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Report To: Special Planning and Development Committee
Date of Meeting: June 19, 2025 Report Number: PDS-025-25
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
COPA-2025-0008(PLN 41.16) Resolution#:
Soper Hills 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 Hills Secondary Plan. It does not constitute, imply or request any
degree of approval.
Recommendations:
1.That Report PDS-025-25 and any related communication items, be received;
2.That any received comments be considered during preparation of the recommended
Soper Hills 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 Hills Secondary Plan; and
4.That all interested parties listed in Report PDS-025-25 and any delegations be
advised of Council’s decision.
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Report Overview
This report provides an overview of the planning process for the draft Soper Hills Secondary
Plan (Secondary Plan), details key policy directions and summarizes public and 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 residents and
visitors and provide for 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 Secondary Plan and draft Urban
Design and Sustainability Guidelines. These comments will inform potential revisions to the
Secondary Plan before it is recommended to Council for approval that is targeted for the Fall
2025.
1. Background
1.1 The draft Soper Hills Secondary Plan (Attachment 1) provides an outline 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 l ifestyle 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 Hills Secondary Plan area 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 Soper Hills Secondary Plan .
2. Soper Hills Secondary Plan
2.1 The Secondary Plan Area is generally bound by Regional Highway 2 to the south,
Lambs Road to the west, the Canadian Pacific Railway to the north and Providence
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Road and its unopened road allowance to the east. The area is approximately 193
hectares in size and is located east of Bowmanville.
Figure 1: Soper Hills Secondary Plan Area
2.2 Currently, the Secondary Plan Area consists of agricultural fields and associated single
detached dwellings, single detached dwellings along Regional Highway 2, institutional
uses, and the Soper Creek valleylands. To the west of the secondary plan area are
residential subdivisions, and to the south is the planned Technology Business Park
Secondary Plan area. The agricultural fields and natural areas to the north and east are
identified for future urban boundary expansion to 2051 by the Durham Region Official
Plan.
Initiation of the Secondary Plan
2.3 The Municipality of Clarington received a request from the Bowmanville East (Soper
Hills) Landowners Group to initiate the 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 Hills Secondary Plan (PSD-031-18). Staff were
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authorized to finalize the draft Terms of Reference and issue a Request for Proposal to
retain the necessary consultants.
2.4 SGL Consulting was hired to assist staff in preparing the Secondary Plan, including
undertaking the technical and professional work, and other deliverables outlined in the
Terms of Reference.
Coordination of Initiatives
2.5 The following processes have been undertaken at the same time as the Soper Hills
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 Hills Secondary Plan.
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
2.8 The Soper Creek Subwatershed Study (Soper Creek SWS) is required to inform the
preparation of the Soper Hills. The purpose of the Study includes assessing the
potential impact of proposed land use changes on natural features, providing
recommendations for mitigating the impacts, and developing 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
Soper Hills Secondary Plan. The draft Phase 2 and 3 reports were completed to provide
subwatershed management strategies, implementation and monitoring plans. The draft
Phase 2 and 3 report was presented at a Public Information Centre on April 10, 2025.
Recommendations from the draft Soper Creek SWS are integrated into the Secondary
Plan and draft Urban Design and Sustainability Guidelines. Finalization of the Soper
Creek SWS is required prior to the completion of the Secondary Plan.
3. Secondary Plan Process
3.1 The development of the Secondary Plan was informed by a comprehensive public
engagement process and several technical background studies.
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3.2 The Secondary Plan process for Soper Hills involves four phases (Figure 2).
Figure 2: The Soper Hills Secondary Plan Process
3.3 The following section generally describes the process that was undertaken to develop
the Secondary Plan. A sequence of events summary table is provided in Attachment 3 ,
Sequence of Events for reference.
Phase 1: Public Input and Technical Analysis. This phase included technical
analysis through background studies and initial consultation with the community to
determine the vision for the new neighbourhood. A Public Information Centre was
hosted in March 2019 to introduce the Study to the public and seek input into the
Secondary Plan vision and guiding principles. The findings received from the
background review and public engagement informed the development of the land
use alternatives and the evaluation criteria for the preferred land use plan. The
Phase 1 Background and Analysis Summary Report was completed in June 2020 .
Phase 2: Urban Design and Sustainability Principles and Alternative Land Uses. This
phase developed Urban Design and Sustainability principles that were used to guide
the development of the Secondary Plan, three land use options and an evaluation
criterion to evaluate the options. This phase also included a Public Information
Centre in June 2022. A Phase 2 Summary Report was completed in December
2022.
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Phase 3: Preferred Land Use Plan. In this phase, a Joint Public Information Centre
(with Soper Springs Secondary Plan and Soper Creek SWS) was held in December
2023. At this meeting, a Preferred Land Use Plan as well as draft Environmental
Protection Areas were presented for feedback. The comments received from the
Steering Committee, the public and agencies regarding the Preferred Land Use Plan
contributed to the creation of the emerging land use plan and policy direction. The
Joint Public Information Centre presentation, the draft Alternative Land Use Plan
Report and the Environmental Protection Area Schedule are posted on the project
webpage.
Phase 4: Final Secondary Plan and Zoning By-law. This final phase will focus on the
finalization of 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.
3.4 Public engagement included three Public Information Centres, which included
interactive presentations and surveys. Feedback received through various methods
over the last several years focused on the sustainability vision, environmental protection
and creation of a mixed density, mixed-use neighbourhood.
3.5 All comments submitted on the Secondary Plan will be addressed in a future
recommendation report to Council.
Technical Studies
3.6 Preliminary technical background work was completed prior to the June 2022 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 .
3.7 A draft Transportation Assessment Report was prepared by TYLin 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
Hills 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 SWS , stormwater management facilities and
locations are recommended within the Secondary Plan area.
3.9 Attachment 4 provides a summary of the technical work that has been completed to
date. These reports will be finalized prior to completion of the Secondary Plan.
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4. Secondary Plan Vision and Framework
4.1 The Secondary Plan is envisioned to reflect and enrich the history and character of both
the Municipality of Clarington and the Secondary Plan Area by creating a sense of place
for residents and visitors and provide for a sustainable built form that protects 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:
Provide for the efficient use of land with the creation of a compact, complete,
connected, age-friendly and walkable community.
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.
Protect, enhance and value significant natural features within and adjacent to
Environmental Protection Areas.
Design parks and open spaces that are highly visible, accessible and usable.
Respect cultural heritage through conservation and appropriate incorporation into
the community.
4.3 The draft Land Use Plan (Figure 3) identifies the distribution of land uses and the
Secondary Plan policies describe their permitted land use, built form, height
permissions and minimum density.
4.4 Four collector roads will support development in the Secondary Plan Area:
A north-south collector road located central to the Secondary Plan area;
An east-west collector road north of Concession Street East between Lambs Road
and Providence Road; and
Two east-west collector roads south of Concession Street East between Lambs Road
and Providence Road.
4.5 The Secondary Plan Area is designed with higher densities and opportunities for transit -
oriented development (e.g. High Density Regional Corridor) along Regional Highway 2.
Medium densities are also located along the Local Corridors, which are found along the
boundary roads (e.g. Lambs Road and Providence Road) as well as along Concession
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Street East. A Neighbourhood Centre, permitting a mix of commercial and residential
uses, is located at the Concession Street East and north-south collector road
intersection.
4.6 In terms of parkland, one Community Park, three Neighbourhood Parks abutting
elementary schools and two parkettes are proposed. The Secondary Plan Area also
centrally locates a variety of uses that together will act as a central node for this
community, including the Neighbourhood Centre, the Community Park, and Medium
Density uses along Concession Street East.
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Figure 3: Schedule A Land Use Plan (Draft)
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4.7 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.
4.8 Two types of trails are identified in the Secondary Plan Area: Multi-Use Paths and
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 collector roads and midblock between residential land uses to
provide connections to Trails in the Environmental Protection Area.
4.9 Trails can be paved or unpaved and may 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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4.10 The Secondary Plan is supported by draft Urban Design and Sustainability Guidelines
(Guidelines) (see Attachment 5), which are built on the Sustainability and Green
Principles Report (see Section 4.2). The draft Guidelines were also informed by the
Municipality of Clarington’s Green Development Framework.
4.11 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 spaces 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.
Key Policy Directions
4.12 The Secondary Plan has been prepared to respond to provincial policy changes, the
local context and technical studies. Key policy directions are detailed below:
Housing Diversity and Density
4.13 The 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 estimated number of residential units to be
accommodated in the Secondary Plan area is 5,250 units.
Affordable Housing Framework
4.14 The Secondary Plan includes a collection of policies intended to support the
Municipality’s objective for a minimum of 30% of all new housing units to be affordable.
The 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.
4.15 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. A
policy permitting additional height for development that provides affordable housing in
the High Density / Mixed Use Regional Corridor land use designations is also included .
4.16 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 Secondary Plan is the opportunity to
reduce the minimum parking requirements. This incentive would be explored on a site -
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by-site basis, where affordable housing is provided as part of a development
application.
Alignment with Soper Creek Subwatershed Study
4.17 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.
4.18 In addition to the lands designated as Environmental Protection Area, three
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.
4.19 Policies in the 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 that may refine the boundaries of the
Environmental Constraint Overlay as part of the development review process.
5. Alignment with Provincial Planning Framework
Planning Act
5.1 The 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.
5.2 The 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 draft Soper Creek SWS.
A variety of community services and amenities, including parks, are also planned within
the preferred land use plan.
Provincial Planning Statement, 2024
5.3 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
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planning across Ontario related to housing, growth, infrastructure, protecting the
environment and public health.
Land Use and Housing Mix
5.4 The PPS,2024 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, and other uses to meet long-term needs. The PPS, 2024 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.
5.5 The Secondary Plan proposes a range of densities and a mix of residential land use
designations, including the High Density/Mixed Use Regional Corridor, Medium Density
Residential, Low Density Residential and Neighbourhood Centre. It encourages a
variety of housing types and provides appropriate transitions between land uses. The
Secondary Plan also proposes a mix of retail and commercial uses, parks and open
spaces. These land uses and densities provide for an efficient use of the land,
infrastructure and planned public service facilities
Parks and Open Space, Natural Heritage and Community Facilities
5.6 The PPS, 2024, encourages the long-term preservation and protection of natural
features and recognizes the linkages between natural heritage features and areas,
surface water features and ground water features.
5.7 The Parks and Open Space System in the Secondary Plan consists of Environmental
Protection Areas, parks and stormwater management ponds. These components
provide spaces to support the ecological and hydrological functions of the Secondary
Plan Area. The proposed parks will provide a variety of opportunities for passive and
active recreation to contribute to the area’s sense of identity.
5.8 In combination with Official Plan policies and draft Soper Creek SWS directions,
minimum vegetation protection zones will also be required to preserve the ecological
integrity of the natural heritage system. No development shall be permitted within the
Environmental Protection Area designation.
Economic Prosperity
5.9 The PPS, 2024 encourages supporting a modern economy by providing for an
appropriate mix and range of employment, institutional and broader mixed uses to meet
long-term needs.
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5.10 The Secondary Plan provides opportunities for employment as well as economic
development through the provision of retail, commercial and service uses integrated
within the community and residential areas. The proposed elementary schools will also
provide employment opportunities in this neighbourhood.
5.11 The Neighbourhood Centre will be the focal point of the neighbourhood and leasable
non-residential floor space for retail and service commercial uses to meet the needs of
residents and visitors. Commercial uses are also permitted and encouraged within the
Regional and Local Corridors.
5.12 The Secondary Plan is consistent with the PPS, 2024.
6. Conformity with Official Plans
Durham Region Official Plan
6.1 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 planni ng
approval authority for the Municipality. The Municipality is responsible for implementing
the ROP. The Secondary Plan conforms to the Durham Region Official Plan.
6.2 Lands in the Secondary Plan area are designated ‘Community Areas’ and ‘Regional
Corridor’ in the ROP. 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.
6.3 The Secondary Plan intends to achieve a complete community to support healthy and
active living for people of all ages by providing a diverse mix of housing types and
options, jobs, retail options, transportation and land uses. Residential, reta il,
commercial, parks and open space, recreation and institutional uses are proposed to
create a complete and vibrant community in Soper Hills. The Secondary Plan Area will
be designed based on a modified grid pattern of streets, complemented by multi-use
paths and trails to improve connectivity within the Secondary Plan Area and enhance
the pedestrian permeability of the area and access to transit.
Regional Corridor
6.4 The Regional Corridor is where higher density and more compact built forms of
development are encouraged. Regional Corridors also support the movement of people
and goods and the achievement of transit supportive densities. Regional Corridor
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policies encourage built forms to be higher densities, multi-storey, compact, pedestrian
friendly and transit supportive.
6.5 The High Density/Mixed Use Regional Corridor designation which aligns with the
Regional Corridor is located at the south portion of the Secondary Plan Area along
Regional Highway 2. Permitted uses in this designation will primarily con sist of mid and
high-rise residential built forms combined with retail and service commercial uses, and
office uses at-grade. The permitted height range is 7 - 12 storeys and site densities
shall be at least 150 units per net hectare to encourage the highest and most dense
forms of development within the Regional Corridor. Two additional storeys may be
permitted if affordable housing units are provided.
Clarington Official Plan
6.6 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.
6.7 Lands in the Secondary Plan area are designated Regional Corridor, Urban Residential,
Community Park and Environmental Protection on Map A Land Use in the COP. 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 in the COP identifies the regional corridor along Highway 2 and the local corridors
along Lambs Road, Providence Road, and Concession Street, which are intended to
encourage a higher density and mixed-use development.
6.8 The Secondary Plan land use designations permit a wide range of uses compatible with
the Urban Residential designation of the COP. The Secondary P lan encourages a
broad range of housing types and tenures to meet the evolving housing needs of people
of all ages, abilities and income groups. It also contributes to achieving the objective of
facilitating the opportunity for affordable housing units within urban areas. Affordable
housing will be directed towards the Regional Corridors and Local Corridors, as they
offer convenient access to public transit.
6.9 The High Density/Mixed use designation allows for the greatest concentration of
densities and mix of uses along Regional Highway 2(Regional Corridor) and permits
apartment buildings, mixed use buildings and townhouse dwellings. The highest and
densest forms of development are encouraged along Regional Highway 2. In addition,
the Local Corridors along Lambs Road, Providence Road and Concession Street will
contain a mix of medium density uses.
Environmental Protection Area
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6.10 The Environmental Protection Area is recognized as the most significant co mponent 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 .
6.11 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 Secondary Plan to ensure the protection and long-
term functioning of the natural heritage system.
Parks and Trails
6.12 The parks system described in the COP is comprised of Municipal Wide Parks,
Community Parks, Neighbourhood Parks, Parkettes, Public Squares and Hamlets. A
Community park is identified at the intersection of Lambs Road and Concession Street .
6.13 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
environmentally sustainable while suiting the unique needs of the community, and was
approved by Council in 2024.
6.14 In accordance with the above, 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.
6.15 The Secondary Plan contains a Community Park designation at the northeast
intersection of Concession Street East and Lambs Road. The Community Park is
sufficiently sized (12 hectares) to provide programming to support the residents in this
neighbourhood and the surrounding area.
6.16 Three Neighbourhood Parks situated adjacent to schools and two parkettes are planned
to serve the recreational needs of the Secondary Plan area. All parks are augmented by
a multi use path and trail network that can connect to the larger trail system identified in
the COP.
6.17 The configuration and intended uses of the parks, as well as the connected network of
multi use paths and trails provided for in the Secondary Plan, also align with the
recommendations from the PRCMP.
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7. Comments
Public Comments
7.1 Development of the Secondary Plan was informed by public engagement throughout
the planning process. Public comments and feedback were received at in person as
well as virtual events.
7.2 Feedback during Phase 1 engagement found that residents would like to see more
parks and trails, and generally dislike high rise apartment buildings. Participants desired
amenities such as long term care facilities, child care facilities and shopping centres.
7.3 During phase 2, at the virtual PIC held in June 2022, the Vision for the Secondary Plan
was presented.
“To develop a community that reflects and enriches the history and character of both
the Municipality of Clarington and the Study Area; to create a sense of place for
residents and visitors; and to design a sustainable built form that protects the natural
environment, promotes alternative modes of transportation and supports a healthy
lifestyle for current and future generations”.
7.4 The PIC attendees were asked what they liked or though t should be added to the vision.
Graphically, as provided in the Phase 2 Summary report, these were the responses.
Figure 5: Attendees' Visions for the Soper Hills Secondary Plan
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7.5 In Phase 3, a third PIC was held ( December 2023), to present the Draft Preferred Land
Use Plan to the public. The public were generally supportive of the Draft Preferred Land
Use Plan.
Agency Comments
7.6 Durham Region staff, Central Lake Ontario Conservation Authority (CLOCA) staff, the
Peterborough Victoria Northumberland & Clarington Catholic District School Board
(PVNCCDSB) and Kawartha Pine Ridge District School Board (KPRDSB) have
provided comments that are reflected in the Secondary Plan.
Steering Committee
7.7 The Steering Committee is made up of staff from the Municipality of Clarington, Durham
Region, CLOCA, the KPRDSB, PVNCCDSB, and the Land Owner Group.
7.8 Overall, Steering Committee members support the Secondary Plan. Steering
Committee comments concentrated on common themes including: location and amount
of medium density residential land uses along the Local Corridor, size of the
Neighbourhood Centre, and appropriate locations for schools and parks.
7.9 In addition, they indicated the Secondary Plan should be consistent with, and consider,
findings from the SWS and the Environmental Assessment process.
8. Next Steps
8.1 Following the Statutory Public Meeting, staff will review comments received and
propose revisions, as appropriate, for inclusion in the recommended Secondary Plan
that is targeted for Council decision in the Fall 2025 . Technical studies, including the
Functional Servicing Study Report and Transportation Assessment Reports will be
updated and finalized as appropriate, The Soper Creek SWS will also be completed
prior to the recommendation.
9. Financial Considerations
9.1 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 and addressed in the recommendation report
to Council.
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10. Strategic Plan
The preparation of the Hills 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
11. Climate Change
11.1 The Secondary Plan has been planned with sustainability as a key priority. The policies
establish a community integrated into the surrounding natural environment and
minimize negative impacts on natural heritage features, and include policies that
encourage high standards for energy efficiency and high -performance infrastructure and
buildings.
12. Concurrence
Not Applicable.
13. Conclusion
13.1 The purpose of this staff report is to provide an overview of the planning approach and
process undertaken to develop the Secondary Plan. The report also details the vision,
guiding principles, and key policy directions of the Secondary Plan.
13.2 The Secondary Plan lays out a framework to develop a complete, sustainable and
mixed-use community with housing, commercial, amenities, and greenspace.
13.3 Staff request that the recommendations be approved and the process towards
completion of the Secondary Plan continue. Any comments received will inform
potential revisions to the Secondary Plan before it is recommended to Council for
approval in Fall 2025 (targeted).
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.
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Attachments:
Attachment 1 - Draft Official Plan Amendment
Attachment 2 - Draft Soper Hills 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 Hills 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 Secondary Plan
includes Urban Design and Sustainability Guidelines, which are not
an operative part of the Clarington Official Plan
The Soper Hills 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 193-hectare area located on the east
side of Bowmanville. The Secondary Plan Area is generally bounded
by Regional Highway 2 to the south, Lambs Road to the west, the
Canadian Pacific Railway to the north, and Providence Road, as well
as its unopened road allowance.
Basis: The Bowmanville East (Soper Hills) 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 Hills Secondary Plan in April 2018.
This Secondary Plan is based on extensive technical studies 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 March 2019, 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-025-25
The Clarington Official Plan is hereby amended as follows:
1.Existing Clarington Official Plan, Map C Secondary Plan Areas
Clarington Urban Areas, is amended by changing the status to
‘Completed’ as demonstrated on Exhibit A.
2.Existing Clarington Official Plan, Map J3 Transportation Network
Roads and Transit Bowmanville Urban Area, is amended by
adding a new collector road and moving a collector road as
demonstrated on Exhibit B.
3.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 Hills
4.Existing Part Six, SECONDARY PLANS, is amended by adding
the Soper Hills Secondary Plan shown in Attachment 1.
CONCESSION ROAD 3
PROVIDENCEROADROADREGIONAL ROAD 42ROADLAMBSAVENUELIBERTYSTREET NORTHGREENBETHESDACLEMENS ROADROADHOLTWILLIAMMILL ROADBAKER SCHOOLROADROAD(ENFIELD ROAD)VANNEST ROADWERRY ROADSOLINAROADCONCESSION ROAD 7 SCUGOGOLDREGIONAL ROAD 57CEDAR PARK ROADNORTHSTREETROADCONCESSION ROAD 6 DARLINGTON-CLARKECOLE ROADACRESREGIONAL
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4
(TAUNTON ROAD)HOLT ROADRUNDLEWASHINGTON ROADREGIONAL ROAD 34LANGMAID ROADFICES ROADPEBBLESTONE ROAD
TOOLEYROADTOWNLINE ROAD NORTHROADROADREGIONALROAD 34ROADOLD SCUGOG ROADNASH ROAD REGIONAL ROAD 57MIDDLEROADLIBERTYMEARNSAVENUEBETHESDAROADSTEPH
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ROAD
CONCESSION ROAD 4
MAPLEGROVEROADROADHOLTRUNDLEROADSOLINAROADHANCOCKROADCOURTICEROADTRULLSROADPRESTONVALEROADBASELINE ROAD REGIONAL ROAD 57LIBERTY ST S.MEARNSLAMBSROADBRAGGRICKARDROADCONCESSION STREET BESTLESKARDNIXON ROAD
REGIONAL ROAD 4
(TAUNTON ROAD)
CONCESSION ROAD 5 OCHONSKI ROADMAIN STREETGAMSBY ROADVICKERS ROADJEWELPATTERSONROADHENRYWALSH ROADLAWRENCE ROADBUCKLEYROADHIGHWAY 35/115BLEWETT
ROAD
SQUAIR ROADROADCONCESSION ROAD 4
GIBSON ROADPOLLARDMOFFAT ROADCONCESSION ROAD
3 ROADGOLF COURSEGRAHAMARTHUR STREETHIGHWAY 2BELLWOODDRIVEHIGHWA
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2
HIGHWAY 2
BROWVIEWROAD
LOVEKIN
ROAD
MILLSTREETRILEYROADROADLOCKHART ROADHIGHWAY 407
CONCESSION ROAD 4
HIGHWAY 401ENERGY DRIVEHIGHWAY 418ROADOSBORNETRULLS³Lake Ontario
Courtice
Newcastle Village
Bowmanville
NOTE:
ALL EXISTING SECONDARY PLANS NEEDTO BE UPDATED TO CONFORM TO THEOFFICIAL PLAN EXCEPT FOR COURTICEMAIN STREET SECONDARY PLAN.
Orono
CLARINGTON URBAN AREASOFFICIAL PLANMUNICIPALITY OF CLARINGTON
June, 2025
SECONDARY PLAN AREAS
MAP CSETTLEMENT AREA BOUNDARY
SECONDARY PLAN BOUNDARIES
NOT COMPLETED
COMPLETED
Exhibit 'A', Amendment No. To the Municipality of Clarington Official Plan, Map C.
Change Status To Completed
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BASELINE ROAD C. P R.C. N. R.
HIGHWAY 401REGIONAL ROAD 57CONCESSION ROAD 3
SCUGOG STREETLIBERTY STREETAVENUESIMPSON AVENUEPROVIDENCE ROADGREEN ROADLONGWORT
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MEARNSLAMBS ROADNORTHGLEN BOULEVARD
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MAPLE GROVEROADMIDDLE ROADBENNETT ROAD
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OFFICIAL PLANMUNICIPALITY OF CLARINGTONMAY, 2025
TRANSPORTATION NETWORK ROADS AND TRANSIT
MAP J3
Exhibit 'B', Amendment No. To the Municipality of Clarington Official Plan, Map J3.
RAILWAY
TRANSPORTATION HUBGO
! ! !
RAIL TRANSIT LINE
FREEWAY
TYPE B ARTERIAL ROAD
TYPE C ARTERIAL ROAD
REGIONAL TRANSIT SPINE
COLLECTOR ROAD
URBAN AREA
TYPE A ARTERIAL ROAD
Add Collector RoadNORTH Move Collector Road
Attachment 3 to PDS-025-25
Soper Hills 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
Hills Secondary Plan
PSD-032-18
March 6, 2019 Public Information Centre #1 PIC #1
Summary
Report
March 6, 2019 Notice of Study Commencement, Schedule ‘C’ of
the Municipal Class EA
March 6, 2019 Steering Committee Meeting #1
October 31, 2019 Steering Committee Meeting #2
May 15, 2020 Landowner Group Meeting
March 27, 2020 Steering Committee Meeting #3
May 31, 2022 Steering Committee Meeting #4
June 22, 2022 Public Information Centre #2 Alternative
Land Use
Plans
Report
December 6, 2023 Public Information Centre #3
February 29, 2024 Steering Committee Meeting #5
June 21, 2024 Landowner Group Meeting
November 21,
2024
Steering Committee Meeting #5
May 30, 2025 Draft Secondary Plan materials are available on
the website for the Public
June 16, 2025 Statutory Public Meeting
Report Key Findings and Next Steps
Background and
Analysis Summary
Report
Prepared by SGL Planning
& Design Inc.
June 2020
The purpose of the report is to summarize background
information and analyses used to guide the preparation of the
Secondary Plan.
The landscape analysis evaluates, describes and interprets the
existing topography, built form and natural features to inform the
planning and design of the Secondary Plan. The following
landscape opportunities and constraints have been identified:
1.Views from elevated knolls
2.Integration of Natural Features
3.Public Access to Nature
4.Canadian Pacific Railway
An Agricultural Analysis and Assessment found that the existing
livestock operations in proximity to Soper Hills are not expected
to be impacted or restricted from expanding because of the
development of the Secondary Plan Area. The following
recommendations are made.
-Recommendation 1: Policies should be included in the
Secondary Plan which require consideration of the urban
agricultural interface.
-Recommendation 2: The literature on mitigation related
to the urban agricultural interface should be newly
reviewed at the time of subdivision planning.
The Land Budget Analysis establishes a potential capacity for
population and employment. At 50 residents and jobs per
hectare, Secondary Plan should be planned to accommodate
approximately 8,750 residents and jobs.
The Urban Design and Sustainability Principles establish urban
design and sustainability principles for the preparation of the
Secondary Plan:
1)Built environment: Promote the efficient use and
preservation of land.
2)Mobility: Identify a transportation network that prioritizes
sustainable modes of travel.
3)Natural Environment & Open Space: Preserve and
enhance the natural heritage system.
4)Infrastructure & Buildings: Implement stormwater
management techniques and ensure infrastructure is
built to be energy efficient and adaptable.
The Cultural Heritage Resource Assessment found identified
twelve existing and potential municipal heritage resources within
or adjacent to the Soper Hills Secondary Plan Study Area.
A Stage 1 Archaeological Assessment identifies that 70% of the
Study Area exhibits potential for the presence of Indigenous
and/or Euro-Canadian archaeological resources.
Attachment 4 to PDS-025-25
The Transportation and Functional Servicing Study Report found
that there are no existing water services or sanitary sewers
within or adjacent to the study area. Planned projects would
bring sufficient water to the Secondary Plan area. As for existing
transportation, there are four intersections in the study area. The
closest Regional bus stop is 900 metres from the intersection of
Concession Street East and Lambs Road while GO Transit Bus
offers stops along Highway 2.
A Constraints and Opportunities Analysis highlights important
takeaways from the background reviewed in this report.
Opportunities include a large portion of lands free from
environmental constraints, some natural areas contributing to
the aesthetic of the area, and opportunities for density in
locations along Regional and Local Corridors. Constraints
include the area abutting agricultural lands, limited existing and
planned transportation infrastructure, the watercourse
constraining development, potential delay for sanitary servicing,
and parcel consolidation along Highway 2.
Agricultural Analysis
Summary Report
Prepared by SGL Planning
& Design Inc.
September 2020
The agricultural analysis found that due to several factors
including liability, cost, work involved, and requirements related
to diseases, there has been diminished interest in livestock
farming in Durham Region and Clarington. It was found that
there are opportunities to increase livestock numbers without
limitations due to Minimum Distance Separation between new
development and existing livestock.
Existing livestock operations within 1.5 km of Soper Hills are not
expected to be impacted or restricted from expanding as a result
of development.
Mitigation is best considered and implemented later in the
planning process at the subdivision design stage. Potential
mitigation techniques include:
- Roads at the boundary between agricultural and urban
areas should be designed to accommodate large, wide,
slow-moving farm machinery.
- Visual barriers provided by tree plantings within the
agricultural and urban areas would potentially reduce
some impacts related to light and noise.
- Areas of lower agricultural importance/priority should be
chosen for non-agricultural development where that
proposed non-agricultural development has a boundary
adjacent to relatively lower priority agricultural lands.
The report concludes with two recommendations:
- Policies related to urban agricultural interface should be
included in the Secondary Plan for consideration during
the preparation of the draft plan of subdivision stage.
- Literature on mitigation related to urban agricultural
interface should be recently reviewed at the time of
subdivision planning.
Landscape Analysis
Summary Report
Prepared by SGL Planning
& Design Inc.
September 2020
The purpose of this report is to provide a landscape analysis that
will guide the preparation of a Secondary Plan. The findings of
the landscape analysis will be used to help inform Phase 2 of
the Study.
A mixture of agricultural fields and operations, natural areas
including several wooden features, private residential properties,
and institutional uses exist within and around the subject lands.
The site’s topography is mostly flat, however, three knolls and a
tributary of Soper Creek provide slight hills to the landscape.
There is an opportunity to maintain the knolls to provide some
variety to the site and allow for a potential view into Soper
Creek.
Based on the existing context, the following landscape
opportunities and constraints within the Secondary Plan Area
have been identified:
1. Views from elevated knolls
2. Integration of Natural Features
3. Public Access to Nature
4. Canadian Pacific Railway
The Soper Creek Subwatershed Study will provide more
detailed identification of significant natural heritage features
requiring protection and maintenance.
Stage 1 Archaeological
Assessment
Prepared by ASI Heritage
June 2022
The Stage 1 background review included consideration of the
proximity of previously registered archaeological sites and the
original environmental setting of the study area. Seven
archaeological sites have been registered within one kilometre
of the study area, and the nearest archaeological site is
approximately 200 metres west of the study area. Approximately
70% (135 hectares) of the study area exhibits potential for the
presence of Indigenous and/or Euro-Canadian archaeological
resources.
The following recommendations were prepared based on the
Stage 1 findings:
- A Stage 2 Archaeological Assessment must take place
before any development occurs within the study area.
This work is required prior to any land disturbing activities
to identify potential archaeological resources that may be
present.
- Any future developments within the study area should be
preceded by a Stage 2 Archaeological Assessment.
Engagement with Indigenous communities should be
conducted as part of any further archaeological
assessment as outlined in Section 35 of the Standards
and Guidelines for Consultant Archaeologists and the
Engaging Aboriginal Communities in Archaeology
Technical Bulletin.
Sustainability and Green
Principles Report
Prepared by SGL Planning
& Design Inc.
November 2020
The purpose of this report is to identify and summarize relevant
policies and provide recommendations to inform the
development of a sustainability framework and design principles
to allow for the three key principles identified in Clarington’s
Official Plan to be implemented within Soper Hills (Sustainability
Development, Healthy Communities, and Management of
Growth).
The following sustainability themes inform principles for the
Secondary Plan:
- Built Environment: Components of the built environment
that promote sustainability include safe, walkable streets
and trails, a variety of housing types, and implementation
of age friendly design throughout the community.
- Mobility: Key sustainable travel must include an inter-
connected transportation network that balances the
needs for pedestrians, cyclists and vehicles.
- Natural Environment: The preservation of the natural
environment ensures the responsible development of
communities that allows plants, animals, and people to
live harmoniously together.
- Infrastructure and Sustainability: Sustainable
infrastructure includes stormwater management ponds,
low impact development (LID) features, and
implementation of green buildings standards.
Cultural Heritage
Resource Assessment
Study
Prepared by ASI Heritage
September 2019 (Revised
October 2019, February
2020)
An examination of background historical material and a review of
primary and secondary source material found that the
Secondary Plan 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.
- The Bowmanville POW Camp, known as Camp 30, is
adjacent to the study area. Bowmanville POW Camp is
designated under Part IV of the Ontario Heritage Act,
however one building on Lot 6 is not included in this
designation and should be evaluated to determine if it
should be included with the designation of the
Bowmanville POW Camp.
- Twelve existing or potential municipal heritage resources
within or adjacent to the Study Area.
- Five adjacent properties have been included in the
Municipality of Clarington’s Heritage Inventory.
- Two further adjacent properties have been identified as
potential cultural heritage resources as part of this report.
Recommendations to avoid or reduce adverse impacts to each
cultural heritage resource include.
- The Secondary Plan should incorporate policies that
promote the conservation of existing cultural heritage
resources and consider the presence of potential
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 cultural
heritage resources in the study area are conserved.
This report should be circulated to the Clarington Heritage
Committee for its consideration.
Transportation
Assessment Report
Prepared by T.Y. Lin
International Canada Inc.
October 2024
A Transportation Assessment Report was completed to
determine the preferred road network for the Secondary Plan,
and to examine how the expansion and development of the
Secondary Plan zone will affect future traffic trends.
Road network improvements in the study area are being
recommended:
- The intersection of Highway 2 and Lambs Road is a key
gateway into the Secondary Plan area, and to
accommodate acceptable traffic conditions it is
recommended to be widened with an additional lane in
both east and west directions.
- The installation of traffic lights is recommended at the
Highway 2 and Lambs Road intersection as well as at
the intersection of Highway 2 with future collector Road
D as indicated by traffic analysis.
- Expanding Highway 2 to include an additional through
lane is recommended to be continued from Lambs Road
towards Providence Road.
- It is forecasted that the increase in eastbound and
westbound trips caused by vehicles entering and existing
the Secondary Plan area will lead to travel delays along
the study intersection, requiring sufficient lane capacity.
The rest of the internal road network should be designed
with a two-lane cross section with one lane in each
direction.
Functional Servicing
Study Report
Prepared by T.Y. Lin
November 2024
A proposed sanitary servicing plan has been prepared for the
study area.
The lands will be graded towards the proposed stormwater
management outlets, five of which are located adjacent to the
Soper Creek watercourse that traverses the study area. Two
outlets in the northern area are proposed to drain into smaller
drainage features. The proposed grades must match existing
elevations where the development is adjacent to existing
developed lands, undeveloped lands, and the Natural Heritage
System.
A Master Environmental Servicing Plan will be required to
support subsequent land use planning approvals. The
Subwatershed Study will make recommendations regarding
additional geomorphic analysis relating to stormwater
management and erosion prevention. Additional review of the
proposed stormwater management pond locations and
associated outfalls relative to the natural hazards/constraints will
be required.
As part of the implementation of collector roads through the
study area, a new crossing of the Soper Creek tributary will be
required. Providence Road will also be extended northward to
Concession Street, and this will require a new crossing over
Soper Creek.
The Soper Creek watercourse bisects the subject lands and
divides the Secondary Plan area into a north and south sanitary
catchment. Based on the preliminary servicing designs, the
Secondary Plan study area shall be serviced with gravity sewers
throughout.
In discussions with Region of Durham staff regarding the
wastewater strategy in the wider Clarington area, it is
understood that as much wastewater flow as possible should be
conveyed towards the future Baseline Road trunk sewer as part
of the ultimate sanitary servicing design in the Soper Hills
Secondary Plan area.
Municipality of Clarington
Soper Hills Secondary Plan
Urban Design and
Sustainability Guidelines
Draft
May 2025
Attachment 5 to PDS-025-25
1547 BLOOR STREET WESTTORONTO, ONM6P 1A5
info@sglplanning.ca
T (416) 923-6630
Planning& Design Inc.
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CP
NP
NP
NP
P
P
Schedule A -
Land Use
Legend
High Density/Mixed Use Regional Corridor Community Park
Neighborhood Park
Elementary School
Stormwater
Management Facility (SWF)Parkette
Neighbourhood Centre
P
Environmental Protection
Areas Collector Roads
Arterial Roads
Potential Cultural Heritage
Resources
Prominent Intersection
SHSP Boundary
NP
CP - Soper Hills Secondary Plan -Watercourse
Medium Density Residential
Railway
MAY 2025Low Density Residential
Concession Street East
Providence RoadLambs RoadRegional Highway 2
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XBMMJUTIPVMECFGMVTIXJUIUIF
QPSDI
#PUIIBMWFTPGBTFNJEFUBDIFE
EXFMMJOHTIPVMECFDPNQBUJCMFJO
UFSNTPGEFTJHOFYQSFTTJPO
4ZNNFUSJDBMCVJMEJOHFMFWBUJPOTBSF
FODPVSBHFE"TZNNFUSJDBM
FMFWBUJPOTNBZCFQFSNJUUFE
QSPWJEFEJUJTDPNQMFNFOUBSZBOE
IBSNPOJPVTUPUIFPWFSBMMEXFMMJOH
#PUITFNJEFUBDIFEVOJUTTIPVMECF
GVMMZBUUBDIFEBCPWFHSBEF
.BYJNJ[FDPOUJOVPVTHSFFOQMBOUJOH
BSFBTBMPOHUIFTUSFFUCZQBJSJOH
ESJWFXBZTBOEHBSBHFTXIFSF
GFBTJCMFUPNBYJNJ[FUIFFYUFOUPG
DPOUJOVPVTHSFFOQMBOUJOHBSFB
4PQFS)JMMT
6SCBO%FTJHOBOE4VTUBJOBCJMJUZ(VJEFMJOFT
508/)064&4
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NBTTJOH
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GBÇBEFEFTJHOPGUPXOIPVTFPOB
CMPDLCZCMPDLCBTJT
7JTVBMMZVOJUFBOEBSUJDVMBUFFBDI
UPXOIPVTFCMPDLUPQSPWJEF
WBSJBUJPOCFUXFFOVOJUT
1SPWJEFBWBSJFUZJOSPPGEFTJHOTUP
CSFBLVQUIFNBTTJOHPGUIFVOJUT
6TFUSBEJUJPOBMHBCMFTBOE
EPSNFST
PSNPSFDPOUFNQPSBSZ
EFTJHOTUIBUJODMVEFDBOUJMFWFST
BOEQBSBQFUEFUBJMTUPCSFBLVQ
UIFSPPGNBTTJOH
8IFSFQPTTJCMF
UIFNBJOSPPG
TIPVMEBQQFBSBTPOFSPPGBOE
SFGMFDUUIFBSDIJUFDUVSBMTUZMFPG
UIFCMPDLVOJUT
#MPDLTPGBUUBDIFEUPXOIPVTF
VOJUTTIPVMECFPSJFOUFEUPUIF
TUSFFUXJUIJOUFHSBUFEGSPOU
HBSBHFTBDDFTTFEGSPNUIFTUSFFU
'PSSFBSMBOFUPXOIPVTFTBO
BUUBDIFEPSEFUBDIFEHBSBHFXJMM
CFMPDBUFEBUUIFSFBSPG
UIFCMPDLBOEBDDFTTFEGSPNB
MBOF
0SJFOUUIFNBJOGSPOUFOUSZUPUIF
GSPOUMPUMJOFGPSJOUFSJPSVOJUT
XIJMF
UIFFOUSZPGUIFDPSOFSVOJUJT
FODPVSBHFEUPCFPSJFOUFEUPUIF
FYUFSJPSMPUMJOF
4PQFS)JMMT
6SCBO%FTJHOBOE4VTUBJOBCJMJUZ(VJEFMJOFT
5IFNBTTJOHBOECVJMUGPSNPG
UPXOIPVTFVOJUTBEKBDFOUUPTJOHMF
BOETFNJEFUBDIFEEXFMMJOHT
TIPVMECFCSPLFOEPXOXJUI
BSDIJUFDUVSBMFMFNFOUTUPQSPNPUF
WJTVBMJOUFHSBUJPO
(BSBHFTTIPVMEOPUQSPUSVEF
CFZPOEUIFNBJOGSPOUXBMMPGUIF
EXFMMJOHVOJUBOEGSPOUHBSBHFTTIPVMEOPUFYDFFEPGUIFXJEUIPGUIF
VOJUBOETIPVMECFQBJSFEUPBMMPXGPSNPSFTVCTUBOUJBMGSPOUZBSEHSFFO
TQBDF
3PXTPGTUSFFUUPXOIPVTFTTIPVMEHFOFSBMMZCFMJNJUFEUPBNBYJNVNPG
VOJUT
.JECMPDLQFEFTUSJBODPOOFDUJPOTTIPVMECFQSPWJEFEBUSFHVMBSJOUFSWBMT
CFUXFFOUPXOIPVTFCMPDLTJOUIFJOUFSJPSPGOFJHICPVSIPPET
6UJMJUZNFUFSTTIPVMECFTDSFFOFEGSPNQVCMJDWJFXBOEJOUFHSBUFEJOUPUIF
EFTJHOPGUIFVOJUTUISPVHIUIFVTFPGXBMMSFDFTTFT
FODMPTVSFT
PS
JOTFUUJOHXJUIJOUIFCVJMEJOHXBMMT3FBSMBOFVOJUTTIPVMEMPDBUFVUJMJUZ
NFUFSTBUUIFSFBSMPUMJOFXIFSFBMMPXFECZUIFVUJMJUZQSPWJEFS
("3"(&4"/%%3*7&8":4
%FTJHOESJWFXBZTUPCFBTGBSBXBZ
GSPNQBSLT
TDIPPMTBOEPQFOTQBDF
GFBUVSFT
5IFXJEUIPGUIFESJWFXBZTIPVMECFOP
MBSHFSUIBOUIFJOUFSJPSXJEUIPGUIF
HBSBHF
(BSBHFTTIPVMEOPUEPNJOBUFUIF
TUSFFUTDBQF
4PQFS)JMMT
6SCBO%FTJHOBOE4VTUBJOBCJMJUZ(VJEFMJOFT
.*%3*4&"/%)*()3*4&3&4*%&/5*"-
'PSUIFQVSQPTFTPGUIFTFHVJEFMJOFTBNJE
SJTFCVJMEJOHJTEFGJOFEBTBCVJMEJOHCFUXFFO
BOETUPSFZTJOIFJHIU"IJHISJTF
CVJMEJOHJTEFGJOFEBTBCVJMEJOHCFUXFFO
BOETUPSFZT
5IF-PDBM$PSSJEPSTIPVMEJODMVEFUIF
HSFBUFTUIFJHIUTBOENBTTJOH
UZQJDBMMZ
XJUIUIFHSFBUFTUIFJHIUTBUUIFDPSOFS
PGUIFQSPNJOFOUJOUFSTFDUJPO
"TVOTIBEPXBOEPSXJOETUVEZNBZ
CFSFRVJSFEUPEFNPOTUSBUFUIFSFJTOP
BEWFSTFJNQBDUTPOQVCMJDQBSLT
TJEFXBMLT
QSJWBUFBNFOJUZTQBDFTBOE
BEKBDFOUEFWFMPQNFOU
5SBOTJUJPONBZCFSFRVJSFETVDIBTB
MPDBMSPBEUPTFQBSBUFEJGGFSFOUCVJMU
GPSNT
MPXFSIFJHIUTBEKBDFOUMPXSJTF
.JOJNJ[FUIFEFTJHOPGBTMBCCVJMEJOH
BOESFEVDFUIFPWFSBMMNBTTJOHXJUIB
NBYJNVNCVJMEJOHMFOHUIPGN
5PIFMQNJUJHBUFPWFSMPPLBOE
NBYJNJ[FTVOMJHIUUPUIFMPXFSMFWFMTPG
UIFCVJMEJOHT
BNJOJNVNTFQBSBUJPO
EJTUBODFPGNJTSFRVJSFE5IJT
TQBDFTIPVMECFWPJEPGBOZCVJMEJOH
QSPKFDUJPOT
#SFBLVQUIFCVJMEJOHNBTTXJUI
DIBOHFTJONBUFSJBM
CBMDPOJFT
TUFQCBDLT
BOECVJMEJOHBSUJDVMBUJPO
"QQMZBEFHSFFBOHVMBSQMBOF
NFBTVSFEGSPNUIFQSPQFSUZMJOFPGBO
BEKBDFOUMPXSJTFSFTJEFOUJBMBSFBUPUIFQSPQPTFENJESJTFCVJMEJOH
4PQFS)JMMT
6SCBO%FTJHOBOE4VTUBJOBCJMJUZ(VJEFMJOFT
1BJSDPSOFSCVJMEJOHTBUFJUIFSTJEF
PGBQSPNJOFOUJOUFSTFDUJPOUP
DSFBUFBHBUFXBZUPUIF
DPNNVOJUZ
0SJFOUWJTVBMBOEBDDFTTJCMF
QSJNBSZCVJMEJOHFOUSBODFTUPUIF
QVCMJDSPBET
1SPWJEFBNUPNQSJWBUF
TFUCBDLBUHSBEFGPSSFTJEFOUJBM
VOJUTGPSQFEFTUSJBOBDDFTT
QSJWBDZBOEQSJWBUFBNFOJUZBSFBT
CZVTJOHTDSFFOJOH
IBSEBOETPGU
MBOETDBQFUSFBUNFOUTBOEHSBEFDIBOHFTXJUIJOUIFTFUCBDLT
4PQFS)JMMT
6SCBO%FTJHOBOE4VTUBJOBCJMJUZ(VJEFMJOFT
.*%3*4&"/%)*()3*4&.*9&%64&
%JTUJOHVJTISFTJEFOUJBMFOUSBODFT
GSPNDPNNFSDJBMFOUSBODFT
UISPVHICVJMEJOHEFTJHOBOE
MPDBUJPO
"UHSBEFSFUBJMTIPVMECFCSPLFO
EPXOJOTDBMFBOEEFTJHOFEXJUI
BGJOFSHSBJOGSPOUBHF
"DUJWFBUHSBEFVTFTTVDIBT
DBGFT
QBUJPT
TIPVMECFQSPWJEFE
UPBOJNBUFUIFTUSFFUBOE
FODPVSBHFQFEFTUSJBOBDUJWJUZ
XIFSFBQQSPQSJBUF
5IFTUGMPPSPGBNJYFEVTF
CVJMEJOHTIPVMEIBWFBNJOJNVN
IFJHIUPGN
.JESJTFBOEIJHISJTFCVJMEJOHT
TIPVMEIBWFBDMFBSCBTF
NJEEMF
BOEUPQUPQSPWJEFBSUJDVMBUJPO
BOEIJHIRVBMJUZEFTJHO
UPTUPSFZCVJMEJOHTTIPVME
JODMVEFBNJOJNVNN
TUFQCBDLBUUIFSEGMPPSTUPSFZ
CVJMEJOHTNBZIBWFHSFBUFS
TUFQCBDLT
'PSNJESJTFCVJMEJOHTCBMDPOJFT
BCPWFUIFTUGMPPSBSF
FODPVSBHFE'PSIJHISJTF
CVJMEJOHTCBMDPOJFTBSF
FODPVSBHFEBCPWFUIFSEGMPPS
0VUTJEFUFNQPSBSZQBSLJOHBOE
JOTJEFCJDZDMFTUPSBHFTIPVMECF
JODPSQPSBUFEJOUPBMMCVJMEJOHT
XIFSFWFSQPTTJCMF
1BSLJOHXJUIJONJESJTFBOEIJHISJTFNJYFEVTFCVJMEJOHTJTFODPVSBHFEUP
CFVOEFSHSPVOE
XIFSFVOEFSHSPVOEJTOPUGFBTJCMFTUSVDUVSFEQBSLJOH
DPVMECFBDDFQUBCMF
TVSGBDFQBSLJOHJTUIFMFBTUQSFGFSSFE
4PQFS)JMMT
6SCBO%FTJHOBOE4VTUBJOBCJMJUZ(VJEFMJOFT
8IFSFTVSGBDFQBSLJOHJTSFRVJSFE
JU
TIBMMCFMPDBUFEBUUIFSFBSPSCFIJOE
UIFGSPOUXBMMPGUIFCVJMEJOH
6UJMJUZNFUFST
BJSDPOEJUJPOJOHVOJUT
BOETJNJMBSJOGSBTUSVDUVSFTIPVMECF
TUJODPSQPSBUFEBTQBSUPGUIF
CVJMEJOHEFTJHO
OETDSFFOFEBOEOPU
WJTJCMFGSPNUIFQVCMJDSFBMN
"MMSPPGUPQNFDIBOJDBMTBOEUFMFDPN
JOGSBTUSVDUVSFTIBMMCFTDSFFOFEGSPN
WJFXXJUIUIFEFTJHOPGUIFCVJMEJOH
PSQBSBQFUXBMMT
4FSWJDJOH
MPBEJOHBOEQBSLJOHBDDFTTTIPVMECFGSPNUIFSFBSPGUIF
CVJMEJOH
4PQFS)JMMT
6SCBO%FTJHOBOE4VTUBJOBCJMJUZ(VJEFMJOFT
/&*()#063)00%$&/53&
4FDUJPOPGUIF0GGJDJBM1MBOTFUTPVUUIFDSJUFSJBGPSEFWFMPQNFOUXJUIJOUIF
/FJHICPVSIPPE$FOUSF*OBEEJUJPOUPUIFEFTJHODSJUFSJB
EFWFMPQNFOUTIPVME
GPMMPXUIFEFTJHOHVJEFMJOFTPGUIJTTFDUJPO
#6*-5'03.
#VJMEJOHTEFTJHOTTIPVMEJODMVEFBEEFEIFJHIUBUDPSOFSMPDBUJPOT
BSUJDVMBUJPOBOENBTTJOHGFBUVSFT
1SJNBSZFOUSBODFTTIPVMECFDMFBSMZWJTJCMFBOEFNQIBTJ[FEUISPVHIXBMM
BSUJDVMBUJPO
DBOPQJFTBOEPSNBUFSJBMDIBOHF
CFBDDFTTFEWJBTJEFXBMLT
BOEFOTVSFDPOOFDUJPOTBSF"0%"DPNQMJBOU
453&&54
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$0//&$5*0/4
5IFQPSUJPOPG
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"
XJMMCFEFTJHOFEBTBO
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JODPSQPSBUFTUSFFUUSFFT
TFBUJOHBSFBT
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TJEFXBMLT
BOETUSFFU
PSJFOUFESFUBJMVOJUTPO
UIFHSPVOEGMPPS
5IFOPSUIFSOTJEFPGUIJT
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6SCBO%FTJHOBOE4VTUBJOBCJMJUZ(VJEFMJOFT
3PBETBOENJECMPDL
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CMPDLTTIPVMEJODMVEF
XJEFSXBMLJOHBOE
DZDMJOHQBUITBOETUSFFU
USFFTUPQSPWJEF
DPNGPSUBCMFQFEFTUSJBO
BOEDZDMJTUDPOOFDUJPOT
CFUXFFOSFUBJMVTFT
.JECMPDLDPOOFDUJPOT
XJMMIBWFBEFRVBUF
MJHIUJOHGSPNBEKBDFOUTUSFFUTPSGSPNXJUIJOUIFNJECMPDLDPOOFDUJPO
UPFOIBODFTBGFUZBOEWJTJCJMJUZ
CVUXJUIPVUDBVTJOHBEWFSTFJNQBDUTPO
BEKBDFOUSFTJEFOUJBMMBOEVTFT
4JEFXBMLTVSGBDFTIPVMECFDPOUJOVPVTGSPNCVJMEJOHGBDFUPPOTUSFFU
QBSLJOHMBOF4PECPVMFWBSETBSFOPUBQQSPQSJBUF
4JEFXBML
DZDMFUSBDLBOEPOTUSFFUQBSLJOH[POFTTIPVMECF
EJTUJOHVJTIFEUISPVHIEJGGFSFOUNBUFSJBM
DPMPVSBOEPSUFYUVSF
1"3,*/(-054
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TIPVMECFQSPWJEFE
XIFSFWFSQPTTJCMFJO
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UPBOJNBUF
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QSPWJEFUSBGGJD
DBMNJOHBOETFSWFBTB
CVGGFSCFUXFFO
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1PUFOUJBMMPDBUJPOTPGPOTUSFFUQBSBMMFMQBSLJOHBSFBTJO[POF"
4PQFS)JMMT
6SCBO%FTJHOBOE4VTUBJOBCJMJUZ(VJEFMJOFT
$POWFOJFOUQBSLJOHGPS
CJDZDMFT
TDPPUFSTBOE
TUSPMMFSTTIPVMECF
QSPWJEFEXJUIJOUIF
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FODPVSBHFBMUFSOBUJWF
USBOTQPSUBUJPO
PQUJPOTBOEBDUJWF
USBOTQPSUBUJPO
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NJYFEVTFBOE
TUBOEBMPOFDPNNFSDJBM
BOESFTJEFOUJBMCVJMEJOHT
TIPVMECFQSPWJEFEGPS
MPOHUFSNVTFCZ
FNQMPZFFTBOESFTJEFOUT
-PDBUFCJDZDMFQBSLJOHTP
JUEPFTOPUPCTUSVDU
QFEFTUSJBONPWFNFOU
HBUIFSJOHBSFBTPS
DIJMESFO`TQMBZ
4VSGBDFQBSLJOHTQBDFT
TIPVMECFMPDBUFECFIJOE
UIFCVJMEJOHTGSPOUXBMMBU
UIFTJEFPSSFBSPG
CVJMEJOHT
FJUIFSTFSWFE
CZMBOFXBZTPS
DPOTPMJEBUFECZCMPDL
4VSGBDFQBSLJOHMPUT
TIPVMECFTDSFFOFEGSPN
WJFXBMPOHBEKBDFOU
TUSFFUT
UISPVHIUIFVTF
PGMPXMFWFMMBOETDBQFCVGGFSJOH
"DDFTTJCMFQBSLJOHTQBDFTTIPVMEIBWFEJSFDUBDDFTTUPCVJMEJOH
FOUSBODFTBOETIPVMEOPUCFQMBDFEBDSPTTBESJWFBJTMF
4PQFS)JMMT
6SCBO%FTJHOBOE4VTUBJOBCJMJUZ(VJEFMJOFT
130.*/&/5*/5&34&$5*0/4
%FTJHOQSPNJOFOU
JOUFSTFDUJPOTBT
DPNNVOJUZGPDBMQPJOUT
1SPNJOFOU*OUFSTFDUJPOT
XJMMCFFNQIBTJ[FE
UISPVHICVJMEJOH
NBTTJOH
BSDIJUFDUVSBM
USFBUNFOUBOENBUFSJBMT
TUSFFUGVSOJUVSF
MBOETDBQJOH
BOEQVCMJD
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1SPNJOFOU*OUFSTFDUJPOT
XJMMCFUIFQSJNBSZ
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DPNNFSDJBMVTF
CVJMEJOHTJOUIF
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TIPVMEQSPWJEFTQFDJBM
BSDIJUFDUVSBMFMFNFOUT
TVDIBTDPSOFSEFTJHO
NBTTJOHBOEIFJHIU
BXOJOHT
BOEFOUSBODF
EPPSGFBUVSFT
1SJWBUFMZPXOFEQVCMJDMZ
BDDFTTJCMFQMB[BTTIPVME
CFMPDBUFEBUUIFQSPNJOFOUJOUFSTFDUJPOUPDPOUSJCVUFUPJUTWJTVBM
QSPNJOFODF
JNQSPWFUIFSFMBUJPOTIJQPGCVJMUGPSNUPUIFQVCMJDSJHIUPG
XBZ
BOEDPOUSJCVUFUPUIFBSFB`TJEFOUJUZ
4PQFS)JMMT
6SCBO%FTJHOBOE4VTUBJOBCJMJUZ(VJEFMJOFT
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4PQFS)JMMT4FDPOEBSZ1MBO"SFBTQSPQPTFTFMFNFOUBSZTDIPPMT5IF
4FDPOEBSZ1MBOTIPXTUIFHFOFSBMMPDBUJPOPGGVUVSFTDIPPMTDPMPDBUFEXJUI
OFJHICPVSIPPEQBSLT5IFGPMMPXJOHHVJEFMJOFTBQQMZUPTDIPPMTJUFT
5ISFFTUPSFZCVJMEJOHTMPDBUFE
DMPTFUPUIFTUSFFUBSFFODPVSBHFE
UPNJOJNJ[FMBOESFRVJSFEBOE
QSPWJEFBNPSFDPNQBDUCVJMEJOH
TJUF
$PMPDBUJPOPGQBSLTBOETDIPPMT
JTTUSPOHMZFODPVSBHFEUPGBDJMJUBUF
TIBSFEQMBZGBDJMJUJFT
QBSLJOHBOE
FGGJDJFOUVTFPGMBOE
4DIPPMTTIPVMECFMPDBUFEDMPTFUP
UIFTUSFFUUPIFMQEFGJOFUIFTUSFFU
BOEDSFBUFQSPNJOFODF
4DIPPMTTIPVMECFEFTJHOFEXJUI
IJHIRVBMJUZGJOJTIFT
BOE
BSDIJUFDUVSBMEFUBJMT
5IFGSPOUEPPSTIPVMEGBDFUIF
NBJOTUSFFUBOECFEJSFDUMZ
BDDFTTJCMFGSPNUIFQVCMJD
TJEFXBML
/PQBSLJOHPSESPQPGGTIPVMECF
MPDBUFECFUXFFOUIFCVJMEJOHBOE
UIFTUSFFUXJUIUIFGSPOUEPPS
1BSLJOHTIPVMECFMPDBUFEBUUIF
TJEFPGUIFCVJMEJOH
3PPGUPQNFDIBOJDBMFRVJQNFOUTIPVMECFTDSFFOGSPNWJFXUISPVHIB
QBSBQFUXBMMPSDPNQMFNFOUBSZNBUFSJBMT
4DIPPMTTIPVMECFEFTJHOFEUPFOTVSFTBGFDZDMJOHBOEQFEFTUSJBO
BDDFTTBOEDSPTTJOH4UVEFOUTTIPVMECFBCMFUPSFBDIUIFFOUSBODFT
XJUIPVUDSPTTJOHCVT[POFT
QBSLJOHBOEESPQPGGBSFBT
4PQFS)JMMT
6SCBO%FTJHOBOE4VTUBJOBCJMJUZ(VJEFMJOFT
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DPOTJTUTPGQFEFTUSJBO
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OFUXPSLTUIBUJODMVEFCPUIPOBOEPGG
TUSFFUGBDJMJUJFT5IF4PQFS)JMMTBDUJWF
USBOTQPSUBUJPOOFUXPSLQSPWJEFT
PQQPSUVOJUJFTGPSUIFDPNNVOJUZUP
BDDFTTEJGGFSFOUNPCJMJUZPQUJPOT
4JEFXBMLT
5SBJMTBOE.VMUJ6TF1BUIT
QSPWJEFGBDJMJUJFTGPSXBMLJOH
DZDMJOHBOE
PUIFSIVNBOQPXFSFEGPSNTPG
USBOTQPSUBUJPO5IFOFUXPSLXJMMCFEFTJHOFEUPCFBDDFTTJCMFGPSBMMBHFTBOE
BCJMJUJFT
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UIFBDUJWFUSBOTQPSUBUJPOGBDJMJUJFT
XJMMCFXFMMDPOOFDUFEBOEGBDJMJUBUF
QFSNFBCJMJUZBOEDPOOFDUJWJUZCPUI
JOUFSOBMMZBOEFYUFSOBMMZ
&OTVSFUIFOFUXPSLJTTBGFBOE
DPNGPSUBCMFGPSBMMVTFST
*NQMFNFOUXBZGJOEJOHUIBUEJSFDUT
VTFSTUPJOUFSTFDUJPOT
MBOENBSLT
BOECPUIPOBOEPGGTUSFFUGBDJMJUJFT
:FBSSPVOEVTFJTFODPVSBHFEUISPVHIXFMMNBJOUBJOFEDPOOFDUJPOTGPS
TJEFXBMLTBOEUSBJMTUPEFTUJOBUJPOTTVDIBTQBSLT
USBOTJUTUPQTBOE
DPNNFSDJBMVTFT
&OTVSFPGGSPBEUSBJMTPS.VMUJVTFQBUIQSPWJEFBDPOUJOVPVTBOE
DPOOFDUFEOFUXPSLUIBUMFBEUPEFTUJOBUJPOTTVDIBTBUSBOTJUTUPQTPS
-PDBM$PSSJEPS
4PQFS)JMMT
6SCBO%FTJHOBOE4VTUBJOBCJMJUZ(VJEFMJOFT
53"*-4
5SBJMTBSFBOJNQPSUBOUQBSUPGUIF
BDUJWFUSBOTQPSUBUJPOOFUXPSLBOE
TIPVMECFDPOOFDUFEUPTJEFXBMLT
QFEFTUSJBODPOOFDUJPOTBOEDZDMJOH
JOGSBTUSVDUVSF
5SBJMTTIPVMECFEFTJHOFEUPTFSWFBMM
BHFTBOEBCJMJUJFTCZNJOJNJ[JOH
HSBEJOHBOETMPQJOH
5SBJMEFTJHOTIBMMDPNQMZXJUI"0%"
BOE.VOJDJQBMJUZPG$MBSJOHUPO
TUBOEBSET
$MFBSTJHOBHFTIPVMEJEFOUJGZTIBSFE
PSEFEJDBUFEVTF
(FOFSBMMZQFSNJUUFEBEKBDFOUUPUIF
&1"
USBJMTTIBMMDPOOFDUUPQBSLTBOE
PQFOTQBDFTUPQSPWJEFPQQPSUVOJUZ
GPSQBTTJWFSFDSFBUJPO
4PQFS)JMMT
6SCBO%FTJHOBOE4VTUBJOBCJMJUZ(VJEFMJOFT
$:$-*/(*/'3"4536$563&
0GGFSEFEJDBUFEPSTIBSFEDZDMJOH
JOGSBTUSVDUVSFPOPSPGGSPBE
UISPVHIPVUUIFDPNNVOJUZ
$ZDMJOHJOGSBTUSVDUVSFTIBMMCF
EFTJHOFEUPNFFU.VOJDJQBMJUZPG
$MBSJOHUPOEFTJHOTUBOEBSET
(SBEJOHBOETMPQJOHTIPVMECF
NJOJNJ[FEUPNFFUBDDFTTJCJMJUZ
SFRVJSFNFOUTBOETFSWFBMMVTFST
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53"/4*5
4USFFUEFTJHOTIPVMEDPOTJEFS
MPDBUJPOTPGUSBOTJUTUPQTBOE
TIFMUFST
*ODPSQPSBUFBQQSPQSJBUFBNFOJUJFT
GPSBMMUSBOTJUTUPQT
JODMVEJOHCVU
OPUMJNJUFEUPUSBOTJUTIFMUFST
TFBUJOH
UBDUJMFQBWJOH
CJDZDMF
SBDLT
DVSCDVUTBOEBQQSPQSJBUF
MJHIUJOH
-PDBUFUSBOTJUTUPQTOFBSBDUJWF
USBOTQPSUBUJPOOPEFTBOEPUIFSGPDBMQPJOUTPGUIFDPNNVOJUZ
JODMVEJOH
CVUOPUMJNJUFEUPQBSLTBOEPQFOTQBDFT
BOECVJMEJOHFOUSBODFTPGNJYFE
VTF
SFUBJMBOEDPNNFSDJBMEFWFMPQNFOUT
5SBOTJUTJHOBHFTIPVMECFMFHJCMFBOEQSPNJOFOU4USFFUTDBQFFMFNFOUT
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Secondary Plans
DRAFT
Soper Hills Secondary Plan
Municipality of Clarington Official Plan
May 2025
Attachment 2 to PDS-025-25
Soper Hills Secondary Plan-Draft
i
Table of Contents
1 Introduction .................................................................................................................................................. 1
2 Vision and Principles ..................................................................................................................................... 2
2.1 Vision .......................................................................................................................................................... 2
2.2 Principles for the Soper Hills Secondary Plan .............................................................................................. 2
3 Community Structure ................................................................................................................................... 3
3.1 Regional Corridor ........................................................................................................................................ 3
3.2 Local Corridor.............................................................................................................................................. 4
3.3 Prominent Intersections .............................................................................................................................. 4
3.4 Urban Residential ....................................................................................................................................... 4
3.5 Parks and Open Space System .................................................................................................................... 5
4 Land Use ....................................................................................................................................................... 7
4.1 Objectives ................................................................................................................................................... 7
4.2 General Policies........................................................................................................................................... 7
4.3 High Density / Mixed Use Regional Corridor ............................................................................................... 8
4.4 Medium Density Residential ....................................................................................................................... 9
4.5 Neighbourhood Centre ............................................................................................................................. 10
4.6 Low Density Residential ............................................................................................................................ 11
5 Urban Design .............................................................................................................................................. 13
5.1 General Policies......................................................................................................................................... 13
5.2 Placemaking ............................................................................................................................................. 13
5.3 Prominent Intersections ............................................................................................................................ 14
5.4 Building Siting and Design ........................................................................................................................ 14
5.5 Mixed Use Buildings .................................................................................................................................. 15
5.6 Parking, Servicing and Loading ................................................................................................................. 15
6 Natural Heritage ......................................................................................................................................... 17
6.1 Objectives ................................................................................................................................................. 17
6.2 General Policies......................................................................................................................................... 17
6.3 Environmental Protection Area ................................................................................................................. 18
6.4 Environmental Constraint Overlays .......................................................................................................... 19
7 Parks and Community Facilities .................................................................................................................. 21
Soper Hills Secondary Plan – Draft
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7.1 Objectives ................................................................................................................................................. 21
7.2 Parks ......................................................................................................................................................... 21
7.3 Elementary Schools ................................................................................................................................... 22
8 Community Culture and Heritage ............................................................................................................... 23
9 Transportation ............................................................................................................................................ 24
9.1 Objectives ................................................................................................................................................. 24
9.2 Transportation Network ........................................................................................................................... 24
9.3 Road Network ........................................................................................................................................... 25
9.4 Public Transit ............................................................................................................................................ 25
9.5 Active Transportation ............................................................................................................................... 26
10 Housing ...................................................................................................................................................... 27
10.1 Objectives ................................................................................................................................................. 27
10.2 General Policies......................................................................................................................................... 27
11 Infrastructure, Stormwater Management and Sustainability ...................................................................... 29
11.1 Objectives ................................................................................................................................................. 29
11.2 Infrastructure and Utilities ........................................................................................................................ 29
11.3 Stormwater Management and Low Impact Development ....................................................................... 29
11.4 Urban Forest and Native Plantings ........................................................................................................... 31
11.5 Sustainability ............................................................................................................................................ 31
12 Implementation and Interpretation ............................................................................................................ 33
12.1 Implementation ........................................................................................................................................ 33
12.2 Interpretation ........................................................................................................................................... 34
Soper Hills Secondary Plan-Draft
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1 Introduction
The Soper Hills Secondary Plan area is approximately 193 hectares in size and
is located on the east side of Bowmanville. The Secondary Plan Area is
generally bound by Regional Highway 2 to the south, Lambs Road to the west,
the Canadian Pacific Railway to the north and Providence Road and its
unopened road allowance.
Prominent features within and around the Soper Hills Secondary Plan area Soper
Hills include Soper Creek and the Bowmanville community to the west, Highway
401 to the south, and agricultural fields and natural areas to the north and east.
The area’s topography is relatively flat, however, three knolls and a tributary of
Soper Creek are located within the Soper Hills Secondary Plan area. One knoll is
located on the west side of the Secondary Plan Area, just south of Concession
Street East, the second knoll is at the southeast corner of the Soper Hills
Secondary Plan area, and the third is at the northeast corner. The Soper Creek
tributary runs through the southern portion of the Soper Hills Secondary Plan
area, creating a gentle valley feature.
The Soper Hills Secondary Plan is anticipated to undergo significant growth
and development with an estimated population of 11,800 residents and 5,240
units. The purpose of the Secondary Plan is to establish objectives and policies
to guide development within the Soper Hills Secondary Plan area, as it is
implemented through subdivision, zoning and site plan control.
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2 Vision and Principles
2.1 Vision
The Soper Hills 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 natural environment, promotes alternative modes of
transportation, and supports a healthy lifestyle for current and future generations.
2.2 Principles for the Soper Hills 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.
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 recommendations
from the Subwatershed Study.
2.2.4 Design parks and open spaces that are highly visible, accessible and usable.
2.2.5 Respect cultural heritage through conservation and appropriate incorporation
into the community.
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3 Community Structure
The Community Structure for the Soper Hills 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 Hills
Secondary Plan that define its Community Structure are identified below.
3.1 Regional Corridor
3.1.1 Lands along Regional Highway 2 are identified as Regional Corridors as shown
on Map B of the Official Plan. Regional Corridors are Priority Intensification
Areas and the routes for future transit service and shall be subject to Section
10.6 of the Official Plan except where greater detail is provided in this
Secondary Plan.
3.1.2 Regional Corridors align with the High Density/Mixed Use Regional Corridor
designation shown on Schedule A.
3.1.3 Regional Corridors shall be the location of the highest densities, tallest buildings
and greatest mixing of uses in the Secondary Plan, in order to concentrate
population in areas with good access to transit and amenities.
3.1.4 Regional Corridors shall be the location of commercial, retail and service uses
to serve the community. Commercial, retail and service uses shall be
concentrated to reinforce community focal points, while ensuring a good level of
amenity within walking distance of all residential areas.
3.1.5 The Highway 2 Regional Corridor is the principal transportation route in
Secondary Plan Area. It will feature the highest frequency and most direct
transit connecting the area to the rest of Clarington and Durham Region.
3.1.6 Consolidation of small parcels is encouraged as well as shared access from
side streets where available and feasible. Due to the close location of the Soper
Creek tributary, continued individual access from Regional Highway 2 may be
required as the properties.
3.1.7 Given volumes of vehicular traffic, particular care shall be given to creating an
environment that is safe, comfortable, attractive and efficient for users of active
transportation.
3.1.8 Within Regional Corridors, the public right-of-way and private built form shall be
designed to create important and inviting public spaces which contribute
significantly to the identity of the area and serve as community focal points.
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3.2 Local Corridor
3.2.1 Lands along Lambs Road, Concession Street East and Providence Road 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.
3.2.2 Local Corridors are generally designated Medium Density Residential as shown
on Schedule A.
3.3 Prominent Intersections
3.3.1 Prominent Intersections are located at:
• Lambs Road and Concession Street East;
• Lambs Road and Regional Highway 2;
• Providence Road and Concession Street East;
• Providence Road and Regional Highway 2; and
• Concession Street East and the new north-south collector road.
3.3.2 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 the Official Plan
3.3.3 The community park at the corner of Lambs Road and Concession Street East
shall contribute to the Prominent intersection through public uses and amenities
being situated near the intersection as a gateway to the community.
3.3.4 Mixed use developments at the intersection of Concession Street East and the
new north-south collector road shall also contribute to the Prominent
Intersection.
3.4 Urban Residential
3.4.1 Urban Residential areas are the residential areas outside of the Regional and
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.
3.4.2 A Neighbourhood Centre is located central to the Secondary Plan Area on
Concession Street East providing neighbourhood retail commercial uses in
stand-alone or a mixed use format.
Soper Hills Secondary Plan-Draft
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3.4.3 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.
3.5 Parks and Open Space System
3.5.1 The parks and open space 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
3.5.2 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 Hills Secondary Plan area in a
way that defines Community Structure and identity.
3.5.3 The features of the Soper Creek systems contribute strongly to Community
Structure and connect to a broader natural heritage system beyond the
Secondary Plan area boundaries.
3.5.4 Access to Environmental Protection 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
3.5.5 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.
3.5.6 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 schools and 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.
Soper Hills Secondary Plan – Draft
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Stormwater Management Ponds
3.5.7 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 trails;
b) areas of ecological value as enhanced wildlife habitat through appropriate
planting; and
c) visual extensions of other components of the parks and open space system.
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4 Land Use
4.1 Objectives
4.1.1 Realize efficient and transit-supportive urban densities by achieving a minimum
density target of 50 people and jobs per gross hectare.
4.1.2 Feature a mix and range of uses and a variety of locations that enable residents
to access services and needs within walking distance.
4.1.3 Locate the highest intensity of development and greatest mix of uses along the
Highway 2 Regional Corridor to foster access to transit.
4.1.4 To create a central Neighbourhood Centre providing a range of commercial
uses to support the residents of the Secondary Plan area.
4.2 General Policies
4.2.1 The following land use designations apply within the Secondary Plan Area as
shown on Schedule A:
a) High Density/Mixed Use Regional Corridor;
b) Medium Density Residential;
c) Neighbourhood Centre;
d) Low Density Residential;
e) Parks (See Section 7); and
f) Environmental Protection Areas (See Section 6).
4.2.2 Schedule B identifies three overlays that establish areas where further study is
required before development, as per the underlying designation, may be
permitted:
a) Environmental Constraint: Low Constraint Area Overlay;
b) Environmental Constraint: Vegetation Protection Zone Overlay; and
c) 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
Soper Hills Secondary Plan – Draft
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4.3 High Density / Mixed Use Regional Corridor
4.3.1 Lands designated as High Density/Mixed Use are located within the Regional
Corridor.
4.3.2 The High Density/Mixed Use designation allows for the greatest concentration
of density and mix of uses in the Secondary Plan Area along the Highway 2
Regional Corridor.
Permitted Uses
4.3.3 The predominant use of lands within the High Density/Mixed Use designation is
residential in mid and high-rise building forms combined with concentrations of
retail, service commercial and office uses .
4.3.4 Permitted built form shall include:
a) Apartment buildings;
b) Dwelling units within a mixed use building; and
c) Townhouses and stacked townhouses and other ground-related multiple unit
buildings in association with mid rise or high rise buildings on the same site
provided:
i) a minimum of 75% of the dwelling units are located in mid rise or high
rise buildings; and
ii) the mid rise or high rise buildings are built prior to or at the same time as
the ground related multiple unit buildings; and
iii) the mid rise or high rise buildings front onto Regional Highway 2 with the
ground-related multiple unit buildings constructed to the rear.
4.3.5 The High Density/Mixed Use designation supports mixed use buildings with
commercial uses located within a building podium base and/or at-grade.
4.3.6 No restrictions on the amount of non-residential floor space shall apply in a
mixed use building.
4.3.7 Stand- alone retail, service commercial or office use is not permitted within this
designation.
4.3.8 All buildings located adjacent to the intersection of two arterial roads, or the
intersection of a collector and arterial road shall provide for ground floor
commercial uses.
4.3.9 A compatibility study may be required for any residential development within this
designation to address potential noise and air quality nuisances from the
employment area to the south of Regional Highway 2 and recommend
mitigation measures to be incorporated in the design of the residential
development to ensure compatibility with the employment area and any
established individual industries.
Soper Hills Secondary Plan-Draft
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Height and Density
4.3.10 Building heights shall be a minimum of 7 storeys and a maximum of 12 storeys,
except that townhouses or stacked townhouses secondary to a mid rise or high
rise building on the same lot shall be a minimum height of 3 storeys.
4.3.11 Development on lands designated High Density/Mixed Use shall have a
minimum site density of 150 units per net hectare.
4.3.12 Notwithstanding Policy 4.3.10, an additional two storeys are permitted if
affordable housing units are provided.
4.3.13 The highest and most dense forms of development shall be located fronting the
Regional Corridor. Development shall provide a transition, locating less dense
and lower scale buildings in locations adjacent to lower density designations.
4.4 Medium Density Residential
4.4.1 Lands designated as Medium Density are generally located along the Local
Corridors as well as adjacent to the railway and adjacent to High Density/ Mixed
Use Regional Corridor.
Permitted Uses
4.4.2 The predominant use of lands within the Medium Density Residential
designation is residential in a mix of housing types and tenures in low-rise and
mid-rise building forms with mid-rise buildings required at collector and arterial
road intersections.
4.4.3 Retail and service uses shall be permitted at strategic locations to reinforce the
Community Structure and provide access to local amenities within walking
distance for residents of the surrounding areas.
4.4.4 Permitted built form shall include:
a) Apartment buildings;
b) Townhouses;
c) Stacked townhouses;
d) Back to back townhouses;
e) mixed use building; and
f) Other built form that provide housing at the same or higher densities as
those above.
4.4.5 Within mixed use buildings, retail, and service commercial uses including and
office uses along with residential lobbies shall only be permitted on the ground
floor of a mixed use building with an entrance and frontage onto an arterial
road.
Soper Hills Secondary Plan – Draft
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4.4.6 The implementing zoning by-law shall identify sites adjacent to the intersections
of collector and arterial roads where mixed use buildings are required.
Height and Density
4.4.7 Building heights shall be a minimum of 3 storeys and a maximum of 6 storeys.
4.4.8 Notwithstanding Policy 4.4.7, the highest and densest forms are encouraged to
be located at key intersections along the Local Corridors to provide built form
and housing type variety along the Local Corridors . As such, a minimum of 5
storeys shall be required adjacent to the intersection of two arterial roads and
the intersection of collector and arterial roads subject to a compatible transition
to adjacent cultural heritage resources and Low Density Residential
designations.
4.4.9 Development within the Medium Density designation shall have a minimum site
density of 60 units per net hectare.
4.4.10 Notwithstanding Policy 4.4.9, a minimum of site density of 100 units per net
hectare shall be required adjacent to the intersection of two arterial roads and
adjacent to the intersection of collector and arterial roads.
4.4.11 The highest and most dense forms of development shall be located fronting the
Local Corridor. Development shall provide a transition, locating less dense and
lower scale buildings in locations adjacent to the Low Density Residential
designation within the Urban Residential area.
4.5 Neighbourhood Centre
4.5.1 Lands designated as Neighbourhood Centre are located on Concession Street
East at the intersection with the north-south collector road.
4.5.2 The Neighbourhood Centre shall be developed in accordance with the policies
of Section 10.5 of the Official Plan and the additional policies of this Section.
4.5.3 The Neighbourhood Centre will be the focal point of the neighbourhood, a hub
of activity with a concentration of commercial uses in a pedestrian -oriented
main street format along the north-south collector road, complemented by
adjacent Medium-Density Residential uses.
4.5.4 On street parking adjacent to the Neighbourhood Centre shall be encouraged.
Permitted Uses
4.5.5 The predominant use of lands within the Neighbourhood Centre designation is a
mix of retail, service commercial and office uses serving the day to day needs of
residents in the Secondary Plan area as set out in Section 10.5 of the Official
Plan.
Soper Hills Secondary Plan-Draft
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4.5.6 The permitted retail, service commercial and office uses may be developed as a
stand-alone commercial development or in a mixed use format with residential
uses above the commercial uses or in a live-work units.
4.5.7 Residential uses shall be permitted in mixed use buildings in conjunction with
permitted non-residential uses.
4.5.8 Stand-alone residential buildings, containing the dwelling types set out in Policy
4.4.4, may be permitted provided the intent of the designation as a focal point
for the neighbourhood providing a range of retail, service commercial and office
uses to meet day to day needs is achieved and provided commercial uses are
developed prior to or at the same time as the stand -alone residential uses.
4.5.9 Notwithstanding Section 10.5 of the Official Plan, no individual store maximum
area shall apply.
4.5.10 Buildings will generally be located at the lot line to frame the street. Retail,
service commercial and office uses will have active frontages along Concession
Street East and the north-south collector road.
Height and Density
4.5.11 Residential and mixed use building heights shall be a minimum of 3 storeys and
a maximum of 6 storeys.
4.5.12 Residential development within the Neighbourhood Centre designation shall
have a minimum site density of 100 units per net hectare.
4.5.13 Taller buildings up to the maximum permitted in Policy 4.5.11 are encouraged to
frame the intersections as part of the Prominent Intersection. Where mixed use
building and stand-alone residential buildings are proposed as part of the
Prominent Intersection, a minimum of 5 storeys shall be required adjacent to the
intersection of Concession Street and the north-south collector.
4.6 Low Density Residential
Permitted Uses
4.6.1 The predominant use of lands within the Low Density Residential designation is
residential with a mix of housing types and tenures in low-rise building forms.
4.6.2 The following residential built form are permitted:
a) Detached dwellings;
b) Semi-detached dwellings;
c) Street Townhouses;
d) Stacked townhouses;
e) Back to back townhouses; and
f) Low-rise Apartments;
Soper Hills Secondary Plan – Draft
12
4.6.3 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 apartments accounting for the remainder.
4.6.4 Permitted street townhouses, stacked townhouses, low rise apartments and
back to back townhouses shall generally be located adjacent to collector roads
with higher density townhouse forms and apartments clustered near
intersections of collector roads, adjacent to community and neighbourhood
parks, and adjacent to the Medium Density designation.
4.6.5 Other uses, including small scale service, neighbourhood retail commercial
uses and community amenities, which are supportive of and compatible with
residential uses, are also permitted in accordance with Section 9 and18 of the
Official Plan.
Height and Density
4.6.6 Buildings within the Low Density Residential designation shall not exceed 3
storeys in height.
4.6.7 Development on lands designated Low Density Residential shall have a
minimum density of 20 units per net hectare.
Soper Hills Secondary Plan-Draft
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5 Urban Design
5.1 General Policies
5.1.1 The Soper Hills 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.
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 access to
transit.
5.1.4 Views to key landmarks and natural features shall be maintained through the
location of 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 Hills 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 Hills 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 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.
Soper Hills Secondary Plan – Draft
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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.
5.3.2 Built form policies in the Official Plan on transparent glass and location of public
entrances shall only apply where commercial or mixed use buildings are
proposed adjacent to the Prominent intersection.
5.3.3 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.
5.3.4 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 and high 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.
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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.
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 at-grade retail/commercial uses to the street 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;
Soper Hills Secondary Plan – Draft
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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 should 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) should be lined
with active retail and commercial uses with direct access to the public street(s).
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6 Natural Heritage
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
designation 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 hydrologic functions of these features.
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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,
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 is 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 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.
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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;
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 .9 shall be designated
Environmental Protection Area and shall be zoned appropriately to prohibit
development.
6.4 Environmental Constraint Overlays
6.5.1 Environmental Constraints shown as an overlay 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 three types of Environmental Constraint Overlays shown on
Schedule B and include Vegetation Protection Zone, Additional Area of Further
Study, and Low Constraint Area.
6.5.3 Environmental Constraint: Vegetation Protection Zone Overlay represent s 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
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Official Plan. Refinements to the Environmental Constraint:Vegetation
Protection Zone will not require an amendment to this Plan.
6.5.4 Environmental Constraint: Additional Area of Further Study Overlay represent s
areas providing candidate and / or unconfirmed significant wildlife habitat or
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.
6.5.5 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.
6.5.6 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 lawfully permitted uses.
6.5.7 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.
6.5.8 The Zoning By-law shall be amended as appropriate following the completion of
the required studies to implement new land use permissions for the study area.
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7 Parks and Community Facilities
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 Provide appropriate levels of service in terms of schools and community
facilities.
7.1.5 Locate schools, parks and other community amenities to promote safe and
convenient access by walking and cycling.
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 Hills 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) Community Park;
b) Neighbourhood Parks; and
c) 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 Community Park, Neighbourhood Parks 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.
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7.2.7 Areas conveyed for parkland purposes will be programmable lands. However,
to protect the views from the knoll east of Lambs Road and south of Concession
Street East portions of this Neighbourhood Park may not be programmable.
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.
7.3 Elementary Schools
7.3.1 School sites are shown symbolically on Schedule A and shall be further
delineated through the development review process. In the event an Elementary
School is not required, the land use surrounding the symbol will be the
applicable land use designation.
7.3.2 School sites will be developed in accordance with the relevant policies of
Section 18.5 of the Clarington Official Plan.
7.3.3 In the event that all or part of a school site should not be required by a School
Board, the Municipality of Clarington shall be given the first opportunity to
purchase all or part of the school site for a community use.
7.3.4 Elementary school sites shall be located centrally to promote accessibility by
walking and, where feasible, adjacent to planned Neighbourhood Park sites.
7.3.5 Where a school site adjoins a Neighbourhood Park, the respective School
Board will consider opportunities for joint use with the Municipality and the site
will be designed accordingly.
7.3.6 When selecting school sites, consideration will be given to locating schools in
joint-use facilities shared with co-terminus boards, the Municipality, local
community organizations and/or other third party partners.
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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) 2906 Regional Highway 2;
b) 1717 Lambs Road; and
c) 2876 Concession Street East.
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
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.
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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 Local and Regional Corridors 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 the Soper Hills Secondary Plan area 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 Hills Secondary Plan area shall 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 Hills
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
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
Soper Hills Secondary Plan-Draft
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areas shall be further enhanced by mid-block connections and trails through
and across Environmental Protection Areas where appropriate and feasible
9.2.4 Where the road network includes a stream crossing in the Environmental
Protection Area, the stream crossing shall be designed to allow for larger
mammal wildlife crossing under the road where feasible.
9.2.5 Residential buildings shall be set back 30 metres from any adjacent railway
corridor.
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 the Soper Hills Secondary Plan area. 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 has been confirmed through
Phases 1 and 2 of the Class C Environmental Assessment process. Further
refinements will be considered through Phases 3 and 4 conducted during 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.
9.3.4 Jogs in the arterial road network at Lambs Road and Concession Street East,
Providence Road and Concession Street East and future Providence Road and
Regional Highway 2 shall be eliminated when adjacent development occurs.
9.4 Public Transit
9.4.1 The Municipality should encourage that transit facilities are integrated early and
appropriately within and adjacent to the Soper Hills Secondary Plan area and
ensure 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 and Regional
Corridors in keeping with municipal density targets;
b) An active transportation network that promotes direct pedestrian access to
transit routes and stops;
Soper Hills Secondary Plan – Draft
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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 Hills Secondary Plan are an extension of the Active
Transportation policies of Section 19.5 of the Official Plan and are intended to
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 Hills Secondary Plan area
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 high
and medium density blocks within the Regional Corridor.
9.5.6 Destinations such as the Environmental Protection Area, parks, schools, and
stores and connections to surrounding will be integrated through the off-street
active transportation network including off-street bike lanes and multi-use trails.
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.
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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 the Soper Hills Secondary
Plan area.
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 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 the Soper
Hills Secondary Plan area 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
housing to provide opportunities for a range of housing tenures and prices that
support diversity.
10.2.4 Affordable housing is encouraged within the Local and Regional Corridors to
provide residents with close access to public transit.
10.2.5 The Municipality should collaborate with the Region of Durham and public and
nonprofit community housing providers to encourage 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
potential incentives such as, reduced application fees, grants and loans, to
encourage the development of affordable housing units. The Municipality will
also encourage the Region (as applicable) to consider 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 affordable housing or purpose
built rental housing is provided as part of a development proposal.
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10.2.8 The Municipality will give priority to development applications that include
affordable housing units and purpose built rental units that are being funded by
federal and provincial government programs, community housing providers
other non-profit groups, the Region of Durham and the private sector.
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.
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11 Infrastructure, Stormwater Management and
Sustainability
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.
11.3 Stormwater Management and Low Impact Development
11.3.1 Stormwater management facilities shall be planned and developed in
accordance with the policies of Section 20 of the Official Plan , the Soper Creek
Subwatershed Study and the policies of this Section.
11.3.2 Wherever feasible stormwater management ponds should be located in Low
Density Residential designations.
11.3.3 Stormwater management facilities shown on Schedule A are illustrative and final
location and sizing shall be determined through the development application
process.
11.3.4 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.
11.3.5 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.
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11.3.6 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.
11.3.7 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 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.
11.3.8 The Stormwater Management Report and Plan identified in Policy 11.3.6 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.
11.3.9 Stormwater management plans shall demonstrate how the water balance target
set in the Soper Creek Subwatershed Study is achieved.
11.3.10 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.
11.3.11 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.
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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.
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 Sustainability
11.5.1 Development shall consider incorporating energy and water conservation
measures, including consideration for renewable and/or alternative energy
systems, such as solar panels.
11.5.2 Development shall consider the use of technologies such as green roofs and
reflective roof surface materials with high thermal reflectivity.
11.5.3 Development is encouraged to meet high standards for energy efficiency and
sustainability in building design and construction, exceeding the energy
performance criteria of the Ontario Building Code.
11.5.4 Development is encouraged to meet high standards for the use of low-impact
development strategies and minimize impermeable surfaces, to aid in
stormwater infiltration.
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11.5.5 Water-efficient building design and practices should be utilized in all new
buildings, including measures such as ultra-low flow fixtures, dual flush toilets
and rainwater harvesting.
11.5.6 Development should apply designs, methods and materials that reduce
embodied carbon emissions, such as using lower-carbon methods and
materials such as mass timber, low-carbon concrete and biogenic insulation and
repurposing on-site materials.
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12 Implementation and Interpretation
12.1 Implementation
12.1.1 Detailed studiesprepared in support of a development application, to the
satisfaction of the Municipality, 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:
i. Net residential density by land use designation;
ii. Identification of total square footage of non-residential land uses;
iii. Number and type of units by land use designation;
iv. Total residential unit count;
v. Estimated population;
vi. Amount/type of non-residential space and number of jobs; and
vii. The number of purpose built additional dwelling units by land use
designation.
12.1.3 All new development within the Soper Hills 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
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, broadband fiber optics, and
natural gas to ensure that sufficient infrastructure is or will be in place to serve
growth in the Secondary 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 /
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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 the 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 shall 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 prov ision of
services and other infrastructure.
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.
12.2 Interpretation
12.2.1 The Soper Hills Secondary Plan has been prepared to align with the policies of
the Official Plan. The policies of this Secondary Plan, along with Maps and
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Appendices 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 developme nt
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.
CP
NP
NP
NP
P
P
Schedule A - Land UseLegend
High Density/Mixed Use Regional Corridor Community Park
Neighborhood Park
Elementary School
StormwaterManagement Facility (SWF)Parkette
Neighbourhood Centre
P
Environmental Protection Areas Collector Roads
Arterial Roads
Potential Cultural Heritage Resources
Prominent Intersection
SHSP Boundary
NP
CP - Soper Hills Secondary Plan -WatercourseMedium Density Residential
Railway
MAY 2025Low Density Residential
Concession Street East
Providence RoadLambs RoadRegional Highway 2
Draft
Legend
Collector Roads
Potential Local Road Connection
Additional Area of Further Study Schedule B - Environmental Constraint and Transportation
SHSP Boundary
Environmental Protection Areas
Environmental Constraint:Vegetation Protection Zone
Environmental Constraint:Low Constraint Areas
- Soper Hills Secondary Plan -
Multi-Use Path
Arterial B
Arterial C
Concession Street East
Providence RoadLambs RoadRegional Highway 2
Headwater Drainage Features
Protection
Conservation
Watercourse
MAY 2025
Off-Road Trail
Draft