HomeMy WebLinkAboutPSD-013-13 Clarbgton REPORT
PLANNING SERVICES DEPARTMENT
PUBLIC MEETING
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: February 25, 2013 Resolution#: �1 -1° -13 By-law#:
Report#: PSD-013-13 File#: COPA2012-0003 & ZBA2012-0007
Subject: APPLICATIONS FOR AN OFFICIAL PLAN AMENDMENT AND REZONING TO
PERMIT THE DEVELOPMENT OF A 155 SUITE, 5 STOREY RETIREMENT
RESIDENCE AND A 104 UNIT, 7 STOREY SENIOR'S APARTMENT
APPLICANT: THE FORREST GROUP
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-013-13 be received;
2. THAT the applications to amend the Clarington Official Plan and Zoning By-law 84-63
submitted by the Forrest Group to permit the development of a 155 Suite, 5 Storey
Retirement Residence and a 104 Unit, 7 Storey Senior's Apartment continue to be
processed and that a subsequent report be prepared; and
3. THAT all interested parties listed in Report PSD-013-13 and any delegations be advised
of Council's decision.
' f
Submitted by: Reviewed by: `"`
Davi J. Cr me, MCIP, RPP Franklin Wu,
Director of Planning Services Chief Administrative Officer
TW/CP/df
20 February 2013
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T 905-623-3379
REPORT NO.: PSD- 013 -13
1. APPLICATION DETAILS
1.1 Applicant: Forrest Group
1.2 Owner: 2278196 Ontario Inc.
1.3 Proposal: Clarington Official Plan Amendment
PAGE 2
• Amend Map H2 by changing the population of the East Town
Centre Neighbourhood from 3100 to 3570.
• Amend Table 9 -2 by revising the housing target of the East Town
Centre Neighbourhood as follows:
i) Increasing the high density units from 225 to 485; and
ii) Amend all corresponding totals.
• Amend Map A "Land Use Downtown Bowmanville East Town
Centre Secondary Plan" by deleting the "Community Facility"
designation and replacing it with a "High Density Residential"
designation at the southwest corner of Queen Street and Queen
Avenue.
• Adding a new sub - section to the High Density Residential policies of
the Bowmanville East Town Centre Secondary Plan that would
permit a maximum height of seven storeys and a maximum density
of 185 units per net residential hectare, specific to 105 Queen
Street.
Zoning By -law Amendment
Appropriate zones to permit the development of a 155 suite, five
storey retirement residence; and a 104 unit, seven storey senior's
apartment building.
1.4 Area: 2.02 ha
1.5 Location: The subject lands are located at 105 Queen Street in Bowmanville. It is
located on the southwest corner of Queen Street and Queen Avenue. The
site is the former Bowmanville Senior Public School site (Attachment 1).
2. BACKGROUND
2.1 On April 2, 2012, the Forrest Group submitted applications to amend the Official Plan
and Zoning By -law 84 -63 to permit the development of a five storey, 155 suite
retirement home and a seven storey, 104 unit seniors apartment building. The
applications were deemed incomplete at that time because a Land Use Compatibility
Assessment had not been submitted and the Noise Attenuation Report was not
complete. Digital copies of all submissions, and minor edits to the proposed Official
Plan Amendment were also required.
REPORT NO.: PSD- 013 -13
3.2 The surrounding uses are as follows:
North - Commercial
South - A single detached dwelling, Bowmanville Creek and associated
valleylands
East - Residential and Industrial (Veyance Technologies, formerly
Goodyear)
West - Residential and Parkland (Rotary Park)
4. PROVINCIAL POLICY
4.1 Provincial Policy Statement
4.1.1 The Provincial Policy Statement encourages planning authorities to create healthy
liveable and safe communities by accommodating an appropriate range and mix of
residential, employment, recreational and open space uses to meet long term needs.
4.1.2 Settlement areas are the focus of growth, intensification and redevelopment.
Appropriate development standards should be promoted which facilitate
intensification, redevelopment and compact form, while maintaining appropriate levels
of public health and safety.
4.1.3 The Housing Policies state that Planning authorities are required to provide for an
appropriate range of housing types and densities required to meet the projected
requirements of current and future residents of the regional market area. All forms of
housing required to meet the social, health and well -being requirements, including
special needs requirements are to be permitted and facilitated.
4.1.4 The use of existing infrastructure and public service facilities should be optimized
wherever feasible. Intensification and redevelopment within settlement areas on
existing municipal sewage services and municipal water services should be promoted,
wherever feasible.
4.1.5 Natural heritage features and areas are to be protected for the long term.
Development and site alteration shall not be permitted within or adjacent to significant
woodlands and valleylands unless it has been demonstrated that there will be no
negative impacts on the natural features or their ecological functions. Development
and site alteration in a fish habitat is not permitted except in accordance with provincial
and federal requirements.
4.1.6 Planning authorities can implement necessary restrictions on development and site
alteration to protect, improve or restore vulnerable surface and ground water, sensitive
surface water features and sensitive groundwater features and their hydrologic
functions. Stormwater management practices which minimize stormwater volumes
and contaminant loads, and maintain or increase the extent of vegetative and pervious
surfaces are encouraged.
REPORT NO.: PSD- 013 -13
PAGE 3
2.2 The applicant subsequently proposed changes to their proposal in regards to directing
stormwater from the site to Bowmanville Creek. This change required the submission
of an Environmental Impact Study and Functional Servicing Report to complete the
application.
2.3 All outstanding items were received on December 20, 2012 and the applications were
deemed complete on January 9, 2013.
2.4 The following studies were submitted in support of the application.
• Planning Justification Report
• D- 6 Guideline Evaluation
• Land Use Compatibility Assessment (Dust and Odour)
• Phase 2 Environmental Site Assessment
• Environmental Impact Study
• Hazard Line Analysis
• Shadow Study
• Noise Study
• Traffic Impact Study
• Functional Servicing Report
These studies are currently under review and will be summarized in a subsequent
report.
3. LAND CHARACTERISTICS AND SURROUNDING USES
3.1 The subject site houses the former Bowmanville Senior Public School which closed in
2007.
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ZBA 2012 -0007
I COPA 2012 -0003
REPORT NO.: PSD- 013 -13
PAGE 5
4.1.7 Development shall generally be directed to areas outside of hazardous lands adjacent
to rivers which are impacted by flooding and /or erosion hazards.
4.2 Provincial Growth Plan
4.2.1 The Provincial Growth Plan encourages municipalities to manage growth by directing
population growth to settlement areas. Increasing intensification of the existing built -
up area, with a focus on greyfields is encouraged. Concentrating new development in
these areas provides a focus for transit and infrastructure investments to support
future growth.
4.2.2 Towns are encouraged to develop as complete communities with a diverse mix of land
uses, a range and mix of employment and housing types, high quality public open
space and easy access to local stores and services.
4.2.3 Intensification corridors will be designated in official plans and planned to achieve
increased residential and employment densities that support and ensure the viability of
existing and planned transit service levels; and a mix of residential, office, institutional,
and commercial development wherever appropriate.
5. OFFICIAL PLANS
5.1 Durham Regional Official Plan
The subject lands are within the Regional Centre designation of the Durham Regional
Official Plan. Regional Centres are intended to be planned and developed as the main
concentrations of urban activities, providing a fully integrated array of institutional,
commercial, major retail, residential, recreational, cultural, entertainment and major
office uses. Generally, Regional Centres shall function as places of symbolic and
physical interest for the residents, and shall provide identity to the area municipalities
within which they are located.
An overall, long -term density target of at least 75 residential units per gross hectare and
a floor space index of 2.5 shall be supported. The built form should be an appropriate
mix of high -rise and mid -rise development. It should be noted that the floor space index
requirement is for the entire Regional Centre, not a site specific requirement.
5.2 Clarington Official Plan
The Clarington Official Plan designates the subject lands as Town Centre. Within the
Bowmanville East Town Centre Secondary Plan the subject lands are designated
Community Facility and Environmental Protection Area.
Town Centres are to be developed as the main concentration of urban activity in the
community, providing a fully integrated array of retail and personal service, office,
residential, cultural, community, recreational and institutional uses. It will function as the
focal point of culture, art, entertainment and civic gathering, be places of symbolic and
physical interest for residents, and foster a sense of local identity.
REPORT NO.: PSD- 013 -13
PAGE 6
A goal of the Bowmanville East Town Centre Secondary Plan is to provide for ongoing
redevelopment in the Downtown with emphasis on increased densities, heritage
preservation and quality urban design. The maximum height is six storeys and the floor
space index shall not exceed 1.5.
Urban design policies for Town Centres require buildings sited near the street with
direct access to the public sidewalk. Buildings are to be designed to:
• recognize the historic context of the neighbourhood;
• provide main entrances that are visible and directly accessible to the public sidewalk
of the main street;
• enhance the built environment with attention to massing, building articulation;
• architectural detail, the use of local materials and styles;
• provide transitions to lower density;
• provide for adequate light and privacy for existing and proposed developments;
and
• minimize shadow and wind impacts.
Environmental Protection Areas are recognized as the most significant components of
the Municipality's natural environment. As such, these areas and their ecological
functions are to be preserved and protected from the effects of human activity. The
precise limits of these areas are to be determined in consultation with the Conservation
Authority. The property is adjacent the Bowmanville Creek and contains significant
valleylands and woodlands. An Environmental Impact Study is to be undertaken for
development applications in accordance with the Natural Environment and Resource
Management policies of the Official Plan.
Queen Street is identified as a Collector Road which is designed to move moderate
volumes of traffic over short distances within a particular area of the Municipality. The
primary function is to collect and distribute traffic among local roads, collector roads,
arterial roads and major traffic generators.
6. ZONING BY -LAW
6.1 Within the Comprehensive Zoning By- law 84- 63, as amended, the lands are zoned
"Urban Residential Type One (R1) ". A zoning by- law amendment will be required in
order to implement the proposed development.
7. PUBLIC NOTICE AND SUBMISSIONS
7.1 Public notice was given by mail to each landowner within 120 metres of the subject
property and a public meeting notice was installed on the property in the centre of each
street frontage.
7.2 At the time of the writing of this report, two residents contacted the Planning Services
Department to identify the following concerns:
REPORT NO.: PSD- 013 -13
PAGE 7
A resident recently moved to the area and was expecting Queen Avenue to be a
quiet dead end street. The resident is concerned with an increase in traffic on
Queen Avenue from the proposal;
Owner of the residential property to the south is concerned that the proposed
development will add to existing drainage problems; and
The height of the development at the south end will appear as nine stories to the
existing dwelling to the south. The dwelling is at a lower elevation than the
proposed buildings.
7.3 A resident immediately to the west of the development advised Planning staff that they
felt the proposed development would blend in with historical Bowmanville and the
gardens and landscaped grounds would compliment the area. Additional housing for
the aging adult could benefit the downtown businesses as well as providing new jobs.
Quiet well mannered residents are always good neighbours.
8. AGENCY COMMENTS
8.1 The application has been circulated to the appropriate agencies for comment.
Comments remain outstanding from the circulated agencies.
9. DEPARTMENTAL COMMENTS
9.1 Clarington Emergency and Fire Services, Clarington Building Division and Clarington
Operations had no concerns with the proposed land use. Detailed comments regarding
site design will be provided to the applicant for consideration in preparation of a future
site plan application.
9.2 Engineering Services
The Engineering Services Department cannot support the application as submitted.
Prior to final approval of the Official Plan Amendment and rezoning, the applicant must
satisfy the Engineering Services Department with respect to the following matters:
Stormwater Management
The applicant proposes a stormwater management plan which has not fully
addressed the _necessary stormwater management _requirements. The stormwater
management, as proposed, will require further discussion among the Municipality,
CLOCA and the applicant. The final plan will be subject to the approval of the
Director of Engineering Services and CLOCA.
Grading
The grading plan does not contain sufficient detail to satisfy the Engineering
Services Department, and it fails to confirm that no grading will occur in the hazard
lands. The final grading plan will be subject to the approval of the Director of
Engineering Services and CLOCA.
REPORT NO.: PSD- 013 -13
PAGE 8
• Traffic
A traffic impact study has been submitted which adequately demonstrates that there
will be no adverse impacts due to site generated traffic on the adjacent road network
system. The traffic impact study must meet the approval of the Region.
• Servicing
Storm sewer, sanitary sewer and water services are available to the site; however,
the applicant is requested to investigate service connections other than those shown
in the Functional Servicing Report. The final Servicing Plan will be subject to the
approval of the Director of Engineering Services and the Region of Durham.
9.3 Clarington Heritage Committee
The committee reviewed the preliminary proposal on May 7, 2012 and passed a
resolution which requested the developer to:
• Embrace the principles outlined in the Old Bowmanville Heritage Guidelines;
• Incorporate the architectural design features of the existing heritage structures in the
downtown core;
• Provide a facade with the appearance of a historic institutional building, similar to the
original 1890 school house;
• Massing of the building facing Queen Street be designed to complement the
perceived size of the buildings in the neighbourhood; and
• The building be constructed with materials that match the heritage structures along
the street and architectural details such as quoins and cornicing
The committee is reviewing the current submission and will be circulated detailed
design drawings through the site plan review process.
10. DISCUSSION
10.1 Conformity with regional and municipal policies will be determined upon
completion of the review of the studies submitted in support of the application by all
relevant departments and agencies.
10.2 The Engineering Services Department has provided detailed comments on the proposal
which indicates significant concerns with the Functional Servicing Report (Grading,
Stormwater Management, Site Servicing). Staff will schedule a meeting with the
applicant to discuss the concerns. Staff from the Central Lake Ontario Conservation
Authority_ will _also be- involved in the _discussion.
10.3 The Land Use Compatibility Assessment (Dust and Odour), D -6 Guideline Evaluation,
and Noise Study were submitted to address the Ministry of the Environment (MOE) D -6
Guideline "Compatibility Between Industrial Facilities and Sensitive Land Uses ". This
guideline establishes minimum separation distances between industrial facilities and
sensitive uses (residential, institutional, and recreational). The guidelines are intended
to consider emissions including noise, dust and odour generated by an industrial facility
in proximity to sensitive uses. The studies were required in recognition of the proximity
of Veyance Technologies to the proposed residential development.
REPORT NO.: PSD- 013 -13
Based on D -6 Guidelines the studies submitted consider Veyance Technologies as a
Class II Industrial Facility, which is a medium scale manufacturing facility with
occasional outputs of emissions (noise, odour and dust). Class II facilities have a
potential influence area of 300 metres in which adverse impacts may be experienced.
Based on MOE studies and historical complaint data, the Guideline recommends a
minimum separation distance of 70 metres from such a facility. The distance to be
measured from the required zone setbacks or actual building whichever is closer. The
Phase I retirement residence is approximately 90 metres from Veyance Technologies,
while the Phase II seniors apartment is approximately 32 metres. The guidelines
recognize that municipalities may want to promote redevelopment projects, infill
development and mixed uses in areas where there are established uses, and the
minimum distances cannot be achieved. In such cases, the minimum separation
distance can be reduced provided there are mitigation measures that can be
established based on an evaluation of the industrial processes and the potential for off-
site impacts on the proposed land use.
The Region of Durham is currently reviewing the Land Use Compatibility Assessment
(Dust and Odour), D -6 Guideline Evaluation, and Noise Study to determine their
acceptance.
10.4 Initially the applicant had proposed a contemporary design for the development that
incorporated a retaining wall along Queen Street, preventing direct pedestrian access to
the building from the sidewalk. Prior to the completion of the application, Clarington
Official Plan Amendment 77 was approved by Council, introducing Urban Design
policies applicable to this proposal. These are discussed in Section 5.2 of Report PSD-
013-13.
The Heritage Committee provided design comments in their May 2012 resolution which
was in keeping with the above policy direction. Staff met with the applicant in June 2012
to discuss the above and since that time the concept elevations have been modified
(see Attachment 3). The proposed concept has adopted the portico entrance with
arched opening and direct access to Queen Street. The building design has also
incorporated, arched windows and conical tower design elements from the original 1890
school house (see Attachment 4).
10.5 Although a portion of the subject lands are designated as "Environmental Protection
Area" in the Bowmanville East Town Centre Secondary Plan, the entire property is
zoned "Urban Residential Type One (R1)" in Zoning By -law 84 -63. It is appropriate to
rezone lands containing natural features and their appropriate buffer as "Environmental
Protection (EP)" through this application. The limits of this area will be determined
through the acceptance of the Environmental Impact Study, and Hazard Line Analysis by Municipality of Clarington and Central Lake Ontario Conservation Authority Staff.
The area to be zoned "Environmental Protection (EP)" should be removed from the
developable area of the site for the purpose of calculating density and floor space index.
The proposed density of 185 units per net residential hectare contained in the proposed
Official Plan Amendment (Attachment 4) may need to be revised accordingly.
REPORT NO.: PSD- 013 -13 PAGE 10
10.6 The proposed retirement residence has a maximum height of 5 storeys, while the
apartments propose to have seven. As building height is measured from the lowest
point of the grade, and the property slopes significantly to the south, the height of the
retirement residence on Queen Street will be 4 storeys, while it will be 5 storeys to the
south. The apartments will be 6 storeys at the north end and 7 storeys on the valley
side.
10.7 There is underground parking proposed for the development with access from Queen
Avenue. A total of 86 spaces will be provided for the retirement residence, exceeding
the Zoning By -law requirement by 47 spaces. A total of 208 spaces are provided for the
apartments. The applicant has not finalized the unit count breakdown for the
apartments. However, if it assumed that the proposed 104 unit development is entirely
two bedroom units, the total parking provided would exceed the Zoning By -law
requirement and the typical request of 0.25 spaces per unit for visitors parking by 52
spaces.
11. CONCURRENCE — Not Applicable
12. CONCLUSION
12.1 The purpose of this report is to provide background information on the retirement
home and seniors apartment project by the Forrest Group for the Public Meeting under
the Planning Act. Staff will continue processing the application including the
preparation of a subsequent report upon resolution of the identified issues.
CONFORMITY WITH STRATEGIC PLAN — Not Applicable
Staff Contact: Tracey Webster, Senior Planner
Attachments:
Attachment 1
Attachment 2
Attachment 3
Attachment 4
Attachment 5
Key Map
Concept Site Plan
Queen Street Elevation
Original Bowmanville Sr. Public School Building
Applicant submitted Proposed Official Plan Amendment
List of interested parties to be advised of Council's decision:
Chris Bobyk
George Vella
Keri -Ellen Walcer
Ben Arends
Ben Edery
Greg Balson
Mike and Kathy Fagan
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PROPOSED RETIREMENT COMMUNITY
Phase I Retirement Statistics:
Phase 2 Apartment Statistics:
Concept Site Plan
Unit count, - -
Unit Count:
105 Queen St. East, Bowmanville
Retirement Suites: 155
Apartment Suites: 104
Coverage:
Coverage:
26,940 SF (2,503 SM)
15,700 SF (1,459 SM)
Total Site Area: 185, 570 SF 4.26 Acres
(Not Including Sm Assumed Road Widening)
Gross Area:
Gross Area:
115,025 SF (10,686 SM)
102,577 SF (9,530 SM)
Overal coverage = 23%
Total Gross Area = 217,602 SF (20,216 SM) A T I
Parking:
Parldno:
www.forrestgroup,ca
Surface: 13 Spaces
Surface: 14 Spaces
Project number. 1526
IJIG: 73 Spaces
U/G: 194 Spaces
Total: 86 (0.55 /Suite)
Total: 208 (2 /Suite)
Scale: 1 : 600
Date: 12/17/2012 11:11:03 AM
We Merchandise Space Inc., and The Forrest Group are collectively, referred to as the Designer. This drawing, is provided by and is the property of the Designer. The Designer Is not responsible for the
accuracy of survey. The Designer retains
ownership of copyright in all drawings. You are granted a license to reproduce, distribute, exhibit or otherwise Use, said materials, which licence may be revoked for
cause, Including but not limited to, misuse
of drawings or failure to pay accounts. It is expressly understood and agreed that no action, lawsuit, or claim may be made against the employeds, officers, or directors
of We Merchandise Space Inc., and The Forrest Group for any reason whatsoever. For greater clarity the Designer shall not be liable, directly or indirectly, in any manner whatsoever by any party by reason of
the use of the drawings and materials referred to Herein.
\\SERVER-155\ FG-Land-Development\_Bowmanville(QueenSt.E.)#1526\.Design & Dr@Mngs\CADD\WMS Inc\Revit (BIM)\121106 - Site Plan\Site Plan.rvt
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TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN
PURPOSE:
The purpose of this amendment to the Municipality of Clarington Official
Plan is to re- designate the existing "Community Facility" designation with
"High Density Residential" on the lands south of Queen Street and west
of Queen Avenue; to add a special policy to the "High Density Residential
Designation" in the Bowmanville East Town Centre Secondary Plan; and
to increase the population and high density housing target for the
Bowmanville "East Town Centre" neighbourhood in the Municipality of
Clarington Official Plan.
LOCATION:
The subject site is located at the southwest corner of Queen Street and
Queen Avenue in Bowmanville, legally described as Part of Lot 12,
Concession 1, and Municipally addressed as. 105 Queen Street in the
Municipality of Clarington:
BASIS:
This amendment is based upon an Official Plan Amendment application
filed-by Forrest Group c/o We Merchandise Space Inc., which seeks to re-
designate the existing "Community Facility" portion of the subject site to
"High Density Residential" and to add a special policy to allow for an
increased maximum height of 7 storeys for apartment buildings and an
increased maximum density, of 185 units per net residential hectare for
this property.
ACTUAL
AMEDMENT:
The Municipality of Clarington Official Plan is hereby amended as follows:
1) By amending Map H2 as indicated on Exhibit "A" attached to this
amendment as follows:' changing' the population of the
Bowmanville East Town Centre from 3,100 to 3,570;
2) By amending Table 9 -2 as indicated by:
a. Adjusting the housing targets for the Bowmanville East
Town Centre Neighbourhood (N1) as follows:
i. Housing Units
High from "225" to "485"
Total from "1200" to "1460"
b. Adjusting the Total Bowmanville Housing Units ,High from
"3475" to "3735'; and,
c. Adjusting the Total Housing Units from "23,500" to
"23,760„
The appropriate lines to Table 9 -2 read as follow:
Table 9 -2
Housing Targets by Neighbourhood
Urban Area
Neighbourhoods
Housing Units
Low
Medium
High
Intensification
Total
Bowmanville East.
Town Centre
0
700
485
275
1460
Total
12900
5325
3735
1800
23760
3) By amending The Bowmanville East Town Centre Secondary Plan
as shown on Exhibit "B" attached hereto, to re- designate the
subject site from "Community Facility" to "High Density
Residential'; and,
4) By adding a new sub- section to the High Density Residential
policies of the Bowmanville East Town Centre Secondary Plan as
follows:
"8.5.4 Notwithstanding Sections 8.5.1 and 8.5.2, for the lands
designated High Density Residential on the site municipally
addressed as 105 Queen Street, the following shall apply:
a) apartment buildings, shall be permitted to have a
maximum height of 7 storeys; and,
b) a maximum development density of 185 units per
net residential hectare shall apply to the property."
IMPLEMENTATION: The provisions set forth in the Municipality of Clarington Official Plan, as
amended, regarding the interpretation of the Plan shall apply in regard to
the amendment.
INTERPRETATION: The provisions set forth in the Municipality of Clarington Official Plan, as
amended, regarding the interpretation of the Plan shall apply in regard to
the amendment.
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EXHIBIT "A"
AMENDMENT No. MUNICIPALITY OF CLARINGTON OFFICIAL PLAN
MAP 1-12; NEIGHBOURHOOD PLANNING UNITS, BOWMANVILLE URBAN AREA
1
10
1
NO GL
(6 00)
1
CONCESSION ROAD 3
a
1
9
8
KNO
� FENWI '
1
z
(535)
N (5500
z
o
i, l
I
�
�
V)
1
BR 0 HILL
W ELGIN
6
(3900)
(3900)
APPL(4750 SOM l
0
1
1
0
�
N 4
0
0
CONCESSION STREET �
2
CENTRAL
KING ST- (2000)
m
12
WEST
TOWN
EAST
OWN
VIN NT ASSEY 3
435
( )
DARLINGTON
I
CENTRE
(4300)
CENTRE
i
GREEN
(3200)
14
I
(3100)
WAVERLY
1 1
1 3
(4200)
l
WE ALE
I o
D=
1 z
(47 0)
AL
W
CDW
1
BASELINE ROAD 1
I
POPULATION FROM o1
I'
3,100 to 3,570
15 W
SPORT DARLINGTO
I
(2950)
i
MAP H2
NEIGHBOURHOOD PLANNING UNITS
BOWMANVILLE URBAN AREA
OFFICIAL PLAN
MUNICIPALITY OF CLARINGTON
-
URBAN BOUNDARY
APRIL, 2012
NEIGHBOURHOOD BOUNDARY
REFER TO SECTIONS 5 AND 9 .
(1000)
POPULATION
THIS CONSOU500 IS PROVIDED FOR CONVENIENCE ONLY _
AND REPRESENTS RNWESTED MODIFICATIONS AND APPROVALS
EXHIBIT "A"
AMENDMENT No. MUNICIPALITY OF CLARINGTON OFFICIAL PLAN
MAP 1-12; NEIGHBOURHOOD PLANNING UNITS, BOWMANVILLE URBAN AREA