HomeMy WebLinkAboutPD-153-96THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
DN: PD153.96 ry
REPORT
Meeting: General Purpose and Administration Committee File #' Lam,
Date: Monday, November 18, 1996 n; �-
Res. 4 {,h - _�� >�_�
Report #: PD- 153 -96 File fLN 12.3
By -law #
COURTICE MAIN CENTRAL AREA STUDY
SECONDAR PLAN D URBAN DESIGN PLAN AND GUIDELINE
FILE: PLN 12.3 1
Recommendations:
It is respectfully recommended that the General Purpose and Administration
Committee recommend to Council the following:
1. THAT Report PD- 153 -96 be received for information;
2. THAT the interested parties listed at the end of this report receive a copy of
Report PD- 153 -96 and be advised of Committee's and Council's decision.
1. BACKGROUND
1.1 The Courtice Main Central Area is approximately sixteen hectares in size and is
bounded by Highway No. 2 to the north, Trulis Road to the west, Sandringham
Drive to the south and the future Maplefield Street road allowance to the east.
The Courtice Main Central Area is identified as Special Study Area No.1 on Map
A2 to the Clarington Official Plan (see Attachment #1) and is subject to the
provisions of Section 17 of the Plan.
The Main Central Area Study envisioned by Section 17.2 would be comprised of
two components:
• a secondary plan study
• an urban design study to be undertaken concurrently with the secondary
plan study.
REPORT PD- 153 -96 PAGE 2
1.2 Staff received a letter on February 1, 1996 from one of the two major land owners
within the study area (see Attachment #2). The land owner requested staff to
commence with the preparation of the Terms of Reference for the Main Central
Area Study.
1.3 Staff proceeded to prepare a draft Terms of Reference. In order to minimize costs,
the Terms of Reference proposed to utilize municipal staff for the planning
component and a consultant only for the urban design component. The various
responsibilities of the Planning and Development Department and the consultant
are specified within the Terms of Reference (see Attachment #3).
1.4 Staff subsequently met with the two major landowners, Valiant Property
Management and Bonneydon Limited to review the Terms of Reference and to
discuss the timing and funding of the Study. The developers indicated concerns
about funding a Municipal study which may be detrimental to their objectives.
They also indicated that it was a difficult time for commercial development and
that they were not able to fund a study at this time. However, Valiant Property
Management subsequently offered to prepare an urban design study. This offer
was not accepted since in staff's opinion the study should be commissioned by
the Municipality for the public interest of all landowners.
2. STAFF COMMENTS
2.1 The Courtice Main Central Area is identified as Special Study Area No. 1 in the
Clarington Official Plan. Staff would like to proceed with the secondary plan
portion of the Courtice Main Central Area Study within the Department's 1997
work program. Being the future downtown of Courtice, this is viewed as a critical
component to completing the Official Plan. It is also important to Courtice since
it is the focal point for the community.
However, it is important in this type of study that the urban design concept be
608
REPORT PD- 153 -96 PAGE 3
the major development interests, Staff estimate that this would require a budget
allocation of approximately $30,000 to $40,000. Recognizing the Municipality's
financial situation for 1997, it does not seem to be possible to proceed with the
necessary studies in the coming year.
2.2 Accordingly, unless directed otherwise, staff do not propose to incorporate the
Courtice Main Central Area Study in the 1997 budget. The Study will be deferred
until 1998 or until such time as funding is available from the development
interests. Staff will proceed with the many other priority items arising from the
Official Plan Review.
Franklin Wu, M.C.I.P., R.P.P.,
Director of Planning
and Development
WM *DC *FW *km
30 October 1996
��(: f`r-
W. H. 8t6ckwell
Chief Administrative
Officer
Interested parties to be notified of Council and Committee's decision.
Valiant Property Management
177 Nonquon Road
20th Floor
Oshawa, Ontario
L1 G 3S2
Bonneydon Limited
7111 Dufferin Street
Thornhill, Ontario
L4J 2K2
609
ATTACHMENT No. 1
MAIN CENTRAL AREA, MUNICIPALITY OF CLARINGTON
OFFICIAL PLAN, MAP A2, LAND USE, COURTICE URBAN AREA
ATTACHMENT NO. 2
The Corporation of the
Municipality of Clarington,
40 Temperance Street,
Bowmanville, Ontario.
L1C 3A6
Attention: Mr. Frank Wu
Dear Sir:
January 29, 1996
; X(VIRIMP.1
rtu , ,sss
MUNICIPALITY OF CLARINGTON
PLANNING DEPgRTMENT
RE: South East corner of Ring and Trulls Road
Clarington
At our meeting of October 16, 1995 it was agreed that we would
request the terms of reference be drafted for an urban design plan for
this area once your heavy workload diminished with the completion of the
Clarington Official Plan.
We do not have a customer at present for the referenced property
but we do want to get prepared as much as is possible.
Therefore, please prepare the terms of reference.
This study will include other developers land, is it your intent
to collect their share when they proceed to develop?
I am most anxious to be sure we can get the study done at the
least cost. It will be more carefully bid if there is a large net of
consultants invited to bid and if they realize that the developers who are
paying for the study will be carefully monitoring its cost.
It is not my intention to try to sway the findings of the study.
On the contrary, I welcome the unbiased decision of the Clarington Planning
Department. However, the consulting industry regularly charges higher fees
to local municipalities than is available to private developers. This is
what I want to avoid.
I
The Corporation of the
Municipality of Clarington January 29, 1996
Attention: Mr. Frank Wu
- 2 -
Since there is very little development work going on now, we
should be able to get a very competitive price.
A strong effort should be made to avoid any excuse for extras
or add -ons.
I am available to help staff however necessary in your judgement
to make sure the job is carefully tendered, properly carried out and brought
to a correct conclusion.
Please phone me if you wish to discuss this further. Otherwise,
please advise at your convenience what the time table might be.
Thank you.
Yours truly,
VALIANT PROPERTY MANAGEMENT
/. 1AAA
r
Robert Hann
RH /jmck President
ATTACHMENT NO. 3
COURTICE MAIN CENTRAL AREA STUDY
TERMS OF REFERENCE
I Background
The Courtice Main Central Area is approximately sixteen
hectares in size and is bounded by Highway 2 to the north,
Trulls Road to the west, Sandringham Drive to the south and
the future Maplefield Street road allowance to the east. The
Courtice Main Central Area is identified as Special Study Area
No. 1 in the Clarington Official Plan.
The Main Central Area Study is comprised of two components:
• The Secondary Plan Study of the Courtice Main Central
Area will be undertaken by the Municipality of Clarington
Planning and Development Department.
• The Urban Design Study will be undertaken by a consultant
and will proceed concurrently with the Secondary Plan
Study. The particular responsibilities of the Consultant
are specified within these Terms of Reference.
II Study Purpose
1. To develop a long term development strategy for the
Courtice Main Central Area with an emphasis on
establishing an urban environment in accordance with the
policy framework as contained in the Regional and
Clarington Official Plans.
2. To develop an Urban Design Plan with guidelines to
facilitate the implementation of the development
strategy.
III Study Objectives
1. To formulate an Urban Design Plan which facilitates the
development of the Courtice Main Central Area as the
civic focus and the major commercial centre of the
Courtice Urban Area.
2. To determine a means for integrating the Courtice Main
Central Area with the adjacent areas with consideration
to land use, transportation and urban form.
3. To distribute the initial and ultimate commercial
floorspace allocated to the Courtice Main Central Area in
order to allow the provision of a range of retail,
service and office uses.
613
IV
►7
order to allow the provision of a range of retail,
service and office uses.
4. To formulate plans for the development of a civic square,
including the possible display of public art, to serve
the users of the Courtice Main Central Area. The civic
square shall integrate with other components of the park
and open space systems serving the community, in
accordance with the Town of Newcastle Recreation /Leisure
Services Master Plan (1991).
5. To develop an implementation strategy for the recommended
Urban Design Plan for the Courtice Main Central Area.
Study Area
The Study Area shall generally encompass the lands delineated
as the Courtice Main Central Area by the Municipality of
Clarington Official Plan. In addition, the consultant shall
consider and have regard for lands in the general vicinity to
provide the appropriate context for the study. The Study Area
is shown on Attachment #1.
Study Process
Phase 1 - Background Report (prepared by municipal staff)
The Secondary Plan and Urban Design Plan will proceed
concurrently generally in accordance with the process
identified on Attachment #2. Phase 1 will involve the
collection of background information relevant to the Study,
and the identification of issues to be addressed by the Study.
As well, the general principles for the future development of
the Courtice Main Central Area shall be established.
The work undertaken in this Phase shall include the following
components:
1. Policy Context
a) review existing Official Plan policies and the
policies of relevant agencies such as the
Municipality of Clarington Public Works Department,
the Region of Durham Works Department and the
Conservation Authority to determine any
implications for future development patterns. In
addition, the review of the policy framework will
have regard for servicing issues and urban design
criteria.
In order to assist in the review, Section 9 of the Durham
Regional Official Plan, which allocates a maximum of 40,000
sq.m. of gross leasable floorspace within the Courtice Main
Central Area forms Attachment #3 to these Terms of Reference.
• L
In addition, the Clarington Official Plan allocates a maximum
of 20,000 square metres of floor space to the Courtice Main
Central Area to the year 2016. The relevant policies of the
Clarington Official Plan forms Attachment #4 to these Terms of
Reference.
2. Land Use
a) provide detailed mapping of existing land use and
land ownership;
b) identify significant natural features and issues
including hazard lands, if any;
c) prepare a comprehensive assessment of development
constraints related to land use and urban form,
including existing and potential land use
conflicts;
d) review studies relevant to development in the
Courtice Main Central Area, if applicable;
e) identify and assess various measures to integrate
the various land uses and minimize land use
conflicts in the Study Area;
f) identify natural heritage features to be considered
in the planning and development of the study area;
and
g) identify streetscape and heritage elements to be
considered in the planning and development of the
Courtice Main Central Area.
3. Transportation
a) identify and assess any existing deficiencies in
the transportation network serving the Study Area;
b) identify options for the transportation network in
the Study Area, with reference to the proposed
urban structure in the Durham Regional Official
Plan and Clarington Official Plan, including but
not limited to intersection improvements and
additional collector and local roads;
c) identify and assess existing and future pedestrian,
bicycle and vehicular connections to ensure safe
and convenient linkages within and leading to the
Study Area; and
d) assess the opportunities and requirements for the
incorporation of public transit into the
transportation network.
615
4. Open Space /Recreation
a) detail the park and open space network within the
Study Area including:
• opportunities for the provision of additional
parkland and /or recreational facilities
including the display of public art
• existing and potential linkages with
valleylands and parks
• civic park development opportunities and any
necessary acquisition program
5. Municipal Servicing
a) identify the capacity existing in municipal
sanitary sewer, storm sewer and water systems
available to service development within the
Courtice Main Central Area
b) identify any constraints on residential or
commercial intensification within the Study Area
The Background Report with appropriate base mapping produced
in AutoCadd will be available to the selected consultant to
undertake the balance of the Urban Design Study.
Phase 2 - Urban Design Concept (prepared by consultant)
Phase 2 will involve the preparation of an urban design
concept for the Courtice Main Central Area. The consultant
will embrace a "team approach" which would include discussions
and "round table meetings" with municipal staff and
stakeholders. As a minimum, the concept will include:
• a statement of goals and objectives
• a review of urban design alternatives and
configurations for proposed land uses
• a description of the proposed built form, public
domain, the transportation system, parking and
landscape features
• outline public and private elements of the
preferred urban design concept
• describe how the urban design concept addresses the
constraints and opportunities of the site
616
• describe how the urban design concept addresses the
current requirements of retail development and land
ownership and is flexible for future needs
Phase 3A - Secondary Plan (prepared by municipal Staff)
1. On the basis of the Urban Design Concept, Phase 3A will
involve the preparation of the appropriate land use
policies and designations.
2. Based on the assessment and the options presented in the
Background Report, recommendations will be made regarding
the preferred transportation network including pedestrian
and cyclist connections and the provision of public
transit.
Phase 3B - Urban Design Plan and Guidelines (prepared by
consultant)
1. Work on the Urban Design Plan and Guidelines by the
consultant will proceed concurrently with the Secondary
Plan Study by the Planning and Development Department.
2. The Urban Design Plan and Guidelines will be presented to
the Municipal Council for approval at the same time as
the Secondary Plan.
3. The Urban Design Plan and Guidelines are intended to
supplement and implement the Secondary Plan. It is not to
be incorporated into the Clarington Official Plan, but
rather is to be adopted as a guideline by Council.
4. The Urban Design Plan and Guidelines shall generally
address the issues outlined below. These issues may be
further refined upon completion of Phase 1 (Overview and
Land Use Options) of the Study. As well, additional
issues as follows, may be identified for study within the
individual Design Precincts:
• Building Massing, including bulk /height
limitations, building setbacks and fenestration
• Street facade features including doors and windows
• Pedestrian linkages between nodal points
• Locational criteria for service entrances
• Use of arcades, awnings, canopies, outdoor patios
and other special architectural features
• Landscaping
• Design concept for the Public Square
617
• Signage
• Public art display
• Profiles and sections for public and private roads
including pavement widths, servicing details and
street furniture such as seating, trash
receptacles, streetlighting, bus shelters and
bicycle racks, with detailed hardware
specifications to be provided for each.
5. The consultant will make recommendations with respect to
the Sign By -law of the former Town of Newcastle as it
applies to the Courtice Main Central Area
6. The consultant will make recommendations with respect to
landscape design criteria for the Courtice Main Central
Area.
7. The consultant will make recommendations with respect to
the internal system of roads with particular emphasis
placed upon a grid system of roads as required by Section
9.2.2 b) of the Regional Official Plan.
8. The consultant will make recommendations with respect to
the implementation of public infrastructure.
VI Public Participation
1. Meaningful public involvement and consultation will be
sought at each phase of the study process although public
involvement will be organized by the municipality via
daytime workshops with the stakeholders and evening
workshops with the public. The consultant's attendance
at both the evening and daytime workshops will be
required.
2. Groups with a particular interest in the Main Central
Area must be identified.
3. The most effective mechanisms for providing information
to the public and securing public input must be
identified prior to the commencement of the Land Use
Component of the Study. Suggested mechanisms include:
• interviews with special interest groups, major
landowners, and members of the development industry
in Phase 1 and at the end of Phase 2.
• the placement of a Public Notice in local
newspapers, as well as postings in community
facilities, at the beginning of each phase of the
Study requesting submissions from the public
• •
• Public Open Houses /Workshops
Municipal staff will be responsible for all arrangements,
advertising, newsletters etc.
VII Meetings
The consultant will be required to attend meetings, including
but not limited to:
1. Meetings with the Municipality of Clarington Planning and
Development Department as required.
2. Consultation with the public and interest groups,
including Public Open Houses.
3. Presentation of findings at a Public Meeting of Council
at the conclusion of Phase 2.
4. Presentation with staff of the Recommended Secondary Plan
and the Recommended Urban Design Plan to the municipal
Council.
5. Presentation with staff of the Recommended Secondary Plan
and the Recommended Urban Design Plan to the Regional
Planning Committee if deemed necessary.
VIII Timing
1. The Study is expected to commence on or around December
1, 1996. It is expected that the Study will be completed
within 12 -14 months from commencement.
I% Deliverables
The consultant shall prepare the following documents through
the study process
• Working Paper on Urban Design Concept (max. 10 pages of
text)
Draft 15
Final 50
• Recommended Urban Design Plan
Draft 15
Final 50
Appropriate visual displays which illustrate the various
reports will be prepared for the public participation process.
►;1
All original text, maps, plates, data, reports and other
materials or information collected or prepared by the
Consultant shall be considered municipal property and will be
turned over to the Municipality at the conclusion of the
Study.
All data files used and developed through the study process
will be provided to the Municipality on a floppy computer disk
(3.5 inch format). In addition, all reports will be provided
on a floppy computer disk (3.5 inch format) in Wordperfect
5.1.
All newsletters and reports shall be printed on paper made
with recycled materials.
Study Direction
The work of the consultant will be directed by the
Municipality of Clarington Planning and Development
Department. The consultant will be required to meet regularly
with municipal Staff to review the Study's progress and to
seek direction from Staff.
Proposal for Services
The Consultant shall prepare a written proposal containing the
following:
• a detailed description of the Consultant's suggested
approach to the Study as outlined in these Terms of
Reference and the requirements for any municipal staff
resources.
• a specific timetable /work plan for the various phases of
the Study and a deadline for commencement, the submission
of any reports and completion of the Study process and
final report.
• the name(s) of the principal(s) of the firm who will be
coordinating and presenting the Study and the Staff who
will specifically be assigned to the Study.
• cost estimates with upset costs for the Study, including
such matters as the cost of meetings, mileage,
secretarial, telephone, fax, computer and printing costs.
The Consultant will furnish an itemized estimate of the
costs of each component and phase of the Study process.
Any per diem rates and meeting rates for additional work
not specifically covered in these terms shall also be
provided. Costs estimates will be prepared utilizing the
form contained in Attachment #5.
620
• a schedule of hourly rates and an estimate of the number
of days that each member would spend on the study and a
sum total of this time.
• a statement of disclosure that the consultant has no
conflict of interests in undertaking the study and shall
refrain from undertaking future assignments which may
conflict or make use of confidential information obtained
through this study.
The Consultant is encouraged to make separate constructive
comments and suggestions regarding the Terms of Reference and
the approach to the Study which in his /her opinion, would
improve performance in carrying out the assignment. Such
comments shall not be made conditional to the acceptance of
the assignment.
Upon approval of funding for this Study, a contract will be
executed by the Municipality.
%II Cost Overrun
All costs incurred by the Consultant in preparation of the
Study and not specifically provided for in the Consultant's
proposal and authorization letter will not be the
responsibility of the Municipality of Clarington.
%III Conditions
The consultant must not include restrictive or conditional
statements to alter the intent of the Terms of reference. In
addition, the Municipality of Clarington advises that the
lowest bidder will not necessarily be the consultant retained.
Attachments
# 1 Map of study Area
# 2 Secondary Plan and Urban Design Plan process
# 3 Section 9 (Central Areas) of the Durham Regional Official
Plan.
# 4 Section 17 (Special Study Areas) of the Clarington Official
Plan.
# 5 Proposal Cost - Estimate form.
# 6 List of Materials to be provided to consultant
6 2 1
SECONDARY PLAN STUDY FOR THE COURTICE
MAIN CENTRAL AREA
Material Provided to Consultants
1. Terms of Reference including Attachments as follows:
• Section 9 of the Durham Regional Official Plan
• Section 17 of the Clarington Official Plan
2. Extracts from the Durham Regional Official Plan
• Schedule A (Clarington portion)
• Section 3.3.5 (Population Targets for Urban Areas)
3. Key Map showing location of commercial applications
4. Mapping
Cadastral Mapping
• Courtice Main Central Area Scale - 1:5000
Ontario Base Mapping
• OBM Scale - 1 : 10,000 (digital)
• OBM Scale - 1 : 2,000 (print only)
Conservation Authority Mapping
• CLOCA Flood and Fill Scale - 1 : 2000 (print only)
5. Base - Mapping of Study Area prepared for Phase 1 Report
6. Municipality of Clarington Official Plan
7. Storm Water Management Plan - Robinson Creek
8. Phase 1: Courtice Main Central Area Study Background Report
622
SECONDARY PLAN STUDY FOR THE COURTICE
MAIN CENTRAL AREA
Documentation Available
1. 'Town of Newcastle Planning Studies'; Murray V. Jones &
Associates, 1975
2. 'Town of Newcastle Recreation and Leisure Services Master
Plan'; 1990
3. 'Environmental Sensitivity Mapping Project'; Central Lake
Ontario Conservation Authority, 1978
4. Inventory of Commercial Floorspace in the Town of Newcastle;
Town of Newcastle Planning Department, 1979, 1985, 1990
5. Storm Water Management Studies for the Courtice Major Urban
Area
6. Functional Engineering Report: Bowmanville Main Central Area
7. List of Other Documents Available
623