HomeMy WebLinkAboutPD-21-99 DN: PD-21-99
THE CORPORATION OF THE MUNICIPALITY OF CAARINGTON
REPORT
Meeting: General Purpose and Administration Committee File #
Date: Monday, March 1, 1999 Res. #C, PO - 't j- 9`l.
Report#: PD-21-99 FILE #: PLN 31.6.1 By-law
Subject: URBAN DESIGN GUIDELINES FOR THE BOWMANVILLE WEST
MAIN CENTRAL AREA AND THE BOWMANVILLE WEST GATEWAY
PART LOTS 15 TO 17, CONCESSIONS 1 & 2, FORMER TWP. OF
DARLINGTON
FILE NO.: PLN 31.6.1
Recommendations:
It is respectfully recommended that the General Purpose and Administration
Committee recommend to Council the following:
1. THAT Report PD-21-99 be received;
2. THAT the document "A Framework for Development: Urban Design Principles
and Guidelines for the Bowmanville West Main Central Area and the West
Bowmanville Gateway" as prepared by Urban Strategies Inc. be received;
3. THAT Staff be authorized FORTHWITH to hold a Public Meeting to consider
an amendment to the Clarington Official Plan as proposed in Attachment#3;
5. THAT the interested parties listed in this report and any delegation be advised
of Council's decision.
1. BACKGROUND
1.1 On December 13, 1993, Council adopted Urban Design Guidelines for the
Bowmanville West Main Central Area. These Guidelines provide for a visual
interpretation of proposed development in the Bowmanville West Main Central
Area and provide evaluation criteria for assessing development proposals.
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PD-21-99 PAGE 2
1.2 Through Reports PD-071-98 and PD-112-98, Staff identified the inter-
relationships of development applications in the Bowmanville West Main
Central Area and the West Bowmanville Gateway (see Attachment #1). This is
based on applications submitted by 800769 Ontario Limited and by Green
Martin Developments Limited/Green Martin Properties Limited on the north
side of Highway 2 at Green Road. These Staff reports noted that a
comprehensive review of the transportation system and the preparation of
urban design guidelines encompassing both commercial areas is appropriate
and was being commenced.
1.3 In July 1998, the Municipality retained Urban Strategies Inc. (formerly Berridge
Lewinberg Greenberg) and Totten Sims Hubicki to prepare new urban design
guidelines and undertake a transportation review of the BWMCA and the
WBG. Both consultants were previously involved in the preparation of the
existing urban design guidelines for the BWMCA.
1.4 Meetings were held with the two contributing landowners, the Region of
Durham Planning Department and Works Department, Public Works and
Planning Staff and the consultants in August to commence the study. Through
the fall, additional meetings were held with Planning and Public Works Staff,
the Fire Chief, the Director of Community Services, the landowners and
Regional Works representatives to work through various issues and discuss a
preliminary draft of the urban design guidelines.
2. PLANNING APPLICATIONS
2.1 800769 Ontario Limited
800769 Ontario Limited has acquired approximately 4.2 hectares of land at the
northeast corner of Highway 2 and Green Road, which is currently designated
"Medium Density Residential" and "High Density Residential". The owner had
originally submitted an official plan amendment application in 1997 to permit
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PD-21-99 PAGE 3
entertainment commercial uses on the property. The application has since
been revised to request a retail commercial designation.
The Official Plan provides for a long-term assignment of floorspace density to
Retail Commercial lands in the BWMCA but allows for only a gradual release
of floorspace development rights through rezoning which must coincide with
population thresholds. This "threshold" mechanism serves to protect the
vitality of the pre-existing East Main Central Area including the Downtown.
The application proposes to "spread-out" the long-term assignment of
floorspace density from the lands on Clarington Boulevard over a larger parcel
(ie. reducing the retail density from 0.5 floorspace index (fsi) to 0.25 fsi).
However, as there is currently no additional retail floorspace available for
allocation to new commercial development, the rezoning cannot be
undertaken for the lands at this time. Additional retail commercial floorspace
can only be allocated once the population in Clarington has reached 78,000
persons.
The consideration of this application requires that the Urban Design Guidelines
be updated.
2.2 Green Martin Developments Limited and Green Martin Properties Limited (The
Kaitlin Group Limited)
The Kaitlin Group Limited have submitted subdivision and rezoning
applications for highway commercial development and a visitor information
centre within the limits of the Special Policy Area "H". The Official Plan
permits the development of facilities that consume larger parcels of land,
require exposure to traffic and may require outdoor storage and display of
goods. The provisions of Special Policy Area "H" specifically state that:
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PD-21-99 PAGE 4
• no service stations or motor vehicle service establishments shall be are
permitted;
• prior to any development, the proponent shall enter into an agreement with
the Municipality to construct a tourist information centre, no less than 0.5
ha in size at a location and design satisfactory the Municipality. In addition,
said centre and lands shall be conveyed to the Municipality for a nominal
fee; and
• the lands shall be subject to urban design guidelines to be prepared and
approved by the Municipality.
The applicant wishes to develop a 25,000 ft2 Millwork building supply centre
with an additional 50,000 ft2 of outdoor supply storage. Future development
phases would include a limited number of restaurants and a car dealership.
3. TRAFFIC STUDY
3.1 Totten Sims Hubicki assessed the transportation impacts of the proposed land
use changes in the West Main Central Area and development of the Gateway
Area. The Official Plan policies for the West Main Central Area are based on a
connective grid system of roads. The current study continues to support the grid
network and maintains that components of the internal road network be
completed corresponding to, or in advance of, land development so that a
good level of transportation is maintained in the area.
3.2 Existing or base traffic conditions and trip generation information was obtained
for the study area through traffic counts conducted on both a Saturday and
weekday afternoon at key intersections. This provided weekday p.m. peak
hour and Saturday peak hour turning movement volumes for the existing
developments. Based on the counts taken in November 1998, the operation of
existing signalized intersections on Highway 2 was determined. The Regional
Road 57 intersection operates at a good level of service but the Clarington Blvd
intersection is considered to operate at capacity during the Saturday peak. This
level of service is shifting some of the westbound left turn movements to the
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PD-21-99 PAGE 5
Highway 2/Green Road intersection. The consultant suggests that this indicates
that access to the existing development south of Highway 2 is reaching critical
levels.
3.3 The study confirmed that east — west collector roads, parallel to Highway 2,
were necessary. On the north side, this collector road would extend from
Regional Road 57 to the future Boswell Drive extension. The proposal re-
introduces a collector road concept originally contained in the Secondary Plan
for the West Main Central Area. The original plan provided for a collector road
in the road allowance between Concession 1 and Concession 2 from Regional
Road 57 to a collector at the west limits of the urban area (Boswell Drive
extension). In preparing the new Official Plan, it was requested that the lands
north of the existing Community Park be designated for Community Park to
allow for future expansion of the facility. Without the benefit of a traffic study,
the section of collector road between Regional Road 57 and Clarington
Boulevard was eliminated. The need for this road section was further
aggravated by the designation of additional commercial uses in the
Bowmanville Gateway Area.
3.4 The new alignment for Uptown Avenue will connect the Durham Regional
Police Station, the Rickard Complex, the Fire Hall, the baseball diamonds, the
theatre and future commercial development to a secondary municipal road
allowing the grid network to function effectively. Different alignment
alternatives were considered for the road as it traverses the existing and
proposed expanded Community Park. Following discussions involving the
Public Works Department, the Planning Department, the Fire Department and
the Community Services Department, the alignment contained in Attachment
#2 was selected as best satisfying the referenced objectives, while having the
least negative impact. The Community Services Department has expressed
concerns with the portion of the road traversing the Community Park but it is
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PD-21-99 PAG E 6
recognized by all Departments that this link is critical to the transportation
system.
3.5 The design of the selected alignment achieves the referenced long-term
transportation objectives, while, in the short-term, not impacting on the existing
baseball diamonds, and permitting development of the proposed skateboard
facility. Furthermore, it provides a more defined entrance to the Community
Park and Rickard complex from the west. The road has a curvilinear design
and is to be well treed, providing a parkway setting intended to reinforce its
function as an access to recreational facilities. An official plan amendment is
required to introduce this section of road between Clarington Boulevard and
Regional Road 57 in the Clarington Official Plan.
3.6 Traffic forecasts for the year 2016 were calculated utilizing background traffic;
trip generation from proposed developments and trip distribution to the
adjacent road system. The analysis of the total traffic for the area noted that the
arterial to arterial intersections would operate at capacity. The Highway 2/
Clarington Boulevard intersection will approach capacity, and the Highway 2/
Boswell Drive intersections will operate at a good level of service. The
consultant suggests that capacity conditions at the major arterial intersections
and Clarington Boulevard are reflective of the "downtown" urban environment
that has been planned for the area; however, the grid road system, and
hierarchy provide flexibility and balance volume demands on various routes.
3.7 The consultant concluded that with road network improvements staged to
correspond with new development, an acceptable level of service can be
maintained through out the proposed 20 year period. The integrity of the
proposed grid system of roads should be maintained in site specific
developments.
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PD-21-99 PAGE 7
4. URBAN DESIGN FRAMEWORK
4.1 New urban design guidelines have been prepared for the following reasons:
• Replace and expand upon the existing Urban Design Guidelines in
response to the application for retail commercial uses to replace
residential uses as proposed by 800769 Ontario Limited;
• Provide urban design guidelines prior to the approval of development
within the West Bowmanville Gateway; and,
• Develop criteria for the integration of the Gateway with the West Main
Central Area.
The guidelines entitled "A Framework for Development: Urban Design
Principles and Guidelines for the Bowmanville West Main Central Area and
West Bowmanville Gateway" were prepared by Urban Strategies Inc. The
document has been forwarded under separate cover.
4.2 There are differences in the form and function of commercial development
permitted in the West Main Central Area and the West Bowmanville Gateway.
In conjunction with the downtown and other parts of the East Main Central
Area, the West Main Central Area functions as the highest order commercial
area in Clarington. It provides as a range of goods and services such as
department stores, retail stores, supermarkets, restaurants, entertainment,
financial services, and personal services to the residents. The urban form is
based on a grid network of roads with areas along Clarington Boulevard being
street-front oriented.
The Gateway Area permits highway-oriented commercial uses that serve the
occasional needs of residents. They are mostly large format retail stores and
other uses that require larger parcels of land and highway visibility. Uses
typically consist of uses such as lumber yards, hotels, motels, restaurants, and
automobile dealerships. Development is typically set back from the road to
accommodate parking in front of the building.
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PD-21-99 PAG E 8
Given the proximity of the Gateway Area to the West Main Central Area, the
planning objective is to integrate the streetscape and design elements despite
the differences in uses. The grid street system is extended, the quality of the
streetscape elements will be maintained and street-front oriented buildings will
be required at strategic locations.
4.3 URBAN DESIGN GUIDELINES
The urban design guidelines are organized into five categories that include
street network, design precincts, built form, streetscape hierarchy, and open
space. The following discussion summarizes the highlights of each section.
Street Network
The street network has been designed to maximize connectivity and
integration. The street network consists of the following road classification:
Public roads include arterial, collector and local roads built to municipal
standards.
Private roads located within large development sites must be constructed to
municipal standards and may be assumed by the Municipality in the future.
Major service lanes located within large development sites and will remain in
private ownership.
Service lanes serve as rear entrances for medium density townhouse
developments at the south end of the BWMCA.
Design Precincts
The concept plan creates design precincts with unique urban design
characteristics to create identity, amenity, and harmony within the district.
These design precincts are not necessarily related to land use categories. These
precincts are:
• Highway 2 Corridor Precinct
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PD-21-99 PAGE 9
• Clarington Boulevard Commercial Main Street Precinct
• Community Use Precinct
• Main Central Area Commercial Precinct
• Gateway Area Commercial Precinct
• Main Central Area Residential Precinct
• Brookhill Residential Neighbourhood Precinct
Built Form and Massing
The siting, orientation, massing, and articulation of the built form within the
precincts will:
• Contribute to the visual and physical identity of the area
• Reinforce Highway 2 as an important urban thoroughfare
• Create a desireable image for specific design precincts
• Define the pedestrian and public realm through consistent building
placement, streetscape development and public open space
• Facilitate ease of use through the logical placement of buildings, entrances
and parking areas
Streetscape Hierarchy
The plan contemplates a series of streetscapes linked to open spaces that will
establish a framework for pedestrian areas. The streetscapes will provide an
attractive image and character for each area. Some of the streetscape zones are
as follows:
Highway 2 Streetscape
The Highway 2 Streetscape will establish Highway 2 as a significant
commercial artery. This streetscape should extend along both sides of the road
to establish a consistent image for the area.
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PD-21-99 PAGE 10
Clarington Boulevard Streetscape
This streetscape will establish Clarington Boulevard as a pedestrian oriented
avenue with an active and enjoyable public realm extending from the
Community Park south to Street "A". The streetscape will accommodate a
number of pedestrian crossings.
Uptown Avenue Streetscape
This streetscape will create a unique east-west parkway belt from Regional
Road 57 to Boswell Drive. The streetscape will create a pedestrian area and
serve as a landscape buffer between precincts. Special treatement would be
necessary through the park.
Public and Private Streetscapes
These streetscapes will create attractive pedestrian friendly zones. This
includes sidewalks, trees, decorative lighting and other landscape elements.
The private streets would remain in the ownership of the developer but would
be built to municipal standards.
Open Space
The development of parks and open space areas will reinforce the mixed use
nature of the West Main Central Area.
Parks in the Residential Precinct
These parks will function as important focal points in the community with
linkages to the residential areas. Special focal areas include tree plantings,
shrub and perennial landscaping, pedestrian scale lighting, benches, special
paving, public art, and possibly water features to enhance the public realm.
Community Park
The community park, which represents the primary recreational facility within
the area, will provide a high quality public landscape and a diverse range of
recreational opportunities. South of Uptown Avenue is the major activity area
with the Garnet B. Rickard Complex and large parking lots. North of Uptown
Avenue are the major outdoor recreational facilities including baseball
diamonds, a skateboard park, walking paths, hiking trails along the creek, and
two pedestrian creek crossings to the Brool<hill Neighbourhood.
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PD-21-99 PAGE 11
Two special pedestrian connections are contemplated through the park with a
fieldhouse at their intersection. The east-west path should be developed along
the existing hedgerow. The north-south path from Uptown Avenue to the
creek should include a 3m path, pedestrian scale lighting, benches, and a
double row of trees on either side of the path.
4.4 SUMMARY
The urban design concept plan provides a comprehensive development vision
for the West Main Central Area and the Gateway Area providing urban design
standards for various land use precincts. The plan focuses on integration of
land uses through streetscape treatment and development of a quality
pedestrian environment. The highlights of the concept plan include:
• Integration of the public secondary school and community park into the
West Main Central Area;
• Realigning Uptown Avenue west of Clarington Boulevard and extension of
Uptown Avenue east to Regional Road 57 and associated streetscaping
guidelines;
• Urban design standards for:
➢ street-front orientation of commercial development along Highway 2,
Clarington Boulevard, and Green Road while providing for larger format
stores to be set back from the highway;
➢ commercial main street on Clarington Boulevard;
➢ medium and high density residential development;
➢ the future GO Transit station.
• Pedestrian streetscape policies that include walkways, sidewalks,
landscaping, first floor retail display windows, shelter elements, and
attractive building elevations;
• Provision of buffers between residential and other uses.
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PD-21-99 PAGE 12
5. STAFF COMMENTS
5.1 Rationale for the Amendment to the Clarington Official Plan
Several factors have recently emerged that necessitate this amendment.
• The existing West Main Central Area boundary was developed through
Official Plan Amendment #56 to the Town of Newcastle Official Plan,
which dealt with the retail expansion of the area. The northerly limit was
the Concession 2 right-of-way. The Ontario Municipal Board subsequently
approved this amendment, which was incorporated into the Clarington
Official Plan as a secondary plan.
During the Official Plan Review, an expansion to the community park and a
public secondary school were identified immediately north of the West
Main Central Area. Through the urban design study, it was recognized that
both facilities would function as part of this Central Area and reinforce the
mixed use focus of the designation.
• Uptown Avenue currently extends from Green Road to the western extent
of the Garnet B. Rickard Complex. Staff are proposing that Uptown Avenue
be realigned west of Clarington Boulevard to link with the northern extent
of the WBG. In addition, Uptown Avenue should be extended eastward
around the Garnet B. Rickard Complex and the Durham Regional Police
station to Regional Road 57.
This east-west parkway parallel to Highway 2 will reinforce the grid street
pattern. Streets "D" and "H" must be realigned to accommodate Uptown
Avenue realignment.
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PD-21-99 PAGE 13
It will separate the Garnet B. Rickard Complex from the community park
area. This would permit the development of a focal point at the west
entrance to the complex.
• Extending Uptown Avenue would provide improved access for the Fire
Department to the north and provide additional road frontage for the
Durham Regional police station. The road location has to facilitate the
future expansion plans of the police station.
• An application has been received from 800769 Ontario Limited to
redesignate lands from "Medium Density Residential" and "High Density
Residential" to permit retail commercial uses.
• Certain policies affecting lands owned by Willsonia Industries Limited
restrict commercial uses based on previous retail market evidence for the
first five year period. The studies were conducted early in 1994.
Accordingly Willsonia Industries Limited is requesting that these policies be
removed.
5.2 Highway 2 Urbanization
The section of Highway 2 between Street "D" and Boswell Drive is currently
developed with a rural cross-section and contains a section of super-elevation.
Furthermore, Green Road is a municipal road built to rural standards. As with
the Markborough/Willsonia development, Highway 2 and Green Road should
continue to be reconstructed to an urban standard prior to or concurrent with
development. The urbanization will include curb, gutter, lighting and sidewalk
installation on both sides of the road, as well as a centre median. The
Streetscape Plan identifies a double row of deciduous trees to be planted in the
boulevard on Highway 2. At the present time, neither the Region nor the
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PD-21-99 PAGE 14
Municipality collect development charges for commercial development to
finance these works.
5.3 Implementation of Road Network
The road network will be developed in conjunction with development of
individual properties and generally be the responsibility of individual land
owners. Provided the integrity of the grid system is maintained through site
specific developments, this approach will ensure an acceptable level of service
can be sustained. The extension of Uptown Avenue between Clarington Blvd.
and Regional Road 57 will be the one exception to this. This section of road
will traverse municipal lands and therefore be the Municipality's responsibility.
It is expected this section of road will be included in the Municipality's 10 year
capital work forecast and financed through Development Charges.
5.4 Impact of Concept Plan on the Garnet B. Rickard Complex and Community
Park
The concept plan will have the following impact on the Garnet B. Rickard
Complex (GRBC) and the community park.
• The plan proposes a focal point at the rear entrance to Garnet B. Rickard
Complex that could also function as a passenger drop-off. This would
consist of a vertical element and landscaping.
• The extension of Uptown Avenue will separate the Garnet B. Rickard
Complex from the outdoor community park. This separates the active
recreation complex from the park areas.
• Links to the open space area along the creek and walkway connections to
the Brookhill Neighbourhood are shown on the plan.
• The plan provides potential siting of baseball diamonds, skateboard park,
open air facilities, and parking lots within the park.
• An east-west and a north-south walkway organize the park. A fieldhouse
would be located at the intersections of the walkways.
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PD-21-99 PAGE 15
6. CONCLUSIONS
6.1 Based on the above-mentioned report, Staff would respectfully request that
Council authorize Staff to advertise for a statutory Public Meeting for the
proposed amendment to the Clarington Official Plan.
At such time as the amendment is considered, Staff will be recommending that
Council adopt "A Framework for Development" as prepared by Urban
Strategies Inc.
Respectfully submitted, Reviewed by,
David . Crome, M.C.LP., R.P.P. ' klin Wu, M.C.I.P., R.P.P.
Acting Director of Planning & Development Chief Administrative Officer.
RH*CP*DJC*df
February 22, 1999
Attachment#1 - Bowmanville West Main Central Area and West Bowmanville
Gateway Study Area
Attachment#2 - Street Network Plan
Attachment#3 - Proposed Amendment to the Clarington Official Plan
Interested parties to be notified of Council and Committee's decision:
Mr. Glenn Willson Helen and Colin Soutter
800769 Ontario Limited 2374 Highway 2, R.R. #6
140 Bond Street, P.O. Box 488 Bowmanville, Ontario
Oshawa, Ontario L1 C 3K7
L1 H 71_8
Mr. Kelvin Whalen, Green Martin
Mr. Robert Martindale Holdings
Martindale Planning Services and Martin Road Holdings Ltd.
23 Elizabeth Street 1029 McNicoll Avenue
Ajax, Ontario Scarborough, Ontario
L1T 2X1 M1W 3W6
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PD-21-99 PAGE 16
Mr. Bryce Jordan
G.M. Sernas Limited Mr. Scott MacDonald
110 Scotia Court, Unit 41 Morguard Investments Limited
Whitby, Ontario L1 N 8Y7 1 University Avenue
Suite 1500
Dr. Sebastian Corbo Toronto, Ontario
ACT Health Group Corporation M5J 2V5
1280 Finch Avenue West, Suite 710
Downsview, Ontario Mr. John Shewchuk
M3J 3K6 Royal LePage Frank Real Estate
234 King Street East
Ted Watson Bowmanville, Ontario
R.R. #2 L 1 C 1P5
Bowmanville, Ontario
L1C 3K3 Durham Regional Police Services
77 Centre Street North
Lynn Townsend OSHAWA, Ontario
Attention: Maria Jones L1 C 4B7
5710 Timberlea Boulevard, Suite 207 Attn: Harriet Hamilton, Facilities
Mississauga, Ontario Manager
L4W 4W 1
Mr. Brian Bridgeman Mr. Ron Hooper
Walker Nott Dragicevic Bowmanville Business Centre
172 St. George Street P.O. Box 365
Toronto, Ontario Bowmanville, Ontario
M5R 2M7 L1 C 31-1
616
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ATTACHMENT NO.3
PROPOSED AMENDMENT
TO THE CLARINGTON OFFICIAL PLAN
PURPOSE: The Amendment implements the following land use and related
changes:
• The boundary of the Bowmanville West Main Central Area is
extended to include the public secondary school and the entire
community park lands associated with the Garnet B. Rickard
Complex containing baseball diamonds and open areas.
• Uptown Avenue is realigned between Green Road and Clarington
Boulevard and extended eastward to Regional Road 57 and related
adjustments to other streets.
• Lands at the northeast corner of Highway 2 and Green Road are
redesignated from "Medium Density Residential" and "High Density
Residential" to "Retail Commercial". Although this would allow the
development of retail commercial uses within the Bowmanville
West Main Central Area, no retail floorspace can be allocated to the
project at this time.
• Policies are added regarding private streets.
• Certain restrictions on the type of retail uses for commercial lands
west of the Garnet B. Rickard Complex are removed.
BASIS: The amendment is based on an application submitted by 800769
Ontario Limited (COPA 97-003) and an Urban Design and
Transportation Study undertaken for the Bowmanville West Main
Central Area and Special Policy Area "H".
ACTUAL
AMENDMENT: The Clarington Official Plan is hereby amended as follows:
i) By amending Table 9-2 by:
a) adjusting the housing targets for the West Main Central
Area (N2) as follows:
Medium Density- from "250" to "175"
High Density - from "1,700" to "1,300"
Total - from "1,950" to "1,475"
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- 2 -
b) adjusting the Totals for the Bowmanville area as
foI lows:
Medium Density — from "1,225" to "1,150"
High Density - from "2,075" to "1,675"
Total - from "22,250" to "211775"
so the appropriate lines of Table 9-2 read as follows:
Table 9-2
Housing Targets by Neighbourhoods
Housing Units
Urban Area Residential Areas Central Areas
Neighbourhoods
Low Medium High Medium High Intensification Total
BOWMANVILLE 0 0 0 175 1300 0 1475
N2 West Main
Central Area
TOTAL 12975 3300 875 1150 1675 1800 21775
By amending Map A3 — Land Use: Bowmanville Urban Area as
'shown on Exhibit "1'.
iii) By realigning and extending a collector road on Map B3 —
Transportation: Bowmanville Urban Area as shown on Exhibit
„2„
iv) By amending the population target for the West Main Central
Area (N2) on Map E2 - Neighbourhood Planning Units:
Bowmanville Urban Area from 3,700 to 2,800 as shown on
Exhibit "3".
The Bowmanville West Main Central Area Secondary Plan, being a
portion of the Clarington Official Plan, is hereby amended as follows:
i) By deleting the words in Section 5.2.2 and replacing them with
the following:
"5.2.2 The maximum density for Retail Commercial lands south
of King Street shall be 0.5 fsi, calculated on the net
development parcel. The maximum density for Retail
Commercial lands north of King Street shall be 0.25 fsi,
calculated on the net development parcel."
ii) By deleting subsections (i) and (ii) of Section 5.2.1 (a).
6 '2 0
- 3 —
iii) By deleting Section 7.2.1 (f).
iv) By deleting the second sentence of Section 12.1
V) By deleting the existing wording of Section 14.2.3 and replacing
it with the following:
14.2.3 The "Private Streets" shown on Map A of
this Plan shall be subject to Section 5.2.5(d) and
the following:
a) private streets will be designed to
municipal standards suitable for
assumption by the Municipality at some
future date if deemed necessary;
b) access points to parking spaces will meet
municipal road standards;
c) no buildings or parking spaces shall
encroach into the private street right-of-
way; and
d) the developer shall provide for the future
transfer of the rights-of-way to the
Municipality at the Municipality's
discretion.
vi) by amending Map A - Land Use: Bowmanville West Main
Central Area Secondary Plan as shown on Exhibit "4".
IMPLEMENTATION: The provisions set forth in the Clarington Official Plan and the
Bowmanville West Main Central Area Secondary Plan, as
amended, regarding the implementation of the Plan, shall apply
in regard to this Amendment.
INTERPRETATION: The provisions set forth in the Clarington Official Plan and the
Bowmanville West Main Central Area Secondary Plan, as
amended, regarding the interpretation of the Plan, shall apply in
regard to this Amendment.
621
EXHIBIT "1"
AMENDMENT No. TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN,
MAP A3, LAND USE, BOWMANVILLE URBAN AREA
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RELOCATE"MEDIUM DENSITY"
DENSITY"RESIDENTIAL SYMBOL a
DELETE"PUBLIC
SECONDARY ADJUST"MAIN CENTRAL a
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SPECIAL n
POLICY .1
DELETE"COMMUNITY AREA E
PARW SYMBOL
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EXTEND AND 4
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SPECIAL
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*rrr AREA E
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PRESTIGE
EMPLOYMENT AREA
URBAN BOUNDARY LIGHT PUBLIC
INDUSTRIAL AREA C� SECONDARY SCHOOL SEPARATE
URBANE RESIDENTIAL INDUSTRIAL AREA II SECONDARY SCHOOL
URBAN RESIDENTIAL `-' ,'='RP'; UTILITY In SECONDARY SCHOOL
M MEDIUM DENSITY ENVIRONMENTAL PUBLIC
RESIDENTIAL PROTECTION AREA A ELEMENTARY SCHOOL
OHIGH DENSITY GREEN SPACE SEPARATE
RESIDENTIAL ELEMENTARY SCHOOL
MAIN CENTRAL AREA WATERFRONT GREENWAY
D PRIVATE ELEMENTARY SCHOOL
- LOCAL CENTRAL AREA --Y COMMUNITY PARK SECONDARY
PLANNING AREA
#, NEIGHBOURHOOD
COMMERCIAL DISTRICT PARK ■r r r r SPECIAL POLICY AREA
HIGHWAY COMMERCIAL NEIGHBOURHOOD PARK •00000000•
� SPECIAL STUDY AREA
AGGREGATE TOURISM
EXTRACTION AREA NODE �� GO STATION
6 ? 2
EXHIBIT 11211
AMENDMENT No. TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN
MAP B3, TRANSPORTATION, BOWMANVILLE URBAN AREA
............
0 200 400 600 800 m
200 m
CONCESSION ROAD 3
AVENUE
DELETE .. ............ . .. ... ... .............
"COLLECTOR ROAD"
vo
....
....... ...... .......
.9
DI
z
It
o STREET
7cwc-Mi;�1.. ... ... ------- -
w:
z
a �.
REALIGN AND EXTEND
Jr.
ca ap.
"COLLECTOR ROAD" KI=W_
0
oil
BASELINE BASELINE ROAD
p,
I/GH IN
401
........ ...........
11.1..........*
LAKE 0Nr4R10
URBAN BOUNDARY MAP B3
FREEWAY
TYPE A ARTERIAL TRANSPORTATION
TYPE B ARTERIAL BOWMANVILLE URBAN AREA
------------- TYPE C ARTERIAL OFFICIAL PLAN
EXISTING FUTURE , COLLECTOR ROAD MUNICIPALITY OF CLARINGTON
-—————
FREEWAY INTERCHANGE - REGIONAL TRANSIT SPINE FEBRUARY 2, 1999
INTER-REGIONAL REFER TO SECTION 19
TRANSIT LINE
0 GRADE SEPARATION GO STATION ON IS PROVIDED FOR CONVENIENCE
FJ�CISRCEIOR REQUESTED MODIF]WON APPROVALS
96-046
623
EXHIBIT"3"
AMENDMENT No. TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN
MAP E2, NEIGHBOURHOOD PLANNING UNITS, BOWMANVILLE URBAN AREA
1 - -
ADJUST"WEST MAIN I 10
CENTRAL AREA" NO GL
BOUNDARY 1 (3 50)
I 1 0 200 400 600 800 m
200 m
1 CONCESSION ROAD 3
n
a° Q
� X77 8 t
KNO 1 ) FENWICK
(540
(5500
Z
� � a
1 �
m �
7
1 ELGIN I
BR OKHIL �(4000) APPLE BLOSSOM
5200) 0 (4800
i
°a
1 4 0
CONCESSION STREET m
CENTRAL
Z KING ST. 1
1 (2000) 5 m
NEST MAIN OEMAIN VINC T M SSEY g
CENTRAL AREA 4400
DARLINGTONI (2800) AREA 1
GREEN
(2800) 1 14
(2300)
WAVERLY 1 1
13 (4200) I
WE ALE
1 (47 0)
MEMORIAL 00)
Z I
CHANGE POPULATION BASELINE ROAD 1
FROM"3700"TO"2800" I
NIGHWgy 401 °a 1
1 0�
15 ZIORT DARLINGTO m
(3200) 1
1
LAKE ONMIVO MAP E2
1
NEIGHBOURHOOD PLANNING UNITS
BOWMANVILLE URBAN AREA
OFFICIAL PLAN
MUNICIPALITY OF CLARINGTON
- URBAN BOUNDARY FEBRUARY 2, 1999
NEIGHBOURHOOD BOUNDARY REFER TO SECTIONS 5 AND 9
THIS CDNSOUDAnON IS PROVIDED FOR CONVENIENCE ONLY
96-054 (1000) POPULATION AND REPRESENTS REQUESTED MODIFICANONS AND APPROVALS
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