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HomeMy WebLinkAbout2024-09-16Clar*wn Planning and Development Committee Post-MeetingAgenda Date: September 16, 2024 Time: 5:00 p.m. Location: Council Chambers or Electronic Participation 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: Lindsey Turcotte, Committee Coordinator, at 905-623-3379, ext. 2106 or by email at Iurcotte@clarington.net. Alternate Format: If this information is required in an alternate format, please contact the Accessibility Coordinator, at 905-623-3379 ext. 2131. Collection, Use & Disclosure of Personal Information: If you make a delegation, or presentation, at a Committee or Council meeting, the Municipality will be recording you and will make the recording public on the Municipality's website, www.clarington.net/calendar. Written and oral submissions which include home addresses, phone numbers, and email addresses become part of the public record. If you have any questions about the collection of information, please contact the Municipal Clerk. Cell Phones: Please ensure all cell phones, mobile and other electronic devices are turned off or placed on non -audible mode during the meeting. Copies of Reports are available at www.clarington.net/archive 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. Planning and Development Committee Agenda September 16, 2024 Pages 1. Call to Order 2. Land Acknowledgment Statement 3. Declaration of Interest 4. Announcements 5. Presentations/Delegations 4 *5.1 Delegation by Ryan Guetter, Planner/Executive Vice President, Weston 6 Consulting, Regarding Report PDS-033-24 - Bowmanville East Urban Centre Secondary Plan Recommendation Report *5.2 Delegation by Kevin Nesbitt, Regarding Report PDS-033-24 - 8 Bowmanville East Urban Centre Secondary Plan Recommendation Report *5.3 Delegation by Steve Hennessey, Regarding Report PDS-033-24 - 10 Bowmanville East Urban Centre Secondary Plan Recommendation Report 6. Consent Agenda 6.1 PDS-033-24 - Bowmanville East Urban Centre Secondary Plan 17 Recommendation Report *6.1.1 Correspondence from Mark Jacobs, MCIP, RPP, Planner, The 200 Biglieri Group Ltd., Regarding Report PDS-033-24 - Bowmanville East Urban Centre Secondary Plan Recommendation Report 6.2 PDS-034-24 - Addition to the Municipal Register, and Heritage 201 Designation as a Condition of Approval of Development Applications of Redevelopment at 98 Concession Street East, Bowmanville 7. Items for Separate Discussion 8. Unfinished Business 9. New Business Page 2 Planning and Development Committee Agenda September 16, 2024 *9.1 Illegal Fishing - Councillor Rang 10. Public Meetings (6:30 p.m.) 10.1 Public Meeting for a Zoning By-law Amendment 208 Applicant: Bethesda Ridge Farms Location: 2774 Concession Road 6, Darlington Planner: Jacob Circo, Planner II 10.1.1 PDS-035-24 - Zoning By-law Amendment Application to 212 Facilitate the Severance of a Surplus Farm Dwelling on Concession Road 6 in Darlington 11. Confidential Items 11.1 LGS-029-24 - OLT Appeal — VAD Retail Limited (Kaitlin Corporation) 12. Adjournment Page 3 From: no- reply(cbclarinaton.net To: ClerksExternal Email Subject: New Delegation Request from Nesbitt Date: Friday, September 13, 2024 1:55:54 PM EXTERNAL A new delegation request has been submitted online. Below are the responses provided: • Subject Goodyear Lands Development Concerns • Action requested of Council Various Methods of Protecting Adjoining Properties • Date of meeting 9/16/2024 • Summarize your delegation Concerned with safety during demolition and construction. • Have you been in contact with staff or a member of Council regarding your matter of interest? Yes • Name of the staff member or Councillor. Emily Corsi and Lisa Backus • Will you be attending this meeting in person or online? In person • First name: Kevin • Single/Last name Nesbitt • Address • Town/Hamlet Bowmanville Page 4 • Postal code . Email address: . Phone number • Do you plan to submit correspondence related to this matter? No • Do you plan to submit an electronic presentation (i.e. PowerPoint)? If yes, the file must be submitted to the Municipal Clerk's Department by 2 p.m. on the Friday prior to the meeting date. No • I acknowledge that the Procedural By-law Permits seven minutes for delegations. Yes [This is an automated email notification -- please do not respond] Page 5 From: no-re0y(c clarinaton.net To: ClerksExternalEmail Subject: New Delegation Request from Guetter Date: Friday, September 13, 2024 10:45:49 AM EXTERNAL A new delegation request has been submitted online. Below are the responses provided: • Subject Planning and Development Committee • Action requested of Council Consideration • Date of meeting 9/16/2024 • Summarize your delegation Comments on Item 6.1 • Have you been in contact with staff or a member of Council regarding your matter of interest? Yes • Name of the staff member or Councillor. Lisa Backus and Sylvia Jennings • Report number (if known) PDS-033-24 • Will you be attending this meeting in person or online? Online • First name: Ryan • Single/Last name Guetter • Firm/Organization (if applicable) Weston Consulting • Job title (if applicable) Planner/Executive Vice President • Address • Town/Hamlet Vaughan • Postal code • Email address: • Phone number • Do you plan to submit correspondence related to this matter? No • Do you plan to submit an electronic presentation (i.e. PowerPoint)? If yes, the file must be submitted to the Municipal Clerk's Department by 2 p.m. on the Friday prior to the meeting date. No • I acknowledge that the Procedural By-law Permits seven minutes for delegations. Yes [This is an automated email notification -- please do not respond] Page 7 From: no- reply(cbclarinaton.net To: ClerksExternal Email Subject: New Delegation Request from Nesbitt Date: Friday, September 13, 2024 1:55:54 PM EXTERNAL A new delegation request has been submitted online. Below are the responses provided: • Subject Goodyear Lands Development Concerns • Action requested of Council Various Methods of Protecting Adjoining Properties • Date of meeting 9/16/2024 • Summarize your delegation Concerned with safety during demolition and construction. • Have you been in contact with staff or a member of Council regarding your matter of interest? Yes • Name of the staff member or Councillor. Emily Corsi and Lisa Backus • Will you be attending this meeting in person or online? In person • First name: Kevin • Single/Last name Nesbitt • Address • Town/Hamlet Bowmanville • Postal code . Email address: . Phone number • Do you plan to submit correspondence related to this matter? No • Do you plan to submit an electronic presentation (i.e. PowerPoint)? If yes, the file must be submitted to the Municipal Clerk's Department by 2 p.m. on the Friday prior to the meeting date. No • I acknowledge that the Procedural By-law Permits seven minutes for delegations. Yes [This is an automated email notification -- please do not respond] Page 9 From: no- reply(cbclarinaton.net To: ClerksExternal Email Subject: New Delegation Request from Hennessey Date: Friday, September 13, 2024 3:56:04 PM EXTERNAL A new delegation request has been submitted online. Below are the responses provided: • Subject Bowmanville East Urban Centre Secondary Plan Update • Action requested of Council would like them to defer a decision on the parkette location • Date of meeting 9/16/2024 • Summarize your delegation will do by Monday • Have you been in contact with staff or a member of Council regarding your matter of interest? No • Will you be attending this meeting in person or online? Online • First name: Steve • Single/Last name Hennessey • How to pronounce your name: Steve Hennessey • Firm/Organization (if applicable) n/a • Address Page 10 • Town/Hamlet BOWMANVILLE • Postal code • Email address: • Phone number • Do you plan to submit correspondence related to this matter? Yes • Do you plan to submit an electronic presentation (i.e. PowerPoint)? If yes, the file must be submitted to the Municipal Clerk's Department by 2 p.m. on the Friday prior to the meeting date. No • I acknowledge that the Procedural By-law Permits seven minutes for delegations. Yes [This is an automated email notification -- please do not respond] Page 11 Goodyear Village Rendering Goodyear Village x C.e,._ 1/2 Page 12 Goodyear Village �Ir J{ Goodyear Village Rendering Z -S G cA.- `A r�-A S �Ocos>ec� — Z S4o(C eS C -5 - SA �S 2,6 I 1/2 pave. `C, p r--e �� �b �b 0C)'S x Page 13 X Goodyear Village tt SITE MASTER PLAN Goodyear Village Rendering 2/2 OL-r-1*1a P k.c_esS C --o qk, C) w pq ef--5 �r,..'�Fj� Page 14 a Ott Q m �. • rz0 _ �p1�� ■i v c v m c Pie • 1 '� � . • Me ales • �1111 , $m oa os� N • � v a v v w � a w` •e 1 v • • s d N C L a LCl .?. N � • f • o eo.> mY x mew 3 L tt5�'' o lop J t � • _ `11uo� :oiui: • •'` `,,\III/��� PVQ fA • � SImpS°� •, • — • \ G •�• • �• S` GeoC�e ,�♦ y ! amb�<t5 St i j lee 14 BroWr, St •'♦ • '•i •i Or7tario st i tollA,• Georg, � cry ,' • .. _ c fix, >± ` •t • �ltili O• - ' lilt% i ■/ •. ■�i 7i� J� r r too r pI • _ •s U1 � Silver S, s,,, ,'�♦ ,.♦ • `p1 U Page 15 Clarftwn 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: September 16, 2024 Report Number: PDS-033-24 Authored by: Lisa Backus, Manager Community Planning Submitted By: Carlos Salazar, Deputy CAO, Planning and Infrastructure Reviewed By: By-law Number: File Number: Report Subject: Mary -Anne Dempster, CAO Resolution Number: COPA2023-0002 (PLN 41.3) Bowmanville East Urban Centre Secondary Plan Recommendation Report Recommendations: 1. That Report PDS-033-24, and any related delegations or communication items, be received; 2. That Official Plan Amendment 136 (OPA 136) to update the Bowmanville East Urban Centre Secondary Plan in the Clarington Official Plan be adopted; 3. That upon adoption by Council, the recommended Secondary Plan be implemented by staff as Council's policy on land use and planning matters and through the capital budget program; 4. That the recommended Urban Design Guidelines appended to the Secondary Plan be approved and be used by staff to guide development applications and public projects; 5. That the Deputy CAO, Planning and Infrastructure Services be authorized to finalize the form and content of OPA 136, the Secondary Plan, and the Urban Design Guidelines resulting from Council's consideration, public participation, agency comments, and technical considerations; 6. That the Deputy CAO, Planning and Infrastructure Services be authorized to execute any agreements to implement the Secondary Plan once adopted by Council; 7. That OPA 136 be forwarded to the Region of Durham for approval; and 8. That all interested parties listed in Report PDS-033-24, and any delegations be advised of Council's decision. Page 17 Municipality of Clarington Report PDS-033-24 Report Overview Page 2 Staff are pleased to recommend the updated Bowmanville East Urban Centre Secondary Plan for Council adoption based upon the extensive consultation that has occurred. The Bowmanville East Secondary Plan is planned to create a unique community that celebrates its heritage while accommodating opportunities for growth and change. The Secondary Plan area includes the historic downtown, Bowmanville Hospital, 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 are planned to be the focus of mixed - use development and are envisioned to include a park space and connection to the Bowmanville Creek. The purpose of the Official Plan Amendment 136 is to adopt the updated Bowmanville East Urban Centre Secondary Plan and Urban Design Guidelines into the Clarington Official Plan. This Amendment applies to only the lands located within the Bowmanville East Urban Centre Secondary Plan Area. Following adoption by Council, the Bowmanville East Urban Centre Secondary Plan will be forwarded to the Region of Durham for review and approval. 1. Purpose of the Report 1.1 The purpose of this staff report is to recommend to Council the adoption of Official Plan Amendment 136 (OPA 136) to include the Bowmanville East Urban Centre (BEUC) Secondary Plan in the Clarington Official Plan. This will replace the existing Bowmanville East Town Centre Secondary Plan and Urban Design Guidelines. The recommendation comes following a thorough public engagement process. The staff recommended OPA 136 includes the Secondary Plan and the associated Urban Design Guidelines (UDG) and is provided as Attachment 1 to this staff report. 1.2 This report includes an overview of the Secondary Plan, and a summary of the process and comments received since the release of the draft Official Plan Amendment, draft Secondary Plan, and draft UDG on December 21, 2023, prior to the Statutory Public Meeting. 2. Background 2.1 The Bowmanville East Town Centre Secondary Plan was originally approved in 1996 and updated in 2003. Its purpose was to guide growth and redevelopment to strengthen the role of the East Town Centre with an emphasis on increased density, heritage preservation and quality urban design. Page 18 Municipality of Clarington Report PDS-033-24 Page 3 2.2 The Update to the Bowmanville East Town Centre Secondary Plan, now called the Bowmanville East Urban Centre Secondary Plan, was initiated in 2017 to bring the Secondary Plan into conformity with the new Clarington Official Plan and Regional and Provincial policies. It also provided an opportunity to create a more detailed plan for the former Goodyear Lands. 2.3 The BEUC Secondary Plan (the Secondary Plan) is centered on the intersection of King Street and Liberty Street and is approximately 127 hectares in size. The western and eastern boundaries are the Bowmanville and Soper Creeks respectively. The Secondary Plan area includes the historic Downtown, the East Business District, the Bowmanville Mall, the Bowmanville Hospital, and a number of businesses, services, and government offices. u u Concession Street L �� Bowmanville East Urban Centre o PPr Secondary Plan Boundary 3 CIVIC PRECINCT p4 P �pfiF esr a �- � EAST BUSINESS �— FORMER t L WEW GOODYEgR King Sheet LANDS . S BOWMANVILLE HOSPITAL U L, Figure 1: Bowmanville East Urban Centre Secondary Plan Area Page 19 Municipality of Clarington Report PDS-033-24 Page 4 2.4 The Secondary Plan area also 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 15-hectare brownfield site represents the largest redevelopment site within the Secondary Plan area. 2.5 Studies specific to the Goodyear Lands have been undertaken to provide more detailed planning to ensure that this area redevelops in an environmentally sensitive manner that minimizes impacts to the larger community. 3. Priorities in the Secondary Plan and Urban Design Guidelines 3.1 The Secondary Plan, UDG and the Secondary Plan process have addressed four Council priorities: Sustainability and Climate Change 3.2 The Secondary Plan will support the Council adopted 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. 3.3 Land use patterns will promote sustainable living through a variety of means, including walkable and bikeable neighbourhoods, efficient building designs, and transit -supportive densities that align with the Region of Durham's density targets and support the future GO Station in Bowmanville West. Spaces like Bowmanville and Soper Creek valleys will be protected and enhanced. Additional trail connections will provide greater access and appreciation for the natural environment. Urban Design 3.4 The Secondary Plan will celebrate and enhance the history and character of the area and create a sense of place through appropriate built form, high -quality urban design, and inviting streetscapes. New buildings will respect and complement the existing built form. A variety of housing, businesses and services will be located within the Secondary Plan area, shaping it into a retail, tourism, and civic destination that welcomes people of all ages, incomes, and abilities. Page 20 Municipality of Clarington Page 5 Report PDS-033-24 Affordable Housing 3.5 The Secondary Plan allows for ample housing options that will spur development with a variety of tenures, sizes, and configurations. This will support a diverse range of households and include supportive housing and purpose-built rental. The Secondary Plan includes a policy to support a minimum of 30% residential units to be provided towards affordable housing, which will assist the Municipality in achieving its 30% target in the Official Plan. The Secondary Plan also includes a policy to allow for Staff to negotiate additional affordable housing contributions from developers. Community Engagement 3.6 Community consultation and engagement has gone beyond the statutory requirements to ensure that the public is informed and has collaborated to create a plan that honours the community's vision. This included diverse public engagement initiatives which are detailed in Section 4. 4. Key Elements of the Secondary Plan 4.1 The Secondary Plan establishes five Character Areas to define and organize future development within the Secondary Plan area, including direction with regard to built form, building heights and public realm features. This Secondary Plan is unique in that it includes several areas each with distinct existing conditions and visions. The Character Areas allow for planning that meets the specific objectives for each area. 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. Permitted building heights range from 3 to 6-storeys. • Downtown Corridor: The Downtown Corridor will act as a mixed -use transition zone which cohesively links the East Business District and Historic Downtown. Permitted buildings heights range from 4 to 10-storeys. 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. Permitted buildings heights range from 4 to 12- storeys. Page 21 Municipality of Clarington Report PDS-033-24 Page 6 • 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. Permitted buildings heights within the Regional Centre are generally maximum 4-storeys and maximum 3-storeys outside of the Regional Centre. 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 connections to the surrounding natural heritage system and traditional Downtown. Permitted building heights range from 4-storeys to 12- storeys with criteria to allow greater than 12-storeys within the central core. Heights are limited to 4-storeys within 30 m of residential neighbourhoods to the north and east. (Figure 2 Demonstration Plan) Page 22 Municipality of Clarington Report PDS-033-24 STACKED TOYPIHOhM CO N NECMON 70 OU E VY-RISE APARTMMTS CENTRAL PUBLICREALM SPIN Page 7 Figure 2: Demonstration Plan for the Goodyear Lands Character Area Page 23 Municipality of Clarington Report PDS-033-24 Page 8 4.2 Within the five Character Areas, there are various land use designations which provide direction on land use and minimum densities throughout the Secondary Plan area. These designations include Mixed Use Area, High Density Residential, Medium Density Residential, Low Density Residential, Institutional, Neighbourhood Park and Parkettes, and Environmental Protection Area. • Mixed Use Area: The Mixed -Use Area designation allows for the greatest mix of uses including, residential, office, retail, personal service, cultural, community, and institutional uses. Permitted residential dwelling types include dwelling units above the ground floor within a mixed -use building and apartment buildings. Townhouses are permitted within the Goodyear Lands Character Areas as part of a larger mixed - use development. Townhouses are also permitted in the rest of the Mixed -Use Area as part of a mixed -use development, which includes one or more of the other permitted residential dwelling types, to act as a transitional form to low density residential areas. • High Density Residential: 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. The permitted residential dwelling type is apartment buildings. • Medium Density Residential: The Medium Density Residential designation allows for predominantly residential uses within mid -rise building forms to deliver a mix of housing types and tenures. Permitted residential dwelling types include apartment buildings and all forms of townhouses. • Low Density Residential: The Low -Density Residential designation allows for predominantly residential uses within grade -related dwellings to deliver a mix of housing types and tenures. Permitted residential dwelling types include street townhouses, semi-detached dwellings and detached dwellings. • Institutional: The Institutional designation includes uses such as government offices, museums/archives, libraries and hospitals Page 24 Municipality of Clarington Report PDS-033-24 Page 9 s C � N _ : a a; E � m a, aWrr�'S•'� m d O M _0 ` : ',WO CL L 3 •�•. + yi • � a x t � � � c -a .. OG ' E c C � e'• Y rn � K �`• { s•! G a m yc4 E • .awi a\5111fj�- S�� �,VQ X_� ED Lpp Lm y -O_ ? '1 % J • ,r ar.• 1 �•♦rar • y ,rt sc5.1! ••• �\ulrril,�be j• sSILN- - • �• � �'�inn+`� i '•. 1.;berg �•^ 1 ��`'` •,•• r � 0`0 ,•'� • • IIro'yn 10 !• St • !' • `ac ? 51 w■�� '. Ir i 7cr�t `• ♦r•w.n• �.• J � Qo ♦ 7�i k pi pj�� � •,•, yf• 7 w � � • I I I Figure 3: Land Use and Built Form Page 25 Municipality of Clarington Report PDS-033-24 5. Public Participation Page 10 5.1 The preparation of this Secondary Plan has been supported by a thorough public engagement strategy, including Public Information Centres (PICs), a survey, and illustrative demonstration plans and redevelopment concepts. These efforts have been in addition to all statutory meeting requirements. A full Sequence of Events is provided in Attachment 2. The Statutory Public Meeting Report PDS-003-24 includes further details on public engagement activities that have taken place. 5.2 All landowners in the Secondary Plan area received notice of all the PICs held and the statutory public meeting. Also, Secondary Plan area landowners and all others who have expressed an interest in the Secondary Plan have been informed that this recommendation report is being presented to Council. All public notices, communications and review periods have been designed to ensure conformity with the requirements of the Planning Act. 5.3 In summary the following were the opportunities provided for public consultation: Project Webpage 5.4 A project webpage(http://www.clarington.net/BowmanvilleEast) facilities public participation and provides information associated with the project, including meeting notices, presentation materials, and staff and consultant reports. 5.5 Since the project webpage was published on March 22, 2021, it has had 2,830 views. Of that number, 1,590 views occurred after the draft OPA, draft Secondary Plan, and draft Design Guidelines were posted to the webpage on December 21, 2023. Public Information Centre #1 5.6 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. Public feedback was received through informal one-to-one discussions with Municipal staff and project team members, a public engagement activity, and feedback forms which were handed out to the meeting attendees. A PIC summary report was prepared and is available on the project website. 5.7 Key feedback themes from the PIC included need for improvements to active transportation and existing parks/open spaces, greater mix of uses in area, more downtown parking, traffic concerns, and support for taller buildings as long as impacts were mitigated, and respect for heritage buildings. Page 26 Municipality of Clarington Report PDS-033-24 Public Information Centre #2 Page 11 5.8 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 Technical Report - Background Analysis. Similar to PIC #1, participants were asked to provide feedback through a series of table exercises and comment forms. 5.9 Key feedback themes from the PIC included interest in promoting aging in place, encouraging a mix of restaurants, shops and cultural uses to complement the historic downtown, walkable places with small retail to continue along King Street and concerns with current traffic conditions and impact of growth on traffic. Public Information Centre #3 5.10 The third Public Information Centre (PIC) 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, including the Phase 2 Technical Report. Most significantly, this meeting included a presentation on the Emerging Character Areas and the Draft Demonstration Plan to the public. An online survey was created to solicit public feedback on the demonstration plan and redevelopment concepts for key areas within BEUC. 5.11 Key feedback themes from the PIC included maintaining the existing character of the historic downtown and residential communities, enabling redevelopment within the East Business District and Goodyear Lands with context -appropriate polices, enhancing links to the natural heritage network, creating walkable and pedestrian -scaled places, and minimizing negative traffic impacts that may be caused by future growth. 6. Official Plan Amendment and Secondary Plan Process 6.1 The process to adopt or pass an Official Plan Amendment or Secondary Plan is dictated by the Planning Act and described in the Clarington Official Plan. These processes ensure that adequate information is made available to the public prior to a Council decision being made. Statutory Public Meeting — January 22, 2024 6.2 Statutory Public Meeting notice was mailed to the landowners, apartment dwellers, and businesses located in and within 300 metres of the Secondary Plan area. This resulted in a total 2,281 of notices mailed. Notice of the 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 registered interested parties were mailed the Notice of Public Meeting by December 21, 2023. All draft and supporting documents were posted to the webpage for early review on December 13, 2023. The Statutory Public Meeting was promoted on the Municipal website, social media, and on tv screens at the Municipal Administrative Centre and Municipal recreation facilities. It was also advertised in the Orono Times twice. Page 27 Municipality of Clarington Page 12 Report PDS-033-24 7. Provincial and Regional Policy Conformity 7.1 The recommended Secondary Plan is consistent with the Provincial Policy Statement, 2020, and in conformity with A Place to Grow: The Growth Plan for the Greater Golden Horseshoe, 2020, and the existing and new Durham Region Official Plans. Collectively the directions regarding complete communities with a variety of housing options, a thriving economy, and a clean and healthy environment have shaped the Clarington Official Plan and this Secondary Plan. The Statutory Public Meeting Report PDS-003-24 outlined in more detail how the Secondary Plan is in keeping with these planning documents. 8. Public Submissions and Summaries 8.1 This section describes public comments and inquiries received since the release of the draft OPA, draft Secondary Plan, and draft UDG in December 2023. This includes comments from local residents and developers in the area. 8.2 All public comments are included in the Public Comments Summary Table in Attachment 3 to this report. The table provides an outline of the comments received and a response as to how the comment has been addressed. General Public Comments 8.3 General comments were brought forward regarding concerns from the additional population planned for the area including traffic, and noise, and increased heights of new buildings. Inquiries were brought forward regarding possible expropriation, sidewalk infrastructure, and impacts of the Secondary Plan on specific parcels. Inquiries were raised regarding the consultation with seniors, local businesses, and suburbs closer to the highway interchanges. 8.4 Concerns were raised surrounding the redevelopment of the former Goodyear lands and requested that there is sufficient oversight by the Municipality during the rehabilitation and construction phases to prevent undue impacts from issues like pollution, noise, and dust. Ongoing communication between the Municipality and local residents during the redevelopment was requested. 8.5 A comment was received regarding the intersection of King Street and Scugog Street, noting that it was mislabelled on a report document, and that its current configuration is dangerous. Landowner Comments 8.6 Comments were received from various landowners within the Secondary Plan area who intend to develop their land. Generally, these comments requested increased flexibility on policies related to townhouse permissions, setbacks, number of storeys (both higher maximums or lower minimums were requested in different areas), and the character areas. Page 28 Municipality of Clarington Report PDS-033-24 Page 13 8.7 Additional requests included drive -through permissions, a laneway housing framework, credits for affordable housing, site -specific density policies, a public parking facility, and interim land use permissions. A parcel on the western edge of the Secondary Plan area was requested to be excluded from the Secondary Plan area. 8.8 Comments requested clarity on policies related to particular parcels, minimum densities, and the new heliport that will be included at Bowmanville Hospital. 8.9 Two landowners requested that their site -specific permissions from previous OMB decisions be carried over. This included the Vanstone Mill property and a collection of parcels at Wellington Street, Scugog Street, and Church Street. Policies were added to ensure these permissions would remain. The site -specific policies are in keeping with the intent of current Provincial, Regional and Clarington policy intent. 9. Agency Comments 9.1 This section describes the agency comments received since the release of the draft documents in December 2023. All agency comments are included in the Agency Comment Summary Table in Attachment 4 to this report. The attachment provides an outline of the comment received as well as a response as to how the comment has been addressed. Durham Region 9.2 The Durham Region Planning and Economic Development was generally supportive of the proposed Secondary Plan and UDG. Their comments were primarily concerned with whether minimum densities for the Regional Centre would be achieved. To evaluate whether the area would foster transit -supportive densities and walkability, a land budget was requested. Comments also suggested increased permissions for height and less restrictive transition policies. Comments suggested creating minimum density targets for each land use designation and reduced permissions for townhouses in the land use designations within the Regional Centre. 9.3 Comments were also received from the Durham Region Works Department. They suggested stronger policies that would reduce dependence on cars, as the area currently has traffic issues. Specific corrections to some technical reports were suggested related to bus routes, future GO transit plans, jurisdiction for certain road infrastructure, and names of roads. Comments also suggested including the assumptions used for the future conditions modelling in the traffic impact study. Page 29 Municipality of Clarington Report PDS-033-24 Central Lake Ontario Conservation Authority Page 14 9.4 The Central Lake Ontario Conservation Authority was generally supportive of the proposed Secondary Plan. They highlighted the unique natural features in the area, including the Bowmanville Creek and its trail system. Comments suggested a long-term plan be created for the dam structure as part of the Goodyear redevelopment. Additional policies were suggested to prevent development in natural hazard areas and to outline the requirements related to an Environmental Impact Study, Vegetation Protection Zones, and hazard delineation. Further studies were recommended to assess for impacts of development on Bowmanville Creek and existing sites of erosion. Lakeridge Health 9.5 Lakeridge Health is the owner of the Bowmanville Hospital and was generally supportive of the proposed Plan. They provided additional details about a future heliport that will be located on the roof of the Hospital and the implications for surrounding building heights. A change on some parcels from the "residential" to "institutional" designation was requested to accommodate future development plans. Other Commenting Agencies 9.6 Hydro One, Bell Canada, and Durham Region Transit did not provide specific comments, but requested to be kept informed of future progress on the Secondary Plan. Indigenous Consultation 9.7 The following First Nations were invited to provide comments or consult directly with Municipal Staff: • Alderville First Nation • Beausoleil First Nation • Mississaugas of Scugog Island First Nation • Curve Lake First Nation • Georgina Island First Nation • Hiawatha First Nation • Kawartha Nishawbe First Nation • Metis Nation of Ontario • Rama First Nation • Huron-Wendat First Nation 9.8 Comments were only received from the Alderville First Nation. They highlighted the treaty rights of First Nations included in the Williams Treaties and requested to be notified expediently if archaeological artifacts are found during any development. 9.9 In summary, agencies were generally supportive of the proposed Secondary Plan, with comments requesting clarification, providing updated information, or requesting specific minimum densities. Generally, all comments received have been addressed to agency satisfaction. Key revisions to the Secondary Plan are detailed in Section 10. Page 30 Municipality of Clarington Page 15 Report PDS-033-24 10. Key Revisions to the Secondary Plan since the Statutory Public Meeting 10.1 Revisions were made to the Secondary Plan since the Statutory Public Meeting based on comments from agencies and the public, and emerging information. Specific revisions are detailed below. Revisions to draft Secondary Plan 10.2 Revisions to the Secondary Plan policies include: Minimum Densities Added minimum density requirements to land use designations to ensure Secondary Plan can achieve minimum density requirements for the delineated Regional Centre. Added general policy supporting maximizing heights and massing in Regional Centre, where appropriate, to plan for transit -supportive densities in this area. Revised Heights Revised the policies for height in several areas: o East Business District and Downtown Corridor from minimum 3-storeys to 4- storeys; o Residential Neighbourhoods from maximum 4-storeys to 3-storeys outside of the Regional Centre; o Goodyear Lands from minimum 3-storeys to 4-storeys; o Goodyear Lands, specifically in the 30 m transition adjacent to Residential Neighbourhoods from 3-storeys to 4-storeys; o Residential Neighbourhoods in the block along Wellington Street between Scugog Street and Silver Street up to 5-storeys between the adjacent downtown corridor area and a 15-metre setback from the street. Townhouse Permissions in Low Density Residential • In Low Density Residential designation, `street townhouses' are the only form of townhouses permitted. Mixed Use Area Revised Mixed Use Area designation to specify that stand alone residential buildings are only permitted as part of a larger mixed -use development site. In Mixed Use Area designation, `townhouses' are only permitted as part of a larger mixed -use development, which includes one or more of the residential dwelling types identified, to serve as a transitional built form to low density residential areas. In Mixed Use Areas designation within the Goodyear Lands Character Area, townhouses are only permitted as part of a larger mixed -use development; Page 31 Municipality of Clarington Report PDS-033-24 Other Page 16 • Added policy to reflect First Nations interests regarding future archeological studies. • Added policy for Goodyear Lands to encourage development to incorporate at -grade uses, and specifically to encourage retail uses at the core of the Character Area to support street animation and activity. • Added policy regarding requirements for Environmental Impact Study, in accordance with Clarington Official Plan. • Added policy to clarify that Accessory Dwelling Units (ADUs) are not permitted in hazard lands or areas that have no safe access. • Revised policy to add that the Municipality may consider a reduction in contribution to affordable housing where affordable housing is provided as part of a development. • Revised policy that explicitly states amount of affordable housing contribution that will be provided by developers as the specific amount will be negotiated during the development application process. • Added policy that the Municipality will investigate feasibility of a heritage conservation district designation for the historic downtown of Bowmanville; and • Other minor changes were made related to live -work units, post -secondary uses, built form terminology, parking, bike lane alignments, payment -in -lieu of parking, reducing access points on major roads, heights adjacent to the Bowmanville Hospital, and references to Official Plan policies. 10.3 Changes made to `Schedule A —Community Structure and Character Areas' following the Statutory Public Meeting in January 2024 are summarized below and detailed in Figure 4: • Removed the portion of 116 King Street West property (Vanstone Mill) located on west side of Bowmanville Creek along King Street West from the Secondary Plan boundary. • Revised `Downtown Corridor' Character Area along Church Street and Liberty Street to align with property lines. • Revised Character Area of three properties along Prince Street from `Downtown Corridor' to `East Business District' to align with lands owned by Lakeridge Health. • Revised Character Area of properties along portion of Queen Street from Residential Neighbourhoods to Downtown Corridor. • Aligned `East Business District' Character Area on north side of 222 King Street East with property lines. • Revised Character Area of properties along Frank Steet and Simpson Avenue from `Residential Neighbourhoods' to `Downtown Corridor' Page 32 Municipality of C|aH n gt n Report PDS- 33- 4 o=cS=2©2f ID§\42§G_&§ °(EItL = � '�=®2{}\//� \ 0\k}\\?\ Page17 !}d !H; da, t !�)]§)$\) ! i)�|k\t{ 46,,_,..* .r..." ., g c 2 �t2 E§2§2 275 \ [ \ �©s 75 {6 E2 \9�°t CD 2±�\/ Figure 4: Changes to Schedule A — Community Structure and Character Aas Page 33 Municipality of Clarington Report PDS-033-24 Page 18 10.4 Changes made to `Schedule B — Land Use' following the Statutory Public Meeting in January 2024 are summarized below and detailed in Figure 5: • Removed the portion of 116 King Street West property (Vanstone Mill) located on west side of Bowmanville Creek from the Secondary Plan boundary. • Revised the land use designation on south side of Climie Court from High Density Residential to Low Density Residential. • Revised the land use designation on north side of Church Street West and the corner of Scugog Street from Medium Density Residential to Mixed Use Area. • Revised the land use designation for three properties along Prince Street from Medium Density Residential to Institutional to algin with lands owned by Lakeridge Health. • Aligned the Medium Density Residential designation along Church Street and Liberty Street with property lines. • Aligned the Mixed -Use Area designation along King Street East and Lambert Street with property lines. • Revised the land use designation on north side of King Street East (adjacent to Climie Court) from High Density Residential to Medium Density Residential; Page 34 Municipality of Clarington Report PDS-033-24 o 70- N N N N 'p N (P ❑ O ,541l,//l i4• a � wa� ��r ■ {i f � ` 'S r �if�a■.■ R� ■ a ; i ,Is � � y roe •+ is I . l i l . � i �/r1 1151y •; a r 001 w s i i 0- � LaR • R r t i i 4nfarxo Si � • �r'ar�� � �7 Y h^ f rryf,7� �nCF�HIr''4 - `�xti17�7+r t +•r Y e [tEs� ry!/r145�a� _i r£J if Ai a*aa'■1M� t r A mg'g skim}+`r �'nnr 5 ,w' ■ 10 U, ,s ao �} � p ❑ ❑ C� n Figure 5: Changes to Schedule B — Land Use Page 19 Page 35 Municipality of Clarington Report PDS-033-24 Page 20 10.5 The following are changes made to `Schedule C —Transportation and Open Space Network' following the Statutory Public meeting in January 2024 are summarized below and detailed in Figure 6. • Removed the portion of 116 King Street West property (Vanstone Mill) located on west side of Bowmanville Creek from the Secondary Plan boundary. • Removed planned sidewalk along east side of Brown Street. • Removed Potential Future Local Road extension of Simpson Avenue north of King Street East as it was determined by Staff to no longer be viable. • Removed Potential Future Local Road extension of Hunt Street to Albert Street. • Extended existing trail to align with current trail network Page 36 Municipality of C|aH n gt n Report PDS- 33- 4 # Page 21 2 � f E « Q ° • ± •a o o LIA o G /.[ \ / CL --A= m = m £� S / ` -A* / a f G� - � � 0' - �� &c=�« ® 2 f ; § o © 5 F L / LW) 3 d Figure B:Changes t Schedule C — Transportation and Open Space Network Page 37 Municipality of Clarington Report PDS-033-24 Revisions to Urban Design Guidelines Page 22 10.6 The Urban Design Guidelines were revised to conform with changes to the Secondary Plan and corresponding schedules including: • Revised Figure 2 to align with Schedule A of the Secondary Plan. • Design guidelines revised to reflect the general maximum of 4-storeys in Residential Neighbourhoods within Regional Centre and 3-storeys outside the Regional Centre. • Diagrams on Page 45 and 47 removed Hunt Street extension to Albert Street. • Updated Figure 51 regarding heights and transition within Goodyear Lands Character Area from 3-storeys to 4-storeys within the 30 m transition adjacent to Residential Neighbourhoods to the north and east. 10.7 In summary, minor changes were made to the Secondary Plan and UDG due to new information provided through technical reports and agency comments. Changes were also made to provide flexibility and ensure that adequate density would be developed to support transit and create a thriving Regional Centre. 11. Background Reports 11.1 Background and technical reports were prepared to assist in the development of a Secondary Plan that is best suited to the needs and vision for the area. These reports outline the challenges and opportunities for the area and informed policy direction. 11.2 A summary of each of the technical reports is provided in Attachment 5 to this report. The reports prepared in support of the Secondary Plan include: • Phase 1 Technical Report • Existing Servicing Conditions Reports - BEUC and Goodyear • Goodyear Lands Transportation Impact Study • Goodyear Lands Functional Servicing Report • Phase 2 Technical Report 11.3 The Goodyear Lands Transportation Impact Study has been revised in accordance with comments received. Other reports completed to evaluate Goodyear lands include: Bowmanville Creek and Goodyear Dam Implications Analysis, Bowmanville Creek Floodplain and Stable Bank Assessment and a Heritage Impact Assessment. 12. Next Steps 12.1 As with other Secondary Plans and given the number of documents and comments from Council and the public, some technical changes to wording or schedules may take place prior to the Municipality forwarding the documents to the Region of Durham for approval. As such, Recommendation #5 requests Council authorize the Deputy CAO, Planning and Infrastructure Services to finalize the form and content of OPA 136. Page 38 Municipality of Clarington Report PDS-033-24 Page 23 12.2 At this time, the Region of Durham is the planning approval authority. However, upper - tier planning responsibilities of the Region of Durham are proposed to be removed through Bill 185 (Cutting Red Tape to Build More Homes Act 2024) at a future date. More information about Bill 185 can be found in staff report FSD-024-24. 12.3 Once Clarington Council adopts the Secondary Plan through OPA 136, it will be forwarded to the Region of Durham for review and approval. The Region has various options. It may approve, approve with modifications, deny, or make no decisions (in other words defer making a decision) regarding OPA 136 and the Secondary Plan. 12.4 Prior to issuing a decision on OPA 136, it is anticipated that the Region of Durham staff will provide a list of proposed modifications to the Secondary Plan to the Deputy CAO, Planning and Infrastructure Services. If modifications are `friendly' in nature and do not change the intent of the policy contrary to Council's decision, the Deputy CAO, Planning and Infrastructure Services will accept the modifications to OPA 136. Should staff disagree with the proposed modifications, staff will bring a report to Council seeking direction. 12.5 Once the Region of Durham issues its decision, the landowners and interested parties will be notified by the Region and a 20-day appeal period is provided. Public bodies and specified persons, such as landowners, who have provided comments to Clarington Council prior to the adoption of OPA 136, and/or to the Region of Durham prior to issuing its decision have the right to appeal all or part of the OPA. Once the OPA is approved and the appeal period lapses, the Secondary Plan becomes part of the Official Plan, and it would be in full force and effect. 13. Financial Considerations 13.1 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. 13.2 The Official Plan requires that a Fiscal Impact Analysis (FIA) be undertaken for Secondary Plans to understand the long-term financial impacts of proposed development. Accordingly, Hemson Consulting Ltd. have undertaken an FIA for the Secondary Plan. A memorandum regarding this FIA is provided as Attachment 6 to this report. 13.3 Hemson Consulting Ltd. analyzed the capital and operating costs that may be incurred and the anticipated revenue sources for the Municipality once the proposed Secondary Plan is built out. The analysis includes estimates and assumptions which were based on the best information available at the time of writing. Actual costs and revenues will depend on the timing and type of development, capital projects required, and service impacts. Page 39 Municipality of Clarington Page 24 Report PDS-033-24 13.4 The FIA found that there would be a net positive financial impact to the Municipality once fully developed. The analysis estimated that there would be a surplus of $41 per person and employee annually, or a total of $694,347 annually. This positive result is because the majority of the infrastructure needed to support this population is already built. Intensification in this area will likely lead to more efficient use of infrastructure and cost savings to the Municipality. 14. Strategic Plan 14.1 The preparation of the Bowmanville East Secondary Plan directly contributes to several priorities and actions within the 2024-2027 Clarington Strategic Plan. 14.2 In support of Priority C.4.1 in the Strategic Plan, Promote and support local arts, culture and heritage sector, secondary plan policies support the conservation of the Lambert House formerly known as the Nurses' Residence. The Lambert House, located on the Bowmanville Hospital lands (11 Mabel Bruce Way), has been listed on the Municipal Register since 2018. Lakeridge Health has commissioned a Heritage Impact Assessment in support of conservation efforts as they plan for the redevelopment of the Bowmanville Hospital. 14.3 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. 14.4 As noted in the public meeting report PDS-003-24, staff have initiated the preliminary design and cost estimate for public realm improvements in the Civic Precinct. SvN Consulting, the team that prepared the Secondary Plan, has been retained. Staff will report back as the project advances. Page 40 Municipality of Clarington Report PDS-033-24 C64jrh St�P,^ west 3 King Strut W 1%� i.waa ! Wa[e.9Pdks ! avlc Greens nor nail Petta Palq'ity Nea for 9eareO5VeN Qt4ftr+streAt rw�µ N Page 25 Figure 7: Civic Precinct Public Realm Concepts 14.5 Under Priority G.2.1 in the Strategic Plan, "Update and complete identified Secondary Plans" is a listed action. By bringing forward this recommendation to adopt the Bowmanville East Urban Centre Secondary Plan, staff are completing this Secondary Plan update. 15. Climate Change 15.1 As described in Sections 3.2 and 3.3, the Secondary Plan has been designed to reduce the per -capita greenhouse gas emissions for those living in the area. This includes high - density, energy -efficient building types and adding transit -supportive densities to encourage lower emission transportation options. The Secondary Plan has also incorporated the latest flood plain and natural heritage information available to ensure sensitive features are protected and infrastructure is resilient to climate impacts. 16. Concurrence 16.1 Not Applicable. Page 41 Municipality of Clarington Report PDS-033-24 17. Conclusion Page 26 17.1 The Bowmanville East Secondary Plan aims to create a unique community that celebrates its heritage while evolving and adapting to meet the needs of future generations. The Secondary Plan area features a mix of uses in order to meet the everyday needs of both existing and future residents. New infill development will be developed at appropriate and complementary heights to implement transition to low density neighbourhoods. The former Goodyear lands will be the focus of mixed -use development and are envisioned to include a park space and connection to the Bowmanville Creek. 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. 17.2 It is respectfully recommended that Council adopt Official Plan Amendment 136 to include the updated Bowmanville East Urban Centre Secondary Plan and Urban Design Guidelines into the Clarington Official Plan. Staff Contact: Sylvia Jennings, Planner II, 905-623-3379 ex. 2335 or sjennings(uclarington.net or Lisa Backus, Manager of Community Planning, 905-623-3379 ex.2409 or Ibackus(o)_clarington.net Attachments: Attachment 1 a — Recommended OPA 136 Attachment 1 b — Bowmanville East Urban Centre Secondary Plan Attachment 1c — Urban Design Guidelines Attachment 2 — Sequence of Events Attachment 3 — Public Comments Summary Table Attachment 4 — Agency Comments Summary Table Attachment 5 — Summary of Technical Reports Attachment 6 — Bowmanville East Secondary Plan Fiscal Impact Analysis Interested Parties: List of Interested Parties available from Department. Page 42 Attachment 1 a to Report PDS-033-24 Recommended Amendment No. 136 To the Clarington Official Plan Purpose: The purpose of this Amendment is to include the updated Bowmanville East Urban Centre Secondary Plan in the Clarington Official Plan. This Secondary Plan will facilitate the development of a sustainable, livable, and inclusive community in the Secondary Plan area. Although predominantly residential, the Secondary Plan area will feature a mix and intensity of uses that allow many needs to be met locally, while also having access to broader amenities. The Secondary Plan promotes higher densities, a mix of uses, a diversity of housing types and tenures, as well as sustainable design. Location: This Amendment applies to an approximately 160-hectare area centered on the intersection of King Street East and Liberty Street. The western and eastern boundaries of the plan area is defined by Bowmanville Creek and Soper Creek respectively. Goodyear Lands designated as Special Study Area #3 under the Clarington Official Plan form part of this Secondary Plan. Basis: In 2017, Council authorized an update of the Bowmanville East Secondary Plan to bring it into conformity with the Clarington Official Plan, Regional and Provincial policies, to address market trends, and to reflect the unique redevelopment potential of the former Goodyear Lands. The Secondary Plan has been prepared based on the priorities of Council which include Affordable Housing, Excellence in Urban Design, and Sustainability and Climate Change and are key policy directions guiding the Secondary Plan. Fundamental to the above has been Community Engagement. This Amendment is based upon the study team's analysis and an extensive public consultation process which included Public Information Centres in November 2018, May 2019 and June 2022. Public and landowner input was received through a facilitated discussion, email, and online comment forms. The Steering Committee's input has also provided direction for the secondary plan. Background reports were prepared as part of the Secondary Plan Page 43 process. The background reports below highlighted key challenges and opportunities for the Bowmanville East Urban Centre and provided direction to the Secondary Plan. The list of reports is as follows: • Phase 1 Technical Report • Existing Servicing Conditions Report • Phase 2 Technical Report • Transportation Impact Study - Goodyear • Functional Servicing Report - Goodyear 2 Page 44 Actual Amendment: Unless otherwise indicated, in the Amendment, newly added text is shown with underlining, and deleted text is shown as a strikethrough. Existing Section 17.4 Special Study Area 3 — Goodyear Redevelopment Area is hereby amended as follows: 17.4.2 The Goodyear Redevelopment Area shall be planned as a mixed use residential area taking full advantage of its proximity to downtown Bowmanville and the Bowmanville Creek. Prior to an„ redevelopmon+ a nmmprehensiye redevelopment plan shall be prepared and adepte as an amendment try the BewmaRVille Cast TOWR GeRtre SeGeRdary Plan. I I . � r te r• r Tale q+rpn6 X. street and future development blOGks; . r the exiStiRg buildings; plant .. be valley will Greated--,Greek e. High and mod rose residential areas will tFaRSOtOOR te lewe deRSity resideRtial areas to the south and east; f. The area will be plaRned to the highest standards o will be dediGated te the M development within the GoodVear Redevelopment area A�shall com-oilv with the Bowmanville East Urban Centre Secondary Plan. 2. 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 Notwithstandina Policv 23.3.4. for the areas subiect to the followin secondary plans, where there is a conflict or inconsistency with the parent Plan, the Secondary Plan shall prevail, inclusive of density and intensification policies of the parent Plan: i) Bowmanville East Urban Centre Secondary Plan." 3. Existing Part Six, Section 3 "General Policies for Secondary Plans" is hereby amended as follows: 3 Page 45 "3. Secondary Plans have been prepared for the following areas: a) BewmaRVille East Teem GeRtre Bowmanville East Urban Centre; b) Bowmanville West Town Centre; c) Courtice Main Street; d) Newcastle Village Main Central Area; e) Port Darlington Neighbourhood; f) Bayview (Southwest); g) Clarington Energy Business Park; h) Brookhill Neighbourhood; i) Clarington Technology Business Park; j) Foster Northwest; k) Southeast Courtice; and 1) Wilmot Creek Neighbourhood; 4. 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 Page 46 Attachment 1 b to PDS-033-24 Bowmanville East Urban Centre Secondary Plan Municipality of Clarington August 2024 Page 47 Bowmanville East Urban Centre Secondary Plan........................................................................... 1 1.0 Introduction...................................................................................................................... 5 2.0 Vision, Principles & Objectives......................................................................................... 6 2.1 Vision............................................................................................................................ 6 2.2 Guiding Principles & Objectives.................................................................................... 7 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........................................................................... 9 3.4 Downtown Corridor Character Area........................................................................... 10 3.5 Residential Neighbourhoods Character Area............................................................. 10 3.6 Goodyear Lands Character Area................................................................................. 11 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....................................................................................... 20 5.6 Low Density Residential.............................................................................................. 20 5.7 Institutional................................................................................................................. 21 6.0 Urban Design and Built Form......................................................................................... 21 6.1 Objectives................................................................................................................... 21 6.2 General Policies.......................................................................................................... 22 6.3 Placemaking and Streetscapes................................................................................... 22 6.4 Gateways and Prominent Intersections..................................................................... 24 6.5 Building Siting and Design.......................................................................................... 25 2 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..................................................................................... 29 7.1 Objectives................................................................................................................... 29 7.2 Parks........................................................................................................................... 29 7.3 Privately Owned Publicly -Accessible Spaces.............................................................. 31 7.4 Schools........................................................................................................................32 7.5 Community and Recreation Facilities......................................................................... 32 8.0 Housing...........................................................................................................................32 8.1 Objectives................................................................................................................... 32 8.2 General Policies.......................................................................................................... 33 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............................................................................................................. 36 9.4 Collector Roads........................................................................................................... 37 9.5 Local Roads................................................................................................................. 38 9.6 Rear Lanes................................................................................................................... 38 9.7 Public Transit.............................................................................................................. 39 9.8 Active Transportation Network.................................................................................. 40 10.0 Servicing......................................................................................................................41 10.1 Objectives................................................................................................................ 41 10.2 Municipal Services.................................................................................................. 41 10.3 Stormwater Management and Low Impact Development ..................................... 42 10.4 Utilities....................................................................................................................43 11.0 Cultural and Built Heritage......................................................................................... 44 11.1 Objectives................................................................................................................ 44 11.2 General Policies....................................................................................................... 44 12.0 Implementation and Interpretation...........................................................................45 3 Page 49 12.1 Implementation...................................................................................................... 45 12.2 Interpretation......................................................................................................... 47 SCHEDULE A — COMMUNITY STRUCTURE AND CHARACTER AREAS SCHEDULE B— LAND USE SCHEDULE C—TRANSPORTATION AND OPEN SPACE NETWORK APPENDIX A— URBAN DESIGN GUIDELINES 0 Page 50 1.0 Introduction Centered on the intersection of King Street East and Liberty Street, the 127-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 15.5-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. Page 51 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 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 technologies and support greater urban resilience in pursuit of a post -carbon future. Page 52 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. 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 Page 53 provide guidance in regards to the hierarchy and character of future redevelopment. As identified on Schedule A of this Plan, the key structuring elements of the Plan area include: 3.1.1 Character Areas: Five Character Areas are established to define and organize future development within the Plan area, including direction in regards to land use, building heights and public realm features. The five Character Areas include the Historic Downtown, East Business District, Downtown Corridor, Residential Neighbourhoods and Goodyear Lands. Sections 3.2 to 3.6 of this Plan describe the Character Areas. 3.1.2 King Street Corridor: As a Regional Corridor, King Street shall be the primary location for higher -density, mixed use areas which support higher -order transit services, pedestrian - oriented development, and a concentration of commercial and service uses to serve the community, in accordance with the Regional Official Plan. 3.1.3 Liberty Street Corridor: As a Local Corridor, Liberty Street shall be developed with mixed use areas with appropriate densities to support frequent transit service, in accordance with the Regional Official Plan. 3.1.4 Environmental Protection Areas: Environmental Protection Areas along the Bowmanville and Soper Creek valleys largely define the eastern and western boundary of the Plan area. 3.1.5 Parks and Open Space: The parks and open space network includes the existing Rotary Park, a Neighbourhood Park with an important civic and community role. Additional public parks and open spaces are anticipated to be developed through future development within the Plan area, including a parkette within the Goodyear Lands. 3.1.6 Gateways and Prominent Intersections: Gateways are key locations where high -quality architectural design and treatment will be applied. Gateways are located at the western and eastern terminus points of the King Street corridor, signifying points of entry into the Plan area. Prominent Intersections are key intersections that function as community 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 K Page 54 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 be comprised of primarily mid -rise forms and will preserve the historic character and existing fine-grain streetscape of the King Street corridor. Context -sensitive intensification and redevelopment will be encouraged, which supports and enhances the historic streetscape along King Street while providing additional massing and height without negatively impacting the streetscape. 3.2.5 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. 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 a mix of mid -rise and high-rise forms, with opportunities for high-rise buildings fronting King Street. Where new development abuts existing low density residential forms, a transition in built form will be required. 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 E Page 55 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 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. 10 Page 56 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. 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 New development is encouraged to incorporate active at -grade uses to generate pedestrian activity. Retail uses are encouraged at the core of the Character Area to support street animation and activity. 3.6.9 The industrial history of the Goodyear Lands will be incorporated into the design of the public realm through landscaping, lighting, signage, heritage interpretation installations, public art, and/or other appropriate forms. 4.0 Natural Heritage, Sustainable Development and Urban Resilience 4.1 Objectives 11 Page 57 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. 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 Any new development in proximity to the natural heritage system shall be required to complete an Environmental Impact Study (EIS) in accordance with the Clarington Official Plan. The purpose of EIS would be establishing the limits for development adjacent to the natural heritage features and/or natural hazards through identifying feature boundaries and applying appropriate Vegetation Protection Zones (VPZ) as per Clarington OP policies. 4.2.5 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 12 Page 58 policies in Section 3.5, the Hazards policies in Section 3.7, and the Environmental Protection Areas policies in Section 14.4. 4.2.6 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. 4.2.7 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 a valleyland trail system. 4.2.8 Notwithstanding the development policies in Sections 3.4, 3.7 and 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; 13 Page 59 c) Consider the climate risks and implement where feasible the primary adaptation measures outlined in the most recent version of the Durham Region Climate Resilience Standard for New Houses; d) Utilize street alignments, building placement, and fagade design to maximize potential for passive and active solar energy capture; and e) Support the use of electric vehicles through the provision of charging infrastructure in the Mixed Use and High Density Residential areas and in on - street parking areas near parks. Engagement with utility companies early in the planning process is strongly encouraged. 4.3.3 In multi -unit residential, townhomes, and non-residential development 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 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 Encourage 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 Encourage development proposals that include energy efficient building design and practices in all new buildings. 14 Page 60 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 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 appropriate. 4.4.11 All private development shall be supported by landscape plans which demonstrate how the development will contribute to the urban forest, improve the health and diversity of the natural environment, support other local plant and animal species, and further enhance the connectivity of the built environment to natural heritage features and hydrologically sensitive features. 4.4.12 Incorporate sufficient soil volume to ensure growth of large, healthy shade trees, and, where appropriate, other plantings, informed by design guidelines developed by the Municipality. 4.4.13 New development and public realm improvements are required to use native plant species wherever possible, particularly along rights -of -way and pedestrian trails. 15 Page 61 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. 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 16 Page 62 amendment through the development approval process and in accordance with policies 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 Area. 5.2.4 Developments within the Regional Centre shall be planned to maximize permitted heights and massing in order to reach their highest potential transit -supportive density and walkability, where appropriate. 5.2.5 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. 5.2.6 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, in accordance with Section 9.3.2 of the Clarington Official Plan. 5.2.7 Live -work units are defined as a single unit which can accommodate combined residential and personal service or office uses, as appropriate. 5.2.8 Mid -rise buildings are characterized as buildings between 4 to 6 storeys and high-rise buildings are characterized as buildings between 7 to 12 storeys, in accordance with the Clarington Official Plan's policy on urban structure typologies. 5.2.9 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. 5.2.10 Drive -through facilities are not a permitted use in any land use designation. 5.3 Mixed Use Area 17 Page 63 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. 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 Lands within the Mixed Use Area designation within the Downtown Corridor, East Business District and Goodyear Lands Character Areas shall, in aggregate, achieve a minimum density of 150 units per net hectare. 5.3.4 Lands within the Mixed Use designation within the Historic Downtown Character Area shall, in aggregate, achieve a minimum density of 75 units per net hectare. 5.3.5 The following uses shall be permitted within the Mixed Use Area designation: a) Residential, in compliance with the dwelling types outlined in Policy 5.3.6; 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. 5.3.6 Permitted residential dwelling types include: a) Dwelling units above the ground floor within a mixed use building; and, b) Apartment buildings. 5.3.7 Notwithstanding Policy 5.3.6, townhouses may be permitted in the Mixed Use Area designation within the Goodyear Lands Character Area as part of a larger mixed -use development. 5.3.8 Notwithstanding Policy 5.3.6, townhouses may be permitted in the Mixed Use Area designation as part of a larger mixed use development which includes one or more of the residential dwelling types identified in Policy 5.3.6, to act as a transitional form to low density residential areas. 5.3.9 Standalone residential buildings are only permitted in the Mixed Use Area as part of a larger mixed -use development. in Page 64 5.3.10 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. 5.3.11 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. 5.3.12 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. 5.3.13 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 private laneway connections between properties to reduce the need for multiple access points onto major roads; d) Encourage joint parking and street access between abutting properties; and e) Encourage the preservation, renovation and reuse of historic buildings. 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 Development within the High Density Residential designation shall achieve a minimum density of 150 units per net hectare. 5.4.3 The following uses shall be permitted within the High Density Residential designation: a) Residential, in compliance with the dwelling types outlined in Policy 5.4.4; 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, or similar uses designed to serve the community at large. 5.4.4 Permitted residential dwelling types include: 19 Page 65 a) Apartment buildings. 5.4.5 In addition to the uses permitted by Policy 5.4.3 and 5.4.4 of this Section, on the lands known for municipal purposes in 2024 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: 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. 5.5 Medium Density Residential 5.5.1 The Medium Density Residential designation allows for predominantly residential uses within mid -rise building forms to deliver a mix of housing types and tenures. Where appropriate, high-rise forms may also be permitted. 5.5.2 Development within the Medium Density Residential designation shall achieve a minimum density of 65 units per net hectare. 5.5.3 The following uses shall be permitted within the Medium Density Residential designation: a) Residential, in compliance with the dwelling types outlined in Policy 5.5.4; 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, or similar uses designed to serve the community at large. 5.5.4 Permitted residential dwelling types include: a) Apartment buildings; and, b) All forms of townhouses. 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 Development within the Low Density Residential designation shall achieve a minimum density of 25 units per net hectare. 20 Page 66 5.6.3 The following uses shall be permitted within the Low Density Residential designation: a) Residential, in compliance with the dwelling types outlined in Policy 5.6.4; 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. 5.6.4 Permitted residential dwelling types include: a) Street townhouses; b) Semi-detached dwellings; and c) Detached dwellings. 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, museums/archives, hospitals and post -secondary education uses. 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 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. 21 Page 67 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. 6.2.5 Development shall provide appropriate transitions to adjacent low density 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 support finer grain pedestrian movement. 6.3 Placemaking and Streetscapes 6.3.1 Public art is encouraged to be incorporated into private development and public infrastructure to support placemaking, and should facilitate expressions of cultural and natural heritage, community history and local identity. The provision of public art shall be prioritized at Gateways and Prominent Intersections. 22 Page 68 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 sidewalks 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, 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 investigate feasibility for a heritage conservation district designation for the historic downtown of Bowmanville through the required studies and technical analysis. 23 Page 69 6.3.9 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/King Street West; c) Liberty Street and King Street East; d) Simpson Avenue and King Street East; and e) At the centre of the Goodyear Lands (as part of a new planned street network). 6.4.4 Gateways and Prominent Intersections should include distinctive building, landscape and streetscape treatments, including but not limited to planters, public art, special paving, signage, and street furniture, which help frame the public realm and serve as a marker for entry points into the Plan area. Privately -owned publicly -accessible spaces are encouraged to be located at Prominent Intersections to contribute to their visual prominence. 6.4.5 Where appropriate, buildings should be located and massed to create, frame, and contribute to memorable and identifiable views and vistas towards Gateways and Prominent Intersections, with built form strategies such as building setbacks, stepbacks and articulation, and high quality landscape treatments, as generally described in the Urban Design Guidelines. 6.4.6 Streetscape design elements within the public right-of-way should be coordinated with and enhance private development sites adjacent to Gateway and Prominent Intersection locations, to create a cohesive visual identity. 24 Page 70 6.5 Building Siting and Design 6.5.1 Buildings will be sited and oriented to frame adjacent streets and public spaces and fit harmoniously within the existing context. 6.5.2 Access from sidewalks, other pedestrian facilities and public open spaces to primary building entrances shall be clearly visible, convenient and direct, with minimum changes in grade, and shall be accessible and barrier free. 6.5.3 Buildings on corner lots shall have articulated facades facing both streets. 6.5.4 Larger buildings shall break up the visual impact of their mass through stepbacks to upper levels, recesses and projections, fagade articulation, architectural detailing and changes in materiality, among others. 6.5.5 Development shall provide a transition, locating less dense and lower scale buildings in locations adjacent to lower density designations. 6.5.6 Buildings shall be sited to avoid front -to -back and/or overlook conditions. Where this cannot be achieved, impacts should be minimized with appropriate screening through architectural or landscape treatment. 6.5.7 Buildings shall be sited and designed to address shadow impacts on sensitive uses, including surrounding residential neighbourhoods and parks and open spaces. Where requested by Municipal staff, development applications may be required to submit a supporting Sun/Shadow Study. 6.5.8 Balconies shall be recessed and/or integrated into the design of the building fagade. 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. 25 Page 71 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 facade which contributes to a cohesive streetscape. Design features such as narrow building frontages, multiple entrances, and use of distinctive signage and pedestrian -oriented lighting on the ground floor fagades are encouraged. 6.6.7 Front setbacks for buildings with active at -grade uses will generally feature hard landscaping to encourage access between building frontages and the sidewalk. These setbacks are encouraged to include commercial/retail spill -out zones or privately -owned public spaces which extend the public realm. 6.7 Parking, Loading and Mechanical Structures 6.7.1 The Municipality shall consider the implementation of a payment -in -lieu parking policy within the Regional Centre. 6.7.2 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. 6.7.3 New off-street parking will generally be screened from view of the public realm. Parking is to be provided within buildings where possible, in accordance with policy 6.7.2. Where it is not feasible to locate parking within buildings or structures, surface parking shall be located to the rear or side yard of buildings in order to preserve the frontage for a diversity of soft and hard landscaping. 6.7.4 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. 26 Page 72 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 establish minimum and maximum requirements for parking, including requirements for accessible parking spaces. Parking requirements shall seek to reduce minimum and maximum parking standards in order to encourage a shift toward sustainable modes of transportation and reflect the walking distance to transit and complementary uses. 6.7.8 Loading, servicing and other functional elements are encouraged to be integrated within the building envelope. Where this is not feasible, these elements should be located to the rear of the building and screened from view to avoid visual impact to the public realm or surrounding residential areas. 6.7.9 Mechanical penthouses, roof structures and roof fixtures, including satellite dishes and communications antenna, should be screened and, where feasible, integrated within the design of buildings. Parapets may be utilized to accommodate such screening. 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 4 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; 27 Page 73 d) Maintain a front yard setback of a minimum of 1.0 metre and a maximum of 3.0 metres, where appropriate; 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 4 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, where appropriate; 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 within the Regional Centre and a maximum height of 3 storeys outside of the Regional Centre; b) Maintain a minimum 3.0 metre minimum front yard setback, where appropriate; and c) Notwithstanding policy 6.8.5 a), for the lands bound by Silver Street, Wellington Street, Scugog Street and Church Street that are in the Residential Neighbourhoods Character Area, building heights shall be permitted to a maximum of 5 storeys. The maximum height of buildings located within 15 metres of Wellington Street shall be a maximum of 4 storeys in order to provide appropriate transition in building height to the north side of Wellington Street. 6.8.6 Development in the Goodyear Lands will: a) Permit buildings with a minimum height of 4 storeys and a maximum height of 12 storeys; b) Locate the greatest heights within the central core of the Goodyear Lands, with transitions towards existing residential low density forms; c) Limit buildings within 30 metres of the north and east lot line adjacent to the Residential Neighbourhoods Character Area to a maximum of 4 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 m Page 74 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, where appropriate; 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. 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. 29 Page 75 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 support activity year-round and can be used for cultural events, public art, farmers markets, and small scale outdoor activities. 7.2.10 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; 30 Page 76 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. 7.2.11 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. 7.2.12 Dedication of lands for parks will be in accordance with Section 18 of the Clarington Official Plan. Areas conveyed for parkland purposes will be of a size and shape that they can be programmed with activities. 7.2.13 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 that contribute to the sense of place in the community and the quality of the urban environment. 7.3.2 Privately owned publicly -accessible spaces will complement the parks and open space system and contribute to the urban environment by creating extra spaces for social interaction, adding to visual interest, improving mid -block permeability and complementing adjacent land uses. Among others, they can include mid -block connections, sliver parks, forecourts, walkways and passages, courtyards, mews, and other park -like spaces. 7.3.3 Public access to privately owned publicly -accessible spaces will be secured through the development approvals process. 7.3.4 Privately owned publicly -accessible spaces provided through development will be coordinated with active at -grade uses in adjacent buildings such as retail and community spaces to provide seating and gathering spaces within the public realm and avoid locating loading and servicing areas adjacent to privately owned publicly - accessible spaces. 31 Page 77 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. 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. 32 Page 78 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. 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 be 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. 8.2.8 Notwithstanding Policies 8.2.6 to 8.2.7, ADUs will not be permitted within hazard lands or in areas that have no safe access. 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. 33 Page 79 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 either land or a contribution of funds to the Municipality for the development of affordable housing in the community. The Municipality may consider a reduction in contribution where affordable housing is provided as part of a development. 8.3.7 The contribution of funds will be facilitated through a contribution agreement between the Municipality and the developer. The agreement will be negotiated by Municipal staff prior to site plan approval. At the time of site plan approval, 50% of the funds will be paid, with 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. 34 '� 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 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. 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. This includes the extension of Church Street East through to connect with Galbraith Court. In addition, the Municipality will investigate the possible construction of private roads on the hospital lands in any hospital expansion. 35 Page 81 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 requirements of 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 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. 36 Page 82 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, 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 reconfigured 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: 37 Page 83 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 multi -use path on one side of the road and a pedestrian sidewalk on the other; c) Landscaping and tree plantings are required within the right-of-way; 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. 9.5 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. 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 6 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. m 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. 9.7 Public Transit 9.7.1 Public transit will help reduce automobile reliance and associated greenhouse gas emissions, facilitate the uptake of active transportation choices, enhance local and regional connectivity, and encourage the adoption of healthy and active lifestyles within the Bowmanville East Urban Centre. 9.7.2 The location and design of streets, buildings and the public realm will consider the operation of public transit vehicles, and the ability for pedestrians and cyclists to have safe, convenient access to surface transit stops and designated waiting areas. 9.7.3 The location and design of transit stops should optimize pedestrian access to building entrances and community amenities, where possible. 9.7.4 Transit stops should accommodate appropriate amenities including transit shelters, street furniture, bike racks, and pedestrian -oriented lighting. Where feasible, the integration of transit waiting areas in buildings located adjacent to transit stops shall be considered to support existing and growing transit ridership. 9.7.5 The transit system, including transit stops and shelters, shall be planned and designed to be barrier free in order to be accessible to people with disabilities in accordance with the Accessibility for Ontarians with Disabilities Act (AODA). 9.7.6 Future public transit routes will generally follow the Arterial and Collector Road network as illustrated on Schedule C. Therefore, the delineation of Local Roads will facilitate easy and convenient connections for pedestrians and cyclists to these streets. 9.7.7 The Municipality shall continue to work with Durham Region and transit agencies to expedite the planning, design and construction of regional transit improvements, including monitoring future growth and service demand needs, planning for additional 39 Page 85 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. 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 .9 '=. limited to, washroom facilities, benches and seating areas, signage and waste receptacles. 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 in accordance with Municipal, Regional and Provincial requirements. 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 41 Page 87 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. 10.3 Stormwater Management and Low Impact Development 10.3.1 Proposed stormwater management quality, quantity, erosion control and water balance for ground water and natural systems shall be assessed during the development approval process to determine the impact on the natural heritage system and environmental features. 10.3.2 Development will be encouraged to use Low Impact Development (LID) measures intended to minimize stormwater runoff and to manage Stormwater on -site. 10.3.3 The submission of the following plans and reports are required to determine the impact of stormwater quality/quantity, erosion and water balance of the proposed development: a) Stormwater Management Report and Plan; 42 9� 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, where applicable. 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, 43 broadband fibre optics, and natural gas to ensure that sufficient infrastructure is or will be in place to serve the Plan area. 10.4.2 The Municipality will promote utilities to be planned for and installed in common trenches, where feasible, in a coordinated and integrated manner in order to be more efficient, cost effective, and minimize disruption. 10.4.3 Telecommunications/communications utilities, electrical stations or sub -stations, mail boxes or super mail boxes and similar facilities should be incorporated and built into architectural and landscaping features, rather than being freestanding. Where feasible, these will be compatible with the appearance of adjacent uses and include anti -graffiti initiatives, and not be located in a municipally owned park. 10.4.4 Future development shall consider the visual impact and location of existing above and below -grade utilities including telephone, hydro, water and natural gas. 10.4.5 Future development is encouraged to implement buried utilities. 10.4.6 Utilities, infrastructure and servicing shall be located so as not to interfere with existing trees, mature tree growth or landscaping. 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. M Page 90 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. 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, such as those regarding minimum densities and minimum and maximum heights. 12.1.7 No development is permitted within the Goodyear Lands Character Area until a Record of Site Condition has been provided to the satisfaction of the Municipality of Clarington. A holding provision shall be included within the implementing zoning by-law. 45 Page 91 12.1.8 Any proposed development within a 1000 metre radius of the Lakeridge Health Bowmanville Hospital with a proposed building height taller than 9 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. 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. 12.1.15 Development applications which require an archaeological study are required to consult and engage First Nations in the Stage One Archaeological Assessment process and to notify First Nations expediently if archaeological artifacts are discovered. 46 Page 92 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. 12.2.2 In the event of a conflict between the Clarington Official Plan and this Plan, the policies of this Secondary Plan prevail. 12.2.3 The boundaries shown the Schedules to this Plan are approximate, except where they meet with existing roads, valleys or other clearly defined physical features. Where the general intent of this Secondary Plan is maintained to the satisfaction of the Municipality, minor boundary adjustments will not require an amendment to this Secondary Plan. 12.2.4 Where examples of permitted uses are listed under any specific land use designation, they are intended to provide examples of possible uses. Other similar uses may be permitted provided they conform to the intent and all applicable provisions of this Secondary Plan. 47 Page 93 Schedule A: Community Structure and Character Areas on 0 ♦'♦ 'o Char cn �••�� �••� ��•' �.♦ pul/jl�' .uui, ��3 o••�•I•,oI•'• ♦ •�'tt •♦Gl••.blvi,L t 1n a .,• kin •agott It 2 3, r s.Qtleefj7 •,rr N 1010 solo ■ ��. _ : O S� ♦�♦� !j� Legend �� �i ���. �1d♦� ■�■�■�. Secondary Plan Boundary 1�♦ :. ~�p� ,♦�♦ ��■�■�� Regional Centre Boundary �. ♦ 1 �♦ Environmental Protection Area ♦ Q 10 ♦ ♦� Neighbourhood Park '♦�♦ ;'., �Fto� ♦�♦� Parkettes lk ♦� �•r a ,♦` Historic Downtown •,• r East Business DistrictDowntown �••••'•'••♦�♦,♦,♦ Corridor 111i Residential Neighbourhoods •�•� ��♦ Goodyear Lands ♦�♦ ♦� King Street Corridor tt `♦. �♦�♦ ♦, Liberty Street Corridor ,.,O%t% ♦ [♦ `pups' ���• = = Gateways Prominent Intersections Page 94 Schedule B: Land Use 74 Ch top, 1 IN, 4111 tow 010 6 - 07 mot• •���� QUeen S I iv1j1,1 �''�in►►��. �� o i00 �• � . l� � •1j1j1,�.� ��. � 2 St � 7• - o �+ ■ �� G • O S� .�•` �•� Legend • �� `�� • �� •` ■�■�■�■ Secondary Plan Boundary �• 0 �•� ■r■■■■■ Regional Centre Boundary �i1 s� �•`• Environmental Protection Area !� Q ��� Neighbourhood Park 144f . • 4�� •` Parkettes ♦� • w S �• Mixed Use Area •• � High Density Residential r- Medium De sity ~� �f •' ',•'- ' .�•`•,• Low D nsiitynResidentialntial •. •� Institutional School ,•,•,•`•,•�•� .�•�• Future School 'Oj'' j•�• = = Gateways Prominent Intersections "'..$4. Page 95 Schedule C: Transportation and Open Space Network �?,♦t ^ �U� St e 1 ♦ � Q i■r♦ ♦ Z /� ingS t w/ �° / a' Q, k/ng St l ) •♦ � �, � Q4ee / �♦ l � � 0 St l / 0 I ♦ � r• ♦ o> . � 2i ♦,♦ ♦, • +• ♦ ,♦ '•,• V CCt 2 3s 1 _E C 0 %• L •'•C A�• Legend ■i■in. Secondary Plan Boundary Environmental Protection Area Neighbourhood Park Parkettes Type B Arterial Roads Type C Arterial Roads Collector Roads Local Roads 0 Temperance Street Future Shared Street Potential Future Local Roads Planned Municipal Cycling Infrastructure ---- Potential Future Municipal Cycling Infrastructure Existing Trails • Potential Future Trails Planned Sidewalks Page 96 Attachment 1 c to PDS-033-24 Municipality of Clarington Bowmanville East Urban Centre Urban Design Guidelines May 2024 ariville �, till �LAR1104 a,�gtor� SIN ►4cCOM Page 97 Contents 1.0 Introduction Purpose of the Guidelines 4 Interpretation 4 2.0 Vision and Guiding Principles 3.0 Community Structure 6 3.1 King Street — Main Spine 6 3.2 Character Areas 10 3.3 Parks and Open Spaces 10 3.2 Visually Prominent Locations and Gateways 10 4.0 Built Form 12 4.1 Siting and Orientation 12 4.2 Building Design and Articulation 13 4.2.1 Entrances 14 4.2.2 Street Activation and Ground Level Design 16 4.2.3 Podium/Street Wall 18 4.2.4 Tall Buildings (9+ storeys) 20 4.2.5 Transition 22 4.3 Visually Prominent Locations 24 4.4 Pedestrian Circulation 25 4.5 Vehicular Access, Loading, Storage and Waste Areas 25 4.6 Vehicle Parking 25 5.0 Public Realm 26 5.1 General Public Realm Guidelines 26 5.2 Streets 26 5.2.1 General Street Guidelines 27 5.2.2 King Street 28 5.2.3 Temperance Street 30 5.2.4 Streets with Active Transportation Links 32 5.3 Public Open Spaces 34 5.3.1 General Public Space Guidelines 34 5.3.2 Civic Green Parks 34 5.3.3 Public Squares and Parkettes 36 5.3.4 Slivers and Connections 38 5.4 Multi -Use Paths 40 5.5 Schools 41 2 Bowmanville East Urban Centre Secondary PlanPage 98 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 PaWoAanville East Urban Centre Urban Design Guidelines 3 1.0 Introduction Purpose of the Guidelines The purpose of the Guidelines is to provide urban design standards and expectations for public and private development in the Bowmanville East Urban Centre. The Guidelines articulate a `how-to' for the vision and policies of the Secondary Plan. The Guidelines promote new development that achieves the following: • Protects and enhances the natural heritage system and celebrates those features within the community; • Maintains, enhances and expands a vibrant, walkable and complete community; • Ensures buildings, streets, parks, and open spaces are of a high design standard contributing to memorable public and private realms; and • Promotes health and safety by prioritizing active transportation as the primary, day-to-day choice for moving around. The Guidelines will be used to guide and evaluate public and private development initiatives. They will be used by: • Municipal council and committees to evaluate if an application meets the Municipality's vision for development in Bowmanville East Urban Centre; • Municipal staff and external agencies when reviewing private development applications, and, as a framework to guide Municipal studies and projects; • The development industry, including but not limited to landowners, developers, and consultants, to guide and shape development proposals; and • The public to understand the vision for the Bowmanville East Urban Centre, and the benefits of urban design in their community. Interpretation The Guidelines provide further elaboration and guidance of the policies of the Clarington Official Plan (Official Plan) and the Bowmanville East Urban Centre Secondary Plan as they relate to matters of urban design, including community structure, public realm, site design, and built form. The Guidelines are to be read in conjunction with: • The Official Plan, particularly Section 5: Creating Vibrant and Sustainable Places and Section 9: Livable Neighbourhoods; • The Bowmanville East Urban Centre Secondary Plan; • The Clarington Zoning By-law; • The Clarington General Architectural Design Guidelines; • The Amenity Guidelines for Medium and High - Density Residences; • The Landscape Design Guidelines; • The Lighting Guidelines; and, • Priority Green Development Framework and The Implementation Plan. These Guidelines establish good general urban design practices applicable across the Bowmanville East Urban Centre and all of its conditions, with a focus on infill, redevelopment and intensification. The Clarington General Architectural Design Guidelines will be more applicable to low-rise, house -form development in the Residential Neighbourhoods Character Area. The Guidelines will be used as a tool to guide and evaluate planning applications including draft plan of subdivision, zoning, site plan control, and minor variance, at the discretion of the Municipality of Clarington, to ensure that high levels of urban design are achieved. 4 Bowmanville East Urban Centre Secondary Plarpage 100 2.0 Vision and Guiding Principles Vision Bowmanville East Urban Centre will be a vibrant, livable and sustainable community. Bowmanville East will embody a unique identity, one which celebrates and values its historic character while evolving and adapting to meet the needs of future generations. It will maintain and build on the existing urban fabric, while accommodating opportunities for gradual growth and change. The Bowmanville East Urban Centre will feature a mix of uses of varying intensity, including residential, commercial, employment, open space and institutional uses, in order to meet the everyday needs of both existing and future residents. A variety of housing, businesses, and essential services will be located within the Urban Centre, helping shape Bowmanville East into a retail, tourism and civic destination —welcoming people of all ages, incomes and abilities to live, work and play New infill buildings will be developed at appropriate and complementary heights and densities and implement transitions to the existing built form. The redevelopment of the Goodyear Lands will provide an exciting opportunity to repurpose former industrial lands for the establishment of a new higher -density, mixed use community. It will provide a cohesive and walkable public realm, comprised of a network of ecologically -rich parks, open spaces, and multimodal streetscapes. These will introduce additional opportunities for greenery, public art and active transportation, encouraging users to explore and interact with the community. The natural heritage system, including the valleylands adjacent to the Bowmanville and Soper Creeks, will be preserved, enhanced and connected. Finally, the Bowmanville East Urban Centre is envisioned as an inclusive and forward -thinking community. This includes support for affordable housing targets and a wide range of housing options to meet the varied needs of residents. Development will be designed to minimize environmental impact, adopt sustainable building technologies and support greater urban resilience in pursuit of a post -carbon future. Guiding Principles The following principles form the core tenets of the Bowmanville East Urban Centre Secondary Plan. Together with the vision, these principles will guide decision -making as the Secondary Plan is prepared and implemented. nnn Provide Housing Choice nn nn and Affordability o Maintain Historical Character 0 Improve Connections Establish An Active Street ERaWall LN o1i Diversify Open Spaces Promote a Sense of Place Create a Sustainable Future PagRol%nville East Urban Centre Urban Design Guidelines 5 3.0 Community Structure This section provides an overview of the key urban design drivers that shape the overall approach to the physical character and form of the Bowmanville East Urban Centre. The structuring elements, below, include: • King Street — Main Spine • Character Areas • Parks and Open Spaces • Gateways and Visually Prominent Intersections An overview of the key objectives of each structuring element is provided to show, at a high level, how it shapes design responses. They should be read in conjunction with the other Guidelines. 3.1 King Street - Main Spine King Street is the traditional main street of Bowmanville. It has been, and will continue to be, the principal thoroughfare and the retail/civic heart of the community. At its western end, the historic blocks of the downtown are characterized by a 2 to 3 storey street wall continuously along the street edge, ground floor retail, mixed uses above, and tree -lined pedestrian -friendly sidewalks. This successful model will be continued to the east, presently characterized by auto -oriented development, so that over time, the entire length of King Street will become an active, walkable main spine lined by great buildings. The King Street corridor is the focal point for higher densities and mixed uses, which are key ingredients of a compact, complete community. An enhanced streetscape environment is envisioned to support active transportation, create a vibrant and attractive public realm, and provide connectivity to Bowmanville and Soper Creeks. Key Objectives • Focus the greatest mix of uses, highest densities, and tallest buildings towards King Street. • Provide for frequent pedestrian linkages to King Street, through a finely scaled grid pattern of streets, mid -block connections and direct building entrances. Development facing King Street shall be of the highest design and architectural quality, with a focus on active uses at ground level and pedestrian scale street edges. Public realm landscaping will provide wide sidewalks supporting large street trees and places for retail to spill out, with beautiful paving and furniture. 3.2 Character Areas The urban areas outside of the creek valleys have been classified into different development typologies, or Character Areas, based on existing conditions and development forms, as well as on planned character, role and function. The Character Areas provide a general framework for the continued evolution of the Bowmanville East Urban Centre. Some Character Areas are intended for significant revitalization, some allow for modest change and intensification that maintains the existing identity, and some will not see significant change. While the principles of good urban design set out in these Guidelines apply across all Character Areas, there are some specific guidelines that apply to individual Character Areas. East Business District Currently typified by low density, automobile - oriented uses, this area can accommodate the greatest intensification, accompanied by investment in a high quality public realm that provides the outdoor amenity space for the new population. Key Objectives Re -orientation of new buildings to line King Street, with retail at ground level and other uses above. Parking is screened from view. New Parkettes, Public Squares, Sliver Parks, Mid -block Connections, and streetscape enhancements will be sprinkled throughout, providing recreational amenities. One larger Public Square is intended to function as a neighbourhood focal point and gathering area. 6 Bowmanville East Urban Centre Secondary Plarpage 102 s ?, ChUrchs y'• .,�ti• • •'•I•I•'• . • r r.r. '.` t W ': i m3 •' t �� •r �� N ..... .r• 42 � j L [\ ^ A d \/ 9 Queen St �F i t� � QerSt F : au p r �• o i Sr •' ` 0O 1Pfr .i Legend •,.•' �.•`� ■�■■■■■ Secondary Plan Boundary Natural Heritage System • Water Bodies O Active Edge 4000- King Street Spine Figure 01: King Street - Main Spine PagRoanville East Urban Centre Urban Design Guidelines Potential redevelopment of the Lakeridge Health Centre supports great streetscapes and provides a supportive community anchor. Potential redevelopment of the Bowmanville Mall should create a complete new neighbourhood, with a fine-grained grid of streets, new public parks, and a mix of retail, residential and other uses. Downtown Corridor Currently a mix of street related and automobile - oriented uses, this area is a transition between the Historic Downtown Character Area and the East Business District Character Area. Sensitive infill and redevelopment will preserve the best of the street related buildings while adding density. Key Objectives • Re -orientation of new buildings to line King Street, with retail at ground level and other uses above. Parking is screened from view. • New Parkettes, Public Squares, Sliver Parks, Mid -block Connections, and streetscape enhancements will be sprinkled throughout, providing recreational amenities. One larger Public Square is intended to function as a neighbourhood focal point and gathering area. • Preservation of historic and character -defining buildings along King Street wherever possible. • Sensitive transitions to historic and surrounding low-rise buildings. Historic Downtown A vibrant, cohesive and continuous historic streetscape will be preserved. New development is encouraged to support the diversity of business and cultural destinations, but must maintain the heritage character. Overall building heights will be lower. Key Objectives New development will infill street wall gaps and maintain the street wall heights. Building additions will be stepped back from the street edge and have a compatible architectural character that maintains the focus on historic streetscapes. Investment in King Street, Temperance Street and the Clarington Museum and Archives site will create new amenities for the area and flexible civic gathering areas. Sensitive transitions to historic and surrounding low-rise buildings. Residential Neighbourhoods The Residential Neighbourhoods Character Area captures established low rise communities around the edges of the downtown and King Street. They are primarily residential with some small scale retail. These areas can accommodate modest intensification and a greater diversity of housing forms in low rise building forms while maintaining their existing character. Key Objectives Infill development will maintain a low rise character at the street edge. Additions will maintain house form massing along the streetscape, with taller elements set well back. Goodyear Lands Character Area The Goodyear Lands Character Area has tremendous potential to develop as an exciting district within the Bowmanville East Urban Centre, complementing the downtown, while being a complete community unto itself. Key Objectives • New street and block pattern ties into existing streets and blocks to create a seamless integration with the urban fabric. • A central public open space spine Parkette links Queen Street with the Bowmanville Creek and is the focal point for the district, enhancing the connectivity of the park network for the Bowmanville East Urban Centre. • New retail at the district's heart creates lively streets and supports local residents. • A mix of building forms, with taller buildings located closer to the Bowmanville Creek at the heart of the district transitions to lower buildings adjacent to the existing surrounding neighbourhood. • The site's industrial heritage is celebrated through appropriate preservation and interpretive strategies. 8 Bowmanville East Urban Centre Secondary PlarPage 104 d .1.. d�• GC'env t+ve z O n a m o — 1 0 m% 0 era . •. 6 i 04� i PSG •'• , Legend ••• ■i■i■i■ Secondary Plan Boundary •� Natural Heritage System i •� Water Bodies .,.,.,•,��•.•`•���.•`'� ® Historic Downtown ® East Business District ' ® Downtown Corridor O ® Residential Communities ® Goodyear Lands Figure 02: Character Areas PagRoManville East Urban Centre Urban Design Guidelines 9 3.3 Parks and Open Spaces Parks and open spaces include the Bowmanville and Soper Creek valleys, as well as existing and future formal parks and plaza spaces. They are highly accessible to the community through the well- connected grid pattern of streets. They support community gathering and recreation as well as ecological and hydrological functions. They are green lungs that complement the urban character of the community. Key Objectives • Each Character Area (other than the Residential Neighbourhoods Character Area) is intended to have a central public open space and gathering area, each with a unique role and character. • New Parkettes and other open spaces will be established through new development. As such, their locations will be opportunistic and proceed at the pace of new development. • New open spaces will be located along streets where they are highly visible and accessible to the community. • New development will front, face and feature open spaces. • Open spaces will be designed and programmed to promote accessibility and usage for all. Together, the network of open spaces will provide a diversity of experiences and recreation. 3.4 Visually Prominent Locations and Gateways Visually prominent locations are unique and special because the public realm and buildings at these locations has an important role to play in defining the overall image and character of the Bowmanville East Urban Centre. Because they are so visible, the quality of design should be elevated, creating memorable landmarks and experiences. Gateways mark the threshold of the Bowmanville East Urban Centre along King Street, the primary spine of the community. The Bowmanville Creek and Soper Creek valleys bookend the Bowmanville East Urban Centre, and the passage through the valleys, over the bridges, and into a pedestrian -scaled, urban environment establish special gateway experiences unique in Clarington. There are several locations along King Street where it intersects with other busy or important streets that create visually Prominent Intersections, where it is appropriate for buildings to have enhanced architectural features and for the public realm to provide enhanced pedestrian amenities. The alignment of the street network, including the interface of different street grid orientations, creates View Terminus sites that are focal points of long views. Because of their visual prominence, these locations should also have enhanced built form and public realm features. Key Objectives Create gateways along King Street at each end of the Bowmanville East Urban Centre. The gateway experience should include the streetscape experience transitioning from the creek valleys into the downtown area. Gateways and visually prominent locations should feature landmark characteristics in building design and landscape, for example through enhanced planting, decorative paving, additional seating and street furniture, taller building elements, main building entrances that are aligned to view corridors, active uses, and location of public open spaces. 10 Bowmanville East Urban Centre Secondary Plarpage 106 x ' Church St W m O 0 0 King St f Queen S O Figure 03: Parks and Open Spaces 19-- CrC GORpe WOO- E m 0 'n 4 N O. Uee\, St N ➢. Legend mini— Secondary Plan Boundary Natural Heritage System Water Bodies Civic Greens Potential Parkettes and Public Squares City Hall Plaza RKRM Potential Shared Street i c ,•, ch St W • m • . •`• •,.,.,. m' � •, .�• CtC o••���• •1 •.� paubry O •, •�i Gpm�e `Ob�pi, 1 KingS d o ��lC N d O• OW 'p' Queen St ", ''� ' :•� 5� Q�ee� SC i MON �•i °tz" O J �. i i Legend �•,�� ��4e �'�` mim—■ Secondary Plan Boundary Natural Heritage System .• Water Bodies �. Prominent Intersections c Gateways �hu0� Important View Corridor OView Terminus Figure 04: Gateways and Visually Prominent Locations PagRoWanville East Urban Centre Urban Design Guidelines 11 4.0 Built Form The following guidelines apply to the lots and parcels that make up the residential, commercial, employment and institutional uses of the Bowmanville East Urban Centre. They include guidance on overall site layout inclusive of building location, site access and circulation, as well as on building design, with the goal of creating attractive, interesting and pedestrian -scaled streetscapes. The core principles of the Built Form guidelines should also be applied to the development of publicly owned buildings such as schools, halls, community centres and the like. 4.1 Siting and Orientation • The primary facade of buildings should be located at or close to the street line (right of way) and generally be parallel to it, creating a well-defined street edge. • In the Residential Neighbourhoods Character Area, buildings should be set back consistently with the predominant setback on the block. • Where public open spaces are provided, such as Public Squares, Parkettes, forecourts, or patios, buildings should be sited to define the edges of the public space. • Buildings shall be oriented to and address public streets and urban open spaces with a frontal appearance inclusive of windows and building entrances. Where buildings front onto more than one public street or open space, all building facades shall have a frontal appearance. • Along King Street, buildings should be continuous along its frontage. • Locate taller buildings to minimize overlook and shadow impacts on public open space and the Residential Neighbourhoods Character Area. Figure 05: Buildings are sited to define street edges. The mid - rise building has retail at ground level and is located beside the sidewalk (right). The townhouse units have small front yard zones (left). A small setback (bottom) provides a public space at the building entrance and for retail spill -out. Figure 06: Buildings line the street edge. Over time, as properties redevelop, a continuous street wall will be created. Figure 07: Buildings can be set back from the street edge where they create public spaces or amenities. 12 Bowmanville East Urban Centre Secondary Plarpage 108 4.2 Building Design and Articulation • Building massing should be articulated through vertical and horizontal recesses or projections, datum lines, and changes in plane, materials, texture or colour. • A rhythm of vertical elements, such as bays, columns, window alignments, entrances and/or datum lines should be provided for all buildings with over 12 metres of frontage to create a fine- grained character and human scale. • All facades facing public streets and open spaces should be consistent in their design and materials. No blank walls or reduced material quality is permitted facing streets. • Building materials should be chosen for their functional and aesthetic quality and exterior finishes should exhibit quality of workmanship, longevity, sustainability and ease of maintenance. • Change of materials should coincide with defined architectural elements such as projections, datum lines, and bays in the facade. Materials should wrap corners. Figure 08: Base, Middle and Top Building design should incorporate distinct base, middle and top portions in order to visually break up vertical massing and help establish pedestrian scale. The scale of the base, middle and top may vary; the design principles are equally applicable to a 2 storey building or a tall building. Base Portion Provide visual interest through the materials, colours, fenestration, articulation and architectural detailing in order to reinforce a pedestrian scale environment at street level and mark a distinct base or transition to ground level. Middle Portion The middle portion of the building is usually the largest component. Variation in the design and articulation of this portion of the building should promote visual interest and contribute to the overall streetscape. Top Portion The top portion of the building, which may include the upper storeys as well as the roof profile, should contribute to the visual identity of the building and create a cap at the skyline. Rooftop mechanical systems should be integrated with the primary facade expression or concealed into the roof design. PagRoanville East Urban Centre Urban Design Guidelines 13 4.2.1 Entrances • Primary building entrances should address primary streets and should be clearly articulated and expressed in the facade composition. Secondary entrances are encouraged on all streets. • Emphasize entrances with architectural forms and detailing such as changes in height and massing, projection, shadow, punctuation, materials, and change in roofline. Modest variation in height, setback and/or step backs are appropriate. • Ensure main entrances to public buildings, offices, and residential lobbies are weather protected through use of canopies, awnings or recesses. • Ensure the grading of entrance areas and transitions from inside to outside are barrier free and accessible. 14 Bowmanville East Urban Centre Secondary PlarPage 110 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. PagRotlntnville East Urban Centre Urban Design Guidelines 15 4.2.2 Street Activation and Ground Level Design Provide active uses at ground level to promote indoor -outdoor activity. Prioritize retail, commercial or institutional uses that generate pedestrian activity. Commercial frontages, and all frontages along King Street, shall have a minimum ground floor height of 4.5 metres. Animated ground level facades shall be created through substantial transparency and frequent entrances. Retail Retail uses are preferred along King Street, and within the heart of the Historic Downtown and Goodyear Lands Character Areas. Refer to the Priority Retail Frontages diagram (Figure 12). Retail uses shall incorporate a minimum of 75% transparency along their frontages. Retail display windows shall be located as close to the street line as possible. Avoid deep columns, recesses or building projections that screen retail windows from view along the sidewalk. If a building is setback from the street line, the setback zone shall be designed as an extension of the public sidewalk, and may include an additional row of street trees and street furniture as space permits. Retail or cafe spill out is encouraged. Residential • Units at ground level shall be designed with individual entrance doors from the unit to the street, and their individuality expressed in the facade design. • The setback zone in front of ground level units shall be designed as a traditional front yard area, with a walkway, porch or stoop, low walls and landscaping, and other elements to create a semi -private transition. • A generous pedestrian connection should be provided from the street edge to residential lobbies. Seating and planting framing the entrance area is encouraged. • Live -work zoning is encouraged. ., • .,. w� Church S .,y.. .`• •. i o � 1 � ^ 4 �! Quee"S �� :•. t 5� Q�ee�lot era . `' oS r O� EM Figure 12: Priority Retail Frontages Legend unn■ Secondary Plan Boundary Natural Heritage System Water Bodies Retail/Commerical Frontages 16 Bowmanville East Urban Centre Secondary PlarPage 112 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. PagRAIAnville East Urban Centre Urban Design Guidelines 17 4.2.3 Podium/Street Wall New development should establish a consistent street edge definition adjacent to the public realm. With the exception of the Residential Neighbourhoods Character Area, this will be a continuous street wall along street frontages, where each development is built to the lot line or to public spaces such as mid -block connections or parkettes. Taller buildings will be designed with a podium to create the street wall. Downtown Corridor, East Business District, and the Goodyear Lands Character Areas • For buildings greater than 4 storeys, provide a minimum 3.0 metre step back to taller portions of the building above the 3rd to 4th storey,. Historic Downtown Character Area • For buildings greater than 3 storeys, provide a minimum 3.0 metre step back to taller portions of the building above the 2nd or 3rd storey. ----------------------- ::: Step -Back 3m Maximum Podium Height :: .............. 4-Storey Minimum Podium Height ---------------------- ---- ~ 3-Storey Figure 15: Podium Street Wall in the Downtown Corridor, East Business District and Goodyear Lands Character Areas ---------------------- ----------------------- ----------------------- Step-Back 3m Maximum Podium Height ------------- : 3-Storey Minimum Podium Height ----------------------- 7_c«... . Figure 16: Podium Street Wall in the Historic Downtown Character Area 18 Bowmanville East Urban Centre Secondary Plarpage 114 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. PagRoMnville East Urban Centre Urban Design Guidelines 19 4.2.4 Tall Buildings (9+ storeys) Tall buildings have a responsibility to ensure their design qualities benefit the Bowmanville East Urban Centre. The increased population that tall buildings provide must be served by public realm benefits such as new open space, high quality streets with amenities, and increased material quality. Taller buildings must mitigate their height and bulk to maintain sky view and sunlight access to surrounding streets, open spaces and properties. • The tower portions of tall buildings shall be separated by a minimum of 25 metres. • Tall buildings shall provide a minimum of 12.5 metres of separation to the property lines of adjacent sites with development potential. • Tower floorplates of residential buildings shall not exceed 750 square metres in area. • Variation in the podium massing and articulation is encouraged, for example, to express the massing of the tower element to ground level. • The top level(s) of the building must contribute to the creation of an attractive skyline through massing, materials and architectural treatment Mechanical penthouses should set back 5 metres from the edge of the building and incorporate a high -quality architectural expression, or where not set back, be designed to be fully integrated with the primary facade massing, expression and materials. Figure 19: Mechanical penthouses set back from the egde of the building have an architectural expression different from, but consistent with, the facade, while contributing to an interesting skyline. 20 Bowmanville East Urban Centre Secondary PlarPage 116 al ="! Figure 20: This mechanical penthouse is fully integrated with the architectural expression to create a dynamic skyline profile. PagRoWanville East Urban Centre Urban Design Guidelines 21 4.2.5 Transition New development should provide a transition to Residential Neighbourhoods Character Areas, to avoid abrupt changes in scale and significant overshadowing, and to provide privacy and sky view for those properties. There are a variety of design strategies that can be employed, such as: Locate the tallest buildings away from Residential Neighbourhoods Character Areas. Shadows from new development should not adversely impact the rear yards of Residential Neighbourhoods Character Areas. Where new development is located with a flankage (side yard) relationship to Residential Neighbourhoods Character Areas within the Regional Centre, the massing of new development should be 3-4 storeys adjacent to those areas, with taller massing set back. This provides a compatible scale along the streetscape. Where new development is located with a flankage (side yard) relationship to Residential Neighbourhoods Character Areas outside of the Regional Centre, 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 massing set back. This provides a compatible scale across the streetscape while allowing for an increase in scale for the development site. Provide architectural design features in the podium that reference the design of the Residential Neighbourhoods Character Areas, such as setbacks, materiality (e.g. brick), and datum lines. 22 Bowmanville East Urban Centre Secondary PlarPage 118 Residential Neighbourhood Figure 21: Built Form Transition for Flankage Conditions New Development Spatial buffer transition Landscape buffer transition ............................................. .......................... IF ................... -- --- ---- -- --- --- - .._.......................................... Street Residential Neighbourhood Figure 22: Built Form Transition for Rear Yard Conditions .............................................. .............................................. --- - --- -- -- - --- ...................... Residential Neighbourhood Street Figure 23: Built Form Transition for Frontage Conditions Compatible scale transition 0 ....................................................... ............... ................................................................. .......................................... - -- ---- --- --- --- --- ---- --- - -- ................................................. New Development Tallest building element New Development PagPoMnviiie East Urban Centre Urban Design Guidelines 23 4.3 Visually Prominent Locations Visually prominent locations include Gateways, Prominent Intersections, and View Terminus sites, as well as the edges of other important locations such as public open spaces and natural features, that because of their high visibility and role in defining the public realm, have increased importance in contributing to the image and character of the Bowmanville East Urban Centre. As such, the design of the public and private realm should be enhanced. New development and landscaping will frame rather than block public views of prominent natural features, view termini, landmark buildings, public art and other prominent downtown features. At Prominent Intersection sites, develop both street facing facades as front elevations with pronounced entrances oriented to the corner and/or the primary streets. Taller building elements at Prominent Intersections and View Terminus locations are encouraged, such as small towers, rotundas, porticos, change in building plane, special rooflines, public art, and street wall height Figure 24: The building addresses both streets with a frontal appearance. The round architectural form at the corner creates a landmark appropriate for Prominent Intersections. exceptions, where those elements exhibit: - compatibility with adjacent context, including appropriate scale; - compatibility with the principal building expression; and, - Design excellence. Along King Street, at Prominent Intersections and View Terminus sites, podium height at the focal point may be up to 6 storeys for a distance of 10 metres along both street frontages. Taller architectural features are encouraged. Enhanced quality of materials and detailing is encouraged. Surface parking lots visible from the street edge are not appropriate. Figure 25: Taller building elements are encouraged at visually prominent locations. Figure 26: Increased podium heights are encouraged at visually prominent locations to provide distinctive architectural features. 24 Bowmanville East Urban Centre Secondary PlarPage 120 4.4 Pedestrian Circulation • Pedestrian circulation networks should be clear, direct and barrier -free and incorporate pedestrian amenities where appropriate. • Clear and accessible pedestrian walkways should be provided from the sidewalk to the main entrance of each building. • Pedestrian walkways should be well defined and provide direct connection to public open spaces, parking areas, other building entrances, transit shelters and adjacent developments. • Pedestrian walkways (may include public sidewalks) should be provided along the full length of the building along any facade including consolidated residential lobbies, individual at - grade residential unit entrances, and along any facade abutting parking areas. • Internal pedestrian walkways should be distinguished from driving surfaces through the use of concrete or special paving to enhance pedestrian safety and the attractiveness of the wa I kway. 4.5 Vehicular Access, Loading, Storage and Waste Areas Access, loading, storage and waste areas are important building functions, but they should be subordinate to the quality of streetscapes and the public realm. • Vehicular entrances should be consolidated and shared wherever possible. • Vehicular entrances should be located on lower order side streets or lanes, and minimize impacts on adjacent properties. • Loading, service, storage and garbage areas should be integrated into the building design or placed away from street frontages and screened from view. Specifically, for a garbage collection enclosure, a fully enclosed/roofed building that is screened with a privacy fence or landscaping and integrated with the architectural style of the main building or incorporated within the main building is required. • Curb cuts and driveways should be minimized in radii and width. • Garbage storage should be centralized indoors, and at the rear of the building. • Loading and service areas should be buffered visually and as necessary for noise impacts, especially when located adjacent to Residential Neighbourhood Character Areas. Enclosures should be constructed of materials to match or complement the building material. Outside storage should not be visible from any public street or open space. Utility meters, transformers and HVAC equipment should be located away from public view and / or screened. 4.6 Vehicle Parking The design of vehicle parking areas, whether surface or structured, should prioritize pedestrian circulation, and should incorporate appropriate siting, orientation and screening. • Surface and above -grade structured parking should be located at the side or rear of buildings and screened from public view. Parking shall not be located between buildings and the street line. • Surface parking spaces adjacent to streets should have landscaped edges incorporating low planting and hard elements (e.g. fencing, walls) that screen vehicles but maintain clear views at eye level. • Pedestrian movement should be given priority in the design of all parking facilities. Clearly marked, direct and safe pedestrian routes should be provided. • Lighting for parking should be oriented to limit visual impact on adjacent properties. • Landscaping and site organization should prioritize managing stormwater quality and quantity on -site, wherever possible. PagRoMriville East Urban Centre Urban Design Guidelines 25 5.0 Public Realm The public realm encompasses all of the outdoor spaces within the Bowmanville East Urban Centre which are visually or physically accessible to the general public. It includes publicly owned land, such as streets and parks, as well as Privately Owned Public Space (POPS) that is publicly accessible, such as forecourts and mid -block connections. The public realm is a vital component of the Bowmanville East Urban Centre. It forms the communal `living room' for the community, provides access to its diverse land uses and destinations, and together with the built form, defines its character and image. The design of the public realm should reflect a high standard of quality and relate to the surrounding context, land uses, and landmarks. The public realm should create an interlinked network of streets and public open spaces that facilitate social and civic interactions. A successful public realm provides: • A functional, safe, accessible, sustainable and enriching environment; • Well -articulated streetscapes that are beautiful and comfortable; • A network of streets that supports multi -modal choices for pedestrians, cyclists, transit users and motorists; • Pedestrian linkages that connect people to destinations, including adjacent commercial and mixed use uses; • Diverse open spaces that provide a wide spectrum of environments and experiences, from passive natural spaces to actively programmed urban spaces; • Amenities, furnishings, wayfinding, and public art that provide orientation, identity and a sense of place. 5.1 General Public Realm Guidelines • To support the health and development of the urban forest, provide 30 cubic metres of soil volume for each large canopy tree. Soil volumes may be continuous, and achieved through street boulevards, landscaped areas, open planters, or soil cells. • Select species that are adapted to their condition with a preference for native species that provide SWIM and habitat/pollinator benefits • The pattern of tree planting should provide options for both sunny and shaded areas, depending on time of year and day. • Consider permeable paving, rain gardens, and other low -impact development strategies. 5.2 Streets The streets network provides for safe and convenient movement for pedestrians, cyclists, transit users and motorists throughout the Bowmanville East Urban Centre to support accessibility. As an established urban area, the Bowmanville East Urban Centre has a well-defined and -connected hierarchy of streets that function as the backbone of the community. The grid pattern, the high frequency of street intersections, the small scale of blocks, and the integration of different street grid orientations, are fundamental structuring elements that have shaped, and should continue to shape, the evolution of the community. In order to support road network functions, enhance the public realm and establish a strong visual identity for the Bowmanville East Urban Centre, streetscape design should be a high priority. The streetscape includes the configuration of elements within the right of way such as travel lanes, cycling facilities, pedestrian zones, and landscaping, as well as how the adjacent buildings frame the street edges and support street activity. As the Bowmanville East Urban Centre continues to intensify and support walking as a primary means of transportation, street design should prioritize wide sidewalks and a generous street tree and furniture zone. 26 Bowmanville East Urban Centre Secondary Plarpage 122 5.2.1 General Street Guidelines • Streets should be designed to reflect complete street design principles, in order to balance the needs of pedestrians, cyclists, transit users and motorists. • Streets should provide a continuous canopy of street trees at maturity. • New sidewalks should be provided for existing streets without sidewalks on at least one side. • All new streets should have sidewalks on both sides, in order to accommodate increased pedestrian movement as a result of intensification. • New streets should be designed and laid out based on a grid pattern, including extensions of and connections to existing surrounding streets. • Where new streets are created, block lengths should generally be short,175 metres or less as measured from intersection to intersection. Figure 27: Streets should provide for the needs of pedestrians and cyclists while balancing their vehicular function. All streets should provide a wide sidewalk, as well as a generous zone for street trees and furniture. PagRoanville East Urban Centre Urban Design Guidelines 27 5.2.2 King Street King Street is the heart and soul of downtown Bowmanville and the main spine of the Bowmanville East Urban Centre. As the community evolves, King Street will continue to play its role as the main street. The highly walkable, attractive and active character of King Street through the historic downtown will be extended through the entire Bowmanville East Urban Centre. It will have a dual function both as a destination for shopping and civic life, as well as a connector that links the Bowmanville Creek valley in the west with the Soper Creek valley in the east, and all points in between. King Street will be the highest priority for streetscape enhancements and quality. • Provide wide sidewalks on both sides of the street that feature: — Special 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 sidewalks are a minimum of 1.8 metres on both sides of the street. Provide clear and direct connections to existing and planned trails within the creek valleys at each end of Bowmanville East Urban Centre. Enhance the gateway experience of the creek valleys as thresholds to the Bowmanville East Urban Centre through streetscape enhancements, public art, lighting, and planting design. 28 Bowmanville East Urban Centre Secondary PlarPage 124 7"z r ..;.; z aRg r� 5.2.3 Temperance Street Temperance Street is an important cross street to King Street in the downtown. It forms a civic spine, connecting Rotary Park, City Hall and its plaza, the Library, 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. A mountable curb 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 benches, planters, trees, bollards, and bike parking that provide definition within the shared space and delineate vehicular travel zones from pedestrian- and cycling -only areas. Provide street trees on both sides of the street, with preference for soil cells to provide the needed soil volumes under sidewalks. Provide direct connections to adjacent public spaces, including design continuity between City Hall plaza and Temperance Street, The shared street treatment should be prioritized between Church Street and King Street, linking City Hall with Bowmanville's main street. This streetscaping can be extended to link Rotary Park and Wellington Street. Church Street west King Street Legend Natural Heritage System Water Bodies Civic Greens City Hall Plaza Priority Area for Shared Street Potential Additional Area for Shared Street Queen Street Figure 29: Temperance Street as Shared Street 30 Bowmanville East Urban Centre Secondary Plarpage 126 Q� y 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. PagRoWanville East Urban Centre Urban Design Guidelines 31 5.2.4 Streets with Active Transportation Links Many streets in the Bowmanville East Urban Centre are planned for active transportation links. This means that cycling is encouraged. The design configuration will need to be determined through further study, for example, whether uni- or bi- directional cycle tracks, multi -use paths, or signed bike routes are most appropriate. It will be important to also maintain generous pedestrian sidewalks on these streets; space for active transportation facilities is preferred to come from the vehicular zone through a `road diet: Prioritize separated and protected cycling facilities with buffering to vehicular traffic inclusive of grade differential and spatial separation. Ensure signage and pavement markings clearly identify cycling zones, including, at intersections, both cycling and pedestrian crossings. Provide cycling signalization where warranted, for example at major streets with high traffic volumes. Ensure continuity and safe turn movements between other cycling facilities and off -road trails. Figure 31: Example of on -street painted bicycle lanes with bike boxes and cross -ride. 32 Bowmanville East Urban Centre Secondary PlarPage 128 Figure 32: Example of a protected bicyle facility, separated by physcal buffers to the vehicular and pedestrian portions of the right-of- way. PagRoanville East Urban Centre Urban Design Guidelines 33 5.3 Public Open Spaces There is a diversity of existing and planned public spaces within the Bowmanville East Urban Centre that will create a wide range of recreational opportunities. Public spaces will be linked by the street system to create an interlinked public realm network. New public open spaces may be publicly owned, or they may be Privately Owned Public Spaces (POPS), at the discretion of the Municipality of Clarington. The following guidelines apply to both; there is no difference in design intent based on ownership. 5.3.1 General Public Space Guidelines • Open Spaces should be visible to and accessible from adjacent streets. • Sidewalks, trails and multi -use paths should provide direct connections to open spaces. • Viewing opportunities to the Natural Heritage System should be provided. • Apply Crime Prevention Through Environmental Design principles. 5.3.2 Civic Green Parks Rotary Park is a traditional green civic park that provides a multi -functional green space for the community, and includes walking, seating, viewing, covered areas, lawn areas, decorative landscaping, and trees. Rotary Park provides access to the Bowmanville Creek Valley at the southern end of Temperance Street. At the northern end of Temperance Street, the green area around the Clarington Museum and Archives has a similar character, with walking, seating, picnic, landscaping and treed areas. Together, these Civic Green Parks anchor each end of the Temperance Street spine. Maintain the green character through extensive soft surface and planted areas. New amenities and facilities should be compatible with their passive recreational character. Consider enhancements to the Clarington Museum and Archives, such as: — Expanding amenities by providing, seating, additional pathways, a pavilion, interpretive signage, or small games; and — Creating strong linkages to Temperance Street, on each side of the Clarington Museum and Archives (62 Temperance Street), with outdoor walkways incorporating a shade structure, seating, public art or other landscape elements. 34 Bowmanville East Urban Centre Secondary PlarPage 130 AlIF if 5.3.3 Public Squares and Parkettes As the Bowmanville East Urban Centre intensifies, it is important that new public open spaces are provided to keep pace with the growth of new residents, employees and visitors. Public Squares and Parkettes will be the primary new public open spaces, located and designed in conjunction with new development. Public Squares and Parkettes are small open spaces that have a concentrated variety of amenities within them that attract a full range of users. They are more urban in character than typical suburban parks, and will be sprinkled throughout the highly walkable urban fabric. They complement surrounding retail and residential uses by providing a place for those uses to spill out into in the form of both passive recreation and small-scale active recreation. Public Squares and Parkettes will range in size and amenities based on the size of development. It is a goal to provide a large Public Square or Parkette within each Character Area as a focal point. Other Public Squares and Parkettes will be provided in conjunction with development at the discretion of the Municipality of Clarington. In the Bowmanville East Urban Centre, Public Squares will typically range from approximately 400 square metres to 3,500 square metres, and may be up to 10,000 square metres. Parkettes will range from 5,000 to 10,000 square metres. Public Squares and Parkettes should have a minimum frontage of 20 metres along public streets. Larger Public Squares and Parkettes should have longer street frontages. Generally, the ratio of street frontage to depth should not exceed 1:1.5. An exception to this ratio would be a linear Parkette that connects multiple development blocks with a continuous public realm experience. Adjacent uses should address the Public Squares and Parkettes with a frontal appearance inclusive of windows and doors. Public Squares and Parkettes shall not be located adjacent to loading areas, garbage areas or blank walls. Public Square and Parkette design should consider or be inclusive of the adjacent public right of way. Prioritize locating Public Squares and Parkettes in locations that receive sunlight in the afternoon hours during shoulder seasons. Public Squares that are located along King Street and are the focal points of Character Areas should be located with a minimum of 30 metres of frontage along King Street where possible. At a minimum, Public Squares and Parkettes should provide trees, seating, a hard surface walkway or plaza area, waste/recycling receptacles, bicycle facilities, lighting, and at least one other amenity. Larger Public Squares and Parkettes will provide more amenities. Public Squares and Parkettes should incorporate a range of active and passive recreational amenities, such as Multi -Use Paths, children's play structures, multi -purpose play courts, water play, shade structures, gathering areas, public art, and/or unprogrammed flexible space for patios or small events. Features and amenities within specific Public Squares and Parkettes will vary depending on need and context. Consider providing alternative amenities to those of nearby existing and planned Public Squares and Parkettes so there is a diversity of options within the Bowmanville East Urban Centre. • Public Squares and Parkettes should provide direct connections to street sidewalks, trails, Multi -Use Paths, and all adjacent building entrances. • Public Squares and Parkettes should incorporate special paving treatments at formal entries, seating areas, and patio/event spaces. Depth Maximum 1.5 x Frontage i I Frontage Minimum 20m I� �I Street Figure 34: Parkette Diagram 36 Bowmanville East Urban Centre Secondary PlarPage 132 5.3.4 Slivers and Connections The Bowmanville East Urban Centre is an urban setting that prioritizes walkability, and there will be many small public open spaces that complement the primary open space system, such as mid -block connections, sliver parks, forecourts, courtyards, mews and other micro spaces. These types of spaces will be provided where the size of development, and therefore the corresponding size of the public realm, is small. They have a variety of functions, including as miniature Parkettes, as enhancements to the public right of way (e.g. wider sidewalks, additional street trees), providing finer grain pedestrian movement, or as moments of landscaped beauty. • Adjacent uses should address Slivers and Connections with a frontal appearance such as with windows or doors. • Slivers and Connections should provide a clear link with or extension of the adjacent public right of way. • Provide appropriate surfaces and landscaping. Generally, their small size will require a hard surface that functions as an extension of the sidewalk. • Where space permits, provide trees and seating. Consider additional amenities such as public art, shade structures, and planting beds. • Ensure clear sight lines and path of travel to all adjacent building entrances and the public sidewalk. • Planting and amenities should have a consistent design, landscape and material palette with the adjacent right of way or public space. • Ensure Slivers and Connections are adequately lit by pedestrian scale lighting or from the surrounding streets. 38 Bowmanville East Urban Centre Secondary PlarPage 134 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. PagRoanville East Urban Centre Urban Design Guidelines 39 5.4 Multi -Use Paths Over time, a network of shared pedestrian/cycling • Provide trees and landscaping on both sides of routes may be implemented in the Bowmanville Multi -Use Paths, space permitting. East Urban Centre in the form of Multi -Use Paths. • Where Multi -Use Paths are located adjacent Their function is to enhance active transportation to pedestrian -only zones such as sidewalks or within the Urban Centre and to adjacent active public open spaces, ensure there is appropriate transportation systems. Multi -Use Paths may separation and buffering, including design be located within road rights -of -way, or within elements such as bollards, planting, buffer strips, public open spaces such as the valley lands. They signage, pavement markings, and/or small grade complement the street network. separations (e.g. raised curb). • Multi -Use Paths should be planned and located to extend the active transportation network beyond the existing street network including frequent connections with the street network. • Separate Multi -Use Paths from vehicular travel through horizontal and/or vertical offsets. • Multi -Use Paths should be a minimum of 3 metres in width. • Ensure the surface of Multi -Use Paths is a hard surface, with continuous flush grading at intersections and driveways. • Ensure street crossings are marked and signed. Figure 39: Multi -use paths can be provided in the valley land areas, incorporating amenities such as seating, shelters and lookouts. Figure 40: Multi -use paths along rights -of -way should be separated from vehicular travel lanes, for example, by planting buffer and grade shifts. 40 Bowmanville East Urban Centre Secondary Plarpage 136 5.5 Schools The Bowmanville East Urban Centre is well served by schools that are within or immediately adjacent to it, which can be reached easily on foot. As the population continues to grow, there may be a need for additional school space, either within the existing sites or in a new site. As an intensifying downtown, it is anticipated that additional school capacity within the Bowmanville East Urban Centre will take on an urban character. School sites and buildings will be designed to have a compact footprint, and may be mixed vertically or horizontally with other compatible uses. The following guidelines are primarily intended for new school sites in a mixed - use context. • Schools shall be located within a 5-minute walking distance to most residents. Locations south of King Street are preferred, where they will have better spacing from the existing schools to the north of the Bowmanville East Urban Centre. • School sites will be compact and may consider shared uses, such as co -location with public parks to share facilities, and/or shared parking. • Schools shall be accessible by various modes of transportation, including transit, walking and cycling. School bus drop off zones, if required, should minimize space needs, such as by being located along public streets as layby lanes. • School sites and adjacent streets should prioritize pedestrian and cycling access and safety through: — Visibly marked and signed bicycle routes and pedestrian crosswalks, with appropriate lighting; and, — Visibly marked pedestrian crosswalks with appropriate lighting and signage. • Multi-storey school buildings are preferred, to provide compact footprints that minimize space usage. They may be integrated with other uses and development, such as within the podium level of residential buildings. • School buildings shall have one or more dedicated, highly visible and well -articulated entrances facing public street(s) for the exclusive use of the school. Entrance design shall provide for student comfort and amenity through: — Large canopy or other weather protection over the main doors; — Forecourt space for student gathering, including seating and planting; and, — Proximity and direct sidewalk connection to bus drop off and/or transit. Figure 41: Urban -scaled mixed -use schools. Precedents: Crosstown Elementary School in Vancouver and Jean Lumb Public School / Canoe Landing Community Centre in Toronto PagRoanville East Urban Centre Urban Design Guidelines 41 6.0 Natural and Cultural Heritage 6.1 Natural Heritage/Valleyland The Bowmanville Creek is the primary natural feature within the Bowmanville East Urban Centre boundary. It will function as the primary passive recreational resource for the community, providing a place to walk, sit, enjoy nature and escape from the urban environment. There is a tributary of Soper Creek within the eastern edge of the Bowmanville East Urban Centre boundary, which provides connectivity to the main Soper Creek Valley. The Soper Creek tributary has a similar, though lesser, role as Bowmanville Creek. • Provide visual and physical connections to the creek valleys from adjacent sidewalks, trails and active transportation facilities. • Provide seating and viewing opportunities along trails within the valley areas. • Existing healthy native vegetation and natural areas should be preserved. Areas with degraded environmental conditions should be restored. • Planting within the valleys and their buffers should be native, non-invasive and self- sustaining with a priority to habitat creation. • Adjacent development should match grades between properties to minimize retaining wall requirements. Bowmanville Creek Extend the existing trail within the valley to the north with, at King Street, a direct connection to the King Street multi -use trail. Provide a major new trail connection to Bowmanville Creek from the Goodyear Lands Character Area, with a bridge crossing of the creek. 6.2 Cultural Heritage These guidelines inform the design of new structures on or adjacent to properties of heritage value. The principles and objectives are applicable to all scales, from additions to low rise residential buildings to the significant redevelopment of large sites incorporating one or more heritage buildings. The principles of design exhibited by historic buildings can be separated from the style of their architectural expression and detailing. The following guidelines do not promote the mimicry of historic styles. Contemporary building expressions are preferred for their ability to be compatible with heritage resources, as they avoid being derivative, and their materials and detailing contrast, thus emphasizing the unique qualities of the heritage • New development shall not destroy historic materials, features, and spatial relationships that characterize a property or site. • New development should be visibly differentiated from the old, achieving compatibility primarily through harmonious scale, massing, facade articulation and materiality. • New development shall reference the street wall height of adjacent heritage buildings by matching street wall heights or by providing a strong cornice line or other datum line in the facade design. • New development shall reference the heights and proportions of adjacent and surrounding heritage buildings in: — First floor height; — Sign band height; — Window height, size and proportion in the street wall; — Entrance frequency, position and height; and, — Vertical rhythm in the street wall as articulated in architectural bays, window alignments, or columns. New development should provide a minimum 10 metre setback or step back to existing, distinct architectural features such as towers and cupolas. 42 Bowmanville East Urban Centre Secondary Plarpage 138 Figure 42: New development references datum lines in the heritage building, including roof lines, eave lines, and vertical proportions. The new development creates a sense of separation and distinctness from the heritage building through a recess (shadow line) where it is joined, and by using a distinctly different material (glass). Figure 44: New development maintains a similar street wall height as the heritage building, with taller elements of the new development stepped back. The rhythm of punched windows with vertical orientation references the heritage facade. Where they join, the recess and high quality but contrasting materials does not compete with the heritage building, and allows each to contribute to a high quality street frontage. Figure 43: The heritage building reads as a distinct expression while being framed by new development that has similar massing and articulation. Figure 45: Taller components of new development are stepped back from the primary heritage facade. PagRoanville East Urban Centre Urban Design Guidelines 43 7.0 Character Areas 7.1 Goodyear Lands Character Area The Goodyear Lands Character Area will be a new mixed use district within the Bowmanville East Urban Centre, replacing a former industrial use. In contrast to the broader Urban Centre, the streets, blocks, and public spaces of the Goodyear Lands Character Area will be created from scratch. This affords the opportunity to implement best practices for urban design and placemaking. New development shall have regard for the design guidelines in this document, with a particular focus on: • Creating a safe, attractive, and connected public realm that comprises the street network, new public open spaces, and the Bowmanville Creek. • Maximizing connectivity between the Goodyear Lands Character Area and the existing urban fabric. • Ensuring streetscapes and new public open spaces have a high quality of design inclusive of paving, seating, street furniture, lighting, and planting. • Establishing a pedestrian scaled street wall, with active uses facing all public streets and spaces. • Providing a distinct sense of character within the precinct, inclusive of landmark elements in the built form or landscape. A demonstration plan has been prepared to illustrate how the design guidelines could be applied to the Goodyear Lands Character Area. The following guidelines provide additional design requirements specific to the Goodyear Lands Character Area. 44 Bowmanville East Urban Centre Secondary Plarpage 140 BOWMANVILLE CREEK i STABLE TOP -OF -BA CLOCA REGI Y QUpFN ST E�37,� RfpT SPINE ARKKEETTES USE RETAIL RESIDENTIAL POPS ` FQ my to to ' OZ yF VsT Fr Figure 46: Demonstration Plan for the Goodyear Lands Character Area PagRot ntnville East Urban Centre Urban Design Guidelines 45 7.1.1 Street and Block Network Create a grid network of new streets that provides connectivity throughout the Goodyear Lands Character Area, including providing access to the Bowmanville Creek. Link new streets to Queen Avenue, Nelson Street, and Durham Street. Prioritize the safety and experience of pedestrians within the streetscape design by providing: — a minimum 1.8 metre pedestrian sidewalk on both sides of the street; — street furniture distributed throughout the district inclusive of seating and bicycle lock up; — street trees on both sides of the street, ensuring 30 cubic metres of soil volume per tree; and, — crosswalks at all intersections. Provide cycling facilities within the Goodyear Lands Character Area that provides continuous links from north to south, including to the Bowmanville Creek valley. 46 Bowmanville East Urban Centre Secondary PlarPage 142 \ o 00 0 ' to 00 Vim♦ Figure 47: Goodyear Lands Character Area Location for New Connections lM I \ I I / '9lr9 FQ 2�„ 9Gm Legend ---••--- Goodyear Land Boundary E-�Potential Building Footprints Natural Heritage System I♦ Water Bodies =► Street Connection 4... * Pedestrian or Street Connection PagRotlAnville East Urban Centre Urban Design Guidelines 47 7.1.2 Parks and Open Space Network Create a central public realm spine linking Queen Street, via Devitts Lane, to the Bowmanville Creek valley. The spine can take a variety of forms such as promenades along streets or lanes, wide mid -block connections, one or more linked Parkettes, or a high quality shared street. Design characteristics shall include the following: — Provide a continuous pedestrian and cycling connection within the spine, linking the sidewalk on Queen Street with the trail in the Bowmanville Creek valley; — Provide amenities along the spine such as seating, pubic art, patio spaces, and children's play; and — Create a larger Parkette at the terminus of the spine adjacent to the Bowmanville Creek valley, with a trail head to the valley trail. Provide placemaking within the public realm that celebrates the site's heritage through interpretive signage and landscape elements. 48 Bowmanville East Urban Centre Secondary PlarPage 144 '. Or, a_ a A _ !I 3 r w rt_ 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. PagRotliAnville East Urban Centre Urban Design Guidelines 49 7.1.3 Built Form • Building heights should be tallest nearest the Bowmanville Creek valley, in the centre of the site. Building heights shall decrease towards existing low-rise residential. Buildings, or portions thereof, within 30 metres of existing low -density residential should generally be a maximum of 4 storeys in height. Note this does not apply along the southern edge of of the Goodyear Lands property, where a future development, adjacent to the Goodyear Lands, will provide a transition to the existing low-rise residential. • Increased building heights above that permitted by the Secondary Plan may be considered, provided that taller development: — Is located near the Bowmanville Creek valley, away from nearby existing low rise neighbourhoods; — Does not have significant visual, privacy or shadow impacts on existing neighbourhoods; — Is of exceptional design quality, with landmark architectural treatment; and, — Provides enhanced public realm benefits such as plazas, mid -block connections, parkettes, public art and/or community amenities such as daycare or community space. • Buildings shall face all new streets and public spaces internal to the Character Area (i.e, all open spaces except the Bowmanville Creek Valley) with a frontal expression inclusive of windows, doors, balconies, stoops, and other architectural elements. • A minimum of 50% of the Bowmanville Creek valley shall be visible to and accessible from new public roads, without building frontage. • Provide retail and/or commercial opportunities at the heart of the neighbourhood, clustering around the principal street(s) and public spaces including the spine. • In addition to the stepback requirements of these Guidelines, buildings within the Goodyear Lands Character Area of 9 or more storeys in height should incorporate an additional 1.5 metre minimum step back within the top two storeys where they face public streets or public spaces. Street Figure 50: Additional Step -back for Tall Buildings within the Goodyear Lands Character Area 50 Bowmanville East Urban Centre Secondary PlarPage 146 V / KpyGgTRp��T 2 n`n g ti O �? 2e = v e� / m yQ 2 O O i 2 W QUFENSTRfET ;I so to 00000 00 to 0000 1' ♦ lopI Figure 51: Goodyear Lands Character Area Building Heights and Transition Legend —••—••—••- Goodyear Land Boundary Potential Building Footprints Natural Heritage System Water Bodies �dp�, Height Peak �,�� Height Transition Maximu m 4 Storeys Potential Additional Height With Landmark Design FFT PagRotVanville East Urban Centre Urban Design Guidelines 51 V / KpyGgTRp��T 2 n`n g ti O �? 2e = 2 � Quf f NSTR FT / /i i ;I so to 00000 00 to FFT I \ / I ♦ / '9ti19 F Off, y9 ZF OB Legend --- -- Goodyear Land Boundary Potential Building Footprints Natural Heritage System Water Bodies .............. Visibility/Accessibility To 1 1 Bowmanville Creek Valley Figure 52: Goodyear Lands Character Area Bowmanville Creek Valley: Minimum 50% Visibility and Accessibility 52 Bowmanville East Urban Centre Secondary Plarpage 148 \1 f 600 ♦ lop K/NGSTRf�T 2 n`n g ti O �? 2e 2 CQi C� / m / `i �uf f NSTR FT / i 0 ;I so to 00000 00 to 0000 Figure 53: Goodyear Lands Character Area Retail/Commercial Frontages Legend ---••—••- Goodyear Land Boundary F-----1 Potential Building Footprints Natural Heritage System NIMU- Water Bodies Retail/Commercial Frontages FFr PagRot%nville East Urban Centre Urban Design Guidelines 53 7.2 Residential Neighbourhoods Character Area The following guidelines apply to significant changes to sites within the existing Residential Neighbourhoods Character Area, including infill redevelopment, replacement dwellings, major additions, additional dwelling units on a lot, and major facade remodeling. New development in Residential Neighbourhoods Character Areas shall have regard for the general design guidelines in this document and the Clarington General Architectural Design Guidelines. 7.2.1 Siting and Organization Buildings should be placed in relation to the streetscape and immediate neighbours. New development should have a set back consistent with the predominant set back along the street. Generally, locate new development close to the street edge to frame streetscapes. Site new development to preserve existing trees. 7.2.2 Building Design and Articulation Ensure the massing of new buildings is generally consistent with the massing of other buildings along the streetscape as seen from the street edge. Taller building elements should be located with greater set back from the street edge. Building massing and architectural design should reference the architectural treatment of existing buildings along the streetscape or in the immediate neighbourhood. The objective is to ensure new development is compatible with existing buildings by incorporating similarities in design language, not to replicate existing buildings. Building references can include similarities in: — Building shape; — Roof lines and profile; — Principal massing elements such as bays, projections, floor heights, and entrance treatments; — Architectural features such as porches, stoops, chimneys, columns, frieze boards and other details; — Datum lines such as cornices, base courses, bays, and window alignments; — Proportions; and, — Materials. 7.2.3 Vehicular Access and Parking Parking, including garages, should be designed and located to minimize their impact on the streetscape. Parking should be located at the side or rear of principal buildings. Front -facing garages attached to the main building should not occupy more than 50% of the building's width. Driveways should be located and spaced to reinforce the rhythm of the streetscape including the ability to provide street trees in the boulevard. 54 Bowmanville East Urban Centre Secondary Plarpage 150 Figure 54: The multi -unit infill building (right) maintains the street character through similar setback to the the existing homes. Taller elements of the infill building are located at the corner, and parking is located behind the building. .EL, s - Figure 55: The new dwelling, while modern, references many characteristics of the existing buildings along the streetscape including massing, setback, prominent entry, and roof form. Figure 56: This infill project preserves a single detached house while intensifying with row housing that has a compatible scale and character with the existing streetscape. PagRoMnville East Urban Centre Urban Design Guidelines 55 56 Bowmanville East Urban Centre Secondary PlarPage 152 Attachment 2 to PDS-033-24 Sequence of Events Summary Date Event October 2, 2017 Initiation of the Secondary Plan Update PSD-072-17 September 20, 2018 Steering Committee Meeting #1 November 22, 2018 Public Information Centre #1 March 19, 2019 Steering Committee Meeting #2 October 15, 2019 Meeting with Goodyear Landowner May 1, 2019 Public Information Centre #2 January 20, 2020 Steering Committee Meeting #3 July 20, 2020, May 26, Meetings with Goodyear Landowner 2021, January 13, 2022 April 13, 2022 Steering Committee Meeting #4 June 1, 2022 Public Information Centre #3 October 17, 2022 and Meeting with Goodyear Landowner February 9, 2023 October 12, 2023 Steering Committee Meeting #5 December 20, 2023 Notice of Statutory Public Meeting mailed to properties in the Secondary Plan area and within 300m December 21, 2023 Draft materials; Official Plan Amendment, Secondary Plan, Urban Design Guidelines, available on project webpa e December 21, 2023 Interested Parties notified of draft documents available on project webpa e December 20, 2023 and January 10, 2024 Newspaper advertisements of Statutory Public Meeting December 20, 2023 — Notice of Statutory Public Meeting advertised on Municipal January 21, 2024 facilities reach screens January 17, 2024 Staff Report available January 22, 2024 Statutory Public Meeting September 9, 2024 All notices sent out by this date including to IPs and properties within the Secondary Plan area and within 300m September 12, 2024 Website updated with recommendation report and supporting materials September 12, 2024 Agenda Published with recommended OPA, Secondary Plan and Urban Design Guidelines September 16, 2024 Planning and Development Committee Meeting and Recommendation TBD Council Adoption of OPA 136 TBD Document Package forwarded to the Region of Durham for review and approval Page153 TBD Region of Durham approval of OPA 136 TBD Zoning By-law to implement the Secondary Plan Page154 Attachment 3 to PDS-033-24 Public Comments Summary Table Submission Number Details of Submission Staff Response S-1 Acknowledges importance of creating a medical The East Business District Character Area is envisioned Andrew Rice district but suggests a transition plan to achieve to continue to develop as a commercial and mixed -use it is necessary and should be shared for public centre. The Plan encourages medical clinics, offices, input. laboratories and other supportive uses to be located in the East Business District in order to create an expanded Requests a meeting with the Municipality to medical campus adjacent to Lakeridge Health discuss how development plans from 2019 can Bowmanville. conform with the Secondary Plan. However, the Plan also permits an array of uses within the Mixed Use Area, such as commercial uses, including retail stores, restaurants and personal service uses, office uses, community uses, and hotels/event facilities. Policy 12.1.4 speaks to existing uses that may be legal non -conforming within the Secondary Plan area. Existing non -conforming uses are encouraged to relocate or redevelop over time (Policy 12.1.5). Requested meeting held. S-2 Concerned about strain on infrastructure, A Transportation Impact Study for the Goodyear Lands as Maya Staresinic particularly road infrastructure and bottlenecks part of the Secondary Plan process was completed by getting into town. Suggests Bowmanville is AECOM to investigate traffic impact on the existing road growing too quickly, and roadways are lacking network. As part of a future development application, the support to accommodate the population developer will be required to submit a Transportation projection of 10,500 people. Clarington should Impact Study that will access the development's impact invest in roadway infrastructure before moving on the transportation network. Ultimately, it will be the forward with this Plan. More highway access developers' responsibility to extend the existing road points would greatly benefit the town. network and implement road improvements as a result of increased traffic from new development. S-3 Requests additional clarity on key terms and The Mixed Use Area designation permits commercial Kailey Sutton provisions in the Draft SP, particularly uses, including restaurants, retail stores and personal (McMillian LLP) on concerning permitted uses in "Mixed Use" service uses. areas. Highlights the lack of definitions for Page155 Attachment 3 to PDS-033-24 behalf of Bank of terms like "commercial uses" and "personal Both the Secondary Plan and the Clarington Official Plan Montreal service uses," causing confusion about whether speak to existing uses that may be legal non -conforming certain businesses, like restaurants, fall under within the Secondary Plan area. Existing non -conforming these categories. uses are encouraged to relocate or redevelop over time. However, existing uses or buildings are also permitted to Concern about the strict requirement for extend or be enlarged subject to specific criteria (Policy buildings in Historic Downtown and East 23.5.3 of the Clarington Official Plan). Business District areas to be a minimum of 3 storeys, which could discourage various New development will be required to conform to the commercial uses and go against the intent of Secondary Plan policies regarding height (minimum 3- accommodating responsible growth. storeys in the Historic Downtown and 4-storeys in the East Business District). S-4 4.3.3/ Climate Change/ Urban Resilience Revised policy "4.3.3 In multi -unit residential, townhomes, Paul Wirch Suggest adding "...non-residential development and non-residential development with shared common with shared..." to policy. onsite parking spaces, provide at least 20% of parking spaces with electrical vehicle charging stations. All remaining spaces will be designed to enable future chargingstation installation." S-4 4.4.3/ Sustainable Design: How to prioritize Revised policy "4.4.3 Encourage development proposals development applications that include energy that include energy efficient building design and practices efficient building design with Bill 109? in all new buildings." S-4 4.4.4/Sustainable Design: How will this policy Through the development application process a regarding incorporating energy -saving Sustainability Plan is required to be submitted to measures in buildings be enforced? demonstrate how sustainable development principle and polices of Secondary Plan, Clarington Official Plan, and Priority Green Standards are addressed. S-4 4.4.7/Sustainable Design: Clarify which Municipal lighting standards are anticipated to be included Municipal standards public realm light fixtures in an update to Municipal standards currently being will be required to conform to. amended. Until this time, Staff would recommend a product that is satisfactory through the development application process. S-4 5.1.4/ Land Use: Suggest `buffer' and not Transition is the appropriate language to describe intent transition to natural heritage. of policy. Page156 Attachment 3 to PDS-033-24 S-4 5.2.3g)/ Land Use: Clarify Environmental Schedules revised. Protection Area or Areas? Note discrepancy with Schedules. S-4 5.2.5/ Land Use: Suggest adding "...in Revised policy (now policy 5.2.6) "5.2.6 Within all accordance with Section 9.3.2 of the COP." 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, in accordance with Section 9.3.2 of the Clarington Official Plan." S-4 5.2.6/ Land Use: Live -work is built form more Added policy that defines `live -work' use to provide clarity. than land use. If mixed use is permitted, what is gained from permitting live -work? S-4 5.3.3c)/ Mixed Use Area: Clarify what is the Special needs and assisted housing is defined in the definition of Assisted and special needs Clarington Official Plan. Long term care facilities are housing. Does it include Long term care? included asspecial needs housing. S-4 5.3.7/Mixed Use Area: Recommend transition Intent of policy is to require transition between high-rise from property line to include right-of-way as and mid -rise forms and existing low density residential transition. areas where the Mixed Use Area immediately abuts Low Density Residential lands. The Urban Design Guidelines provide examples of appropriate transition. S-4 5.3.8/Mixed Use Area: Encourage private Revised policy (now policy 5.3.13) to add "c) Encourage laneway connections between properties to private laneway connections between properties to reduce the need for multiple access points onto reduce the need for multiple access points onto major major roads roads" S-4 5.5.4/ High Density Residential: Suggest revise Revised. policy year reference from "2004" to "2024". S-4 5.6.4/ Low Density Residential: Clarify Policy removed. reasoning for policy. Concerned that Engineering may object to increased number of driveways this will cause. S-4 6.3.2/ Placemaking and Streetscape: Revised policy to correct formatting. Formatting of policy. Page 157 Attachment 3 to PDS-033-24 S-4 7.2/ Parks: Should be parks provided that are The size of public squares can be up to 1 ha (10,000 less than 5,000 sq. m.? There are no public square metres) as outlined in the Clarington Official Plan. squares shown on Schedule C. Desirable locations for public squares are listed in Policy 7.2.8. However, the precise location of these squares will be determined through the development approvals process. S-4 7.2.10/ Parks: Is this policy necessary? Policy aligns with the Clarington Official Plan regarding considerations for planning, design, and development of parks and open spaces. S-4 8.2.5/ Housing: Suggest revision to policy "...will Revised policy added 'be' before encouraged. be encouraged..." S-4 8.2.6/ Housing: Clarify whether accessory Accessory Dwelling Units (ADUs) are permitted in dwelling units are envisioned in stacked townhouses in urban areas, such as in the Bowmanville townhouses. East Secondary Plan area. S-4 Schedule A: Suggest adding more contrast Orange colour used to identify Downtown Corridor and between orange colours. Clarify why is there a red colour used to identify East Business District. prominent intersection in the Goodyear lands. Prominent intersection identified in Goodyear Lands due to intersection of green spine/connection and Queen Avenue extension. S-4 Schedule B: Should the former Edna Thomson Mixed Use Area designation permits community uses, daycare be designated Institutional? Is high which is appropriate for Shaw House (former Edna density realistic south of Climie Court?; Is Thomson daycare). Vincent Massey school not Institutional?; Recommend less mixed -use space on Revised land use designation of lands on the southside of Goodyear lands to reduce competition with Climie Court to Low Density Residential. downtown. Vincent Massey school identified with a school symbol with Low Density Residential designation underneath, as schools are permitted in any Residential Area. The Goodyear Lands are located in the Regional Centre, where mixed use development is encouraged. S-4 Figure 3/ Urban Design Guidelines: Note that Revised colours in Figure 3 to match legend. colours in legend appear to be different from map colours. Page158 Attachment 3 to PDS-033-24 S-4 Figure 23/ Urban Design Guidelines: Clarify why the tall building element is required to be so far away from the residential building in this scenario than in Figure 21? The buffer provided by the road should allow the taller element to the closer to the street while still maintaining the same separation from the residence. Urban Design Guidelines provide examples of how transition can be achieved. However, alternative design solutions do not require amendments to be plan (Policy 12.1.10). S-4 Raised concerns on the discrepancy in the park Clarington Official Plan policies reference 'up to 1 hectare sizes between Bowmanville East and or 10,000 square metres'. A public square in Bowmanville Bowmanville West Secondary Plans: East Secondary Plan would be sized appropriately for the context. Note discrepancy between the park sizes in plans. Suggest there should be another scale of park below 5,000 sq.m. Sliver Parks are discussed in the Urban Design Guidelines but are not carried forward into the Secondary Plan. Clarify where in Bowmanville East Secondary Plan the expectation is to create Public Squares or Parkettes that take up an entire city block. S-5 Unclear if all Vanstone Mill Inc lands are Removed Vanstone Mill lands west of the creek from Bryce Jordan (GHD) included in the Secondary Plan and are Secondary Plan boundary. on behalf of Vanstone opposed their inclusion. Request that the Mill Inc., Gerard and Secondary Plan boundary line be more clearly Steven Gervais drawn to exclude the Vanstone Mill lands west of Bowmanville Creek. Requests modification to policy 4.2.7 to extend Revised policy to include reference to Sections 3.4 and the exception to 14.4 to include Section 3.4 of 3.7 of the Clarington Official Plan. the Clarington Official Plan. Affordable housing contribution is direction of Council Opposes policies 8.3.6 and 8.3.7 regarding based on past Secondary Plan approval. Contribution to affordable housing. These policies are not affordable housing is a Council direction as per previous mandated in the Planning Act or Development Secondary Plan approvals. Specific reference to Charges Act. contribution per unit amount was removed from 8.3.7. Page159 Attachment 3 to PDS-033-24 S-6 Are there plans to expropriate residential There are no plans to expropriate residential properties. Stacie Kolpak-Field properties within the business district to Through the development approvals process, there may implement the plan? be expansions to the road right-of-way. S-7 Drive throughs are particularly important for fast The Clarington Official Plan states that drive -through Andrew Rice food revenue. Concern that 12-car driveway is facilities are not desirable in Urban Centres, which is required for drive throughs, which is above the identified in the Bowmanville East Secondary Plan (Policy average need. 10.4.5). The Bowmanville East Secondary Plan does not permit drive -through facilities. Requests more information about density. Minimum densities for each designation were added to the Secondary Plan. Request meeting with Staff regarding medical precinct implementation. Requested meeting held. S-8 Request for a meeting with Staff to clarify Additional comments submitted March 8, 2024, see Ryan Guetter (Weston several policies. Questions about policy related responses S-20. Consulting) on behalf to segment of land between Church, Scugog of property owner of and Wellington and the removal of commercial lands located between permissions/neighbourhood scale commercial. Wellington, Church Concerned with height pertaining to some and Scugog Streets, designations, should be able to accommodate Janet and Andrew additional height through transitions on the site. Rice Clarification about supportive commercial retail and permitted uses. Clarification on permitted townhouse types. Clarity on flexibility in the Guidelines related to built form and setbacks. Suggest there is an opportunity to laneway housing. Requests policy framework to accommodate. S-9 Concerns with adequate consultation with Retirement Residence was circulated notice of Statutory Bill Grainger seniors, suburbs near highway interchanges. Public Meeting, which is required to be posted in a common area such as the lobby of the building for all residents to view. Concerns with potential impact of development As part of development application process, a Traffic on the nearby retirement residence. Concerned Impact Study will be prepared to assess impacts on road Page160 Attachment 3 to PDS-033-24 with traffic, noise concerns, dangerous road conditions, height of buildings. Requests sustainable, family friendly development. network. A Noise Study may also be required at time of development. Sustainability policies are included in the Secondary Plan to promote green development. Maximum building heights are outlined in each land use designation, in order to provide for increased density within the plan area while also providing the appropriate transition. S-10 Policies 5.3.3 and 5.3.4/ Mixed Use Area: The proposed Secondary Plan currently envisions a David Crofton Will Semi-detached homes, like the ones Mixed Use designation in this area, which doesn't currently existing at the southwest corner of permitted semi-detached dwellings. However, these Liberty and King Street continue to be a semi's would be legal non -conforming and can remain. permitted use in Mixed Use Area designation? 9.3.3/ Arterial Roads: Access directly onto King Access directly onto King St and Liberty will generally be Street and Liberty Street will generally be prohibited for new development or where a new access is prohibited. Access consolidation and joint proposed. Existing access will be maintained. accesses will be encouraged through development and redevelopment opportunities. Access from side streets and/or shared access with adjacent development should be provided. Does this access prohibition include residents of the semi-detached units on the SW corner of King and Liberty? What is the timeline for this prohibition coming into effect? 9.3.5/Arterial Roads: Liberty Street South Please note that the Liberty Street road widening is a (Regional Road 14), from Baseline Road to Region of Durham project. At this time staff have received King Street, is planned to be widened from its the preliminary design for the road widening from the current two-lane cross section to a three -lane Region which staff are reviewing. The preliminary design cross section with a new centre two-way left- indicates that the east side of Liberty will be widened to turn lane, as identified in Municipality of accommodate a right turn lane. The curb on the west side of Liberty is not changing except where it turns into Queen Street. Construction is estimated to start in 2027. Page 161 Attachment 3 to PDS-033-24 Clarington and Region of Durham There will be future public information sessions held by Transportation Master Plans the Region of Durham for this project. Will this 3rd lane come out of the Staples lot? Or will it come out of the boulevard on which the residents of the semi-detached units on the SW corner of King & Liberty park their vehicles? Please note these semi's do not have driveways, with the exception of the two end units, which have driveways and room for two vehicles each. The town's paved boulevard is the only place we can park. There is nowhere else. S-11 Developer is committed to revitalize the Revised policy 6.8.6 c) regarding height limits of Mark Jacobs (Biglieri Goodyear site. development in the Goodyear Lands within 30 metres of Group) on behalf of Residential Neighbourhood Character Area from property owner of Concerns with transition in height policies as it maximum 3-storeys to 4-storeys. Goodyear Lands, relates to the Goodyear Lands, request 4 Lifelong storeys as transitional zone. Developments S-12 Schedule C: Concern with lack of room for Sidewalk along east side of Brown Street shown in error, Brent Cavalry sidewalks at Church and Brown due to lack of Schedule C has been revised to remove the sidewalk. setbacks of existing homes. S-13 Requests clarification on right of way passage Access would not be removed to private property through Kristi Sawyer adjacent to Rotary Park and existing treelines. the Secondary Plan. Currently there is an easement in favour of 119 Queen Street over municipal land. Issues with flooding currently from the A Stormwater Management Report would be required as Retirement home development, concern with part of redevelopment of the Goodyear Lands to assess more issues with the Goodyear development. and address stormwater issues as a result of the development. Requests advanced notice for demolition. Demolition permit has currently not been issued for buildings on the Goodyear Lands. Page 162 Attachment 3 to PDS-033-24 S-14 Ron Hooper Request for communication to current businesses as Plan develops. Are individual businesses contacted? Individual businesses received notice of the Statutory Public Meeting through Canada Post bulk mail service. Owners of the buildings also received mail notice of the Statutory Public Meeting held in January 2024. Draft Secondary Plan presented at the Bowmanville Im rovement Area (BIA) meeting in February 2024. S-15 Report incorrectly shows intersection of Scugog Revised Transportation Impact Study (TIS) Figure 2.1 to and King and the configuration of turn lanes. match the current configuration of the intersection of Krysta Dudley This intersection is dangerous in its current Scugog and King, which has recently been repainted. configuration. Request that the map be updated to reflect conditions so that concerns can be properly documented and resolved. S-16 In support of the proposed designations on Acknowledged. Mark Jacobs (Biglieri Scheduled B. Supportive of most of the policies Group) on behalf of for the Goodyear Lands Character Area and property owner of Mixed -Use designation. Goodyear Lands, Residential Neighbourhood Character Area is appropriate Lifelong Suggest reclassifying all properties on Queen for the properties along Queen Street. Developments Street between Ontario Street and Queen Avenue as Downtown Corridor. 6.8.6c: Revise maximum building height for Revised policy 6.8.6 c) regarding height limits of buildings within 30 metres of Residential development in the Goodyear Lands within 30 metres of Neighbourhood Character Area from 3 to 4 Residential Neighbourhood Character Area from storeys. maximum 3-storeys to 4-storeys. 8.3.7: Affordable housing units provided as part Revised Policy 8.3.6 "To facilitate the development of of a development application should be credited affordable housing units within the Plan area and in the and exempt financial contribution. Amount of Municipality, in accordance with Policy 8.3.2, developers credit to be determined through preparation of shall provide a contribution of funds to the Municipality for the contribution agreement. the development of affordable housing in the community. The Municipality may consider reduction in contribution where affordable housing is Page163 Attachment 3 to PDS-033-24 9.2.5 Add Hunt Street from Albert Street to Durham Street as a local road to extend in the Municipality's grid system. Suggest that the B3 Community Improvement Plan be updated at the same time that the Goodyear Lands are brought into the BEUC Secondary Plan area. provided as part of a development." Policy 8.3.7 revised to remove the specific amount of contribution. Hunt Street cannot connect to Albert St. due to private property. CIP not anticipated to be updated at the same time as the Secondary Plan. S-17 Commends the planning department for their A Holding Provision will be put on Goodyear lands Kevin Nesbitt efforts on the Bowmanville East Secondary through a zoning by-law amendment in association with Plan project but expresses concerns about the the Secondary Plan that would not permit development on developer of the Goodyear Lands conduct and the lands until a record of site condition has been potential risks to the community. provided (Policy 12.1.7). Requests oversight to protect residents from A demolition permit is required for demolition of buildings harm, including pre -construction surveys for on Goodyear Lands. Staff typically do not require as -built adjacent property owners, careful demolition to surveys on existing homes for truck hauling, the route is mitigate pollutants, and consideration for usually approved by the Municipality and the road is wildlife habitat. The suggestion of a community generally built to handle the load of the vehicles. liaison is proposed to facilitate communication However, for the demolition part of the work, a site between residents, the city, and the developer. alteration permit will be required for any material moved off -site. Through the site alteration permit, the Municipality will ask for the Developer to have their consultant establish a line of influence and those houses will be given the opportunity to have a pre -construction survey done on the house. Emphasizes that while residents support the Acknowledged. project, there's a general distrust of the developer and a desire for close monitoring by the city. Page 164 Attachment 3 to PDS-033-24 S-18 Tim's Rent -All Ltd, Nancy and Susan Coffey Concerns with traffic control and creating an unsafe intersection (Highway 2 and Scugog Street) for pedestrians and vehicles which will be exacerbated by larger traffic volumes. Acknowledged. Staff will continue to monitor intersection, and improvements will be made if warranted. Timing of improvements is dependent on redevelopment of existing property. S-19 As stated in previous comments, maintain that Removed Vanstone Mill lands west of the creek from Bryce Jordan (GHD), Vanstone Mill lands located on the west side of Secondary Plan boundary. on behalf of Vanstone Bowmanville Creek should not be included in Mill Inc., Gerard and the Secondary Plan boundary. If the lands are Steven Gervais included, policies must recognize the existing permissions. Below are the changes needed to the Plan if the property is included: Schedule A should be revised to include the property into the Residential Neighbourhood character area. Schedule B should show the property as High Density Designation. Schedule C should show King St W south of the subject property and the subject property should be in white with a green between the parcel and the creek. An exception to Section 4.2 policies should be incorporated to reflect the provisions of the R4-13 zoning. A new policy after 6.8.5 should be created to recognize that 5 storeys is permitted on this parcel. S-20 Draft Official Plan Amendment policy 23.3.5: Acknowledged. Ryan Guetter (Weston Acknowledge and support proposed policy. Consulting) on behalf of property owner of lands located between Wellington, Church and Scugog Streets, Janet and Andrew Rice Page165 Attachment 3 to PDS-033-24 S-20 3.1.1/ Community Structure: Understand that Correct. Character Areas are distinct from land use designations. S-20 3.4.2/ Downtown Corridor Character Area: Correct. Confirm this policy is referring only to built form, not permitted uses. S-20 3.5.2/ Residential Neighbourhoods Character Correct. Area: Confirm that this policy is not requiring various building forms on a single site but is referencing housing diversity across the Plan area. S-20 4.4.10/ Sustainable Design: Propose Revised Policy 4.4.10: "Protect the existing urban tree modification from "possible" to "appropriate" to canopy by retaining mature trees, where appropriate." recognize that it may not be appropriate to retain trees in all circumstances to achieve good planning. S-20 5.2.1/ Land Use: Requesting site -specific Revised Land Use Schedule to designate the lands along density policy for properties located between the north side of Church Street from Medium Density Wellington, Church and Scugog Streets Residential to Mixed Use Area. Staff opinion is that the revised Secondary Plan policies, which now include minimum densities for each land use designation (150 units per net hectare, in aggregate Mixed Use Area (Downtown Corridor Character Area) and 65 units per net hectare in Medium Density Residential, provides for flexibility as there are no maximum densities included. A site-s ecific policy is not necessary. S-20 5.2.4-6 / Land Use: Request for more explicit Policy revised to reference the Official Plan policy 9.3.2. permission for small-scale service and that speaks to criteria for small scale service/retail. neighbourhood retail within the Medium Density Residential designation. Request small scale service and retail be permitted without prescribed floor area or parking, access and other use limitations. S-20 5.5.2/Medium Density Residential: Request that Small scale service and retail / neighbourhood retail Small scale service retail, Retail, and permitted in all residential land use designations, under Neighbourhood Retail be added as permitted policy 5.2.5. However, this permission is subject to Page166 Attachment 3 to PDS-033-24 uses in the Medium Density Residential compatibility with residential uses in terms of nature, Designation scale, design and location as outlined in Official Plan olic 9.3.2. S-20 5.5.3/ Medium Density Residential: Request Correct, all forms of townhouses are permitted in the confirmation that all forms of townhouses Medium Density Residential designation. includes: street townhouses, laneway townhouses, back-to-back townhouses, stacked townhouses, and back-to-back stacked townhouses. If this is not the case, request revised policy to all these forms. S-20 6.2.1/Urban Design and Built Form: Request Further clarification provided in Section 12: revision to explicitly recognize that the Urban Implementation of the Secondary Plan. Specifically, policy Design Guidelines (UDG) are not policy. Also 12.1.10 which states: "The Urban Design and request policy expresses that UDGs are one Sustainability Guidelines and Demonstration Plan have expression of the policy, but that other means been approved by Council, however, do not require an could achieve policy outcomes. amendment to implement an alternative design solution, or solutions at any time in the future." S-20 6.5.7/ Building Siting and Design: Suggest Revised policy "6.5.7 Buildings shall be sited and revision: "Buildings shall be sited and designed designed to address shadow impacts on sensitive uses, to address appropriate shadow impacts on including surrounding residential neighbourhoods and parks and open spaces" parks and open spaces. Where requested by Municipal staff, development applications may be required to submit a supporting Sun/Shadow Study." S-20 6.5.8/Building Siting and Design: Suggest this Policy regarding balconies is flexible as policy provides policy regarding balconies is too prescriptive, option for recessed balconies and/or a balcony design should be removed or revised for increased that is integrated into the design of the building fagade. flexibility. S-20 6.6.3/Active At -Grade Uses: Suggest specific Minimum 4.0 metre height is appropriate. metric of minimum 4.0 metres for ground floor height of commercial or institutional uses be removed. S-20 6.8.4: a)/ Built Form by Character Area: Maximum 10-storey height in the Downtown Corridor Suggest revision to a maximum of 12 storeys; Character Area is appropriate, as it provides a transition suggest c) and d) be removed, such that zone to link the Historic Downtown and East Business specific setbacks are set out in the zoning by- District. law Page 167 Attachment 3 to PDS-033-24 Front yard setback range and step back provided to help establish a consistent street wall. Revised policy "6.8.4 c) Maintain a front yard setback of a minimum of 1.0 metre and a maximum of 3.0 metres, where appropriate;" S-20 6.8.5: b)/ Built Form by Character Area: Do not Front yard setback minimum provided to ensure recommend specific setbacks in the policy. consistency along the street. Revised policy "6.8.5 b) Should be in the Zoning by-law. Maintain a minimum 3.0 metre minimum front yard setback, where appropriate." S-20 9.2.2/ Transportation Network and 9.6.1/ Rear Private streets and lanes are not permitted in Low Density Lanes: Request additional flexibility to allow Residential designation. Through the development review private roads and rear lanes regardless of process, staff will review each application on its own merit applicable designation. in regard to private roads and rear lanes. S-20 12.1.6/ Implementation: Support this policy and Policy 12.1.6 provides for flexibility: "Inherent to this reiterate specific requests for flexibility. 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 such as those regarding minimum densities and minimum and maximum heights." S-20 12.1.10/ Implementation: Request policy be Policy 12.1.6 references flexibility of the Secondary Plan more aligned with the proposed policy in the which is similar to Bowmanville West Secondary Plan Bowmanville West Secondary Plan, Policy policy 7.1.2. Policy 12.1.10 is specific to implementation 7.1.2. of Urban Design Guidelines and provides flexibility as well. S-20 8.3.3, 8.3.6, 8.3.7/ Affordable Housing: Do not Revised Policy "8.3.6 To facilitate the development of support these policies as drafted. Suggest affordable housing units within the Plan area and in the increased flexibility to allow for greater supply Municipality, in accordance with Policy 8.3.2, developers of housing. Unclear as to the basis of the shall provide a contribution of funds to the Municipality for authority to require contributions. Support policy the development of affordable housing in the community. 8.3.8. The Municipality may consider a reduction in contribution where affordable housing is provided as part of a development." Page168 Attachment 3 to PDS-033-24 Contribution to affordable housing is a Council direction as per previous Secondary Plan approvals. Specific reference to contribution per unit amount was removed from 8.3.7. S-20 Suggest a site -specific policy: "The lands The Downtown Corridor designation allows maximum 10- designated Medium Density Residential on storeys. Including a site -specific policy to allow up to 12 - Schedule B, which are municipality known as storeys along the north side of Church Street is not 139 and 151 Wellington Street, 194-196, 198, supported, as the Downtown Corridor Character Area 200, 204 and 208, 2010-212 Church Street and height permissions apply across the entire Secondary 35 Scugog Street shall be permitted a Plan area and is intended to act as a transition area. maximum density of 150 units per net hectare and the building height within 15 metres of Church Street shall be a maximum of 12 Minimum densities have been added to the Secondary storeys and the building height within 15 metres Plan for each designation. Applying a maximum density of of Wellington Street shall be a maximum of 4 150 units per net hectare may unnecessarily limit storeys. Building heights beyond the immediate development on the site as the Plan does not include frontage of either Church Street or Wellington maximum densities. Street may vary in height between 4 and 12 storeys. S-20 Urban Design Guidelines/ Figure 2: Advise that Revised Figure 2 to match Schedule A. this figure is not consistent with Schedule A. Request it be revised for consistency. S-21 Section 5.3.6/ Mixed Use Area: Policy is more Policy 5.3.6 regarding a medical campus encourages John McDermott on prescriptive as to what uses are permitted than medical related uses surrounding the hospital. Other behalf of property the Mixed Use Area designation on the subject uses, such as commercial (retail, restaurants, personal owners at SW corner property. The feasibility and necessity of service), offices are permitted in Mixed Use Area of King St E & St. implementing a medical campus on the designation. George St, Janet and property is questioned. Requests the reference Andrew Rice to a medical campus be deleted to allow The term medical campus is used as a description for this greater certainty surrounding the permitted long-term vision, however, it is not intended to be uses on site. prescriptive and limit other uses surrounding the hospital. S-21 Clarification requested on the proposed design Staff advise that a St. George Street is intended to be a right of way width of St. George St and Queen 18.0m right-of-way, to match row design north of King. St given the proposed enhancements on This would mean a 2.Om road widening on west side of Schedule C. St. George. Queen Street is intended to be a 18.Om right- of-way to accommodate the type of vehicles accessing Page169 Attachment 3 to PDS-033-24 Queen Street, this would mean 4.Om road widening on each side. S-21 3.3.5 / East Business District: Clarification Finer grained street network encouraged around the requested regarding implementation of policy Bowmanville Hospital in Policy 3.3.5. Policy 9.2.5 states 3.3.5 and the provision of finer grained street that the Municipality will investigate the possible network in the East Business District. Request construction of private roads on the hospital lands in any that possible future improvements and hospital expansion. extensions of the road network in this area be delineated on Schedule C. S-21 12.1.8/ Implementation: Clarification requested Revised policy based on new information provided on the proposed location and height of the Lakeridge Health Bowmanville regarding helipad: "12.1.8 heliport referenced in 12.1.8 as well as Any proposed development within a 1000 metre radius of applicable restrictions by Transport Canada. the Lakeridge Health Bowmanville Hospital with a proposed building height taller than 9 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." S-21 Suggests lack of interim forms of land use Mixed Use Area designation allows for a wide range of discourages private investment. Suggest permitted uses, such as residential (dwelling units above adding policy which provides for a change in an ground floor within a mixed use building, apartment existing use if it is similar in nature. buildings, and townhouses subject to criteria), commercial (retail, restaurants, personal service), office uses, live - work, community uses, and hotels/event facilities. Clarington Official Plan Policy 23.5.3 speaks to extension or enlargement of legal non -conforming uses, buildings or structures. This includes change of use to a similar use. Existing policy outlines criteria for approval for these requests. S-21 Suggests considering the introduction of a Revised Policy 6.7.1: "The Municipality shall consider the public parking facility. Suggests revising 6.7.1 implementation of a payment -in -lieu parking policy within to also refer to the East Business District. the Regional Centre" Page170 Attachment 3 to PDS-033-24 S-21 Suggests potential future cycling infrastructure over the proposed easterly extension of Church Street, east of St. George St to Galbraith Court and south to King Street East, to directly link to the Soper Creek valleylands over Climie Court. Also suggest enhancing the cycling network south of King Street East. Extension of Church Street is shown as a potential future local road. Local roads have implied shared facilities, with a sidewalk on one side. Planned Municipal cycling infrastructure on Liberty Street South, and potential for future municipal cycling infrastructure along Queen Street and St. George to connect to King St East. S-22 While I appreciate how the plan for Goodyear The Goodyear Lands are located in a Regional Centre, Scott Horn Lands was designed to hide the taller buildings which is identified at the Regional scale to be the focus for in the centre, it is not actually the visual aspects accommodating intensification and high -density mixed of the plan that I'm concerned with, it is more so uses. The vision for the Goodyear Lands, as part of the the density and associated traffic concerns. Bowmanville East Secondary Plan, aligns with this Zoning the land as low density would negate direction by permitting mixed use development at higher - the need for a buffer as it would be in keeping densities and heights. The Transportation Impact Study with the existing neighbourhood. This would (TIS) completed for the Goodyear Lands as part of the also address my traffic concerns, as the roads Secondary Plan process indicates that build -out of the clearly aren't adequate for supporting higher Goodyear Lands does not significantly affect the road density. network operations. As part of a future development application, the developer of the Goodyear Lands will also need to submit a Transportation Impact Study (TIS) which will assess impacts of the proposed development on the transportation network, as well as mitigation measures. If improvements are required, the developer will need to make these changes to support the development. S-23 Requested that a site -specific policy be Added Policy 6.8.5c) to permit up to 5 storeys in the block Ryan Guetter (Weston included to permit a transition between the containing these parcels to carry forward permissions Consulting) on behalf Downtown Corridor Character Area at the south granted in a 1990 OMB decision: of property owner of of the site and the Residential Neighbourhoods "Notwithstanding policy 6.8.5 a), for the lands bound by lands located between Character Area along Wellington Street: Silver Street, Wellington Street, Scugog Street and Wellington, Church "Notwithstanding any other policies to the Church Street that are in the Residential Neighbourhoods and Scugog Streets, contrary, the lands designated Medium Character Area, building heights shall be permitted to a Janet and Andrew Density Residential and Mixed Use Area on maximum of 5 storeys. The maximum height of buildings Rice Schedule B, which are municipally located within 15 metres of Wellington Street shall be a Page 171 Attachment 3 to PDS-033-24 known as 139 and 151 Wellington Street, 194- maximum of 4 storeys in order to provide appropriate 196, 198, 200, 204 and 208, 210 -212 transition in building height to the north side of Wellington Church Street and 35 Scugog Street shall be Street." permitted a density of between 150 and 200 units per net hectare and the building height within 15 metres of Church Street shall be a maximum of 10 storeys and the building height within 15 metres of Wellington Street shall be a maximum of 4 storeys. Building heights beyond the immediate frontage of either Church Street or Wellington Street may vary in height between 4 and 10 storeys." Page 172 Attachment 4 to PDS-033-24 Agency Comment Summary Table Agency Details of Submission Staff Response Hydro One Requests to continue to be informed as more information is available on Acknowledged. this project, so as to advise of conflicts with Hydro One infrastructure and potential mitigation options. Alderville First Alderville First Nation and other First Nations in the Williams Treaties Provided follow up with Alderville First Nation have harvesting rights in the area. Requests a file fee of $300 for Nation to clarify that no archaeological project consultation services. Outlines consultation process and studies completed as part of the requests to be notified expediently if archaeological artifacts are Secondary Plan. Archaeological studies discovered. will be completed as part of private development applications. New Policy added "12.1.15 Development applications which require an archaeological study are required to consult and engage First Nations in the Stage One Archaeological Assessment process and to notify First Nations expediently if archaeological artifacts are discovered." Lakeridge A rooftop heliport will be located on the roof of Floor 6, or the equivalent Revised policy 12.1.8 to 9-storeys from 6- Health of the roof of a standard 9 storey building. This may require that storeys based on this new information. Bowmanville buildings in the flight path be limited to 10 storeys. The flight path is not yet determined and more details are not available until the design process is underway. Request that the proposed plan be revised to show the three residential Revised Schedules to show three properties along Prince Street on the hospital lands designated residential properties along Prince (#18, institutional instead of residential to align with future development plans. #20, and #22) as institutional to reflect additional hospital properties. Durham Require the preparation of a land budget. To allow an assessment of Land budget has been prepared to Region the population and employment forecasts to full build out. ensure Plan can achieve minimum 100- Planning 150 people and jobs per hectare, as required for Urban Centres not located on rapid transit corridors. Page173 Attachment 4 to PDS-033-24 Request additional information to understand how the area will achieve the minimum density target without minimum density provisions by land Added minimum densities to each land use designation. use designation (Policies 5.4.2, 5.5.2 and 5.6.2). Draft policies may permit and encourage development patterns that Acknowledged. Land use policies have would not lead to transit supportive densities and a mix of land uses. been revised based on land budget. Section 1.0/ Introduction: This Secondary Plan is in conformity with Add additional information/policy language to demonstrate how the Plan the Durham Region Official Plan. Specific is in conformity with the current and new Regional Official Plan. The revisions to address conformity include paragraph at the bottom of the page starts with "The policies of the adding minimum densities to each land Secondary Plan are in conformity with the Durham Region Official use designation which would result in Plan", however it is not clear how this plan conforms to or implements achievement of minimum density target the policies of section 5.2, particularly regarding planning for the for the Regional Centre if developed to achievement of the long-term transit supportive density target for minimum permitted densities. Strategic Growth Areas, which is of particular importance for the function of the Regional Centre. The following matters need to be addressed in the policy in order for Regional Staff to be able to confirm that the plan conforms with the new Council adopted ROP goals regarding Strategic Growth Areas: • Minimum residential density limits for each land use area within the Regional Centre, which would result in the achievement of the minimum density target for the Regional Centre even if developed to their minimum permitted densities; and • Policies prohibiting the reduction of minimum density limits, if these would negatively impact the achievement of the minimum density target for the Regional Centre. 5.3.4 c)/ Mixed Use Area designation: Revised policy to remove townhouses Object to allowing all forms of townhouses. Townhouses will lessen the from list of standard permitted uses (now ability to achieve the minimum target densities and provide a mix of policy 5.3.6). uses as directed by the new ROP. Suggest removing townhouse permissions or identifying specific areas where they would be permitted. New policy added "5.3.7 Notwithstanding Policy 5.3.6, townhouses may be permitted in the Mixed Use Area Page174 Attachment 4 to PDS-033-24 designation within the Goodyear Lands Character Area as part of a larger mixed - use development.". New policy added "5.3.8 Notwithstanding Policy 5.3.6, townhouses may be permitted in the Mixed Use Area designation as part of a larger mixed use development which includes one or more of the residential dwelling types identified in Policy 5.3.6, to act as a transitional form to low density residential areas." 5.3.7 / Mixed Use Area designation: New policy added "5.3.9 Standalone Object to removal of policy 5.3.7. Single use residential development, residential buildings are only permitted in particularly townhouses should not be permitted as it will lessen the the Mixed Use Area as part of a larger ability to achieve minimum target densities and provide a mix of uses. mixed -use development." Policy could be added to permit standalone residential uses within a larger mixed use development proposal. Additional policy could add flexibility by permitting both residential and non-residential on the round floor of a podium building. 6.8.6 c)/ Goodyear Lands Character Area: Revised policy "6.8.6 c) Limit buildings Suggest Maximum height be revised to 4 storeys as proposed within 30 metres of the north and east lot maximum height in Residential Neighbourhoods is higher than in this line adjacent to the Residential area of the Goodyear Lands. Neighbourhoods Character Area to a maximum of 4 storeys" 3.2.4 and 3.2.5/ Historic Downtown Character Area: Revised policy "3.2.4 New development Suggest combining polices 3.2.4 & 3.2.5 and clarify that increase in will be comprised of primarily mid -rise height and density over existing built form is not prevented. forms and will preserve the historic character and existing fine-grain "3.2.4: New development will be comprised of primarily mid -rise forms streetscape of the King Street corridor. and will preserve the historic character and existing fine-grain Context -sensitive intensification and streetscape of the King Street corridor. Context -sensitive intensification redevelopment will be encouraged, which and redevelopment will be encouraged, which supports and enhances supports and enhances the historic the historic streetscape along King Street while providing additional streetscape along King Street while massingand height without negatively impacting the streetscape." providing additional massing and height Page175 Attachment 4 to PDS-033-24 without negatively impacting the streetscape." Section 3.4/ Downtown Corridor Character Area: Added minimum densities to each land Suggest revising policy to ensure minimum density targets can be use designation. reached. Allowing townhouses throughout the majority of the Regional Centre may not conform with the new Regional OP. Revised policy in Mixed Use Area designation to remove townhouses from list of standard permitted uses (now policy 5.3.6). Section 3.5/ Residential Neighbourhood Character Area: Residential Neighbourhoods Character Clarification required. Residential Neighbourhood Character Areas are Areas in the Regional Centre are planned still shown within the Regional Centre, as Medium Density Residential to accommodate higher densities. The Areas. This is considered acceptable so long as new low -density Medium Density Residential designation residential uses are not permitted. only permits townhouses and apartments. Section 5.1/ Land Use: New policy added to Section 5.2 Land Transitional policies should not limit the achievement of transit- Use, General Policies: "5.2.4 supportive density or walkability within the Regional Centre based on Developments within the Regional Centre existing under -developed (pre -designated or pre -zoned) lots which are shall be planned to maximize permitted intended to intensify over time in accordance with the Official Plan. A heights and massing in order to reach policy may be required to explicitly state that development planning is their highest potential transit -supportive intended to maximize the potential density and walkability within the density and walkability, where Regional Centre. appropriate." Suggest adding policy "5.1.5 Developments within the Regional Centre Added minimum densities to each land shall be planned to maximize permitted heights and massing in order to use designation. reach their highest potential transit -supportive density and walkability." Draft policies don't demonstrate how the density targets will be met. A land budget is required. 5.2.1/ General Policies: Additional policy language may be required to Added minimum densities to each land describe how density target achievement will be monitored, evaluated use designation. and enforced. 5.2.6 / General Policies: proposed definition may inadvertently restrict Revised policy (now policy 5.2.7) "Live - compatible uses and impact flexibility. Suggest revisions: "Live -work work units are defined as a single unit units are defined as a single unit which can accommodate which can accommodate combined Page176 Attachment 4 to PDS-033-24 both a r+ommornial retail, andlor ^ffino nomnonont non-residential residential and personal service or office and/or a residential ^^mnon^nt uses tthe saw uses, as appropriate." 5.3.4 / Mixed Use Area designation: New policy added "5.3.7 Notwithstanding This policy could permit/encourage low densities in the mixed use areas Policy 5.3.6, townhouses may be which would negatively impact the achievement of transit supportive permitted in the Mixed Use Area densities and a mix of land uses in the Regional Centre. It is designation within the Goodyear Lands recommended that the Municipality reverse the revision that permits Character Area as part of a larger mixed - stand alone townhouses in the mixed use areas or identify which use development." specific areas this would be suitable. New policy added "5.3.8 Notwithstanding Policy 5.3.6, townhouses may be permitted in the Mixed Use Area designation as part of a larger mixed use development which includes one or more of the residential dwelling types identified in Policy 5.3.6, to act as a transitional form to low density residential areas." New policy added "5.3.9 Standalone residential buildings are only permitted in the Mixed Use Area as part of a larger mixed -use development." 5.7.1 /Institutional designation: Revised policy "5.7.1 Institutional includes This policy includes government uses, but could also encourage post- uses such as government offices, secondary education uses. Suggest adding permissive language that museums/archives, hospitals and post - support and encourage these uses where appropriate. secondary education uses. The Institutional designation consists of lands used for the Municipal Administrative Centre and the Lakeridge Health Bowmanville Hospital." 6.2.5/ Urban Design and Built Form: Revised policy "6.2.5 Development shall Suggest adding additional policy language to clarify that transitional provide appropriate transitions to policies are not intended to apply to low-rise residential areas adjacent adjacent low density residential areas, to the Regional Centre, but to areas outside of the SP area. This is to public parks and open spaces." prevent the erosion of development potential of the Regional Centre Page 177 Attachment 4 to PDS-033-24 lands. Revised policies 3.3.4 and 6.8.6a) to replace "low rise" residential with "low Suggested: density" residential. "Buildings shall provide appropriate transitions to adjacent low-rise residential areas, public parks, and open spaces, and low-rise New policy added to Land Use, General residential areas located outside of the Secondary Plan area." Policies: "5.2.4 Developments within the Regional Centre shall be planned to Elsewhere, a policy may be required to explicitly state that development maximize permitted heights and massing planning is intended to maximize the potential density and walkability in order to reach their highest potential within the Regional Centre. transit -supportive density and walkability, where appropriate." "Developments within the Regional Centre shall be planned to maximize permitted heights and massing in order to reach their highest Added minimum densities to each land potential transit -supportive density and walkability. To that end, use designation, based on land budget transitional policies are intended to apply based on the planned use of (Policies 5.4.2, 5.5.2 and 5.6.2). adjacent parcels, not the existing use of adjacent parcels." Revised policies to increase minimum Implementation of the density targets requires prescribed minimum heights in Downtown Corridor, East densities per land use area, greater minimum height requirements, and Business District and Goodyear Lands a land budget demonstrating that these will result in the density target from 3-storeys to 4-storeys. being achieved across the Regional Centre even in a minimum permitted density scenario. 6.7.2/ Parking Loading and Mechanical Structures: Revised policy "6.7.2 New development Consider adding language that shows integrated parking is preferable will remove and not retain large surface to surface parking. Eg: "New off-street parking will generally be parking areas. Where feasible, parking is screened from view of the public realm. Parking is to be provided within encouraged below grade or in structured buildings where possible, in accordance with policy 6.7.3. Where it is solutions in limited circumstances, only not feasible to locate parking within buildings or structures, surface where the ground floor has been parking shall Parking will be en^^„raged to be located to the rear or activated by the permitted land use, as an side yard of buildings in order to preserve the frontage for a diversity of ancillary use to maximize landscaping soft and hard landscaping." opportunities and optimize development sites." Durham 6.7.7/ Parking Loading and Mechanical Structures: Replacement of Revised policy "6.7.7 The implementing Region "establish" with "consider" was added; please confirm whether this zoning by-law shall establish minimum Planning means maximum parking requirements will be established, as required. and maximum requirements for parking, including requirements for accessible Page 178 Attachment 4 to PDS-033-24 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." 6.8.2/ Historic Downtown Character Area: Suggest additional policy Policies allow for intensification in the similar to 6.8.6e to permit additional height where street level visual Historic Downtown along King Street, but impact is minimized. Cultural heritage considerations should be direct highest heights to Church and balanced with supporting the intensification and ultimate functioning of Scugog Streets. the Regional Centre. 6.8.6/ Goodyear Lands Character Area: Revised policies to increase minimum Suggest changing the height limit within 30 metres of the Residential heights within the Goodyear Lands Neighbourhoods Character Area to 6 storeys, to spread density across Character Area: the site, achieve minimum densities, and implement transition policies. Goodyear Lands should permit increased height and density relative to "6.8.6 a) Permit buildings with a minimum surrounding permitted built form. A maximum of no less than 6 storeys height of 4 storeys and a maximum height is recommended, in order to represent a transition of built form, while of 12 storeys"; maximizing the potential of the redevelopment lands to provide the density necessary to support the Regional Centre. "6.8.6 c) Limit buildings within 30 metres of the north and east lot line adjacent to The Residential Neighbourhood character area adjacent to the the Residential Neighbourhoods Goodyear lands within the Regional Centre has been revised to Character Area to a maximum of 4 Medium Density Residential. Height limits in the Goodyear lands storeys" abutting these areas should not be lower than the maximum permitted in the MDR. 9.2.10/ Transportation Network: There appears to be a phrase missing; Revised policy "9.2.10 All new and it should read: "All new and improved roads, public or private, will be improved roads, public or private, will be built to be consistent with the requirements of the road authority having built to be consistent with the jurisdiction." requirements of the road authority having jurisdiction." Consider adding definition for high-rise and mid -rise in the OP as these Added policy "5.2.8 Mid -rise buildings are terms are used throughout. characterized as buildings between 4 to 6 storeys and high-rise buildings are characterized as buildings between 7 to Page179 Attachment 4 to PDS-033-24 12 storeys, in accordance with the Clarington Official Plan's policy on urban structure typologies." Schedule A: Regional Staff concur with a suggested revision of the Character Area remains Residential lands south of Queen between Division and Ontario to be "Downtown Neighbourhood to provide appropriate Corridor" transition in height from the Goodyear Lands to existing historic homes. Schedule C: Please revisit ways to show Bowmanville Creek parking Schedule C revised for clarity. area and lanewa . Schedule C: A trail connection to the west of the Secondary Plan area Identifying future trail connection to the should be shown, or alternatively, policy should be added to require west on Schedule C is beyond the scope identification and implementation of the trail connection if identifying the of this study. specific location is beyond the scope of this current study. Section 4.2.5 / Fig 21, 22, 23 in Urban Design Guidelines regarding Revised maximum height in Residential Transition: Neighbourhoods to 3-storeys, with the Transition policies should consider the proposed maximum height of 4 exception of the Regional Centre where storeys in Residential Neighbourhoods. Existing transition policies maximum height remains 4-storeys. would require massing of 2-3 storeys abutting Residential Neighbourhoods, regardless of whether those areas were built to the Updated Figures 21, 22 and 23 in Urban maximum permitted height of 4 storeys. Transition policies should not Design Guidelines to reflect this change. unreasonably reduce the development potential of land with higher permitted heights and densities. Retail frontages in Goodyear Lands: Policy 5.3.2 address this comment: "5.3.2 In response to Karmina comment on retail frontages; If revisions are Development within the Mixed Use Area intended to permit residential frontage in Mixed Use areas, staff could designation shall predominantly consist of consider policies to promote and protect active at -grade uses where street -oriented building forms with active appropriate. The Municipality should also consider how at -grade uses retail and service uses at -grade, and could be built to allow for both residential uses and conversion to residential and/or non-residential uses commercial uses in the future. above." This could include transferring the identified retail/commercial frontage New policy added to Goodyear Lands areas in Fig. 12 to Secondary Plan schedules and including supportive Character Area "3.6.8 New development policy language. is encouraged to incorporate active at - grade uses to generate pedestrian activity. Retail uses are encouraged at Page180 Attachment 4 to PDS-033-24 the core of the Character Area to support street animation and activity." Figure 51 in Urban Design Guidelines: Max height at the north and east Updated Figure 51 to reflect change in edge of the Goodyear lands has a lower permitted height than the Secondary Plan policies regarding surrounding residential neighbourhood. Consider increasing the height heights within 30 metres of Residential to reflect a gradual increase in permitted heights. Neighbourhood Character Area to the east and north of the Goodyear Lands. Durham Staff have no comments related to water and sanitary servicing but Acknowledged. Region, reiterated comments on background work. Works There are existing operational issues related to traffic in the study area Transportation Impact Study (TIS) that will worsen with development. Operational improvements will provides mitigation measures and provide some relief, but policies from the TIS must be implemented to recommendations to address reduce the dependence on car use, as outlined in the study. transportation network and traffic impacts. Section 1.2 of Transportation Impact Study (TIS) for Goodyear Lands: Revised. Highway 57 should be Regional Road 57. Section 3.3 of TIS: Description of the GO Station Services should align Revised. with Metrolinx's current plans related to frequency, and timing of infrastructure. Durham Section 2.1 of TIS: King street is under the jurisdiction of the Revised. Region, Municipality between Bowmanville Ave and Haines. Baseline Road is Transportation also under jurisdiction of the Municipality. Routes 501 and 506 are no longer in operation. Now served by routes Revised. 502, 507, and 902 Section 3.1 of TIS: should be rephrased to state: "To the east of the Revised. BESP study area, Lambs Road has been identified as a potential future interchange location on Highway 401 by the Region of Durham and Municipality of Clarington (refer to Figures 3-1 and 3-2), which is acknowledged by MTO but was not included as part of the preliminary design in the Highway 401 EA Study, Courtice Road to East Townline Road (2014)." Should also clarify that the subject TIS does not assume the Lambs Road interchange as part of the 2041 future conditions. Section 3.3 of TIS: add sentence to clarify that GO Train Service is Revised. assumed in the 2041 horizon. Section 3.7 of TIS: should be reworded to "Continue to monitor and Revised. improve signal timing co-ordination..." Page 181 Attachment 4 to PDS-033-24 Section 3.8.2 of TIS: Shared parking should be added as a strategy to Added discussion of shared parking as support TDM. parking management strategy. Section 4 of TIS: typo, Good er, instead of Goodyear Revised. Durham From a transit perspective, the Durham Region Transit has no Acknowledged. Region comments. Transit Bell Canada Requests notice of all development applications in the area. Requests Acknowledged. that Bell Canada be circulated as early as possible in future development proposals so that appropriate services can be provided. Central Lake Section 3.6/ Goodyear Lands Character Area: The Bowmanville Creek, Environmental Assessment (EA) Ontario dam, fish ladder, and trail are unique and well -used features of this requirements are changing. If an EA is Conservation community. Suggest more emphasis on these features should be required, an EA will be undertaken by the Authority included in the characterization of the area. A long term plan for the property owner. (CLOCA) dam structure will be outlined as part of the Goodyear lands redevelopment. Recommend adding a requirement for an EA to evaluate alternatives for the future of the dam. Section 4.2 / Environmental Protection Area: A policy item on EIS, Policy added "4.2.4 Any new hazard delineation and VPZ requirements similar to Bowmanville West development in proximity to the Natural can be added after Section 4.2.3. Heritage System shall be required to complete an Environmental Impact Study Conservation Authority approval requirements should also be (EIS) in accordance with the Clarington mentioned. "Any new development in proximity to environmentally Official Plan. The purpose of EIS would significant and sensitive areas and natural heritage features shall be be establishing the limits for development required to complete an Environmental Impact Study (EIS) in adjacent to the natural heritage features accordance with the Clarington Official Plan. The purpose of EIS would and/or natural hazards through identifying be establishing the limits for development adjacent to the natural feature boundaries and applying heritage features and/or natural hazards through identifying feature appropriate Vegetation Protection Zones boundaries and applying appropriate Vegetation Protection Zones (VPZ) as per Clarington OP policies." (VPZ) as per Clarington OP policies". 4.2.7/ Environmental Protection: Clarify that any new development not Revised policy (now 4.2.8) to include associated with the historical aspect of the mill (ie. Residential) must be reference to Sections 3.4 and 3.7 of the located out of natural hazards. The restoration of the mill and conditions Clarington Official Plan: "4.2.8 associated with the OMB decision must be referenced. Notwithstanding the development policies in Sections 3.4, 3.7 and 14.4 of the Clarington Official Plan, it is recognized that the Vanstone Mill has historical) Page182 Attachment 4 to PDS-033-24 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. OMB decision regarding the Vanstone Mill doesn't need to be referenced. 8.2.5-7/ Housing: Additional policy should be added that Added policy "8.2.8 Notwithstanding notwithstanding these policies, ARUs will not be permitted in flood or Policies 8.2.5 to 8.2.7, ADUs will not be slope hazards or in areas that have no safe access permitted within hazard lands or in areas that have no safe access." 9.8.6/ Active Transportation: Concerned with proposed trail on the east Acknowledged. No detail design has side of Bowmanville Creek next to the Goodyear lands due to been created for the potential future trail contamination and steep valley slopes. Staff instead recommend a trail connection. The intention is to show a connection from the east side of the creek to the existing trail on the conceptual new trail connection from the west side. Goodyear lands, the exact location of this may be refined. 10.3.1/ Stormwater Management: Recommend further study on the Acknowledged. Watershed model not impacts of the proposed land use plan on Bowmanville Creek. intended to be updated as part of this Recommend an update to CLOCA's watershed model as part of the study. stud 10.3.3/ Stormwater Management: Recommend erosion assessments Policy 10.3.3 g) referenced "other consider existing erosion sites identified through past studies. technical reports as deemed necessary". Assessments should determine appropriate development triggers for This would cover erosion assessments if mitigation/stabilization works and impact of increased runoff from future needed at development application stage. intensification. Page183 10.3.5./Stormwater Management: Section references the Soper Creek Subwatershed Study, but this Secondary Plan is out of the scope of the SWS. SWS will not assess the impacts of the proposed land use updates. Recommend that the SWS scope be expanded to evaluate impacts on Soper Creek. Attachment 4 to PDS-033-24 The eastern portion of the Bowmanville East Secondary Plan is in the Soper Creek Subwatershed Study (SWS). Revised policy "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, where applicable." Page184 Attachment 5 to PDS-033-24 Summary of Technical Background Reports Report Key Findings and Next Steps The Phase 1 Technical Report (April 16, 2019) was prepared by Phase 1 SvN as part of Phase 1 of the project. The report provides an Technical Report analysis of background conditions, including review of existing conditions, policy and zoning evaluation, analysis of public realm and transportation, municipal servicing, sustainable development and affordable housing. Public engagement feedback gathered from Phase 1 of the project was summarized into a series of key messages. The outcomes of this review, including public engagement feedback, informed the issues and opportunities, identification of key project areas, and creation of a redevelopment concept for the Bowmanville East Urban Centre area in Phase 2. Existing Separate existing conditions reports were prepared by AECOM Conditions for the Bowmanville East Urban Centre (February 25, 2019) and Reports the Goodyear Lands (September 16, 2020). The report provides (Available on an analysis of existing servicing infrastructure for the request) Bowmanville East Urban Centre and the Goodyear Lands. A summary of the findings is below; Bowmanville East Urban Centre The study area is currently serviced by a mature sanitary sewage collection system consisting of local sewers being less than 375mm in diameter and trunk sanitary sewers being equal to or greater than 375mm in diameter. Investigations of the capacity of the existing sanitary sewer within identified Drainage Areas found that sanitary pipes at the downstream end of the service area have existing excess capacity. Page185 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 Page186 needs and the timing of any such improvements to the Region's water supply system. The project team has no formal records of the existing private storm sewers that may service the existing lands. Regardless, the existing system, if one exists, would likely be deemed insufficient to service the re -development of the lands. The re- development of the former Goodyear lands will provide an opportunity to provide a new storm sewer system and any necessary quantity / quality control measures as prescribed by the Central Lake Ontario Conservation Authority (CLOCA). Phase 2 The Phase 2 Technical Report (April 21, 2023) was prepared by Technical Report SvN as part of Phase 2 of the project. The report provides an overview of work completed in Phase 2 of the project, including the redevelopment concept for the Bowmanville East Urban Centre, results of public engagement activities, summary of technical reports, preliminary policy directions and next steps. The preliminary policy directions emerged based on outputs from Phase 1 and Phase 2 work, including the establishment of five character areas, streamlined land uses, height and built form that allows the tallest buildings within the East Business District and Goodyear Lands, and improvement to the public realm and active transportation network. Goodyear Lands The Goodyear Lands Transportation Impact Study (November Transportation 2023) was prepared by AECOM as part of Phase 2 of the Impact Study project. The report assesses the existing traffic conditions in the vicinity of the Goodyear Lands, forecasts future traffic volumes associated with the new land use, assess the future operations at intersections in the vicinity of the subject lands, and identify Page187 operational concerns, safety concerns and any required mitigation measures where appropriate. The TIS conducted traffic operations analysis for both existing and future conditions. Due to the existing built form and its limited space for significant intersection improvements, no network modifications beyond those already planned and discussed were implemented into the modeling. The analysis showed generally worsened operations throughout the network as a result of the significant increase in population and employment in the Secondary Plan Area. Due to the significant growth anticipated, several of the key signalized intersections along the King Street and Liberty Street corridors will begin to see at -capacity conditions, characteristic and consistent with a dense and mature urban environment. This is generally anticipated to lead to increased use of the area local road network, as vehicles are encouraged to shift to more direct minor streets to avoid the capacity issues. The TIS concludes that despite some of the operational and capacity concerns identified in the assessment, the development of the Bowmanville East Secondary Plan area reflects a more sustainable development program and provides an opportunity to encourage a new lifestyle for residents and workers with the implementation of major transit improvements (i.e., DIRT PULSE service, Bowmanville GO Station, etc.) and an expansion of the active transportation network. In general, the build -out of the Goodyear Lands does not significantly affect the road network operations compared to those in the Future Background Conditions resulting from the anticipated build out of the Secondary Plan study area. The TIS recommends additional transportation review and study as development comes to fruition, including additional transportation and traffic impact studies as part of the development approvals for process for submitted Draft Plans for Subdivision and Site Plans. In addition, future coordination with Durham Region Transit is encouraged in order to monitor future service demand needs, plan for transit routes along arterial and collector roads, and ensure that sufficient space is protected for transit stops as part of the road right-of-way. Goodyear Lands I The Goodyear Lands Functional Servicing Report (December 6, Functional 12023) was prepared by AECOM as part of Phase 2 of the Servicing Report I project. The report provides guidance on the provision of water, wastewater and stormwater infrastructure required to service the Goodyear Lands. The functional servicing analysis was undertaken on the basis of the Demonstration Concept Plan developed by SvN. Regarding water servicing, the analysis found that there were no general concerns with providing a sufficient supply of water to the Goodyear Lands, given the site has a 400mm feedermain located on it. Pending the ultimate location of the proposed building footprints, there may be a need to assess during the development approvals stage whether relocation and/or other protective measures would be required. Regarding wastewater servicing, the analysis found that the Region do not have any sanitary capacity design sheets that they have confidence in for assessing capacity of the existing collection system. The Region's expectation is that a new sanitary sewer along Hunt Street, south of the Goodyear Lands, Page189 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. Page190 Page 191 Attachment 6 to PDS-033-24 HEMSON ■ Hemson Consulting Ltd 1000 — 30 St. Patrick Street, Toronto, ON M5T 3A3 416-593-5090 1 hemson@hemson.com I www.hemson.com MEMORANDUM To: Paul Davidson, Manager, Financial Planning / Deputy Treasurer From: Jaclyn Hall, Hemson Date: September 10, 2024 Re: Bowmanville East Secondary Plan Fiscal Impact Analysis Hemson was retained to complete a high-level Fiscal Impact Analysis (FIA) for the Bowmanville East Secondary Plan Area on behalf of the Municipality of Clarington. This memorandum summarizes Hemson's evaluation of the capital costs, operating costs, and revenue sources associated with the Preliminary Land Budget and anticipated capital infrastructure needs. As the current Land Budget is still preliminary and that a detailed assessment of the infrastructure needs required to service development have not been completed, the results should not be considered precise predictions of what will occur at build out of the Secondary Plan Area. Only costs and revenues incurred/anticipated to be collected by the Municipality of Clarington are included. A. KEY ASSUMPTIONS Results of the analysis are high-level in nature and are designed to show the potential fiscal net impact of the anticipated development. The actual impact is influenced by many factors including the cost and timing of projects, as well as the timing of development. The analysis is based on: • Municipality of Clarington actual expenditures and non -tax revenues for 2022 as identified in Financial Information Returns (FIRs) and budget documents. The use of the 2022 FIRs reflects current municipal expenditures; Current value assessments (CVAs) from the current assessment roll; • A build out of all residential and non-residential development and supporting infrastructure in the Secondary Plan Area; and • All values are provided in $2024 unless otherwise stated. Page 192 B. PRELIMINARY LAND BUDGET The Preliminary Land Budget was prepared by SvN in May of 2024 and has been used for the purposes of the FIA. The total land area of the Secondary Plan amounts to 127.2 hectares (71.0 hectares in the Regional Centre and 56.1 hectares Outside of the Regional Centre). The net developable land area amounts to 78.1 hectares. Tables 1 and 2 provide a summary of the anticipated population, dwelling units and employment growth based on the minimum densities anticipated for each land use designation. These figures have been used to inform the analysis for the purposes of the FIA. Table 1: Summary of Population, Employment and Dwelling Unit Growth MINIMUM GROWTH ESTIMATES Population Growth 12,213 Dwelling Unit Growth 6,617 Employment Growth 4,450 Table 2: Unit Growth by Density Type High Density 5,067 Medium Density 1,070 Low Density 480 Total 6,617 C. CAPITAL COST ANALYSIS The fiscal impact analysis examined growth -related capital costs to be funded through direct developer contributions and development charges (DCs), as well as any non -growth shares of projects to be funded by the Municipality. The potential long-term lifecycle costs associated with the new infrastructure is also examined. A brief description of the various capital costs are provided below: i. Developer Funded Capital This analysis estimates the amount of additional funding for replacement capital required as a result of the installation of capital by developers (also known as "local services"). Local services capital typically includes local roads, streetlights, and sidewalks, as well as any water, sanitary, and storm sewer infrastructure that is internal to a development. HEMSON 12 Page193 For the purposes of this analysis local roads, including active transportation and sidewalks, are considered to be local services. Capital infrastructure along collector roads are considered to be external to future individual developments and eligible for funding through DCs. In addition, parkland provided by developers through section 42 of the PianningActis considered to be local services capital. ii. DC Funded Capital DC -eligible capital costs include collector roads and related infrastructure, parks, fire protection, recreation, and library services. All of the DC eligible costs identified for the Secondary Plan Area are required to meet the increase in servicing need for new development over the planning horizon to build out, therefore no benefit to existing (also known as DC ineligible) shares of projects have been identified. iii. Asset Management Contributions Useful life assumptions for different asset types were used to estimate the Municipal long- term incremental increase in capital replacement contributions associated with the new DC -funded and local developer infrastructure. The analysis calculates the estimated annual provision which the Municipality will be required to contribute to these assets once the Secondary Plan Area is built out. iv. Summary of Capital Costs Anticipated capital costs are summarized in Table 3 and total $65.4 million to build out of the Secondary Plan Area. Anticipated capital costs have been informed by anticipated lengths of infrastructure (e.g. new local roads, active transportation, sidewalks, trails, new collector roads etc.) as provided by staff and based on costs informed from the Municipality's ongoing 2025 DC Background Study update and/or estimates from other municipalities as well as service level standards identified in the Municipality's current 2020 DC Background Study. The total capital cost of infrastructure related to the Secondary Plan Area is anticipated to be funded by local developer contributions ($17.0 million or 27%) and development charges ($47.1 million or 73%). Table 4 shows that approximately $3.0 million per annum in asset management contributions will be required for infrastructure related to servicing the needs of the Secondary Plan Area. Table 3: Summary of Capital Costs by Service Category HEMSON 13 Page194 nSERVICE TOTAL COST SOURCE � o _ ($MILLIONS) i Stormwater $1.0 million Staff estimates Draft Secondary Plan Transportation Services $7.6 million Infrastructure Details Draft Secondary Plan and General Services $55.5 million 2020 DC Background Study Total $65.1 million Local Services $17.0 million (27%) DC- Funded $47.1 million (73%) Table 4: Summary of Asset Management Contributions SERVICE-1W ANNUAL PROVISION BUILDOUT Local Services $498,200 DC- Funded Total D. OPERATING ANALYSIS $2,500,400 $2,998,600 Tax -supported operating costs arising from the construction of new developer- and DC - funded capital, and the addition of households, people and jobs in the Bowmanville East Secondary Plan Area, were estimated based on data from the Municipality's 2022 Financial Information Returns (FIR). Table 5 summarizes the gross operating costs anticipated to be associated with development in the Secondary Plan Area. Cost drivers were applied to FIR operating cost data. Where appropriate, costs are driven by the planned infrastructure investments (e.g. Roads and Related, Parks), whereas many services are considered to be driven by only population growth, a combination of both population and employment growth, or household growth. For certain services such as Recreation, Libraries, General Government, and Planning and Development, incremental cost savings are common, as such a factor of 75% and 50% were applied accordingly. The total additional annual operating cost associated with development of the Secondary Plan Area is calculated at $10.8 million. Table 5 also summarizes the anticipated non -tax revenues and resulting net operating costs. These non -tax revenues include grants, user fees, and service charges as per the FIR. It is assumed that these revenues will remain consistent on a per -capita basis. Annual revenues associated with the Secondary Plan at build -out are calculated at $1.6 million. HEMSON 14 Page195 The total net annual operating cost associated with the Secondary Plan Area is $9.2 million. This translates to $553 per capita and employee. HEMSON Page196 Table 5: Operating Impact Summary Wh 2022 FIR Total Operating Costs (Indexed to $2024) L- Quantity (Based on 2021 Unit of Measure Census Year) & Operating Cost/ Unit of Measure SP Quantity SP Operating Costs 2022 FIR Total Grants, User Fees, and Service Charges (Indexed to $2024) Per capita SP Revenue Calc Net SP Operating Cost General Government $7,981,759 __..... 131,350 Population + Employment (50%) $61 _......... 12,497 $759,415 $1,455,653 $14 $175,275 $584,141 Fire $18,178,371 35,950 Households (75%) $506 4,963 $2,509,589 $536,153 $5 $64,558 $2,445,031 Protective Inspection and Control $1,983,115 131,350 Population + Employment (75%) $15 12,497 $188,681 $75,156 $1 $9,050 $179,632 Building Permit and Inspection Services $1,967,011 _...____......35,950 Households (75%) $55 _..............__.4,963 $271,553 $145 $0 $17 $271,535 Emergency Measures $375,313 131,350 Population + Employment (75%) $3 _...____..._ 12,497 $35,709 $5,321 $0 $641 $35,068 Roads and Related $33,553,294 131,350 Population + Employment(75%) $255 12,497 $3,192,390 $1,313,016 $13 $158,100 $3,034,290 Transit $0 131,350 Population + Employment (75%) $0 12,497 $0 $0 $0 $0 $0 Parking $684,430 _.....___... 131,350 Population + Employment (75%) $5 12,497 $65,119 $214,899 $2 $25,876 $39,243 Storm - Urban $2,468,696 35,950 Households (75%) $69 4,963 $340,812 $42,022 $0 $5,060 $335,752 Storm - Rural $837,426 35,950 Households (75%) $23 4,963 $115,610 $0 $0 $0 $115,610 Erosion Control & Region services $376,711 Assume no additional expense tied to development $0 Public Health $0 _...____... 101,427 Population (75%) $0 __........._ 9,160 $0 $0 $0 $0 $0 Cemeteries $715,382 _...____... 101,427 Population (75%) $7 __........._ 9,160 $64,604 $314,162 $3 $37,828 $26,776 Social Services $0 101,427 Population (75%) $0 9,160 $0 $0 $0 $0 $0 Parks $5,990,139 _...____.... 101,427 Population (75%) $59 ____...__. 9,160 $540,953 $127,980 $1 $15,410 $525,543 Recreation $19,955,475 101,427 Population (75%) $197 ___.....__ 9,160 $1,802,125 $4,461,032 $44 $537,152 $1,264,973 Libraries $4,188,401 _..... 101,427 Population (75%) $41 __......._ 9,160 $378,243 $100,611 $1 $12,115 $366,129 Museums & Cultural Services $1,012,880 101,427 Population (50%) $10 6,106 $60,980 $372,447 $4 $44,846 $16,134 Planning and Development $6,820,457 131,350 Population + Employment (50%) 1$52 8,331 $432,616 $3,868,434 $38 $465,797 ($33,181) Total 1$10,758,400 $1,551,724 $9,206,676 Page197 E. REVENUE ANALYSIS i. Assessment To estimate future property taxes, forecasts of new residential and non-residential assessment were prepared. Assessed values for residential units were determined with reference to the current value assessment (CVA) of homes constructed in Clarington since 2014 that are of similar quality and size to those that are likely to be constructed in Secondary Plan Area. Similarly, the non-residential assessment forecasts were based on values per square metre of gross floor area of recently constructed buildings in Clarington. The CVAs used in the analysis are as follows: ■ Low Density Residential Units $500,000 per unit ■ Medium Density Residential Units $350,000 per unit ■ High Density Residential Units $300,000 per unit ■ Local Commercial Buildings $3,200 per square metre The property tax revenue forecasts at build out of the Secondary Plan Area were developed by applying the current Municipal tax rates for the applicable land classes to the projected assessments. As shown in Table 6, the total CVA of new buildings within the Secondary Plan Area is forecasted at $12.9 million. Table 6: Summary of Anticipated Revenues Unit Type Value per Unit or per GFA Measure Forecast Units / Square Metres Forecast Assessment Value Clarington Tax Rate Annual Tax Revenue Low Density $ 500,000 per unit 480 $ 240,070,000 0.004432560 $ 1,064,125 Medium Density $ 350,000 per unit _ 1,070 $ 374,419,500 0.004432560 $ 1,659,637 High Density $ 300,000 per unit 5,067 $ 1,520,237,250 0.004875820 $ 7,412,403 Non -Residential $ 3,200 per square metre 134,363 $ 429,961,600 0.006427210 $ 2,763,453 Total $ 12,899,618 F. CONCLUSIONS Overall, development of the Secondary Plan Area will result in a marginal net financial positive impact to the Municipality. After accounting for anticipated assessment revenues and asset management and net operating expenditures, the development will result in a $41 per person and employment revenue surplus. Page 198 $/Person & Revenue or Expenses Total Amount Employee Revenue Assessment $ 12,899,618 $ 774 Sub -Total Revenue $ 12,899,618 $ 774 Expenses Developer Constructed Assets - AMP Contribution $ 498,177 $ 30 DC Funded Assets - AMP Contribution $ 2,500,418 $ 150 Municipal -Funded Assets - AMP Contribution $ - $ - Net Operating Impacts $ 9,206,676 $ 553 Sub -Total Expenses $ 12,205,271 $ 733 Net Difference ($) $ 694,347 $ 41 Net Difference (%) 5% 5% HEMSON E Page 199 BIGLIERI G R 0 UP :e September 13, 2024 Municipality of Clarington Planning and Development Committee 40 Temperance Street Bowmanville, ON L1 C 3A6 Attention: Planning and Development Committee RE: Comments on Bowmanville East Urban Centre Secondary Plan Planning and Development Committee — September 16, 2024 — Agenda Item 6.1 Goodyear Lands - 45 Raynes Avenue, Bowmanville TBG Project No. 20634 The Biglieri Group Ltd. is the planning consultant for Lifelong Developments, the owner of the lands municipally known as 45 Raynes Avenue, Bowmanville (the "Goodyear Lands"). We are writing to express our support for the recommended Bowmanville East Urban Centre (BEUC) Secondary Plan. We support the polices of the BEUC Secondary Plan as they relate to the Goodyear Lands, as well as the Secondary Plan overall. We encourage Committee and Council to support the adoption of the Bowmanville East Urban Centre Secondary Plan. Additionally, we wish to thank staff for their efforts throughout the process of developing the Secondary Plan. Respectfully, THE BIGLIERI GROUP LTD. MA L ; e Mark Jacobs, MCIP, RPP Laura Lebel-Pantazopoulos, RPP Planner Planner CC. Carlos Salazar, Deputy CAO, Planning and Infrastructure, Municipality of Clarington Lisa Backus, Manager of Community Planning, Municipality of Clarington Absar Beg, Karmina Developments PLANNING I DEVELOPMENT I PROJECT MANAGEMENT I URBAN DESIGN 2472 Kingston Road, Scarborough, Ontario MiN 1V3 21 King Street West Suite 1502, Hamilton, Ontario L8P 4W7 Office : (416) 693-9155 Fax : (416) 693-9133 tbg@thebiglierigroup.com Page 200 Clarftwn 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: September 16, 2024 Report Number: PDS-034-24 Authored by: Jane Wang, Planner II, Planning and Infrastructure Services Submitted By: Carlos Salazar, Deputy CAO, Planning and Infrastructure Services Reviewed By: Trevor Pinn, Deputy CAO/Treasurer, Finance and Technology By-law Number: Resolution Number: Report Subject: Addition to the Municipal Register, and Heritage Designation as a Condition of Approval of Development Applications of Redevelopment. 98 Concession Street East, Bowmanville Recommendation: 1. That Report PDS-034-24, and any related delegations or communication items, be received for information. 2. That the property at 98 Concession Street East, Bowmanville be added to the Municipal Register under Section 27 of the Ontario Heritage Act at this time; 3. That 98 Concession Street East, Bowmanville, be required to be designated under Part IV of the Ontario Heritage Act, as a condition of approval of development applications, including: a) a Zoning By-law Amendment with a (H) Holding Symbol provision that be conditional on the designation of 98 Concession Street East, Bowmanville; and b) the designation of the property be included as a condition of a Site Plan approval 4. That the (H) Holding Symbol provision associated with the designation of the property be lifted, once the approved site plan is registered on title; and 5. That the interested parties listed in the Report and any delegations, be advised of Council's decision Page 201 Municipality of Clarington Report PDS-034-24 Report Overview Page 2 The Municipality holds the responsibility for recognizing and safeguarding valuable heritage assets. The property located at 98 Concession Street East, Bowmanville, is a fine example of the Vernacular Prairie Style residence in Clarington and is currently identified as a Secondary resource on the Municipality's Cultural Heritage Resources List (CHRL). The Clarington Heritage Committee and staff recommend the designation of the property under Part IV of the Ontario Heritage Act to ensure the future of the significant cultural resource is appropriately conserved and that it continues to be part of Clarington's history. In collaboration with the property owner and considering the latest legislation changes, staff recommends adding the subject property to the Municipal Register to acknowledge its cultural heritage value and interests at this time. Staff also recommend that as a condition of development approvals (rezoning and site plan) that the subject property be designated under Part IV of the Ontario Heritage Act. 1. Background 1.1 The Region of Durham and Municipality of Clarington have policies in their Official Plans that promote the protection and conservation of cultural heritage resources. 1.2 Council holds the authority to list a property on the Municipal Register (Section 27) or designate a property (Section 29) under Part IV of the Ontario Heritage Act (OHA) if it determines that the property meets the criteria outlined in Ontario Regulation 9/06, signifying cultural heritage value or interest. These criteria are founded on three overarching principles related to physical and design attributes, historical and associative connections, and contextual significance. 1.3 The Clarington Heritage Committee (CHC) evaluated 98 Concession Street East, Bowmanville in July 2022 and put forth the recommendation to Council to designate the property under Section 29 of the Ontario Heritage Act. The CHC made this recommendation (Motion 22.32) because their evaluation determined that the property has cultural heritage value or interest that merits designation. Council accepted the minutes of a Special Meeting of the Clarington Heritage Committee dated August 16, 2022, through Resolution # C-188-22 on September 19, 2022. Page 202 Municipality of Clarington Page 3 Report PDS-034-24 2. 98 Concession Street East, Bowmanville 2.1 Completed in approximately 1926, 98 Concession Street East, is an example of Vernacular Prairie Style residence in the urban area. The property consists of a two - storey brick and stucco residential structure with a single -storey projecting wing on either side of the house. The building is particularly significant because it served as the home to the Superintendents and their families of the Boys Training School, known as Camp 30 Property. 7,0 o c� Wiry NMc�ct� 7Q 9 7B 28 �� i 32 a ._ _-. _ tin:�mrnrn c a 69 Figure 1: 98 Concession Street East Figure 2- Aerial of 98 Concession Street East 2.2 The two -storey brick building has an unusual low-pitched hipped Bonnet roof, with overhanging eaves overwhelming the lintels of the second -storey windows. The front portico has a flat roof with a boxy cornice. The horizontal banding is defined using brick on the basement and first storey and stucco on the second storey. The building is maintained in good condition. 2.3 The building was constructed to provide a home for the Superintendent of the Boys Training school and his family. The 1.2-acre lot was severed in the 1970's from the larger Boys Training School property. The Boys Training School was part of the Ontario Provincial initiative in the 1920s to provide education and vocational training for young boys. Dr. George Elmore Reaman, the founding member of the Ontario Training School for Boys, was appointed as the Superintendent and lived in the house during his tenure. The successor Superintendents, including A.R Virgin, J.J Werry, and John Bain, also lived in this home. Page 203 Municipality of Clarington Page 4 Report PDS-034-24 2.4 The house reflects the influence of the Prairie architecture style often associated with Frank Lloyd Wright, which was uncommon in residential structures at the time. The building is also valued for its connection with the Boys Training School, which was an integral part of Bowmanville society for several decades. 3. Legislation 3.1 The conservation of significant architectural, cultural, historical and archaeological resources is a matter of provincial interest identified in the Planning Act, the Provincial Policy Statement 2020, A Place to Grow: Growth Plan for the Greater Golden Horseshoe (Growth Plan, 2020), and the Provincial Planning Statement, 2024(PPS, 2024). 3.2 Section 2 of the Planning Act outlines nineteen matters of Provincial interest that are to be considered by Council when carrying out their responsibilities. Conservation of features of significant architectural, cultural, historical, archaeological or scientific interest are a Provincial interest. 3.3 Section 2 of the Provincial Policy Statement, 2020, directs that significant built heritage resources that have been determined to have cultural heritage value or interest shall be conserved. 3.4 Section 4 of the Growth Plan, 2020 identifies cultural heritage resources as valuable assets that must be conserved in order to foster a sense of place and benefit communities. It is necessary to plan for growth in a manner that protects cultural heritage resources and maximizes their benefits to make our communities unique and attractive places to live. 3.5 The Province has completed a policy review to combine the Provincial Policy Statement and the Growth Plan, 2020 into a single policy document, the Provincial Planning Statement (PPS, 2024). The PPS, 2024, will come into effect on October 20, 2024, and will replace both the Provincial Policy Statement, 2020 and A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2019. 3.6 The PPS, 2024 continues to encourage proactive conservation of significant built heritage resources and cultural heritage landscapes. Ontario Heritage Act 3.7 The Ontario Heritage Act(Heritage Act) regulates the conservation, projection, and preservation of heritage properties in Ontario. 3.8 The Heritage Act empowers a municipality to pass a by-law to designate a property that is considered to be of cultural heritage significance. The Heritage Act outlines the process for designation. Once a property is designated by by-law under Part IV of the Heritage Act, the property owner is required to obtain consent for any proposed significant alterations to the building's heritage features that are listed in the designation by-law, or for demolition of all or part of the structure, or its significant attributes. Page 204 Municipality of Clarington Page 5 Report PDS-034-24 3.9 Under Section 27 of the Heritage Act, Municipalities in Ontario are required to maintain a Municipal Register that lists all formally designated heritage properties and "non - designated" properties that it believes to be of cultural heritage value or interest by Council. The benefit of including a property on the Municipal Register is to provide the Municipality with up to 60 days to review a request for a demolition permit rather than the shorter timeline outlined in the Building Code Act. 3.10 Bill 23, the More Homes, Built Faster Act, 2022, (Bill 23), which came into effect on January 1, 2023, amended the Ontario Heritage Act and O. Regulation 9/06, among numerous other pieces of legislation. The changes include creating a higher threshold for a property to be designated; now they must meet two or more criteria in O. Regulation 9/06. In addition, the changes to the legislation prevent us from designating a property when a planning application, including an official plan amendment, zoning by-law amendment or plan of subdivision application, has been submitted if the property is not already listed on the Municipal Register. Region of Durham Official Plan 3.11 The new Region of Durham Official Plan (Envision Durham), approved by the Province on September 3, 2024 (with modifications). Envision Durham acknowledges cultural heritage as an integral component of the complete community. The conservation, protection, and enhancement of built and cultural heritage are set out as one of the objectives of building complete communities and maintaining vibrant neighbourhoods. It outlines goals for the preservation of historic and cultural heritage, including built heritage and encourages Councils of the area municipalities to utilize the Heritage Act to conserve, protect and enhance the built and cultural heritage resources, Clarington Official Plan 3.12 The Clarington Official Plan, 2018, encourages the conservation, protection, enhancement and adaptive reuse of cultural heritage resources. The policy states that wherever possible, built heritage resources should be retained for the original use and in their original location. However, the policy also notes that where the original use cannot be maintained, the adaptive reuse will be supported. Official Plan policy also states that the Municipality, with advice and direction of the Clarington Heritage Committee shall designate cultural heritage resources under Part IV of the Heritage Act, in support of achieving the Municipality's cultural heritage objectives. 4. Communication and Consultation 4.1 The Clarington Heritage Committee has evaluated the subject property and recommended the designation under Part IV of the Heritage Act. In accordance with the Heritage Act, a notification is required before Council passes a by-law to designate a property. Staff has been communicating with the property owner about the intent to pursue designation of the property. A letter regarding advancing the heritage designation was sent to the property owner on September 26, 2023. Page 205 Municipality of Clarington Report PDS-034-24 Page 6 4.2 The property owner has approached staff through the pre -consultation process, expressed interest in the property's redevelopment, and committed to collaborating with staff on the conservation of the dwelling as part of the development approvals process. However, they have requested that the pursuit of designation be deferred so as not to encumber the site's redevelopment. 4.3 Staff recommended a collaborative approach to address the Heritage Committee's recommendation and facilitate the interest of redevelopment with the consideration of the latest legislation changes. A pathway was proposed to the property owner in December 1, 2023. Discussion continued over several months to finalize the approach that will balance the conservation and enhancement of the heritage building and allow for redevelopment of the site. The property owner agreed to the approach described in the following sections. 4.4 The first step is to add the property to the Municipal Register (Section 27 of the Heritage Act) to protect the building from demolition for two years. This interim measure will a) prevent the loss of the heritage resource and b) offer more flexibility to the property owner to integrate these Heritage Resources into the redevelopment. 4.5 The second step is for the owner to commission a Heritage Impact Assessment (HIA) in support of future Planning Act applications. The HIA will evaluate, identify and refine the heritage attributes and provide guidance for the redevelopment of the property. It must also include a Statement of Significance, including the list of Character -defining Features and a draft Designation by-law. 4.6 The third step will be to include designation of the property (under Section 29) of the OHA as a condition of the approval of any development application, Staff anticipate that a zoning by-law amendment and site plan approval will be required. 4.7 As part of the rezoning, a Holding Symbol(H) provision will require that as a condition of site plan approval, the property be designated. The Holding Symbol(H) is recommended to be lifted once the site plan condition requiring the property be designated, is registered on title and the designation process is initiated. 4.8 The goal is that the heritage resources can be conserved, and the redevelopment of the site can be facilitated through this collaborative approach. 4.9 It is noted that the recent amendments to the Heritage Act (via Bill 23) have restricted the opportunity to conserve heritage resources collaboratively through the development approvals process because intent to designate cannot be initiated where an official plan amendment, zoning by-law amendment or plan of subdivision application has been submitted if the property is not already listed on the Municipal Register. As such, it is important to add the property to the Municipal Register at this time. 5. Financial Considerations 5.1 Not Applicable. Page 206 Municipality of Clarington Report PDS-034-24 6. Strategic Plan Page 7 6.1 The Clarington Strategic Plan 2024-27 outlines the objectives to cultivate a strong, thriving, and connected community where everyone is welcome. Designation of the subject property contributes to achieving one of the priorities (Connect 4.1) that promotes and supports local arts, culture, and heritage sectors. 7. Climate Change 7.1 Not Applicable. 8. Concurrence 8.1 Not Applicable. 9. Conclusion 9.1 The Clarington Heritage Committee and staff are in support of the designation of 98 Concession Street East, Bowmanville. 9.2 In collaboration with the property owner and in consideration of legislation changes, staff recommend that the property at 98 Concession Street East, Bowmanville be added to the Municipal Register (under Section 27 of the Ontario Heritage Act) at this time. It provides protection for two years, preventing the structure from being demolished. 9.3 It is further recommended that the subject property, as a condition of approval of future development applications, including a Zoning By-law Amendment with a (H) Holding Symbol and site plan approval, be required to be designated under Section 29 of the Ontario Heritage Act. 9.4 In addition, it is recommended that the (H) Holding Symbol provision associated with the designation of the property, only be lifted once the Site Plan Agreement, which requires designation, is registered on title. 9.5 It is respectfully recommended that the Recommendations be adopted as presented. Staff Contact: Jane Wang, Planner II, 905-623-3379 ex. 2401 or Jwanq(a clarington.net-, Lisa Backus, Manager, Community Planning, 905-623-3379 ex 2413 or Ibackus clarington.net Attachments: Not Applicable Interested Parties: List of Interested Parties available from Department. Page 207 Clarbgton Notice of Public Meeting and Recommendation Report A land use change has been proposed, we want to hear from you! The Planning and Infrastructure Services Department invites you to attend a Statutory Public Meeting to discuss a proposed application for a Zoning By-law Amendment. Bethesda Ridge Farms has submitted an application for a Zoning By-law Amendment to facilitate the severance of a surplus farm dwelling as a result of a non -abutting farm consolidation at 2774 Concession Road 6 in Darlington. The Zoning By-law Amendment would prohibit future severances and residential development on the larger retained parcel, prohibit the housing of livestock in the existing farm buildings as required by the Minimum Distance Separation (MDS) formulae, and legalize the heights and total accessory floor area of three existing accessory structures on the proposed farm surplus dwelling lot. The application is deemed complete. On April 23, 2024, Amendment #197 to the Durham Regional Official Plan (associated file: ROPA2023-001), by By-law 2024-008 was final and binding, and the decision final and in full force from Regional Council. On July 25t", 2024, the Municipality of Clarington's Committee of Adjustment gave provisional approval to consent application B-2024-0019. One of the conditions of approval included obtaining approval from municipal council on a successful Zoning By-law Amendment. 2774 Concession Road 6, Darlington age Information and materials submitted in support of this application are identified and/or available for viewing at the following website: https://www.clarington.net/en/business-and-development/Current- Development-Proposals.aspx or at the Planning and Infrastructure Services desk located at 40 Temperance Street, Bowmanville ON L1 C 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 Jacob Circo, Planner II, Development Review Division at 905-623-3379, extension, 2425 or by email at net. 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, September 16t", 2024 Time: 6:30 p.m. How to Attend the Meeting You may provide comments at the Statutory Public Meeting either in person or electronically. In Person: Council Chambers Municipal Administrative Centre 40 Temperance Street, Bowmanville, ON L1 C 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(a)_clarington.net by Friday, September 13, 2024, at 3:30 p.m. A link 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 Jacob Circo at jcirco _clarington.net or by mail to 40 Temperance Street, Bowmanville, ON L1 C 3A6 prior to the date of the public meeting. File Number: ZBA2024-0007 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 In accordance with Section 34(19) of the Planning Act, an appeal may only be filed by the applicant, the registered owner, Minister of Municipal Affairs and Housing, or a specified person or public body that has interest in the matter. A specified person means, (a) a corporation operating an electric utility in the local municipality or planning area to which the relevant planning matter would apply, (b) Ontario Power Generation Inc.; (c) Hydro One Inc., (d) a company operating a natural gas utility in the local municipality or planning area to which the relevant planning matter would apply, (e) a company operating an oil or natural gas pipeline in the local municipality or planning area to which the relevant planning matter would apply, (f) a person required to prepare a risk and safety management plan in respect of an operation under Ontario Regulation 211/01 (Propane Storage and Handling) made under the Technical Standards and Safety Act, 2000, if any part of the distance established as the hazard distance applicable to the operation and referenced in the risk and safety management plan is within the area to which the relevant planning matter would apply, (g) a company operating a Page 209 railway line any part of which is located within 300 metres of any part of the area to which the relevant planning matter would apply, (h) a company operating as a telecommunication infrastructure provider in the area to which the relevant planning matter would apply; ("personne precisee"), (i) NAV Canada, 0) the owner or operator of an airport as defined in subsection 3 (1) of the Aeronautics Act (Canada) if a zoning regulation under section 5.4 of that Act has been made with respect to lands adjacent to or in the vicinity of the airport and if any part of those lands is within the area to which the relevant planning matter would apply, (k) a licensee or permittee in respect of a site, as those terms are defined in subsection 1 (1) of the Aggregate Resources Act, if any part of the site is within 300 metres of any part of the area to which the relevant planning matter would apply, (1) the holder of an environmental compliance approval to engage in an activity mentioned in subsection 9 (1) of the Environmental Protection Act if any of the lands on which the activity is undertaken are within an area of employment and are within 300 metres of any part of the area to which the relevant planning matter would apply, but only if the holder of the approval intends to appeal the relevant decision or conditions, as the case may be, on the basis of inconsistency with land use compatibility policies in any policy statements issued under section 3 of this Act, (m) a person who has registered an activity on the Environmental Activity and Sector Registry that would, but for being prescribed for the purposes of subsection 20.21 (1) of the Environmental Protection Act, require an environmental compliance approval in accordance with subsection 9 (1) of that Act if any of the lands on which the activity is undertaken are within an area of employment and are within 300 metres of any part of the area to which the relevant planning matter would apply, but only if the person intends to appeal the relevant decision or conditions, as the case may be, on the basis of inconsistency with land use compatibility policies in any policy statements issued under section 3 of this Act, or (n) the owner of any land described in clause (k), (1) or (m). A "public body" means a municipality, a local board, a hospital as defined in section 1 of the Public Hospitals Act, a ministry, department, board, commission, agency or official of a provincial or federal government or a First Nation; ("organisme public"). Carlos Salazar, MCIP, RPP Deputy CAO, Planning and Infrastructure Services Page 210 Farm Surplus Dwelling on non - abutting lots: Public Meeting and Recommendation Report ZBA2024-0007 The purpose of the proposed Zoning By-law Amendment are to: • The Minor Zoning By-law Amendment would prohibit future residential development on the retained parcel, prohibit the housing of livestock in the existing farm buildings as required by the Minimum Distance Separation (MDS) formulae and legalize the heights and total accessory floor area of three existing accessory structures on the proposed farm surplus dwelling lot. Required Planning Act Development Applications that have occurred so far: • On April 23, 2024, Amendment #197 to the Durham Regional Official Plan (associated file: ROPA2023-001), by By-law 2024-008 was final and binding, and the decision final and in full force from Regional Council. • On July 25t", 2024, the Municipality of Clarington's Committee of Adjustment gave provisional approval to consent application B-2024-0019. Page 211 ClanWilit Clarftwn 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: September 16, 2024 Report Number: PDS-035-24 Submitted By: Carlos Salazar, Deputy CAO, Planning and Infrastructure Services Reviewed By: Mary -Anne Dempster, CAO Resolution#: File Number: ZBA2024-0007 By-law Number: Report Subject: Zoning By-law Amendment application to facilitate the severance of a surplus farm dwelling on Concession Road 6 in Darlington. Recommendations: 1. That Report PDS-035-24 and any related communication items, be received; 2. That the By-law to amend Zoning By-law 84-63 attached to Report PDS-034-24, as Attachment 1, be approved; 3. That all interested parties listed in Report PDS-035-24, and any delegations, be advised of Council's decision. Report Overview Bethesda Ridge Farms has submitted an application for a Minor Zoning By-law Amendment to facilitate the severance of a surplus farm dwelling at 2774 Concession Road 6 in Darlington to accommodate a farm consolidation with non -abutting farmlands. Provisional approval of the consent application was granted by the Municipality of Clarington's Committee of Adjustment on July 25t", 2024, and one of the conditions was the Zoning By- law Amendment. The Minor Zoning By-law Amendment would prohibit future residential development on the retained parcel, prohibit the housing of livestock in the existing farm buildings as required by the Minimum Distance Separation (MDS) formulae and legalize the heights and total accessory floor area of three existing accessory structures on the proposed farm surplus dwelling lot. Should there be no significant concerns from the public, Staff recommend that the zoning by- law amendment be approved. Page 212 Municipality of Clarington Report PDS-035-24 1. Application Details Page 2 1.1 Owner/Applicant: Stan and Mary Ann Found on behalf of Bethesda Ridge Farms 1.2 Agent: Bob Clark on behalf of Clark Consulting Services 1.3 Proposal: General To facilitate the severance of a surplus farm dwelling at 2774 Concession Road 6 in Darlington. The retained farm parcel would consolidate with non -abutting farmlands owned by Bethesda Ridge Farms. Zoning By-law Amendment To prohibit future residential development on the retained farm parcel, prohibit the housing of livestock in the existing farm buildings as required by the Minimum Distance Separation (MDS) formulae and legalize the maximum total floor area and height of three existing accessory structures on the proposed farm surplus dwelling lot. 1.4 Area of Existing Lot: 53.796 hectares 1.5 Location: 2774 Concession Road 6, Darlington (See Figure 1) 1.6 Roll Number: 181701011006100 1.7 Within the Built Boundary: No Page 213 Municipality of Clarington Report PDS-035-24 Retained Parcel 52.87 Hectares ,6z�• �w 274- Severed Parcel 4 �s 0.926 Hectares +x� Figure 1: Proposed Severed and Retained Parcels. Page 214 Page 3 N cr � Subject Property Retained Parcel Severed Parcel Municipality of Clarington Report PDS-035-24 2. Background Page 4 2.1 Bethesda Ridge Farms operates a sheep farm and produces cash crops. The applicant owns a total of three (3) agricultural properties with a total area of 217 hectares (536 acres) in the Municipality of Clarington (see Figure 2). The applicant's home farm is located at the property 6229 Bethesda Road. 2.2 On March 31, 2022, the applicant purchased the subject farm property to expand agricultural production. The existing dwelling located on the property is not required by a farm employee and is surplus to the farm operation. 2.3 Section 6.3.g) of Zoning By-law 84-63 requires lots created in the "Agriculture (A)" and its exception zones to be created in accordance with the provisions of the Durham Regional Official Plan. In saying that, the severance of a dwelling rendered surplus as a result of a non -abutting farm consolidation is permitted by amendment to the Regional Official Plan. On April 23, 2024, Amendment #197 to the Durham Regional Official Plan (associated file: ROPA2023-001), by By-law 2024-008 was final and binding, and the decision final and in full force from Regional Council. The purpose of this Amendment was to permit the severance of a dwelling rendered surplus as a result of the consolidation of non -abutting farm parcels on lands designated as Prime Agricultural Areas. 2.4 On June 24, 2024, Planning Staff received a Consent Application from the owner of 2774 Concession Road 6, Darlington. The proposed consent application seeks to create a new lot by severing a dwelling rendered surplus to a farming operation because of the consolidation of non -abutting farm parcels. The proposed farm surplus dwelling parcel will be 0.926 hectares, and the proposed retained parcel will be 52.87 hectares. 2.5 Previous consent applications on the subject lands include LD90/012 and LD2004/131. LD90/012 resulted in the lot creation of 2804 Concession Road 6, with the lot being severed on November 25t", 1993. LD2004/131 resulted in the conveyance of a retirement lot at 6401 Clemens Road, which was severed on October 19, 2004. 2.6 On July 25t", 2024, the Municipality of Clarington's Committee of Adjustment gave provisional approval to consent application B-2024-0019. One of the conditions of approval included obtaining approval from municipal council on a successful Zoning By- law Amendment. In addition, Staff supports recommendations of the Heritage Impact Assessment (HIA), dated June 7, 2024, that was submitted by Andrea Gummo & Alex Rowse -Thompson Heritage Studio. As a condition of consent application B-2024-0019, the agent/owner is required to initiate the heritage designation process to designate the property under Section 29 of the Ontario Heritage Act. Page 215 Municipality of Clarington Page 5 Report PDS-035-24 2.7 Moreover, on June 24, 2024, Planning Staff also received a Minor Zoning By-law Amendment application (File # ZBA2024-0007) which seeks to prohibit future residential uses on the retained lands and to legalize any zoning deficiencies identified by Staff for the existing built form. The Zoning By-law Amendment that is required as a condition of consent application B-2024-0019 will prohibit the housing of livestock in the existing farm buildings constructed before 2024 as required by the Minimum Distance Separation (MDS) formulae, will prohibit the establishment of a residential use on the retained parcel and legalize any existing built form zoning deficiencies on the severed lot. 2.8 The subject property is identified as Primary on the Clarington Cultural Heritage Recourse List. In discussions with the property owners, they have agreed to designate the existing house (circa 1852) under the Ontario Heritage Act and is actively working with Community Planning Staff to go through the heritage designation process. 2.9 The applicant has submitted the following reports in support of the applications: • Planning Justification Report prepared by Clark Consulting; and • Site Screening Questionnaire (SSQ)/Phase One Environmental Site Assessment prepared by GHD, dated November 14, 2022. � t l � 4 to 1 5 � YYMV Hampton y r� Figure 2: Farms owned by Bethesda Ridge Farms (Stan and Mary Ann Found) in the Municipality of Clarington. Page 216 Municipality of Clarington Page 6 Report PDS-035-24 3. Land Use Characteristics and Surroundings Uses 3.1 The subject site is generally rectangular in shape with an area of approximately 54 hectares (133 acres). The subject lands contain an existing farm dwelling, an enclosed pool, a garage, a barn, and metal storage sheds located on the southern portion of the site. The central portion of the property contains a wooded area, and Mackie Creek which flows in north to south direction. The surrounding uses are as follows (see Figure 1): a) South — rural residential lands, Concession Road 6, Highway 407, and agricultural lands b) North- Rural residential lands, agricultural lands, and wooded areas c) East — Bethesda Road, rural residential lands, and agricultural lands d) West — Clemens Road, rural residential lands, and agricultural lands 4. Provincial Policy Provincial Policy Statement 4.1 The Provincial Policy Statement (PPS) protects prime agricultural areas for long-term agricultural uses. The PPS permits lot creation in prime agricultural areas for the severance of a surplus farm dwelling as a result of farm consolidation subject to the criteria outlined in Policy 2.3.4.1 (c). Greenbelt Plan 4.2 The policies of the Greenbelt Plan are intended to protect prime agricultural areas for long-term agricultural uses. Within the Protected Countryside designation of the Greenbelt Plan, lot creation is permitted for the severance of a surplus farm dwelling as a result of farm consolidation, provided that the surplus farm dwelling area is limited in size and no new residential dwellings are constructed on the retained parcel of farmland. 4.3 A portion of the property is within the Natural Heritage System of the Greenbelt Plan. The proposed surplus farm dwelling severance does not propose any land use change or development in this area. 5. Official Plans Durham Regional Official Plan 5.1 The Durham Region Official Plan designates the subject property as "Prime Agricultural Areas." Within Prime Agricultural Areas the severance of a farm dwelling rendered surplus as a result of a non -abutting farm consolidation is permitted by amendment to the Regional Official Plan. Page 217 Municipality of Clarington Page 7 Report PDS-035-24 5.2 The applicant has applied for a Regional Official Plan Amendment (ROPA 2024-001). On April 23, 2024, Amendment #197 to the Durham Regional Official Plan (associated file: ROPA2023-001), by By-law 2024-008 was final and binding, and the decision final and in full force from Regional Council. The purpose of this Amendment was to permit the severance of a dwelling rendered surplus as a result of the consolidation of non - abutting farm parcels on lands designated as Prime Agricultural Areas. Clarington Official Plan 5.3 The subject property is designated Prime Agriculture and Environmental Protection Areas within the Clarington Official Plan. The predominant use of lands designated Prime Agriculture shall be for agricultural purposes. The severance of a farm dwelling rendered surplus as a result of the consolidation of non -abutting farms is permitted provided that the farm is a minimum of 40 hectares, within the Protected Countryside of the Greenbelt Plan Area the dwelling was in existence as of December 16, 2004, the land area of the parcel on which the surplus dwelling would be located is generally less than 0.6 hectares, the dwelling to be severed is not required for farm employees, and that the farm parcel is rezoned to prohibit the establishment of any new residential uses. 5.4 The retained farm parcel would be 52.87 hectares in size and the surplus farm dwelling would be 0.926 hectares. The proposal meets the conditions required by Section 13.3.9 and Section 23.7 of the Clarington Official Plan, except that the farm surplus dwelling lot would be 0.926 hectares in size, however, this is supported by the Heritage Impact Assessment due to the siting of the existing dwelling, the existing accessory structures, and the location of the septic bed. 5.5 The subject property is identified as Primary on the Clarington Cultural Heritage Recourse List. A heritage impact assessment was requested to support the land division application to evaluate the heritage value or interest. Heritage Impact Assessment (HIA), dated June 7, 2024, by Andrea Gummo & Alex Rowse -Thompson Heritage Studio, was submitted upon request. The HIA evaluated the heritage value or interest of the property using Ontario Regulation 9/06 and indicated that the property met more than two criteria set out by the regulation. It merits the designation under Section 29 of the Ontario Heritage Act. The HIA provides sufficient historical background information and a thorough description and evaluation of architectural and heritage attributes. Staff is in support of the HIA's recommendation to designate the property under Section 29 of the Ontario Heritage Act. As a condition of provisional approval of consent application B-2024-0019, the initiation of the heritage designation process is required. The property owners have agreed to designate the existing farmhouse under the Ontario Heritage Act and Staff will work with the property owner to advance the designation. 5.6 The area designated Environmental Protection Areas should not be impacted by the severance application and Minor Zoning By-law Amendment given that all lands designated Environmental Protection Areas are consolidated on the retained parcel, and residential uses will be prohibited on the retained farm parcel. 5.7 It is staff's opinion that the Minor Zoning By-law Amendment conforms to the Clarington Official Plan. Page 218 Municipality of Clarington Report PDS-035-24 6. Zoning By-law Page 8 6.1 Zoning By-law 84-63 zones the subject property as Agricultural Exception (A-1) and Environmental Protection (EP). The 0.926-hectare residential parcel to be severed is entirely within the Agricultural Exception (A-1) Zone. The proposed Minor Zoning By-law Amendment would prohibit future residential development on the retained parcel, prohibit the housing of livestock in the existing farm buildings as required by the Minimum Distance Separation (MDS) formulae, and legalize the heights and total floor area of three existing accessory structures on the proposed farm surplus dwelling lot. 7. Summary of Background Studies 7.1 A Planning Justification Report prepared by Clark Consulting was submitted in support of the applications. The Report concludes that the applications to sever a surplus farm dwelling meet the objectives and requirements of the Provincial Policy Statement, Region of Durham Official Plan policies and the intent of the Clarington Official Plan policies. A total of 3 land holdings, including the subject lands, make up the Bethesda Ridge Farms (Stan and Mary Ann Found) farming operation as shown on Figure 2. 7.2 A HIA dated June 7, 2024, that was prepared by Andrea Gummo & Alex Rowse - Thompson Heritage Studio analyzed the cultural heritage impact of the proposed consent application and recommended that the portion of the subject property subject to severance and containing the existing fieldstone farmhouse be considered for designation under the Ontario Heritage Act, given its identified cultural heritage value. Staff supports recommendations of the HIA and will work with the property owner to advance the designation. 7.3 The Report also addresses the Minimum Distance Separation formulae. The Report concludes that there is no livestock facility on the retained farm parcel and that the housing of livestock in the existing accessory farm structures should be prohibited. The Report indicates that the proposed applications comply with the MDS formulae guidelines. 7.4 A Site Screening Questionnaire and Phase One Environmental Site Assessment was submitted by GHD. The Report concludes that the present land use at 2774 Concession Road 6 has a low level of concern from an environmental assessment perspective and is suitable for the proposed severance. No further environmental assessment was recommended. 8. Public Notice and Submissions 8.1 Public notice was mailed to each landowner within 300 metres of the subject lands on August 26, 2024. Public meeting signs were installed on the property, fronting Concession Road 6, Clemens Road and Bethesda Road. 8.2 At the time of writing this report, staff had not received any comments from members of the public on the proposal. Page 219 Municipality of Clarington Report PDS-035-24 9. Agency Comments Durham Region Page 9 9.1 On April 23, 2024, Amendment #197 to the Durham Regional Official Plan (associated file: ROPA2023-001), by By-law 2024-008 was final and binding, and the decision final and in full force from Regional Council. The purpose of this Amendment was to permit the severance of a dwelling rendered surplus as a result of the consolidation of non - abutting farm parcels on lands designated as Prime Agricultural Areas. The Regional Municipality of Durham's Planning & Economic Development Department, Regional Works Department, and Regional Health Department has no objection to the provisionally approved consent application and proposed Minor Zoning By-law Amendment Application. Central Lake Ontario Conservation Authority (GRCA) 9.2 The Central Lake Ontario Conservation Authority (CLOCA) has no objection to the applications as the severed parcel does not fall within the CLOCA's Regulation limits. 10. Departmental Comments 10.1 The applications were circulated to the Development Engineering Division and Building Division of the Planning and Infrastructure Services Department, and the Fire and Emergency Services Department. Neither division nor department has concerns with the applications. 11. Discussion 11.1 The Provincial Policy Statement (PPS) encourages the long-term viability of agricultural areas and limits opportunities to create new parcels in rural and agricultural areas. The PPS encourages farm consolidations and recognizes that farmers may not be interested in acting as landlords when acquiring additional farmland. The Durham Region and Clarington Official Plans allow farm consolidation where possible to ensure the long- term viability of agricultural operations. The Regional and Clarington Official Plans set out regulations for the severance of a surplus farm dwelling as a result of farm consolidation. When a surplus farm dwelling is severed, no new residential dwellings are permitted on the agricultural parcel. 11.2 The severance of a dwelling rendered surplus because of a non -abutting farm consolidation is permitted by amendment to the Regional Official Plan. The applicant has submitted a Regional Official Plan Amendment (ROPA 2024-001) to allow for a surplus farm dwelling severance as a result of non -abutting farm consolidation. On April 23, 2024, Amendment #197 to the Durham Regional Official Plan (associated file: ROPA2023-001), by By-law 2024-008 was final and binding, and the decision final and in full force from Regional Council. Page 220 Municipality of Clarington Page 10 Report PDS-035-24 11.3 The Clarington Official Plan policies require that when a surplus farm dwelling is severed from a farm parcel that is non -abutting, the farm parcel must have a minimum lot area of 40 hectares. The purpose of this policy is to ensure that the lands are viable for a farm operation upon severing. The subject lands are greater than the minimum of 40 hectares required by the provisions of the Official Plan. The Official Plan also requires that the severed surplus dwelling lot is generally less than 0.6 hectares. The need severed parcel size, larger than 0.6 hectares has to do with the siting of the existing dwelling, the septic bed, and existing accessory structures. The proposed size of the surplus dwelling lot is also supported by a HIA. 11.4 When a surplus farm dwelling is severed, the Regional and Clarington Official Plans in conformity with Provincial policy, require that the retained farm parcel be rezoned to prohibit future residential development. The 0.926-hectare residential parcel to be severed is entirely within the Agricultural Exception (A-1) Zone. The application for a Minor Zoning By-law Amendment would prohibit future residential development on the retained farm parcel, prohibit the housing of livestock in farm buildings that were in existence prior to 2024 as required by the Minimum Distance Separation (MDS) formulae and legalize the heights and total floor area of three existing accessory structures on the proposed farm surplus dwelling lot. 11.5 The site -specific zoning for the farm surplus dwelling lot would include a maximum total accessory floor area for all accessory structures/buildings to be 325 square metres and a maximum accessory structure/building height to be 6 metres, to accommodate three existing accessory structures to remain on the farm surplus severed parcel. The three existing accessory structures to remain includes a metal clad shed, frame garage and an enclosed pool structure (see Attachment 1). As the proposed farm surplus dwelling lot will be a new lot created from the retained parcel, the existing accessory buildings would create zoning deficiencies. To address this, site specific zoning is proposed for the farm surplus dwelling lot to legalize the height and total floor area of all accessory structures/buildings to remain. The three existing accessory structures to remain would still be subject to all other zoning requirements of Section 3.1.c) of Zoning By-law 84-63, would not be permitted to use for any occupation for gain or profit conducted within or accessory to a dwelling unit or on such lot and, in Staff's opinion would not result in any negative impacts. Moreover, keeping the existing three accessory structures on the farm surplus dwelling lot is supported by the HIA, and would benefit future property owners. 11.6 Generally, development on or adjacent to a cultural heritage resource may be permitted where the proposed development has been evaluated through a HIA and it has been demonstrated that the heritage attributes of the protected heritage property will be conserved. The proposed farm surplus dwelling lot has been evaluated by a HIA, and Staff are in support of the recommendations of the HIA. 11.7 Staff will work with the property owner to advance the designation, and the Clarington Heritage Committee (CHC) will be consulted on the subject application at its September 17, 2024, meeting. Page 221 Municipality of Clarington Report PDS-035-24 12. Financial Considerations 12.1 There are no financial impacts as a result of this proposal. 13. Strategic Plan Page 11 13.1 The proposal conforms to Clarington's Strategic Plan by promoting responsible and balanced growth. 14. Climate Change 14.1 There are no climate change impacts as a result of this proposal 15. Concurrence 15.1 Not Applicable. 16. Conclusion 16.1 In order to streamline the process for minor applications that conform to Municipal, Regional, and Provincial policies approval will be recommended at the Statutory Public Meeting. 16.2 The purpose of the Public Meeting report is to provide background information on the submitted Zoning By-law Amendment application. Should there be no significant concerns from the public, it is respectfully recommended that Council: approve the amendment to Zoning By-law 84-63 (See Attachment 1). Staff Contact: Jacob Circo, Planner II, (905) 623-3379 ext. 2425 or jcirco@clarington.net. Attachments: Attachment 1 — Zoning By-law Amendment Interested Parties: The following interested parties will be notified of Council's decision: Stan, Sarah and Mary Ann Found - Bethesda Ridges Farms Bob Clark, Clark Consulting Services Ken Allin Karen Allin Page 222 Attachment 1 to Report PDS-035-24 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 ZBA2024-0007; Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Schedule `1' to By-law 84-63, as amended, is hereby further amended by changing the zone designation from "Agricultural Exception (A-1) Zone" to "Agricultural Exception (A-96) Zone", and from "Agricultural Exception (A-1) Zone" to "Agricultural Exception (A-97) Zone" as illustrated on the attached Schedule `A' hereto. 2. Notwithstanding the Height (Maximum) and the Total Accessory Floor Area of Section 3.1.c), the lands zoned A-96 on the Schedules to this By-law may have for Accessory Structures and Accessory Buildings: a) Height (Maximum) of Accessory Structures and Accessory Buildings 6 metres b) Maximum Total Accessory Floor Area of all Accessory Structures and Accessory Buildings 325 square metres 3. Notwithstanding Section 6.1 and 6.3 c iii), the lands zoned A-97 on the Schedules to this By-law may only be used for the Non -Residential Uses set out in Section 6.4.1 b. in accordance with the following regulations: a. Non-residential buildings existing prior to July 25, 2024, may not house livestock. Page 223 4. Schedule `A' attached hereto shall form a part of this By-law. 5. This By-law shall come into effect on the date of the passing hereof, subject to the provisions of Section 24(2) and 34 of the Planning Act. By -Law passed in open session this day of RZIN"I Adrian Foster, Mayor June Gallagher, Municipal Clerk Page 224 This is Schedule "A" to By-law 2024- , passed this day of , 2024 A.D. 0 c 0 o E U an a� s as CO Concession -Road 6 Zoning Change From 'A-1' To 'A-96' Zoning Change From 'A-1' To 'A-97' Zoning To Remain 'EP' N Darlington ZBA 2024-0007 Schedule 1 • •