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Report To: Planning and Development Committee
Date of Meeting: May 12, 2025 Report Number: PDS-019-25
Authored By:
Submitted By:
Reviewed By:
File Number:
Report Subject:
Jane Wang, Senior Planner, Community Planning
Darryl Lyons, Deputy CAO, Planning and Infrastructure Services
Mary-Anne Dempster, CAO
COPA2025-0007 (PLN 41.15) Resolution#:
Soper Springs Secondary Plan Statutory Public Meeting
Purpose of Report:
The purpose of this report is to provide information and seek input from the public and Council
regarding the draft Soper Spring Secondary Plan. It does not constitute, imply or request any
degree of approval.
Recommendations:
1.That Report PDS-019-25 and any related communication items, be received;
2.That any received comments be considered during preparation of the recommended
Soper Springs Secondary Plan and Urban Design and Sustainability Guidelines;
3.That Staff report back to Council with a Recommendation Report, including the
Official Plan Amendment for the Soper Springs Secondary Plan; and
4.That all interested parties listed in Report PDS-019-25 and any delegations be
advised of Council’s decision.
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Report Overview
This report provides an overview of the planning processes for the Soper Springs Secondary
Plan, including initiation of the plan, the planning policy framework, public engagement, and
comments, as well as agency comments received to date
The Secondary Plan is envisioned to create a compact, complete, connected and walkable
community in Bowmanville, that is interconnected with the natural environment. The Plan will
reflect and enrich the character of the area, creating a sense of place for resident s and
visitors and leading to a sustainable built form.
The purpose of the Statutory Public Meeting is to obtain comments from the public, Council
members, landowners, and commenting agencies on the draft Soper Springs Secondary
Plan and draft Urban Design and Sustainability Guidelines. These comments will inform
revisions to the draft Secondary Plan before it is recommended to Council for approval.
1. Background
1.1 The draft Soper Springs Secondary Plan (Attachment 1) provides an outline to allow for
the development of a connected, complete community with residential, commercial,
employment, and recreation opportunities. The Secondary Plan will lead to a
sustainable built form that protects the significant scale of the natural environment,
promotes alternative modes of transportation, and supports a healthy lifestyle for current
and future generations.
1.2 The purpose of this Secondary Plan and accompanying Urban Design and
Sustainability Guidelines is to establish goals and policies to guide development within
Soper Springs over time, as it is implemented through subdivision, zoning and site plan
control.
1.3 The preparation of this Secondary Plan follows the same procedures as an Official Plan
Amendment under the Planning Act. This includes the preparation of supporting
technical studies, public engagement, a statutory public meeting and Council approval.
The draft Official Plan Amendment (Attachment 2) will amend the Clarington Official
Plan to add the new Soper Springs Secondary Plan.
2. Soper Springs Secondary Plan
2.1 The Secondary Plan Area is generally bound by Liberty Street North to the west,
Concession Road 3 to the south, and Lambs Road to the east. The Study Area’s
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northern boundary aligns with the Bowmanville urban boundary. The area is
approximately 184 hectares in size and is located on the north side of Bowmanville
Figure 1: Soper Springs Secondary Plan Area
2.2 Currently, the Secondary Plan Area consists of agricultural field, single detached
dwellings and the Soper Creek vallylands. It is surrounded by low density residential
neighbourhoods to the south, estate residential lots to the west, and agricultural fields
and natural areas to the north and east. These natural areas are located, in part, within
the Greenbelt Plan.
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Initiation of the Secondary Plan
2.3 The Municipality of Clarington received a request from the Bowmanville North (Soper
Springs) Landowners Group to initiate the Soper Springs Secondary Plan with their
commitment to cover 100% of the costs as required by Clarington Official Plan policies.
In April 2018, Council authorized staff to commence the Soper Springs Secondary Plan
(PSD-032-18). Staff was authorized to finalize the draft Terms of Reference and issue a
Request for Proposal to retain the necessary consultants, which was ratified by Council
(Resolution PD-072-18).
2.4 The Terms of Reference were finalized on the proposal of the landowner group. The
Terms of Reference outlines the process for the Soper Springs Secondary Plan and
Urban Design and Sustainability Guidelines, and include descriptions of all the studies,
reports, and outreach required as part of the project.
Coordination of Initiatives
2.5 The following processes have been undertaken at the same time as the Soper Springs
Secondary Plan and have been incorporated into the study process :
Environmental Assessment
2.6 An Environmental Assessment (EA) is required for all new or realigned major roads
needed for the Soper Springs Secondary Plan. As part of the Secondary Plan, an EA is
being undertaken for the new collector roads.
2.7 This project is being undertaken using the ‘Integrated Approach’ which jointly satisfies
the requirements of the Planning Act and the Environmental Assessment Act. All public
notices, communications and review periods have been designed to ensure that they
conform to the requirements of both the Planning Act and the Environmental
Assessment Act.
Soper Creek Subwatershed Study (Soper Creek SWS)
2.8 Soper Creek Subwatershed Study is required to inform the preparation of the Soper
Hills and Soper Springs Secondary Plans, which are planning future neighb ourhoods
within the Soper Creek Subwatershed area. The study was conducted as a separate
project but was coordinated with the Soper Springs Secondary Plan process. The
purpose of the Study includes the assessment of the potential impact of proposed land
use changes on the natural features, mitigation of the impacts, and an implementation
and monitoring plan.
2.9 The first phase of the study is complete and provided an understanding of the
environmental features, functions, and constraints to inform the development of the draft
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Soper Springs Secondary Plan and Soper Hills Secondary Plan. The draft Phase 2&3
reports were completed to provide subwatershed management strategies,
implementation and monitoring plans. The draft Phase 2&3 report was presented to the
public at a Public Information Centre on April 10, 2025. Recommendations from the
Soper SWS are integrated into the draft Secondary Plan and draft Urban Design and
Sustainability Guidelines.
3. Secondary Plan Process
3.1 The development of the draft Soper Springs Secondary Plan was informed by a
comprehensive public engagement process and several technical background studies .
3.2 The Secondary Plan process for Soper Springs involves four phases (Figure 2). As
provided in the draft Terms of Reference and further refined through the tender and
award process, our lead Consultant, SGL Planning & Design Inc. has summarized the
planning for this Secondary Plan.
Figure 2: The Soper Springs Secondary Plan Process
3.3 The following section generally describes the process that was undertaken to develop
the draft Soper Springs Secondary Plan. A sequence of events summary table is
provided in Attachment 3-Sequence of Events for reference.
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Phase 1: (Public Input and Technical Analysis) included technical analysis
through background studies and initial consultation with the community to
determine the vision for the new neighbourhood, including two Public Information
Centres in June 2019 and December 2021. A Background and Analysis
Summary Report was prepared.
Phase 2: (Urban Design and Sustainability Principles and Alternative Land use)
developed principles of Urban Design and Sustainability for the Secondary Plan
area, three land use options and created evaluation criteria to evaluate the
options. This phase also included a Public Information Centre in June 2022. A
Phase 2 Summary Report was prepared.
Phase 3: (Preferred Land Use Plan) resulted in the preferred alternative land use,
the draft Environmental Protection Area that was presented to the public and
agencies for comment. A Joint Public Information Centre (with Soper Hills
Secondary Plan and Soper Creek Subwatershed Study) was held for public
feedback in December 2023. The comments received from the Steering
Committee, the public and agencies contributed to an emerging land use plan
and policy direction. The Joint Public Information Centre presentation, the draft
Preferred Land Use Alternative report and the Environmental Protection Area
Schedule are posted on the project webpage.
Phase 4: (Final Secondary Plan and Zoning By-law) intend to focus on the
finalization for the Secondary Plan. This includes the Statutory Public Meeting
and Recommendation Report. In this phase, the supporting technical documents
will be finalized, and the preparation of the implementing zoning by-law will take
place. Comments received during the Public Meeting, will be outlined in the
Recommendation Report.
3.4 Public engagement included four Public Information Centres, one interactive
presentation and a survey. Feedback received through various methods over the last
several years focused on the sustainability vision, environmental protection and creation
of a low-rise mixed-use neighbourhood.
3.5 All comments submitted on the draft Secondary Plan will be responded to in an future
recommendation report to Council.
Technical Studies
3.6 Preliminary technical background work was completed prior to the December 2021
Public Information Centre #2. The Phase I Background and Analysis Summary Report
outlined the findings and analysis to inform the development of the Secondary Plan.
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3.7 A draft Transportation Assessment Report was prepared by TYLin for the Soper Springs
Secondary Plan area to establish the preferred road network for the Secondary Plan
and evaluate how the Secondary Plan area will affect the traffic generated by future
growth with consideration for existing traffic conditions, land use planning alternatives,
forecasted traffic growth rates and identifying any shortcomings and recommendations.
3.8 A draft Functional Servicing Study Report (FSSR) was prepared by TYLin for the Soper
Springs Secondary Plan area to demonstrate how the Secondary Plan area can be
efficiently serviced in terms of water supply and distribution, wastewater and
stormwater. Taking all comments and consideration from the agencies, findings, and
recommendations of the Soper Creek Subwatershed Study, stormwater management
facilities and locations are recommended within the Secondary Plan area.
3.9 Attachment 4 provides a summary of the technical work that was completed to date.
These reports will be updated based on comments received from agencies and the
public after the Public Meeting.
4. Secondary Plan Vision and Policy Framework
4.1 The Soper Springs Secondary Plan is envisioned to reflect and enrich the history and
character of both the Secondary Plan area and the Municipality of Clarington. The draft
Secondary Plan has provided for built form that protects the significant scale of the
natural environment, promotes alternative modes of transportation, and supports a
healthy lifestyle for current and future generations.
4.2 To implement the vision for the Secondary Plan area, principles were developed based
on the Sustainability and Green Principles Report, including:
Principle 1: Provide for the efficient use of land through the creation of compact,
complete, connected and walkable communities
Principle 2: Reduce dependence on personal vehicles and prioritize active
transportation modes of travel by creating a network that encourages walking and
cycling and improve overall health for the residents and community.
Principle 3: Protect, enhance and value significant natural features within and
adjacent to Environmental Protection Areas (EPA).
Principle 4: Encourage parks and open spaces that are highly visible, accessible
and usable.
Principle 5: Provide for adequate servicing (water and wastewat er) to new
developments.
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Principle 6: Respect cultural heritage through conservation and appropriate
incorporation into the community.
4.3 In addition to above mentioned principles, the draft Soper Springs Secondary Plan has
been prepared to respond to provincial policy changes, the local context and completion
of technical studies. Policy directions of interest in this Secondary Plan are detailed
below.
Housing Diversity and Density
4.4 The draft Secondary Plan facilitates and promotes an inclusive community by permitting
a range of housing types. In support of Clarington’s Pledge to build 13,000 new
residential units by 2031. A variety of building types and heights are supported
throughout the Secondary Plan, ranging from detached dwellings and townhouses to
mid-rise apartments and mixed-use buildings. The targeted number of residential units
to be accommodated in the Secondary Plan area is 1200 units.
Affordable Housing Framework
4.5 The draft Secondary Plan includes a collection of policies intended to support the
Municipality’s objective for a minimum of 30% of all new housing units be affordable .
The draft Secondary Plan proposes a range of housing forms, sizes and tenures to
meet the needs of a diverse population and households of various sizes, incomes and
age compositions.
4.6 There are limited tools available to the Municipality to require the delivery of affordable
housing units. The draft policies encourage the integration of affordable housing into the
community, especially in locations that are easily accessible to transit and services.
Draft policies permitting additional height for development that provides affordable
housing in the Medium Density land use designations are also included..
4.7 To support achieving the affordable housing objectives, the Municipality will explore
potential incentives such as reduced application fees and fast-tracked application
approvals. One incentive included within the draft Secondary Plan is the opportunity to
reduce the minimum parking requirements. This incentive would be explored on a site-
by-site basis where affordable housing is provided as part of a development application .
Alignment with Soper Creek Subwatershed Study
4.8 Consistent with the Clarington Official Plan, lands designated Environmental Protection
Area do not permit any development besides low intensity recreation and uses related
to conservation, flood or erosion control projects.
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4.9 In addition to the lands designated Environmental Protection, four Environmental
Constraint Overlays are introduced based on the Soper Creek SWS findings and
recommendations. These ‘overlay’ areas are not land use designations; they identify
areas where potential environmental constraints need to be considered or studied as
part of future development applications.
4.10 Policies in the draft Secondary Plan specify that a site-specific environmental impact
study is required to determine appropriate natural heritage feature boundaries,
compatible development and appropriate mitigation strategies.
4.11 Following the completion of the required studies, the Environmental Constraint Overlays
may be modified as deemed appropriate by the study, without amendment to the
Secondary Plan, and the underlying land use designations in Schedule A will apply.
5. The Soper Springs Secondary Plan Summary
5.1 The draft Land Use Plan (Figure 3) identifies the distribution of land uses and the draft
Secondary Plan policies describe their permitted land use, built form, height permissions
and minimum density.
5.2 A majority of the lands in the Secondary Plan area are designated Environmental
Protection Area, which is primarily made up of natural heritage features, the Soper
Creek and its tributaries, hydrologically sensitive features, the regulatory flood plain,
headwater drainage features with a “Protection” classification and hazard lands
associated with valley systems. No development, with the exceptions of trails, low
impact development and erosion control are permitted in the Environmental Protection
Area designation.
5.3 Mearns Avenue is proposed to be extended north and west to intersect with Liberty
Street North opposite Pamela Court. A second collector road will extend from the
Mearns Avenue extension north and west to connect to Liberty Street North between
Pamela Court and Sydel Court.
5.4 Two designations, Medium Density Local Corridor and Medium Density Residential
generally permit four to six storey development. These higher densities are located
along Concession Road 3, the Mearns Avenue extension and Liberty Street North. The
remaining pockets of developable land are designated Low Density Residential.
5.5 One Neighbourhood Park and two Parkettes are proposed, with the Neighbourhood
Park located central to the Secondary Plan area and the two parkettes distributed to
ensure parks are within a 5-minute walk of residents,
5.6 One Utility designation is proposed on Liberty Street North and is intended to contain a
Regional water reservoir.
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5.7 Areas designated as ‘Land Use to be Determined’ require further detailed study to
determine whether urban development within, and access to the small parcels, is
feasible. An Official Plan Amendment will be required to delineate the Environmental
Protection Area boundaries and the appropriate land use designation on the
developable portion.
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Figure 3: Schedule A - Land Use Plan (Draft)
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5.8 The draft Environmental Constraint and Transportation Schedule B (Figure 4) provides
greater details on environmental constraints, road classification and active
transportation planned for the Secondary Plan area.
5.9 Two types of trails are identified in the Secondary Plan Area: Multi-Use Paths and
Municipal Trails. Multi-Use Paths are pathways separated from vehicular traffic that
accommodate pedestrian and cycling routes within the road right of way. Multi-Use
Paths are proposed to be located along the two collector roads.
5.10 Municipal Trails can be paved or unpaved and provide access to environmental features
in the Environmental Protection Area designation. They are intended to keep users on a
designated path to minimize disruption to the surrounding landscape.
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Figure 4: Schedule B – Environmental Constraint and Transportation (Draft)
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5.11 The draft Soper Springs Secondary Plan is supported by draft Urban Design and
Sustainability Guidelines(Guidelines) (Attachment 5), which is built on the Sustainability
and Green Principles Report (see Section 4.2) and was informed by the Municipality of
Clarington’s Green Development Framework.
5.12 The draft Guidelines provide direction for the design of streets and blocks, built form,
streetscape design, community focal points, environmental protection area interface,
parks and open space as well as sustainability. The draft Guidelines will provide a level
of expectation for the design and assist with the review and evaluation of future
development applications.
6. Conformity with Provincial Legislation
Planning Act
6.1 The Ontario Planning Act mandates how planning should be carried out in the Province
of Ontario and requires municipalities to have regard for matters of Provincial Interest.
These matters of Provincial Interest include but are not limited to the protection and
conservation of the environment; the provision of housing, community services and
facilities, education, and health facilities; appropriate growth and development; and
consideration for public and private interests.
6.2 The draft Secondary Plan has had regard for matters of provincial interest by providing
for a variety of housing forms and options, including detached and semi-detached
dwellings, a full range of townhouses and apartment buildings. The Environmental
Protection Area designation has been delineated based on the findings of the Soper
Creek SWS. A variety of community services and amenities, including parks, are also
planned within the Secondary Plan area.
Provincial Planning Statement, 2024
6.3 On October 20, 2024, the new Provincial Planning Statement, 2024 (PPS, 2024) came
into effect, integrating and replacing the existing Provincial Policy Statement, 2020 and
the A Place to Grow – Growth Plan for the Greater Golden Horseshoe, 2020, into a
single, province-wide policy document. PPS 2024 sets out high level policy direction for
planning across Ontario related to housing, growth, infrastructure, protecting the
environment and public health.
Land Use and Housing Mix
6.4 PPS promotes the creation of complete communities by accommodating a mix of land
uses, housing options, transportation options with multimodal access, employment,
public service facilities and other institutional uses, recreation, parks and open space,
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and other uses to meet long-term needs. PPS also directs that settlement areas shall be
the focus of growth and development and land use patterns shall be based on densities
and land uses which efficiently use land and resources including infrastructure and
public service facilities.
6.5 The draft Soper Springs land use plan proposes a range and mix of residential land use
designations. The preferred plan also permits commercial uses at key locations in the
Secondary Plan area as well as a variety of parks and considerable open space
opportunities. Proposed densities in the draft Secondary Plan range from mid-rise to
low-density built forms. This mix of housing densities efficiently uses the developable
lands within the Secondary Plan area.
Parks and Open Space, Natural Heritage and Community Facilities
6.6 The PPS encourages the long-term preservation and protection of natural features and
recognizing the linkages between natural heritage features and areas, surface water
features and ground water features.
6.7 A large portion of the Soper Springs Secondary Plan consists of the Environmental
Protection Area designation as well as parks, trails and stormwater management ponds.
The Environmental Protection Area designation supports the ecological and hydrological
functions of the Secondary Plan area. The proposed parks provide a variety of
opportunities for passive and active recreation to contribute to the area’s sense of
identity.
Economic Prosperity
6.8 PPS encourages opportunities for long-term economic prosperity by creating a distinct
sense of place and character and by relying on existing land, resources, infrastructure
and public service facilities.
6.9 The draft Secondary Plan provides opportunities for employment as well as economic
development through the provision of commercial and service uses integrated within the
community and residential areas. The Medium Density Local Corridor will be the focal
point of the neighbourhood and permit non-residential floor space for retail and service
commercial uses to meet the needs of residents, and amenities including parks are also
planned within the preferred land use plan.
6.10 The draft Secondary Plan is consistent with the provincial policy framework.
7. Conformity with Official Plans
Durham Region Official Plan
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7.1 The Region of Durham Official Plan (ROP), Envision Durham, aims to guide long-term
growth and development in the Region to foster a complete, healthy, sustainable,
diverse and welcoming place to live, learn and thrive for current and future residents of
Durham. As of January 1, 2025, the Region of Durham is no longer the planning
approval authority for the Municipality. The Municipality is responsible for implementing
the ROP.
7.2 Lands in the Secondary Plan area are designated ‘Community Areas’ and ‘Major Open
Space Areas’ in the ROP.
7.3 Community Areas are intended to be developed as complete communities and provide
a range of housing, transportation and lifestyle choices, and create opportunities for
residents to live, shop, work and access services and amenities within the community.
7.4 The draft Secondary Plan is in conformity with the ROP as it introduces a variety of land
uses which foster a complete community including residential, commercial, parks and
open space, to serve the needs of future residents of the community. This m ix of land
uses will help to create a vibrant community in this area. The Secondary Plan area will
be designed based on a modified grid street and block pattern, complemented by multi-
use paths to improve connectivity within the Secondary Plan area and enhance the
pedestrian permeability of the area and access to transit.
Major Open Space
7.5 The Major Open Space Designation represents major streams, valleys, key natural
heritage, hydrological features, prime agricultural lands and rural lands outside of the
Urban Area Boundary. The Major Open Space policies are to ensure the identification,
protection, restoration and enhancement of the Regional Natural Heritage System and
its natural heritage and hydrologic features and functions. ROP policies prohibit
development and site alteration within the Regional Natural Heritage System, with the
exception of certain uses subject to environmental studies demonstrating no negative
impacts.
7.6 Portions of the Secondary Plan area are also identified as ‘Regional Natural Heritage
Area’ as well as ‘Enhancement Opportunity Areas’ on Map 2a Regional Natural Heritage
System in the ROP.
Clarington Official Plan
7.7 The Municipality of Clarington Official Plan (COP) guides and manages development to
the year 2031 by fostering economic, environmental, cultural, physical and social well -
being of residents. The COP also guides the future form of development while
mitigating land use conflict and evaluating land use opportunities in Clarington by
collaboratively working with stakeholders and other levels of government.
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7.8 Lands in the Secondary Plan area are designated Urban Residential and Environmental
Protection on Map A Land Use. The predominant use of lands designated Urban
Residential is intended to develop compatible residential uses with a variety of housing
and neighbourhood services. Map B identifies the local corridor Concession Road 3,
which is intended to encourage a higher density and mixed-use development.
7.9 The draft Secondary Plan land use designations permit a wide range of uses compatible
with the Urban Residential designation of the COP. The draft Secondary Plan
encourages a broad range of housing types, tenures and costs within Settlement Areas
to meet the evolving housing needs of people of all ages, abilities and income groups . It
also contributes to achieving the objective of providing new affordable housing units
within urban areas. Affordable housing will be directed towards the Local Corridor and
Liberty Street, as they offer convenient access to public transit.
7.10 The draft Secondary Plan Area is projected to achieve a density of 82 people and jobs
per hectare. The proposed Local Corridor allows for the greatest concentration of
densities and mix of uses along the Concession Road 3 and permits apartment
buildings, mixed use buildings and townhouse dwellings. The highest and densest
forms of development are encouraged near the intersection of Liberty Street North and
Concession Road 3, as well as Mearns Avenue and Concession Road 3.
Environmental Protection Area
7.11 The Environmental Protection Area is recognized as the most significant component of
the Municipality’s natural environment. These areas and their ecological function are to
be preserved and protected from the effects of human activity. No development shall be
permitted on these lands with the exception of low-intensity recreation, forest, fish and
wildlife management, erosion control and stormwater management, agricultural,
agricultural-related, and on-farm diversified uses.
7.12 No development with the exception of trails, low-impact development features, erosion
control and stormwater management outlets is proposed to occur within the
Environmental Protection Area in the draft Secondary Plan to ensure the protection and
long-term functioning of the natural heritage system.
Parks and Trails
7.13 The parks system is described in the COP is comprised of Municipal Wide Parks,
Community Parks, Neighbourhood Parks, Parkettes, Public Squares and Hamlets. A
community wide park is identified at the intersection of Liberty Street North and
Concession Road 3.
7.14 The Parks, Recreation and Culture Master Plan (PRCMP) was developed to create a
vision and make recommendations for future spaces and services that are fiscally and
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environmentally sustainable while suiting the unique needs of the community, and was
approved by Council in 2024. In accordance with policies, the parks system will include
urban design elements and be located as centrally as possible within the community to
be accessible and walkable, utilizing trails, bicycle paths, walkways, sidewalks and utility
corridors. The parks system will serve different levels of the recreational, leisure, and
amenity needs of surrounding residents.
7.15 The Secondary Plan has not carried forward the community wide park designation
located at Liberty Street North and Concession Road 3. Through the Secondary plan
process it was identified that the fragmented size and topography of the site would not
make it a suitable for a recreation facility or programmable space. The proposed
Community Wide Park in the Soper Hills Secondary Plan was determined to be
suffiently sized to also provide progamming to support the residents in this
neighbourhood.
7.16 A Neighbourhood Park and two parkettes are planned to serve the recreational needs of
the Secondary Plan area. These parks are augmented by a trail network that can
connect to the larger trail system identified in the COP.
7.17 The configuration and intended uses of the parks, as well as the connected network of
trails provided for in the draft Secondary Plan, also align with the recommendations from
the PRCMP.
8. Comments
Public Comments
8.1 Two Public Information Centres (PIC) were held in Phase 1 in June 2019 and December
2021, respectively. The purpose of these PICS was to introduce members of the public
to the Study, outline the purpose of the Soper Springs Secondary Plan, present results
of the Background Technical Studies, and present opportunities and constraints
mapping that highlighted how the community may develop.
8.2 Feedback during Phase 1 engagement found that: single detached houses, a
commercial plaza, parks, and multi-use paths/trails should be included in the Secondary
Plan area; and a general concern from Curve Lake First Nation with possible
environmental impact to drinking water, fish and wild life, endangered species and
lands, impact to Aboriginal heritage and cultural values was provided.
8.3 The third PIC was held in June 2022 as part of Phase 2 of the Soper Springs Secondary
Plan. The purpose of the Public Information Centre was to describe the three proposed
land use alternatives, present the evaluation criteria, answer questions, and receive
comments from members of the public.
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8.4 The primary feedback obtained during Phase 2 found that: residents valued “trails”,
“sustainability,” and the “environment” in the vision for Soper Springs; the preferred
housing types distribution, and park location were chosen to form the land uses in the
Secondary Plan.
8.5 In Phase 3, a fourth PIC was held on December 6th, 2023 , to present the Draft
Preferred Land Use Plan to the public. The primary feedback obtained during Phase 3
found that: Residents south of Concession Road 3 were concerned with building heights
proposed along the Local Corridor; Some commercial land uses are desired; and
Residents prefer low-density residential land uses.
Agency Comments
8.6 Agencies providing comments to date on previous versions of the Soper Springs
Secondary Plan include Durham Region staff, Central Lake Ontario Conservation
Authority (CLOCA) staff, and the Kawartha Pine Ridge District School Board (KPRDSB).
The comments have been reviewed and reflected in the draft Secondary Plan policies
being presented at the Public Meeting.
8.7 Comments submitted by Durham Region were generally acceptable of the Secondary
Plan. The issues raised, included reclassifying roads and identifying appropriate
servicing for the proposed density.
8.8 CLOCA staff comments focused on lands designated Environmental Constraint: Land
Use to be Determined, which are prone to natural hazards and development constraints,
must be determined through further study.
8.9 KPRDSB confirmed that no schools are required for the Secondary Plan area.
Steering Committee
8.10 The Steering Committee is made up of staff from the Municipality of Clarington, Durham
Region, CLOCA, the Kawartha Pine Ridge District School Board, consultants on behalf
of a landowner group and landowners.
8.11 Overall, Steering Committee members support the draft Soper Spring Secondary Plan.
Steering Committee comments concentrated on common themes including: boundaries
of environmental constraint areas, stormwater management strategies, low-impact
development features and appropriate densities in the Secondary Plan Area due to the
limited developable lands.
8.12 In addition, they indicated the draft Soper Spring Secondary Plan should be consistent
with and consider findings from the SWS and the EA process.
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9. Next Steps
9.1 Following the Statutory Public Meeting, staff will review comments received and
propose revisions, as appropriate, for inclusion in the recommended Secondary Plan.
Technical studies, including the Functional Servicing Study Report and Transportation
Assessment Reports will be updated and finalized as appropriate.
9.2 A report will be prepared that presents the recommended Secondary Plan that will
address the Clarington and Durham Region Official Plan s. Upon approval, the
Secondary Plan will be incorporated into the Official Plan.
10. Financial Considerations
10.1 The Clarington Official Plan requires that a Fiscal Impact Analysis (FIA) be undertaken
for Secondary Plans to understand the long-term financial impacts of proposed
development. The FIA will be completed in advance of staff reporting back to Council
with a Recommendation Report.
11. Strategic Plan
The preparation of the draft Soper Springs Secondary Plan directly addresses the
following actions in the 2024-2027 Clarington Strategic Plan;
C.1.1.2: Update Secondary Plan policies to include connectivity considerations
and work to address gaps
C.2.2.1 Identify the range of housing needed
G.2.1.3 Update and complete identified Secondary Plans
5. Climate Change
The draft Soper Springs Secondary Plan has been planned with sustainability as a key
priority. The draft Secondary Plan policies establish a community integrated into the
surrounding natural environment and minimizes negative impact on natural heritage
features. The draft Secondary Plan contains policies that encourage high standards for
energy efficiency and high-performance infrastructure and buildings.
6. Concurrence
Not Applicable.
Municipality of Clarington Page
21
Report PDS-019-25
7. Conclusion
7.1 The purpose of this staff report is to provide an overview of the planning approach and
process undertaken to develop the draft Soper Springs Secondary Plan. The report also
details policy directions of the draft Secondary Plan based on the preferred alternative
land use presented at the Joint Public Information Centre in December 2023.
7.2 The draft Secondary Plan lays out a framework to develop a compact, complete,
connected and walkable community that is interconnected with the natural environment ,
that supports mixed-use, a variety of housing types and a network of trails for current
and future generations.
7.3 Staff request that the recommendations be approved and the process towards
completion of the Secondary Plan continue.
Staff Contact: Jane Wang, Senior Planner, 905-623-3379 ext.2335 or jwang@clarington.net;
Lisa Backus, Manager of Community Planning, 905-623-3379 ext. 2419 or
lbackus@clarington.net.
Attachments:
Attachment 1 - Draft Official Plan Amendment
Attachment 2 - Draft Soper Springs Secondary Plan
Attachment 3 – Sequence of Events
Attachment 4 – Summary of Technical Studies
Attachment 5 – Urban Design and Sustainability Guidelines
Interested Parties:
List of Interested Parties available from Department.
Amendment No.
to the Clarington Official Plan
Purpose: The purpose of this Amendment is to add the Soper Springs
Secondary Plan that includes a residential neighbourhood leading to
a sustainable built form that protects the significant scale of the
natural environment to the Clarington Official Plan.
The Soper Springs Secondary Plan creates a planning framework
that will guide and facilitate the development of a complete
community consisting of residential, commercial, natural
environmental features, and recreation opportunities in the Secondary
Plan area.
Location: This Amendment applies to a 184-hectare area located on the north
side of Bowmanville. The Secondary Plan Area is generally bound by
Liberty Street North to the west, Concession Road 3 to the south, and
Lambs Road to the east. The Study Area’s northern boundary runs
aligning with the Bowmanville urban boundary.
Basis: The Bowmanville North (Soper Springs) Landowners Group Inc.
(Landowners Group) is an incorporated body representing the
majority of the land within the Secondary Plan Area. Weston
Consulting, on behalf of the landowners group, requested the
initiation of the Secondary Plan process in early 2018.
Council authorized the commencement of the Soper Springs
Secondary Plan in April 2018.
This Secondary Plan is based on extensive technical study and public
engagement. It incorporates recommendations of the Soper Creek
Subwatershed Study and has been informed by a Preferred Land Use
Alternative Report, a Functional Servicing Study, a Transportation
Impact Assessment, and a Background and Analysis Summary
Report. Public and landowner input was received through Public
Information Centres held in June 2019, December 2021, June 2022
and December 2023, as well as through Steering Committee
Meetings.
Actual
Amendment:
Unless otherwise indicated, in the Amendment, newly added text is
shown with underlining, and deleted text is shown with a strike-
through.
Attachment 1 to PDS-019-25
The Clarington Official Plan is hereby amended as follows:
Existing Clarington Official Plan, Map A3 Land Use Bowmanville
Urban Area, is amended by removing the Community Park, and
changing designation to ‘Urban Residential’ in accordance with the
Secondary Plan as shown on Exhibit A attached hereto and
forming part of this Amendment.
Existing Clarington Official Plan, Map C Secondary Plan Areas
Clarington Urban Areas, is amended by changing the Soper
Springs Secondary Plan from ‘NOT COMPLETED’ to
‘COMPLETED’ as shown on Exhibit B attached hereto and forming
part of this Amendment.
Existing Clarington Official Plan, Map J1 Transportation Network
Roads and Transit Clarington Rural Area, is amended by removing
the type C arterial road between Liberty Street North and Lambs
Road along the north boundary of Soper Springs Secondary Plan,
and changing the road classification of the Mearns Avenue
xtension between Conc ession Road 3 to Liberty Street North
from Type C Arterial Road to Collector Road, as shown on Exhibit
C attached hereto and forming part of this Amendment.
Existing Clarington Official Plan, Map J3 Transportation Network
Roads and Transit Bowmanville Urban Area, is amended by
removing the section of type C arterial road between Liberty Street
North and Lambs Road along the north boundary of Soper Springs
Secondary Plan, and changing the road classification of the
Mearns Avenue xtension between Concession Road 3 to Liberty
Street North from Type C Arterial Road to Collector Road, as
shown on Exhibit D attached hereto and forming part of this
Amendment.
Existing Clarington Official Plan, Map K Trails Clarington, is
amended by removing the Community Park in accordance with the
Secondary Plan as shown on Exhibit E attached hereto and
forming part of this Amendment.
Existing Part Six, Section 3 “General Policies for Secondary Plans”
is hereby amended as follows:
“3. Secondary Plans have been prepared for the following
areas:
a)Bowmanville East 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
l) Wilmot Creek Neighbourhood; and
m) Soper Springs.
7. Existing Part Six, SECONDARY PLANS, is amended by adding
the Soper Springs Secondary Plan shown in Attachment 1.
Secondary Plans
DRAFT
Soper Springs Secondary Plan
Municipality of Clarington Official Plan
April 2025
Attachment 2 to PDS-019-25
Soper Springs Secondary Plan – Draft for Review
3
Table of Contents
Soper Springs Secondary Plan .................................................................................... 5
1 Introduction ...................................................................................................... 5
2 Vision and Principles ....................................................................................... 5
2.1 Vision .............................................................................................................. 5
2.2 Principles for the Soper Springs Secondary Plan ........................................... 5
3 Community Structure ...................................................................................... 6
3.1 Local Corridor ................................................................................................. 6
3.2 Prominent Intersection .................................................................................... 6
3.3 Urban Residential ........................................................................................... 6
3.4 Open Space and Parks System ...................................................................... 7
4 Land Use ........................................................................................................... 8
4.1 Objectives ....................................................................................................... 8
4.2 General Policies .............................................................................................. 8
4.3 Medium Density Local Corridor ....................................................................... 8
4.4 Medium Density Residential ........................................................................... 9
4.5 Low Density Residential ................................................................................ 10
4.6 Utility ............................................................................................................. 11
5 Urban Design .................................................................................................. 11
5.1 General Policies ............................................................................................ 11
5.2 Placemaking ................................................................................................. 12
5.3 Prominent Intersections ................................................................................ 12
5.4 Building Siting and Design ............................................................................ 13
5.5 Mixed Use Buildings ..................................................................................... 13
5.6 Parking, Servicing and Loading .................................................................... 14
6 Natural Environment ...................................................................................... 15
6.1 Objectives ..................................................................................................... 15
6.2 General Policies ............................................................................................ 15
6.3 Environmental Protection Area ..................................................................... 15
6.4 Land Use to be Determined .......................................................................... 17
6.5 Environmental Constraints Overlays ............................................................. 18
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7 Parks ............................................................................................................... 19
7.1 Objectives ..................................................................................................... 19
7.2 Parks ............................................................................................................. 20
8 Community Culture and Heritage ................................................................. 20
9 Transportation ................................................................................................ 21
9.1 Objectives ..................................................................................................... 21
9.2 Transportation Network ................................................................................. 21
9.3 Road Network ............................................................................................... 22
9.4 Public Transit ................................................................................................ 22
9.5 Active Transportation .................................................................................... 22
10 Housing ........................................................................................................... 23
10.1 Objectives .................................................................................................. 23
10.2 General Policies ........................................................................................ 23
11 Infrastructure, Stormwater Management and Environmental Performance
24
11.1 Objectives .................................................................................................. 24
11.2 Infrastructure and Utilities .......................................................................... 24
11.3 Stormwater Management and Low Impact Development .......................... 25
11.4 Urban Forest and Native Plantings ............................................................ 26
11.5 Building Technology .................................................................................. 27
12 Implementation and Interpretation ............................................................... 27
12.1 Implementation .......................................................................................... 27
12.2 Interpretation ............................................................................................. 29
SCHEDULES AND APPENDICES
Schedule A – Land Use
Schedule C – Environmental Constraint and Transportation
Appendix A – Urban Design and Sustainability Guidelines (not included in this draft)
Soper Springs Secondary Plan – Draft for Review
5
Soper Springs Secondary Plan
1 Introduction
The Soper Springs Secondary Plan area is approximately 184 hectares in size and is
located on the north side of Bowmanville. The Secondary Plan Area is generally bound
by Liberty Street North to the west, Concession Road 3 to the south, and Lambs Road
to the east. The Study Area’s northern boundary runs aligning with the Bowmanville
urban boundary.
Prominent features within and around Soper Springs include Soper Creek, low density
residential neighbourhoods to the south, estate residential lots to the west and
agricultural fields and natural areas to the north and east which are located, in part,
within the Greenbelt Plan Area. Two potential cultural heritage resources are located
within the Secondary Plan area.
The area’s topography is varied, with the highest elevation at the northwest corner and
the lowest elevation towards the southeast. The main branch of the Soper Creek flows
through the eastern half of the community with several tributaries throughout the study
area flowing easterly towards the main branch, all within the natural heritage area or
system. The area contains several high points and several ridges and valleys,
contributing to a rolling landscape.
The Soper Springs Secondary Plan is anticipated to undergo growth and development
with an estimated population of 3,000 residents and 1,200 units. The purpose of the
Secondary Plan is to establish objectives and policies to guide development within
Soper Springs, including through subdivision, zoning and site plan control.
2 Vision and Principles
2.1 Vision
The Soper Springs Secondary Plan will reflect and enrich the history and character of
both the Municipality of Clarington and the Secondary Plan Area creating a sense of
place for residents and visitors and leading to a sustainable built form that protects the
significant scale of the natural environment, promotes alternative modes of
transportation, and supports a healthy lifestyle for current and future generations.
2.2 Principles for the Soper Springs Secondary Plan
The following principles have been developed to achieve the vision of the secondary
plan:
2.2.1 Provide for the efficient use of land with the creation of a compact, complete,
connected, age-friendly and walkable community.
Soper Springs Secondary Plan – Draft for Review
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2.2.2 Reduce dependence on personal vehicles and prioritize active transportation
modes of travel by creating an active transportation network that encourages
walking and cycling and improve overall health for the residents and community.
2.2.3 Protect and, where possible, enhance significant natural features within and
adjacent to Environmental Protection Areas (EPA) based on the
recommendations from the Subwatershed Study.
2.2.4 Design open spaces and parks that are highly visible, accessible and usable
including connection to the Environmental Protection Area where possible.
2.2.5 Respect cultural heritage through conservation and appropriate incorporation into
the community.
3 Community Structure
The Community Structure for the Soper Springs Secondary Plan establishes a
distribution of uses and intensities of development to achieve the principles identified in
Section 2 of this Secondary Plan. The components of the Soper Springs Secondary
Plan that define its Community Structure are identified below.
3.1 Local Corridor
3.1.1 Lands along Concession Road 3 are shown as Local Corridors on Map B of the
Official Plan. Local Corridors provide for intensification, mixed use development
and pedestrian and transit-supportive development as set out in Section 10.6 of
the Official Plan except where greater detail is provided in this Secondary Plan.
3.1.2 Local Corridors align with the Medium Density Local Corridor – designation
shown on Schedule A.
3.2 Prominent Intersection
3.2.1 A Prominent Intersection is located at Liberty Street North and Concession Road
3 and at the intersection of the Mearns Avenue extension and a second collector
road internal to the secondary plan area.
3.2.2 Prominent Intersections 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 and public spaces
and amenities such as street furniture and public art in accordance with Section
5.4 of the Official Plan. Those built form policies on transparent glass and
location of public entrances shall apply where commercial or mixed use buildings
are proposed adjacent to the Prominent intersection.
3.3 Urban Residential
3.3.1 Urban Residential areas are the residential areas outside of the Local Corridors,
which will feature a built form of lower density and height in ground-related units.
Urban Residential areas correspond with the Low Density Residential and
Medium Density Residential designation shown on Schedule A.
DRAFT Soper Springs Secondary Plan
7
3.3.2 Urban Residential areas shall combine with other elements of the Community
Structure to create neighbourhoods at a walkable scale which contain a mix of
land uses and housing types, provide access to local retail and services, and are
within a short walking distance to a Neighbourhood Park and/or Parkette.
3.4 Open Space and Parks System
3.4.1 The open space and parks system is comprised of: Environmental Protection
Areas, parks, and stormwater management ponds. Together, they provide
spaces that support the ecological and hydrological functions of the area, serve
as venues for outdoor community and recreational life, and through trails,
contribute to pedestrian and cycling networks.
Environmental Protection Areas and Associated Areas
3.4.2 Environmental Protection Areas are the primary component of the parks and
open space system. The conservation and enhancement of Environmental
Protection Areas will bring the imprint of the area’s natural features and original
geography into the development of the Soper Springs Secondary Plan area in a
way that defines Community Structure and identity.
3.4.3 The features of the Soper Creek systems contribute particularly strongly to
Community Structure and connect to a broader natural heritage system beyond
the Secondary Plan area boundaries.
3.4.4 Access to Environmental Protection Areas and associated areas through the
development of public trails will be undertaken in a manner which conserves their
ecological integrity. Environmental Protection Areas will serve as the backbone of
network of parks, trails and open spaces.
Parks
3.4.5 Parks are vital public spaces connecting to a broader public realm network. A
quantity and quality of park space shall be provided that meets the needs of
residents and enables a variety of opportunities for passive and active recreation.
3.4.6 Parks shall be located to achieve a number of objectives:
a) create larger open spaces and realize co-benefits in terms of amenities by
locating adjacent to other outdoor civic uses like stormwater management
ponds provided they are central to the neighbourhoods being served by the
park;
b) ensure that the entire community has good access to parks within a short
walking distance of their homes; and
c) ensure good access and visibility from public streets.
Stormwater Management Ponds
3.4.7 Where appropriate, stormwater management ponds will be treated as public
assets and part of the parks and open space system. Their amenity and
ecological value will be realized as:
a) areas of passive recreation through the inclusion of paths and trails;
Soper Springs Secondary Plan – Draft for Review
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b) areas of ecological value as enhanced wildlife habitat through appropriate
planting; and
c) visual extensions of other components of the open space and parks system.
4 Land Use
4.1 Objectives
4.1.1 Realize efficient and transit-supportive urban densities by achieving minimum
density target of 50 people and jobs per gross hectare.
4.1.2 Feature a mix of uses and a variety of locations that enable residents to meet
many of their needs within walking distance.
4.1.3 Locate the highest intensity of development and greatest mix of uses along
Concession Road 3 and Liberty Street North to foster access to transit.
4.2 General Policies
4.2.1 The following land use designations apply within the Secondary Plan Area as
shown on Schedule A:
a) Medium Density Local Corridor;
b) Medium Density Residential;
c) Low Density Residential;
d) Utility;
e) Environmental Protection Areas (See Section 6);
f) Land Use to be Determined (See Section 6: and
g) Parks (see Section 7).
4.2.2 Schedule B identifies four overlays that establish areas where further study is
required before development, as per the underlying designation, may be
permitted:
a) Environmental Constraint: Moderate Constraint Area Overlay;
b) Environmental Constraint: Low Constraint Area Overlay;
c) Environmental Constraint: Vegetation Protection Zone Overlay; and
d) Environmental Constraint: Additional Area of Further Study Overlay.
4.2.3 New development shall provide a range of residential unit sizes, in terms of
number of bedrooms, within multiple-unit buildings.
4.2.4 Drive-through facilities are not a permitted use in any land use designation.
4.2.5 Service stations are not a permitted use in any land use designation.
4.3 Medium Density Local Corridor
DRAFT Soper Springs Secondary Plan
9
4.3.1 Lands designated as Medium Density Local Corridor are located along
Concession Road 3.
Permitted Uses
4.3.2 The predominant use of lands within the Medium Density Local Corridor
designation is residential in a mix of housing types and tenures in mid-rise
housing forms.
4.3.3 Retail and service uses may be provided at strategic locations to reinforce the
Community Structure and provide access to local amenities within walking
distance for residents of the surrounding areas.
4.3.4 Permitted dwelling types shall include:
a) Apartment buildings;
b) Townhouses;
c) Stacked townhouses;
d) Back to back townhouses;
e) Dwelling units within a mixed use building;
f) Retail and service commercial uses; and
g) Other dwelling types that provide housing at the same or higher densities as
those above.
4.3.5 Retail and service commercial uses shall only be permitted on the ground floor of
a mixed use building.
4.3.6 The implementing zoning by-law shall identify lands within the designation where
ground floor retail and service commercial uses shall be required in mixed use
buildings.
Height and Density
4.3.7 Building heights shall be a minimum of 3 storeys and a maximum of 6 storeys.
4.3.8 Notwithstanding Policy 4.3.7, an additional two storeys are permitted if affordable
housing units are provided.
4.3.9 Development within the Medium Density Local Corridor designation shall have a
minimum site density of 100 units per net hectare.
4.3.10 The tallest buildings and highest densities shall be located near the Prominent
Intersection at Liberty Street North and Concession Road 3 to provide built form
and housing type variety along the Local Corridor. This area is also encouraged
to have the greatest concentration of non-residential uses.
4.3.11 Notwithstanding Policy 4.3.7, the built form fronting Concession Road 3 shall be
at least 5 storeys.
4.4 Medium Density Residential
Soper Springs Secondary Plan – Draft for Review
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4.4.1 Lands designated as Medium Density are generally located along Liberty Street
North and the Mearns Avenue Extension.
Permitted Uses
4.4.2 The predominant use of lands within the Medium Density designation is
residential in a mix of housing types and tenures in low-rise building forms.
4.4.3 Permitted dwelling types shall include:
a) Townhouses;
b) Stacked townhouses;
c) Back to back townhouses;
d) Apartments; and
e) Other dwelling types that provide housing at the same or higher densities as
those above.
4.4.4 In addition to the permitted uses in Policy 4.4.3, retail and service commercial
uses shall also be permitted at the intersection of Liberty Street North and the
Mearns Avenue extension in accordance with the policies of Section 10.5 of the
Official Plan and the policies of this Section.
4.4.5 Where retail and service commercial uses are developed, such uses shall be
developed in a pedestrian-oriented main street format with active frontages along
Liberty Street North and the Mearns Avenue road extension.
4.4.6 On street parking on collector or local roads adjacent to the retail and service
commercial uses shall be encouraged.
4.4.7 Permitted retail and service commercial uses may be developed as stand-alone
commercial development or in a mixed use format with residential uses above
the ground floor commercial uses.
Height and Density
4.4.8 Buildings within the Medium Density Residential designation shall not exceed 4
storeys in height.
4.4.9 Notwithstanding Policy 4.4.8, an additional two storeys are permitted if affordable
housing units are provided.
4.4.10 Development within the Medium Density Residential designation shall have a
minimum site density of 60 units per net hectare.
4.4.11 Development shall provide a transition, locating less dense and lower scale
buildings in locations adjacent to the Low Density Residential designation.
4.4.12 A minimum building height of 4 storeys is required adjacent to the Prominent
Intersection.
4.5 Low Density Residential
Permitted Uses
DRAFT Soper Springs Secondary Plan
11
4.5.1 The predominant use of lands within the Low Density Residential designation is
residential within a mix of housing types and tenures in low-rise building forms.
4.5.2 The following residential building types are permitted:
a) Detached dwellings;
b) Semi-detached dwellings;
c) Townhouses;
d) Stacked townhouses;
e) Back-to-back townhouses; and
f) Apartments.
4.5.3 Detached and semi-detached dwelling units shall account for a minimum of 80
percent of the total number of units in the Low Density Residential designation,
with various forms of townhouses and low rise apartments accounting for the
remainder.
4.5.4 Permitted street townhouses, stacked townhouses, low rise apartments and
back-to-back townhouses shall generally be clustered adjacent to collector roads,
and neighbourhood parks.
4.5.5 Other uses, including small scale service, and neighbourhood retail commercial
uses and community amenities, which are supportive of and compatible with
residential uses, are also permitted in accordance with Sections 9 and 18 of the
Official Plan.
Height and Density
4.5.6 Buildings within the Low Density Residential designation shall not exceed 3
storeys in height.
4.5.7 Development on lands designated Low Density Residential shall have a
minimum density of 20 units per net hectare.
4.6 Utility
4.6.1 Lands designated Utility shall be subject to the policies of Section 21 of the
Official Plan and the following additional policy.
Permitted Uses
4.6.2 The predominant use of lands within the Utility designation is infrastructure and
utilities including a water reservoir, pumping station and other infrastructure and
utility uses.
5 Urban Design
5.1 General Policies
5.1.1 The Soper Springs community shall be developed in accordance with the urban
design policies of Section 5 of the Official Plan and the additional policies of this
section.
Soper Springs Secondary Plan – Draft for Review
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5.1.2 The Secondary Plan area shall be developed based on a modified grid pattern of
streets, complemented by multi-use paths and trails, to serve as a network of
fine-grained connectivity between all parts of the Secondary Plan area and,
where appropriate, to surrounding areas.
5.1.3 The network of streets shall be supplemented by mid-block pedestrian
connections to break up long blocks (generally blocks longer than 250 metres)
and to further enhance the pedestrian permeability of the area and provide
access to transit.
5.1.4 Views to key landmarks and natural features shall be maintained through open
space and the layout of the street network wherever feasible.
5.1.5 Development shall have appropriate regard for the Municipality’s General
Architectural Design Guidelines, where applicable.
5.1.6 The Soper Springs Urban Design and Sustainability Guidelines, appended to this
Secondary plan, as Appendix A, provide specific guidelines for the public and
private realms. They clarify the Municipality’s expectations with respect to the
form, character and qualities of development in the Soper Springs Secondary
Plan area. If there is conflict between a Secondary Plan policy and the Urban
Design and Sustainability Guidelines, the Secondary Plan policy prevails.
5.1.7 The Demonstration Plan, included in the Urban Design and Sustainability
Guidelines, illustrates the planning principles that are inherent to the Secondary
Plan. It is one example of how the Secondary Plan might be implemented within
the Secondary Plan area.
5.2 Placemaking
5.2.1 Public art should be incorporated into the public realm, especially at Prominent
Intersections, to contribute to the neighbourhood’s sense of identity.
5.2.2 A dense tree canopy should be provided along public streets to enhance the
pedestrian experience of the community.
5.2.3 Animated streets should be created by incorporating public spaces which are
designed to achieve animation and passive surveillance and through the
provision of outdoor amenity areas and street furniture.
5.2.4 Buildings should animate the frontage and flankage of streets through the
location of building entrances and outdoor amenity areas, street facing windows.
5.2.5 In order to maximize the amount of tree planting and to minimize the removal of
in-situ trees, the co-location of utilities is encouraged.
5.3 Prominent Intersections
5.3.1 For Prominent Intersections, buildings should respond to their prominent location,
framing and orienting views towards adjacent streets to signify points of entry
and exit. Streetscape design elements within the public right-of-way should be
coordinated with and enhance private development sites adjacent to the gateway
location, to create a distinctive identity.
DRAFT Soper Springs Secondary Plan
13
5.3.2 Privately owned publicly accessible plazas shall be located at Prominent
Intersections to contribute to their visual prominence, reinforce their role as
community focal points, improve the relationship of built form to the public right-
of- way, and contribute to the area’s identity. Alternative locations that provide a
similar level of amenity may be considered to satisfy this requirement.
5.3.3 Land conveyances will not be required to achieve the Prominent Intersection
policies although urban squares or privately owned public accessible open
spaces are encouraged at Prominent Intersections.
5.4 Building Siting and Design
5.4.1 Built form shall be massed and sited to frame streets and public spaces in a
consistent manner.
5.4.2 Mid-rise buildings should have a clear base, middle and top to provide
articulation and high quality design.
5.4.3 A building stepback shall be provided above the third storey for mid-rise
buildings.
5.4.4 Development shall provide a transition between areas of different heights and
density within the Secondary Plan area and to the areas and uses outside its
boundaries through separation, step-backs and intervening land uses.
5.4.5 Site buildings 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.
5.4.6 Reverse frontage development generally shall not be permitted within the
Secondary Plan Area.
5.4.7 Townhouses shall generally not comprise more than 6 attached units.
5.4.8 Corner lots should have a high level of design with equal and prominent design
for both building elevations which face the street.
5.4.9 Porches are encouraged for all ground oriented dwellings.
5.4.10 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.
5.4.11 Rooftop mechanical structures and fixtures shall be screened including, without
limitation satellite dishes and communications antenna, and where feasible
integrate within the design of the building. Parapets may be utilized to
accommodate such screening.
5.5 Mixed Use Buildings
5.5.1 Development will have a consistent street wall and active street frontages.
5.5.2 The public realm adjacent to mixed use buildings will support a high level of
pedestrian activity and include wider sidewalks and street furniture.
Soper Springs Secondary Plan – Draft for Review
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5.5.3 Ground floor non-residential uses should have a floor-to-floor height of
approximately 4.5 metres in support of larger display windows and signage area
as well as providing opportunities for awnings, lighting, and other facade
enhancements.
5.5.4 Direct access from ground floor non-residential uses to the sidewalk shall be
provided.
5.6 Parking, Servicing and Loading
5.6.1 Parking and loading facilities should be located at the side or rear of commercial,
mixed use and apartment buildings to promote an attractive public realm and
encourage pedestrian activity.
5.6.2 On-street parking should be provided along collector roads.
5.6.3 The visual impact of garages in Low Density Residential areas should be
reduced by:
a) Encouraging parking via laneways;
b) Recessing garages located at the front of the building facing a street;
c) Limiting driveways widths so that they do not exceed the width of the garage;
and
d) Minimizing the garages’ appearance and area on a building façade so that
windows, doors, and active elements of a residential building’s façade take
visual primacy.
5.6.4 The visual impact of off-street parking areas shall be reduced by:
a) Screening parking lots from view of the public realm where possible;
b) Encouraging joint access to parking lots on adjoining properties; and
c) Using hard and soft landscaping within the parking area; and
d) Where appropriate, providing a visual buffer between parking areas and
adjacent residential properties.
5.6.5 Loading, servicing and other functional elements are encouraged to be integrated
within the building envelope. Where this is not possible, these elements shall not
be located adjacent to public spaces and shall be screened from view to avoid
visual impact to the public realm or surrounding residential areas.
5.6.6 Garbage and recycling facilities shall be integrated within the building envelope.
5.6.7 The visual impact of garage doors to below-grade structured parking should be
minimized by locating them discreetly away from main pedestrian entrances and
primary frontages, and where feasible, accessed from a lane.
5.6.8 Above-grade structured parking adjacent to a public street(s) shall be lined with
retail and commercial uses with direct access to the public street(s).
DRAFT Soper Springs Secondary Plan
15
6 Natural Environment
6.1 Objectives
6.1.1 Protect, maintain and enhance the natural heritage system, including its
ecological integrity and function.
6.1.2 Protect natural heritage features and functions from incompatible development.
6.1.3 Incorporate the natural heritage system into the parks and open space system.
6.1.4 Use the landscape to contribute to a sense of place and integrate the natural
heritage system in a manner which defines community identity.
6.1.5 Where appropriate, provide access to the natural heritage system through low-
intensity recreation and pedestrian permeability through trails and linkages.
6.1.6 Maintain ecological functions while integrating the natural heritage system with
the stormwater management system.
6.1.7 Protect public health and safety and property from natural hazards.
6.2 General Policies
6.2.1 All development within and adjacent to the Environmental Protection Area shall
adhere to the policies of the Clarington Official Plan, as it pertains to the policy
areas of the Natural Heritage System in Section 3.4, the Watershed and
Subwatershed Plans policies in Section 3.5, the Hazards policies in Section 3.7
and the Environmental Protection Areas policies in Section 14.4 and the policies
of this Section and shall have appropriate regard for the recommendations of the
Soper Creek Subwatershed Study.
6.2.2 In addition to these policies, the Soper Creek Subwatershed Study shall form the
basis for any study undertaken regarding the natural heritage system and natural
hazards. More detailed studies and staking of natural features and natural
hazards including flooding and erosion may refine and/or confirm development
limits as well as the presence of features on a site by site basis based on the
recommendations from the Soper Creek Subwatershed Study; however, the
more detailed studies must address the matters raised by the Soper Creek
Subwatershed Study.
6.2.3 For those properties not assessed for Headwater Drainage Features in the
Subwatershed Study or where agricultural fields have gone fallow, Headwater
Drainage Feature Assessments may be required prior to any development in
order to accurately assess hydrological functions of these features.
6.2.4 Revegetation of riparian corridors that are less than 30 metres wide is
encouraged using native plantings.
6.3 Environmental Protection Area
6.3.1 Lands designated Environmental Protection Area are shown on Schedule A.
6.3.2 Environmental Protection Areas include natural heritage features, hydrologically
sensitive features, lands within the regulatory flood plain of a watercourse,
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headwater drainage features with a “Protection” classification 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.
Vegetation protection zones will form part of the Environmental Protection Area
once delineated.
6.3.3 Stormwater management ponds, except for the outfall, shall not be permitted to
be developed in lands designated Environmental Protection Area or within the
vegetation protection zones to an Environmental Protection Area.
6.3.4 Low Impact Development features may be permitted in the outer 5 metres of the
vegetation protection zone provided:
a) The vegetation protection zone has not been reduced below that required in
Table 3-1 of the Official Plan;
b) Filling and/or grading to facilitate construction of the low impact development
feature does not extend more than 5 metres into the vegetation protection
zone; and
c) It is supported by the findings of the appropriate studies.
6.3.5 The delineation of the boundary of lands designated as Environmental Protection
Area on Schedule A are approximate and shall be detailed through appropriate
studies prepared as part of the review of development applications in accordance
with the policies of this Secondary Plan and the Clarington Official Plan.
6.3.6 The Municipality may require Environmental Protection Areas to be conveyed to
a public authority, where appropriate, as part of the development approval
process at minimal or no cost to the receiving public authority. Conveyance of
lands designated Environmental Protection Area and associated vegetation
protection zones shall not be considered as contributions towards the parkland
dedication requirements under the Planning Act.
6.3.7 Environmental Protection Areas will contribute to the active transportation
network in the Secondary Plan. Access to Environmental Protection Areas
through the development of public trails will be undertaken in a manner which
conserves their ecological integrity as determined through an Environmental
Impact Study.
6.3.8 The Soper Creek Subwatershed Study identified and assessed a number of
Headwater Drainage Features. Those identified in the Subwatershed Study as
“Protection” are included in the Environmental Protection Area designation and
are to be protected in situ.
6.3.9 For those Headwater Drainage Features identified in the Subwatershed Study as
“Conservation” and located outside of an Environmental Protection Area
designation, applications for development shall:
a) Maintain and enhance or relocate and enhance drainage features and its
riparian corridor;
DRAFT Soper Springs Secondary Plan
17
b) If catchment drainage has been previously removed or will be removed due to
diversion of stormwater flows, restore lost functions through enhanced lot
level controls (i.e., restore original catchment using clean roof drainage), as
feasible;
c) Maintain or replace on‐site flows using mitigation measures and/or wetland
creation, if necessary;
d) Maintain or replace external flows;
e) Use natural channel design techniques to maintain or enhance the overall
productivity of the reach;
f) Ensure that the drainage feature is connected to downstream; and
g) Apply an appropriate vegetation protect zone to either side of the drainage
feature.
6.3.10 Headwater Drainage Features that have been relocated and the associated
riparian corridors established by permissions in policy 6.3.8 shall be designated
Environmental Protection Area and shall be zoned appropriately to prohibit
development.
6.4 Land Use to be Determined
6.4.1 Land Use to be Determined is a land use designation shown on Schedules A and
B. These lands require further analysis to determine if development can be
permitted and is feasible. These lands are identified as Environmental Protection
Area in the Official Plan. These lands were not identified as part of the Natural
Heritage System in the Soper Creek Subwatershed study; however, the lands
were identified as containing vegetation protection zones, candidate and / or
unconfirmed significant wildlife habitat, low constraint areas and were also
identified with Status Pending further Study and noted as locations for
Enhancement/Restoration Opportunities. These are small areas surrounded by
the Natural Heritage System. The boundary of the adjacent Natural Heritage
System needs to be confirmed and the feasibility of access, serviceability and
development of the Land Use to be Determined designation area needs to be
demonstrated through applications for Official Plan Amendment to permit
development.
6.4.2 To confirm feasibility of development, lands within this designation shall be
subject to a number of studies and staking of adjacent natural heritage features
to confirm the presence of and boundary of features and functions in the adjacent
Environmental Protection Area designation and confirm the extent of the
Vegetation Protection Zone to ensure no impact on the adjacent Environmental
Protection Area from urban development.
6.4.3 Studies shall also assess the impact of any proposed road crossing of the
Environmental Protection Area into this designation to demonstrate that roads
and servicing can be provided without a net negative impact on the natural
heritage features and functions within the adjacent Environmental Protection
Area designation.
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6.4.4 The studies referred to in this Section shall include an Environmental Impact
Study, a Geotechnical Analysis confirming the long-term stable top of bank, a
Hydrogeological Analysis, updated hydrology modeling to evaluate downstream
flooding and erosion impacts and a Geomorphical Study as well as a Planning
Justification and are required as part of a complete application. Prior to
undertaking the identified studies, the terms of reference shall first be approved
by the Municipality in consultation with the relevant agencies.
6.4.5 A detailed block plan will also be required to demonstrate that the remaining
lands outside of the Environmental Protection Area and associated Vegetation
Protection Zone are large enough to be developed for urban uses and associated
roads, trails, and stormwater management facilities and determine the
appropriate density of development without impact on the adjacent
Environmental Protection Area.
6.4.6 If further studies identified in this section determine that portions of the Land Use
to be Determined designation can be developed, an Official Plan Amendment will
be required to delineate the Environmental Protection Area boundaries and the
appropriate land use designation on the developable portion.
6.5 Environmental Constraints Overlays
6.5.1 Environmental Constraint Overlays are shown on Schedule B Environmental
Constraint Overlays are not land use designations, they identify lands identified
in the Soper Creek Subwatershed Study as requiring additional levels of study
prior to development.
6.5.2 There are four types of Environmental Constraint Overlays are shown on
Schedule B and include Moderate Constraint Area, Vegetation Protection Zone,
Additional Area of Further Study, and Low Constraint Area.
6.5.3 Environmental Constraint: Moderate Constraint Area Overlay represent those
lands identified in the Soper Creek Subwatershed Study as ‘Moderate
Constraint’. The lands may include features such as linkage areas, Headwater
drainage features with a conservation or mitigation, agricultural lands displaying
evidence of hydrologic features. An Environmental Impact Study prepared in
support of a development application shall determine the extent of the features
and function to be protected from development, including the identification of the
requisite vegetation protection zone.
6.5.4 Environmental Constraint: Vegetation Protection Zone Overlay represent the
lands identified as a Vegetation Protection Zone based on the findings of the
Soper Creek Subwatershed Study. An Environmental Impact Study prepared in
support of development applications shall confirm the extent of the Vegetation
Protection Zone based on the sensitives of the adjacent feature and in
accordance with minimum Vegetation Protection Zone requirements of the
Official Plan. Refinements to the Vegetation Protection Zone will not require an
amendment to this Plan.
6.5.5 Environmental Constraint: Additional Area of Further Study Overlay represent
areas providing candidate and / or unconfirmed significant wildlife habitat or
DRAFT Soper Springs Secondary Plan
19
potential wildlife linkages identified in the Soper Creek Subwatershed Study. An
environmental impact study prepared in support of development applications
shall confirm the presence or absence of the habitat and /or linkage and the
extent of sensitivity of the habitat, in accordance with the policies of the Official
Plan to the satisfaction of the municipality and appropriate agencies.
6.5.6 For the Environmental Constraint: Additional Area of Further Study Overlay
located adjacent to the Prominent Intersection to Liberty Street North and
Concession Road 3, further study is required to confirm the presence and limits
of environmental constraints prior to any development.
6.5.7 Environmental Constraint: Low Constraint Area Overlay identified in the Soper
Creek Subwatershed Study comprise features in which development intrusion is
not restricted by existing policies and regulations. It is encouraged that these
features be incorporated into site level plans where possible to avoid net loss of
natural cover. Should net loss of natural cover not be avoidable, appropriate
compensation opportunities within other areas of the Secondary Plan area may
be considered where appropriate.
6.5.8 Until the environmental impact studies required in this Section 6.5 have been
completed, land uses within the Environmental Constraint Overlays shall be
limited to existing lawful permitted uses.
6.5.9 Following the completion of the required studies to the satisfaction of the
Municipality, development may be permitted in the Environmental Constraint
Overlays as deemed appropriate by the study, without amendment to this Plan,
and the underlying land use designation in Schedule A will apply. Where
development in an Environmental Constraint Overlay is determined not to be
appropriate, or the limits of the Vegetation Protection Zone is confirmed, the
Environmental Constraint Overlay will be deemed to part of the Environmental
Protection Area designation.
6.5.10 The Zoning By-law shall be amended as appropriate following the completion of
the required studies to implement new land use permissions for the
environmental constraint overlay area.
7 Parks
7.1 Objectives
7.1.1 Provide a quantity and quality of park space that meets the needs of residents
and enables a variety of opportunities for passive and active recreation.
7.1.2 Use the design of parks and open spaces to create unique places that contribute
to the area’s sense of identity.
7.1.3 Integrate parks into a broader open space and public realm networks.
7.1.4 Locate parks and other community amenities to promote safe and convenient
access by walking and cycling.
Soper Springs Secondary Plan – Draft for Review
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7.2 Parks
7.2.1 Parks are symbolically illustrated in Schedule A. Final location and size of parks
shall be determined at the draft plan of subdivision stage.
7.2.2 Parks within the Soper Springs Secondary Plan 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.
7.2.3 The following types of parks are included in the Parks designation:
a) Neighbourhood Parks; and
b) Parkettes.
7.2.4 The functions and sizes for the parks listed in Policy 7.2.3 are set out in Section
18.3 of the Official Plan.
7.2.5 The locations of the Neighbourhood Park and Parkettes are shown on Schedule
A. The precise size and location of Neighbourhood Parks and Parkettes shall be
determined at the time of development review and approval, based on the
parkland dedication requirements of the Planning Act.
7.2.6 Parks shall be designed to be accessible and shall have street frontage on not
less than 30% of the park perimeter. Backing of residential and commercial uses
onto parks shall be minimized with flankage of lots preferred.
7.2.7 Areas conveyed for parkland purposes will be programmable lands.
7.2.8 Environmental Protection Areas, associated vegetation protection zones and
stormwater management areas shall not be conveyed to satisfy parkland
dedication requirements under the Planning Act.
7.2.9 Privately owned and publicly accessible open space shall be encouraged within
the Secondary Plan Area but shall not contribute to required parkland dedication.
8 Community Culture and Heritage
8.1.1 The conservation and enhancement of significant cultural heritage resources
shall be consistent with the provisions of Section 8 of the Clarington Official Plan
and all relevant Provincial legislation and policy directives.
8.1.2 The following properties of cultural heritage value or interest have been identified
within the Secondary Plan area and are shown on Schedule A:
a) 3347 Liberty Street North; and
b) 3136 Mearns Avenue.
8.1.3 A Cultural Heritage Evaluation Report will be required for each property listed in
policy 8.1.2 as part of a complete application.
8.1.4 A Heritage Impact Assessment, that includes measures to avoid direct impacts,
and actions to avoid or reduce indirect impacts to the heritage attributes of a
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cultural heritage resource shall be conducted prior to development on or adjacent
to properties for which a Cultural Heritage Evaluation Report has been conducted
and determined that the properties meet the criteria for cultural heritage value or
interest as prescribed in O. Reg. 9/06.
8.1.5 The naming and design of parks and public spaces and the naming of public
streets shall have regard for local heritage or natural influences including historic
names, interpretive features, vernacular building elements, and plantings.
9 Transportation
9.1 Objectives
9.1.1 Foster a community where walking, cycling and transit are viable and attractive
alternatives to travel by automobile.
9.1.2 Establish a street and block pattern that creates fine-grained connectivity
throughout the community.
9.1.3 Create routes for active transportation that are direct and efficient and offer high
levels of connectivity with multiple choice of routes.
9.1.4 Establish a network that connects the interior lower density neighbourhoods and
the higher density along the Local Corridor along Concession Road 3 and along
Liberty Street North where transit will be most frequent and direct.
9.1.5 Use mid-block connections and trails to augment the network established by
streets to improve permeability for users of active transportation.
9.1.6 Design streets as complete streets to ensure that all kinds of traffic can use them
in a safe and comfortable manner: motorists, transit users, cyclists, pedestrians
and people with accessibility challenges. Prioritize active modes of transportation
and the needs of the most vulnerable users.
9.1.7 Design streets as important public places. Create environments which are safe,
inviting, comfortable and visually pleasing for pedestrians and other forms of
active transportation.
9.2 Transportation Network
9.2.1 The transportation network in Soper Springs facilitates the movement of people
and goods through an integrated, efficient, comfortable, safe, and accessible
transportation system.
9.2.2 The transportation network in the Soper Springs Secondary Plan area should be
developed in accordance with Schedule B Environmental Constraint and
Transportation and the policies of this Secondary Plan, with further guidance
provided in the Urban Design and Sustainability Guidelines and the Soper
Springs Transportation Report.
9.2.3 New roads shall be designed to create a rectilinear grid pattern of roads that
defines development blocks and establishes a highly interconnected and
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permeable network that supports active transportation and maximizes
accessibility and support for transit. The rectilinear grid pattern may be modified
to accommodate natural heritage areas and other constraints. Connectivity by
active transportation throughout the Secondary Plan area and to surrounding
areas shall be further enhanced by mid-block connections and trails through and
across Environmental Protection Areas where appropriate and feasible.
9.3 Road Network
9.3.1 The road network set out on Schedule B serves as the primary framework for all
forms of mobility and connectivity in Soper Springs. The road network includes a
hierarchy of road types which is consistent with the hierarchy and road
classifications in the Official Plan and the road classification criteria in Appendix
C, Table C-2 of the Official Plan.
9.3.2 The collector road network shown in Schedule B is conceptual and will be
confirmed through the Class C Environmental Assessment process, and the draft
plan of subdivision process without amendment to the Secondary Plan.
9.3.3 The Municipality may consider development on private roads outside of the Low
Density Residential designation.
9.4 Public Transit
9.4.1 The Municipality shall ensure that transit facilities are integrated early and
appropriately within and adjacent to Soper Springs and ensuring that transit
requirements are addressed through municipal capital works and private
development applications.
9.4.2 The design of transit stops shall incorporate appropriate amenities and shall
consider transit shelters, seating, bike racks, curb cuts and appropriate lighting.
9.4.3 To facilitate the creation of a transit-supportive urban structure, in addition to
Section 19.4 of the Official Plan, the following measures shall be reflected in
development proposals, including the subdivision of land:
a) Transit-supportive densities provided on lands within the Local Corridor in
keeping with municipal density targets;
b) An active transportation network that promotes direct pedestrian access to
transit routes and stops;
c) Transit stops located in close proximity to activity nodes and building
entrances;
d) Provision for transit stops and incorporation of bus-bays where appropriate
into road design requirements; and
e) Where feasible, the integration of transit waiting areas in buildings located
adjacent to transit stops.
9.5 Active Transportation
9.5.1 The policies of the Soper Springs Secondary Plan are an extension of the Active
Transportation policies of Section 19.5 of the Official Plan and are intended to
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ensure the local provision and ongoing development of an active transportation
network within the Secondary Plan area.
9.5.2 The active transportation network within the Soper Springs Secondary Plan
includes off-street facilities including trails and multi-use paths for pedestrians
and cyclists. Some Elements of the Active Transportation System are shown on
Schedule B of this plan.
9.5.3 Collector roads shall incorporate a multi-use path on one side and a sidewalk on
the other. Local roads shall incorporate a sidewalk on one side.
9.5.4 Active transportation connections across barriers (natural and related to
infrastructure) shall be planned at appropriate walking/cycling intervals to reduce
barriers between areas and increase accessibility for all ages and abilities.
9.5.5 To support increased network connectivity, mid-block connections shall be
established throughout the Secondary Plan Area and in particular through the
Medium Density Local Corridor – designation to Concession Road 3.
9.5.6 Destinations such as the Environmental Protection Area, parks, and stores and
connections to surrounding neighbourhoods will be integrated through off-street
active transportation network including off-street bike lanes and multi-use paths.
9.5.7 All collector and local roads shall also be planned to include a vibrant and healthy
tree canopy, consisting of primarily native plantings. The tree canopy will provide
shade and enhance and establish a vibrant urban environment. A tree canopy
plan shall be prepared for each plan of subdivision.
10 Housing
10.1 Objectives
10.1.1 Encourage a variety of housing forms, sizes and tenures, that allow households
of various sizes and incomes to find a home within Soper Springs.
10.1.2 Encourage the provision of affordable housing and rental housing.
10.1.3 Foster aging in place by encouraging a range of housing that can meet the needs
of Bowmanville residents during all phases of life.
10.2 General Policies
10.2.1 A variety of housing forms, sizes and tenures shall be provided in Soper Springs
to meet the needs of a diverse population and households of various sizes,
incomes and age compositions. This housing mix is encouraged to include
purpose built rental and seniors housing.
10.2.2 Additional dwelling units are encouraged in all new single, semi-detached and
townhouse dwellings.
10.2.3 Affordable housing, including community housing, supportive housing and other
types of subsidized non-market housing units, are encouraged to be integrated
within neighbourhoods and combined in developments that also provide market
Soper Springs Secondary Plan – Draft for Review
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housing to provide opportunities for a range of housing tenures and prices that
support diversity.
10.2.4 Affordable housing is encouraged, and in particular, to locate within the Local
Corridor to provide residents with excellent access to public transit.
10.2.5 Collaboration with the Region of Durham and public and nonprofit community
housing providers is encouraged to support a supply of subsidized non-market
housing units to be included within the housing mix in the Secondary Plan area.
10.2.6 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 Municipality will also encourage Durham Region,
the Provincial government and Federal government to consider further increasing
financial incentives for affordable housing.
10.2.7 As an incentive for the provision of affordable housing, reductions in the
minimum parking requirement under the Zoning By-law may be considered by
the Municipality on a site-by-site basis where housing that is affordable is
provided as part of a development proposal.
10.2.8 The Municipality will give priority to development applications that include
affordable housing units.
10.2.9 A range of unit sizes are encouraged within apartment and multi-unit buildings,
including those suitable for single people, and larger households and families.
11 Infrastructure, Stormwater Management and
Environmental Performance
11.1 Objectives
11.1.1 Reduce the impact of development on hydrologic and ecological systems through
the use of the principles of Low Impact Development and Green Infrastructure.
11.1.2 Encourage native plantings, which include a diversity of tree species that
contribute to the urban forest and a vibrant and healthy tree canopy.
11.1.3 Promote the use of technologies and methods which improve the environmental
performance of development.
11.2 Infrastructure and Utilities
11.2.1 Infrastructure and utilities should be developed in accordance with the policies of
Section 21 of the Official Plan.
11.2.2 In addition, super mailboxes shall not be located in a municipally owned park but
may be located adjacent to the park.
11.2.3 Applications for development shall demonstrate that all water mains can be
appropriately looped and dead ends minimized without the need for additional
DRAFT Soper Springs Secondary Plan
25
crossings of the Environmental Protection Area outside of planned road right of
way and trail crossings. If additional crossings of the Environmental Protection
Area are proposed, an assessment of alternatives and potential impacts shall be
provided to demonstrate impacts to the Environmental Protection Area are
minimized and mitigated to the extent feasible.
11.2.4 Applications for development shall assess whether an upstream sanitary creek
crossing as part of a trail crossing is feasible with minimal impact to the
Environmental Protection Area. If a sanitary crossing outside of the proposed
road or trail network is determined to be not feasible, an updated servicing
strategy shall be provided to determine the need for and preferred location for a
sanitary pumping station.
11.3 Stormwater Management and Low Impact Development
11.3.1 Stormwater management facilities, such as ponds and Low Impact Development
features, shall be incorporated in the Secondary Plan Area to mitigate the
impacts of development on water quality and quantity, consistent with the Soper
Creek Subwatershed Study and the policies of Section 20 of the Clarington
Official Plan. Such facilities shall not be located within natural heritage features
but may be permitted within the vegetation protection zone provided the intent of
the vegetation protection zone is maintained and it is supported by an
Environmental Impact Study.
11.3.2 Stormwater management facilities shown on Schedule A are illustrative and final
location and sizing shall be determined through the development application
process.
11.3.3 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.
11.3.4 A Master Drainage Plan / Master Environmental Servicing Plan shall be
completed for the Secondary Plan Area prior to the submission of the first
development application within the Secondary Plan Area.
11.3.5 Stormwater Management Reports shall be prepared for each draft plan of
subdivision application building on the recommendations of the Soper Creek
Subwatershed Study and the Master Drainage Plan/ Master Environmental
Servicing Plan. As recommended by the Soper Creek Subwatershed Study, the
required Stormwater Management Report and Plan shall incorporate:
a) Infiltration-based LID practices located on private property and municipal
property;
b) Evaluation of erosion risks to receiving watercourses; and
c) A site-specific water budget.
11.3.6 The submission of the following plans and reports shall be required to determine
the impact of stormwater quality/quantity, erosion and water balance of the
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proposed development. All reports shall be prepared in accordance with the
Soper Creek Subwatershed Study including:
a) Master Drainage Plan
b) Stormwater Management Report and Plan;
c) Erosion and Sediment Control Plan;
d) Servicing Plans;
e) Grading Plans;
f) Geotechnical reports;
g) Hydrogeologic reports; and
h) Other technical reports as deemed necessary.
11.3.7 The Stormwater Management Report and Plan identified in Policy 11.3.5 shall
apply a range of stormwater management practices including Low Impact
Development techniques to ensure water quality control, baseflow management,
water temperature control and the protection of aquatic habitat consistent with
municipal guidance and CLOCA guidelines.
11.3.8 Stormwater management plans shall demonstrate how the water balance target
set in the Soper Creek Subwatershed Study is achieved.
11.3.9 Stormwater management for all development shall be undertaken on a volume
control basis and shall 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 and prevention of erosion shall
be demonstrated to the satisfaction of the Municipality of Clarington in
consultation with CLOCA.
11.3.10 High Volume Recharge Areas shall maintain a pre-development water
balance in accordance with the Source Water Protection Plan Policies.
11.3.11 Development of all detached, semi-detached and townhouse dwellings
shall 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.
11.4 Urban Forest and Native Plantings
11.4.1 Together, new development and public realm improvements shall establish an
urban tree canopy throughout the Secondary Plan area to minimize the heat
island effect, provide for shade and wind cover and contribute to a green and
attractive environment.
11.4.2 New development and public realm improvements are required to use native
plant species wherever feasible, particularly along rights-of-way and pedestrian
trails.
DRAFT Soper Springs Secondary Plan
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11.4.3 New development and public realm improvements shall only use native plantings
within 30 metres of Environmental Protection Areas.
11.4.4 Draft plans of subdivision and site plan applications shall as a condition of
approval be supported by landscape plans which demonstrate how the
development will contribute to the urban forest.
11.4.5 A diversity of tree species shall be planted in parks and along rights-of-way to
provide a healthy and more robust tree inventory that is less prone to insects and
diseases.
11.4.6 Selection of tree species within the Secondary Plan area will contribute to the
Municipality’s species diversity objectives.
11.4.7 Where trees, shrubs and other natural heritage features are destroyed or
harvested pre-maturely prior to proper study and approval, compensation should
occur on site and shall be calculated at a 3:1 ratio and be subject to a restoration
/ compensation plan.
11.5 Building Technology
11.5.1 Development shall consider the use of renewable energy sources.
11.5.2 Development shall consider the use of technologies such as green roofs and
reflective roof surface materials with high thermal reflectivity.
12 Implementation and Interpretation
12.1 Implementation
12.1.1 Detailed studies prepared in support of a development application may refine the
recommendations of the Soper Creek Subwatershed Study on a site-by-site
basis however the study must address the issues raised by the Subwatershed
Study.
12.1.2 As part of a complete application the following information is required:
a) Net residential density by land use designation;
b) Identification of total square footage of non-residential land uses;
c) Number and type of units by land use designation;
d) Total residential unit count; and
e) Estimated population;
f) Amount/type of non-residential space and number of jobs; and
g) The number of purpose built additional dwelling units and affordable housing
units by land use designation.
12.1.3 All new development within the Soper Springs Secondary Plan area shall
proceed on the basis of the sequential extension of full municipal services either
by servicing through adjacent plans of subdivision, including servicing through
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provisions or through the Regional and Municipal capital works programs and
plans of subdivision and may be advanced by landowners/proponents with
appropriate agreements with the Region and/or Municipality.
12.1.4 The Municipality encourages utility providers such as hydroelectric power,
communications/telecommunications facilities and utilities, broadband fibre
optics, and natural gas to ensure that sufficient infrastructure is or will be in place
to serve growth in the Plan area
12.1.5 Development applications for lands abutting the arterial road and collector roads
shown in Schedule B shall dedicate lands for road widenings as determined by
the Municipality or Region of Durham.
12.1.6 Approval of development applications shall be conditional upon commitments
from the appropriate authorities and the proponents of development to the timing
and funding of the required road and transportation facilities, parks and
community facilities. These works shall be provided for in the subdivision and / or
site plan agreements. Phasing of the development, due to partial construction of
internal collector roads as a result of non-participating landowners or based on
the completion of external road works, may be required by the Municipality of
Clarington.
12.1.7 Approval of development applications shall also be conditional upon
commitments from the appropriate authorities and the proponents of
development to the timing and funding of required stormwater management,
sanitary sewer and water supply facilities. These works shall be provided for in
subdivision and / or 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. Phasing may include interim road and
infrastructure solutions prior to full build-out.
12.1.8 Certain benefitting landowners within the Secondary Plan area have entered, or
will enter, into an agreement or agreements amongst themselves to address the
distribution of all costs of development including those which may not be
recoverable by the Municipality under the Development Charges Act, 1997, or
any successor legislation, particularly but not limited to the provision of
community and infrastructure facilities such as parks, roads, road improvements,
external services, stormwater management facilities, public/private utilities and
school sites.
12.1.9 In order to implement Policy 12.1.8, the Municipality may include conditions of
Draft Plan Approval that may require the benefitting landowners to enter into
agreements with other benefitting landowners with respect to the provision of
servicing. If a benefitting landowner chooses not to enter into such agreements, it
is the Municipality’s intention that no development shall be permitted until it has
been demonstrated that the benefitting landowner has entered into required
agreements with other affected landowners with respect to the provision of
services and other infrastructure.
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12.1.10 Landowners are encouraged to enter into a Master Parkland Agreement
with the Municipality prior to the approval of any draft plan of subdivision. The
Master Parkland Agreement shall identify the minimum size and general location
of parks that shall be provided and dedicated in accordance with Schedule A
12.1.11 The Municipality will require, as a condition of draft approval, that proof be
provided to the Municipality that landowners have satisfied all their parkland
obligations with respect to the Master Parkland Agreement prior to registration of
a plan of subdivision, if applicable.
12.2 Interpretation
12.2.1 The Soper Springs Secondary Plan has been prepared to align with the policies
of the Official Plan. The policies of this Secondary Plan, along with Maps and the
Urban Design and Sustainability Guidelines shall be read and interpreted in
conjunction with the applicable policies of the Official Plan.
12.2.2 In the event of a conflict between the Official Plan and this Secondary Plan, the
policies of the Secondary Plan shall prevail inclusive of density and intensification
policies of the Official Plan.
12.2.3 The pattern of land use is identified in Schedule A of the Secondary Plan. Minor
alterations to the boundaries of land use designations and location of symbols,
which maintain the general intent of the policies of this Secondary Plan, may
occur without amendment to this Secondary Plan through the development
approval process in accordance with Section 24.1 of the Official 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.
Attachment 3 to PDS-0-2 5
Soper Springs Secondary Plan Sequence of Events
Date Events Reports
April 23, 2018 Public Meeting Report and Staff Presentation to
receive Council authorization to initiate the Soper
Springs Secondary Plan
PSD-032-18
June 4, 2019 Public Information Centre #1
June 4, 2019 Notice of Study Commencement, Schedule ‘C’ of
the Municipal Class EA
June 4, 2019 Steering Committee Meeting #1
March 13, 2020 Award the contract to SGL
March 20, 2020 SGL Introductory Meeting
July 15, 2020 Steering Committee Meeting #2
July 17, 2020 Status Update Meeting
August 12, 2020 Meeting with Curve Lake First Nations
August 25, 2020 Community Parks Internal Meeting
December 15,
2021
Public Information Centre #2 Draft Phase
1
Background
and Analysis
Summary
Report
December 15,
2021
Steering Committee Meeting #3
June 9, 2022 Steering Committee Meeting #4
June 29, 2022 Public Information Centre#3 Public
Information
Centre #3
Presentation
December 6, 2023 Public Information Centre (Joint) #4 Public
Information
Centre #4
Presentation
November 18,
2024
Steering Committee Meeting #4
Attachment 4 to PDS-0-2 5
Summary of Technical Studies - Soper Springs Secondary Plan
Report Key Findings and Next Steps
Draft Phase 1
Background and
Analysis Summary
Report
November 2021
By SGL Planning &
Design Inc.
This report concludes Stage 1 of the Secondary Planning
Process, identifying unique opportunities to establish a
compact community surrounded by natural heritage
features.
A landscape analysis (Section 2) was conducted, noting
the mixture of agricultural uses, natural areas, and private
residential properties that exist within and around the Study
Area. A large portion of study area is designated as
Environmental Protection Area (EPA), which presents
opportunities to capitalize on the unique natural heritage
by:
1)Preserving views from high points;
2)Integrating and protecting natural features;
3)Providing public access to nature; and
4)Establishing cluster developments.
As part of the agricultural analysis, two recommendations
were made: Urban agricultural interface should be
considered in policy during the preparation of the draft plan
of subdivision stage, and literature on mitigation related to
urban agricultural interface should be recently reviewed at
the time of subdivision planning.
Sustainability themes and principles that were identified
and will be used to establish the framework for the
preparation of the Secondary Plan include:
1)Built environment: Efficient use of land with a variety
of housing to foster a sense of place;
2)Mobility: Creating a connected transportation
network that balances needs of pedestrians,
cyclists, and vehicles.
3)Natural environment and open space: Protecting
EPA while encouraging public access to parks.
4)Infrastructure and buildings: Stormwater
management ponds, LID features, and
implementation of green buildings standards.
A Cultural Heritage Resource Assessment and a Stage 1
Archaeological Assessment were carried out. Eight existing
and potential municipal heritage resources within or
adjacent to the Study Area were identified. It is
recommended that the Secondary Plan incorporate policies
Attachment 4 to PDS-0XX-25
that promote the conservation of existing cultural heritage
resources.
The Transportation and Functional Servicing Study Report
examined existing water distribution conditions, sanitary
services, and transportation data, as well as proposed
improvement to transportation and servicing networks.
Recommendations to address opportunities and
constraints identified in the Phase 1 Analysis include:
- Cluster type development;
- Strong connection to nature;
- Integrating sensitive natural heritage features in the
design of the Secondary Plan Area;
- Phasing to address infrastructure constraints; and
- Identifying appropriate access and road crossings of
natural features.
Sustainability and
Green Principles
Report (Draft)
Prepared by SGL
Planning & Design Inc.
November 2021
The purpose of this report is to identify and summarize
relevant policies that will act as the basis for the Secondary
Plan.
Urban design and sustainability principles will be integrated
throughout the Secondary Plan. Summaries are provided
for the four key sustainability themes:
1) Built environment: The efficient use of land
promotes the preservation of agricultural lands and
EPA, creating compact communities with a variety of
housing types that create a sense of space for all
residents regardless of age or ability.
2) Mobility: The ease of movement for individuals with
varying abilities is important for a sustainable
community. An inter-connected transportation
network balances needs for pedestrians, cyclists,
and vehicles, with an emphasis on active
transportation.
3) Natural environment and open space: Encouraging
sensitive design that utilizes the existing landscape,
and natural features can help protect EPA. A
connected park and trail system should be created.
1) Infrastructure and Sustainability: Stormwater
management techniques and LID features will be
implemented to manage excess runoff during rain
events. Energy efficient buildings provide
opportunities for homeowners to save money on
utilities as well as reduce their greenhouse gas
emissions.
Attachment 4 to PDS-0XX-25
Key recommendations will be prepared in Phase 3 of the
Study as part of the final Sustainably Plan which will
include specific design principles to be integrated.
Landscape Analysis
Report (Draft)
Prepared by SGL
Planning & Design Inc.
November 2021
The scope of the analysis evaluates, describes, and
interprets the existing context, topography, natural
features, and built form to help to identify the opportunities
and constraints for the development of the Secondary
Plan. The area includes agricultural uses, natural areas,
and private residential properties. A large portion of lands
are designated as EPA.
Opportunities to capitalize on the unique natural heritage of
the area as identified in the report are as follows:
1. Preserving views from high points;
2. Integrating and protecting natural features;
3. Providing public access to nature; and
4. Establishing cluster developments.
Constraints are identified as limits to developable area due
to the extensive EPA, as well as limits to road access. The
number and location of roads will need to be evaluated to
ensure minimal impact to sensitive natural heritage
features.
Cultural Heritage
Resource Assessment
Study
Prepared by SGL
Planning & Design Inc.
May 2020
The results of background historical resource and a review
of secondary source material found that the study area has
a rural land use history dating back to the mid-nineteenth
century.
The Cultural Heritage Assessment Report identified:
- Four properties in the study area are potential
cultural heritage resources.
- Four properties adjacent to the study area were
identified as existing or potential cultural heritage
value.
Recommendations to avoid or reduce adverse impacts to
each cultural heritage resource in the study area include:
- The Secondary Plan should incorporate policies that
promote the conservation of existing cultural
heritage resources while also considering the
presence of the potential cultural heritage resources.
- Any proposed development on or adjacent to an
identified existing or potential cultural heritage
resource should require a heritage impact under
Ontario Regulation 9/06, ensuring that the existing
Attachment 4 to PDS-0XX-25
cultural heritage resources in the study area are
conserved.
- This report should be circulated to the Clarington
Heritage Committee for its consideration.
Draft Stage 1
Archaeological
Assessment
Prepared by SGL
Planning & Design Inc.
October 2020
The scope of the archaeological background review
included consideration of the proximity of previously
registered archaeological sites and the original
environmental setting of the study area, along with
nineteenth and twentieth-century settlement trends. Four
archaeological sites within the study area have been
subject to previous Stage 1 and 2 Archaeological
Assessments, two of which require further archaeological
work. Part of the study area has potential for the presence
of Indigenous and/or Euro-Canadian archaeological
resources. The following recommendations were made
based on the Stage 1 findings:
- A Stage 2 Archaeological Assessment must take
place before any development occurs within the
study area. This is required prior to any land
disturbing activities in order to identify potential
archaeological resources present.
- Euro-Canadian site AlGq-194 was documented
within the study area and recommended for Stage 3
Archaeological Assessment.
- During any further archaeological assessments,
meaningful engagement with Indigenous
communities should be conducted, as outlined in
Section 35 of the Standards and Guidelines for
Consultant Archaeologists and the Engaging
Aboriginal Communities in Archaeology Technical
Bulletin.
Functional Servicing
Study Report
Prepared by T.Y. Lin
International Canada
Inc.
November 2024
An analysis of servicing needs was completed through a
Functional Servicing Study Report.
The lands will be graded towards the proposed sewer
waste management ponds, located adjacent to the Soper
Creek tributaries. The grading design is expected to be
changed through future development applications.
Proposed grading must match existing elevations where
the development is adjacent to existing developed lands,
undeveloped lands, and the Natural Heritage System.
A preliminary storm sewer network plan has been prepared
for the study area, with four proposed SWM ponds carrying
Attachment 4 to PDS-0XX-25
captured runoff for quantity and quality control before
discharging to Soper Creek.
Three new crossings of the tributaries of Soper Creek will
be required for the implementation of the planned network
of Collector Roads.
Based on the preliminary servicing designs, all of the
Secondary Plan study area can be adequately serviced
with gravity sanitary sewers alone. The area will be
serviced via the future Soper Creek trunk sanitary sewer. It
is expected that development within the study area will
occur through phases due to the location of the proposed
sanitary connection.
The findings and recommendations from this FSSR will be
refined through a future Master Environmental Servicing
Plan (MESP) or Master Drainage Plan (MDP) for the entire
Secondary Plan area.
Transportation
Assessment Report
Prepared by T.Y. Lin
International Canada
Inc.
October 2024
A Transportation Assessment Report was completed to
create the preferred road network for the Secondary Plan,
as well as understand how development of the Secondary
Plan area will affect future traffic trends.
Road network improvements are being recommended
within the study area. The intersection of Concession Road
3 and Mearns Avenue is identified as a key gateway into
the Secondary Plan area, and to accommodate acceptable
traffic conditions, it is recommended to be upgraded to an
all-way-stop intersection. An additional left turn lane is also
recommended both northbound and southbound. It is
expected that the increase in northbound and southbound
trips caused by vehicles entering and existing the
Secondary Plan area will cause travel delays, requiring
sufficient turn-lane storage capacity.
The remaining internal road network should be designed
with a two-lane cross section with one lane in each
direction, apart from the Liberty Street North and Road B
intersection where an additional left turn lane is
recommended to provide sufficient turn-lane storage
capacity.
The community should be designed with accessible,
separated, and connected pedestrian and cycling facilities
to promote active transportation.
Trans Northern Pipeline
Soper
Creek
NP
Schedule A -Land Use
-Soper Springs Secondary Plan -
P
P
Legend
Parkette
Stormwater Management
Facility (SWF)
Environmental Protection Areas
Collector RoadsUtility
Potential Cultural Heritage Resources
Medium Density Local Corridor Neighborhood Park
Medium Density Residential
Prominent Intersection
Land Use to be Determined
SSSP Boundary
NP
P
Watercourse
Arterial Roads
Low Density Residential
Concession Road 3 Lambs RoadLiberty Street NorthMunicipality of Clarington | Soper Springs Secondary Plan
Urban Design and Sustainability Guidelines
April 2025
Attachment 5 to PDS-019-25
1547 BLOOR STREET WESTTORONTO, ONM6P 1A5
info@sglplanning.ca
T (416) 923-6630
Planning& Design Inc.
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