report PDS-029-21 Name Summary of Submission No clear Keep Delete position OP OP Submission or an policy policy File Name alternate position Date May 10, 2021 commercial and industrial development along existing traffic corridors. Clarington is ready for growth with the addition of Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. Ernest Strongly requests that that Special Study X Pegutter Area 2 (SSA2) be deleted from Clarington's Official Plan. This proposal Pegutter SSA2 will reduce property values and severely restrict and limit any residential, May 10, 2021 commercial and industrial development along existing traffic corridors. Clarington is ready for growth with the addition of Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. Judy Pell Policies in the Official Plan, section X 13.3.12 and 17.3.1 through 17.3.4 Pell SSA2 should not be deleted. It is important for Council to defeat the proposed April 15, 2021 amendment and provide long-term protection of prime agricultural lands and natural heritage and waters stems. Libby Clarington lost so much agricultural land X Racansky to residential development and especially to Highway 407 and 418 Racansky expansion that it would be appropriate to SSA2 save the rest of the farmland. Many opportunities for farmers to apply for April 23, 2021 special financial incentives with the new designation. Richard Verbal PM: X Rekker Supported the proposal. Explained the difference of the lands on the east and Rekker SSA2; west and noted they should not be Verbal PM included in the Special Study Area 2. Explained that expanding the greenbelt 11 Page 453 Attachment 1 A to Report PDS-029-21 Name Submission File Name Date Summary of Submission No clear position or an alternate position Keep OP policy Delete OP policy April 26, 2021 would affect the growth plan of the greater golden horseshoe and other developments. He stated that the rural area west of Bowmanville should be added to the greenbelt as it doesn't relate to the prime agricultural area. Written Submission: Feels that it was a mistake to include all the lands on the east and west side of Bowmanville into section 17.3 because they have different land uses and existing conditions. Any Greenbelt expansion into Special Study Area 2 would not be in agreement with the Greater Golden Horseshow Growth Plan. Expansion of the Greenbelt would attempt to stop logical development near the new GO station. Supports the deletion of policies 13.3.12 and section 17.3 from the Clarington Official Plan. States that only few people get to enjoy the Greenbelt because it is mostly private property. Supports more green space but not more Greenbelt. Ryan Reynolds Strongly requests that that Special Study X Area 2 (SSA2) be deleted from Reynolds Clarington's Official Plan. This proposal SSA2 will reduce property values and severely restrict and limit any residential, May 10, 2021 commercial and industrial development along existing traffic corridors. Clarington is ready for growth with the addition of Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. 12 Page 454 Attachment 1 A to Report PDS-029-21 Name Summary of Submission No clear Keep Delete position OP OP Submission or an policy policy File Name alternate position Date Gord Robinson Supports the proposed amendment. X Stated that adding lands in the Verbal PM Greenbelt will decrease land value. Explained that in order to have April 26, 2021 population growth the lands should not be included in the Greenbelt. Doug and Questioning why council wants to delete X Bridget the policy and sections and why a Rombough science -based study was not conducted. Concerned over the future character of Rombough residential rural environment as well as SSA2 high density development and its implications on the Whitebelt and April 23, 2021 environmental deatures such as wildlife and wetlands. Identified Site 14 and Foster Creek as particularly environmentally significant. Support that all purple areas on the map should be protected from development. Rundle Land Supports the proposed amendment and X Corp. the removal of the policies as presented in the Draft Official Plan Amendment Rundle Land COPA2021-0001. SSA2 April 26, 2021 Charles The area between Bowmanville and X Stevens Newcastle is considered #1 prime agricultural land. The Greenbelt is the Stevens SSA2 only way to protect and sustain our future source of food. Requesting that April 21, 2021 his farm be included in the Greenbelt. Eileen Stones Keep the policies in the Official Plan. X Retain the Greenbelt where you can. Verbal April 16, 2021 13 Page 455 Attachment 1 A to Report PDS-029-21 Name Summary of Submission No clear Keep Delete position OP OP Submission or an policy policy File Name alternate position Date Peter Traicus Verbal PM: Spoke in support of deleting X the policies from the Official Plan. Traicus SSA2; Stated that adding the lands to the Verbal PM Greenbelt will isolate Courtice, Bowmanville and Newcastle. Noted that April 14, 2021 Clarington had economic advantages such as Highway 418 and the GO station and that if the lands were added to the Greenbelt these economic drivers will disappear. Written Submission: Unclear about the implication of this policy change. Expansion of Greenbelt would increase issues for development. Impossible for new employees from OPG operations to live close to their jobs with any further Greenbelt expansion. Metrolinx expansion and Bowmanville Hospital redevelopment would be hindered if the draft OPA is not approved. Does not support the Greenbelt expansion. John Trantaz Strongly requests that that Special Study X Area 2 (SSA2) be deleted from Trantaz SSA2 Clarington's Official Plan. This proposal will reduce property values and severely May 10, 2021 restrict and limit any residential, commercial and industrial development along existing traffic corridors. Clarington is ready for growth with the addition of Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. Laura Valm Strongly requests that that Special Study X Area 2 (SSA2) be deleted from Valm SSA2 Clarington's Official Plan. This proposal will reduce property values and severe) 14 Page 456 Attachment 1 A to Report PDS-029-21 Name Summary of Submission No clear Keep Delete position OP OP Submission or an policy policy File Name alternate position Date May 10, 2021 restrict and limit any residential, commercial and industrial development along existing traffic corridors. Clarington is ready for growth with the addition of Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. Carl Van Belle Strongly requests that that Special Study X Area 2 (SSA2) be deleted from C Van Belle Clarington's Official Plan. This proposal SSA2 will reduce property values and severely restrict and limit any residential, May 10, 2021 commercial and industrial development along existing traffic corridors. Clarington is ready for growth with the addition of Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. Karen Van Strongly requests that that Special Study X Belle Area 2 (SSA2) be deleted from Clarington's Official Plan. This proposal K Van Belle will reduce property values and severely SSA2 restrict and limit any residential, commercial and industrial development May 10, 2021 along existing traffic corridors. Clarington is ready for growth with the addition of Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. Ruth Van Belle Strongly requests that that Special Study X Area 2 (SSA2) be deleted from R Van Belle Clarington's Official Plan. This proposal SSA2 will reduce property values and severely restrict and limit any residential, May 10, 2021 commercial and industrial development along existing traffic corridors. Clarington is ready for growth with the addition of 15 Page 457 Attachment 1 A to Report PDS-029-21 Name Summary of Submission No clear Keep Delete position OP OP Submission or an policy policy File Name alternate position Date Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. Martha Verbal PM: X Vandepol Questioned why Clarington needs more Verbal PM; land in the Greenbelt. Noted that Vandepol Clarington needs these lands for SSA2; economic growth and by putting these Vandepo1 2 lands in the Greenbelt growth that would SSA2 not happen. Expressed concern regarding the process regarding SSA2 April 26, 2021 policies being included in the Official Plan. Written Submission: Requesting that SSA2 with any reference to Greenbelt expansion be removed from the Clarington Official Plan. Antonella Strongly requests that that Special Study X Vergati Area 2 (SSA2) be deleted from Clarington's Official Plan. Adding more Vergati SSA2 land to the Greenbelt will reduce property values and severely restrict and May 10, 2021 limit any residential, commercial and industrial development along existing traffic corridors. The potential Greenbelt expansion is already adversely affecting the value of affected lands and, should the expansion come to pass, our property values will be drastically and permanently reduced. disappointed that Clarington Council advanced the proposal to expand the Greenbelt to 16 Page 458 Attachment 1A to Report PDS-029-21 Name Summary of Submission No clear Keep Delete position OP OP Submission or an policy policy File Name alternate position Date encompass my lands without proper public notification. Carl Vickery Strongly requests that that Special Study X Area 2 (SSA2) be deleted from Vickery SSA2 Clarington's Official Plan. This proposal will reduce property values and severely May 10, 2021 restrict and limit any residential, commercial and industrial development along existing traffic corridors. Clarington is ready for growth with the addition of Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. Ted Watson Verbal and Written: Objects to the SSA2 X lands to be included in the Greenbelt. Watson SSA2 Submission spoke to the issues affecting agricultural lands including traffic, April 26, 2021 proximity to urban areas. Believes that eventually more land will be needed for development in this area than what has been set aside today. Glenn, Roland, Wants lands east of the existing X and Bert Bowmanville urban boundary to be Weigel removed from the existing Greenbelt Plan area. States that development is Weigel SSA2 coming and that it is better embrace and prepare for it rather than wasting time April 23, 2021 and money trying to stop it. Henry and Strongly requests that that Special Study X Yvonne Area 2 (SSA2) be deleted from Westerman Clarington's Official Plan. This proposal will reduce property values and severely Westerman restrict and limit any residential, SSA2 commercial and industrial development along existing traffic corridors. Clarington May 10, 2021 is ready for growth with the addition of 17 Page 459 Attachment 1 A to Report PDS-029-21 Name Summary of Submission No clear Keep Delete position OP OP Submission or an policy policy File Name alternate position Date Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. Ed Worona Opposed to the Greenbelt expansion. X E Worona SSA2 May 9, 2021 Marcia Worona Not in favour of the Greenbelt X expansion. M Worona SSA2 May 9, 2021 Attachment 1 B to Report PDS-029-21 Name Submission File Name Date Summary of Submission No clear position or an alternate position Keep OP policy Delete OP policy Agricultural The Agricultural Advisory Committee of X Advisory Clarington recommends Council focus Committee of its protective effort on the lands between Clarington Bowmanville and Newcastle, by ensuring: AACC SSA2 1. That growth be provided through intensification and redevelopment, and May 13, 2021 within the existing urban boundaries; 2. That impacts from settlement areas on agricultural operations be mitigated; 3. That all types, sizes and intensities of agricultural uses and normal farm practices be promoted and protected in accordance with Provincial Standards; and 4. That stringent tests for the consideration of urban boundary expansions into Prime Agricultural Areas be established, including soil capability (e.g. avoid Classes 1, 2 and 3 soils, in this order of priority) and other key factors, such as those considered by the LEAR evaluation system model. And further, that additional incentives to promote long term agricultural use of these lands be considered. William G. and Strongly requests that that Special Study X Frances E. Area 2 (SSA2) be deleted from Andrew Clarington's Official Plan. This proposal will reduce property values and severely Andrew SSA2 restrict and limit any residential, commercial and industrial development May 12, 2021 along existing traffic corridors. Clarington is ready for growth with the addition of Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. Page 461 Attachment 1 B to Report PDS-029-21 Name Summary of Submission No clear Keep Delete position OP OP Submission or an policy policy File Name alternate position Date Maya Strongly requests that that Special Study X Baniasadi Area 2 (SSA2) be deleted from Clarington's Official Plan. This proposal Baniasadi will reduce property values and severely SSA2 restrict and limit any residential, commercial and industrial development May 12, 2021 along existing traffic corridors. Clarington is ready for growth with the addition of Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. Adam Baran Seeking further information and X documentation. Unhappy with council Baran SSA2 attempting to change the rights of its constituents using processes that do not May 12, 2021 allow us to review, discuss, or debate with council, councillors, or staff. Patrick Affirms the inclusion of the policies and X Brazeau supports the continued expansion of the Greenbelt area to provide long term Brazeau SSA2 protection of prime agricultural land in Clarington. May 14, 2021 Diane and Strongly requests that that Special Study X Lance Crago Area 2 (SSA2) be deleted from Clarington's Official Plan. This proposal Crago SSA2 will reduce property values and severely restrict and limit any residential, May 12, 2021 commercial and industrial development along existing traffic corridors. Clarington is ready for growth with the addition of Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. Page 462 Attachment 1 B to Report PDS-029-21 Name Summary of Submission No clear Keep Delete position OP OP Submission or an policy policy File Name alternate position Date Jennifer Craig Protecting and keeping valuable X farmland for future generations should J Craig SSA2 be a priority. In favour of keeping the policies to curb urban sprawl and protect May 14, 2021 this Greenbelt designation. East side of Bowmanville has some of the most productive farmland in Ontario and it will a travesty if it is developed. Natalie Craig Wants to see this land protected for X future generations. Important for local N Craig SSA2 government to protect our environment and make this commitment to support May 14, 2021 the fight against climate change. John Favours keeping the policies in the X Crookshank Official Plan. Feels the advertisements are deceiving and maligning the intent of Crookshank the proposal. Not in favour of SSA2 environmentally sensitive lands being made available to developers. May 13, 2021 Adelaide Disagrees with the rezoning and X Dekoning expansion of Greenbelt Areas. Believes the SSA2 must be removed from the Dekoning Clarington Official Plan. SSA2 May 12, 2021 Virginia and Emphasizing that the concerns of all X Don Foley landowners and those who signed the petition last year should not be ignored. Foley 2 SSA2 Page 463 Attachment 1 B to Report PDS-029-21 Name Summary of Submission No clear Keep Delete position OP OP Submission or an policy policy File Name alternate position Date Betty Gaul Strongly requests that that Special Study X Area 2 (SSA2) be deleted from Gaul SSA2 Clarington's Official Plan. This proposal will reduce property values and severely May 12, 2021 restrict and limit any residential, commercial and industrial development along existing traffic corridors. Clarington is ready for growth with the addition of Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. Hannu Special Study Area 2 (SSA2) should be X Halminen deleted from Clarington's Official Plan. The study area serves no purpose Halminen 2 except to be an obstacle in the way of SSA2 future growth. May 11, 2021 Ann Strongly requests that that Special Study X Heerschop Area 2 (SSA2) be deleted from Clarington's Official Plan. This proposal Heerschop will reduce property values and severely SSA2 restrict and limit any residential, commercial and industrial development May 11, 2021 along existing traffic corridors. Clarington is ready for growth with the addition of Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. Brenda States that Clarington has enough green X Hughes space and making more is wrong. Clarington needs to grow and prosper. Hughes SSA2 May 12, 2021 Page 464 Attachment 1 B to Report PDS-029-21 Name Summary of Submission No clear Keep Delete position OP OP Submission or an policy policy File Name alternate position Date Kirk Kemp Changing the subject lands to Greenbelt X will devalue the land. Billions of dollars Kemp 2 SSA2 are already being invested in infrastructure to accommodate future May 11, 2021 growth. If development land in Clarington is reduced, the growth and economic development will go to surrounding communities. There are enough farmers who want to maintain their farms, providing enough buffer between Newcastle and Bowmanville. In the future most field fruits and vegetables will be grown in greenhouses requiring a fraction of the land used now. Ron and Strongly requests that that Special Study X Marlene Area 2 (SSA2) be deleted from Kuzenko Clarington's Official Plan. This proposal will reduce property values and severely Kuzenko SSA2 restrict and limit any residential, commercial and industrial development May 11, 2021 along existing traffic corridors. Clarington is ready for growth with the addition of Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. Sean Leach Strongly requests that that Special Study X Area 2 (SSA2) be deleted from Leach SSA2 Clarington's Official Plan. This proposal will reduce property values and severely May 12, 2021 restrict and limit any residential, commercial and industrial development along existing traffic corridors. Clarington is ready for growth with the addition of Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. Page 465 Attachment 1 B to Report PDS-029-21 Name Summary of Submission No clear Keep Delete position OP OP Submission or an policy policy File Name alternate position Date Paul Mason Supports the expansion of the Greenbelt X and keeping SSA2. Mason SSA2 May 13, 2021 Paul Morton Strongly requests that that Special Study X Area 2 (SSA2) be deleted from Morton SSA2 Clarington's Official Plan. This proposal will reduce property values and severely May 12, 2021 restrict and limit any residential, commercial and industrial development along existing traffic corridors. Clarington is ready for growth with the addition of Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. Nathalie Paulin Supports the expansion of the Greenbelt X and keeping SSA2. Paulin SSA2 May 13, 2021 Samuel and Strongly requests that that Special Study X Katherine Area 2 (SSA2) be deleted from Powers Clarington's Official Plan. This proposal will reduce property values and severely Powers SSA2 restrict and limit any residential, commercial and industrial development May 12, 2021 along existing traffic corridors. Clarington is ready for growth with the addition of Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. Sonya Pratt Strongly requests that that Special Study X Area 2 (SSA2) be deleted from Pratt SSA2 Clarington's Official Plan. This proposal will reduce property values and severely May 11, 2021 restrict and limit any residential, commercial and industrial development Page 466 Attachment 1 B to Report PDS-029-21 Name Summary of Submission No clear Keep Delete position OP OP Submission or an policy policy File Name alternate position Date along existing traffic corridors. Clarington is ready for growth with the addition of Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. Glen Pritchard Strongly requests that that Special Study X Area 2 (SSA2) be deleted from G Pritchard Clarington's Official Plan. This proposal SSA2 will reduce property values and severely restrict and limit any residential, May 12, 2021 commercial and industrial development along existing traffic corridors. Clarington is ready for growth with the addition of Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. Margaret Strongly requests that that Special Study X Pritchard Area 2 (SSA2) be deleted from Clarington's Official Plan. This proposal M Pritchard will reduce property values and severely SSA2 restrict and limit any residential, commercial and industrial development May 12, 2021 along existing traffic corridors. Clarington is ready for growth with the addition of Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. Heather and In favour of the area between X Steve Rowe Bowmanville and Newcastle to be designated Greenbelt as it is unique and Rowe SSA2 important. Removal of the policy will have a negative effect on Clarington for May 12, 2021 generations. Letting this area go unprotected will be a loss of prime agricultural land, increasing the need for importing food which will add to the climate crisis. Page 467 Attachment 1 B to Report PDS-029-21 Name Summary of Submission No clear Keep Delete position OP OP Submission or an policy policy File Name alternate position Date Jeungsoon Strongly requests that that Special Study X Shin Area 2 (SSA2) be deleted from Clarington's Official Plan. This proposal Shin SSA2 will reduce property values and severely restrict and limit any residential, May 12, 2021 commercial and industrial development along existing traffic corridors. Clarington is ready for growth with the addition of Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. Joe Shin Strongly requests that that Special Study X Area 2 (SSA2) be deleted from J Shin SSA2 Clarington's Official Plan. This proposal will reduce property values and severely May 13, 2021 restrict and limit any residential, commercial and industrial development along existing traffic corridors. Clarington is ready for growth with the addition of Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. Pete Thorne Strongly requests that that Special Study X Area 2 (SSA2) be deleted from Thorne SSA2 Clarington's Official Plan. This proposal will reduce property values and severely May 11, 2021 restrict and limit any residential, commercial and industrial development along existing traffic corridors. Clarington is ready for growth with the addition of Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. Chris Toth In favor of removing Greenbelt zones. X Toth SSA2 May 12, 2021 Attachment 1 B to Report PDS-029-21 Name Summary of Submission No clear Keep Delete position OP OP Submission or an policy policy File Name alternate position Date Jacqueline Strongly requests that that Special Study X Van Belle Area 2 (SSA2) be deleted from Clarington's Official Plan. This proposal J Van Belle will reduce property values and severely SSA2 restrict and limit any residential, commercial and industrial development May 11, 2021 along existing traffic corridors. Clarington is ready for growth with the addition of Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. Aldith Whorms Strongly requests that that Special Study X Area 2 (SSA2) be deleted from Whorms SSA2 Clarington's Official Plan. This proposal will reduce property values and severely May 13, 2021 restrict and limit any residential, commercial and industrial development along existing traffic corridors. Clarington is ready for growth with the addition of Highway 407, the extension of the GO train to Bowmanville and the planned expansion of the Bowmanville Hospital. Mike Zosik Very concerned that public input either X isn't wanted or respected. Strongly Zosik SSA2 requests that that Special Study Area 2 (SSA2) be deleted from Clarington's May 13, 2021 Official Plan. This proposal will reduce property values and severely restrict and limit any residential, commercial and industrial development along a vital corridor. Page 469 Attachment 1 C to Report PDS-029-21 Name Summary of Submission No clear Keep Delete position OP OP Submission or an policy policy File Name alternate position Date Chelsey Supports the expansion of green space X Mastroianni in Clarington. Mastroianni SSA2 May 14, 2021 Page 470 Ar Central Lake Ontario Conservation Authority April 13, 2021 Ms. Lisa Backus, MCIP, RPP Principal Planner Planning Services Department Municipality of Clarington 40 Temperance Street Bowmanville, ON Dear Madame: Healthy watersheds for today and tomorrow. Subject: Clarington Official Plan Amendment OPA 2021-001 Various lands in between Courtice, Bowmanville and Newcastle Urban Areas CLOCA IMS No: POFA13 Purpose: To delete policies in the Clarington Official Plan that support the expansion of the Greenbelt Plan, specifically sub -section 13.3.12 and section 17.3 Special Study Area 2 — Greenbelt Expansion from the Clarington Official Plan. The proposed amendment is initiated by the Municipality of Clarington, in accordance with Clarington Council direction to consider deletion of the above policies. CLOCA staff has reviewed the circulation for the policies proposed for deletion. CLOCA staff can provide the following for your consideration. Background The lands subject to the amendment are the rural lands south of Highway 2 between Highway 418 and the western boundary of Bowmanville Urban area, as well as the rural and agricultural lands east of the Bowmanville Urban Area boundary and Newcastle, north of Highway 401, outside of the current Greenbelt Boundary. The subject policies were included as part of Official Plan Amendment 107 in 2016 as a result of input from Clarington Agricultural Advisory Committee and a 2015 request from Clarington Council to the Province to protect agricultural land in Clarington. As a result of a recent Ministers Zoning Order (MZO) located within the Special Study Area 2 (SSA2), Council had requested that the Province commit to studying the lands within the SSA2. A number of requests were received by Clarington Council and the Agricultural Advisory Committee from landowners 100 WHITING AVENUE OSHAWA ON L1H 3T3 I P. 905 579 0411 1 F. 905 579 0994 1 CLOCA.COM Page 471 Healthy watersheds for today and tomorrow. within the SSA2 requesting the policy to be deleted from the Official Plan. At a meeting on February 8, 2021, Clarington Council passed a resolution to consider the deletion of Special Study Area 2 from the Clarington Official Plan. Site Context Available CLOCA mapping of the subject lands identify a number of natural heritage features, key hydrologic features and natural hazards throughout the study area. The features identified on available mapping include, but are not limited to: Provincially Significant Wetlands; Other wetland areas; • Woodlands; • Watercourses; • Fish and wildlife habitat; • Valley lands; • Hazard lands associated with slope and erosion hazards; and • Floodplain; • Other areas that exist on the ground that have not been picked up through desktop mapping exercises. These features are described through various Provincial and local policy framework and require site specific study to determine presence or absence of mapped features, identify the boundaries and ecological functions of the features, as well as a sufficient vegetation protection zone. Policy Context The Policy 13.3.12 describes the Municipalities support for the expansion of the Greenbelt Plan Area to provide protection of prime agricultural lands. The policies in Section 17.3, Special Study Area 2 — Greenbelt Expansion describes the land area that the Municipality considered appropriate to be studied for inclusion in future Greenbelt expansion. The policies outline that the Province will investigate potential areas for expansion based on considerations including agriculture, natural heritage and water resources. Neither policy impose additional restrictions on a property beyond the current land use designations. The proposed amendment does not propose land use designation changes. Subsection 3 (6) of the Planning Act, requires that comments, submissions or advice affecting a planning matter conform with the provincial plans that are in effect. Accordingly, CLOCA staff have evaluated the amendment against the criteria set out within Section 4.2 of A Place to Grow, Growth Plan for the Greater Golden Horseshoe (2020 Consolidation), Protecting What is Valuable and Section 2.1 of the Provincial Policy Statement (2020), Natural Heritage. Page 12 Page 472 Healthy watersheds for today and tomorrow. A Place to Grow, Growth Plan for the Greater Golden Horseshoe (2020 Consolidation) The Growth Plan describes Key Hydrologic Features and Key Hydrologic Areas that require identification and protection. Outside of settlement areas, development and site alteration is not permitted within these features. Site specific studies would be required to identify the boundaries of the features, their ecological functions and provide for a sufficient vegetation protection zone. As the proposed amendment to delete the policies in the Official Plan are not changing land use designations, permissions or proposing development or site alteration, the policies of the Growth Plan related to natural heritage system features and functions would not be affected by the amendment. Provincial Policy Statement, 2020 The Provincial Policy Statement (PPS), section 2.0 seeks to protect and maintain natural heritage features and areas and directs development outside of the natural heritage features. Natural heritage systems, including features and areas that provide linkage functions between features must be identified. Site specific studies would be required to identify the boundaries and the functions of the natural heritage features and areas outlined within the PPS policies. Development and site alteration is directed to areas outside of the features with site specific studies required to ensure there are no negative impacts on the features or their ecological functions as a result of any development or site alteration. The PPS, section 3 directs development and site alteration away from natural and human made hazards including flood and erosion hazards where the risk to public health and safety or property damage is unacceptable. The section recognizes the potential increased risks associated with natural hazards due to climate change and requires approval authorities to ensure new hazards are not created and existing hazards are not aggravated. As the proposed amendment to delete the policies in the Official Plan are not changing land use designations, permissions or proposing development or site alteration, the amendment appears to be consistent with the natural heritage and hazard policies. Conservation Authorities Act — Ontario Regulation 42106 Section 28 of the Conservation Authorities Act (CA Act) allows the Conservation Authority to develop regulations that, among other items, allows the CA to prohibit or regulate or require permission for proposed development in areas where the conservation of land may be affected by development. Under the regulation, lands considered floor and erosion hazards associated with valleys as well as wetlands and their hydrologic function may be affected by development. Therefore, development proposed in and adjacent to a regulated feature is considered would require approval under Section 28 of the CA Act. CLOCA regulation policies establish that site specific evaluations be completed to identify the precise Page 13 Page 473 Healthy watersheds for today and tomorrow. boundary of the feature(s) subject to the regulation and evaluate impacts to the feature and function as a result of proposed development. As the proposed amendment to delete the policies in the Official Plan are not proposing development or site alteration, appears to be consistent with Section 28 of the Conservation Authorities Act. Watershed Plans The subject lands west of the Bowmanville urban boundary are located within the Darlington Creek and the Tooley Creek watersheds. The subject lands east of the Bowmanville urban boundary are located within the Soper Creek watershed. The current watershed plans for these areas provide a framework and recommended actions to protect, restore and enhance a healthy and resilient watershed. Based on the above, there are existing Provincial policies and regulation requirements that would serve to provide protection to natural heritage features and systems, key hydrologic features and natural hazards. CLOCA would encourage that any proposed future expansion to the Provincial Greenbelt Area should be approached through a comprehensive study with opportunity for a public and agency consultation process. Thank you for the opportunity to provide comments on this application. Please feel free to contact us should you have any questions. Yours truly, Stefanie Penney Development Planner CC. Mr. Gary Muller, Director of Planning, Region of Durham Mr. Ken Thajer, Planning and Regulations Coordinator, Ganaraska Region Conservation Authority Page 14 Page 474 March 26, 2021 Ms. Lisa Backus, MCIP, RPP Principal Planner Community Planning & Design Branch Planning and Development Services The Regional Municipality of Clarington Municipality of Durham 40 Temperance Street Bowmanville, ON L1 C 3A6 Planning and Economic Development Department Dear Ms. Backus: Planning Division 605 ROSSLAND RD. E. Re: Regional Comments on an Application to Amend the g pp 4TH FLOOR PO BOX 623 Municipality of Clarington Official Plan WHITBY ON L1 N 6A3 File: COPA 2021-001 CANADA 905-668-7711 Applicant: Municipality of Clarington 1-800-372-1102 Location: various lands in between the Courtice, Bowmanville and Fax:905-666-6208 Email: plan ning(a)durham.ca Newcastle urban areas Municipality of Clarington www.durham.ca MCIP, RPP Brian Commissioner Commissioner of Planning This application has been reviewed and the following comments are offered and Economic Development with respect to the Regional Official Plan (ROP), Provincial Plan policies, and the Region's delegated provincial plan review responsibilities. Purpose and Background The proposed amendment is a municipally initiated amendment by the Municipality of Clarington. The amendment proposes to delete sub- section 13.3.12 and section 17.3 Special Study Area 2 — Greenbelt Expansion from the Clarington Official Plan (See Attachment #1 for the proposed amendment). The area subject to this amendment encompasses the agricultural and rural lands outside the urban area boundaries of Courtice, Bowmanville and Newcastle, and the Greenbelt Area within the Municipality of Clarington (see Attachment #2 for a map of the subject lands). The Special Study Area 2 policies of Section 17.3 and policy 13.3.12 were added to the Municipality's Official Plan through the 2017 Official Plan Review in 2017. The subject policies, in part, were based on a 2015 request of Clarington's Agricultural Advisory Committee to Clarington Council which sought to protect Clarington's agricultural lands from future development. The subject lands are currently located within the 'Service Excellence "Whitebelt" area, which is the area commonly referred to as lands outside for our Communities" If this information is required in an accessible format, please contact Planning Reception at 1-800-372-1102, extension 2551. Page 475 the urban boundary and outside of the Greenbelt boundary. These lands have the potential to be included in the urban area in the future, if there is a demonstrated need and studies to support the need for additional urban lands in these locations. More recently the policies of the SSA2 came to the forefront as a result of a Minister's Zoning Order (MZO). The MZO proposed the relocation of a Home Hardware store from Bowmanville Urban Area to the rural area, located at the southeast corner of Durham Highway 2 and Rundle Road. The MZO affected lands within the SSA2 policy area which led Council to pass a resolution in October 2020, requesting the Province to commit to studying the lands identified in SSA2. Since that time, both Clarington Council and their Agricultural Advisory Committee have received a number of requests from landowners requesting SSA2 be deleted from the Official Plan. On February 8, 2021, Clarington Council rescinded its request to the Province, and through Resolution #C-058-21, staff were directed to undertake the proposed amendment as follows: "That Staff issue the necessary notices for a public meeting under the Planning Act to be held on April 26, 2021, for the consideration of the deletion of Special Study Area 2 from the Clarington Official Plan. Planning and Development Services Department will be sending out the official public meeting notice closer to the meeting." Durham Regional Official Plan The subject lands are designated "Major Open Space" and are located between the Courtice and Bowmanville urban areas, and are designated as "Prime Agricultural Areas" between the Bowmanville Urban Area and the surrounding Newcastle urban areas. Major Open Space Areas include key natural heritage features and hydrologic features, prime agricultural lands, along with agricultural lands of a lesser significance. These areas shall predominantly be used for conservation, agricultural, and agricultural -relates uses. Prime Agricultural Areas consist of lands where prime agricultural lands predominate but can also include areas of lesser agricultural significance. These areas shall be primarily used primarily for agriculture and farm -related uses. The proposed amendment does not propose land use designation changes, and as such, conforms to the Regional Official Plan. Page 476 Provincial Policy Provincial Policy Statement Section 2.1 of the Provincial Policy Statement (PPS) requires the diversity and connectivity of features, and the long-term ecological functions to be maintained, restored and where possible improved. Development and site alteration are not permitted within key natural heritage and hydrologic features. This section also requires Planning authorities to protect natural features for the long term. In addition, Section 2.3 of the PPS requires prime agricultural areas to be protected for long-term agricultural use. It also requires Planning authorities to designate prime agricultural lands and ensure they are used for agriculture, agriculture -related and on -farm diversified uses. As there are no land use permissions proposed, this amendment is consistent with the policy directions in the PPS. Greenbelt Plan These lands are not within the Provincial Greenbelt Plan area. As this amendment does not propose any physical development, or change in land use permissions, there are no applicable regional or provincial plan review responsibilities at this time. Regional Works, Transit & Transportation Planning The Regional Works Department, Durham Region Transit and Transportation Planning do not have any concerns with the proposed amendment. Exemption The proposed amendment seeks to delete requirements which require Clarington in consultation with the Province to study the possibility of adding lands to the Greenbelt. The deletion of these policies does not affect the underlying land uses, or any of the land use permissions, and as such, these lands will continue to be in conformity with the ROP. In accordance with By-law 11-2000 the Official Plan Amendment application is exempt from Regional Approval. Please advise the Commissioner of Planning and Economic Development of your Council's decision. If Council adopts an Amendment, a record must be submitted to this Department within 15 days of the date of 3 Page 477 adoption. The record must include the following: • two (2) copies of the adopted Amendment; • a copy of the adopting by-law; and • a copy of the staff report and any relevant materials. Please contact Heather Finlay, Senior Planner, with any questions or concerns. Yours truly, LbrLc-Ti-ctn - fcw Gary Muller, MCIP, RPP Director of Planning C.C. Jeff Almeida, Regional Works Colleen Goodchild, Policy Planning Sandra McEleney, Transportation Planning Michael Binetti, DRT Chris Leitch, Transportation Planning Attachment #1: Proposed Amendment to the Clarington Official Plan Attachment #2: Lands subject to the COPA 2021-002 4 Page 478 Attachment 1 Proposed Amendment No. xx to the Clarington Official Plan Purpose: The purpose of this Amendment is to delete policies in the Official Plan that support the expansion of the Greenbelt Plan Area in Clarington. Location: This Amendment applies to approximately 3800 hectares of land. This area is generally described as all the lands east of Highway 418, south and east of the Greenbelt boundary between Courtice and Bowmanville, south and west of the Greenbelt boundary between Bowmanville and Newcastle, north of Highway 401 and outside of the urban area boundaries in Clarington. (see map on reverse). Proposed Amendments Unless otherwise indicated in the Amendment, additional text is shown with an underline and deleted text is shown with a strike thro g Existing subsection 13.3.12 is deleted in its entirety and the subsequent subsection is renumbered accordingly: 2. Existing Section 17 Special Study Areas is hereby amended as follows: "17.3 Special Study Area 2 — Deleted Greenbelt ExpaRSOOR r 111111,10 -A I -A AN r r � � 1 Page 479 nton= Attachment #2 - LANDS SUBJECT TO SPECIAL STUDY AREA 2 POLICY F7Greenbelt Plan Area Urban Area Page 480 Lake Ontario a (April 26, 2021) Attachment 3 to Report PDS-029-21 Recommended Amendment No. 127 to the Clarington Official Plan Purpose: The purpose of this Amendment is to delete Section 17.3 Special Study Area 2 — Greenbelt Expansion and policy 13.3.12 from the Official Plan. Location: This Amendment applies to approximately 3800 hectares of land. This area is generally described as all the lands east of Highway 418, south and east of the Greenbelt boundary between Courtice and Bowmanville, south and west of the Greenbelt boundary between Bowmanville and Newcastle, north of Highway 401 and outside of the urban area boundaries in Clarington. Effect: The effect of removing these policies from the Official Plan is that the Official Plan would no longer identify Council's position that prior to consideration of expanding the Greenbelt Plan Area a science -based study be undertaken by the Province to identify the appropriate lands for inclusion. Whether these policies are in the Official Plan or not, the Province determines the procedures and consultation process for expanding the Greenbelt Plan area. The deletion of the policies does not affect the existing land use designations or zoning by-law permissions and regulations for the properties affected. Recommended Amendment: Unless otherwise indicated in the Amendment, additional text is shown with an underline and deleted text is shown with a strikethrough. Existing Subsection 13.3.12 is deleted in its entirety and the subsequent subsection is renumbered accordingly. 2 Existing Subsection 17.3 Special Study Area 2 — Greenbelt Expansion is deleted in its entirety and replaced by the following: "17.3 Special Studv Area 2 -Deleted" Page 481