HomeMy WebLinkAboutPSD-161-04
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Cl~mgron
REPORT
PLANNING SERVICES
Meeting:
GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date:
Monday, December 6,2004
Report #:
PSD-161-04
File #: PLN 2.5.3
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By-law #:
Subject:
DURHAM REGIONAL OFFICIAL PLAN REVIEW
PHASE 2 RESPONSES TO SUBMISSIONS, OCTOBER 2004
RECOMMENDED DIRECTIONS, OCTOBER 2004
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-161-04 be received;
2. THAT Report PSD-161-04 be endorsed as the Municipality of Clarington's comments on
the Region of Durham's Official Plan Review Recommended Directions Report;
3. THAT a copy of PSD-161-04 and Council's decision be forwarded to the Region of
Durham, to Durham area municipalities and any delegation.
Submitted by:
Da id rome, MCIP, R.P.P.
Director of Planning Services
Reviewed by:
anklin Wu,
If;' Chief Administrative Officer
CPIDJC/sn/df
30 November 2004
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T (905)623-3379 F (905)623-0830
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REPORT NO.: PSD.161-o4
1.0 BACKGROUND
PAGE 2
1.1 On April 5, 2000, Regional Council endorsed a two-phased approach to the review of
the Durham Regional Official Plan. Phase I commenced in May 2000 with the release
of a background paper entitled "Regional Official Plan Review, First Step - Issues". This
report provided an overview of the Region and its planning context, and identified issues
that should be considered in an Official Plan review, including: growth; urban form;
commercial structure; the Oak Ridges Moraine; and non-farm rural development.
1.2 In September 2000, Clarington Council provided comments on the Region's background
paper through its consideration of Staff Report PD-088-00. Council's comments
suggested that the Region's review should also address aggregate resources, the
environment, and transportation.
1.3 The second phase of the Official Plan Review commenced in July 2003 with the
Region's release of the following Discussion Papers:
. Population, Employment and Urban Land;
. Commercial Policy Review;
. Protecting Our Rural Resources;
. Towards a Sustainable and Healthy Environment; and
. Issues and Directions (summary report).
1.4 Clarington Council provided detailed comments on the Discussion Papers in April 2004,
through its consideration of Staff Report PSD-045-04.
1.5 In October 2004, the Region released two documents. The Recommended Directions
Report reviews each of the original directions identified in the Discussion Papers, and
provides an analysis of the comments received and presents the recommended
direction with respect to the following three of the four Discussion Papers:
. Towards a Sustainable and Healthy Environment;
. Commercial Policy Review; and,
. Protecting Our Rural Resources
The second document summarizes each submission received and provides a
regional staff response.
1.6 The Region is undertaking a further review of the population forecasts and urban land
needs analysis as a result of submissions received on the Population, Employment and
Urban Land Discussion Paper. Recommended Directions for this policy area will be
issued by the Region at a later date. The Region recognizes that the results of their
analysis may be impacted by the ongoing Provincial growth management initiative and
will be incorporating any provincial growth management directives in their review.
1.7 The purpose of this staff report is to provide the Municipality of Clarington's comments
on the Recommended Directions Report. Many of the comments provided previously to
the Region have been incorporated in the formulation of the recommended directions.
For the three issue areas identified above, comments will be provided, in bold,
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specifically on those recommended directions which are of concern. All of the
recommended directions are summarized in Attachment 3 and contain detailed staff
comment.
2.0 TOWARDS A SUSTAINABLE AND HEALTHY ENVIRONMENT
2.1 A key policy direction is the preparation and implementation or watershed plans. In
response to submissions received, including from Clarington, watershed plans are no
longer required as a prerequisite to development. The recommended direction
continues to include a reference to clearly support the preparation of watershed plans
as an important land use planning tool. In addition, a recommended direction has been
added to acknowledge that the municipalities will work with the conservation authorities
to implement specific watershed plans, by amendment to the affected official plans.
This recommended direction is supported.
2.2 Recommended directions are proposed to safeguard the quantity and quality of water
resources. Applications for development, excluding wetland restoration projects and
domestic usage and livestock operations that require a Permit to Take Water, or that
have the potential to impact water quantity, are to be accompanied by a study verifying
that there is sufficient water supply to support the proposed use and, on a cumulative
basis confirm that there are no impacts on surrounding water users and the natural
environment. It is also recommended that policies be included that promote and
support water conservation. The quality of surface water and groundwater would be
protected by identifying high aquifer vulnerability areas and by including policies that
would protect these areas from incompatible use. Contaminant management plans will
be required for development in high aquifer vulnerability area within urban areas.
The recommended direction is supported in principle, however, the study should
be prepared by the appropriate municipality with the cost borne by the applicant.
2.3 Policies and designations to establish and protect well head protection areas and
associated time of travel zones are recommended. In addition, area municipalities will
be required to include more detailed mapping and policies in their official plans to
identify specific land uses that should be prohibited in each zone. It is suggested that
land uses with bacterial risk such as septic systems and biosolid storage and spreading
be restricted for time of travel zones.
This recommended direction is supported. Appropriate mapping and policies will
be required for the wellhead protection and associated time of travel zones in
Orono.
2.4 The lands that are identified as Environmentally Sensitive in the Region's Official Plan
are recommended to be deleted and replaced with a Natural Heritage System that
consists of significant natural features. The Lake Iroquois Shoreline is to be identified
on the Natural Heritage schedule and general policies are to be added to maintain and
enhance the significant landforms and environmental integrity of these lands.
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Previously, the Region had proposed that the vegetative setbacks required by the Oak
Ridges Moraine Conservation Plan be extended to natural heritage features elsewhere
in the Region. In response to the concem expressed by the area municipalities,
including Clarington, the Region is recommending that appropriate vegetative setbacks
from a Natural Heritage Feature will be determined though an Environmental Impact
Study.
The establishment of a Natural Heritage System and the requirement for an
Environmental Impact Study to determine appropriate vegetative setbacks are
supported.
2.5 The Region is continuing to recommend that the Official Plan be amended to establish a
target for woodland coverage of 30% of the Region's land area. It is acknowledged that
studies such as watershed plans may vary the woodland target for a watershed that is
in keeping with the overall target of 30 %.
The establishment of a 30 % general target for the entire Region is not
appropriate given the size of the Region and the different characteristics of the
lakeshore and northern municipalities.
2.6 The Province has recently introduced legislation to establish a Greenbelt area in the
Greater Toronto Area and a corresponding act to identify Places to Grow both in the
GTA and elsewhere in the province. The legislation will be enacted on December 16,
2004. Associated with the legislation is a proposed Greenbelt Protection Plan that is
currently under review by the public. It is anticipated that these documents in their final
form, will have an impact on the recommended direction to the Region's Official Plan
Review, specifically in the uses that will be permitted in the rural areas.
3.0 COMMERCIAL POLICY REVIEW
3.1 The recommended direction is to provide a more general policy framework in the
Region's Official Plan to guide commercial development. It recommends that retail
facilities that have a f100rspace of 600,000 sq.ft. (55,740 sq.m) be used to define the
appropriate level of "Regional Interest". A market population of 75,000 is an additional
factor in defining "Regional Interest". It is also necessary for the Region to retain the
opportunity to declare an interest in any proposal that would have a potential impact on
the planned function of existing Central Areas.
The Region's proposals to strictly limit their involvement and provide a more
generalized framework for commercial Issues is contrary to other regional
interests. Commercial areas are the focus of urban activity and, even if centres
are not regionally significant "commercial areas", they impact regional
transportation, intensification and other Smart Growth objectives. The Region's
interest in commercial areas should extend beyond only the highest level of retail
centres. The threshold of 56,000 sq. m. is too high and should be reduced to
25,000 sq. m. Centres of this magnitude have a high potential of impacting on
other centres already designated. In addition, market areas that are defined for
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specific centres should not extend into adjacent municipalities thereby creating a
negative impact on the adjacent municipality. Further clarification on how a
"market population of 75,000" is defined and applied in the review of applications
is needed. Responsibilities must include the review of applications in excess of
25,000 sq. m. to ensure that regional objectives are being fulfilled at the local
level.
3.2 It is recommended that the existing hierarchy of Central Areas be maintained to provide
guidance for their intended role and function. Only the Main Central Areas would be
designated in the Regional Official Plan. In addition the f100rspace allocations to the
Central Areas would be deleted.
An appropriate retail structure or hierarchy should be identified providing clear
guidance on the intended function relative to the size of the surrounding
population service area. The Region should promote a more intensive
commercial development framework (greater than 20% coverage) to create a
transit-supportive environment. The Region should also promote the
intensification of existing power centers over time.
3.3 It is recommended that the Region adopt a more flexible approach to the use of arterial
roads through the recognition of "Regional Corridors". The policies would provide for
more intensive and mixed-use development, served by appropriate levels of transit.
Municipalities would be encouraged to promote opportunities for higher density mixed
use development along significant routes linking "Local Centres". This would eliminate
the need for special purpose commercial designations.
The Municipality supports a commercial policy direction that promotes nodes and
corridors; however, the policies should avoid the commercial stripping of all
major arterial roadways, and require strong urban design.
3.4 It is recommended that the Regional Official Plan provide policies and criteria related to
the designation of new "Regional Centres" that are of "Regional Interest" and not
predesignate such centres. Where there is a "Regional Interest" a retail impact study
must be completed to ensure that it would not unduly affect the viability of any
designated regional or local centre.
The Region must protect traditional downtown cores by ensuring that new
commercial is not created at the expense of high vacancy rates in downtown core
areas. Regional centres should be designated by the Region in consultation with
local municipalities.
4.0 PROTECTING OUR RURAL RESOURCES
4.1 The Protecting Our Rural Resources Discussion Paper proposed directions to address
issues relating to the protection of the agricultural land base, fragmentation,
incompatible uses, and providing clarification of rural settlements and non-farm uses
including aggregate extraction in the rural area.
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4.2 A key principle that is proposed to be implemented through the Recommended
Directions is ensuring the protection of agricultural resources for future generations and
reducing future conflict between non-farm and farm uses within the rural area. This is
proposed to be achieved primarily through new policies that would discourage the
creation of new residential lots. As a result, farm retirement lots and the severance of a
surplus dwelling from a non-abutting farm will no longer be permitted. In addition, new
Country Residential Subdivisions; infilling within concentrations of 4 ha lots; new
clusters and lots for the relocation of heritage structures, will not be permitted. However,
it is recommended that the Region will continue to permit the creation of new parcels for
farm-related industrial uses. Farm-related commercial uses will no longer be permitted
in the Agriculture Areas and the Major Open Space System.
Clarington supports this direction since it would reduce the further fragmentation
of the agricultural land base and the potential for additional conflict between
agricultural operations and non.farm residential uses. One area of disagreement
is the proposal not to allow severance for the relocation of heritage structures.
The Municipality agrees with the proposal to limit the creation of new rural
residential lots, but believes that the policies that would permit new lots for farm
related industrial uses is contradictory to the objective of reducing the further
fragmentation of the rural land base. This type of use should instead be
encouraged to locate on existing lots of record.
Clarington also generally supports farm markets and farm produce stands as
they help sustain the viability of the agricultural industry; however, further
discussion is needed on issues such as criteria for location, size, and permanent
markets vs. seasonal markets. Clarification is requested regarding the definition
of farm-related commercial uses.
It is noted that in October 2003 the Clarington Agricultural Advisory Committee did not
support the deletion of severance policies for farm retirement lots or lots for surplus farm
dwellings of non-abutting farms.
4.3 To ensure that the size/scale of Hamlet development is consistent with the rural context
emphasis on directing major growth to urban areas, a firm limit to Hamlet growth is
recommended. The recommended approach is to cap residential unit growth at 25 % of
the number of units existing in individual hamlets unless area municipal documents
have identified a greater development potential. By following a firm limit to growth
approach, the preparation of settlement capacity studies would no longer be necessary.
Hydrogeological/environmental studies would be required for individual developments to
ensure that there will be no water quality or quantity impacts and natural heritage
features are protected.
Hamlet development should relate in form and type with the character of the
settlement area. The Region has identified the ultimate size for each of the 14
hamlets in Clarington. Rather that an ultimate hamlet size, it is more appropriate
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to refer to the size limit as the limit permitted at this time and that further
expansions will be subject to the next comprehensive review of the Region's
Official Plan. It is Important that Clarington concurs with the ultimate hamlet size
proposed by the Region. The requirement of technical studies for the proposed
development is supported.
4.4 It is recommended that Map C be enhanced to include environmental and socio-cultural
constraints in order to better define the "High Potential Aggregate Resource Area". As
Map C is not intended to be a policy map and is included in the official plan for
reference only, it will not be necessary to amend the map each time new information is
received.
The Municipality recommends that, within the Oak Ridges Moraine, all key natural
heritage features be identified as a constraint to aggregate extraction. With
respect to young plantations, it is recommended that the onus be placed on an
applicant to verify whether the lands are occupied by a young plantation or early
successional habitat. Rural residential clusters, rural residential concentrations,
existing trailer parks, commercial uses and tourism uses should be included as
socio-economic constraints. The recommendation to eliminate the need for an
amendment to Map C is not supported as the inclusion or removal of lands from
the High Potential Aggregate Resource Area has significant land use
implications.
4.5 The Region is recommending that rehabilitation plans for new aggregate extraction
operations be reviewed when individual applications are submitted. This would help
ensure that the rehabilitation of these areas compliments the approved rehabilitation
plans for existing adjacent extraction operations. The Region will take a lead role in
coordinating cross-jurisdictional matters and identifying opportunities to provide linkages
and corridors with key natural heritage features when reviewing rehabilitation plans. In
addition a policy is to be included requiring all new or expanding operations or revisions
to existing aggregate extraction licenses to incorporate progressive rehabilitation. A
policy is to be added to encourage area municipalities to continue to participate in the
Management of Abandoned Aggregate Properties Program, to facilitate the
rehabilitation of abandoned pits.
Due to the large aerial extent of the aggregate resource, the Region should be
taking a lead role in requiring area-wide rehabilitation plans. The preparation,
review and implementation of area-wide rehabilitation plans by the Region, in
consultation with the Municipalities, would ensure that final rehabilitation of the
operations creates a consistent landscape. The requirement for progressive
rehabilitation is supported. Participation in the Management of Abandoned
Aggregate Properties (MAAP) program is supported.
4.6 The Region is recommending that golf courses be prohibited frOm Agricultural Areas,
and require all proposed new golf courses and golf course expansions to apply for an
amendment to the Regional Plan or an area municipal official plan amendment where
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appropriate policies are in place. Applications would need to be supported by various
technical studies including a hydrogeological study and a Best Management Practices
Report. As well, the Region would limit the scale of clubhouses and other associated
uses in rural areas to ensure such uses will be secondary to the primary use of the golf
course.
The Municipality supports the Region's proposed policy direction regarding golf
courses, provided it applies only to the Prime Agricultural Areas of a two-tiered
agricultural/rural designation.
4.7 The Region is continuing to recommend that the Permanent Agricultural Reserve and
General Agricultural Area designations be merged into one land use designation and to
revise the text accordingly.
This recommended direction is not supported. Merit exists in having a tiered
agricultural designation In that those agricultural uses that are not as reliant on
better quality soils and climates such as greenhouses, nurseries, sod farms and
riding and boarding stables are directed towards lands that are less productive.
The Province's draft Greenbelt Plan provides for a tiered agricultural/rural
designation in the Protected Countryside Area. The rural areas allow for non
farm rural and recreational uses.
4.8 The Region has not recommended that the Official Plan be amended to provide
direction with respect to the protection of archaeological resources. The
Regional Official Plan should address the preparation of an Archaeological
Master Plan for the Region to help identify the site of highest potential in advance
of development applications. The Official Plan should also include policies to
establish the Region as the lead agency for contact with the local aboriginal
community.
5.0 CONCLUSIONS
5.1 In their preparation of the Recommended Directions Report, the Region has
incorporated many of recommended revisions requested by the area municipalities in
their comments on the Discussion Papers. The Region, through their review of the
Official Plan is clearly articulating the regional role versus the area municipal role. The
general directions are supported as noted, the next task for the Region will be to
develop the policies that contain the appropriate level of detail to achieve the distinction
in roles.
5.2 There are two controversial recommended directions that have been highlighted in this
report. They include:
. the proposed cap on commercial centres to identify those that are of Regional
interests; and
. the intention to merge the Prime Agricultural Areas with the General Agricultural
Reserve Areas to create one Prime Agricultural Area designation.
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Attachments:
Attachment 1 - Durham Region Official Plan Review, Phase 2 Responses to Submissions,
pages A8? -A92
Attachment 2 - Clarington Response Official Plan Review Recommended Directions Report
- October 2004
List of interested parties to be advised of Council's decision:
Bryce Jordan
Tony Biglieri
Libby Racansky
Linda Gasser
David Rice
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Submission Number
and Name
Submission Item
Regional Staff Response
0130-2
Municipality of Clarington
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Population, Employment and Urban Land Discussion Paper
Suggests that final local municipal forecasts can only be
determined when the urban land supply issues are finalized, The
Region should provide some direction or recommendations
regarding how growth can be more evenly distributed among the
area municipalities.
2
Suggests that more discussion is warranted on the assumptions
on density and unit mix as this can have a significant impact on
number of units being generated, as well as land requirements.
3
Suggests that density and intensification assumptions should be
reflective of the existing character of the community.
Suggests that the Region should provide direction other than
maintaining urban boundaries for achieving higher urban
densities and ensuring local municipalities are achieving the
desired densities.
4
5
Suggests that the Regional Official Plan should provide a holistic
approach on how to achieve higher densities, incorporate smart
growth principles, and define the regional and area municipal role
in achieving these objectives.
Suggests that if the Region determines to expand any urban
boundaries, then the Region must resolve the untenable northern
boundary for the Courtice Urban Area created during the last
Durham Plan Review. An appropriate logically-defined boundary
based on planning, transportation and environmental
requirements should be established.
Suggests that providing more flexibility on population growth by
changing 'targets" to "forecasts" is not necessarily assisting the
Region in trying to maintain stringent urban boundaries and
achieve higher overall densities.
6
7
Population, Employment and Urban Land will be presented following the
release of provincial growth management directions.
Population, Employment and Urban Land will be presented following the
release of provincial growth management directions.
Population, Employment and Urban Land will be presented following the
release of provincial growth management directions.
Population, Employment and Urban Land will be presented following the
release of provincial growth management directions.
Population, Employment and Urban Land will be presented following the
release of provincial growth management directions.
Population, Employment and Urban Land will be presented following the
release of provincial growth management directions.
The population forecast is not intended to be a tool used to maintain
boundaries and achieve higher densities. It is an expression of the
magnitude of growth the Region needs to plan for based on the most recent
demographic information, and the achievement of growth -related polices in
the ROP.
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Submission Number
and Name
Submission Item
Regional Staff Response
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8
Suggests that the proposed direction that strong emphasis
should continue to be placed on more effective means of
achieving the jobs-to-population target ratio should not include
development of employment opportunities at any cost including
the redesignation of industrial lands for commercial uses.
9
Suggests that the population forecasts must be done in
consultation with the local municipality.
Suggests that the Commercial Paper gives the impression that
maintaining a healthy supply of commercial "space" is more
important than how that "space" is deployed and used, and how
it impacts existing downtown areas. The Region's interest in
commercial areas should extend beyond only the highest level of
retail centres.
10
11
Suggests that the Region should promote a more intensive
commercial development framework (greater than 20%
coverage) to create a transit-supportive environment. The
Region should also promote the intensification of existing power
centers over time.
Supports a commercial policy direction that promotes nodes and
corridors; however, suggests that the policies should avoid the
commercial stripping of all major arterial roadways.
Suggests that the Region should not seek to withdraw from
providing major policy direction for commercial development in
favour of greater control in areas such as urban design and
landscaping which are site plan approval issues administered by
the local municipalities.
The ROP set aside sufficient Employment Area to accommodate
Employment Area jobs. The Region is currently undertaking a study to
assess the future demand for employment opportunities in Durham to
ensure that the employment lands designated in the Region meet the future
needs of the Region.
Agree, local municipalities have been consulted throughout the process and
have concurred with the methodology used.
The recommended directions propose to place the responsibility for detailing
commercial policies in the area municipal official plans, consistent with the
majority of comments received. However, the Region will retain its interest
in proposals that would have a negative impact on existing Central Areas
regardless of the scope.
Agree. The recommended direction for a "Centres and Corridors"
framework supports a transit supportive environment.
Agree. The ROP currently contains policies promoting higher densities and
mixed uses along arterial roads, supporting a "Centres and Corridors"
concept. The proposed direction will make this concept more obvious by
reflecting "Centres and Corridors" references in the ROP, and by including
policies to encourage area municipal OP's to develop policies to promote
opportunities for higher density, mixed uses along significant local routes
linking centres.
The Region will continue to provide guidance and policy direction to the area
municipalities for commercial planning. However, it is recognized, criteria to
establish appropriate "Regional Interest" for commercial planning is needed,
and a framework similar to the existing hierarchy is appropriate and will
continue.
An Arterial Road Corridor Design Guidelines Study has been initiated at the
Region in accordance with the Region's Transportation Master Plan, which
will:
define the role of the arterial road system and public spaces; -
determine an approach for balancing mobility objectives for vehicular
movement and property access with objectives of community design
landscape and non auto modes; and
define roadway access management criteria.
The area municipalities will be consulted throughout this process.
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Submission Number
and Name
Submission Item
14
Suggests that the Region must protect traditional downtown
cores by ensuring that new commercial is not created at the
expense of high vacancy rates in downtown core areas.
Regionaliy significant centres should be designated by the
Region in consultation with iocai municipalities.
15
Suggests that lands designated for employment should not be
eroded for commercial development The Region should
establish pOlicies to protect employment areas.
Suggests that regional centres shouid be identified in the
Regional Plan and further defined in the local plans.
Suggests that there should be some guidance at the regional
level to limit urban sprawl of large format commercial
development
16
17
18
Rural Discussion Paper
Suggests that the ability to designate Rural Employment Areas
should not be removed from ali lake front municipalities.
Clarington has a large rural base, some of which may be
appropriate to consider for industrial uses which require larger
land parcels for outside storage or uses that have a rural
character.
19
Suggests that policies that would permit new lots for farm related
industrial and commercial uses is contradictory to the objective of
reducing the further fragmentation of the rural land base. These
types of uses should instead be encouraged to locate on existing
lots of record.
Regional Staff Response
The Regional centres wili be designated in the ROP. The Region is
proposing to establish criteria defining "Regional Interest", of which
commercial floorspace is one criteria. There are additional criteria defining
circumstances for Regional interest, such as market population and potential
for negative impacts on the planned function of MCA's. If the potential for
negative impacts on these MCA's is possible, the Region could delare an
interest
Agree with conCem raised. The Planning Department is undertaking further
study on the supply/demand for employment land, to include the impact of
commercial uses in Employment Areas.
Agree. As weli, Sub-Central Areas, similar to Community and Local Central
Areas, should be designated in area municipal OP's.
The reflection of a "Centres and Corridors" concept wili provide guidance for
commercial development, including large format commercial. As weli, this
will remove the need for Special Purpose Commercial provisions.
Agree. Clarington, similar to the northern municipalities, contains a large
agricultural and rural community which may benefit from rural employment
areas. It is therefore being recommended that the original proposed
direction be revised to include the Municipality of Clarington
Agree, in part. To address concems over land use compatibility and
fragmentation of farm parcels, the proposed direction for farm-related
commercial uses has been revised. It is recommended that the proposed
direction for farm-related commercial uses not be pursued. Such uses can
be located in Hamlets and Urban Areas, or can be considered through an
ROP amendment process.
The proposed direction for farm-related industrial uses has been clarified to
indicate that the ROP will continue to provide the current general framework
from which such uses can be considered, but be amended to provide
policies to guide the consideration of lot creation for such uses. Area
municipalities wili be required to provide the details in their respective official
plans, should they choose to permit such uses.
Page A89
Submission Number
and Name
Submission Item
Regional Staff Response
20
Generally supports farm markets and farm produce stands as
they help sustain the viability of the agricultural industry.
However, suggests that further discussion is needed on issues
such as criteria for location, size, and permanent markets vs.
seasonal markets.
21
Suggests that severances for the relocation of heritage structures
should be permitted.
22
Suggests that within the Oak Ridges Moraine, all key natural
heritage features be identified as a constraint to aggregate
extraction.
With respect to young woodlands, it is recommended that the
onus be placed on an applicant to verify whether the lands are
occupied by a young plantation or early successional habitat
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Rural residential clusters, rural residential concentrations,
existing trailer parks, commercial uses and tourism uses should
be included as socio-economic constraints.
23 Suggests that due to the large aerial extent of the aggregate
resource, the Region should be taking a lead in requiring area-
wide rehabilitation plans. The preparation, review and
implementation of area-wide rehabilitation plans by the Region,
in consultation with the Municipalities, would ensure that final
rehabilitation of the operations creates a consistent landscape.
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24
Suggests that the Region should also adopt a policy requiring all
new or expanding operations or revisions to existing aggregate
extraction licenses to incorporate progressive rehabilitation.
25
Suggests that a policy be added to encourage continued use of
the Management of Abandoned Aggregate Properties (MAAP)
program to ensure abandoned pits in the Region are
rehabilitated.
26
Does not support the proposed requirement to have all golf
courses proceed by amendment to the Regional Plan. The
Region should instead focus on providing policy guidance to local
municipalities.
To address concerns over land use compatibility and fragmentation of farm
parcels, the proposed direction for farm-related commercial uses has been
revised. It is recommended that the proposed direction for farm-related
commercial uses not be pursued. Such uses can be located in Hamlets and
Urban Areas, or can be considered through an ROP amendment process.
As presented in the Rural Discussion Paper, there are several options
available to area municipalities for the relocation of heritage structures,
including the option of applying for a ROP amendment to permit a site-
specific severance in the rural area.
It is acknowledged that there are environmental constraints in addition to
Natural Core Areas within the ORMCP Area. It is intended that the best
mapping available will be used in the preparation of the actual amendments.
Additional sensitive land use constraints, such as rural clusters, tourism
centres and existing trailer parks, can be identified in the respective official
Plans.
The Rural Discussion Paper proposed that individual rehabilitation plans be
coordinated with plans for adjacent and/or groups of operations in an area.
This proposed direction is considered a reasonable approach to
implementing a comprehensive review of rehabilitation plans. It is being
recommended, however, that policy be. added to the ROP to provide that the
Region take the lead role in coordinating cross-jurisdictional matters and
identifying opportunities to provide linkages and corridors with key natural
heritage features when reviewing rehabilitation plans.
ROP policy 19A.3.6 already contains a specific policy to encourage
progressive rehabilitation of all operations pits and quarries. It does not
appear that the ROP needs to be amended in this regard.
Agree. As suggested, it is being proposed that the ROP be further amended
by adding a policy to encourage area municipalities to continue to participate
in the MAAP program to ensure abandoned pits in the Region are
rehabilitated.
Agree. The recommended direction only requires an amendment to the
local Official Plan or in the absence of local Official Plan coverage an
Regional Amendment will be required.
Page A90
Submission Number
and Name
Submission Item
Regional Staff Response
m
t,;;;J
C"
27
Supports the proposal to distinguish between urban and rural
open space, but notes that open space areas within hamlets
possess similar functions to urban open space areas. More
emphasis should be piaced on the Major Open Space
component of the rural areas in order to ensure a balance
between protection and use of all rural resources is achieved.
28
Environmental Discussion Paper
Suggests that the preparation of a Watershed Plan should not be
a prerequisite for consideration of all types and scales of
development, and should apply only to the designation and
expansion of urban boundaries.
The general policy direction for protecting water resources is
supported but the policies should be facilitative rather than
prescriptive, appropriate of a Regional scale plan.
Supports the establishment of a Natural Heritage System.
However, the ROP should only identify natural features of
regional significance. No rationale has been provided for
extending the vegetative setbacks required by the ORM
Conservation Plan to natural heritage features elsewhere in the
Region.
Suggests that a 30% woodland target for the entire Region is not
appropriate. The Region should consider dividing the Region
into "zones" with specific woodland coverage targets for each
area. The 30% target should also not be achieved at the
expense of agricultural land.
Disagree with the proposal to eliminate the need for an
amendment to make changes to Map 'C'. The inclusion or
removal of lands from the High Potential Aggregate Resource
Area has significant land use implications and therefore cannot
be considered a technical amendment.
29
30
31
32
Agree. The intent of the proposed direction is to amend the ROP by adding
policy to provide direction to area municipalities to distinguish between
recreational uses which are compatible with the character of the open space
lands in urban versus rural areas. For clarity, it is being recommended that
the proposed direction be revised to indicate that area municipal official
plans should provide such detail, including open space areas within
Hamlets.
The Major Open Space system is intended to provide opportunities for
recreational land uses such as golf courses. This will ensure that
Agricultural Areas, where prime agricultural areas predominate, can be
better protected. Accordingly, it is not being recommended that active
recreational uses be restricted from the Major Open Space system
Agree. The recommended direction supports watershed planning as a tool
to be considered in the overall planning of the Region.
The level of detail in the recommended directions is appropriate for an upper
tier official plan. Local Municipal official plans will need to incorporate more
detailed policies.
The recommended NHS only identifies regional significant features. The
recommended direction for setbacks establishes a standard setback only in
the absence of a site specific study.
The 30% target is a regional target. It is anticipated that this target will be
refined for smaller geographical areas through the preparation of watershed
plans. The NHS will not limit the ability of agricultural operation to continue.
Geological information with respect to aggregate potential is regularly
updated by the Province. An amendment to map 'C' (which is provided for
information) each time information is updated, is not necessary.
Page A91
Submission Number
and Name
Submission Item
0';)
~,,:;)
~..
.:.:
,.
33
Disagree with the proposed direction to delete ROP policies
19.2.2 and 19.2.4. Instead, suggest revising policy 19.2.2 to
ensure that upon rehabilitation, the significant landscape feature
is restored appropriately. Also, suggest retaining policy 19.2.4,
as it provides the Region with the abiiity to justify the
identification of environmental or socio-cuitural constraints that
would further define the areas of high potential resource areas.
33
Disagree with permitting non-agricultural uses, such as riding
and boarding stables, kennels, ailotment gardens and fur and
sod farms in the ROP's Permanent Agricultural Reserve
designation. The current policies should be retained, which only
permit such uses in the General Agricultural Area and Major
Open Space designations. To ensure the preservation of the
highest quaiity lands for agricultural activities that produce food, it
is requested that these uses not be permitted in the Permanent
Agricultural Reserve designation. In addition, uses such as
market greenhouses and nurseries should aiso not be permitted
in the Permanent Agricultural Reserve designation.
34
Disagree with the proposed direction to merge the ROP's two
Agricultural Area designations. There is merit in having a tiered
agricultural designation, so that those agricultural uses that are
not as reliant on better quality soils and climates (such as
greenhouses and nurseries, sod farms and riding and boarding
stables) are directed towards lands that are less productive.
Regional Staff Response
Agree. Only the portions of the policies that require studies to be
undertaken should be deleted.
There is nothing to prevent area municipal official plans from being more
restrictive than the ROP in relation to permitting non-agricultural uses in
Agricultural Areas. The iocation for such uses can be detailed in the locai
official plan, without express policy in the ROP.
There is nothing to prevent area municipal official plans from being more
restrictive than the ROP in relation to permitting non-agricultural uses in
Agricultural Areas. The location for such uses can be detailed in the local
official plan, without express policy in the ROP.
Page A92
Recommended Directions Report - Towards a
Recommended Policy/Direction .
,."......... .."".......... ... .....
Protecting Water Resources
That the ROP be amended to clearly support the preparation and
implementation of Watershed Plans as an effective land use
planning tool in the protection of the Region's natural resources.
Watershed plans shall be prepared in accordance with currently
accepted practices. The ROP will acknowledge that the
municipalities will work with the conservation authorities to
implement specific watershed plans by amendment to the affected
official plans.
That the ROP be amended to require that applications for
development (excepting wetland restoration projects and domestic
usage and livestock operations) that require a Permit to Take
c:;n
~:"l Water, or that have the potential to impact water quantity, be
(; accompanied by a study verifying that there is sufficient water
supply to support the proposed use and on a cumulative basis,
confirm that there are no impacts on surrounding water users and
the natural environment.
That the ROP be amended to include policies that promote and
support water conservation.
,
,...
c
That the ROP be amended to require development in the rural
area to maintain and where possible enhance infiltration and
recharge functions. Within urban areas, the policy should seek to
minimize hard surfaces through the review of development
applications and the use of alternative municipal standards where
practical.
ATTACHMENT 2
Agree.
Agree.
Agree. However, these policies should be facilitative rather
than prescriptive in keeping with the level of detail that is
appropriate for a regional official plan.
Page 1
R~comm~nd~~;t)ire~tions R~Ort"'Tow.ards aSustaina61~rand Health .'.~I'I"",ron
;Recom~erid~~;Pdiicii01~irlfcti()f'l. "" , , "C~lT\iJnentil';
That the ROP be amended to strengthen current policy by Agree. Given the large size of the area identified as aquifer
including a constraints map identifying High Aquifer Vulnerability recharge, it may not be appropriate to simply place restrictions
Areas and area municipalities will be required to incorporate on land uses. The policy encourages and/or requires the
similar mapping in their official plans. Applications for adoption of practices that would minimize the impact on
development abutting or in proximity to a high aquifer vulnerability groundwater recharge. This is especially relevant for farm
area will be required to carry out a hydrogeological investigation operations where the application of agricultural chemicals can
verifying the degree of vulnerability. Applications for development be considered a normal farm practice.
in hi~h aquifer vulnerabili~y areas within u.rban areas will be There is a need to develop a consistent approach so that
required to b~ accomp~nled. by ~ contaminant man~~ement plan. information from individual studies can be used to form part of a
L~n~ uses Will be restricted In high aqulf~r vulnerablht.y areas comprehensive data base. Accordingly, it would be appropriate
WI hln the rural area tha~ .have the potential to c~ntamlnate that the studies are undertaken by the municipality.
groundwater unless verified through an appropriate study that the
site is not a high aquifer vulnerability area. Existing land uses that
have the potential to contaminate groundwater in these areas will
be encouraged to develop best management practices.
0:1
e"" That the ROP be amended to include a policy that abandoned
e' wells and boreholes be properly decommissioned.
(-
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That the ROP be amended to add a general policy requiring
development applications in areas where groundwater discharge
could be significantly impacted, to demonstrate that alteration to
groundwater flows will be minimized.
Agree
Agree. There is a need to develop a consistent approach so
that information from individual studies can be used to form part
of a comprehensive data base.
Page 2
Recoml11end~dDirections R,~>>()11- Towards
'''.,''..'..' ...".,....... .:.-....,- '.-.-.-.... <',",,,''-'~'''-.''
RecommtJh(l~dPoUt lDirecti~h'
That the Rap be amended to illustrate the wellhead protection
areas and prohibit specific uses within these areas, to require site
management and contingency plans for those who carry on a
restricted use and to require area municipal official plans to
incorporate wellhead protection areas and associated time of
travel zones as well as policies restricting uses that have the
potential to negatively impact groundwater quality and quantity
reaching the well.
That the Region develop a hydrogeological study guideline on how
hydrogeological studies should be prepared, study components
and matters that should be confirmed through the study to ensure
adverse effects are minimized.
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Enhancing Natural Heritage Features
That the Rap be amended to delete the environmentally sensitive
areas on Map A and replace with a separate map illustrating a
Natural Heritage System for the Region that consists of significant
natural features.
That area municipal official plans provide detailed mapping of the
Natural Heritage System and that exact boundaries of the Natural
Heritage System be determined through watershed plans or site
investigations.
Definitions of the natural heritage system components will be
included in an appendix of the ROP.
"
'.
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COlTlments
Agree. Appropriate mapping and policies will be required for
the wellhead capture zones in Orono.
Agree. The recommended direction has been revised to reflect
previous concerns. The guideline should indicate who will
prepare the study and which agency will oversee the study and
how that information can be incorporated into a comprehensive
data base.
Agree in principle with the establishment of a Natural Heritage
System.
Page 3
~ecommend~d [)ir~ction~Report - T()~ards a
,......,......,....<:.-. . ", .'..,'". .....'.. ..,'.... .....:.-:.:',~..zP:';;.'.,..-.-. ..../ ..:'.' . ....-,.,<1;:,";./....,.....-....
Re~oR1m~nd~(Jti~til,,~if~tipn.
That the Natural Heritage System consist of:
· significant wetlands (all evaluated and unevaluated wetlands)
· significant areas of natural and scientific interest
· fish habitat (including all permanent and intermittent streams)
· significant habitat of endangered and threatened species
· significant wildlife habitat
· significant valleylands
. significant woodlands
That the ROP include policies prohibiting development and site
alteration within the Natural Heritage System, except for:
· forest, fish and wildlife management
O':l · conservation and flood or erosion control projects
f.;) . transportation, infrastructure and utilities
(;
· low intensity recreational uses
· existing agricultural operations
aggregate extraction and agricultural related structures may be
permitted in the Natural Heritage System, with the exception of
provincially significant wetlands or endangered and threatened
species, provided that the environmental integrity is maintained.
<'''.',
~:-
That the ROP require that in the event that portions of the Natural
Heritage System are damaged or destroyed, there should be no
adjustment to the boundary of these areas, and the Region should
require replacement or rehabilitation of the ecological features,
functions and/or landforms
Agree. The Bowmanville Quarry, which is an Earth Science
ANSI, should be specifically excluded from the NHS.
Agree.
Agree
Page 4
Recommended Oirection~ Rep9rt ": Towards a Sustahlanl~ and Healthy E:~yjtoJlmEmt '~-i::"~"~~:i
Ret()mfu~l'Idea Polic/DirJ~i6h
That the ROP be amended to require that in the consideration of
development located in proximity to a Natural Heritage Feature,
the ROP require an Environmental Impact Study which shall
establish an undeveloped vegetative setback. An EIS may be
scoped to suit individual circumstances., as follows:
An EIS would be required where development would be located
within:
. 120 m for wetlands,
. 50 m for habitat of endangered and threatened species,
woodlands, earth science ANSls, significant valleylands, fish
habitat, and significant wildlife habitat
. 120 m for life science ANSls.
O":l That the ROP be amended to illustrate areas targeted for natural
eD
c, coverage as a component of the Natural Heritage System
mapping. Development and site alteration within the area targeted
for natural coverage be subject to an EIS that identifies restoration
opportunities. Areas targeted for natural coverage will not
adversel jm act farmin .
That the ROP be amended to establish a target for woodland
coverage of 30% of the Region's land area. Studies such as
Watershed plans may vary the woodland target for a watershed
that is in keeping with the overall target of 30%. The use of
indigenous tree species to achieve this target is encouraged.
That the ROP be amended to encourage the preparation of area
municipal tree strategies that will advance the implementation of
the woodland coverage target.
'---....
f,
" .......
C:om~~ntsi.i: ~..
Agree.
Agree.
Disagree. Given the size of the Region and the different
characteristics of the lakeshore and northern municipalities, a
30% general target for the entire Region is not appropriate.
The Region should consider dividing the Region into "zones"
with specific woodland coverage targets for each.
Agree. The preparation of an area municipal tree strategy can
be supported.
Page 5
Comments
Recommended Din:lCtions Report - Towards a Sustclinablesrll{ Healthy Environment
......-.. '.'" __. ............ ... ..... . ....... .... ..... ... ......-.......... .... ...... .............
..n.. ". ................ ........... ................ ".. ............... ....... ..... .M".... ................,...
.......... ".-"
RecommendedwPOlic:ylDirectipn
That the ROP be amended to support the use of land securement Agree
tools as a means of enhancing the Region's natural environment.
Factors to be considered in land securement should include
damaged or degraded lands, nature and immediacy of threats to
the land, proximity to existing property in public ownership and
cost of purchase and long term management of the lands.
That the ROP be amended to allow for the consideration of a Agree
severance that facilitates the conveyance of a natural heritage
feature to a public body or non-profit entity for natural heritage
conservation purposes where it adjusts a property boundary or
creates a lot, provided that the severed parcel is rezoned to permit
only natural heritage conservation uses.
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That the ROP be amended to indicate that the Region will work Agree
with the area municipalities and other stakeholders to develop a
Regional Trail Network.
"
"
That the ROP be amended to identify the Lake Iroquois Shoreline
on the Natural Heritage schedule, and general policies be added
to maintain and enhance the significant landforms and
environmental inte rit of these lands.
That the ROP be amended to addressing air quality measures to
be implemented through the Transportation Master Plan.
Acknowledge the potential implications of climate change, and
indicate an intent to respond as knowledge and understanding of
what can be done from a planning perspective to mitigate impacts
emer es.
Agree. The Lake Iroquois Shoreline is a locally significant
recharge area that supports may important features, such as
wetlands, streams and wooded areas.
Agree
Agree
Page 6
Recommended Direction~,Reporl- Towards a Su~.J8il1abl~ and Healtfiy Environment
< ,......... ....'0...'.'. .".'.' .__.-. .... ". .:..'........... ..... ........,'.. ........,.........,'.-'...:..... . .......... ...--:L,c'i.-.-',.;........;. .,..... .,__,,,, .....;'.,....... '.' . "'i.-,' . ,,,,.'. ..-..... ...."C.y
.- '. :..':'::...... :.......;.......... .........::::
Recomn'l~nded. Policy/Oi~etion
Require that in the planning and development of the Region,
consideration be given to improving air quality. The Region's
intent is to reduce greenhouse gas emissions and other air
pollutants generated by its own activities and functions. A policy is Agree
to be included supporting alternative renewable, green energy
sources
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c....
That the ROP be amended to add a new goal to encourage
community planning and design that enhances public health and
safety and encourage the inclusion of policies in the area
municipal official plans that promote healthy and safe living
environments. The Region will consider initiating a program to
monitor key indications of the Region's environmental, social and
economic health as part of the Community Strategic Planning
Process.
Amend the ROP to encourage area municipalities to include
provisions in their official plans to outline a process that must be
satisfied prior to development proceeding in areas where soil
contamination is known or suspected. A general policy will be
included that prior to considering an approval for development,
proponents shall ensure that contaminated site are cleaned up.
The Region will support the remediation of contaminated sites
throu h various ro rams and initiatives.
Encourage local muni<;ipalities to incorporate policies in their
official plans and to adopt lighting standards to minimize light
ollution.
,
'.,
lof...
Agree
Partially agree. The policy should clarify that the contaminated
site should be cleaned up only where the new land use has
more restrictive requirements. If a contaminated industrial site is
to be used for industrial purposes, it may not be necessary to
remediate the site or at least clean it up to the level that would
be necessary if the site were to be used for residential
purposes.
Agree
Page 7
The Re ion's Interest in Plannin for Future Commercial Develo ment
That the ROP be amended to establish criteria to define Regional Partially Agree. The Regional Plan must provide a framework for
interest in commercial planning as any commercial proposal or commercial development. The Plan must continue to provide
56,000 sq. metres or larger on an individual or cumulative basis; schematic framework for higher order commercial centres with
any commercial proposal requiring a market population of 75,000 designated locations. The threshold of 56,000 sq. m. is too high
or more and any commercial proposal that would have the and should be reduced to 25,000 m2 (269,100 ff).
potential to negatively impact the planned function of Central Responsibilities must include the review of applications in
Areas. excess of 25,000 m2 (269,100 W) to ensure that regional
objectives are being fulfilled at the local level.
c
The Region's role in this regard relates to maintaining the
regional structure through designations. The Region's principle
goal should be to ensure that the commercial framework
remains functional and viable and is closely linked with other
elements of land use and transportation that contribute to "Smart
Growth" such as transit, intensification, and brownfields
redevelopment.
C"J)
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,.
The Region has a role in resolving inter-municipal conflict as it
impacts the structure of the Region's Plan. Although centres
may not be regionally significant commercial centres, there are
factors that make them important to the overall regional
structure. Their impacts are also a function of location and
accessibility and tenant mix. A strategically placed centre of this
size can have implications especially on smaller retail centre or
on adjacent municipalities.
Page 8
Re uirements for Market Studies
That the ROP be amended to require a retail impact study for
applications which would result in the expansion of an existing
Central Area that would be of "Regional Interest". The policies
directing area municipality to require retail impact studies to be
deleted. A new policy would be added to require a retail impact
study for any retail commercial development that is of Regional
Interest.
Commercial Hierarch and Central Area Definitions
That the ROP be amended to require that Sub-Central Areas will
O":l be designated in area municipal plans similar to Community and
<:s.J Local Central Areas.
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Floor S ace Allocations for Central Area
That the ROP be amended to delete the policy allocating
floorspace to Central Areas
Partially Agree. See above.
Agree. Regional centres should be identified in the Regional
Plan and further defined in the local plans.
There should be some guidance at the regional level to limit
urban sprawl of large format commercial development.
The Region needs some means of managing growth to make
the connection between population of the area to be serviced,
land use and transportation. The Region also has a role to
address growth issues between municipalities and to arbitrate
inter-municipal disputes.
Providing floorspace allocations provides a sense of framework
and accountability. Everyone knows what the policy framework
is and changes are subject to a public process.
Page 9
Centres and Corridors
That the ROP be amended to provide a clear policy framework
for Centres and Corridors including policies to establish Regional
corridors as areas of intensive mixed use development and to
encourage similar direction for local corridors. That Map A be
amended to designate Regional Corridors.
The Special Purpose Commercial designation should be
discontinued in light of broader permission for retail along
arterials and periphery of employment areas.
C':;'?
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The Region proposed a broadening of permissions where
employment areas abut highway or arterial roads. In response to
concerns raised the Region is undertaking further study of the
supply and demand for employment land, including the impact of
commercial uses in Employment Areas
c,
\"
Generally Agree. However care should be taken to not strip all
major arterial roadways. As has been seen from development
that occurred 30-40 years ago, commercial stripping along
arterial roadways is not an inviting and sustainable form of land
use. Intensification within these developments is difficult.
Agree. The Special Purpose Commercial designation has been
used for purposes other than intended (e.g. Harmony Power
Centre). However, the elimination of this land use category
should not be tied to commercial uses in employment areas.
This is contrary to promoting high intensity mixed uses and
transit supportive development. It also diminishes industrial land
supply which is in short supply in some municipalities.
Agree. Further study is required to determine the appropriate
policy direction. While large format retail uses are currently
permitted within employments areas due to special siting needs,
broadening the range of permitted uses limits the effectiveness
and viability of other designated commercial areas. Commercial
uses choose the cheaper industrial lands. In turn, this also
creates more competition for land between industrial and
commercial uses, possibly increasing the price for industrial
land. A retail function accessory to a manufacturing use should
continue to be permitted as of right.
Page 10
Urban Form
The Region will complete an Arterial Road Corridor Design
Guidelines Study prior to establishing design criteria for the
arterial roads that address the need for a finer-grained access
s stem to commercial uses.
Ma nitude of Retail Growth
That the ROP be amended to delete the requirement for the
Region to require the preparation of a retail impact study for the
designation of a new Centre unless it is of Regional interest; that
the area municipalities will be responsible for designating new
Local Centres and that the designation of any new Regional
Centre shall be b amendment.
en
c,_,
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Agree. Provided that the area municipalities are fully consulted
and that policies are oriented to Regional responsibilities like
access management and transit.
Partially Agree. See comment above. Although the Region
must maintain a healthy and competitive supply of retail
f1oorspace, new space should not come at the expense of high
vacancy rates in downtown core areas. The Region must ensure
that downtown core areas will be protected in the consideration
of an new commercial develo ment.
Page 11
Surplus Farm Dwellin s Non-Abuttin Farms
That the ROP be amended to delete the policy which provides for
the consideration of the severance of a surplus dwelling from a
non-abutting farm by amendment.
Retirement Lots
That the ROP be amended to delete the policy which provides for
the consideration of one farm retirement lot from the total farm
holding.
New Farm Lot Creation
That the ROP continue to provide the current general framework
for the consideration of farm-related industrial uses in Agricultural
Areas and the Major Open Space system but be amended to
provide policies to guide the consideration of lot creation for such
uses and require area municipalities to provide details in their
respective official plans.
That the original proposed direction to permit "stand alone" farm-
related commercial uses in a manner similar to farm-related
industrial uses not be pursued.
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Agree
Agree
Disagree with the creation of additional parcels for farm-related
industrial and commercial uses.
Agree that the Region should permit these uses only within
"General Agricultural Area" or "Major Open Space" (excluding
ORM) designations, and encourage them to locate on existing
parcels.
Clarington supports farm markets and farm produce stands as
they support the viability of the agricultural industry. It is
requested that discussion regarding issues such as criteria for
location, size, and permanent markets versus seasonal markets
be held with the local municipalities.
Agree that severances of farm-related commercial uses not be
permitted. Clarification is required as to what will be considered
as farm-related commercial uses.
Page 12
Accesso Farm Uses
That the ROP be amended to provide a general framework to
guide the consideration of accessory farm uses, and direct area
municipalities be encouraged to include detailed policies in their
official plans to address accessory farm uses, including scale,
number and potential impacts on surrounding uses.
Severances for Herita e Structures
Specific severance policies to permit the relocation of heritage
structures in the rural area are not proposed.
Lot Line Ad.ustments
That the ROP be amended to provide more clarity to policy
12.3.15, which permits the consideration of severances involving
the minor ad'ustment of lot lines.
Rural Settlement Policies
That the ROP be amended to: clarify the policies to reflect the
form, type and limited scale of development intended for Hamlets;
incorporate policies that establish a firm limit to Hamlet
development of 25% of existing development or the current
development potential identified in area municipal planning
documents, whichever is greater; and clarify that Hamlet
development may only proceed if required technical studies
conclude that development on private individual services will be
sustainable.
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More Clarification is required. Clarington supports the principle
of accessory farm uses yet it is not recommended that the
proposed temporary use by-laws be utilized to control accessory
farm uses. Generally, accessory uses are permitted provided it
is accessory to a permitted use. In addition, there would be
limited financial advantage to permit accessory farm uses on a
tem ora basis.
Disagree - Clarington requested changes in particular to allow
for retention of heritage housing stock in light of the construction
of Highway 407.
Agree
Partially Agree. Hamlet development should relate in form and
type with the character of the settlement area. The Region has
identified the ultimate size for each of the 14 hamlets in
Clarington. Rather than an ultimate hamlet size, it is more
appropriate to refer to the size limit as the limit permitted at this
time and that further expansions will be subject to a
comprehensive review of the ROP. It is important the Clarington
concurs with the ultimate hamlet size proposed by the Region.
The requirement of technical studies for the proposed
develo ment is su orted.
Page 13
Count Residential Subdivisions
That the ROP be amended to delete policies that provide for the Agree
consideration of new Country Residential Subdivisions and add
policies to clarify that no new Country Residential Subdivisions
will be ermitted to locate in the rural area.
Rural Residentiallnfillin
That the ROP be amended to delete the portion of the policy that Agree
permits the identification of new clusters. Retain the remainder of
the olic which ermits lot creation within existin clusters.
10-Acre Lots
That the ROP be amended to delete the policy which permits Agree
rural residential infilling within concentrations of 4 hectare (10
acre lots.
Rural Em 10 ment Areas
That the ROP be amended to permit limited Rural Employment Agree
Areas only in the Townships of Brock, UXbridge, Scugog and
Clarington, subject to the preparation of a comprehensive
industrial study for the municipality. To provide guidance, specific
study requirements that must be followed to establish the need
and location of new Rural Em 10 ment Areas are to be added.
Rural Non-Farm Policies - Golf Courses
That the ROP be amended to prohibit golf courses in Agricultural Partially Agree. Golf courses should be prohibited from Prime
Areas and that all new golf courses and golf course expansions Agricultural Areas but should be permitted by amendment in
to be considered by amendment to the ROP or an area municipal General Agricultural or Rural Areas.
amendment where a ro riate olicies are in lace.
That the ROP be amended to specifically require the submission Agree
of a Hydrogeological Study that assesses the impacts on water
ualit and uantit.
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Page 14
That the ROP be amended to require the submission of a Best
Management Practices report that addresses design,
construction and 0 eration considerations, includin traffic.
That the ROP be amended to limit the scale of clubhouses and
other associated uses in rural areas to ensure such uses will be
second a to the rima use of the olf course.
Re ional Nodes
That the ROP be amended to delete the policies and
designations establishing Regional Nodes in urban areas, and to
delete policies pertaining to the consideration and establishment
of new Regional Nodes in the rural area and adding policies so
that existin rural Re ional Nodes can be randfathered.
A re ate Resource Areas
That the ROP be amended to resolve the policy conflict between
Sections 19A.3.4 and 20.2.6 by no longer requiring an
amendment in order to make changes to Map 'C'.
That the ROP be amended to reflect new (current) geological,
socio-cultural and environmental constraint information and
license status of aggregate resource extraction areas (Map 'A',
Ma 'C' and Schedule 4 ;
That the ROP be amended to delete the study requirements
contained in policies 19.2.2 and 19.2.4, which require studies for:
the identification of significant landscape features that should not
be altered bare ate activities; and, identification of areas
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Agree
Agree
Agree
Agree with the need to resolve the policy conflict between the
two sections.
Disagree with the proposal to eliminate the need for an
amendment to make changes to Map C. The inclusion or
removal of lands from the High Potential Aggregate Resource
Area has significant land use implications and therefore cannot
be considered without an amendment
Agree.
Disagree. Section 19.2.2 should be revised to ensure that upon
rehabilitation, the significant landscape feature is restored
appropriately. The identification of aggregate extraction areas by
amendment should remain.
Page 15
where aggregate extraction should be encouraged and retain the
policy intent of protecting such featureslresources
Section 19.2.4 provides the Region with the ability to justify the
identification of environmental or socia-cultural constraints that
would further define the areas of High Potential Aggregate
Resource Areas. The study requirements should remain. The
identification of areas where aggregate extraction is to be
encouraged should be by amendment.
That the ROP be amended to require an assessment of Agree
operational aspects of pits and quarries, such as exhaust
emissions and lighting impacts, and that the Plan require that
mitigation measures be provided for all potential impacts of the
operation, at the time aggregate related amendment applications
are being considered.
That the ROP be amended to clarify policy 19A.3.9 (b)(v) by Agree
indicating that the required assessment of potential impacts on
residents in the vicinity of proposed resources extraction areas or
aggregate-related industrial uses, should address the
considerations and concerns identified in the remainder of policy
19A.3.9.
That the ROP be amended to revise policy 19A.3.7 to require Agree
that, in addition to the site-by-site rehabilitation programs,
specified in the Aggregate Resources Act, that rehabilitation
plans, which are submitted in support of ROP amendment
applications, be reviewed in conjunction with the Environmental
1m act Stud in accordance with polic 2.3.17.
That the ROP be amended to re uire that rehabilitation lans be A ree
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Page 16
considered in conjunction with adjacent and/or groups of
operations in an area, in order to provide for a more
com rehensive rehabilitation ro ram.
That the ROP be amended to require that rehabilitation be
undertaken in a timely manner in accordance with the approved
site plan, that the site be restored to blend in with land form
patterns of adjacent land; and that rehabilitation sites be restored
to either the same soil capability as pre-excavation, or to a
ve etative state usin native s ecies.
That the ROP be amended to provide that the Region take the
lead role in coordinating cross-jurisdictional matters and
identifying opportunities to provide linkages and corridors with
natural heritage features when reviewing rehabilitation plans.
That the ROP be amended to specify that Site Plans and
technical reports, as required by the Provincial Standards
established under the Aggregate Resources Act and Regulations,
should be submitted, where appropriate, at the time aggregate
related amendment applications are being considered, to address
the re uirements of the ROP.
That the ROP be amended to add a policy to encourage area
municipalities to continue to participate in the Management of
Abandoned Aggregate Properties (MAAP) Program, to facilitate
the rehabilitation of abandoned its.
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Agree
Agree. The preparation, review and implementation of area-wide
rehabilitation plans by the Region, in consultation with the
Municipalities, will ensure that final rehabilitation of the
operations will create a consistent landscape incorporating
common goals and objectives. A policy should be prepared in
this regard, rather than trying to deal with individual applications
as they are submitted and trying to have them compliment
existing approved rehabilitation plans that were approved prior
to the conce t of "area-wide rehabilitation lans".
Agree
Agree
Page 17
Peat Resources
That the ROP be amended by deleting the policies relating to the
re ulation of eat extraction activities.
Gas Stations
That the ROP be amended to delete the policy that permits the
consideration of gas stations and/or gas bars in the Agricultural
Area and Ma'or a en S ace S stem.
Other Non-farm, Non-residential Uses
That the Rap be amended by deleting cultural and health
facilities as permitted uses from policy 5.2.1. Such uses would
continue to be permitted in Urban Areas and Hamlets. Only
community facilities that are municipally owned would continue to
be permitted in the rural Major Open Space System.
That the ROP be amended to prohibit the establishment of
cemeteries in prime agricultural areas.
That the Rap be amended to permit non-agricultural uses, such
as riding and boarding stables, kennels, allotment gardens and
fur and sod farms in the Permanent Agricultural Reserve
designation on existing lots and to provide for area municipal
official plans to contain locational criteria for such non-agricultural
uses in Agricultural Areas.
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Agree.
Agree
Agree
Partially Agree. A limited one-time expansion to existing
cemeteries should be permitted
Disagree. Existing policies recognize that these types of
agricultural uses are not reliant upon the best soils and the best
climatic conditions and as such permit these uses only in the
"General Agricultural Area" and "Major Open Space"
designations. In order to ensure the preservation of the highest
quality lands for agricultural activities that provide food, it is
requested that these uses not be permitted in the "Permanent
Agricultural Reserve" designation. In addition, uses such as
market greenhouses and nurseries should also not be permitted
in the "Permanent Agricultural Reserve".
Page 18
Ma'or 0 en S ace S stem
That the ROP be amended to require area municipalities, in their
official plans, to distinguish between recreational uses which are
compatible with the character of the open space lands in the
urban, hamlet and rural areas.
A ricultural Areas
That the ROP be amended by merging the Permanent
Agricultural ReseNe and General Agricultural Area designation
on Map A into one land use designation for the purpose of
agriculture and farm-related uses and to revise the text
accordingly.
Existin Non-Conformin Uses in the Rural Area
That the ROP be amended by clarifying the non-conforming use
policy by adding a policy to prohibit lot creation associated with
non-conform in uses.
Other Rural Issues
That the ROP be amended by clarifying the "Basis, Goals and
Directions" to distinguish between urban and rural areas. Also, to
add a policy to the Basis to acknowledge that natural resources
are non-renewable and limited.
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Agree.
Disagree. Merit exists in having a tiered agricultural designation
in that those agricultural uses that are not as reliant on better
quality soils and climates such as greenhouses and nurseries,
sod farms and riding and boarding stables are directed towards
lands that are less productive. See comments made under the
3rd item in "Other Non-Farm Non-Residential Uses".
Agree
Agree
Page 19
.
That the ROP be amended by clarifying the "Housing" policies to
recognize the distinction between urban and rural settlement
areas.
That the ROP be amended by deleting references to rural
population "targets" and replacing the term with "forecasts". In
addition, the planning time horizon will be disassociated with the
rural population forecast, and that it be clarified that the rural
forecast represents the maximum population capacity planned for
Durham's rural area.
That the ROP be amended to include commercial wind turbines
as an electric power facility under Section 5.2.6 of the ROP and
encourage area municipalities to include policies in their official
plans to ensure that commercial wind turbines are located
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Agree. Recognition of the differences between urban and
hamlet housing policies is warranted in that servicing constraints
often dictate lot size. However, the new policies should provide
options that encourage new development complementing the
characteristics of the historic hamlet in design and lot size.
Agree
Partially agree. Commercial wind turbines should be recognized
but question whether commercial enterprises that are not public
utilities be considered as a utility under Section 5.2.6.
Page 20