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Staff Report
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Report To: Special Planning and Development Committee
Date of Meeting: April 24, 2023 Report Number: PDS-025-23
Submitted By: Carlos Salazar, Director of Planning and Infrastructure Services
Reviewed By:
File Number:
Report Subject:
Mary -Anne Dempster, CAO
COPA2021-0005 (PLN 41.1)
Resolution#: PD-041-23
By-law Number:
Wilmot Creek Neighbourhood Secondary Plan — Recommendation Report
for Official Plan Amendment 130
Recommendations:
1. That Report PDS-025-23 and any related delegations or communication items be
received;
2. That Official Plan Amendment 130 (OPA 130) to include the Wilmot Creek
Neighbourhood Secondary Plan (Secondary Plan) in the Clarington Official Plan be
adopted;
3. That upon adoption by Council, the 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 Infrastructure Services be authorized to finalize the
form and content of OPA 130, the Secondary Plan and the Sustainability Guidelines
resulting from Council's consideration, public participation, agency comments and
technical considerations;
5. That the 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 Infrastructure Services be authorized to execute
any agreements to implement the Secondary Plan once adopted by Council;
7. That OPA 130 be forwarded to the Region of Durham for approval; and
8. That all interested parties listed in Report PDS-025-23 and any delegations be
advised of Council's decisions.
Municipality of Clarington
Report PDS-025-23
Report Overview
Page 2
Staff are pleased to present the Wilmot Creek Neighbourhood Secondary Plan for Council
adoption based upon the extensive consultation that has occurred. The Wilmot Creek
Neighbourhood is envisioned as an environmentally sustainable and healthy community with
integrated and connected green spaces, and a vibrant commercial area. The Secondary
Plan supports private, public, and non-profit housing developments designed to provide
housing options for seniors including small ownership dwellings, higher density dwelling
units, buildings with rental units, as well as retirement and assisted living facilities that
facilitate "aging -in -place."
The purpose of the Official Plan Amendment 130 is to adopt the Wilmot Creek
Neighbourhood Secondary Plan and the associated Sustainability Guidelines into the
Clarington Official Plan. This Amendment applies only to the lands located in the Wilmot
Creek Neighbourhood Secondary Plan area.
Following adoption by Council, the Wilmot Creek Neighbourhood 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 130 (OPA 130) to the Clarington Official Plan to include the Wilmot Creek
Neighbourhood Secondary Plan (Secondary Plan) in the Official Plan. The
recommendation comes following a thorough public planning process. The staff
recommended OPA 130 includes the Secondary Plan and associated Sustainability
Guidelines and is provided as Attachment 1 to this staff report.
1.2 This report includes a summary of the process and comments received since the initial
release of the draft Secondary Plan, draft Sustainability Guidelines, and draft Official
Plan Amendment on October 5, 2021.
2. Background
2.1 The Wilmot Creek Neighbourhood Secondary Plan aims to create a community that is
based on a sustainable design with all parts linked through trails and multi -use paths.
The Neighbourhood Centre, which marks the gateway into the community will provide
for a mix of uses including commercial and personal services. The Secondary Plan
supports private, public, and non-profit housing developments designed to provide
housing options for seniors including small ownership dwellings, higher density dwelling
units, as well as retirement and assisted living facilities that facilitate `aging -in -place'.
2.2 The Secondary Plan area is located south of Highway 401 and north of the Canadian
National rail line and the existing Wilmot Creek Adult Lifestyle Community. Its westerly
boundary is Bennett Road and the interchange for Highway 35/115 forms the easterly
boundary (Figure 1). The area for the Secondary Plan is approximately 42 hectares
(104 acres) in size and it is estimated to accommodate approximately 1600 residents in
800 dwelling units. A mix of medium and high -density building types are proposed.
Municipality of Clarington Page 3
Report PDS-025-23
Figure 1: Wilmot Creek Neighbourhood Secondary Plan Area
2.3 There are three landowners within this Secondary Plan area. Two have developable
lands, Rice Development Corporation and Douglas Humphrey, both represented by
Rice Development Corporation. The third landowner is Hydro One Networks Inc.
2.4 The Secondary Plan area contains significant green spaces associated with the existing
Hydro Corridor and Rickard Creek and its valley lands. These features guide the
structure of the Secondary Plan layout.
2.5 This Secondary Plan area was originally envisioned as an extension (Phase 8) of the
existing Wilmot Creek Adult Lifestyle Community. However, after consultation with the
Wilmot Creek Homeowner's Association and the receipt of input at the first Public
Information Centre (PIC) the landowner decided not to pursue an expansion to the
existing community. The approach to the Secondary Plan was revised to create a
separate neighbourhood that is not associated with the Wilmot Creek Adult Lifestyle
Community however designed with seniors in mind.
Municipality of Clarington Page 4
Report PDS-025-23
3. Priorities in the Secondary Plan and the Sustainability
Guidelines
3.1 The Secondary Plan, the Sustainability Guidelines, and the Secondary Plan preparation
process have addressed the five priorities identified by Council in the Secondary Plan
Terms of Reference, including:
• Sustainability and Climate Change
• Excellence in Urban Design
• Affordable Housing
• Community Engagement
• Coordination of Initiatives
Sustainability and Climate Change
3.2 The Secondary Plan is guided by the criteria developed for Secondary Plans set out in
Clarington's Green Development Framework and Implementation Plan (December
2015). 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
recommended Secondary Plan and Sustainability Guidelines. These principles were
used to design the community and will continue to be implemented as the Secondary
Plan builds out.
Excellence in Urban Design
3.4 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. Development in the Secondary
Plan area will be consistent with Official Plan urban design policies and the
Sustainability Guidelines associated with this Plan to create an appealing private and
public realm.
3.5 The Neighbourhood Centre will celebrate the `gateway' into the community by
incorporating features including specialized landscaping, low walls, architectural
detailing and upgraded pavement treatment.
Affordable Housing
3.6 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 Secondary Plan is
implementing various strategies.
Municipality of Clarington Page 5
Report PDS-025-23
3.7 One strategy included as part of this Secondary Plan is the requirement that the
Landowner Group (LOG) provide either land or a contribution of funds to the
Municipality for the development of affordable housing. The LOG has agreed to provide
$1000 per unit towards affordable housing.
Community Engagement
3.8 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
consultation initiatives in order to share, consult, deliberate, and collaborate with all
stakeholders. For all PICs and public meetings all landowners in and surrounding the
area were informed by letter, newspaper advertising, and social media.
3.9 Different from other Secondary Plans, the Municipality used a third -party facilitator to
enhance the engagement process. The engagement consultant, Swerhun Facilitation,
co -facilitated the PICs and prepared summary reports that clearly indicate feedback
from stakeholders and their key concerns.
Coordination of Initiatives
3.10 In recently completed Secondary Plans (e.g., Southwest Courtice Secondary Plan and
Southeast Courtice Secondary Plan), the coordination of initiatives has been identified
as a Council Priority that is to be addressed. This usually includes coordination with a
Municipal Class Environmental Assessment Act process or Subwatershed Study,
however there are no other concurrent projects that require integration with this
Secondary Plan.
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 held both online
and in person. These efforts have been in addition to all statutory meeting requirements.
A full Sequence of Events is provided in Attachment 2.
4.2 All landowners in the area, including all units within the Wilmot Creek Adult Lifestyle
Community, received notice of all the PICs held and the statutory public meeting. Also,
Secondary Plan area landowners, Wilmot Creek Adult Lifestyle Community members,
and all others who have expressed an interest in the Secondary Plan have been
informed that this recommendation report is being presented to Council. All public
notices, communications and review periods have been designed to ensure conformity
with the requirements of the Planning Act.
4.3 In summary the following were the opportunities provided for public consultation:
Municipality of Clarington
Report PDS-025-23
Project Webpage
Page 6
4.4 To facilitate public participation and to provide information, a project webpage
(www.clarington.net/WilmotCreek) was created. All information associated with the
project including meeting notices, presentation materials, and staff and consultant's
reports are housed on this webpage.
4.5 Since the project webpage was created in July 2018, it has been visited by 4,236
different people as of April 1, 2023. Of that number, nearly 2,100 different people visited
the webpage after the draft OPA, draft Secondary Plan, and draft Sustainability
Guidelines were posted to the webpage on October 5, 2021.
Initial Planning and Development Committee Public Meeting — December 2017
4.6 An initial Statutory Public Meeting was held to commence the Secondary Plan process
on December 4, 2017. The general public, residents of the Wilmot Creek Adult Lifestyle
Community, and the landowners were invited. Notice of the meeting was advertised in
both the Clarington This Week and Orono Times newspapers. The Statutory Public
Meeting and associated staff report (PSD-086-17) outlined the proposed planning
process, the composition of the Steering Committee, and the proposed Terms of
Reference for the Secondary Plan. Shortly after Council approval to proceed, The
Planning Partnership was hired (COD-012-18) and the Secondary Plan planning
process proceeded.
Public Information Centre Number 1 — July 2018
4.7 The first PIC was held on July 26, 2018, in the Wilmot Creek Adult Lifestyle Community.
The purpose of the PIC was to introduce the public to the project (refer to section 2.4)
by defining the study area, the project process, and the study priorities. The PIC
involved an open house, presentation, and open discussion period.
4.8 A lively group of approximately 400 people attended the meeting, including landowners,
Council members, individuals who expressed interest in the project and Steering
Committee members. Opportunity was provided for attendees to ask staff and the
consultants one-on-one as well as within the larger group setting. During the question -
and -answer period notes were made in full view of the audience. This method
reinforced to the attendees that staff and the consultants were listening.
4.9 A PIC summary report was prepared by the engagement consultant, Swerhun
Facilitation, and is available on the project website (Summary Report). Notably, at this
stage in the project, it was not yet determined if the new Wilmot Creek neighbourhood
area would be integrated with the existing Wilmot Creek Adult Lifestyle Community.
Many attendees were concerned about the potential impact that integrating the two
communities would have. Other concerns related to security, noise, and infrastructure
improvements.
Municipality of Clarington
Report PDS-025-23
Public Information Centre Number 2 — April 2021
Page 7
4.10 Due to the COVID-19 pandemic, the second PIC was held online via phone or Zoom on
April 15, 2021. The purpose of this PIC was to provide a project update and share and
seek feedback on the emerging plan for the Secondary Plan area. At this meeting, it
was noted that the new Secondary Plan would be separate from the existing Wilmot
Creek Adult Lifestyle Community. Approximately 100 people joined this meeting. It
included a formal presentation and an open discussion session. A recording of the
meeting and feedback form was made available on the project website.
4.11 A summary report of the PIC was prepared by Swerhun Facilitation and posted to the
website (PIC #2 Summary Report). Key themes included noise mitigation from the CN
railway, environmental hazard mitigation, support for the proposed park space, and
privacy impacts on the existing community.
Steering Committee Meetings
4.12 A Steering Committee comprised of municipal staff, commenting agencies, a
representative from the Wilmot Creek Homeowner's Association, a landowner's
representative and the Lead Consultant was created. The Steering Committee met six
times throughout the Secondary Plan process. The Steering Committee reviewed and
commented on development concepts, demonstration plans, technical reports and
drafts of the Secondary Plan and Sustainability Guidelines. It worked collaboratively with
stakeholders to refine and finalize the development concept.
5. Official Plan Amendment and the Secondary Plan Process
5.1 Processes to adopt or pass an Official Plan Amendment or Secondary Plan are dictated
by the Planning Act and described in the Clarington Official Plan. These processes
ensure that adequate information is made available to the public prior to a Council
decision being made.
Statutory Public Meeting Notice
5.2 Statutory Public Meeting notice was provided to rural property owners within 300 metres
of the Secondary Plan area, urban property owners within 120 metres of the area, and
all residents of the Wilmot Creek Adult Lifestyle Community. All draft and supporting
documents were posted to the project webpage by October 5, 2021. The Statutory
Public Meeting was promoted on the Municipal website and through social media.
Notice advertising the Statutory Public Meeting was placed in Clarington This Week and
the Orono Times for three weeks preceding the meeting.
5.3 Internal and external agencies, the Region of Durham, the Ministry of Municipal Affairs
and Housing and First Nations representatives were sent notice of the Statutory Public
Meeting and were requested to provide comment on the draft Secondary Plan, draft
Sustainability Guidelines and draft OPA.
Municipality of Clarington Page 8
Report PDS-025-23
5.4 The Statutory Public Meeting staff report (PSD-052-021) was available to the public on
the project website on October 22, 2021. 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 draft Secondary Plan and
draft Sustainability Guidelines.
Statutory Public Meeting — October 25, 2021
5.5 The Statutory Public Meeting was held virtually at Council's Joint Committee meeting on
October 25, 2021. The Statutory Public Meeting was the opportunity for staff to present
the draft Secondary Plan and draft Sustainability Guidelines to Council and the public.
Approximately 54 people attended the virtual meeting. Data on the number of people
viewing the meeting via Live Streaming is not available.
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 Sustainability
Guidelines. A summary of public submissions since this date is provided in Section 7 of
this report.
5.7 Staff have also received comments from various agencies and other levels of
government. A summary of their comments is provided in Section 8 of this report.
6. Provincial and Regional Policy Conformity
6.1 The recommended Secondary Plan is in conformity with the Provincial Policy
Statement, 2020, A Place to Grow: The Growth Plan for the Greater Golden Horseshoe,
2020, 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 (PDS-052-21) outlined how the draft Secondary Plan is
in conformity to these planning documents and included the summary of the robust
public engagement activities.
7. Public Submission and Summaries
7.1 This section describes public comments and inquiries received since the release of the
draft OPA, draft Secondary Plan, and draft Sustainability Guidelines in October 2021.
This includes comments from the general public, including residents of the Wilmot
Creek Adult Lifestyle Community, and the LOG.
7.2 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.
Municipality of Clarington
Report PDS-025-23
General Public Comments
Page 9
7.3 General inquiries and comments concerning the draft Secondary Plan were brought
forward regarding access to the existing Wilmot Creek Adult Lifestyle Community,
protecting the area around Rickard Creek, and types of housing that will be developed.
Other inquiries were concerned with potential noise impacts on the community from
Highway 401 and the adjacent rail line, and with potential noise and dust impacts on the
surrounding community during construction.
7.4 Multiple comments concerned train whistles associated with the CN Railway running
between the existing Wilmot Creek community and the Secondary Plan area. The
Planning and Infrastructure Services Department is presently coordinating with CN
Railway for the design and implementation of grade -level crossing safety upgrades at
both Bennett Road and Cobbledick Road. Material supply and resourcing shortages are
presently constraints on execution of the work. However, CN anticipates that
implementation of the upgrades will be completed prior to the end of 2023. Once the
upgrades have been completed the Municipality will be able to submit an application for
whistle cessation for the crossings in accordance with the procedure outlined by
Transport Canada.
7.5 Consultation with residents of the Wilmot Creek Adult Lifestyle Community has been
ongoing throughout the development of the Secondary Plan. Concerns from this
community have been acknowledged and addressed through changes to the proposed
Secondary Plan. See Section 9 for changes in response to comments from the
community.
Landowner Group (LOG)
7.6 The LOG for this Secondary Plan is represented by Rice Development Corporation. The
LOG provided several sets of comments regarding the draft Secondary Plan and the
draft Sustainability Guidelines since its release for the Statutory Public Meeting in
October 2021. Comments were policy and guideline specific. They ranged from being
minor in nature to major revisions to land use configuration and height permissions. A
letter of support from the Landowners is included as Attachment 4 to this report.
8. Agency Comments
8.1 This section describes agency comments received since the release of the draft
Secondary Plan, draft Sustainability Guidelines, and draft OPA in October 2021. All
agency comments are included in the Agency Comment Summary Table 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.
Central Lake Ontario Conservation Authority (CLOCA)
8.2 CLOCA has provided extensive comments throughout the planning process for the
Secondary Plan. Specific comments were provided on iterations of background studies,
the draft Secondary Plan and the draft Sustainability Guidelines. Comments focused on
natural hazards, protection of natural features, and clear implementation of policy.
Municipality of Clarington Page 10
Report PDS-025-23
8.3 These comments were acknowledged, and policies were revised accordingly.
Region of Durham
8.4 The Region of Durham provided extensive comments on both the draft Secondary Plan
and draft Sustainability Guidelines. Overall, the Region supports to the Plan, and most
comments were minor. Comments were received regarding Transportation, Municipal
Servicing, Regional Official Plan Conformity and specific policies.
8.5 These comments were acknowledged, and policies were revised accordingly.
School Boards
8.6 Both the Kawartha Pine Ridge District School Board and the Conseil Scolaire Viamonde
School Board have no concerns with this project. Kawartha Pine Ridge expects that
students in this area will be able to be accommodated in nearby public schools.
Hydro One Networks Inc.
8.7 A Hydro Corridor runs through and south of the Secondary Plan area. The Municipality
has continually been in contact with Hydro One Networks Inc. throughout the planning
process to ensure the draft Secondary Plan is compatible with the Hydro Corridor use.
Hydro One Networks Inc. provided information regarding technical review requirements
and comments regarding the location of trails, local roads, and stormwater management
ponds. Land use maps have been amended to comply.
Other Agencies and Clarington Departments
8.8 Comments have been received from Canada Post, Bell Canada, Rogers
Communications, Elexicon, and the Ministry of Transportation. These agencies
suggested minor policy modifications to the draft Secondary Plan or requirements that
will need to be met in future planning processes. Generally, comments from these
agencies are more pertinent at the development application stage.
8.9 Metrolinx and Enbridge Gas generally had no objections to the draft Secondary Plan.
8.10 Internal Clarington departments, including Emergency and Fire, Public Works, and
Planning & Infrastructure Services (Development Engineering, Infrastructure
Engineering) provided minor comments on the Secondary Plan and Sustainability
Guidelines. Minor modifications were made to the language in these documents and the
Land Use Schedule.
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
Municipality of Clarington Page 11
Report PDS-025-23
• Hiawatha First Nation
• Metis Nation of Ontario
• Williams Treaty First Nations
• Huron-Wendat First Nation
• Oshawa and Durham Region Metis Council
8.12 The Curve Lake First Nation provided valuable comments 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 those comments, policies in the Sustainability Guideline were modified. As
well, two archaeological assessments were undertaken within the study area which
were circulated to Curve Lake First Nation. The Archaeological Assessments have been
entered into the Ontario Public Register of Archaeological Reports. Confirmation was
provided by the Ministry of Tourism, Culture and Sport.
8.13 Huron-Wendat First Nation responded with no comments at this point in the project. No
comments were not received from other individual First Nations.
9. Key Revisions to the Secondary Plan since the Statutory
Public Meeting
9.1 The recommended OPA 130 attached to this report, reflects the changes made in
response to public participation and comments, agency comments, and staff's
continuing review. While a considerable number of comments were received from the
Region of Durham and the LOG, the concerns raised and the staff response to them did
not significantly change the direction of the Secondary Plan from the draft released for
the Statutory Public Meeting in October 2021, and the draft Sustainability Guidelines
released November 2021. The following summarizes the changes to the draft
Secondary Plan and the draft Sustainability Guidelines.
Revisions to the Draft Secondary Plan
9.2 Changes to Schedule A — Land Use, Transportation, Parks and Open Space since the
Statutory Public Meeting are summarized below and detailed in Figure 2.
• A centrally located Neighbourhood Park has been replaced with a stormwater
management facility, and the stormwater management facility in the Hydro Corridor
has been replaced with a parkette;
• The Local Road extending south from the Collector Road, through the Hydro
Corridor, has shifted to the west at the request of Hydro One Networks Inc. to avoid
any impacts to the future accommodation of a third tower;
• The Local Road pattern adjacent to the parkette and stormwater management
facility noted above has shifted to the west to accommodate these facilities;
• The parkette located south of Highway 401 has been moved to the north side of the
main Collector Road; and
Municipality of Clarington
Report PDS-025-23
Page 12
• The parkette located west of the Environmental Protection Area designation has
been replaced with a small stormwater management facility.
9.3 Revisions to the Secondary Plan policies include:
• Added policies to reflect the interests of Indigenous communities;
• Modified the Energy Conservation section to include "and Generation" in the
subheading and updated the policies;
• Modified the Climate Change Adaption and Mitigation section to include policies
removed from Energy Conservation;
• Affordable Housing Policies modified to increase the per unit contribution of funds;
• Modified the policies under Railways and Stormwater Management to reflect the
recommendations of the technical reports;
• Added a policy under Arterial Roads to ensure the provision of boulevards and a
multi -use path along Bennett Road;
• Added a new policy to allow 4-storey special needs housing in High Density
Residential designation;
• Revised the policy for height in the Neighbourhood Commercial designation to
permit one -storey buildings with a limit of 50% of the buildings;
• Updated policy language in the Neighbourhood Centre to ensure gateway buildings
are 2 storeys or greater;
• Added the requirement for a Constraints Plan to be prepared as part of a
development application;
• Modified the Utilities section to reflect the primacy of a Hydro Corridor for electricity
generation facilities and outline compatible secondary uses including recreation,
agriculture, other utilities and outdoor storage;
• Modified the Interpretation section and included a policy to reflect the potential
closing of the Highway 401 and Bennett Road interchange.
Municipality of Clarington
Report PDS-025-23
October 2021 Public Meeting Concept
• Parkette moved to the north side
October 2021 Public Meeting Concept of the Collector Road
777
Page 13
Hydro Conidor ••,• - --"-'-
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• Neighbourhood Park replaced with a stormwater management
_ facility
' �+ "ice' ` Local Road pattern shifted to the west to accommodate the
• Local Road shifted to the west at the stormwater management facility
request of Hydro One to avoid any
impacts to the future installation of a Parkette replaced with a stormwater
third tower management facility
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LEGEND Schedule A
Q Secondary Plan Boundary Q Bnmronmantal Preieotlm 1001 Arterial Type C LAND USE, TRANSPORTATION,
Q Medium Density Residential Store-ater Management Facilities Coleda Road PARKS AND OPEN SPACE
High Density Residential Green Space ---- Local Road
Q Neighbourhood Centre Q MTo Lands _______ Private Road Wilmot Creek Neighbourhood
Fwkeue Water Course ______ Prlvale Road - Controlled Access Secondary Plan
Q BufferQCPen Space Trail
Changes to Schedule A- Land Use, Transportation, Parks and Open Space since October 2021 Public Meeting
Figure 2: Change to Land Use Schedule Since October 2021 Statutory Public Meeting
Revisions to the draft Sustainability Guidelines
9.4 The draft Sustainability Guidelines submitted at the October 2021 Statutory Public
Meeting were a `framework' document, outlining the intent and document organization.
The Sustainability Guidelines were developed into a complete document in early 2022.
Municipality of Clarington Page 14
Report PDS-025-23
9.5 The Sustainability Guidelines were presented to the Steering Committee on April 26,
2022. They were circulated to the Steering Committee, agencies, and released for
public review and comments. To assist the public with their review of the Sustainability
Guidelines a short video was prepared and posted the project webpage to give an
overview of the Sustainability Guidelines and to learn what to expect when reviewing the
document.
9.6 Based on the feedback received, changes were made to the Sustainability Guidelines,
including strengthening some of the Mandatory performance measures to reflect
existing Municipal and Regional policy and initiatives, as well as agency requirements.
9.7 In response to comments provided by Curve Lake First Nation, measures were modified
to include a new topic entitled "Celebrating Indigenous Cultures" and Mandatory and
Voluntary performance measures added.
9.8 As with the Secondary Plan policies, there are no major shifts in direction for the
Sustainability Guidelines. The modifications and additions coincide and strengthen the
direction that was presented at the Steering Committee meeting in April 2022.
10. Key Elements of the Secondary Plan
10.1 The key elements of the recommended Secondary Plan include Medium Density
Residential, High Density Residential, Neighbourhood Centre, Environmental Protection
Area, and Green Space.
Neighbourhood Centre
10.2 The Neighbourhood Centre designation is used as a gateway to the Wilmot Creek
Neighbourhood along Bennett Road and the main Arterial Road into the neighbourhood.
This designation permits commercial and residential uses with a permitted height of one
to six storeys. The Neighbourhood Centre will be built to create a sense of entry into the
neighbourhood with enhanced architectural and landscaping elements. It will provide
access to goods and services within walking distance of residential areas.
High Density Residential
10.3 The lands designated High Density Residential are located adjacent to Highway
401/Highway 35/115 corridor. The built form will mostly include mid rise buildings
ranging from six to eight storeys and typically include apartment buildings and special
needs housing to support `aging in place'. The highest and densest forms of housing will
be located adjacent to Highway 401. Buildings shall have an attractive fagade and
feature pedestrian connections between them to amenity and green space areas.
Municipality of Clarington
Report PDS-025-23
Medium Density Residential
Page 15
10.4 Approximately half of the residential area of the Secondary Plan is designated Medium
Density Residential. This designation will include a mix of housing types and tenures
including low- and mid -rise building forms. It may include townhouses, special needs
housing, and apartment buildings. Buildings will be two to six storeys in height. Ample
pedestrian connections will be provided. This designation is used nearest to the existing
Wilmot Creek Adult Lifestyle Community. Several parks are located within the medium
density area.
Environmental Protection Areas
10.5 The Rickard Creek flood plain and natural heritage features and their associated
vegetation protection zones are designated Environmental Protection Areas. No
development is permitted in this designation. Trail connections are permitted, but
preserving ecological integrity is the main goal of these areas.
Green Spaces
10.6 The Hydro Corridor is designated Green Space. As per the Official Plan, these areas
are encouraged to be used for recreation uses including community gardens and hiking
trails, subject to approval by Hydro One Networks Inc.
11. Background Reports
11.1 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. They have been refined based on the emerging land use plan.
General Summary of Reports
11.2 The Summary of Background Reports is Attachment 6 to this report. The list of reports
is as follows:
• Wilmot Creek Secondary Plan Summary Report
• Active Transportation Analysis and Plan
• Existing Conditions Water and Wastewater Servicing, Floodplain Analysis and
Stormwater Management Report
• Master Water & Wastewater Servicing and Floodplain Analysis Report
• Preliminary Sizing of Stormwater Management Facilities
• Landscape Analysis
• Sustainability Background Report
• Urban Design Analysis — Existing Conditions
• Hydrogeological Studies and Water Balance
• Existing Environmental and Geomorphological Conditions Report
Municipality of Clarington
Report PDS-025-23
Page 16
• Fluvial Geomorphological Assessment, Rickard Creek and Unnamed Tributary
• Air Quality Feasibility Assessment
• Stage 1-2 Archaeological Assessment
• Geotechnical Investigation
• Traffic Impact Study — Existing Conditions Assessment
• Traffic Impact Study
• Noise Feasibility Study
Fiscal Impact Analysis Summary
11.3 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 Fiscal Impact Analysis (FIA) be undertaken for Secondary Plans.
Accordingly, staff have undertaken an FIA for the Secondary Plan utilizing internal
resources.
11.4 The FIA includes assumptions and estimates based on the best information we have
available at the time of writing. The actual design of the Secondary Plan, the timing of
development, the type of development, and the service impact will all modify the actual
results and are beyond the ability of the writer to determine with absolute certainty at
this time.
11.5 As summarized by the FIA, it appears there will be a minor shortfall in the annual
revenue generated by residential taxes to contribute to operating costs. It is anticipated
that commercial growth throughout the Municipality, including within the Secondary Plan
and neighbouring areas, will offset this shortfall.
11.6 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.
11.7 The Municipality should continue to work with developers to finalize the Secondary Plan
and incorporate costs that will be incurred into the next Development Charges Study to
ensure that all capital costs are appropriately included and recovered.
Municipality of Clarington
Report PDS-025-23
12. Next Steps
Page 17
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
Infrastructure Services to finalize the form and content of OPA 130.
12.2 Once Clarington Council adopts the Secondary Plan through OPA 130, 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 130 and the Secondary Plan.
12.3 Prior to issuing a decision on OPA 130, it is anticipated that the Region of Durham staff
will provide a list of proposed modifications to the Director of Planning and Infrastructure
Services. If the modifications are `friendly' in nature and do not change the intent of the
policy contrary to Council's decision, the Director of Planning and Infrastructure will
accept the modifications to OPA 130. Should staff disagree with the proposed
modifications, staff will bring a report to Council seeking direction.
12.4 Once the Region of Durham issues its decision, the landowners and interested parties
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 130, and/or
to the Region of Durham prior to issuing its decision has the right to appeal all or part of
the OPA. 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.
13. Concurrence
13.1 This report has been reviewed by the Deputy CAO/Treasurer who concurs with the
recommendations.
14. Conclusion
14.1 The Wilmot Creek Neighbourhood Secondary Plan aims to create a community that is
based on a sustainable design with all parts linked through trails and multi -use paths.
The Secondary Plan supports private, public, and non-profit housing developments
designed to provide housing options for seniors including small ownership dwellings,
higher density dwelling units, as well as retirement and assisted living facilities that
facilitate `aging -in -place'. The Neighbourhood Centre, which marks the gateway into the
community will provide for a mix of uses including commercial and personal services for
the residents of the Secondary Plan and the surrounding area.
It is respectfully recommended that Council adopt Official Plan Amendment 130 to
include the Wilmot Creek Neighbourhood Secondary Plan and Sustainability Guidelines
into the Clarington Official Plan.
Staff Contact: Lisa Backus, Manager, Community Planning, 905-623-3379 ext. 2413 or
Ibackus@clarington.net
Municipality of Clarington
Report PDS-025-23
Attachments:
Attachment 1 a — OPA 130
Attachment 1 b
— Wilmot Creek Neighbourhood Secondary Plan
Attachment 1 c
— Sustainability Guidelines
Attachment 2 —
Sequence of Events
Attachment 3 —
Public Comments Summary Table
Attachment 4 —
Support Letter from Landowners
Attachment 5 —
Agency Comments Summary Table
Attachment 6 —
Summary of Background Reports
Interested Parties:
List of Interested Parties available from Department.
Page 18
Attachment 1 a to
Report PDS-025-23
Draft Amendment No. 130
To the Municipality of Clarington Official Plan
Purpose: The purpose of this Amendment is to include the Wilmot Creek
Neighbourhood Secondary Plan in the Clarington Official Plan. This
Secondary Plan, including Sustainability Guidelines, will facilitate the
development of a sustainable, livable, and inclusive community in the
Secondary Plan area.
Although predominantly residential, the Secondary Plan area will feature a
mix and intensity of uses that allow many needs to be met locally, while also
having access to broader amenities.
This initiative complements the Official Plan principles of promoting higher
densities, mix of uses, a diversity of housing types and tenures, as well as
promoting sustainable design throughout the Secondary Plan area.
Location: This Amendment applies to an approximately 42-hectare area generally
bounded by Bennett Road in the west, the interchange for Highway 35/115 to
the east and Highway 401 in the north. The southern boundary is the
Canadian National (CN) rail line and the existing Wilmot Creek Adult Lifestyle
Community. Approximately one third of the area contains natural features, a
Hydro Corridor, and Ministry of Transportation (MTO) lands.
Basis: An application and supporting studies for an Official Plan Amendment (OPA)
for the lands was submitted by Rice Development Group in 2015. The
Wilmot Creek Homeowners Association made a submission to the Official
Plan Amendment application outlining their concerns with the development
proposal. In June 2016, Rice Development Group appealed the Official Plan
Amendment application to the Ontario Municipal Board in response to
Clarington Council's failure to make a decision on the application. A
settlement was reached and approved by the Ontario Municipal Board in
2017. The landowners and the Municipality agreed to advance the
Secondary Planning process as set out in OPA 107 once approved by the
Region of Durham.
Clarington Council authorized the commencement of this Secondary Plan
at a public meeting before Clarington Council in December 2017. The
Secondary Plan has been prepared based on the priorities of Council
which include Affordable Housing, Excellence in Urban Design, and
Sustainability and Climate Change and are key policy directions guiding
the Secondary Plan. Fundamental to the above has been Community
Engagement.
The Secondary Plan's first Public Information Centre (PIC) was held at The
Wheelhouse in July 2018. Over 300 members of the public attended this
open -house -style session. At this meeting, attendees were introduced to the
Secondary Plan planning and design process.
A virtual Public Information Centre #2 (PIC #2) was held in April 2021. The
purpose of the PIC was to provide a project update and share and seek
feedback on the Emerging Plan for the Secondary Plan area. The priorities
for the emerging plan included environmental protection, an active
transportation network, and diverse mix of housing types. Approximately
100 people joined the session.
Public and landowner input was received through a facilitated plenary
discussion, email, and online comment forms. The Steering Committee's
input has also provided direction for the secondary plan.
Background reports were prepared as part of the Secondary Plan process.
The background reports below highlighted key challenges and opportunities
for Wilmot Creek and provided direction to the Secondary Plan. The technical
studies completed in support of the previous application COPA 2003-0012
were reinitiated to allow for an update/addendum to the reports since their
original submission. The list of existing reports is as follows:
• Environmental Impact Study
• Air Quality Assessment
• Archaeological Assessment
• Geotechnical Investigation
• Traffic Impact Assessment
• Noise and Vibration Study
• Fiscal Impact Analysis
New technical studies were also prepared to support the Secondary Plan and
include the following:
• Technical Summary Report
• Active Transportation
• Urban Design
• Water Wastewater Servicing Plan
• Floodplain Analysis/Stormwater Management Plan
• Landscape Analysis
• Sustainability Guidelines
The Wilmot Creek Neighbourhood Secondary Plan and Sustainability
Guidelines have been created based upon the study team's analysis and the
public consultation process described above.
2
Actual
Amendment: Unless otherwise indicated, in the Amendment, newly added text is shown
with underlining, and deleted text is shown with a strikethroi ugh
1. Existing Section Special Policy Area B — Wilmot Creek Neighbourhood" is
hereby amended as follows:
"16.3.2 Special Policy Area B has two development areas as follows:
a) Area B1 includes the lands located south of the CN railway. A
maximum of 960 dwelling units are permitted; and
b) Area B2 includes the lands located north of the CN railway. A
minimum of 800 dwelling units, which may include assisted
living facilities, and a Neighbourhood Centre are permitted. A -
variety of hey ising forms Whinh may innlU de retirement an t
assisted living facilities, l are enrogaged subjeGt to the
SeGE)Rdapy 12 an "
2. Existing Section 16.3 Special Policy Area B — Wilmot Creek Neighbourhood
is hereby amended as follows:
"Special Policy Area 132
16.3.7 Special Policy Area B2 is subject to the Wilmot Creek
Neighbourhood pFepaFatiGR Secondary Plan under Part Six
Secondary Plans. It will include a Neighbourhood Centre and a mix
of housing types and tenures, with GeRS'deratien shall he given to
laeate high rise residential uses located adjacent to Highway 401,
and commercial us on a public road system within a plan of
subdivision. 4 portion of the lands magi he developed with private
leasehold arrangements and private streets."
3. Existing Part Six, Section 3 "General Policies for Secondary Plans" is hereby
amended as follows:
"3. Secondary Plans have been prepared for the following areas:
a) Bowmanville East Town Centre;
b) Bowmanville West Town Centre;
c) Courtice Main Street;
d) Newcastle Village Main Central Area;
e) Port Darlington Neighbourhood;
f) Bayview(Southwest Courtice);
g) Clarington Energy Business Park;
3
h) Brookhill Neighbourhood;
i) Clarington Technology Business Park;
j) Foster Northwest; apA
k) Southeast Courtice; and
1) Wilmot Creek Neighbourhood."
4. Existing Part Six Secondary Plans is amended by adding a new Secondary
Plan to Part Six as follows:
11
Attachment 1 b to
Report PDS-025-23
Draft Wilmot Creek Neighbourhood Secondary Plan
Municipality of Clarington
Recommended
April 2023
Wilmot Creek Neighbourhood Secondary Plan — DRAFT
Wilmot Creek Neighbourhood Secondary Plan
Table of Contents
1.0 INTRODUCTION.................................................................................1
2.0 VISION AND PRINCIPLES.................................................................3
2.1 Vision................................................................................................................................3
2.2 Principles.......................................................................................................................... 3
3.0 GROWTH MANAGEMENT..................................................................4
3.1 Phasing Policies.......................................................................................................... 4
4.0 Community Structure........................................................................5
4.1
Open Space System.................................................................................................... 5
4.2
Road Network................................................................................................................... 5
4.3
Parks System.............................................................................................................. 6
4.4
Urban Residential........................................................................................................ 6
4.5
Commercial Area......................................................................................................... 7
5.0 SUSTAINABILITY AND CLIMATE CHANGE......................................7
5.1 Objectives.................................................................................................................... 7
5.2 Sustainable Design and Climate Change..................................................................... 8
5.3 Climate Change Adaptation and Mitigation.................................................................. 8
5.4 Air Quality.................................................................................................................... 9
5.5 Water Conservation..................................................................................................... 9
5.6 Energy Conservation and Generation.........................................................................10
5.7 Local Food Production................................................................................................10
6.0 NATURAL HERITAGE......................................................................11
6.1 Objectives...................................................................................................................11
6.2 General Policies.........................................................................................................11
6.3 Urban Forest and Native Plantings.............................................................................12
7.0 CREATING VIBRANT URBAN PLACES............................................13
7.1 Objectives...................................................................................................................13
7.2 Urban Design Intent....................................................................................................13
7.3 The Public Realm.......................................................................................................14
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Wilmot Creek Neighbourhood Secondary Plan — DRAFT
7.4 Transition....................................................................................................................17
7.5 The Private Realm......................................................................................................18
8.0 ENCOURAGING HOUSING DIVERSITY...........................................21
8.1 Objectives...................................................................................................................21
8.2 General Policies.........................................................................................................22
9.0 CELEBRATING OUR CULTURAL HERITAGE..................................25
9.1
Objectives...................................................................................................................25
9.2
Cultural Heritage.........................................................................................................25
10.0
MOBILITY AND ROADS...................................................................25
10.1.
Objectives.......................................................................................................................
25
10.2.
General Mobility Policies.................................................................................................
26
10.3.
Arterial Roads.................................................................................................................
27
10.4.
Collector Roads..............................................................................................................
27
10.5.
Local Roads....................................................................................................................
28
10.6.
Rear Lanes.....................................................................................................................
28
10.7.
Private Roads.................................................................................................................
29
10.8.
Controlled Access Gate and Road..................................................................................
30
10.9.
Roundabouts..................................................................................................................
30
10.10.
Public Transit..................................................................................................................
30
10.11.
Active Transportation......................................................................................................
31
10.12.
Parking...........................................................................................................................
33
10.13.
Railways.........................................................................................................................
33
11.0
PARKS AND COMMUNITY AMENITIES...........................................34
11.1.
Objectives.......................................................................................................................
34
11.2.
General Policies for Parks..............................................................................................
34
11.3.
Parkettes........................................................................................................................
35
11.4.
Privately Owned Publicly -Accessible Spaces.................................................................
36
12.0
LAND USE DESIGNATIONS.............................................................37
12.1.
Objectives.......................................................................................................................
37
12.2.
General Land Use Policies.............................................................................................
37
12.3.
Medium Density Residential Designation........................................................................
38
12.4.
High Density Residential Designation.............................................................................
40
12.5.
Neighbourhood Centre Designation................................................................................
42
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Wilmot Creek Neighbourhood Secondary Plan — DRAFT
12.6. Environmental Protection Area Designation................................................................... 43
12.7. Green Space Designation............................................................................................... 44
13.0 SERVICING......................................................................................44
13.1. Municipal Services.......................................................................................................... 44
13.2. Stormwater Management............................................................................................... 45
13.3. Utilities............................................................................................................................ 46
14.0 IMPLEMENTATION..........................................................................47
14.1 General...........................................................................................................................47
14.2 Required Studies and Reports........................................................................................ 48
15.0 INTERPRETATION...........................................................................49
Schedule A - Land Use, Transportation, Parks and Open Sapce
Appendix A - Sustainability Guidelines
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Wilmot Creek Neighbourhood Secondary Plan — DRAFT
1.0 INTRODUCTION
The Wilmot Creek Neighbourhood Secondary Plan is located in the Municipality of
Clarington ("Municipality") south of Highway 401 and north of the Canadian National
(CN) rail line and the existing Wilmot Creek Adult Lifestyle Community. Its westerly
boundary is Bennett Road and the interchange for Highway 35/115 forms the easterly
boundary. The area for the Secondary Plan is approximately 42 hectares (104 acres) in
size. Of that total, approximately one third of the area contains natural features, a Hydro
Corridor, and Ministry of Transportation ("MTO") lands.
The Secondary Plan has been prepared to ensure that future development is based on
the most recent Provincial and local policies and to guide growth and the sustainable
development of the lands. The Plan builds on the policies of the Clarington Official Plan
("Official Plan") and provides a detailed planning framework specific to the Wilmot Creek
Neighbourhood Secondary Plan Area. The Secondary Plan has been prepared with the
intent that growth shall occur in a logical, efficient, and fiscally responsible manner.
The Secondary Plan, at a minimum, will accommodate approximately 1,600 residents
and 800 dwelling units, however the policy framework supports the opportunity for
population and dwelling units beyond the minimum. The purpose of the Secondary Plan
is to establish goals and policies to guide development within the Wilmot Creek
Neighbourhood, as it is implemented through subdivision, zoning, and site plan control.
The policies reflect key themes for the area to support an environmentally sustainable
neighbourhood that preserves the natural environment, provides a diversity of housing
options, connected green spaces, and an area with a mix of uses.
Environmental Sustainability — The Wilmot Creek Neighbourhood will be developed
to minimize impacts on the environment. The Secondary Plan supports environmental
sustainability by:
• Supporting an adaptive and resilient community through the responsible use of
resources;
• Reducing demands for energy, water, and waste systems;
• Ensuring new development contributes to adapting to, and mitigating, the impacts
of climate change; and
• Reducing greenhouse gas emissions through the design of complete streets and
active transportation opportunities.
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Wilmot Creek Neighbourhood Secondary Plan — DRAFT
Healthy, Complete Community — The Wilmot Creek Neighbourhood will be a healthy,
connected, and complete community which supports 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 a mix
and diversity of housing types and uses, including affordable housing; convenient
access to public services, community infrastructure, mobility options; and a robust
open space system;
• Supporting new development in a contiguous, connected, and compact urban
form;
• Designing the built environment to create opportunities for residents to be
physically active, socially engaged, and have a high quality of life; and
• Encouraging healthier lifestyles by creating connected and walkable road patterns
with amenities and services within a 5 minute walk (400 m).
Environmental Preservation — The Wilmot Creek Neighbourhood will preserve and
enhance environmental features by:
• Recognizing the importance of the natural features as contributing to the quality of
life for local residents;
• Observing defined protection areas and exploring land use design options that
restore or enhance the natural heritage system; and
• Providing a continuous open space system linking natural features, public parks,
stormwater management facilities, and trails.
This Secondary Plan applies to the lands within the Wilmot Creek Neighbourhood
Secondary Plan Area identified on Schedule A — Land Use, Transportation, Parks
and Open Space ("Schedule A").
The Sustainability Guidelines attached as Appendix A provide further guidance on the
implementation of the policies of this Secondary Plan.
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Wilmot Creek Neighbourhood Secondary Plan — DRAFT
2.0 VISION AND PRINCIPLES
2.1 Vision
The Wilmot Creek Neighbourhood is envisioned as an environmentally sustainable and
healthy community with liveable neighbourhoods, integrated and connected green
spaces, efficient transportation and trails systems, and a vibrant commercial area. It is
intended that the Secondary Plan Area will be a safe and inclusive pedestrian -oriented
community that supports walkability and active living with accessible amenities.
2.2 Principles
The principles of this Secondary Plan work together to further articulate the vision of a
complete community that meets the needs of residents and addresses public health,
climate change, environmental preservation, and the quality of the built environment.
The guiding principles will:
2.2.1. Promote an adaptive and resilient community through the responsible use of
resources, reduction of greenhouse gas emissions, reduction of demands on
energy, water, and waste systems, and the impacts of climate change.
2.2.2. Promote development and land use patterns that conserve biodiversity,
ecological integrity, and function to protect the health of the natural
environment.
2.2.3. Create a healthy, pedestrian -oriented environment that supports opportunities
for daily physical activity in a safe, inclusive, and accessible community,
meeting the needs of residents of all ages and abilities.
2.2.4. Ensure the provision of an accessible and connected multimodal transportation
network that gives priority to the creation of complete streets and active
transportation to ensure all persons have transportation options while reducing
automobile dependence. To also ensure residents of the existing Wilmot Creek
Adult Lifestyle Community have unimpeded access to their community through
a controlled access gate and private road.
2.2.5. Provide for an appropriate mix of housing options, including affordable and
rental housing to meet the projected needs of present and future residents
throughout all stages of their lives.
2.2.6. Provide a mix of uses including small scale commercial and office uses within a
reasonable walking distance of residents.
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Wilmot Creek Neighbourhood Secondary Plan — DRAFT
2.2.7. Create a connected parks and trails network that complements the road -based
circulation network, including pedestrian and cycling, providing both utilitarian
and recreational amenities that support active and healthy living.
2.2.8. Promote efficient development and land use patterns and coordinated planning
for transportation and municipal services to sustain the financial well-being of
the Municipality over the long term.
2.2.9. Strive for design excellence in buildings, roads, and open spaces.
3.0 GROWTH MANAGEMENT
3.1 Phasing Policies
3.1.1 The phasing of development is addressed to ensure the Secondary Plan
conforms with the policies of the Province and the Regional Municipality of
Durham ("Region") with respect to Growth Management.
3.1.2 The Municipality and Region shall carefully monitor residential growth within the
Wilmot Creek Neighbourhood Secondary Plan Area. Development Phasing will
be established based on population growth over time, in accordance with, and
in conjunction with the ability of the developers, Municipality, and Region to pay
for their respective responsibilities of infrastructure development costs as
required.
3.1.3 Development shall progress in a logical, efficient, and fiscally responsible
manner. The cost-effective provision of municipal infrastructure shall establish
the phasing for this Secondary Plan.
3.1.4 It is the intent of this Secondary Plan that growth shall occur in an orderly and
phased manner. The phasing strategy for the Secondary Plan Area and the
primary factors to consider in this regard include:
a. The integration of new development within the planned community
structure of this Secondary Plan, resulting in a contiguous, connected, and
compact urban form;
b. The provision of adequate municipal services (water, sanitary, stormwater)
to accommodate the proposed growth in a cost-efficient manner; and the
ability of new growth to facilitate the provision of municipal services to
existing serviced areas;
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Wilmot Creek Neighbourhood Secondary Plan — DRAFT
c. The provision of appropriate transportation facilities, and the availability of
adequate capacity on the existing road network; and
d. The provision and adequacy of social services, recreational facilities, and
other community services.
4.0 COMMUNITY STRUCTURE
The Community Structure of the Wilmot Creek Neighbourhood is based on achieving
the vision and principles in Section 2. The components of the community structure are
elements that shape the distribution of land uses and include the following:
Open Space System
ii. Road Network
iii. Parks System
iv. Urban Residential
V. Commercial Area
4.1 Open Space System
4.1.1 The Open Space System includes the natural heritage system which includes
all core natural heritage features, such as wetlands, woodlands, and tributaries
and shall be protected, restored, and enhanced to create a continuous green
corridor.
4.1.2 The features of Rickard Creek contribute strongly to Community Structure. The
Rickard Creek divides the Secondary Plan Area and forms the basis for a
naturalized channel that runs north -south through the community.
4.1.3 The protection of public health and safety from natural hazards, including
flooding and erosion, on lands adjacent to Rickard Creek.
4.2 Road Network
4.2.1 The Road Network includes the main Collector Road, Local Roads, Private
Roads, and the controlled access road to the existing Wilmot Creek Adult
Lifestyle Community. The road network will be characterized by highly
interconnected streets with short block lengths to allow traffic to dissipate to
local destinations. Interconnected streets reduce congestion, promote
walkability, and improve emergency vehicle access.
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Wilmot Creek Neighbourhood Secondary Plan — DRAFT
4.2.2 The road network will be developed under the principle of complete streets and
will accommodate appropriate facilities for the movement of pedestrians,
cyclists, future transit, and vehicles.
4.3 Parks System
4.3.1 Parks are vital public spaces connecting to a broader public realm network. A
variety of park space shall be provided to meet the needs of residents and
enable opportunities for passive and active recreation.
4.3.2 The parks system includes parkettes, urban squares, and a trail network. Parks
are located throughout the community to ensure that residents are within a
short walking distance of an open space. This encourages daily physical
activity and creates a central focus and gathering space for the community.
4.3.3 The trails system includes multi -use paths for pedestrians and cyclists that are
separated from vehicular traffic. The trails system connects the parks and open
spaces within the community, as well as connecting to existing trails outside of
the community, such as the Waterfront Trail.
4.4 Urban Residential
4.4.1 Urban Residential areas are predominantly residential and will include a mix
and diversity of housing types to ensure variety and choice. Urban Residential
areas will provide medium and high density housing with a range of
townhouses and low -to mid -rise apartment buildings. Urban Residential areas
correspond with the Medium and High Density designations on Schedule A.
4.4.2 Urban Residential areas will be the location of many of the Wilmot Creek
Neighbourhood's parks and open spaces. These amenities will be integrated
into the fabric of the community to ensure access to open space.
4.4.3 High density housing in the form of apartment buildings will be focused along
Highway 401 and east of Rickard Creek. These buildings will assist with
creating a visual and acoustic buffer along the highway.
4.4.4 A range of medium density housing will be distributed throughout the remainder
of the Secondary Plan Area with the lowest density buildings located in
proximity to the existing Wilmot Creek Adult Lifestyle Community.
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Wilmot Creek Neighbourhood Secondary Plan — DRAFT
4.5 Commercial Area
4.5.1 A commercial area has been included to provide opportunities for amenities
and services within an approximate 10 minute walk of residents (800 metres).
4.5.2 A Neighbourhood Centre is located at the intersection of Bennett Road and the
main entrance to the community. The Neighbourhood Centre will have a mix of
uses including retail and service commercial, cultural uses, and apartments in
mixed -use buildings. This area will be pedestrian focused with a vibrant,
walkable streetscape that will bring the community together and provide an
identity for the Wilmot Creek Neighbourhood.
5.0 SUSTAINABILITY AND CLIMATE CHANGE
The Municipality has adopted a sustainable green lens approach to development. The
commitment to reach net zero communities and the reduction of greenhouse gases is a
priority for Council. To assist with meeting Council priorities communities,
neighbourhoods, and new buildings shall be designed with a focus on reducing water
use, waste generation, and energy use. Since human activity is the principal cause of
elevated levels of air pollutants and greenhouse gases, and of demands on energy,
water, and waste systems, the policies of this Secondary Plan will focus on means of
reducing this impact on both the built and natural environments.
5.1 Objectives
5.1.1 Demonstrate leadership in sustainable forms of green building design and
technology, including the incorporation of renewable and alternative energy
sources.
5.1.2 Encourage energy conservation through appropriate site planning, urban
design, and the use of energy efficient materials.
5.1.3 Utilize, wherever possible, street alignments and building placement to
maximize potential for passive and active solar energy capture.
5.1.4 Incorporate Low Impact Development best practices and green infrastructure,
wherever feasible to minimize runoff, reduce water pollution, and protect
groundwater resources.
5.1.5 Ensure streetscape design incorporates appropriate resilient tree species and
spacing to minimize the heat island effect.
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Wilmot Creek Neighbourhood Secondary Plan — DRAFT
5.2 Sustainable Design and Climate Change
5.2.1 The Municipality will use its array of planning tools, including this Secondary
Plan and associated Sustainability Guidelines, as well as the Priority Green
Development Program in accordance with the Official Plan to help guide
development to be more sustainable.
5.2.2 The promotion of green building technologies, renewable and alternative
energy sources, and other sustainable design options for development shall be
in accordance with the policies of Section 5.5 of the Official Plan and all
relevant Provincial legislation and policy directives.
5.2.3 Development applications shall be consistent with Section 5.6.5 of the Official
Plan and shall include a Sustainability Report indicating how the development
meets the sustainable development principles and policies of this Plan, and the
requirements of the Sustainability Guidelines, including addressing sustainable
community, site, and building design.
5.3 Climate Change Adaptation and Mitigation
5.3.1 Integrate climate change adaptation and mitigation strategies through land use
and development patterns that are sustainable by:
a. Maximizing vegetation and natural areas to support improved air quality
and carbon sequestration;
b. Reducing emissions of greenhouse gases and other pollutants;
C. Maximizing opportunities for the use of renewable energy systems; and
d. Promoting active transportation.
5.3.2 The Municipality shall work with the 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.
5.3.3 To assist with the mitigation of heat island effects, the Municipality will promote:
a. Incorporating green roofs planted with vegetation to contribute to cooling
while also assisting with stormwater management, improved air quality,
and energy efficiency of buildings;
b. Implementing cool roofs strategies into building design that use high
albedo materials to reduce heat gain;
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Wilmot Creek Neighbourhood Secondary Plan — DRAFT
C. Strategic use of deciduous trees or preservation of existing trees to help
with evapotranspiration, shading of sidewalks and hard surface areas in
summer, and solar access in winter; and
d. Installation of light-coloured paving materials including white concrete,
grey concrete, open pavers, and any material with a solar reflectance
value of at least 0.28.
5.4 Air Quality
5.4.1 In order to minimize the air quality and climate change impacts associated with
new growth, the following shall be included in this Plan:
a. The reduction of air pollution through the development of complete
communities;
b. The reduction of vehicle kilometres travelled across the Secondary Plan
Area through increased mobility choices and the promotion of walking,
cycling, and transit; and
C. The separation of sensitive land uses from air pollutant sources through
appropriate separation distances, land use planning, and zoning.
5.4.2 Where feasible, support the use of electric vehicles through the provision of
charging infrastructure in the Neighbourhood Centre and High Density
Residential designations.
5.4.3 The Municipality will require the impact of vehicle 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.
5.5 Water Conservation
5.5.1 To support water conservation, the Municipality will:
a. Require green infrastructure by utilizing the absorbing and filtering abilities
of plants, trees, and soil to protect water quality, reduce runoff volumes,
and recharge groundwater supplies;
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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,
where feasible; and
d. Implement Low Impact Development measures that emphasize the use of
bio-swales, innovative stormwater practices, constructed wetlands, at -
source infiltration, greywater re -use system, and alternative filtration
systems such as treatment trains and water conservation measures.
5.6 Energy Conservation and Generation
5.6.1. In order to reduce energy consumption development proposals that include
energy efficient building design, and practices in all new buildings, shall be
encouraged and supported.
5.6.2. Alternative energy systems and renewable energy systems shall be permitted
and encouraged throughout the Secondary Plan Area in accordance with
Provincial and Federal requirements.
5.6.3. 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 15 degrees of geographic east -west to maximize solar gain.
5.7 Local Food Production
5.7.1. The creation of opportunities for local food production and distribution in the
Secondary Plan Area is supported by the Municipality. Development plans and
building designs shall incorporate opportunities for local food production
through:
a. Community gardens;
b. Community orchards; and
C. Local market space (i.e., a farmer's market).
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6.0 NATURAL HERITAGE
6.1 Objectives
6.1.1. Protect and enhance local and regional ecosystems and biological diversity.
6.1.2. Ensure development does not negatively impact natural heritage features or
their ecological functions by providing appropriate separation distances and
buffers.
6.1.3. Provide a functional and highly interconnected system of natural heritage
features, parks, trails, and stormwater management facilities that are
accessible and visible to residents.
6.2 General Policies
6.2.1. All development shall adhere to the policies of the Official Plan, as it pertains to
the policy areas of the Natural Heritage System.
6.2.2. The Natural Heritage System is largely composed of lands that contain natural
heritage features and hydrologic features. The system also includes other lands
that serve as linkages, corridors, and adjacent buffer lands.
6.2.3. The Municipality recognizes the important contribution that natural heritage
features make to the creation of a vibrant, livable community. The natural
heritage features within the Secondary Plan Area are identified as
Environmental Protection Area on Schedule A.
6.2.4. Lands within the Environmental Protection Area are to be protected, conserved,
and restored. 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. The use of the Environmental Protection Area shall be limited to
providing linkages to create a contiguous network.
6.2.5. Natural heritage features should be physically and visually accessible from the
abutting roads.
6.2.6. Preservation of existing vegetation is encouraged.
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6.3 Urban Forest and Native Plantings
6.3.1. Together, new development and public realm improvements shall establish an
urban tree canopy throughout the Secondary Plan Area to minimize the heat
island effect, provide for shade and wind cover, and contribute to a green and
attractive environment.
6.3.2. New development and public realm improvements are required to use native
plant species wherever possible, particularly along rights -of -way and pedestrian
trails.
6.3.3. New development and public realm improvements shall only use native
plantings within 30 metres of Environmental Protection Areas.
6.3.4. All private development shall be supported by landscape plans which
demonstrate how the development will contribute to the urban forest, improve
the health and diversity of the natural environment, support other local plant
and animal species, and further enhance the connectivity of the built
environment to natural heritage features and hydrologically sensitive features.
6.3.5. A diversity of tree species shall be planted in parks and along rights -of -way to
provide a healthy and more robust tree inventory that is less prone to insects
and diseases. Native and adaptive non-invasive species shall be prioritized as
they provide habitat and biodiversity and do not require irrigation or fertilizers to
flourish. The selection of tree species within the Secondary Plan Area will
contribute the Municipality's species diversity objectives.
6.3.6. Consideration should be extended, wherever possible, towards preserving
mature trees which are outside of the Environmental Protection Area
designation 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 soil moisture regime shall be utilized during construction.
6.3.7. 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.
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7.0 CREATING VIBRANT URBAN PLACES
The Municipality's objectives for urban design in the Wilmot Creek Neighbourhood are
based on the belief that the livability and physical appeal of a community can be enhanced
by the quality, layout, and attractiveness of its public and private realms.
7.1 Objectives
7.1.1. Develop a welcoming community that encourages and supports active living,
social engagement, and the creation of a sense of place and well-being.
7.1.2. Encourage a high quality and consistent level of urban design for the public and
private realms through adherence to the principles, policies, and requirements
of this Secondary Plan and in accordance with the Sustainability Guidelines.
7.1.3. Ensure buildings, streetscapes, parks and open spaces, and infrastructure are
distinctive and aesthetically pleasing.
7.1.4. Ensure that traffic calming measures are an integral part of the community
design through streetscape design measures, boulevard tree planting, street
curvature, axial view, and appropriate on -street parking provisions that do not
impede the pedestrian and cycling networks and the provision of safe
infrastructure.
7.1.5. Provide for the orientation of building front facades, both public and private, to
frame streetscapes and to enhance the public realm and encourage pedestrian
activity.
7.1.6. Require high quality architecture that transcends a theme or a specific period in
time. Buildings should be compatible with one another, but there must be a
diversity of scale and a diversity of style defined through building materials,
colour, and architectural details.
7.1.7. Provide a transition between areas of different development intensity and uses.
7.2 Urban Design Intent
7.2.1. The Secondary Plan is designed to achieve a community that is diverse in use
and population, is scaled to the pedestrian, can accommodate private
automobiles and transit, and has a well defined high -quality public realm.
7.2.2. New development shall be consistent with the urban design policies contained
in Section 5 of the Official Plan, the policies of this Secondary Plan, and shall
be in accordance with the Sustainability Guidelines.
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7.2.3. The Sustainability Guidelines that accompany this Plan shall be used as
guidance in the interpretation and implementation of the Secondary Plan's
policies, providing greater clarity on sustainability initiatives and design related
to elements of both the public and private realms.
7.3 The Public Realm
7.3.1. The public realm compromises public roads, parks and open spaces, natural
heritage features and their associated buffers, stormwater management
facilities, and the public use activity areas of other public lands and private
development sites and buildings.
7.3.2. The design and development of the public realm shall be consistent with the
policies of Section 5.3 of the Official Plan, the policies of this Secondary Plan,
and shall be in accordance with the Sustainability Guidelines.
Roads and Streetscapes
7.3.3. The design of Roads will:
a. Provide access for vehicles, pedestrians, and bicycles, opportunities for
vistas, view corridors, pedestrian amenity areas, and space for utilities and
services;
b. Be subject to comprehensive streetscape requirements in the
Sustainability Guidelines to ensure the public realm is consistent in quality
and design;
C. Be aligned to create a modified rectilinear grid pattern that defines
development blocks and establishes a highly inter -connected and
permeable network that maximizes accessibility and support for transit;
d. Be designed to ensure efficient walking routes to key destinations with
continuous sidewalks, or equivalent provisions for walking, on both sides
of the road;
e. Implement traffic calming measures on Collector and Local Roads such as
on -street parking, reduced lane widths, raised intersections, curb bulb -
outs, and/or traffic circles to reduce vehicular traffic speeds and to ensure
safe walking and cycling environments; and
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.
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7.3.4. Adequate space and safety provisions will be provided for the movement of
pedestrians and cyclists with a clear system of through routes.
7.3.5. Sidewalks and/or multi -use paths shall form a continuous network throughout
the community and constitute an integral part of the pedestrian system to
promote active transportation. All sidewalks and/or multi -use paths shall be
designed to enhance accessibility for all residents and will comply with the
Accessibility for Ontarians with Disabilities Act (AODA).
7.3.6. Utility providers will be encouraged to consider innovative methods of
containing equipment associated with utility services on or within streetscape
features including, but not limited to, gateways, lamp posts, and transit shelters
when determining appropriate locations for larger equipment and cluster sites.
Views and Focal Points
7.3.7. The preservation, enhancement, and creation of significant views and focal
points shall be encouraged by:
a. Preserving and enhancing scenic views to natural features including
Rickard Creek and Lake Ontario;
b. Creating and maintaining opportunities for views of important public
buildings, open spaces and parks, and other landmarks through the layout
of the road, parks, and open space networks; and
C. Maintaining and preserving, where possible, the existing mature Sugar
Maple and Black Walnut trees in the north-west corner of the secondary
plan as a key natural feature and focal point.
Public Buildings
7.3.8. Public buildings, facilities, and spaces enhance the quality of the urban setting
and are an important component of a community. To recognize the importance
of public and institutional buildings in the community and to enhance their
status, public buildings will be consistent with Section 5.3.4 of the Official Plan
and:
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
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the prominent location and to reflect the status of the landmark building;
and
C. Be located close to the road right-of-way to reinforce the road edge to
create a visually dominant feature in the community.
Building Orientation
7.3.9. To reinforce the road, lane, and block pattern established by this Secondary
Plan, the following measures will be employed:
a. Buildings will be aligned parallel to a public or private road;
b. Buildings will be in proximity to the property line adjoining the public or
private road;
C. Buildings on corner sites will be sited and massed toward the intersection
of the adjoining public roads;
d. Siting and massing of buildings will provide a consistent relationship,
continuity, and enclosure to the public or private roads;
e. Siting and massing of buildings will contribute to and reinforce the comfort,
safety, and amenity of the public and private roads;
f. Buildings located adjacent to, or at the edge of parks and open spaces,
will provide opportunities for overlook onto the parks and open spaces;
g. The massing, siting, and scale of buildings located adjacent to, or along
the edge of a park or open space, will create a degree of enclosure or
definition appropriate to the type of park or open space they enclose; and
h. Buildings of significant public use or architectural merit may be sited to
specifically differ from the surrounding urban fabric to emphasize their
importance as landmarks.
Public Art
7.3.10. The installation of public art is encouraged in public locations such as privately
owned publicly accessible spaces and parks to contribute to the Wilmot Creek
Neighbourhood Secondary Plan's identity and sense of place.
Gateways
7.3.11. The Neighbourhood Centre will form the primary gateway into the community.
The gateway will highlight the entrance to the community through design
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features such as landscaping, low walls, signage, architectural treatments, and
upgraded pavement treatment.
7.3.12. A secondary gateway will be provided to signify the entrance into the existing
Wilmot Creek Adult Lifestyle Community within the Secondary Plan Area.
Special entry paving and signage, landscaping, and decorative fencing will
identify the private road and controlled access gate.
7.4 Transition
7.4.1. Where development of a higher density built form abuts lands with a lower
density residential form, mitigation measures including transition setbacks or
buffers shall be provided from the adjacent use in accordance with the
appropriate studies and in keeping with the Sustainability Guidelines.
7.4.2. The Municipality may require that applications for development undertake
technical studies including a wind study and/or sun/shadow study which
demonstrate mitigation of potential wind or shadow impacts on existing or
proposed pedestrian routes, public spaces, and adjacent development to the
satisfaction of the Municipality. Analysis may also be required to address
applicable angular plane guidance.
7.4.3. Development shall be compatible and sensitively integrated with surrounding
residential uses in terms of building mass, height, setbacks, orientation,
privacy, landscaping, shadow casting, accessibility, and visual impact.
7.4.4. Development transition requirements may be met using a combination of the
following:
a. Separate development of a mid -rise built form from low-rise built form with
a Local Road;
b. Require a minimum 7.5 metre rear yard setback for development of a mid -
rise built form that abuts residential properties of a low-rise built form;
C. Mitigate the actual and perceived massing impacts of a higher density built
form by breaking up the mass horizontally and vertically, through the
creative incorporation of changes in materials, balcony and floor plate
design, architectural features, and unit/amenity locations;
d. Provide rear and side stepbacks for upper storeys to provide contextually
appropriate transitions from the mid -rise buildings to the surrounding low-
rise built form, where appropriate;
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e. Provide high quality landscape treatment such as decorative fencing,
trees, shrubs, grassed areas, and berming;
f. Control of the location of loading areas;
g. Control of the location of garbage collection/storage facilities;
h. Regulation of lighting and signs so they are averted or shielded from
adjacent uses;
Rooftop equipment shall be unobtrusive and screened from view; and
Provision of adequate screening such as solid or perforated fencing,
trellises, or other appropriate structures.
7.5 The Private Realm
7.5.1. The private realm is comprised of a variety of built forms and private spaces
and their relationship to natural features, open spaces, and the street network.
The residential dwellings and commercial uses envisioned for the Wilmot Creek
Neighbourhood will contribute to its character and support the public realm
through form, architectural details, and features.
Development Blocks and Lots
7.5.2. Development will be accommodated on a modified street grid including
Collector Roads, Local Roads, Lanes, and Private Roads to establish
development blocks that achieve an efficient pattern and provide visual interest
and diversity.
7.5.3. Provide neighbourhood permeability by designing blocks to be generally no
more than 200 metres in length to promote active transportation, discourage
excessive driver speed, and disperse traffic movements.
7.5.4. The size and configuration of each development block will be appropriate for its
intended use, facilitate convenient pedestrian movement; and provide a
sufficient range of building lots to achieve efficient development. Each
development lot in a block will:
a. Have frontage on a public or private road, or park; and
b. Be of a size and configuration to accommodate development that reflects
the planning and urban design policies set out in the Official Plan and this
Secondary Plan.
7.5.5. The maximum number of contiguously attached townhouses shall be six.
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7.5.6. Multi -unit residential development shall be consistent with the policies of
Section 9.4.5 of the Official Plan.
7.5.7. Mid -block pedestrian connections and trails shall be provided to further
enhance the pedestrian permeability of the area, the efficiency and variety of
pedestrian routes, and access to transit. Mid -block connections shall be barrier
free and visible from the sidewalk for easy access.
Built Form
7.5.8. Buildings shall be designed for an urban context with primary building fagades
fronting public or private roads. Buildings must be designed for close siting to
facilitate street activity and encourage active transportation, with views from
buildings directed to the street and public spaces rather than towards parking
areas and neighbouring sites.
7.5.9. New development will be compatible with adjacent development.
7.5.10. Reverse frontage is generally not permitted. Where conditions exist that require
reverse frontage, it shall be done to the satisfaction of the Municipality.
7.5.11. To support public transit and for reasons of public safety and convenience,
primary building entrances shall be clearly visible and located on a public road
frontage or onto public open spaces.
7.5.12. Access from sidewalks and public open space areas to primary building
entrances shall be convenient and direct, with minimum changes in grade to
increase accessibility for all residents and persons with disabilities.
7.5.13. Architectural styles of individual dwellings shall complement each other. The
various architectural forms within the community shall provide for a harmonious
mix of distinctive architecture, which may incorporate both traditional/heritage
and modern influences. It is important that the architectural form and style
complement the design of the public realm.
7.5.14. All major rooftop mechanical structures or fixtures including satellite dishes and
communications antenna shall be suitably screened and integrated with the
building, where feasible. Parapets may be utilized to accommodate such
screening.
7.5.15. Air conditioning units, utility metres, and similar features should not be visible
from the public realm and well integrated, recessed, and screened.
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7.5.16. To minimize disruptions to the safety and attractiveness of the Collector Road,
a system of rear lanes may provide the primary access for on -site parking and
servicing functions.
7.5.17. To enhance the quality and safety of the streetscapes throughout the
Secondary Plan Area, the construction of parking lots which occupy significant
proportions of the at -grade frontage of public roads shall not be permitted.
7.5.18. To reduce the visual impact of surface parking and to increase opportunities for
at grade amenity areas the provision of structured parking shall be encouraged
for higher density forms of development in the High Density, Medium Density,
and Neighbourhood Centre designations. Where it is not feasible to locate
parking in structures either below or above grade, parking should be located to
the rear of the principal buildings or within the interior side yard. Appropriate
landscaping and screening measures shall be provided.
7.5.19. Loading, servicing, and other functional elements are encouraged to be
integrated within the building envelope. Where this is not possible, these
elements shall be carefully sited to minimize conflicts with adjoining uses and
screened from view to avoid visual impact to the public realm or surrounding
residential areas.
7.5.20. Areas for storage, waste, and recycling shall be integrated within a building
envelope.
Private Amenities
7.5.21. New multi -unit residential development shall provide shared space for both
indoor and outdoor amenities.
7.5.22. Courtyards and privately owned publicly -accessible amenities shall have at
least two points of pedestrian access.
7.5.23. The design and location of pedestrian entrances to courtyards and privately
owned publicly -accessible amenities shall be clearly identifiable as public to
encourage public use through their siting and the use of design elements.
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Accessibility for Ontarians with Disabilities
7.5.24. The Municipality considers accessibility for persons with disabilities in all land -
use planning and development decisions. All development shall comply with the
accessibility requirements as set out by the Ontario Building Code and the
Accessibility for Ontarians with Disabilities Act (AODA).
Crime Prevention Through Environmental Design
7.5.25. All development, with a focus on streetscapes, parks and open spaces, parking
lots and other publicly accessible areas, shall include Crime Prevention
Through Environmental Design (CPTED) principles, including:
a. Adequate lighting, visibility, and opportunities for informal surveillance
shall be provided for all walkways, parking lots, garages, playgrounds, and
outdoor amenity areas;
b. Clear sight lines, allowing views from one end of a walkway to the other;
c. Appropriate landscaping, but avoiding landscaping that might create blind
spots or hiding places;
d. Adequate fencing and fenestration;
e. Clear signage that delineates permitted use and speed of travel; and
f. Streetscape and building design that promotes visual overlook through the
strategic placement of entrances and windows.
8.0 ENCOURAGING HOUSING DIVERSITY
8.1 Objectives
8.1.1. Provide for a range and mix of housing opportunities, choices, and accessibility
for all income levels and needs.
8.1.2. Provide for a range of affordability, consistent with targets established by the
Municipality.
8.1.3. Plan for "age -in -place" facilities within the community that anticipate changing
housing needs for an aging population.
8.1.4. Ensure the distribution of housing types provides equal opportunity to access
goods and services located in the community and beyond.
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8.1.5. Provide appropriate transitions in housing forms of various heights and
densities.
8.2 General Policies
8.2.1. The policies of this Secondary Plan and Section 6 of the Official Plan are
intended to facilitate the provision of a broad range and mix of housing
opportunities in appropriate locations in the Secondary Plan Area.
8.2.2. Where appropriate, private, public, and non-profit housing developments
designed to provide housing options for seniors are encouraged, including
small ownership dwellings, higher density condominium dwellings, buildings
with rental units, as well as retirement and assisted living facilities that facilitate
"aging -in -place."
8.2.3. Provide a broad range of housing forms, unit sizes, and tenure to meet the
needs of a diverse population and households of various sizes, incomes, and
age compositions.
8.2.4. Residential development abutting the Natural Heritage System shall be oriented
and developed in a manner that is compatible, complimentary, and supportive
of the natural heritage features and ecological functions of the system.
8.2.5. Views to key landmarks and natural features shall be maintained and created
through the layout of the street network, the creation and reinforcement of the
parks and open space network, the establishment and landscaping of
gateways, the siting of buildings, and the design of sites.
8.2.6. Individual site access for residential uses adjacent to any Arterial Road shall be
discouraged. Residential uses fronting on an Arterial Road or Collector Road
may be developed on rear lanes. Window streets or flankage lots are permitted.
Noise attenuation fencing will be discouraged along Arterial Roads.
8.2.7. Development within the Secondary Plan Area shall be developed in accordance
with the urban design policies of this Secondary Plan. The Sustainability
Guidelines that accompany this Secondary Plan are to be used as guidance in
the interpretation and implementation of the Secondary Plan's policies.
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Affordable Housing
8.2.8. Affordable housing should be located where there is access to public transit.
8.2.9. Affordable housing, including community housing, supportive housing, and
other types of subsidized non -market housing units, is encouraged to be
integrated within neighbourhoods and combined in developments that also
provide market housing to deliver opportunities for a range of housing tenures
and prices that support diversity.
8.2.10. New affordable housing and purpose-built rental housing should incorporate
barrier -free, universal or flex design features in both common and living areas.
8.2.11. The Municipality should collaborate with the Region and public and non-profit
community housing providers to encourage a supply of subsidized non -market
housing units to be included within the housing mix in the Secondary Plan Area.
8.2.12. To support the provision of affordable housing units, the Municipality will
explore other potential incentives such as reduced or deferred development
charges, reduced application fees, grants, and loans, to encourage the
development of affordable housing units. The reduction or deferral of
Development Charges shall be done in consultation with the Region. The
Municipality will also encourage the Region, the Provincial and Federal
governments to consider financial incentives for affordable housing.
8.2.13. As an incentive for the provision of affordable housing, as defined in Section
24.2 of the Official Plan, reductions in the minimum parking requirement under
the Zoning By-law may be considered by the Municipality on a site -by -site basis
where housing that is affordable is provided as part of a development proposal.
8.2.14. To facilitate the development of affordable housing units within the Secondary
Plan Area and in the Municipality, the Landowners Group in the Secondary
Plan Area shall provide either land in accordance with Policy 8.2.15 or a
contribution of funds to the Municipality in accordance with Policy 8.2.16 for the
development of affordable, public, or non-profit housing in the community.
8.2.15. The land to be conveyed as provided in Policy 8.2.14 shall have an
approximate size of 1.5 hectares, be designated for residential development
within the Secondary Plan Area, be fully serviced, and be gratuitously conveyed
free and clear of encumbrances. Conveyance shall occur before the final
approval of the first development application within the Secondary Plan Area.
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8.2.16. The contribution of funds as provided in Policy 8.2.14 will be through a
contribution agreement to be negotiated between the Municipality and the
Landowners Group. The first half of the required contribution of funds shall be
paid by the Landowners Group upon the approval of the Secondary Plan and
the remainder of the contribution shall be paid upon the final approval of the
first development application in the Secondary Plan Area at a rate of $1,000.00
per unit.
8.2.17. The Municipality will give priority to development applications that include
affordable housing units that are being funded by federal and provincial
government programs, community housing providers and other non-profit
groups, or the Region.
Live/Work Units
8.2.18. The Municipality encourages live -work opportunities for combined residential
and personal services, or office uses, where appropriate, to facilitate home -
based employment, which ensures proximity between housing and jobs and
provides a mix of uses.
8.2.19. Live -work units provide higher densities to help support transit systems and a
diverse range of services within a convenient walking distance of residents.
8.2.20. Live -work development is subject to the following:
a. Permitted within street and block townhouses;
b. The first floor within any live -work unit may be used for commercial,
personal services, and office uses, and be oriented towards a public road;
and
c. Off-street parking in front of buildings is prohibited. Parking should be
accommodated through on -street parking or in driveways located off a
rear lane.
Additional Dwelling Units
8.2.21. Within the Secondary Plan Area, one Additional Dwelling Unit is permitted
within a single detached, semi-detached, or townhouse dwelling, and one
Additional Dwelling Unit is permitted within a detached accessory structure,
subject to the provisions of the Zoning By-law and other relevant regulations.
8.2.22. Additional Dwelling Units must be registered with the Municipality.
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9.0 CELEBRATING OUR CULTURAL HERITAGE
9.1 Objectives
9.1.1. Preserve and enhance existing cultural heritage features including significant
vegetation, topographic features, scenic views, and archaeological resources to
promote the ecological restoration of these features.
9.1.2. Integrate the existing cultural heritage resources and features into the design of
the community and the public realm as aesthetic amenities.
9.2 Cultural Heritage
9.2.1. The conservation and enhancement of significant cultural heritage resources
shall be consistent with the provisions of Chapter 8 in the Official Plan and all
relevant Provincial legislation and Regional policy directives.
9.2.2. Create opportunities for cultural heritage landscapes to be incorporated into the
design of open spaces and parks. High quality landscape architecture will
ensure that these spaces include public art, where possible, and appropriate
grading, paving, and planting materials that celebrate the landscape context.
9.2.3. Consult with area First Nations and Metis and consider their interests when
identifying, protecting, managing, and conserving cultural heritage and
archaeological resources.
9.2.4. The naming and design of parks, public spaces, and prominent streetscapes
shall have regard for the cultural and natural landscape. These features and
amenities shall incorporate local heritage or natural influences including historic
names, interpretative features, plantings, or historic drainage patterns.
10.0 MOBILITY AND ROADS
10.1. Objectives
10.1.1. Plan for an active transportation system that is highly integrated and connected
within the community, the adjacent communities, the Municipality, and to
transportation systems that serve the broader Region.
10.1.2. Provide a variety of economical, safe, and accessible mobility options through
the provision of a highly interconnected network of roads, sidewalks, bicycle
lanes, trails, multi -use paths, and a public transit system to ensure all persons
have transportation options while reducing automobile dependence.
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10.1.3. Ensure all roads are designed to consider context and to utilize complete
streets design principles to support users of all ages and abilities.
10.1.4. Establish a connected transportation system that creates multiple direct routes
throughout the community.
10.1.5. Create walkable and connected neighbourhoods with destinations within a
walking distance of approximately 400 to 800 metres (5-10 minute walk) of
most residents.
10.1.6. Ensure all roads are designed as important components of the public realm to
provide a network that is appealing for pedestrians, cyclists, transit users, and
motorists.
10.2. General Mobility Policies
10.2.1. The transportation network serving the Secondary Plan Area will be designed
with complete streets principles to accommodate multiple modes of travel such
as motorists, transit users, cyclists, and pedestrians. Prioritize active modes of
transportation and the needs of the most vulnerable users.
10.2.2. The provision of transportation services shall be consistent with Section 19 of
the Official Plan, the policies of this Secondary Plan, and shall have regard for
the requirements established through the Sustainability Guidelines.
10.2.3. All road designs shall be consistent with Appendix C, Table C-2 of the Official
Plan and confirmed through a Traffic Impact Study submitted as part of a
development application.
10.2.4. The intent of the Secondary Plan is to develop a connected grid -like multi -
modal transportation network while recognizing constraints such as natural
areas that create barriers which limit the achievement of a completely
connected street network.
10.2.5. Final route alignments and requirements for roads, trails, and other
components of the active transportation system shall be designed according to
detailed planning and engineering studies at the time of applications for site
plan approval or draft plan of subdivision. This work shall be to the satisfaction
of the Municipality in consultation with other agencies having jurisdiction.
10.2.6. The final location and alignment of a Private Road crossing Rickard Creek shall
be assessed as part of an Environmental Impact Study required at the time of
applications for site plan approval or draft plan of subdivision. This work shall
be to the satisfaction of the Municipality in consultation with other agencies
having jurisdiction.
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10.2.7. All roads will be designed as important components of the public realm,
providing a network that is appealing for pedestrians, cyclists, motorists and in
the longer term, transit users. The transportation network shall be designed to
provide vistas and view sheds to public parks and open spaces and to the
Natural Heritage System to assist in the creation of a sense of place.
10.2.8. Minor revisions to transportation routes to incorporate design features such as
streetscaping and bikeways may be made without amendment to this
Secondary Plan, provided that the principles of permeability and inter -
connectivity are maintained to the satisfaction of the Municipality.
10.2.9. The Ministry of Transportation requires that future buildings, roads, municipal
services, and essential parking be set back a minimum of 14 metres from the
Highway 401 right-of-way. To accommodate a potential widening of Highway
401, while maintaining the desired streetscape, minimum building setbacks and
municipal service and utility easements may be required.
10.3. Arterial Roads
10.3.1. Bennett Road runs north south and forms the western boundary of the
Secondary Plan Area. Bennett Road is identified in the Official Plan as a Type
C Arterial Road.
10.3.2. Driveway access on Bennett Road shall be limited.
10.3.3. All development within the Secondary Plan Area that directly abuts an Arterial
Road shall provide appropriate buffering, landscaped open space, and shall
consider the aesthetic function of the corridor.
10.3.4. The Arterial Road will have boulevards on both sides of the pavement and will
accommodate a grass verge with street trees. A multi -use path shall be
accommodated within the boulevard on one side of the arterial and will connect
to the existing Waterfront Trail. A sidewalk will be provided on the other side of
the road.
10.4. Collector Roads
10.4.1. A Collector Road will serve as the main access road for the community and will
extend east from Bennett Road and terminate at the private road for the
existing Wilmot Creek Adult Lifestyle Community.
10.4.2. The Collector Road will have a right-of-way width of 23.0 metres.
10.4.3. The Collector Road will have boulevards on both sides of the pavement and will
accommodate a grassed verge with street trees. A multi -use path shall be
accommodated within the boulevard on one side of the collector and a sidewalk
will be accommodated on the other.
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10.4.4. Roundabouts will be encouraged to be used at any intersection with a Collector
Road.
10.5. Local Roads
10.5.1. A conceptual Local Road pattern is identified on Schedule A to this Secondary
Plan. Changes to the identified Local Road pattern shall not require an
amendment to this Secondary Plan, provided that the principles of permeability
and inter -connectivity are achieved to the satisfaction of the Municipality.
10.5.2. Local Roads will have an interconnected layout with multiple route choices to
Collector Roads where transit routes and commercial areas are most
commonly located.
10.5.3. Local Roads are expected to have a maximum right-of-way width of up to 20.0
metres.
10.5.4. Local Roads will be designed to accommodate on -street parking and
landscaping in the boulevards. Sidewalks are encouraged on both sides of a
Local Road.
10.5.5. The location and design requirements for Local Roads will be confirmed and
implemented through subsequent development approvals.
10.6. Rear Lanes
10.6.1. Rear Lanes are permitted and encouraged to support safe and attractive roads
by eliminating the need for driveways and street -facing garages.
10.6.2. To minimize disruptions to the safety and attractiveness of the Arterial and
Collector Roads, a system of Rear Lanes may provide the primary access for
on -site parking and servicing functions.
10.6.3. Rear Lanes can provide alternative pedestrian routes through a community and
shall provide a safe environment for pedestrian and vehicle travel.
10.6.4. Public utilities may be located within public Rear Lanes subject to functional
and design standards established by the Municipality.
10.6.5. Rear lanes shall be designed in accordance with the road classification criteria
in Appendix C, Table C-2 of the 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;
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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 or porous paving where sufficient drainage
exists;
i. Lanes should be prioritized where development fronts onto an Arterial or
Collector Road network;
j. 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 shall be downcast to reduce light pollution.
10.7. Private Roads
10.7.1. Private Roads are not under the jurisdiction of the Municipality and include
condominium roads providing access to units within a condominium
development. Private Roads will be the responsibility of the landowner to
ensure that such private roads are adequate for traffic, including fire protection
and emergency vehicles.
10.7.2. Private Roads shall have a minimum right -of way width of 10.0 metres with a
minimum paved surface width of 6.5 metres.
10.7.3. A minimum 1.5 metre landscaped utility corridor shall be provided on either side
of the paved portion of the Private Road.
10.7.4. Sidewalks are required on at least one side of a Private Road and may be
located within the utility easement.
10.7.5. The use of permeable or porous materials should be considered in areas where
sufficient drainage exists.
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10.7.6. Private Roads shall be designed to meet the Municipality's design standards
and specifications.
10.8. Controlled Access Gate and Road
10.8.1. Access to the existing Wilmot Creek Adult Lifestyle Community will be provided
by a Private (land lease) Road and a controlled access gate and will be the
responsibility of the landowner to maintain.
10.8.2. Special entry paving and signage will identify the Private Road and controlled
access gate. Landscaping and fencing will provide a delineation for lands that
comprise the entry to the existing community.
10.8.3. The design and function of the Private Road and controlled access gate will
ensure ease of access and privacy for the existing residents.
10.8.4. Access for emergency vehicles through the Private Road and controlled access
gate is permitted.
10.9. Roundabouts
10.9.1 The Municipality shall consider the following as general design policies for
Roundabouts:
a. Roundabouts are intended to calm traffic and direct traffic flows without
requiring stop signs at intersections;
b. The design of a Roundabout should prioritize the safe movement of
pedestrians and bicycles; and
c. Whenever Roundabouts are used, they should incorporate appropriate
landscape features and public art while ensuring that clear sightlines are
maintained for drivers to promote safety.
10.10. Public Transit
10.10.1. Transit facilities should be integrated early and appropriately throughout the
Secondary Plan Area. Durham Region Transit shall be invited to all
development pre -consultation meetings to advise on transit requirements.
10.10.2. To facilitate the creation of a transit supportive urban structure, the following
measures shall be reflected in development proposals, including the
subdivision of land:
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a. Transit -supportive densities in keeping with municipal density targets;
b. Provision of a road pattern and active transportation network that
provides for direct pedestrian access to future transit routes and stops;
C. Transit stops located in close proximity to activity nodes and building
entrances; and
d. Provision for transit stops and incorporation of bus -bays, where
appropriate, into road design requirements.
10.11. Active Transportation
10.11.1. The active transportation network provides opportunities for active
transportation and enhances mobility by providing for an alternative to local
automotive transportation. The active transportation network includes both
on- and off-street facilities including sidewalks, trails, and multi -use paths.
10.11.2. Active transportation within the Secondary Plan Area shall be consistent with
the policies of Section 18.4 of the Official Plan, this Plan, and be in
accordance with the Sustainability Guidelines.
10.11.3. The active transportation network will connect to the road network and all
major destinations, such as the Neighbourhood Centre, parks, community
gardens, and the existing Waterfront Trail in order to provide convenient and
safe access to facilitate travel by alternate modes of transportation.
10.11.4. Active transportation routes will include signage and streetscaping elements
such as trees, landscaping, and benches to support pedestrian and cyclist
comfort and safety, and enhanced accessibility for all residents.
Trails and Multi -Use Paths
10.11.5. The trails system is to provide both a recreational and utilitarian function.
Accordingly, connections will be made to the road network, the
Neighbourhood Centre, parks, community gardens, and the existing
Waterfront Trail.
10.11.6. Trail and multi -use path locations will be based on each site's sensitivity in
order to minimize environmental impacts. The trails system may include trails
and multi -use paths along stormwater management facilities, open spaces,
the road system, the outer edge of the vegetation protection zone, and within
parks.
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10.11.7. Trail and multi -use path crossings of roads shall ideally be located at an
intersection where users can be afforded a safe and protected crossing. Trail
and multi -use path crossings at a mid -block location along a road shall be
provided a signed trail crossing to alert drivers of the likely presence of trail
users.
10.11.8. Trails and multi -use paths will be designed to accommodate a range of users
and abilities. Curb -cuts and other safety measures and design elements must
be provided to improve access at road crossings. The use of permeable
materials may be considered for trail development in areas where sufficient
drainage exists. Trails and multi -use paths with asphalt surfaces may be
incorporated into the trails system to address accessibility and active
transportation needs.
10.11.9. Trail and multi -use path locations shall be assessed as part of an
Environmental Impact Study, where appropriate.
10.11.10. Trails and multi -use paths located in proximity to sensitive natural features,
or adjacent to stormwater management facilities should incorporate
interpretive signage at various locations to promote stewardship initiatives
that will protect and enhance the features and functions of the natural
environment.
10.11.11. The Municipality may require trail corridors to be dedicated for public
purposes as a condition of development approval.
10.11.12. Trail and multi -use path connections and crossings shall be subject to the
following policies:
a. Trail and multi -use path connections bisecting the Natural Heritage
System should be limited in order to promote the preservation and
protection to the ecological integrity and function of the features
comprising the Natural Heritage System;
b. Where feasible, road crossings over creeks should be utilized for trail
or and multi -use path crossings;
c. Where creek crossings are unavoidable, existing crossing locations
can be considered however, the new crossing should not use existing
non -permitted culverts. Creek crossings will need to be designed to
promote fish passage, passage of flows, as well as minimize impacts
to the riparian area; and
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d. The location of trails and multi -use paths should be designed to avoid
interfering with the meander belt of the creeks.
10.11.13. Additional trails and multi -use paths may be identified through the
development approvals process to augment the trail system identified on
Schedule A.
10.11.14. A future multi -use path on Bennett Road will provide a pedestrian and
cycling connection along the western boundary of the Secondary Plan Area
and will link to the Waterfront Trail.
10.12. Parking
10.12.1. On -street parking will be encouraged at appropriate locations on all roads in
order to provide for anticipated parking needs and to assist in calming traffic
movement and thereby enhancing pedestrian safety.
10.12.2. Off-street parking for all uses shall be adequate to serve the use.
10.12.3. Subject to the findings and recommendations of an Internal Traffic/Parking
Study, on -street parking may be approved at certain locations for specified
times of the day to satisfy a portion of the parking requirements of adjacent
non-residential uses.
10.12.4. Bicycle parking should be located near main entrances, be visible to the
public, sited to avoid conflicts with pedestrians, and be in well -lit areas.
10.12.5. Multi -unit residential buildings shall provide long-term, secure locations for
bicycle parking for residents and additional short term visitor parking.
10.13. Railways
10.13.1 All proposed development adjacent to railway corridors shall be consistent
with the policies of Section 19.7 of the Official Plan.
10.13.2 Dwellings shall be setback a minimum of 30 metres from the railway right-of-
way.
10.13.3 Development adjacent to railway corridors shall include safety and mitigation
measures, such as required setbacks, acoustic barriers, which may be any
combination of an earth berm and an acoustic wall, and security fencing,
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required by approved Noise and Vibration studies to the satisfaction of the
Municipality and in consultation with the appropriate rail authority.
11.0 PARKS AND COMMUNITY AMENITIES
An important aspect of building a healthy and vibrant community is the provision of a
range of passive and active public parks and open space areas. The policies of this
Section are intended to provide an integrated system of municipally owned Parkettes,
other publicly -accessible spaces, trails, and pathways within the community.
11.1. Objectives
11.1.1. Provide for a diverse range of parks, open spaces, and community amenities
to encourage residents to be physically active and socially engaged.
11.1.2. Ensure parks and open spaces are visible, accessible, and linked.
11.1.3. Ensure parks include a full array of opportunities for outdoor festivals,
recreation, and play, as well as quiet contemplation.
11.1.4. Locate parks and other community amenities to promote safe and convenient
access by walking and cycling.
11.2. General Policies for Parks
11.2.1. Parks shall be provided as part of a connected parks and open space system
and broader public realm network that includes roads, trails, and privately
owned publicly accessible spaces.
11.2.2. Wherever feasible, lands designated Environmental Protection Area and
Green Space shall be incorporated into the parks and open space system for
leisure uses and compatible, passive recreational functions. Such lands shall
not be included as part of the parkland dedication requirements identified in
this Secondary Plan.
11.2.3. Parks shall be designed to minimize any potential negative impacts on the
residential uses.
11.2.4. Residential and commercial uses backing onto Parks shall be minimized.
11.2.5. Park and open space design shall be in accordance with the requirements of
the Sustainability Guidelines and shall consider the following:
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a. Have regard for Crime Prevention Through Environmental Design
(CPTED) principles and the Accessibility for Ontarians with Disabilities
Act (AODA);
b. New trees and landscaping within parks should be of a diverse, robust
species selection, drought tolerant, contribute to the tree canopy
objectives of the Municipality and Region, and where possible,
salvaged from the site or the local area;
C. Bicycle and pedestrian routes to, and within, parks should be
accessible, safe, and visible;
d. Bicycle parking should be provided within all parks, regardless of park
size;
e. Parks, in general, should be accessible and accommodate a range of
age groups. Co -locating physical activity spaces for children and adults
promotes physical activity in different age groups;
f. The illumination of parks, including parking areas and playing fields,
shall be directed away from the Environmental Protection Area to
minimize disturbance to wildlife, to the greatest extent feasible; and
g. The inclusion of public art in parks, facilities, and pedestrian spaces is
encouraged.
11.2.6. Dedication of lands for Parkettes shall be in accordance with the Official Plan.
Privately owned publicly -accessible spaces are not accepted as part of the
parkland dedication.
11.2.7. Areas conveyed for parkland purposes will be programmable lands.
11.3. Parkettes
11.3.1. 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
Official Plan.
11.3.2. 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);
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Wilmot Creek Neighbourhood Secondary Plan — DRAFT
b. Be designed to have significant public exposure and access. Urban
design options include surrounding the park with streets or fronting
dwellings directly on to the parkette;
C. Reflect the needs of surrounding residents including places to sit and
socialize, junior play areas for children, and a significant tree canopy
for shade; and
d. Be designed with 30 percent public frontage but may be less where
other design alternatives achieve public view and access. Public
frontage can be a public road, Hydro Corridor, or natural heritage
features.
11.4. Privately Owned Publicly -Accessible Spaces
11.4.1. In addition to the publicly owned lands which form the Parks designation,
development is encouraged to include privately owned publicly -accessible
spaces that contribute to the sense of place in the community and the quality
of the urban environment.
11.4.2. Privately owned publicly -accessible spaces can include public squares,
plazas, courtyards, walkways and passages, atriums, arcades, and park -like
spaces. They contribute to the urban environment by creating spaces for
social interaction, adding to visual interest, improving mid -block permeability,
and complementing adjacent land uses.
11.4.3. Public access to privately owned publicly -accessible spaces will be secured
through the development approval process.
11.4.4. Privately owned publicly -accessible spaces shall be provided in the High
Density Residential designation and the Neighbourhood Centre designation to
enhance the Neighbourhood Centre's role as a primary gateway.
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12.0 LAND USE DESIGNATIONS
12.1. Objectives
12.1.1. Support the mix and diversity of land uses in a compact, active transportation
supportive development form to shorten distances between homes,
workplaces, and amenities to meet resident's needs for daily living,
throughout the year, and throughout an entire lifetime.
12.1.2. Realize an efficient urban community structure by achieving a minimum target
of 50 people per gross hectare.
12.1.3. Locate the highest intensity of development along the Highway 401 corridor
and greatest mix of uses in the Neighbourhood Centre to foster access to
commercial amenities and transit.
12.2. General Land Use Policies
12.2.1. The land use designations on Schedule A of this Secondary Plan and the
policies of this section are designed to establish a distribution of land uses to
ensure an appropriate mix of uses, heights, and densities in a manner which
supports the creation of a sustainable and complete community.
12.2.2. The following land use designations apply within the Secondary Plan Area:
a. Medium Density Residential;
b. High Density Residential;
G- Neighbourhood Centre;
d. Environmental Protection Area; and
e. Green Space.
12.2.3. Taller buildings will generally be located in close proximity to Highway 401
and Bennett Road, a major Arterial Road.
12.2.4. Development lots shall back onto the provincial highway and front onto a local
internal street. Rear yards shall back onto the provincial highway.
12.2.5. Outdoor storage and loading areas in locations adjacent to Highway 401 shall
be visually screened or appropriately located to reduce visibility to ensure
these uses are not a distraction to the travelling public.
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12.2.6. The Municipality will ensure, through the Implementing Zoning By-law,
Conditions of Draft Plan Approval, Site Plan Agreement, and/or any other
legally binding agreement acceptable to the Municipality, that potential
adverse noise impacts from Highway 401 and the CN Railway shall include
appropriate construction techniques and/or building materials that will mitigate
potential adverse noise impacts. As a minimum, the dwellings should be
constructed of brick veneer or masonry exterior wall construction and be
provided with central air conditioning.
12.2.7. Physical noise mitigation measures (e.g., acoustic barriers) for residential
and/or sensitive land uses adjacent to Highway 401 and the CN Railway line
can be used. The height and design of any noise mitigation measures shall
be determined by the Noise Feasibility Study to the satisfaction of the
Municipality.
12.2.8. In recognition of the potential for noise impacts from the existing highway and
railway, the Municipality will require that formal warning clauses be included
in all purchase and sale (or rental/lease) agreements and for registration on
title for all properties or condominium units.
12.2.9. Drive -through facilities are not a permitted use in any land use designation.
12.2.10. Service stations are not a permitted use in any land use designation.
12.3. Medium Density Residential Designation
Permitted Uses and Built Forms
12.3.1. The predominant use of lands within the Medium Density Residential
designation is residential in a mix of housing types and tenures in mid- and
low-rise building forms.
12.3.2. Other uses, including small scale service uses, which are supportive of and
compatible with residential uses, are also permitted in accordance with the
Official Plan.
12.3.3. The following building types are permitted:
a. Street townhouses;
b. Block townhouses;
C. Stacked townhouses;
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d. Special Needs Housing;
e. Apartment buildings; and
f. Other dwelling types that provide housing at the same or higher
densities as those above.
Height and Density
12.3.4. The height of any building shall be a minimum of 2 storeys and a maximum of
6 storeys.
12.3.5. Development on lands designated Medium Density Residential shall have a
minimum net density of 40 units per net hectare.
Development Policies
12.3.6. Development shall provide a transition in height by locating less dense and
lower scale buildings south of the main east -west Collector Road.
12.3.7. In Medium Density Residential areas, the following policies shall apply:
a. Dwelling units shall have their main entrance visible and accessible
from the public street;
b. Garages are encouraged to be accessed from a rear lane;
C. Where garages are located at the front of the building facing a street,
the garage shall be integrated and not protrude beyond the main front
wall of the dwelling unit;
d. Driveways shall not exceed the width of the garage;
e. Front yards shall have an appropriate amount soft landscaping to
create an attractive and vegetated streetscape and allow permeability
for stormwater;
f. Buildings on corner lots or abutting parks shall have windows,
materials, and architectural treatments consistent with the front
elevation where building sides or flankage is visible;
g. Front and exterior side yard porches shall be encouraged;
h. Outdoor amenity areas in the form of second floor decks or rooftop
patios should be considered for townhouses with an attached garage
in the rear; and
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Stacked townhouses and low-rise apartment units should be provided
with private amenity space in the form of a balcony for the upper -level
units, or an at -grade or sunken courtyard for the lower -level units.
12.3.8. Pedestrian walkways, including mid -block pedestrian connections, should be
provided at regular intervals between townhouse blocks to provide safe, direct
access between dwelling entrances, the public street, parking areas, and
amenity areas.
12.4. High Density Residential Designation
Permitted Uses and Built Forms
12.4.1. The predominant use of lands within the High Density Residential designation
is residential is mid -rise building forms.
12.4.2. The following building types are permitted:
a. Apartment buildings;
b. Special Needs Housing; and
C. Other dwelling types that provide housing at the same or higher
densities as those above.
Height and Density
12.4.3. Apartment buildings adjacent to Highway 401 and east of the Environmental
Protection Area will have a minimum height of 6 storeys and a maximum
height of 8 storeys.
12.4.4. Notwithstanding Policy 12.4.3, Special Needs Housing within the High
Density Residential designation will have a minimum height of 4 storeys.
12.4.5. Development on lands designated High Density Residential shall have a
minimum net density of 60 units per net hectare.
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Development Policies
12.4.6. The highest and most dense forms of development shall be located along the
Highway 401 corridor. The scale of buildings adjacent to Highway 401 shall
be compatible and sensitively integrated with surrounding residential uses.
Development transition requirements shall be met following the policies in
Section 7.4 of this Plan.
12.4.7. The boundary between areas designated Medium Density Residential and
High Density Residential shall generally be a public street with buildings of
each designation fronting onto the street.
12.4.8. In High Density Residential areas, the following policies shall apply:
a. The siting and massing of the buildings should be compatible and
harmonious with that of adjacent developments. Buildings shall be
compatible and sensitively integrated with the surrounding residential
uses in terms of building mass, height, setbacks, orientation, privacy,
landscaping, and visual impact;
b. Side and rear elevations visible from the public realm shall have
attractive facade treatments using high quality materials;
C. Pedestrian walkways, including mid -block pedestrian connections,
should provide safe, direct access between dwelling entrances, the
public street, parking areas, and amenity areas;
d. Apartment buildings should have a clearly articulated base, middle,
and top, through the use of horizontal or vertical extrusions,
projections, or changes in material;
e. Balconies on all storeys above grade are encouraged. Inset or partially
inset balconies to offer greater privacy and shelter from wind, reduce
the building bulk, and minimize the impact of shadow on other amenity
spaces below;
f. Bicycle parking and storage shall be provided for apartment buildings;
and
g. Locate visitor drop off areas at the side or rear of buildings with lane or
private drive access.
12.4.9. Multi -unit residential development shall provide shared space for both indoor
and outdoor amenities.
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12.5. Neighbourhood Centre Designation
Permitted Uses and Built Forms
12.5.1. The Neighbourhood Centre Designation provides opportunities for
commercial and residential uses that benefit from Arterial Road frontage
along Bennett Road. The Neighbourhood Centre will incorporate a
combination of any two or more of residential, cultural, entertainment,
recreational, offices, restaurants, retail, and service commercial uses.
12.5.2. The following building types are permitted:
a. Live/work units;
b. Mixed -use buildings;
C. Commercial retail and service use buildings; and
d. Grocery stores/supermarkets.
Height and Density
12.5.3. Commercial and mixed -use built forms shall have a minimum height of 1
storey and a maximum of 6 storeys. One storey buildings are limited to fifty
percent of all development in the Neighbourhood Centre.
12.5.4. Development on lands designated Neighbourhood Centre shall have a
minimum net density of 40 units per net hectare.
Development Policies
12.5.5. The mix of uses in a Neighbourhood Centre shall be compatible and
sensitively integrated with the surrounding residential uses. Development
transition requirements shall be met following the policies in Section 7.4 of
this Plan.
12.5.6. In the Neighbourhood Centre, the following policies shall apply:
a. Use prominent built form to address the primary gateway location at
Bennett Road. Create paired corner buildings, 2 storeys or greater, on
either side of the Collector Road to emphasize a sense of entry;
b. Mixed -use buildings may include commercial and office uses at grade
and multi -unit residential above or behind. Ground floors shall be
designed to be appealing to pedestrians and include uses that are
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Wilmot Creek Neighbourhood Secondary Plan — DRAFT
more active in terms of pedestrian traffic, such as commercial/retail,
personal service, and restaurant type uses on the ground floor;
C. Ensure primary entrances to buildings are clearly visible and located
on a public road or onto a public open space for reasons of public
safety and convenience;
d. For stand-alone commercial uses, minimize the building footprint by
providing a multi-storey building in order to deliver compact form and
conserve land; and
e. Ensure consistent high quality building design and architectural
elements on all building elevations, particularly on facades in public
view or backing onto residential properties.
12.5.7. Cultural, entertainment, recreational, offices, restaurants, retail, and service
commercial uses shall be permitted in the first two floors of a mixed -use
building.
12.5.8. Stand-alone 1 storey commercial buildings are permitted if a mixed -use
building is also within the Neighbourhood Centre designation.
12.5.9. Ground floors containing commercial space shall have a minimum height of
4.25 metres.
12.5.10. Surface parking lots should be screened from view from roads, open spaces,
and adjacent residential areas with low fencing, architectural features,
landscaping and/or other mitigating design measures, such as lowered
parking surfaces with landscaped buffers.
12.6. Environmental Protection Area Designation
12.6.1. Lands designated Environmental Protection Area shall be subject to the
provisions of Section 14.4 of the Official Plan.
12.6.2. No development shall be permitted in Environment Protection Areas, except
low intensity recreation, and uses related to conservation, flood, or erosion
control projects.
12.6.3. The natural heritage features and their associated vegetation protection
zones within the Secondary Plan Area are identified as Environmental
Protection Area on Schedule A to this Secondary Plan.
REVISED April 2023 43
Wilmot Creek Neighbourhood Secondary Plan — DRAFT
12.6.4. The biodiversity, ecological function, and connectivity of the Environmental
Protection Area shall be protected, maintained, restored or, where possible,
improved for the long-term, recognizing linkages between natural heritage
features and areas, surface water features, and ground water features.
12.6.5. The delineation of the boundary of lands designated as Environmental
Protection Area are approximate and shall be detailed through appropriate
studies prepared as part of the review of development applications in
accordance with the policies of this Secondary Plan and the 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.
12.6.6. A Constraints Plan shall be prepared as part of a development application
outlining all features, hazards, and associated vegetation protection zones
and setbacks within the Environmental Protection Area.
12.6.7. Access to Environmental Protection Areas and associated areas through the
development of public trails will be undertaken in a manner which conserves
their ecological integrity.
12.7. Green Space Designation
12.7.1 The Green Space Designation shall be subject to the provisions of Section
14.7 of the Official Plan.
12.7.2 A Hydro Corridor is located within the Green Space Designation and the
lands within this designation shall be subject to the provisions of Section 21.3
of the Official Plan and confirmed through application to Hydro One Networks
Inc. through the Provincial Secondary Land Use Program (PSLUP).
13.0 SERVICING
13.1. Municipal Services
13.1.1. All new development within the Secondary Plan Area shall proceed based on
the sequential extension of full municipal services in accordance with the
municipal capital works program.
REVISED April 2023 44
Wilmot Creek Neighbourhood Secondary Plan — DRAFT
13.1.2. Any Regional infrastructure required to support the development of the
Wilmot Creek Neighbourhood is subject to the annual budget and Business
Planning Process.
13.1.3. The Municipality will work with the landowners and the Regional Municipality
of Durham to develop a plan for the phasing of extensions to the existing
services within the Wilmot Creek Neighbourhood Secondary Plan Area. A
phasing plan shall be prepared as part of a Functional Servicing Report by
development proponents at the time an application for draft plan of
subdivision is submitted.
13.2. Stormwater Management
13.2.1. Stormwater Management facilities are conceptually shown on Schedule A
and may be permitted in all land use designations, except for the
Environmental Protection Area designation.
13.2.2. The number and location of the stormwater management facility symbols may
be changed without an amendment to this Plan. The exact location, number,
and size of the facilities will be determined through a Functional Servicing
Report and Stormwater Management Report in accordance with Section 20 of
the Official Plan. Stormwater management facilities shall be constructed in
accordance with the provisions of the Sustainability Guidelines attached as
Appendix A to this Secondary Plan.
13.2.3. Development in the Secondary Plan Area shall incorporate Low Impact
Development best practices and green infrastructure to minimize runoff,
reduce water pollution, and protect groundwater resources quality and
maintain pre -development groundwater levels as measures in addition to
more traditional stormwater management systems and facilities. These
measures may include, but are not limited to, porous pavements, bioretention
basins, enhanced swales, at -source infiltration, greywater re -use, green roofs,
rain gardens, and alternative filtration systems such as treatment trains and
water conservation measures, subject to the satisfaction of the Municipality
and the Conservation Authority.re
13.2.4. To support the effective use of permeable pavement, ensure an ongoing
maintenance plan is implemented to flush out the fine sediments between the
granular voids.
REVISED April 2023 45
Wilmot Creek Neighbourhood Secondary Plan — DRAFT
13.2.5. 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.
13.2.6. Stormwater management facilities will blend with the natural landscape.
Geometric forms and standard slope gradients will be avoided in favour of
organic shapes and landform grading designed to replicate natural landforms
in the area. Inlet and outlet structures will be concealed using a combination
of planting, grading, and natural stone. The ponds will be designed and
planted with native upland, flood tolerant shoreline and aquatic species to
provide enhanced wildlife habitat. Facilities will be designed to include trails,
overlooks, and interpretive signage so that they are an integral part of the
parks and open space system.
13.2.7. Stormwater management for the Wilmot Creek Neighbourhood will be
designed in such a manner that pre -development water balance conditions
are maintained for the Secondary Plan Area including all wetlands, tributaries
and other natural heritage features requiring the maintenance of water
balance conditions. A detailed water balance will be required as part of a
Stormwater Management Report submitted at the time of a development
application.
13.3. Utilities
13.3.1. The Municipality shall participate in discussions with utility providers such as
Hydro One Networks Inc., communications/telecommunications facilities and
utilities, broadband fibre optics, and natural gas to ensure that sufficient
infrastructure is or will be in place to serve the Secondary Plan Area.
13.3.2. The Municipality shall promote utilities to be planned for and installed in
common trenches, where feasible, in a coordinated and integrated manner in
order to be more efficient, cost effective, and minimize disruption.
13.3.3. Utility services shall be developed to be compatible with the general character of
the surrounding uses and minimize visual impact. The Municipality will
encourage utility providers to consider innovative methods of containing utility
services on or within streetscape features such as gateways, lamp posts, transit
shelters, etc., when determining appropriate locations for large utility equipment
and utility cluster sites.
REVISED April 2023 46
Wilmot Creek Neighbourhood Secondary Plan — DRAFT
13.3.4. As per Policy 12.7.2, a Hydro Corridor runs through and south of the Secondary
Plan Area. The corridor is classified as a 500 kV Transmission Line.
Consultation with Hydro One Networks Inc. is required through the development
application process to confirm the permitted uses within the Hydro Corridor.
Secondary uses, such as active and passive recreation, agriculture, other
utilities, and uses such as outdoor storage that are accessory to adjacent land
uses, are encouraged on hydro corridor lands, where compatible with
surrounding land uses. However, a proponent should be aware of the primacy
of a hydro corridor is for electricity generation facilities and transmission and
distribution systems, and that secondary uses require technical approval from
Hydro One Networks Inc.
14.0 IMPLEMENTATION
14.1 General
14.1.1. This Secondary Plan shall be implemented in accordance with the provisions of
the Planning Act, other applicable Provincial legislation, and the provisions of
the Official Plan.
14.1.2. Approval of development applications shall be conditional upon commitments
from the appropriate authorities and the proponents of development to the
timing and funding of the required road and transportation facilities, parks, and
recreation facilities. These works shall be provided for in the subdivision and site
plan agreements. Phasing of the development, based on the completion of the
external road works, may be required by the Municipality of Clarington.
14.1.3. Approval of development applications shall also be conditional upon
commitments from the appropriate authorities and the proponents of
development to the timing and funding of required stormwater management,
sanitary sewer, and water supply facilities. These works shall be provided for in
subdivision and site plan agreements. Phasing of development, based on the
completion of external sewer and water services, may be implemented if
required by the Municipality.
14.1.4. The Sustainability Guidelines contained as Appendix A to this Secondary Plan
provide specific guidelines and requirements for both the public and private
realms. They indicate the Municipality's expectations with respect to the
character, quality, and form of development in the Wilmot Creek Neighbourhood
Secondary Plan. The Sustainability Guidelines have been approved by Council
REVISED April 2023 47
Wilmot Creek Neighbourhood Secondary Plan — DRAFT
and do not require an amendment to implement an alternative design solution at
anytime in the future.
14.1.5. All development within the Secondary Plan Area shall be in accordance with the
Sustainability Guidelines and shall be consistent with programs intended to
reduce the consumption of energy and water and to promote waste reduction.
Adjustments and further refinements to the Sustainability Guidelines are
anticipated and may be considered at the development stage. A Sustainability
Report will be prepared by development proponents to outline the specific
commitments for sustainability and demonstrate how the Sustainability
Guidelines are being achieved, or the rationale for the deviation, to the
satisfaction of the Municipality and the Region.
14.1.6. 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.
14.2 Required Studies and Reports
14.2.1. Prior to the approval of development applications within parts of, or the entire,
Secondary Plan Area, studies, plans, and assessments shall be completed in
accordance with Clarington Official Plan and Region Official Plan policies and
requirements.
14.2.2. Additional study requirements may be identified by the Municipality as
development within the Secondary Plan Area proceeds.
14.2.3. Every development application, as part of complete application and updated at
the time of final approval, shall be accompanied by a policy implementation
monitoring report that shall include details regarding the following, if applicable:
a. For the development application area:
Net density by land use designation;
REVISED April 2023 48
Wilmot Creek Neighbourhood Secondary Plan — DRAFT
ii. Number and type of units;
iii. Total development application unit count;
iv. Estimated population;
b. For the entire Secondary Plan Area:
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 8
of the Secondary Plan; and
d. Number of purpose-built additional dwelling units.
14.2.4. The Municipality shall make available the most up-to-date data based on
proposed and approved development in the Secondary Plan area referenced in
Section 14.2.3.
14.2.5. To help ensure a diversity of housing is provided and that housing and
population targets are achieved, all development applications shall provide a
land budget to demonstrate how the application will support the achievement of
the applicable housing targets. If the approved application differs from the
original application, a revised land budget shall be provided.
14.2.6. The Municipality shall make available data on the housing mix, based on
existing and approved development, to assist applicants in the preparation of
land budgets for new applications.
15.0 INTERPRETATION
15.1. The Wilmot Creek Neighbourhood Secondary Plan has been prepared to align
with the Official Plan. The policies of this Secondary Plan, along with Schedule A
and the Sustainability Guidelines shall be read and interpreted in conjunction with
the policies of the Official Plan.
15.2. It is intended that this Secondary Plan Area be developed in accordance with the
policies of this Secondary Plan in conjunction with the applicable policies of the
Official Plan. Notwithstanding that intention, where there is a conflict between the
REVISED April 2023 49
Wilmot Creek Neighbourhood Secondary Plan — DRAFT
principles, objectives, and/or policies of this Secondary Plan and the Official Plan,
the principles, objectives, and/or policies of this Secondary Plan shall prevail.
15.3. Inherent to this Secondary Plan is the principle of flexibility. Policies shall be
subject to interpretation without Amendment to this Secondary Plan, provided that
the general intent and structure of the Secondary Plan are maintained to the
satisfaction of the Municipality. As such, it is the intent of the Municipality to permit
some flexibility in the interpretation of the policies, regulations, and numerical
requirements of this Secondary Plan except where this Secondary Plan is
explicitly intended to be prescriptive.
15.4. The boundaries between land use designations as shown on Schedule A 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.
15.5. 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 Sustainability
Guidelines (Appendix A) provide the foundation for the development of the
Wilmot Creek Neighbourhood Secondary Plan Area and support the policy
framework of this Secondary Plan.
15.6. The closure of the Highway 401 and Bennett Road interchange must be
considered. Options are being explored through the Lambs Road Interchange
Feasibility Study for the Bennett Road interchange, including a new interchange
at Lambs Road. If the interchange is closed, there is the potential that lands
currently east of Bennett Road used for the eastbound on/off ramps could
become surplus to the highway. If the interchange is removed, the
Neighbourhood Centre designation may be expanded to the north without
amendment to this Secondary Plan.
REVISED April 2023 50
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Wilmot Creek Neighbourhood
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WI LMOT CREEK NEIGHBOURHOOD
- SUSTAI NABI LITY GU I DELI N ES
Credits
Guidelines by: Urban Equation
Secondary Plan by: The Planning Partnership
Prepared for: Municipality of Clarington
Land Aknowledgement
The Municipality of Clarington is situated within the
traditional and treaty territory of the Mississaugas and
Chippewas of the Anishinabeg, known today as the Williams
Treaties First Nations. Our work on these lands acknowledges
their resilience and their longstanding contributions to the
area now known as the Municipality of Clarington.
A note about this Guideline
This Sustainability Guideline is to be read in conjunction
with the Wilmot Creek Neighbourhood Secondary Plan. It
presents strategies and requirements that adress social and
environmental sustainability using each of the ten One Planet
Living principles.
Wilmot Creek Neighbourhood Sustainability Guidelines
04 ■ SECTION 11 INTRODUCTION
06 § SECTION 2 1 ONE PLANET LIVING (OPL)
08 ■ SECTION 31 PHYSICAL CONTEXT
10 l SECTION 41 POLICY CONTEXT
14 E SECTIONS I SUSTAINABILITY PRINCIPLES, TOPICS AND STRATEGIES
34 E SECTION 61 IMPLEMENTATION AND REQUIREMENTS
54 ■ APPENDIX I REFERENCES
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1.1 Vision for Sustainable Clarington 1.2 Purpose of this Document
As defined by the Clarington Official Plan (OP), sustainable The purpose of the Sustainability Guidelines (Guidelines)
development in Clarington translates into urban and is to prepare the Municipality of Clarington for future
architectural design that creates a comfortable environment development within the Wilmot Creek Neighbourhood.
for residents and establishes a positive image for the
The Guidelines are to be used as an evaluation tool for
community. Moreover, the OP recognizes that sustainable
development applications. They are to be used by:
design contributes to community and environmental health
a high quality of life, and climate change mitigation and
Municipal Council and Committees when evaluating
preparedness. The Municipality of Clarington has committed
whether an application meets the Municipality's
to pursuing a sustainable future, as outlined in the OP and the
vision for development in the Wilmot Creek
Priority Green Clarington Development Framework (Priority
Neighbourhood;
Green). These documents establish the vision and principles
Municipal staff and external agencies when reviewing
of sustainability in the Municipality. They give direction for
development applications and as a reference for
development of plans and master plans to achieve a healthy
design decisions for Municipality proposed studies
natural environment, vibrant communities, and a strong
and projects;
economy.
.r
Wilmot Creek Neighbourhood Sustainability Guidelines 4
1.3 Interpretation & Implementation
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 Wilmot Creek
Neighbourhood; and
The public for use of greater awareness of the
benefits of urban design in their community.
The Guidelines will help provide predictability for applicants,
the Municipality, and stakeholders, by providing consistent
direction about the criteria for the sustainable design of the
proposed development.
The provisions and examples in the guidelines should be
used as the foundation of design for all development
projects in the Wilmot Creek Neighbourhood and will be
used in the assessment development proposals. Meeting
the requirements of the guidelines does not preclude the
necessity to design specific site elements to function properly,
be of high -quality construction, and with appropriate
attention to details that ensure that site improvements can be
properly maintained.
The Guidelines are intended to implement the Secondary
Plan direction for the Wilmot Creek 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
Wilmot Creek 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.
Wilmot Creek Neighbourhood Sustainability Guidelines $
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Overview
Climate change, resource depletion, and poor public health -
related to built form have re-emphasized the importance of
sustainable planning in recent years. In most municipalities,
current development practices are placing a strain on the
natural environment and the health of residents. The One
Planet Living sustainability framework offers strategies
that empower municipalities to reduce their environmental
footprint and live within the resources of our one planet.
Rww- _W _-4
2.1 Why Plan for Sustainability?
If everyone lived like Canadians, we would collectively require
four planets' worth of resources that can be regenerated
annually. Our patterns of behaviour are unsustainable,
particularly in the context of a changing climate. In order to
reverse course, cities are increasingly relied upon to develop
and implement sustainability strategies that consider their
streets, buildings, open spaces, and people. When all elements
of a community are designed sustainably, the gains become
exponential, outweighing the sum of its parts. Sustainable
development incorporates decision -making and action
that ensures a healthy environment, vibrant communities,
and economic vitality for current and future generations.
Sustainable development ensures that a community's current
resource needs are satisfied without impacting the availability
of resources for future generations.
Wilmot Creek Neighbourhood Sustainability Guidelines 6
2.2 What is One Planet Living?
One Planet Living (OPL) is a sustainability framework that
provides developers and community builders with a guide
with which to reduce the negative environmental and social
impacts associated with the way we design, build, and interact
with our communities. It aims to create a future where it is
attractive and affordable for people to lead happy and healthy
lives using a fair share of the Earth's resources.
OPL's 10 guiding principles provide a framework that
embodies all elements of a project. They provide a shared lens
and language from which we can map together the different
aspects of sustainability each partner brings to a project,
demonstrating the collective impact a development team can
have on its local community. It brings social, economic and
environmental sustainability together.
6A Health and happiness
Equity and local economy
Culture and community
Land and nature
Sustainable water
Local and sustainable food
Travel and transport
Materials and products
Zero waste
Zero carbon energy
ONE
2'"OV
PLANET
LIVING
2.3 How One Planet Living Will be Used
While OPL can be used as a third -party certification, it is
also commonly employed as an organizing framework for
sustainability. OPL addresses all domains of sustainability,
including environmental, social and economic. Therefore, it
encourages a holistic and integrated approach to sustainability
that ensures developments have a meaningful impact on their
communities. Unlike other frameworks, One Planet Living is a
flexible tool without preassigned credits or prerequisites. This
affords a great deal of flexibility, whereby sustainability can
be addressed in a context -specific manner. The Sustainability
Guidelines will utilize the OPL framework as an outline to
structure its sustainability principles and strategies.
Wilmot Creek Neighbourhood Sustainability Guidelines
•
Overview
•
The following section describes the site's locational context
and outlines its key physical features using the One Planet
Living Framework lens. The existing site's physical and social
conditions inform the requirements and strategies that are
put forward in Section 5 and 6.
Wilmot Creek Neighbourhood Sustainability Guidelines 8
V Site location
3.2 Key Existing Physical Features
The Wilmot Creek Neighbourhood Secondary Plan is located
south of Highway 401 and north of the Canadian National
(CN) rail line and the existing Wilmot Creek Adult Lifestyle
Community. Its westerly boundary is Bennett Road and the
interchange for Highway 35/115 forms the easterly boundary.
The area for the Secondary Plan is approximately 42 hectares
(104 acres) in size. Of that total, approximately one third of
the area contains natural features, a hydro transmission line
easement, and Ministry of Transportation (MTO) lands.
The following is a list of key existing physical features of the
site. The opportunities and challenges steaming from these
features will be addressed throughout this Guideline with a
selection of suggested strategies and requirements (Section 5
and 6).
(ML Land Use and Nature
The site is designated as a greenfield in Clarington's
Official Plan (Map B, Urban Structure, 2018)
The site is intersected by Rickard Creek that divides
the Secondary Plan area and forms a basis for a
naturalized channel that runs north -south
The geographical center of the site is within 600m of
Lake Ontario
Travel and Transport
The site is adjacent to a highway and a railway that act
as physical barriers as well as noise sources.
The site has very little access to transit services
Culture and Community
The site is adjacent to an existing low -density
residential community
Wilmot Creek Neighbourhood Sustainability Guidelines 9
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Overview 4.1 Wilmot Creek Neighbourhood
Secondary Plan (2022)
The need to plan sustainably within the Secondary Plan Area
is established in a suite of provincial, regional, and municipal The Secondary Plan builds on the policies of the Clarington
policy documents and plans. Categorized by One Planet Official Plan and provides a framework to guide growth
Living principles, this section provides an overview of the and sustainable development specific to Wilmot Creek
relevant policies, strategies, and directions that will inform Neighbourhood. Its purpose is to establish goals and
future development. policies to guide development within the Neighbourhood,
as it is implemented through subdivision, zoning, and site
plan control. The Secondary Plan Area is expected to
accommodate between 700 to 1100 dwelling units, resulting
in an estimated population of 1500 to 1800 residents.
The Wilmot Creek Neighbourhood is envisioned as an
environmentally sustainable and healthy community with
liveable neighbourhoods, integrated green spaces, efficient
transportation and trails systems, and a vibrant commercial
area. The Secondary Plan Area will be a safe and inclusive
pedestrian -oriented community that supports walkability and
active living with accessible amenities.
Wilmot Creek Neighbourhood Sustainability Guidelines 10
This vision is articulated through the nine following principles:
• Promote an adaptive and resilient community
through the responsible use of resources, reduction
of greenhouse gas emissions, reduction of demands
on energy, water, and waste systems, and the impacts
of climate change.
• Promote development and land use patterns
that conserve biodiversity, ecological integrity,
and function to protect the health of the natural
environment.
• Create a healthy, pedestrian -oriented environment
that supports opportunities for daily physical activity
in a safe, inclusive, and accessible community,
meeting the needs of residents of all ages and
abilities.
• Ensure the provision of an accessible and connected
multimodal transportation network that gives
priority to the creation of complete streets and
active transportation, to also ensure residents of the
existing Wilmot Creek Adult Lifestyle Community
have unimpeded access to their community through a
controlled access gate and private road.
Provide for an appropriate mix of housing options,
including affordable and rental housing to meet the
projected needs of present and future residents
throughout all stages of their lives.
Provide a mix of uses including small scale
commercial and office uses within a reasonable
walking distance of residents.
• Create a connected parks and trails network that
complements the road -based circulation network,
including pedestrian and cycling, providing both
utilitarian and recreational amenities that support
active and healthy living.
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.
• Strive for design excellence in buildings, roads, and
open spaces.
LEGEND
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Wilmot Creek Neighbourhood Sustainability Guidelines
11
4.2 Municipality of Clarington Official Plan (2018)
On June 19th, 2017, the Commissioner of Planning and
Economic Development for the Regional Municipality
of Durham approved Amendment 107, which ushered in
changes to Clarington's Official Plan (OP). The updated OP
includes new policies that support sustainable outcomes,
including walkable neighbourhoods, great public spaces,
complete streets, and complete communities. This Guideline
aligns with the following relevant policy direction. Categorized
using the OPL framework, the following section provides a
high-level overview of the Plan's sustainability guidance.
Health and Happiness
Enhancing residents' personal and social wellbeing by creating
safe, healthy, active, resilient, and vibrant neighbourhoods
with parkland, open space and recreational facilities into the
community
Equity and Local Economy
Providing diverse and accessible housing types, tenures,
and costs, with affordable housing comprising at least 30%
of all new housing in Urban Areas and encouraging local
entrepreneurship and sustainable business practices
QLCulture and Community
Protecting cultural heritage by providing arts and culture
programs, events, and facilities through systems of
community amenities, civic pride, and local identity
(MLLand Use and Nature
Ensuring planning and development efforts protect the
integrity and vitality of natural systems and processes
Sustainable Water
Reducing per capita water consumption through water
efficiency and conservation, incorporating sustainable design
practices, and protecting hydrologic systems
QLLocal and Sustainable Food
Supporting local food production and community or allotment
gardens
Travel and Transport
Promoting smart growth through compact urban form that
supports transit, walking, and cycling through higher densities
and a mix of uses
Q16 Materials and Products
Promoting resilience and sustainability in built form design
by employing environment -first principles and efficient
management of resources
&Zero Waste
Minimizing waste during construction and creating programs
which meet related Provincial standards, specifically with
respect to multi -residential housing forms
Zero Carbon
Encouraging more resilient infrastructure, and promoting
a move towards net zero communities by incorporating
techniques to reduce greenhouse gas emissions
Wilmot Creek Neighbourhood Sustainability Guidelines 12
4.3 Priority Green Clarington (2015)
Priority Green Clarington (PGC) aims to set a new standard
for residential development that prioritizes sustainability,
promotes innovation and improves quality of life. PGC
was designed to address Council's vision of building a
sustainable, creative and caring community and to support
the Municipality's commitment to sustainable development.
The Green Development Guidelines will build on the
recommended criteria contained in the Secondary Plan
Checklist, as outlined below, to create a site -specific and
appropriate plan for the Secondary Plan Area. Organized
by OPL principles, the following section provides a non -
exhaustive overview of PGC's goals and suggested strategies.
prioritygreen
building liveable neighbourhoods
Green Development
Framework and
Implementation Plan
Municipality of Clarington
Planning Services Department
Q6Equity and Local Economy
Diversity in housing types to achieve target densities and a
range of accommodation tenures and affordability
QLCulture and Community
Residential areas are designed within walking distance of
various community amenities, recreational facilities, shops and
parks among others
QL Land Use and Nature
Protecting and enhancing the natural environment while
ensuring connectivity between natural heritage features and
integrating them with public green space
06 Sustainable Water
Employing the natural drainage pattern to reduce flooding
risk and enhance stormwater retention with minimum impact
on natural hydrological systems
- Giving priority to on -lot source controls for
stormwater management
- Designing low impact development techniques as
functional landscape amenities
CkLocal and Sustainable Food
Creating space for community gardens and orchards within
public spaces adjacent to, or directly within multifamily
developments
QLTravel and Transport
Designing an interconnected street network and promoting
walkability through grid design and mixed -use, transit -
connected walkable nodes
QLZero Carbon
Assessing the feasibility of district energy and/or renewable
energy systems
Wilmot Creek Neighbourhood Sustainability Guidelines 13
wo
P, 4 Mal 7�.: ...... . . . . . . . . . . . . . . .
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JPICS AN D URA
Overview
The following sustainability strategies are the heart of the
Guidelines. This section is meant to inspire creativity and
innovation throughout the development of the Wilmot Creek
Neighbourhood. Organized by the ten One Planet Living
principles, the strategies give a holistic overview of how the
sustainability vision can be achieved. They offer different
possible pathways to achieving the required performances. To
facilitate reading, strategies with similar intent and outcomes
are organized by topic. For each topic, references (written
with the OPL acronym followed by a number) to the relevant
requirements detailed in section 6 are provided.
Wilmot Creek Neighbourhood Sustainability Guidelines
112
5.1 The Guideline's DNA
As illustrated by the graphic below, the hierarchy of the
guidelines is structured from the general to the specific. This
cascade of Principles, Topics, Strategies and Requirements
provide multi -scalar direction for the sustainable design of the
future Wilmot Creek Neighbourhood.
The ten overarching One Planet Living principles form
the first layer and assure that the following layers form a
holistic sustainable whole. The Principles are recognizable
throughout the document by their associated colors and
rectangular icons. The following level, the topics, help
regroup strategies and requirements with similar intent and
outcomes. The Topics are identified with icons circumscribed
in circles matching in color with their associated principle.
Strategies are on the third level of the hierarchy. Like a
toolbox, they give inspiration on different ways to achieve
certain requirements. The final level, the Requirements, is a
set of mandatory and voluntary performance measures to be
addressed in the development Wilmot Creek Neighbourhood.
Voluntary measures (under "sustainability ambassador") are
listed as pathways to demonstrate sustainability leadership.
10 Principles
GW 2 $ Topics
>1 8 0 Strategies
110 Requirements
54 Mandatory
56 Voluntary
(Sustainability Ambassador)
Wilmot Creek Neighbourhood Sustainability Guidelines 15
v
s
_ Public Space, Parks and
Open Spaces
Providing access to a variety of green spaces
close to residential and work places in an effort
to encourage physical and mental health of
residents, employees and visitors.
Mandatory Requirements: HH1, HH2
Voluntary Requirements: HH1, HH2
Additional Best Practice Strategies
Privately Owned Public Space (POPS)
• Play structures
4-season walkability
Outdoor Comfort
Lowering public health stress by reducing the
potential for heat -trapping in urban areas,
ambient air contaminants and exposure to noise.
Mandatory Requirements: HH3, HH4, HH5
Voluntary Requirements: HH3, HH4, HH5
Additional Best Practice Strategies
Shading
• Separation of sensitive land use
• Non -absorptive materials
Wilmot Creek Neighbourhood Sustainability Guidelines 16
E
1
0 Affordable Housing
���
Providing access to housing at reasonable costs
to segments of society requiring assistance.
Mandatory Requirements: ELE1
Voluntary Requirements: ELE1
Additional Best Practice Strategies
• Securetenancy
• Tenure options
Preferred pricing programs
Mix of Housing
=� Types and Sizes
Enabling citizens from a wide range of economic
levels, household sizes and age groups to live
within the community by providing a sufficient
variety of housing sizes and types.
Mandatory Requirements: ELE2
Voluntary Requirements: ELE2
Additional Best Practice Strategies
Adaptable units
• Special needs housing
• Multigenerational housing
Wilmot Creek Neighbourhood Sustainability Guidelines 18
IhUniversal and
Accessible Design
Ensuring public spaces and buildings are
accessible and easily usable to residents,
employees, and visitors of all ages and levels of
ability.
Mandatory Requirements: ELE3, ELE4
Voluntary Requirements: ELE3, ELE4
Additional Best Practice Strategies
Accessibility ramps
• Low porosity grates
Equitable entrances
Wilmot Creek Neighbourhood Sustainability Guidelines 19
Public Art
Bolstering local identity, pride and sense of
belonging by featuring art throughout the
community in a way that contributes value to its
cultural, aesthetic and economic vitality.
Mandatory Requirements: CC1
Voluntary Requirements: CC1
Additional Best Practice Strategies
Botanical art
• Artistic water features
• Multi -media art spaces
4N-4)Community and
Recreational Facilities
To enhance community participation and
improve public health by providing recreational
facilities close to work and home that facilitate
physical activity and social networking.
Mandatory Requirements: CC2
Voluntary Requirements: CC2
Additional Best Practice Strategies
Outdoor recreational spaces
Community workshop spaces
Donation centres
Wilmot Creek Neighbourhood Sustainability Guidelines 20
Celebrating Indigenous
Cultures
Share Indigenous cultures in the community by
honoring and celebrating indigenous history,
language and art.
Mandatory Requirements: CC3, CC4, CC5
Voluntary Requirements: CC2, CC4, CC5
Additional Best Practice Strategies
• Ceremony Spaces
Educational Spaces
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Wilmot Creek Neighbourhood Sustainability Guidelines 21
0Ecological Health
Protecting and maintaining the health and
ecological function of natural resources
throughout the community.
Mandatory Requirements: LUN1, LUN2
Voluntary Requirements: LUN1, LUN2
Additional Best Practice Strategies
• Rooftop apiaries
Plant species diversity
• No invasive species
sms
Natural Heritage
Restoring and enhancing biodiversity, prohibiting
land -use change and minimizing the effects
of climate change in complex ecosystems and
geological structures.
Mandatory Requirements: LUN3, LUN4,
LUN5
Voluntary Requirements: LUN3, LUN4,
LUN5
Additional Best Practice Strategies
Educational signage
• Conservation areas
Habitat management plan
Wilmot Creek Neighbourhood Sustainability Guidelines 22
�� Tree Canopy
i`A
Providing adequate tree -lined and shaded
streetscapes in order to reduce urban heat island
effects, improve air quality, and reduce cooling
loads in buildings.
Mandatory Requirements: LUN6, LUN7,
LUN8
Voluntary Requirements: LUN6, LUN7,
LUN8
Additional Best Practice Strategies
• Urban forestry strategy
• Variety of species
• Micro -forests
isLight Pollution
Reduction
Minimizing ambient light levels to protect public
and ecological health, increase night sky access,
improve nighttime visibility, and reduce the
consequences of development for wildlife and
people.
Mandatory Requirements: LUN9
Voluntary Requirements: LUN9
Additional Best Practice Strategies
• Design with natural cycles
Luminary control strategy
• Dark sky compliant lighting
Ip
All
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4 1 41
� vat' a Tree Protection and Preservation
Wilmot Creek Neighbourhood Sustainability Guidelines 23
0 Stormwater
Employing design strategies to reduce runoff
volume, prevent erosion, and flooding.
Mandatory Requirements: SW1, SW2, SW3,
SW4
Voluntary Requirements: SW1, SW2, SW3,
SW4
Additional Best Practice Strategies
• Blue/green infrastructure
• Exposed low impact development
Pervious paving materials
4421141L Landscaping
Using water -efficient landscaping strategies
to limit the use of potable water for landscape
irrigation.
Mandatory Requirements: SW5, SW6, SW7,
SW8
Voluntary Requirements: SW5, SW6, SW7,
SW8
Additional Best Practice Strategies
• High -density planting
Topsoil depth and quality
• Infiltration trenches
MV
e
Wilmot Creek Neighbourhood Sustainability Guidelines 24
Efficiency in Buildings
•
Reducing the burden on potable water supply
and wastewater systems by maximizing indoor
water efficiency.
Mandatory Requirements: SW9, SW10, SW11
Voluntary Requirements: SW9, SW10,
SW11
Additional Best Practice Strategies
• Water Sense certified equipment
,., *5- ..-..:.x_ _ �.. - _ .-..
v
V, I"I"
Wilmot Creek Neighbourhood Sustainability Guidelines 25
Local Food Production
Encouraging local involvement in and education
about food production through community
gardens, planters, and other design strategies, in
an effort to improve health and wellbeing.
Mandatory Requirements: LASH
Voluntary Requirements: LASF1
Additional Best Practice Strategies
Indoor Micro Gardens
• Orchards
Apiaries
- Access to Healthy Food
.. ..
�L �
Providing access to a variety of local, organic,
and affordable food sources in order to promote
healthy diets and food security.
Mandatory Requirements: LASF2
Voluntary Requirements: -
Additional Best Practice Strategies
• Food education events
Food -centered festivals
Wilmot Creek Neighbourhood Sustainability Guidelines 26
Recycled and Reclaimed =y
Materials
Using recycled and re -purposed materials in
building design in order to reduce impacts
stemming from material extraction and
processing.
Mandatory Requirements: MP1
Voluntary Requirements: MP1
Additional Best Practice Strategies
Building adaptive reuse
• Recycled aggregate
Recycled fly ash concrete
Sustainable Materials
Reducing the environmental impacts of building
materials and products through design and
operations strategies.
Mandatory Requirements: -
Voluntary Requirements: MP2
Additional Best Practice Strategies
• Sustainable procurement policy
Producer responsibility programs
• Product disclosure
Reclaimed Bricks
FA
Recycled Content Insulation
- ram.
F'4�r
1
Wilmot Creek Neighbourhood Sustainability Guidelines 27
0 Walkability
Encouraging walking by designing accessible and
connected sidewalk and crosswalk networks as a
means of improving public health and reducing
environmental impacts.
Mandatory Requirements: TT1, TT2, TT3
Voluntary Requirements: TT1, TT2, TT3
Additional Best Practice Strategies
• Crime Prevention Through
Environmental Design (CPTED)
• Street closures for special events
• Building -height -to -street ratio
0 0 0
Bikeability
Providing access to cycling networks, bike lanes,
and related infrastructure to encourage active
lifestyles and low carbon transportation.
Mandatory Requirements: TT4, TT5, TT6
Voluntary Requirements: TT4, TT5, TT6
Additional Best Practice Strategies
• Bike repair stations
• Outdoor bike storage
• E-bike plug -ins
L:11
NJ
Wilmot Creek Neighbourhood Sustainability Guidelines 28
II Complete Streets
Designing, operating, and maintaining streets
such that users of all ages and abilities,
regardless of their transportation mode, are able
to navigate in a safe, convenient, and accessible
manner.
Mandatory Requirements:TT7
Voluntary Requirements: TT7
Additional Best Practice Strategies
• Street terrace
• Shared street
• Slow traffic measures
Vehicle Parking
Providing sufficient parking space for a variety
of vehicle types, including bicycles, scooters,
electric and traditional cars.
Mandatory Requirements: TT8, TT9, TT10
Voluntary Requirements: TT8, TT9, TT10
Additional Best Practice Strategies
• Minimized Visual Impact
• Underground Parking
• Adaptable parking infrastructure
0.
Wilmot Creek Neighbourhood Sustainability Guidelines 29
a
TRAVEL AND TRANSPORT
Reducing the need to travel, and encouraging walking,
cycling and low carbon transport
Human Scaled Density
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Street Intersection Density
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Mix of Uses
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Integrated Steet Network
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Occupancy Collection
and Storage
Providing adequate waste collection storage
space to facilitate effective waste management
and disposal.
Mandatory Requirements: ZW1
Voluntary Requirements: ZW1
Additional Best Practice Strategies
• Item swap library for residents
• Donation bin
• Composting bin
Construction Diversion
(�� �� and Collection
Ensuring appropriate treatment and diversion
of non -hazardous construction and demolition
debris while reducing construction waste sent to
landfills
Mandatory Requirements: ZW2, ZW3
Voluntary Requirements: ZW2, ZW3
Additional Best Practice Strategies
Reuse demolition materials
• Separation strategy
• Channel materials for re -use
Wilmot Creek Neighbourhood Sustainability Guidelines 31
Building Energy
Performance
Reducing the environmental and economic
impacts associated with excessive energy use
by employing various design strategies that
promote energy conservation and minimize heat
loss.
Mandatory Requirements: ZC1, ZC2
Voluntary Requirements: ZC1, ZC2
Additional Best Practice Strategies
• Thermal Energy Demand Intensity
Efficient Lighting
• Smart User Controls
4NRenewable Energy
Increasing the self -supply of renewable
energy in an effort to reduce Greenhouse Gas
emissions, as well as the environmental and
economic harms related to fossil fuel energy.
Mandatory Requirements: ZC4, ZC5, ZC6
Voluntary Requirements: ZC3, ZC4, ZC5, ZC6
Additional Best Practice Strategies
Photovoltaics
• Purchase Renewable Energy Credits
Wilmot Creek Neighbourhood Sustainability Guidelines 32
Building Resilience
Employing design strategies that strengthen
the resilience of buildings and communities to
climate change risks, natural and man-made
hazards and extreme events.
Mandatory Requirements: -
Voluntary Requirements: ZC7
Additional Best Practice Strategies
• Building resiliency plan
l
Extreme Wind JP
Wilmot Creek Neighbourhood Sustainability Guidelines 33
Y
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Overview
The following section serves as a checklist for the
whether the requirements apply to the public or private realm
development of the Wilmot Creek Neighbourhood. It
or both.
includes all the mandatory requirements that must be met
to deliver the project's sustainability ambitions. In addition
Public realm requirements are related to the design of
to meeting all the mandatory requirements, a minimum of
elements within the public realm, including the design of
three voluntary requirements, labelled under "sustainability
roads, parks, trails, gateways, streetscape design elements,
ambassador", must be achieved. To demonstrate sustainability
street trees and landscaping, and stormwater management
leadership, going beyond these minimal requirements is highly
facilities. Guidance is also provided for the interface with
encouraged.
natural heritage features and their role as defining character
elements in the Town.
Globally, the requirements have been tailored to address the
o
opportunities and challenges that have emerged through the
The design of the public realm and its relationship to the
site context summarized in section 3. They are also informed
private realm plays an incredibly important role in place -
by the Official Plan, Secondary Plan, and Priority Green as
making, defining the community character, and presenting an
described in section 4.
attractive and successful image to residents and visitors. The
private realm is comprised of the built form and site design
Requirements apply to both the private and public realm and
within development blocks and their relationship to adjacent
are organized under the OPL principles. Checkmarks indicate
open spaces and roads. Private realm requirements are related
to building design and site organization.
Wilmot Creek Neighbourhood Sustainability Guidelines
34
• •
v
0
HH1
HH2
IMP
Public Space, Parks and Open Space
ACCESS
Locate and/or design the project such that a
civic or passive -use space, such as a square,
park, or plaza, at least 675 square metres in
area lies within a 400 metre walk distance of
80% of planned and existing dwelling units
and nonresidential building entrances. Spaces
less than 4,050 square metres must have a
proportion no narrower than 1 unit of width
to 4 units of length, per LEED ND v4.
VISIBILITY AND SAFETY
Public street frontage is not less than 30% of
the perimeter of the public space AND 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 as per Official Plan
7.5.25.
Outdoor Comfort
HEAT ISLAND REDUCTION
50% of the non -roof site paving (including
roads, sidewalks, courtyards, parking lots,
parking structures, and driveways) have a
solar reflectance value of at least 0.28 AND
Residential buildings four storeys or more
and non-residential buildings: 50% of the
roof area of all new buildings within the proj-
ect have a minimum solar reflectance index
value of 82 (for low -sloped roofs <2.12) or 39
(for steep -sloped roofs >2.12) OR Buildings
over 4 storeys: Install a vegetated ("green")
roof for at least 50% of the roof area.
ACCESS
Locate and/or design the project such that a
civic or passive -use space, such as a square,
park, or plaza, at least 675 square metres in
area lies within a 400 metre walk distance of
90% of planned and existing dwelling units
and nonresidential building entrances. Spaces
less than 4,050 square metres must have a
proportion no narrower than 1 unit of width
to 4 units of length, per LEED ND v4.
VISIBILITY AND SAFETY
Satisfy the mandatory requirement AND
Each public space is provided with at least
two public street and/or valley land frontages.
HEAT ISLAND REDUCTION
75% of the non -roof site paving (including
roads, sidewalks, courtyards, parking lots,
parking structures, and driveways) have a
solar reflectance value of at least 0.28 AND
Residential buildings four storeys or more
and non-residential buildings: 50% of the
roof area of all new buildings within the proj-
ect have a minimum solar reflectance index
value of 82 (for low -sloped roofs <2.12) or 39
(for steep -sloped roofs >2.12) OR Buildings
over 4 storeys: Install a vegetated ("green")
roof for at least 75% of the roof area.
MA
Wilmot Creek Neighbourhood Sustainability Guidelines 35
u
HH3
H H4
Outdoor Comfort
OUTDOOR AIR QUALITY
As per the Secondary Plan, separation of
sensitive land -uses from air pollutant sources
is done through appropriate separation dis-
tances, land use planning, and zoning.
NOISE POLLUTION MITIGATION
As per the Secondary Plan, provide a Noise
Feasibility Study to the satisfaction of the
Municipality that anticipates noise impacts
and noise mitigation measures that will be
needed.
NOISE POLLUTION MITIGATION
Design and locate exterior noise sources so
that the following project noise levels for res-
idential projects, do not exceed the following
noise levels in bedrooms: maximum interior
noise level (Lmax) of 45 dBA average interi-
or noise level (Le9, 8h) of 30 dBA.
Wilmot Creek Neighbourhood Sustainability Guidelines 36
not
r_1 1-.
ELE2
ELE3
ELE4
AfFordable Housing
A minimum of 30% of all new residential
units produced are affordable to households
of low and moderate income, per the Munici-
pality of Clarington's Official Plan (6.2.2)
AND in accordance with Secondary Plan
8.2.14, 8.2.15 and 8.2.16 for land provision
and funds contribution.
A minimum of 35% of all new residential
units produced are affordable to households
of low and moderate income, per the Munici-
pality of Clarington's Official Plan (6.2.2)
AND in accordance with Secondary Plan
8.2.14, 8.2.15 and 8.2.16 for land provision
and funds contribution.
Mix of Housing Types and Sizes
Include a sufficient variety of housing sizes
and types in the project such that the total
variety of planned and existing housing within
the project respects the Official Plan and
Secondary Plan.
Include a sufficient variety of housing sizes
and types in the project such that the total
variety of planned and existing housing within
the project achieves a Simpson Diversity
Index score between 0.5 and 0.6, per LEED
N D v4.
Universal and Accessible Design
BUILDINGS
Accessibility measures and design features
are provided in accordance with the Acces-
sibility for Ontarians with Disabilities Act
(AODA) AND the Ontario Building Code.
PUBLIC SPACE
Incorporate Tactile Walking Surface Indica-
tors on all new and repaired infrastructure,
per Ontario's Integrated Accessibility Stan-
dards including:
- Stairs that connect to exterior paths of
travel
- Curb ramps and depressed curbs on an
exterior path of travel AND Pedestrian
infrastructure meets the Accessibility for
Ontarians with Disabilities Act (AODA).
BUILDINGS
Accessibility measures and design features go
beyond the Accessibility for Ontarians with
Disabilities Act (AODA) AND the Ontario
Building Code.
PUBLIC SPACE
Incorporate at least two additional design
features not required in Ontario's Integrated
Accessibility Standards.
*00
Wilmot Creek Neighbourhood Sustainability Guidelines 37
CC1
CC2
Public Art
Incorporate at least two public art feature
into at least two open public space or a public
building
Incorporate at least three public art feature
into at least two open public space or a public
building AND organize a competition for
local artists.
Community and Recreational Facilities
Locate or design the project so that a publicly
accessible outdoor recreation facility at least
1 acre (0.4 hectares) in area, lies within a
800-meter walking distance of 90% of new
and existing dwelling units and nonresidential
use entrances. Outdoor recreation facilities
must consist of physical improvements and
may include "tot lots," swimming pools, and
sports fields, such as baseball diamonds as per
LEED ND V4.
Locate or design the project so that a publicly
accessible outdoor recreation facility at least
1 acre (0.4 hectares) in area, lies within a
800-meter walking distance of 90% of new
and existing dwelling units and nonresidential
use entrances. Outdoor recreation facilities
must consist of physical improvements and
may include "tot lots," swimming pools, and
sports fields, such as baseball diamonds as
per LEED ND V4. AND Where practical,
create a community hub through thejoint
use of institutional and community facilities
at a strategic location adjacent to parks and
public open space.
isCelebrating Indigenous Cultures
INDIGENOUS PLACE KEEPING
In partnership with local First Nations
CC3 groups, name at least one public space or
street in the language of the local First Na-
tions peoples.
INDIGENOUS ART
CC4 Commission at least one piece of Indigenous
artwork that is visible in a public space or a
public building.
INDIGENOUS PLANTS
In partnership with local First Nations
CC5 groups, ensure all parks feature at least one
plant of historic or cultural significance to
local First Nations peoples.
*400 **#*
INDIGENOUS PLACE KEEPING
In partnership with local First Nations
groups, name at least two public space or *00
street in the language of the local First Na-
tions peoples.
INDIGENOUS ART
Commission at least two piece of Indigenous
artwork that is visible in a public space or a
public building.
INDIGENOUS PLANTS
In partnership with local First Nations
groups, ensure all parks feature at least two
plants of historic or cultural significance to
local First Nations peoples.
r,A
Wilmot Creek Neighbourhood Sustainability Guidelines
M
LUN1
LUN2
LUN3
Ecological Health
SOIL QUANTITY AND QUALITY
Satisfy Municipal topsoil, sodding and seed-
ing requirements AND 150 mm topsoil layer
for entire landscaped area consists of a native
soil / amendment mixture as recommended
by a Certified Arborist, based on native soils
testing.
BIODIVERSITY
SOIL QUANTITY AND QUALITY
Satisfy mandatory requirements AND all
sodded areas to have a topsoil layer with an
organic matter content of 10 to 15% by dry
weight, a soil pH of 6.0 to 8.0 and a mini-
mum depth of 60 centimetres. The subsoil
should have a total uncompacted soil depth
of 90 centimetres.
BIODIVERSITY
Landscape at least 25% of public park space Landscape at least 35% of public park space
as biodiversity-friendly and free of invasive as biodiversity-friendly and free of invasive
species and grass lawns AND New trees and
landscaping within parks are of a diverse,
robust species selection as per the Secondary
Plan 11.2.5.b.
Natural Heritage
NATURALIZATION
Every application for development or site
alteration shall identify planning, design and
construction practices that ensure that no
buildings or other site alterations impede
the movement of plants and animals within
or adjacent to the natural heritage system
AND Naturalize 50% of the Environmental
Protection Area, as identified by the local
Conservation Authority, within the site AND
New development and public realm improve-
ments shall only use native plantings within
30 metres of Environmental Protection
Areas as per Secondary Plan 6.3.3.
species and grass lawns AND New trees and
landscaping within parks are of a diverse,
robust species selection as per the Secondary
Plan 11.2.5.b. AND provide each low -density
unit with space for planters or flowerbeds at
least the size of 10% of the private greens -
pace.
NATURALIZATION
Every application for development or site
alteration shall identify planning, design and
construction practices that ensure that no
buildings or other site alterations impede the
movement of plants and animals within or
adjacent to the natural heritage system AND
Naturalize more than 90% of the Environ-
mental Protection Area, as identified by the
local Conservation Authority, within the site.
AND New development and public realm
improvements shall only use native plantings
within 30 metres of Environmental Protec-
tion Areas as per Secondary Plan 6.3.3.
*40 0 *40 0
*40 0 *40 0
Wilmot Creek Neighbourhood Sustainability Guidelines 39
LUN4
LUN5
4;A
LUN6
Natural Heritage
ECOLOGICAL INTEGRITY
Satisfy Municipal Official Plan requirements
AND Within the natural heritage system
area, undertake enhancement of existing on -
site natural heritage features, such as remov-
al of invasive species or stream restoration.
CONNECTIONS
Satisfy Municipal Official Plan require-
ments AND Visual or managed physical
connections (e.g. public access blocks, single
loaded roads, trail connections to existing
or planned trail network; where appropriate
as determined by the Municipality and/or
Conservation Authority) are provided to
50% of the natural heritage system and parks
network AND Visual or managed physical
connections are linked to the active transport
network.
Tree Canopy
TREE REPLACEMENT
Satisfy Municipal Tree Preservation Plan
requirements AND Globally for the site, any
trees removed are replaced by three new
trees to increase in the long term the existing
tree canopy AND Where trees and shrubs
are destroyed or harvested pre -maturely
ECOLOGICAL INTEGRITY
Satisfy mandatory requirements AND Un-
dertake enhancement of other existing on -
site and adjacent natural heritage features,
for the equivalent of at least 10% of the site
area.
CONNECTIONS
Satisfy Municipal Official Plan require-
ments AND Visual or managed physical
connections (e.g. public access blocks, single
loaded roads, trail connections to existing
or planned trail network; where appropriate
as determined by the Municipality and/or
Conservation Authority) are provided to
75% of the natural heritage system and parks
network AND Visual or managed physical
connections are linked to the active trans-
port network AND sustain linkages between
natural heritage features and hydrologically
sensitive features which provide opportuni-
ties for wildlife movement, hydrological and
nutrient cycling, and maintain ecological
health and integrity of the overall Natural
Heritage System.
TREE REPLACEMENT
Satisfy Municipal Tree Preservation Plan
requirements AND Globally for the site, any
trees removed are replaced by four or more
new trees to increase in the long term the
existing tree canopy AND Where trees and
shrubs are destroyed or harvested pre -ma -
prior to proper study and approval, compen- turely prior to proper study and approval,
sation will be calculated at a 3:1 ratio as per compensation will be calculated at a 4:1 ratio.
Official Plan 6.3.6.
*00
Wilmot Creek Neighbourhood Sustainability Guidelines 40
0 Tree Canopy
TREE PLANTING
Provide no less than (1) street tree per ten
LU N7 (10.0) linear metres on public and private
streets and roads AND Follow spacing
requirements per 3.2.1 of the Landscape
Design Guidelines for Site Planting.
COVERAGE
Trees provide shade on at least 50% of park
benches and multi -use paths within 10 years
LU N8
of plant material installation AND Provide an
analysis report to the City's satisfaction that
demonstrates a projected 45% tree canopy
coverage within a period of 30 years for the
Secondary Plan Area.
Light Pollution Reduction
40
TREE PLANTING
Satisfy mandatory requirements AND
Provide a private front yard/backyard tree
program (at no additional cost) available for
home buyers.
COVERAGE
Satisfy mandatory requirement AND Pro-
vide an analysis report to the City's satisfac-
tion that demonstrates a projected 50% tree
canopy coverage within a period of 30 years
for the Secondary Plan Area.
100% of exterior light fixtures are LED AND 100% of exterior light fixtures are LED AND
are full cut-off lights, shielded or down-fac- are full cut-off lights, shielded or down -fac-
ing to reduce the amount of glare and light ing AND with the exception of street lights
LU N9 ,
trespass experienced by neighbouring prop- are installed on timers or motion sensors to
erties as per Official Plan. turn lights off when not in use, per LEED
ND v4.
*##* *01 0
Wilmot Creek Neighbourhood Sustainability Guidelines 41
SW1
SW2
Stormwater
PAVED AREAS
Reduce the impact of paved surface devoted
to parking areas through the use of curbed
planting islands and walkway islands that
separate and define large parking areas into
smaller well-defined areas, while enhancing
growing conditions for trees AND include at
least one shade tree per island or per at 10 m
interval within the same island.
QUALITY
Demonstrate best management practices
(BMPs) are used to treat runoff, removing at
least 80% of the average annual post -devel-
opment total suspended solids (TSS).
PAVED AREAS
Satisfy mandatory requirement AND Use
porous or permeable pavement instead of
standard asphalt and concrete for at least
10% of surfacing sidewalks, driveways, park-
ing areas, and road surfaces AND at least
25% of parking islands include Stormwater
management features like rain gardens or
bioswales.
QUALITY
Demonstrate best management practices
(BMPs) are used to treat runoff, removing at
least 90% of the average annual post -devel-
opment total suspended solids (TSS).
QUANTITY QUANTITY
Provide quantity or flood control in ac- Retain runoff volume from the 10 millimetre
SW3cordance with applicable Municipal and rainfall event on site.
Conservation Authority and Official Plan
requirements.
FACILITY DESIGN FEATURES FACILITY DESIGN FEATURES
Satisfy Official Plan section 20.3 require- Satisfy Official Plan section 20.3 require-
SW4ments AND Provide an internal trail network ments AND Provide an internal trail network
connecting to the surrounding area or inte-
grated with an adjacent trail network(s).
connecting to the surrounding area or
integrated with an adjacent trail network(s)
AND Provide amenity features acceptable
to the Municipality that provide functional
and/or aesthetic benefit to the site (e.g. site
furniture, shade structure).
Wilmot Creek Neighbourhood Sustainability Guidelines
42
el,44240111
SW5
SW6
SW7
Landscaping
IRRIGATION
Design the landscape to not require a per-
manent irrigation system OR Reduce the
project's landscape water requirement (using
strategies listed in Section 5 of this Guide)
by at least 30% from the calculated baseline
for the site's peak watering month, per LEED
BD+C v4.1.
RAINWATER MANAGEMENT
In a manner best replicating natural site
hydrology processes, retain (i.e. infiltrate,
evapotranspirate, or collect and reuse) on -
site the runoff from the developed site for, at
minimum, the 80th percentile of regional or
local rainfall events using low -impact devel-
opment (LID) and green infrastructure (GI)
practices, per LEED BD+C v4.1.
LOW -IMPACT DEVELOPMENT
Retain rainfall on site through at least one
low -impact development feature.
NATIVE, DROUGHT -TOLERANT
SW8 PLANTS
Native, drought -tolerant plants used for
50% of the landscaped area.
IRRIGATION
Design the landscape to not require a per-
manent irrigation system OR Reduce the
project's landscape water requirement (using
strategies listed in Section 5 of this Guide)
by at least 50% from the calculated baseline
for the site's peak watering month, per LEED
BD+C v4.1.
RAINWATER MANAGEMENT
In a manner best replicating natural site
hydrology processes, retain (i.e. infiltrate,
evapotranspirate, or collect and reuse) on -
site the runoff from the developed site for, at
minimum, the 85th percentile of regional or
local rainfall events using low -impact devel-
opment (LID) and green infrastructure (GI)
practices, per LEED BD+C v4.1.
LOW -IMPACT DEVELOPMENT
Create an innovative stormwater manage-
ment design plan that demonstrates less
reliance on end of -pipe facilities with at least
two low -impact development features.
NATIVE, DROUGHT -TOLERANT
PLANTS
Native, drought -tolerant plants used for
more than 60% of the landscaped area.
Wilmot Creek Neighbourhood Sustainability Guidelines 43
CI !M
SW1O
SWil
Efficiency in Buildings
FIXTURES AND FAUCETS
Satisfy Ontario Building Code requirements
AND Include at least 10% of water fixtures
and faucets that are Water Sense certified or
equivalent.
WATER METERING
In at least 75% of all buildings, install
permanent water meters that measure the
total potable water use for the building and
associated grounds.
RAINWATER REUSE
At least one building is designed to accom-
modate a rainwater harvesting system (i.e.
plumbing infrastructure roughed in, adequate
utility room design) OR Rainwater reuse
system installed for low-grade functions (e.g.
toilet flushing, irrigation).
FIXTURES AND FAUCETS
Reduce indoor aggregate water consumption
by 20% from the following baselines:
- Toilet: 6 litres per flush
- Urinal: 3.8 litres per flush
- Public restroom faucet: 1.9 litres per min-
ute at 415 kPa
- Private restroom facuet: 8.3 litres per
minute at 415 kPa
- Kitchen faucet: 8.3 litres per minute at 415
kPa
- Showerhead: 9.5 litres per minute at 550
kPa per shower stall per LEED BD+C v4.1.
WATER METERING
Per LEED BD+C v4.1, install permanent
water meters for two of the following water
subsystems, as applicable to the project:
- Irrigation
- Indoor plumbing and fixtures
- Domestic hot water
- Boiler with aggregate projected annual
water use of 378,500 litres or more
- Reclaimed water
- Other process water
RAINWATER REUSE
More than 25% of the buildings are designed
to accommodate a rainwater harvesting
system (i.e. plumbing infrastructure roughed
in, adequate utility room design) OR Rain-
water reuse system installed for low-grade
functions (e.g. toilet flushing, irrigation) OR
has a roof drainage system that is redirected
towards landscaping.
*40
*00
*00
Wilmot Creek Neighbourhood Sustainability Guidelines 44
•
•I•
LSF1
LS F2
Local Food Production
Include at least one permanent and viable
growing space or related facility (ex. com-
munity garden, greenhouse,etc.) with a total
size of at least 3000 sqm AND Ensure
solar access and provide fencing, watering
systems, garden bed enhancements (such as
raised beds), secure storage space for tools,
and pedestrian access for these spaces.
Access to Healthy Food
Include an outdoor temporary or permanent
space where food can be sold (ex. market
stands)
Per LEED N D v4, permanent and viable
growing space or related facilities (such as
greenhouses) has been dedicated according
to the following density ranges (dwelling
unit/hectare):
- 17.5 and 35 du/ha: 18.5 sqm growing space
- 35 and 55 du/ha: 9 sqm growing space
- 55 and 69 du/ha: 7.5 sqm growing space
- 69 and 87 du/ha: 6.5 sqm growing space
- 87 du/ha: 5.5 sqm growing space
Wilmot Creek Neighbourhood Sustainability Guidelines 45
Zts
D
M
TT2
TT3
E
TT3
Walkability
FUNCTIONAL ENTRIES
At least 70% of new buildings have a main
entrance onto the circulation network or
other public space, such as a park or plaza,
but not a parking lot AND In Medium Den-
sity Residential areas dwelling units shall have
their main entrance visible and accessible
from the public street as per Secondary Plan
(12.3.7.).
BLOCK LENGTHS
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. Avoid
the use of cul de sacs except where necessary
for grading and topography.
SIDEWALK PROVISION
Design the public realm to ensure efficient
walking routes forming a continuous network
to key destinations with continuous side-
walks, or equivalent provisions for walking like
multi -use paths.
Bikeability
SHORT TERM STORAGE
90% of all new residential buildings four
storeys or more and non-residential buildings
provide the following short-term bike storage
rates per LEED ND v4:
- Non-residential: 2.5% of peak visitors
- Mulit-unit residential: 2.5% of peak visitors
- Retail: 2 spaces for every 465 sqm
- Mixed -use: See above requirements.
FUNCTIONAL ENTRIES
At least 90% of new buildings have a func-
tional entry onto the circulation network or
other public space, such as a park or plaza,
but not a parking lot, per LEED ND v4.
BLOCK LENGTHS
All blocks are no more than 150 metres in
length and no cul de sacs are used.
SIDEWALK PROVISION
Continuous sidewalks OR equivalent
all-weather routes for walking are provid-
ed along both sides of at least 90% of the
circulation network block length within the
project, including the project side of circu-
lation network bordering the project, per
LEED ND v4.
SHORT TERM STORAGE
95% of new buildings provide the following
short-term bike storage rates per LEED ND
v4:
- Non-residential: 2.5% of peak visitors
- Mulit-unit residential and townhouses:
2.5% of peak visitors
- Retail: 2 spaces for every 465 sqm
- Mixed -use: See above requirements.
*00
*00
Wilmot Creek Neighbourhood Sustainability Guidelines 46
its
u
TT5
TT6
TT7
Bikeability
LONG TERM STORAGE
90% of all new residential buildings four
storeys or more and non-residential buildings
provide the following short-term bike storage
rates per LEE ND v4:
- Non-residential: 5% of all regular building
occupants
- Mulit-unit residential: 30% of all regular
building occupants
- Retail: 5% of regular building occupants
- Mixed -use: See above requirements.
BIKE NETWORK
Meet the bike network design requirements
of the Clarington Transportation Master Plan
(CTMP) and the Region of Durham Regional
Cycling Plan.
Complete Streets
All public streets are designed as complete
streets (as per Municipality of Clarington
OP 5.3.1 and Secondary Plan) by addressing
diversified needs in mobility, green infra-
structure, safety and equity.
LONG TERM STORAGE
95% of new buildings provide the following
long-term bike storage rates per LEED ND
v4:
- Non-residential: 5% of all regular building
occupants
- Mulit-unit residential and townhouses:
30% of all regular building occupants
- Retail: 5% of regular building occupants
- Mixed -use: See above requirements.
BIKE NETWORK
Go beyond the bike network design require-
ments of the Clarington Transportation Mas-
ter Plan (CTMP) and the Region of Durham
Regional Cycling Plan by incorporating
additional cycling infrastructure.
Satisfy mandatory requirement AND one
residential shared street is present on site as
per National Association of City Transporta-
tion Officials (NACTO).
*00
Wilmot Creek Neighbourhood Sustainability Guidelines 47
its
0
TT8
TT9
TT10
Vehicle Parking
ELECTRIC VEHICLE CHARGING
STATIONS
For residential buildings four storeys or more
and non-residential buildings:
At least 10% of parking spaces are equipped
with electric vehicle charging stations. All re-
maining spaces are designed to enable future
charging station installation (EV ready), per
the Ontario Building Code.
SURFACE PARKING
Structured parking is explored for higher
density forms of development in the High
Density, Medium Density, and Neighbour-
hood Centre designations. Where it is not
feasible to locate parking in structures either
below or above grade, parking should be
located to the rear of the principal buildings
or within the interior side yard. Appropriate
landscaping and screening measures shall be
provided as per Secondary Plan 7.5.18 AND
Surface parking lots should be screened from
view from roads, open spaces, and adjacent
residential areas with low fencing, archi-
tectural features, landscaping and/or other
mitigating design measures, such as lowered
parking surfaces with landscaped buffers as
per Secondary Plan 12.5.10.
ELECTRIC VEHICLE CHARGING
STATIONS
For residential buildings four storeys or more
and non-residential buildings: At least 40%
of parking spaces are equipped with elec-
tric vehicle charging stations. All remaining
spaces are designed to enable future charging
station installation (EV ready), per the On-
tario Building
Code.
FLEXIBLE PARKING STRUCTURES
For each major parking structure, devel-
op a strategy that details how the parking
structure could be adapted to accommodate
a 50% reduction in parking stalls.
SURFACE PARKING
Less than 20% of the total development
footprint area is used for new off-street
surface parking facilities, with no individual
surface parking lot larger than 0.8 hectares,
per LEED ND v4.
*00
*00
Wilmot Creek Neighbourhood Sustainability Guidelines 48
0
TT11
TT12
Compact Development
DENSITY
Minimum residential density requirements as
per Official Plan and Secondary Plan targets.
ACCESS TO DAILY NEEDS
50% of dwelling units are within a 400-me-
ter walking distance of at least to 2 diverse
uses, per LEE ND v4.
DENSITY
Achieve a density that is greater than the
minimum density targets applicable to the
area, but is consistent with the policies of the
Official Plan regarding compatibility with
the built form OR For areas in a Secondary
Plan, provide the maximum when there is a
minimum/maximum range given for density
and/or storeys.
ACCESS TO DAILY NEEDS
50% of dwelling units are within a 400-me-
ter walking distance of at least to 3 diverse
v
uses, per LEED ND 4 AND One of these
uses is food -related (ex. Convenience store,
grocery store, etc.).
Wilmot Creek Neighbourhood Sustainability Guidelines 49
o�
0
MP1
MP2
Recycled and Reclaimed Materials
At least 5% reused/reclaimed content in
building materials and/or landscaping materi-
als (hardscaping such as paving or walkways)
is provided AND At least 10% recycled
content in building materials and/or land-
scaping materials (hardscaping such as paving
or walkways).
Sustainable Materials
At least 10% reused/reclaimed content in
building materials and/or landscaping materi-
als (hardscaping such as paving or walkways)
is provided AND At least 15% recycled
content in building materials and/or land-
scaping materials (hardscaping such as paving
or walkways).
Per LEED BD+C v4.1, conduct at least one
life cycle assessment of a building's structure
and enclosure that demonstrates a minimum
of 5% reduction, compared with a baseline
building in at least three of the six impact
categories listed below, one of which must be
global warming potential:
- global warming potential (greenhouse
gases), in kg CO2e;
- depletion of the stratospheric ozone layer,
in kg CFC-11e;
- acidification of land and water sources, in
moles H+ or kg SO2e;
- eutrophication, in kg nitrogen eq or kg
phosphate eq;
- formation of tropospheric ozone, in kg
NOx, kg 03 eq, or kg ethene; and
- depletion of nonrenewable energy resourc-
es, in MJ using CML / depletion of fossil
fuels in TRACI.
Wilmot Creek Neighbourhood Sustainability Guidelines 50
0 Occupancy Collection and Storage
ZW1
Provide dedicated areas accessible to waste
haulers and building occupants for the collec-
tion and storage of recyclable materials for
the entire building, per LEED BD+C v4.1.
Collection and storage areas may be separate
locations. Recyclable materials must include
mixed paper, corrugated cardboard, glass,
plastics, and metals AND Take appropriate
measures for the safe collection, storage, and
disposal of two of the following: batteries,
mercury -containing lamps, electronic waste.
Meet at least two of the following require-
ments and publicize their availability and
benefits.
- Include as part of the project at least
one drop-off point, available to all project
occupants, for potentially hazardous office
or household wastes and establish a plan for
post -collection disposal or use; or locate the
project in a local governmentjurisdiction that
provides collection services.
- Include as part of the project at least one
compost station or location, available to all
project occupants
- On every mixed -use or nonresidential block
or at least every 245 metres, whichever is
shorter, include recycling containers either
adjacent to or integrated into the design of
other receptacles.
Construction Diversion and Collection
NONHAZARDOUS DEBRIS
Recycle and/or salvage at least 75% of non-
ZW2 hazardous construction and demolition debris
and locate a designated area on site during
construction for recyclable materials
CONSTRUCTION WASTE
ZW3 MANAGEMENT
Satisfy provincial "3R's" regulations for
construction activities AND A construction
waste management plan is submitted and
implemented to attain a diversion target for
construction, demolition and land clearing
waste from landfill.
NONHAZARDOUS DEBRIS
Recycle and/or salvage at least 90% of non-
hazardous construction and demolition
debris and locate a designated area on site
during construction for recyclable materials
CONSTRUCTION WASTE
MANAGEMENT
Per LEED BD+C v4.1, develop and imple-
ment a construction and demolition waste
management plan:
- Establish waste diversion goals for the
project by identifying at least five materials
(both structural and nonstructural) targeted
for diversion.
- Specify whether materials will be separat-
ed or comingled and describe the diversion
strategies planned for the project. Describe
where the material will be taken and how the
recycling facility will process the material
including expected diversion rates for each
material stream AND Provide a final report
detailing all major waste streams generated,
including disposal and diversion rates AND
achieve a diversion of approximately 50% or
more of construction, demolition and land
clearing waste from landfill.
*00
*00
Wilmot Creek Neighbourhood Sustainability Guidelines 51
0
ZC1
ZC2
ZC3
ZC4
Building Energy Performance
ENERGY USE
Buildings are designed to use 10% less energy
than Ontario Building Code requirement
THERMAL ENERGY DEMAND
INTENSITY
Design and demonstrate that multi -unit
residential buildings (>A storeys) AND
commercial/retail buildings meet or exceed
70 KWh/m2 performance.
Renewable Energy
PASSIVE SOLAR ALIGNMENT
For 50% of new streets or buildings, the
street or buildings) axis is within 15 degrees
of E-W The building(s) E-W lengths are at
least as long as the N-S lengths.
ENERGY USE
Buildings are designed to use 25% less ener-
gy than Ontario Building Code requirement.
THERMAL ENERGY DEMAND
INTENSITY
Design and demonstrate that multi -unit
residential buildings (>A storeys) AND
commercial/retail buildings meet or exceed
50 KWh/m2 performance.
GENERATION
Incorporate on -site nonpolluting renewable
energy generation with production capacity
of at least 5% of the project's annual elec-
trical and thermal energy cost (exclusive of
existing buildings), per LEED ND v4.
PASSIVE SOLAR ALIGNMENT
For residential buildings four storeys or more
and non-residential buildings, design and
orient the project or locate the project on
existing blocks such that one axis of 75% or
more of the blocks is within ±15 degrees of
geographical east -west, and the east -west
lengths of those blocks are at least as long as
the north -south lengths, per LEED ND v4.
*00
*00
Wilmot Creek Neighbourhood Sustainability Guidelines 52
ZC5
ZC6
ZC%
Renewable Energy
SOLAR READINESS 1
For residential buildings four storeys or more
and non-residential buildings, 50% of the
buildings are designed to be solar ready (de-
signed to accommodate connections to solar
PV or solar thermal technologies).
SOLAR READINESS 2
For low-rise residential development, 50% of
the buildings are designed to be solar ready
(designed to accommodate connections to
solar PV or solar thermal technologies).
Building Resilience
Implement at least two resiliency measures
for basement flood protection, extreme
wind protection, or extreme heat protection
from the most recent version of the Durham
Region Climate Resilience Standard for New
Houses.
SOLAR READINESS 1
For residential buildings four storeys or more
and non-residential buildings, all buildings
are designed to be solar ready (designed to
accommodate connections to solar PV or
solar thermal technologies).
SOLAR READINESS 2
For low-rise residential development, all
buildings are designed to be solar ready (de-
signed to accommodate connections to solar
PV or solar thermal technologies).
For residential buildings four storeys or
more and non-residential building, provide
a refuge area with heating, cooling, lighting,
potable water, and power available and 72
hours of backup power to the refuge area and
essential building systems OR Implement
the primary measures for basement flood
protection, extreme wind protection, and
extreme heat protection from the most re-
cent version of the Durham Region Climate
Resilience Standard for New Houses.
*00
*00
Wilmot Creek Neighbourhood Sustainability Guidelines 53
APPENDIX
REFERENC
AODA Integrated Accessibility Standards / Ontarians with Disabilities Act (AODA) (2012). Accessed
December 2,2021: https://www.aoda.ca/a-guide-to-the-integrated-accessibility-
sta ndards-requlation/
LEED v4.1 Building Design and Construction (2021). Accessed November 10, 2021: https://www.usqbc.
org/teed/v41#bdc
LEED v4 for Neighborhood Development (2018). Accessed November 16, 2021: https://www.usg bc.
org/resou rces/leed-v4-neig h borhood-development-cu rrent-version
Municipality of Clarington (2016). Clarington Transportation Master Plan. Available upon request
Municipality of Clarington (1990). Landscape Design Guidelines for Site Planting. Accessed February 17,
2022. https://www.clarington.net/en/business-and-development/resources/Land-
Development-and-Building/Landscape-Design-Guidelines-EXEMPT.pdf
Municipality of Clarington (2015). Priority Green: building liveable neighbourhoods - Green Development
Framework and Implementation Plan.
Municipality of Clarington (2018). Municipality of Clarington Official Plan. Accessed January 28, 2022:
https://www.clarington.net/en/business-and-development/resources/Official-
Plan/Clarington-Official-Plan-AODA.pdf
Municipality of Clarington (2022). Wilmot Creek Neighbourhood Secondary Plan.
National Association of City Transportation Officials (NACTO). Urban Street Design Guide: Residential
Shared Street. Accessed February 8, 2022. https://nacto.orgzpublication/urban-street-
d es i g n -g u i d e/streets/res i d e n t i a l -s h a red -street/
Ontario Building Code (2017). Accessed February 3, 2022: https://www.buildingcode.online/
Region of Durham (2021). Regional Cycling Plan. Accessed January 28, 2022 https://www.durham.ca/
en/living-here/resources/Regional-Cycling-Plan-2021 --- FinaI---October-2021.pdf
RWDI AIR inc. for Municipality of Clarington (2018). Wilmot Creek Secondary Plan Air Quality Feasibility
Assessment. Accessible upon request.
Toronto Green Standard Version 3 (2019). Accessed January 17, 2022: https://www.toronto.ca/city-
government/planning-development/official-plan-guidelines/toronto-green-
sta nda rd/toronto-g reen-sta nda rd-version-3/
Wilmont Creek Neighbourhood Sustainability Guidelines 54
Wilmont Creek Neighbourhood Sustainability Guidelines 55
URBAN
EQUATION
Attachment 2 to
Report PDS-025-23
Sequence of Events Summary — Wilmot Creek Secondary Plan
2017
Event
November 2017
Request received to initiate the Wilmot Creek Secondary Plan
December 2017
Wilmot Creek Secondary Plan Initiated
Special Planning and Development Committee Public
Meeting
2018
Event
July 2018
Consultants Engaged by the Municipality
July 2018
Steering Committee Meeting #1
July 26, 2018
Public Information Centre #1
December 2018
Rice Development Group purchases majority of Secondary
Plan area. Secondary Plan will no longer be an extension of
the Wilmot Creek Adult Lifestyle Community
December 2018
Landowner, Consultants, Staff meeting
2019
Event
April 2019
Newsletter #1 Project Update
June 2019
Steering Committee Meeting #2
November 2019
Landowner, Consultant, Municipal Staff Meeting
December 2019
Steering Committee Meeting #3
2020
Event
March 2020
COVID-19 Pandemic
April - May 2020
Revised land use concepts and land budgets prepared
May 2020
Developer submits revised development concept
June 2020
Revised Servicing Report
2021
Event
April 2021
Project Update Newsletter #2 posted to Website
April 1, 2021
Notice of Public Information Centre
April 2021
Steering Committee Meeting #4
April 15, 2021
Public Information Centre #2
April 16 — 30, 2021
Materials from PIC #2 available for public comment
June 2021
Draft Summary of the Report shared with PIC attendees for
review and comment
June 2021
Summary Report posted to Website
September 2021
Steering Committee Meeting #5
October 1, 2021
Notice of Statutory Public Meeting
October 5, 2021
STC and Agencies Request for Comment.
Public Meeting Notice Signs posted on property
October 6, 7, 13, 14,
20 & 21, 2021
Newspaper advertisements
October 23, 2021
Staff Report and Public Meeting presentation available
October 25, 2021
Statutory Public Meeting
November 2021
Notice of Council decision regarding draft OPA, Draft
Secondary Plan, Draft Sustainability Guidelines was mailed
and/or emailed to all landowners with the Secondary Plan
Attachment 2 to
Report PDS-025-23
Area, all rural landowners within 300m and urban landowners
within 120m of the Secondary Plan, all residents of the existing
Wilmot Creek Adult Lifestyle Community, and all interested
parties.
2022
Event
April 21, 2022
Draft Sustainability Guidelines circulated to the Steering
Committee and Agencies for comments
April 26, 2022
Steering Committee Meeting #6 — Sustainability Guidelines
April 26-May 2,
Sustainability Guidelines released for comment. Notice of the
2022
Sustainability Guidelines was mailed/emailed to all landowners
within the Secondary Plan area, all rural landowners within
300m, all urban landowners within 120m, all residents of the
existing Wilmot Creek Adult Lifestyle Community, and all
interested parties.
April 26, 2022
Information Video about the Sustainability Guidelines posted to
the project Webpage.
May 3, 2022
Draft Traffic Impact Study and Noise Feasibility Study
circulated to Steering Committee and agencies for comments
May 9, 2022
Draft Stormwater Management Report circulated to Steering
Committee and agencies for comments
May 11, 12
Newspaper advertisements for release of the Sustainability
Guidelines
July 5, 2022
Draft Secondary Plan circulated to Steering Committee for
comments
2023
Event
February 22, 2023
Draft Secondary Plan, Sustainability Guidelines and Master
Water & Wastewater Servicing and Floodplain Analysis Report
circulated to the Steering Committee and select agencies for
comments
March 2, 2023
Draft Stormwater Management Report circulated to the
Steering Committee for comments
April 19, 2023
Recommendation Report supporting material Available for
review on the project website
April 19, 2023
Agenda Published — Recommended OPA, Secondary Plan,
and Sustainability Guidelines available
April 24, 2023
Planning and Development Committee Meeting
TBD
Council Adoption of OPA 130
TBD
Document Package forwarded to the Region of Durham for
revies and approval
TBD
I Region of Durham Approval of OPA 130
TBD
Zoning By -Law to implement the Secondary Plan
Attachment 3 to PDS-025-23
Submission
Details of Submission
Staff Response
Number
WCNSP-1
Whistle Cessation. Developer should
See the Whistle cessation summary in the Staff Report.
pay their share of this study.
WCNSP-2
Requested information about what
The range of buildings for the secondary plan area include street
buildings are being constructed
townhouses, block townhouses, stacked townhouses, special needs housing,
and apartment buildings ranging in height from 2 to 6 storeys
WCNSP-3
Concerned with Noise, dust,
The Wheelhouse will not be accessed by the new residents. The controlled
interruption of services, access to
access gate will remain and only residents of the existing community will
current Wilmot Community, his
have access.
recreation center being used by
residents outside the Wilmot
Community
WCNSP-4
Noise from hydro corridor, seniors
Acknowledged. 10.2.9. The Ministry of Transportation requires that future
housing between 401 and Hydro not
buildings, roads, municipal services, and essential parking be set back a
a good idea
minimum of 14 metres from the Highway 401 right-of-way. In addition, the
secondary plan includes a policy that physical noise mitigation measures
(e.g., acoustic barriers) for residential and/or sensitive land uses adjacent to
Highway 401 and the CN Railway line can be used. The height and design of
any noise mitigation measures shall be determined by the Noise Feasibility
Study.
WCNSP-5
Is there percentage split of housing
A private road, approximately 10 to 12 metres wide, is proposed for crossing
dedicated to seniors, affordable
Rickard Creek. The final location and alignment of the private road will be
prescribed? Have the technical
assessed as part of an Environmental Impact Study required at the time of
aspects of crossing Rickard creek
applications for site plan approval or draft plan of subdivision. This work will
figured out yet?
be to the satisfaction of the Municipality in consultation with other agencies
having jurisdiction, such as the Region and the Conservation Authority.
WCNSP-6
This plan does actually deal with the
The intent is for the controlled access gate and private road to remain to
current Wilmot Creek Community;
ensure that only residents of the existing community have access. The
non residents access our community,
detailed gate design will be prepared by Rice Development.
need a plan to keep new people out
of our community, we pay a lot to
CAPreit, more people will bring
Attachment 3 to PDS-025-23
Submission
Details of Submission
Staff Response
Number
added risk; do you have gate
details?
WCNSP-7
Whistle Cessation.
See the Whistle cessation summary in the Staff Report.
WCNSP-8
Recent development has increased
Transportation Study - Existing Conditions Assessment Report which
the traffic on Bennett Road.
included an existing conditions and capacity analysis, was prepared in Phase
Intersection of Bennett, South
1.
Service Road, and 401 eastbound
A Traffic Impact Study was prepared in April 2022. Recommended
exit is dangerous. Stop lights should
operational improvements were provided for the intersections noted below
be installed at this intersection as
and include:
soon as possible.
• Highway 401 Eastbound On -Off Ramp/Lake Road at Bennett Road
o Signalization and exclusive westbound left -turn lane
• Collector Road Access at Bennett Road
o Westbound and southbound left -turn lane
Timing for improvements are tied to development.
WCNSP-9
Concerns related to the construction
Wilmot Creek Drive will be realigned but access to the community will not be
phase and following construction;
disrupted. The controlled access gate and private road will remain to restrict
entrance into Wilmot, increase in
access to only residents of the existing community.
noise
Concern with the issue of flooding
A Stormwater Management Report has been prepared by GHD to support
stormwater management in the Wilmot Creek Neighborhood Secondary Plan
area. The report has identified two stormwater management ponds to
capture stormwater and retain the stormwater on site to ensure a water
balance and no adverse impacts on adjacent lands. A more detailed study
will be prepared at the Draft Plan of Subdivision stage.
Concern with the issue of noise
The Secondary Plan requires Noise and Vibration studies to determine
bounce back from the noise barrier
mitigation measures. A Noise Feasibility Study, dated May 3, 2022, has been
along the rail line into the existing
prepared as part of the secondary plan study process. Noise mitigation
Community
recommendations have been provided at a preliminary level. When more
detailed architectural plans, grading and lotting information are available, a
detailed noise study will be performed to refine the mitigation requirements
and acoustic barrier heights. The issue of bounce back can be better
Attachment 3 to PDS-025-23
Submission
Details of Submission
Staff Response
Number
addressed at that stage and appropriate mitigation measures provided, to the
satisfaction of the Municipality and in consultation with the appropriate rail
authority.
Identified the need for a traffic light at
A Traffic Impact Study was prepared in April 2022 to establish baseline traffic
Bennett Road, safety concerns,
conditions for the study area, to estimate trip generation, to complete a
traffic delays, and timing
capacity analysis of the area intersections, and review the existing mobility
network. The traffic counts were generated for the horizon years of 2024,
2029 and 2034.
Recommended operational improvements were provided for the intersections
noted below and include:
• Highway 401 Eastbound On -Off Ramp/Lake Road at Bennett Road
o Signalization and exclusive westbound left -turn lane
• Collector Road Access at Bennett Road
o Westbound and southbound left -turn lane
Timing for improvements are tied to development.
Clarification on the controlled access
The controlled access gate and private road leading into the existing Wilmot
gate and access restrictions to the
Creek Community will remain, to ensure ease of access and privacy for the
existing Wilmot Creek Community for
existing residents.
new residents in the secondary plan
area
WCNSP-10
Wondering if new residents
Access to the Waterfront Trail will be provided along Bennett Road. The new
occupying the secondary plan area
residents will not have access to the existing community.
will be able to get to the waterfront
trail without going over the bridge
into Wilmot Creek. Also wanted to
The Secondary Plan, at a minimum, will accommodate approximately 1,600
know roughly how many people will
residents and 800 dwelling units.
occupy the new secondary plan area
once developed.
Attachment 3 to PDS-025-23
Submission
Details of Submission
Staff Response
Number
WCNSP-11
Disappointed in the absence of any
The intent is for the controlled access gate and private road to remain to
new information or meaningful
ensure that only residents of the existing community have access.
resolution to the various issues
Emergency access is located at Cobbledick Road and Heatherlea Drive. A
expressed at the PIC meeting six
second access road is proposed into the new community from Bennett Road
months ago. Wanted to hear how
south of the Hydro One corridor.
concerns regarding emergency
access to our community, security to
The Secondary Plan, at a minimum, will accommodate approximately 1,600
restrict unauthorized pedestrian and
residents and 800 dwelling units.
vehicular access across the bridge
into our community, density of
A Noise Feasibility Study has been undertaken to provide recommendations
proposed population and traffic in
for noise mitigation along Highway 401 and the CN rail line.
new community, noise mitigation,
confusion in the use of the Wilmot
Creek name.
WCNSP-12
Wanted to know if anything was
At this point in the process, the tenure for the apartments has not been
finalized at the PM, and what type of
determined.
tenure the apartments would be?
WCNSP-13
1) The document references
The Secondary Plan requires Noise and Vibration studies to determine
noise. Does there have to be
mitigation measures. A Noise Feasibility Study, dated May 3, 2022, has been
something very specific on the train
prepared as part of the secondary plan study process. Noise mitigation
noise not only from whistles but just
recommendations have been provided at a preliminary level. When more
the general noise the train makes
detailed architectural plans, grading and lotting information are available, a
and the distance this sound travels
detailed noise study will be performed to refine the mitigation requirements
bouncing off the new buildings for
and acoustic barrier heights. The issue of bounce back can be better
the residents on both sides of the
addressed at that stage and appropriate mitigation measures provided, to the
tracks?
satisfaction of the Municipality and in consultation with the appropriate rail
authority.
2) Is the reference to park land just
The refence to parks pertains to the design, location, and accessibility of
in the new development or will it
parks and open spaces solely within the secondary plan boundary.
include the new park land south of
the tracks to the lake? If it does
include the park land to the south will
Attachment 3 to PDS-025-23
Submission
Details of Submission
Staff Response
Number
there also be work done on soil
erosion at the lake?
3) This document makes no
The crossing of Rickard Creek is addressed in the Secondary Plan under
reference to the road and
Section 10.2.6. The final location and alignment of the private road will be
infrastructure crossing of Rickards
assessed as part of an Environmental Impact Study required at the time of
Creek. Will this be contained in
applications for site plan approval or draft plan of subdivision. This work will
another document forthcoming or
be to the satisfaction of the Municipality in consultation with other agencies
enforced under this document?
having jurisdiction such as the Region and the Conservation Authority.
4) Have there been any specific
Bennett Road is identified as an Arterial Road. The Secondary Plan, under
recommendations put forward about
Section 10.3.4 speaks to the requirement for Arterial Roads to include
the widening of Bennett Road to
boulevards on both sides of the pavement and will accommodate a grass
accommodate increased traffic and
verge with street trees. A multi -use path shall be accommodated within the
bike lanes?
boulevard on one side of the arterial and will connect to the existing
Waterfront Trail. A sidewalk will be provided on the other side of the road.
5) Under renewable energy has
Good question. This has not specifically been considered within this
there been any discussions on
document but as noted under Section 5 of the guidelines, developers/builders
renewable natural gas?
have the flexibility to utilize other sustainable measures or possible pathways
to achieving the required performance measures.
Will the Region be building any
It has not been determined at this time if the Region will build housing within
housing in this new development?
the secondary plan area.
Will the new aerobic digester plant
be feeding back into the Enbridge
The Anaerobic Digester is a Region of Durham Project. All questions related
natural gas lines for Regional use?
to the Anaerobic Digester will be re -directed to Region of Durham Staff.
Attachment 4 to
Report PDS-025-23
7735 Kennedy Rd. S.
Brampton, ON L6W OB9
DEVELOPMENT Tel: 905.796.3630
Fax: 905.796.6360
FAMILY MADE SINCE 1 9 4 6
April 12t", 2023
Ms. Lisa Backus
Manager of Community Planning & Design
MUNICIPALITY OF CLARINGTON
40 Temperance Street
Bowmanville, Ontario
L1C 3A6
Dear Ms. Backus:
RE: APPROVAL OF THE WILMOT CREEK NEIGHBOURHOOD SECONDARY PLAN
RICE DEVELOPMENT CORP.
We have reviewed the proposed Wilmot Creek Neighbourhood Secondary Plan text, schedules and
background reports and support the Plan proceeding to Planning & Development Committee and
Council for approval. We have confirmed with Mr. Doug Humphrey, the second landowner within the
secondary plan area, on this matter and he is in concurrence.
Additionally, we agree to the updated affordable housing policies within the Plan.
We appreciate staff and consultant time and efforts to bring the Secondary Plan forward for approval
and look forward to commencing the draft plan process in due course.
Yours truly,
RICE DEVELOPMENT
Jason Da Silva, CEO
c. Doug Humphrey
Roger Howard
Attachment 5 to
Report PDS-025-23
Agency Comment Summary Table
Agency
Details of Submission
Staff Response
Durham
Municipal Servicing:
SCS updated Servicing Plan
Region
The current proposed Secondary Plan shows a much different arrangement for
submitted January 2023
Planning
the ultimate land ownerships within the study area than what was proposed in
the past. This change will cause a significant change to the previously
developed servicing strategies for these lands which may significantly impact
the timing for the development of this area. The previously developed servicing
strategy was based upon a proposed private sanitary sewage pumping station
and this solution may not work for the new proposed land use plan concept. As
such, a new Servicing Plan must be developed for the proposed Secondary
Plan. There is now a gravity sanitary sewer at the south limit of Bennett Road
which may be of some use in developing a new solution. The Region does not
recommend this Secondary Plan be approved until the impact to the servicing
strategy can be fully assessed and understood.
Transportation:
Notec
The Transportation Report has been reviewed (GHD - Traffic Impact Study
submitted April 29, 2022). A number of comments have been provided
however they are appropriate to be addressed at the time of development.
Regional Official Plan Conformity:
RWDI completed an Air Quality
The Wilmot Creek Secondary Plan is wholly within the Living Areas designation
Feasibility Assessment. Air
of the Regional Official Plan. Living Areas permits a range of housing types and
dispersion modelling was
forms, as well as some commercial uses. It appears that the current Wilmot
completed for odour and particulate
Creek Secondary Plan is in conformity with the Regional Official Plan
matter (dust) to predict air quality in
designations.
the Wilmot Creek study area. The
predicted air quality concentrations
The Regional Official Plan along with the Provincial Policy Statement and A
are compared to provincial ambient
Place to Grow Plan all require adequate separation distance between sensitive
air quality standards and guidelines.
and non -sensitive uses. On the west side of Bennett Road, directly across the
The findings of the assessment
street from the proposed Wilmot Creek Secondary Plan is the GFL Liquid
were that the predicted particulate
Waste Facility, an operational Class 2 or 3? industrial facility. The Region
and odour levels are within the
continues to require a Land Use Compatibility Study to be completed to ensure
applicable thresholds and are
that this facility is not adversely impacted by the development of Wilmot Creek,
therefore considered to be
and that the residents are adequately separated from this industrial use. The
acceptable throughout the Wilmot
Attachment 5 to
Report PDS-025-23
Agency
Details of Submission
Staff Response
Region suggests that this study is peer reviewed by the Municipality of
Creek Secondary Plan study area.
Clarington to ensure protections are in place for both the industrial use and the
No buffer zone is required with
proposed sensitive land uses prior to adoption of the Secondary Plan.
respect to the nearby industries.
The industries accessed were
Canopy Growth (now closed) and
Detox Environmental Ltd.
(transports and disposes of
industrial hazardous and non-
hazardous wastes to secure landfill
sites for disposal.)
A Noise Feasibility Study has been
prepared by HGC Engineering
(April 26, 2022) to assess the
impact of road and rail traffic noise
on Wilmot Creek Neighbourhood
Secondary Plan Area.
Together, the Air Quality Feasibility
and Noise Feasibility studies should
meet the requirements for a land
use compatibility study.
Under the 4th paragraph, it is suggested that "Green Development Guidelines"
Revised as per comment. Please
be changed to "Sustainability Guidelines" to reflect the name of the guidelines
note that all references to this
being developed for this plan.
report have been changed to
"Sustainability Guidelines"
Suggest spelling out the acronym "NHS" as "Natural Heritage System" as it is
Acronym NHS removed throughout
not defined in the Plan. This will improve readability of the Plan overall.
the secondary plan and replaced
with" Natural Heritage System".
Table of Contents:
Table of Contents revised.
Review the style of the Table of Contents for consistency.
1.0 / Introduction:
Revised.
3rd paragraph on this page, revise the first sentence as follows:
Attachment 5 to
Report PDS-025-23
Agency
Details of Submission
Staff Response
"The Secondary Plan is anticipated to accommodate between 700 to 1100
dwelling units resulting in an estimated population of approximately 1500 to
1800 residents."
4.4.4 / Urban Residential
Revised.
Clarification item. Suggest revising this policy, so it reads,
"A range of medium density housing will be distributed throughout the
remainder of the Secondary Plan Area with the lowest density buildings
located in proximity to the existing Wilmot Creek Adult Lifestyle Community."
5.1.5 / Sustainability and Climate Change Objectives:
Revised
Grammatical item. Suggest revising the policy, so it reads,
"Ensure streetscape design incorporates appropriate resilient tree species and
spacing to minimize the heat island effect."
5.4.1 / Air Quality:
RWDI completed an Air Quality
Study request.
Feasibility Assessment. Air
dispersion modelling was
Sub -bullet c. indicates that the separation of sensitive land uses from air
completed for odour and particulate
pollutant sources is required.
matter (dust) to predict air quality in
the Wilmot Creek study area. The
Further to our comments in the introduction, there is currently a GFL Liquid
predicted air quality concentrations
Waste Facility on the west side of Bennett Road. The Region continues to
are compared to provincial ambient
request the Land Use Compatibility Study be completed by the Consultants for
air quality standards and guidelines.
review, comment and possible peer review requirement.
The findings of the assessment
were that the predicted particulate
and odour levels are within the
applicable thresholds and are
therefore considered to be
acceptable throughout the Wilmot
Creek Secondary Plan study area.
No buffer zone is required with
respect to the nearby industries.
The industries accessed were
Canopy Growth (now closed) and
Detox Environmental Ltd.
Attachment 5 to
Report PDS-025-23
Agency
Details of Submission
Staff Response
(transports and disposes of
industrial hazardous and non-
hazardous wastes to secure landfill
sites for disposal.)
A Noise Feasibility Study has been
prepared by HGC Engineering
(April 26, 2022) to assess the
impact of road and rail traffic noise
on Wilmot Creek Neighbourhood
Secondary Plan Area.
Together, the Air Quality Feasibility
and Noise Feasibility studies should
meet the requirements for a land
use compatibility study.
5.4.3 / Air Quality:
Revised
Formatting change. Reformat this policy, so it reads,
"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."
7.3.5 / Roads and Streetscapes
Revised.
Suggest inserting "and/or multi -use paths" after "Sidewalks", so it reads,
"Sidewalks and/or multi -use paths for a continuous network throughout the
community and constitute an integral part of the pedestrian system to promote
active transportation. All sidewalks and/or multi -use paths shall be designed to
Attachment 5 to
Report PDS-025-23
Agency
Details of Submission
Staff Response
enhance accessibility for all residents and will comply with the Accessibility for
Ontarians with Disabilities Act (AODA)."
7.3.7 / Views and Focal Points
Removed item d. Intent is covered
Request clarification of policy 7.3.7 d.
in 7.3.7 b.
The Region requires clarification behind the intent of this policy.
Grammatical change.
Revised.
Insert a period at the end of this policy, so it reads,
"The installation of public art is encouraged in public locations such as privately
owned publicly accessible spaces and parks to contribute to the Wilmot Creek
Neighbourhood Secondary Plan's identity and sense of place_."
7.3.10 / Public Art:
Revised.
Suggest revising the policy to provide more inclusive language, so it reads,
"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 nhallenge d persons with
disabilities."
8.2.16 / Affordable Housing
Policy sufficient.
Suggest adding a sentence to the end of this policy or a new policy following
8.2.16 to identify a minimum amount, equivalent to the estimated value of the
conveyed land as proposed by policy 8.2.15.
10.3 / Arterial Roads
New Policy added "10.3.4. The
The Arterial Roads policies do not discuss the active transportation options
Arterial Road will have boulevards
similar to the other road classifications in this section. It is suggested that they
on both sides of the pavement and
are included in the policies of this section.
will accommodate a grass verge
with street trees. A multi -use path
shall be accommodated within the
boulevard on one side of the arterial
and will connect to the existing
Waterfront Trail. A sidewalk will be
provided on the other side of the
road."
Attachment 5 to
Report PDS-025-23
Agency
Details of Submission
Staff Response
10.6 / Rear Lanes
Revised.
Suggest 10.6 1) be revised to ensure that full cut-off lighting is used, so the
policy reads,
"I. Lighting sad shall be downcast to reduce light pollution."
10.7 / Private Roads
Revised. First paragraph now
Suggest that the first paragraph under the section heading becomes a policy,
10.7.1, policies renumbered.
with all other policies renumbered to maintain the same style as the rest of the
document. This will provide greater clarity and cohesion of the document.
10.8 / Controlled Access Gate:
New Policy added "10.8.4 Access
It is suggested that a policy be included in this Plan to clarify that access
for emergency vehicles through the
through the private road to existing Wilmot Creek for emergency vehicles is
Private Road and controlled access
permitted, as it connects to Cobbledick Road and Newcastle Village Urban
gate is permitted."
Area.
10.10 / Public Transit
Revised.
Suggest revising the policy, so it reads,
"Transit facilities should be integrated early and appropriately throughout the
The Secondary Plan Area. Durham Region transit shall be invited to all
development pre -consultation meetings to advise on transit requirements."
11 / Parks and Community Amenities
Acknowledged, but no change.
Suggest the first paragraph under the section heading becomes a policy, with
There are a number of instances
all other policies renumbered to maintain the same style throughout the
where this occurs throughout the
document. This will provide greater clarity and cohesion of the document.
secondary plan.
Section 4.3 Neighbourhood Parks
deleted. The proposed parks in
Wilmot Creek do not meet the size
requirements for a Neighbourhood
Park. Four parkettes and land
within the Hydro Corridor will
provide park space for residents
within a 200m walk.
12.3.3 / Medium Density Designation
No change. The term "special
needs housing" is a term used in
Attachment 5 to
Report PDS-025-23
Agency
Details of Submission
Staff Response
Comment for consideration:
the Clarington Official Plan, under
Section 6 Encouraging Housing
Is `Special needs housing' a defined term in the Official Plan or zoning by-law?
Diversity. Further defined under
Suggest changing the term to `supportive housing' to be provide inclusive
Policy "6.3.10 Special needs
language and expand the types of housing that can be found in this
housing are an important element
designation.
of meeting the accommodation
needs of Clarington residents.
Special needs housing may include
assisted housing, group homes,
hospices, shelters, crisis care
facilities, long term care facilities,
retirement homes, and seniors
housing. Ancillary medical facilities
development in conjunction with a
long term care facility may also be
permitted."
12.4.2 / High Density Residential Designation
See response above.
Same comment as policy 12.3.3 above.
Suggest revising the policy, so it reads,
Revised.
"The highest and most dense form of development shall be located along the
Highway 401 corridor. The scale of buildings adjacent to Highway 401 shall be
compatible and sensitively integrated with the surrounding residential uses.
Development transition requirements shall be met following the policies in
Section 7.4 of this Plan.
12.4.5 / High Density Residential Designation
Revised.
Suggest revising the policy, so it reads,
"The highest and most dense form of development shall be located along the
Highway 401 corridor. The scale of buildings adjacent to Highway 401 shall be
compatible and sensitively integrated with the surrounding residential uses.
Development transition requirements shall be met following the policies in
Section 7.4 of this Plan.
12.4.7 f. / High Density Residential Designation
Revised.
Attachment 5 to
Report PDS-025-23
Agency
Details of Submission
Staff Response
Suggest revising the policy to ensure bicycle parking is included in all new
apartment buildings to support active transportation, so it reads,
1. Bicycle parking and storage should shall be provided for apartment
buildings; and..."
Page 51 - 15 / Interpretation
New Policy added for consideration.
It is suggested that a policy addressing the potential closure of Highway
401/Bennett Road interchange be added to this section. With the Lambs Road
"15.5. The closure of the Highway
Interchange Feasibility Study currently in progress, led by the Municipality of
401 and Bennett Road interchange
Clarington, options are being explored for the Bennett Road interchange,
must be considered. Options are
including a new interchange at Lambs Road, and the closure of the grade
being explored through the Lambs
separation over Highway 401. If the interchange and/or grade separation is
Road Interchange Feasibility Study
closed, there is the potential that lands currently east of Bennett Road used for
for the Bennett Road interchange,
the eastbound on/off ramps could become surplus to the highway. The policy
including a new interchange at
could indicate that if the interchange is removed, the Neighbourhood Centre
Lambs Road and the closure of the
designation can be expanded to the north with or without amendment to the
grade separation over Highway
Clarington OP.
401. If the interchange and/or grade
separation is closed, there is the
potential that lands currently east of
Bennett Road used for the
eastbound on/off ramps could
become surplus to the highway. If
the interchange is removed, the
Neighbourhood Centre designation
may be expanded to the north
without amendment to this
Secondary Plan."
Schedule `A' — Land Use, Transportation, Parks and Open Space
Revised
Suggest revising the label in the legend to reflect the name in the Secondary
Plan text, so it reads,
"Environmental Protection Area"
Attachment 5 to
Report PDS-025-23
Agency
Details of Submission
Staff Response
Schedule `A' — Land Use, Transportation, Parks and Open Space
Schedule A revised to illustrate a
It is noted that there is currently no road access across the Environmental
Private Road connection across
Protection Area to the Medium and High Density Residential designations in
Rickard Creek and through the EPA
the eastern portion of the plan area. Local road access requirements should be
lands. Refer to Policy "10.2.6. The
studied through this Secondary Plan process, and if there is no safe access,
final location and alignment of a
these lands should be redesignated to a non -urban use prior to completion of
Private Road crossing Rickard
the recommendation report.
Creek shall be assessed as part of
an Environmental Impact Study
required at the time of applications
for site plan approval or draft plan
of subdivision. This work shall be to
the satisfaction of the Municipality
in consultation with other agencies
having jurisdiction."
Schedule `A' — Land Use, Transportation, Parks and Open Space
Acknowledged
It is noted that a new Collector Road is being added to the Wilmot Creek
Secondary Plan. As such, the Clarington Official Plan Transportation
Schedules should be amended to include the new Collector Road.
Conclusion
Acknowledged
The Region's review of the proposed Wilmot Secondary Plan has identified
relatively few issues, however, a few key issues remain outstanding. These
issues must be addressed to the satisfaction of the Region before the proposed
plan moves forward.
Central Lake
4.1 / Open Space System:
New Policy added. "4.1.3 Enhance
Ontario
As we had previously commented in our letter of December 13th 2019, it is
the protection of public health and
Conservation
important to reference natural hazards considerations in the context of the
safety from natural hazards,
Authority
Open Space System, as the Rickard Creek has flooding and erosion hazards
including flooding and erosion, on
associated with it along with a tributary south of the CN Rail line and west of
lands adjacent to Rickard Creek."
the existing Wilmot Creek residential community. Although outside of the study
area, portions of the Wilmot Creek Secondary Plan area are intended to drain
to this tributary. The hazard lands for this tributary will need to be considered
too.
6.2.4 Natural Heritage, General Policies:
Policy 6.2.4 revised to include
We encourage placing natural connections and trail network outside of natural
provided text.
features and keeping uses within the public spaces and on the defined trail
Attachment 5 to
Report PDS-025-23
Agency
Details of Submission
Staff Response
network. Environmental Protection Areas can be used in creating a sense of
place in an auxiliary manner, not as a structural component as currently stated
in section 6.2.4. This policy item can be revised as follow: "Lands within the
Environmental Protection Area are to be protected, conserved, and restored. 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. The use of Environmental Protection Area shall be limited to providing
linkages to create a contiguous network."
6.3 Urban Forest and Native Plantings
New Policy added. "6.3.6.
• Specimen trees on the site should be protected during site alterations.
Consideration should be extended,
CLOCA recommends consultation with the Municipality for their tree protection
wherever possible, towards
zones.
preserving mature trees which are
• Treed communities should not be removed for slope regrading or any other
outside of the Environmental
purpose without authorization.
Protection Area designation in order
• Direction should be given in the policy for what is considered the optimal tree
to fully derive benefits relating to
cover target in accordance with the Wilmot Creek Subwatershed Plan.
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 soil
moisture regime shall be utilized
during construction."
Existing policies are sufficient to
address vegetation removal without
prior written approval.
Tree canopy coverage direction is
provided for in the Tree Canopy
Section of the Sustainability
Guidelines.
Attachment 5 to
Report PDS-025-23
Agency
Details of Submission
Staff Response
12.6 Environmental Protection Area Designation
New Policy added. "12.6.6. A
A policy could be added on the need for preparing a Constraints Plan outlining
Constraints Plan shall be prepared
all features, hazards and associated vegetation protection zones and setbacks.
a part of a development application
proposed adjacent to Rickard
Creek, outlining all features,
hazards, and associated vegetation
protection zones and setbacks
within the Environmental Protection
Area."
12.6 Environmental Protection Area Designation
Acknowledged. New Policy added.
CLOCA staff note that permeable pavements have limited effectiveness unless
13.2.4. To support the effective
an ongoing maintenance plan is implemented to flush out the fine sediments
use of permeable pavements
between the granular voids. The plan should identify this requirement right after
ensure an ongoing maintenance
section 13.2.3.
plan is implemented to flush out the
fine sediments between the
granular voids."
13.2 / Stormwater Management
Acknowledged.
Existing watershed drainage boundaries and drainage patterns should be
maintained. Floodplain mapping reaches must extend well beyond the study
site and include any downstream obstructions such as roadways and culverts
that may affect the flood elevation of the study area. Given the proximity of the
site to Lake Ontario, the model should start at the lake.
13.2.6 / Stormwater Management
Revised.
Section 13.2.6 of the proposed secondary plan requires a detailed water
balance as part of a stormwater management plan submitted at the time of a
development application. On the list of new technical studies, a separate bullet
should be dedicated to Water Balance Study. Please amend this policy
accordingly.
Sustainability Guidelines
Full report prepared for circulation
The current draft provides some general definitions/concepts on sustainability
in April 2022 (see comments
and does not elaborate on implementation of relevant policies in the context of
addressed below)
subject site. As stated on the report, the Sustainable Development Guidelines
will provide further guidance on the implementation of the policies of the
Secondary Plan at later stage of the project. CLOCA will provide comments on
further revisions of this document, if needed.
Attachment 5 to
Report PDS-025-23
Agency
Details of Submission
Staff Response
Ministry of
The Ministry generally supports the Wilmot Secondary Plan changes/updates.
Transportation
Any future development proposal that is within the Ministry's permit control is
subject to the Ministry's permits, approvals. Future applicants will need to
adhere to Ministry's guidelines and policies and will require a formal
submission package.
Any proposed applications which backs on to the Ministry is subjected to a 14m
Acknowledged and idenitifed in the
setback from the Ministry's property line. This is to protect for future highway
secondary plan under Policy
improvements therefore, nothing essential or required to the operations of the
"10.1.7. The Ministry of
sites are to be placed in the 14m setback such that if in the future highway
Transportation requires that future
improvements are required the site can continue to function without
buildings, roads, municipal
impediment.
services, and essential parking be
set back a minimum of 14 metres
from the Highway 401 right-of-way.
To accommodate a potential
widening of Highway 401, while
maintaining the desired
streetscape, minimum building
setbacks and municipal service and
utility easements may be required."
Any developments within the Ministry's permit control the applicants or
Acknowledged
landowners are encouraged to reach out to the Ministry for a pre -consultation
so that the Ministry can explain and describe impacts to any proposed
development or for future highway works.
All subdivision applications will be required to submit a master transportation
Acknowledged
plan and functional drainage report to demonstrate there are no impacts to the
Ministry infrastructure and would recommend appropriate mitigation measures
or improvements required to be built to support the development. It is to be
noted that if the development drives the need for highway improvements those
costs shall be borne by the proposed development/developer.
Metrolinx
After review of the Wilmot Creek Neighbourhood Secondary Plan and
Acknowledged
Sustainable Development Guidelines there are no comments from the
Metrolinx Stations Planning team at this time. Given that the boundaries of this
Secondary Plan are outside any existing or planned Metrolinx rail infrastructure
through the Bowmanville Rail Extension I anticipate our comments and
involvement to be minimal.
Attachment 5 to
Report PDS-025-23
Agency
Details of Submission
Staff Response
Curve Lake
Based on the information that you have provided us with respect to the
Two Stage 1-2 Archaeological
First Nations
Proposed Wilmot Creek Neighbourhood Secondary Plan project, Curve Lake
Assessments for Proposed
First Nation may require a Special Consultation Framework for this project.
Development located within the
Information on this Framework can be found on page 9 of our Consultation and
Wilmot Creek Secondary Plan
Accommodation Standards document. In order to assist us in providing you
Boundary were undertaken for the
with timely input, it would be appreciated if you could provide a summary
study area. The reports will be
statement indicating how the project will address the following areas that are of
circulated to Curve Lake First
concern to our First Nation within our Traditional and Treaty Territory: possible
Nations.
environmental impact to our drinking water; endangerment to fish and wild
game; impact on Aboriginal heritage and cultural values; and to endangered
Background research identified
species; lands; savannas etc. After the information is reviewed it is expected
elevated potential for the recovery
that you or a representative will be in contact to make arrangements to discuss
of archaeologically significant
this matter in more detail and possibly set up a date and time to meet with
materials within the study area. As
Curve Lake First Nation in person (or virtually). Although we have not
the study areas consisted of
conducted exhaustive research nor have we the resources to do so, there may
ploughed agricultural fields, it was
be the presence of burial or archaeological sites in your proposed project area.
subjected to pedestrian survey at
Please note, that we have particular concern for the remains of our ancestors.
five -metre transects. No
Should excavation unearth bones, remains, or other such evidence of a native
archaeological material was
burial site or any other archaeological findings, we must be notified without
encountered during the pedestrian
delay. In the case of a burial site, Council reminds you of your obligations
survey.
under the Cemeteries Act to notify the nearest First Nation Government or
other community of Aboriginal people which is willing to act as a representative
The two assessments identified that
and whose members have a close cultural affinity to the interred person. As I
the study areas tested negative for
am sure you are aware, the regulations further state that the representative is
archaeological resources, and it
needed before the remains and associated artifacts can be removed. Should
was recommended that no further
such a find occur, we request that you contact our First Nation immediately.
work was recommended.
Furthermore, Curve Lake First Nation also has available, trained Cultural
Heritage Liaisons who are able to actively participate in the archaeological
No construction activities shall take
assessment process as a member of a field crew, the cost of which will be
place within the study area prior to
borne by the proponent. Curve Lake First Nation expects engagement at Stage
the Ministry of Tourism, Culture,
1 of an archaeological assessment so that we may include Indigenous
and Sport (Archaeology Programs
Knowledge of the land in the process. We insist that at least one of our Cultural
Unit) confirming in writing that all
Heritage Liaisons be involved in any Stage 2-4 assessments, including test
archaeological licensing and
pitting, and/or pedestrian surveys to full excavation.
technical review requirements have
been satisfied.
Attachment 5 to
Report PDS-025-23
Agency
Details of Submission
Staff Response
Additional policies added to the
Secondary Plan under 9.2 Cultural
Heritage for consideration:
9.2.3. Consider the interests of
Indigenous communities in
conserving cultural heritage and
archaeological resources.
9.2.4. The naming and design of
parks, public spaces, and
prominent streetscapes shall have
regard for the cultural and natural
landscape. These features and
amenities shall incorporate local
heritage or natural influences
including historic names,
interpretative features, plantings, or
historic drainage patterns.
Wendake First
Huron-Wendat Nation therefore has no comments on this project at this point.
Acknowledged.
Nations
Kawartha
"Kawartha Pine Ridge District School Board (KPR) Planning staff have
Pineridge
reviewed the various documents, reports and draft land use schedule; and
Acknowledged.
District School
have no objections or concerns with the proposed secondary plan. KPR has
Board
noted that a school site has not been identified within the secondary plan area.
The secondary plan is anticipated to generate 700 to 1100 medium -density and
high -density dwelling units. KPR anticipates that 161 to 253 elementary
students and 56 to 88 secondary students may be generated in the secondary
plan area. It is anticipated that nearby schools, Vincent Massey Public School
(current catchment) and Waverly Public School will have residual capacity to
accommodate the anticipated elementary students.
Conseil
The Conseil Scolaire Viamonde has no comment.
Noted.
scolaire
Viamonde
School Board
Attachment 5 to
Report PDS-025-23
Agency
Details of Submission
Staff Response
Bell Canada
While we do not have any specific comments or concerns pertaining to the
Acknowledged.
Secondary Plan itself, Bell Canada would like to ensure that the landowners
are aware and familiar with our conditions as they pertain to forthcoming Site
Plans, Draft Plans of Subdivision and/or Draft Plans of Condominium (see
below). Furthermore, we request that future reports and studies pertaining to
the Block Plans as well as any future development applications within this
Block Plan be circulated to Bell Canada.
"The Owner acknowledges and agrees to convey any easement(s) as deemed
necessary by Bell Canada to service this new development. The Owner further
agrees and acknowledges to convey such easements at no cost to Bell.
The Owner agrees that should any conflict arise with existing Bell Canada
facilities or easements within the subject area, the Owner shall be responsible
for the relocation of any such facilities or easements at their own cost."
The Owner is advised to contact Bell Canada at
plan ninganddevelopment@bell.ca
during the detailed utility design stage to confirm the provision of
communication/telecommunication infrastructure needed to service the
development.
Canada Post
Service type and location
Acknowledged.
1. Canada Post will provide mail delivery service to this development through
centralized mailroom (Lockbox Assemblies) and Community Mailboxes.
2. Condominium Building(s): If this project has plans for buildings with more
than two adjoining units, sharing a common indoor entrance, the
developer/owner must supply, install and maintain a centralized mail room
facility to Canada Post's specifications. Buildings with more than 99 self-
contained units require rear loading Iockboxes. Assisted Living units (if any) will
require further review to determine appropriate delivery mode.
3. Retail/Office/Commercial: If this project has plans for commercial space
consisting of more than two adjoining units, sharing a common indoor entrance,
the developer/owner must supply, install and maintain a centralized mailbox
facility to Canada Post's specifications, in a separate location away from the
residential units. Should the commercial space consist of no common indoor
entrance the location of Community Mailbox sites is to be determined between
Attachment 5 to
Report PDS-025-23
Agency
Details of Submission
Staff Response
my department (Canada Post Delivery Planning) and the Developers appointed
Architect and/or Engineering firm.
4. Townhouses dwellings: Will be serviced through Community Mailbox. The
location of these sites are determined between my department (Canada Post
Delivery Planning) and the Developers appointed Architect and/or Engineering
firm.
If this development includes plans for (a) multi -unit building(s) with a common
indoor entrance, the developer must supply, install and maintain the mail
delivery equipment within these buildings to Canada Post's specifications.
Please see attached linked for delivery standards:
http://www.canadapost.ca/cpo/mr/assets/pdf/business/standardsmanual—en.pdf
Municipal requirements
1. Please update our office if the project description changes so that we may
determine the impact (if any).
2. Should this subdivision application be approved, please provide notification
of the new civic addresses as soon as possible.
Developer timeline, obligations and installation
1. Please provide Canada Post with the excavation date for the first
foundation/first phase as well as the date development work is scheduled to
begin.
2. If applicable please ensure that any street facing installs have a depressed
curb or curb cut. Contact Canada Post Corporation — Delivery Planning for
further details.
3. If applicable please ensure that any condominiums apartments with more
than 99 units, incorporates a mailroom with rear loading lock box assemblies
(mailboxes).
4. Finally, please provide the expected first occupancy date and ensure the
Attachment 5 to
Report PDS-025-23
Agency
Details of Submission
Staff Response
future site is accessible to Canada Post 24 hours a day.
It is recommended that the owners contact Canada Post as completion draws
near so as to finalize the location and compartment they will be assigned to.
Ministry of
In accordance with the One -Window Provincial Planning Service, MECP does
Noted.
Environment
not respond to requests for review of secondary plans directly from
municipalities. If you would like a provincial position on the secondary plan, the
request for review should be directed the Ministry of Municipal Affairs and
Housing who then delegates reviews to partner ministries if needed. Otherwise,
MECP can provide technical support, data and information to assist with any
specific questions you may have.
Enbridge Gas
Enbridge Gas Inc. does not object to the proposed application however, we
Noted.
(Attachments)
reserve the right to amend our development conditions.
Hydro One
The plan indicates there is some proposed infrastructure on the Hydro One
Acknowledged.
corridor lands. Hydro One has statutory easement rights, which are now owned
by the Province of Ontario as represented by the Minister of Government &
Consumer Services, and private easement rights. Any modification to Hydro
One corridors must be approved by Hydro One to ensure it does not interfere
with our operations.
I've attached Hydro One's Technical Review Form which outlines our drawing
requirements and technical considerations for development within our
corridors. If any of the modifications for the road crossing are located on the
provincially owned lands, a Operating Land Sale will be required prior to any
construction. If Hydro One approves the proposed trail on our corridor, the
municipality will need to acquire a public recreational license.
I've attached the Operating Land Sale and Licence Information Packages that
outline the process and requirements for the respective transactions.
Access must be provided and/or maintained to the transmission corridor east of
Acknowledged.
Wilmot Creek Drive in the vicinity of the railway tracks
Hydro One's transmission corridor currently includes two tower lines operating
Acknowledged.
at 500,000 volts.
Proposed road parallel to transmission corridor (in yellow outline) to be
Schedule A revised to reflect
relocated southwards so that it is outside transmission corridor
comment. Local Road moved
south, outside of Hydro One
corridor.
Attachment 5 to
Report PDS-025-23
Agency
Details of Submission
Staff Response
Proposed road crossing the transmission corridor (in purple outline) to be
Schedule A revised to reflect
relocated westwards on the other side of the transmission towers. It must be
comment. Local Road relocated to
located at least 15 meters away from the structures.
the west and is outside of the 15m
setback requirement.
Stormwater management pond must be relocated outside Hydro One's corridor
Stormwater management pond has
been relocated.
The corridor has empty space which is reserved for development of future
Acknowledged.
transmission lines
Hydro One has existing distribution assets located along existing Wilmot Creek
Acknowledged.
Drive operating at 27,600 volts (as shown in red on the second picture below).
Relocation of those assets will very likely be required and the municipality will
have to contribute towards the cost of it.
There should be no parking or stopping anywhere within the proposed roads
Acknowledged.
within the transmission corridor
Rogers
Rogers Communications Canada Inc. ("Rogers") has reviewed the application
Acknowledged.
for the above Subdivision and has determined that it intends to offer its
communications services to residents of the Subdivision. Accordingly, we
request that municipal approval for the Subdivision be granted subject to the
following conditions:
(1) The Owner shall agree in the Subdivision Agreement to (a) permit all
CRTC-licensed telecommunications companies intending to serve the
Subdivision (the "Communications Service Providers") to install their facilities
within the Subdivision, and (b) provide joint trenches for such purpose.
(2) The Owner shall agree in the Subdivision Agreement to grant, at its own
cost, all easements required by the Communications Service Providers to
serve the Subdivision, and will cause the registration of all such easements on
title to the property.
(3) The Owner shall agree in the Subdivision Agreement to coordinate
construction activities with the Communications Service Providers and other
utilities, and prepare an overall composite utility plan that shows the locations
of all utility infrastructure for the Subdivision, as well as the timing and phasing
of installation.
(4) The Owner shall agree in the Subdivision Agreement that, if the Owner
requires any existing Rogers facilities to be relocated, the Owner shall be
responsible for the relocation of such facilities and provide where applicable, an
Attachment 5 to
Report PDS-025-23
Agency
Details of Submission
Staff Response
easement to Rogers to accommodate the relocated facilities.
In addition, we kindly request to, where possible, receive copies of the following
documents:
(1) the comments received from any of the Communications Service Providers
during circulation;
(2) the proposed conditions of draft approval as prepared by municipal
planners prior to their consideration by Council or any of its committees; and
(3) the municipal planners' report recommending draft approval before it goes
to Council or any of its committees.
Elexicon
Further to the referenced File #COPA2021-0005, PLN41.1 Elexicon Energy
Acknowledged.
Inc. has no objection to the proposed Site Plan Application to permit the
development of assisted living units as well as housing for seniors of
approximately 700 to 1100 housing units.
The applicant or its authorized representative shall consult with Elexicon
Energy Inc. concerning the availability of supply voltage, service location,
metering, costs and any other details. These requirements are separate from
and in addition to those of the ESA. Elexicon Energy Inc. will confirm the
characteristics of the available electrical supply and will designate the location
of the supply point to the applicant. Elexicon Energy Inc. will also identify the
costs that the applicant will be responsible for.
The applicant or its authorized representative shall apply for new or upgraded
electric services and temporary power service in writing. The applicant is
required to provide Elexicon Energy Inc. with sufficient lead-time in order to
ensure:
a) The timely provision of supply to new and upgraded premises; and/or
b) The availability of adequate capacity for additional loads to be connected in
the existing premises
Please ensure that Elexicon's approved standards and clearance to be
followed, for all structures, equipment, and people.
CLOCA
Sustainability Guidelines
General Comments and Suggestions: At this stage of the work, priority should
The Guidelines are in line with OP
be given to including criteria that directly inform the current phase of the
"Appendix
Policies and Priority Green
Secondary Plan preparation. For example, A: Secondary Plan
Attachment 5 to
Report PDS-025-23
Agency
Details of Submission
Staff Response
Checklist" of the Priority Green Clarington document provides a good summary
of items that should be addressed in more detail. Please confirm that all criteria
regarding Natural Environment and Open Space and Infrastructure and
Buildings within Appendix "A" as well the relevant OP policies are included
within the Sustainability Guidelines.
General Comments and Suggestions: Some of the Required Criteria are
required through some other policy documents or guidelines, like the Ontario
In some instances, mandatory
Building Code as SW9 confirms, for example. As such, the inclusion of such
performance aligns with existing
items within guidelines without elaboration seems redundant. In addition,
policiy, and in these cases, the
proposed criteria do not speak to the geography of the area. Some criteria may
required policies are identified.
be implementable in one neighbourhood or street but not feasible in other
areas as per zoning permissions and other constraints.
General Comments and Suggestions: The way the document is structured is
The document was structured in
not easy to follow. Under each topic, some codes regarding voluntary and
this way to balance both technical
mandatory requirements are cited but for every item, the reader needs to scroll
and non -technical aspects of
down to find the relevant item. Adding bullet points or a table under each topic,
sustainability. References are
limiting the number of generic pictures and adding drawings/photos pertaining
included to link both of these
to the project site can be helpful in this regard.
content types together for the
reader.
Natural Heritage: We recommend the OP terminology on the protection of
Natural Heritage Features (NHF) and Hydrologically Sensitive Features which
comprise Natural Heritage System (NHS) be applied in the Sustainability
Guidelines document and the relevant provisions be provided. Policies for
This comment will be addressed as
development within and adjacent to NHF/NHS should consider buffers, natural
per the the three listed items below
cover regeneration/restoration, connectivity within the system, wildlife habitat
protection, endangered species and threatened species, significant wetlands,
woodlands and valley systems. As such we recommend the following items be
added to the guidelines:
Natural Heritage: 1. Items on sustaining linkages between natural heritage
features and hydrologically sensitive features which provide opportunities for
LUN5 Voluntary requirement will be
wildlife movement, hydrological and nutrient cycling, and maintain ecological
revised to address suggested
health and integrity of the overall Natural Heritage System should be included.
elements
Guidelines on wildlife crossings in the design of culverts and road intersections
should be added as well.
Attachment 5 to
Report PDS-025-23
Agency
Details of Submission
Staff Response
Natural Heritage: 2. On the protection of Natural Resources, guidelines for
LUN1 "Soil Quantity and Quality"
sustainable management of soil, water and vegetation should be added under
covers soil, water is covered
Land Use and Nature.
generally under the One Planet
Living Principle "Sustainable Water"
and vegetation is covered in several
reuiremets under the "Land Use
and Natue" Principle (i.e. LUN6,
LUN7, LUNG, etc.)
Natural Heritage: 3. Voluntary and mandatory requirements on Tree Canopy
LUN6 will be revised to address
(LUN6) are inadequate. Consider increasing the global ratio for mandatory tree
comment
replacement to 3:1 and increase the voluntary ratio.
Water Resources:
Low -impact development include
Stormwater Management criteria offered within the guidelines should have
strategies that are covered under
regard for the relevant objectives and policies within Clarington OP. Please
the "Stormwater" topic as well as
consider including the following topics within the framework:
under "Landscaping". The
1. Low -impact development stormwater systems are requirements of any
developer can use the strategies
development proposal.
they consider most appropriate
(including those that are suggested
in Section 5, page 24) to achieve
requirements SW1, SW2, SW3 and
SW4. Note that SW7 is dedicated to
Low -Impact Development and has
a mandatory and voluntary
requirement.
Water Resources:
Stormwater Management criteria offered within the guidelines should have
This is covered in Section 20.3 of
regard for the relevant objectives and policies within Clarington OP. Please
the Official Plan. A reference to this
consider including the following topics within the framework
specific policy will be be added to
2. Design of stormwater management facilities should preserve natural features
requirement SW4
and functions and do not cause or exacerbate natural hazards. These facilities
should be offline and not located within the NHS.
Water Resources:
This is covered in Section 20.3 of
Stormwater Management criteria offered within the guidelines should have
the Official Plan. A reference to this
regard for the relevant objectives and policies within Clarington OP. Please
specific policy has been added to
consider including the following topics within the framework:
requirement SW4
Attachment 5 to
Report PDS-025-23
Agency
Details of Submission
Staff Response
3.a The stormwater management ponds should be developed as naturalized
ponds to enhance biodiversity.
Water Resources:
Stormwater Management criteria offered within the guidelines should have
In addition to the Municipal
regard for the relevant objectives and policies within Clarington OP. Please
standard, the mandatory
requirement asks for an internal trail
consider including the following topics within the framework:
network, while the voluntary (in
3.b Mandatory and voluntary requirements in section SW4 mostly are the same
addition to both of these elements)
and the need for adding amenity features as per Municipal standards does not
alos asks for amenity features.
seem to be optional. Please provide more clarification.
Water Resources:
Stormwater Management criteria offered within the guidelines should have
regard for the relevant objectives and policies within Clarington OP. Please
Requirement SW8 (page 43) covers
consider including the following topics within the framework:
"Native, Drought -Tolerant Plants".
4. Landscaping should feature native and adaptive, non-invasive non-native
species that require little irrigation.
Attachment 6 to
Report PDS-025-23
Summary of Background Reports
Report
Key Findings and Next Steps
Wilmot Creek
This summary report outlines the issues, opportunities, and key
Secondary Plan
findings identified in the policy review and technical
Summary Report
background analysis completed for the Secondary Plan area.
(The Planning
It includes an assessment of constraints and preliminary
Partnership, Oct.
criteria for development that were identified. Information,
2019)
opportunities and challenges are consolidated into three
categories — policy review; technical studies; and analysis.
The report outlines key considerations, including growth
management directions, for moving forward with the next
phase of work which will establish criteria for the alternative
land use plans.
Air Quality
The Ministry of the Environment, Conservation and Parks
Feasibility
(MECP) D-series guidelines provide direction for land use
Assessment
planning to maximize compatibility of industrial uses with
RWDI Air Inc.,
adjacent land uses. The goal of Guideline D-6 is to minimize
2019)
encroachment of sensitive land uses on industrial facilities and
vice versa, in order to address potential incompatibility due to
adverse effects such as noise, odour and dust. Recommended
minimum separation distances are provided based on the
industry size and operation type.
The report noted that the predicted particulate and odour levels
are within the applicable thresholds and are therefore
considered to be acceptable throughout the Wilmot Creek
Neighbourhood Secondary Plan study area.
The setback requirements for the two facilities; Canopy Growth
at 20 metres and Detox Environmental Ltd. at 70 metres; both
fall outside of the Wilmot Creek Neighbourhood study area and
therefor there are no impacts to development within the Wilmot
Creek Neighbourhood with respect to the nearby industries.
Next Step: Policy to be included in the Secondary Plan to
require an update to the Air Quality Assessment as part of a
complete application.
Noise Feasibility
HCG Engineering completed a Noise Feasibility Study that built
Study
on the 2015 Noise and Vibration Study. The key findings are
(HCG Engineering,
summarized below:
May 2022)
• Rail and road traffic are the primary noise sources.
Unmitigated noise from these sources would exceed MECP
guidelines at the nearest proposed residences.
Report
Key Findings and Next Steps
• Acoustic barriers or design of lot orientation can reduce noise
to an acceptable level. Central air conditioning will also mitigate
noise and is recommended for dwellings proposed near the
highway or rail line.
• Warning clauses are recommended to inform future
owners/tenants of the proximity of the highway and railway and
the presence of the commercial and industrial facilities west of
Bennett Road.
• Vibration mitigation is not required for this development as
vibration levels were below CN guidelines as per earlier
studies.
Next Step: Policy to be included in the Secondary Plan to
require a Noise and Vibration Study as part of a complete
application.
Stage 1-2
Previous background work had identified elevated potential for
Archaeological
the recovery of archaeologically significant materials within the
Assessment
study area. As the study area consisted of a ploughed
eowo
(Archeoworks Inc.,
agricultural field, it was subjected to a pedestrian survey at
Sep.
five -metre transects. No archaeological material was
encountered during the pedestrian survey.
In consideration of the study area testing negative for
archaeological resources during the Stage 1-2 AA, the report
concluded that the study area is considered free of
archaeological concern. No further work is recommended.
Hydrogeological
The purpose of the investigation is to provide information
Studies and Water
regarding the requirements for groundwater control for the
Balance
development, both during the construction phase and following
(Terraprobe Inc.,
construction.
Sep. 2018)
Based on the results of the investigation, the following
conclusions and recommendations are provided:
• The Site is mostly underlain by a surficial layer of
topsoil, underlain by undisturbed native soils of sandy
silt to silty sand and clay and silt extending to the full
depth of investigation. Exceptions were observed at
borehole location BH4 and BH9.
• The groundwater level generally fluctuates seasonally at
the Site. The groundwater flow at the Site is towards the
south on the majority of the site with the eastern edge of
the Site flowing towards the east.
• The hydraulic conductivity of the water bearing zone (silt
and sand to silty sand) approximately ranges from 10-5
Report
Key Findings and Next Steps
to 10-7 m/second based on the in -situ SWRT tests. For
the purpose of assessing groundwater seepage rate,
hydraulic conductivity of 10-6 m/second was assigned to
the water bearing strata.
• The total ground water recharge component for the area
is estimated as 140 mm/a with 563 mm/a of
evapotranspiration, and 140 mm/a of runoff. The
infiltration volumes over the pre -developed site were
calculated as 13,080 m3. These calculations are based
on a total pre -development area of approximately
333,673 m2 (33 ha).
The recommendations provided in the report will be utilized in
the detailed design stage of the development.
Geotechnical
The geotechnical investigation provided recommendations for
Investigation
house foundations on native soil and engineered fill, foundation
(Terraprobe Inc.,
installation, basement floor slab, earth pressure design
Dec. 2018)
parameters, basement drainage, pavement design and
drainage, pipe bedding, backfill, and excavations.
The recommendations provided in the report will be utilized in
the detailed design stage and construction of residential
dwellings and the road system.
Traffic Impact
The purpose of the Traffic Impact Study — Existing Conditions
Study — Existing
Assessment was to assess the existing conditions, to
Conditions
determine the traffic volumes anticipated to be generated by
Assessment
the proposed development during the critical weekday am and
(GHD, Oct. 2019)
weekday pm peak periods; to assess the impact of this traffic
on the nearby roadways; and if needed, to recommend
improvements to accommodate the projected traffic.
The existing Road network that was assessed includes
• Highway 401 interchange at Bennett Road
• Bennett Road
• Lake Road/South Service Road
• Wilmot Creek Drive
Under existing conditions, the study area intersections are
currently operating with acceptable levels of service and delays
with minimal queuing. The analysis of the a.m. and p.m. peak
hours confirm that there is reserve capacity available within the
existing road network to accommodate additional future
development.
Report
Key Findings and Next Steps
Next Step: The Traffic study will be updated to assess the
proposed traffic conditions based on the recommended Land
Use Plan for the Secondary Plan Area.
Traffic Impact
The purpose of this study was to assess the existing and future
Study
conditions to determine the impact of this development on
(GHD, Apr. 2022)
existing and future intersections. The study examined future
planning horizon years of 2024, 2029, and 2034.
Two intersections were found to have negative impacts. The
following was recommended:
• Highway 401 Eastbound On -Off Ramp at Bennett Road:
Signalization and provision of an exclusive westbound
left -turn lane
• Collector Road Access at Bennett Road: Provision of
westbound and southbound left -turn lanes
The following intersections were found to operate without
issues in future horizon years:
• Highway 401 Westbound On -Off Ramp at Bennett Road
• Highway 2 at Bennett Road
• Future GFL Access at Bennett Road
• Future Local Road Access at Bennett Road
Next Step: Traffic Impact Study will be updated as part of a
complete development application.
Existing
The Existing Conditions report describes the extent and quality
Environmental and
of natural heritage features on, and surrounding, the Wilmot
Geomorphological
Creek Neighbourhood Secondary Plan area.
Conditions Report
The extent and quality of the natural heritage features on the
(Savanta Inc., Oct.
subject lands have been influenced by historic agricultural
2019)
activities, past disturbances, and the presence of the Hwy 401
And
and Canadian National Rail corridor. The primary future
development constraint will involve the maintenance of the
Fluvial
Rickard Creek watercourse, the associated riparian/wetland
Geomorphological
corridor and vegetation protection zones.
Assessment,
Rickard Creek and
Note: Features identified for protection in this report have been
Unnamed
identified as Environmental Protection Area on the Land Use
Tributary
Plan. Policies have been included in the Secondary Plan to
protect these features. As well, and Environmental Impact
(GeoMorphix, Feb.
Study will be required as part of a complete application.
2019)
A fluvial geomorphological assessment of the two tributaries
within the subject lands was completed. This assessment
Report
Key Findings and Next Steps
included a background review, reach delineation, rapid
geomorphic assessments, a detailed geomorphic assessment
of the most sensitive reach within Rickard Creek, erosion
threshold modelling in support of the SWM plan, and
determination of meander belt widths for both tributaries.
A detailed geomorphic assessment was completed for portions
of the Rickard Creek to inform erosion threshold modelling.
The erosion threshold values for the bank materials are the
most conservative and should be used as the ultimate
threshold values. The critical discharge value is 0.254 m3/s.
Meander belt width values were empirically modelled as
reaches had been previously modified and there were no
measurable meanders Based on historical aerial photographs
and field observations. Meander belt width values for the
Rickard Creek varied between 15.0 and 19.0 m.
Next Step: Information provided in this report will be used to
inform the Stormwater Management Plan to be prepared in
support of the Secondary Plan and as part of complete
development application.
Existing
The purpose of the Water and Wastewater Servicing,
Conditions Water
Floodplain Analysis and Stormwater Management Report
and Wastewater
(FSSR) is to:
Servicing,
Floodplain
• Demonstrate that the proposed development can be graded
Analysis and
and serviced in accordance with the Agency standards:
Stormwater
• Delineate the existing Regulatory Floodplain on the site; and
Management
• Confirm the stormwater management criteria and preliminary
Report
stormwater management options.
(SCS Consulting
Existing Sanitary Servicing - The Secondary Plan Area is not
Group Ltd., Oct.
currently serviced however there are two sanitary sewers in the
2019)
area that can take flows from the Secondary Plan area:
• an existing 250 mm diameter sanitary sewer is located
on the 65easement/future Lake Road at Bennett Road
near the northwest corner of the site that conveys flows
west to the Bowmanville Water Pollution Control Plan
• an existing 300 mm diameter sanitary sewer is located
south of the CN Railway on Port Darlington Road.
A sanitary sewer pumping station will be required to convey
flows to these existing services.
Report I Key Findings and Next Steps
Existing Water Servicing - The Secondary Plan Area is not
currently serviced however there are watermains in the area
that can service the Secondary Plan area including:
• an existing 400 mm diameter watermain located on the
easement/future Lake Road at Bennett Road near the
northwest corner of the Study Area that is connected to
the Bowmanville Water Distribution System.
An existing 300 mm diameter watermain on Bennett
Road that connects to a 300 mm diameter watermain
from Port Darlington Road to the existing 400 mm
diameter watermain at Lake Road.
Existing Storm Drainage - The western portion of the study
area generally sheet drains from north to south toward a low
point approximately 225 m east of Bennett Road at the CN
Railway. The central portion of the study area drains to the
Rickard Creek (east of Bennett Road).
Floodplain Analysis - Rickard Creek traverses the central
portion of the site and is located east of Wilmot Creek Drive.
An upstream external drainage area, from land north of and
including Highway 401, drains to the Rickard Creek. The total
upstream drainage area to Rickard Creek is approximately 129
ha.
The peak runoff rate generated by greater of the 100 year or
the Regional Storm (Hurricane Hazel) will be defined as the
Regulatory flow rate for the purpose of the Regulatory
floodplain mapping. The results of the hydrology modelling
show that the Regional storm event (Hurricane Hazel)
produces the largest peak flow rate and will therefor be used to
define the regulatory flood plain mapping.
Using the provided information, a regulatory floodline was
mapped and will assist with determining the development limits
for the Secondary Plan Area.
Stormwater Management - The ideal location for the
stormwater management pond is in the mid -south portion of
the Hydro Corridor, as this is the low point in the topography. A
suitable outlet will be required and may involve installation of a
new culvert under the railway and either piping or channelling
south to combine with the outlet channel from the existing
stormwater management pond south of the railway.
Next Steps: A water servicing capacity analysis will be
completed to confirm the water servicing requirements for the
Report
Key Findings and Next Steps
Secondary Plan. A Functional Servicing Report (Sanitary and
Water) and a Preliminary Stormwater Management Plan will be
prepared in support of the Secondary Plan. Policies will be
included in the Secondary Plan to require the detailed design
reports as part of a complete application.
Master Water &
The purpose of this report is to demonstrate that the proposed
Wastewater
development can be constructed in accordance with Agencies'
Servicing &
criteria and to analyze the Regulatory floodplain on site.
Floodplain
Analysis Report
Sanitary sewage will not be able to drain via gravity to existing
sanitary sewers. A sanitary pumping station will be required
(SGS Consulting,
and is proposed within the central park block, which will receive
Apr. 2023)
drainage from the entire development via gravity sewers.
Separate forcemains will accommodate a portion of the flows
to each of the existing sewers.
Water servicing for the proposed development can utilize the
existing 300 mm watermain located on Bennett Road. Future
analysis by Durham Region will determine diameter of
proposed watermains.
Preliminary Sizing
Two stormwater management ponds and two subsurface
of Stormwater
storage chambers will be utilized to control stormwater flows.
Management
The majority of stormwater management capacity will be
Facilities Report
located in Stormwater Management Pond 1, located centrally
in the Secondary Plan area.
(GHD, Feb. 2023)
Active
The Active Transportation Analysis focused on a review of
Transportation
existing and planned pedestrian/cycle trail systems adjacent to
Analysis and Plan
and connecting to the Wilmot Creek Neighbourhood Secondary
(thtinc, Oct. 2019)
Plan area and identified opportunities for providing enhanced
or new linkages.
The Active Transportation Plan includes recommendations for:
• Designing safe and direct routes for pedestrian travel to
walkable nodes such as community facilities, transit terminals
and commercial areas;
• Designing Active Transportation networks that incorporate
trails with natural features, open spaces, parks and integrates
with the planned road system;
• Ensuring that all roadways are designed with Complete Street
principles that provide sidewalks and street trees on both sides
of arterial and collector road rights -of -way;
Report
Key Findings and Next Steps
• Integrating pedestrian and cycle networks with adjacent trail
systems and provide connections across key physical barriers
such as railways; and,
• Providing direct and continuous collector streets for transit
accessibility and efficiency of service.
Sustainability
The Background Report provides an overview of policies and
Background
recommendations for green development principles for the
Report
community that have been set forth through a review of
(Urban Equation,
existing provincial, regional, and municipal policy documents to
Oct. 2019)
inform the Sustainability Plan and Green Development
Guidelines, including the Clarington's Official Plan and the
Priority Green Clarington Development Framework. The report
has been prepared to ensure that the Wilmot Creek
Neighbourhood Secondary Plan Area reflects the ambitions
advanced in these documents.
The report is structured to provide the necessary background
information to assist with the preparation of sustainability
policies for inclusion in the Secondary Plan and the necessary
steps for moving towards the preparation of the Sustainable
Development Guidelines.
The Priority Green Clarington (PGC) framework and One
Planet Living (OPL) was used to establish recommended
Secondary Plan policies. The PGC and OPL criteria have been
translated into recommended Secondary Plan policies, with
attention given to synergies between the criteria and across
each of the four theme areas. These policies will be refined
alongside the creation and evolution of the preferred
development concept.
Next Step: This Background Report will inform the preparation
of the Sustainability Guidelines that will be appended to the
Secondary Plan. For each sustainability priority, the
Sustainability Guidelines will outline both `Mandatory' and
`Voluntary' performance measures.
Urban Design
The Urban Design Analysis examined the existing urban
Analysis — Existing
design conditions and opportunities. The first component of the
Conditions
study, Existing Conditions, reviewed existing conditions within
(The Planning
the Study Area and in the surrounding areas. The review
Partnership, Oct.
included existing and proposed development surrounding the
2019)
Study Area, connectivity such as roads and active
Report I Key Findings and Next Steps
transportation, views and vistas, destinations, and community
infrastructure.
Based on the review of existing conditions, Official Plan policy
directions, and the Priority Green Checklist criteria, the urban
design intent for the Wilmot Creek Neighbourhood Secondary
Plan and development options should consider the following:
• A high quality, well -designed Built Environment is
valued within the Municipality.
• The Natural Heritage System, made up of
Environmental Protection Areas, hedgerows, and
stormwater ponds provide key organizing elements of
the Plan, as well as a recognizable and ever-present
way to orient oneself within the community.
• A High -Quality Public Realm, consisting of a hierarchy
of active and passive parks, along with a variety of
streets, will enhance mobility, promote healthy and
active lifestyles and contribute to the character of the
community.
• An Accessible and Connected Active Transportation
Network, consisting of pedestrian and cycling routes,
sidewalks and trails, will be important to promoting
healthy, active lifestyles.
• Gateways and Landmarks are important parts of the
fabric of the neighbourhood and can be created using a
combination of buildings, landscapes, open spaces, or
public art.
• A Permeable Street and Block Pattern, with a
modified grid of streets and block lengths to create a
more pedestrian -scaled environment and provide
multiple points of access and routes of movement
through the community.
• A Neighbourhood Centre will create an animated focal
point that will include a combination of medium density
housing forms, public space, mixed-use/live-work
opportunities and potential community uses.
Urban design must also take into consideration the challenges
of the Study Area, such as the Hydro and CN Rail corridors,
Highway 401, adjacent employment uses, access to the Study
Area, and Rickard Creek and associated wetland setbacks.
These create constraints to development and potential
setbacks that will need to be addressed at the plan preparation
Report
Key Findings and Next Steps
stage and confirmed through the findings of the technical
studies.
Building on the urban design intent and an understanding of
the existing conditions of the Study Area and the broader area
of influence, a number of opportunities have been identified for
consideration in the preparation of the development options for
the Wilmot Creek Neighbourhood.
Landscape
The Landscape Analysis examined the existing context of the
Analysis
lands within the study area including the following:
(The Planning
• a description and assessment of the existing context of
Partnership, Oct.
the lands within the study area;
2019)
0 existing natural features; and
• the study area's topography and grading to
comprehensively understand the slopes of the site and
their orientational aspect.
As a result of this landscape analysis a series of
recommendations have been established to guide the
Secondary Plan policy and future work within the subject lands.
The north-west corner of the site is presently home to a group
of impressive mature Sugar Maple and Black Walnut trees.
These trees are a stunning feature of the site that should be
preserved.
• The riparian system for the Rickard Creek should be
improved and the consultant recommends the existing
vegetation be removed, the banks regraded, and
appropriate, native plantings be reinstalled.
• To improve resilience, it is recommended that a planting
strategy be established which increases species
diversity and ensures that a higher proportion of locally
native species are employed.
• Remove all invasive Buckthorn.
• Make use of existing vistas, both natural and
anthropogenic, throughout the site for key community
open spaces.
• Maintain landscape features that serve as interesting
subjects for future views.
• Utilize existing Wilmot Creek Drive view corridor.
Report Key Findings and Next Steps
• Maintain or introduce view corridors to Lake Ontario.