HomeMy WebLinkAboutPSD-064-05
Clw:illgron
REPORT
PLANNING SERVICES
Meeting:
GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Report #: PSD-064-05
File #: PLN 14.8
ffeo 11 : 1;;J1l-,;2f/-{\')'
By-law #:
Date: Monday, May 9,2005
Subject:
CLARINGTON ENERGY BUSINESS PARK STUDY
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT the Clarington Energy Business Park Study and Report PSD-064-05 be received;
2. THAT the Clarington Energy Business Park Study be referred back to staff for
consideration of the recommendations including the preparation of a secondary plan,
and holding of statutory public meetings for zoning and official plan amendments; and
3. THAT all interested parties listed in this report and any delegations be advised of
Council's decision.
Submitted by:
Reviewed by: n~ ...:r&Jl
Franklin Wu,
Chief Administrative Officer
ad. Crome, M.C.I.P., R.P.P.
Direc or of Planning Services
HB/DJC/df
4 May 2005
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830
REPORT NO.: PSD-064-05
PAGE 2
1.0 BACKGROUND
1.1 On June 28, 2004 Urban Strategies together with Gartner Lee, The Delphi Group and
Totten Sims Hubicki were retained to undertake the Clarington Energy Business Park
Study. These consultants have brought a tremendous amount of expertise to the
project as they have worked on a variety of research/business park projects.
1.2 The Federal Government provided a grant to assist in funding of the study through the
Community Investment Support Program (CISP). Other partners in the study include the
Region of Durham, the University of Ontario Institute of Technology (UOIT) and the
Clarington Board of Trade.
2.0 CLARINGTON ENERGY BUSINESS PARK STUDY
2.1 The Study comprised a number of phases including the following:
. Reconnaissance to gain a full understanding and appreciation of the site and its
physical context. This included review of industry cluster and business park
precedents and identification of key drivers of successful industry clusters.
. Interviews with business leaders, senior government officials, UOIT and
representatives of NGOs who may have an interest or role in the Energy Business
Park.
. A Visioning Workshop was held in December 2004 attended by representatives of
various levels of government, UOIT, and leaders in energy sector businesses. This
visioning workshop explored and clarified conceptual options for the Energy
Business Park as well as identifying key initiatives that will drive the success of the
Energy Business Park. The consensus of the participants was the creation of an
energy park that integrates development, commercialization and demonstration of
state-of-the-art energy and environment technologies.
. Option development and analysis included identifying, finalizing the preferred option
and formalizing the vision for the Energy Business Park.
. Preparation of communication and economic development strategies.
. Development of a web portal by UOIT - www.durhamenergy.ca.
The study is now complete and is presented today by Urban Strategies and Gartner
Lee. The executive summary of the study is contained in Attachment 2.
2.2 Key recommendations of the study include:
. The site's attributes provide an ideal environment for the development of an Energy
Business Park.
REPORT NO.: PSD-064-05
PAGE 3
. A range of land use designations should be adopted to allow for a variety of energy-
related businesses and opportunities that would complement a prestige business
park.
. Urban design practices should ensure that park maintains a consistent, high-quality
image and creation of an identity befitting a business park with a global profile.
. The Energy Business Park should develop on full municipal and non-municipal
services including water, sewer, roads, gas, hydro, broadband and other
telecommunications networks. Durham Region must be pressed to start, and
complete, the EA for the trunk sewer to facilitate servicing of the lands.
. Development of the Energy Business Park should be phased and a variety of
alternative financing strategies needs to be explored for the $25 million public
infrastructure costs.
. Continue to network with stakeholders in Ontario's energy sector and support
UOIT's efforts with the Centre of Excellence for Energy and expansion of energy-
related research and education.
. Create a leadership team that will market, advocate and facilitate development of the
Energy Business Park.
. Formalize marketing tools and strategies including a communication strategy.
. Support UOIT in its efforts to raise funds to expand energy-related research.
. Identify and pursue development of a demonstration project that will help catalyze
the Energy Business Park.
3.0 CONCLUSION
3.1 The study has been completed, but it represents only a starting point for the future. In
order to ensure the successful development of the Energy Business Park the following 4
key initiatives must be carried out:
. exploration of alternative strategies to finance the first phase of required
infrastructure for the Energy Business Park;
. adoption of the necessary planning documents including an official plan amendment,
secondary plan and zoning by-law amendment, solidifying land use permissions;
. continued fostering of partnerships with stakeholders in Ontario's energy sector and
various levels of government; and
. Assertively implement a successful marketing and communication strategy.
REPORT NO.: PSD-064-0S
PAGE 4
3.2 Work on the secondary plan will be carried out during the next few months. In the fall of
2005, statutory public meetings for the recommended official plan, secondary plan and
zoning by-law amendments will be held.
3.3 With the Clarington Board of Trade, staff will be reviewing the range of
recommendations and bringing forward further initiatives for Council's consideration.
This is a long term project and will require sustained support and leadership to
successfully implement.
Attachments:
Attachment 1 - Clarington Energy Business Park Study (Distributed under separate cover)
Clarington Energy Business Park Stud
prepared by:
URBAN
STRATEGIES
INC a
Carte Lf:-.,e Lin-jifed
Delphi
UH
March 2005
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ClapmInglon Energy Business Para Study
prepared for:
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University of Ontario
INSTITUTE OF TEiCIINGLOUT -
with financial support from an Industry Canada Community Investment Support Program Grant
Contents
Executive Summary i
1 Introduction 1
2 The Site and its Physical and Policy Contexts 3
2.1 Location and Description
2.2 Proposed Initiatives
2.3 Current Official Plan Policies and Zoning
2.4 Conclusions
3 Economic Context: Durham's Energy Cluster Initiative 11
3.1 What is a cluster?
3.2 Durham's Energy "Pillars"
3.3 The Opportunity in Clarington
4 The Vision for the Park 15
5 Planning Framework 21
5.1 Road Network
5.2 Land Use Districts
6 Urban Design Guidelines 27
7 Implementation 32
7.1 Planning Tools
7.2 Infrastructure Strategy
7.3 Economic Development Strategy
7.4 Potential Development Incentives
8 Summary of Recommendations 50
Clarington Energy Business Park Study
Appendices:
A List of Study Participants
B Summary of Key Informant Interviews
C Summary of Visioning Workshop Proceedings
D Analysis of Energy Park Concepts
E Draft Official Plan Amendment
F Draft Zoning By -law Amendment
List of Figures:
01
Site Location
4
02
Existing Site Conditions
5
03
Proposed Initiatives
7
04
Conceptual Vision for the Park
18
04A
Prestige Employment Node — Campus Option
19
04B
Prestige Employment Node — Main Street Option
20
05
Planning Framework
22
06
Primary Roads: Cross - sections
23
07
Secondary Roads: Cross - sections
24
Clarington Energy Business Park Study
Executive Summary
In August 2004, the Municipality of Clarington, in partnership with the Region of Durham, the
Clarington Board of Trade and the University of Ontario Institute of Technology (UOIT), and with
the support of the Federal Government, initiated a study of the South Courtice Employment
Lands. The study was based on the premise that the lands were highly suitable for
development of an energy-themed business park. The primary objectives of the study were to
develop a conceptual vision for the business park, a planning framework for the site and an
implementation strategy focused on the planning and economic development tools necessary
to realize the vision.
Location and Description
The site for the Clarington Energy Business Park occupies 318 acres 129 hectares and is A I � _
located on the south side of Highway 401, between Courtice Road and Solina Road, with ,' I
immediate access to the 401 via an interchange at Courtice Road. CN's main lakeshore rail line4'
a�
forms the site's southern boundary. The Darlington Nuclear Power Plant is one kilometre to the °-
east. On the south side of the tracks is the site for a planned Wastewater Treatment Plant,
i a �
expected to be built by Durham Region in 2007. Immediately west of the site is Darlington
Provincial Park and adjacent rural land straddling Tooley Creek and designated for future open - �.
space. Perhaps the most significant proposed initiative in the area is a north-south highway link
between Highway 401 and the future extension of Highway 407.
The Official Plan policies of Durham Region and Clarington promote and support development
of a business park that combines prestige and light industrial uses, the former focused along the
401. The site's zoning, however, is inconsistent with the Official Plans in not permitting prestige
employment uses anywhere on the site.
Economic Context
The Region of Durham has taken the first steps in organizing, planning and promoting an
energy cluster that has the potential to become world-renowned. The region and its area
municipalities, including Clarington, are already key players in Ontario's energy sector. The
Region is home to both Darlington and Pickering Nuclear Generating Stations, as well as OPG's
Clarington Energy Business Park Study %
headquarters, and has a highly skilled workforce suited to work in the energy sector. The new
University of Ontario Institute of Technology is the only institution in North America that offers a
specialized course in Energy Systems Engineering.
To determine the right operating framework for a cluster in Durham Region, with the Clarington
Energy Park as a centerpiece, the study team conducted interviews with several leaders from
industry and government involved in Ontario's energy sector. Participants agreed that the site is
a prime location for an energy business park. When asked what opportunities the proposed
park offered environment and energy companies and organizations, the key informants
responded very positively with a range of ideas, including:
• Chance for organizations to relocate expanding business units (manufacturing, R&D) or
establish head office or new facilities (e.g. production or assembly) at a high profile and
dedicated site;
• Provide or share value-added services to/with businesses that locate in the Energy Park
(R&D, laboratory testing, high-speed internet access);
• Establish shared energy and environment high-end R & D and/or testing facilities;
• Undertake demonstration initiatives for emerging technologies (e.g. biomass, H2);
• Locate new distributed or clean energy supply (e.g. wind, EFW);
• Showcase technologies and/or establish an interpretive centre to enhance industry and/or
public awareness around energy, renewables, conservation, etc.;
• Link the Energy Park to the Hydrogen Corridor initiative, which is a series of H2 refueling
stations from Windsor to montreal;
• Help facilitate process of attracting a broader base of business to Clarington;
• Develop mutually beneficial partnership with firms and institutions in the Energy Park,
Clarington, Region of Durham and surrounding GTA.
Vision for the Park
On December 3, 2004, a broad spectrum of stakeholders were brought together for a Visioning ; * F.
Workshop. The vision that emerged from the Workshop was of an integrated En2 Park that
catalyzes the development, commercialization and demonstration of state-of-the-art energy and „. -
environment technologies to drive competitiveness and support sustainable development. The
Park will be a: --
Y
• Business Park with a global market focus and identity. Driven by energy and environment f
technologies, it will accommodate niche-market manufacturing, promote synergies among
users and with outside partners, and provide access to economic incentives. 0 �,���
Clarington Energy Business Park Study ii
Research Park with strong links to UOIT, access to other research institutions and
agencies, and shared on -site testing facilities. The Park will be a real -world laboratory
where new energy and environment technologies are tested and applied.
Demonstration Park where "best practices" in energy and the environment are on display
in a real -world setting.
While industrial uses are expected to be the predominant uses in the Park, significant office and
research uses will also be attracted, as well as commercial uses, such as a hotel, restaurants
and services catering to local businesses. The vision calls for these uses to be clustered in a
campus -like setting at the west end of the site, close to Courtice Road, to capitalize on the
accessibility and visibility of this location and to establish an attractive gateway to the Park.
Planning Framework
The size, shape and topography of the site lend itself to a grid network of streets and blocks.
There are two new primary roads proposed:
• "Energy Drive" would replace the South Service Road across the top of the site.
• "Park Drive" will be the other main entry road and the spine of the business park.
The preferred land use framework designates the northern portion of the site for prestige
employment uses and the southern portion for light industrial uses. Within this broad division, it
is recognized that the west end of the site is the most attractive to higher -order employment
uses, such as office and research buildings and complementary commercial amenities, and that
the some heavier industrial uses, such as electricity generation facilities, may be appropriate in
the southern portion of the site. This flexible approach to land use policy provides sufficient land
for industrial uses and higher -order prestige uses, allowing them to integrate with one another
where desired.
Urban Design Guidelines
It will be important to promote and enforce good urban design practices to ensure the park
maintains a consistent, high - quality image and "sense of place" befitting a business park
seeking a global profile. One of the overarching objectives for the park is to provide a better -
than- typical quality of design, landscaping and environment, in order to create an identity and
address that will distinguish the Clarington Energy Business Park as a unique place within the
Greater Toronto region. This objective is approached through two strategies, the first being the
Clarington Energy Business Park Study iii
- I
creation of exceptional streets. Energy Drive and Park Drive should have significant
landscaping and high-quality lighting to establish the setting and address for development, and
to create a consistent image across the site that unifies what may be disparate land uses and
building types. The second strategy is the creation of design guidelines and controls to ensure
private development contributes to the desired quality and image of the Energy Park.
Implementation: Planning Tools
The Region should consider adding to its Official Plan a new Economic Development policy to
demonstrate its commitment to the Energy Park. While Clarington's Official Plan does permit
development of a business park on the site, amendments are required to facilitate the types of
land uses desired and ensure the recommended development standards are adhered to. The
following policy changes are recommended:
• A new economic development policy should be added to Section 7 that recognizes the
important role of the energy and environment sectors in the local economy and state that the
Municipality will work to implement development of the Clarington Energy Business Park.
• A new policy should be added to Section 11.3 (Employment Area—General Policies) stating
that development of the Clarington Energy Business Park shall only proceed with full
municipal services.
• Map A2 (Land Use, Courtice Urban Area) and Map B2 (Transportation, Courtice Urban
Area) should be amended to generally reflect the Planning Framework.
In addition to the these changes, the Municipality should prepare a Secondary Plan for the site.
The Municipality's Comprehensive Zoning By-law needs amending to bring it into conformity
with the Official Plan and the recommended Planning Framework and urban design vision for
the site. A new land use category, MO (Industrial-Office) is recommended.
Implementation: Infrastructure Strategy
In order for the Municipality of Clarington and the Region of Durham to offer a desirable site, a
full compliment of municipal and private services would be required. Because of the future
Courtice Water Pollution Control Plant (WPCP) the lands will be serviceable with water and
sanitary sewers in late 2007. Should there be a significant and "real" interest in the site, Durham
should be approached to start the EA process for the trunk sewer into the plant as early as
possible. Currently the construction of the trunk is not in the Region's 5 year budget forecast.
Clarington Energy Business Park Study iv
The provision of municipal water will initially be provided at the south limit of the site just west of
Osbourne Road. Water servicing for the site will be available in late 2007. Sanitary servicing
for the site will originate from the same location as the water servicing.
The storm water management (SWM) for the site is split into two areas generally divided by
Osbourne Road. Lands west of Osbourne Road will drain westerly to a future SWM facility
along the west edge of the site or potentially on the west side of Courtice Road. Lands east of
Osbourne Road will drain south-easterly to a future SWM facility at the southeast comer of the
site. During the development of the detailed SWM plan for the site, leading edge, innovative,
sustainable SWM practices such as rooftop gardens and permeable pavement parking lots
should be investigated and employed on the site if possible.
Servicing of the site with non-municipal services such as gas, hydro and telecommunications
can also be accommodated as all are readily available.
It is most likely that the site will develop in two or more phases. The first phase of the
development will most likely include the land between Courtice Road and Osbourne Road. The
estimated cost for the first phase of infrastructure, excluding servicing such as gas, hydro and
telecommunications, is $11,435,000. The estimated cost for infrastructure east of Osbourne
Road is $14,800,000.
The full development of public infrastructure required for the site will be quite onerous for
individual land owners, the Municipality of Clarington and the Region of Durham to fund, and
therefore alternative financing sources were identified. By including the reconstruction costs for
the existing roads in the area in Clarington's development charges, the costs for the
infrastructure would be paid for by all new development throughout Clarington, reducing the
burden on any one land owner or municipality. Since the Region's WPCP will require a large
volume of trucks to access the WPCP site once in operation it is recommended that the Region
pay for any road improvements required to support that truck traffic. The cost to construct the
trunk through the site can be deducted from the site's servicing costs further reducing costs of
the land owners/developers.
Implementation: Economic Development Strategy
An economic development strategy is not a linear process, but there are several key steps to be
pursue:
Clarington Energy Business Park Study v
Setting the Stage – This was done through the initial activities of this study, in analyzing
clusters, the reasons for their successes, in conducting the Visioning Workshop and drawir
out a vision for the park that had buy -in from key stakeholders.
Building the Foundation – Secure the land; obtain municipal support to move forward and
other political commitments; form an entity that will take responsibility for implementing
strategy; empower this entity by attracting key stakeholders to staff leadership
positions. Developing Linkages – Establish linkages with a broad range of stakeholders.
Establishing the Leadership Team and Implementing the Action - It is critical that a
formalized entity be created to champion the Park. The leadership team must be skilled in
government relations, finance and marketing. The Municipality and the Region need to wo
closely to manage and coordinate the leadership team in the early stages. Other potential
partners on the team include UOIT, OPG and other local companies, and the Ontario
government. The team should assume the challenge of promoting the vision for the Park t
potential partners, developers, occupants, suppliers and customers.
Key companies that should be targeted by the leadership team include environment and energ
firms that are considering expansion or relocation to the Northeast US, Ontario or Quebec and
could be drawn to the Clarington area. The types of businesses to target should include:
• Producers /manufacturers or distributors of innovative environmental or energy technology;
• Producers of energy (preferably renewable or cleaner energy);
• Leading corporations that buy environmental and clean energy technologies and are leaders
in sustainable development (e.g., DuPont, Dow, Interface); and
• R &D or testing facilities that concentrate their services in the environment and energy fields.
Implementation: Financial Incentives
Developing the park will require significant private investment. Offering incentives tied to the
long -term vision of the Park might be one approach to stimulating private investment.
Incentives to be considered at the municipal level include:
• Installation of infrastructure (water, sewer, roads, broadband) in advance of development;
• Development charge or permit fee discounts or waivers;
• Fast - tracking the planning approvals process.
The Province of Ontario has made commitments and announcement that are expected to fuel
significant expansion in the energy sector:
• The Ontario Energy Board has budgeted $1 billion for the installation of smart meters in
every home by 2010 —a Provincial directive.
Clarington Energy Business Park Study vi
• $225 Million has been allocated to Local Distribution Companies to be spent towards
demand side management measures, including public education and building retrofits.
• Ontario expects to have to spend close to $40 Billion over the next decade to build new
generation and to replace its aging generation assets.
The Federal Government has committed $11 billion to the environmental sector, and there are a
number of incentive programs that could be used to help implement demonstration projects and
should be promoted to developers and users of the Energy Park. The levels of financial
commitment by Government are sure to trigger fast -paced developments in industry and
academia. The Energy Park will be well positioned to capitalize on these opportunities.
Summary of Recommendations
• Amend the Municipality of Clarington's Official Plan and Zoning By -law to reflect the
recommended Planning Framework and Urban Design Guidelines.
• Prepare and adopt a Secondary Plan for the site.
• Seek to secure the land by working cooperatively with existing and potential landowners to
promote the vision for the park.
• Urge Durham Region to expedite the required Environmental Assessment for the future
trunk sewer to serve the Water Pollution Control Plant.
• Explore alternative strategies to finance the first phase of required infrastructure.
• Continue to facilitate the networking of stakeholders in Ontario's energy sector.
• Form a regional entity that will take responsibility for marketing, advocating and facilitating
development of the park.
• Establish a staff -level team, including representatives from Clarington Economic
Development, Planning and Works to coordinate and expedite infrastructure projects and
development applications.
• Support UOIT in its efforts to raise funds from the Centre of Excellence for Energy and
expand its energy - related research and education.
• Identify and pursue development of a demonstration project, with the support of the Federal,
Provincial, Regional and Municipal Governments and UOIT, that will help catalyze
development of the park.
Clarington Energy Business Park Study vii
1 Introduction
In August 2004, the Municipality of Clarington, in partnership with the Region of Durham, the
Clarington Board of Trade and the University of Ontario Institute of Technology (UOIT), and with
the support of the Federal Government, initiated a study of the South Courtice Employment
Lands. The study was based on the premise that the lands were highly suitable for
development of an energy - themed business park, given their location and physical attributes.
The findings of two previous studies support this premise:
In 2003, PricewaterhouseCoopers LLP (PWC)was retained by the Municipality to assess the
potential of the site to develop as a business park. They observed that the South Courtice
lands "afford the municipality an opportunity to establish the land use pattern and standard
of development for a prestige or higher order industrial area." They also pointed out that
the site exhibits many of the requirements for a successful business park, including superior
highway access, large acreage, high visibility and isolation from residential neighbourhoods.
While recognizing that Clarington may not attract the sort of industries locating in more
central areas of the Greater Toronto Area, at least in the short term, PWC concluded there is
considerable opportunity to attract investment to the site and create an eastern "gateway" to
the Region. They noted Clarington should be able to provide a "lower cost option" while still
offering a high quality of life, access to a skilled labour force and proximity to the GTA. They
also commented that the early stages of development will set the tone for further investment
and therefore recommended the Municipality "make every effort to protect the 'pristine'
nature of the Courtice lands in order to afford the greatest opportunity for attracting a
concentration of prestige industrial development."
In 2004, the Greater Toronto Marketing Alliance retained Gartner Lee Limited and the Delphi
Group to study the energy and environment (En2) sectors within the GTA and develop a
strategy to promote the GTA as a prime location for new En2 investment. They
recommended that the concept of an "En2 Park" be pursued to provide a focal point for new
investment. The park should have ties to the University of Ontario Institute of Technology,
research and development support from the Ontario Centres of Excellence, and access to
the LTA's skilled work force.
Clarington Energy Business Park Study
Aerial view of the South Courtice Employment Lands
Advancing the ideas and recommendations in these studies, the primary objectives of the
Clarington Energy Business Park Study were to develop:
• A conceptual vision for the business park based on an analysis of physical opportunities
and consultation with a range of stakeholders in the energy sector;
• A planning framework for the site, including land use designations, a network of roads
and servicing infrastructure, urban design guidelines, and directions for Official Plan and
zoning amendments;
• An implementation strategy focused on the planning and economic development tools
necessary to realize the vision for the business park.
This report analyzes the context for the business park, both the site's physical setting and the
growing "energy cluster" in Durham. It then describes the three components outlined above and
recommends specific actions to begin implementation.
Clarington Energy Business Park Study 2
The site
and its Physical and Policy Contexts
2.1 Location and Description
The site for the Clarington Energy Business Park occupies 318 acres (129 hectares) and is
located on the south side of Highway 401, between Courtice Road and Solina Road, with
immediate access to the 401 via an interchange at Courtice Road (see Figure 1). CN's main
lakeshore rail line forms the site's southern boundary. The site is three kilometres south of the
Courtice community, five kilometres from the centre of the Bowmanville community to the east,
and approximately ten kilometres from the University of Ontario Institute of Technology's -
campus in Oshawa.
The Darlington Nuclear Power Plant, owned and operated by Ontario Power Generation (OPG),
is one kilometre to the east, and OPG's property abuts the eastern border of the site. These
lands also contain significant and publicly-accessible natural areas, well-used soccer fields
leased to the Municipality of Clarington, and an historic cemetery. Beyond the Power Plant, St. Darlington Nuclear Power Plant
Mary's Cement operates a quarry, manufacturing plant and commercial dock. On the south
side of the tracks is the site for a planned Wastewater Treatment Plant, expected to be built by
Durham Region in 2007, and additional farm land. Immediately west of the site is Darlington
Provincial Park and adjacent rural land straddling Tooley Creek and designated for future open
space. Just beyond the Provincial Park, three kilometres from the site, is the national :
headquarters of General Motors Canada. On the north side of the 401 are designated and
partially-developed industrial lands, through which runs a CP rail line.
The site itself is mostly flat and much of it is currently used for crop farming (see Figure 2). An <<
automobile auction yard occupies a centre portion of the highway frontage, and another one,
adjacent to a small industrial building, occupies a parcel on the south side of the site, off _
Osbourne Road, which bisects the site. Existing uses on the lands have private water and
wastewater services, but public services will be extended to the site with completion of the Existing rural character of the site
wastewater treatment plant.
Clarington Energy Business Park Study 3
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Clarington Energy Business Park Study 5
The existing roads within the site are of a rural cross - section with roadside ditches conveying
water runoff ultimately to Tooley Creek or a small unnamed drainage course in the southeast
corner of the site. Other private infrastructure such as hydro and telecommunications also
service the site but are not of sufficient size or speed to accommodate a business park and
therefore will require upgrading in conjunction with the development of the site
2.2 Proposed Initiatives
In addition to the planned Wastewater Treatment Plant, there are other significant infrastructure
initiatives proposed or planned that will only make the site more attractive for employment uses
(see Figure 3):
• South of the site, in conjunction with the Treatment Plant, a waterfront trail is planned close
to the water's edge, and a wildlife corridor will be established along the south side of the rail
corridor.
• GO Transit's long -term plan is to extend its Lakeshore East service to Bowmanville, using
the CP rail line north of the site, which will result in a new station off Courtice Road.
• Perhaps the most significant proposed initiative is a north -south highway link between
Highway 401 and the future extension of Highway 407. The link is proposed to be located
between the communities of Courtice and Bowmanville, with the precise location to be
determined through an Environmental Assessment. There is the potential for the link's
interchange with the 401 to be located adjacent to the site, and in any case the link will
enhance the site's visibility and accessibility. One potential impact of the link is a
reconfiguration of the 401 and South Service Road adjacent to the site to accommodate
widenings and /or ramps.
2.3 Current Official Plan Policies and Zoning
Both the Region of Durham and the Municipality of Clarington have designated the site for
employment uses in their Official Plans. Below is an overview of the most relevant current
Official Plan policies and key zoning provisions.
Region of Durham Official Plan
One of the economic development goals of the Regional Official Plan is to diversify the region's Both the Regional and t uses a l Official Plans call
p 9 g Y g for prestige employment uses and high - quality
employment base. To that end, the Region shall: promote specific areas within Employment development along the 401.
Areas, the Energy Park site being one, as attractive locations for higher -order office uses;
Clarington Energy Business Park Study
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Clarington Energy Business Park Study 7
and promote the beautification of development along major transportation corridors, in particular
the 401. The range of uses permitted on the site includes manufacturing, assembly,
processing, services industries, research and development, warehousing, business parks,
limited personal service uses, hotels, storage of goods and materials, retail warehouses, freight
transfer and transportation facilities. The Official Plan defines business parks as areas
comprised of corporate offices oriented to and serving the business community, research and
development facilities and light industries. It states that business parks shall be
comprehensively designed, developed to a high architectural standard and include the provision
of landscaped open space. Of particular relevance to the site, the plan states that Employment
Areas adjacent to sewage plants and generating stations shall generally be reserved for those
industries that benefit from locating in close proximity to such facilities.
Municipality of Clarington Official Plan
The policies of the Clarington Official Plan are directed by three key principles: sustainable
development, healthy communities and growth management. Of particular relevance to the
proposed Energy Business Park is the direction, under sustainable development, that future
development will contribute to the reduction of per capita energy consumption. One of the
plan's economic goals is to create a favourable economic climate, diversify the employment
base and promote the municipality as a prime business location in the Greater Toronto Area.
To that end, it is a policy to promote corporate office and prestige industrial development in
strategic locations along Highway 401.
Clarington's Official Plan designates the northern portion of the site, to a depth of approximately
150 metres, as a Prestige Employment Area. Most of the remainder of the site is designated as
a Light Industrial Area. A small area adjacent to Courtice Road and the CN line is designated
Environmental Protection Area.
According to Clarington's Official Plan, Prestige Employment Areas are intended for
employment- intensive uses exhibiting a high standard of building design and landscaping. The
predominant land uses in such areas shall be professional, corporate and office buildings; data
processing centres; research and development facilities; commercial and technical schools; and
light industrial uses within enclosed buildings. Other limited -scale commercial, community or
recreational uses that provide services to employees in the area, e.g., restaurants, banks and
athletic clubs, are also permitted. Hotels, motels and trade and convention centres are also
permitted by site - specific zoning amendment. The maximum permitted density for an office
Clarington Energy Business Park Study
1
Current Official Plan designations
development is 1.0 times the area of the lot. Outside storage or display of goods is strictly
prohibited.
In Light Industrial Areas, the predominant uses shall be manufacturing, assembling, processing,
fabricating, repairing, research and development, and warehousing. Accessory office uses up
to 25% of the total gross building floor area are permitted. Outside storage that does not
exceed the same limit is also permitted, but such areas must be primarily located in the rear of
lots and appropriately screened and materials must not exceed three metres in height. As in
Prestige Areas, limited -scale commercial, community and recreational uses are also permitted.
Zoning
The applicable zoning by -law designates nearly all of the site either Light Industrial (M1) or
General Industrial (M2), with the former applying to the lands along the 401, to a depth of
approximately 150 metres (except the automobile auction yard site), and the latter applying to
the remainder of the site (including the automobile auction yard). The site of the former
commercial rest stop at the Courtice Road interchange is zoned Service Station Commercial
(C6).
In M1 zones, a wide range of industrial and commercial uses is permitted, although only
accessory office uses are permitted. Research and development uses are not explicitly
permitted. Lots must have a minimum frontage of 30 metres; there must a minimum 10%
landscaped open space; and buildings cannot exceed 12 metres in height. Outside storage,
unless its garbage or waste materials external to the main building, is not permitted.
In M2 zones, in addition to those uses permitted in an M1 zone, a range of industrial and cun•enrzoning
commercial uses that entail outside storage is permitted. Outside storage shall be located in a
rear or interior side yard and shall not cover more than 70% of the lot area. The lot frontage,
landscaped open space and height provisions are the same as those in an M1 zone.
A holding provision applies to all undeveloped portions of the site, in recognition of the need for
adequate servicing prior to development occurring.
Clarington Energy Business Park Study
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commercial uses that entail outside storage is permitted. Outside storage shall be located in a
rear or interior side yard and shall not cover more than 70% of the lot area. The lot frontage,
landscaped open space and height provisions are the same as those in an M1 zone.
A holding provision applies to all undeveloped portions of the site, in recognition of the need for
adequate servicing prior to development occurring.
Clarington Energy Business Park Study
2.4 Conclusions
Together, the site's highway accessibility and visibility, its distance from residential
communities, and the surrounding industrial uses and natural features provide an ideal physical
environment for development of a business park. Although it may not be critical to the full
development of the Clarington Energy Park, the proposed link to the future Highway 407 will
certainly enhance the prospects for attracting employment uses seeking excellent access and a
high public profile; a key advantage of many business parks in the GTA is their location close to
the intersection of two highways.
While the attributes of the site and its surroundings are conducive to a business park, the close
proximity of the Darlington Nuclear Power Plant, combined with the site's "outer" location within
the GTA, suggest that the range and types of businesses attracted to the site may be atypical.
Even though its image is offset by Lake Ontario and the naturalized areas adjacent to the site,
the power plant may not be the preferred backdrop for some employers seeking a prestige
office development. However, for industrial businesses and employers in the energy sector
generally, the power plant will likely be considered a highly appropriate neighbour and, indeed,
may attract directly related businesses.
The Official Plan policies of Durham Region and Clarington clearly promote and support
development of a business park that combines prestige and light industrial uses, the former
focused along the 401. The site's zoning, however, is inconsistent with the Official Plans in not
permitting prestige employment uses, such as office buildings and research and development
facilities, as primary uses anywhere on the site.
Recognizing the positive and unique attributes of the site, as well as the Region's and the
Municipality's overarching objectives, the study team considered the regional and local
economy and engaged a diverse group of stakeholders to understand the specific development
opportunities for the site. The findings are discussed in the next section.
Clarington Energy Business Park Study 10
3 Economic Context:
Durham's Energy Cluster Initiative
3.1 What is a Cluster?
According to Michael Porter, head of the Institute for Strategy and Competitiveness at Harvard
University, "In a world of global competition, sources of competitive advantage are becoming
increasingly localized and true competitive advantage is found within our communities."
Communities around the world have been highly successful in being able to harness this
competitive advantage by forming "clusters ". A cluster might be best described as a motivated,
focused group of individuals, businesses, organizations and institutions that cooperate and work
together to be more competitive and successful. Hollywood and Silicon Valley are perhaps the
most well -known examples of a cluster. As these two and many others demonstrate, a vision of
a cluster with a global focus and overarching, ambitious mission can be very powerful.
In Ontario, the Guelph Life Sciences Park (www.bioontario.ca /guelphcd /cluster.htm) is at the
centre of a well - planned and superbly- executed cluster strategy. The Guelph Cluster now
boasts of:
• A world -class research enterprise;
• An international reputation for research efforts in agricultural biotechnology, veterinary
sciences and food science;
• 38 research centres;
• 5 Centres of Excellence; and
• 90 organizations focused on agriculture.
Energy - related clusters include Iceland's well - established hydrogen cluster and Kingston's
SWITCH, which is focused on alternative fuels (see sidebars).
There are four critical ingredients to a successful cluster:
1. The right people
• Existing interest and champions with an entrepreneurial drive and capacity to work as a team
Guelph Life Sciences Park
Iceland Hydrogen Economy
Cluster
Membership:
• Icelandic New Energy (joint venture of
Daimler /Chrysler, Shell Hydrogen,
Norsk Hydro, Eco- Energy)
• University of Iceland
• Foreign and domestic public and
private institutions
Mission: Transform Iceland into the
world's first hydrogen economy
Clarington Energy Business Park Study 11
• A strong public sector research institution as an anchor
• A steady stream of new individuals taking on leadership roles
• Access to new skilled human capital
2. The right supporters
• A neutral cluster facilitator (University or Government)
• Political support at least during the early stages
• Commitment for at least 10 years by sponsors
• A variety of financial support
3. The right operating framework
• Significant geographic competitive advantage
• Favourable taxation and regulation regimes, and intellectual property rights
• Opportunities for frequent interaction
• Sufficient strength within cluster to weather storms
4. The right focus
• Tight boundaries and cluster definition
• Regular benchmarking
• Diversification of clusters and of activity within clusters
• A focal area that will draw investment
• A focused work plan with easily achievable results
3.2 Durham's Energy "Pillars"
The Region of Durham has taken the first steps in organizing, planning and promoting an
energy cluster that has the potential to become world- renowned. The region and its area
municipalities, including Clarington, are already key players in Ontario's energy sector. The
Region is home to both Darlington and Pickering Nuclear Generating Stations and has a highly
skilled workforce suited to work in the energy sector. Ontario Power Generation (OPG), which
owns and operates the nuclear stations and has its headquarters in Pickering, is the second
largest employer in the Region and is one of North America's largest power generation
companies. The new University of Ontario Institute of Technology is the only institution in North
America that offers a specialized course in Energy Systems Engineering and many faculty
members are engaged in energy - related research initiatives. The Region is also home to
General Motors' Canadian headquarters and one of its largest operations. GM's announcement
Kingston's Alternative
Energy Cluster (SWITCH)
www. switchkingston. ca
Membership:
• A community based, not - for - profit
corporation with 50+ members from
alternative and renewable energy
businesses, research institutes, public
sector and volunteers
• Part -time project manager paid for by
the Kingston Economic Development
Corporation (KEDCO)
Mission statement:
• Positioning Kingston as the leading
centre for alternative energy
• ProMO 1MO -1 to the adoption of
Ontario -made technologies
• Attract/create 3 new businesses with
50 employees per year
Clarington Energy Business Park Study 12
The Vision and Principles
for the Clarington Energy Business Park
On December 3, 2004, a broad spectrum of stakeholders, many previously interviewed for their
input, were brought together for a Visioning Workshop held at OPG`s Darlington Information
Centre. Every segment of Ontario's energy sector was represented—nuclear power, wind
energy, hydrogen fuel cells, natural gas, bio-diesel, provincial and municipal government, and
the University of Ontario Institute of Technology. The goal of the workshop was to forge a vision
for the Clarington Energy Business Park and to identify the actions required to implement the
vision. Appendix C contains a summary of the workshop proceedings.
To stimulate and guide discussion, the workshop participants were asked to consider four
different concepts for an energy business park that had been developed by the study team
following the key informant interviews:
1. Targeted Energy Park
• Companies targeted would be defined by a set of specific criteria–this could be on a
sector basis (e.g. renewable energy companies only) or a class of business (e.g.
generation only).
• Businesses could include manufacturing facilities, distribution centres, and research and
development facilities, all focused around a particular sector or sub-sector.
2. Energy Research and Demonstration Park
• A hub of R&D and the demonstration of emerging technologies in one or more sub-
sectors within the energy sector.
• Facilities would include state-of-the-art laboratory and testing facilities, with strong
linkages to UOIT and other institutions doing research in the energy field, such as
Queen's, Waterloo, U. of T. and St. Lawrence College.
Clarington Energy Business Park Study 15
3. Energy Manufacturing Park
• Companies targeted would be looking to relocate or expand existing manufacturing
capabilities.
• Park would target those firms manufacturing energy technologies across the entire sector.
4. Integrated Energy and Environment (En2) Park
• This would be a multi- faceted, integrated energy and environment park that would look
to attract all kinds of different energy and environment companies.
• Activities would include research laboratories, testing facilities, demonstration sites for
emerging En2 solutions, manufacturers and distributors of commercialized technologies,
and possibly a centralized interpretative centre.
Each of the above concepts is analyzed further in Appendix D.
The general consensus among the workshop participants was that a combination of the above
ideas provided the most robust and advantageous opportunity for success. The vision that
emerged from the Workshop was of an integrated En2 Park that catalyzes the
development, commercialization and demonstration of state -of- the -art energy
and environment technologies to drive competitiveness and support
sustainable development. The Park will be a:
Business Park with a global market focus and identity. Driven by energy and
environment technologies, it will accommodate niche - market manufacturing, promote
synergies among users and with outside partners, and provide access to economic
incentives. It will be a prime target for prestige employment uses and high -end job creation
in Clarington.
Research Park with strong links to UOIT, access to other research institutions and
agencies, and shared on -site testing facilities. The Park will be home to corporate R &D
facilities, and the Park itself will be a real -world laboratory where new energy and
environment technologies are tested and applied in functioning industrial and commercial
buildings.
Demonstration Park where "best practices" in energy and the environment are on
display in a real -world setting. Renewable energy generation and use will be promoted. An
Clarington Energy Business Park Study 16
ecosystem approach will be taken to planning and building the Park. Buildings, landscaping
and infrastructure will demonstrate how design, materials and technology can optimize total
energy use and minimize the ecological footprint of development.
Figure 4 conceptually illustrates the vision. In land use and physical terms, the Energy Park will
be rationally and efficiently laid out and developed, to accommodate employment uses of
varying types and sizes. While industrial uses are expected to be the predominant uses,
significant office and research uses will also be attracted to the Park, as well as commercial
uses, such as a hotel, restaurants and services catering to local businesses. The vision calls for
these uses to be clustered in a campus -like setting at the west end of the site, close to Courtice
Road, to capitalize on the accessibility and visibility of this location and to establish an attractive
gateway to the Park. Figures 4A and 4B illustrate conceptual approaches to development in
this "prestige node ".
The framework for the vision, both in physical and policy terms, is described in the next section.
Clarington Energy Business Park Study
17
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Clarington Energy Business Park Study 19
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Planning Framework
Recognizing that the physical vision for the Clarington Energy Business Park is conceptual and
the actual pattern of land uses cannot be pre-determined, this section describes the
infrastructure framework and overlaying land use districts that would allow the vision to be
realized. The recommended Framework is illustrated in Figure 5.
5.1 Road Network
The size, shape and topography of the site lend itself to a grid network of roads that creates
regular blocks, maximizes property frontage, and optimizes vehicular access and movement.
Each of the blocks can be developed as single lots or further subdivided into smaller parcels.
There are two new primary roads proposed:
• "Energy Drive" would replace the South Service Road across the top of the site. As
illustrated in Figure 6, it should have a right-of-way width of approximately 36 metres to
accommodate a landscaped border and sidewalk on the south side, boulevards, two traffic
lanes, a lane for on-street parking on the south side and underground services. The road
should be set back from the 401 approximately 6 metres to allow for a landscaped buffer.
As a prominent part of the "face" of the business park, Energy Drive should be lined with
trees on both sides.
• "Park Drive" will be the other main entry road and the spine of the business park. As such, it
has a critical role to play in defining the image of the park. As illustrated in Figure 6, its right-
of-way width should be 36 metres to accommodate a double row of trees and sidewalks on
both sides, landscaped boulevards, four traffic lanes, and a landscaped median. Preferably,
Park Drive would run into the existing South Service Road close to the site's eastern
boundary, which may necessitate an encroachment on the adjacent OPG lands.
Courtice Road, Osbourne Road, Solina Road and two new north-south roads complete the
structural elements of the grid network. When upgraded or constructed, these roads should have a
right-of-way width of 26 metres to accommodate landscaped borders, a sidewalk on both sides (if
desired), grass boulevards with street trees, two traffic lanes and two parking lanes (see Figure 7).
Clarington Energy Business Park Study 21
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Clarington Energy Business Park Study 24
Depending on the nature and intensity of future land uses in the park, additional public or private
roads bisecting the blocks shown in Figure 5 may be required to service development. These
roads should respect the overall grid pattern and generally be designed to the municipal
standards for local streets.
5.2 Land Use Districts
The other critical component of the recommended Planning Framework is the land use districts
that prescribe the types of land uses appropriate in different areas of the site. Seeking a flexible
land use framework that would accommodate a range of employment uses but would
encourage a concentration of"prestige" uses (e.g., corporate office, research and
development), the study team considered three options: " "'
A: Majority of land north of Park Drive designated Prestige Employment(30 hectares);
remainder of site designated Light Industrial(72 hectares). The team concluded this option
had a good balance of prestige and industrial employment lands but felt the designations .;
needed flexibility to allow, on the one hand, prestige uses within industrial areas adjacent to
Park Drive and, on the other hand, heavier industrial uses with an energy or environment
focus in less visible areas.
B: Majority of the site designated Prestige Employment (76 hectares); 22 hectares in the
south half designated Light Industrial. The team concluded this option was too optimistic
about the amount of prestige development that will be attracted to the site and too restrictiven�� "
in its accommodation of industrial uses.
C: Northern half of the site (55 hectares), straddling a straightened Park Drive, designated
Prestige Employment; southern half(49 hectares) designated Light Industrial. This option
has a better balance of prestige and light industrial than Option B but still overly restricts
industrial development, does not allow an integration of prestige and industrial, and makes ,d
no accommodation for heavier industrial uses.
The team concluded that the preferred land use framework should be a hybrid of Options A and
C, with the following modifications:
• recognize that the west end of the site is the most attractive to higher-order employment .m,
uses, such as office and research buildings and complementary commercial amenities and
therefore, that industrial uses that would discourage higher-order uses are not appropriate there;
Clarington Energy Business Park Study 25
• permit offices uses within the Light Industrial areas through the middle of the site and
energy-related heavy industrial uses, such as electricity generation facilities, in the southern portion.
Waste-to-energy facilities may also be considered in the southern portion, subject to detailed
study of individual facilities to understand their impacts. Uses with a very low employment
density or which generate significant truck traffic, such as large warehouses, trucking depots
and storage units are not in keeping with the vision for the park and should not be permitted.
This flexible approach to land use policy, illustrated in Figure 5, provides sufficient land for
industrial uses and higher-order prestige uses, allowing them to integrate with one another
where desired. Below are the land uses that generally would be permitted in each district. It will
be necessary in the Municipality's Official Plan and Zoning By-law to specify where certain uses
may or may not be appropriate, for example, to implement the vision of a prestige node and
gateway at the west end of the site. In all cases, development should only proceed with full
municipal services in place.
Prestige Prestige Employment Light Industrial 1 Light Industrial 2
Employment Node Corridor
• office buildings • office buildings • office buildings light industrial uses
• research and • research and • research and (manufacturing,
development development facilities development assembling,
facilities • university or college facilities processing, fabricating,
• university or college • light industrial uses • light industrial uses repairing,
• hotels and (manufacturing, (manufacturing, warehousing)
convention centres assembling, processing, assembling, research and
• limited-scale fabricating, repairing, processing, development facilities
commercial and warehousing) fabricating, accessory office
recreational uses • enclosed commercial repairing, small-scale electrical
• day care centre and technical schools warehousing) generation and
• data processing centres • data processing cogeneration facilities,
centres including wind turbines
• wind turbines alternative fuels
manufacturing
While the Planning Framework provides clear direction with respect to the location and types of
roads and the appropriate distribution of land uses in broad terms, it does not reflect the
development standards and quality of urban design inherent in the vision for the Clarington
Energy Business Park. These are addressed in the next section.
Clarington Energy Business Park Study 26
IH! _(: GLOdeHmes
Achieving the physical vision for the Clarington Energy Park will require more than enshrining
the Planning Framework in policy. While a range of prestige commercial and industrial uses
should be encouraged, it will be important to promote and enforce good urban design practices
to ensure the park maintains a consistent, high - quality image and "sense of place" befitting a
business park seeking a global profile. The recommended urban design guidelines described
below are largely based on development standards and guidelines applied in other successful
business and research parks in Ontario. Some of the guidelines will apply to infrastructure and
other public investments by governments and agencies. Others will apply to private
developments and will be most effectively enforced through zoning and site plan control. While
the guidelines are consistent with and promote sustainability objectives, they are not a
substitute for best practices in "green- building" and landscape design; these should be identified
and applied holistically on a site -by -site basis.
One of the overarching objectives for the park is to provide a better - than - typical quality of
design, landscaping and environment, in order to create an identity and address that will
distinguish the Clarington Energy Business Park as a unique place within the Greater Toronto
region. This objective is approached through two strategies, the first being the creation of
exceptional streets as described in Section 5.1 and Figures 6 and 7. Energy Drive and Park
Drive should have significant landscaping and high - quality lighting to establish the setting and
address for development, and to create a consistent image across the site that unifies what may
be disparate land uses and building types. Osbourne Road, Courtice Road and Solina Road, as
well as the two proposed north -south roads, should also have a high standard of landscaping.
Over time, there will be an extensive network of recreational trails adjacent to the park, which
should be linked to the site at appropriate locations. The future Waterfront Link trail south of the
site should cross the CN line to connect with the existing Waterfront Trail on the OPG lands. A
grade- separated crossing near Solina Road may be the preferred crossing point ultimately, but
an interim crossing between Osbourne Road and Solina Road should also be considered.
Tree -lined roads will be important to establishing
an attractive setting for development and a
unifying image for the park.
Adjacent open spaces and trail systems will
only enhance the Energy Park's setting.
Clarington Energy Business Park Study 27
The second strategy is the creation of design guidelines and controls to ensure private
development contributes to the desired quality and image of the Energy Park. Below are the
guidelines that should be applied to the entire site and to each of the land use districts.
Overall Guidelines
Al. Best practices in "green" development should apply to all elements within the park,
including buildings, landscaping, parking, servicing and other infrastructure. LEEDTM
standards are encouraged.
A2. Naturalized landscape areas for the benefit of wildlife habitat are encouraged, provided
appropriate landscape management practices are followed.
A3. Stormwater management should be incorporated into the planning and design of open
spaces, buildings and paved areas. Stormwater retention ponds and other elements
should contribute to a park -like setting and establish connections to other open space
amenities.
A4. As the site is "urbanized ", elements of its rural heritage should not be entirely replaced.
Existing stands of trees and hedgerows should be preserved wherever possible. The re-
use of existing houses, barns and fences should be encouraged.
A5. Main building entrances must address and be accessible from a primary or secondary
road.
A6. Building signage must be incorporated into and coordinated with the architecture of the
building, and signs shall not dominate any one floor or the mechanical penthouse of a
building. Stand -alone and directional signage shall be incorporated into the design of
the landscape.
A7. Areas between the building face and public right -of -way should be a landscape
composed of lawn, a mixture of mature coniferous and deciduous tress and gardens.
Fences are prohibited within the area between the building and the street.
A8. Employee parking lots must be located to the side and /or rear of buildings and should be
screened from view from primary roads. A maximum of 10 visitor parking spaces may
Stormwater retention ponds should be considered
an open space amenity and potential wildlife
habitat, and designed as such.
Front yards should be well - landscaped to
enhance the image of development and the park
as a whole.
Clarington Energy Business Park Study 28
be located at the front of buildings. Swales, porous paving materials and other "green"
techniques should be considered to minimize stormwater run -off.
A9. Shared driveways are encouraged.
A10. Hydro servicing shall be provided underground.
Prestige Employment Area Guidelines
Areas designated for prestige employment are intended for the highest order development with
a strong and distinctive corporate identity and an image of environmental responsibility.
131. The width of a building's fagade fronting a public street shall be at least 50% of the lot
width.
132. To accommodate front yard landscaping and, where desired, visitor parking, buildings on
Energy Drive should be set back 9 -15 metres from the right -of -way. To establish a
consistent streetscape edge along Park Drive, buildings should be built to a line parallel
to and 6 metres from the front property line.
B3. In the "Prestige Employment Node ", buildings should be a minimum of three storeys.
134. High - quality exterior cladding materials, such as glass, steel, metal paneling and
masonry, must be used on the fagades of buildings fronting primary streets. Pre -cast
paneling and exterior insulated finishing systems will not be permitted on fagades facing
primary streets. At least 50% of a fagade's surface area must be glazed.
135. A minimum of 10% of the site area must be landscaped.
B6. Any structured parking shall be located at the rear of buildings and screened from view
from primary streets. Where structures face a secondary street, high - quality exterior
cladding materials should be used.
B7. Lot widths along Energy Drive and Park Drive should be a minimum of 100 metres.
Prestige development means high - quality
materials and plenty of windows.
Clarington Energy Business Park Study 29
B8. Mechanical penthouses, antennae, vents and chimneys will be screened from view or
incorporated into the design of the roof.
B9. Parking lots should be well landscaped and lit to provide safe, comfortable walking
environments and minimize energy waste. Large parking lots should be divided by
islands of trees and other landscaping, with at least one tree for every ten spaces.
B10. Buildings at the corner of two streets must address the corner with special architectural
massing or detail. Landscaping should also reinforce this special corner condition.
B11. Developments that occupy sites at the intersections of Energy Drive and Park Drive,
Energy Drive and Courtice Road, and Park Drive and Courtice Road should be planned
and designed to mark the entrance to the Park, establish gateways and create a strong
sense of arrival. This should be achieved through the articulation of building mass and
materials. Landscaping should also reinforce this special gateway condition.
B12. Outside storage is prohibited.
B13. Fences are prohibited.
B14. Servicing, loading and garbage areas must be enclosed within the building. Loading and
garbage service areas must be located at the rear of buildings and screened.
Light Industrial 1 Guidelines
In the designated industrial areas of the park, the goal is to maintain a relatively high
development standard, in keeping with the profile of the park, particularly in terms of
landscaping and site organization. However, building design standards are not as prescribed as
in the prestige employment area.
C1. To establish a consistent streetscape edge, buildings should be built to a line parallel to
and 6 metres from the front property line.
C2. Single- storey buildings are permitted, but multi- storey buildings are encouraged.
I ryr r
Signage should be incorporated into the design of
buildings and landscapes.
Clarington Energy Business Park Study 30
C3. High - quality exterior cladding materials such as glass, steel, metal paneling and
masonry must be employed on buildings fagades fronting Park Drive. Pre -cast paneling
and exterior insulated finishing systems will not be permitted on facades facing Park
Drive. A minimum of 50% of fagade surface area facing primary streets must be glazed.
C4. Servicing, loading and garbage areas must be enclosed within the building. Loading and I
service areas must be located at the rear of buildings and screened.
garbage 9
C5. Lot widths along Park Drive must be a minimum of 50 metres. Along secondary roads,
lot widths must a minimum of 30 metres.
C6. A minimum of 10% of the site area must be landscaped.
C7. Mechanical penthouses, antennae, vents and chimneys must be screened from view or
incorporated into the design of the roof.
C8. Outdoor storage is permitted, provided it does not exceed 25% of the lot area. Storage
must be at the rear of the site and screened from view from all directions.
Light Industrial 2 Guidelines
D1. Building exterior cladding materials facing secondary streets may be pre -cast paneling
and exterior insulated finishing systems.
D2. Lot widths must a minimum of 30 metres.
D3. Service, loading and garbage areas are to be located at the rear of buildings and shall
be screened.
D4. Outdoor storage is permitted, provided it does not exceed 50% of the lot area. Storage
must be at the rear of the site and screened from view from secondary streets.
The design of industrial buildings should also give
the park a strong and distinctive identity.
Clarington Energy Business Park Study 31
d
This section describes the tools and strategies intended to help implement the Planning
Framework and Vision for the Clarington Energy Business Park.
7.1 Planning Tools
Sections 5 and 6 of this report provide direction for amendments to the three critical planning
tools that can facilitate development of the Energy Park: the Official Plans of Durham and
Clarington and the Municipal Zoning By -law.
Region of Durham Official Plan
The Employment Area policies of the Region's Official Plan, in permitting a wide range of uses
and prescribing general development standards, do not preclude development of the site as
envisioned, and therefore do not require amendment. However, the Region should consider
adding a new Economic Development policy in Section 3 of the plan to demonstrate its
commitment to the Energy Park. The policy should state, in essence, that the Region will
cooperate with the Municipality of Clarington to promote and facilitate development of the
Clarington Energy Business Park as a focal point for new investment within the energy and
environment sectors.
Municipality of Clarington Official Plan
While Clarington's Official Plan does permit development of a business park on the site,
amendments are required to facilitate the types of land uses desired and ensure the
recommended development standards are adhered to. An Official Plan Amendment should be
adopted that acknowledges the recommended Planning Framework and enables an
amendment to the General Zoning By -law to ensure future as -of -right development generally
conforms with the land use vision for the park. Appendix E contains suggested draft text for
such an OPA based on the following recommended policy changes:
Encouraging Green Buildings
A goal of the Clarington Energy Business
Park is to deMO 1MO- 1nstrate best
practices in the design of green, or
sustainable, buildings. One way to apply or
measure green building standards is to
adopt the licensed LEED (Leadership in
Energy and Environmental Design) Green
Building Rating System, increasingly being
used in the U.S. For MO /MO -1 re
information, visit www.usclbc.org,
There are three strategies that will help
result in the development of green
buildings in the Energy Park.
- encouraging developers to adopt LEED
standards by deMO 1MO- 1nstrating the
economic and other advantages and
proMO /MO -1ting NRCan's Building
Incentive Programs (see p. 38);
- lobbying the Province to incorporate
LEED standards in the Ontario Building
Code;
- the Municipality working with the Region,
the Province and the Federal
Government to develop a proM01MO-
1 tional campaign and incentive programs
for green buildings, with the Energy Park
as a pilot project.
Clarington Energy Business Park Study 32
• To emphasize the importance of the Energy Park to the municipality's future economy and
promote its development, a new economic development policy should be added to Section 7
of the plan. The policy should recognize the important role of the energy and environment
sectors in the local economy and state that the Municipality will work in cooperation with
other government agencies, institutions and the private sector to implement development of
the Clarington Energy Business Park.
• A new policy should be added to Section 11.3 (Employment Area —General Policies) stating
that development of the Clarington Energy Business Park shall only proceed with full
municipal services.
• Map A2 (Land Use, Courtice Urban Area) and Map B2 (Transportation, Courtice Urban
Area) should be amended to generally reflect the Planning Framework drawings in Section 5
of this report. However, the distinction between the two types of Prestige Employment and
Light Industrial areas is not necessary; this can be dealt with in the proposed Secondary
Plan.
In addition to the above amendments to Part 1 of the Official Plan, the Municipality should
prepare a Secondary Plan for the site. The Secondary Plan should be based on the vision,
recommended planning framework and urban design guidelines described in this report but
should also elaborate and build upon these where appropriate. For example, the vision should
be supported by a statement of goals and objectives for the park, backed up by planning
principles. This would provide an opportunity to discuss how a systematic and holistic approach
to energy infrastructure and land management will be used to realize objectives regarding
energy efficiency, the use of renewable energy, waste recovery and environmental
sustainability. Detailed land use and urban design policies for each of the areas of the park
should be provided, as well as transportation, servicing, environmental and energy policies
specific to the park. The recommended urban design guidelines should support the principles-
focused design policies and be illustrated with drawings and photographs relevant to the Energy
Park. The Secondary Plan should also confirm the road network and road dimensions. Finally,
it should include an implementation section that sets out the zoning implications of the
Secondary Plan and outlines any other measures or initiatives the Municipality may use to
implement the plan.
Clarington Energy Business Park Study 33
Zoning By -Law 84 -63
The Municipality's Comprehensive Zoning By -law currently permits light and general industrial
uses and needs amending to bring it into conformity with the Official Plan and the recommended
Planning Framework and urban design vision for the site. The table below summarizes the
recommended changes, and Appendix F contains the text for a draft amendment that reflects
these changes. Note that the recommended introduction of a new land use category, MO
(Industrial - Office), to distinguish between prestige employment areas and light industrial areas,
would entail a new section in the By -law, referred to below as Section 22B.
Clarington Energy Business Park Study 34
Current Zoning
Proposed Zoning
Section to be amended
Land Use Designations
C6 -6, (H)M1, (H)M2, M2, M2 -11, M2 -15, EP
(H)MO/MO -1 (Industrial - Office), (H)MO/MO -1,
Schedule `1'
H M1 -10, EP
Permitted Uses
M1:
MO:
22B — Industrial - Office
- bank or financial office
-business office
(MO) Zone (new)
- building supply and /or home improvement outlet
-research laboratory
within a wholly enclosed building or structure
-data processing
- business or professional office provided such
- university or college
use is accessory and incidental to a permitted
- commercial or technical school within a wholly
use otherwise specified herein
enclosed building
-an eating establishment
-light industry within a wholly enclosed building
-an eating establishment take -out
or structure
- equipment sales and rental, light
- assembly, manufacturing, fabricating or
-a commercial or technical school
processing plant within a wholly enclosed
-a dry light industry within a wholly enclosed
building or structure
building or structure
- printing or publishing establishment
- a work shop within a wholly enclosed building or
- accessory warehouse for the storage of goods
structure
and materials
-an assembly, manufacturing, fabricating or
processing plant within a wholly enclosed
MO -1:
building or structure
- business office
-a printing or publishing establishment
- research laboratory
- a warehouse for the storage of goods and
- university or college
materials within a wholly enclosed building or
- commercial or technical school within a wholly
structure
enclosed building
-a factory outlet
- eating establishment
-a motor vehicle repair garage within a wholly
- retail sales or service establishment accessory
23.3.10 (new)
enclosed building or structure
to a primary use
-adult entertainment parlour within an eating
- bank or financial office
establishment or tavern
- fitness centre
-tavern
- hotel
Clarington Energy Business Park Study 34
Clarington Energy Business Park Study 35
-a private club
-convention centre
-a transport service establishment
- day care centre
M2:
M1 -10:
-all those permitted in the M1 zone
- research laboratory
- equipment sales and rental, heavy
-data processing
-a feed mill or seed cleaning plant
- light industry within a wholly enclosed building
- a cartage or transport depot and yard
or structure
-a farm implement and equipment sales and
- assembly, manufacturing, fabricating or
service establishment
processing plant within a wholly enclosed
- bulk storage tanks and related uses
building or structure
- motor vehicle body shop
- printing or publishing establishment
- motor vehicle repair garage
- warehouse for the storage of goods and
- contractor's or tradesman's workshop and yard
materials
- outside storage of goods and materials where
- accessory business office
such use is accessory and incidental to
-wind turbines
permitted use
- a storage area for boats and trailers
-a precast concrete products or prefabricated
wood products manufacturing and fabricating
plant
-an auction room
Minimum Lot Area
M1: 2000 sq. m.
n/a
none
serviced
M2: 3000 sq. M.
Minimum Lot Area (non-
M1: 4000 sq. m.
n/a
none
serviced )
M2: 4000 sq. m.
Minimum Lot Frontage
M1: 30 metres
MO /MO -1: 100 metres
22B — Industrial -Office
M2: 30 metres
M1 -10: 50 metres
(MO) Zone (new)
23.3.10 new
Minimum Front Yard
M1: 7.5 metres
MO /MO -1: 9 metres
M2: 7.5 metres
M1 -10: 6 metres minimum and maximum
Minimum Exterior Side
M1: 7.5 metres
MO /MO -1: 7.5 metres
"
Yard
M2: 7.5 metres
M1 -10: 7.5 metres
Minimum Interior Side
M1: 3 metres
MO /MO -1: 3 metres
"
Yard
M2: 5 metres
M1 -10: 3 metres
Minimum Rear Yard
M1: 10 metres
MO /MO -1: 7.5 metres
"
M2: 7.5 metres
M1 -10: 7.5 metres
Maximum Lot Coverage
M1: 60%
MO /MO -1: n/a
none
M2: 60%
M1 -10: n/a
Minimum Total
M1: 10%
MO /MO -1: 10%
22B — Industrial- Office
Landscaped Open Space
M2: 10%
M1 -10: 10%
(MO) Zone (new)
23.3.10 new
Minimum Front Yard
M1: n/a
MO /MO -1: 50%
Clarington Energy Business Park Study 35
Open Space
M2: n/a
M1 -10: 50%
Maximum /Minimum
M1: 12 metres maximum
MO: n/a
"
Building Height
M2: 12 metres maximum
MO -1: minimum 11 metres
M1 -10: 12 metres maximum
Development Standards
M1:
M0/M0-1 and M1 -10:
"
- outside storage prohibited
- parking to be located at the rear or side of
- external garbage areas to be screened
buildings
- maximum 10 visitor parking spaces permitted
M2:
between building and front property line
- outside storage to be located in rear or interior
- loading and garbage areas to be located at the
side yard and shall not exceed 70% of the lot
rear of buildings and screened
area
- rooftop mechanical units to be screened
- signage to be incorporated into the design of the
building
- stormwater management to be incorporated into
the design of buildings and the landscape
M0/M0-1 only:
- outside storage prohibited
- minimum 50% of the fagade of a building to be
glazed (M0/M0-1 zones only)
M1 -10 only:
- outside storage covering up to 25% of lot area
permitted
It is not recommended that the general zoning by -law be amended to permit office buildings,
waste -to- energy processing and alternative fuels manufacturing in Light Industrial (M1) areas,
as per the Planning Framework. Rather, the proposed Official Plan should direct that such uses
may be permitted subject to site - specific rezonings. This will give the Municipality the
opportunity to review the suitability of individual applications for such uses and identify special
development standards that may be appropriate.
7.2 Infrastructure Strategy
Background
As noted previously, the site currently has no municipal servicing but because of the future
Courtice Water Pollution Control Plant (WPCP) the lands will be serviceable with water and
sanitary sewers in late 2007. The Courtice WPCP is intended to serve the communities of
Courtice, Oshawa and Whitby and as such will require a significant trunk sewer line into the
Clarington Energy Business Park Study 36
WPCP. The proposed design for the WPCP shows this trunk as a 1050 mm diameter pipe.
With the current requirements of the Class Environmental Assessment (EA) Act an EA will be
required to determine the preferred alignment of the trunk sewer north of the CN railway. The
Region of Durham has planned for this and have allocated funds in their 5 year budget forecast
for the EA to be completed. Should there be a significant and "real" interest in the site, Durham
should be approached to start the EA process for the trunk sewer as early as possible.
Completion of the EA will allow the Region to obtain lands required for the trunk as well as
proceed with the extension of the trunk should there be development demand for it. Currently
the construction of the trunk is not in the Region's 5 year budget forecast.
Required Infrastructure
In order for the Municipality of Clarington and the Region of Durham to offer a desirable site, a
full compliment of municipal and private services would be required, including but not limited to
the following:
• Urban roads (as detailed in Section 5.1)
• Watermain — domestic and fire protection
• Sanitary sewer
• Storm sewer
• Storm water management facilities
• Natural gas
• Hydro
• High speed telecommunications
In consulting with one of the telecommunications suppliers for the area, the site can be serviced
with broadband internet and telecommunications as there is servicing near the site. Costs to
bring this infrastructure to the site will be dependant on site specific demands and would be
estimated at such time that a proponent came forward with a request for servicing. In some
instances the telecommunications supplier will pay for the cost of bringing the infrastructure to
the site and would recover their costs through service provision contracts.
Based on the land use concepts developed as part of this study, the site will utilize the following
existing roads:
• Osbourne Road;
• Solina Road;
• Courtice Road; and,
Clarington Energy Business Park Study
37
• South Service Road.
All of these roads will require reconstruction as part of the site redevelopment to provide for
urbanization and required municipal and private servicing. Osbourne Road will be
reconstructed in the near future to a rural cross - section but to a higher structural standard to
allow it to operate year round with no load restrictions. This type of road is required to
accommodate fully loaded trucks servicing the WPCP all year round.
In addition to the existing roads there are four new roads proposed for the site and they are as
follows:
• Energy Drive — Courtice Road to Solina Road (to replace South Service Road if necessary)
• Park Drive — Courtice Road to Solina Road
• Secondary Roads
1) From Energy Drive (South Service Road) to Park Drive between Courtice Road and
Osboume Road.
2) From Energy Drive (South Service Road) to Osbourne Road (south leg) between
Osbourne Road and Solina Road.
All road right of ways will be able to accommodate all necessary infrastructure.
The provision of municipal water will initially be provided at the south limit of the site just west of
Osbourne Road. Ultimately this watermain will be looped to a future watermain north of
Highway 401. Water servicing for the site will be available in late 2007.
Sanitary servicing for the site will originate from the same location as the water servicing. A
majority of the site can be serviced with a conventional gravity system. Due to the existing
topography of the west edge of the site a small pumping station and forcemain will be required
to service this portion of the site. The extent of the area serviced by the pumping station will be
dependent on the ultimate alignment of the trunk sanitary sewer, final alignment of the road
network and lot configuration. Prior to development of site plans for the lots along the western
edge of the site, the Region of Durham should be consulted to determine the lots' sanitary
servicing requirements based on detailed topographic survey information and the ultimate trunk
sanitary sewer alignment.
The storm water management (SWM) for the site is split into two areas generally divided by
Osbourne Road. Lands west of Osbourne Road will drain westerly to a future SWM facility
along the west edge of the site or potentially on the west side of Courtice Road. Discharge from
38
Clarington Energy Business Park Study
this pond will ultimately drain westerly to Tooley Creek. Lands east of Osbourne Road will drain
south-easterly to a future SWM facility at the southeast corner of the site. Discharge from this
facility will drain southerly to the existing drainage course which flows through the culvert under
the CNR. In reviewing the preliminary storm servicing arrangement for the site with the Central
Lake Ontario Conservation Authority (CLOCA) a Level 1 or Enhanced Quality control will be
required for the site due to the presence of trout in the receiving waters. As the site is so close
to Lake Ontario, CLOCA stated that quantity control was not required by them but due to the
site runoff ultimately flowing through existing culverts under the CNR it will be a requirement of
the railway to maintain storm water runoff at predevelopment levels at both the east and west
culverts. Prior to proceeding with storm water management designs for the site's two separate
drainage areas, CLOCA and the railway should be consulted again with the specific land use
applications proposed for the site. In order to further foster the Environmental theme of the site,
during the development of the detailed SWM plan for the site, leading edge, innovative,
sustainable SWM practices such as rooftop gardens and permeable pavement parking lots
should be investigated and employed on the site if possible.
Servicing of the site with non-municipal services such as gas, hydro and telecommunications
can also be accommodated as all are readily available. Most companies realize this is a growth
opportunity and will extend servicing to the site at their cost. Once the specific needs of the site
and/or individual businesses have been determined the private companies should be consulted
to determine the best way to address the site's or company's needs.
Phasing
Based on current land ownership, the proximity of the 401 interchange to the west limit of the
site, the existing road network and the estimated costs to service the entire site it is most likely
that the site will develop in two or more phases. For the reason noted above the first phase of
the development will most likely include the land between Courtice Road and Osbourne Road.
Table 1 below provides the preliminary estimate of the costs associated with the infrastructure
(within the Right of Way) required to service Phase 1 of development. These costs exclude
servicing such as gas, hydro and telecommunications provided by private companies.
Clarington Energy Business Park Study 39
Table 1: Phase 1 — Infrastructure Costs
West Develooment Courtice Road to Osbourne Road
Road
Length m
Unit Cost
Cost
Energy Drive
830
$3,200.00
$2,656,000.00
Park Drive
900
$4,300.00
$3,870,000.00
Courtice Road with Sidewalk
200
$2,700.00
$540,000.00
Future Secondary Roads
380
$3,200.00
$1,216,000.00
Existing Secondary Roads
Osbourne Road
790
$3,200.00
$2,528,000.00
Forcemain and Pumping Station
$625,000.00
Total =
4250
1
$11,435,000.00
It should be noted that this estimate includes all roads west of and including Osbourne Road.
Should land owners wish to proceed without the development of all roads and related
infrastructure shown above, the land owner will be required to provide all necessary studies
and /or reports supporting the partial development of the site. This applies mainly to the traffic
impact of the developing lands and the storm water management requirements.
Phase 2 of the site development will include the remaining lands east of Osbourne Road.
Table 2 below provides the costs associated with the construction of public infrastructure
(excluding private utility servicing) required for Phase 2.
Table 2: Phase 2 — Infrastructure Costs
East Development_ Osbourne Road to Solin Road
Road
Length m
Unit Cost
Cost
Energy Drive
910
$3,200.00
$2,912,000.00
Park Drive
1080
$4,300.00
$4,644,000.00
Future Secondary Roads
810
$3,200.00
$2,592,000.00
Existing Secondary Roads
Osborne Road
835
$3,200.00
$2,672,000.00
Existing Secondary Roads
Solina Road
620
$3,200.00
$1,984,000.00
Total =
4255
$14,804,000.00
Clarington Energy Business Park Study 40
The estimated total combined cost of public infrastructure for the entire site is approximately
$26,240,000.
It should be noted that costs shown in Tables 1 and 2 include all infrastructure and streetscape
shown in the typical cross-sections, roads, sanitary sewers, watermains, fire protection, storm
sewers, storm water management facilities, design, administration and contingency costs.
Financing
The full development of public infrastructure required for the site will be quite onerous for
individual land owners, the Municipality of Clarington and the Region of Durham to fund and
may impede the progress of the site development. It is for this reason alternative financing
sources were reviewed.
The reconstruction of the existing roads in the area will be required as a direct result of
development and as such the costs associated with the reconstruction would be eligible for
inclusion in the current Municipality of Clarington Development Charge (DC) Update. These
costs have been added to the Roads and Related portion of the DC which is still draft and not
yet approved. By including these projects in the DC the costs for the infrastructure would be
paid for by all new development throughout Clarington reducing the burden on any one land
owner or municipality. The following is a summary of the preliminary costs that have been
included in the Development Charge Study:
Courtice Road $300,000
Osbourne Road $1,200,000
Solina Road $1,500,000
South Service Road $1.700,000
TOTAL $4,700,000
The costs included in the Development Charge Study are based on a 10 year historical average
benchmark cost for the reconstruction of a rural road to a 10 m wide urban collector road. The
costs identified for each road section must be applied to that road section upon reconstruction of
the road.
Clarington Energy Business Park Study 41
As noted previously in this study there is the potential for a 401/407 connecting link interchange
to be constructed within the limits of the site. Through the current EA process for the 407 and
associated connecting links to the 401, the Municipality of Clarington should ensure that any
connection to the 401 be moved outside of the limits of the study area. The introduction of a
highway to highway interchange anywhere along the frontage of the study area would greatly
reduce the visibility and prominence of the site from the 401 and therefore should be
discouraged at this location. Should the study area be determined as the best alternative for the
connecting link , this study should be revisited to determine alternative design considerations for
the portion of the study area adjacent to an interchange.
One other source of financing for the site infrastructure is from the Region of Durham. As the
Region's WPCP will require a large volume of trucks to access the WPCP site once in operation
it is recommended that the Region pay for any road improvements required to support that truck
traffic. This may include the upgrading of South Service Road, Osboume Road and Courtice
Road. Alternatively in the future it may include the construction of the service road adjacent to
the CNR in order to divert the truck traffic away from the development lands along the South
Service Road and Osboume Road.
The Region of Durham has also included the cost of the trunk sanitary sewer running through
the site in their DC. The total amount of the item included it the DC is $4.6M but this includes
the trunk from the WPCP to Baseline Road which is beyond the limits of the site. The cost to
construct the trunk through the site can be deducted from the site's servicing costs further
reducing costs of the land owners/developers.
As time passes and the development of the site progresses, the Municipality of Clarington, the
Region of Durham, land owners and companies looking to move to the site should investigate
any other funding opportunities that may be available to them through federal, provincial or
international grant programs that may be applicable due to the site's leading edge energy and/or
environmental initiatives.
7.3 Economic Development Strategy
Recognizing that the success of the Energy Park will be linked to the success of the Durham
energy cluster, the most effective economic development strategy should tie the two initiatives
together and focus on the ultimate goals of increased competitiveness, enhanced innovation,
economic growth and an improved quality of life.
Clarington Energy Business Park Study 42
Developing and implementing a strategy that leads to the successful establishment of a world -
renowned business park of this nature is not a simple, straightforward process. There is no
standard recipe for success or set of best practices because every situation, including
Clarington's, is unique. People driving the process must understand that it is often trial and
error. There are, however, some guiding principles to follow:
• All activities must be driven by the overarching vision and objectives that if met will move the
initiative closer to the vision;
• The process is not linear, but organic and multifaceted;
• There has to be a wide range of stakeholders with a variety of roles and responsibilities
engaged in every aspect of the process;
• It will be critical to leverage other activities, form synergistic partnerships and link to other
relevant and /or larger initiatives, such as:
- Region of Durham's Energy Cluster Initiative;
- UOIT, Centres of Excellence, SWITCH, H2 Highway;
- Energy supply and demand in Ontario; and
- National Climate Change Plan.
While an economic development strategy is not a linear process, there are
several key steps to be pursue: Setting the Stage, Building the Foundation,
Developing Linkages, Establishing the Leadership Team and Implementing
the Action.
A. Setting the Stage
This step in economic development was done through the initial activities of t
study, in analyzing clusters, the reasons for their successes, in conducting th
Visioning Workshop and drawing out a vision for the park that had buy -in fror
stakeholders. This step included:
2
Reconnaissance, which was undertaken as part of this study to gain
and appreciation of the setting that will host the Energy Park.
Benchmark Analysis which was conducted to document precedents a_
drivers for industry clusters.
Clarington Energy Business Park Study 43
3. Visioning Exercise to engage community and industry leaders in establishing a vision for
the Energy Park.
4. Options Analysis to establish choice criteria, identify possible candidate businesses
(local and foreign) for the Energy Village, and assess the tradeoffs and benefits of
different land use options.
5. Identification of Key Implementation Actions to summarize findings of the foregoing
activities and to document a comprehensive implementation action plan for the Energy
Park concept in Clarington.
B. Building the Foundation
After identifying the vision for the park, it is essential that a strong business foundation be built
to take advantage of the momentum created by the Visioning Workshop. These steps are
critical in building the foundation:
• Securing the Land—this does not necessarily imply purchasing the land outright, but could
involve the purchase of options for the future purchase of land or entering partnerships with
landowners.
• Secure Municipal support to move forward.
• Obtain commitments from the Mayor of Clarington, Chair of Durham Region, and MPPs in
Pickering, Ajax, etc.
• Form an entity that will take responsibility for implementing strategy.
• Empower this entity by attracting key stakeholders to staff leadership positions.
C. Building Linkages Federal
Government
Establishing linkages with a broad range of stakeholders (see diagram) is Provincial
essential to: Government Academic
• Build trust and gain support from key stakeholders; Institutions
• Engage the skills and expertise of others;
• Leverage the synergies that can be developed between similar Potential ` } Local
initiatives; 1nvaernr¢ Private Sector
• Understand the business and political realities that might influence the
timing and success of the Energy Park initiative.
Complimentary Regional&
D. Establishing a Leadership Team Groups Surrounding
It is critical that a formalized entity be created to champion the Clarington Energy Municipalities
Clarington Energy Business Park Study 44
Park. The entity could be either for-profit or non-profit. This entity would naturally draw upon the
Region of Durham and the Municipality of Clarington for leadership, direction and resources.
The leadership must necessarily have several capabilities and different areas of expertise.
Energy and the Environment are heavily regulated sectors and at least one person with
government relations experience is critical. The leadership team must also be skilled in finance,
marketing and in developing strong global relationships and linkages.
The Municipality and the Region, likely their economic development arms, need to work closely
to manage the leadership team in the early stages, and to coordinate and facilitate their
activities. Other potential partners on the leadership team might include UOIT, OPG and other
local companies, and, if possible, the Ontario government (Ministry of Economic Development
and Trade and/or Ministry of Energy). Once an alliance or association of businesses,
institutions and governments within the regional Energy Cluster has been established, the
primary role of Clarington and Durham may shift to facilitation and support. Regardless of who
comprises the leadership team, what matters most is that they buy into the vision of the Energy
Park and assume the challenge of promoting the vision to potential partners, developers,
occupants, suppliers and customers of the park.
The leadership team will be responsible for driving the initiative forward, engaging key
stakeholders, marketing and gaining buy-in, developing strategies to overcome obstacles that
arise over time, and undertaking key activities with regards to implementation such as:
• Finalizing the vision;
• Agreeing on objectives;
• Identify specific actions required to bring the concept to realization (i.e., refine the plan);
• Identify the resources required for implementation – local, regional, provincial and federal;
• Launch marketing and communication strategy that includes a multifaceted approach
including:
- Web-based marketing and information tied to UOIT, Region of Durham and others;
- Brochure/business plan or prospectus for potential investors;
- High profile seminars or events to promote the site (including attending key established
events such EECO—the Environment and Energy Conference);
- Disseminate outside the region into key markets - US & Europe;
• Identify target markets and specific investors and formulate and execute a targeted strategy
for encouraging foreign and domestic investment in the Energy Park;
Clarington Energy Business Park Study 45
• Advocate and promote the park to key government stakeholders and ensure messaging is
aligned with the objectives and policies of Provincial and Federal Government agencies
(e.g. conservation, sustainable development, job creation, climate change, etc.);
• Formalize linkages;
• On-going management and facilitation;
• Provide a forum for potential tenants and supporters of the park to network and build
relationships and partnerships;
• Continuous monitoring of progress and then subsequent adjustments to the approach to
ensure success.
Key companies that should be targeted by the leadership team include environment and energy
firms that are considering expansion or relocation to the Northeast US, Ontario or Quebec and
could be drawn to the Clarington area. The types of businesses to target should include:
• Producers/manufacturers or distributors of innovative environmental or energy technology;
• Producers of energy (preferably renewable or cleaner energy);
• Leading corporations that buy environmental and clean energy technologies and are leaders
in sustainable development (e.g., DuPont, Dow, Interface); and
• R&D or testing facilities that concentrate their services in the environment and energy fields.
In addition to helping establish a Leadership Team for the Energy Park, the Municipality of
Clarington should consider forming a "coordination, facilitation and communication"group
comprised of staff representing Economic Development, Planning and Works. This group would
support the efforts of the Leadership Team and have day-to-day responsibility for coordinating
and expediting infrastructure projects and development applications.
7.4 Potential Development Incentives
Developing the Clarington Energy Park will involve taking financial risks. While the Municipality,
Region or other governments might own some tracts of land now or in the future, it is assumed
that developing the park will require significant private investment. Offering incentives tied to
the long-term vision of the Park might be one approach to stimulating private investment.
Incentives to be considered at the municipal level include:
• Installation of infrastructure (water, sewer, roads, broadband) in advance of development;
• Development charge or permit fee discounts or waivers;
• Fast-tracking the planning approvals process.
Clarington Energy Business Park Study 46
The Province of Ontario has made commitments and announcement that are expected to fuel
significant expansion in the energy sector:
• The Ontario Energy Board has budgeted $1 billion for the installation of smart meters in
every home by 2010 —a Provincial directive. This will translate into business for the
manufacturers of smart meters, IT service providers, companies providing services such as
automated meter management, load control and energy management to electricity
distribution companies. Each of these services is heavily reliant on IT and high -tech
communication technologies, and all of the providers would benefit greatly by collaborating
with R &D companies and electricity distribution companies that should be targeted for the
Clarington Energy Park, not to mention UOIT.
• $225 Million has been allocated to Local Distribution Companies to be spent towards
demand side management measures, including public education and building retrofits. This
$225 Million is separate from the $1 Billion for the Smart Metering Initiative.
• Ontario expects to have to spend close to $40 Billion over the next decade to build new
generation and to replace its aging generation assets. Nuclear energy will most likely
account for a sizable percentage of this new generation. Much of the demand for new
generation will be fuelled by and built near load centres —where energy is consumed —and
these are largely around the GTA.
At the federal level, the Government has committed $11 billion to the environmental sector, and
there are a number of incentive programs that could be used to help implement demonstration
projects and should be promoted to developers and users of the Energy Park, including:
FCM Green Municipal Funds
The Green Municipal Funds (GMF), administered by the Federation of Canadian
Municipalities (www.fcm.ca), consists of a $250 - million endowment from the Government of
Canada to stimulate environmental projects by municipal governments and their partners
that generate measurable environmental, economic, and social benefits. Cutting
greenhouse gas emissions is a priority of the Funds, as is improving local air, water and soil
quality, and promoting renewable energy. Since its inception in 2000, GMF has been
operating as an interactive granting and lending fund with a strong focus on helping
municipalities develop and maintain innovative environmental projects within their
communities. To do this effectively, the Funds support a range of activities, including
planning and fesibility studies, leading up to and including the physical implementation of an
environmental infrastructure project.
Clarington Energy Business Park Study 47
• NRCan's Commercial Building Incentive Program
(www.oee.nrcan.gc.ca/newbuildings/cbip.cfm?PrintView=N&Text=N)
Natural Resources Canada's Commercial Building Incentive Program (CBIP) offers a
financial incentive for the incorporation of energy efficiency features in new
commercial/institutional building designs. The objective of this new incentive is to encourage
energy-efficient design practices and to bring about lasting changes in the Canadian
building design and construction industry. A financial incentive of up to $60,000 will be
awarded to building owners whose designs meet CBIP requirements. The program
requirements are based on two documents: the Model National Energy Code for Buildings
and CBIP Technical Guide. An eligible building design must demonstrate a reduction in
energy use by at least 25% when compared to the requirements of the MNECB. The
program will continue to run until March 31, 2007.
• Industrial Building Incentive Program
(http://www.oee.nrcan.gc.ca/newbuildingsAbip/ibip.cfm?PrintView=N&Text=N)
The Industrial Building Incentive Program (IBIP) extends the precepts of the Commercial
Building Incentive Program (CBIP) to the industrial sector. IBIP encourages energy
efficiency in the designs of industrial buildings by fostering the integration of industrial
building design and process design. To help offset incremental design costs, IBIP offers an
incentive of up to $80,000 to Industrial Innovators that are building new industrial buildings.
Designs will be assessed against a reference generated from the Model National Energy
Code for Buildings (MNECB). The incentive is based on the difference between the
simulated annual energy savings of the proposed design and the annual energy costs of the
reference building, with credit provided for improvements in process energy use that affect
the building. The applicant must be Industrial Energy Innovators, with the building's permit
drawn after April 1, 2002. The program continues until March 31, 2006.
• REDI — Renewable Energy Deployment Initiative
(hftp://www2.nrcan.gc.ca/es/erb/erb/englishNiew.asp?x=455)
REDI is a 9-year, $51 million program designed to stimulate the demand for renewable
energy systems for water heating, space heating and industrial process heating. These
systems include: active solar water heating systems; active solar air heating systems; or
high efficiency/low emissions biomass combustion systems of between 75kW and 2MW
capacity. Under REDI, NRCan undertakes market development activities and provides an
incentive to encourage the private sector, federal departments and public institutions to gain
experience with active solar and efficient biomass combustion systems. Corporations are
Clarington Energy Business Park Study 48
eligible for a refund of 25 percent of the purchase, installation and certain other costs of a
qualifying system, to a maximum refund of$80,000 per installation and a maximum of
$250,000 per corporate entity. Some incentives are also provided on a pilot project basis.
The levels of financial commitment by the Provincial and Federal Governments are sure to
trigger fast-paced developments in business, industry and academia. The Clarington Energy
Park will be well positioned to capitalize on these opportunities, as it stakes its claim to being
the centerpiece of a world-renowned energy cluster.
Clarington Energy Business Park Study 49
8 Summary of Recommendation,
Below is a summary of the key actions, identified during the study and discussed in this report,
that should be pursued to advance development of the Clarington Energy Business Park.
• Amend the Municipality of Clarington's Official Plan and Zoning By-law to reflect the
recommended Planning Framework and Urban Design Guidelines.
• Prepare and adopt a Secondary Plan that explains the vision, framework and guidelines for
the site and enshrines them in policy.
• Seek to secure the land by working cooperatively with existing and potential landowners to
promote the vision for the park and facilitate development that achieves the Municipality's
objectives.
• Urge Durham Region to expedite the required Environmental Assessment for the future
trunk sewer to serve the Water Pollution Control Plant.
• Explore alternative strategies to finance the first phase of required infrastructure, particularly
phase one of Park Drive, including Provincial and/or Federal grants, Municipal/Regional
development charges, issuing a debenture (possibly with the assistance of the Ontario
Strategic Infrastructure Financing Authority) or tax incentives (an economic development
tool currently being tested by the Province).
• Continue to facilitate the networking of stakeholders in Ontario's energy sector that began
with the Visioning Workshop for the Energy Park.
• Form a regional entity that will take responsibility for marketing, advocating and facilitating
development of the park. Empower this entity by providing it political, regulatory and
communications support, and link it to Federal, Provincial, Regional and Municipal initiatives
(e.g., National Climate Change Plan and Ontario initiatives around clean and renewable
energy supply and demand-side management).
Clarington Energy Business Park Study 50
• Establish a staff-level team, including representatives from Clarington Economic
Development, Planning and Works to coordinate and expedite infrastructure projects and
development applications. This group should also work with the lead entity to develop
marketing tools and strategies, including promotional literature focused on the Energy Park,
web site updates and enhancements, and participation at energy conferences. ±I
• Support UOIT in its efforts to raise funds from the Centre of Excellence for Energy and A A
expand its energy-related research and education.
The Solar Centre in the Baglan Energy Park,in
Wales,is a visitor centre and meeting place and
• Identify and pursue development of a demonstration project, with the support of the Federal, contributes to the Park's identity.
Provincial, Regional and Municipal Governments and UOIT, that will help catalyze
development of the park, e.g., a functional prototype of a green industrial building or a
renewable energy facility (solar, wind).
Clarington Energy Business Park Study 51
Appendix A:
List of Study Participants
Name and Title
KEY INFORMANTS:
Gord McBrien, Director, Strategic Development
Don Terry, Site Manager, Darlington
George Assie, Senior Vice President
Bob Steane
Vern Kiss
Michael Angemeer, CEO
Dave Clarke, CFO
Rob Scarffe, Vice President, Business Development
Ron Collins, Managaer, Business Development
Cliff Clarke, Manager, Sales
Dr. William Smith, Dean, Faculty of Science
George Bereznai, Dean, School of Energy Systems & Nuclear Science
Michael Darch, Executive Director
Tim Brent, Manager, Research and Development
Peter Tobias
David McFadden, Chair, SAC; Partner, Gowlings
Marion Fraser, Senior Policy Advisor
Peter Love
Tom Carbone, President, Americas
Ira Lyons, President
Steve Gilchrest
Graham Findlay
Ry Smith, Manager
Stuart Wanlin, Vice President, Eastern Canada
Dennis Huber, Vice President, Administration
Peter Cartwright, Director, Economic Development
STEERING COMMITTEE:
David Crome, Director of Planning
Heather Brooks, Senior Planner
Clarington Energy Business Park Study
Company /Organization
Ontario Power Generation
Ontario Power Generation
Cameco
Cameco
Cameco
Veridian
Veridian
Veridian
Enbridge
Enbridge
UOIT
UOIT
Ottawa Centre for Research & Innovation
Direct Energy
SWITCH
Stakeholders Alliance for Competition;
Provincial Centres of Excellence
Ministry of Energy
Canadian Energy Efficiency Alliance
Vestas Canadian Wind Technology, Inc
Canadian Hydrogen Energy Company
Canadian Hydrogen Energy Company
Vector Wind Energy Inc.
Hydrogen Village Program
Bentall Real Estate Services
University of Waterloo
City of Guelph
Municipality of Clarington
Municipality of Clarington
Suzanne McCrimmon
Peter Berg
Doug Lindeblom
Jim Blair
CONSULTANT TEAM:
Andrea Gabor
Tim Smith
Warren Price
Marvin Stemeroff
Ramani Hariharan
Mike Gerbis
Jennifer Harwood
Ron Albright
Clarington Energy Business Park Study
Clarington Board of Trade
UOIT
Durham Region
Durham Region
Urban Strategies Inc.
Urban Strategies Inc.
Urban Strategies Inc.
Gartner Lee Limited
Gartner Lee Limited
The Delphi Group
The Delphi Group
Totten Sims Hubicki
Appendix B:
Summary of Key Informant Interviews
Gartner Lee and Delphi conducted several key informant interviews with leaders from industry
and government involved in the energy sector in Ontario. A summary of each of the interviews
is provided below, including a note on the representative (s) engaged from the subject
organization, their interest in and ideas for the Energy Park, along with potential roles they might
play in the development and successful implementation of this initiative.
Canadian Hydrogen Energy Company
Interviewees
• Ira Lyons, President
• Steve Gilchrest, Vice President
Background
• Rapidly growing clean energy company
Potential interests in the Energy Park
• Looking to expand facility and relocate
• Share R &D and laboratory and testing facilities
• High profile location and to partner with other firms on mutually beneficial business
opportunities
Ideas for Energy Park
• State -of- the -art R &D and laboratory and testing facilities
• Profile innovative technologies — gasification of MSW, clean coal, high -tech solutions
Cameco
Interviewee
• George Assie, Senior Vice President
Background
• Cameco supplies the fuel (uranium) to all of Canada's nuclear reactors
• Cameco is one of the owners of Bruce Power.
• Cameco operates a nuclear waste conversion facility in Port Hope
Potential interests in the Energy Park
• Proximity to its largest customer (OPG)
• Fulfils critical Supply Chain need of OPG (Uranium fuel)
Clarington Energy Business Park Study
Ideas for Energy Park
• Creating a new Fuel Fabrication Facility
Potential role in the Energy Park
• Seeking active involvement in the process
• Sees itself as potential anchor or partner in the Energy Park
Enbridge
Interviewees
• Ron Collins, Manager, Distributed Energy
• Clifford Clarke, Manager, Sales & Delivery
Background
• Leading Natural Gas Distribution Company
• Distributes natural gas to the areas in and around Clarington
• Has business interest in Distributed Generation, Fuel Cells, Renewable Energy
Potential interests in the Energy Park
• Is looking to foster energy - related growth in Clarington and the Region
• Would support initiatives that link to gas -fired generation, distributed generation, fuel cells
Ideas for Energy Park — Tie -in to high -end R & D
• Siting an LNG Terminal on the site
• Linking the Energy Park to hydrogen refueling stations
• Supporting grid- support technologies (related to development of distributed generation)
• Will help facilitate process of attracting business to Clarington
Fuel Cells Canada /Hydrogen Village
Interviewee
• Ry Smith, Manager Hydrogen Village Program
Background
• National industry association whose mission it is to accelerate Canada's world - leading fuel
cell and hydrogen industry
• Hydrogen Village is a pioneering collaboration by industry, government and academia aims
to deploy and demonstrate H2 technologies, particularly in the GTA and surrounding areas
Potential interests in the Energy Park
• Refueling node between Mississauga (Stuart Energy at Airport) and SWITCH in Kingston as
part of H2 corridor between Windsor and Montreal /Ottawa
• Demonstration of new technologies
Ideas for Energy Park
Clarington Energy Business Park Study
• Refueling node
• High profile demonstration — multipurpose system (refueling and back -up power)
Ontario Ministry of Energy
Interviewees
• Marion Fraser, Senior Policy Adviser
Background
• Marion Fraser is championing the Province's policies and efforts on Energy Conservation
and Demand -Side Management.
The Province's potential interests in the Energy Park
• Linking various stakeholders and engaging them in a cooperative framework to foster
growth of the energy sector in Ontario
• Facilitating this linkage of stakeholders and supporting initiatives, especially those that are
linked to Energy Conservation and Sustainable Development
• Supporting any linkages between the Energy Park, job creation and economic development.
Ideas for Energy Park
• Ms.Fraser provided us with key contacts in Government, Industry and Non - Governmental
Organizations whom she felt would provide ideas for the Park. As a neutral facilitator, the
Province is keen to encourage and support all ideas that would be in line with the Province's
policies on Energy.
Ontario Power Generation — Corporate
Interviewee
• Gord McBrien, Director, Strategic Development
Background
• Largest Power Generator in Ontario
• Owns and operates the Darlington Nuclear Station adjacent to the proposed site.
• OPG is the second largest employer in Clarington, after GM
Potential interests in the Energy Park
• Is looking to foster energy - related growth in Clarington and the Region
• OPG is waiting for direction from the Province and its newly- formed Board on the formation
and execution of a strategic plan
• OPG sees its site personnel at Darlington (as opposed to people at the Head Office) leading
and participating in the initiatives at Clarington
Ideas for Energy Park
• Is keen on playing a role; at this time, OPG unsure of what that role will be
Clarington Energy Business Park Study
SWITCH (Kingston's Alternative Energy Cluster)
Interviewee
• Peter Tobias, Main contact for SWITCH
Background
• Positioning Kingston as the leading centre or alternative energy
• Promote the adoption of Ontario-made technologies
• Attract/create 3 new businesses with 50 employees per year
Potential interests in the Energy Park
• Collaboration with Clarington to leverage SWITCH
• Develop synergies that are mutually beneficial
UOIT
Interviewee
• Dr. William Smith, Dean, Faculty of Science
Background
• Nuclear and mechanical engineering—e.g. risk analysis
• Fuel cell modelling and components linked to efficiency
• Renewable energy—e.g. solar cell technology
• Computer modelling and decision-support systems linked to alternative energy systems
Potential role in the Energy Park
• Wants to partner with private sector in R&D ventures that lead to investment in UOIT
programs or funding for industrial NSERC research chairs
• UOIT can be R&D and computing outsource for companies in the Energy Park
• Not likely to develop a physical presences in the Park in the near term
Ideas for Energy Park
• Tie-in to high-end R & D
• Linking the Energy Park to hydrogen refueling stations—build the prototype "highway"
• Focus on companies lacking internal R&D capabilities
Vector Wind Energy Inc.
Interviewees
• Graham Findlay, Vice President Operations
Background
• National Wind Energy Project Developer— projects currently in Ontario, Manitoba and
developing other across Canada
Clarington Energy Business Park Study
Potential interests in the Energy Park
• Currently in talks with St. Mary's Cement to put wind turbine on their property
• Interested in putting more turbines up— either on OPG, St Mary's or South Courtice sites
• Business partnership with firms on or around site
Ideas for Energy Park
• Supply clean energy to businesses in the Park
• High profile location for a wind turbine
• Noted that Vestas is considering setting up manufacturing facility in Ontario
Veridian Corporation
Interviewees
• Dave Clarke, CFO and Michael Angemeer, CEO
Background
• One of the largest Electricity distribution companies in the Province.
• The Municipality of Clarington is a Shareholder of Veridian Corporation
Potential interests in the Energy Park
• Expanding its Electricity Distribution business
• Value-added services—can build and offer high-speed fiber network to Park
Ideas for Energy Park—Tie-in with high-end R & D
• Manufacturing or assembly facilities for smart meters
• Research targeted at high-efficiency Transformers
• Research or demonstration facilities for the gasification of waste
Potential role in the Energy Park
• Will participate in the Visioning Workshop
• Will facilitate new (energy-related) business coming to Clarington
Next steps
• Involve them in the Visioning Workshop and keep abreast of evolving developments
Clarington Energy Business Park Study
Appendix C:
Summary of Visioning Workshop Proceedings
Objective
Stakeholders representing every segment of Ontario's Energy Sector—Nuclear Power, Wind
Energy, Hydrogen Fuel Cells, Natural Gas, Bio-diesel, Provincial & Municipal Government, and
the University of Ontario Institute of Technology (UOIT)—gathered at OPG's Darlington
Information Centre on December 3, 2004, to collectively forge a vision for the Clarington Energy
Business Park. The objective of the Workshop was to identify a range of uses for the Park and
identify actions to implement the vision.
Background Presentations: Setting the Stage
The Workshop began with a background session that summarized the feedback from earlier
stakeholder interviews, presented four conceptual models for the Park and described the site
and its context. Examples of successful clusters were presented, and Peter Cartwright from the
City of Guelph provided insights from Guelph's experiences with its Life Sciences cluster and
Hanlon Creek Business Park. General questions and observations from the group, summarized
below, were invited immediately following the background presentations.
General Observations by the Workshop Participants
• The proposed Business Park will be competing with jurisdictions around the world. It is
essential that stakeholders understand who they are competing against globally. This must
be taken into consideration during the development and implementation stages—the plan
and execution must be put in provincial, national and global contexts.
• The presence of, and strong linkages to, UOIT will be critical to the success of the Park. The
Park should capitalize on UOIT's energy programs. High performance computing at UOIT
can be made accessible from the site.
• The vision should include long-term goals for the Business Park.
• There should be three interrelated aspects to the Park: energy, environment and
sustainability.
• The Park should strive to be unique—UOIT and OPG can help achieve this.
• Leverage the "best nuclear plant" in Ontario to attract investors.
• Diversity among tenants should be promoted focus on one sub sector should be avoided.
Clarington Energy Business Park Study
• The Park should attempt to attract both mature technologies and emerging opportunities in
the environment and energy field, e.g., IT (automated building control), biotech, advanced
materials, energy efficiency.
• Seize the opportunity to set a new standard for resource conservation, energy efficiency and
land use development.
• The Park should become a model and global showcase for efficient, sustainable energy use.
• Developers, businesses and other users should be given choices for energy, promoting
sustainability and LEED (Leadership in Energy and Environmental Design) Standards.
• Build a net-zero-energy commercial or industrial facility on the site as a demonstration.
• A systems approach to energy and the environment that "closes the loop" should be
promoted, including "smart" infrastructure and building design.
• There will be increasing opportunities in the field of engineering for processing and
manufacturing. The Park should position itself to take advantage of these emerging
opportunities.
• There should be a focus on Canadian technology in the park, e.g., the Park could include a
CANDU education centre.
• The Park must forge strong partnerships, similar to the ones forged by the Hydrogen Village
initiative.
Breakout sessions: Distilling the Vision and Identifying Action Items
The participants were then divided into two groups and assigned the following objectives:
• Identify the top 5 initiatives that will make the Clarington Energy Park successful.
• Describe your vision of the Clarington Energy Business Park—which of the four conceptual
options makes the most sense?
• Identify actions that will facilitate development of the Business Park.
• Describe how you or your company can play a role in achieving the vision.
Group 1 (Red badges)
Observations:
• There may be an opportunity to accommodate highly specialized manufacturing (e.g., fuel
rods), but most large-scale manufacturing will go off-shore.
• The park should tie into and drive the cycle of research-demonstration-commercialization.
• There are opportunities for localized production of new bio-fuels.
• Seek other linkage opportunities in the Region related to energy production/generation and
conservation.
Clarington Energy Business Park Study
• There is a need for Energy and Environmental policy development that drives standards and
the need for technology that is commercially viable.
• Need to identify key manufacturers and research entities and their supply chains to promote
synergies.
• A critical mass of high-end employers in the Park will require high-end places to live and
cultural amenities.
• For research and demonstration, the park could offer a multi-fuel distribution facility.
Vision:
An Integrated Energy and Environment Park that:
- has a global focus;
- is technology driven;
- has a research component and strong links to UOIT;
- demonstrates best practices in energy and environment;
- provides access to research and testing;
- provides access to incentives;
- promotes synergies among users and with outside partners;
- contains shared testing facilities;
- accommodates niche-market manufacturing.
Key actions:
1. Seek funding for an energy-related Research Chair at UOIT.
2. Promote UOIT as an Energy Centre of Excellence in the Province.
3. Establish an entity (corporate/non-profit) whose mandate would be centralized marketing,
promotion and administration of the park and its future tenants. This entity would seek
venture and corporate financing to develop the park and identify financial support for
research targeted at energy technologies.
4. Establish a networking group to further the energy cluster and the park, drawing from the
Visioning Workshop participants. This networking group would meet regularly to focus on
and pursue the next steps necessary to create the park.
Group 2 (Green badges)
Observations:
• Must link the Business Park's vision and branding to that of the Municipality, Region and
UOIT.
Clarington Energy Business Park Study
• The park should become a showcase for energy efficiency technologies, design concepts,
and education (e.g., international training centre for energy efficiency) in order to increase
awareness and showcase innovative solutions.
• An anchor tenant and champion(s) is essential.
• Important to identify key targets and stakeholders—who are we marketing to? Who will be
allowed to locate here? A truly unique park may require tenancy restrictions.
• The concept of demonstration should also include training.
• Synergy between different sectors needs to be identified and fostered. When seeking
"synergistic" tenants, think beyond the energy and environment sectors—new technologies
can come from anywhere.
• Essential to look at the "integration" aspects of potential solutions not just the individual
components such as production, construction, storage and distribution.
• There may be opportunities with respect to advanced manufacturing in the energy sector,
along the lines of GM's Beacon program.
• Think long-long-term—the park should have 5,10, 20 and 50 year objectives.
• Residential and infrastructure growth in the region provides a huge market for the
application of new energy technologies.
• The park could provide office and manufacturing support to research at UOIT and OPG.
• Businesses that are high energy users or are seeking alternative energy supplies should be
part of the target market for the park.
• Appeared to be an emphasis on demonstration—a real-time, real-world laboratory for
testing, monitoring and showcasing the effectiveness of technologies and programs for
energy efficiency and sustainability.
• Several challenges/obstacles need to be overcome: ownership of land; attracting small and
medium-sized manufacturers; developing incentives to attract business; establishing realistic
tenant selection criteria, etc.
• Could engage developers through an innovative competition.
Vision:
An Integrated Business, Research and Demonstration Park whose activities will catalyze the
development and application of state-of-the-art environment and energy technologies, in turn
driving competitiveness and supporting sustainable development.
Key actions:
1. Collaborate with Durham and UOIT on developing and promoting a brand for the park, key
marketing messages and business plan (value proposition).
Clarington Energy Business Park Study
2. Address ownership issue of the land as soon as possible.
3. Identify short, medium and long-term goals for the park.
4. Identify and pursue potential anchor tenants and champions, such as a major research-
oriented institution or business, several local businesses to move the process forward,
potential funding sources, and other key partners such as provincial and federal
governments.
5. Establish and promote UOIT as a Centre of Excellence in energy.
6. Identify, pursue and promote a package of incentives for developers and tenants of the
parks that may include:
- unlimited energy
- pre-built, high-quality infrastructure
- access to research and other funding sources
Clarington Energy Business Park Study
Appendix D:
Analysis of Energy Park Concepts
1. Targeted Energy Sector Park
Concept
• Companies targeted would be defined by a set of specific criteria —
this could be on a sector basis (e.g. renewable energy companies
only) or a class of business (e.g. generation only)
• Companies could include manufacturing facilities, distribution
centres and research and development facilities. All focused around
a particular sector or sub - sector.
• Interpretative centre focused on educating people about the energy
sector
Advantages
• Companies would generally have a common goal — for example the
generation of clean energy.
• Potential to share common research and development facilities.
• Cross - fertilization of labour, expertise
• Possible strong linkage with UOIT depending on sector selected.
• High profile, particularly if the sub - sector was a high - priority issue,
such as waste or energy generation.
Challenges
• Difficulty in attracting only companies that provide a service or technology within a defined
sub - sector.
• Many sub - sectors, such as renewable energy, consist of small /medium -sized enterprises
(SMEs), which may not be able to fill the site in its entirety.
• Long -term sustainability of such an option is questionable, as diversification across industry
sectors is minimal.
Clarington Energy Business Park Study
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2. Energy Research & Demonstration Park
Concept
• A hub of R&D and the demonstration of emerging technologies in °°r, ""
one or more sub-sectors within the energy sector. y
• Facilities would include state-of-the-art laboratory and testing ;� -�
facilities, with strong linkages to UOIT and other institutions doingA
research in the energy field, such as Queen's, Waterloo, UofT and
St. Lawrence College.
Advantages
?? Fill a void in Canada for a state-of-the-art R&D facility in the energy
field.
?? Builds on the infrastructure being developed by UOIT. M
?? Could act as a central hub of scientific research and demonstration u� 2 '
which brings together leading experts and integrates on-going ti'�°; ';� ' '
activity in the energy field
?? May attract larger corporate and government investment, particularly
at the Federal Government level (e.g. TEAM and SDTC).
e�.dtzun�a,
Challenges �� asar
u��ctinga
?? Competing interests with other organizations, in particular university campuses. ,
?? May counter what UOIT is attempting to do in their facility, although there may be an
opportunity to act as a bridge. �e' `
?? Limited funds to promote a centralized site and geographically it may be difficult to attempt
to centralize all facilities or similar research activities across Canada in one area. It may be
more advantageous to pick a particular sub-sector and concentrate in this area.
?? May be seen as competition with other government institutions, such as NRC and/or
Environment Canada's Ottawa Labs.
Clarington Energy Business Park Study
3. Energy Manufacturing Park
Concept
• Companies targeted would be looking to relocate or expand existing -
manufacturing capabilities
• Would target those firms manufacturing energy technologies across x; • ,. , _ �
the entire sector =- ~� '
• Look for synergistic opportunities between firms (e.g. byproduct °
synergy, co-generation) ''
Advantages = "
• Good economic return for the community.
k, J
• Creation of both management and skilled labour jobs—thus a good
outlet for UOIT students. ;
• Good synergy with surrounding manufacturing and energy-type ,. 4
facilities, such as OPG and GM. - +'
• Meets a demand for rapidly emerging `energy' manufacturing '
capacity (e.g. SMART meters, wind turbines)
Challenges
• Difficulty in attracting only companies that manufacture "energy" products — small base of " y �
companies and lots of competition
• Not necessarily creating a high profile site that can act as a hub for the Region's Energy,
Cluster
• Limited opportunity to leverage outside R&D investment for emerging technologies ai
• Plants may be highly automated = lower number of highly skilled jobs than expected
Clarington Energy Business Park Study
4. Integrated En2 Park
Concept
• This would be a multi- faceted, integrated energy and environment
park that would look to attract all kinds of different energy and
environment companies
• Activities would include research laboratories, testing facilities,
demonstration sites for emerging En2 solutions, manufacturers and
distributors of commercialized technologies and possibly centralize
interpretative centre
• High priority issues would be targeted — most importantly energy and
waste, but a variety of connected /synergistic technologies and
service companies would also be attracted
• Look for synergistic opportunities between firms (e.g. byproduct
synergy, co- generation)
Advantages
• Greatest opportunity to attract business, given the breath of different
industries that could be located in the park — meets demand on
several fronts for rapidly emerging En2" sector --
• Diversity of companies would protect site from a short -term or long -term in policy or market
changes
• Good economic return, creation of a mix of highly skilled jobs — great outlet for UOIT
• Potential to share common facilities and services (R &D, testing, etc), labour, expertise
• Higher potential to develop mutually beneficial opportunities and formulate strong external
linkages (e.g. UOIT)
• High profile, central hub for Durham cluster, and offers potential for leveraging investment
Challenges
• Developing centralized facilities that would benefit all those located in the facility
• Given the wide range of needs (infrastructure, markets, skills), creating synergies between
companies that might develop, manufacture and provide a broad range of products /services
might be difficult
• Broad range of facility and infrastructure needs may also be a design challenge
Clarington Energy Business Park Study
Indus^.ai
®uadngL
IWIdIrgil
CCratm MOV
. fr' ddl .
"The development or redevelopment of lands within the Clarington Energy Business
Park shall proceed on the basis of full municipal water and wastewater services."
3. By amending Map A2 Land Use to adjust the boundaries of the Prestige Employment
Area and Light Industrial Area as shown in Exhibit A.
4. By amending Map B2 Transportation to adjust the road classifications and alignments
within the South Courtice Employment Lands as shown in Exhibit A.
Clarington Energy Business Park Study
Appendix F:
Draft Zoning By-law
Corporation of the Municipality of Clarington
By-law No. 2004-XXX
being a By-law to amend Zoning By-law 84-63, as amended, as it applies to certain lands in
Courtice between Courtice Road and Solina Road, south of Highway 401
WHEREAS, Report#PSD-XXX respecting the Clarington Energy Business Park Study was
received by Council's General Purpose and Administration Committee at its meeting on [date];
AND WHEREAS, in the Study the Municipality's consultants, Urban Strategies Inc., Gartner Lee
Limited, The Delphi Group and Totten Sims Hubicki Associates, recommended that the
Municipality take certain actions to implement the Study, including adoption of amendments to
the Municipality of Clarington Official Plan and the passing of amendments to Zoning By-law 84-
63, as amended;
AND WHEREAS, by the passing of By-law 2004-XXX, Council adopted Amendment No. XX to
the Municipality of Clarington Official Plan,
NOW THEREFORE, the Council of the Corporation of the Municipality of Clarington enacts as
follows:
1. By-law 84-63, as amended, is amended by amending the map contained in Schedule `1'
of the aforesaid By-law 84-63 by deleting the zone boundaries and symbols applicable to
the lands identified as the "Lands to Which This By-law Applies" on the map contained in
Schedule `A' attached to and forming part of this By-law, and by replacing them with the
zone boundaries and symbols shown on the map contained in Schedule `A' attached to
this By-law.
2. By-law 84-63, as amended, is further amended by adding a new Section 22B as follows:
Clarington Energy Business Park Study
iii) Interior Side Yard 3 metres
iv) Rear Yard 7.5 metres
C. Landscaped Open Space
i) Landscape open space shall cover a minimum of 10 percent of
the lot.
ii) A minimum of 50% of the front yard shall be landscaped open
space.
iii) Exterior side yards shall include a landscaped strip at least 1.5
metres wide except where such area is occupied by a driveway or
walkway.
d. Performance Standards
No use shall be permitted in the MO Zone that produces noise, odour,
glare and/or heat, electromagnetic emissions or vibrations which can be
detected beyond the limits of the lot upon which such use is located.
e. Outside Storage
Save and except parking, all permitted uses and other operations
incidental thereto, including storage, shall be carried on within the
confines of a building.
f. Planting Strip Requirement
Where the interior side or rear lot line abuts a residential zone, a planting
strip shall be provided along such lot line in accordance with the
requirements of Section 3.16 of this By-law.
g. Development Standards
i) The main entrance to buildings shall be visible and accessible
from an adjacent road.
Clarington Energy Business Park Study
ii) Parking areas shall be located at the rear and/or side of buildings
and shall not be permitted between the main building on a lot and
any property line abutting a public road.
iii) Notwithstanding the foregoing parking requirement, a maximum of
10 visitor parking spaces is permitted in front of a building.
iv) Loading and garbage areas shall be located at the rear of
buildings.
V) Rooftop mechanical units shall be screened from views from
public roads with materials consistent with the design of the
building.
vi) Rooftop signage is only permitted if it is incorporated into the
design of a mechanical penthouse.
vii) Stormwater management techniques shall be incorporated into
the design of buildings and the landscape.
viii) A minimum of 50% of the fagade of any building fronting a public
road shall be glazed."
22B.3 SPECIAL EXCEPTIONS — INDUSTRIAL-OFFICE (MO) ZONE
22B.3.1 INDUSTRIAL-OFFICE EXCEPTION (MO-1) ZONE
Notwithstanding Section 228.1, those lands zoned MO-1 on the Schedules to
this By-law may only be used for the following uses:
i) a business office;
ii) a research laboratory;
iii) a college or university;
iv) a commercial or technical school within a wholly enclosed building
or structure;
V) an eating establishment;
vi) a bank or financial office;
vii) a fitness centre;
viii) a hotel;
ix) a convention centre; and
X) a day care centre.
Clarington Energy Business Park Study
3. By -law 84 -63, as amended, is further amended by adding a new Section 23.3.10 as
follows:
"23.3.10 LIGHT INDUSTRIAL EXCEPTION (M1 -10) ZONE
Notwithstanding Section 23.1, those lands zoned M1 -10 on the Schedules to this
By -law may only be used for the following uses:
i) a business office provided such use is accessory and incidental to
a permitted use otherwise specified herein;
ii) a research laboratory;
iii) data processing;
iv) a commercial or technical school;
V) a light industry within a wholly enclosed building or structure;
vi) an assembly, manufacturing, fabricating or processing plant within
a wholly enclosed building or structure;
vii) a printing or publishing establishment; and
viii) a warehouse for the storage for the storage of goods and
materials within a wholly enclosed building or structure.
Notwithstanding Section 23.2, the following provisions shall apply to those lands
zone M1 -10 on the Schedules to this By -law:
a. Lot Frontage (minimum) 50 metres
b. Yard Requirements
i) Minimum and Maximum Front Yard 6 metres
ii) Minimum Exterior Side Yard 7.5 metres
iii) Minimum Interior Side Yard 3 metres
iv) Minimum Rear Yard 7.5 metres
C. Landscaped Open Space
i) Landscape open space shall cover a minimum of 10 percent of
the lot.
Clarington Energy Business Park Study
ii) A minimum of 50% of the front yard shall be landscaped open
space.
iii) Exterior side yards shall include a landscaped strip at least 1.5
metres wide except where such area is occupied by a driveway or
walkway.
d. Performance Standards
No use shall be permitted in the M1-10 Zone that produces noise, odour,
glare and/or heat, electromagnetic emissions or vibrations which can be
detected beyond the limits of the lot upon which such use is located.
e. Outside Storage
Outside storage of goods and materials shall be permitted provided:
i) such outside storage is located in a rear yard not closer than 1.2
metres to a rear or interior side lot line and 5 metres to a public
street;
ii) such outside storage does not cover in excess of 25% of the total
lot area;
iii) the goods and/or materials being stored outside do not exceed 3
metres in height; and
iv) such outside storage is screened from adjacent public streets with
a masonry wall or with landscaping and a wood or metal fence.
f. Development Standards
i) The main entrance to buildings shall be visible and accessible
from an adjacent road.
ii) Parking areas shall be located at the rear and/or side of buildings
and shall not be permitted between the main building on a lot and
any property line abutting a public road.
iii) Notwithstanding the foregoing parking requirement, a maximum of
10 visitor parking spaces is permitted in front of a building.
iv) Loading and garbage areas shall be located at the rear of
buildings.
Clarington Energy Business Park Study
Appendix E:
Draft Official Plan Amendment
Purpose
The purpose of this Amendment is to implement the recommendations of the Clarington Energy
Business Park Study.
Basis
On [date], Council of the Municipality of Clarington gave approval to commence with a review of
the South Courtice Employment Lands to determine the feasibility of and appropriate planning
framework for developing an energy business park on the lands. Interim Control By-law 2003-
XX was passed to allow time for the study to be completed and its recommendations considered
by Council. Urban Strategies Inc., Gartner Lee Limited, The Delphi Group and Totten Sims
Hubicki Associates were retained to lead the study. They worked closely with a project steering
committee that included Municipal staff and representatives from Durham Region, the
Clarington Board of Trade and the University of Ontario Institute of Technology. Affected
landowners and potential stakeholders were consulted, and a public information session was
held in [month] 2005. This Amendment is based on public consultation and the study team's
analysis, which is summarized in the report entitled Clarington Energy Business Park Study,
dated March 2005.
Actual Amendment
The Clarington Official Plan is amended as follows:
1. By adding a new Section 7.3.8 as follows:
"The Municipality recognizes the important role of the energy and environment sectors in
the local economy and will, in cooperation with other governments, institutions and
businesses, promote development of the Clarington Energy Business Park."
2. By adding a new Section 11.3.3 as follows:
Clarington Energy Business Park Study
"The development or redevelopment of lands within the Clarington Energy Business
Park shall proceed on the basis of full municipal water and wastewater services."
3. By amending Map A2 Land Use to adjust the boundaries of the Prestige Employment
Area and Light Industrial Area as shown in Exhibit A.
4. By amending Map B2 Transportation to adjust the road classifications and alignments
within the South Courtice Employment Lands as shown in Exhibit A.
Clarington Energy Business Park Study
Appendix F:
Draft Zoning By-law
Corporation of the Municipality of Clarington
By-law No. 2004-XXX
being a By-law to amend Zoning By-law 84-63, as amended, as it applies to certain lands in
Courtice between Courtice Road and Solina Road, south of Highway 401
WHEREAS, Report#PSD-XXX respecting the Clarington Energy Business Park Study was
received by Council's General Purpose and Administration Committee at its meeting on [date];
AND WHEREAS, in the Study the Municipality's consultants, Urban Strategies Inc., Gartner Lee
Limited, The Delphi Group and Totten Sims Hubicki Associates, recommended that the
Municipality take certain actions to implement the Study, including adoption of amendments to
the Municipality of Clarington Official Plan and the passing of amendments to Zoning By-law 84-
63, as amended;
AND WHEREAS, by the passing of By-law 2004-XXX, Council adopted Amendment No. XX to
the Municipality of Clarington Official Plan,
NOW THEREFORE, the Council of the Corporation of the Municipality of Clarington enacts as
follows:
1. By-law 84-63, as amended, is amended by amending the map contained in Schedule `1'
of the aforesaid By-law 84-63 by deleting the zone boundaries and symbols applicable to
the lands identified as the "Lands to Which This By-law Applies" on the map contained in
Schedule `A' attached to and forming part of this By-law, and by replacing them with the
zone boundaries and symbols shown on the map contained in Schedule `A' attached to
this By-law.
2. By-law 84-63, as amended, is further amended by adding a new Section 22B as follows:
Clarington Energy Business Park Study
iii) Interior Side Yard 3 metres
iv) Rear Yard 7.5 metres
C. Landscaped Open Space
i) Landscape open space shall cover a minimum of 10 percent of
the lot.
ii) A minimum of 50% of the front yard shall be landscaped open
space.
iii) Exterior side yards shall include a landscaped strip at least 1.5
metres wide except where such area is occupied by a driveway or
walkway.
d. Performance Standards
No use shall be permitted in the MO Zone that produces noise, odour,
glare and/or heat, electromagnetic emissions or vibrations which can be
detected beyond the limits of the lot upon which such use is located.
e. Outside Storage
Save and except parking, all permitted uses and other operations
incidental thereto, including storage, shall be carried on within the
confines of a building.
f. Planting Strip Requirement
Where the interior side or rear lot line abuts a residential zone, a planting
strip shall be provided along such lot line in accordance with the
requirements of Section 3.16 of this By-law.
g. Development Standards
i) The main entrance to buildings shall be visible and accessible
from an adjacent road.
Clarington Energy Business Park Study
ii) Parking areas shall be located at the rear and/or side of buildings
and shall not be permitted between the main building on a lot and
any property line abutting a public road.
iii) Notwithstanding the foregoing parking requirement, a maximum of
10 visitor parking spaces is permitted in front of a building.
iv) Loading and garbage areas shall be located at the rear of
buildings.
V) Rooftop mechanical units shall be screened from views from
public roads with materials consistent with the design of the
building.
vi) Rooftop signage is only permitted if it is incorporated into the
design of a mechanical penthouse.
vii) Stormwater management techniques shall be incorporated into
the design of buildings and the landscape.
viii) A minimum of 50% of the fagade of any building fronting a public
road shall be glazed."
228.3 SPECIAL EXCEPTIONS — INDUSTRIAL-OFFICE (MO) ZONE
22B.3.1 INDUSTRIAL-OFFICE EXCEPTION (MO-1) ZONE
Notwithstanding Section 22B.1, those lands zoned MO-1 on the Schedules to
this By-law may only be used for the following uses:
i) a business office;
ii) a research laboratory;
iii) a college or university;
iv) a commercial or technical school within a wholly enclosed building
or structure;
V) an eating establishment;
vi) a bank or financial office;
vii) a fitness centre;
viii) a hotel;
ix) a convention centre; and
X) a day care centre.
Clarington Energy Business Park Study
3. By-law 84-63, as amended, is further amended by adding a new Section 23.3.10 as
follows:
"23.3.10 LIGHT INDUSTRIAL EXCEPTION (M1-10) ZONE
Notwithstanding Section 23.1, those lands zoned M1-10 on the Schedules to this
By-law may only be used for the following uses:
i) a business office provided such use is accessory and incidental to
a permitted use otherwise specified herein;
ii) a research laboratory;
iii) data processing;
iv) a commercial or technical school;
V) a light industry within a wholly enclosed building or structure;
vi) an assembly, manufacturing, fabricating or processing plant within
a wholly enclosed building or structure;
vii) a printing or publishing establishment; and
viii) a warehouse for the storage for the storage of goods and
materials within a wholly enclosed building or structure.
Notwithstanding Section 23.2, the following provisions shall apply to those lands
zone M1-10 on the Schedules to this By-law:
a. Lot Frontage (minimum) 50 metres
b. Yard Requirements
i) Minimum and Maximum Front Yard 6 metres
ii) Minimum Exterior Side Yard 7.5 metres
iii) Minimum Interior Side Yard 3 metres
iv) Minimum Rear Yard 7.5 metres
C. Landscaped Open Space
i) Landscape open space shall cover a minimum of 10 percent of
the lot.
Clarington Energy Business Park Study
ii) A minimum of 50% of the front yard shall be landscaped open
space.
iii) Exterior side yards shall include a landscaped strip at least 1.5
metres wide except where such area is occupied by a driveway or
walkway.
d. Performance Standards
No use shall be permitted in the M1-10 Zone that produces noise, odour,
glare and/or heat, electromagnetic emissions or vibrations which can be
detected beyond the limits of the lot upon which such use is located.
e. Outside Storage
Outside storage of goods and materials shall be permitted provided:
i) such outside storage is located in a rear yard not closer than 1.2
metres to a rear or interior side lot line and 5 metres to a public
street;
ii) such outside storage does not cover in excess of 25% of the total
lot area;
iii) the goods and/or materials being stored outside do not exceed 3
metres in height; and
iv) such outside storage is screened from adjacent public streets with
a masonry wall or with landscaping and a wood or metal fence.
f. Development Standards
i) The main entrance to buildings shall be visible and accessible
from an adjacent road.
ii) Parking areas shall be located at the rear and/or side of buildings
and shall not be permitted between the main building on a lot and
any property line abutting a public road.
iii) Notwithstanding the foregoing parking requirement, a maximum of
10 visitor parking spaces is permitted in front of a building.
iv) Loading and garbage areas shall be located at the rear of
buildings.
Clarington Energy Business Park Study
V) Rooftop mechanical units shall be screened from views from
public roads with materials consistent with the design of the
building.
vi) Rooftop signage is only permitted if it is incorporated into the
design of a mechanical penthouse.
vii) Stormwater management techniques shall be incorporated into
the design of buildings and the landscape."
4. If a Court of competent jurisdiction declares any provision, or any part of any provision of
this By-law to be invalid or to be of no force and effect, it is the intention of the Council in
enacting this By-law that each and every other provision and part of a provision of it,
shall remain in full force and effect.
BY-LAW read a first time this day of 2005
BY-LAW read a second time this day of 2005
BY-LAW read a third time and finally passed this day of 2005
John Mutton, Mayor
Patti L. Barrie, Municipal Clerk
Clarington Energy Business Park Study