HomeMy WebLinkAboutPSD-163-04
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REPORT
PLANNING SERVICES
Meeting:
Date:
GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Monday,December6,2004
Report #:
Subject:
PSD-163-04
File #: PLN 31.5.5
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By-law #:
BROOKHILL SECONDARY PLAN STUDY - RESULTS OF LANDOWNERS
MEETING AND STUDY COMMENCEMENT
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-163-04 be received;
2. THAT staff be authorized to issue a request for proposals to prepare the Brookhill
Secondary Plan FORTHWITH;
3. THAT the study be funded 100% by the Municipality with funds from 2004 Planning
Services Consulting Budget and Development Charges Account; and
4. THAT all interested parties listed in Report PSD-163-04 and any delegation be advised
of Council's decision.
Submitted by:
Da . Crome, M.C.I.P., R.P.P.
Director of Planning Services
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-# Chief Administrative Officer
HB/CP/DJC/lb
30 November 2004
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830
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REPORT NO.: PSD-163-o4
PAGE 2
1.0 BACKGROUND
1.1 On February 23, 2004, Staff reported to Council on the need to conduct a Secondary
Plan rather than a traditional Neighbourhood Design Plan for the Brookhill
Neighbourhood. Staff also suggested that a "new urbanist approach" be taken when
planning this neighbourhood and that the study area for the Secondary Plan include
lands designated "Future Urban Residential". Council concurred and approved the
recommendations contained in Report PSD-022-04 (Attachment 2).
1.2 Staff met with the three main land owners/developers within the Brookhill Neighbourhood
on March 17,2004. The Developers Group is comprised of:
. West Diamond Properties Inc. and Players Business Park Ltd.
(The Kaitlin Group and Metrus Properties Inc. and hereafter referred to as
Kaitlin/Metrus)
. Adalan Development Corporation
. Tonno Construction Ltd.
At this meeting, the Developers advised that they did not have difficulty with utilizing
principles of "new urbanism", but were concerned that the preparation and approval of a
secondary plan would take longer than a neighbourhood plan. Representatives of
Kaitlin/Metrus offered to submit a draft terms of reference for consideration. A meeting
was held again with representatives of Kaitlin/Metrus on April 20, 2004, at which time it
was once more expressed that the length of time a secondary plan would take was of
concern to the Developers.
1.3 On May 20, 2004, Staff met with the Developer's Group and reviewed the draft terms of
reference prepared by the Developers Group as submitted on May 18, 2004. These
terms of reference proposed reviewing new urbanism design concepts and the
preparation of a neighbourhood design plan. It did not incorporate a secondary plan
process nor did it deal with the extended Brookhill Study Area as approved by Council in
February 2004.
1.4 On June 28, 2004 Staff reported to Council (Report PSD-088-04) advising that the
Developers Group have expressed concern about the additional time and cost that would
be involved in:
o a review of new urbanism and alternative design standards that have been
implemented in the GT A;
o an expanded study area;
o a municipal led process; and
o the preparation of a secondary plan.
It was recommended that the Brookhill Secondary Plan be deferred until 2005 or until
appropriate funds are secured to undertake the study. Council Resolution #C-358-04
adopted these recommendations and requested Planning Services to host a meeting
with interested landowners to determine if any other landowners would be interested in
funding this study.
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REPORT NO.: PSD-163-o4
PAGE 3
1.5 This meeting was held on October 14, 2004 at 7:00pm at the Garnet B. Rickard
Recreation Complex. Property owners that either have greater than 2 acres of land or
land that is not completely constrained by environmental features such as the Maple
Grove Wetland Complex were identified and in all, 36 property owners representing 32
properties were invited to attend the meeting. Prior to the meeting 2 residents called
advising that they would not be attending the meeting and do not wish to contribute
financially to a study. Planning Services was also contacted by a representative of
Kaitlin/Metrus, who advised that they would not be attending the meeting. Also absent at
the meeting was representation from the other major landowner/developer (Tonno).
1.6 The meeting was attended by 14 landowners. At the meeting, staff made a brief
presentation followed by questions from the landowners which included:
o what will be the "funding formula";
o what benefit would accrue through contributing to this study;
o how were the environmentally protected areas within the study area determined; and
o can the Municipality receive monies to fund the study as a charitable donation? The
Finance Department has confirmed that this can be done.
1 .7 All attendees of the meeting were handed a response sheet asking whether they would
be willing to contribute financially to the study. It was requested that the sheet be
returned by October 30th, 2004. Only one response sheet has been received identifying
that the landowner does not wish to contribute to the study.
1.8 Municipal representatives met with Kaitlin/Metrus on October 26th 2004, and during this
meeting Kaitlin/Metrus offered to conduct a pilot project for Clarington on new urbanism
for lands within the south portion of the study area. An additional meeting was held
with KaitlinlMetrus on November 24, 2004 at which time staff presented a revised work
program which left the "broad picture" planning up to the Municipality, but allowed the
Developers Group to submit detailed neighbourhood design plans. It retained the
secondary plan requirement. At this meeting, Kaitlin/Metrus representatives again clearly
expressed their disappointment in completing a secondary plan process; that this will be
a municipally led study; that a component of the process is for Council and staff to gain a
better understanding of new urbanism; and the timeframe for completing the work.
Although the Kaitlin/Metrus representatives raised the noted concerns at the meeting,
they agreed to review the proposed work program in detail.
2.0 STAFF COMMENTS
2.1 Kaitlin/Metrus has submitted an application for plan of subdivision and rezoning for lands
within the Brookhill Secondary Plan Study Area on the west side of Green Road. A
Public Meeting Report (PSD-151-04) for this application has been prepared and will be
considered by Committee on the same agenda as this report.
This fall, West Diamond Properties Inc. and Players Business Park Ltd. lodged an
appeal to the Ontario Municipal Board under Section 51 (34) of the Planning Act. This
section of the Planning Act provides opportunity to appeal an application for a plan of
subdivision if a decision is not made by the approval authority within 90 days of receipt of
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REPORT NO.: PSD-163-o4
PAGE 4
a completed application. This was based on an earlier application submission in 2003
which was returned to the applicant since the pre-requisite subwatershed and
neighbourhood plan had not been completed. The application was resubmitted with
revised application fees following on October 15, 2004. The Municipality's solicitor has
advised that there is serious reason to doubt whether the Board has jurisdiction to hear
this appeal. Any further information on this issue can be provided to Council in-camera.
Regardless of Board's jurisdiction to hear the appeal at this time, the appeal could be
resubmitted after a period from date that the Municipality deemed the resubmitted
application complete. In consideration of this, it is advisable to proceed with the
neighbourhood planning process as soon as possible.
2.2 We appear to be at an impasse with respect to landowner funding for a municipally-led
study. In order to move forward with the planning for this neighbourhood and address
the urgency of the appeal by Kaitlin/Metrus, it is recommended that the Brookhill
Secondary Plan focus on the current neighbourhood limits south of Longworth extension.
This will reduce the cost and shorten the timeline. It is anticipated that the Study would
cost approximately $150,000 and take approximately one year to complete.
2.3 The Director of Finance has been consulted with respect to funding of the Study. It is
anticipated that the cost of the Study can be accommodated with the funding from the
2004 Planning Budget and development charges. In the event that the approved bid
exceeds the anticipated cost, the additional funding would be available in the normal
allocation in the 2005 Planning Services Budget.
2.4 Commencing this work, whether developer-led or municipally-led, will require further staff
resources to manage and work with the consultant team. As a result it is expected that
staff resources will need to be shifted from other residential applications.
3.0 CONCLUSION
3.1 In February, staff reported to Council on the merits of a new urbanism approach for the
development of the Brookhill neighbourhood. While staff has tried to defer this matter in
light of other municipal priorities, the pending OMB hearing makes it vital that the
planning process for the Brookhill Neighbourhood move forward on the basis of the
current neighbourhood limits. It is recommended that the Secondary Plan study be
initiated without delay through the preparation of a request for proposals.
Attachments:
Attachment 1-
Attachment 2 -
Brookhill Secondary Plan Study Area
PSD-022-04
Interested parties to be advised of Council's decision:
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REPORT NO.: PSD.163.()4
PAGE 5
Harold and Jean Hoskin
Greg Milosh
Tome Veljanovski
Steve Neshevich
Harold and Joan Stevens
Myra Douglas
Jose Brito
Wayne Bolahood
Alfredo DeBrito
John Andrusyshyn
Beatriz Gracinda Felix
Robert Stevens
Metrus Developments Inc
Tonno Construction Limited
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ATTACHMENT 1
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ATTACHMENT 2
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REPORT
PLANNING SERVICES
Meeting:
!
GENERAL PURPOSE AND ADMINISTRATION CbMMITTEE
\
Date:
Monday, Februar)r23, 2004
Report #:
PSD-022-04
FILE#: PLN 31.5.5
By-law #
Subject:
BROOKHILL NEIGHBOURHOOD DESIGN PLAN
Recommendations:
It is respectfully recommended that the General Purpose and Administration Committee recommend to
Council the following:
1. THAT Report PSD-022-04 be received;
2. THAT staff be authorized to prepare a Secondary Plan for Brookhill Neighbourhoodand request
proposals from consultants and report back to Council when considered appropriate;
3. THAT a new urbanist approach be investigated for the design of the Brookhill Neighbourhood;
4. THAT the Brookhill Neighbourhood Secondary Plan Study Area incorporate all the lands
identified on Attachment 1 including lands designated as Future Urban Residential; and
5. THAT no additional Neighbourhood Design Planning Studies commence in 2004.
Submitted by:
D vid . Crome, M.C.I.P., R.P.P.
Director of Planning Services
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Reviewed by: _,/'., "'~
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Chief Administrative Officer
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CS/HB/CP/DJC/df
18 February 2004
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830
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REPORT NO.: PSD-022-04
PAGE 2
1.0 BACKGROUND
1.1 The Brookhill Neighbourhood, as identified in the Clarington Official Plan, is
generally located north of King Street/Durham Region Highway No.2, west of the
Bowmanville Creek, south of the future Longworth Avenue extension, and east of
the west limits of the Bowmanville urban area boundary (Attachment 1). The
neighbourhood abuts the north limits of the West Bowmanville Main Central Area
and Highway Commercial Area west of Green Road.
1.2 In October 2002, Aquafor Beech was awarded the contract for conducting the
Brookhill Subwatershed Study. Preparation of a subwatershed study as a
precursor to development by plan of subdivision is a requirement of the
Clarington Official Plan. The purpose of the study is to establish a framework for
stormwater management, identify natural features to be protected and suggest
mitigative measures where impacts to natural features are predicted. This study
is coordinated by Staff but paid for by three large landowners within the study
area. In November 2003 the first phase of the study was completed and
presented at a public information centre.
1.3 Phase 1 of the study identifies the existing environmental conditions, evaluates
the natural features and functions and develops constraint mapping identifying
developable lands, non-developable lands, and lands requiring environmental
mitigation before development can occur. Phase 2 of the study evaluates
alternative subwatershed management strategies. A recommended
subwatershed plan will be proposed in Phase 3 and in the last phase (Phase 4)
an implementation plan will be developed.
Phase 2 is currently underway and it is anticipated that the study will be
completed in early summer 2004.
1.4 The Neighbourhood Design Plan process is scheduled to commence in 2004 with
the completion of the sub-watershed study. The purpose of this report is to:
a) Recommend that a secondary plan be undertaken for the Brookhill
Neighbourhood Study Area;
b) Modify the current approach to neighbourhood planning for the Brookhill
Neighbourhood by having the Municipality undertake the lead role;
c) Recommend that the neighbourhood boundaries be extended for the
Brookhill Neighbourhood Planning process in recognition of the watershed
study boundary, cost-efficiencies in the planning process and in
preparation for the Official Plan update;
d) Recommend that the Brookhill Neighbourhood be planned utilizing the
principles of new urbanism;
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REPORT NO.: PSD-022-04
PAGE 3
e) Recommend that no additional neighbourhood planning exercises
commence in 2004.
2.0 NEW URBANISM
2.1 What is New Urbanism?
New urbanism is a response to the patterns of sprawl that have developed in the
post war period. Using different names such as "traditional neighbourhood
development", "transit-oriented development" and "Neo-traditional planning", new
urbanism is an attempt to restore the traditional urban elements to the planning of
neighbourhoods. The Congress on New Urbanism adopted a Charter which is
contained in Attachment 2 to this Report.
New urbanism can be applied at a variety of scales from a regional or municipal
wide approach, down to a neighbourhood, street or building level. The principles
as they relate to neighbourhoods, streets, and buildings can be appropriate for
the overall development of the Neighbourhood Design Plan for the Brookhill
Neighbourhood. The following key elements of New Urbanism will be examined
through the Neighbourhood Design process for their applicability:
Traditional Neighbourhood Structure
. Discernable centre and edge for the neighbourhood;
. Public buildings and space at centre;
. Importance of quality public realm including smaller parks as community focal
points; and
. Contains a range of uses and densities within 5-minute walk.
Connectivity
. Interconnected street grid network which disperses traffic and makes walking
safe and easy;
. A hierarchy of narrow streets, boulevards, and alleys;
. High quality pedestrian network and public realm makes walking pleasurable;
and
. Integrated use of open system and trail networks.
Mixed-Use & Diversity
. A mix of homes, apartments, shops and offices, within neighbourhoods, within
blocks, and within buildings, which encourages a diversity of people of various
ages and incomes.
. A range of housing types and sizes providing for a variety of prices.
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REPORT NO.: PSD-022-04
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Quality Architecture & Urban Design
. Emphasis on beauty, human comfort, and creating a sense of place; Special
placement of civic uses and sites within community. Human scale architecture
and beautiful surroundings;
. Creation of a community identity including gateway treatments; and
. Parking lots and garage doors rarely front the street.
Smart Transportation
. A network to connect neighbourhoods; and
. Transit supportive land uses and building design.
Sustainability
. Minimal environmental impact of development and its operations;
. Eco-friendly technologies, respect for ecology and value of natural systems;
and
. Energy efficiency.
2.2 Where is New Urbanism beinq applied today?
New urbanism is still relatively new but has attracted a lot of attention in recent
years. A recent report identified nearly 500 neighbourhood scale projects that
had been completed, under construction or in the planning stage in the United
States. About half of the new urbanist projects in the United States are
Greenfield projects and the rest are infill projects. More important, it is becoming
less of a distinct category but is influencing a lot of development with hybrid
models making some elements less distinguishable as a category.
In Canada, new urbanism is also growing. There have been new urbanist
projects across the country, most notably in British Columbia, Alberta and
Ontario. Both Markham and Oakville have adopted new urbanism as their
fundamental approach to planning new communities. Markham now has six new
urbanist neighbourhoods planned and developing.
2.3 Why use a New-Urbanist approach for Brookhill Neiqbhourhood?
Brookhill will be one of the most significant development areas in the Municipality
over the next twenty years. Brookhill is located on the north limits of the West
Main Central Area and will be the site of the new Bowmanville High School. In
many ways, it is separated from other parts of Bowmanville by the Bowmanville
Creek. There is the opportunity here to create a significantly distinct place,
something different from the traditional suburban residential patterns of the last
15 years.
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REPORT NO.: PSD-022-04
PAGE 5
The emerging West Main Central Area provides the opportunity for close ties to a
strong commercial town centre, recreational facilities and a transit hub. Making
the connections between residential community like Brookhill and the West Main
Central Area will be important to implementing a smart growth policy.
The benefits of implementing a New Urbanism approach for development goes
beyond creating an aesthetically pleasing environment and a neighbourhood with
a unique character. Implementing the elements of new urbanism can provide
economic, social and environmental benefits. A key principle of New Urbanism is
obtaining a mix in the form and type of development within a neighbourhood,
providing a variety of housing types and housing prices. The economy of land
use inherent with a new urbanism approach can result in better-utilized
infrastructure and more efficient public transit system leading many to advocate
new urbanism as a "smart growth" alternative to sprawl.
2.4 Issues to be Addressed
Some new urbanist ideas have met resistance from various sectors and there are
issues that would need to be addressed in the context of the study. In particular,
over the years, Engineering Services staff have expressed reservations regarding
some elements of the new urbanist approach, specifically the use of rear lanes
and the reduction of road widths, both in terms of right-of-ways and the paved
area. In exploring a new urbanist approach at this time, the Municipality can learn
from the experiences of other Municipalities and address issues related to road
design and servicing alternatives.
3.0 NEIGHBOURHOOD DESIGN PLAN PROCESS
3.1 The Clarington Official Plan provides that secondary plans are not required for
any residential neighbourhood unless specified by Council. Given that Planning
staff is recommending a departure from the traditional approach to
neighbourhood design, specifically that a new urbanist approach be explored for
the Brookhill Neighbourhood, it is recommended that the neighbourhood planning
approach include the preparation of a secondary plan.
3.2 The Clarington Official Plan provides that "prior to the consideration and approval
of a plan of subdivision, the Municipality shall generally require the preparation of
a neighbourhood design plan to the satisfaction of the Municipality in consultation
with other agencies." A neighbourhood design plan provides a general
development plan of an entire neighbourhood and includes road alignments,
sidewalks, trails, and transit, lotting pattern, school, park, open space system and
stormwater management facilities.
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REPORT NO.: PSD-022-04
PAGE 6
3.3 The difference between a Secondary Plan and a Neighbourhood Design Plan is
that the former is adopted as a policy document under the Planning Act. A
Neighbourhood Design Plan focuses on design and servicing issues for the area
and does not have any statutory authority.
3.4 Best practices from other municipalities indicate that generally neighbourhood
design plans and/or secondary plans are undertaken through a municipally-led
process. In many cases, the development interests fund at least a portion of the
planning studies.
3.5 It is recommended that the Municipality commence the preparation of a
Secondary Plan for Brookhill Neighbourhood which incoroporates the necessary
elements of the Neighbourhood Design Plan process as outlined in the Official
Plan. A draft scope of work is contained in Attachment 3 and will be utilized to
prepare a Request for Proposals. All studies, reports or plans prepared by
landowners within a neighbourhood will continue to form part of the background
information. In addition, all major landowners would be stakeholders and full
participants throughout the study process.
4.0 EXPANSION OF THE BROOKHILL NEIGHBOURHOOD PLANNING STUDY
AREA
4.1 Brookhill Neighbourhood as defined in the Official Plan extends generally north of
the Bowmanville West Main Central Area to Longworth Avenue. (see Attachment
1)
4.2 Additional lands are proposed to be included in the Study Area to make the
planning process cost-effective and to co-ordinate with the sub-watershed
planning process. The additional lands proposed to be included are:
a) the portion of Knox Neighbourhood north of Longworth Avenue between
Regional Road 57 and the Bowmanville Creek
b) the Future Urban Development lands between the future Longworth
Avenue extension and Nash Road, west of Regional Road 57. These
lands would be considered for redesignation in the context of the pending
review of the Clarington Official Plan.
4.3 The expanded Brookhill Neighbourhood Study Area would comprise 300 ha (750
acres). The north-west corner of the Study Area includes a portion of the Maple
Woods Wetland Complex which has recently been identified by the Ministry of
Natural Resources as provincially significant.
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PAGE 7
5.0 OTHER NEIGHBOURHOOD DESIGN PLANS
5.1 The preparation of Neighbourhood Design Plans is a requirement prior to the
consideration of any plan of subdivision. In 2003, the Foster East Neighbourhood
Design Plan was completed, allowing for the approval of two plans of subdivision
in Newcastle Village. The Brookhill Neighbourhood Planning process
commenced with the initiation of a subwatershed plan in 2003 and this report
deals with the next step in the preparation of a neighbourhood plan.
There are landowners in both Bowmanville and Courtice who wish to commence
neighbourhood planning studies. The commencement of any additional
neighbourhood planning studies will negatively impact staff's ability to complete
Council's priority objectives - a new Zoning By-law and the review of the
Clarington Official Plan.
5.2 The primary municipal concern with the timing of new neighbourhood planning
studies would be to ensure an adequate supply of housing. The Official Plan
requires a minimum 3 year supply of approved development lots.
The following chart illustrates the draft approved and the registered un-built lots
available as of July 1, 2003, within the urban areas of Courtice, Bowmanville and
Newcastle Village, excluding Wilmot Creek Retirement Community.
Courtice
Bowmanville
Newcastle Village
Total
Draft Approved and Vacant Lots
July 1, 2003
Total Draft
Approved Lots
1892
3757
1249
6898
Total Vacant
Registered Lots
71
275
39
385
,
Total Lots
1963
4032
1288
7583
Since this date, additional supply of 665 new units has been added to Newcastle
Village through the approval of plans of subdivision by Foster Creek
Developments and Syvan Developments (the former Kiradaar site).
Based on recent development activity, the existing lot inventory would provide for
a 9 - 12 year supply of new residential units. Therefore the supply of available
lots is still well in excess of the 3 years required to be maintained by the
Clarington Official Plan.
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REPORT NO.: PSD-022-04
PAGE 8
5.3 It is recommended that based on the existing inventory of lots and the
commitment of staff to other priorities, no additional neighbourhood planning
studies, including the prerequisite subwatershed studies commence in 2004 and
possibly 2005.
6.0 FUNDING THE NEIGHBOURHOOD PLANNING STUDY
6.1 The Clarington Official Plan provides for Neighbourhood Design Plans to
generally be prepared by development propoenents within a Neighbourhood.
The practice has been that the major landowners collaborate or in some cases
one major landowner undertakes the entire exercise in the interests of expediting
consideration of their particular plan of subdivision. The consultant is selected
and retained by the developer or development group and the participating
development interests pay 100% of the costs.
6.2 This report is recommending that the Municipality lead the planning process for
this Neighbourhood but it is recognized that there are financial limitations on the
Municipality to undertake this work. If Council authorizes the neighbourhood
planning approach outlined in this report, staff will contact the major development
interests with respect to joint funding of the Neighbourhood Planning Study.
Since development cannot proceed without the preparation of a Neighbourhood
Design Plan, it is anticipated that the development interests would support and
fund such a Study. Staff will report back on the funding arrangements.
7.0 CONCLUSION
7.1 The Brookhill Subwatershed Study is expected to be completed in the second
quarter of 2004, and at least three of the landowners within the study area have
expressed an interest in proceeding with applications for plan of subdivision. As
a result it is recommended that:
. the Municipality undertake the preparation of a secondary plan and
neighbourhood design plan for Brookhill Neighbourhood.
. New Urbanism be explored as the design philosophy for the Brookhill
Neighbourhood.
· the Secondary Plan Study be municipally-led with funding from both the
Municipality and development interest within the Neighbourhood.
. the Brookhill Neighbourhood Study Area be expanded in accordance with
Attachment 1 to this Report
If Council approves the initiation of this Study, staff will be seeking funding
commitments from the development interests in the area and developing a
request for proposals. Staff will report back when appropriate to keep Council
informed of the progress.
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REPORT NO.: PSD-022-04
PAGE 9
7.2 Given the existing inventory of draft approved lots and the commitment of staff to
other priorities, it is recommended that no additional neighbourhood planning
studies, including the prerequisite subwatershed study, be initiated in 2004 until
the completion of the new Zoning By-law.
Attachments:
Attachment 1 - Brookhill Neighbourhood Study Area
Attachment 2 - Character of the New Urbanism
Attachment 3 - General Scope of Work for Srookhill Neighbourhood Secondary Plan
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ATTACHMENT 1
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ATTACHMENT 2
CHARTER OF THE NEW URBANISM
THE CONGRESS FOR THE NEW URBANISM views disinvestment in
central cities, the spread of placeless sprawl, increasing separation by race and
income, environmental deterioration, loss of agricultural lands and wilderness, and
the erosion of society's built heritage as one interrelated community-building
challenge.
WE STAND for the restoration of existing urban centers and towns within
coherent metropolitan regions, the reconfiguration of sprawling suburbs into
communities of real neighborhoods and diverse districts, the conservation of
natural environments, and the preservation of our built legacy.
WE RECOGNIZE that physical solutions by themselves will not solve social and
economic problems, but neither can economic vitality, community stability, and
environmental health be sustained without a coherent and supportive physical
framework.
WE ADVOCATE the restructuring of public policy and development practices to
support the following principles: neighborhoods should be diverse in use and
population; communities should be designed for the pedestrian and transit as well
as the car: cities and towns should be shaped by physically defined and universally
accessible public spaces and community institutions; urban places should be framed
by architecture and landscape design that celebrate local history, climate, ecology,
and building practice.
WE REPRESENT a broad-based citizenry, composed of public and private sector
leaders, community activists, and multidisciplinary professionals, We are
committed to reestablishing the relationship between the art of building and the
making of community, through citizen-based participatory planning and design.
WE DEDICATE ourselves to reclaiming our homes, blocks, streets. parks,
neighborhoods, districts. towns, cities, regions, and environment.
We assert the following principles to guide public policy, development practice,
urban planning, and design:
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The region: Metropolis. city. and town
I. Metropolitan regions are finite places with geographic boundaries derived from
topography. watesheds. coastlines, farmlands. regional parks. and river basins. The
metropolis is made of multiple centers that are cities, towns. and villages. each with
its own identifiable center and edges.
2. The metropolitan region is a fundamental economic unit of the contemporary
world. Governmental cooperation. public policy, physical planning. and economic
strategies must reflect this new reality.
3. The metropolis has a necessary and fragile relationship to its agrarian hinterland
and natural landscapes. The relationship is environmental. economic. and cultural.
Farmland and nature are as important to the metropolis as the garden is to the
house.
4. Development patterns should not blur or eradicate the edges of the metropolis.
Infill development within existing urban areas conserves environmental resources.
economic investment, and social fabric, while reclaiming marginal and abandoned
areas. Metropolitan regions should develop strategies to encourage such infill
development over peripheral expansion.
5. Where appropriate, new development contiguous to urban boundaries should be
organized as neighborhoods and districts, and be integrated with the existing urban
pattern. Non contiguous development should be organized as towns and villages
with their own urban edges, and planned for ajobs/housing balance. not as
bedroom suburbs.
6. The development and redevelopment of towns and cities should respect
historical patterns, precedents. and boundaries.
7. Cities and towns should bring into proximity a broad spectrum of public and
private uses to support a regional economy that benefits people of all incomes.
Affordable housing should be distributed throughout the region to match job
opportunities and to avoid concentrations of poverty.
8. The physical organization of the region should be supported by a framework of
transportation alternatives. Transit. pedestrian. and bicycle systems should
maximize access and mobility throughout the region while reducing dependence
upon the automobile.
9. Revenues and resources can be shared more cooperatively among the
municipalities and centers within regions to avoid destructive competition for tax
base and to promote rational coordination of transportation. recreation, public
services. housing, and community institutions.
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The neighborhood, the district, and the corridor.
l.The neighborhood, the district, and the corridor are the essential elements of
development and redevelopment in the metropolis. They form identifiable areas
that encourage citizens to take responsibility for their maintenance and evolution.
2. Neighborhoods should be compact, pedestrian friendly, and mixed-use. Districts
generally emphasize a special single use, and should follow the principles of
neighborhood design when possible. Corridors are regional connectors of
neighborhoods and districts: they range from boulevards and rail lines to rivers and
parkways.
3. Many activities of daily living should occur within walking distance.
allowing independence to those who do not drive, especially the elderly
and the young. interconnected networks of streets should be designed to encourage
walking, reduce the number and length of automobile trips, and conserve energy.
4. Within neighborhoods, a broad range: of housing types and price levels can bring
people of diverse ages, races, and incomes into daily interaction, strengthening the
personal and civic bonds essential to an authentic community.
5. Transit corridors, when properly planned and coordinated, can help organize
metropolitan structure and revitalize urban centers. In contrast, highway corridors
should not displace investment from existing centers.
6. Appropriate building densities and land uses should be within walking distance
of transit stops, permitting public transit to become a viable alternative to the
automobile.
7. Concentrations of civic, institutional, and commercial activity should be:
embedded in neighborhoods and districts, not isolated in remote, single-use
complexes. Schools should be sized and located to enable children to walk or bicycle
to them.
8. The economic health and harmonious evolution of neighborhoods, districts, and
corridors call be improved through graphic urban design codes that serve as
predictable guides for change.
9. A range of parks, from tot-lots and village greens to ballfields and community
gardens, should be distributed within neighborhoods. Conservation areas and open
lands should be used to define and connect different neighborhoods and districts.
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The block. the street, and the building.
I. A primary task of all urban architecture and landscape design is the physical
definition of streets and public spaces as places of shared use.
2. Individual architectural projects should be seamlessly linked to their
surroundings. This issue transcends style.
3. The revitalization of urban places depends on safety and security The design of
streets and buildings should reinforce safe environments, but not at the expense of
accessibility and openness.
4. In the contemporary metropolis, development must adequately accommodate
automobiles. It shouid do so in ways that respect the pedestrian and the form of
public space.
5. Streets and squares should be safe. comfortable, and interesting to the pedestrian.
Properly configured, they encourage: walking and enable neighbors to know each
other and protect their communities.
6. Architecture and landscape: design should grow from local climate. topography.
history, and building practice.
7. Civic buildings and public gathering places require important sites to reinforce
community identity and the culture of democracy. They deserve distinctive form,
because their role is different from that of other buildings and places that constitute
the fabric of the city.
8. All buildings should provide their inhabitants with a clear sense location,
weather and time. Natural methods of hearing and cooling can be more resource-
efficient than mechanical systems.
9. Preservation and renewal of historic buildings, districts, and landscapes affirm the
continuity and evolution of urban society.
For information: Congress for the New Urbanism; 5 Third Street. Suite SODA. San
Francisco, CA 94103 Phone: 415 495-2255 Fax: 415 495-1731.
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ATTACHMENT 3
GENERAL SCOPE OF WORK FOR
BROOKHILL NEIGHBOURHOOD SECONDARY PLAN
Background Review
a. review and analysis of background information, studies, servicing requirements
b. meetings with key stakeholders
Review of New Urbanism Principles
c. Presentation to Council and staff on new urbanism principles and practices
d. Tour and discussion with municipal officials with new urbanist communities in the
GTA
e. Implications of alternative development standards for engineering design in new
urbanist communities
Concept Design
f. A Stakeholders Working Group will be formed;
g. Neighbourhood Design Charette undertaken to develop options and a preferred
concept plan for the Srookhill Neighbourhood Study Area.
Preparation of Secondary Plan
h. Prepare draft of secondary plan
Preparation of Supporting Implementing Documents
i. Prepare urban design guidelines for the neighbourhood
j. Prepare general zoning requirements
k. Prepare conceptual servicing plan
I. Prepare conceptual open space and parks plan
m. Prepare a phasing and implementation plan
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