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Public Meeting Report
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Date of Meeting: January 22, 2024 Report Number: PDS-003-24
Submitted By: Carlos Salazar, Deputy CAO, Planning and Infrastructure Services
Reviewed By: Rob Maciver, Deputy CAO/Solicitor
File Number: COPA 2023-0002 (PLN 41.3) Resolution#:
Report Subject: Bowmanville East Urban Centre Secondary Plan Update
Purpose of Report:
The purpose of this report is to provide information to the public and Council. It does not
constitute, imply or request any degree of approval.
Recommendations:
1. That Report PDS-003-24 and any related communication items, be received;
2. That Staff receive and consider comments from the public and Council with respect
to the proposed Official Plan Amendment, Secondary Plan Update and Urban
Design Guidelines;
3. That the proposed Official Plan Amendment (COPA 2023-0002), Secondary Plan
Update and Urban Design Guidelines continue to be reviewed and processed;
4. That staff report back to Council with a Recommendation Report; and
5. That all interested parties listed in Report PDS-003-24 and any delegations be
advised of Council's decision.
Municipality of Clarington
Report PDS-003-24
Report Overview
Page 2
This report provides an overview of the planning process for the Bowmanville East Urban
Centre Secondary Plan Update, including initiation of the Plan Update, the planning policy
framework, public engagement, and comments, as well as agency comments received to
date.
The Bowmanville East Urban Centre Secondary Plan is planned to create a unique
community that celebrates its heritage while accommodating opportunities for responsible
growth. The Plan area includes the historic downtown, Bowmanville Hospital, Bowmanville
Mall and former Goodyear lands.
Over the long-term, this area is anticipated to accommodate approximately 10,500 residents,
in approximately 6,000 units in a variety of housing forms. Approximately 4,000 jobs are
anticipated to be generated with the secondary plan area.
The purpose of the statutory meeting is to obtain comments from the public, landowners,
and commenting agencies on the proposed Secondary Plan and the Urban Design
Guidelines.
1. Background
1.1 The Bowmanville East Urban Centre Secondary Plan (BEUC) is an update to the
current plan that was originally adopted in 1996 and last updated in 2003. In 2017,
Council authorized an update of the BEUC Secondary Plan to bring it into conformity
with the Clarington Official Plan, Regional and Provincial policies, to address market
trends, and to reflect the unique redevelopment potential of the former Goodyear lands.
1.2 The Secondary Plan also provides the structure for the various components of the
neighbourhood, such as how to best provide locations for housing, commercial, parks
and amenities, as well as planning the connection between them and the rest of the
community at large. A Secondary Plan establishes the character and identity of the
neighbourhood while promoting efficient land use and development.
1.3 The preparation of this Secondary Plan follows the same procedures as an Official Plan
Amendment under the Planning Act. This includes the preparation of supporting
technical studies, public engagement, notice and holding of public meetings and
adoption procedures. The Region of Durham is the final approval authority for
Secondary Plans.
Municipality of Clarington Page 3
Report PDS-003-24
2. Bowmanville East Urban Centre Secondary Plan Update
2.1 The BEUC Secondary Plan is centered on the intersection of King Street and Liberty
Street and is approximately 160 hectares in size. The western and eastern boundaries
of the plan area are Bowmanville Creek and Soper Creek respectively. The Plan area
includes the traditional Downtown, the East Business District, the former Goodyear
industrial lands, the Bowmanville Mall, the Bowmanville Hospital, and a number of
businesses, services and government offices.
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Figure 1: Bowmanville East Urban Centre Secondary Plan Area
2.2 The Plan area contains the lands of the former Goodyear manufacturing plant (known
as the "Goodyear Lands"). Located south of the Downtown and directly adjacent to the
Bowmanville Creek, this approximately 23-hectare brownfield site represents the largest
redevelopment site within east Bowmanville.
3. Initiation of the Secondary Plan and Council Priorities
3.1 In 2017, Council authorized an update of the Bowmanville East Urban Centre
Secondary Plan to bring it into conformity with the Clarington Official Plan, Regional and
Provincial policies, to address market trends, and to reflect the unique redevelopment
potential of the former Goodyear Lands.
Municipality of Clarington
Report PDS-003-24
Page 4
3.2 A Terms of Reference was created and agreed upon. The terms of reference outlines
the process for the Bowmanville East Urban Centre Secondary Plan and Urban Design
Guidelines. The Terms of Reference includes descriptions of all the studies, reports,
and outreach required as a part of this project.
3.3 In 2020, the Goodyear landowners agreed to fund Goodyear specific studies to work
collaboratively with the Municipality as part of the BEUC Secondary Plan Update.
3.4 Although the Municipality ultimately manages and directs the Secondary Plan process,
the Terms of Reference for the plan included a Steering Committee to provide overall
guidance and feedback to Municipal Staff. The Steering Committee includes staff from
Clarington Planning and Infrastructure, the Region of Durham, Central Lake Ontario
Conservation Authority, Bowmanville Hospital, Bowmanville BIA, local School Boards,
two landowners, and the Municipality's lead consultant.
3.5 The goal of this Secondary Plan update was to address these four Council priorities:
Sustainability and Climate Change
3.5.1. This Secondary Plan will support the Council adopted sustainable, `green lens'
approach to development, known as the Priority Green Development Framework, with
the intent of protecting and enhancing the natural environment, ensuring land use
patterns promote sustainable living, and striving towards a net zero community.
Urban Design
3.5.2. The Secondary Plan will celebrate and enhance the history and character of the
Bowmanville East Urban Centre, creating a sense of place through appropriate built
form and high -quality urban design. New infill buildings will be developed at
complementary heights and densities and provide transitions to the existing built form. A
variety of housing, businesses, and essential services will be located within the Plan
area, helping shape Bowmanville East into a retail, tourism and civic destination,
welcoming people of all ages, incomes and abilities to live, work and play.
Affordable Housing
3.5.3. The Bowmanville East Urban Centre Secondary Plan will permit a variety of housing
types and tenures to ensure there are ample and appropriate housing options for people
of all ages, incomes and abilities. The Clarington Official Plan encourages a minimum of
30% of all new housing built in Urban Areas to be affordable. The Bowmanville East
Urban Centre Secondary Plan includes policy to support a minimum of 30% residential
units to be provided towards affordable housing, which will assist the Municipality in
achieving this target.
Municipality of Clarington
Report PDS-003-24
Community Engagement
Page 5
3.5.4. Clarington Council prioritizes community consultation and engagement beyond the
statutory requirements. The development of this Secondary Plan has been and remains
backed by an extensive public engagement strategy. The process is continuously
supported by diverse public consultation initiatives aimed at sharing information,
seeking input, and promoting collaboration among all stakeholders. These efforts are in
addition to any statutory meeting requirements.
Coordination of Initiatives - Indigenous Consultation
3.5.5. As the Planning Act requires consultation with Indigenous communities, the staff have
provided background materials and copies of all notice material to each Indigenous
community with rights and interests in the area.
4. The Secondary Plan Planning Process- Three Phases
4.1 The update of the Bowmanville East Urban Centre Secondary Plan involves three
stages (Figure 2). As provided in the draft Terms of Reference and further refined
through the tender and award process, our lead Consultant, SvN Architects and
Planners has summarized the planning process for this Secondary Plan:
Background Review: Existing
Conditions and Policies
Analysis: Public Realm and Active
Transportation, Infrastructure,
Parking, Redevelopment
Opportunities
Consultation: Stakeholder
Interviews, Public Information
Centres, Online Engagement
Best Practices Review. Downtown
Revitalization
Redevelopment Concept: Vision and
Goals, Conceptual Streets, Blacks,
Public Realm, Active Transportation
Network, Land Use, Built Form,
Density
Consultation: Public Information
Centres, Online Engagement
I
Secondary Plan: Policies and
mapping to implement redevelopment
concept
Supporting Documai Urban
Design Guidelines to implement
redevelopment concept
Consukation: Public Meeting
Figure 2: Three Phases of BEUC Secondary Plan Update
Municipality of Clarington
Report PDS-003-24
Page 6
4.2 The following sections generally describes the process that was undertaken to develop
the Bowmanville East Urban Centre Secondary Plan Update. A sequence of events
summary table is provided as Attachment 1- Sequence of Events, for reference.
Phase 1: Background Analysis
4.3 The initial phase involved a comprehensive review of the existing conditions including
analysis of the existing land use and built form pattern, public realm and active
transportation network, and municipal servicing, utilities, and parking.
Public Information Centre #1
4.4 The first Public Information Centre (PIC) was held on November 22, 2018. The purpose
of the meeting was to introduce the project purpose, scope and process to the public.
Approximately 70 members of the public attended the PIC. The PIC was advertised in
the Orono Times and Clarington This Week in the two weeks preceding the meeting; a
notice was also posted on the Municipality's website, Planning Services e-Update and
by email to people who had previously signed up for project updates. Every household
within the BEUC Secondary Plan area and within 120 metres received print notices in
the mail.
4.5 Participants were encouraged to provide feedback through facilitated table exercises.
Four tables were set up, each focused on a different portion of the Project Area: the
Downtown, the Goodyear Lands, and the Bowmanville Hospital, and the Project Area as
a whole. Public feedback was received through informal one-to-one discussions with
Municipal staff and project team members, public engagement activity (Figure 3) and by
handing out feedback forms to the meeting attendees.
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Figure 3: Public Engagement Activity from PIC #1
Municipality of Clarington Page 7
Report PDS-003-24
4.6 Key feedback themes from PIC #1:
• Need for improved active transportation connectivity within the Project Area.
• Improve existing parks and open spaces
• Greater mix of uses to ensure that Bowmanville East has activity throughout the day
and into the evening.
• Need for more parking Downtown.
• Concerns about the level of traffic along King Street and Queen Street.
• Generally supportive of taller buildings in discrete locations as long as development
remained human -scaled, shadow impacts were considered, and heritage buildings
were respected.
Public Information Centre #2
4.7 The Public Information Centre (PIC) #2 was held on May 2, 2019, and approximately 40
people attended the meeting. The purpose of the meeting was to present and seek
feedback on the draft results of the Phase 1 Background Analysis and seek feedback.
The PIC was advertised in the same format as PIC #1. Commenting Agencies as well
as the Indigenous Communities were notified about this meeting.
4.8 An overview presentation on the key findings from Phase 1 was provided in this
meeting, following the open house. Similar to PIC #1, participants were asked to provide
feedback through a series of table exercises focusing on the Area as a whole, and each
of the three Key Project Areas. Participants were also able to provide feedback on a
comment sheet.
Municipality of Clarington
Report PDS-003-24
Figure 4: Public Engagement Activity from PIC #2
4.9 Key feedback themes from PIC #2:
• Interest in seeing walkable, pedestrian -scaled places.
Page 8
• Requested the pattern of fine grain retail to continue east, along King Street from the
Historic Downtown to the East Business District.
• Promote aging in place and need for seniors -oriented housing.
• Encourage a vibrant mix of restaurants, coffee shops and cultural uses to
complement the Historic Downtown and further draw people to the area while
providing local amenity within the precincts.
• Concern about current traffic conditions and that these may be exacerbated by
growth and development. Identified that parking in the Historic Downtown can be
difficult.
Background Studies
4.10 A Phase 1 Technical Report was prepared that includes review of existing transportation
conditions, servicing analysis and identification of opportunities and constraints.
Municipality of Clarington
Report PDS-003-24
4.11 The following technical studies were completed to evaluate Goodyear Lands:
• Bowmanville Creek and Goodyear Dam Implications Analysis
• Bowmanville Creek Floodplain and Stable Bank Assessment
• Heritage Impact Assessment
• Transportation Impact Study
• Functional Servicing Report
Phase 2: Development Opportunities/Emerging Plan
Page 9
4.12 The COVID-19 pandemic was declared in March 2020 when the project was in Phase 2.
Phase 2 was restarted in spring/summer of 2022 following a pause in the project due to
the pandemic. This Phase involved the development of emerging character areas, a
demonstration plan for various time horizons, and preparation of a redevelopment
concept for key area of the BEUC Secondary Plan.
4.13 Steering committee meetings took place on January 21, 2020, and April 13, 2022. Staff
presented project updates and facilitated discussion with committee members to gather
feedback and comments on the key areas.
Public Information Centre #3
4.14 The third Public Information Centre (PIC) that was held virtually on June 1, 2022. The
purpose of this meeting was to re -introduce the public to Bowmanville East Urban
Centre Secondary Plan. The meeting provided individuals with a project update as well
as presented the work completed as part of the Phase 2. Most significantly, this meeting
included a presentation of Emerging Character Areas and the Draft Demonstration Plan
to the public.
Municipality of Clarington
Report PDS-003-24
Page 10
4.15 An online survey was open between June 1, 2022, and June 30, 2022, to solicit public
feedback on the demonstration plan and redevelopment concepts for key areas within
BEUC.
4.16 As part of Phase 2, technical reports were produced including a BEUC Parking Study,
and in-depth reports on the Goodyear Lands including Traffic Impact Study and a
Functional Servicing Report to examine redevelopment on this site. A Phase 2
Technical Report was prepared and is available on the project webpage.
4.17 Key feedback themes from PIC #3 and online survey:
• Maintaining the existing character of the historic Downtown and Residential
Communities.
• Enabling redevelopment within the East Business District and Goodyear Lands with
context -appropriate policies.
• Enhancing links to the natural heritage network and green space.
• Creating walkable and pedestrian -scaled places
• Minimizing negative traffic impacts that may be caused by future growth and
redevelopment.
Collaboration with Goodyear
4.18 The Goodyear lands are the former Goodyear Tire and Rubber Company plant,
comprising of approximately 23 hectares of land south of downtown Bowmanville. The
closure of the plant in 2016 provided an opportunity for redevelopment of the site.
4.19 The Goodyear lands are identified as `Special Study Area 3- Goodyear Redevelopment
Area' in the Clarington's Official Plan. These lands are to be planned as a mixed -use
residential area taking full advantage of their proximity to downtown Bowmanville and
the Bowmanville Creek, with a comprehensive redevelopment plan to be prepared and
adopted as an amendment to the in -force Secondary Plan prior to any development.
4.20 Since the commencement of the Secondary Plan update in 2018, the owner of the
Goodyear lands has been engaged by staff as a key stakeholder, acknowledging that
the property represents a unique opportunity for redevelopment. In 2020, a separate but
parallel scope of site -specific work for the Goodyear lands was undertaken in order to
inform the BEUC Secondary Plan Update.
4.21 The Goodyear lands are identified as a key character area within the BEUC Secondary
Plan. The objectives for this area include repurposing the former industrial land,
providing a complementary new neighbourhood at higher density, and an open space
spine that connects to the Bowmanville Creek.
Municipality of Clarington
Report PDS-003-24
Page 12
4.22 Future planning approvals will be required to facilitate and permit the redevelopment of
the Goodyear lands. At minimum, this is anticipated to include site -specific Zoning By-
law Amendment, Plan of Subdivision, and Site Plan applications. These applications will
be initiated by the landowner and will be subject to approval by staff and Council. Staff
will continue to collaborate with the Goodyear Landowners regarding development of
the site, including site contamination clean up.
Phase 3: Draft Secondary Plan/ Final Recommendations
4.23 The final phase of this project is intended to focus on the finalization of the Secondary
Plan, this includes the Statutory Public Meeting and Recommendation Report.
4.24 The Statutory Public Meeting allows the public to formally comment on the draft Official
Plan Amendment, including the draft Secondary Plan and the Urban Design Guidelines.
It is important to note that any comments received, either verbally during the Public
Meeting, or submitted in writing to staff, since the release of the draft documents, will be
outlined in the Recommendation Report.
4.25 Following the Statutory Public Meeting, revisions to the Secondary Plan and Urban
Design Guidelines will be made as necessary and staff will bring forward the
recommended documents to Council for adoption. Once adopted, the Secondary Plan
will be reviewed by the Region of Durham for approval.
Notice — Statutory Public Meeting
4.26 Notice for the Statutory Public Meeting for the Bowmanville East Urban Centre
Secondary Plan was provided in accordance with the Planning Act. Notice of Statutory
Public Meeting was mailed to the landowners located in and within 300 metres of the
BEUC area. The Notice of Public Meeting was also sent by mail to the Region of
Durham, the Ministry of Municipal Affairs and Housing, and other commenting agencies
as prescribed by the Planning Act. All draft and supporting documents were posted to
the project webpage on December 21, 2023.
4.27 Due to the loss of one of the local newspapers (Clarington This Week), Staff used
Canada Post's bulk mail delivery service to provide Notice of this Statutory Public
meeting to all businesses and apartment dwellers who live in or within 300 metres of the
Secondary Plan area. This included 1156 businesses and apartments in addition to all
property owners in and within 300 metres of the Secondary Plan area.
4.28 Notice advertising the Public Meeting was placed in the Orono Times during the week of
December 20, 2023, and January 10, 2024. Communications has promoted the
Statutory Public Meeting and posted the Notice on the Municipal website and social
media. The Notices were also advertised on the tv screen at Municipal Administration
Centre and all Municipal recreation facilities. All registered interested parties were
emailed the Notice of Public Meeting on December 21, 2023.
Municipality of Clarington
Report PDS-003-24
Page 15
4.29 In addition to receiving a Notice of Public Meeting, external agencies and internal
departments have been requested to provide their comments regarding the Draft Official
Plan Amendment, Draft Secondary Plan and Urban Design Guidelines. These
comments, as well as public comments, will assist staff in preparing a Recommendation
Report.
5. The Draft Secondary Plan and Urban Design Guidelines
5.1 The draft Official Plan Amendment (Attachment 2) will replace the existing Bowmanville
East Town Centre Secondary Plan with the Bowmanville East Urban Centre Secondary
Plan and its Urban Design Guidelines in the Clarington Official Plan.
Draft Secondary Plan
5.2 The draft Bowmanville East Urban Centre Secondary Plan Update (Attachment 3) is
envisioned to create a unique identity that celebrates and values the historic character
while accommodating opportunities for responsible growth and change. The Plan area
will feature a mix of uses of varying intensity, including residential, commercial,
employment, open space and institutional uses, in order to meet the everyday needs of
both existing and future residents (Figure 5). At its full, long-term build out, the area is
planned to accommodate approximately 10,500 residents and 6,000 residents. New infill
buildings will be developed at appropriate and complementary heights and densities and
implement transitions to the existing built form. This area will create approximately 4,000
jobs.
5.3 The BEUC policies will provide the framework for the development of a cohesive and
walkable public realm, comprised of a network of parks, open spaces, and multimodal
streetscapes. These will introduce additional opportunities for greenery, public art and
active transportation, encouraging users to explore and interact with the community.
The existing natural heritage system, including the valleylands adjacent to the
Bowmanville and Soper Creeks, will be preserved, enhanced and connected to the
broader Plan area.
Municipality of Clarington
Report PDS-003-24
Page 13
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Municipality of Clarington Page 14
Report PDS-003-24
5.3 The vision for this area will be realized through the implementation of policy directions
which are based upon the following key guiding principles:
• Providing Housing Choice and Affordability
• Improved Connections, facilitating comfortable, direct and efficient connections for
all modes of transportation
• Diverse Open Space, creating opportunities for parks, open spaces, and
streetscapes
• Maintaining Historical Character
• Establishing an Active Street Wall
• Promoting a Sense of Place
• Creating a Sustainable Future
5.4 The BEUC Secondary Plan includes the following structuring elements to achieve the
Plan's vision, principles, and objectives:
• Character Areas
• King Street Corridor
• Liberty Street Corridor
• Environmental Protection Areas
• Parks and Open Space
• Gateways and Prominent Intersections
5.5 The King Street Corridor will accommodate mixed use areas which support higher -order
transit services, pedestrian -oriented development, and a concentration of commercial
and service uses to serve the community, in accordance with the Clarington and
Regional Official Plans.
5.6 The Liberty Street Corridor is aimed to be developed into a mixed -use area with
appropriate densities to support frequent transit service, in accordance with the
Clarington and Regional Official Plans.
Municipality of Clarington
Report PDS-003-24
Page 15
5.7 The Secondary Plan establishes five Character Areas (Figure 6) to define and organize
future development within the Plan area, including direction in regard to land use,
building heights and public realm features. The five Character Areas include:
• Historic Downtown: The Historic Downtown will continue to function as the social
and commercial heart of the community, preserving the distinctive main street
character and fine-grain streetscape which defines its status as a local destination
for shopping, dining and public life. This includes the Civic Precinct.
• Downtown Corridor: The Downtown Corridor will act as a mixed -use transition
zone which cohesively links the East Business District and Historic Downtown.
• East Business District: The East Business District will continue to develop as a
commercial and mixed -use centre while leveraging opportunities from existing
anchor retail and institutional uses.
• Residential Neighbourhoods: The Residential Neighbourhoods will function as an
extension of the existing low -density residential areas to the north and south, while
introducing context -sensitive opportunities for new infill housing.
• Goodyear Lands: The Goodyear Lands will be planned and developed as a
complete community which repurposes former industrial lands to create new housing
units and jobs while creating accessible connections to the surrounding natural
heritage system and traditional Downtown.
Municipality of Clarington
Report PDS-003-24
Page 16
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Municipality of Clarington Page 17
Report PDS-003-24
5.8 The Environmental Protection Areas along the Bowmanville and Soper Creek valleys
largely define the eastern and western boundary of the Plan area.
5.9 The parks and open space network include the existing Rotary Park, a Neighbourhood
Park with an important civic and community role. Additional public parks and open
spaces are anticipated to be developed through future development within the Plan
area, including a parkette within the Goodyear Lands.
5.10 Gateways are key locations that are to be designed to serve as landmarks highlighting
arrival into the Municipality. Gateways are located at the western and eastern terminus
points of the King Street corridor, signifying points of entry into the Plan. The Secondary
Plan area is planned to create five Prominent intersections, that will function as
community focal points.
5.11 The BEUC Secondary Plan incorporates strategies for affordable housing to support the
Municipality of Clarington's objective of achieving thirty (30) percent affordable housing.
The Plan requires a payment of $2,500 per residential unit to the Municipality for
affordable housing.
5.12 The Plan additionally focuses on minimizing adverse effects and setting up the structure
for a low -carbon, resilient community by incorporating sustainable development and
urban design policies aimed at fostering a healthy, vibrant, and sustainable community.
Draft Urban Design Guidelines
5.13 The purpose of the Urban Design Guidelines (Attachment 5) is to provide further
elaboration and guidance of the policies of the Clarington Official Plan and the
Bowmanville East Urban Centre Secondary Plan, including the Goodyear Lands. The
Guidelines include additional design requirements specific to the Goodyear Lands
Character Area and include a demonstration plan to illustrate how the design guidelines
could be applied to the Goodyear Lands.
5.14 While serving as a reference, the Urban Design Guidelines outline the Municipality of
Clarington's expectations regarding the character, quality, and form of development
within the Secondary Plan area. Additionally, these Guidelines provide the Municipality
with an objective and consistent evaluation framework for assessing future development
applications.
5.15 The Urban Design Guidelines also provide guidance for Municipal projects. For the
Downtown Civic Precinct (Figure 7) area staff are initiating the preliminary design and
cost estimate for public realm improvements including streetscaping and parking lot
redesign. This includes Temperance Street (flex street to link Bowmanville Creek Trail
and Rotary Park to Church Street), the Municipal Administrative Centre, Library and
Cenotaph, and the Museum lands. Private landowners will be engaged through the
process as any design will need to address parking and access.
Municipality of Clarington
Report PDS-003-24
temperance Street
as a hex street
0
Figure 7: Downtown Civic Precinct (extract from PIC #3 presentation).
6. Conformity with Provincial Legislation
Planning Act
Page 18
6.1 The Planning Act sets out the framework and rules for land use planning in Ontario.
Section 2 of the Planning Act outlines matters of Provincial Interest, including the
conservation of significant cultural and historical features, ensuring a variety of housing
options, and providing ample employment opportunities. By aligning with the Provincial
interests, this Secondary Plan ensures the protection of cultural heritage, promotes
housing diversity, and supports economic growth through redevelopment.
6.2 The proposed residential densities within the Bowmanville East Urban Centre
Secondary Plan area suggest that over the long-term, the neighborhood will
accommodate 6,000(minimum) residential units.
Municipality of Clarington
Report PDS-003-24
Provincial Policy Statement, 2020
Page 19
6.3 The Provincial Policy Statement (PPS) lays out the Province's overarching direction on
matters related to land use planning and development. It includes policies which
emphasize the importance of efficient development and land use patterns, conserving
the natural environment, and contributing to long-term economic prosperity for the
Province. It promotes healthy, livable and safe communities and the creation of public
spaces and recreational facilities which foster social interaction and community
connectivity.
6.4 The PPS focuses growth and development within urban and rural settlement areas and
promotes the coordination of planning for growth with the necessary hard and soft
infrastructure. Municipalities are directed to provide an appropriate mix of housing
options and densities to meet the needs of future and current residents in regard to both
market -based and affordable housing.
6.5 The PPS also directs Municipalities to accommodate growth in a more compact form
and ensuring the realization of this compact form through the establishment of
appropriate development standards. The PPS encourages a sense of place through the
promotion of well -designed built form as a means of promoting long-term economic
prosperity.
6.6 The Bowmanville East Urban Centre Secondary Plan is consistent with the PPS. It aims
to establish a strong, resilient community that accommodates various needs. By offering
a range of uses and diverse housing options, connected by an integrated road and
pedestrian network, the Secondary Plan meets the goals of the PPS. It incorporates
policies regarding intensification and redevelopment, parks and public spaces, active
transportation, connections via public streets and gateways, and energy -efficient and
resilient development.
A Place to Grow - Growth Plan for the Greater Golden Horseshoe, 2020
6.7 The Province sets the framework for land use planning in municipalities within the
Greater Golden Horseshoe through the A Place to Grow - Growth Plan for the Greater
Golden Horseshoe (Growth Plan), which establishes a vision and supporting policies for
managing growth within the region to 2051. In setting out a vision to manage growth, the
Growth Plan emphasizes the creation of a compact built form through the intensification
of lands within already built-up areas.
6.8 The BEUC Secondary Plan Area is within the `Built-up Area'. The Built-up Area are
lands that prioritizes intensification accommodating forecasted population and
employment growth. The Growth Plan states that the designated built-up areas should
be planned to meet minimum density targets and designed in a manner that supports
the achievement of complete communities, facilitating active transportation and
sustainable development.
Municipality of Clarington Page 20
Report PDS-003-24
6.9 The first guiding principle outlined in the Growth Plan is the attainment of complete
communities. These communities are intended to be designed to facilitate healthy and
active living while addressing people's everyday needs across all stages of life.
Additionally, these communities should be planned to address and adjust to climate
change by endorsing integrated green infrastructure and practices focused on low -
impact development. Development within complete communities should emphasize a
high -quality, condensed built environment featuring an appealing and dynamic public
space.
6.10 The Growth Plan directs municipalities to plan for a diverse range and mix of housing
options, including secondary units and affordable housing, and to provide housing and
amenities for people from all walks of life and incomes.
6.11 The Bowmanville East Urban Centre Secondary Plan conforms to the Growth Plan. The
Plan is designated to achieve the minimum density targets of 150 residents and jobs per
hectare. It establishes the structure for a comprehensive community that meets
Provincial goals concerning sustainability, climate change, urban design, and housing
affordability.
7. Official Plan
7.1 The Durham Region Official Plan (ROP) guides growth and change within the Region. It
sets out a framework for managing growth in an orderly manner and creating healthy
and complete, sustainable communities. The Region has recently completed the
process of updating the ROP to conform to the 2020 Growth Plan, however the new
plan is not yet in force. The recommended ROP was adopted by Regional Council on
May 17, 2023. It is currently waiting for approval by the Minister of Municipal Affairs and
Housing.
7.2 The BEUC Secondary Plan falls within the Urban Area as identified by both the current
and the new ROP. Both set out a framework for managing growth in an orderly manner
and creating healthy, complete, and sustainable communities. The current ROP sets out
population and job projections for all of the lower -tier municipalities to the year 2031.
The new ROP allocates population and jobs to all lower -tier municipalities to the year
2051. The new ROP estimates that Clarington will have a total population of 221,020
people, as well as 70,320 jobs, by 2051. The majority of these people and jobs will be in
the urban areas of Courtice, Bowmanville, and Newcastle.
Municipality of Clarington
Report PDS-003-24
Page 21
7.3 The current ROP designates the lands as "Regional Centre", "Living Areas" and "Major
Open Space Areas" in Schedule `A' Regional Structures. Regional Centres are the
focus of urban activities providing a fully integrated array of institutional, commercial,
major retail, residential, recreational, cultural, entertainment and major office uses.
Regional Centres shall function as places of symbolic and physical interest for the
residents and shall provide identity to the area municipalities within which they are
located. Living Areas are predominantly for housing purposes and should be developed
to incorporate a wide variety of housing types, sizes and tenures. Limited non-
residential development is permitted in Living Areas, as a component of mixed -use
developments.
7.4 The BEUC Secondary Plan conforms to the existing and the new ROP. The
implementation of the Secondary Plan will ensure future development to be
complementary to the existing built form and respect the historic value of this area. The
redevelopment of the Goodyear Lands will provide an exciting opportunity to repurpose
former industrial lands for the establishment of a new master -planned, higher -density
mixed use community. Development within the Plan area will be designed to minimize
environmental impact, adopt sustainable building technologies and support greater
urban resilience.
Clarington Official Plan
7.5 The Clarington Official Plan (OP) provides a vision for future growth and development of
the Municipality to the year 2031, in conformity with the Regional Official Plan. The
Municipality of Clarington Official Plan was updated in 2018 based on the key principles
of sustainable development, healthy communities, and growth management.
7.6 The BEUC Secondary Plan area is identified as `Centre' and `Built Up Area' within the
urban structure of the Municipality of Clarington. King Street, outside of the Centre is
designated as `Regional Corridor' and Liberty Street, outside of the Regional Centre is a
`Local Corridor'.
7.7 Majority of land within the Secondary Plan area is designated as Urban Centre, Urban
Residential and Environmental Protection Area in the Clarington OP according to Map
A3 — Land Use. The predominant use of lands designated as Urban Centres shall be to
act as a focal point of cultural, community, recreational and institutional uses. The Urban
Centres shall be planned and developed as a centre of regional significance, providing
the highest level of retail and service uses. Urban Residential land use shall be used for
housing purposes. Within the Clarington's Official Plan, the Goodyear lands are
identified as Special Study Area 3- Goodyear Redevelopment Area. The Special Study
Areas are subject to comprehensive planning studies as well as site clean up or
mitigation to determine future land uses for that area.
Municipality of Clarington Page 22
Report PDS-003-24
7.8 Chapter 5 of the Clarington OP contains policies related to urban design and
sustainability, with the goal of achieving greater sustainability through community, site,
and building design practices. Important sustainable design principles include
walkability, land efficiency, compact and connected communities, managing resources
and energy efficiency, and putting the environment first. The Clarington OP also
encourages sustainable design practices, including green infrastructure and green
building design.
7.9 The Clarington OP encourages a minimum of 30% of all new housing to be affordable.
Alternative forms of housing are permitted and supported by the Official Plan, including
accessory units, and assisted and special needs housing.
7.10 The BEUC Secondary Plan reflects the direction provided in the Clarington Official Plan.
Priority Green
7.11 The Bowmanville East Urban Centre Secondary Plan will guide development to meet
the standards outlined in the Priority Green framework. This will involve implementing
energy -efficient and sustainable practices in building design and construction, as well as
considering renewable/alternative energy systems.
7.12 New development will provide for and be supported by a generous public realm
including a western gateway, a newly established `flex' shared street along Temperance
Street, active frontages along King Street, Division Street and Temperance Street, new
connections to the Goodyear Lands and Bowmanville Creek, and new public parks and
open spaces.
7.13 The Secondary Plan requires all development in this area to meet high standards for
energy efficiency and sustainability in building design and construction. It shall
incorporate energy, water and waste conservation measures.
8. Public Comments
8.1 Throughout the Secondary Plan process, the collection of public comments and
feedback has been ongoing. All comments received to date have contributed to the draft
Secondary Plan and Urban Design Guidelines. Comments from the public on the draft
documents will contribute to the next version of these documents.
8.2 Prior to the release of the draft BEUC Secondary Plan, the project team held three
Public Information Centres (PICs) to introduce the process the Municipality is
undertaking to develop a Secondary Plan and to share and seek feedback on the
emerging plan. Key themes from the comments received during and after the PICs are
summarized in Section 4.
Municipality of Clarington Page 24
Report PDS-003-24
8.3 A summary of all public comments will be provided in the subsequent recommendation
report.
9. Agency and Departmental Comments
9.1 Notice of Statutory Public Meeting and the request for comments was provided to the
Agencies in late December. Typically, a minimum of four weeks is required by agencies
to provide comments on extensive documents like a Secondary Plan. To date, the
vision, demonstration plan and technical reports have been reviewed by agencies. As
we approach the Recommendation Report phase, we expect agencies to formally
submit their comments. The Municipality will ensure that all commenting agencies have
provided their input before advancing with a Recommendation Report to Council.
9.2 The steering committee has been an integral part of the secondary plan process.
Municipal staff from Planning and Infrastructure Services, the Region of Durham,
CLOCA, representative from Bowmanville Hospital, Bowmanville BIA, local School
Boards, two landowners and the landowners retained Consultant, and the lead
consultant for the Municipality are members of the BEUC Secondary Plan steering
committee. The steering committee has provided direction on the technical reports and
the demonstration plan, as well as have provided early comments on the first draft of the
Secondary Plan and the Urban Design Guidelines.
10. Financial Considerations
10.1 The Bowmanville East Urban Centre Secondary Plan is funded by the Municipality, with
a cost recovery agreement in place between the Goodyear landowners, Continental
ContiTech for some studies related to the Goodyear portion of the Secondary Plan.
11. Clarington Strategic Plan 2024-2027
11.1 The preparation of the Bowmanville East Secondary Plan directly contributes to several
priorities and actions within the 2024-2027 Clarington Strategic Plan.
11.2 Under Priority G.1.2 in the Strategic Plan, "Develop a long-term vision for historic
downtowns" is listed as an action. This Secondary Plan supports Historic Downtown
Bowmanville. It envisions Downtown Bowmanville to continue its role as the social and
commercial heart of the community. The Downtown will maintain its historic character,
and surrounding development will complement it.
11.3 Under Priority G.2.1 in the Strategic Plan, "Update and complete identified Secondary
Plans" is a listed action. By presenting this draft update to the Bowmanville East
Secondary Plan, we are reaching an important milestone in the project process. Staff
will use the comments and direction from the Statutory Public Meeting to bring forward a
Municipality of Clarington
Report PDS-003-24
Page 15
revised Secondary Plan and recommendation report to complete the Secondary Plan
update.
12. Concurrence
12.1 This report has been reviewed by the Deputy CAO/Treasurer.
13. Conclusion
13.1 The purpose of this staff report is to provide an overview of the planning approach and
process undertaken for the Bowmanville East Urban Centre Secondary Plan Update. It
includes details about the initiation of the plan, the establishment of the planning policy
framework, the involvement of the public for engagement and comments, and the
comments received from agencies to date for the Public Meeting.
13.2 Following consultations with agencies, stakeholders, and the public, the draft BEUC
Secondary Plan has been prepared for Council, agencies, and public review.
Subsequent to this Public Meeting, the draft documents will be further revised in
response to the comments received. Staff will prepare a subsequent Recommendation
Report.
13.3 Upon adoption, the Official Plan Amendment (which directs the Secondary Plan and
Urban Design Guidelines to be added to the Official Plan) will be submitted to the
Region of Durham for review and approval. As part of the Region of Durham's review
process, the Amendment will be circulated to agencies and the Province for their
comments. Subsequently, the Region will issue a Notice of Decision regarding the
Amendment, initiating the 20-day appeal period. If no appeals are made to the Region's
Decision on the Amendment, it will be in full force and effect. This approval process may
be altered due to potential legislative changes.
Staff Contacts: Emily Corsi, Principal Planner, 905-623-3379 ext. 2428 or
ecorsi clarington.net, Lisa Backus, Manager of Community Planning, 905-623-3379 ext. 2409
or Ibackus(a)_clarington.net
Attachments:
Attachment 1 — Sequence of Events
Attachment 2 — Draft Official Plan Amendment
Attachment 3 — Draft Secondary Plan
Attachment 4 — Draft Schedules
Attachment 5 — Draft Urban Design Guidelines
Municipality of Clarington
Report PDS-003-24
Attachment 6 — Summary of Technical Background Reports
Interested Parties:
List of Interested Parties available from Department.
Page 15
Attachment 1 to
Report PDS-003-24
Sequence of Events Summary
Date
Event
October 2, 2017
Initiation of the Secondary Plan Update PSD-072-17
September 20, 2018
Steering Committee Meeting #1
November 22, 2018
Public Information Centre #1
March 19, 2019
Steering Committee Meeting #2
October 15, 2019
Meeting with Goodyear Landowner
May 1, 2019
Public Information Centre #2
January 20, 2020
Steering Committee Meeting #3
July 20, 2020, May 26,
2021, January 13, 2022
Meetings with Goodyear Landowner
April 13, 2022
Steering Committee Meeting #4
June 1, 2022
Public Information Centre #3
October 17, 2022 and
February 9, 2023
Meeting with Goodyear Landowner
October 12, 2023
Steering Committee Meeting #5
December 20, 2023
Notice of Statutory Public Meeting mailed to properties in the
Secondary Plan area and within 300m
December 21, 2023
Draft materials; Official Plan Amendment, Secondary Plan,
Urban Design Guidelines, available on project webpa e
December 21, 2023
Interested Parties notified of draft documents available on
project webpa e
December 20, 2023 and
January 10, 2024
Newspaper advertisements of Statutory Public Meeting
December 20, 2023 —
January 21, 2024
Notice of Statutory Public Meeting advertised on Municipal
facilities reach screens
January 17, 2024
Staff Report available
January 22, 2024
Statutory Public Meeting
Attachment 2 to
Report PDS-003-24
Draft Amendment No. XXX
To the Clarington Official Plan
Purpose: The purpose of this Amendment is to include the updated Bowmanville
East Urban Centre Secondary Plan in the Clarington Official Plan. This
Secondary Plan 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. The Secondary
Plan promotes higher densities, a mix of uses, a diversity of housing
types and tenures, as well as sustainable design.
Location: This Amendment applies to an approximately 160-hectare area
centered on the intersection of King Street East and Liberty Street.
The western and eastern boundaries of the plan area is defined by
Bowmanville Creek and Soper Creek respectively. Goodyear Lands
designated as Special Study Area #3 under the Clarington Official
Plan form part of this Secondary Plan.
Basis: In 2017, Council authorized an update of the Bowmanville East
Secondary Plan to bring it into conformity with the Clarington Official
Plan, Regional and Provincial policies, to address market trends, and
to reflect the unique redevelopment potential of the former Goodyear
Lands. 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.
This Amendment is based upon the study team's analysis and an
extensive public consultation process which included Public
Information Centres in November 2018, May 2019 and June 2022.
Public and landowner input was received through a facilitated
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 the Bowmanville East Urban Centre and provided
direction to the Secondary Plan. The list of reports is as follows:
• Phase 1 Technical Report
• Existing Servicing Conditions Report
• Phase 2 Technical Report
• Transportation Impact Study - Goodyear
• Functional Servicing Report - Goodyear
2
Actual Amendment:
Unless otherwise indicated, in the Amendment, newly added text is shown with underlining,
and deleted text is shown as a strikethrough.
Existing Section 17.4 Special Study Area 3 — Goodyear Redevelopment Area is
hereby amended as follows:
17.4.2 The Goodyear Redevelopment Area shall be planned as a mixed use
residential area taking full advantage of its proximity to downtown
Bowmanville and the Bowmanville Creek. Drier to any redevelopment,
as an amendment to the Bowmanville East Town Centre Secondary
Plan.
one-
10.
r
Municipalitye. High and mod rose residential areas will transition to lowe
density residential areas to the south and east;
f. The area will be planned to the highest standards e
sustainability, potentially including district energy; and
will be dedicated to the
development within the Goodyear Redevelopment area shall
comolv with the Bowmanville East Urban Centre Secondary
Plan
2. Existing Part Six, Section 3 "General Policies for Secondary Plans" is hereby
amended as follows:
"I Secondary Plans have been prepared for the following areas:
a) Bowmanyillee East Teem Centre Bowmanville East Urban
Centre;
b) Bowmanville West Town Centre;
c) Courtice Main Street;
d) Newcastle Village Main Central Area;
3
e) Port Darlington Neighbourhood;
f) Bayview;
g) Clarington Energy Business Park;
h) Brookhill Neighbourhood;
i) Clarington Technology Business Park;
j) Foster Northwest;
k) Southeast Courtice;
1) Wilmot Creek Neighbourhood;
3. Existing Part Six, SECONDARY PLANS, is hereby amended by deleting the
Bowmanville East Town Centre Secondary Plan in its entirety and replacing it with
the Bowmanville East Urban Centre Secondary Plan as shown in Attachment 1.
4. A new Policy is added after Policy 23.3.4 as follows and the remainder of the policies
in subsection 23.3 are renumbered accordingly:
23.3.5 Notwithstanding Policy 23.3.4, for the areas subject to the following
secondary plans, where there is a conflict or inconsistency with the parent Plan, the
Secondary Plan shall prevail, including for the density and intensification policies of
the parent Plan:
i) Bowmanville East Urban Centre Secondary Plan
11
Attachment 3 to
Report PDS-003-24
Bowmanville East Urban Centre Secondary Plan
Municipality of Clarington
Draft December 2023
Contents
1.0
Introduction...................................................................................................................................... 4
2.0
Vision, Principles & Objectives........................................................................................................
5
2.1
Vision.............................................................................................................................................5
2.2
Guiding Principles & Objectives....................................................................................................6
3.0
Community Structure & Character Areas........................................................................................
7
3.1
Community Structure....................................................................................................................7
3.2
Historic Downtown Character Area..............................................................................................
8
3.3
East Business District Character Area...........................................................................................
8
3.4
Downtown Corridor Character Area.............................................................................................9
3.5
Residential Neighbourhoods Character Area.............................................................................10
3.6
Goodyear Lands Character Area.................................................................................................10
4.0
Natural Heritage, Sustainable Development and Urban Resilience.............................................11
4.1
Objectives....................................................................................................................................11
4.2
Environmental Protection Area..................................................................................................12
4.3
Climate Change and Urban Resilience........................................................................................13
4.4
Sustainable Design......................................................................................................................14
5.0
Land Use.........................................................................................................................................16
5.1
Objectives....................................................................................................................................16
5.2
General Policies...........................................................................................................................16
5.3
Mixed Use Area...........................................................................................................................17
5.4
High Density Residential.............................................................................................................19
5.5
Medium Density Residential.......................................................................................................19
5.6
Low Density Residential..............................................................................................................20
5.7
Institutional.................................................................................................................................
20
6.0
Urban Design and Built Form.........................................................................................................21
6.1
Objectives....................................................................................................................................
21
1
6.2
General Policies...........................................................................................................................21
6.3
Placemaking and Streetscapes....................................................................................................22
6.4
Gateways and Prominent Intersections......................................................................................23
6.5
Building Siting and Design...........................................................................................................24
6.6
Active At -Grade Uses..................................................................................................................
25
6.7
Parking, Loading and Mechanical Structures..............................................................................26
6.8
Built Form by Character Area......................................................................................................27
7.0
Parks and Community Facilities.....................................................................................................28
7.1
Objectives....................................................................................................................................
28
7.2
Parks............................................................................................................................................28
7.3
Privately Owned Publicly -Accessible Spaces...............................................................................30
7.4
Schools........................................................................................................................................
31
7.5
Community and Recreation Facilities.........................................................................................32
8.0
Housing...........................................................................................................................................32
8.1
Objectives......................................................................................................................................
32
8.2
General Policies.............................................................................................................................32
8.3
Affordable Housing.......................................................................................................................33
9.0
Mobility and Street Network.........................................................................................................34
9.1
Objectives.......................................................................................................................................
34
9.2
Transportation Network.............................................................................................................
35
9.3
Arterial Roads..............................................................................................................................37
9.4
Collector Roads...........................................................................................................................
38
9.5
Local Roads.................................................................................................................................38
9.6
Rear Lanes...................................................................................................................................39
9.7
Public Transit...............................................................................................................................40
9.8
Active Transportation Network..................................................................................................41
10.0
Servicing..........................................................................................................................................42
10.1
Objectives.....................................................................................................................................
42
10.2
Municipal Services......................................................................................................................43
10.3
Stormwater Management and Low Impact Development.........................................................44
10.4
Utilities..........................................................................................................................................45
11.0
Cultural and Built Heritage.............................................................................................................46
11.1
Objectives......................................................................................................................................
46
2
11.2 General Policies.............................................................................................................................46
12.0 Implementation and Interpretation..............................................................................................47
12.1 Implementation............................................................................................................................ 47
12.2 Interpretation.............................................................................................................................. 48
SCHEDULE A- COMMUNITY STRUCTURE AND CHARACTER AREAS
SCHEDULE B - LAND USE
SCHEDULE C- TRANSPORTATION AND OPEN SPACE NETWORK
APPENDIX A - URBAN DESIGN GUIDELINES
3
1.0 Introduction
Centered on the intersection of King Street East and Liberty Street, the 128-hectare
Bowmanville East Urban Centre Secondary Plan area ("the Plan area") encompasses a mix of
land uses and a diverse built form. The Plan area includes a number of notable districts and
destinations, including the traditional Downtown, the East Business District, the former
Goodyear manufacturing lands, the Bowmanville Mall and the Lakeridge Health Bowmanville
Hospital, and is home to a number of businesses, services and government offices. The Plan
area includes portions of the two significant natural heritage assets — the Bowmanville Creek
and Soper Creek and their associated valley lands — that define its western and eastern
boundaries.
Furthermore, the Plan area contains the lands of the former Goodyear manufacturing plant
(known as the "Goodyear Lands"). Located south of the Downtown and directly adjacent to the
Bowmanville Creek, this approximately 23-hectare brownfield site represents the largest
redevelopment site within east Bowmanville.
In the Clarington Official Plan, the majority of the lands are designated as Urban Centre, with
the Goodyear Lands designated as Special Study Area #3. The Plan area functions as a focal
point of activity, interest and identity for residents of the Municipality of Clarington. This
Secondary Plan will build upon the existing condition of Bowmanville East by encouraging
forward -thinking development which contributes to the future long-term prosperity and well-
being of this complete community.
In conformity with the updated Clarington Official Plan, the Secondary Plan is rooted in four
priorities as identified by Clarington's Council:
1) Sustainability and Climate Change —the Secondary Plan will support the adoption of a
"green lens" approach to development, with the intent of protecting and enhancing the
natural environment, ensuring land use patterns promote sustainable living, and striving
towards a net zero community.
2) Urban Design — the Secondary Plan will celebrate and enhance the history and character
of the Bowmanville East Urban Centre, creating a sense of place through appropriate
built form and high quality urban design.
3) Affordable Housing — the Secondary Plan will permit a variety of housing types and
tenures to ensure there are ample and appropriate housing options for people of all
ages, incomes and abilities.
4) Community Engagement —the Secondary Plan will be underpinned by a robust public
consultation and engagement process to ensure an inclusive and welcoming planning
process.
The policies of the Secondary Plan are in conformity with the Durham Region Official Plan. The
purpose of the Secondary Plan is to provide planning and design policies to guide future
4
development within the Bowmanville East Urban Centre. The directions of the Secondary Plan
will be implemented through Plan of Subdivision, Zoning and Site Plan Control.
Development proposals within the Plan area will adhere to this Plan, ensuring that the
Bowmanville East Urban Centre achieves the vision and guiding principles which were
formulated during the planning process with input from key stakeholders and the broader
community. This Plan is complemented by a set of Urban Design Guidelines (attached as
Appendix A), which provide direction for its implementation.
2.0 Vision, Principles & Objectives
2.1 Vision
Bowmanville East will be a vibrant, livable and sustainable community. Bowmanville East will
embody a unique identity, one which celebrates and values its historic character while evolving
and adapting to meet the needs of future generations. It will maintain and build on the existing
urban fabric, while accommodating opportunities for gradual growth and change.
The Plan area will feature a mix of uses of varying intensity, including residential, commercial,
employment, open space and institutional uses, in order to meet the everyday needs of both
existing and future residents. A variety of housing, businesses, and essential services will be
located within the Plan area, helping shape Bowmanville East into a retail, tourism and civic
destination —welcoming people of all ages, incomes and abilities to live, work and play.
New infill buildings will be developed at appropriate and complementary heights and densities
and implement transitions to the existing built form. The redevelopment of the Goodyear Lands
will provide an exciting opportunity to repurpose former industrial lands for the establishment
of a new master -planned, higher -density mixed use community.
The Plan area will provide a cohesive and walkable public realm, comprised of a network of
ecologically -rich parks, open spaces, and multimodal streetscapes. These will introduce
additional opportunities for greenery, public art and active transportation, encouraging users to
explore and interact with the community. The existing natural heritage system, including the
valleylands adjacent to the Bowmanville and Soper Creeks, will be preserved, enhanced and
connected to the broader Plan area.
Finally, Bowmanville East is envisioned as an inclusive and forward -thinking community. This
Plan includes policies which support municipal affordable housing targets and encourage a wide
range of housing options to meet the varied needs of residents. Development within the Plan
area will be designed to minimize environmental impact, adopt sustainable building
5
technologies and support greater urban resilience in pursuit of a post -carbon future.
2.2 Guiding Principles & Objectives
This Vision will be realized through the implementation of policy directions which are based
upon the following seven key guiding principles and their associated objectives:
1. Provide Housing Choice and Affordability — to ensure that residents are able to access
and maintain adequate, affordable and suitable housing which securely contributes to
their sense of well-being and quality of life.
2. Improve Connections — to facilitate comfortable, direct and efficient connections for all
modes of transportation in order to enable access between key destinations and
promote mobility via active transportation methods.
3. Diversify Open Space —to create opportunities for parks, open spaces, and streetscapes
which support recreational activities, social interaction and diverse programming for
users of all ages and abilities.
4. Maintain Historical Character — to recognize the area's unique pattern of historical
development and to promote development which is complementary to the existing
character and enables context -sensitive transitions in built form.
5. Establish an Active Street Wall — to support development which has appropriate and
pedestrian -oriented scale and massing, and where appropriate locates active uses at -
grade to support street -level activity.
6. Promote a Sense of Place — to strengthen and celebrate the unique characteristics of
the area and encourage a built form and public realm which reinforces its key role as a
destination within Clarington.
7. Create a Sustainable Future — to ensure a healthy environment for future generations
through development practices which protect the natural environment and respond to
climate change in the pursuit of a resilient, equitable and post -carbon future.
9
3.0 Community Structure & Character Areas
3.1 Community Structure
The community structure for the Bowmanville East Urban Centre organizes a distribution of
land uses and intensities of development to achieve this Plan's vision, principles & objectives.
The Secondary Plan establishes five Character Areas across the Plan area which respond to
existing urban conditions, define the identities of different areas within the Urban Centre, and
provide guidance in regards to the hierarchy and character of future redevelopment. As
identified on Schedule A of this Plan, the key structuring elements of the Plan area include:
3.1.1 Character Areas: Five Character Areas are established to define and organize future
development within the Plan area, including direction in regards to land use, building
heights and public realm features. The five Character Areas include the Historic
Downtown, East Business District, Downtown Corridor, Residential Neighbourhoods and
Goodyear Lands. Sections 3.2 to 3.6 of this Plan describe the Character Areas.
3.1.2 King Street Corridor: As a Regional Corridor, King Street shall be the primary location for
higher -density, mixed use areas which support higher -order transit services, pedestrian -
oriented development, and a concentration of commercial and service uses to serve the
community, in accordance with the Regional Official Plan.
3.1.3 Liberty Street Corridor: As a Local Corridor, Liberty Street shall be developed with mixed
use areas with appropriate densities to support frequent transit service, in accordance
with the Regional Official Plan.
3.1.4 Environmental Protection Areas: Environmental Protection Areas along the Bowmanville
and Soper Creek valleys largely define the eastern and western boundary of the Plan
area.
3.1.5 Parks and Open Space: The parks and open space network includes the existing Rotary
Park, a Neighbourhood Park with an important civic and community role. Additional
public parks and open spaces are anticipated to be developed through future
development within the Plan area, including a parkette within the Goodyear Lands.
3.1.6 Gateways and Prominent Intersections: Gateways are key locations where high -quality
architectural design and treatment will be applied. Gateways are located at the western
and eastern terminus points of the King Street corridor, signifying points of entry into
the Plan area. Prominent Intersections are key intersections that function as community
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focal points, where built form and special architectural and landscaping elements serve
to emphasize the significance of the intersection.
3.2 Historic Downtown Character Area
Objective
3.2.1 The Historic Downtown will continue to function as the social and commercial heart of
the Bowmanville community, preserving the distinctive main street character and fine-
grain streetscape which defines its status as a local destination for shopping, dining and
public life.
Policies
3.2.2 It is the Municipality's intent to maintain the Historic Downtown as the administrative
and symbolic centre of Clarington. New civic, administrative and institutional uses are
encouraged to be located along Temperance Street, helping to entrench and expand the
presence of existing municipal buildings and to establish a local hub for these functions.
3.2.3 King Street will continue to serve a primary commercial function, with retail and service
uses located on the ground floor of mixed use buildings.
3.2.4 New development will support context -sensitive intensification and redevelopment
which maintains the heritage character of the Historic Downtown.
3.2.5 New development will be comprised of primarily mid -rise forms and will preserve the
historic character and existing fine-grain streetscape of the King Street corridor.
3.2.6 New development will provide for and be supported by a generous public realm
including a western gateway, a newly established 'flex' shared street along Temperance
Street, active uses along King Street, Division Street and Temperance Street, new
connections to the Goodyear Lands and Bowmanville Creek, and new public parks and
open spaces.
3.3 East Business District Character Area
Objective
3.3.1 The East Business District will continue to develop as a commercial and mixed use center
while leveraging opportunities from existing anchor retail and institutional uses.
U.,
Policies
3.3.2 Medical clinics, offices, laboratories, and other supportive uses are encouraged to be
located within the East Business District in order to create an expanded medical campus
adjacent to the Lakeridge Health Bowmanville Hospital and deliver high -quality job
opportunities.
3.3.3 The Bowmanville Mall is recognized as the major commercial anchor of the East Business
District. Further development or redevelopment is encouraged to retain retail uses while
locating buildings closer to the street to create a more direct relationship to King Street.
3.3.4 New development will be comprised of primarily mid -rise and high-rise forms, with
opportunities for high-rise buildings fronting King Street. Where new development abuts
existing low-rise residential forms, a transition in built form will be implemented.
3.3.5 New development within the East Business District is encouraged to create a finer
grained street network around Lakeridge Health Bowmanville Hospital and provide
additional frontage for development.
3.3.6 New development will provide for and be supported by public realm opportunities
including an eastern gateway, active frontages along King Street East and Liberty Street
South, potential new connections and views to Soper Creek, and new public parks and
open spaces.
3.4 Downtown Corridor Character Area
Objective
3.4.1 The Downtown Corridor will act as a mixed use transition zone which cohesively links
the East Business District and Historic Downtown.
Policies
3.4.2 New development will include a mix of mid -rise and high-rise forms, with the built form
implementing a transition between the mid -rise character of the Historic Downtown
and the high-rise buildings of the East Business District.
3.4.3 Development is encouraged to contribute to a cohesive, well -scaled and consistent
street wall along King Street East between Division Street and Liberty Street.
3.4.4 New development will provide for and be supported by public realm opportunities
including active frontages along King Street, potential new connections to the Goodyear
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Lands and Bowmanville Creek, and new public parks and open spaces.
3.5 Residential Neighbourhoods Character Area
Objective
3.5.1 The Residential Neighbourhoods will function as an extension of the existing low -density
residential areas to the north and south, introducing context -sensitive opportunities for
new infill housing. Residential Neighbourhoods within the identified Regional Centre are
planned to accommodate higher densities to support the planned function of the other
Character Areas, while Residential Neighbourhoods within the remainder of the Plan
area are intended to form an appropriate transition of built form and uses to those
permitted in the surrounding Urban Residential areas outside of the Bowmanville East
Secondary Plan.
Policies
3.5.2 New development will include a range of housing forms, typologies and tenures, to
improve housing choice and supply.
3.5.3 Existing institutional uses in this Character Area will be encouraged to remain, with the
potential to be incorporated into future site redevelopment.
3.5.4 Development within this Character Area will provide for and be supported by a public
realm strategy that is consistent with and contributes to the predominantly residential
uses, including the protection and retention of mature trees, where possible.
3.6 Goodyear Lands Character Area
Objective
3.6.1 The Goodyear Lands will be planned and developed as a complete community which
repurposes former industrial lands to create new housing units and jobs while creating
accessible connections to the surrounding natural heritage system and traditional
Downtown.
Policies
3.6.2 New development will be comprised of a mix of mid -rise and high-rise forms, with high-
rise buildings located at the core of the Character Area and a downwards transition to
mid -rise towards the existing residential neighbourhoods to the east and north.
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3.6.3 A network of new public streets will be established to improve the connectivity of the
Goodyear Lands to its surrounding areas.
3.6.4 A new parkette will be established at the centre of the Character Area to provide active
and passive recreational space.
3.6.5 New development will deliver new community facilities and services, including a
potential school site, required to serve the needs of the new residential community, to
be determined in consultation with the Municipality of Clarington and other
stakeholders. A new school may be within the podium of a mixed use building.
3.6.6 New development will provide for and be supported by new public realm opportunities.
including new connections to the Bowmanville Creek and the surrounding natural
heritage network, enhanced streetscape treatments, and a new public plaza.
3.6.7 New development will have regard for the heritage value of existing industrial buildings
on -site and is encouraged, where possible, to retain and adaptively re -use heritage
properties.
3.6.8 The industrial history of the Goodyear Lands will be incorporated into the design of the
public realm through landscaping, lighting, signage, heritage interpretation installations,
public art, and/or other appropriate forms.
4.0 Natural Heritage, Sustainable Development and Urban Resilience
4.1 Objectives
4.1.1 To provide for the protection, restoration and enhancement of the natural heritage
system, including its ecological integrity and function.
4.1.2 To ensure that watercourses, sensitive species, and wildlife habitat, amongst other
features, are not harmed by the effects of human activity.
4.1.3 To protect the natural heritage system from incompatible development.
4.1.4 To facilitate active transportation connections to the natural heritage system, where
appropriate.
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4.1.5 To facilitate development proposals which achieve sustainable development and
building design principles.
4.1.6 To encourage development which supports improved outcomes in regards to climate
change adaptation and mitigation, water conservation and management, energy
conservation and management, urban tree canopy, biodiversity, and local food systems.
4.2 Environmental Protection Area
4.2.1 Environmental Protection Areas are recognized as the most significant components of
the Municipality's natural environment. These areas and their ecological functions are
to be preserved and protected from the impacts of human activity. Lands designated
Environmental Protection Area are shown on Schedule A.
4.2.2 Environmental Protection Areas include natural heritage features, hydrologically
sensitive features, lands within the regulatory flood plain of a watercourse, and hazard
lands associated with valley systems, including slope and erosion hazards. Areas
associated with Environmental Protection Areas support their ecological integrity and
include vegetation protection zones and other natural heritage areas.
4.2.3 The delineation of the boundary of lands designated as Environmental Protection Area
are approximate and shall be detailed through appropriate site -specific studies prepared
as part of the review of development applications in accordance with the policies of this
Secondary Plan and the Clarington Official Plan.
4.2.4 Development shall be subject to the policies of the Clarington Official Plan as it pertains
to natural heritage system policies in Section 3.4, Watershed and Subwatershed Plans
policies in Section 3.5, the Hazards policies in Section 3.7, and the Environmental
Protection Areas policies in Section 14.4.
4.2.5 The eastern portion of the Plan area includes lands within the Soper Creek
subwatershed. The Municipality is undertaking the Soper Creek Subwatershed Study to
develop the Soper Creek Subwatershed Plan, which will identify stormwater
management and natural heritage strategies to protect, rehabilitate, and enhance the
natural features within the watershed. Development within the Plan area shall be
required to adhere to the recommendations of the Subwatershed Plan.
4.2.6 Notwithstanding Section 14.4 of the Clarington Official Plan, development and
redevelopment on the Bowmanville Mall lands may be permitted to the defined top -of -
bank of the Soper Creek provided provision is made for public access and connection to
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a valleyland trail system.
4.2.7 Notwithstanding Section 14.4 of the Clarington Official Plan, it is recognized that the
Vanstone Mill has historically been located within the valleyland of the Bowmanville
Creek. Further development and redevelopment within the valleylands is permitted
provided:
a) It is located outside of the floodplain;
b) Erosion control works are undertaken;
c) Environmental protection lands are dedicated to the Municipality; and
d) Arrangements are made to restore and enhance the natural features within the
Bowmanville Creek corridor.
4.3 Climate Change and Urban Resilience
4.3.1 The Municipality's array of planning tools, including this Plan, the associated Urban
Design Guidelines, as well as the Priority Green Development Program, will ensure
development proposals meet increasingly rigorous standards of energy and water
conservation, and reduce carbon emissions.
4.3.2 Development proposals should:
a) Demonstrate best practices in green building technologies, use of renewable and
alternative energy sources, and employ other sustainable design measures to
contribute to the achievement of the Region of Durham's greenhouse gas emissions
target of 80% below 2007 levels by 2050;
b) Where feasible, utilize materials from sustainable sources for construction and
infrastructure projects, and account for positive and negative life -cycle impacts of
materials when assessing their contribution;
c) Consider the climate risks and implement where feasible the primary adaptation
measures outlined in the most recent version of the Durham Region Climate
Resilience Standard for New Houses;
d) Utilize street alignments, building placement, and fagade design to maximize
potential for passive and active solar energy capture; and
e) Support the use of electric vehicles through the provision of charging infrastructure
in the Mixed Use and High Density Residential areas and in on -street parking areas
near parks. Engagement with utility companies early in the planning process is
strongly encouraged.
4.3.3 In multi -unit residential, townhomes, and non-residential with shared common onsite
parking spaces, provide at least 20% of parking spaces with electrical vehicle charging
stations. All remaining spaces will be designed to enable future charging station
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installation.
4.3.4 The Municipality will work with Durham Region, GO Transit, Metrolinx, and
neighbouring municipalities to improve transit services, carpooling, and other traffic
demand management measures in order to reduce greenhouse gas emissions from
private automobile reliance.
4.3.5 Integrate climate change adaptation and mitigation strategies into development
proposals through land use and development patterns that:
a) Maximize vegetation and natural areas to support improved air quality, stormwater
management, and carbon sequestration;
b) Reduce emissions of greenhouse gases, including embodied carbon, and other
pollutants;
c) Maximize opportunities for the use of renewable energy systems; and
d) Promote active transportation.
4.4 Sustainable Design
4.4.1 Prioritize development proposals that include water efficient building design and
practices in all new buildings, including measures such as ultra -low flow fixtures, dual
flush toilets, and rainwater harvesting.
4.4.2 The Municipality will support a variety of water conservation efforts through building
technology, landscaping, and stormwater management.
4.4.3 Prioritize development proposals that include energy efficient building design and
practices in all new buildings.
4.4.4 Incorporate energy -saving measures in buildings such as window shading, daylight
design, daylight sensors, heat recovery ventilation, high -efficiency mechanical
equipment, and energy efficient appliances and lighting.
4.4.5 The following can be used to mitigate heat island effects:
a) Green roof and cool roof strategies that use high albedo materials to reduce heat
gain;
b) The strategic use of deciduous trees to help with evapotranspiration and shading of
sidewalks and hard surface areas in summer;
c) Solar access in winter; and
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d) Light-coloured paving materials with an initial solar reflectance of at least 0.33 at
installation or a solar reflectance index of at least 29.
4.4.6 Buildings should be designed and constructed to achieve all mandatory measures of the
most current version of ENERGY STAR for New Homes or comparable rating system.
Buildings should be designed for solar readiness by accommodating connections to solar
photovoltaics (PV) or solar thermal connections.
4.4.7 Public realm light fixtures should be LED, pedestrian -scaled, and conform with the
Municipality's lighting standards.
4.4.8 Alternative energy systems and renewable energy systems are permitted and
encouraged in accordance with Provincial and Federal requirements.
4.4.9 Encourage development and streetscape improvements which support biodiversity
objectives by incorporating a wide variety of species at -grade and on rooftops, including
native plant species, pollinator -friendly species, drought -resistant species and edible
landscapes.
4.4.10 Protect the existing urban tree canopy by retaining mature trees, where possible.
4.4.11 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.
4.4.12 Incorporate sufficient soil volume to ensure growth of large, healthy shade trees, and,
where appropriate, other plantings, informed by design guidelines developed by the
Municipality.
4.4.13 New development and public realm improvements are required to use native plant
species wherever possible, particularly along rights -of -way and pedestrian trails.
4.4.14 A diversity of tree species shall be planted in parks and along rights -of -way to provide a
healthy and more robust tree inventory that is less prone to insects and diseases. The
selection of tree species within the Secondary Plan area will contribute to the
Municipality's species diversity objectives.
4.4.15 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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4.4.16 Local food production and distribution is encouraged and supported by this Plan.
Opportunities include:
a) Community gardens;
b) Use of food -producing plant species;
c) Food co-ops and community food centres;
d) Food -related home businesses; and
e) Farmer's markets.
5.0 Land Use
5.1 Objectives
5.1.1 To contribute to the development of a complete community with a full range of
housing, services and amenities to meet the daily needs of people of all ages and
abilities.
5.1.2 To achieve an appropriate mix of commercial, residential, recreational, cultural, and
institutional uses at densities appropriate for an urban downtown.
5.1.3 To permit levels of retail and service uses along King Street East and West to meet local
needs and support the continued vibrancy of the Historic Downtown.
5.1.4 To achieve a transition in land use towards stable residential areas and the natural
heritage system.
5.2 General Policies
5.2.1 The development of the Bowmanville East Urban Centre will realize efficient and transit -
supportive urban densities within the delineated Regional Centre by achieving a
minimum target of 150 people and jobs per gross hectare, in accordance with the
Regional Official Plan. The delineated boundary of the Regional Centre is shown on
Schedules A and B.
5.2.2 Development will adhere to the distribution of land uses as indicated in Schedule B.
Minor alterations that maintain the intent of this Plan's policies may occur without
amendment through the development approval process and in accordance with policies
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24.1.2 and 24.1.3 of the Clarington Official Plan.
5.2.3 The following land use designations apply within the Secondary Plan area:
a) Mixed Use Area;
b) High Density Residential;
c) Medium Density Residential;
d) Low Density Residential;
e) Institutional;
f) Neighbourhood Parks and Parkettes; and,
g) Environmental Protection Areas.
5.2.4 Home -based occupations are permitted as an accessory use to a residential dwelling for
all land use designations within this Plan, to the extent that they are compatible with
residential uses and are in accordance to Section 9.3.3 of the Clarington Official Plan.
5.2.5 Within all residential land use designations, small-scale service and neighbourhood retail
uses are permitted to the extent that their nature, scale, design and location are
compatible with residential uses. These uses are intended to serve the population
within the immediate area and improve the walkability and concentration of local
amenities.
5.2.6 Live -work units are defined as a single unit consisting of both a commercial, retail,
and/or office component and a residential component that is occupied by the same
resident(s).
5.2.7 Existing uses within the Historic Downtown Character Area, which are not compatible
with the historic character of the area or the future vision for street -related commercial
redevelopment, such as auto -related sales and service, service stations, and commercial
uses with outdoor storage, shall be encouraged to relocate to areas outside the Historic
Downtown.
5.2.8 Drive -through facilities are not a permitted use in any land use designation.
5.3 Mixed Use Area
5.3.1 The Mixed Use Area designation allows for the greatest mix of uses including residential,
office, retail, personal service, cultural, community, and institutional uses.
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5.3.2 Development within the Mixed Use Area designation shall predominantly consist of
street -oriented building forms with active retail and service uses at -grade, and
residential and/or non-residential uses above.
5.3.3 The following uses shall be permitted within the Mixed Use Area designation:
a) Residential dwellings, in compliance with the dwelling types outlined in Policy 5.3.4;
b) Live -work uses;
c) Assisted and special needs housing;
d) Office uses, including professional and medical offices,
e) Commercial uses including retail stores, restaurants, and personal service uses;
f) Community uses such as libraries, community centers, schools, places of worship,
daycare facilities, post offices, fire and police stations or similar uses designed to
serve the community at large;
g) Parks and open spaces, including privately -owned public spaces;
h) Hotels, convention and events facilities; and
i) Arts and cultural establishments.
5.3.4 Permitted residential dwelling types include:
a) Dwelling units above the ground floor within a mixed use building;
b) Apartment buildings; and
c) All forms of townhouses.
5.3.5 A concentration of community and institutional uses, is encouraged to be located within
the lands bound by Wellington Street, King Street, Silver Street and Division Street, in
order to enhance and strengthen the existing civic and community center.
5.3.6 A concentration of medical -related uses, including medical offices, laboratories and
pharmacies, is encouraged to be located within the lands on either side of King Street
East between Liberty Street and Simpson Avenue in order to create a new medical
campus around the Lakeridge Health Bowmanville Hospital.
5.3.7 Where Mixed Use Area lands abut Low Density Residential lands, proposed
development is required to implement a gradual built form transition between high-rise
and mid -rise forms and existing low -density residential areas.
5.3.8 In the redevelopment of lands, the Municipality will:
a) Encourage the consolidation of smaller land parcels;
b) Encourage development which enhances the pedestrian character of the
streetscape, including appropriate setbacks to accommodate retail spill -out areas;
c) Encourage joint parking and street access between abutting properties; and
d) Encourage the preservation, renovation and reuse of historic buildings.
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5.4 High Density Residential
5.4.1 The High Density Residential designation allows for predominantly residential uses
within mid -rise and high-rise building forms to deliver a mix of housing types and
tenures.
5.4.2 The following uses shall be permitted within the High Density Residential designation:
a) Residential dwellings, in compliance with the dwelling types outlined in Policy 5.4.3;
b) Live -work uses;
c) Assisted and special needs housing; and
d) Community uses such as libraries, community centers, schools, places of worship,
daycare facilities, post offices, art and cultural facilities, fire and police stations or
similar uses designed to serve the community at large.
5.4.3 Permitted residential dwelling types include:
a) Apartment buildings.
5.5 Medium Density Residential
5.5.1 The Medium Density Residential designation allows for predominantly residential uses
with mid -rise building forms to deliver a mix of housing types and tenures.
5.5.2 The following uses shall be permitted within the Medium Density Residential
designation:
a) Residential dwellings, in compliance with the dwelling types outlined in Policy 5.5.3;
b) Live -work uses;
c) Assisted and special needs housing; and,
d) Community uses such as libraries, community centers, schools, places of worship,
daycare facilities, post offices, fire and police stations or similar uses designed to
serve the community at large.
5.5.3 Permitted residential dwelling types include:
a) Apartment buildings; and,
b) All forms of townhouses.
5.5.4 In addition to the uses permitted by Policy 5.5.2 and 5.5.3 of this Section, on the lands
known for municipal purposes in 2004 as 258 King Street East, a single building may be
constructed and used with a mix of residential uses and such commercial uses that
Council considers to be appropriately limited in scale and type having regard to the
capacity, operations and safety of King Street East and Galbraith Court and to the
compatibility with adjacent residential uses provided that:
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a) A minimum of 50% of the gross floor area of the building is constructed and used for
residential purposes; and
b) Commercial uses do not exceed a maximum of 400 square metres.
5.6 Low Density Residentia
5.6.1 The Low Density Residential designation allows for predominantly residential uses
within grade -related dwellings to deliver a mix of housing types and tenures.
5.6.2 The following uses shall be permitted within the Low Density Residential designation:
a) Residential dwellings, in compliance with the dwelling types outlined in Policy 5.6.3;
and
b) Community uses such as libraries, community centers, schools, places of worship,
daycare facilities, post offices, or similar uses designed to serve the community at
large.
5.6.3 Permitted residential dwelling types include:
a) All forms of townhouses;
b) Semi-detached dwellings; and
c) Detached dwellings.
5.6.4 Where lands designated Low Density Residential are adjacent to an Arterial Road or a
public park, higher -density building forms such as semi-detached houses and
townhouses are strongly encouraged.
5.6.5 Private streets and private lanes are not permitted within the Low Density Residential
Designation.
5.7 Institutional
5.7.1 Institutional includes uses such as government offices, archives and hospitals. The
Institutional designation consists of lands used for the Municipal Administrative Centre
and the Lakeridge Health Bowmanville Hospital.
5.7.2 The Municipality supports the retention and expansion of the existing Municipal
Administrative Centre and the provision of other related institutional and civic uses
within the Historic Downtown to strengthen its role as the administrative and symbolic
centre of Clarington.
5.7.3 The Municipality supports the expansion of Lakeridge Health Bowmanville Hospital as
required to meet the health care needs of existing and future residents. The
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Municipality encourages the attraction and retention of other uses supportive to the
Hospital, including medical offices and long-term care facilities.
5.7.4 The Municipality supports the co -location of social, health, retail, cultural, educational,
and recreational uses, services and resources. The opportunity to co -locate these uses
shall be considered when contemplating the expansion or redevelopment of existing
community facilities and spaces.
6.0 Urban Design and Built Form
6.1 Objectives
6.1.1 To create a high -quality public realm which is safe, comfortable, welcoming and
beautiful.
6.1.2 To support urban design principles that will result in a cohesive and inviting pedestrian
experience across both the public and private realms.
6.1.3 To establish a scale and form of development that is human -scale, contextually -sensitive
and appropriately transitions to its surroundings, including defining a distinctive built
form identity for each Character Area.
6.1.4 To prioritize the creation of vibrant and animated streetscapes through the
establishment of enhanced streetscape design, active at -grade uses, landscaping, street
furniture and public art, which supports heightened levels of pedestrian activity.
6.2 General Policies
6.2.1 The Urban Design Guidelines that accompany this Plan are to be used as guidance in the
interpretation and implementation of this Plan's policies.
6.2.2 Development shall provide a variety of building types, heights and site configurations
across the Plan area, and on lands that can accommodate multiple buildings.
6.2.3 Development shall distribute heights, densities and concentrations of varied uses as per
the policies of this Secondary Plan to support a well balanced built environment with
appropriate scale, form and transition.
6.2.4 Development shall contribute to a high -quality public realm which creates an integrated
network of streets and open spaces and establishes pedestrian and cyclist friendly
connections to support a growing residential and employment population.
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6.2.5 Buildings shall provide appropriate transitions to adjacent low-rise residential areas,
public parks and open spaces.
6.2.6 Streets and lanes are recognized as part of the public realm, in addition to their
functional roles as access routes. They will provide linkages across Bowmanville East and
support a connected and attractive public realm network together with other public
spaces and areas.
6.2.7 Visually interesting streetscapes shall be created through variation in building typology,
architectural detailing and massing.
6.2.8 Development shall be encouraged to integrate small-scale publicly -accessible open
spaces, in the form of mid -block connections, sliver parks, forecourts, courtyards, mews
and other micro spaces, in order to expand the public right-of-way and supper finer
grain pedestrian movement.
6.3 Placemaking and Streetscapes
6.3.1 Public art is encouraged to be incorporated into private development and public
infrastructure to support placemaking, and should facilitate expressions of cultural and
natural heritage, community history and local identity. The provision of public art shall
be prioritized at Gateways and Prominent Intersections.
6.3.2 Development is encouraged to help enhance the experience of the community within its
natural setting, including locating, siting and massing development to complement
access and views to
natural heritage features, and supporting extensions and improvements to the active
transportation network.
6.3.3 King Street is recognized as the traditional main street and primary thoroughfare of the
Bowmanville East Urban Centre. The environment along King Street will be designed to
define and support its role as a commercial main street and vibrant urban place. An
enhanced streetscape will be implemented through the following:
a) Sidewalks on both sides of the street;
b) Planting and furniture zones adjacent to pedestrian clearways on both side of the
street, which may include seating, street trees, decorative planters, and pedestrian -
scaled lighting;
c) Retail spill out space within the setback area; and
d) Distinctive paving and wayfinding elements which highlight the civic prominence of
the street.
6.3.4 Temperance Street is an important secondary corridor within the organizing structure of
the Bowmanville East Urban Centre. Home to a number of public spaces and buildings,
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an enhanced streetscape along Temperance Street will be designed to define and
support its role as a civic spine through the following:
a) A shared 'flex' street treatment will be implemented along Temperance Street,
between Wellington Street to Queen Street, by removing the formal distinctions
between spaces dedicated to pedestrians, cyclists, and motorized vehicles.
b) Planting and furniture zones on both sides of the street, which may include seating,
street trees, decorative planters, and pedestrian -scaled lighting; and
c) Retail spill out spaces within the setback area.
6.3.5 All streets should support a vibrant and attractive public realm, provide a safe
pedestrian environment, and consider complete streets design principles, in line with
direction provided within the Urban Design Guidelines.
6.3.6 The Municipality, in cooperation with local businesses, will promote the Historic
Downtown as a point of tourist activity.
6.3.7 The Municipality will establish special signage standards to enhance the character of the
Historic Downtown.
6.3.8 The Municipality will consider a Master Streetscape Plan for the Plan area to guide
decisions for enhancing downtown Bowmanville East's streetscape for the next
generation, including opportunities to reimagine key public right-of-ways.
6.4 Gateways and Prominent Intersections
6.4.1 Gateways and Prominent Intersections represent special locations within the Plan area
which will support a distinct sense of place and are subject to enhanced public realm
treatments. Gateways are designed in accordance with the Clarington Official Plan's
policies on Gateways.
6.4.2 Gateways are the primary entry points to the Bowmanville East Urban Centre,
contributing to a sense of arrival and reflecting the identity of the area as a whole.
Gateways are located at the western and eastern terminus points of the King Street
corridor, at each end of the Plan area, and are identified in Schedule A.
6.4.3 Prominent Intersections shall serve as community focal points, both visually in terms of
building height, massing and orientation, architectural treatment and materials, and
landscaping, and functionally in terms of destination uses, public spaces and amenities.
The following locations within the Plan area are identified as Prominent Intersections:
a) Scugog Street and King Street;
b) Temperance Street and King Street East;
c) Liberty Street and King Street East;
d) Simpson Avenue and King Street East; and
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e) At the centre of the Goodyear Lands (as part of a new planned street network).
6.4.4 Gateways and Prominent Intersections should include distinctive building, landscape
and streetscape treatments, including but not limited to planters, public art, special
paving, signage, and street furniture, which help frame the public realm and serve as a
marker for entry points into the Plan area. Privately -owned publicly -accessible spaces
are encouraged to be located at Prominent Intersections to contribute to their visual
prominence.
6.4.5 Where appropriate, buildings should be located and massed to create, frame, and
contribute to memorable and identifiable views and vistas towards Gateways and
Prominent Intersections, with built form strategies such as building setbacks, stepbacks
and articulation, and high quality landscape treatments, as generally described in the
Urban Design Guidelines.
6.4.6 Streetscape design elements within the public right-of-way should be coordinated with
and enhance private development sites adjacent to Gateway and Prominent
Intersection locations, to create a cohesive visual identity.
6.5 Building Siting and Design
6.5.1 Buildings will be sited and oriented to frame adjacent streets and public spaces and fit
harmoniously within the existing context.
6.5.2 Access from sidewalks, other pedestrian facilities and public open spaces to primary
building entrances shall be clearly visible, convenient and direct, with minimum changes
in grade, and shall be accessible and barrier free.
6.5.3 Buildings on corner lots shall have articulated facades facing both streets.
6.5.4 Larger buildings shall break up the visual impact of their mass through stepbacks to
upper levels, recesses and projections, fagade articulation, architectural detailing and
changes in materiality, among others.
6.5.5 Development shall provide a transition, locating less dense and lower scale buildings in
locations adjacent to lower density designations.
6.5.6 Buildings shall be sited to avoid front -to -back and/or overlook conditions. Where this
cannot be achieved, impacts should be minimized with appropriate screening through
architectural or landscape treatment.
6.5.7 Buildings shall be sited and designed to mitigate shadow and sky -view impacts on
sensitive uses, including surrounding residential neighbourhoods and parks and open
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spaces.
6.5.8 Balconies shall be recessed and/or integrated into the design of the building facade.
6.5.9 Air conditioning units, utility metres and similar features should not be visible from the
public realm (street/sidewalk) and should be well integrated into a building massing,
recessed and screened.
6.6 Active At -Grade Uses
6.6.1 Active at -grade uses help support pedestrian activity at street level, increasing visual
interest and animation which contributes to urban vibrancy. Active at -grade uses
include retail storefronts, restaurants, personal and business services, office lobbies or
entrances, institutional uses, and residential lobbies and amenity areas.
6.6.2 Active at -grade uses shall be located along both sides of King Street, between Scugog
Street and Galbraith Court. Additional active at -grade uses are encouraged at key
intersections with north -south streets that extend off King Street, including Temperance
Street, Division Street, Ontario Street, Scugog Street, and Liberty Street.
6.6.3 Active at -grade commercial or institutional uses shall maintain a minimum ground floor
height of 4.0 metres, provide glazing along all major frontages, and introduce weather
protection features, where appropriate.
6.6.4 Active at -grade residential uses shall locate entrances to be accessible from the public
sidewalk, feature prominent entryway features to clearly indicate entrance and exit
points to the building, and incorporate landscaping features which contribute to a
vibrant public realm.
6.6.5 Active at -grade use shall be encouraged where development fronts onto parks, open
spaces and community facilities.
6.6.6 Buildings with active at -grade uses shall be built close to the street line with a
continuous fagade which contributes to a cohesive streetscape. Design features such as
narrow building frontages, multiple entrances, and use of distinctive signage and
pedestrian -oriented lighting on the ground floor fagades are encouraged.
6.6.7 Front setbacks for buildings with active at -grade uses will generally feature hard
landscaping to encourage access between building frontages and the sidewalk. These
setbacks are encouraged to include commercial/retail spill -out zones or privately -owned
public spaces which extend the public realm.
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6.7 Parking, Loading and Mechanical Structures
6.7.1 The Municipality shall consider the implementation of a payment -in -lieu parking policy,
specifically within the Historic Downtown.
6.7.2 New off-street parking will generally be screened from view of the public realm. Parking
will be encouraged to be located to the rear or side yard of buildings in order to
preserve the frontage for a diversity of soft and hard landscaping.
6.7.3 New development will remove and not retain large surface parking areas. Where
feasible, parking is encouraged below grade or in structured solutions in limited
circumstances, only where the ground floor has been activated by the permitted land
use, as an ancillary use to maximize landscaping opportunities and optimize
development sites.
6.7.4 Vehicular entrances to above or below -ground parking structures on public streets are
encouraged to be integrated into the design of the building and located to reduce
conflict with pedestrians. Design features such as distinctive pavement markings and
appropriate lighting are encouraged to denote entrances to parking structures.
6.7.5 Shared vehicle parking facilities between adjacent properties is encouraged.
6.7.6 New parking facilities shall be designed to accommodate bicycle parking as well as
reserved spaces for drivers of car -share / carpool vehicles and electric cars. Where on -
street parking is permitted, curbside management strategies will be encouraged to
maximize the efficiency and utility of on -street parking spaces.
6.7.7 The implementing zoning by-law shall consider minimum and maximum requirements
for parking, including requirements for accessible parking spaces. Parking requirements
shall seek to reduce minimum and maximum parking standards in order to encourage a
shift toward sustainable modes of transportation and reflect the walking distance to
transit and complementary uses.
6.7.8 Loading, servicing and other functional elements are encouraged to be integrated within
the building envelope. Where this is not feasible, these elements should be located to
the rear of the building and screened from view to avoid visual impact to the public
realm or surrounding residential areas.
6.7.9 Mechanical penthouses, roof structures and roof fixtures, including satellite dishes and
communications antenna, should be screened and, where feasible, integrated within the
design of buildings. Parapets may be utilized to accommodate such screening.
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6.8 Built Form by Character Area
6.8.1 Development will provide a mix of building types, variation of building heights, and
transition in scale across the Plan area, and will support the built form vision for the
Character Areas as outlined in Policies 6.8.2 — 6.8.6.
6.8.2 Development in the Historic Downtown will:
a) Permit buildings with a minimum height of 3 storeys and a maximum height of 6
storeys;
b) Locate the greatest heights within the Historic Downtown along Church Street and
Scugog Street, with lower -scale development along King Street;
c) Maintain a minimum 1.0 metre front yard setback and/or match the front yard
setbacks of adjacent buildings, where appropriate; and
d) Establish a minimum 3.0 metre stepback above the established streetwall.
6.8.3 Development in the East Business District will:
a) Permit buildings with a minimum height of 3 storeys and a maximum height of 12
storeys;
b) Locate the greatest heights within the East Business District along the King Street
corridor;
c) For high-rise buildings, establish a minimum podium height of 7.5 metres;
d) Maintain a front yard setback of a minimum of 1.0 metre and a maximum of 3.0
metres; and,
e) Establish a minimum 3.0 metre stepback above the established streetwall.
6.8.4 Development in the Downtown Corridor will:
a) Permit buildings with a minimum height of 3 storeys and a maximum height of 10
storeys;
b) Locate the greatest heights within the Downtown Corridor along the King Street
corridor, while acting as a transition zone between the Historic Downtown and East
Business District;
c) Maintain a front yard setback of a minimum of 1.0 metre and a maximum of 3.0
metres; and
d) Establish a minimum 3.0 metre stepback above the established streetwall.
6.8.5 Development in the Residential Neighbourhoods will:
a) Permit buildings with a maximum height of 4 storeys; and
b) Maintain a minimum 3.0 metre minimum front yard setback.
6.8.6 Development in the Goodyear Lands will:
a) Permit buildings with a minimum height of 3 storeys and a maximum height of 12
storeys;
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b) Locate the greatest heights within the central core of the Goodyear Lands, with
transitions towards existing residential low-rise forms;
c) Limit buildings within 30 metres of the Residential Neighbourhoods Character Area
to a maximum of 3 storeys;
d) Establish a series of landmark buildings at the height peak;
e) Where buildings demonstrate a clear landmark status and are of a high design
quality, provide enhanced public realm benefit or community amenity, ensure
comfortable thermal and wind conditions for surrounding pedestrian spaces, include
green/sustainable design features, and do not significantly shadow existing
neighbourhoods or the public realm, building heights of over 12 storeys may be
permitted;
f) Maintain a front yard setback of a minimum of 1.0 metre and a maximum of 3.0
metres; and
g) Establish a minimum 3.0 metre stepback above the established streetwall for
buildings greater than 4 storeys.
7.0 Parks and Community Facilities
7.1 Objectives
7.1.1 To provide adequate public park space to meet the recreational needs of future
residents and visitors.
7.1.2 To provide privately owned publicly -accessible spaces (POPS) to support a broader
network of open space areas which are designed to a high quality and integrated
with the public realm.
7.1.3 To protect for a future school site to respond to anticipated growth within the Plan
area, which may be within the podium of a mixed use building.
7.1.4 To ensure the provision of a full range of community services and facilities to serve
the needs of residents of all ages and abilities.
7.2 Parks
7.2.1 Development in the Plan area shall provide for a safe, welcoming and generous
parks system that contributes to, enhances and connects to the broader parks, open
space and natural heritage system.
7.2.2 The parks system for the Bowmanville East Urban Center consists of Neighbourhood
Parks, Parkettes and Public Squares, which are described herein and shown in
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Schedule C. The precise size and location of the Parkettes and Public Squares will be
determined at the time of development review and approval, based on the parkland
provision requirements of the Clarington Official Plan.
7.2.3 The park system, as a whole, shall provide a variety of opportunities for passive and
active recreation and be comprised of well -designed spaces that contribute to the
area's sense of identity and place.
7.2.4 Rotary Park is classified as a Neighbourhood Park in accordance with Section 18.3 of
the Official Plan. Featuring walking paths, seating, lawn areas and a covered pavilion,
Rotary Park provides a multi -functional green space for the community. It will
continue to be maintained and enhanced to support the civic and recreational needs
of the community.
7.2.5 The existing green space around the Clarington Museums and Archives currently
serves as a passive green space within the Historic Downtown. Additional
enhancements and amenities are encouraged to further improve the aesthetics and
functionality of this space.
7.2.6 A new Parkette shall be located within the Goodyear Lands Character Area, with a
conceptual location identified in Schedule C. It shall be centrally -located to maximize
accessibility for residents and visitors.
7.2.7 Parkettes are intended to augment the recreation, leisure and amenity needs of a
neighbourhood but will not contain sports fields. They are to be between 5,000
square metres (0.5 ha) and 10,000 square metres (1 ha) in size. Parkettes support
passive recreation activities, additional green space and habitat for plants and
wildlife.
7.2.8 Public Squares shall be delivered through development activity as new additions to
the parks system within the Bowmanville East Urban Centre. Public Squares shall be
distributed throughout the Plan area, with at least one encouraged in each
Character Area. Though the precise location of these spaces will be determined
through the development approvals process, the following have been identified as
desirable locations for Public Squares:
a) In the vicinity of King Street East and Simpson Avenue;
b) In the vicinity of King Street East and Liberty Street North;
c) In the vicinity of King Street East and Temperance Street; and,
d) Within the Goodyear Lands Character Area.
7.2.9 Public Squares are intended to enhance the public realm by providing defined
spaces for social interaction. They are to be up to 10,000 square metres (1 ha) in size
and shall be highly visible from the dominant frontage. They shall be designed to
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support activity year-round and can be used for cultural events, public art, farmers
markets, and small scale outdoor activities.
7.2.10 Parks must have a frontage to at least one public street.
7.2.11 The planning, design and development of parks and open spaces will be guided by
the following design considerations to ensure the creation of a high -quality park
experience:
a) Connect and extend to streets, open spaces and natural areas in and surrounding
the Plan area;
b) Be programmable and have a functional size, shape, configuration, and
topography as determined by the Municipality,
c) Incorporate convenient, safe and visible pedestrian and/or trail connections to
provide public access through the park;
d) Provide a place to rest, and social interaction and to seek shelter;
e) Provide shade through trees or shade structures;
f) Meet accessibility standards for the design of public spaces;
g) Ensure continuity with the design elements of the public boulevard
h) Integrate public art or cultural features, including opportunities for heritage
interpretation and commemoration to celebrate the cultural heritage of the
area; and,
i) Where possible, provide opportunities for expansion when adjacent properties
redevelop.
7.2.12 Development adjacent to parks and open spaces will:
a) Be set back to allow the building and any of its exterior features and amenities to
be provided and maintained on the development site; and
b) generally, not be permitted to locate loading and servicing areas adjacent to the
pa rk.
7.2.13 Dedication of lands for parks will be in accordance with Section 18 of the Clarington
Official Plan. Areas conveyed for parkland purposes will be of a size and shape that
they can be programmed with activities.
7.2.14 Environmental Protection Areas, associated vegetation protection zones and
stormwater management areas shall not be conveyed to satisfy parkland dedication
requirements under the Planning Act.
7.3 Privately Owned Publicly -Accessible Spaces
7.3.1 In addition to the publicly owned lands that form the parks designation,
development is encouraged to include privately owned publicly -accessible spaces
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that contribute to the sense of place in the community and the quality of the urban
environment.
7.3.2 Privately owned publicly -accessible spaces will complement the parks and open
space system and contribute to the urban environment by creating extra spaces for
social interaction, adding to visual interest, improving mid -block permeability and
complementing adjacent land uses. Among others, they can include mid -block
connections, sliver parks, forecourts, walkways and passages, courtyards, mews, and
other park -like spaces.
7.3.3 Public access to privately owned publicly -accessible spaces will be secured through
the development approvals process.
7.3.4 Privately owned publicly -accessible spaces provided through development will be
coordinated with active at -grade uses in adjacent buildings such as retail and
community spaces to provide seating and gathering spaces within the public realm,
and avoid locating loading and servicing areas adjacent to privately owned publicly -
accessible spaces.
7.4 Schools
7.4.1 The location of a potential future school site is shown symbolically on Schedule B
and will be further delineated through the development review process or during
site selection by a School Board. Schedule B does not preclude the selection of
alternate school sites by a School Board. School sites will be developed in
accordance with the relevant policies of the Clarington Official Plan.
7.4.2 The potential future school site is encouraged to be developed as an urban vertical
school, which may include the co -location of school uses within mixed use, multi-
storey buildings. The final design and specifications are subject to input from the
respective School Board and Municipality and requisite standards from the Ontario
Ministry of Education.
7.4.3 The co -location of the potential future school with other public amenities and
services, such as day cares and community centres, is encouraged.
7.4.4 The potential future school shall be sited to promote accessibility and active
transportation including, where feasible, adjacency to planned parks and open
spaces.
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7.5 Community and Recreation Facilities
7.5.1 The Municipality shall undertake an update of its plan for community and recreation
facilities based on the projected population of the Plan area.
7.5.2 Future community facilities shall be located in highly accessible areas that can be
accessed easily by pedestrians and cyclists, as well as by automobile.
7.5.3 Future community facilities should evoke a prominent civic presence, demonstrate
design excellence, and contribute to placemaking objectives for the downtown.
7.5.4 Development that is phased should include required on -site facilities as part of the
first phase of development, where feasible.
8.0 Housing
8.1 Objectives
8.1.1 To support the delivery of a variety of housing forms, sizes and tenures, that allow
households of various sizes and incomes to find a home within Bowmanville East.
8.1.2 To encourage the provision and retention of affordable housing and rental housing
for low and moderately -low income households.
8.1.3 To encourage the provision and retention of housing which serves the specialized
support needs of residents, including supportive housing, assisted housing and
seniors housing.
8.2 General Policies
8.2.1 Developments will deliver a range of building and unit types, sizes, configurations
and tenures, including purpose-built rental housing and seniors housing, to
accommodate a variety of individuals and households and deliver a broad spectrum
of housing options.
8.2.2 A range of unit sizes, including those suitable for larger households, is encouraged
within apartment and multi -unit buildings.
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8.2.3 Residential units within apartments or multi -unit buildings will include operable
windows and are encouraged to include storage space and balconies or terraces.
8.2.4 All development proposals should incorporate barrier -free, universal or flex design
features in both common and living areas.
8.2.5 New multi -unit buildings with residential uses will encouraged to include both
indoor and outdoor amenity spaces, which are capable of hosting a variety of
programming and are suitable for a range of household types.
8.2.6 Two additional dwelling units (ADUs) are permitted within a detached dwelling,
semi-detached dwelling, or townhouse, and one ADU is permitted within a building
or structure ancillary to a detached dwelling, semi-detached dwelling or townhouse,
in accordance with the Clarington Official Plan and subject to the provisions of the
zoning by-law and other relevant regulations.
8.2.7 Where possible, residential development should include Additional Dwelling Unit
(ADU) ready design so that the owner can add an ADU, such as a basement suite.
8.3 Affordable Housing
8.3.1 The Municipality will collaborate with public and non-profit housing providers to
encourage a supply of affordable housing units within the Plan area.
8.3.2 Affordable housing, including subsidized non -market housing units, are encouraged
to be integrated within neighbourhoods and combined within developments that
also provide market housing to encourage mixed -income communities.
8.3.3 Where redevelopment involves the removal of existing affordable housing units, it
shall replace the number of affordable units displaced within the new development.
8.3.4 Affordable housing is encouraged to locate near to existing and planned transit.
8.3.5 The provision of assisted and supportive housing by cooperative and non-profit
housing associations is encouraged within the Plan area. The Municipality will work
with Durham Region to identify opportunities and potential locations for assisted
and supportive housing.
8.3.6 To facilitate the development of affordable housing units within the Plan area and in
the Municipality, in accordance with Policy 8.3.2, developers shall provide a
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contribution of funds to the Municipality for the development of affordable housing
in the community.
8.3.7 The contribution of funds will be facilitated through a contribution agreement to be
negotiated between the Municipality and the developer. The contribution of funds
shall be paid by the developer at the cost of $2,500 per unit, with 50% of the funds
to be paid at the time of site plan approval and the remaining 50% to be paid at the
time of first building permit.
8.3.8 To support the provision of affordable housing units, the Municipality will explore
other potential incentives such as reduced or deferred development charges,
reduced application fees, grants and loans, to encourage the development of
affordable housing units. The reduction or deferral of development charges shall be
done in consultation with the Region of Durham. The Municipality will also
encourage Durham Region to consider financial incentives for affordable housing.
8.3.9 The Municipality will give priority to development approval applications which
include affordable housing units, including those that are being funded by federal
and provincial government programs or non-profit groups.
9.0 Mobility and Street Network
9.1 Objectives
9.1.1 To establish a well -designed, connected and accessible road network which enables
safe, reliable and efficient movement throughout the community.
9.1.2 To foster an urban environment where walking, cycling and transit are viable and
attractive alternatives to travel by automobile.
9.1.3 To support a fine-grained street grid pattern which appropriately defines
development blocks, active transportation, and maximizes access to future transit
9.1.4 To strengthen the active transportation network to encourage the uptake of more
sustainable transportation methods, reduce greenhouse gas emissions and
encourage a healthy and active lifestyle for residents.
9.1.5 To support a well -integrated transportation network which improves permeability of
the urban fabric and supports connections to adjacent neighbourhoods and the
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surrounding natural heritage network.
9.2 Transportation Network
9.2.1 The transportation network will be developed generally as indicated on Schedule C.
Development of the transportation network shall apply a complete streets
approach, reflective of the planned Secondary Plan context of transit -oriented
development and transit -supportive density with reduced automobile reliance.
9.2.2 The road network includes the following types of roads:
a) Arterial Roads: Arterial Roads carry the highest volumes of traffic over long
distances, are used as primary transit routes, and provide limited vehicular
access to adjacent properties. Arterial Roads may be under the jurisdiction of the
Region of Durham or the Municipality.
b) Collector Roads: Collector Roads provide for key linkages between Local Roads
and Arterial Roads and are designed to carry moderate amounts of traffic over
short distances. Collector Roads are under Municipal jurisdiction.
c) Local Roads: Local Roads carry lower volumes of vehicular traffic and facilitate
access to individual properties. Local Roads are under Municipal jurisdiction.
d) Rear Lanes: Rear lanes provide access to private garages, parking spaces, and
loading and servicing areas at the rear of buildings (such as an apartment or
mixed use building). Rear lanes may be under Municipal jurisdiction or privately
owned.
9.2.3 Design roads as complete streets to ensure that all modes of mobility can move
along and cross them in a safer and more comfortable manner: motorists, transit
users, cyclists and pedestrians of all ages and abilities. Prioritize active modes of
transportation and the quality of service for the most vulnerable users, including
those with accessibility needs.
9.2.4 Design roads as significant public spaces such that they are enjoyable, comfortable
and visually -appealing. Create environments which are human -scaled and inviting,
and can act as multifunctional public spaces that contribute strongly to a sense of
place.
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9.2.5 The existing grid of public streets shall be maintained and extended where possible.
It is the Municipality's policy to implement the following extensions of the grid
system as required by transportation need and when funding is budgeted:
a) The extension of Church Street East through to connect with Galbraith Court;
and
b) The extension of Simpson Avenue north from King Street East to provide access
to residential development lands north of the proposed Church Street East
extension.
c) In addition, the Municipality will investigate the possible construction of private
roads on the hospital lands in any hospital expansion.
9.2.6 Promote the safety and visibility of vulnerable road users through the use of street
lighting, crosswalks, materials, and speed control measures such as speed humps
and intersection bump -outs, particularly around neighbourhood destinations.
9.2.7 Incorporate green infrastructure, such as perforated pipes, rain gardens and
bioswales, on public right-of-ways.
9.2.8 Incorporate landscaping treatments, such as trees, plants and flowerbeds, within the
public boulevards to support urban drainage and maintenance of biodiversity.
9.2.9 Design Arterial, Collector and Local Roads to include a vibrant and healthy tree
canopy.
9.2.10 All new and improved roads, public or private, will be built to be consistent with the
road authority having jurisdiction.
9.2.11 The conveyance of land consistent with the widening of the right-of-way may be
required to permit development adjacent to roads. Additional dedication for road
widenings may be required, such as for grading, drainage and stormwater
management, auxiliary turn lanes, transit provisions and utilities
9.2.12 The Municipality may require completion of transportation and traffic impact
studies to complement submitted Draft Plans of Subdivision and/or Site Plans, or for
phases of the Goodyear development. The timing for the need of these studies, as
well as the scope of work should be reviewed with Municipal staff to confirm the
approach and assumptions, but it is generally noted that the work will include a
comprehensive and detailed assessment of traffic conditions, demand forecasts,
traffic impacts, Transportation Demand Management (TDM) measures,
improvement needs (road widenings, auxiliary turn lanes, traffic controls, pedestrian
36
and bicycle facilities, and transit provisions, as applicable), and basic design
elements (e.g. turn lane storage lengths).
9.2.13 Wherever possible, development shall provide for joint parking and street access
between abutting properties to facilitate the movement of vehicles and improve the
supply of parking. In no case shall development preclude the possibility of shared
parking and access being provided to adjoining properties at a future date.
9.2.14 To reduce traffic congestion, improve air quality, and enhance mobility options for
residents and visitors, the Municipality shall review implementation of a Micro -
mobility Program to permit single -person lightweight human- or electric -powered
modes of travel, such as e-skateboards, e-bicycles, e-scooters and limited -speed
motorcycles.
9.3 Arterial Roads
9.3.1 King Street and Liberty Street are classified as Type B Arterial Roads. Scugog Street
north of King Street and Mearns Avenue are classified as Type C Arterial Roads.
9.3.2 Arterial Roads will be improved in accordance with Durham Region and Clarington
requirements, as appropriate, and the policies of the Clarington Official Plan,
including the Arterial Road design criteria.
9.3.3 Access directly onto King Street and Liberty Street will generally be prohibited.
Access consolidation and joint accesses will be encouraged through development
and redevelopment opportunities. Access from side streets and/or shared access
with adjacent development should be provided.
9.3.4 The Municipality will implement various measures, subject to budgetary approval
and in consultation with the Region of Durham, to enhance traffic operations, safety
and capacity on King Street, and achieve the objectives of this Plan including:
a) Improving road geometry, rationalizing lane arrangements, installing raised
centre medians where appropriate and other design modifications;
b) Widening sidewalks and incorporating streetscape enhancements to improve the
pedestrian environment;
c) Reviewing regulations for street parking;
d) Adding additional traffic signals and optimizing traffic signal timing;
e) Encouraging the relocation of undesirable private accesses;
f) Investigating the designation of King Street as a controlled access road under the
Municipal Act, 2001, and the closing of undesirable private accesses; and,
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g) Investigating of potential on -road or off -road cycling facilities along King Street
East as identified on Schedule C.
9.3.5 Liberty Street South (Regional Road 14), from Baseline Road to King Street, is
planned to be widened from its current two-lane cross section to a three -lane cross
section with a new centre two-way left -turn lane, as identified in Municipality of
Clarington and Region of Durham Transportation Master Plans.
9.3.6 Intersection spacing on Arterial Roads is limited in accordance with Durham Region
guidelines and the policies of the Clarington Official Plan.
9.4 Collector Roads
9.4.1 The following are classified as Collector Roads:
a) Simpson Avenue;
b) Church Street and Queen Street, between Scugog Street and Liberty Street; and,
c) Scugog Street, between King Street and Queen Street.
9.4.2 Collector Roads will be designed in accordance with the Clarington Official Plan and
the following standards:
a) Prove a minimum of two through lanes and the road may include an auxiliary
turning lane at junctions and intersections where required;
b) Provide a clearly marked, separated, on -street bicycle lane on Collector Roads
on both sides of the road;
c) Landscaping and tree plantings are required within the right-of-way;
d) Provide a sidewalk on both sides of the right-of-way set back from the curb or
otherwise buffered from active lanes of traffic;
e) Provide appropriate lighting to contribute to the safe function of the roadway as
well as the safe and appropriate lighting of the pedestrian realm.
f) Lighting should be downcast to reduce light pollution.
g) Incorporate passive and physical traffic -calming measures where appropriate to
reduce speeds and improve safety.
9.5 Local Roads
9.5.1 Local Roads shall be established in a modified rectilinear grid pattern to realize high
levels of connectivity and permeability across the Plan area. Cul-de-sacs are
generally not permitted.
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9.5.2 Local Roads will be designed in accordance with the Clarington Official Plan and the
following standards:
a) Connect to Collector Roads and Local Roads. Permit direct connections to Type B
and C Arterial Roads only if such intersections do not affect the operating
conditions of the Arterial Road;
b) Provide sidewalks as part of the right-of-way;
c) Limit long blocks (over 250 metres), where possible, to facilitate walkability;
d) Provide appropriate lighting to contribute to the safe function of the roadway as
well as the safe and appropriate lighting of the pedestrian realm.
e) Lighting should be downcast to reduce light pollution.
f) Incorporate passive and physical traffic -calming measures where appropriate to
reduce speeds and improve safety.
9.6 Rear Lanes
9.6.1 Rear lanes will be located to provide access to a private garage or parking space at
the rear of residential and commercial lots. They may be considered where it is
either not desirable or possible to have driveways and garages fronting directly onto
a road.
9.6.2 Rear lanes shall be designed in accordance with the road classification criteria in
Appendix C, Table C-2 of the Clarington Official Plan.
9.6.3 In addition to their vehicular functions, rear lanes can serve as alternative pedestrian
and cyclist routes which may supplement the more formalized active transportation
network.
9.6.4 Public utilities may be located within rear lanes subject to functional and design
standards established by the Municipality. Public rear lanes may provide access to
service and maintenance vehicles for required uses and may include enhanced lane
widths and turning radii to accommodate municipal vehicles as deemed necessary
by the Municipality and the Region.
9.6.5 Within the East Business District, an integrated system of private rear lanes is
encouraged to be provided through redevelopment to permit movement of
passenger vehicles between adjoining commercial properties. The Municipality will
encourage the transfer of easements by private land owners to secure access
between abutting properties on internal lanes.
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9.7 Public Transit
9.7.1 Public transit will help reduce automobile reliance and associated greenhouse gas
emissions, facilitate the uptake of active transportation choices, enhance local and
regional connectivity, and encourage the adoption of healthy and active lifestyles
within the Bowmanville East Urban Centre.
9.7.2 The location and design of streets, buildings and the public realm will consider the
operation of public transit vehicles, and the ability for pedestrians and cyclists to
have safe, convenient access to surface transit stops and designated waiting areas.
9.7.3 The location and design of transit stops should optimize pedestrian access to
building entrances and community amenities, where possible.
9.7.4 Transit stops should accommodate appropriate amenities including transit shelters,
street furniture, bike racks, and pedestrian -oriented lighting. Where feasible, the
integration of transit waiting areas in buildings located adjacent to transit stops shall
be considered to support existing and growing transit ridership.
9.7.5 The transit system, including transit stops and shelters, shall be planned and
designed to be barrier free in order to be accessible to people with disabilities in
accordance with the Accessibility for Ontarians with Disabilities Act (AODA).
9.7.6 Future public transit routes will generally follow the Arterial and Collector Road
network as illustrated on Schedule C. Therefore, the delineation of Local Roads will
facilitate easy and convenient connections for pedestrians and cyclists to these
streets.
9.7.7 The Municipality shall continue to work with Durham Region and transit agencies to
expedite the planning, design and construction of regional transit improvements,
including monitoring future growth and service demand needs, planning for
additional transit routes along the Arterial and Collector road network, and ensuring
that sufficient space is protected for transit stops as part of Arterial rights -of -way.
9.7.8 The Municipality is supportive of the introduction of higher -order transit along the
King Street, which is designated as a Regional Transit Spine under the Clarington
Official Plan.
40
9.8 Active Transportation Network
9.8.1 The active transportation network will be improved by introducing additional
improvements to pedestrian and cycling routes to expand mobility options and offer
alternative modes of transport to move to and through the Bowmanville Urban
Center, including connections with the surrounding neighbourhoods and natural
heritage network.
9.8.2 The active transportation network includes both on- and off-street facilities
including trails, multi -use paths, sidewalks, and cycle tracks and on -street bicycle
lanes to accommodate all abilities, and facilitate all self -powered forms of mobility
and provide alternatives to automobile transportation lanes. The active
transportation network will be delivered as shown on Schedule C.
9.8.3 The active transportation network shall prioritize connectivity to destinations such
as natural heritage areas, parks, schools, community or institutional uses and high -
traffic streets outside the Plan area boundaries.
9.8.4 A number of extensions to the cycling network are proposed throughout the
Bowmanville Urban Centre. The preferred type and configuration of cycling facilities
shall be subject to further study to determine their feasibility, and shall be subject to
the applicable Municipal and Regional technical design standards and Ontario Traffic
Manual Book 18 Guidelines. These future extensions are identified in Schedule C.
9.8.5 Schedule C identifies a number of locations for Planned Cycling Infrastructure, where
routes are currently under study or design development by the Municipality. This
includes:
a) King Street East between Ontario Street and Liberty Street;
b) King Street East between Liberty Street and Mearns Avenue; and
c) Liberty Street South south of King Street East.
9.8.6 A number of extensions to the trail network are proposed to enhance connectivity
with existing trails within both the Bowmanville Creek and Soper Creek valleylands.
Trails serve as a key form of off-street connectivity and provide opportunities for a
range of recreational activities. These future extensions are identified in Schedule C.
9.8.7 Trails shall be designed to allow for comfortable, two-way pedestrian passage, have
multiple entry points, and be supported by a suite of amenities including, but not
limited to, washroom facilities, benches and seating areas, signage and waste
receptacles.
41
9.8.8 Certain proposed trail extensions fall within lands owned or regulated by the Central
Lake Ontario Conservation Authority (CLOCA).The design and implementation of
these facilities should be coordinated with the CLOCA and subject to requisite
environmental and engineering studies to determine appropriate locations and
design.
9.8.9 A number of extensions to the existing sidewalk network are proposed to
supplement gaps within the existing pedestrian network, improve mobility and
safety, and facilitate an increased walking mode share within the Plan area for trips
to and from residences, institutions and local businesses. These future extensions
are identified in Schedule C.
9.8.10 Any new street shall incorporate a sidewalk.
9.8.11 Owners of abutting properties are encouraged to provide pedestrian easements
along mutual property lines to help establish a publicly -accessible network of mid -
block connections.
9.8.12 Development should minimize conflicts between pedestrians and other road users
through signage, appropriate grades, paved surface, surfacing width and delineation
of rights -of -way, and well -designed transitions where facilities merge with roads.
10.0 Servicing
10.1 Objectives
10.1.1 To ensure all servicing and utility infrastructure complies with applicable Municipal
and Regional standards, and that adequate servicing is available to support the
intensification and development envisioned within the Plan area.
10.1.2 To ensure that stormwater management systems minimize stormwater runoff and
mitigate the potential adverse impacts on natural environments through the use of
low impact development (LID) principles and other quality and quantity control
measures as may be required in accordance with Municipal, Regional and Provincial
requirements.
42
10.2 Municipal Services
10.2.1 All new development within the Bowmanville East Urban Centre will be serviced by
municipal water and sewer services and storm water management facilities.
10.2.2 Development will not exceed the capacity of existing municipal servicing
infrastructure within and external to the Plan area. Where improvements and/or
upgrades to existing municipal infrastructure, or new municipal servicing
infrastructure, is planned for implementation, timing and/or phasing of
development will be coordinated with such planned new, improved and/or
upgraded infrastructure so as to streamline the land use planning, infrastructure
planning and infrastructure investment process.
10.2.3 New development will proceed based on the sequential extension of full municipal
services in accordance with the municipal capital works program.
10.2.4 Where infrastructure capacity is inadequate to support proposed and planned
growth, development will be required to provide upgrades and/or improvements to
municipal servicing infrastructure, and new municipal servicing infrastructure, where
appropriate, to provide adequate capacity. Landowners will be required to work
with the Municipality and the Regional Municipality of Durham to develop a plan for
the phasing of extensions to existing services at the time an application for draft
plan of subdivision is submitted.
10.2.5 The upgrades and/or improvements to, or new, municipal servicing infrastructure
may be secured in a servicing agreement entered into between various landowners
to identify cost -sharing obligations, coordination on construction of such
infrastructure, cost and implementation.
10.2.6 Development proponents and the Municipality will seek to incorporate
infrastructure and utilities in a manner that is sensitive to the quality of the public
realm and reduce the impact of development on hydrologic and ecological systems.
10.2.7 Wherever possible, watermain extensions to the existing systems should be
designed in grid patterns. Dead-end watermains should be avoided for improved
water quality. Watermain looping will be required either through public streets or
servicing easements.
10.2.8 Sanitary collection system shall be designed, constructed and commissioned by
incorporating best practices to reduce infiltration and inflow into the sewers.
43
10.3 Stormwater Management and Low Impact Development
10.3.1 Proposed stormwater management quality, quantity, erosion control and water
balance for ground water and natural systems shall be assessed during the
development approval process to determine the impact on the natural heritage
system and environmental features.
10.3.2 Development will be encouraged to use Low Impact Development (LID) measures
intended to minimize stormwater runoff and to manage Stormwater on -site.
10.3.3 The submission of the following plans and reports are required to determine the
impact of stormwater quality/quantity, erosion and water balance of the proposed
development:
a) Stormwater Management Report and Plan;
b) Erosion and Sediment Control Plan;
c) Servicing Plans;
d) Grading Plans;
e) Geotechnical reports;
f) Hydrogeologic reports; and
g) Other technical reports as deemed necessary.
10.3.4 The Stormwater Management Report and Plan identified in Policy 10.3.3 will apply a
range of stormwater management practices including Low Impact Development
(LID) techniques to ensure water quality control, baseflow management, water
temperature control and the protection of aquatic habitat. The Stormwater
Management Report and Plan shall explore and consider the feasibility of, and
opportunities to, implement such LID measures as:
a) Permeable hardscaping;
b) Bioretention areas;
c) Exfiltration systems;
d) Bioswales and infiltration trenches;
e) Third pipe systems;
f) Vegetation filter strips;
g) Green roofs (multi -unit buildings);
h) Rainwater harvesting systems; and
i) Other potential measures.
10.3.5 Stormwater management plans shall adhere to the targets and requirements
outlined in the Soper Creek Subwatershed Study and the Bowmanville / Soper Creek
2020 Watershed Plan Update.
44
10.3.6 Stormwater management for all development will be undertaken on a volume
control basis and demonstrate the maintenance of recharge rates, flow paths and
water quality to the greatest extent possible. Peak flow control and the maintenance
of pre -development water balance will be demonstrated.
10.3.7 Development proposals will demonstrate the use of an adequate volume of
amended topsoil or equivalent system to improve surface porosity and permeability
over all turf and landscaped areas beyond 3 metres of a building foundation and
beyond tree protection areas.
10.4 Utilities
10.4.1 The Municipality will participate in discussions with utility providers such as
hydroelectric power, communications/telecommunications facilities and utilities,
broadband fibre optics, and natural gas to ensure that sufficient infrastructure is or
will be in place to serve the Plan area.
10.4.2 The Municipality will 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.
10.4.3 Telecommunications/communications utilities, electrical stations or sub -stations,
mail boxes or super mail boxes and similar facilities should be incorporated and built
into architectural and landscaping features, rather than being freestanding. Where
feasible, these will be compatible with the appearance of adjacent uses and include
anti -graffiti initiatives, and not be located in a municipally owned park.
10.4.4 Future development shall consider the visual impact and location of existing above
and below -grade utilities including telephone, hydro, water and natural gas.
10.4.5 Future development is encouraged to implement buried utilities.
10.4.6 Utilities, infrastructure and servicing shall be located so as not to interfere with
existing trees, mature tree growth or landscaping.
45
11.0 Cultural and Built Heritage
11.1 Objectives
11.1.1 To promote a culture of conservation that recognizes the significance of cultural and
built heritage resources and their contribution to the character of the Bowmanville
East Urban Centre.
11.1.2 To incorporate cultural heritage resources into community design and development.
11.2 General Policies
11.2.1 Where possible, the Municipality will seek the retention, conservation and/or
rehabilitation of cultural heritage resources in their original locations and for their
original uses within the Plan area, as appropriate. Where it is not possible to retain
the original uses, adaptive re -use of heritage buildings shall be encouraged.
11.2.2 New development should achieve a compatible relationship with cultural heritage
resources in their context through consideration of elements such as urban scale,
building height, massing, materiality, profile and architectural character and
expression.
11.2.3 Development on or adjacent to a cultural heritage resource identified on the
Municipality's Heritage Resource List is subject to evaluation through a Heritage
Impact Assessment to the satisfaction of Municipal staff.
11.2.4 Development within the Goodyear Lands shall aim to retain the industrial heritage
character of the former factory complex. Where possible, adaptive re -use of the
existing factory buildings is encouraged.
11.2.5 The industrial and commercial history of the Bowmanville East Urban Centre should
be incorporated into the design of the public realm through landscaping, lighting,
signage, heritage interpretation installations, public art, and other appropriate forms.
46
12.0 Implementation and Interpretation
12.1 Implementation
12.1.1 The policies of this Plan will inform decisions related to development of the lands
within the Bowmanville East Urban Centre Plan area. The policies of this Plan will be
implemented by exercising the powers conferred upon the Municipality by the
Planning Act, the Municipal Act and any other applicable statues, and in accordance
with the applicable policies of the Clarington Official Plan.
12.1.2 A Zoning By-law will implement the policies of this Plan.
12.1.3 The Municipality will monitor the policies of this Secondary Plan as part of the regular
Official Plan review and propose updates as deemed necessary.
12.1.4 An existing use of land, building or structure which is lawfully in existence prior to the
passage of the implementing Zoning By-law and which does not conform to this
Secondary Plan, but continues to be used for such purposes, shall be deemed to be
legal non -conforming.
12.1.5 Non -conforming uses, legal or otherwise, shall be encouraged to relocate or
redevelop so that the subject land may be used in conformity with the policies of this
Secondary Plan and the provisions of the implementing Zoning By-law.
12.1.6 Inherent to this Secondary Plan is the principle of flexibility, provided that the general
intent and structure of the Plan are maintained to the satisfaction of the
Municipality. As such, it is the intent of the Municipality to permit some flexibility in
accordance with the Clarington Official Plan in the interpretation of the policies,
regulations and numerical requirements of this Plan except where this Plan is
explicitly intended to be prescriptive.
12.1.7 No development is permitted within the Goodyear Lands Character Area until a
Record of Site Condition has been provided to the satisfaction of the Municipality of
Clarington. A holding provision shall be included within the implementing zoning by-
law.
12.1.8 Any proposed development within a 1000 metre radius of the Lakeridge Health
Bowmanville Hospital with a proposed building height taller than 6 storeys or the
height of the rooftop heliport, whichever is less, may be required by Municipal staff
to include, as part of a complete application, a report prepared by an Aeronautical
expert which assesses impacts of the proposed development on heliport flight paths.
47
12.1.9 A Sustainability Report is required to be submitted along with any development
applications for lands in the Secondary Plan area. The report should indicate how the
development meets the sustainable development principles and policies of this Plan,
the Clarington Official Plan, and the Priority Green Development Standards, and
should address sustainable community, site, and building design.
12.1.10 The Urban Design Guidelines are contained as an appendix (Appendix A) to this Plan.
The Urban Design Guidelines provide guidelines for both the public and private
sectors. They indicate the Municipality of Clarington's expectations with respect to
the character, quality and form of development in the Bowmanville East Urban
Centre community. The Demonstration Plan illustrates one manner of implementing
the planning principles of the Secondary Plan. The Urban Design Guidelines and
Demonstration Plan have been approved by Council, however, do not require an
amendment to implement an alternative design solution, or solutions at any time in
the future.
12.1.11 Engineering infrastructure must follow the schedule within the Municipality's and
Region's capital budget.
12.1.12 Development applications for lands abutting the Arterial Roads shown in Schedule C
shall require that lands be dedicated for road widenings, as determined by the
Municipality and the Region.
12.1.13 Approval of development applications are conditional upon commitments from the
appropriate authorities and the proponents of development to the timing and
funding of the required road and transportation facilities, parks and community
facilities. These works will 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.
12.1.14 Approval of development applications are 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 will be provided for in subdivision and site plan agreements.
Phasing of development, based on the completion of external sewer and water
services, may be implemented if required by the Municipality of Clarington.
12.2 Interpretation
12.2.1 The Bowmanville East Urban Centre Secondary Plan aligns with the policies of the
Clarington Official Plan. The policies of this Plan, along with Schedules and Appendices
must be read and interpreted in conjunction with the policies of the Clarington Official
Plan.
48
12.2.2 In the event of a conflict between the Clarington Official Plan and this Plan, the policies
of this Secondary Plan prevail.
12.2.3 The boundaries shown the Schedules to this Plan are approximate, except where they
meet with existing roads, valleys or other clearly defined physical features. Where the
general intent of this Secondary Plan is maintained to the satisfaction of the
Municipality, minor boundary adjustments will not require an amendment to this
Secondary Plan.
12.2.4 Where examples of permitted uses are listed under any specific land use designation,
they are intended to provide examples of possible uses. Other similar uses may be
permitted provided they conform to the intent and all applicable provisions of this
Secondary Plan.
49
Attachment 4 to
Schedule A: Community Structure and Character Areas Report PDS-003-24
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Attachment 5 to
Report PDS-003-24
Municipality of Clarington
Bowmanville East Urban Centre
Urban Design Guidelines
DRAFT
December 2023
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Contents
1.0 Introduction
Purpose of the Guidelines 4
Interpretation 4
2.0 Vision and Guiding Principles
3.0 Community Structure 6
3.1 King Street — Main Spine 6
3.2 Character Areas 10
3.3 Parks and Open Spaces 10
3.2 Visually Prominent Locations and Gateways 10
4.0 Built Form 12
4.1 Siting and Orientation
12
4.2 Building Design and Articulation
13
4.2.1 Entrances
14
4.2.2 Street Activation and Ground Level Design
16
4.2.3 Podium/Street Wall
18
4.2.4 Tall Buildings (9+ storeys)
20
4.2.5 Transition
22
4.3 Visually Prominent Locations
24
4.4 Pedestrian Circulation
25
4.5 Vehicular Access, Loading, Storage and Waste Areas
25
4.6 Vehicle Parking
25
5.0 Public Realm 26
5.1 General Public Realm Guidelines
26
5.2 Streets
26
5.2.1 General Street Guidelines
27
5.2.2 King Street
28
5.2.3 Temperance Street
30
5.2.4 Streets with Active Transportation Links
32
5.3 Public Open Spaces
34
5.3.1 General Public Space Guidelines
34
5.3.2 Civic Green Parks
34
5.3.3 Public Squares and Parkettes
36
5.3.4 Slivers and Connections
38
5.4 Multi -Use Paths
40
5.5 Schools
41
2 Bowmanville East Urban Centre Secondary Plan
6.0 Natural and Cultural Heritage
6.1 Natural Heritage/Valleyland
6.2 Cultural Heritage
7.0 Character Areas
7.1 Goodyear Lands Character Area
7.1.1 Street and Block Network
7.1.2 Parks and Open Space Network
7.1.3 Built Form
7.2 Residential Neighbourhoods Character Area
7.2.1 Siting and Orientation
7.2.2 Building Design and Articulation
7.2.1 Vehicular Access and Parking
42
42
42
44
44
46
48
50
54
54
54
54
Bowmanville East Urban Centre Urban Design Guidelines 3
1.0 Introduction
Purpose of the Guidelines
The purpose of the Guidelines is to provide urban
design standards and expectations for public and
private development in the Bowmanville East Urban
Centre. The Guidelines articulate a `how-to' for
the vision and policies of the Secondary Plan. The
Guidelines promote new development that achieves
the following:
• Protects and enhances the natural heritage
system and celebrates those features within the
community;
• Maintains, enhances and expands a vibrant,
walkable and complete community;
• Ensures buildings, streets, parks, and
open spaces are of a high design standard
contributing to memorable public and private
realms; and
• Promotes health and safety by prioritizing active
transportation as the primary, day-to-day choice
for moving around.
The Guidelines will be used to guide and evaluate
public and private development initiatives. They will
be used by:
• Municipal council and committees to evaluate if
an application meets the Municipality's vision for
development in Bowmanville East Urban Centre;
• Municipal staff and external agencies when
reviewing private development applications, and,
as a framework to guide Municipal studies and
projects;
• The development industry, including but
not limited to landowners, developers, and
consultants, to guide and shape development
proposals; and
• The public to understand the vision for the
Bowmanville East Urban Centre, and the
benefits of urban design in their community.
Interpretation
The Guidelines provide further elaboration and
guidance of the policies of the Clarington Official
Plan (Official Plan) and the Bowmanville East Urban
Centre Secondary Plan as they relate to matters of
urban design, including community structure, public
realm, site design, and built form. The Guidelines are
to be read in conjunction with:
• The Official Plan, particularly Section 5: Creating
Vibrant and Sustainable Places and Section 9:
Livable Neighbourhoods;
• The Bowmanville East Urban Centre Secondary
Plan;
• The Clarington Zoning By-law;
• The Clarington General Architectural Design
Guidelines;
• The Amenity Guidelines for Medium and High -
Density Residences;
• The Landscape Design Guidelines;
• The Lighting Guidelines; and,
• Priority Green Development Framework and The
Implementation Plan.
These Guidelines establish good general urban
design practices applicable across the Bowmanville
East Urban Centre and all of its conditions, with a
focus on infill, redevelopment and intensification.
The Clarington General Architectural Design
Guidelines will be more applicable to low-rise,
house -form development in the Residential
Neighbourhoods Character Area.
The Guidelines will be used as a tool to guide and
evaluate planning applications including draft plan
of subdivision, zoning, site plan control, and minor
variance, at the discretion of the Municipality of
Clarington, to ensure that high levels of urban
design are achieved.
4 Bowmanville East Urban Centre Secondary Plan
2.0 Vision and Guiding Principles
Vision
Bowmanville East Urban Centre will be a vibrant,
livable and sustainable community. Bowmanville
East will embody a unique identity, one which
celebrates and values its historic character while
evolving and adapting to meet the needs of future
generations. It will maintain and build on the existing
urban fabric, while accommodating opportunities for
gradual growth and change.
The Bowmanville East Urban Centre will feature
a mix of uses of varying intensity, including
residential, commercial, employment, open space
and institutional uses, in order to meet the everyday
needs of both existing and future residents. A
variety of housing, businesses, and essential
services will be located within the Urban Centre,
helping shape Bowmanville East into a retail, tourism
and civic destination —welcoming people of all ages,
incomes and abilities to live, work and play
New infill buildings will be developed at appropriate
and complementary heights and densities and
implement transitions to the existing built form.
The redevelopment of the Goodyear Lands will
provide an exciting opportunity to repurpose former
industrial lands for the establishment of a new
higher -density, mixed use community.
It will provide a cohesive and walkable public realm,
comprised of a network of ecologically -rich parks,
open spaces, and multimodal streetscapes. These
will introduce additional opportunities for greenery,
public art and active transportation, encouraging
users to explore and interact with the community.
The natural heritage system, including the
valleylands adjacent to the Bowmanville and Soper
Creeks, will be preserved, enhanced and connected.
Finally, the Bowmanville East Urban Centre is
envisioned as an inclusive and forward -thinking
community. This includes support for affordable
housing targets and a wide range of housing options
to meet the varied needs of residents. Development
will be designed to minimize environmental impact,
adopt sustainable building technologies and support
greater urban resilience in pursuit of a post -carbon
future.
Guiding Principles
The following principles form the core tenets of the
Bowmanville East Urban Centre Secondary Plan.
Together with the vision, these principles will guide
decision -making as the Secondary Plan is prepared
and implemented.
nnn Provide Housing Choice
nn nn and Affordability
o Maintain Historical
Character
0
Improve Connections
Establish An Active Street
ERaWall
LN o1i Diversify Open Spaces
Promote a Sense of Place
Create a Sustainable
Future
Bowmanville East Urban Centre Urban Design Guidelines 5
3.0 Community Structure
This section provides an overview of the key urban
design drivers that shape the overall approach to
the physical character and form of the Bowmanville
East Urban Centre. The structuring elements, below,
include:
• King Street — Main Spine
• Character Areas
• Parks and Open Spaces
• Gateways and Visually Prominent Intersections
An overview of the key objectives of each
structuring element is provided to show, at a high
level, how it shapes design responses. They should
be read in conjunction with the other Guidelines.
3.1 King Street - Main Spine
King Street is the traditional main street of
Bowmanville. It has been, and will continue to be,
the principal thoroughfare and the retail/civic
heart of the community. At its western end, the
historic blocks of the downtown are characterized
by a 2 to 3 storey street wall continuously along
the street edge, ground floor retail, mixed uses
above, and tree -lined pedestrian -friendly sidewalks.
This successful model will be continued to the
east, presently characterized by auto -oriented
development, so that over time, the entire length
of King Street will become an active, walkable main
spine lined by great buildings.
The King Street corridor is the focal point for
higher densities and mixed uses, which are key
ingredients of a compact, complete community. An
enhanced streetscape environment is envisioned to
support active transportation, create a vibrant and
attractive public realm, and provide connectivity to
Bowmanville and Soper Creeks.
Key Objectives
• Focus the greatest mix of uses, highest
densities, and tallest buildings towards King
Street.
• Provide for frequent pedestrian linkages to
King Street, through a finely scaled grid pattern
of streets, mid -block connections and direct
building entrances.
Development facing King Street shall be of
the highest design and architectural quality,
with a focus on active uses at ground level and
pedestrian scale street edges.
Public realm landscaping will provide wide
sidewalks supporting large street trees and
places for retail to spill out, with beautiful paving
and furniture.
3.2 Character Areas
The urban areas outside of the creek valleys
have been classified into different development
typologies, or Character Areas, based on existing
conditions and development forms, as well as on
planned character, role and function. The Character
Areas provide a general framework for the continued
evolution of the Bowmanville East Urban Centre.
Some Character Areas are intended for significant
revitalization, some allow for modest change and
intensification that maintains the existing identity,
and some will not see significant change. While the
principles of good urban design set out in these
Guidelines apply across all Character Areas, there
are some specific guidelines that apply to individual
Character Areas.
East Business District
Currently typified by low density, automobile -
oriented uses, this area can accommodate the
greatest intensification, accompanied by investment
in a high quality public realm that provides the
outdoor amenity space for the new population.
Key Objectives
Re -orientation of new buildings to line King
Street, with retail at ground level and other uses
above. Parking is screened from view.
New Parkettes, Public Squares, Sliver Parks,
Mid -block Connections, and streetscape
enhancements will be sprinkled throughout,
providing recreational amenities. One larger
Public Square is intended to function as a
neighbourhood focal point and gathering area.
6 Bowmanville East Urban Centre Secondary Plan
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Natural Heritage System
Water Bodies
Active Edge
4000- King Street Spine
Bowmanville East Urban Centre Urban Design Guidelines 7
Potential redevelopment of the Lakeridge
Health Centre supports great streetscapes and
provides a supportive community anchor.
Potential redevelopment of the Bowmanville Mall
should create a complete new neighbourhood,
with a fine-grained grid of streets, new public
parks, and a mix of retail, residential and other
uses.
Downtown Corridor
Currently a mix of street related and automobile -
oriented uses, this area is a transition between the
Historic Downtown Character Area and the East
Business District Character Area. Sensitive infill and
redevelopment will preserve the best of the street
related buildings while adding density.
Key Objectives
• Re -orientation of new buildings to line King
Street, with retail at ground level and other uses
above. Parking is screened from view.
• New Parkettes, Public Squares, Sliver Parks,
Mid -block Connections, and streetscape
enhancements will be sprinkled throughout,
providing recreational amenities. One larger
Public Square is intended to function as a
neighbourhood focal point and gathering area.
• Preservation of historic and character -defining
buildings along King Street wherever possible.
• Sensitive transitions to historic and surrounding
low-rise buildings.
Historic Downtown
A vibrant, cohesive and continuous historic
streetscape will be preserved. New development is
encouraged to support the diversity of business and
cultural destinations, but must maintain the heritage
character. Overall building heights will be lower.
Key Objectives
New development will infill street wall gaps
and maintain the street wall heights. Building
additions will be stepped back from the street
edge and have a compatible architectural
character that maintains the focus on historic
streetscapes.
Investment in King Street, Temperance Street
and the Clarington Museum and Archives
site will create new amenities for the area and
flexible civic gathering areas.
Sensitive transitions to historic and surrounding
low-rise buildings.
Residential Neighbourhoods
The Residential Neighbourhoods Character Area
captures established low rise communities around
the edges of the downtown and King Street. They
are primarily residential with some small scale
retail. These areas can accommodate modest
intensification and a greater diversity of housing
forms in low rise building forms while maintaining
their existing character.
Key Objectives
Infill development will maintain a low rise
character at the street edge.
Additions will maintain house form massing
along the streetscape, with taller elements set
well back.
Goodyear Lands Character Area
The Goodyear Lands Character Area has
tremendous potential to develop as an exciting
district within the Bowmanville East Urban Centre,
complementing the downtown, while being a
complete community unto itself.
Key Objectives
• New street and block pattern ties into existing
streets and blocks to create a seamless
integration with the urban fabric.
• A central public open space spine Parkette
links Queen Street with the Bowmanville Creek
and is the focal point for the district, enhancing
the connectivity of the park network for the
Bowmanville East Urban Centre.
• New retail at the district's heart creates lively
streets and supports local residents.
• A mix of building forms, with taller buildings
located closer to the Bowmanville Creek at
the heart of the district transitions to lower
buildings adjacent to the existing surrounding
neighbourhood.
• The site's industrial heritage is celebrated
through appropriate preservation and
interpretive strategies.
8 Bowmanville East Urban Centre Secondary Plan
v
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Natural Heritage System
•� Water Bodies
•,•�•� '•.• ® Historic Downtown
•�..•` ® East Business District
• ® Downtown Corridor
O ® Residential Communities
® Goodyear Lands
Figure 02: Character Areas
Bowmanville East Urban Centre Urban Design Guidelines 9
3.3 Parks and Open Spaces
Parks and open spaces include the Bowmanville and
Soper Creek valleys, as well as existing and future
formal parks and plaza spaces. They are highly
accessible to the community through the well-
connected grid pattern of streets. They support
community gathering and recreation as well as
ecological and hydrological functions. They are
green lungs that complement the urban character of
the community.
Key Objectives
• Each Character Area (other than the Residential
Neighbourhoods Character Area) is intended to
have a central public open space and gathering
area, each with a unique role and character.
• New Parkettes and other open spaces will be
established through new development. As such,
their locations will be opportunistic and proceed
at the pace of new development.
• New open spaces will be located along streets
where they are highly visible and accessible to
the community.
• New development will front, face and feature
open spaces.
• Open spaces will be designed and programmed
to promote accessibility and usage for
all. Together, the network of open spaces
will provide a diversity of experiences and
recreation.
3.4 Visually Prominent Locations and
Gateways
Visually prominent locations are unique and special
because the public realm and buildings at these
locations has an important role to play in defining
the overall image and character of the Bowmanville
East Urban Centre. Because they are so visible,
the quality of design should be elevated, creating
memorable landmarks and experiences.
Gateways mark the threshold of the Bowmanville
East Urban Centre along King Street, the primary
spine of the community. The Bowmanville Creek and
Soper Creek valleys bookend the Bowmanville East
Urban Centre, and the passage through the valleys,
over the bridges, and into a pedestrian -scaled, urban
environment establish special gateway experiences
unique in Clarington.
There are several locations along King Street where
it intersects with other busy or important streets
that create visually Prominent Intersections, where
it is appropriate for buildings to have enhanced
architectural features and for the public realm to
provide enhanced pedestrian amenities.
The alignment of the street network, including the
interface of different street grid orientations, creates
View Terminus sites that are focal points of long
views. Because of their visual prominence, these
locations should also have enhanced built form and
public realm features.
Key Objectives
Create gateways along King Street at each
end of the Bowmanville East Urban Centre.
The gateway experience should include the
streetscape experience transitioning from the
creek valleys into the downtown area.
Gateways and visually prominent locations
should feature landmark characteristics in
building design and landscape, for example
through enhanced planting, decorative paving,
additional seating and street furniture, taller
building elements, main building entrances that
are aligned to view corridors, active uses, and
location of public open spaces.
10 Bowmanville East Urban Centre Secondary Plan
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Important View Corridor
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Figure 04: Gateways and Visually Prominent Locations
Bowmanville East Urban Centre Urban Design Guidelines 11
4.0 Built Form
The following guidelines apply to the lots and
parcels that make up the residential, commercial,
employment and institutional uses of the
Bowmanville East Urban Centre. They include
guidance on overall site layout inclusive of building
location, site access and circulation, as well as on
building design, with the goal of creating attractive,
interesting and pedestrian -scaled streetscapes. The
core principles of the Built Form guidelines should
also be applied to the development of publicly
owned buildings such as schools, halls, community
centres and the like.
4.1 Siting and Orientation
• The primary facade of buildings should be
located at or close to the street line (right of
way) and generally be parallel to it, creating a
well-defined street edge.
• In the Residential Neighbourhoods Character
Area, buildings should be set back consistently
with the predominant setback on the block.
• Where public open spaces are provided, such as
Public Squares, Parkettes, forecourts, or patios,
buildings should be sited to define the edges of
the public space.
• Buildings shall be oriented to and address public
streets and urban open spaces with a frontal
appearance inclusive of windows and building
entrances. Where buildings front onto more than
one public street or open space, all building
facades shall have a frontal appearance.
• Along King Street, buildings should be
continuous along its frontage.
• Locate taller buildings to minimize overlook and
shadow impacts on public open space and the
Residential Neighbourhoods Character Area.
Figure 05: Buildings are sited to define street edges. The mid -
rise building has retail at ground level and is located beside the
sidewalk (right). The townhouse units have small front yard
zones (left). A small setback (bottom) provides a public space
at the building entrance and for retail spill -out.
Figure 06: Buildings line the street edge. Over time, as
properties redevelop, a continuous street wall will be created.
Figure 07: Buildings can be set back from the street edge
where they create public spaces or amenities.
12 Bowmanville East Urban Centre Secondary Plan
4.2 Building Design and Articulation
• Building massing should be articulated through
vertical and horizontal recesses or projections,
datum lines, and changes in plane, materials,
texture or colour.
• A rhythm of vertical elements, such as bays,
columns, window alignments, entrances and/or
datum lines should be provided for all buildings
with over 12 metres of frontage to create a fine-
grained character and human scale.
• All facades facing public streets and open
spaces should be consistent in their design and
materials. No blank walls or reduced material
quality is permitted facing streets.
• Building materials should be chosen for
their functional and aesthetic quality and
exterior finishes should exhibit quality of
workmanship, longevity, sustainability and ease
of maintenance.
• Change of materials should coincide with
defined architectural elements such as
projections, datum lines, and bays in the facade.
Materials should wrap corners.
Figure 08: Base, Middle and Top
Building design should incorporate distinct base,
middle and top portions in order to visually break up
vertical massing and help establish pedestrian scale.
The scale of the base, middle and top may vary; the
design principles are equally applicable to a 2 storey
building or a tall building.
Base Portion
Provide visual interest through the materials,
colours, fenestration, articulation and architectural
detailing in order to reinforce a pedestrian scale
environment at street level and mark a distinct base
or transition to ground level.
Middle Portion
The middle portion of the building is usually the
largest component. Variation in the design and
articulation of this portion of the building should
promote visual interest and contribute to the overall
streetscape.
Top Portion
The top portion of the building, which may include
the upper storeys as well as the roof profile, should
contribute to the visual identity of the building and
create a cap at the skyline. Rooftop mechanical
systems should be integrated with the primary
facade expression or concealed into the roof design.
Bowmanville East Urban Centre Urban Design Guidelines 13
4.2.1 Entrances
• Primary building entrances should address
primary streets and should be clearly articulated
and expressed in the facade composition.
Secondary entrances are encouraged on all
streets.
• Emphasize entrances with architectural forms
and detailing such as changes in height and
massing, projection, shadow, punctuation,
materials, and change in roofline. Modest
variation in height, setback and/or step backs
are appropriate.
• Ensure main entrances to public buildings,
offices, and residential lobbies are weather
protected through use of canopies, awnings or
recesses.
• Ensure the grading of entrance areas and
transitions from inside to outside are barrier free
and accessible.
14 Bowmanville East Urban Centre Secondary Plan
Figure 09: The main entrance is emphasized through massing, roof profile, and material expression in the facade, with a forecourt in
front.
Figure 10: The main building entrance is emphasized through
a central, taller massing element clad in an accent material.
The entrance is a double height volume, and recessed for
weather protection.
Figure 11: The building entrance is covered, with a small
forecourt. The architectural expression above (balconies, brick)
changes.
Bowmanville East Urban Centre Urban Design Guidelines 15
4.2.2 Street Activation and Ground
Level Design
Provide active uses at ground level to promote
indoor -outdoor activity. Prioritize retail,
commercial or institutional uses that generate
pedestrian activity.
Commercial frontages, and all frontages along
King Street, shall have a minimum ground floor
height of 4.5 metres.
Animated ground level facades shall be created
through substantial transparency and frequent
entrances.
Retail
Retail uses are preferred along King Street, and
within the heart of the Historic Downtown and
Goodyear Lands Character Areas. Refer to the
Priority Retail Frontages diagram (Figure 12).
Retail uses shall incorporate a minimum of 75%
transparency along their frontages.
Retail display windows shall be located as
close to the street line as possible. Avoid deep
columns, recesses or building projections that
h st
u
Figure 12: Priority Retail Frontages
screen retail windows from view along the
sidewalk.
If a building is setback from the street line, the
setback zone shall be designed as an extension
of the public sidewalk, and may include an
additional row of street trees and street furniture
as space permits. Retail or cafe spill out is
encouraged.
Residential
• Units at ground level shall be designed with
individual entrance doors from the unit to the
street, and their individuality expressed in the
facade design.
• The setback zone in front of ground level units
shall be designed as a traditional front yard area,
with a walkway, porch or stoop, low walls and
landscaping, and other elements to create a
semi -private transition.
• A generous pedestrian connection should be
provided from the street edge to residential
lobbies. Seating and planting framing the
entrance area is encouraged.
• Live -work zoning is encouraged.
oundary
Natural Heritage System
Water Bodies
Retail/Commerical Frontages
16 Bowmanville East Urban Centre Secondary Plan
Figure 13: The retail uses extend along the street edge, with a high degree of transparency.
Figure 14: Ground level units are individually articulated in the architectural expression. Each has a direct entrance to the adjacent
sidewalk with a small front yard transition zone.
Bowmanville East Urban Centre Urban Design Guidelines 17
4.2.3 Podium/Street Wall
New development should establish a consistent
street edge definition adjacent to the public
realm. With the exception of the Residential
Neighbourhoods Character Area, this will be a
continuous street wall along street frontages, where
each development is built to the lot line or to public
spaces such as mid -block connections or parkettes.
Taller buildings will be designed with a podium to
create the street wall.
Downtown Corridor, East Business District, and
the Goodyear Lands Character Areas
• For buildings greater than 4 storeys, provide a
minimum 3.0 metre step back to taller portions
of the building above the 3rd to 4th storey,.
Historic Downtown Character Area
• For buildings greater than 3 storeys, provide a
minimum 3.0 metre step back to taller portions
of the building above the 2nd or 3rd storey.
-----------------------
::: Step -Back
3m Maximum Podium Height
:: .............. 4-Storey
Minimum Podium Height
---------------------- ---- ~ 3-Storey
Figure 15: Podium Street Wall in the Downtown Corridor, East
Business District and Goodyear Lands Character Areas
----------------------
-----------------------
-----------------------
Step-Back
3m Maximum Podium Height
------------- : 3-Storey
Minimum Podium Height
----------------------- 7_c«... .
Figure 16: Podium Street Wall in the Historic Downtown
Character Area
18 Bowmanville East Urban Centre Secondary Plan
Figure 17: This building has a 4 storey podium. Above the podium the building is stepped back. This is appropriate for the Downtown
Corridor, East Business District and Goodyear Lands Character Areas.
Figure 18: In the Historic Downtown Character Area, podiums should be 2 to 3 storeys in height to match the existing context. Above
the podium the building is stepped back.
Bowmanville East Urban Centre Urban Design Guidelines 19
4.2.4 Tall Buildings (9+ storeys)
Tall buildings have a responsibility to ensure their
design qualities benefit the Bowmanville East
Urban Centre. The increased population that tall
buildings provide must be served by public realm
benefits such as new open space, high quality
streets with amenities, and increased material
quality. Taller buildings must mitigate their height
and bulk to maintain sky view and sunlight access to
surrounding streets, open spaces and properties.
• The tower portions of tall buildings shall be
separated by a minimum of 25 metres.
• Tall buildings shall provide a minimum of 12.5
metres of separation to the property lines of
adjacent sites with development potential.
• Tower floorplates of residential buildings shall
not exceed 750 square metres in area.
• Variation in the podium massing and articulation
is encouraged, for example, to express the
massing of the tower element to ground level.
• The top level(s) of the building must contribute
to the creation of an attractive skyline through
massing, materials and architectural treatment
Mechanical penthouses should set back 5
metres from the edge of the building and
incorporate a high -quality architectural
expression, or where not set back, be designed
to be fully integrated with the primary facade
massing, expression and materials.
Figure 19: Mechanical penthouses set back from the egde of the building have an architectural expression different from, but
consistent with, the facade, while contributing to an interesting skyline.
20 Bowmanville East Urban Centre Secondary Plan
al ="!
Figure 20: This mechanical penthouse is fully integrated with the architectural expression to create a dynamic skyline profile.
Bowmanville East Urban Centre Urban Design Guidelines 21
4.2.5 Transition
New development should provide a transition to
Residential Neighbourhoods Character Areas,
to avoid abrupt changes in scale and significant
overshadowing, and to provide privacy and sky view
for those properties. There are a variety of design
strategies that can be employed, such as:
Locate the tallest buildings away from
Residential Neighbourhoods Character Areas.
Shadows from new development should not
adversely impact the rear yards of Residential
Neighbourhoods Character Areas.
Where new develpoment is located with a
flankage (side yard) relationship to Residential
Neighbourhoods Character Areas, the massing
of new development should be 2-3 storeys
adjacent to those areas, with taller massing set
back. This provides a compatible scale along the
streetscape.
Where new development backs onto the rear
yards of Residential Neighbourhoods Character
Areas, a buffer should be provided:
— Spatial buffer: a separation between the
property line and the new building massing
should be provided. The separation should
include a landscape buffer (below), but could
also include driveways, parking, or outdoor
amenity space;
— Landscape buffer: an opaque fence and buffer
landscaping, inclusive of groundcover, shrub
and small or large tree planting should be
provided.
New development that fronts onto a street
with a Neighbourhood Residential Character
Area across the street could be up to 4 storeys
in height, with taller masssing set back.
This provides a compatible scale across the
streetscape while allowing for an increase in
scale for the development site.
Provide architectural design features in the
podium that reference the design of the
Residential Neighbourhoods Character Areas,
such as setbacks, materiality (e.g. brick), and
datum lines.
22 Bowmanville East Urban Centre Secondary Plan
Residential Neighbourhood
Figure 21: Built Form Transition for Flankage Conditions
in
New Development
Spatial buffer transition
Landscape buffer transition
H
I
Street Residential Neighbourhood
Figure 22: Built Form Transition for Rear Yard Conditions
Figure 23: Built Form Transition for Frontage Conditions
New Development
Tallest building element
Bowmanville East Urban Centre Urban Design Guidelines 23
4.3 Visually Prominent Locations
Visually prominent locations include Gateways,
Prominent Intersections, and View Terminus sites, as
well as the edges of other important locations such
as public open spaces and natural features, that
because of their high visibility and role in defining
the public realm, have increased importance in
contributing to the image and character of the
Bowmanville East Urban Centre. As such, the design
of the public and private realm should be enhanced.
New development and landscaping will frame
rather than block public views of prominent
natural features, view termini, landmark
buildings, public art and other prominent
downtown features.
At Prominent Intersection sites, develop both
street facing facades as front elevations with
pronounced entrances oriented to the corner
and/or the primary streets.
Taller building elements at Prominent
Intersections and View Terminus locations are
encouraged, such as small towers, rotundas,
porticos, change in building plane, special
rooflines, public art, and street wall height
Figure 24: The building addresses both streets with a frontal
appearance. The round architectural form at the corner creates
a landmark appropriate for Prominent Intersections.
exceptions, where those elements exhibit:
- compatibility with adjacent context, including
appropriate scale;
- compatibility with the principal building
expression; and,
- Design excellence.
Along King Street, at Prominent Intersections
and View Terminus sites, podium height at the
focal point may be up to 6 storeys for a distance
of 10 metres along both street frontages. Taller
architectural features are encouraged.
Enhanced quality of materials and detailing is
encouraged.
Surface parking lots visible from the street edge
are not appropriate.
Figure 25: Taller building elements are encouraged at visually
prominent locations.
Figure 26: Increased podium heights are encouraged at
visually prominent locations to provide distinctive architectural
features.
24 Bowmanville East Urban Centre Secondary Plan
4.4 Pedestrian Circulation
• Pedestrian circulation networks should be
clear, direct and barrier -free and incorporate
pedestrian amenities where appropriate.
• Clear and accessible pedestrian walkways
should be provided from the sidewalk to the
main entrance of each building.
• Pedestrian walkways should be well defined and
provide direct connection to public open spaces,
parking areas, other building entrances, transit
shelters and adjacent developments.
• Pedestrian walkways (may include public
sidewalks) should be provided along the full
length of the building along any facade including
consolidated residential lobbies, individual at -
grade residential unit entrances, and along any
facade abutting parking areas.
• Internal pedestrian walkways should be
distinguished from driving surfaces through the
use of concrete or special paving to enhance
pedestrian safety and the attractiveness of the
wa I kway.
4.5 Vehicular Access, Loading,
Storage and Waste Areas
Access, loading, storage and waste areas are
important building functions, but they should be
subordinate to the quality of streetscapes and the
public realm.
• Vehicular entrances should be consolidated and
shared wherever possible.
• Vehicular entrances should be located on lower
order side streets or lanes, and minimize impacts
on adjacent properties.
• Loading, service, storage and garbage areas
should be integrated into the building design or
placed away from street frontages and screened
from view. Specifically, for a garbage collection
enclosure, a fully enclosed/roofed building that
is screened with a privacy fence or landscaping
and integrated with the architectural style of the
main building or incorporated within the main
building is required.
• Curb cuts and driveways should be minimized in
radii and width.
• Garbage storage should be centralized indoors,
and at the rear of the building.
• Loading and service areas should be buffered
visually and as necessary for noise impacts,
especially when located adjacent to Residential
Neighbourhood Character Areas. Enclosures
should be constructed of materials to match or
complement the building material.
Outside storage should not be visible from any
public street or open space.
Utility meters, transformers and HVAC
equipment should be located away from public
view and / or screened.
4.6 Vehicle Parking
The design of vehicle parking areas, whether
surface or structured, should prioritize pedestrian
circulation, and should incorporate appropriate
siting, orientation and screening.
• Surface and above -grade structured parking
should be located at the side or rear of buildings
and screened from public view. Parking shall not
be located between buildings and the street line.
• Surface parking spaces adjacent to streets
should have landscaped edges incorporating
low planting and hard elements (e.g. fencing,
walls) that screen vehicles but maintain clear
views at eye level.
• Pedestrian movement should be given priority
in the design of all parking facilities. Clearly
marked, direct and safe pedestrian routes
should be provided.
• Lighting for parking should be oriented to limit
visual impact on adjacent properties.
• Landscaping and site organization should
prioritize managing stormwater quality and
quantity on -site, wherever possible.
Bowmanville East Urban Centre Urban Design Guidelines 25
5.0 Public Realm
The public realm encompasses all of the outdoor
spaces within the Bowmanville East Urban Centre
which are visually or physically accessible to the
general public. It includes publicly owned land, such
as streets and parks, as well as Privately Owned
Public Space (POPS) that is publicly accessible,
such as forecourts and mid -block connections. The
public realm is a vital component of the Bowmanville
East Urban Centre. It forms the communal `living
room' for the community, provides access to its
diverse land uses and destinations, and together
with the built form, defines its character and image.
The design of the public realm should reflect a high
standard of quality and relate to the surrounding
context, land uses, and landmarks. The public realm
should create an interlinked network of streets and
public open spaces that facilitate social and civic
interactions. A successful public realm provides:
• A functional, safe, accessible, sustainable and
enriching environment;
• Well -articulated streetscapes that are beautiful
and comfortable;
• A network of streets that supports multi -modal
choices for pedestrians, cyclists, transit users
and motorists;
• Pedestrian linkages that connect people to
destinations, including adjacent commercial and
mixed use uses;
• Diverse open spaces that provide a wide
spectrum of environments and experiences,
from passive natural spaces to actively
programmed urban spaces;
• Amenities, furnishings, wayfinding, and public art
that provide orientation, identity and a sense of
place.
5.1 General Public Realm Guidelines
• To support the health and development of the
urban forest, provide 30 cubic metres of soil
volume for each large canopy tree. Soil volumes
may be continuous, and achieved through street
boulevards, landscaped areas, open planters, or
soil cells.
• Select species that are adapted to their
condition with a preference for native species
that provide SWIM and habitat/pollinator benefits
• The pattern of tree planting should provide
options for both sunny and shaded areas,
depending on time of year and day.
• Consider permeable paving, rain gardens, and
other low -impact development strategies.
5.2 Streets
The streets network provides for safe and
convenient movement for pedestrians, cyclists,
transit users and motorists throughout the
Bowmanville East Urban Centre to support
accessibility. As an established urban area, the
Bowmanville East Urban Centre has a well-defined
and -connected hierarchy of streets that function as
the backbone of the community. The grid pattern,
the high frequency of street intersections, the small
scale of blocks, and the integration of different
street grid orientations, are fundamental structuring
elements that have shaped, and should continue to
shape, the evolution of the community.
In order to support road network functions, enhance
the public realm and establish a strong visual
identity for the Bowmanville East Urban Centre,
streetscape design should be a high priority. The
streetscape includes the configuration of elements
within the right of way such as travel lanes, cycling
facilities, pedestrian zones, and landscaping, as
well as how the adjacent buildings frame the
street edges and support street activity. As the
Bowmanville East Urban Centre continues to
intensify and support walking as a primary means of
transportation, street design should prioritize wide
sidewalks, including wide clearways and a generous
street tree and furniture zone.
26 Bowmanville East Urban Centre Secondary Plan
5.2.1 General Street Guidelines
• Streets should be designed to reflect complete
street design principles, in order to balance the
needs of pedestrians, cyclists, transit users and
motorists.
• Streets should provide a continuous canopy of
street trees at maturity.
• New sidewalks should be provided for existing
streets without sidewalks on at least one side.
• All new streets should have sidewalks
on both sides, in order to accommodate
increased pedestrian movement as a result of
intensification.
• New streets should be designed and laid out
based on a grid pattern, including extensions of
and connections to existing surrounding streets.
• Where new streets are created, block lengths
should generally be short,175 metres or less as
measured from intersection to intersection.
Figure 27: Streets should provide for the needs of pedestrians and cyclists while balancing their vehicular function. All streets should
provide a wide pedestrian clearway, as well as a generous zone for street trees and furniture.
Bowmanville East Urban Centre Urban Design Guidelines 27
5.2.2 King Street
King Street is the heart and soul of downtown
Bowmanville and the main spine of the Bowmanville
East Urban Centre. As the community evolves, King
Street will continue to play its role as the main street.
The highly walkable, attractive and active character
of King Street through the historic downtown will
be extended through the entire Bowmanville East
Urban Centre. It will have a dual function both as a
destination for shopping and civic life, as well as a
connector that links the Bowmanville Creek valley in
the west with the Soper Creek valley in the east, and
all points in between. King Street will be the highest
priority for streetscape enhancements and quality.
• Provide wide sidewalks on both sides of the
street that feature:
— Special unit paving that references the rich
history of Bowmanville, with distinct colour
and textures;
— Public art, particularly at visually prominent
locations, as stand-alone elements or
integrated with the streetscape furnishings;
— Wayfinding that creates a distinct identity
for the Bowmanville East Urban Centre, and
provides orientation for area destinations and
businesses;
— A coordinated family of street furniture and
elements, such as poles, lighting, and seating;
and
— Low level planting along the sidewalks
wherever space permits, e.g. in bump -outs
and tree planters.
• Provide street trees on both sides of the street,
with preference for soil cells to provide the
needed soil volumes under sidewalks.
• Continue the streetscape character exhibited by
the historic downtown through the Downtown
Corridor and East Business District, including
provision of narrow vehicular travel lanes, on -
street parking, wide sidewalks, and streetscape
enhancements such as decorative paving,
seating and pedestrian -scaled street lighting.
New streetscaping should be compatible with
the historical-themed streetscaping in the
historic downtown without needing to be the
same, i.e. it may reflect the contemporary nature
of surrounding new development.
• Ensure pedestrian clearways are a minimum of
2.0 metres on both sides of the street.
Provide clear and direct connections to existing
and planned trails within the creek valleys at
each end of Bowmanville East Urban Centre.
Enhance the gateway experience of the creek
valleys as thresholds to the Bowmanville
East Urban Centre through streetscape
enhancements, public art, lighting, and planting
design.
28 Bowmanville East Urban Centre Secondary Plan
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5.2.3 Temperance Street
Temperance Street is an important cross street to
King Street in the downtown. It forms a civic spine,
connecting Rotary Park, City Hall and its plaza,
the Library, the Post Office, Clarington Museum
and Archives, and two churches. To reinforce this
symbolic role, Temperance Street should have an
enhanced streetstcape that expands the function
of the public spaces along it and provides new
opportunities for programming and events in the
historic downtown.
Create a shared street treatment along some or
all of Temperance Street that features:
— A continuous decorative hard surface
encompassing driving, cycling and walking
zones. The paving surface should be flush
(curbless) to permit flexibility in programming
when the street is closed for events;
— Wayfinding that creates a distinct identity,
and provides orientation for adjacent civic
buildings, public spaces, and businesses;
— A coordinated family of street furniture and
elements along it, such as poles, lighting, and
seating; and
— Street elements such as tactile paving,
benches, planters, trees, bollards, and bike
parking that provide definition within the
shared space and delineate vehicular travel
zones from pedestrian- and cycling -only
areas.
Provide street trees on both sides of the street,
with preference for soil cells to provide the
needed soil volumes under sidewalks.
Provide direct connections to adjacent public
spaces, including design continuity between
City Hall plaza and Temperance Street,
The shared street treatment should be
prioritized between Church Street and King
Street, linking City Hall with Bowmanville's main
street. This streetscaping can be extended to
link Rotary Park and Wellington Street.
Church
Street
west
King Street
Legend
Natural Heritage System
Water Bodies
Civic Greens
City Hall Plaza
Priority Area for Shared Street
Potential Additional Area for Shared Street
Queen Street
Figure 29: Temperance Street as Shared Street
30 Bowmanville East Urban Centre Secondary Plan
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Figure 3 :swr street designs provide pedestrian -oriented street aping elements across the entire right-of-way, f m building
Qm %b abgAc While accommodating vehicles and/or parking, the shared street design prioritizes active transportation. ban
be dosed to vehicular traffic events or seasonally, providing afGaeurban plaza for gathering and activities.
Bowman7HeEast Urban Centre Urban Design Guidelines 31
5.2.4 Streets with Active Transportation Links
Many streets in the Bowmanville East Urban Centre
are planned for active transportation links. This
means that cycling is encouraged. The design
configuration will need to be determined through
further study, for example, whether uni- or bi-
directional cycle tracks, multi -use paths, or signed
bike routes are most appropriate. It will be important
to also maintain generous pedestrian clearways
on these streets; space for active transportation
facilities is preferred to come from the vehicular
zone through a `road diet:
Prioritize separated and protected cycling
facilities with buffering to vehicular traffic
inclusive of grade differential and spatial
separation.
Ensure signage and pavement markings clearly
identify cycling zones, including, at intersections,
both cycling and pedestrian crossings.
Provide cycling signalization where warranted,
for example at major streets with high traffic
volumes.
Ensure continuity and safe turn movements
between other cycling facilities and off -road
trails.
Figure 31: Example of on -street painted bicycle lanes with bike boxes and cross -ride.
32 Bowmanville East Urban Centre Secondary Plan
Figure 32: Example of a protected bicyle facility, separated by physcal buffers to the vehicular and pedestrian portions of the right-of-
way.
Bowmanville East Urban Centre Urban Design Guidelines 33
5.3 Public Open Spaces
There is a diversity of existing and planned public
spaces within the Bowmanville East Urban Centre
that will create a wide range of recreational
opportunities. Public spaces will be linked by the
street system to create an interlinked public realm
network.
New public open spaces may be publicly owned, or
they may be Privately Owned Public Spaces (POPS),
at the discretion of the Municipality of Clarington.
The following guidelines apply to both; there is no
difference in design intent based on ownership.
5.3.1 General Public Space Guidelines
• Open Spaces should be visible to and accessible
from adjacent streets.
• Sidewalks, trails and multi -use paths should
provide direct connections to open spaces.
• Viewing opportunities to the Natural Heritage
System should be provided.
• Apply Crime Prevention Through Environmental
Design principles.
5.3.2 Civic Green Parks
Rotary Park is a traditional green civic park that
provides a multi -functional green space for the
community, and includes walking, seating, viewing,
covered areas, lawn areas, decorative landscaping,
and trees. Rotary Park provides access to the
Bowmanville Creek Valley at the southern end
of Temperance Street. At the northern end of
Temperance Street, the green area around the
Clarington Museum and Archives has a similar
character, with walking, seating, picnic, landscaping
and treed areas. Together, these Civic Green Parks
anchor each end of the Temperance Street spine.
Maintain the green character through extensive
soft surface and planted areas.
New amenities and facilities should be
compatible with their passive recreational
character.
Consider enhancements to the Clarington
Museum and Archives, such as:
— Expanding amenities by providing, seating,
additional pathways, a pavilion, interpretive
signage, or small games; and
— Creating strong linkages to Temperance
Street, on each side of the Clarington
Museum and Archives (62 Temperance
Street), with outdoor walkways incorporating
a shade structure, seating, public art or other
landscape elements.
34 Bowmanville East Urban Centre Secondary Plan
5.3.3 Public Squares and Parkettes
As the Bowmanville East Urban Centre intensifies,
it is important that new public open spaces are
provided to keep pace with the growth of new
residents, employees and visitors. Public Squares
and Parkettes will be the primary new public open
spaces, located and designed in conjunction with
new development.
Public Squares and Parkettes are small open spaces
that have a concentrated variety of amenities within
them that attract a full range of users. They are more
urban in character than typical suburban parks, and
will be sprinkled throughout the highly walkable
urban fabric. They complement surrounding retail
and residential uses by providing a place for those
uses to spill out into in the form of both passive
recreation and small-scale active recreation.
Public Squares and Parkettes will range in size and
amenities based on the size of development. It is
a goal to provide a large Public Square or Parkette
within each Character Area as a focal point. Other
Public Squares and Parkettes will be provided in
conjunction with development at the discretion of
the Municipality of Clarington.
In the Bowmanville East Urban Centre, Public
Squares will typically range from approximately
400 square metres to 3,500 square metres, and
may be up to 10,000 square metres. Parkettes
will range from 5,000 to 10,000 square metres.
Public Squares and Parkettes should have a
minimum frontage of 20 metres along public
streets. Larger Public Squares and Parkettes
should have longer street frontages. Generally,
the ratio of street frontage to depth should not
exceed 1:1.5. An exception to this ratio would
be a linear Parkette that connects multiple
development blocks with a continuous public
realm experience.
Adjacent uses should address the Public
Squares and Parkettes with a frontal appearance
inclusive of windows and doors. Public Squares
and Parkettes shall not be located adjacent to
loading areas, garbage areas or blank walls.
Public Square and Parkette design should
consider or be inclusive of the adjacent public
right of way.
Prioritize locating Public Squares and Parkettes
in locations that receive sunlight in the
afternoon hours during shoulder seasons.
Public Squares that are located along King
Street and are the focal points of Character
Areas should be located with a minimum of 30
metres of frontage along King Street where
possible.
At a minimum, Public Squares and Parkettes
should provide trees, seating, a hard surface
walkway or plaza area, waste/recycling
receptacles, bicycle facilities, lighting, and at
least one other amenity. Larger Public Squares
and Parkettes will provide more amenities.
Public Squares and Parkettes should incorporate
a range of active and passive recreational
amenities, such as Multi -Use Paths, children's
play structures, multi -purpose play courts, water
play, shade structures, gathering areas, public
art, and/or unprogrammed flexible space for
patios or small events.
Features and amenities within specific Public
Squares and Parkettes will vary depending on
need and context. Consider providing alternative
amenities to those of nearby existing and
planned Public Squares and Parkettes so there
is a diversity of options within the Bowmanville
East Urban Centre.
• Public Squares and Parkettes should provide
direct connections to street sidewalks, trails,
Multi -Use Paths, and all adjacent building
entrances.
• Public Squares and Parkettes should incorporate
special paving treatments at formal entries,
seating areas, and patio/event spaces.
Depth
Maximum
1.5 x Frontage
i I
Frontage
Minimum
20m
I� �I
Street
Figure 34: Parkette Diagram
36 Bowmanville East Urban Centre Secondary Plan
5.3.4 Slivers and Connections
The Bowmanville East Urban Centre is an urban
setting that prioritizes walkability, and there will be
many small public open spaces that complement
the primary open space system, such as mid -block
connections, sliver parks, forecourts, courtyards,
mews and other micro spaces. These types
of spaces will be provided where the size of
development, and therefore the corresponding size
of the public realm, is small. They have a variety
of functions, including as miniature Parkettes, as
enhancements to the public right of way (e.g. wider
sidewalks, additional street trees), providing finer
grain pedestrian movement, or as moments of
landscaped beauty.
• Adjacent uses should address Slivers and
Connections with a frontal appearance such as
with windows or doors.
• Slivers and Connections should provide a clear
link with or extension of the adjacent public
right of way.
• Provide appropriate surfaces and landscaping.
Generally, their small size will require a hard
surface that functions as an extension of the
sidewalk.
• Where space permits, provide trees and seating.
Consider additional amenities such as public art,
shade structures, and planting beds.
• Ensure clear sight lines and path of travel to
all adjacent building entrances and the public
sidewalk.
• Planting and amenities should have a consistent
design, landscape and material palette with the
adjacent right of way or public space.
• Ensure Slivers and Connections are adequately
lit by pedestrian scale lighting or from the
surrounding streets.
38 Bowmanville East Urban Centre Secondary Plan
Figure 36: Forecourts and sliver parks can augment the sidewalk by providing small places to sit or gather.
Figure 37: Courtyards and interior block spaces can provide a quieter form of public space. They should be visible and accessible
from the surrounding street network.
Figure 38: Mid -block connections provide pedestrian porosity through the centre of blocks and can be small amenity spaces in
themselves.
Bowmanville East Urban Centre Urban Design Guidelines 39
5.4 Multi -Use Paths
Over time, a network of shared pedestrian/cycling
routes may be implemented in the Bowmanville
East Urban Centre in the form of Multi -Use Paths.
Their function is to enhance active transportation
within the Urban Centre and to adjacent active
transportation systems. Multi -Use Paths may
be located within road rights -of -way, or within
public open spaces such as the valley lands. They
complement the street network.
• Multi -Use Paths should be planned and located
to extend the active transportation network
beyond the existing street network including
frequent connections with the street network.
• Separate Multi -Use Paths from vehicular travel
through horizontal and/or vertical offsets.
• Multi -Use Paths should be a minimum of 3
metres in width.
• Ensure the surface of Multi -Use Paths is a
hard surface, with continuous flush grading at
intersections and driveways.
• Ensure street crossings are marked and signed.
Figure 39: Multi -use paths can be provided in the valley land
areas, incorporating amenities such as seating, shelters and
lookouts.
Provide trees and landscaping on both sides of
Multi -Use Paths, space permitting.
Where Multi -Use Paths are located adjacent
to pedestrian -only zones such as sidewalks or
public open spaces, ensure there is appropriate
separation and buffering, including design
elements such as tactile paving, bollards,
planting, buffer strips, signage, pavement
markings, and/or small grade separations (e.g.
raised curb).
Figure 40: Multi -use paths along rights -of -way should be
separated from vehicular travel lanes, for example, by planting
buffer and grade shifts.
40 Bowmanville East Urban Centre Secondary Plan
5.5 Schools
The Bowmanville East Urban Centre is well served
by schools that are within or immediately adjacent
to it, which can be reached easily on foot. As the
population continues to grow, there may be a need
for additional school space, either within the existing
sites or in a new site. As an intensifying downtown,
it is anticipated that additional school capacity
within the Bowmanville East Urban Centre will take
on an urban character. School sites and buildings
will be designed to have a compact footprint, and
may be mixed vertically or horizontally with other
compatible uses. The following guidelines are
primarily intended for new school sites in a mixed -
use context.
• Schools shall be located within a 5-minute
walking distance to most residents. Locations
south of King Street are preferred, where they
will have better spacing from the existing
schools to the north of the Bowmanville East
Urban Centre.
• School sites will be compact and may consider
shared uses, such as co -location with public
parks to share facilities, and/or shared parking.
• Schools shall be accessible by various modes
of transportation, including transit, walking and
cycling. School bus drop off zones, if required,
should minimize space needs, such as by being
located along public streets as layby lanes.
• School sites and adjacent streets should
prioritize pedestrian and cycling access and
safety through:
— Visibly marked and signed bicycle routes
and pedestrian crosswalks, with appropriate
lighting; and,
— Visibly marked pedestrian crosswalks with
appropriate lighting and signage.
• Multi-storey school buildings are preferred, to
provide compact footprints that minimize space
usage. They may be integrated with other uses
and development, such as within the podium
level of residential buildings.
• School buildings shall have one or more
dedicated, highly visible and well -articulated
entrances facing public street(s) for the
exclusive use of the school. Entrance design
shall provide for student comfort and amenity
through:
— Large canopy or other weather protection
over the main doors;
— Forecourt space for student gathering,
including seating and planting; and,
— Proximity and direct sidewalk connection to
bus drop off and/or transit.
Figure 41: Urban -scaled mixed -use schools. Precedents:
Crosstown Elementary School in Vancouver and Jean Lumb
Public School / Canoe Landing Community Centre in Toronto
Bowmanville East Urban Centre Urban Design Guidelines 41
6.0 Natural and Cultural Heritage
6.1 Natural Heritage/Valleyland
The Bowmanville Creek is the primary natural
feature within the Bowmanville East Urban Centre
boundary. It will function as the primary passive
recreational resource for the community, providing
a place to walk, sit, enjoy nature and escape from
the urban environment. There is a tributary of Soper
Creek within the eastern edge of the Bowmanville
East Urban Centre boundary, which provides
connectivity to the main Soper Creek Valley. The
Soper Creek tributary has a similar, though lesser,
role as Bowmanville Creek.
• Provide visual and physical connections to the
creek valleys from adjacent sidewalks, trails and
active transportation facilities.
• Provide seating and viewing opportunities along
trails within the valley areas.
• Existing healthy native vegetation and natural
areas should be preserved. Areas with degraded
environmental conditions should be restored.
• Planting within the valleys and their buffers
should be native, non-invasive and self-
sustaining with a priority to habitat creation.
• Adjacent development should match grades
between properties to minimize retaining wall
requirements.
Bowmanville Creek
Extend the existing trail within the valley to the
north with, at King Street, a direct connection to
the King Street multi -use trail.
Provide a major new trail connection to
Bowmanville Creek from the Goodyear Lands
Character Area, with a bridge crossing of the
creek.
6.2 Cultural Heritage
These guidelines inform the design of new
structures on or adjacent to properties of heritage
value. The principles and objectives are applicable
to all scales, from additions to low rise residential
buildings to the significant redevelopment of large
sites incorporating one or more heritage buildings.
The principles of design exhibited by historic
buildings can be separated from the style of their
architectural expression and detailing. The following
guidelines do not promote the mimicry of historic
styles. Contemporary building expressions are
preferred for their ability to be compatible with
heritage resources, as they avoid being derivative,
and their materials and detailing contrast, thus
emphasizing the unique qualities of the heritage
• New development shall not destroy historic
materials, features, and spatial relationships that
characterize a property or site.
• New development should be visibly
differentiated from the old, achieving
compatibility primarily through harmonious
scale, massing, facade articulation and
materiality.
• New development shall reference the street
wall height of adjacent heritage buildings by
matching street wall heights or by providing a
strong cornice line or other datum line in the
facade design.
• New development shall reference the heights
and proportions of adjacent and surrounding
heritage buildings in:
— First floor height;
— Sign band height;
— Window height, size and proportion in the
street wall;
— Entrance frequency, position and height; and,
— Vertical rhythm in the street wall as
articulated in architectural bays, window
alignments, or columns.
New development should provide a minimum 10
metre setback or step back to existing, distinct
architectural features such as towers and
cupolas.
42 Bowmanville East Urban Centre Secondary Plan
Figure 42: New development references datum lines in
the heritage building, including roof lines, eave lines, and
vertical proportions. The new development creates a sense
of separation and distinctness from the heritage building
through a recess (shadow line) where it is joined, and by using
a distinctly different material (glass).
Figure 44: New development maintains a similar street wall
height as the heritage building, with taller elements of the new
development stepped back. The rhythm of punched windows
with vertical orientation references the heritage facade. Where
they join, the recess and high quality but contrasting materials
does not compete with the heritage building, and allows each
to contribute to a high quality street frontage.
Figure 43: The heritage building reads as a distinct expression
while being framed by new development that has similar
massing and articulation.
Figure 45: Taller components of new development are stepped
back from the primary heritage facade.
Bowmanville East Urban Centre Urban Design Guidelines 43
7.0 Character Areas
7.1 Goodyear Lands Character Area
The Goodyear Lands Character Area will be a
new mixed use district within the Bowmanville
East Urban Centre, replacing a former industrial
use. In contrast to the broader Urban Centre, the
streets, blocks, and public spaces of the Goodyear
Lands Character Area will be created from scratch.
This affords the opportunity to implement best
practices for urban design and placemaking. New
development shall have regard for the design
guidelines in this document, with a particular focus
on:
• Creating a safe, attractive, and connected public
realm that comprises the street network, new
public open spaces, and the Bowmanville Creek.
• Maximizing connectivity between the Goodyear
Lands Character Area and the existing urban
fabric.
• Ensuring streetscapes and new public open
spaces have a high quality of design inclusive
of paving, seating, street furniture, lighting, and
planting.
• Establishing a pedestrian scaled street wall, with
active uses facing all public streets and spaces.
• Providing a distinct sense of character within
the precinct, inclusive of landmark elements in
the built form or landscape.
A demonstration plan has been prepared to illustrate
how the design guidelines could be applied to the
Goodyear Lands Character Area.
The following guidelines provide additional design
requirements specific to the Goodyear Lands
Character Area.
44 Bowmanville East Urban Centre Secondary Plan
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OSED TRAILS
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Figure 46: Demonstration Plan for the Goodyear Lands Character Area
Bowmanville East Urban Centre Urban Design Guidelines 45
7.1.1 Street and Block Network
Create a grid network of new streets that
provides connectivity throughout the Goodyear
Lands Character Area, including providing
access to the Bowmanville Creek.
Link new streets to Queen Avenue, Hunt Street,
Nelson Street, and Durham Street.
Prioritize the safety and experience of
pedestrians within the streetscape design by
providing:
— a minimum 2.0 metre pedestrian clearway on
both sides of the street;
— street furniture distributed throughout the
district inclusive of seating and bicycle lock
up;
— street trees on both sides of the street,
ensuring 30 cubic metres of soil volume per
tree; and,
— crosswalks at all intersections.
Provide cycling facilities within the Goodyear
Lands Character Area that provides continuous
links from north to south, including to the
Bowmanville Creek valley.
46 Bowmanville East Urban Centre Secondary Plan
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---••—••- Goodyear Land Boundary
Potential Building Footprints
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4--10- Street Connection
4... * Pedestrian or Street Connection
Figure 47: Goodyear Lands Character Area Location for New Connections
Bowmanville East Urban Centre Urban Design Guidelines 47
7.1.2 Parks and Open Space Network
Create a central public realm spine linking
Queen Street, via Devitts Lane, to the
Bowmanville Creek valley. The spine can take
a variety of forms such as promenades along
streets or lanes, wide mid -block connections,
one or more linked Parkettes, or a high quality
shared street. Design characteristics shall
include the following:
— Provide a continuous pedestrian and cycling
connection within the spine, linking the
sidewalk on Queen Street with the trail in the
Bowmanville Creek valley;
— Provide amenities along the spine such as
seating, pubic art, patio spaces, and children's
play; and
— Create a larger Parkette at the terminus of
the spine adjacent to the Bowmanville Creek
valley, with a trail head to the valley trail.
Provide placemaking within the public realm
that celebrates the site's heritage through
interpretive signage and landscape elements.
48 Bowmanville East Urban Centre Secondary Plan
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Figure 48: Examples of linear public spaces that have a variety of amenities including passive recreation, playgrounds, plazas and
seating.
Figure 49: Placemaking elements within the public realm can celebrate the industrial heritage of the Goodyear Lands Character Area
by landscape references to former artifacts and uses, and by interpretive signage.
Bowmanville East Urban Centre Urban Design Guidelines 49
7.1.3 Built Form
• Building heights should be tallest nearest the
Bowmanville Creek valley, in the centre of the
site. Building heights shall decrease towards
existing low-rise residential. Buildings, or
portions thereof, within 30 metres of existing
low-rise residential should generally be a
maximum of 3 storeys in height. Note this does
not apply along the southern edge of of the
Goodyear Lands Character Area, where a future
development, adjacent to the Goodyear Lands,
will provide a transition to the existing low-rise
residential.
• Increased building heights above that permitted
by the Secondary Plan may be considered,
provided that taller development:
— Is located near the Bowmanville Creek
valley, away from nearby existing low rise
neighbourhoods;
— Does not have significant visual, privacy or
shadow impacts on existing neighbourhoods;
— Is of exceptional design quality, with landmark
architectural treatment; and,
— Provides enhanced public realm benefits such
as plazas, mid -block connections, parkettes,
public art and/or community amenities such
as daycare or community space.
• Buildings shall face all new streets and public
spaces internal to the Character Area (i.e, all
open spaces except the Bowmanville Creek
Valley) with a frontal expression inclusive of
windows, doors, balconies, stoops, and other
architectural elements.
• A minimum of 50% of the Bowmanville Creek
valley shall be visible to and accessible from new
public roads, without building frontage.
• Provide retail and/or commercial opportunities
at the heart of the neighbourhood, clustering
around the principal street(s) and public spaces
including the spine.
• In addition to the stepback requirements of
these Guidelines, buildings within the Goodyear
Lands Character Area of 9 or more storeys in
height should incorporate an additional 1.5 metre
minimum step back within the top two storeys
where they face public streets or public spaces.
Street
Figure 50: Additional Step -back for Tall Buildings within the
Goodyear Lands Character Area
50 Bowmanville East Urban Centre Secondary Plan
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—••—••—••- Goodyear Land Boundary
Potential Building Footprints
Natural Heritage System
Water Bodies
Height Peak
Height Transition
Maximum 3 Storeys
Potential Additional Height
With Landmark Design
Figure 51: Goodyear Lands Character Area Building Heights and Transition
Bowmanville East Urban Centre Urban Design Guidelines 51
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--- --- Goodyear Land Boundary
F-----1 Potential Building Footprints
Natural Heritage System
Water Bodies
Visibility/Accessibility To
1 1 Bowmanville Creek Valley
Figure 52: Goodyear Lands Character Area Bowmanville Creek Valley: Minimum 50% Visibility and Accessibility
52 Bowmanville East Urban Centre Secondary Plan
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Retail/Commercial Frontages
Figure 53: Goodyear Lands Character Area Retail/Commercial Frontages
Bowmanville East Urban Centre Urban Design Guidelines 53
7.2 Residential Neighbourhoods
Character Area
The following guidelines apply to significant
changes to sites within the existing Residential
Neighbourhoods Character Area, including infill
redevelopment, replacement dwellings, major
additions, additional dwelling units on a lot, and
major facade remodeling. New development in
Residential Neighbourhoods Character Areas shall
have regard for the general design guidelines in this
document and the Clarington General Architectural
Design Guidelines.
7.2.1 Siting and Organization
Buildings should be placed in relation to the
streetscape and immediate neighbours. New
development should have a set back consistent
with the predominant set back along the street.
Generally, locate new development close to the
street edge to frame streetscapes.
Site new development to preserve existing trees.
7.2.2 Building Design and Articulation
Ensure the massing of new buildings is generally
consistent with the massing of other buildings
along the streetscape as seen from the street
edge. Taller building elements should be located
with greater set back from the street edge.
Building massing and architectural design
should reference the architectural treatment of
existing buildings along the streetscape or in
the immediate neighbourhood. The objective is
to ensure new development is compatible with
existing buildings by incorporating similarities
in design language, not to replicate existing
buildings. Building references can include
similarities in:
— Building shape;
— Roof lines and profile;
— Principal massing elements such as bays,
projections, floor heights, and entrance
treatments;
— Architectural features such as porches,
stoops, chimneys, columns, frieze boards and
other details;
— Datum lines such as cornices, base courses,
bays, and window alignments;
— Proportions; and,
— Materials.
7.2.3 Vehicular Access and Parking
Parking, including garages, should be designed
and located to minimize their impact on the
streetscape. Parking should be located at the
side or rear of principal buildings.
Front -facing garages attached to the main
building should not occupy more than 50% of
the building's width.
Driveways should be located and spaced
to reinforce the rhythm of the streetscape
including the ability to provide street trees in the
boulevard.
54 Bowmanville East Urban Centre Secondary Plan
Figure 54: The multi -unit infill building (right) maintains the street character through similar setback to the the existing homes. Taller
elements of the infill building are located at the corner, and parking is located behind the building.
.EL, s -
Figure 55: The new dwelling, while modern, references many characteristics of the existing buildings along the streetscape including
massing, setback, prominent entry, and roof form.
Figure 56: This infill project preserves a single detached house while intensifying with row housing that has a compatible scale and
character with the existing streetscape.
Bowmanville East Urban Centre Urban Design Guidelines 55
56 Bowmanville East Urban Centre Secondary Plan
Attachment 6 to
Report PDS-003-24
Summary of Technical Background Reports
Report
Key Findings and Next Steps
The Phase 1 Technical Report (April 16, 2019) was prepared by
Phase 1
SvN as part of Phase 1 of the project. The report provides an
Technical Report
analysis of background conditions, including review of existing
conditions, policy and zoning evaluation, analysis of public realm
and transportation, municipal servicing, sustainable development
and affordable housing. Public engagement feedback gathered
from Phase 1 of the project was summarized into a series of key
messages. The outcomes of this review, including public
engagement feedback, informed the issues and opportunities,
identification of key project areas, and creation of a
redevelopment concept for the Bowmanville East Urban Centre
area in Phase 2.
Existing
Separate existing conditions reports were prepared by AECOM
Conditions
for the Bowmanville East Urban Centre (February 25, 2019) and
Reports
the Goodyear Lands (September 16, 2020). The report provides
(Available on
an analysis of existing servicing infrastructure for the
request)
Bowmanville East Urban Centre and the Goodyear Lands. A
summary of the findings is below;
Bowmanville East Urban Centre
The study area is currently serviced by a mature sanitary
sewage collection system consisting of local sewers being less
than 375mm in diameter and trunk sanitary sewers being equal
to or greater than 375mm in diameter. Investigations of the
capacity of the existing sanitary sewer within identified Drainage
Areas found that sanitary pipes at the downstream end of the
service area have existing excess capacity.
The study area is currently serviced by a network of local
watermains, generally 300mm in diameter and less, and 400mm
diameter feedermains located along King Street, Scugog St
north of King St, Division Street from the water tower south to
Queen St and extending further south through the Goodyear
Lands.
Goodyear Lands
The project team has no formal records of how the Goodyear
Lands are currently serviced. Based on a review of the Regional
Sanitary Sewage Collection System plans, it is assumed that site
is currently serviced by the existing 300mm sanitary sewer
located on Queen Street. The Queen Street sanitary outlets to
the Region's trunk sanitary sewer system located on Ontario
Street. The Goodyear Lands are located in close proximity to the
Region's trunk sanitary sewage collection system located on
Ontario Street and along the west side of the Bowmanville
Creek. The servicing options for the development of the
Goodyear Lands are either to provide a sanitary sewage
pumping station and connect to the existing sanitary sewer on
Ontario Street, or to connect to the existing trunk sanitary sewer
along the west side of the Bowmanville Creek by means of a
trenchless water crossing of the creek.
The former Goodyear lands has an existing 400mm feedermain
located along the north and east boundary of the site. Linear
infrastructure upgrade needs to facilitate the delivery of an
adequate water supply to future development on the site will be
minimal. Consultation with the Region will be completed to
understand any constraints related to storage and treatment
needs and the timing of any such improvements to the Region's
water supply system.
The project team has no formal records of the existing private
storm sewers that may service the existing lands. Regardless,
the existing system, if one exists, would likely be deemed
insufficient to service the re -development of the lands. The re-
development of the former Goodyear lands will provide an
opportunity to provide a new storm sewer system and any
necessary quantity / quality control measures as prescribed by
the Central Lake Ontario Conservation Authority (CLOCA).
Phase 2
The Phase 2 Technical Report (April 21, 2023) was prepared by
Technical Report
SvN as part of Phase 2 of the project. The report provides an
overview of work completed in Phase 2 of the project, including
the redevelopment concept for the Bowmanville East Urban
Centre, results of public engagement activities, summary of
technical reports, preliminary policy directions and next steps.
The preliminary policy directions emerged based on outputs
from Phase 1 and Phase 2 work, including the establishment of
five character areas, streamlined land uses, height and built form
that allows the tallest buildings within the East Business District
and Goodyear Lands, and improvement to the public realm and
active transportation network.
Goodyear Lands
The Goodyear Lands Transportation Impact Study (November
Transportation
2023) was prepared by AECOM as part of Phase 2 of the
Impact Study
project. The report assesses the existing traffic conditions in the
vicinity of the Goodyear Lands, forecasts future traffic volumes
associated with the new land use, assess the future operations
at intersections in the vicinity of the subject lands, and identify
operational concerns, safety concerns and any required
mitigation measures where appropriate.
The TIS conducted traffic operations analysis for both existing
and future conditions. Due to the existing built form and its
limited space for significant intersection improvements, no
network modifications beyond those already planned and
discussed were implemented into the modeling. The analysis
showed generally worsened operations throughout the network
as a result of the significant increase in population and
employment in the Secondary Plan Area.
Due to the significant growth anticipated, several of the key
signalized intersections along the King Street and Liberty Street
corridors will begin to see at -capacity conditions, characteristic
and consistent with a dense and mature urban environment.
This is generally anticipated to lead to increased use of the area
local road network, as vehicles are encouraged to shift to more
direct minor streets to avoid the capacity issues. The TIS
concludes that despite some of the operational and capacity
concerns identified in the assessment, the development of the
Bowmanville East Secondary Plan area reflects a more
sustainable development program and provides an opportunity
to encourage a new lifestyle for residents and workers with the
implementation of major transit improvements (i.e., DIRT PULSE
service, Bowmanville GO Station, etc.) and an expansion of the
active transportation network.
In general, the build -out of the Goodyear Lands does not
significantly affect the road network operations compared to
those in the Future Background Conditions resulting from the
anticipated build out of the Secondary Plan study area.
The TIS recommends additional transportation review and study
as development comes to fruition, including additional
transportation and traffic impact studies as part of the
development approvals for process for submitted Draft Plans for
Subdivision and Site Plans. In addition, future coordination with
Durham Region Transit is encouraged in order to monitor future
service demand needs, plan for transit routes along arterial and
collector roads, and ensure that sufficient space is protected for
transit stops as part of the road right-of-way.
Goodyear Lands I The Goodyear Lands Functional Servicing Report (December 6,
Functional 12023) was prepared by AECOM as part of Phase 2 of the
Servicing Report I project. The report provides guidance on the provision of water,
wastewater and stormwater infrastructure required to service the
Goodyear Lands. The functional servicing analysis was
undertaken on the basis of the Demonstration Concept Plan
developed by SvN.
Regarding water servicing, the analysis found that there were no
general concerns with providing a sufficient supply of water to
the Goodyear Lands, given the site has a 400mm feedermain
located on it. Pending the ultimate location of the proposed
building footprints, there may be a need to assess during the
development approvals stage whether relocation and/or other
protective measures would be required.
Regarding wastewater servicing, the analysis found that the
Region do not have any sanitary capacity design sheets that
they have confidence in for assessing capacity of the existing
collection system. The Region's expectation is that a new
sanitary sewer along Hunt Street, south of the Goodyear Lands,
is required to service the Goodyear Lands and other
development that may contribute to the sanitary sewer along
Hunt Street. The report recommends that there be a detailed
assessment of capacity of the Hunt Street sanitary sewer
undertaken during the development approvals process to
determine if external improvements are required to service the
Goodyear Lands. The Region pf Durham has advised they are
preparing a sanitary model for this area and as such the tools
will be available in the future to complete an assessment with
confidence.
Regarding stormwater servicing, the analysis identifies the need
for a new stormwater management facility to manage the runoff
from the Goodyear Lands. This is recommended to be located at
the south west portion of the site and the area is anticipated to
be between 0.6 to 1.2 hectares. Modifications to the existing
Municipal storm sewer would be required to implement this
concept plan, including a potential new facility to treat existing
runoff. It is recommended that the Municipality of Clarington and
the landowner prepare a Master Drainage Report to determine
the preferred solution for the management of runoff from the
Goodyear Lands and the broader area currently serviced by the
existing stormwater sewer system.