HomeMy WebLinkAbout2024-01-22 Joint
Joint General Government and Planning and
Development Committees
Post-Meeting Agenda
Date:January 22, 2024
Time:5:00 PM
Location:Council Chambers or Microsoft Teams
Municipal Administrative Centre
40 Temperance Street, 2nd Floor
Bowmanville, Ontario
Inquiries and Accommodations: For inquiries about this agenda, or to make arrangements for
accessibility accommodations for persons attending, please contact: Laura Preston, Temporary
Records Administrator, or at 905-623-3379, ext. 2104 or by email at lpreston@clarington.net.
Alternate Format: If this information is required in an alternate format, please contact the
Accessibility Coordinator, at 905-623-3379 ext. 2131.
Audio/Video Record: The Municipality of Clarington makes an audio and/or video record of
Council and Committee meetings. If you make a delegation or presentation or attend, the
Municipality will be recording you and will make the recording
public by on the Municipality’s website, www.clarington.net/calendar.
Noon Recess: Please be advised that, as per the Municipality of Clarington’s Procedural By-law,
this meeting will recess at 12:00 noon, for a one hour lunch break, unless otherwise determined by
the Committee.
Cell Phones: Please ensure all cell phones, mobile and other electronic devices are turned off or
placed on non-audible mode during the meeting.
Copies of Reports are available at www.clarington.net
The Revised Agenda will be published on Friday after 3:30 p.m. Late items added or a change to
an item will appear with a * beside them.
Pages
1.Call to Order
2.Land Acknowledgement Statement
3.Declaration of Interest
4.Announcements
5.Presentations/Delegations
5.1 Delegation by Patricia Conlin and Terry Rekar, Regarding a Request to
Improve Services to Residents Through the Implementation of the
Strategic Plan
5.2 Delegation by Rick McEachern, Regarding a Request for Proper
Maintenance of the Waverley Place/Bowmanville Museum
4
6.Consent Agenda
6.1 FSD-001-24 - 2024 Interim Financing Bylaw 12
6.2 FSD-002-24 - RFP2023-9 Architectural Engineering Services for
Renovation of Clarington Fire Station 1
17
6.3 FSD-003-24 - DC and CBC Background Studies and Draft By-Laws 22
6.4 LGS-001-24 - Nuisance Wildlife Feeding 27
6.5 PDS-001-24 - Proposed Heritage Permit Application; Alterations to
Designated Heritage Property: 6966 Highway 35/115 Kirby Church, Kirby
(Designation By-law 96-164)
32
6.6 Correspondence from Brad Smith, Chair, Orono Town Hall Board,
regarding a 2024 Funding Request
53
(Councillor Woo intends to introduce the attached motion)
7.Items for Separate Discussion
8.Unfinished Business
9.New Business
Joint Committees Agenda
January 22, 2024
Page 2
9.1 Ontario Works Rate (Councillor Elhajjeh)56
*9.2 Consultation on the Future of Natural Gas Expansion and Home Heating
Affordability (Mayor Foster)
10.Public Meetings
10.1 Public Meeting for a Proposed Temporary Use Zoning By-law
Amendment to Permit a Temporary Home Sales Office
59
Location: 2102 Green Road, Bowmanville, being Part Lot 16,
Concession 2, former Township of Darlington
Applicant: Countrywide Homes at Bowmanville Inc.
Planner: Nicole Zambri, Senior Planner
10.1.1 PDS-002-24 - Application for a Rezoning to Permit a
Temporary Home Sales Presentation Office for Three Years
61
10.2 Public Meeting for the Bowmanville East Secondary Plan Update 72
Planners: Emily Corsi, Principal Planner; Lisa Backus, Manager of
Community Planning
10.2.1 PDS-003-24 - Bowmanville East Urban Centre Secondary Plan
Update
111
10.3 Public Meeting for the Bowmanville West Urban Centre and Major
Transit Area Secondary Plan Update
255
Planners: Sylvia Jennings, Planner I; Sarah Allin, Principal Planner; Lisa
Backus, Manager of Community Planning
10.3.1 PDS-004-24 - Bowmanville West Urban Centre and Major
Transit Station Area Secondary Plan
292
11.Confidential Items
12.Adjournment
Joint Committees Agenda
January 22, 2024
Page 3
Correspondence from Rick McEachern
Page 4
Page 5
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Page 9
January 22, 2024
Mayor and Members of Council
Municipality of Clarington
40 Temperance Street
Bowmanville, Ontario
L1C 3A6
Dear Mayor Foster and Members of Council:
The Municipality of Clarington Public Library Board wishes to advise you on the present and future
state of the Waverley Place (formerly known as the Bowmanville Museum), in consideratfon of the
questfons and critfcisms that have been circulatfng.
As you are aware, the Municipality of Clarington Public Library Board assumed operatfon of the
Clarington Museum and Archives on January 1, 2020, and became the Clarington Library, Museums &
Archives (CLMA). Shortly thereafter, the museum sites were closed by the provincial government
because of the COVID-19 pandemic. In June 2023, the Waverley Place re-opened to the public and
since this tfme has welcomed over 400 visitors inside the building.
The Library Board has been accused of neglectfng the Waverley Place, which is false. Some of the false
statements have been directed at employees of the CLMA, both front-line and leadership, and we, the
Library Board, find these comments to be disrespectiul and demeaning to the incredible work that has
been accomplished, and undermines our efforts to create positfve experiences at the Waverley Place to
encourage visitors. The Library Board is exceptfonally proud of our employees at all levels, who
successfully re-opened the site last year, to the delight of the community.
The Waverley Place, like all CLMA sites, is owned by the Municipality of Clarington and operated by the
Library Board. Since 2014, the Municipality has invested $693,399 (including the planned works for
2024) into restoratfon projects for the Waverley Place.
In 2023, the Municipality conducted a Building Conditfon Assessment on the Waverley Place, a multf -
disciplinary audit on the various components of the building, to inform and prioritfze the restoratfon
work needed over the next 30 years. The projects from the report informed the capital projects that
were included in the 2024 capital program. The 2024 capital budget alone has over $500,000 of
approved projects for the exterior and interior for the Waverley Place to address and repair the column
and railing masonry, the chimney, dehumidificatfon, as well as the accessibility ramp and walkway
Page 10
repairs. Future capital budget requests will include additfonal restoratfon work to ensure the Waverley
Place is preserved for future generatfons.
The Library Board is committed to maintaining and programming the Waverley Place, as with all our
sites. Our 2024 operatfonal plans for the Museum include volunteer opportunitfes, special event
programming and regular weekend hours.
On behalf the Municipality of Clarington Public Library Board, thank you for the opportunity to convey
our gratftude for the invaluable contributfons of all CLMA staff and their ongoing commitment to
provide visitors with a strong historical connectfon to Clarington.
Respectiully,
Steven Cooke, Chair
The Municipality of Clarington Public Library Board
Tenzin Shomar, Vice-Chair
The Municipality of Clarington Public Library Board
Page 11
Staff Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: General Government Committee
Date of Meeting: January 22, 2024 Report Number: FSD-001-24
Submitted By: Trevor Pinn, Deputy CAO, Finance and Technology/Treasurer
Reviewed By: Mary-Anne Dempster, CAO Resolution#:
File Number: By-law Number:
Report Subject: 2024 Temporary Borrowing By-law
Recommendations:
1. That Report FSD-001-24, and any related delegations or communication items, be
received;
2. That the By-law attached to Report FSD-001-24, as attachment 1, be approved; and
3. That all interested parties listed in Report FSD-001-24, and any delegations be
advised of Council’s decision.
Page 12
Municipality of Clarington Page 2
Report FSD-001-24
Report Overview
The Municipality of Clarington is required to provide a by-law authorizing temporary
borrowing as part of its banking arrangements with TD Bank. This by-law is an annual
requirement and remains unchanged from prior years. Staff do not anticipate that the
Municipality will draw on this credit facility.
1. Background
1.1 Annually, Council is requested to grant authority to the Mayor and Treasurer to borrow,
temporarily, funds that may be required to meet current expenditures and liabilities of
the Municipality before the receipt of the Municipality's property taxes and oth er
revenues. These borrowings may be in the form of external or internal sources,
including inter-fund transactions.
1.2 The legal authority for these borrowings is under Section 407 of the Municipal Act, 2001.
It allows municipalities to borrow amounts between January 1 and September 30 not to
exceed 50 per cent of total estimated annual revenues and to borrow amounts between
October 1 and December 31 not to exceed 25 per cent of total estimated annual
revenues. In 2024, the Municipality is able to use the current year's revenues as a
calculation because the budget has been passed; in years where the budget is not
passed prior to the by-law, the previous year’s budget is the limit.
1.3 Consistent with prior years, the request for authority is $15,000,000. Under cu rrent
regulations, the upper limit would be more than $38,250,000 until September and
$19,125,000 from October to December.
1.4 Historically, it has not been necessary for the Mayor and the Treasurer to exercise this
authority. Staff do not anticipate utilizing the funds in 2024; however, the adoption of the
by-law is a requirement of our banking agreements.
2. Financial Considerations
2.1 The Municipality only pays interest expenses on the amount of funds that are borrowed
at any given time. If the Municipality does not borrow funds, there will be no interest
expense incurred.
3. Concurrence
Not Applicable.
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Municipality of Clarington Page 3
Report FSD-001-24
4. Conclusion
It is respectfully recommended that the temporary borrowing by-law be approved and
authority be provided. This authority provides the Municipality with contingency
borrowing capacity in the event of unknown circumstances related to collecting the
Municipality's revenues. The proposed 2023 limit remains unchanged from 2022.
Staff Contact: Trevor Pinn, CPA, CA, Deputy CAO, Finance and Technology/Treasurer, 905-
623-3379 x2602 or tpinn@clarington.net.
Attachments:
Attachment 1 – Draft By-law to authorize temporary borrowing for the year 2024
Interested Parties:
The following interested parties will be notified of Council's decision:
TD Bank
Page 14
Attachment 1 to Report FSD-001-24
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Coordinator at 905-623-3379 ext. 2131.
The Corporation of the Municipality of Clarington
By-law 2024-XXX
Being a by-law to authorize the borrowing of $15,000,000 to meet, until taxes are
collected, the current expenditures of the Municipality for the year 2024.
Whereas under Section 407 of the Municipal Act, 2001, the Municipality is empowered
to borrow for current expenditures from January 1 to September 30, up to 50 per cent
and from October 1 to December 31 up to 25 per cent, of the estimate revenues for the
year;
Now therefore the Council of the Municipality of Clarington enacts as follows:
1. That the Deputy CAO/Treasurer be hereby authorized on behalf of the
Municipality to borrow from time to time by way of operating line of
credit/overdraft facility, from the Bank holding the Municipality’s banking contract,
(hereinafter called the “Bank”), a sum or sums not exceeding in the aggregate
$15,000,000 to meet until the taxes are collected the current expenditures of the
Municipality for the year, including the amounts required for the purposes
mentioned in Subsection (1) of Section 407 of the Municipal Act, 2001, with
interest at such rate as may be agreed upon from time to time with the Bank
under the banking contract.
2. That all sums borrowed pursuant to the authority of this by-law as well as all
other sums borrowed in this year and in previous years from the Bank for any or
all of the purposes mentioned in the said Section 407, shall with interest thereon,
be a charge upon the whole of the revenues of the Municipality for the current
year and for all preceding years as and when such revenues are received.
3. That the Deputy CAO/Treasurer is hereby authorized and directed to apply in
payment of all sums borrowed as aforesaid, together with interest thereon, all of
the monies hereafter collected or received either on account or realized in
respect of taxes levied for the current year and preceding years or from any other
source which may lawfully be applied for such purpose.
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4. That the Deputy CAO/Treasurer is hereby authorized to furnish to the Bank a
statement showing the nature and amount of the estimated revenues of the
Municipality not yet collected and also showing the total of any amounts
borrowed under Section 407 of the Municipal Act, 2001, that have not been
repaid.
5. That this by-law shall become effective on the date of passage.
Passed in Open Council this ____th day of January, 2024.
_____________________________________
Adrian Foster, Mayor
_____________________________________
June Gallagher, Municipal Clerk
Page 16
Staff Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: General Government Committee
Date of Meeting: January 22, 2024 Report Number: FSD-002-24
Submitted By: Trevor Pinn, Deputy CAO, Finance and Technology, Treasurer
Reviewed By: Mary-Anne Dempster, CAO Resolution#:
File Number: RFP2023-9 By-law Number:
Report Subject: Architectural/Engineering Services for Renovation of Clarington Fire
& Emergency Services Station 1
Recommendations:
1. That Report FSD-002-24, and any related delegations or communication items, be
received;
2. That the proposal received from Ward99 Architects being the most responsive
bidder meeting all terms, conditions and specifications of RFP2023 -9 be awarded
the contract for the provision of Architectural/Engineering Services for Renovation of
Clarington Fire and Emergency Services Station 1;
3. That the $88,531.20 (Net HST Rebate) required for this project, be funded from the
EMS Station #1 Expansion account; and
4. That all interested parties listed in Report FSD-002-24, and any delegations be
advised of Council’s decision.
Page 17
Municipality of Clarington Page 2
Report FSD-002-24
Report Overview
To request approval to award RFP2023-9 to the most responsive proponent to complete
engineering design and project administration for the Renovation of Clarington Fire &
Emergency Services Fire Station 1.
1. Background
1.1 The Municipality requires the assistance of a qualified firm for the provision of
engineering design and project administration for the Renovation of Clarington Fire &
Emergency Services Fire Station 1.
1.2 A Request for Proposal (RFP) was drafted to allow the Municipality to select a qualified
Architect/Engineer Consultant to complete the engineering design and project
administration for the renovation of Clarington Fire & Emergency Services Fire Station
1.
1.3 RFP2023-9 was issued by the Purchasing Services Division and advertised
electronically on the Municipality of Clarington’s (the Municipality) website. The RFP
was structured on a two-envelope system with price being an evaluated factor.
2. Analysis
2.1 The RFP closed October 24, 2023.
2.2 The RFP stipulated, among other things, that the proponents were to provide a
description of the Firm/Consulting team, key qualifications, firm profile, highlights of past
service and experience of team members with projects of similar size, nature and
complexity, and demonstrate an understanding of the Municipality’s requirements.
2.3 Twenty-seven companies downloaded the document, and six proposals were received
(refer to Attachment 1) by the stipulated closing date and time. All proposals received
complied with Phase 1 - Mandatory submission requirements and were distributed to
the evaluation committee for review, evaluation, and scoring.
2.4 The technical proposals were evaluated and scored independently by the members of
the evaluation committee in accordance with the established criteria as outlined in the
RFP. The evaluation committee was comprised of staff from the Emergency and Fire
Services and Community Services Department.
2.5 The evaluation committee met to review and agree upon the overall scores for each
proposal. Some of the areas on which the submissions were evaluated were as follows:
Page 18
Municipality of Clarington Page 3
Report FSD-002-24
The Proponent’s understanding of the Municipality’s requirements;
Highlights of services provided performing similar work on projects of comparable
nature, size, and scope in a municipality of similar population size;
A methodology describing the Proponent’s project management approach, work
plan, goals, objectives, and methods of communications to be utilized to meet the
requested deadlines; and
A proposed solution including a detailed work plan indicating the project method,
schedule, Gantt chart, tasks and deliverables showing an estimated overall
timeline of the project.
2.6 Upon completion of the evaluation, three submissions met the established threshold of
80 percent for Phase 2 – Technical Submission and moved to Phase 3 - Pricing. It was
determined by the evaluation committee that a presentation from the short-listed
proponents would not be required.
2.7 The pricing envelopes were opened and evaluated as stipulated in the RFP document.
2.8 Upon completion of the evaluation scoring, the recommendation is to award a contract
for the noted work to the highest ranked proponent, Ward99 Architects.
2.9 Ward99 Architects has not provided services to the Municipality in the past . References
were checked with satisfactory results.
3. Financial Considerations
3.1 The funding required for this project is $88,531.20 (Net HST Rebate) and is in the
approved budget allocation as provided and will be funded from the following account:
Description Account Number Amount
EMS Station #1 Expansion 110-42-421-82845-7401 $88,531
4. Strategic Plan
This report is consistent with 3.3 of the Corporate Strategic Plan: Enhance the delivery
of Emergency and Fire Services across the community. Fire staff located at this facility
will provide initial services to Bowmanville, with third and fourth trucks on scene of
larger emergency events throughout Clarington.
5. Concurrence
This report has been reviewed by the Director of Emergency and Fire Services who
concurs with the recommendations.
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Municipality of Clarington Page 4
Report FSD-002-24
6. Conclusion
It is respectfully recommended that Ward99 Architects be awarded the contract for the
provision of engineering design and project administration for the Renovation of
Clarington Fire & Emergency Services Fire Station 1 .
Staff Contact: David Ferguson, Purchasing Manager, 905-623-3379 Ext. 2209 or
dferguson@clarington.net.
Attachments:
Attachment 1 – Summary of Proposals Received
Interested Parties:
List of Interested Parties available from Department.
Page 20
Municipality of Clarington Page 5
Report FSD-002-24
Attachment 1 – Summary of Proposals Received
Municipality of Clarington
RFP2023-9 – Architectural/Engineering Services for Renovation of
Clarington Fire & Emergency Services Station 1
Proposals Received
Bidder
Barry Bryan and Associates*
Groupe Marchand Architecture & Design
Inc.
J.R. Freethy Architects
Masri O Architects
Organic Studio+ Inc.*
Ward99 Architects *
Note: * Denotes Proponents who were shortlisted.
Page 21
Staff Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: General Government Committee
Date of Meeting: January 22, 2024 Report Number: FSD-003-24
Submitted By: Trevor Pinn, Deputy CAO, Finance and Technology/Treasurer
Reviewed By: Mary-Anne Dempster, CAO Resolution#:
File Number: RFP2023-7 By-law Number:
Report Subject: DC and CBC Background Studies and Draft By-Laws
Recommendations:
1. That Report FSD-003-24, and any related delegations or communication items, be
received;
2. That the proposal received from Hemson Consulting Ltd, being the most responsive
bidder meeting all terms and conditions and specifications of RFP2023-7, be
awarded the contract for the Development Charge (DC) Background Study,
Community Benefits Charge (CBC) Strategy, and corresponding by-laws;
3. That the $135,348.72 (Net HST Rebate) required for this project, be funded from the
General Corporate Professional Fees account; and
4. That all interested parties listed in Report FSD-003-24, and any delegations be
advised of Council’s decision.
Page 22
Municipality of Clarington Page 2
Report FSD-003-24
Report Overview
To request authorization from Council to award Request for Proposal RFP2023 -7 for the
development of a DC Background Study, CBC Strategy, and the corresponding draft By-
Laws.
1. Background
1.1 The Municipality of Clarington requires the services of a qualified consulting firm to
assist with the development of a DC Background Study, CBC Strategy, and
corresponding draft By-Laws.
1.2 The scope of work includes background analysis, specific policy analysis and the
incorporation of data provided by municipal staff and others to complete a new DC
Background Study and corresponding draft By-Law, along with a CBC Strategy and
corresponding draft By-law.
1.3 The Terms of Reference were prepared by the Manager of Financial Planning/Deputy
Treasurer, Finance and Technology Department and provided to the Purchasing
Services Division.
1.4 Request for Proposal RFP2023-7 was issued by the Purchasing Services Division and
advertised electronically on the Municipality’s website.
2. Analysis
2.1 The RFP closed on September 27, 2023.
2.2 The RFP stipulated, among other things, that the proponents were to provide a
description of the firm/consulting team, key qualifications, firm profile, highlights of past
service and experience of team members with projects of similar size, nature and
complexity, and demonstrate an understanding of the Municipality’s requirements.
2.3 Three companies downloaded the document. Two proposals were received (refer to
Attachment 1) by the stipulated closing date and time. Both proposals received
complied with Phase 1 - Mandatory submission requirements and were distributed to
the evaluation committee for review, evaluation and scoring.
2.4 The technical proposals were evaluated and scored independently by the members of
the evaluation committee, in accordance with the established criteria as outlined in the
RFP. The evaluation committee was comprised of three staff members from the
Finance and Technology Department and Planning & Infrastructure Services.
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Municipality of Clarington Page 3
Report FSD-003-24
2.5 The evaluation committee met to review and agree upon the overall scores for each
proposal. Some of the areas on which the submissions were evaluated were as follows:
The Proponent’s understanding of the Municipality’s requirements;
Highlights of services provided and performing similar work on projects of
comparable nature, size and scope, in a municipality of similar population size;
A methodology describing the Proponent’s project management approach, work
plan, goals, objectives and methods of communications to be utilized to meet the
requested deadlines; and
A proposed solution, including a detailed work plan indicating the project method,
schedule, Gantt chart, tasks and deliverables showing an estimated overall
timeline of the project.
2.6 Upon completion of the evaluation, both submissions met the established threshold of
80 percent for Phase 2 – Technical Submission and moved forward to Phase 3 -
Pricing. It was determined by the evaluation committee, that a presentation from the
short-listed proponents would not be required.
2.7 The pricing envelopes were opened and evaluated as prescribed in the RFP document.
2.8 Upon completion of the evaluation scoring, the recommendation is to award a contract
for the noted work to the highest-ranked proponent, Hemson Consulting Ltd.
2.9 Hemson Consulting Ltd has provided services to the Municipalit y in the past with
satisfactory results.
3. Financial Considerations
3.1 The funding required for this project is $135,348.72 (Net HST Rebate) be approved and
funded from the following account:
Description Account Number Amount
General Corporate Professional Fees 100-21-211-00000-7161 $135,349
4. Concurrence
This report has been reviewed by the Deputy CAO, Planning & Infrastructure Services
who concurs with the recommendations.
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Municipality of Clarington Page 4
Report FSD-003-24
5. Conclusion
It is respectfully recommended that Hemson Consulting Ltd, be awarded the contract for
Consulting Services to complete the DC Background Study, CBC Strategy, and Draft
By-Law’s as per the terms and conditions of RFP2023-7.
Staff Contact: David Ferguson, Purchasing Manager, 905-623-3379 ext. 2209 or
dferguson@clarington.net.
Attachments:
Attachment 1 - Summary of Bid Results
Interested Parties:
List of Interested Parties available from Department.
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Municipality of Clarington Page 5
Report FSD-003-24
Attachment 1 to Report LLL-NNN-YY - Bid Summary
Municipality of Clarington
RFP2023-7 – DC & CBC Background Study and Draft By-Law(s)
Bid Summary
Bidder
Hemson Consulting Ltd. *
Watson & Associates Economists Ltd. *
Note: * Denotes Proponents who were shortlisted.
Page 26
Staff Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: General Government Committee
Date of Meeting: January 22, 2024 Report Number: LGS-001-24
Submitted By: Rob Maciver, Deputy CAO/Solicitor
Reviewed By: Mary-Anne Dempster, CAO Resolution#:
File Number: By-law Number:
Report Subject: Nuisance Wildlife Feeding
Recommendations:
1. That Report LGS-001-24, and any related delegations or communication items, be
received;
2. That the By-law attached to Report LGS-001-24, as Attachment 1, be approved; and
3. That all interested parties listed in Report LGS-001-24, and any delegations be
advised of Council’s decision.
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Municipality of Clarington Page 2
Report LGS-001-24
Report Overview
A report to amend the Municipality of Clarington’s Property Standards By-law, to address
concerns received from residents pertaining to the feeding of wildlife.
1. Background
1.1 At the November 6, 2023, General Government Committee meeting, Council considered
correspondence from Mark Rottine requesting Council amend the Property Standards
By-law to impose restrictions on feeding wildlife and referred the correspondence to
staff to report back.
1.2 Municipal Law Enforcement has opened 17 complaint files pertaining to the feeding of
wildlife between 2020 and the date of this Report. This includes complaints regarding
the direct feeding of wildlife, feeding birds and squirrels from a variety of unconventional
feeding containers, and incidental complaints resulting from birdfeeders and waste feed
overflow becoming attractants for unintended rodents and wildlife.
1.3 Within the Municipality of Clarington’s Parks By-law 2006-126, Section 8 provides for
the protection of wildlife in our public greenspaces by means of:
No person shall in any park:
a) kill, attempt to kill, maim, injure, trap or disturb any animal, bird, waterfowl, fish,
worms, or other wildlife; or
b) touch, injure or remove any nest or egg there from; or
c) feed any waterfowl.
1.4 In 2016, the Exotic Animal By-law 2012-045 was amended to include the definition of
‘Wildlife’ and a respective Schedule ‘F’. The inclusion of a prohibition to keep wildlife
was also included, however, feeding wildlife was not addressed.
2. Discussion
2.1 Feeding wild animals is one of the main factors giving rise to conflicts between people
and animals. It is often the case that feeding wildlife creates more harm than good.
2.2 Some of the unintended negative consequences include:
animals becoming dependent on people as a food source;
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Municipality of Clarington Page 3
Report LGS-001-24
wild animals become comfortable with people and can lose their natural fear and
become aggressive; and
increased presence of unwanted wild animals attracted and encouraged to feed within
residential areas.
2.3 As a result, these issues can lead to:
increase in rodent infestations and raccoon presence can be destructive to personal
properties including houses and other buildings;
public health concerns resulting from the potential for disease transmission between
different animal species and to people; and
potential for injury to people or their pets.
2.4 The Municipality of Clarington currently has two By-laws used to address complaints
relating to the unsightliness and poor maintenance of private properties which may
present conditions that attract rodents and wildlife. The Clean and Clear By-law 2019-
047, and the Property Standards By-law 2007-070 which is currently being discussed.
2.5 While these noted By-laws may be used to enforce the accumulation of debris and refuse
on properties, and ensure that minimum standards of maintenance and occupancy are
upheld, there is no specific language to prohibit the feeding of wildlife and regulate
‘songbird’ feeding devices.
2.6 The inclusion of the violations identified within the proposed amending By-law
(Attachment 1) into the Property Standards By-law, would be a useful enforcement tool to
better assist Officers in addressing complaints relating to the feeding of wildlife. The
proposed amendment additionally establishes clear requirements for those wanting to
feed only songbirds.
2.7 Enforcement of the attached draft By-law amendment would be carried out in a fashion
consistent with other regulations currently included within the parent By-law. When
Municipal Law Enforcement Officers determine a violation exists, an Order Requiring
Compliance may be issued to the Owner of a property, with particulars to remedy any
noted deficiencies or contraventions. Upon re-inspection, if the Officer determines the
violation has not been remedied within the prescribed timeframe, they may cause the
required work to be completed or issue charges pursuant to Section 15.8 of the Building
Code Act S.O. 1992.
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Municipality of Clarington Page 4
Report LGS-001-24
2.8 Given the Municipality’s geography and the location of our communities within nature
rich areas, wildlife encounters are a part of life. A focus should be placed on raising
awareness and educating residents on the negative impacts of feeding wildlife, and how
to better address concerns they may be facing.
2.9 Staff examined other Municipalities with regulations in place to address the negative
implications of feeding wildlife. A consistent approach to regulation was found by means
of regulations through Property Standards, Nuisance By-laws, Animal Control By-laws,
and stand-alone Wildlife By-laws.
3. Financial Considerations
Not Applicable.
4. Strategic Plan
Though not directly related to the specific actions set out in the Clarington Strategic
Plan 2024-27, the recommendations in Report LGS-001-24 contribute more broadly to
the following expected results:
- C.2: Residents are safe and healthy
- G.4: Healthy and resilient environment
5. Concurrence
Not Applicable.
6. Conclusion
It is respectfully recommended that Council approve the amend to the Property
Standards By-law to address the feeding of wildlife as described in Report LGS-001-24.
Staff Contact: Kristina Bergeron, Acting Manager of Municipal Law Enforcement, 905-623-
3379 ext 2111 or kbergeron2@clarington.net .
Attachments:
Attachment 1 – Draft Amendment to the Property Standards By-law (Nuisance Wildlife
Feeding)
Interested Parties:
The following interested parties will be notified of Council's decision:
Mark Rottine
Page 30
Attachment #1 to LGS-001-24
If this information is required in an alternate format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
The Corporation of the Municipality of Clarington
By-law 2024-XXX
Being a by-law to amend Property Standards By-law No. 2007-070
WHEREAS the Council of The Corporation of the Municipality of Clarington deems it
desirable to amend Property Standards By-law No. 2007-070
Now therefore the Council of the Municipality of Clarington enacts the amendment By-
law 2007-070 as follows:
1. The following new sections are inserted into By-law 2007-070 immediately
following section 3.06:
3.07 All yards, vacant lots, and all property shall be kept free of
conditions that may attract rodents, insects, vermin and other
pests. This includes but is not limited to throwing or placing, or
permitting to be thrown or placed, any type of food, for the
purposes of feeding wildlife, and the storage of garbage or debris
in a manner that attracts rodents, insects, vermin or other pests.
3.08 Notwithstanding Section 3.07, the feeding of songbirds is
permitted provided:
a) The birdfeed is limited to seeds, nuts, grains, fruit, or nectar;
b) The feeding is accomplished by the use of a bird feeding
device that is suspended or elevated above the ground and
not readily accessible by animals other than songbirds;
c) spilled feed is not permitted to accumulate and is cleared in a
timely manner.
2. The remaining sections of By-law 2007-070 are renumbered accordingly.
3. This by-law comes into effect on the date of its passing.
Passed in Open Council this XX day of MMMM, 2024.
_____________________________________
Adrian Foster, Mayor
_____________________________________
June Gallagher, Municipal Clerk
Page 31
Staff Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: Planning and Development Committee
Date of Meeting: January 22, 2024 Report Number: PDS-001-24
Submitted By: Carlos Salazar, Deputy CAO, Planning and Infrastructure Services
Reviewed By: Rob Maciver, Deputy CAO, Solicitor Resolution#:
File Number: PLN 34.5.2.9 HPA2023-011 By-law Number:
Report Subject: Proposed Heritage Permit Application; Alterations to Designated Heritage
Property: 6966 Highway 35/115 Kirby Church, Kirby (Designation By-law
96-164)
Recommendations:
1. That Report PDS-001-24 be received;
2. That Heritage Permit Application No. HPA2023-011 to allow for the replacement of
windows on the main floor of the Church building at 6966 Highway 35/115, Kirby
Church, be approved, subject to the following conditions: provided the replacement
of windows and frames in a similar style to the originals and are compatible with the
building and in accordance with applicable Designation By-law 96-164, and Section
33(4) of the Ontario Heritage Act, R.S.O. 1990, Chapter 0.18; and
3. That the Ontario Heritage Trust, the Clarington Heritage Committee, the property
owners, and all interested parties listed in Report PDS-001-24 be advised of
Council’s decision.
Page 32
Municipality of Clarington Page 2
Report PDS-001-24
Report Overview
The owner of the designated heritage property at 6966 Highway 35/115, Kirby , has applied
for a Heritage Permit Application to complete work on the property. The proposal involves
the alteration of the Church building, and specifically the replacement of the main level
windows which are identified as a heritage attribute in the property’s designation by-law. The
Ontario Heritage Act requires the owner of a designated property to obtain Council approval
for alterations that have the potential to affect the reasons for designation.
1. Background
1.1 The property at 6966 Highway 35/115, Kirby Church, was built in approximately 1880 in
the Gothic Revival style. It features a steeply pitched roof and simple lancet windows,
decorative quoins, and hood surrounds. The building is an example of Wesleyan
Methodist Church preserved in the Municipality. The property was designated by By-law
96-164 in 1996 for its heritage significance. (See Attachment 1).
Figure 1 The property location
Page 33
Municipality of Clarington Page 3
Report PDS-001-24
1.2 The owner of 6966 Highway 35/115 has applied for a heritage permit to facilitate the
proposed replacement of windows on the main floor, as they have deteriorated and
broken due to weather and vandalism. The proposed work involves the alteration of a
designated heritage attribute window on the main floor. The Clarington Heritage
Committee (CHC) reviewed the subject application at its meeting on November 21,
2023.
Figure 2: Kirby Church at 6966 Highway 35/115
2. Ontario Heritage Act
2.1 The Ontario Heritage Act empowers a Municipality to pass a by-law designating a
property of cultural heritage value or interest.
2.2 The Ontario Heritage Act stipulates that the owner of a property designated under part
IV cannot alter the property where such alteration is likely to affect the reasons for
designation without the written consent of Council. Council is required to consider any
application for alteration of a designated heritage property in consultation with its
heritage committee.
Page 34
Municipality of Clarington Page 4
Report PDS-001-24
3. Proposal
6966 Highway 35/115, Kirby
3.1 The lancet windows, including those with panes of original coloured glass, are heritage
attributes recognized in the designation by-law as having heritage significance. Some
windows shattered in the spring of 2023 due to the weather, and some were damaged
by vandalism. The owner is seeking to replace the windows and frames on the main
floor to address the issue. Details about the proposed style of window, materials and
grill patterns were provided. The replacement windows will be designed so as to fit
within the existing window frame and have a similar style and appearance to the
originals, with the exception of the stained glass, the effects of which would be mainly
experienced from within the building.
3.2 The original stained glass is not proposed to be replaced as the applicant has cited that
work to be cost-prohibitive to the project. See attachment 2 for more images and the
details as provided by the applicant, including a cost estimate of example windows and
frames.
Figure 3 Current status windows and frames
4. Staff Comments
4.1 Staff has reviewed the proposal and consulted with the CHC to assess the proposed
work and expected impacts on the protected heritage features of the building as listed
above. The proposal involves the replacement of windows and frames. The origin al
coloured glass will not be preserved or restored due to the cost. Staff and the CHC are
of the opinion that the alteration of the designated attribute is necessary and brings the
building into a state of good repair, thereby contributing to its long -term conservation.
Page 35
Municipality of Clarington Page 5
Report PDS-001-24
4.2 The CHC discussed the subject application and passed a motion (Motion 23.40) at their
meeting on November 21, 2023, recommending in support of the proposed alteration,
including the replacement of windows and frames on the main floor that are similar to
the originals, as presented.
4.3 The property owner plans to take the opportunity to participate in the Heritage Incentive
Grant program to assist with the cost in 2024.
5. Financial Considerations
5.1 Not Applicable.
6. Concurrence
6.1 The Deputy CAO/Treasurer has reviewed this report and concurs.
7. Conclusion
7.1 Staff supports the request for the proposed alterations at 6966 Highway 35/115, Kirby
Church, as outlined herein and as presented in the application . It is respectfully
recommended that Council approve the heritage permit application, as per the
recommendations of this report.
Staff Contact: Jane Wang, Planner II, Community Planning, 905-623-3379 ext. 2411 or
jwang@clarington.net. Sarah Allin, Principal Planner, Community Planning, 905 -623-3379 ext.
2419 or sallin@clarington.net of Lisa Backus, Manager, Community Planning.
Attachments:
Attachment 1 – Designation By-law 96-164
Attachment 2 - 6966 Highway 35/115 Kirby Church Window Replacement Proposal
Interested Parties:
List of interested parties to be notified of Council's decision is on file in the Planning &
Infrastructure Services Department.
Page 36
THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY-LAW 96-164
being a by-law to designate the property known
for municipal purposes as 6966 Highway 35/115,
Part Lot 25, Concession 7, former Township of Clarke
as a property of historic or architectural value or
interest under the Ontario Heritage Act .
WHEREAS the Ontario Heritage Act, R.S.O. 1990, c. 0 . 18
authorizes the council of a municipality to enact
by-laws to designate properties to be of historic or
architectural value or interest for the purposes of the
Act;
WHEREAS the Council of The Corporation of the
Municipality of Clarington has caused to be served upon
the owner of the property known for municipal purposes
as 6966 Highway 35/115, Part Lot 25, Concession 7,
former Township of Clarke, and upon the Ontario
Heritage Foundation, Notice of Intention to Designate
the aforesaid real property and has caused such notice
of intention to be published in the Canadian Statesman,
a newspaper having general circulation in the area of
the designation, on August 14, 1996;
WHEREAS the reasons for the designation of the
aforesaid property under the Ontario Heritage Act are
contained in Schedule "B" hereto;
WHEREAS the Local Architectural Conservation Advisory
Committee of the Municipality of Clarington has
recommended that the property known for municipal
purposes as 6966 Highway 35/115, Part Lot 25,
Concession 7, former Township of Clarke, be designated
as a property of historic or architectural value or
interest pursuant to the Ontario Heritage Act;
WHEREAS no notice of objection to the proposed
designation was served upon the Clerk within the period
prescribed therefore by the Ontario Heritage Act .
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE
MUNICIPALITY OF CLARINGTON HEREBY ENACTS AS FOLLOWS:
1 . The property known for municipal purposes as 6966
Highway 35/115, Part Lot 25, Concession 7, former
Township of Clarke, more particularly described in
Schedule "A" which is attached to and forms part
of this by- law, is hereby designated as a property
which has historic or architectural value or
interest under Section 29 of the Ontario Heritage
Act R.S. O. 1990, c. 0 . 18 .
2 . The reasons for designation of the property
described in Schedule "A" hereto are set out in
Schedule "B" which is attached to and forms part
of this by- law.
3 . The Solicitor for the Municipality of Clarington
is hereby authorized to cause a copy of this
by-law to be registered against the title to the
property described in Schedule "A" hereto.
Attachment 1 to
PDS-001-24
Page 37
2 -
4 . The Town Clerk is hereby authorized to cause a
copy of this by-law to be served upon the owner of
the property described in Schedule "A" hereto and
on the Ontario Heritage Foundation. The Clerk is
also authorized to cause notice of the passing of
this by-law to be published in the Canadian
Statesman, newspapers having general circulation
in the area of the designation.
By-law read a first and second time this 16th day of
September 1996
By-law read a third time and finally passed this 16th
day of September 1996
YOR
CLERK
Page 38
SCHEDULE "A"
TO BY-LAW#96-164
PT LT 25 CON 6 Clarke PTS 5 & 6, 40R14739; TM N118467; S/T CK14361;
Clarington; PIN 267250006
j
Page 39
Schedule `B"to
By-law 96-164
In January of 1872, Joseph Rickaby, acting on behalf of the trustees of the Kirby
Congregation of the Wesleyan Methodist Church, purchased the site of the former
Primitive Methodist Church from William Fielding. Adjoining land was acquired in
1873 from congregational member Jonathan Tyerman and in 1880 a new Wesleyan
Methodist Church was built on the combined lot. Decorated with quoins and hood
surrounds, it features a steeply pitched roof and simple lancet windows, which were
hallmarks of the Gothic Revival style. It is designated for its historical significance and
the following architectural features:
Exterior:
The original brick fagade and fieldstone foundation
The decorative quoins and hood surrounds
The date stone set above the front entrance
The lancet windows including those with panes of original coloured glass
j
Interior
The tin ceiling and tin ceiling vent in the sanctuary
The wainscotting in the sanctuary and lower hall
The sanctuary's pine floors
Page 40
Page 1 of 12
Kirby United Church
Main Floor Windows
Replacement Proposal
Heritage Designation: BY- LAW 96- 164
It is designated for its historical significance and
the following architectural features:
Exterior:
The original brick facade and fieldstone foundation
The decorative quoins and hood surrounds
The date stone set above the front entrance
The lancet windows including those with panes of original coloured glass
Attachment 2 to
PDS-001-24
Page 41
Page 2 of 12
Reasons for Replacement
Examples of Broken Panes
Page 42
Page 3 of 12
Reasons for Replacement
Examples of Failing Glazing Putty, Wood and Paint
Page 43
Page 4 of 12
Reasons for Replacement
This spring a pane blew out and shattered onto the front stairs.
We were open when it happened.
Fortunately, none of our visitors were hurt.
The pane was initially replaced with plastic. When that let go, it was
replaced with clear glass and exterior caulking. Due to the height of the
pane, this was not an easy task for the people who offered to help.
Page 44
Page 5 of 12
Proposed Replacement
South Façade
3 Gothic Shaped Picture Windows
White vinyl inside and out
Low-E + argon energy glass
Internal Georgian grill
Page 45
Page 6 of 12
Proposed Replacement
East Façade
2 Gothic Shaped Picture Windows
1 Picture Window with Gothic Shaped window above
White vinyl inside and out
Low-E + argon energy glass
Internal Georgian grill
Page 46
Page 7 of 12
Proposed Replacement
North Façade
3 Gothic Shaped Picture Windows
White vinyl inside and out
Low-E + argon energy glass
Internal Georgian grill
Page 47
Page 48
Page 9 of 12
Proposed Replacement
Permission Letter from Church Owners
Page 49
Page 10 of 12
Proposed Replacement
Pros and Cons
Pros Cons
Eliminate danger of more panes
blowing out.
Protection from the elements.
Lower heating costs.
Improved look, inside and out.
Fersina’s work on the basement
windows has given us the
confidence that they will do a
quality job on the main floor
windows.
Loss of the stained glass.
The replacement is very expensive
and would be much, much more
expensive if we opted to keep the
stained glass.
Page 50
Page 11 of 12
Questions For The Heritage Committee
1. Do you know of any way to get the look of the stained glass without
using actual stained glass?
2. Do you see any benefit of using 1-piece, 2-piece or 3-piece
replacement windows for the tall Gothic windows? Fersina suggested
keeping at least the Gothic top as a separate window because it is the
most expensive piece. This would reduce the replacement cost if a
lower part of the window happened to get broken in the future.
Page 51
Page 12 of 12
Conclusion
The main floor windows need to be replaced as soon as possible. They
are clearly failing and this poses considerable risk to the building interior
and contents.
Thanks to the Kirby Church Books Volunteer Team and our wonderful
book-buying customers we are within $10,000 of the quoted cost.
With the approval of The Heritage Committee, it is our goal to complete
the window replacement in 2024.
Page 52
Page 53
Page 54
MUNICIPALITY OF CLARINGTON
JOINT GENERAL GOVERNMENT and PLANNING AND DELEVLOPMENT
COMMITTEE MEETING
RESOLUTION #
DATE: January 22, 2024
MOVED BY Councillor Woo
SECONDED BY Councillor Zwart
That the correspondence from the Orono Town Hall Board, be received;
That the request for funding be referred to Staff to gather more information,
including the total anticipated cost of the events; and
That Staff create a policy to deal with these types of grant requests.
Page 55
Darrin Canniff
Mayor/CEO
P 519-436-3219
ckmayor@chatham-kent.ca
December 7, 2023
The Honourable Doug Ford
Premier of Ontario
Via email: Premier@contario.ca
The Honourable Michael Parsa
Minister of Children, Community and Social Services
Via email: MinisterMCCSS@ontario.ca
MPP Trevor Jones
Chatham-Kent-Leamington
Via email: trevor.jones@pc.ola.org
Dear Premier Ford, Minister Parsa and MPP Jones:
RE: Ontario Works Rates
On November 6, 2023, after much discussion on increased homelessness in Chatham-Kent,
Councillor Marjorie Crew made the following motion that was passed unanimously by the
Mayor and Council of the Municipality of Chatham-Kent:
“That Council prepare a letter addressed to the Premier of Ontario, the Minister of Children,
Community and Social Services, as well as local MPPs to strongly recommend that
accommodation rates of social assistance payments increase to the Average Market Rent
(for all types of rentals) for recipients of Ontario Works Assistance and the Ontario Disability
Support Program. And that a copy of this letter be sent to AMO, ROMA, alPHa and all
Councils in Ontario”.
In Chatham-Kent:
1) Total homelessness has been gradually increasing since November 2022.
(a) Pre-pandemic, it was decreasing through Employment and Social
Services’ ‘Housing First’ approach, coordinated access system and a ‘By
Name List’.
2) The percentage of individuals experiencing homelessness in our community
have identified as staying outdoors doubled in 2023 from 2022.
3) The average housing move-ins has been steadily declining each month.
4) On average, the number of new individuals (never previously identified as
experiencing homelessness) added to the By Name List each month has
increased from 2022.
5) The average market rent is $1,522 for a one-bedroom apartment and a
single person on Ontario Works receives a maximum of $390 toward
accommodation costs.
Cont’d…
Page 56
2
Homelessness is increasing in Chatham-Kent and the well-being of our residents is
decreasing. Since 2018, the Ontario Works rates have been frozen and yet the caseload in
Chatham-Kent has only increased. If the goal was to drive more people into the workforce it
is not working, but instead driving more people into homelessness. Nearly 80% of people
accessing emergency shelter have social assistance as their main source of income. We
cannot build affordable housing fast enough and need upstream issues like social
assistance rates to be resolved to stop our community members from slipping into
homelessness. Homelessness has resulted in significant pressures and costs on many of our
services including Police, Fire Services, Paramedics, Public Works, Parks and Social Services.
Unhoused residents are suffering, and property taxpayers are seeing significant asks from
the 2024-2027 budgets to mitigate the challenges of homelessness.
In recent years, housing was determined to be a human right by both the Federal and
Provincial governments and thus income maintenance programs should have housing
allowances that reflect actual expenses. Other income programs have increased, yet
Ontario Works particularly has remained far below the poverty line with no increase since
2017. In 1995, social assistance rates were slashed by 21.6% and have only increased by
41%. At the same time $1.00 in 1995 has the same buying power as $1.81 today, so
inflation over that period has been over 80% - however, the Ontario Works rate has
increased by only about 41% (half of inflation rate) for a single person in the past 28 years
(5,6). People who have had to find new housing in today’s rental market, experience a
higher rate of inflation as they are required to pay rents that have increased by
approximately 133% in that time period.
For these reasons and the fact that Ontario social assistance rates are one of the lowest of
provinces in Canada, we ask that the Province of Ontario raise social assistance rates,
especially Ontario Works Assistance significantly using the Average Market Rent to
determine accommodation limits. This will provide social assistance recipients the
opportunity to stay housed and be well, potentially re-joining the workforce and reduce the
burden on community programs and municipal services. Our downtowns and parks can
return to what we all enjoyed in smaller cities like ours only a few years ago. An investment
in our citizens who are vulnerable is expected to create savings in almost every other sector.
Sincerely,
Darrin Canniff, Mayor/CEO
Municipality of Chatham-Kent
C: Association of Municipalities of Ontario (AMO)
Rural Ontario Municipal Association (ROMA)
alPHa
Ontario Councils
Page 57
MUNICIPALITY OF CLARINGTON
JOINT GENERAL GOVERNMENT AND PLANNING AND DEVELOPMENT
COMMITTEE MEETING
RESOLUTION #
DATE: January 22, 2024
MOVED BY Councillor Elhajjeh
SECONDED BY Councillor
That the following resolution from Municipality of Chatham-Kent, regarding
Ontario Works Rate, be endorsed by the Municipality of Clarington:
“That Council prepare a letter addressed to the Premier of Ontario, the
Minister of Children, Community and Social Services, as well as local
MPPs to strongly recommend that accommodation rates of social
assistance payments increase to the Average Market Rent (for all types of
rentals) for recipients of Ontario Works Assistance and the Ontario
Disability Support Program. And that a copy of this letter be sent to AMO,
ROMA, alPHa and all Councils in Ontario”
Page 58
Notice of Public Meeting
A land use change has been proposed, we want to hear from you!
The Municipality is seeking public comments before making a decision on an extension to a
Temporary Use Zoning By-law Amendment application.
Proposal
Countrywide Homes has submitted a Temporary Use Zoning By-law Amendment application to
permit a Temporary Home Sales Office for three years to facilitate the sale of homes within the
Brookhill Phase 5 subdivision.
Property
2101 Green Road, Bowmanville
Page 59
Find Out More
Information and materials submitted in support of this application are available for viewing at the
Municipal Office 40 Temperance Street, Bowmanville ON L1C 3A6, between the hours of 8:30 a.m.
– 4:30 p.m. during regular business days.
For more information about this matter, including information about appeal rights, contact
Nicole Zambri, Senior Planner, Development Review Branch at 905-623-3379, extension, 2422 or
by email at nzambri@clarington.net
Public Meeting Information
A Public Meeting has been scheduled for this application. Written comments are encouraged to
be submitted prior to the Public Meeting. You can also request to be added to the interested party
list to receive updates regarding this application.
Public Meeting Date: Monday January 22, 2024
Time: 6:30 p.m.
How to Attend the Meeting
You may provide comments at the Statutory Public Meeting either in person, by Microsoft Teams,
or by telephone.
In Person:
Council Chambers
Municipal Administrative Centre
40 Temperance Street,
Bowmanville, ON L1C 3A6
Virtually:
To participate electronically, please pre-register by completing the online form at
http://www.clarington.net/delegations or contact the Clerk’s Division at 905-623-3379 ext. 2109 or
clerks@clarington.net by Friday, January 19, 2024, at 3:30 p.m. A link and telephone number will
be provided to you once registered. This meeting will also be live-streamed for public viewing at
https://www.clarington.net/en/town-hall/council-meeting-calendar.aspx
You do not need to pre-register as a delegate in order to speak in person.
Please submit your written comments on the proposed application to Nicole Zambri at
nzambri@clarington.net or by mail to 40 Temperance Street, Bowmanville, ON L1C 3A6 prior to
the date of the public meeting.
File Number: ZBA2023-0014
Freedom of Information and Protection of Privacy Act
The personal information you submit will become part of the public record and may be released to the
public. Questions about the information we collect can be directed to the Clerk’s Department at 905-
623-3379, extension 2102.
Accessibility
If you have accessibility needs and require alternate formats of this document or other
accommodations, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131.
Appeal Requirements
If you do not speak at the public meeting or send your comments or concerns to the Municipality of
Clarington before the by-law is passed: a) you will not be entitled to appeal the decision to the
Ontario Land Tribunal; and b) you will not be able to participate at a hearing of an appeal before the
Ontario Land Tribunal unless, in the opinion of the Tribunal, there are reasonable grounds to do so.
Carlos Salazar, MCIP, RPP
Deputy CAO, Planning and Infrastructure Services
Page 60
Public Meeting Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: Planning and Development Committee
Date of Meeting: January 22, 2024 Report Number: PDS-002-24
Submitted By: Carlos Salazar, Deputy CAO, Planning and Infrastructure Services
Reviewed By: Mary-Anne Dempster, CAO
File Number: ZBA2023-0014 Resolution#:
Report Subject: Application for a Rezoning to Permit a Temporary Home Sales
Presentation Office for Three Years
Recommendations:
1. That Report PDS-002-24, and any related delegations or communication items, be
received;
2. That provided there are no significant objections raised at the Public Meeting, the
application to amend the Zoning By-law submitted by Countrywide Homes Inc. be
approved.
3. That the Zoning By-law contained in Attachment 1 to Report PDS-002-24 be passed;
4. That the Durham Region Planning and Economic Department and Municipal
Property Assessment Corporation be forwarded a copy of Report PDS-002-24 and
Council’s decision; and
5. That all interested parties listed in Report PDS-002-24, and any delegations be
advised of Council’s decision.
Page 61
Municipality of Clarington Page 2
Report PDS-002-24
Report Overview
This report provides background information on a site which has been used intermittently, as
a temporary home sales office since 2010. This report also recommends approval for the
site to continue to be used as a sales office for another three -year period to allow the sale of
houses for the Brookhill Phase 5 Subdivision
1. Application Details
1.1 Owner/Applicant: Countrywide Homes at Bowmanville Inc.
1.2 Proposal: Amend the Zoning By-law to a maximum of three (3) years
for a temporary home sales office.
1.3 Area: 1.18 acres (0.48 hectares).
1.4 Location: 2101 Green Road, Bowmanville, being Part Lot 16,
Concession 2, former Township of Darlington (see Figure 1)
1.5 Roll Number: 1817-010-030-01730
1.6 Within Built Boundary: No
Page 62
Municipality of Clarington Page 3
Report PDS-002-24
Figure 1 – Site Location
Page 63
Municipality of Clarington Page 4
Report PDS-002-24
2. Background
2.1 On October 4, 2010, Council approved a temporary use by-law to permit a new home
sales office at 2101 Green Road in Bowmanville. Since that time, the sales office has
been used intermittently, as different phases of the Brookhill Neighbourhood became
available. There has been a total of three extensions granted on this site for the sales
office. The site has also been used by different builders throughout that time.
2.2 The current owners (Countrywide Homes) are requesting this temporary use for the
second time to facilitate the home sales in Brookhill Phase 5 (see Figure 2).
2.3 The temporary use by-law expired on December 14, 2023. The applicant is seeking
another three years to January 28, 2027.
3. Surrounding Context
3.1 The site is located on the southeast corner of Green Road and Brookhill Boulevard in
Bowmanville. The site is a residual parcel left over from a severance created for
Clarington Central Secondary School. The alignment for Brookhill Boulevard was set
sometime thereafter and resulted in the creation of the irregular shape parcel.
3.2 The Surrounding uses are as follows:
North – Stormwater management pond and single detached dwellings
East - Vacant portion of the property and Brookhill Boulevard
South – Clarington Central Secondary School
West – Existing single detached, semi-detached and townhouse dwellings, as well as a
site plan proposal for approximately 550 units comprising of a mix of apartment units
and townhouses.
Page 64
Municipality of Clarington Page 5
Report PDS-002-24
Figure 2 – Location of Brookhill Phase 5 and Surrounding Context
Page 65
Municipality of Clarington Page 6
Report PDS-002-24
4. Clarington Official Plan
4.1 The subject property is designated “Urban Centre” within the Clarington Official Plan.
The Official Plan contains specific policies that allow Council to pass a temporary use
by-law which would permit the home sales office on a te mporary basis provided that:
a) The proposed use is temporary in nature;
b) The proposed use is compatible with adjacent existing land uses, there is minimal
impact on the Natural Heritage System, or satisfactory measures to mitigate any
adverse impacts will be applied;
c) There will be no adverse impacts on traffic or transportation facilities or services in
the area;
d) Adequate access and parking are provided;
e) The use can be removed and the site can be restored to its original condition;
f) Adequate sewage disposal and water services are available in compliance with
provincial and regional standards; and
g) It does not jeopardize the long-term implementation of this Plan.
4.2 The temporary sales office is consistent with the policies as it is temporary in nature and
the site can be restored to its original condition. Site Plan approval was issued in 2011
(SPA2010-0018) and is in good standing. The Municipality is also holding securities for
the Landscaping. The use will eventually cease once all the phases in the Brookhill
Secondary Plan are complete, and as such, will not jeopardize the long-term
implementation of the Plan. Also given the configuration of the lot (being a narrow lot
and wedged between a road and a school block) its development potential is limited.
4.3 Generally, the Municipality will not permit the extension of any temporary use by-law
beyond a period of 10 years, as stated in the Clarington Official Plan. The site has been
approved for a sales office since October 4, 2010, which is beyond the 10 -year time
frame. It is important to note that although the sales office has been there for 13 years, it
has not been used by the same builder for that entire length of time. Furthermore, it has
only been open intermittently as certain phases become available.
4.4 The sales office will service Phase 5 of the Brookhill Neighbourhood, which was draft
approved on April 8, 2022, and the registration of the subdivision is likely to occur in the
first quarter of 2024. After the registration, the builder can go to sales.
Page 66
Municipality of Clarington Page 7
Report PDS-002-24
5. Zoning By-law
5.1 Zoning By-law 84-63 does permit a temporary sales office without the need for a
rezoning provided it is located within the draft approved plan of subdivision or within a
General Commercial (C1) Zone. In this case, the temporary sales office is not within t he
draft plan of subdivision or a “C1” Zone, therefore a rezoning for a temporary use is
required. There are also provisions in the By-law that relate to the sales office which
should be considered, including a minimum of 8 parking spaces and the sales off ice
must be removed no later than two months from the date of the last sale within the plan
of subdivision.
5.2 Given this, a provision to cease operation no later than two months from the last sale is
proposed to be added to the A-41 exception zone. The approved site plan shows a total
of 16 parking spaces, which is double the minimum requirement in the Zoning By-law.
5.3 Since the temporary use by-law expired on December 14, 2023, the subject lands have
reverted to the original Agricultural (A) Zone. The proposed rezoning would reinstate the
Agricultural Exception (A-41) Zone to permit a temporary sales office for another three
years, which is the maximum length of time permitted for temporary use zones under
the Planning Act. A provision has also been added to permit the sales office for no later
than two months after the last sale, whichever comes first. Council may by by-law grant
further extensions of not more than three years each, in accordance with the Act.
6. Public Notice and Submissions
6.1 Public Notice was mailed to each landowner within 120 metres of the subject site and
two Public Meeting Notice Signs were installed, one along the Green Road frontage and
one along the Brookhill Boulevard frontage, all in accordance with the Planning Act. At
the time of writing this report, no public comments were received.
7. Discussion
7.1 The sales office would be used by Countrywide Homes to facilitate the home sales for
Brookhill Phase 5. If approved, the temporary zoning by-law would permit the sales
office for another three years or no later than two months after the last lot has sold,
whichever comes first.
7.2 The subject site was previously zoned Agricultural (A), prior to the passing of the by-law
in October 2010. The subject lands were rezoned to the A-41 exception zone several
times to permit a Temporary Sales Office. The most recent by-law (By-law 2020-0082)
specified an expiry date pursuant to the requirements of Section 39 of the Planning Act.
The expiry date for the sales office use was on December 14, 2023.
Page 67
Municipality of Clarington Page 8
Report PDS-002-24
7.3 If granted, this would be the fifth temporary use by-law passed to allow for the sales
office on the subject lands. The sales office has been on this site for 13 years; however,
it has not been used consecutively for that length of time and has also changed owners
throughout that time. If extended for another three years, the subject lot would be used
for the sales office for a total of 16 years.
7.4 Given that this is the second extension request by the current owners to facilitate a new
phase within the Brookhill neighbourhood and that the lot has some constraints for
redevelopment, the request for the temporary use by-law is reasonable.
8. Financial Considerations
8.1 The recommendations of this report do not have any financial implications.
9. Concurrence
9.1 This report has been reviewed by the Deputy CAO/Treasurer who concur with the
recommendations.
10. Conclusion
Provided there are no significant concerns or objections raised at the Public Meeting, i t
is respectfully recommended that the proposed temporary use zoning by-law
amendment, as contained in Attachment 1, be approved.
Staff Contact: Nicole Zambri, Senior Planner, 905-925-0165 ext. 2422 or
nzambri@clarington.net
Attachments:
Attachment 1 – Zoning By-law Amendment
Interested Parties: There are no interested parties to be notified of Council's decision.
Page 68
Attachment 1 to
Report PDS-002-24
Corporation of the Municipality of Clarington
By-law Number 2024-______
being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for
the Corporation of the Municipality of Clarington
Whereas the Council of the Corporation of the Municipality of Clarington deems it
advisable to amend By-law 84-63, as amended, of the Corporation of the Municipality of
Clarington for ZBA2023-0014;
Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of
Clarington enacts as follows:
1. Section 6.4 “SPECIAL EXCEPTIONS – AGRICULTURAL (A) ZONE” is hereby
amended by deleting in its entirety the Agricultural Exception (A-41) Zone and
replacing it as follows:
“Section 6.4.41 “AGRICULTURAL EXCEPTION (A-41) ZONE
Notwithstanding Sections 6.1 and 6.3, those lands zoned A-41 on the schedule
to this By-law may only be used for a Temporary Sales Office, subject to the
following provisions:
a. Regulations for a Temporary Sales Office:
i) Lot Area (minimum) 0.2 ha
ii) Lot frontage (minimum) 30 metres
iii) Yard Requirements (minimum)
a) Front Yard 10 metres
b) Exterior Side Yard 10 metres
c) Interior Side Yard 8.5 metres
d) Rear Yard 10 metres
Page 69
iv) Lot Coverage (maximum) 15%
v) Landscape Open Space (minimum) 10%
vi) Building Height (maximum) 10 metres
Pursuant to the requirements of Section 39 of the Planning Act, 1990 , as
amended, a temporary sales office use may only be permitted for a period of
three (3) years, ending January 28, 2027; or no later than two months after the
last sale of a lot or unit within the plan of subdivision, whichever comes first.
2. Schedule ‘3’ to By-law 84-63, as amended, is hereby further amended by
changing the zone designation from “Agricultural (A) Zone” to “Agricultural
Exception (A-41) Zone” as illustrated on the attached Schedule ‘A’ hereto.
3. Schedule ‘A’ attached hereto shall form part of this By-law.
4. This By-law shall come into effect on the date of the passing hereof, subject to
the provisions of Section 34 and 39 of the Planning Act.
By-Law passed in open session this _____ day of January, 2024
__________________________
Adrian Foster, Mayor
__________________________
June Gallagher, Municipal Clerk
Page 70
Page 71
Bowmanville East Urban Centre Secondary Plan Update
Statutory Public Meeting
Join us online or in person on Monday, January 22, 2024, at 6:30 p.m.
After undergoing extensive consultation, the draft Bowmanville East Urban Centre Secondary Plan Update and
implementing Official Plan Amendment are now ready to be presented to Council and the Public at a Statutory Public
Meeting to receive input. This Secondary Plan update is a Municipality of Clarington project that will amend the
existing Bowmanville East Urban Centre Secondary Plan to implement the policies of the Clarington Official Plan.
The updated 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. A potential medical campus to support the Bowmanville
Hospital and mixed-use development opportunities along King Street East, in the east business district, will transform
this area. The former Goodyear lands will be the focus of mixed-use development and will include a connection to
Bowmanville Creek.
Over the long term, the area will be able to accommodate approximately 6,000 units, and 10,500 people, as part
of new housing, businesses and essential services that will make this community truly unique.
The Secondary Plan
area is approximately
160 hectares, centered
on the intersection
of King Street and
Liberty Street. The
western and eastern
boundaries of the plan
area are Bowmanville
and Soper Creek
respectively.
To obtain this information in an alternate format, call
905-623-3379 ext. 2131, TTY: 1-844-790-1599.Page 72
Your insights matter!
Join us at Council Chambers, Municipal Administrative Centre, 40 Temperance Street, Bowmanville or attend
virtually by watching the live stream at www.clarington.net/Calendar.
Share your feedback
At the meeting
To provide comments electronically, please pre-register by completing the online form at
www.clarington.net/delegations or contact the Clerk’s Division at 905-623-3379 ext. 2109 or
clerks@clarington.net by January 19, 2024 at 3:30 p.m. A link and telephone number will be provided to you
once registered. You do not need to pre-register as a delegate in order to speak in person.
In writing
Please submit your written comments to Emily Corsi, at BowmanvilleEast@clarington.net or at
40 Temperance Street, Bowmanville, ON L1C 3A6 prior to the date of the public meeting.
Find out more
The proposed Secondary Plan, Urban Design Guidelines, and Official Plan Amendment will be available for review
at Clarington.net/BowmanvilleEast no later than January 2, 2024.
For more information on this, including appeal rights, please contact Emily Corsi, Senior Planner, at 905-623-3379
ext. 2428 or BowmanvilleEast@clarington.net or Lisa Backus, Manager of Community Planning, at
905-623-3379 ext. 2413.
If you wish to be notified of the decision of Clarington Council on the proposed Official Plan Amendment, you must
make a written request to the Municipal Clerk, 40 Temperance Street, Bowmanville, ON L1C 3A6.
File Number: COPA 2023-0002 (PLN 41.3)
Landlords
Please post a copy of this notice where your tenants can see it. We want to ensure everyone can take part in the
process.
Right of Appeal
If a person or public body would otherwise have an ability to appeal the decision of Durham Region to the Ontario
Land Tribunal but the person or public body does not make oral submissions at a public meeting or make written
submissions to the Municipality of Clarington before the proposed official plan amendment is adopted, the person or
public body is not entitled to appeal the decision.
If a person or public body does not make oral submissions at a public meeting or make written submissions to the
Municipality of Clarington before the proposed official plan amendment is adopted, the person or public body may
not be added as a party to the hearing of an appeal before the Ontario Land Tribunal unless, in the opinion of the
Tribunal, there are reasonable grounds to add the person or public body as a party.
Freedom of Information and Protection of Privacy Act
The personal information you submit will become part of the public record and may be released to the public.
Questions about the information we collect can be directed to the Clerk’s Department at 905- 623-3379 ext. 2109.
Page 73
Bowmanville East Urban Centre Secondary Plan Update
Statutory Public Meeting - January 22, 2024
PDS-003-24
CLARIN G T ONBowm a n ville Ea
s
t
secondary
plan
Page 74
Bowmanville East Urban Centre Secondary Plan Update 2
Our Team
Lead Consultant
Municipal Staff
Jonathan Tinney
Principal
Mike Hudson
Senior Designer
Lucy Cui
Senior Planner
Karen Richardson
Manager,
Development Engineering
Emily Corsi
Senior Planner,
Community Planning
Lisa Backus
Manager, Community
Planning
Transportation & Civil
Consultant
Kevin Phillips
Associate Vice Principle
Peter Middaugh
Civil Lead
Ilia Merkoulovitch
Transportation Lead
Page 75
Bowmanville East Urban Centre Secondary Plan Update 3
About the Secondary Plan Update
The Clarington Official Plan contains policies for
managing municipal-wide growth.
A Secondary Plan contains policies for a specific
area.
• The framework may consist of the following
elements: land use and built form, roads and
infrastructure, parks, community facilities,
cultural and natural heritage, and sustainability.
This Secondary Plan Update will amend the
existing Bowmanville East Urban Centre Secondary
Plan to implement the policies of the Official Plan
and support future growth and development.
The Secondary Plan is also accompanied by a set
of Urban Design Guidelines.
Page 76
Bowmanville East Urban Centre Secondary Plan Update 4
Project Area
200m
Page 77
Bowmanville East Urban Centre Secondary Plan Update 5
Project Process and Timeline
We Are Here
Page 78
Bowmanville East Urban Centre Secondary Plan Update 6
Engagement Activities
Public Information Centres (PIC) to share
updates and solicit feedback from local
community members
• PIC #1: November 22, 2018
• PIC #2: May 2, 2019
• PIC #3: June 1, 2022
Over 230 members of the public were
engaged through the PICs.
Steering Committee Meetings (SCM) to hold
focused conversations with agency, landowner
and community stakeholders
• SCM #1: September 20, 2018
• SCM #2: March 28, 2019
• SCM #3: January 21, 2020
• SCM #4: April 13, 2022
• SCM #5: October 12, 2023
Page 79
Bowmanville East Urban Centre Secondary Plan Update 7
Technical Background Reports
• Existing Conditions Report
• Parking Study
• Goodyear Lands Transportation
Impact Study
• Goodyear Lands Functional
Servicing Report
Page 80
Bowmanville East Urban Centre Secondary Plan Update 8
Vision for the Bowmanville East Urban Centre
Bowmanville East will treasure the old and reshape it in ways
for new generations to enjoy. It will:
• Revive new civic, medical and mixed-use precincts;
• Facilitate new built form and densities to provide a variety of housing,
businesses, and essential services;
• Provide a vibrant, cohesively walkable public realm; and
• Be an entertainment, institutional, service, tourism and family destination –
welcoming people of all generations, incomes and abilities to live, work and play.
Page 81
Bowmanville East Urban Centre Secondary Plan Update 9
Vision for the Bowmanville East Urban Centre
1. Provide Housing
Choice and Affordability
4. Maintain Historical
Character
2. Improve Connections
5. Establish an Active
Street Wall
3. Diversify Open Spaces
6. Promote a Sense of
Place
Guiding Principles
7. Create a Sustainable
Future
Page 82
Bowmanville East Urban Centre Secondary Plan Update 10
Secondary Plan Policies
The Secondary Plan document includes policies under the
following sections:
Community Structure and Character Areas
Natural Heritage and Sustainability
Land Use
Urban Design and Built Form
Parks and Community Facilities
Housing
Mobility and Street Network
Servicing
Cultural and Built Heritage
1
2
3
4
5
6
7
8
9
Page 83
Bowmanville East Urban Centre Secondary Plan Update 11
King Street East
Li
ber
t
y St
r
eet
Sout
hK in g S tre e t W e s t
Queen St
Q u e e n S tScugog St Silver StBrown StBro
w
n StGeorge StDivision StOntario StO
ntario St
D
uke St Lambert StSt
George St
G lim ie C r tFr
ank StGalbrai
t
h Cr
t
Si
mpson AveChurch St W
K in g S t E
King St E Libe
r
ty
S
t
NLibe
r
ty
S
t
STemperance StMearns
Ave
King St W
Community Structure
• Establishes an
organizational structure
to achieve the Secondary
Plan’s vision, principles
and objectives.
• Key elements include:
• King Street Regional
Corridor
• Liberty Street Local
Corridor
• Character Areas
• Environmental
Protection Areas
• Parks and Open Space
• Gateways
• Prominent Intersections
1
Page 84
Bowmanville East Urban Centre Secondary Plan Update 12
King Street East
Li
ber
t
y St
r
eet
Sout
hK in g S t r e e t W e s t
Queen St
Q u e e n S tScugog St Silver StBrown StBro
w
n StGeorge StDivision StOntario StO
ntario St
D
uke St Lambert StSt Geor
ge StG lim ie C r t
Fr
ank StGalbrai
t
h Crt
Si
mpson AveChurch St W
K in g S t E
King St E Liber
ty
S
t
NLibe
rty
S
t
STemperance StKing St W Mearns Ave
Objective: Continue to function as the social and commercial heart of
the community, preserving King Street’s distinctive main street character
and fine-grain streetscape which defines its status as a local destination.
Policy Directions:
• Reinforce Downtown as administrative and symbolic centre
• King St to remain as primary commercial thoroughfare
• Mid-rise development which is compatible with existing heritage
character
6st max
1m min
or match
existing King St W
ROW
4
8
12
3.0 m
Character Areas - Historic Downtown
Design Parameters
3 to 6-storey height
Min. 1m front yard setback
Stepback above
Established Streetwall
1
Page 85
Bowmanville East Urban Centre Secondary Plan Update 13
Objective: Develop as a commercial and mixed use center while
leveraging opportunities from existing anchor retail and institutional
uses.
Policy Directions:
• Medical clinics, offices, and other supportive uses encouraged
• Mix of mid-rise and tall building forms
• Redevelopment of Bowmanville Mall encouraged to retain retail uses
while creating more direct relationship to King St
Character Areas - East Business District
King Street East
Li
ber
t
y St
r
eet
Sout
hK in g S t r e e t W e s t
Queen St
Q u e e n S tScugog St Silver StBrown StBro
w
n StGeorge StDivision StOntario StO
ntario St
D
uke St Lambert StSt Geor
ge StG lim ie C r t
Fr
ank StGalbrai
t
h Crt
Si
mpson AveChurch St W
K in g S t E
King St E Liber
ty
S
t
NLibe
rty
S
t
STemperance StMearns Ave
King St W
Stepback above Established Streetwall
Design Parameters
3 to 12-storey height
1-3m front yard set back
Stepback above
Established Streetwall
4
8
12 12st max
3st minmin 7.5m podium
1-3m
King St W
ROWMUP
3.0 m
1
Page 86
Bowmanville East Urban Centre Secondary Plan Update 14
Design Parameters
3 to 10-storey height
1-3m front yard set back
Stepback above
Established Streetwall
Objective: Act as a mixed use transition zone which cohesively links the
East Business District and Historic Downtown.
Policy Directions:
• Built form to implement transition between mid-rise character of
Historic Downtown and tall buildings of East Business District
• Unified and well-scaled streetwall along King St
4
8
12 10st max
3st min
1-3m
King St E
ROWMUP
3.0 m
Character Areas - Downtown Corridor
King Street East
Li
ber
t
y St
r
eet
Sout
hK in g S t r e e t W e s t
Queen St
Q u e e n S tScugog St Silver StBrown StBro
w
n StGeorge StDivision StOntario StO
ntario St
D
uke St Lambert StSt Geor
ge StG lim ie C r t
Fr
ank StGalbrai
t
h Crt
Si
mpson AveChurch St W
K in g S t E
King St E Liber
ty
S
t
NLibe
rty
S
t
STemperance StMearns Ave
King St W
1
Page 87
Bowmanville East Urban Centre Secondary Plan Update 15
Design Parameters
4-storey max height
Min. 3m front yard set backObjective: 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.
Policy Directions:
• Grade-related low-rise forms which expand housing choice while
preserving existing residential character
• Retention of existing institutional uses and mature trees
4
8
12
4st max
3m min
Character Areas - Residential Neighbourhoods
King Street East
Li
ber
t
y St
r
eet
Sout
hK in g S t r e e t W e s t
Queen St
Q u e e n S tScugog St Silver StBrown StBro
w
n StGeorge StDivision StOntario StO
ntario St
D
uke St Lambert StSt Geor
ge StG lim ie C r t
Fr
ank StGalbrai
t
h Crt
Si
mpson AveChurch St W
K in g S t E
King St E Liber
ty
S
t
NLibe
rty
S
t
STemperance StMearns Ave
King St W
1
Page 88
Bowmanville East Urban Centre Secondary Plan Update 16
Objective: Develop a new complete community which repurposes
former industrial lands and creates new connections to the Downtown
and surrounding natural heritage network.
Policy Directions:
• Mix of uses and building forms, including tall buildings
• Network of new public streets
• Landscaped spine, including new parkette, connecting to
Bowmanville Creek
Character Areas - Goodyear Lands
King Street East
Li
ber
t
y St
r
eet
Sout
hK in g S t r e e t W e s t
Queen St
Q u e e n S tScugog St Silver StBrown StBro
w
n StGeorge StDivision StOntario StO
ntario St
D
uke St Lambert StSt Geor
ge StG lim ie C r t
Fr
ank StGalbrai
t
h Crt
Si
mpson AveChurch St W
K in g S t E
King St E Liber
ty
S
t
NLibe
rty
S
t
STemperance StMearns Ave
King St W
Design Parameters
3-12 storey height
Transiton to existing dwellings
Landmark building height peak
1-3m front yard set back
Stepback above Established Streetwall for Buildings of 4+ Storeys
4
8
12
3st min
1-3 m
Queen St Extension
12st max
ROW
3.0 m
BIKE
LANE
BIKE
LANE
3
1
Page 89
Bowmanville East Urban Centre Secondary Plan Update 17
Natural Heritage and Sustainability
Policy Directions:
• Provide for the protection, restoration and
enhancement of Environmental Protection
Areas.
• Encourage development to demonstrate
best practices in green building technology
and employ sustainable design features.
• Increase tree cover to minimize the urban
heat island effect.
• Incorporate native and pollinator-friendly
species where possible.
• Support electric vehicle charging
infrastructure in Mixed Use and High Density
areas.
2
Page 90
Bowmanville East Urban Centre Secondary Plan Update 18
King Street East
Li
ber
t
y St
r
eet
Sout
hK in g S tre e t W e s t
Queen St
Q u e e n S tScugog St Silver StBrown StBro
w
n StGeorge StDivision StOntario StO
ntario St
D
uke St Lambert St St
George St
G lim ie C r tFr
ank StGalbrai
t
h Cr
t
Si
mpson AveChurch St W
K in g S t E
King St E Libe
r
ty
S
t
NLibe
r
ty
S
t
STemperance StMearns
Ave
King St W
Land Use
Policy Directions:
• Realize efficient and transit-
supportive densities by
achieving a minimum
target of 150 people
and jobs per gross
hectare.
• Designations include:
• Mixed Use Areas
• High Density Residential
• Medium Density
Residential
• Low Density Residential
• Insitutional
3
Page 91
Bowmanville East Urban Centre Secondary Plan Update 19
Urban Design and Built Form
Policy Directions:
• Locate, site, and mass buildings to frame
streets and public spaces.
• Ensure King Street and Temperance Street
flex street are designed to streetscape
standards to support their role as key urban
corridors.
• Locate active at-grade uses (ie. retail, cafes)
along key streets to support pedestrian
activity and visual interest.
• Include Gateways and Prominent
Intersections to signify points of entry and
exit.
4
Page 92
Bowmanville East Urban Centre Secondary Plan Update 20
Parks and Community Facilities
Policy Directions:
• Ensure that Rotary Park is maintained
and enhanced to support the civic and
recreational needs of the community.
• Develop new New Public Squares throughout
in prominent and accessible locations.
• Locate a Parkette within the Goodyear Lands
to support new residential growth.
• Enhance existing passive green space
around the Clarington Museum and Archives.
• Identify a potential future school site on the
Goodyear lands, which may be an urban
vertical school within the podium of a mixed-
use building.
5
Page 93
Bowmanville East Urban Centre Secondary Plan Update 21
Housing
Policy Directions:
• Provide a variety of housing forms,
configurations, sizes and tenures.
• Prioritize affordable housing development,
including contribution of funds for affordable
housing ($2,500/unit).
• Encourage the provision of assisted and
supportive housing.
• Incorporate barrier-free, universal or flex
design which meets accessibility standards.
• Include ADU ready design for new
development.
6
Page 94
Bowmanville East Urban Centre Secondary Plan Update 22
Mobility and Street Network
Queen St
Q u e e n S tScugog St Silver StBrown StBro
w
n StGeorge StDivision StOntario StO
ntario St
D
uke St Lambert StSt
George St
G lim ie C r t
Fr
ank StGalbrai
t
h Cr
t
Si
mpson AveChurch St W
K in g S t E
King St E Libe
r
ty
S
t
NLibe
r
ty
S
t
STemperance StMearns
Ave
King St W
Policy Directions:
• Maintain and extend
the existing grid of
public streets
• Implement a shared
‘flex street’ along
Temperance Street
• Improve and
connect the active
transportation network,
including potential
trail connections from
Goodyear Lands to
Bowmanville Creek
7
Page 95
Bowmanville East Urban Centre Secondary Plan Update 23
Servicing
Policy Directions:
• Ensure adequate servicing is available to
support the development envisioned in the
Plan area.
• Implement Low Impact Development
(LID) measures to assist with stormwater
management.
• Locate utilities underground and ensure that
they are compatible with the appearance of
adjacent uses.
8
Page 96
Bowmanville East Urban Centre Secondary Plan Update 24
Cultural and Built Heritage
Policy Directions:
• Seek the retention, conservation, and/
or adaptive re-use of cultural heritage
resources in their original locations.
• Ensure that new development achieves
a compatible visual and architectural
relationship with heritage resources.
• Recognize and celebrate the heritage of
the Goodyear Lands and its former factory
complex through built form and landscape
design.
9
Page 97
Bowmanville East Urban Centre Secondary Plan Update 25
Urban Design Guidelines
The Guidelines provide further guidance and detail
to implement the Secondary Plan policies related to
urban design standards and expectations. It promotes
new development which:
• Protects and enhances the natural heritage system;
• 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.
Page 98
Bowmanville East Urban Centre Secondary Plan Update 26
Urban Design Guidelines
The Guidelines are organized by topics:
• Community Structure - overall guiding elements
for Bowmanville East Urban Centre
• Built Form - principles for site and building design
• Public Realm - principles for streets, parks, plazas
and other outdoor areas where the public is
welcome
• Natural and Cultural Heritage - principles for
design when interfacing with heritage resources
• Character Areas - specific additional guidelines for
the Goodyear lands and residential neighbourhoods
Page 99
Bowmanville East Urban Centre Secondary Plan Update 27
Character Areas: Key Urban Design Drivers
• King Street - the focal point of
Bowmanville East Urban Centre with a
mix of uses and the highest densities. A
beautiful streetscape with retail spill-out.
• Character Areas - distinct areas with
their own design characteristics
• Parks and Open Spaces - public
squares, plazas and parkettes for
gathering, recreation and amenity
• Visually Prominent Locations and
Gateways - special locations that
play an important role in establishing
character
Queen St
Q u e e n S tScugog St Silver StBrown StBro
w
n StGeorge StDivision StOntario StO
ntario St
D
uke St Lamber
t StSt
Geor
ge St
G lim ie C r t
Fr
ank StGalbrai
t
h Cr
t
Si
mpson AveChurch St W
K in g S t E
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Gateways
Important View Corridor
View Terminus
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Bowmanville East Urban Centre Secondary Plan Update 28
Built Form Guidelines
• Guidelines for overall building design, massing and
transition to neighbourhoods
• Emphasis on street level activation
• Guidelines for site organization that focus on
creating great street edges
Street wall height 3-4 storeys. Special
features at prominent locations.
Ground floor retail along King StreetArticulation
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Bowmanville East Urban Centre Secondary Plan Update 29
Public Realm Guidelines
• High quality streets lined by street trees
• Special streetscaping (paving, lighting,
furniture) for King Street
• Parkettes, plazas, and mid-block
connections sprinkled throughout that
provide a variety of amenities including
seating, play elements, gathering areas, and
landscaping
• Building edges that animate public spaces
• Safe, separated multi-use paths and cycling
facilities
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Bowmanville East Urban Centre Secondary Plan Update 30
Public Realm Guidelines
Queen StreetScugog St
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King Street W
Legend
Natural Heritage System
Water Bodies
Civic Greens
City Hall Plaza
Priority Area for Shared Street
Poten�al Addi�onal Area for Shared Street
Rotary
Park
Clarington
Museum and
Archives
Temperance Street
• Spine street links key civic buildings and open
spaces
• Shared street streetscape treatment celebrates
its civic role
• Can be closed to traffic for special events to
expand the public realm and complement City
Hall plaza
• Enhanced public realm prioritizes pedestrians
and can include a tabletop treatment
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Bowmanville East Urban Centre Secondary Plan Update 31
Public Realm Guidelines
Multi-use paths and cycling facilities are separated from vehicles
Frontage
Minimum
20m
Street
Depth
Maximum
1.5 x Frontage
• Small open spaces achieved through
new development
• Ensure public squares are strongly
connected to the public street
network and framed by active edges
Public Squares and Parkettes Multi-use Paths
• Shared pedestrian and cycling routes
• Can be within road right-of-ways or within public
open space
• Create active transportation linkages along key
corridors
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Bowmanville East Urban Centre Secondary Plan Update 32
Natural and Cultural Heritage Guidelines
• Provide visual and physical connections to Bowmanville
Creek and Soper Creek
• Preserve and enhance native vegetation in the valleys
and along edges
• New development will complement and reference historic
buildings, but will be distinct and of their own time
Infill and additions ensure historic buildings maintain their prominence.Bowmanville Creek Valley
Page 105
Bowmanville East Urban Centre Secondary Plan Update 33
Goodyear Character Area Guidelines
• Connected street pattern
• A central open space spine linking downtown with
Bowmanville Creek
• Highest density in the centre with transitions to
low-rise edges
• Retail and amenities in the centre
• Commemorate the site’s heritage
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LOW-RISE APARTMENTS (4-6 STOREYS)
POTENTIAL CONNECTION TO KING STREET
Demonstration Plan for the Goodyear Lands Character
Area
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Bowmanville East Urban Centre Secondary Plan Update 34
Goodyear Character Area Guidelines
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Water Bodies
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Bowmanville Creek Valley
Page 107
Bowmanville East Urban Centre Secondary Plan Update 35
Residential Neighbourhood Character Area Guidelines
• Compatibility with neighbours in terms of setbacks, massing, and architectural features along
the street edge
• Modest intensification is setback further from streetscape
• Garages and parking should be at the side or rear
New development is compatible with existing neighbours
Page 108
Bowmanville East Urban Centre Secondary Plan Update 36
Next Steps
Receive public
comments
(commenting deadline
January 31, 2024)
Revise Secondary
Plan and Urban
Design Guidelines
based on feedback
Prepare
recommendation
report to Council with
final documents
Forward to Region of
Durham for
approval of
Secondary Plan
1 2 3 4
Page 109
Thank you!
For More Information Visit
the Project Website:
https://www.clarington.net/
BowmanvilleEast
Contact Us:
BowmanvilleEast@clarington.
net
Page 110
Public Meeting Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
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.
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Report Overview
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.
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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.
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 Ur ban 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.
Figure 1: Bowmanville East Urban Centre Secondary Plan Area
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Report PDS-003-24
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 Stee ring 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.
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Report PDS-003-24
Community Engagement
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:
Figure 2: Three Phases of BEUC Secondary Plan Update
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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.
Figure 3: Public Engagement Activity from PIC #1
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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.
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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.
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 wh ile
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.
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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
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.
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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.
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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.
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4.29 In addition to receiving a Notice of Public Meeting, external agencies and internal
departments have been requested to provide their commen ts 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.
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Figure 5: ‘Schedule B’ Land Use
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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.
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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.
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Figure 6: ‘Schedule A’ Community Structure and Character Areas
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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 communit y.
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.
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Figure 7: Downtown Civic Precinct (extract from PIC #3 presentation).
6. Conformity with Provincial Legislation
Planning Act
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.
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Provincial Policy Statement, 2020
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.
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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.
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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 t he
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.
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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 an d seek feedback on the
emerging plan. Key themes from the comments received during and after the PICs are
summarized in Section 4.
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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
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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 lbackus@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
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Attachment 6 – Summary of Technical Background Reports
Interested Parties:
List of Interested Parties available from Department.
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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 webpage
December 21, 2023 Interested Parties notified of draft documents available on
project webpage
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 1 to
Report PDS-003-24
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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.
Attachment 2 to
Report PDS-003-24
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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
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Actual Amendment:
Unless otherwise indicated, in the Amendment, newly added text is shown with underlining,
and deleted text is shown as a strikethrough.
1. 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. Prior to any redevelopment,
a comprehensive redevelopment plan shall be prepared and adopted
as an amendment to the Bowmanville East Town Centre Secondary
Plan.
17.4.4 In preparing the comprehensive redevelopment plan, the following
principles shall be applied:
a. The existing street grid network will be extended to form the
street and future development blocks;
b. Consideration will be given to the adaptive reuse of portions of
the existing plant buildings;
c. Generous physical and visual access to the Bowmanville Creek
valley will be created;
d. A mix of residential, commercial, and park uses will be
considered;
e. High and mid-rise residential areas will transition to lower
density residential areas to the south and east;
f. The area will be planned to the highest standards of
sustainability, potentially including district energy; and
g. The lands within the natural heritage system and the flood plain
will be dedicated to the Municipality of Clarington. New
development within the Goodyear Redevelopment area shall
comply with the Bowmanville East Urban Centre Secondary
Plan.
2. Existing Part Six, Section 3 “General Policies for Secondary Plans” is hereby
amended as follows:
“3. Secondary Plans have been prepared for the following areas:
a) Bowmanville East Town Centre Bowmanville East Urban
Centre;
b) Bowmanville West Town Centre;
c) Courtice Main Street;
d) Newcastle Village Main Central Area;
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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;
l) 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
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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
Attachment 3 to
Report PDS-003-24
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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
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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
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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
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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
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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.
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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 freq uent 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.
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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 int o 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 façade 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, heal thy 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 Residential
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 cult ural and
natural heritage, community history and local identity. The provision of public art sh all
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 genera lly 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, façade 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 façade.
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 façade 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 façades 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 pub lic
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
park.
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 sh ape 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 qu ality 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 h ousing
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
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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 wait ing 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.
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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.
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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.
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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.
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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 imp act 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.
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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 i n 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 locat ed so as not to interfere with
existing trees, mature tree growth or landscaping.
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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.
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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 t he 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.
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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.
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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 t his
Secondary Plan.
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Report PDS-003-24
Page 190
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Schedule B: Land Use
Page 191
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Schedule C: Transportation and Open Space Network
Page 192
Municipality of Clarington
Bowmanville East Urban Centre
Urban Design Guidelines
December 2023
DRAFT
Attachment 5 to
Report PDS-003-24
Page 193
Bowmanville East Urban Centre Secondary Plan2
DRAFTContents
1.0 Introduction 4
Purpose of the Guidelines 4
Interpretation 4
2.0 Vision and Guiding Principles 5
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
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Bowmanville East Urban Centre Urban Design Guidelines 3
DRAFT
6.0 Natural and Cultural Heritage 42
6.1 Natural Heritage/Valleyland 42
6.2 Cultural Heritage 42
7.0 Character Areas 44
7.1 Goodyear Lands Character Area 44
7.1.1 Street and Block Network 46
7.1.2 Parks and Open Space Network 48
7.1.3 Built Form 50
7.2 Residential Neighbourhoods Character Area 54
7.2.1 Siting and Orientation 54
7.2.2 Building Design and Articulation 54
7.2.1 Vehicular Access and Parking 54
Page 195
Bowmanville East Urban Centre Secondary Plan4
DRAFT1.0 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.
Page 196
Bowmanville East Urban Centre Urban Design Guidelines 5
DRAFT2.0 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.
Provide Housing Choice
and Affordability
Improve Connections
Diversify Open Spaces
Maintain Historical
Character
Establish An Active Street
Wall
Promote a Sense of Place
Create a Sustainable
Future
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Bowmanville East Urban Centre Secondary Plan6
DRAFT3.0 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.
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Figure 01: King Street - Main Spine
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Bowmanville East Urban Centre Secondary Plan8
DRAFT• 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.
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Bowmanville East Urban Centre Urban Design Guidelines 9
DRAFT
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Figure 02: Character Areas
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Bowmanville East Urban Centre Secondary Plan10
DRAFT3.3 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.
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Bowmanville East Urban Centre Urban Design Guidelines 11
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DRAFT
Figure 03: Parks and Open Spaces
Figure 04: Gateways and Visually Prominent Locations
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Bowmanville East Urban Centre Secondary Plan12
DRAFT4.0 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.
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Bowmanville East Urban Centre Urban Design Guidelines 13
DRAFT4.2 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.
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
façade expression or concealed into the roof design.
Figure 08: Base, Middle and Top
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Bowmanville East Urban Centre Secondary Plan14
DRAFT4.2.1 Entrances
• Primary building entrances should address
primary streets and should be clearly articulated
and expressed in the façade 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.
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Bowmanville East Urban Centre Urban Design Guidelines 15
DRAFT
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.
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Bowmanville East Urban Centre Secondary Plan16
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Figure 12: Priority Retail Frontages
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
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 café 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
façade 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.
DRAFT
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Bowmanville East Urban Centre Urban Design Guidelines 17
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.
DRAFT
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Bowmanville East Urban Centre Secondary Plan18
Maximum Podium Height
3-Storey 3m
Step-Back
Minimum Podium Height
2-Storey
3m
Step-Back
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
Figure 16: Podium Street Wall in the Historic Downtown
Character Area
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.
DRAFT
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Bowmanville East Urban Centre Urban Design Guidelines 19
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.
DRAFT
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Bowmanville East Urban Centre Secondary Plan20
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.
DRAFT4.2.4 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 façade
massing, expression and materials.
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Bowmanville East Urban Centre Urban Design Guidelines 21
Figure 20: This mechanical penthouse is fully integrated with the architectural expression to create a dynamic skyline profile.
DRAFT
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Bowmanville East Urban Centre Secondary Plan22
DRAFT4.2.5 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.
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Bowmanville East Urban Centre Urban Design Guidelines 23
Figure 21: Built Form Transition for Flankage Conditions
Figure 22: Built Form Transition for Rear Yard Conditions
Figure 23: Built Form Transition for Frontage Conditions
DRAFT
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Bowmanville East Urban Centre Secondary Plan24
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.
Figure 25: Taller building elements are encouraged at visually
prominent locations.
DRAFT4.3 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
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.
10m 10m
Figure 26: Increased podium heights are encouraged at
visually prominent locations to provide distinctive architectural
features.
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Bowmanville East Urban Centre Urban Design Guidelines 25
DRAFT4.4 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 façade including
consolidated residential lobbies, individual at-
grade residential unit entrances, and along any
façade 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
walkway.
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.
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DRAFT5.0 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 SWM 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.
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Bowmanville East Urban Centre Urban Design Guidelines 27
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.
DRAFT
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.
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Bowmanville East Urban Centre Secondary Plan28
DRAFT5.2.2 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.
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Bowmanville East Urban Centre Urban Design Guidelines 29
Figure 28: Special streetscaping elements are appropriate for King Street to create a pedestrian-friendly environment, including unit
paving, well-defined crosswalks, decorative pedestrian ligthing, seating, planting, and street trees.
DRAFT
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Bowmanville East Urban Centre Secondary Plan30
Figure 29: Temperance Street as Shared Street
DRAFT5.2.3 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.
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Bowmanville East Urban Centre Urban Design Guidelines 31
Figure 30: Shared street designs provide pedestrian-oriented streetscaping elements across the entire right-of-way, from building
face to buliding face. While accommodating vehicles and/or parking, the shared street design prioritizes active transportation. It can
be closed to vehicular traffic during events or seasonally, providing a flexible urban plaza for gathering and activities.
DRAFT
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Bowmanville East Urban Centre Secondary Plan32
Figure 31: Example of on-street painted bicycle lanes with bike boxes and cross-ride.
DRAFT5.2.4 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.
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Bowmanville East Urban Centre Urban Design Guidelines 33
Figure 32: Example of a protected bicyle facility, separated by physcal buffers to the vehicular and pedestrian portions of the right-of-
way.
DRAFT
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Bowmanville East Urban Centre Secondary Plan34
DRAFT5.3 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.
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Bowmanville East Urban Centre Urban Design Guidelines 35
Figure 33: Enhanced pedestrian walkways along the Clarington Museum and Archives building can link Temperance Street with the
open space amenities interior to the block.
DRAFT
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Bowmanville East Urban Centre Secondary Plan36
Figure 34: Parkette Diagram
Frontage
Minimum
20m
Street
Depth
Maximum
1.5 x Frontage
DRAFT5.3.3 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.
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Bowmanville East Urban Centre Urban Design Guidelines 37
Figure 35: Parkettes and Public Squares will have a variety of shapes, sizes and locations, and their design and amenities should
respond to their adjacencies. In retail contexts, they should include flexible plaza spaces, seating, and public art. In residential contexts,
they will be more passive with a higher proportion of green space.
DRAFT
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Bowmanville East Urban Centre Secondary Plan38
DRAFT5.3.4 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.
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Bowmanville East Urban Centre Urban Design Guidelines 39
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.
DRAFT
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Bowmanville East Urban Centre Secondary Plan40
Figure 39: Multi-use paths can be provided in the valley land
areas, incorporating amenities such as seating, shelters and
lookouts.
Figure 40: Multi-use paths along rights-of-way should be
separated from vehicular travel lanes, for example, by planting
buffer and grade shifts.
DRAFT5.4 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.
• 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).
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Bowmanville East Urban Centre Urban Design Guidelines 41
Figure 41: Urban-scaled mixed-use schools. Precedents:
Crosstown Elementary School in Vancouver and Jean Lumb
Public School / Canoe Landing Community Centre in Toronto
DRAFT5.5 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.
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Bowmanville East Urban Centre Secondary Plan42
DRAFT6.0 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
resource.
• 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, façade 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
façade 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.
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Bowmanville East Urban Centre Urban Design Guidelines 43
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 43: The heritage building reads as a distinct expression
while being framed by new development that has similar
massing and articulation.
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 45: Taller components of new development are stepped
back from the primary heritage facade.
DRAFT
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Bowmanville East Urban Centre Secondary Plan44
DRAFT7.0 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.
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Bowmanville East Urban Centre Urban Design Guidelines 45NE
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STABLE TOP-OF-BANK
10M TOP OF BANK SETBACK ZONE
CLOCA REGULATED AREA LIMIT
BOWMANVILLE CREEK DAM
GOODYEAR STRUCTURES TO REMAIN
EXISTING TRAILS
PROPOSED TRAILS
POTENTIAL TRAIL CROSSING
LOW-RISE APARTMENTS (4-6 STOREYS)
POTENTIAL CONNECTION TO KING STREET
Figure 46: Demonstration Plan for the Goodyear Lands Character Area
DRAFT
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Bowmanville East Urban Centre Secondary Plan46
DRAFT7.1.1 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.
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Bowmanville East Urban Centre Urban Design Guidelines 47NE
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Figure 47: Goodyear Lands Character Area Location for New Connections
DRAFT
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Bowmanville East Urban Centre Secondary Plan48
DRAFT7.1.2 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.
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Bowmanville East Urban Centre Urban Design Guidelines 49
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.
DRAFT
Page 241
Bowmanville East Urban Centre Secondary Plan50
Figure 50: Additional Step-back for Tall Buildings within the
Goodyear Lands Character Area
DRAFT7.1.3 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.
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Bowmanville East Urban Centre Urban Design Guidelines 51NE
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Figure 51: Goodyear Lands Character Area Building Heights and Transition
DRAFT
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Bowmanville East Urban Centre Secondary Plan52 NE
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Figure 52: Goodyear Lands Character Area Bowmanville Creek Valley: Minimum 50% Visibility and Accessibility
DRAFT
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Bowmanville East Urban Centre Urban Design Guidelines 53NE
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Figure 53: Goodyear Lands Character Area Retail/Commercial Frontages
DRAFT
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Bowmanville East Urban Centre Secondary Plan54
DRAFT7.2 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 façade 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.
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Bowmanville East Urban Centre Urban Design Guidelines 55
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.
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.
DRAFT
Page 247
Bowmanville East Urban Centre Secondary Plan56
DRAFT
Page 248
Summary of Technical Background Reports
Report Key Findings and Next Steps
Phase 1
Technical Report
The Phase 1 Technical Report (April 16, 2019) was prepared by
SvN as part of Phase 1 of the project. The report provides an
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
Conditions
Reports
(Available on
request)
Separate existing conditions reports were prepared by AECOM
for the Bowmanville East Urban Centre (February 25, 2019) and
the Goodyear Lands (September 16, 2020). The report provides
an analysis of existing servicing infrastructure for the
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.
Attachment 6 to
Report PDS-003-24
Page 249
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
Page 250
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
Tec hnical Report
The Phase 2 Technical Report (April 21, 2023) was prepared by
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
Transportation
Impact Study
The Goodyear Lands Transportation Impact Study (November
2023) was prepared by AECOM as part of Phase 2 of the
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
Page 251
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., DRT 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.
Page 252
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
Functional
Servicing Report
The Goodyear Lands Functional Servicing Report (December 6,
2023) was prepared by AECOM as part of Phase 2 of the
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,
Page 253
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.
Page 254
Bowmanville West Urban Centre and Major Transit Station Area Secondary Plan Update | Statutory Public Meeting
Join us online or in person on Monday, January 22, 2024, at 7:30 p.m.
After extensive consultation, the Municipality is ready to present and receive input on the draft Bowmanville West
Urban Centre and Major Transit Station Area Secondary Plan Update (Secondary Plan), implementing Official
Plan Amendment, and the accompanying Zoning at a Statutory Public Meeting. This Secondary Plan Update is a
Municipality of Clarington project that will amend the existing Bowmanville West Urban Centre Secondary Plan and
the Zoning By-law to implement the policies of the Clarington Official Plan.
The updated Secondary Plan is planned to facilitate and complement the future Bowmanville GO Transit station. It
will transform this low-density, retail commercial shopping hub into a mixed-use, transit-oriented community. It will
feature an active public realm, a full range of retail and services, and a variety of housing types that support people
at all stages of life. A connected network of parks, greenspaces, and community amenities will serve existing and
future residents, workers, and visitors.
Over the long term, the area is planned to accommodate approximately 9,600 units and 14,700 people, as part of
a thriving, mixed-use neighbourhood where people can work, live, and play.
The Secondary Plan
area is approximately
127 hectares in west
Bowmanville, bounded
generally by Aspen
Springs Drive to the
south, Bowmanville
Creek to the north,
Green Road and
Boswell Drive to the
west and parcels
on the east side of
Bowmanville Avenue
and the Highway 2 rail
crossing to the east.
To obtain this information in an alternate format, call
905-623-3379 ext. 2131, TTY: 1-844-790-1599.Page 255
Your insights matter!
Join us at Council Chambers, Municipal Administrative Centre, 40 Temperance Street, Bowmanville or attend
virtually by watching the live stream at www.clarington.net/Calendar.
Share your feedback
At the meeting
To provide comments electronically, please pre-register by completing the online form at
www.clarington.net/delegations or contact the Clerk’s Division at 905-623-3379 ext. 2109 or
clerks@clarington.net by January 19, 2024 at 3:30 p.m. A link and telephone number will be provided to you
once registered. You do not need to pre-register as a delegate in order to speak in person.
In writing
Please submit your written comments to Sarah Allin, at BowmanvilleWest@clarington.net or at
40 Temperance Street, Bowmanville, ON L1C 3A6 prior to the date of the public meeting.
Find out more
The proposed Secondary Plan, Official Plan Amendment, and accompanying Zoning will be available for review at
www.clarington.net/BowmanvilleWest no later than January 2, 2024.
For more information about this matter, including appeal rights, contact Sarah Allin, Principal Planner, at
905-623-3379 ext. 2419 or BowmanvilleWest@clarington.net or Lisa Backus, Manager of Community
Planning, at 905-623-3379 ext. 2413..
If you wish to be notified of the decision of Clarington Council on the proposed Official Plan or Zoning By-law
Amendments, you must make a written request to the Municipal Clerk, 40 Temperance Street, Bowmanville.
File Numbers: COPA2021-0007; ZBA2023-0011; PLN41.2
Landlords
Please post a copy of this notice where your tenants can see it. We want to ensure everyone can take part in the
process.
Right of Appeal - Official Plan
Amendment
If a person or public body would
otherwise have an ability to appeal
the decision of Durham Region to
the Ontario Land Tribunal but the
person or public body does not make
oral submissions at a public meeting
or make written submissions to the
Municipality of Clarington before the
proposed official plan amendment is
adopted, the person or public body is
not entitled to appeal the decision.
If a person or public body does not
make oral submissions at a public
meeting or make written submissions
to the Municipality of Clarington
before the proposed official plan
amendment is adopted, the person
or public body may not be added as
a party to the hearing of an appeal
before the Ontario Land Tribunal
unless, in the opinion of the Tribunal,
there are reasonable grounds to add
the person or public body as a party.
Right of Appeal - Zoning
By-law Amendment
If a person or public body would
otherwise have an ability to appeal
the decision of Clarington Council
to the Ontario Land Tribunal but the
person or public body does not make
oral submissions at a public meeting
or make written submissions to
Clarington Council before the by-law
is passed, the person or public body
is not entitled to appeal the decision.
If a person or public body does not
make oral submissions at a public
meeting, or make written submissions
to the Municipality of Clarington
before the by-law is passed, the
person or public body may not be
added as a party to the hearing of
an appeal before the Ontario Land
Tribunal unless, in the opinion of the
Tribunal, there are reasonablegrounds
to do so.
Freedom of Information and
Protection of Privacy Act
The personal information you submit
will become part of the public record
and may be released to the public.
Questions about the information we
collect can be directed to the Clerk’s
Department at 905- 623-3379
ext. 2109.
Page 256
Bowmanville West
Major Transit Station Area Secondary Plan
STATUTORY PUBLIC MEETING
January 22, 2024
Dillon Consulting Limited 1
Page 257
Municipality of Clarington
Project Team
Lisa Backus
Manager,
Community Planning
Sarah Allin
Principal Planner,
Community Planning
Karen Richardson
Manager,
Development Engineering
Dillon Consulting Limited
Paddy Kennedy
Partner,
Dillon Consulting Limited
Zahra Jaffer
Associate,
Dillon Consulting Limited
2
Page 258
Secondary Plan Context
Secondary Plan Area
3
•MTSAs are lands within
approximately 800 metres of
a higher order transit station
•Bowmanville West is
delineated as an MTSA
Page 259
Where we are in the Process
The Secondary Plan Update Process
4
PIC
1
PIC
2
PIC
3 PIC 4
and 5
Stat.
Public
Meeting
Online
Survey
Online
Survey
Online
Survey
WE ARE HEREPage 260
Policy Context
Alignment with Provincial Policy
•Secondary Plan has been prepared to conform to the
policies of the current in force and effect Provincial
Policy Statement (2020) and A Place to Grow, the
Growth Plan for the Greater Golden Horseshoe
(2020)
•Some highlights include:
•Increased opportunities for intensification, housing
diversity and transit-oriented development
•Planned to achieve minimum density target of 150
people and jobs per hectare
•Major Transit Station Area is planned for a diversity of
uses, including opportunities for affordable housing
•Provides for reduced parking standards within the
MTSA
•Prohibits land uses that would adversely affect the
achievement of transit supportive densities
5
Page 261
Policy Context
Alignment with Region of Durham Official Plan
•Region of Durham’s Official Plan (as
adopted) identifies Bowmanville West
as a Protected Major Transit Station
Area
•The Region’s new Official Plan is not
in full force and effect at this time
•The updated Secondary Plan has
largely been prepared to conform to
the policies of the adopted Official
Plan (which are based on the PPS /
P2G, 2020)
•However, further refinements may be
needed as part of the Municipality’s
broader Official Plan update to
address areas such as development
phasing, station funding (Bill 131) and
inclusionary zoning
6
Page 262
GO Rail Context
GO Expansion: Lakeshore East Corridor
7https://www.metrolinx.com/en/projects-and-programs/lakeshore-east-line-go-expansionPage 263
Major Transit Station Area in Bowmanville West
How does a GO Station fit in the broader area?
8
•Mid and high-rise
development around the GO
Station;
•Diverse mix of land uses
(including residential, major
office and services)
•Access for travellers using
all modes of movement in
and around the Station;
•Enhanced connections to
local transit;
•Active transportation
infrastructure (sidewalks,
bike lanes, bicycle parking
facilities).
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9
What We Heard
Engagement Feedback to Date
Page 265
10
Land Use and
Intensification
What We Heard
Engagement Feedback to Date
•Support for mixed-use development over time
•Taller buildings: along major corridors and closer to
the GO Station
•Adequate parking needed to limit overflow into
adjacent neighbourhoods
•Management of noise and traffic impacts
•Housing diversity and affordable housing (including
rental)
•Recreational facilities (e.g. parks) and personal
services (e.g. medical)
•Transitions between taller buildings and existing
homes
Page 266
What We Heard
Engagement Feedback to Date
Placemaking and Urban Design
•Range of different types of gathering spaces
•Preserve existing green spaces
•Barrier-free access and design for people with
disabilities is key
11
•Convenient access to the GO Station for all users
•Connected network of walking and cycling
facilities
•Traffic calming along residential streets
•Pedestrian crossing improvements (e.g.
intersection of Clarington Boulevard and Prince
William Boulevard, along Green Road, and along
Bowmanville Avenue.)
Mobility and Access
Page 267
Secondary Plan
What is a Secondary Plan?
•Detailed plans and policies for
a specific area to guide future
land use change, private land
development and public
infrastructure investment
•Forms part of the Clarington
Official Plan
•Directs zoning by-law
12
Following slides will cover core elements of the
Plan :
•Vision and Objectives
•Land Use Plan
•Urban Design and Sustainability
•Mobility, Transportation and
Implementation and Infrastructure
Page 268
13
Secondary Plan
Historical and Current Context
Current Secondary Plan (1993, updated in 2006)Demonstration Plan (2005)
Page 269
Vision and Objectives
•Transit-oriented community offering a mix of high density opportunities
•Planned to accommodate the highest densities and widest variety of uses
•Promotes opportunities for affordable housing and diversity of housing
•Supported by a mix of vibrant, street-oriented commercial uses
•Facilitates multi-modal access in and around the GO Transit Station
•Includes network of complete streets and vibrant public spaces
14
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15
Land Use Plan
Page 271
16
Mixed Use High Density-Transit Station
•Transit Station, Major Offices, Retail,
Service Commercial, High Rise
Residential, Institutional, Entertainment
•12-18 storey buildings
Page 272
Mixed Use High Density
•Major Offices, Retail, Service
Commercial, Mid Rise and High
Rise Residential, Institutional,
Entertainment
•6-12 storey buildings
17
Page 273
Residential High Density
•High Rise Residential, Mid Rise
Residential
•8-12 storey buildings
18
Page 274
Residential Medium Density
•Mid Rise Residential, Stacked
Townhouses
•4-6 storey buildings
19
Page 275
Parks/Community Facility
20
Page 276
21
Urban Design Tools
Urban design policies and guidelines to address compatibility/promote high
quality design
1)Podium / tower
step backs
2)Tower Separation
Distances
3)Tower floor plate
sizes
4)Address sun /
shadow impacts
5) Landscape
requirements
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22
Sun/Shadow Analysis
Review of planning building heights in the Secondary Plan area
•The full planned build out of the Secondary Plan was modelled for March 21st, featuring the
maximum building heights to test sunlight and shadow impacts
•Key area of potential impact was identified along east side of Bowmanville Avenue
Bowmanville Avenue (March 21)
9 am 12 noon 4pm
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23
•Optimized for step backs, setbacks and massing
•Area-specific policy and zoning regulation to reduce building height fronting onto the west
side of Bowmanville Avenue to 14 storeys to address sunlight and shadow impacts in this
area
Bowmanville Avenue (March 21)
9 am 12 noon 4pm
Sun/Shadow Analysis
Review of planned building heights in the Secondary Plan area
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24
Public Realm
As the population grows, more gathering and recreation spaces will be needed
1) Streetscape Improvement
2) New Public Space
3) Gateway Areas
4) Pedestrian Safety Improvements
Page 280
Public Realm Improvement Plan
25
Page 281
Applies to new development and street design
25
Urban Design Directions
Healthy urban forest canopy / linear parks / pedestrian boulevards
Page 282
Applies to all new development
26
Urban Design Directions
Buildings should frame the street and public spaces, with parking options
located at the rear or underground
Page 283
27
Urban Design Directions
Sustainable green building design
1) Rain gardens 2) Green roofs
3) Energy Efficient Buildings
Encourage for all new development
Page 284
28
Mobility and Connections Directions
Safe, integrated mobility / complete streets design
Applies to street design, all new development
Page 285
30
Mobility Network
Page 286
31
Active Transportation Network
Page 287
31
Implementation & Infrastructure
As part of the implementation program, a number of capital projects and
improvements will be needed
•Confirm scope and timing for infrastructure studies/plans (e.g.
drainage, transportation, etc.)
•Design and implementation for public realm improvements
•Regional Road improvements
•Local road improvements
•All local improvements intended to support development will be
considered under the Municipality’s Development Charges by-law
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33
Draft Zoning By-law
•Draft ZBA is intended to
implement the Secondary
Plan policies
•Includes more details on
permitted uses, building
heights, setbacks, step-
backs, landscaping
requirements and other
land use and built form
regulations
•Additional refinement to
the ZBA will be required to
ensure alignment with the
final Secondary Plan / OPA
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34
Next Steps on the Projects
Bowmanville West Secondary Plan
•Receive and review feedback from this Statutory Public Meeting
•Revise Secondary Plan, Zoning, and Streetscape Design Guidelines as
required
•Present revised documents to Council for adoption (Q1/Q2 2024)
•Forward to Region of Durham for approval of Secondary Plan
•Comments encouraged to be submitted by January 31st, 2024
Page 290
Thank you!
For more information, visit the project
website or contact the project team:
Clarington.net/BowmanvilleWest
BowmanvilleWest@clarington.net
35
Page 291
Public Meeting Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: Planning and Development Committee
Date of Meeting: January 22, 2024 Report Number: PDS-004-24
Submitted By: Carlos Salazar, Deputy CAO, Planning and Infrastructure Services
Reviewed By: Rob Maciver, Deputy CAO/Solicitor
File Number: COPA2021-0007 and ZBA2023-0011 (PLN 41.2) Resolution#:
Report Subject: Bowmanville West Urban Centre and Major Transit Station Area
Secondary Plan
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-004-24 and any related communication items, be received for
information;
2. That Staff receive and consider comments from the public and Council with respect
to the proposed Official Plan Amendment (COPA2021-0007), Secondary Plan,
Streetscape Implementation Plan, and Zoning By-law Amendment (ZBA-2023-
0011);
3. That the proposed Official Plan Amendment, Secondary Plan update, Streetscape
Implementation Plan update, and Zoning By-law Amendment 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-004-24 and any delegations be
advised of Council’s decision.
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Report Overview
This report provides an overview of the planning process for the Bowmanville West Urban
Centre and Major Transit Station Area (MTSA) Secondary Plan, including initiation of the
update, the planning policy framework, public engagement and comments, as well as
agency comments received to date.
The Bowmanville West Urban Centre and MTSA Secondary Plan is planned to facilitate
development to support and complement the future Bowmanville GO Station. It will transform
this low-density, retail commercial shopping hub into a mixed-use, transit-oriented
community. It will feature an active public realm, a full range of retail and service spaces,
and a variety of housing types that support people at all stages of life. A connected network
of parks, greenspaces, and community spaces will serve the existing and future residents,
workers, and visitors of this compact community.
At its long-term build out, the area is expected to accommodate approximately 19,000
people and jobs within a thriving, mixed-use neighbourhood with adequate density to support
the extension of the GO train to Bowmanville.
The purpose of the statutory public meeting is to obtain comments from the public,
landowners, and commenting agencies on the proposed Secondary Plan, and draft
implementing zoning.
1. Background
1.1 Within the Official Plan, specific areas of the community benefit from more detailed
focus and consideration through Secondary Plans. Secondary Plans offer more specific
direction on how the community will grow at a neighbourhood scale. They are often
more detailed than the Official Plan and are able to account for the specific context and
character of each Secondary Plan area relating to land use, transportation, and
servicing. A Secondary Plan provides direction for private development and public
infrastructure.
1.2 A Secondary Plan provides the structure for the various components of a
neighbourhood, such as how to best provide locations for housing, mixed -use buildings,
parks, and amenities, as well as planning the mobility between them and the rest of the
community at large. Ultimately, a Secondary Plan establishes the character and identity
of the neighbourhood while promoting efficient land use and development.
1.3 The preparation of or amendment to a 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, a statutory public meeting, and
Council adoption. The Region of Durham is currently the final app roval authority for
Secondary Plans.
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1.4 The Bowmanville West Urban Centre and MTSA Secondary Plan is accompanied by
draft zoning. The draft zoning will implement the policy directions of the Secondary Plan
by outlining provisions for permitted uses and other zoning regulations such as setbacks
from property lines, building height, and parking.
2. Bowmanville West Urban Centre and Major Transit Station
Area Secondary Plan
2.1 The Bowmanville West Urban Centre and Major Transit Station Area Secondary Plan
(Bowmanville West Secondary Plan) area covers approximately 127 hectares. It is
generally located along the Durham Highway 2/King Street corridor in the west end of
Bowmanville and along a portion of Bowmanville Avenue (see Figure 1).
Figure 1: Bowmanville West Urban Centre and MTSA Secondary Plan Area and Surrounding
Context
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2.2 The Secondary Plan area is located at the west end of Bowmanville’s central Highway 2
corridor. The majority of the area is within the Built-Up area of Bowmanville, with
portions of greenfield land in the northwest and southwest areas of the Plan boundary.
2.3 The context surrounding the Plan area is primarily low-density neighbourhoods
comprised of single-detached, semi-detached and townhouses. North of the Secondary
Plan area is the Brookhill Secondary Plan area which envisions a medium density
neighbourhood with a mix of uses. Further to the east of the Secondary Plan a rea is
Downtown Bowmanville (Bowmanville East Urban Centre Secondary Plan) which has a
mix of residential, commercial, and institutional uses.
Existing Bowmanville West Secondary Plan
2.4 The Bowmanville West Secondary Plan, originally approved by the Ontario Municipal
Board in 1993 and updated in 2006 contains Clarington’s largest retail shopping area.
When the Secondary Plan was originally developed, Bowmanville West was planned to
accommodate big-box format shopping that would serve residents from across th e
Municipality. This was intended to complement the smaller-scale, pedestrian-oriented
shopping experiences in downtown Bowmanville.
2.5 Today, Bowmanville West generally adheres to the original vision, containing a mix of
large and small box commercial developments. It also includes medium-density
residential development, large institutional uses (Garnet B. Rickard Complex and
Clarington Central Secondary School), and two churches.
2.6 Since 2006, the area has anticipated development at higher densities than the adjacent
residential neighbourhoods to maximize accessibility to public transit, including the
proposed Bowmanville GO Train Station.
Initiation of the Secondary Plan Update
2.7 The Clarington Official Plan was updated in June of 2017 to conform with changes to
Provincial and Regional policy. The Bowmanville West Secondary Plan must be
updated to incorporate the policy directions of the updated Clarington Official Plan. A
key change included greater focus on directing additional growth and density to urban
centres, such as the Bowmanville West Urban Centre.
2.8 The Secondary Plan must also be updated to prepare for the future extension of GO
train service to Bowmanville and the future GO Station. Through the recent update of
the Official Plan, Bowmanville West now includes an additional 13 hectares of land on
the south side of the Canadian Pacific (CP) rail line along the north side of Aspen
Springs Drive. Lands along the east side of Bowmanville Avenue were also incorporated
into the MTSA and subsequently the Secondary Plan. The expansion area includes:
The future GO Train Station;
Several existing multi-storey apartment buildings; and
A future development site adjacent to the future GO Station
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Report PDS-004-24
Bowmanville GO Station
2.9 The Bowmanville GO Rail Station has been planned since the inception of the
Secondary Plan, and initial steps were taken to acquire the lands in 2004. The
commuter lot for GO Bus service was subsequently built on the north side of the CP
tracks. The future extension of GO Train service to Bowmanville offers an opportunity to
transform this area into a complete, transit-oriented community.
2.10 The built form surrounding the future GO Station must be designed to support the
significant investment being made to extend rail service to Bowmanville. The Secondary
Plan area is considered a MTSA within the Provincial Growth Plan and has recently
been delineated by the Region as part of Regional Official Plan Amendment 186 and
Regional Council’s adoption of its new Regional Official Plan. MTSAs must be planned
for a minimum density target of 150 residents and jobs combined per hectare to support
transit service. The Growth Plan does not permit land uses and built forms that prevent
the achievement of the minimum density targets.
2.11 Metrolinx, the Province’s Crown corporation managing transit projects in the Greater
Toronto Area, currently follows a market-driven approach to station development.
Metrolinx collaborates with private sector partners to fund and develop the station.
2.12 On December 4, 2023, the Ontario Government passed the GO Transit Station Funding
Act, 2023. The Act will provide a new funding tool to enable municipalities to raise
revenues to help design and build new GO Transit stations through the implementation
of a ‘Station Contribution Fee’ on new development in the surrounding area. The
Province is expected to provide further details and regulations about the process
required to use this voluntary tool in the coming months. This information will be needed
to understand how this tool could be used to fund the Bowmanville GO Station.
2.13 Where this new funding tool is not used, station development will continue to be
undertaken using the current market-driven approach.
3. Secondary Plan Review Process
3.1 The Municipality retained Dillon Consulting to provide the update to the Secondary Plan.
Public engagement occurred throughout the process (feedback from the public is
summarized in Section 8). The process followed three phases as described in Figure
2.
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Figure 2: Project Timeline Phases Diagram
3.2 A summary table is provided in Attachment 1 – Sequences of Events that outlines
each of the steps taken throughout the Secondary Plan review process.
Phase 1 – Background Analysis
3.3 This Phase involved a review of current conditions within the Secondary Plan area and
the external factors that will influence development. The review included demographic
data, land use policies, market trends, service capacity, community and heritage
resources, transportation infrastructure, and best practices in urban design and
sustainability.
3.4 This Phase included the following consultation activities:
Public Information Centre (PIC) #1 – June 19, 2018
Online Survey – September 1-30, 2018
PIC #2 – June 26, 2019
3.5 The first PIC was held at the Garnet B. Rickard Recreation Complex. This meeting
provided the background for the project and presented the p rinciples of transit-oriented
development. It included facilitated table discussions that generated feedback on
desired building types and public spaces. There were approximately 60 attendees.
3.6 An online survey was used to gain feedback from the public on where to plan for new
buildings and amenities within the Secondary Plan. This includes items like taller
buildings, parks, and key walking and cycling routes. Nearly 200 comments were
collected.
3.7 The second PIC was held at the Seasons Retirement Community on Clarington
Boulevard. This meeting presented the f indings of the technical review. Facilitated table
discussions focused on the topics of land uses, urban design, and mobility/access.
There were approximately 42 attendees.
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Phase 2 – Evaluate Development Opportunities
3.8 Using insights from Phase 1, a concept plan for the Secondary Plan area was created.
This plan incorporated Provincial and Regional policies for higher density growth in the
area while also reflecting local priorities. This preliminary land use plan was
accompanied by a public realm improvement plan.
3.9 Public consultation in this phase was held virtually due to the COVID-19 pandemic. It
included:
PIC #3 – October 1, 2020
Online Survey – October 1-16, 2020
3.10 The third PIC presented the land use and building heights plan and a public realm
improvements plan. The meeting concluded with an online survey. The survey was
available to be completed during the PIC, and also in the days following the PIC for the
broader public. There were 96 attendees.
3.11 The survey allowed respondents to comment on various aspects of the proposed plan
using an interactive mapping interface. It generated nearly 100 comments tied to
specific areas of the land use plan.
3.12 Background documents developed during Phases 1 and 2 continue to be available on
the Bowmanville West Secondary Plan project webpage.
Phase 3 – Develop Planning Policies
3.13 The final phase of the project involves the preparation of a draft Secondary Plan,
implementing Zoning By-law, and updated Streetscape Implementation Plan.
Comments from agencies and the public were used to inform the draft documents
presented at the Statutory Public Meeting.
3.14 Phase 3 public consultation to date was held virtually and included:
PIC #4 – September 23, 2021
PIC #5 – March 8, 2023
3.15 The fourth PIC presented the key directions and updated concept plans for the
proposed land uses, building heights, and public realm improvements. Feedback from
this session was used to refine the concepts and design elements of the Secondary
Plan. A total of 83 participants attended the event virtually.
3.16 The fifth PIC was held to refresh the public on the project’s purpose and background. It
involved a presentation and Q&A panel. Approximately 166 participants attended the
meeting, about two thirds of whom were attending a session on this Secondary Plan for
the first time.
3.17 The Statutory Public Meeting provides the opportunity for the public to formally
comment on the draft Official Plan Amendment, Secondary Plan, accompanying zoning,
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and Streetscape Implementation Plan. Any comments received verbally at the public
meeting or in writing to staff will be outlined in the Recommendation Report.
3.18 The final step in Phase 3 will be to bring the revised Secondary Plan documents to
Council for recommendation and adoption. A Recommendation Report is expected to be
presented in the first half of 2024.
Statutory Public Meeting Notice
3.19 Notice of the Statutory Public Meeting for the Bowmanville West Secondary Plan update
was provided in accordance with the Planning Act. A Notice of Statutory Public Meeting
was mailed to approximately 2900 residents and businesses located inside and within
300 metres of the Secondary Plan area during the week of December 18, 2023. The
Notice was also sent by email to the Region of Durham, the Ministry of Municipal Affairs
and Housing, and all other commenting agencies.
3.20 The Notice stated the Secondary Plan and supporting materials (draft Official Plan
Amendment, draft Secondary Plan, draft zoning, and draft Streetscape Implementation
Plan) would be available on the project webpage by January 2, 2024, in accordance
with the requirements of the Planning Act. All draft and supporting documents were
posted to the project webpage by December 22, 2023.
3.21 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 building dwellers who live in or within 300
metres of the Secondary Plan area. With this addition, a total of 3,856 residents,
landowners, and businesses received notice of this meeting.
3.22 Other methods to promote the Public Meeting included an advertisement in the Orono
Times, screen ads in community centres, news releases on the Clarington website, and
social media posts.
3.23 In addition to receiving a Notice of Public Meeting, external agencies and internal
departments have been requested to provide their comments regarding the Draft
Secondary Plan and the draft zoning. Comments from external agencies, internal
department, and the public will assist staff in preparing the final draft of the Secondary
Plan and Zoning By-law that will be presented as part of a future recommendation
report.
3.24 The draft Official Plan Amendment (Attachment 2) will amend the Clarington Official
Plan to update the Bowmanville West Secondary Plan (Attachment 3) and its
Streetscape Implementation Plan (Attachment 4)
3.25 The draft implementing Zoning (Attachment 5) accompanies the draft Secondary Plan
and will amend Clarington’s Zoning By-law 84-63 to implement the policies of the
Secondary Plan.
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The Secondary Plan update will enable Bowmanville West’s transition to Clarington’s
first transit oriented neighbourhood
3.26 Bowmanville West will offer a diverse mix of high-density housing options supported by
a mix of vibrant, street-oriented commercial uses and amenities. As a Major Transit
Station Area (MTSA), it is planned to accommodate the highest densities and widest
varieties of uses in Bowmanville, including residential, mixed-use, commercial, and
institutional uses. The area is planned to encourage a range of travel options in and
around the Bowmanville GO Station including walking, cycling, public transportation,
and driving.
3.27 Specifically, the Secondary Plan area is planned to achieve a minimum density target of
150 people and jobs per hectare by final build-out. The expectation is that the build-out
of the Secondary Plan will take place over multiple decades, well beyond the timeline of
the current Clarington Official Plan.
3.28 The objectives for the Bowmanville West Secondary Plan are to:
Provide a planning framework that will support the establishment of a GO Station
in Bowmanville West;
Create opportunities for high density, compact, transit supportive development;
Plan for a sufficient amount of high-quality, public spaces to support the number of
people expected to live and work in the area;
Provide affordable housing;
Be a model of sustainable design;
Promote excellence in urban design; and
Create a walkable neighbourhood that accommodates people of all ages, abilities,
and interests.
3.29 The policy framework of the draft Bowmanville W est Secondary Plan is built around the
following components:
Land Use Plan - Schedule A
3.30 The draft Land Use Plan identifies where certain uses will be permitted based on the
land use designations detailed in the Secondary Plan. Land use designations also
include detailed policies relating to the height and built forms that are appropriate in
different locations within the Plan area.
3.31 The Secondary Plan’s urban design policies and accompanying regulations are
intended to mitigate and manage impacts related to the increased heights and densities
in the area in order to create an active and inviting street-level experience.
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Figure 3: Land Use Plan – Schedule A
Public Realm Improvement Plan – Schedule B:
3.32 During the previous update to the Bowmanville West Secondary Plan in 2006, a
Streetscape Implementation Plan was prepared. This document gave direction to the
design of the public streets and sidewalks in the Secondary Plan area. While the
implementation of this Plan is still ongoing, much of this work can already be enjoyed
along Durham Highway 2 and Clarington Boulevard.
3.33 The updated Public Realm Improvement Plan identifies opportunities for continuous
improvements such as the following:
Streetscape improvements to support active transportation, pedestrian comfort,
and wayfinding along key corridors in the Secondary Plan area;
New parks to provide a range of areas for passive and active recreation across
the community as it grows;
Gateways that serve as points of arrival or transition to the neighbourhood,
create a sense of place, and foster a cohesive identity for Bowmanville West; and
Pedestrian safety improvements, which could include signalized crosswalks,
traffic calming measures, and improvements to support greater accessibility for
all users.
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3.34 The locations for these improvements were developed with feedback from the
community through the PICs and online mapping surveys.
Mobility Network – Schedule C1
3.35 To complement Map J3 of the Official Plan, the Mobility Network schedule identifies
Future Local Roads within three of the existing commercial developments. These roads
currently serve as private access roads through these developments.
3.36 Previous planning for Bowmanville West identified that these roads should come into
public ownership once intensification occurred on these sites. The conditions for
transfer of ownership were detailed in private agreements known as the Principles of
Understanding which were registered on title. The intent of this arrangement was to
upgrade the private roads to public roads once redevelopment began to introduce
residential and mixed-use buildings into these sites.
3.37 In conjunction with the future local roads, the Mobility Network schedule identifies
Future Linear Parks to be constructed adjacent to the local roads. The future local
roads and the future linear parks will break the large blocks into smaller, pedestrian-
centric spaces that provide increased green space and crea te attractive, walkable
environments that promote active transportation in what is currently a car-dominant
space.
Active Transportation Network – Schedule C2
3.38 The Active Transportation Network Schedule identifies existing, planned, and potential
cycling improvements and pedestrian safety improvements within Bowmanville West
Secondary Plan area. Locations of future linear parks/pedestrian boulevards are also
identified.
4. Policy Directions of Interest
4.1 The Bowmanville GO Station presents an exciting evolution of this area into a transit-
oriented community, enabling Bowmanville West to become a mixed-use
neighbourhood that meets the needs of its residents within a walkable and inviting
public realm.
4.2 The policies of the draft Secondary Plan have been designed to proactively plan for this
significant transit investment, but also minimize impacts to the surrounding established
neighbourhoods. To achieve this balance, policies have considered built form, shadows
and tall buildings, the public realm and multi-modal access, urban design, responsible
phasing of development, housing diversity, and the economic effects on surrounding
communities.
Built form is planned to be transit-supportive with high and medium density mixed use
and residential apartment buildings
4.3 The built form in the Secondary Plan has been planned to create transit-supportive
densities that will complement the future GO Station.
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4.4 As illustrated on the proposed Land Use Plan (Figure 3) the highest densities and
tallest buildings, ranging from12 to 18 storeys are provided for at and surrounding the
future GO Station, with the next highest densities, allowing for 6 to 12 storey buildings,
directed to properties along Durham Highway 2/King Street West.
4.5 Medium density buildings between 4 and 6 storeys are planned for the remainder of the
Secondary Plan area, which serves as a transition to the existing lower density
neighbourhoods outside of the Secondary Plan area.
Shadow and Tall Buildings policies have been incorporated to appropriately minimize
and mitigate shadow impacts
4.6 The higher densities planned for this area are necessary to create a complete
community within the Bowmanville West MTSA, but policies on tall buildings and
shadow policies have been designed to mitigate any impacts on the surrounding
neighbourhood. The height and massing of buildings are required to be designed to
reduce shadow impacts on surrounding streets and parks.
4.7 Based on feedback received from the public to date, further assessment of shadow
impacts has been undertaken. The draft Secondary Plan includes policies that limit
building height to 14 storeys along the west side of Bowmanville Avenue, between
Highway 2 and Aspen Springs Drive, subject to a sun and shadow analysis
demonstrating the development is able to achieve the sun/shadow requirements
required by the policies of the Plan.
4.8 New development must also transition to surrounding neighbourhoods appropriately
though measures such as step backs, setbacks, landscape buffers, and boulevards.
The maximum heights in the Plan may be reduced if needed to ensure appropriate
transition to adjacent low density uses.
The Secondary Plan will facilitate an engaging public realm and multi-modal
transportation and access
4.9 The existing Bowmanville West Secondary Plan provides for parkland throughout the
area. In addition to the existing parkland, the updated Secondary Plan has planned for
linear parks along several roads. This will create more opportunities for interactions with
green spaces. Additionally, private developments will be required to contribute to
parkland requirements and provide green space within their properties to accommodate
the needs of residents.
4.10 Increased green space and other public realm improvements will invite and facilitate
active transportation. The area is also planned for transit-supportive densities that make
better transit service viable. While these policies will reduce the need for parking, the
Plan requires that adequate parking is provided and will be integrated in an attractive
manner. Policies also ensure the area is ready for the transition to electric vehicles by
requiring that a minimum of 20 percent of parking spaces be built with the ability to
become charging spots.
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Urban Design policies emphasize sustainability and safety
4.11 Urban design policies in the Secondary Plan will make Bowmanville West a destination
within the community that will support a safe and active streetscape as an interface to a
thriving commercial district.
4.12 Gateways to the neighbourhood will be designed to create a sense of place through
wayfinding, lighting, landscaping to increase permeability, and will be enhanced with
public art. Accessible rest spaces and seating will contribute to an active streetscape
and provide a comfortable environment. Building facades will feature glazing to create
transparency and a connection between businesses and the pedestrian realm.
The Secondary Plan recognizes the importance of the arrival of GO Train service to
support the planned high density, transit-oriented development
4.13 The future development of Bowmanville West is based on the expectation that it will be
anchored by a GO Train Station. The presence of this major transportation hub will
stimulate travel into and out of Bowmanville West. The arrival of GO Train service to
Bowmanville is a catalyst for higher density development within the Bowmanville West
MTSA and will support the provision of active transportation as well as improved local
transit service.
4.14 The built form proposed for Bowmanville West is intended to complement a major
transportation hub anchored by the future GO Train Station and is not designed to
match the current Bowmanville West context.
4.15 In recognition of the GO Train station and service as an integral component of the
MTSA and the development of a transit-oriented neighbourhood, development within the
Plan Area will be limited until there is greater certainty around the timing of the
extension of GO Train service to Bowmanville, and the model by which the Station will
be developed. As such, the draft Secondary Plan includes phasing policies and direction
for the use of a Holding (H) symbol in the implementing zoning.
4.16 There are currently sites within the Bowmanville West Secondary Plan area that have
existing zoning permission to construct 10-12 storeys in height. The heights and
densities proposed in the updated Secondary Plan will be implemented (e.g. lifting of
the Holding (H) Symbol to be eligible for building permit) once funding to deliver the GO
Transit Station has been secured, to the satisfaction of the Deputy CAO, Planning and
Infrastructure Services, in collaboration with the Region of Durham. Until that time, a
Holding Symbol will be placed on all new zoning permissions.
4.17 The recently enacted GO Transit Station Funding Act may impact how best to
coordinate the development of the GO Station with the development of housing. As
more details on the GO Transit Station Funding Act are released, the Municipality will
explore the use of this tool. Updates to the proposed phasing policies in draft
Bowmanville West Secondary Plan may be appropriate to ensure the GO Station and
surrounding development is able to mutually support once another once additional
information and regulations relating to this tool are available from the Province .
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The Secondary Plan promotes housing diversity and supports the development of
affordable housing units
4.18 Through its Clarington Official Plan, Council supports the provision of a variety of
housing types, tenures, and costs for people of all ages, abilities, and income groups.
The Bowmanville West Secondary Plan area is planned to create a diverse range of
housing options that complements but is not necessarily the same as the options
available within the surrounding neighbourhoods. The housing types will provide options
for those whose housing needs are different from traditional low-density housing.
4.19 The Secondary Plan will also raise funds towards affordable housing in Clarington in
accordance with the affordable housing directions of the Official Plan and Clarington’s
Affordable Housing Toolkit. Policies have been included to require applicants to provide
$2,500 per unit to the Municipality to be used for affordable housing initiatives.
Existing commercial business restrictions are proposed to be removed from the
updated Secondary Plan
4.20 The current Bowmanville West Secondary Plan contains restrictive policies to
complement and avoid adverse impacts on Downtown Bowmanville resulting from the
development of the Bowmanville West large format commercial area. The development
of the updated Secondary Plan carefully considered the intent and effect of these
policies, which have been removed from the updated Plan based on the conclusion that
the community has evolved past their need.
5. Conformity with Provincial Legislation
Planning Act
5.1 The Planning Act is Provincial legislation that 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 orderly development of safe and healthy communities;
sustainable development that supports public transit; public spaces that are high quality,
safe, accessible attractive and vibrant; and appropriate location s of growth and
development. This Secondary Plan has been designed to align with these matters of
Provincial interest. It plans for efficient use of land to create a thriving and attractive
community.
Provincial Policy Statement, 2020
5.2 The Provincial Policy Statement (PPS) lays out the Province’s overarching direction on
matters related to land use planning. It directs municipalities to plan for intensification
and a mix of uses to use resources efficiently. The PPS promotes transit-supportive
densities and a diverse range of housing opportunities within settlement areas. It
promotes the development of strong communities that are healthy, livable, and safe.
Secondary Plans must be consistent with the PPS.
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5.3 Bowmanville West is planned to be consistent with the PPS through its intensification
policies and design for a complete, transit-oriented neighbourhood. The Secondary Plan
will create a resilient neighbourhood that facilitates active transportation, diverse
housing options, and healthy lifestyles.
A Place to Grow: Growth Plan for the Greater Golder Horseshoe, 2020
5.4 A Place to Grow: Growth Plan for the Greater Golden Horseshoe (Growth Plan) defines
MTSAs as the area surrounding higher order transit. The area is typically 500 to 800
metres surrounding the transit stop (representing approximately a 10-minute walk). The
Growth Plan prioritizes intensification and increased densities in MTSAs. MTSAs on
priority transit corridors served by GO Transit rail must be planned for a minimum
density of 150 people and jobs per hectare. The Growth Plan allows municipalities to
delineate boundaries and identify minimum density targets for MTSAs that are not
currently on a priority transit corridor.
5.5 The Bowmanville West Secondary Plan has been developed to conform to the Growth
Plan’s vision for MTSAs. This includes meeting the intensification requirements,
planning for a mixed of uses, and integrating local transit services and active
transportation options. These policies support the Province’s investment of expanded
GO train service.
6. Conformity with Official Plans
Durham Region Official Plan
6.1 The Durham Region Official Plan (ROP) guides growth and change within the Region. It
sets out a framework for managing growth in an orderly fashion and creating healthy
and complete, sustainable communities. The Region is currently in the process of
updating the ROP to conform to the 2020 Growth Plan, however, the new ROP is not
yet in force. The recommended ROP was adopted by Regional Council on May 17,
2023. It is currently awaiting approval by the Minister of Municipal Affairs and Housing
under Sections 17 and 26 of the Planning Act.
6.2 Both the current and new ROP outline the Bowmanville West Secondary Plan area as a
“Protected Major Transit Station Area” (PMTSA) as defined in the Growth Plan. The
draft Secondary Plan conforms with the policies related to PMTSAs in both the current
and new ROP. This includes policies like planning for a minimum of 150 people and
jobs per hectare, enhancing the pedestrian realm and providing cycling infrastructure,
and permissions in the land use plan for a range of uses including residential, office,
institutional, and commercial.
6.3 The draft Secondary Plan also conforms with the ROP’s policies that will transition the
neighbourhood away from auto-centric uses towards other forms of travel. It includes
urban design principles that will support the development of a high-quality public and
private realm that encourages active streetscapes and good quality of life.
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Clarington Official Plan
6.4 The Clarington Official Plan (OP) provides a vision for future growth and development of
the Municipality to the year 2031. The current OP focuses on the principles of
sustainable development, healthy communities, and growth management.
6.5 Specifically, the Secondary Plan area is designated as a “Transportation Hub”
immediately surrounding the GO Station lands, and “Urban Centre” in the OP.
6.6 The Transportation Hub designation is intended to create mixed-use, higher density
neighbourhoods that support the timely extension of the Lakeshore East GO Line and
develop into one of the primary commercial centres in Clarington. These areas are to be
improved with a pedestrian focus and a high-quality public realm. They shall provide
diverse uses to suit the needs of local residents and the broader Clarington community.
6.7 Urban Centres are intended to be developed as the main concentrations of activity as
the focal point of culture, art, entertainment and civic gathering to foster a sense of local
identity. Bowmanville West Urban Centre is intended to be developed as a centre of
regional significance, and shall be comprehensively developed to provide the highest
level of retail and service uses, and residential and mixed use developments to achieve
higher, transit-supportive densities.
6.8 The Bowmanville West Secondary Plan aligns with this vision for Transportation Hubs
and Urban Centres. This Secondary Plan promotes the highest density in the
Municipality and has thoughtfully envisioned a public realm and mix of uses that will
create an attractive and inviting neighbourhood that will serve the needs of Clarington
residents.
6.9 The Secondary Plan aligns with specific priorities of the OP, including:
Managing our growth;
Creating vibrant and sustainable urban spaces;
Encouraging housing diversity;
Growing a prosperous community; and
Livable Neighbourhoods.
6.10 Envisioning a compact, mixed-use, transit-supportive urban node, the Secondary Plan
has been developed to achieve the OP goals. Intensification policies have been
developed that respect surrounding neighbourhoods while also providing new and
diverse forms of housing. Urban design and sustainability policies focus on creating
accessible spaces for all ages and abilities and include environment-first principles. The
resulting public realm will attract new businesses and create a sense of place for the
neighbourhood.
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7. Public Comments
7.1 As stated in Section 3, the Bowmanville West Secondary Plan was drafted with
extensive public consultation in addition to the Statutory Public Meeting. Public
comments and feedback were collected throughout the Secondary Plan process
through in-person and virtual events, and online surveys. Comments received to date
were considered as the Plan was developed and refined.
7.2 Public comments provided insight into specific needs in the community, appropriate
places for the highest density developments, and key areas of interest surrounding the
future GO Station. Subsections 7.3 through 7.7 provide a brief summary of the public
comments received to date.
Public comments generally support a mix of uses and intensification that is directed to
appropriate locations and comes with supportive infrastructure and services
7.3 Overall, public comments generally support mixed-use development in this area over
time, however, suggest that tall buildings should be directed to major corridors and
closer to the future GO Station.
7.4 Significant concerns were raised about adequate parking and management of noise and
traffic to limit impacts on adjacent neighbourhoods. Transitions between taller buildings
and existing homes was cited as a key strategy to minimize negative impacts.
7.5 Some public comments received requested lower height limits adjacent to existing low
density residential neighbourhoods, while other comments requested higher densities
and height ranges within the Secondary Plan Area.
7.6 There was support among the comments received for diverse housing options and the
provision of affordable housing in the area. Other uses the public envisioned for the
area include recreational facilities and personal services.
Placemaking and Urban Design are important to ensuring Bowmanville West has
sufficient parkland and gathering spaces as the neighbourhood grows and evolves
7.7 Public comments generally sought to preserve the existing green spaces and create a
range of different types of gathering spaces. Barrier-free access and design for people
with disabilities is key.
Access to the GO Station should be convenient for all types of users
7.8 Comments received to date indicated that a connected network of walking and cycling
facilities should be provided.
7.9 Comments also requested traffic calming along residential streets, where appropriate,
and pedestrian crossing improvements should be implemented along new major
intersections.
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Comments on the Draft Secondary Plan and supporting documents
7.10 Public comments received on the draft documents presented at the Statutory Public
Meeting will be considered as staff refine the final draft documents before they are
recommended to Council for adoption.
8. Agency and Departmental Comments
8.1 Early draft documents including the Secondary Plan, Schedules, and implementing
Zoning By-law were provided to commenting agencies in late September. Agen cies
were given six weeks to comment on the draft documents so that their comments could
be incorporated into the documents ahead of the Statutory Public Meeting.
8.2 Comments were received from the Region of Durham, Central Lake Ontario
Conservation Authority, Ministry of Transportation, Metrolinx, and Kawartha Pine Ridge
District School Board. These comments generally support the underlying principles of
the Secondary Plan, but refine the details related to sustainability, growth management,
and effective infrastructure development.
Durham Region
8.3 Comments from Durham Region primarily focused on meeting and exceeding minimum
density targets. Minimum density targets for each land use type are suggested and a
land use budget is requested to ensure the overall density targets will be achieved.
Higher density of up to 179 people and jobs per hectare could be supported according
to the Region’s Housing Intensification Study (2021). Additional work related to
transportation and servicing is requested to confirm the required infrastructure. Minor
comments related to specific policies were also provided.
Central Lake Ontario Conservation Authority (CLOCA)
8.4 CLOCA provided regulatory mapping for the area surrounding the Secondary Plan
which outlined natural hazards and constraints. CLOCA advised the Municipality to
create a constraints map that illustrates feature limits and their corresponding
Vegetation Protection Zones. Policies that support increased soil volumes and low-
impact development were recommended. CLOCA suggested a Master Drainage Plan
may be appropriate.
Other Agencies
8.5 Comments were also received from Metrolinx, the Ministry of Transportation Ontario,
and Kawartha Pine Ridge District School Board. Comments were minor and generally
confirmed the direction of the updated Secondary Plan.
9. Development Interest
9.1 In anticipation of the future GO Train extension, a number of developers have already
expressed interest in constructing higher density buildings within Bowmanville West.
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9.2 In addition to the recent approvals and active development applications, Staff have also
had discussions with several property owners and developers in Bowmanville W est who
are awaiting the outcome of the Secondary Plan. While these applications may not
result in imminent construction, they reflect market interest to develop in conjunction
with the future GO Station.
9.3 Development interest is a crucial piece needed to support the significant investment of
bringing GO Transit services to Bowmanville. As well, transit is a key draw for
development, and is needed to ensure that the neighbourhood can functio n efficiently
with increased density. Therefore, the phasing policies included in the Secondary Plan
play an important role to achieving the long-term vision for Bowmanville West.
10. Conformity with Clarington Strategic Plan
10.1 The preparation of the Bowmanville West Secondary Plan directly contributes to several
priorities and actions within the 2024-2027 Clarington Strategic Plan.
10.2 Priority C.1.2 is “Be an active partner in the development of GO Train stations and
improved Regional transit connectivity.” This report describes how the Municipality is
planning for multimodal access to the GO Station and development densities that are
transit supportive. Planning for this MTSA is a key step towards realizing this this
priority. As well, throughout the Secondary Plan process, the Municipality has worked
with Durham Region Transit and Durham Region Planning to plan for enhanced
connections.
10.3 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 West
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
revised Secondary Plan and recommendation report to complete the Secondary Plan
update.
10.4 Priority L.4 of the Strategic Plan calls for engaged and informed residents. Throughout
the Secondary Plan process, there have been numerous engagement opportunities for
public participation. The robust consultation process is described in Section 3. The
public has been actively engaged throughout the process as Staff communicated how
the Secondary Plan will responsibly address growth. Input from the community has
formed the base of the draft Secondary Plan.
11. Financial Considerations
11.1 The Bowmanville West Secondary Plan is funded by the Municipality. Funds were
originally approved as part of the 2017 budget process.
12. Concurrence
12.1 This report has been reviewed by the Deputy CAO/Treasurer who concurs with the
recommendations.
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13. Conclusion
13.1 The purpose of this report is to (i) present the draft updated Bowmanville West
Secondary Plan, and supporting documents at the Statutory Public Meeting, and (ii)
provide an overview of the planning process, including initiation of the Plan update, the
policy framework, public engagement, and comments, as well as agency comments
received to date.
13.2 After extensive consultation with agencies, stakeholders and the public, the draft
Bowmanville West Secondary Plan and accompanying zoning have been prepared and
released for Council, agency, and public review. Following this Public Meeting, the draft
documents will be further revised, as appropriate, based on the comments received.
13.3 Staff will continue to process and prepare a subsequent Recommendation Report. A
final version of the Secondary Plan, Streetscape Implementation Plan, and
implementing Zoning By-law will be presented to Council for adoption at a future
meeting.
13.4 Once adopted, the Official Plan Amendment will be forwarded to the Region of Durham
for approval. Part of the Region of Durham review includes circulation of the
Amendment to agencies and the Province for their comments. The Region will issue a
Notice of Decision regarding the Amendment, and the 20-day appeal period will
commence. If there are no appeals to the Region’s Decision on OPA, it will come into
force and effect. The noted OPA approval authority and process may be subject to
change as new and amended provincial legislation continues to come into effect.
Staff Contact: Sylvia Jennings, Planner I, 905-623-3379 ext. 2335 or sjennings@clarington.net;
Sarah Allin, Principal Planner, 905-623-3379 ext. 2419 or sallin@clarington.net; Lisa Backus,
Manager of Community Planning, 905-623-3379 ext. 2419 or lbackus@clarington.net.
Attachments:
Attachment 1 – Sequence of Events
Attachment 2 – Draft Clarington Official Plan Amendment
Attachment 3 – Draft Bowmanville West Urban Centre and MTSA Secondary Plan
Attachment 4 – Draft Streetscape Implementation Plan
Attachment 5 – Draft Zoning
Attachment 6 – Summary of Background Reports
Interested Parties:
List of Interested Parties available from Department.
Page 311
Bowmanville West Secondary Plan Events Summary
Date Events Reports
October 2, 2017
Updates through Public Meeting Report and Staff
Presentation
Council authorization to initiate
PSD-072-17
October 19, 2017 E-update
Project Webpage
March 5, 2018 Award Contract to Dillon Consulting
April 5, 2018 Steering Committee Meeting #1
Phase 1
June 4, 2018 General Updates for Secondary Plans PSD-052-18
June 6, 2018
Notice of Public Information Centre sent to all
landowners
within 120 m of the Secondary Plan Area.
Notice was sent by mail and/or e-mail to Mayor
and Members
of Council, Department Heads, the Region, the
MMAH and the
Project Steering Committee
E-update, Municipal social media
Project Webpage update
June 19, 2018 Public Information Centre #1
November 16,
2018 High School Engagement
June 26, 2019 Public Information Centre #2
Phase 2
July 23, 2020 Steering Committee Meeting #2
August 27, 2020
Notice of Public Information Centre sent to all
landowners.
within 120 m of the Secondary Plan Area.
Notice was sent by mail and/or e-mail to Mayor
and Members
of Council, Department Heads, the Region, the
MMAH and the
Project Steering Committee
E-update, Municipal social media
Project Webpage update
October 1, 2020 Virtual Public Information Centre #3
PIC
Summary
Report
Attachment 1 to
Report PDS-004-24
Page 312
February 1, 2021 Public Feedback Summary PDS-008-21
February 24, 2021 Steering Committee Meeting #3
July 20, 2021 Steering Committee Meeting #4
September 23,
2021 Public Information Centre #4
March 8, 2023 Public Information Centre #5
September 27,
2023
Draft documents shared with commenting
agencies for initial feedback including Secondary
Plan, Secondary Plan Schedules, Implementing
Zoning and Zoning Schedule
December 20,
2023
Notice of Statutory Public Meeting mailed to
owners and residents within 300 metres of the
Plan area
December 20,
2023 & January 9,
2023
Notice of Statutory Public Meeting posted in Orono
Times
December 22,
2023
Draft materials available on project webpage
including Official Plan Amendment, Secondary
Plan, Secondary Plan Schedules, Implementing
Zoning and Zoning Schedule
December 22,
2023
Interested Parties notified of draft documents
available on project webpage for public comment
by January 31, 2023
January 17, 2023 Staff Report and Public Meeting presentation
available
January 22, 2024 Statutory Public Meeting
Page 313
Amendment No. XXX
To the Clarington Official Plan
Purpose: The purpose of this Amendment is to include the updated
Bowmanville West Major Transit Station Area Secondary Plan in the
Clarington Official Plan. This Secondary Plan will facilitate the
development of a sustainable, livable and inclusive community in
Bowmanville West.
Key to this Secondary Plan area is the function of Bowmanville West
as a core commercial and retail area in Clarington, and the anchoring
of planned mixed use development around the Bowmanville GO
Transit Station. The Secondary Plan area will feature a mix, location
and intensity of uses that encourage walkability and support improved
access to housing and commercial destinations throughout the
community. Walking, cycling and transit are all provided for
throughout.
Location: The Secondary Plan Area is located in central Clarington around the
Bowmanville GO Station, and is approximately 126 hectares in size.
This Amendment will repeal and replace the existing Bowmanville
West Town Centre Secondary Plan with the new Bowmanville West
Major Transit Station Area Secondary Plan, covering a similar area
to the previous plan with the addition of some parcels along the east
side of Bowmanville Avenue.
Basis: Clarington Council authorized the preparation of a new Secondary
Plan for Bowmanville West in 2018. The Secondary Plan is intended
to provide guidance for transforming Bowmanville West from a low-
density, retail commercial shopping hub into a compact, mixed use,
transit-supportive urban node. The node will provide compact
complete community elements such a range of medium and high
density housing options, full range of retail and service commercial
uses to support people living and working in the area, along with a
connected network of parks and greenspaces and other community
elements. The Plan has been prepared to conform to a variety of
provincial policies and plans, including the Provincial Policy
Statement, the Growth Plan for the Greater Golden Horseshoe and
the Region of Durham’s Official Plan (as applicable).
The process to prepare the Plan for Bowmanville West involved
three main phases of work, including four rounds of public
engagement:
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•Phase 1: My Bowmanville West included a background review of
existing conditions, opportunities and constraints, identifying the
key areas of focus for the Plan. This phase included two public
information centre events and on-line engagement:
•Public Information Centre 1: June 19, 2018
•Public Information Centre 2: June 26, 2019
•Online Survey #1: September 5 to October 5, 2018
•Phase 2: A Vision for Bowmanville West entailed a review of best
practices for development around GO Transit Stations, as well
as virtual consultations through a public information centre and
online survey to shape the vision for the Secondary Plan and
analysis of redevelopment opportunities. Concept plans for land
use, building heights and public realm improvement were
developed during this phase of work.
•Public Information Centre 3: October 1, 2020
•Online Survey #2: October 2 to October 19, 2020
•Phase 3: A Plan for Bowmanville West was the final phase in the
program to develop the Secondary Plan. This phase included
two virtual public information centres and an online survey to
confirm directions and key priorities for the Secondary Plan, as
well as a draft 3D model to conceptually visualize full build out
conditions based on the Secondary Plan policies and the
development of a Zoning By-law.
•Public Information Centre 4: September 23, 2021
•Online Survey #3: October 1 to October 17, 2021
•Public Information Centre 5: March 8, 2023
Page 315
Actual Amendment:
1.Policy 4.3.5 is amended as follows:
“4.3.5 The Priority Intensification Areas have been identified as the
primary locations to accommodate growth and the greatest mix of uses,
heights and densities. Priority Intensification Areas include:
•Urban and Village Centres;
•Regional and Local Corridors;
•Courtice Transportation Hub;
•Bowmanville Transportation Hubs Major Transit Station Areas;
and
•Port Darlington and Port of Newcastle Waterfront Places.”
2.Tables 4-2 and 4-3 are amended as follows:
T able 4-2 Durham Region Long Term Targets
General Locational
Criteria
Minimum Gross
Density (Units
Per Gross Hectare) Floor Space Index
Urban Centres 75 2.5
Village Centre 30 1.0
Regional Corridors 60 2.5
Local Corridors 30 2.0
Courtice Transportation
Hub
75 2.0
Bowmanville West
Transportation Hubs
Major Transit Station
Area
75 2.5
Port Darlington and Port of
Newcastle Waterfront Places 60 2.0
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T able 4-3 Summary of Urban Structure Typologies
General
Locational
Criteria
Minimu
m Net
Density
(Units
Per Net
Hectare)
Standard
Minimum and
Maximum
Height
(storeys)
Predominant Residential Built
Form and Mix
Includes: Mixed use buildings,
apartments, townhouses
Regional
Corridors
85 3-12
Low Rise: 3-4 storeys (40%)
Mid Rise: 5-6 storeys (40%)
High Rise: 7-12 storeys (20%)
Includes: Mixed use buildings,
apartments
Local Corridors 40 2-6
Low Rise: 2-4 storeys (80%)
Mid Rise: 5-6 storeys (20%)
Includes: Mixed use buildings,
apartments, townhouses
Courtice and
Bowmanville
Transportation
Hubs
200 5-no
maximum
Mid Rise: 5-8 storeys (20%)
High Rise: min. 8 storeys (80%)
Includes: Mixed use buildings,
apartments
Bowmanville West
Major Transit
Station Area 200 4-18 Mid Rise: 4-12 storeys (80%)
High Rise: 12-18 storeys (20%)
Includes: Mixed use buildings,
apartments
Port Darlington
and Port of
Newcastle
Waterfront Places
40 2-12
Ground Related: 2-3 storeys (40%)
Low Rise: 2-4 storeys (20%)
Mid Rise: 5-8 storeys (20%)
High Rise 9-12 storeys (20%)
Includes: Apartments, townhouses,
semi -detached dwellings, detached
dwellings
Edge of
neighbourhoods
and adjacent to
arterial roads
19 1-3
Ground Related: 1-3 storeys (100%)
Includes: Limited apartments,
townhouses, semi-detached dwellings,
detached dwellings
Internal to
neighbourhood 13 1-3
Ground Related: 1-3 storeys (100%)
Includes: limited townhouses, semi-
detached dwellings, detached
dwellings
Page 317
3.Policy 10.3.1 is amended as follows:
“10.3.1 Urban and Village Centres, Neighbourhood Centres, Gateway
Commercial Centres, Regional and Local Corridors and Transportation
Hubs and Major Transit Station Areas are shown on Map A and B.”
4.Policy 10.8 is amended as follows:
“10.8 Transportation Hubs and Major Transit Station Areas
10.8.1 Transportation Hubs and Major Transit Station Areas are identified on
Map A. Transportation Hubs and Major Transit Station Areas shall provide for
a mix of uses at higher densities, which are complementary in terms of scale,
design and context and designed to support transit services.
10.8.2 The Bowmanville Transportation Hubs Major Transit Station Area is
located within the Bowmanville West Town Regional Urban Centre. The
Bowmanville West Urban Centre and Major Transit Station Area Town Centre
Secondary Plan Area policies are complementary and supportive of the
Bowmanville GO Transit station and collectively create the type of
development intended by section 10.8.1.”
5.Policy 19.4.3 is amended as follows:
19.4.3 “a) Implement the approved eastern extension of GO Rail service to
the Courtice Transportation Hub and the Bowmanville Transportation Hubs
Major Transit Station Area by 2024, recognizing that GO Rail service is critical
to achieving many of the land use objectives of Provincial Plans and the
Durham Regional Official Plan and this Plan;”
6.Policy 19.4.4 is amended as follows:
19.4.4 “a) Direct higher density development and economic activity around
the Transportation Hub and Major Transit Station Area, along or near the
Regional Transit Spine, and along Regional and Local Corridors;”
7.The following exhibits identify the changes to the following schedules
to the Official Plan to replace the term ‘Transportation Hub’ in the
legend with the term ‘Major Transit Station Area’:
•Exhibit 1: Map A3 Land Use – Bowmanville Urban Area
•Exhibit 2: Map B Urban Structure
•Exhibit 3: Map J3 Transportation Network Roads and Transit
–Bowmanville Urban Area
Page 318
8.Part Six, Section 3 “General Policies for Secondary Plans” is hereby
amended as follows:
“3. Secondary Plans have been prepared for the following areas:
a)Bowmanville East Town Centre;
b)Bowmanville West Town Urban Centre Major Transit Station Area;
c)Courtice Main Street;
d)Newcastle Village Main Central Area;
e)Port Darlington Neighbourhood;
f)South-West Courtice;
g)Clarington Energy Business Park;
h)Brookhill Neighbourhood;
i)Clarington Technology Business Park; and
j)Foster Northwest;
k)Southeast Courtice; and
l) Wilmot Creek Neighbourhood.”
9.Existing Part 6, SECONDARY PLANS, is hereby amended by deleting the
Bowmanville West Town Centre Secondary Plan in its entirety and
replacing it with the Bowmanville West Major Transit Station Area
Secondary Plan as shown in the attached Exhibit 4.
10.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 West Major Transit Station Area Secondary Plan
Page 319
Exhibit 4
BOWMANVILLE WEST
MAJOR TRANSIT
STATION AREA
SECONDARY PLAN
MUNICIPALITY OF CLARINGTON
JANUARY 2024
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Bowmanville West Major Transit Station Area Secondary Plan
ii
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Bowmanville West Major Transit Station Area Secondary Plan
iii
1 INTRODUCTION .................................................................................................................1
1.1 Background...................................................................................................................1
1.2 Basis for the Plan ..........................................................................................................1
1.3 How to Read this Secondary Plan .................................................................................2
2 VISION AND OBJECTIVES .................................................................................................4
2.1 Vision for the Bowmanville West ...................................................................................4
2.2 Overall Planning Objectives ..........................................................................................4
3 LAND USE POLICIES..........................................................................................................5
3.1 Land Use Planning Objectives ......................................................................................5
3.2 General Policies ............................................................................................................5
3.3 Mixe d Use High Density – Transit Station Site ..............................................................7
3.4 Mixed Use High Density ................................................................................................8
3.5 Residential High Density ...............................................................................................8
3.6 Residential Medium Density ..........................................................................................9
3.7 Parks and Community Facilities ....................................................................................9
4 URBAN DESIGN AND SUSTAINABILITY POLICIES.........................................................12
4.1 Urban Design Objectives ............................................................................................12
4.2 Public Realm Improvement Plan .................................................................................12
4.3 Private Realm Design Guidelines ................................................................................16
4.4 Sustainability and Green Design .................................................................................21
5 MOBILITY AND TRANSPORTATION INFRASTRUCTURE POLICIES .............................23
5.1 Mobility Objectives ......................................................................................................23
5.2 General Mobility Policies .............................................................................................23
6 IMPLEMENTATION ...........................................................................................................28
6.1 General Implementation ..............................................................................................28
7 INTERPRETATION ............................................................................................................30
7.1 General Interpretation .................................................................................................30
APPENDIX A: POLICY ILLUSTRATION ...................................................................................... i
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LIST OF SCHEDULES
Schedule A: Land Use Plan
Schedule B: Public Realm Improvement Plan
Schedule C-1: Mobility Network
Schedule C-2: Active Transportation Network
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1 INTRODUCTION
1.1 Background
The Bowmanville West Major Transit Station Area is located in the southeast region of the
Municipality of Clarington within Durham Region. The Secondary Plan Area is approximately
126 hectares in size. The Bowmanville West Major Transit Station Area (hereafter referred to as
Bowmanville West) is one of Clarington’s key intensification areas and its largest retail shopping
area.
The area was established in the early 1990s. The intent of the area was to expand and
complement the existing retail shopping area from the Bowmanville East Urban Centre
(Bowmanville Mall) through the Downtown to Bowmanville West. The three commercial areas
have different commercial functions; Bowmanville West has big-box format stores; Downtown
has small scale and pedestrian-oriented stores; Bowmanville East has an enclosed shopping
mall.
The Secondary Plan was first approved in 1993 and last updated in 2006. The original vision in
1993 for Bowmanville West has primarily been implemented with adherence to the original
guiding principles of creating a well-connected area with a mix of large and small box
commercial developments and high quality of architecture and design. The original Plan also
acknowledged future, long-term opportunities to redevelop single-purpose, large-box
commercial buildings into smaller blocks with mixed-use formats. Subsequently, the Secondary
Plan was updated in 2006 to include a more expansive vision. The Plan provided direction to
promote opportunities for transit-supportive densities and a broader range of uses.
The current Secondary Plan update was prompted by the updated Clarington Official Plan and
the initial promise of GO Transit rail service extension to Bowmanville. The extension of GO
Transit rail service will provide new opportunities for a broader range of housing types, complete
community development and improve Clarington’s connectivity to other areas in Durham,
Toronto and the Greater Golden Horseshoe. The entire Bowmanville West Secondary Plan area
is designated as a Protected Major Transit Station Area (PMTSA), with the future Bowmanville
GO Transit Station located within the Secondary Plan area.
1.2 Basis for the Plan
Clarington Council authorized the preparation of a new Secondary Plan for Bowmanville West in
2018. The Secondary Plan is intended to provide guidance for transforming Bowmanville West
from a low-density, retail commercial shopping hub into a compact, mixed use, transit-
supportive urban node. The node will provide compact complete community elements such a
range of medium and high density housing options, full range of retail and service commercial
uses to support people living and working in the area, along with a connected network of parks
and greenspaces and other community elements. The Plan has been prepared to be consistent
with a variety of provincial policies and plans, including the Provincial Policy Statement, the
Growth Plan for the Greater Golden Horseshoe and the Region of Durham’s Official Plan.
The process to prepare the Plan for Bowmanville West involved three main phases of work,
including four rounds of public engagement:
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• Phase 1: My Bowmanville West included a background review of existing conditions,
opportunities and constraints, identifying the key areas of focus for the Plan. This phase
included two public information centre events and on-line engagement:
o Public Information Centre 1: June 19, 2018
o Public Information Centre 2: June 26, 2019
o Online Survey #1: September 5 to October 5, 2018
• Phase 2: A Vision for Bowmanville West entailed a review of best practices for
development around GO Transit Stations, as well as virtual consultations through a
public information centre and online survey to shape the vision for the Secondary Plan
and analysis of redevelopment opportunities. Concept plans for land use, building
heights and public realm improvement were developed during this phase of work.
o Public Information Centre 3: October 1, 2020
o Online Survey #2: October 2 to October 19, 2020
• Phase 3: A Plan for Bowmanville West was the final phase in the program to develop the
Secondary Plan. This phase included two virtual public information centres and an online
survey to confirm directions and key priorities for the Secondary Plan, as well as a draft
3D model to conceptually visualize full build out conditions based on the Secondary Plan
policies and the development of a Zoning By-law.
o Public Information Centre 4: September 23, 2021
o Online Survey #3: October 1 to October 17, 2021
o Public Information Centre 5: March 8, 2023
This update was undertaken to bring the Bowmanville West Urban Centre and Major Transit
Station Area Secondary Plan into conformity with the Clarington Official Plan, 2018. The
technical studies supporting the Clarington Official Plan are based upon a 2031 planning
horizon. In the event that growth within the Plan area approaches the 2031 forecast ahead of
the next five-year update to this Secondary Plan, the following comprehensive technical studies
will be undertaken for the Plan area by the Municipality:
• Transportation Impact Study;
• Stormwater Management Report; and
• Public Space Plan.
1.3 How to Read this Secondary Plan
This Secondary Plan should be read in conjunction with the Clarington Official Plan and the
Durham Region Official Plan (as applicable). Policies relating to Natural Heritage System
features within the Secondary Plan area are found in the Clarington Official Plan, Section 3.4.
The Bowmanville West Zoning By-law provides additional guidance on development within the
Secondary Plan area.
This Secondary Plan is organized into seven main chapters, as follows:
1. Introduction: The Introduction provides the context in which the Plan was prepared, the
basis for its policies and the main principles which underlie the policies of the Plan.
2. Vision and Objectives: This section outlines the overall vision and planning objectives
for Bowmanville West.
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3. Land Use Policies: The goals, objectives and policies for designated land use areas are
articulated in this section.
4. Urban Design and Sustainability Policies: This section establishes policies for public
and private realm design, as well overall climate change adaptation and mitigation and
sustainability policies for Bowmanville West.
5. Mobility and Transportation Infrastructure Policies: This section establishes policy for
the design and function of physical infrastructure and transportation services in
Bowmanville West.
6. Implementation: These policies outline procedural and implementation requirements for
the use and development of lands, and the monitoring of development to ensure
compliance with the stated objectives.
7. Interpretation: This section provides guidance on the means to interpret the policies and
Schedules contained in this Secondary Plan.
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2 VISION AND OBJECTIVES
2.1 Vision for the Bowmanville West
Bowmanville West is Clarington’s transit-oriented community offering a diverse mix of high
density housing opportunities supported by a mix of vibrant, street-oriented commercial uses.
As a Major Transit Station Area, the area is planned to accommodate the highest densities and
widest variety of uses in Bowmanville, including residential uses, mixed -uses, institutional uses,
and commercial uses (including retail, office, and personal/professional and services). The area
facilitates multi -modal access in and around the GO Transit Station, allowing people to use a
variety of modes to connect to the GO Transit Station and also take advantage of the range of
shopping and entertainment options in the area. The area includes opportunities for affordable
housing and also features sustainable design elements promoting a vibrant and complete
community.
2.2 Overall Planning Objectives
The objectives for Bowmanville West are to:
a. Create opportunities for high density, compact, transit supportive development;
b. Provide a planning framework that will support the establishment of a GO Transit Station
in Bowmanville West;
c. Maintain the strong commercial function of the area;
d. Create a destination within the community that draws both residents and visitors alike;
e. Plan for a sufficient amount of high-quality, public spaces to support the number of
people expected to live and work in the area;
f. Provide opportunities for affordable housing; and
g. Promote excellence in urban design and sustainability.
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3 LAND USE POLICIES
3.1 Land Use Planning Objectives
a.Provide a diverse range of medium to high density housing types and tenures.
b. Create affordable housing opportunities.
c.Integrate a mix of uses to ensure that Bowmanville West remains the commercial
centre of the community.
d.Provide a framework for transitioning existing auto-oriented uses into transit-
supportive development.
e.Ensure that there is an appropriate amount of park space to support residents
living and working in the area.
3.2 General Policies
Land Use Structure and Organization
3.2.1 The planned land uses for Bowmanville West are depicted on Schedule A of the
Secondary Plan.
3.2.2 The following land use designations apply to the lands shown on Schedule A of this
Secondary Plan:
a.Mixed Use High Density – Transit Station Area;
b.Mixed Use High Density;
c.Residential High Density;
d.Residential Medium Density;
e.Community Facilities; and,
f.Parks and Open Spaces.
3.2.3 The following uses are permitted in all land use designations in this Secondary Plan:
a.A use which is accessory to a permitted use;
b. Legally pre-existing uses, buildings and structures;
c.Public utilities, including water, wastewater, stormwater infrastructure; and,
d.Institutional uses and public facilities.
3.2.4 Minor alterations which maintain the general intent of the policies of this Secondary Plan
may occur without amendment through the development approval process in accordance
with policies 24.1.2 and 24.1.3 of the Clarington Official Plan.
Density Target
3.2.5 The Bowmanville West Secondary Plan Area is planned to achieve a minimum gross
density target of 150 people and jobs per hectare. At full built-out, the policies of
this Secondary Plan would allow for an overall gross density of approximately 180
people and jobs per hectare.
GO T ransit Station Area Policies
3.2.6 Development of the lands on Schedule A identified as Mixed Use High Density Transit
Station shall be designed to accommodate a full range of mobility connections. Lands
which are intended to accommodate the future GO Transit Station shall be designed to
accommodate transit, active transportation, pick-up / drop-off facilities.
3.2.7 Mobility network improvements including public realm, transit and active transportation
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improvements within and around the Bowmanville GO Transit Station shall be prioritized
to support the development, redevelopment and investment in these areas.
3.2.8 Development of the Bowmanville GO Transit Station site shall be planned based on the
transit oriented development policies of this Secondary Plan.
Housing
3.2.9 The policies of this Secondary Plan complement Section 6 of the Clarington Official Plan
and are intended to facilitate the provision of a broad range and mix of housing
opportunities in appropriate locations.
3.2.10 Where appropriate, private, public, and non-profit housing developments designed to
provide housing options for seniors are encouraged, including higher density
condominium dwellings, buildings with rental units, as well as retirement and assisted
living facilities that facilitate “aging-in-place”.
3.2.11 Development within the Secondary Plan Area shall be developed in accordance with the
urban design and sustainability policies in Section 4 of this Secondary Plan.
Affordable Housing
3.2.12 Bowmanville West is planned to include a wide range of housing types and tenure types,
including market ownership and rental units, as well as affordable housing units in
accordance with the policies of the Clarington Official Plan and the Durham Region
Official Plan (as applicable).
3.2.13 Affordable housing, including community housing, supportive housing and other types of
subsidized non-market housing units, are encouraged to be integrated within
neighbourhoods and combined in developments that also provide market housing to
deliver opportunities for a range of housing tenures and prices that support diversity.
3.2.14 The Municipality will collaborate with public and no n-profit housing providers, including
but not limited to, the Region of Durham, to encourage a supply of subsidized non-market
housing units to be included within the Secondary Plan Area.
3.2.15 To support the provision of affordable housing units, the Municipality will explore other
potential incentives such as reduced application fees, grants, and loans, to encourage
the development of affordable housing units. The Municipality will also encourage the
Region (as applicable) to consider financial incentives for affordable housing.
3.2.16 The Municipality shall undertake an inclusionary zoning Municipal Assessment Report in
compliance with Provincial regulations to determine the feasibility of implementing
inclusionary zoning in the Secondary Plan area. The Municipality may update the
policies of this Secondary to implement inclusionary zoning requirements, depending
on the results of the Municipal Assessment Report. To facilitate the
development of affordable housing units within the Secondary Plan area in the
absence of inclusionary zoning, developers shall provide contribution of funds to the
Municipality for the development of affordable, public or non-profit housing in the
community.
3.2.17 The contribution of funds as provided in Section 3.2.16 will be 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 approval of a site plan at a
cost of $2500.00 per unit.
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3.2.18 The Municipality may prioritize development applications that include affordable housing
units that are being funded by federal and provincial government programs, the Region
of Durham, or non-profit groups or non-profit groups.
Live/Work Units
3.2.19 The Municipality encourages Live-Work Unit opportunities for combined residential and
personal services, or office uses, where appropriate, to facilitate home-based
employment, which ensures proximity between housing and jobs and provides a mix of
uses.
3.2.20 Live-Work Unit development is subject to regulations in the Zoning by-law.
Transition for Existing Auto-Oriented Uses
3.2.21 At the time this Secondary Plan was prepared, Bowmanville West included a number of
auto-oriented uses and activities such as motor vehicle fuel bar and drive through
facilities. These uses were established as legal uses and the expectation is that a number
of these types of uses will be redeveloped into transit supportive land uses over time..
All existing auto-oriented uses where permissions have been established are considered
to be legal non-conforming uses at the date of adoption of this Secondary Plan.
3.2.22 No new auto-oriented uses such as drive-through establishments, fuel bars, car washes,
car dealerships with outdoor vehicle storage, warehouses and self -storage facilities are
permitted in the Plan Area.
Natural Hazards
3.2.23 Any new development in proximity to environmentally significant and sensitive areas and
natural heritage features shall be required to complete an Environmental Impact Study
(EIS) in accordance with the Clarington Official Plan.
3.3 Mixed Use High Density – Transit Station Site
Planned Function
3.3.1 The planned function of the Mixed Use High Density – Transit Station Site is to provide
high density, mixed-use development located on or adjacent to the future GO Transit
Station site. The lands in this designation are intended to have the greatest intensity of
use.
Permitted Uses
3.3.2 Permitted uses include a transit station and accessory uses, residential, major office, and
accessory commercial uses such as personal service, retail and restaurants, as well as
recreational and institutional uses.
3.3.3 Accessory commercial uses must be located on the ground floor.
3.3.4 The maximum floorspace for accessory commercial uses shall be no more than 3,000
square metres per building with no single unit exceeding 600 square metres. There is no
maximum floorspace limit for residential and major office uses.
Building Height
3.3.5 The minimum height shall be 12 storeys and the maximum height shall be 18 storeys in
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accordance with urban design policies of this Secondary Plan and the Municipality’s
implementing Zoning by-law.
Phasing
3.3.6 The lands denoted with an “*” on Schedule A are planned to accommodate the future
GO Transit Station site. Development proposals for these lands shall include a phasing
plan for the full development of the site. The Municipality may apply a holding zone to a
portion or all of the site to ensure that lands are reserved for the future GO Transit Station
site.
3.3.7 The Municipality may apply a holding zone to other planned intensification sites within
the MTSA until greater certainty around the timing of GO Transit rail services and the
GO Transit Station is determined. As part of the monitoring program for the Secondary
Plan, the Municipality will include an annual report to Council on the status of GO Transit
rail service expansion.
3.3.8 In accordance Provincial legislation and regulations, the Council of Clarington may
impose a transit station charge against land to pay for costs related to the
construction of the GO Transit Station.
3.4 Mixed Use High Density
Planned Function
3.4.1 The planned function of the Mixed Use High Density designation is to provide mixed use,
high density residential uses, major office, recreational and institutional uses. Lands
designated Mixed Use High Density provide the second highest density and height limits
within the Plan Area, allowing for mixed use intensification in close proximity to the GO
Transit Station.
Permitted Uses
3.4.2 Permitted uses include residential, major office and accessory commercial uses such as
personal service, retail and restaurants, as well as recreational and institutional uses.
3.4.3 Accessory commercial uses must be located on the ground floor.
3.4.4 The maximum floorspace for accessory commercial uses shall be no more than 3,000
square metres per building with no single unit exceeding 600 square metres. There is no
maximum floorspace limit for residential and major office uses.
Building Height
3.4.5 The minimum height shall be 6 storeys and the maximum height shall be 12 storeys in
accordance with urban design policies of this Secondary Plan and the Municipality’s
implementing Zoning by-law.
3.5 Residential High Density
Planned Function
3.5.1 The planned function of the Residential High Density designation is to provide high
density residential uses.
Permitted Uses
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3.5.2 Permitted uses include residential development. Accessory commercial uses, such as
personal service, retail and restaurants, may be permitted on the ground floor up to a
maximum of 500 square metres per building.
Building Height
3.5.3 The minimum height shall be 8 storeys and the maximum height shall be 12 storeys in
accordance with urban design policies of this Secondary Plan and the Municipality’s
implementing Zoning by-law.
3.6 Residential Medium Density
Planned Function
3.6.1 The planned function of the Medium Density designation is to provide for development
along the edges of the Secondary Plan Area, allowing for transitions in height between
taller buildings within the plan area and the surrounding, low density neighbourhoods.
Permitted Uses
3.6.2 Permitted building types within this designation include stacked townhouses and low rise
apartment buildings.
3.6.3 Live-work units would be permitted in ground related units fronting onto public roads.
Building Height
3.6.4 The minimum height shall be 4 storeys and the maximum height shall be 6 storeys in
accordance with urban design policies of this Secondary Plan and the Municipality’s
implementing Zoning by-law.
3.7 Parks and Community Facilities
General Policies
3.7.1 Parkland shall be integrated into privately and publicly owned spaces and connected
across the Secondary Plan Area as per the Public Realm Improvement Plan indicated
on Schedule A and Schedule B of this Secondary Plan .
3.7.2 The configuration of Parks is to be maintained as generally shown on Schedule B of this
Secondary Plan. The precise size and shape of Parks shall be determined at the time of
development application review and approval, in accordance with the Planning Act and
the objectives and policies of this Secondary Plan.
3.7.3 The park system shall provide a range of opportunities for gathering, seating, and active
recreational uses in alignment with the Urban Design and Sustainability policies of this
Seco ndary Plan.
3.7.4 Parks shall be bordered by public streets, other public facilities such as schools,
institutional uses, and the flanks of residential uses. Residential and commercial uses
backing onto parks shall be minimized.
3.7.5 Residential uses proposed for non-profit housing development as defined in the
Municipality’s Parkland Dedication By-law shall be exempt from park land dedication.
3.7.6 Environmental Protection Areas, associated vegetation protection zones and stormwater
management areas shall not be conveyed to satisfy parkland dedication requirements
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under the Planning Act.
Community Parks
3.7.7 Community Parks include municipal facilities, such as libraries, fire and police stations,
and public and private schools; recreational facilities; and places of worship.
3.7.8 Lands designated on Schedule A recognize the Plan Area’s three existing Community
Parks:
a.Garnet B. Rickard Recreation Complex;
b.Fire Station 1; and,
c.Clarington Central and Intermediate Secondary School.
3.7.9 New Community Parks are permitted in all other designations, provided they are
developed in accordance with the relevant design policies of this Secondary Plan and
Section 18.6 of the Clarington Official Plan.
3.7.10 New school sites will be needed as Bowmanville West is built out. As such, the
Municipality will work with the School Boards to monitor population growth and
identify appropriate locations for schools within or in proximity to the Secondary Plan
area.
3.7.11 Community Parks may be permitted as a ground floor use in any of the Mixed -Use
designations but are not required to comply with the floor area limits of the respective
designation. As part of the development review process, all publicly operated School
Boards will be given the right of first refusal to locate student-based school facilities within
the ground floor of mixed-use and residential buildings.
Neighbourhood Parks
3.7.12 Schedule A identifies the location of existing and planned future parks.
3.7.13 Neighbourhood Parks are parks of between 0.5 and 3 hectares in size and will be
designed to serve the recreational needs of the surrounding residents. They are located
in central locations to allow for good accessibility for all users. All planned school sites
shall, wherever feasible, have a Neighbourhood Park abutting them to provide areas of
shared amenity.
3.7.14 Parkettes shall be between 0.1 ha and 0.5 ha in size, and will be designed to support the
surrounding residents.
3.7.15 Pocket Parks shall be between 0.05 ha and 0.1 ha in size and will be designed to provide
needed green space throughout the neighbourhood that can be enjoyed by residents,
employees and visitors alike.
3.7.16 Park design should incorporate naturalized play features into the design including berms,
native plantings, rock, and diverse tree planting.
Privately Owned Publicly Accessible Spaces
3.7.17 In addition to the publicly owned lands which form the Parks designation, development
is encouraged to include privately owned, publicly-accessible spaces that contribute to
the sense of place in the community and the quality of the urban environment.
3.7.18 Where privately owned, publicly accessible spaces are proposed, such spaces are to be
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located adjacent to public parks, linear parks, and/or public infrastructure to support
additional active transportation connections through the community.
3.7.19 Privately owned publicly-accessible spaces can include linear parks, public squares,
plazas, courtyards, walkways and passages, atriums, arcades, and park-like spaces.
They contribute to the urban environment by creating spaces for social interaction,
adding visual interest, improving mid-block permeability.
3.7.20 Public access to privately owned publicly-accessible spaces will be secured through
easements during the development approval process.
Future Linear Parks
3.7.21 Schedule A identifies the locations of Future Linear Parks created parallel to future local
roads.
3.7.22 Future Linear Parks will be designed to provide barrier-free connectivity through
Bowmanville West, incorporating greenspace and areas for rest and safe movement for
pedestrians and cyclists through the community, including but not limited to: enhanced
landscaping; shade opportunities (structures and/or trees); ample locations for seating;
and, public art.
3.7.23 Locations for Future Linear Parks are shown on Schedule B, and are intended to
coincide with Future Local Roads identified on Schedule C-1.
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4 URBAN DESIGN AND SUSTAINABILITY POLICIES
4.1 Urban Design Objectives
a) Provide a long term framework for improving the public realm.
b) Encourage attractive, pedestrian oriented and transit supportive built form.
c) Provide built form guidance to ensure appropriate transitions between areas of
different development intensities and uses.
d) Design spaces that are accessible for people of all ages and abilities.
e) Prioritize sustainable design, including environment-first principles, walkability,
along with resource and energy efficiency.
4.2 Public Realm Improvement Plan
General Policies
4.2.1 The planned public realm improvements as depicted on Schedule B (Public Realm
Improvement Plan) are intended to enhance the attractiveness and functionality of
Bowmanville West, and include the following treatments:
a. Major streetscape improvements;
b. Minor streetscape improvements;
c. Major gateway improvements;
d. Minor gateway improvements;
e. New recreational space;
f. Potential public space improvement; and,
g. Pedestrian safety improvements.
4.2.2 All elements of the Public Realm Improvement Plan should be designed with universal
accessibility in mind, and apply the requirements of the AODA regulation for all aspects
of public space.
4.2.3 Any streetscaping or landscaping within a Regional right-of -way will require municipal
consent in accordance with Region of Durham policy where it is the approval authority,
to be agreed in the context of the primary function of Regional Roads to move traffic in a
safe and efficient way.
Streetscape Improvements
4.2.4 Streetscape improvements are intended to enhance safety, climate resiliency,
accessibility, and user experience for the non-travel portion of arterial, collector and local
roads within Bowmanville West. Two levels of streetscape improvements are identified
within the Public Realm Improvement Plan indicated on Schedule B:
a. Major streetscape improvements; and,
b. Minor streetscape improvements.
4.2.5 Streetscape improvements apply to the public land within the right-of-way.
4.2.6 Major streetscape improvements are intended to have a high level of design and
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enhanced features for all users, including but not limited to:
a. Continuous sidewalk networks with widths and curb cuts to support
accessibility;
b. Tree plantings on both sides of the street to provide shade, wind protection,
and noise buffering for pedestrians;
c. Increased soil volumes and low impact development techniques to support
stormwater management and infiltration;
d. Improved lighting including pedestrian scale, with attention to adjacent
development to reduce light pollution;
e. Street furniture designed to provide spaces for rest particularly in proximity to
transit stops and retail areas; and,
f. Consistent plantings including hanging and at-grade to support stormwater
management.
4.2.7 Major streetscape improvements are identified for the main north -south and east-west
corridors through Bowmanville West as indicated on Schedule B, as follows:
a. Green Road between Brookhill Boulevard and Clarington Boulevard;
b. Clarington Boulevard between the northern boundary of the Secondary Plan
Area and Prince William Boulevard;
c. Bowmanville Avenue between the northern boundary of the Secondary Plan
Area and Aspen Springs Drive; and
d. Regional Highway 2/King Street West within the Secondary Plan Area.
4.2.8 Minor streetscape improvements are proposed for roadways connecting to major
corridors and providing alternate access to the Bowmanville GO Transit Station. The
level and scale of improvements is intended to transition from the Major Streetscape
routes, applying consistent design elements with a focus on, but not limited to, the
following elements:
a. Continuous sidewalk networks with widths and curb cuts to support
accessibility;
b. Tree plantings located to provide shade, wind protection, and noise buffering
for pedestrians.
4.2.9 Minor streetscape improvements are identified for the routes leading to the Bowmanville
GO Transit Station as indicated on Schedule B, as follows:
a. Prince William Boulevard between Green Road and Bowmanville Avenue;
and
b. Clarington Boulevard between Green Road and Prince William Boulevard.
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Gateway Improvement Areas
4.2.10 Gateways are planned as the formal entranceways for Bowmanville West, to create a
sense of arrival and enhance local identity. Gateway improvements are considered on
the basis of scale, with two categories:
a.Minor Gateways; and
b.Major Gateways
4.2.11 Gateways include the intersections, adjacent lands within the right-of -way, and all
abutting lands, in line with Policy 5.3.5 and 5.4.10 of the Clarington Official Plan.
4.2.12 New development or redevelopment adjacent to a Major or Minor Gateway should be
designed to enhance the gateway through:
a.Building orientation and massing that prioritizes street frontages and
pedestrian access;
b.Façade treatments and architectural elements to create visual interest;
c.Continuity and connectivity between the public and private realms for
pedestrians;
d.Consistent landscaping within the private realm including consideration for
trees, seating, and shade structures; and
e.Other elements as appropriate.
4.2.13 Major gateway improvements are opportunities to include signage, wayfinding cues,
lighting, and landscaping that can vary seasonally. Public art should be considered for
integration along with seating and accessible spaces to rest. Adjacent redevelopment
should be designed to support the function of the gateway.
4.2.14 There are two major gateways proposed for Bowmanville West, comprising of the
intersection, right-of-way and development adjacent to:
a.King Street West and Bowmanville Avenue; and
b.Regional Highway 2 and Clarington Boulevard
4.2.15 Minor gateway improvements are intended to integrate a smaller scale of public realm
engagements, such as landscaping, public art, lighting, signage, and wayfinding cues
aligned with the and appropriately scaled way-finding cues. Adjacent redevelopment
should be designed to support the function of the gateway.
4.2.16 Two minor gateway locations have been proposed for Bowmanville West, as follows:
a.Corner of Regional Highway 2 and Green Road;
b.Corner of Bowmanville Avenue and Aspen Springs Drive; and
c.Entrance to the north section of the Bowmanville GO Transit Station, north of
the railway corridor.
Parks and Recreational Needs
4.2.17 The park space standard for Bowmanville West is based on the
Clarington Official Plan. The specific amount of additional public space required may
be refined further through implementation studies undertaken by the Municipality and in
accordance with Chapter 18 of the Clarington Official Plan.
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Areas conveyed for parkland purposes will be of a size and shape that ensures they
can be programmed appropriately with activities.
Potential Public Space Improvement
4.2.18 Bowmanville West has a limited number of existing parks, recreational and public
spaces. Part of the recommended approach for meeting the long term parks and
recreational needs of future residents is to improve and upgrade existing spaces that
service the area. The following types of potential public space improvements should be
considered for existing parks and recreational spaces in the area:
a.Improvements for accessibility and pedestrian access;
b.Enhancements to lighting, furnishing and landscaping;
c.Additional seating and spaces for people to gather in the area;
d.Multi -user connections to adjacent residential areas and roadways;
e.New amenities and/programing to serve users of all ages and abilities;
f.Planting to support stormwater management and naturalization of landscaped
areas;
g.Signage and wayfinding improvements; and,
h.Public art.
4.2.19 Two specific locations for Public Space Improvements have been identified for
Bowmanville West, as per Schedule B:
a.Community Facility lands around the Garnet B. Rickard Recreational
complex; and
b.Park space bound by Prince William Boulevard and Clarington Boulevard.
4.2.20 To ensure that there is an adequate range of parks and recreational facilities to meet the
needs of existing and future residents, the Municipality may also consider making
improvements and enhancements to other public spaces within walking distance of the
Bowmanville West Major Transit Station Area.
4.2.21 Any new publicly-accessible recreational spaces should be designed to be barrier free
and to include a mix of design elements, including but not limited to: enhanced
landscaping; shade opportunities (structures and/or trees); ample locations for seating;
and, public art.
4.2.22 New publicly-accessible recreational spaces should be located close to the street and
be connected to the pedestrian network.
4.2.23 New publicly-accessible recreational spaces should also be considered in locations that
provide connectivity to the Bowmanville GO Transit Station, and should include bike
parking and accessible pathways to support access for all users, in conjunction with the
Clarington Zoning By-law and other applicable by-laws or planning guidance.
Pedestrian Safety Improvement
4.2.24 Pedestrian safety is a key priority for Bowmanville West as the area transitions towards
more transit-supportive built form with a growing population.
4.2.25 Streetscape improvements as identified in policies 4.2.4 to 4.2.9 of this Secondary Plan
shall consider mechanisms to integrate pedestrian safety, encourage traffic calming, and
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provide visual cues that signal the need to slow down and give priority to pedestrians
and cyclists.
4.2.26 Pedestrian safety improvements shall be designed in accordance with AODA regulations
and principles of universal accessibility, and can include measures such as lighting,
signage, daylighting, introduction of medians, bumpouts and other means, crosswalk
paving to denote pedestrian activity, etc.
Transit Supportive Design for Public Infrastructure
4.2.27 The design of new infrastructure in Bowmanville West will consider the identity of the
area as a Major Transit Station Area and identify mechanisms to support access to and
use of the Bowmanville GO Transit Station, including signage, wayfinding, lighting,
shaded or sheltered waiting areas, and design features to promote sightlines and
visibility for waiting areas.
4.2.28 New development and roadway improvements shall be designed to integrate mid-block
connections, and improve physical permeability and pedestrian or cycling access to and
from the Bowmanville GO Transit Station to key destinations within the Secondary Plan
Area and the adjacent neighbourhoods.
4.2.29 Transit stops and access points shall be designed in accordance with AODA regulations,
including with respect to design of bus stops and other transit infrastructure, and reflect
climate considerations including shelters and shading to protect from wind and sun.
4.2.30 First mile / last mile challenge refers to the challenges that commuters may face between
the transit stop and their final destination (or vice versa as the case may be). In
Bowmanville West, the design of non-roadway access routes to the Bowmanville GO
Transit Station will consider all-season requirements and accessibility for all users,
including planning for first and last mile considerations.
4.3 Private Realm Design Guidelines
Private Realm Design Guidelines
4.3.1 The private realm design guidelines in this section are to be applied during the site plan
application process, except in instances where the Municipality’s site plan approval by-
law allows for exemptions.
Site Layout, Frontages and Street Edge Design
4.3.2 Buildings shall be designed to frame the street edge, with primary building entrances
located adjacent to the public street, or via a publicly-accessible courtyard connected to
the street, that is universally accessible.
4.3.3 Deviation from the general street edge is permitted for building articulation, step-backs,
openings for plazas or other architectural treatments that are intended to improve the
overall sense of place in Bowmanville West.
4.3.4 Large sites shall include a fine grain internal street grid pattern of small blocks.
4.3.5 Blank walls are not permitted on buildings with frontage along a public right of way.
4.3.6 Parking shall be located at the rear of the site or underground.
4.3.7 Loading and service areas shall be located at the rear or the interior side of the site and
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be adequately screened from view using fencing, landscaping.
Tall Building Guidance
4.3.8 For purposes of this Secondary Plan, tall buildings are defined as structures taller than
8 storeys.
4.3.9 Refer to Policies 3.3-3.7 of this Secondary Plan for specific guidance on building heights.
4.3.10 All tall buildings shall be designed to include a podium base and tower. The following
policies shall apply for the podium component of new or redeveloped buildings:
a.A minimum podium height of 10.5 metres (approximately 3 storeys) and a
maximum height of 20 metres (approximately 6 storeys) to maintain a human
scale;
b.A minimum 3 metre building step back to offset the tower portion of taller
buildings from the front wall of the podium base; and
c.Building entrances shall face the street and buildings shall be designed to
frame the street. For corner lots, the building shall be located at the corner to
frame both streets.
4.3.11 The following policies shall apply for the tower component of new or redeveloped
buildings:
a.Where there are no existing towers on an adjacent site, a minimum 12.5
metre setback is required for the tower portion of the building to protect for
future tower development on the adjacent site (where the adjacent site has
permissions for a building greater than 6 storeys). This will result in a
minimum separation distance between two towers of 25 metres, (excluding
balconies) to support privacy.
b.Tower design shall favour slender structures with massing not exceeding 750
square metres (excluding balconies);
c.Towers shall be designed to incorporate wind mitigation measures to reduce
tunnel impacts and support pedestrian comfort between buildings;
Sunlight and Shadows
4.3.12 The height and massing of buildings should ensure a minimum of five consecutive hours
of sunlight on the opposite side of the street at the equinoxes (March 21 and September
21).
4.3.13 Where a building is planned to be adjacent to a public space such as a park, playing field
or plaza, the height and massing of the building should ensure a minimum of five
consecutive hours of sunlight over more than 60 per cent of the public space at the spring
and fall equinoxes (approximately March 21 and September 21).
4.3.14 Light and shadow impacts should be minimized through appropriate design measures
and studies as required by the Zoning By-law.
4.3.15 Applicants may be required to submit a sunlight and shadow study demonstrating how
the policies of this Secondary Plan are to be achieved.
4.3.16 Lands which front onto the west side of Bowmanville Avenue, south of Highway 2
and north of Aspen Springs Drive shall be no taller than 14 storeys, unless the findings of a
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sunlight and shadow study is able to demonstrate that lands on the opposite side of the
street will be able to maintain at least five consecutive hours of sunlight at the equinoxes
(March 21 and September 21).
Building Height Transitions
4.3.17 Appropriate transitions shall be incorporated between new development and existing
areas of low density. Transitions may include:
a. Step backs,
b. setbacks,
c. landscape buffers,
d. green walls, and
e. boulevards.
4.3.18 Building transitions between low density areas and midrise and tall buildings shall be
planned to include a 7.5 metres setback from the property line plus a 45-degree angular
plane from a height of 10.5 metres above the 7.5 metre setback line to a maximum height
of 1:1 , and a minimum setback of 7.5 metres to the building face and a 45-degree angular
plane from the property line to a maximum height of 1:1 for sites deeper than 50 metres.
4.3.19 Notwithstanding the maximum height limits identified elsewhere in this Secondary Plan,
the Zoning by-law may prescribe less than the maximum heights to ensure appropriate
transitions to adjacent low density uses.
Building Entrances and Facades
4.3.20 The following policies apply to the design of building facades and frontages:
a. Retail activities and other non-residential or commercial activities within
buildings should be oriented towards the street and have direct access from
sidewalks through storefront entries to promote overlook, and enliven and
support the public street.
b. Any façade facing a public street shall be considered a primary façade. A
minimum of one pedestrian entrance shall be provided for any primary
façade. Buildings on corner lots must be designed to have primary façades
on both the front and side streets.
c. Side and rear elevations visible from the public realm shall have attractive
façade treatments using high quality materials.
d. Where ground floor commercial uses are required, the primary facades
should feature a high degree of glazing, approximately 50% to 70% of the
building wall.
e. The ground floor of new developments should have large street-facing
windows to establish a strong visual connection to the street and create a
welcoming and comfortable pedestrian environment.
4.3.21 The following policies apply to the placement and design of building entrances:
a. Where a corner lot has access to an arterial or collector road, the primary
building entrances shall be a prominent feature at the street corner.
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a. Residential building entrances should be located and oriented to have direct
access from the street.
b. Entrances to buildings must be clearly defined with maximum visibility to
ensure ease of access directly from the street and from open spaces, and
designed to be universally accessible. Architectural treatment, and where
appropriate, landscaping, should be used to accentuate entrances.
c. All buildings must be designed to be universally accessible and must provide
an unobstructed walkway or pathway between the principal building(s) and
the street.
d. Entrances should be designed with attractive weather protection to add to the
pedestrian experience and comfort of users.
Landscaping
4.3.22 For any new high density development, private open space enhancements are required
as part of the built form design in order to contribute to the visual aesthetics and quality
of the public realm, including through one or more of the following:
a. Landscape treatments, including hardscape and soft-scape treatments, shall
be designed to edge streets , frame and soften structures, define spaces and
screen undesirable views;
b. Incorporating low impact development techniques, such as green roofs,
permeable pavers, rain gardens and bio-swales to manage stormwater on -
site.
c. Shade trees and shrubs selected with appropriate regard to their scale and
planting characteristics;
d. Plant materials grouped to frame buildings, add visual interest, fill in blank
areas, accentuate entrances, and screen service areas;
e. Deeper setbacks for a portion of development may be permitted to allow for
some variation in built form and may include the form of courtyards,
forecourts, mid-block connections, or small plazas;
f. For developments with ground floor commercial uses, patios are encouraged
to further animate the street, provided the overall setbacks are maintained
and no hindrance of access to the sidewalk or walkways results.
4.3.23 All mixed use and multiple residential buildings (e.g. townhouses and
condominium/apartment buildings) will provide at-grade open space and outdoor
amenity areas as prescribed in the Zoning by-law.
4.3.24 Where courtyards are part of new development or redevelopment, the courtyard
character will be green and well-treed with outdoor uses that promote pedestrian
circulation as well as recreational. Vehicular access and servicing areas will be
discouraged from being located within a courtyard.
Parking, Access, and Mechanical Structures
4.3.25 Bowmanville West is envisioned to be a transit supportive and walkable community, to
reduce the need for large outdoor parking lots.
4.3.26 Transit-supportive parking standards for residential and non-residential uses shall be
prescribed in the Zoning by-law to facilitate development of the BWUC and encourage
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non -automobile travel.
4.3.27 The Municipality shall implement reduced parking standards in the Zoning by-law to
promote transit oriented development, based on a parking study and the anticipated
timing of GO Transit Station implementation.
4.3.28 Vehicular access, ramps, servicing and loading should be provided from local streets
wherever possible and should be integrated into the buildings they serve to minimize
impacts on landscaped open space.
4.3.29 Direct views of at-grade parking will be minimized. Where permitted, surface parking and
service areas must be screened to minimize views from adjoining streets or parks. The
following shall be considered in designing parking and servicing facilities:
a. Structured parking facilities should be integrated into the building design.
Solid blank walls or open structure parking are not permitted. Decorative
screens, or other suitable materials, should be used to screen views into the
parking structure.
b. Where permitted, surface parking lots shall incorporate landscaped islands
with trees to break up the pavement and provide pedestrian refuge.
c. Parking lot lighting, pedestrian pathways and other street furniture should be
used to create a comfortable, safe, and connected pedestrian environment.
d. The edges of parking facilities should receive architectural and design
treatments to be consistent with the streetscape design and complement
adjacent buildings.
e. The site planning of parking accessed from a rear laneway shall produce an
attractive and safe rear lane streetscape, providing for both vehicular and
pedestrian safety and landscape opportunities.
f. Loading, servicing and other functional elements should be integrated within
the building envelope. Where this is not possible, these elements shall not be
located adjacent to public spaces and shall be screened from view to avoid
visual impact to the public realm or surrounding residential areas.
g. Garbage and recycling facilities shall be integrated within a building envelope,
where applicable.
h. All major rooftop mechanical structures or fixtures including satellite dishes
and communications antenna shall be suitably screened and integrated with
the building, where feasible. Parapets may be utilized to accommodate such
screening.
4.3.30 To promote sustainable forms of transportation, all development shall be required to:
a. Provide an appropriate level of bicycle parking to support increased active
transportation goals;
b. Incorporate other forms of transportation demand management measures,
such as shower and change room facilities for employees (as the case may
be), car share/bike share facilities, wayfinding/trip planning guidance, etc.;
c. Design a minimum of 20 percent of the required parking spaces to permit the
future installation of electric vehicle supply equipment.
d. Ensure that all required electric vehicle parking spaces are clearly identified
and demarcated.
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e. For mixed use development, provide shared vehicle parking.
4.4 Sustainability and Green Design
Climate Change and Green Design Objectives
a. Demonstrate innovative practices for green building design and technology
while incorporating renewable and alternative sources of energy and district
energy systems;
b. Promote energy conservation measures with site plan and urban design;
c. Maximize potential for passive and active solar energy capture through street
alignment and building placements; and
d. Implement low impact development (LID) best practices.
General Policies
4.4.1 Sustainable development will be in accordance with Section 5.5.3 of the Clarington
Official Plan and guided by this Secondary Plan, Priority Green Development Program,
Community Benefits By-law, and other incentives, programs and policies.
4.4.2 Sustainable design developments including green building technologies and renewable
energy sources will be in accordance with Section 5.5 of the Clarington Official Plan.
4.4.3 All new development shall be accompanied by a report demonstrating how the proposed
development achieves the intent of the Sustainability and Green Design policies of this
Secondary Plan.
Green Development and Green Infrastructure
4.4.4 The Municipality expects that new development and redevelopment in Bowmanville West
will continue to raise the standard for green development and shall include:
a. Measures that help to improve local air quality, including the provision of
infrastructure to accommodate low carbon emitting vehicles, cycling and
pedestrian infrastructure and landscaping treatments that help to reduce the
urban heat island effect;
b. Measures that promote energy efficiency, renewable energy (e.g. solar
readiness, on-site renewables), district energy and building resiliency (e.g.
back-up generation);
c. Measures which protect water quality during construction, capture and
manage rainfall to improve stormwater runoff quality on site and reduce
demand for water through conservation measures (e.g. efficient fixtures and
appliances and reusing non-potable water);
d. Measures which create landscapes that support tree growth, enhance urban
forestry, include native species and support bio-diversity and include building
designs which reduce potential for bird collisions/mortality; and,
e. Measures which reduce waste and increase diversion rates and make best
use of recycled products which minimize the lifecycle impact to the
environment.
Stormwater Management
4.4.5 As Bowmanville West grows, managing the impacts of increased built up and paved
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areas and supporting stormwater management will be critical.
4.4.6 All new development and redevelopment shall:
a. Assess stormwater management quality, quantity, erosion control and water
balance for groundwater and natural systems during the development
approval process to determine impact on the natural heritage system and
environmental features.
b. Explore low impact development techniques, such as green roofs, permeable
pavers, rain gardens and bio-swales to manage stormwater on-site.
c. Undertake stormwater management for all development on a volume control
basis, ensuring the maintenance of recharge rates, flow paths and water
quality;
d. Ensure high volume recharge areas maintain a pre-development water
balance; and
e. Utilize an adequate volume of amended topsoil in all low- and medium-
density dwellings to improve surface porosity and permeability over all turf
and landscaped areas beyond three metres of a building foundation and
beyond tree protection areas
Water Conservation
4.4.7 All new development and redevelopment should consider the following measures to
promote water conservation:
a. Utilize absorbing and filtering capacities of plants, trees and soil to protect
water quality, decrease water runoff and maintain groundwater levels;
b. Utilize drought tolerant and diverse tree and shrub species for public and
private landscaping including parks and streetscapes;
c. Promote use of porous or permeable materials for surfaces to manage
stormwater run-off and promote groundwater quality; and
d. Encourage low impact development practices including bio-swales,
innovative stormwater practices, constructed wetlands, at-source infiltration,
greywater re-use system, and alternative filtration systems such as treatment
trains and water conservation measures.
Energy Conservation
4.4.8 All new development and redevelopment should consider the following measures to
promote energy conservation:
a. Make strategic use of green roofs and cools roofs with high albedo materials
to minimize heat absorption;
b. Strategic use of deciduous trees to reduce heat island effect with shading and
evapotranspiration;
c. Promote solar capture for all seasons; and
d. Incorporate solar reflectance index of 29 minimum for light-coloured paving
materials.
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5 MOBILITY AND TRANSPORTATION INFRASTRUCTURE POLICIES
5.1 Mobility Objectives
a. Provide a variety of mobility choices for people living and working in the area,
as well as people who are moving through the area or accessing the GO
Transit Station or other amenities in the area.
b. Plan for integrated mobility.
c. Design for universal accessibility and to accommodate accessibility
requirements for all users.
d. Improve road safety for all users.
e. Establish a connected system of complete streets that creates multiple direct
routes throughout the area.
5.2 General Mobility Policies
5.2.1 The provision of transportation infrastructure shall be consistent with Section 19 of the
Clarington Official Plan and shall have regard for the standards and key public realm
improvements identified in Section 4 of this Secondary Plan.
5.2.2 All road designs shall be consistent with Appendix C, Table C-2 of the Clarington Official
Plan and confirmed through a Traffic Impact Study submitted as part of a development
application.
5.2.3 The road network serving the Secondary Plan Area will be designed with complete
streets principles to accommodate multiple modes of travel such as motorists, transit
users, cyclists, and pedestrians. The road network will prioritize active modes of
transportation and the needs of the most vulnerable users.
5.2.4 The planned street network for Bowmanville West shall be maintained and further
extended using a street grid pattern.
5.2.5 Final route alignments and requirements for roads, trails, and other components of the
mobility system shall be designed according to detailed planning and engineering studies
at the time of applications for site plan approval or/draft plan of subdivision. This work
shall be to the satisfaction of the Municipality in consultation with other agencies having
jurisdiction.
5.2.6 Mid-block and additional connections not identified in Schedule C and Schedule C-2
may be required to support permeability across Bowmanville West, and will be
determined in collaboration with Municipality staff through the development review
process.
5.2.7 The highly connected network of streets shall be supplemented by mid-block pedestrian
connections to further enhance the pedestrian permeability of the area, the efficiency,
and variety of pedestrian routes and access to transit.
5.2.8 Streets and mid-block connections are important parts of the public realm. In addition to
serving as routes, they shall serve as public places in their own right and a venue for
community life. They shall link the BWTC together, and with other public places create a
public realm network.
5.2.9 The design of pedestrian paths, signals, and building accesses such as ramps and stairs
shall be designed to support universal accessibility and be in compliance with the AODA
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Design of Public Spaces Standard.
5.2.10 The Planned Mobility Network identified in Schedule C-1 and Schedule C-2 of this
Secondary Plan is intended to create an interconnected multi-modal network, utilizing
common routes leading to commercial and institutional uses as well as the Bowmanville
GO Transit Station.
5.2.11 The Municipality may revise and update the Planned Mobility Network identified in
Schedule C-1 and C-2 as the needs for the area evolve over the fullness of time. The
Municipality may prepare a Transportation Study to identify any additional improvements
required to support the area’s development.
Arterial Roads
5.2.12 Bowmanville Avenue is a Type A Arterial Road and major regional transportation
corridor, and is identified as a Local Corridor in the Clarington Official Plan. Development
along Bowmanville Avenue shall be consistent with the policies of Chapter 10.6 of the
Official Plan.
5.2.13 Regional Highway 2 bisects the Secondary Plan Area and is a Type B Arterial Road, in
addition to being part of the High Frequency Transit Network. Green Road is also a Type
B Arterial Road.
5.2.14 Generally no direct access to Bowmanville Avenue will be provided for any individual
development proposal or residential land use. However, where feasible, right-in/right-out
access may be permitted. Joint access will be mandated through the use of cross-
access easements to reduce the overall number of access points along major roads.
5.2.15 Bowmanville Avenue shall have a boulevard Multi-Use Path (MUP) on the west side (for
use by pedestrians and cyclists) and a sidewalk on the east side. Additional tree plantings
and vegetated berms shall be incorporated into the road allowance or in adjacent areas.
5.2.16 Development in the Mixed Use High Density designation along Regional Highway 2 and
Green Road shall include rear lane access. No driveway access is permitted along
Regional Highway 2 or Green Road, with limited driveway access along Clarington
Boulevard.
Collector Roads and Local Roads
5.2.17 The Collector Roads subject to the policies of this Secondary Plan are Stevens Road,
Clarington Boulevard, Prince William Boulevard, Boswell Drive, Brookhill Boulevard, and
Aspen Springs Drive.
5.2.18 Collector Roads shall have cycling facilities.
5.2.19 The complete Local Road pattern is generally identified on Schedule C-1 of this
Secondary Plan. Changes to the identified Local Road pattern shall not require an
amendment to this Secondary Plan, provided that the principles of permeability and inter-
connectivity are achieved to the satisfaction of the Municipality.
5.2.20 Local Roads will have an interconnected street layout with multiple route choices to
arterial and collector roads where transit routes and commercial areas are most
commonly located, and shall be designed with universal accessibility in mind.
5.2.21 Local Roads will be designed to accommodate on-street parking and landscaping in the
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boulevards. Sidewalks are encouraged on both sides of a Local Road.
5.2.22 The location and design requirements for Local Roads will be confirmed and
implemented through development applications.
Future Local Roads
5.2.23 Future Local Roads identified on Schedule C-1 are intended to be conveyed to the
Municipality through a development agreement.
5.2.24 The design of Future Local Roads is intended to support safe and convenient access for
all users, including pedestrians and cyclists, and will be designed to include additional
land within the right-of-way to accommodate Future Linear Parks/Pedestrian Boulevards
(where identified in Schedule A and B in this Secondary Plan).
5.2.25 The design considerations for these facilities will be guided by the policies in Section 4.2
of this Secondary Plan.
Rear Lanes
5.2.26 Public rear lanes are permitted and encouraged to support safe and attractive streets by
eliminating the need for driveways and street-facing garages.
5.2.27 Public rear lanes can provide alternative pedestrian routes through a community and
shall provide a safe environment for pedestrian and vehicle travel.
5.2.28 Public utilities may be located within public rear lanes subject to functional and design
standards established by the Municipality.
5.2.29 Rear lanes shall be designed in accordance with the road classification criteria in
Appendix C, Table C-2 of the Clarington Official Plan and include the following design
standards:
a. Lanes shall allow two-way travel and incorporate a setback on either side of
the right-of -way to the adjacent garage wall;
b. Lanes shall provide access for service and maintenance vehicles for required
uses as deemed necessary by the Municipality and may include enhanced
laneway widths and turning radii to accommodate municipal vehicles
including access for snowplows, garbage trucks and emergency vehicles
where required;
c. Laneways shall be clear of overhead obstruction and shall be free from
overhanging balconies, trees and other encroachments.
d. Lanes shall intersect with public roads;
e. No municipal services, except for local storm sewers, shall be allowed, unless
otherwise accepted by the Director of Planning and Infrastructure Services
Public Works;
f. No Region of Durham infrastructure shall be permitted;
g. Lanes should be graded to channelize snow-melt and runoff;
h. The design of lanes shall incorporate appropriate elements of low impact
design including permeable paving where sufficient drainage exists;
i. Lanes should be prioritized where development fronts onto an arterial or
collector road network;
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j. Access for waste collection and emergency service vehicles is to be
accommodated;
k. Access to loading areas should be provided from rear lanes;
l. Appropriate lighting shall be provided to contribute to the safe function of the
roadway as well as the safe and appropriate lighting of the pedestrian realm;
and
m. Lighting should be downcast to reduce light pollution.
Public Transit
5.2.30 To facilitate the creation of a transit supportive urban structure, the following measures
shall be reflected in development proposals, including the subdivision of land:
a. Transit supportive land uses and build form that are consistent with the
policies of this Secondary Plan
b. Provision of a local road pattern and active transportation network that
provides for direct pedestrian access to future transit routes and stops;
c. Transit stops located in close proximity to activity nodes and building
entrances; and
d. Provision for transit stops and incorporation of bus-bays where appropriate
into road design requirements.
Traffic Calming
5.2.31 Traffic calming will be achieved on local roads by:
a. Encouraging pedestrian-priority streets, woonerfs, or home-zones (i.e., the
speed limit is under 15km/hr and vehicles must yield to pedestrians and
cyclists);
b. Designing streets that discourage vehicle speeding through complimentary
streetscape design, building proximity to the street, and boulevard street tree
planting;
c. Minimizing traffic lane widths; and/or
d. Minimizing the number of traffic lanes in the roadway.
Parking
5.2.32 On-street parking will be encouraged at appropriate locations on all roads, with the
exception of Type A and Type B Arterial Roads, in order to provide for anticipated parking
needs and to assist in calming traffic movement and thereby enhancing pedestrian
safety.
5.2.33 Off -street parking for all uses shall be adequate to serve the use, and shall be designed
to consider accessibility needs as well as access to transit and active transportation
routes.
5.2.34 Subject to the findings and recommendations of a future Transportation Study conducted
by the Municipality, on-street parking may be approved at certain locations for specified
times of the day to satisfy a portion of the parking requirements of adjacent non-
residential uses.
5.2.35 The Municipality may approve reduced parking standards where the Transportation
Demand Management policies (Policy 5.2.42 ) of this Secondary Plan are addressed.
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Planned Active Transportation Network
5.2.36 Active transportation within Bowmanville West shall be consistent with the policies of
Section 18.4 of the Clarington Official Plan, and this Secondary Plan.
5.2.37 The planned active transportation network is illustrated on Schedule C-2.
5.2.38 The Streetscape Improvements indicated on Schedule B of this Secondary Plan indicate
corridors that are planned to integrate active transportation, with on- and off -street
facilities including multi-use paths, trails, sidewalks, separated cycle tracks, and on-street
bicycle lanes.
5.2.39 Adequate provision will be made in the planning, design, and development of the
Secondary Plan Area to ensure safe and efficient bicycle and pedestrian movement.
5.2.40 The active transportation network will connect to the street network and all major
destinations, including the Bowmanville GO Transit Station, recreational areas, schools,
and mixed use areas, and the surrounding neighbourhoods to provide convenient and
safe access for all users.
5.2.41 Active transportation routes will include streetscaping elements such as trees,
landscaping, and benches to support pedestrian and cyclist comfort and safety and
enhanced accessibility for all residents.
Transportation Demand Management
5.2.42 The Municipality shall require that development applications include a Transportation
Demand Management (TDM) Plan, prepared per the description in Appendix A of the
Clarington Official Plan, and to the satisfaction of Clarington as well as the Region of
Durham (where applicable). The intent of the TDM Plan shall be to implement and
promote measures to reduce the use of low-occupancy automobiles for trips and to
increase transit use, cycling and walking. Where appropriate, the Municipality may
approve reduced parking standards.
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6 IMPLEMENTATION
6.1 General Imple mentation
Development Applications
6.1.1 Approval of development applications shall be conditional upon commitments from the
appropriate authorities and the proponents of development to the timing and funding of
the required road and transportation facilities, parks, and recreation facilities. These
works shall be provided for in the subdivision and site plan agreements. Phasing of the
development, based on the completion of the external road works, may be required by
the Municipality of Clarington.
6.1.2 Approval of development applications shall also be conditional upon commitments from
the appropriate authorities and the proponents of development to the timing and funding
of required stormwater management, sanitary sewer, and water supply facilities. These
works shall be provided for in subdivision and site plan agreements. Phasing of
development, based on the completion of external sewer and water services and flow
monitoring, may be implemented if required by the Municipality of Clarington.
6.1.3 All development within the Secondary Plan Area shall be in accordance with the Urban
Design and Sustainability policies of this Secondary Plan. Adjustments and further
refinements may be considered at the development stage through submission of an
Urban Design Brief which demonstrates how the objectives of the Urban Design and
Sustainability policies are being achieved, to the satisfaction of the Municipality.
6.1.4 The Secondary Plan recognizes that comprehensive planning requires the equitable
sharing amongst landowners of costs associated with the development of land. It is a
policy of this Secondary Plan that prior to the approval of any development application,
applicants/landowners shall have entered into appropriate cost sharing agreements
which establish the means by which the costs (including Region of Durham costs) of
developing the property are to be shared. The Municipality may also require, as a
condition of draft approval, that proof be provided to the Municipality that landowners
have met their obligations under the relevant cost sharing agreements prior to
registration of a plan of subdivision.
Studies and Application Requirements
6.1.5 Prior to the approval of development applications within parts of, or the entire, Secondary
Plan Area, studies, plans, and assessments shall be completed in accordance with
Clarington Official Plan and Durham Region Official Plan policies and requirements (as
applicable).
6.1.6 Development within the Secondary Plan Area shall be consistent with programs intended
to reduce the consumption of energy and water and to promote waste reduction. An
Energy Conservation and Sustainability Plan will be prepared by development
proponents to outline the specific commitments for sustainability.
6.1.7 Every development application, as part of complete application and updated at the time
of final approval, shall be accompanied by a policy implementation monitoring report that
shall include details regarding the following, if applicable:
a. the development application area:
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Bowmanville West Major Transit Station Area Secondary Plan
29
i. Net density by land use designation;
ii. Number and type of units in conformity to policies in Section 3 of this
Secondary Plan;
iii. Total development application unit count;
iv. Estimated population;
b. For the entire Secondary Plan Area:
i. Overall density per hectare and by land use designation;
ii. Number of dwelling units by type;
iii. Number of units within the built-up area;
c. Amount/type of non-residential space and number of jobs;
d. How the application is implementing the housing policies of this Secondary
Plan;
e. Number of purpose-built accessory apartments; and
f. Number of purpose built rental units.
6.1.8 The Municipality shall make available the most up-to-date data based on proposed and
approved development in the Secondary Plan area referenced in Section 6.1.7 of this
Secondary Plan.
6.1.9 The Municipality may undertake additional detailed planning for parks, community
facilities and other public realm improvements in order to implement the Secondary Plan.
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Bowmanville West Major Transit Station Area Secondary Plan
30
7 INTERPRETATION
7.1 General Interpretation
Consistency between the Secondary Plan and Other Policies of the Clarington Official Plan
7.1.1 It is intended that this Secondary Plan Area be developed in accordance with the policies
of this Secondary Plan in conjunction with the applicable policies of the Municipality of
Clarington Official Plan. Notwithstanding that intention, where there is a conflict between
the principles, objectives, and/or policies of this Secondary Plan and the Official Plan,
the principles, objectives, and/or policies of this Secondary Plan shall prevail, except in
instances where are a more up to date Official Plan policy has been implemented to
address implementation of the Official Plan or provincial conformity, or any other
applicable matter.
Interpretation
7.1.2 Inherent to this Secondary Plan is the principle of flexibility. Policies shall be subject to
interpretation without Amendment to this Secondary Plan, provided that the general
intent and structure of the Secondary Plan are maintained to the satisfaction of the
Municipality. As such, it is the intent of the Municipality to permit some flexibility in the
interpretation of the policies, regulations, and numerical requirements of this Secondary
Plan except where this Secondary Plan is explicitly intended to be prescriptive. The
Urban Design and Sustainability policies in Section 4 of this Secondary Plan provide
design principles and specific guidelines for both the public and private sectors, to assure
the quality of design and development with respect to the character, quality, and form of
development in Bowmanville West.
7.1.3 The boundaries between land use designations are to be considered approximate except
where they coincide with existing roads, rail lines, utilities, or other clearly defined
physical features. Where the general intent of this Secondary Plan is maintained, to the
satisfaction of the Municipality, minor boundary adjustments will not require an
Amendment to this Secondary Plan.
7.1.4 Development within the Secondary Plan Area will be guided by the policies of this
Secondary Plan, the Clarington Official Plan, the Zoning By-law, the Accessibility for
Ontarians with Disabilities Act, and any other applicable guidelines or regulations.
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Bowmanville West Major Transit Station Area Secondary Plan
APPENDIX A: POLICY ILLUSTRATION
Figure 1- 2 (Policy 4.3.10 a/b)
Tall buildings are defined as buildings with a height over 8 storeys. When carefully designed
with appropriately sized podium and tower structures, tall buildings can become defining
elements of any streetscape. The height of the podium and tower setback needs to be
adequately designed to support a pleasant pedestrian experience at streetscape level. The
podium must be designed with a minimum height of 10.5 metres (approximately 3 storeys) and
a maximum height of 20 metres (approximately 6 storeys) in order to frame the streetscape and
reinforce a human scale. Additionally, the tower portion of the building should be setback at a 3
metre minimum to ensure sunlight access to the street, space between adjacent towers and a
differentiation between tower and podium.
Figure 1 Conceptual Illustration of Podium and Tower
i
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Bowmanville West Major Transit Station Area Secondary Plan
Figure 2 Conceptual Illustration of Tower Setback from Podium
ii
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Bowmanville West Major Transit Station Area Secondary Plan
Figure 3 (Policy 4.3.11 a/b)
When tall buildings are constructed, they must interact favourably with existing tall buildings or
any future development in order to allow for sky views, provide for privacy and minimize the
shadow impacts of multiple tall buildings. As such, a 12.5 metre setback is required for the
tower portion of the building from adjacent property lines. (where the adjacent site has
permissions for a building greater than 6 storeys). This will allow for the required transition in
height for the tall buildings. Additionally, a minimum tower separation of 25 metres (excluding
balconies) is also required in order to provide for appropriate space between the two towers.
Finally, the tower portion of the tall buildings must be slender and appropriately massed. Thus
the tower must not exceed a massing of 750 square metres per floor (excluding balconies).
Figure 3 Conceptual Illustration of Tower Setback and Separation
iii
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Bowmanville West Major Transit Station Area Secondary Plan
Figure 4 (Policy 4.3.18)
When tall or mid-rise buildings are proposed adjacent to low-density areas there must be
provisions included in height and setback in order to minimize shadows and mitigate negative
climate conditions. Therefore it is required that tall or mid-rise buildings must be planned with a
7.5 metre setback from the podium to the property line. This setback also accommodates space
for pedestrians, landscaping and at-grade usage. The planned building must also follow a 45-
degree angular plan from a height of 10.5 metres above the 7.5 metre setback line. The
maximum height must not exceed a ratio of 1:1. This provides for an appropriate gradual
transition from the property line.
Figure 4 Conceptual Illustration of a 45-Degree Angular Plane
iv
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Bowmanville West Major Transit Station Area: Streetscape Design Guidelines
BOWMANVILLE WEST
MAJOR TRANSIT STATION
AREA
STREETSCAPE DESIGN GUIDELINES: UPDATE TO THE STREETSCAPE
IMPLEMENTATION PLAN (2007)
MUNICIPALITY OF CLARINGTON
JANUARY 2024
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Bowmanville West Major Transit Station Area: Streetscape Design Guidelines
1 Introduction ..........................................................................................................................1
1.1 Context and Purpose ....................................................................................................1
1.2 Key Updates to the Streetscape Implementation Plan (2007) .......................................1
1.3 Existing Street Hierarchy ...............................................................................................2
2 Streetscape Vision ...............................................................................................................4
3 Streetscape Concepts ..........................................................................................................6
3.1 Arterial Road, Highway 2 ..............................................................................................6
3.2 Collector Road, Clarington Boulevard ...........................................................................7
3.3 Local Roads ..................................................................................................................8
4 Implementation ....................................................................................................................9
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Bowmanville West Major Transit Station Area: Streetscape Design Guidelines
1 INTRODUCTION
1.1 Context and Purpose
This Guidelines Document was developed to support implementation of the Bowmanville West
Major Transit Station Area Secondary Plan (2024), and provide more updated guidance to
replace relevant sections of the Bowmanville West Town Centre Streetscape Implementation
Plan (Brook McIlroy Inc., 2007).
The Guidelines provide concept illustrations to help demonstrate how compliance with the
Secondary Plan can be achieved, and support understanding on how accessibility, mobility, and
climate-sensitive design can be incorporated into the design and development of roadways and
connections in Bowmanville West as the area grows.
1.2 Key Updates to the Streetscape Implementation Plan (2007)
The following guidelines were developed to align with the Mobility Objectives of the Secondary
Plan:
a. Provide a variety of mobility choices for people living and working in the area,
as well as people who are moving through the area or accessing the GO
Station or other amenities in the area;
b. Provide accessibility for all road users;
c. Plan for integrated mobility;
d. Improve road safety for all users; and
e. Establish a connected system of complete streets that creates multiple direct
routes throughout the area.
The Guidelines focus on the key areas to be updated in the Streetscape Implementation Plan
(2007), including the following:
• Design for a complete cycling and pedestrian network, considering the roadway function
in the design of infrastructure;
• Improvements to pedestrian safety particularly at intersections, to provide greater
accessibility and comfort for all road users;
• Identify additional connections through the Secondary Plan area.
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Bowmanville West Major Transit Station Area: Streetscape Design Guidelines
1.3 Existing Street Hierarchy
The existing street network in Bowmanville West consists of a network of arterial, collector and
local roads. While there is some congestion moving through the area during peak periods, the
existing level of service for the current road network is within acceptable standards. The area is
defined by Highway 57/Bowmanville Ave running north-south as the primary Type A Arterial
Road. Type A Arterial Roads are designed to efficiently move larger volumes of traffic at
moderate to high speeds over relatively long distances. There are two bisecting Type B Arterial
Roads. These include Highway 2 and Green Road running east-west an d north -south
respectively. Type B Arterial Roads are designed to move significant volumes of traffic at
moderate speeds from one part of the municipality to the next. Collector roads running through
the area include Clarington Boulevard and Stevens Road. Collector roads are under the
jurisdiction of the Municipality and are designed to move moderate volumes of traffic over short
distances. The primary function of a collector road is to collect and distribute traffic from
surrounding neighborhoods.
2
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BOWMANVILLE WEST URBAN CENTREEXISTING ROAD NETWORK
LEGEND
Type 'A' Arterial Road
Type 'B' Arterial Road
Collector Road
èéí Signalized Intersection
Existing GO Station
Future GO Station
Study Area
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NORTH
MAP PREPARED BY: JES / PFMDILLON CONSULTICHECKED BY: NGPJKDILLON CONSULTING
October 03, 2018
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Bowmanville West Major Transit Station Area: Streetscape Design Guidelines
2 STREETSCAPE VISION
The streetscape vision for Bowmanville West is to create a network of green, multimodal, and
functional streets. Ultimately, complete streets in Bowmanville West should support an
enhanced multimodal experience that includes provisions and amenities for pedestrian
circulation. This can be achieved through the enhancement to the natural environment,
pedestrian amenities such as street furnishings and improved widths for pedestrian and active
transportation. Improving the pedestrian experience will promote retail activity by creating a
beautiful and functional streetscape that will allow pedestrians to easily move between sites. It is
also important to create an identity for streets in Bowmanville West. This can be achieved
through a common language of materials, plantings and street furnishings that will flow
throughout the different street types. The identity for the streetscapes of Bowmanville West
should express the existing character of the area and promote unity between different areas.
Finally, complete streets in Bowmanville West should promote safe multimodal forms of
transportation that can exist in tandem with vehicular traffic.
The planned street hierarchy for Bowmanville West includes a distribution of Type A Arterial
Roads, Type B Arterial Roads, Collector Roads and Local Roads. Highway 57/Bowmanville
Avenue running north-south will remain as the primary Type A Arterial Road running through the
area. Highway 2 and Green Road will remain classified as Type B Arterial Road. Clarington
Boulevard running north-south and Stevens Road moving east-west will remain classified as
collector road with the addition of the east-west corridor of Prince William Boulevard. Clarington
Boulevard will be extended to connect to Green Road. Stevens Road will also be extended
further west to meet Boswell Drive. Finally, there are a number of local roads proposed within
the area primarily connecting arterials to collectors which will carry lower volumes of vehicular
traffic, facilitate access to individual properties and promote walking and cycling.
4
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Bowmanville West Major Transit Station Area: Streetscape Design Guidelines
3 STREETSCAPE CONCEPTS
3.1 Arterial Road, Highway 2
Highway 2 is a main east-west corridor running through Bowmanville West. Highway 2 has a
continuous landscaped median stretching from Bowmanville Avenue to Boswell Drive signifying
the arterial road as a destination. There is currently a continuous sidewalk running along the
majority of Highway 2 and provided on both sides of the street. A landscaped edge runs along
the corridor and provides some separation between the sidewalk and vehicular traffic. The road
right of way includes 6 lanes and accommodates a high volume of vehicular traffic.
Improvements to the streetscape for Highway 2 will include 4 lanes of traffic, the introduction of
a separated and raised cycle track, landscape and lighting enhancements to the boulevard,
improved landscape and planters as buffer between the street and sidewalk, and an improved
pedestrian sidewalk. Common streetscape elements are proposed including seating, transit
shelters, bicycle racks and waste receptacles. The enhanced landscape will include planters,
increased street tree coverage and stormwater management measures.The streetscape will
also enable the installation of public art, banners and other special treatment that will establish
placemaking along this main thoroughfare.
6
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Bowmanville West Major Transit Station Area: Streetscape Design Guidelines
Figure 3-1 Arterial Road Cross Section: Highway 2
3.2 Collector Road, Clarington Boulevard
Clarington Boulevard is a commercial collector road running north-south through West
Bowmanville and connecting to the future GO Station. The street has a continuous sidewalk
running the entire length of the street within the study area. Sidewalks are located on both sides
of the street and are wider in more commercial areas. Clarington Boulevard has intermittent
medians running its entire length. Some of the boulevards are landscaped and include street
lamps with a distinctive style. Clarington Boulevard is classified as a collector which serves to
carry traffic from regional roads to local roads. Collectors generally have lower speeds and
lower volumes which make them accommodating for active transportation. Ideally collector
roads have infrastructure for cycling to provide safety and comfort for active transportation.
Clarington Boulevard should ultimately function to successfully emphasize movement between
destinations via a variety of travel modes. The proximity of Clarington Boulevard to the future
GO station means that any enhancement to the street should include safe and walkable
connections for pedestrians. Clarington Boulevard should provide 4 lanes for vehicular traffic, a
landscaped median with distinctive lighting, wide sidewalks for pedestrians and dedicated
cycling track with barrier as part of a larger network. Pedestrian amenities such as benches and
shelters will be enhanced where possible and establish a unified identity for the street.
7
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Bowmanville West Major Transit Station Area: Streetscape Design Guidelines
Figure 3-2 Collector Road Cross Section: Clarington Boulevard
3.3 Local Roads
West Bowmanville has a number of local roads within the study area. These local roads often
include sidewalks and bicycle lanes alongside landscaped areas with street trees, transit stops,
and wayfinding signage. Local roads in West Bowmanville can be classified as those roads that
carry traffic from arterials and collectors through to individual properties. Local roads are heavily
used by pedestrians and cyclists.
Local Roads in West Bowmanville should provide enhanced vegetation, opportunities for cycling
and pedestrian movement as well as traffic calming measures. Cycling will have their own
dedicated lanes and cyclist safety and comfort will be prioritized. Curb extensions or chicanes
on local roads can provide traffic calming measures alongside opportunities for landscaping. A
dedicated parking lane should also be included. Sidewalks will provide ample space for
pedestrian comfort. Finally, improvements to landscaping will include increased street tree
canopy coverage and stormwater management opportunities.
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Bowmanville West Major Transit Station Area: Streetscape Design Guidelines
4 IMPLEMENTATION
The implementation of the Streetscape Guidelines is intended to be undertaken as part of the
design of new development and redevelopment in Bowmanville West, including through:
• Investments in the public realm, planting, and lighting;
• Redevelopment of arterial and connector roads; and
• Development of new local roads and boulevard connections.
The cross sections indicated are for conceptual purposes, with more specific widths and
arrangements for specific roadway components to be identified through the appropriate
Municipal Class Environmental Assessment and road engineering processes.
9
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Municipality of Clarington
Draft Zoning By-Law for Bowmanville West
January 2024
Attachment 5 to
Report PDS-004-24
Page 375
2
1 DEFINITIONS
Amenity Area shall mean indoor or outdoor space on a lot that is communal and available for
use by the occupants of a building on the lot for recreational or social activities.
Major Office shall mean a Building or part thereof containing 4,000 square metres or more of
Floor Area used for one or more of the following purposes:
a) Business, Professional or Administrative Office;
b) Financial Office; or,
c) Research and Development Facility.
Higher Order Transit shall mean transit that generally operates in partially or completely
dedicated rights-of -way, outside of mixed traffic, and therefore can achieve levels of speed and
reliability greater than mixed-traffic transit. Higher order transit can include heavy rail (such as
subways and inter-city rail), light rail, and buses in dedicated rights-of -way.
Transit Station shall mean a facility which caters to higher order transit services. A transit
station includes the use of land, or buildings or structures to facilitate the efficient movement of
people to and from the facility.
2 ZONE CATEGORIES
2.1 Mixed Use Zones
2.1.1 Mixed Use Zones
This by-law distinguishes between the following zones:
a) Mixed Use High Density
b) Mixed Use High Density, Transit Station
2.1.2 Description of Permitted Uses
Primary and ancillary uses permitted in the following Mixed Use Zones are denoted by the
symbol “x” in the column.
Permitted Use Mixed Use
High
Density
Mixed Use
High
Density
Mixed Use
High
Density,
Transit
Station
Mixed Use
High
Density,
Transit
Station
Primary
Use
Ancillary
Use
Primary
Use
Ancillary
Use
Mixed Use Building x x
Major Office x x
Hotel x x
Stacked townhouse x x
Home Occupation (multi-
residential)
x x
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3
Permitted Use Mixed Use
High
Density
Mixed Use
High
Density
Mixed Use
High
Density,
Transit
Station
Mixed Use
High
Density,
Transit
Station
Primary
Use
Ancillary
Use
Primary
Use
Ancillary
Use
Artisan Studio x x
Convenience Store x x
Retail Commercial
Establishment
x x
Supermarket x x
Business, Administrative or
Professional Office
x x
Easting Establishment x x
Easting Establishment, Take
Out
x x
Financial Office x x
Fitness Centre x x
Day Nursery x x
Dry cleaning Distribution Centre x x
Laundry x x
Medical or Dental Clinic x x
Printing or Publishing
Establishment
x x
School, Commercial x x
Veterinarian Clinic x x
Place of Worship x x
Place of Entertainment x x
Transit Station x
Tavern X x
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4
2.1.3 Zone Regulations
The following regulations shall apply to every lot, building or structure:
Regulation Mixed Use High Density Mixed Use High Density,
Transit Station
Lot Dimensions
Minimum Lot Area 0.25 ha. 0.25 ha.
Minimum Lot Frontage 20 metres 50 metres
Building Location
Front Yard Minimum (m) 2 metres 2 metres
Front Yard Maximum (m) 5 metres 5 metres
Side Yard Minimum (m) 3 metres 3 metres
Side Yard Minimum (m) abutting
Urban Residential Zone
7.5 metres from the
property line plus a 45-
degree angular plane from
a height of 10.5 metres
above the 7.5 metre
setback line to a maximum
height of 1:1.
7.5 metres from the
property line plus a 45-
degree angular plane from
a height of 10.5 metres
above the 7.5 metre
setback line to a maximum
height of 1:1.
Interior Side Yard Minimum (m) 7.5 metres 7.5 metres
Interior Side Yard Minimum (m)
abutting Urban Residential Zone
7.5 metres from the
property line plus a 45-
degree angular plane from
a height of 10.5 metres
above the 7.5 metre
setback line to a maximum
height of 1:1.
7.5 metres from the
property line plus a 45-
degree angular plane from
a height of 10.5 metres
above the 7.5 metre
setback line to a maximum
height of 1:1.
Rear Yard Minimum (m) 5 metres 5 metres
Rear Yard Minimum (m) abutting
Urban Residential Zone
7.5 metres from the
property line plus a 45-
degree angular plane from
a height of 10.5 metres
above the 7.5 metre
setback line to a maximum
height of 1:1.
7.5 metres from the
property line plus a 45-
degree angular plane from
a height of 10.5 metres
above the 7.5 metre
setback line to a maximum
height of 1:1.
Building Massing and Height
Building Height, Number of
Storeys (subject to zone
suffixes) Minimum (m)
As shown on Zoning By-
Law Map Schedule
As shown on Zoning By-
Law Map Schedule
Building Height, Number of
Storeys (subject to zone
suffixes) Maximum (m)
As shown on Zoning By-
Law Map Schedule
As shown on Zoning By-
Law Map Schedule
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5
Regulation Mixed Use High Density Mixed Use High Density,
Transit Station
Minimum Height, First Storey 4.5 metres 4.5 metres
Podium Height Minimum (m) 11 metres (3 storeys) 11 metres (3 storeys)
Podium Height Maximum (m) 21 metres (6 storeys) 21 metres (6 storeys)
Minimum Length of Street
Façade - Along Highway 2
75% 75%
Minimum Length of Street
Façade - Along any other public
50% 50%
Minimum Tower Separation
Distance (m)
25 metres 25 metres
Maximum Tower Footprint (sq.
m)
750 square metres 1000 square metres
Minimum Tower Step-Back from
Podium
3 metres 3 metres
Landscaped Open Space,
Amenity Space and Common
Areas
Minimum Outdoor Amenity Area 3% of the lot area, located
at grade
5% of lot area, located at
grade
Landscaped Area Dimensions
where abutting Urban
Residential Zone
Minimum depth for
Landscape Area shall be 6
metres where abutting a
Urban Residential Zone
Minimum depth for
Landscape Area shall be 6
metres where abutting a
Urban Residential Zone
2.1.3.1 Building Height Fronting onto Bowmanville Avenue
Buildings which front onto the west side of Bowmanville Avenue, south of Highway 2
and north of Aspen Springs Drive shall be no taller than 14 storeys, unless the
findings of a sunlight and shadow study is able to demonstrate that lands on the
opposite side of the street will be able to maintain at least five consecutive hours of
sunlight at the equinoxes (March 21 and September 21).
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6
2.1.4 Parking Standards
2.1.4.1 Parking Standards
Type of Development No of Parking Spaces
Minimum
No of Parking Spaces
Maximum
Stacked Townhouse 1.0 space per dwelling unit
plus 0.15 visitor spaces per
dwelling unit
space per dwelling unit plus
0.15 visitor spaces per
dwelling unit
Mixed Use or Apartment
Building, Bachelor Unit
0.70 parking spaces per
dwelling unit plus
0.15 visitor spaces per
dwelling unit
0.85 parking spaces
per dwelling unit plus
0.15 visitor spaces per
dwelling unit
Mixed Use or Apartment
Building, 1 Bedroom Unit
0.80 parking spaces per
dwelling unit plus
0.15 visitor spaces per
dwelling unit
1.00 parking spaces
per dwelling unit plus
0.15 visitor spaces per
dwelling unit
Mixed Use or Apartment
Building, 2 Bedroom
1.00 parking spaces per
dwelling unit plus
0.15 visitor spaces per
dwelling unit
1.20 parking spaces
per dwelling unit plus
0.15 visitor spaces per
dwelling unit
Mixed Use or Apartment
Building, 3 Bedroom or more
1.2 parking spaces per
dwelling unit plus
0.15 visitor spaces per
dwelling unit
1.4 parking spaces
per dwelling unit plus
0.15 visitor spaces per
dwelling unit
2.1.4.2 Reduced Rates for Affordable Housing
Where a dwelling unit qualifies as an affordable housing dwelling unit, the minimum parking
space rate and the maximum parking space rate for the dwelling unit may be reduced by 30% of
the standard minimum and maximum parking space rates for the applicable dwelling unit type.
This reduction does not apply to the visitor Parking Space per dwelling unit rates.
2.1.4.3 Car Share Spaces
The minimum parking space requirement may be reduced by up to 3 parking spaces for each
dedicated car-share parking space. The limit on the parking space reduction is calculated as the
greater of:
a) 4 x (total number of units / 60), rounded down to the nearest whole number, or
b) 1.0 parking space.
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7
2.1.5 Bicycle Parking Requirements
2.1.5.1 Bicycle Parking Requirements
Type of Development Bicycle Parking Spaces,
Short Term, Minimum
Number of Spaces
Bicycle Parking Spaces,
Long Term, Minimum
Number of Spaces
Mixed Use Building, Residential
Component
In addition to any non-
residential requirements,
0.1 spaces per dwelling
unit, 2 spaces minimum
In addition to any non-
residential requirements,
0.5 spaces per dwelling
unit, 2 spaces minimum
Mixed Use Building, Retail
Component
In addition to any residential
requirements, 0.2 spaces
per 100m2, 2 spaces
minimum
In addition to any residential
requirements, 0.1 spaces
per 100m2, 2 spaces
minimum
Mixed Use Building, Day Care
Centre Component
In addition to any residential
requirements, 0.1 spaces
per 100m2, 2 spaces
minimum
In addition to any residential
requirements, 0.2 spaces
per 100m2, 2 spaces
minimum
Mixed Use Building, Restaurant
Component
In addition to any residential
requirements, 2 spaces per
100m2
In addition to any residential
requirements, 0.1 spaces
per 100m2, 2 spaces
minimum
Mixed Use Building, Office
Component
In addition to any residential
requirements, 0.13 spaces
per 100m2, 2 spaces
minimum
In addition to any residential
requirements, 0.2 spaces
per 100m2, 2 spaces
minimum
Mixed Use Building, Service
Commercial Component
In addition to any residential
requirements, 0.05 spaces
per 100m2
In addition to any residential
requirements, 0.09 spaces
per 100m2, 2 spaces
minimum
2.1.6 Additional Regulations
a) Non-residential units must be located on the first floor (ground floor) and within the
business establishment street façade when located within a Mixed-Use Building. Non-
residential units may also be permitted elsewhere in a mixed-use building provided that
the ground floor is fully zoned for non -residential uses.
2.2 Residential Zones
2.2.1 Residential Zones
This by-law distinguishes between the following zones:
a) Residential High Density
b) Residential Medium Density
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8
2.2.2 Description of Permitted Uses
Primary and ancillary uses permitted in the following Residential Zones are denoted by the
symbol “x” in the column.
Permitted Use Residential
Medium
Density
Residential
Medium
Density
Residential
High
Density
Residential
High
Density
Primary
Use
Ancillary
Use
Primary
Use
Ancillary
Use
Apartment Building x x
Long Term Care Home x x
Retirement Home x x
Stacked Townhouse x x
Home Occupation (multi-
residential)
x x
Convenience Store x x
Fitness Centre x x
Day Nursery x x
Dry cleaning Distribution Centre x x
Laundry x x
2.2.3 Zone Regulations
The following regulations shall apply to every lot, building or structure:
Regulation Residential Medium
Density
Residential High Density,
Lot Dimensions
Minimum Lot Area 0.25 ha. 0.25 ha.
Minimum Lot Frontage 20 metres 50 metres
Building Location
Front Yard - Minimum (m) 2 metres 2 metres
Front Yard - Maximum (m) 5 metres 5 metres
Side Yard - Minimum (m) 7.5 metres from the
property line plus a 45-
degree angular plane from
a height of 10.5 metres
above the 7.5 metre
setback line to a maximum
height of 1:1.
7.5 metres from the
property line plus a 45-
degree angular plane from
a height of 10.5 metres
above the 7.5 metre
setback line to a maximum
height of 1:1.
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9
Regulation Residential Medium
Density
Residential High Density,
Interior Side Yard - Minimum (m) 7.5 metres from the
property line plus a 45-
degree angular plane from
a height of 10.5 metres
above the 7.5 metre
setback line to a maximum
height of 1:1.
7.5 metres from the
property line plus a 45-
degree angular plane from
a height of 10.5 metres
above the 7.5 metre
setback line to a maximum
height of 1:1.
Rear Yard - Minimum (m)
abutting Urban Residential Zone
7.5 metres from the
property line plus a 45-
degree angular plane from
a height of 10.5 metres
above the 7.5 metre
setback line to a maximum
height of 1:1.
7.5 metres from the
property line plus a 45-
degree angular plane from
a height of 10.5 metres
above the 7.5 metre
setback line to a maximum
height of 1:1.
Building Massing and Height
Building Height, Number of
Storeys (subject to zone
suffixes)
As shown on Zoning By-
Law Map Schedule
As shown on Zoning By-
Law Map Schedule
Building Height, Number of
Storeys (subject to zone
suffixes) - Maximum (m)
As shown on Zoning By-
Law Map Schedule
As shown on Zoning By-
Law Map Schedule
Podium Height Minimum (m) 11 metres (3 storeys) 11 metres (3 storeys)
Podium Height Maximum (m) 21 metres (6 storeys) 21 metres (6 storeys)
Minimum Tower Separation
Distance (m)
25 metres 25 metres
Maximum Tower Footprint (sq.
m)
750 square metres 750 square metres
Minimum Tower Step-Back 3 metres 3 metres
Landscaped Open Space,
Amenity Space and Common
Areas
Minimum Outdoor Amenity Area 3% of the lot area, located
at grade
3% of the lot area, located
at grade
Landscaped Area Dimensions
where abutting Urban
Residential Zone
Minimum depth for
Landscape Area shall be 6
metres where abutting a
Urban Residential Zone
Minimum depth for
Landscape Area shall be 6
metres where abutting a
Urban Residential Zone
Minimum Landscaped Area 30% 35%
Page 383
10
2.2.4 Parking Standards
2.2.4.1 Parking Standards
The following parking standards apply to all Residential Zones:
Type of Development No of Parking Spaces
Minimum
No of Parking Spaces
Maximum
Stacked Townhouse 1.0 space per dwelling unit
plus 0.15 visitor spaces per
dwelling unit
space per dwelling unit plus
0.15 visitor spaces per
dwelling unit
Apartment Building, Bachelor
Unit
0.70 parking spaces per
dwelling unit plus
0.15 visitor spaces per
dwelling unit
0.85 parking spaces
per dwelling unit plus
0.15 visitor spaces per
dwelling unit
Apartment Building, 1 Bedroom
Unit
0.80 parking spaces per
dwelling unit plus
0.15 visitor spaces per
dwelling unit
1.00 parking spaces
per dwelling unit plus
0.15 visitor spaces per
dwelling unit
Apartment Building, 2 Bedroom 1.00 parking spaces per
dwelling unit plus
0.15 visitor spaces per
dwelling unit
1.20 parking spaces
per dwelling unit plus
0.15 visitor spaces per
dwelling unit
Apartment Building, 3 Bedroom
or more
1.2 parking spaces per
dwelling unit plus
0.15 visitor spaces per
dwelling unit
1.4 parking spaces
per dwelling unit plus
0.15 visitor spaces per
dwelling unit
2.2.4.2 Reduced Rates for Affordable Housing
Where a dwelling unit qualifies as an affordable housing dwelling unit, the minimum parking
space rate and the maximum parking space rate for the dwelling unit may be reduced by 30% of
the standard minimum and maximum parking space rates for the applicable dwelling unit type.
This reduction does not apply to the visitor Parking Space per dwelling unit rates.
2.2.5 Bicycle Parking Requirements
2.2.5.1 Bicycle Parking Requirements
Type of Development Bicycle Parking Spaces,
Short Term, Minimum
Number of Spaces
Bicycle Parking Spaces,
Long Term, Minimum
Number of Spaces
Apartment Building 0.1 spaces per dwelling
unit, 2 spaces minimum
0.5 spaces per dwelling
unit, 2 spaces minimum
Page 384
11
2.2.6 Additional Regulations
a) Non-residential units must be located on the first floor (ground floor) and shall be sized
accordingly:
a. Facing Regional Highway 2 = 600 sq.m.
b. Facing Bowmanville Avenue = 300 sq.m.
c. Facing all other road frontages = 250 sq.m.
2.3 Community Use Zone
2.3.1 Description of Permitted Uses
The singular use for lands designated as a Community Use on the Zoning Schedule shall be a
public park.
2.4 Holding
Where the symbol ‘H’ following the zoning on the Zoning Schedule is identified , the ’H’ shall not
be removed until the following condition has been met:
a) Funding has been secured to deliver the GO Transit Station to the satisfaction of the
Director of Planning and Infrastructure Services, in collaboration with the Region of
Durham.
Page 385
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Height requirements are indicated
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(Minimum/Maximum)
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(H)R-MD (6/12) /R1-80
(H) R-MD (4/6) /R4-24
Scale 1:7,500
Meters
0 125 250 500
BOWMANVILLE WEST MAJOR TRANSIT STATION AREA
SCHEDULE A, BOWMANVILLE WEST ZONING BY LAW
Page 386
Summary of Background Reports – Bowmanville West Secondary Plan Update
Report Key Findings
GO East
Clarington
Transportation
Hubs
(Brook McIlroy &
N. Barry Lyons
Consultants Ltd.,
September 2017)
This Transportation Hubs Study was undertaken to create a
vision for the future Courtice and Bowmanville GO Stations and
to help capitalize on these transit investments. The Study
yielded guiding principles, land use concepts, and a market
analysis.
The Study identified several areas which should be addressed
through the Secondary Plan Update including:
•Multi-modal connections to the station area;
•Placemaking rooted in the community and its history;
•Protect and enhance natural and built heritage;
•Increase green space and community areas;
•Connect new and existing neighbourhoods;
•Strengthen a competitive economic environment; and
•Develop a strategic parking management plan.
The Study envisioned a land use concept plan with mid- and
high-rise developments, with the highest densities directed near
the future GO Station. Areas for intensification and further
provision of community amenities were identified. This vision
served as a starting point for the creation of the land use plan for
the Secondary Plan update.
NBLC was responsible for forecasting how the real estate
market is likely to change with the GO Rail Expansion. They
predict that demand for high density housing will increase in the
Secondary Plan area as more train service is provided, and as
individuals travel further from the City of Toronto in search of
affordable housing. Commercial retail and office markets are
expected to follow the growth in population. Future economic
development should focus on attracting employers that are likely
to benefit from transit (e.g. finance, technology, education, etc.).
Short term flexibility in heights should be accommodated. High
quality public realm, active transportation and strong linkages to
downtown Bowmanville will make the area more attractive to
buyers. Transition policies are needed to integrate the MTSA
with the broader character of the existing neighbourhood.
Attachment 6 to
Report PDS-004-24
Page 387
Background
Report
(Dillon Consulting
Ltd., September
2020)
The Background Report was developed to prepare for
redevelopment scenarios for the Secondary Plan area. It
reviewed:
• Policy context;
• Land use issues and opportunities;
• Urban design and public realm;
• Transportation and mobility; and
• Municipal infrastructure.
Provincial and municipal policy directs more intensification for
the Secondary Plan area as an Urban Centre and future MTSA.
The Clarington Official Plan includes a density target of 75 units
per hectare which translates to a significant increase in density.
Opportunities for redevelopment, intensification and public realm
improvements were identified, with high density uses nearest to
the future GO Station and public improvements dispersed
throughout the area.
GO Transit service is an opportunity to shift current
transportation modes towards more sustainable and efficient
modes. Active transportation and convenient transit connections
should be promoted. Connectivity within and to the area needs
to be contemplated. Parking options are expected to evolve as
the area is developed. Structured and underground parking is
expected to be developed in the short term. Alternative parking
standards should be explored in the long term as mode shift is
expected with increased active transportation and transit
improvements.
The Report generally concluded that there was sufficient water
and sanitary sewer infrastructure to accommodate the
intensification that is expected by 2031, the planning horizon of
the current Clarington Official Plan. Local water and wastewater
infrastructure will be required. There appears to be no significant
stormwater management constraints as per the West Side
Creek Master Drainage Study.
The Report also summarized feedback from the first two public
information centres.
Planning
Rationale Report
This Report sets out the rationale for the concepts and policies
in the Secondary Plan. It describes how the project’s guiding
Page 388
(Dillon Consulting
Ltd., November
2021)
principles were informed by public feedback and conformity with
Provincial and Regional policies. These include:
• Establish a Plan focused on integrating a mix of uses and
designed to achieve transit supportive density target for
Major Transit Station Areas (minimum 150 people and
jobs per hectare).
• Maintain the commercial and retail shopping function of
Bowmanville West, by expanding potential for a wide
range of uses integrated with easy access via all mobility
modes.
• Provide flexibility for transitioning existing auto-oriented
uses to mixed uses and higher densities, allowing for
gradual transformation in the fullness of time.
• Consider how people move in Bowmanville W prioritize
accessibility, safety, sustainability and climate change
adaptation.
• Promote a range of opportunities for housing and
specifically for affordable housing, to ensure that
Bowmanville West grows into an inclusive and supportive
community for all income holders.
Bill 23
Conformity
Report
(Dillon Consulting
Ltd., June 2023
This report evaluates the draft Secondary Plan for any required
changes as a result of Bill 23. The report describes changes
related to the following issues:
• Inclusionary zoning and affordable housing;
• Parkland dedication;
• Removal of upper tier planning authority;
• Zoning for MTSAs;
• Intensification;
• Site plain control
Page 389