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Report To: Planning and Development Committee
Date of Meeting: April 23, 2018
Report Number: PSD -031-18 Resolution:
File Number: PLN 41.16 By-law Number:
Report Subject: Soper Hills Secondary Plan Study — Terms of Reference
Recommendations:
That Report PSD -031-18 be received;
2. That Planning Services staff be authorized to commence the preparation of the Soper
Hills Secondary Plan;
3. That staff be authorized to finalize the draft Terms of Reference and issue a Request for
Proposal to retain the necessary consultants for the preparation of the Soper Hills
Secondary Plan;
4. That the Director of Planning Services be authorized to execute the necessary cost -
recovery agreements with the Bowmanville East (Soper Hills) Landowners Group for the
preparation of the Soper Hills Secondary Plan;
5. That the cost recover agreements with the Bowmanville East (Soper Hills) Landowners
Group include payment of 100% of the costs of the preparation of the Secondary Plan
which includes consultants and municipal resources, including review time from various
departments, project management and administration costs; and
6. That all interested parties for Report PSD -031-18, any delegations and the Region of
Durham Planning and Economic Development Department be notified of Council's
Decision.
Municipality of Clarington
PSD -031-18
Report Overview
Paae 2
The purpose of this report is to inform and receive input from the land owners within the
Soper Hills Secondary Plan Area and the general public on the draft terms of reference for
the preparation of the Secondary Plan for the area. This report seeks Council authorization
for staff to commence the preparation of the Secondary Plan generally in accordance with
the draft Terms of Reference.
1. Background
1.1 The Soper Hills Secondary Plan area is located between Lambs Road in the west and
the eastern extent of the Bowmanville Urban Boundary in the east. It extends from
Durham Highway 2 in the south to the CP Rail line in the North. A forested tributary of
the Soper Creek traverses the eastern portion of this Secondary Plan Area.
Soper Hills
Secondary
Plan Area
Community Urban
Park Boundary
Concession Street
4.Soper Hills
Secondary
Plan Area
Figure 1: Soper Hills Secondary Plan Area
Municipality of Clarington
PSD -031-18 Page 3
1.2 It is a relatively small Secondary Plan area, approximately 193 hectares (477 acres) in
size. There are approximately 40 landowners within this Secondary Plan area. There is
a mixture of parcel sizes within the Secondary Plan area, including larger farm parcels
and residential lots.
1.3 Many of the large parcel land owners and their Planning Consultant, Weston Consulting,
have been meeting as a group throughout 2017. In early 2018 Weston Consulting, on
behalf of the landowners sent a letter to the other land owners with the Soper Hills
Secondary Plan area advising them of the proposed process and soliciting their
participation in the process as part of a Landowners Group. One landowner that
received this letter contacted Staff for more information.
1.4 The Bowmanville East (Soper Hills) Landowners Group Inc. (Landowners Group) is an
incorporated body representing the majority of the landowners (yellow highlight) within
the Secondary Plan Area (red dashed line) as represented on Figure 2 below. The
Landowners Group represents about 84% of the Secondary Plan Area ownership.
There are 37 properties within the Secondary Plan. Eight of these property owners
belong to the Landowners Group
1.5 The Landowners Group is represented by a Trustee (Davies Howe LLP) and Weston
Consulting. Staff and representatives from the Landowners Group have met several
times to discuss the Secondary Plan process including their involvement with the Soper
Creek Main and East Branches Subwatershed Study. This Landowners Group (in
concert with the Bowmanville North (Soper Springs) Landowners Group Inc.) has
committed to fund 100% of the cost of the Subwatershed Study including staff
resources. The funding agreement for the Subwatershed Study between the
Municipality and the Trustee for the Landowners Groups was executed in March 2018.
1.6 The Landowners Group has requested the Municipality to initiate the Secondary Plan
process and study (see Attachment 1). A draft Terms of Reference was included with
the request. The Landowners Group has committed to funding the costs incurred by the
Municipality for the preparation of the Secondary Plan. For clarity, a Landowners Group
requesting a privately initiated Secondary Plan is required to pay 100% of the costs of
the preparation of the Secondary Plan which includes consultants and municipal
resources, including review time from various departments, project management and
administration costs. This provision is included in the Staff Report recommendations
and will be included in the Secondary Plan funding agreement.
1.7 The Terms of Reference submitted by the Landowners Group was circulated to various
Municipal Departments as well as external agencies. Comments received from the
agencies will be incorporated in the final Terms of Reference as appropriate.
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Municipality of Clarington
PSD -031-18 Paae 5
2. Secondary Planning Process
Getting Authorization for a Privately -Initiated Secondary Plan
2.1 The Clarington Official Plan provides policy direction for the preparation of a privately
initiated Secondary Plan. In summary the process is as follows:
1) Consultation with municipal staff and the establishment of the Landowners Group.
2) Receipt of a Request to Initiate a Secondary Plan and a proposed Terms of
Reference.
3) Public Meeting and a Decision of Council to initiate the preparation of the Secondary
Plan.
4) If Council decides to proceed with the Secondary Plan process, the Municipality will
retain the necessary consultants.
5) All costs associated with the process, consultants and municipal project and
administration costs of the Secondary Plan are to be covered 100% by the
landowners group.
6) Work will only be initiated once a funding agreement is in place between the Trustee
for the Landowners Group and the Municipality.
Summary of the Draft Terms of Reference
2.2. Similar to the other Secondary Plans that Council has initiated, this draft Terms of
Reference(See Attachment 2) has incorporated a `green lens' approach to development.
All studies and the Secondary Plan will be required to include details of how
development in the Secondary Plan area will meet Council policies. In particular the goal
to reach net zero communities and the techniques that will be employed to reduce
greenhouse gas emissions.
2.3 The draft Terms of Reference are integrated with the Soper Creek Main and East
Branches Subwatershed Study, as a substantial portion of the Subwatershed Study must
be completed before any preliminary land uses can be contemplated in the Secondary
Plan. The Subwatershed Study work plan has made reciprocal provisions.
2.4 Council approved the award of the contract to Aquafor Beech Ltd. for the preparation of
the Soper Creek East and Main Branches Subwatershed Study in March 2018.
Subsequently a funding agreement between the Municipality and the Bowmanville East
(Soper Hills) Landowners Group Inc. and the Bowmanville North (Soper Springs)
Landowners Group Inc. was executed. These two Landowners Groups have committed
to fully fund this Subwatershed Study.
2.5 The Community Park designation within the Secondary Plan area and the Camp 30
lands immediately adjacent to this Secondary Plan area present opportunities for
inspiration and integration as the remainder of the neighbourhood is planned.
Municipality of Clarington
PSD -031-18 Page 6
2.6 Public participation will be integrated throughout the draft Terms of Reference.
Consultant Proposals will be evaluated on their commitment to the Municipality's online
media program. The recommended public participation process will include landowners,
agencies, interested citizens and the business community. Public Information Sessions
will be held at specific stages of the planning process. These public participation
requirements are in addition to any statutory Open House and Public Meeting
requirements under the Planning Act.
2.7 The draft Terms of Reference contemplates this project being led by a Steering
Committee. Although not yet finalized, it is anticipated that the Steering Committee will
include Municipal, Region of Durham and CLOCA staff, the Landowner Group project
manager, landowner representatives and the lead consultant retained by the
Municipality.
2.8 Should Council decide to proceed with the Secondary Plan, staff will issue a Request for
Proposal to engage a team of consultants to undertake the Secondary Plan.
3. Conclusion
It is recommended that Council authorize staff to undertake the preparation of the Soper
Hills Secondary Plan.
4. Strategic Plan Application
Not applicable.
Submitted by:
David J. Crome, MCIP, RPP
Director of Planning Services
Reviewed by:
Andrew C. Allison, B. Comm, LL.B
CAO
Staff Contact: Carlos Salazar, Manager of Community Planning at extension 2409
or csalazar(a)-clarington.net or Lisa Backus, Principal Planner at extension 2413
or Ibackus(a)-clarington.net
A list of interested parties is available with the Planning Services Department.
Attachments:
Attachment 1 — Consultant request to initiate the Secondary Plan
Attachment 2 — Draft Terms of Reference
LB/COS/aw
I:\^Department\LDO NEW FILING SYSTEM\PLN Files\PLN 41 Secondary Plans\PLN 41.16 - Soper Hills (BE)Secondary Plan\Staff Reports\PSD-031-18.Docx
Attachment 1 to
Report PSD -031-18
WESTON
CONSULTING
planning + urban design
Municipality of Clarington December 218t, 2017
40 Temperance Street File 7929
Bowmanville, Ontario
L1C 3A6
Attn: Carlos Salazar, Manager of Community Planning and Design
Dear Sir,
RE: Letter to Request the Initiation of the Secondary Plan Process
Bowmanville East Secondary Plan Area (Soper Hills)
Bowmanville
Weston Consulting is the planning consultant for the Bowmanville East Developers Group
(BEDG), a group that consists of several landowners with holdings in the Soper Hills
Secondary Plan Area, representing approximately 83.8% of the total developable area.
BEDG has been actively involved in the Municipality of Clarington Official Plan process,
appearing before Council and filing written submissions in relation to the proposed Official
Plan Amendment 107. The Council of the Municipality of Clarington passed By-law 2016-091,
on November 1st, 2016 under Section 17 of the Planning Act R.S.O as amended, which
adopted OPA 107. The Commissioner of Planning and Economic Development for the
Regional Municipality of Durham, as the approval authority, made a decision on June 19th
2017 to approve Amendment No. 107 to the Municipality of Clarington Official Plan as adopted
by Council, subject to modifications and deferrals under Subsection 17(34) of the Planning
Act, R.S.O., c.P.13, as amended.
BEDG has also been involved in the initiation of the Soper Creek Main and East Branches
Subwatershed Study. A letter of commitment to fund the Subwatershed Study was submitted
on behalf of the BEDG and received by the Municipality of Clarington on November 17th 2017
The letter outlined the commitment of the BEDG to fund the Subwatershed Study costs on a
front-end basis subject to an opportunity to review the scope, terms and budget of the
proposals.
A draft funding agreement has been submitted to the Municipality on behalf of the landowners.
Comments were received from the Municipality indicating that any formal agreement should
be between to the Municipality and the group appointed Trustee. The funding agreement has
since been updated to reflect this requirement and the execution of the agreement is
forthcoming pending the delivery of additional requested information, including the details of
Vaughan Office 201 Millway Avenue, Suite 19, Vaughan, Ontario L4K 5K8 T.905.738.8080 westonconsulting.com
Toronto Office 127 Berkeley Street, Toronto, Ontario M5A 2X1 T,416.640.9917 1-800-363-3558 F. 905.738.6637
I'
the tendering process, the name of the preferred sub -consultant and the breakdown of total
costs.
It is our understanding, based on recent discussions with Municipal Staff, that in order to
advance the Secondary Plan Process, the Subwatershed Study process must be underway
as it will serve as the basis and background for the preparation of future required Secondary
Plan studies. With the initiation and implementation of the Subwatershed Study imminent, and
the procurement of the associated consulting services in its final stages, the BEDG requests
the Municipality move forward with the initiation of the Secondary Plan process and study.
Pursuant to Section 23.3.6 of Amendment No. 107 to the Clarington Official Plan (OPA 107),
adopted by Council on November 1, 2016, a landowners group "must own a minimum of 75%
of the developable area within the Secondary Plan prior to Council considering whether to
initiate a Secondary Plan". The BEDG currently owns 83.8% of the Soper Hills Secondary
Plan Area and is currently soliciting interest from the other non -participating landowners to
secure additional participation. An ownership map illustrating the participating and non-
participating landowners and the percentage of ownership within the Soper Hills Secondary
Plan Area has been enclosed with this correspondence for your reference.
The purpose of the Secondary Plan is to undertake a comprehensive review of the Soper Hills
study area and the surrounding area to determine the most appropriate future land uses for
these lands. The Secondary Plan will also consider the future servicing requirements,
transportation, and open space and environmental matters in determining the future land uses
in the Study Area.
In accordance with Section 23.3.5 of OPA No. 107, "any landowner or group of landowners
who wish to fund the preparation of a Secondary Plan in order to advance to timing of the
plan's preparation shall provide the Municipality with proposed terms of reference". Please
find enclosed with this correspondence a draft Terms of Reference document for the overall
Secondary Plan. The draft Terms of Reference (TOR) has been developed based on similar
undertakings within the Municipality of Clarington. The BEDG kindly request that the draft
TOR be circulated for review and considered as part of staff's recommendation to Council to
initiate the preparation of a Secondary Plan for these lands. Additionally, Section 23.3.5 states
that "within 30 days of receipt of a proposed term of reference, Council will determine whether
to proceed." Based on this provision, the BEDG requests a response to our request within the
timeframe prescribed.
Please accept this letter as a formal request from the BEDG to the Municipality to initiate the
Secondary Plan process for Soper Hills Secondary Plan Area. This request is being provided
with the knowledge and cooperation of the group appointed trustee, who is copied on this
correspondence.
Vaughan Office 201 Millway Avenue, Suite 19, Vaughan, Ontario L4K 5K8 T.905.738.8080 westonconsulting.com
Toronto Office 127 Berkeley Street, Toronto, Ontario M5A 2Xl T. 416.640.9917 1-800-363-3558 F. 905.738.6637
3
We look forward to discussing this further with Municipal Staff in our upcoming meeting
scheduled for January 23, 2018 and advancing the initiation of the Secondary Plan process.
If y96 haVy any questions or comments, please do not hesitate to contact the undersigned (ext.
24 1) or Nolan Moss (ext. 254
Y
Se
C.
MCIP, RPP
Partners LLP
Lisa Backus, Municipality of Clarington
Rob Maciver, Municipality of Clarington
Vaughan Offlce 201 Millway Avenue, Suite T9, Vaughan, Ontario L4K 5KB T,905.738.8080 westonconsulting.corr
Toronto Office 127 Berkeley Street, Toronto, Ontario M5A 2X1 T,416,640,9917 1-800-363-3558 F, 905.738.6637
Attachment 2 to
Report PSD -031-18
Draft Terms of Reference for the Soper Hills Secondary Plan Area
Table of Contents
1. Introduction......................................................................................................................... 3
1.1 Study Area........................................................................................................................ 3
1.2 Secondary Plan Priorities................................................................................................. 4
1.3 Related Studies................................................................................................................ 5
2. Scope of Work....................................................................................................................
5
3. Phase 1: Background and Analysis Report.........................................................................
6
3.1
Project Kick-off Public Information Centre................................................................
5
3.2
Background and Analysis Report.............................................................................
5
3.3
Environmental Assessment (EA)..............................................................................
6
3.4
On-line Community Engagment................................................................................
7
3.5
Oppurtunities and Constriants Analysis....................................................................
7
3.6
Public Information Centre.........................................................................................
8
3.7
Background and Analysis Summary Report.............................................................
7
3.8
Deliverables for Phase 1...........................................................................................
8
4. Phase 2: Urban Design, Sustainability Principles and Alternative Land Uses ......................
8
4.1
Best Practices..........................................................................................................
7
4.2
Urban Design and Sustainability Principles..............................................................
8
4.3
Alternative Land Use Plans for the Soper Hills Secondary Plan Area .......................
8
4.4
Design Charrette and Information Sessions.............................................................
8
4.5
Public Information Centre.........................................................................................
8
4.6
Deliverables for Phase 2..........................................................................................
8
5. Phase 3: Preferred Land Use Plan......................................................................................
9
5.1
Selection of Prefered Land Use Plan for the Soper Hills Secondary Plan Area ........
8
5.2
Meeting with Steering Committee on Evaluation of Preferred Land Use Plan...........
9
5.3
Selection of the Preferred Land Use Plan.................................................................
9
5.4
Preparation of Final Supporting Materials.................................................................
9
5.5
Draft Secondary Plan Policies..................................................................................
9
5.6
Draft Zoning By-law..................................................................................................
9
5.7
3D Demonstration Plan...........................................................................................10
5.8
Public Infromation Centre........................................................................................10
5.9 Deliverables for Phase 3.........................................................................................10
1
6. Phase 4: Final Draft Secondary Plan Preparation and Adoption by Council .......................11
6.1 Deliverables for Phase 4.........................................................................................10
7. Phase 4: Final Draft Secondary Plan Preparation and Adoption by Council .......................11
7.1 Steering Committee.................................................................................................11
7.2 Technical Advisory Committee(s)............................................................................11
8. Appendix A — General Study Terms of References............................................................11
9. Appendix B — Priority Green Development Framework......................................................11
INA
1 Introduction
1: Study ara
The Soper Hills Secondary Plan (SHSP)Study Area is illustrated in Figure ] and is located within the
Soper Creek Main and East Branches Watershed.
.a- . ,.
� z
Figure 1:Soper Hills Secondary man Area
3
The Soper Hills Secondary Plan, one of the two new secondary plan areas in Bowmanville, is located
east of Lambs Road between the CP rail line and King Street East to the south. A forested tributary of
the Soper Creek is located along the eastern extent of this Secondary Plan Area. The Study Area is
comprised of a total of 37 properties is approximately 193 hectares (477 acres) in size. The site is a
farm field with scattered farm houses, barns and treed areas. The site gradient is undulating, with
drops toward the ditches at the northwest and southeast portion.
The Study Area includes two residential neighbourhoods - Soper Hills and Juryvale. The Soper Hills
Neighbourhood extends from Soper Creek east to the urban boundary. The western portion of this
Soper Hills neighbourhood contains an approved, yet unbuilt, residential subdivision by Far Sight
Developments. The eastern portion of the neighbourhood includes a strip of existing residences that
front onto King Street East with the remainder almost entirely farmed. The Juryvale Neighbourhood is
located north of Concession Street East. It also extends to the Soper Creek to the urban boundary
and includes the Camp 30/Jury lands. The Official Plan provides for the Camp 30/Jury Lands to
proceed independently through a separate planning process comprising an urban design and detailed
block master plan. This neighbourhood is almost completely farmed today.
1.2 Secondary Plan Priorities
The purpose of the study process is to create a Secondary Plan that conforms to and implements the
Clarington Official Plan, the Durham Region Official Plan, Provincial Policies and Plans. It will also
follow the recommendations from the Soper Creek Main and East Branches Subwatershed Plans.
The Secondary Plan will address these five priorities:
Sustainability and Climate Change
Clarington Council adopted a sustainable, `green lens' approach to development throughout the
Official Plan. This Secondary Plan will address the criteria developed for Secondary Plan in
Clarington's Green development program and will be guided by the Priority Green Development
Framework. An excerpt from the Priority Green Development Framework for Secondary Plans can be
found in Appendix B to this draft Terms of Reference.
It is intended that sustainable development principles and practices shall be incorporated into every
part of the Secondary Plan, including the design of neighbouhoods and the allocation of land uses.
The requisite studies and the resultant Secondary Plan shall include measurable targets to move
towards a net zero community.
Urban Design
The goal for any new development is that it celebrates and enhances the history and character of
Clarington. New neighbourhoods are to be created with a sense of place and all development should
result in a high-quality aesthetic and design. Excellence in urban design will consider elements like
building design, complete streets, views, park connectivity, sun and shadow impacts, and active
transportation as well as the integration of green infrastructure into neighborhood design.
21
Affordable Housing
The Council of the Municipality of Clarington, through the Official Plan policy supports the provision of
a variety of housing types, tenure and costs for people of all ages, abilities and income groups. The
Clarington Official Plan encourages a minimum of 30% of all new housing built in Urban Areas to be
affordable.
The Secondary Plan must reflect this policy and demonstrate how this Secondary Plan area
contributes to meeting Council's affordable housing target.
Community Engagement
Clarington Council is committed to community consultation and engagement. The preparation of this
Secondary Plan will be supported by a thorough public engagement strategy to include a range of
public consultation initiatives in order to share, consult, deliberate and collaborate with all
stakeholders. These efforts will be in addition to any statutory meetings requirements.
Coordination Effort
An Environmental Assessment (EA) will be required for all new major (collector and arterial) roads
required for the Soper Hills Secondary Plan. All public notices, communications and review
periods will be designed to ensure that they conform to the requirements of both the Planning
Act and Municipal Class EA. This will avoid confusing the public with multiple messages and
focus Municipal resources more effectively.
1.3 Related Studies
The following studies are or will be undertaken at the same time as the SHSP and must be
incorporated as part of the study process.
Soper Creek Main and East Branches Subwatershed Study
The SHSP study area is located within the Soper Creek main and east branches watersheds. The
Municipality of Clarington has initiated a Subwatershed Study (SWS) for this watershed. Each phase
of the SHSP study will integrate and be responsive to the findings of the SWS with regard to natural
systems.
The SWS will include the preparation of a Master Drainage Plan for the subwatershed including
an implementation plan for the preferred land use plan created through the SHSP study.
2 Scope of Work
The scope of work will proceed in four Phases.
Phase 1: Background and Analysis Report
The initial phase will involve a detailed technical analysis of the area including servicing,
infrastructure and initial public participation.
E
Phase 2: Urban Design and Sustainability Principles and Alternative Land Use Plans
This phase will present alternative land use plans based on urban design and sustainable
principles and best practices along with the input from the public and guided by the Steering
Committee. This phase will utilize a charrette process to refine the Principles and Alternative Land
Use Plans.
Phase 3: Preferred Land Use Plan for the Soper Hills Secondary Plan Area
Based on the preceding analysis and public engagement a Preferred Land Use Plan will be
developed for the Secondary Plan area. Once the Land Use Plan has been refined the remaining
studies can be completed that will support the recommended Land Use Plan.
Phase 4: Final Draft Secondary Plan and Adoption by Council
The recommendation phase will include the preparation of drafts of the Secondary Plan, the
implementing zoning by-law and implementing urban design and sustainability guidelines. This
phase includes the statutory meetings prior to Council to making a decision.
3 Phase 1: Background and Analysis Report
3.1 Project Kick-off Public Information Centre
The Secondary Plan will begin with a public information centre (PIC) facilitated by the Consultant. This
PIC will give the public an opportunity to be formally introduced to the project, process and invite them
to share their interest and ideas for the Secondary Plan area. This meeting will also be advertised as
the initiation of the EA process for the future collector and arterial roads
3.2 Background and Analysis Reports
In this Phase, the following studies/tasks will commence. Not all will be completed in Phase 1 as
they may require additional input from subsequent phases. However, it is expected that draft reports
will be complete at the end of this phase. A summary of the scope of work for each study or task is
provided in Appendix A.
• Prepare a Subwatershed Study Integration Schedule
• Review of existing planning documents and studies
• Prepare a Planning Background Report
• Prepare a Landscape Analysis
• Prepare a Functional Servicing Report
• Conduct a Transportation Needs Analysis
• Prepare an Agricultural Impact Evaluation
• Prepare a Sustainability Plan and Green Development Principles
• Conduct a Commercial Analysis
• Conduct an Archeological and Heritage Analyses
The Subwatershed Study Integration Schedule will be prepared in Phase 1 to help identify when in the
Secondary Plan process integration with the Subwatershed Study is necessary
no
3.3 Environmental Assessment
An Environmental Assessment (EA) for new major (collector and arterial) roads required to service
the Soper Hills Secondary Plan area will be undertaken as part of the Secondary Plan process. The
EA will proceed through the Integrated Approach as set out in Section A.2.9 and Appendix 8 of the
Municipal Class EA, 2015. These roads are subject to Schedule C of the Municipal Class EA.
The consultant's proposal must satisfy the requirements of sections A.2.9.4, A.2.9.5, and
Appendix 8 of the Municipal Class EA, including:
• Clear indication on project notices and communications that an integrated
approach is being used;
• Extended public review periods that cover the requirements of both the
Planning Act and MCEA;
• Preparation of a document to support the Planning Act application
demonstrating how the MCEA process was satisfied; and
• Issuance of a Notice of Study Completion for the MCEA process.
3.4 On-line Community Engagement
A variety of different stakeholders will need to be engaged throughout the process. To complement
the public information centres, public meetings and workshops outlined in these terms of reference,
the Municipality will provide the online engagement tools available through "Bang the Table" platform
(http://www.bangthetable.com/engagementhg/engagement-tools/). The Proponents will select the
appropriate tools from the "Bang the Table" toolkit, such as visual preference surveys and forums,
and include them in their work plan. The Proponent will be responsible to provide the related content
for these tools. In addition to the engagement tools listed above the Proponent is encouraged to
propose its own engagement strategies.
3.5 Opportunities and Constraints Analysis
Based on the preliminary analysis and conclusions of the technical reports noted above and public
input received, the consultant will prepare a detailed opportunities and constraints analysis.
3.6 Public Information Centre including Municipal EA requirements
The consultant will present the Opportunities and Constraints Analysis at a public information
centre.
The consultant will also present the problem/opportunity statement as required by the Municipal
Class EA process.
3.7 Background and Analysis Summary Report
Phase 1 will conclude with a Background and Analysis Summary Report. It will consolidate and
summarize the findings of the different technical reports and include public input to date. Critical
to this analysis will be the Stage 1 Subwatershed Study Characterization report from the
subwatershed study.
7
This Phase 1 report will inform the preparation of the Urban Design and Sustainability Principles and
the Alternative Land Uses to be prepared in Phase 2.
3.8 Deliverables for Phase 1
• Kick-off PIC
• Online Engagement
• Opportunities and Constraints Analysis
• PIC to share the Opportunities and Constraints Analysis
• Background and Analysis Summary Report
4 Phase 2: Urban Design, Sustainability Principles and Alternative Land Uses
4.1 Best Practices
The consultant will review best practices regarding emerging trends in sustainable neighbourhood
planning and design including: urban design techniques, practices and methods that promote
energy efficiency, optimal use of land and transit supportive land uses and forms.
4.2 Urban Design and Sustainability Principles
Based upon the analysis of best practices, the Priority Green Development Framework and the
applicable policies in the Official Plan, the consultant will propose a set of urban design and
sustainability principles. The urban design and sustainability principles are intended to guide the
preparation of alternative land use concepts. The Principles will form the starting point/basis for the
Design Charrette.
In addition, the consultant shall prepare a methodology and criteria to apply the Urban Design and
Sustainability Principles for use in Phase 3 as an evaluation criterion of the Preferred Land Use Plan.
4.3 Alternative Land Use Plans for the Soper Hills Secondary Plan Area
The consultant shall prepare up to three alternative land use plans for the Study Area based on the
findings of the Background and Analysis Summary Report and the public information sessions. The
alternatives shall indicate the proposed land uses by type (e.g., residential, institutional, open space
and commercial, etc.), scale and density. Each land use plan shall also include a proposed
transportation network. Accompanying the alternative land use plans will be an analysis and
evaluation of the individual plan based on environmental, servicing, transportation, density,
sustainability, fiscal, social and other appropriate criteria.
4.4 Design Charrette and Information Sessions
The consultant will design a charrette for landowners, agencies, interested citizens and businesses.
These sessions should include a presentation of best practices on topics including green streets,
mixed-use buildings, active transportation networks and net zero community design.
4.5 Public Information Centre
The alternative land use plans for the Study Area, with supporting components shall be
presented at a Public Information Centre.
M.
The PIC will also present the alternative road alignments so as to fulfill the Phase 2 requirements
of the Municipal Class EA process.
4.6 Deliverables for Phase 2
• Urban Design and Sustainability Principles and Evaluation Criteria
• Design Charette and Information Sessions
• Alternative Land Use Plans
• Public Information Centre
5 Phase 3: Preferred Land Use Plan
5.1 Selection of Preferred Land Use Plan for the Soper Hills Secondary Plan Area
The consultant shall apply the Urban Design and Sustainability Principles developed in Phase 2 to
the evaluation of the alternative land use plans. The Preferred Land Use Plan may not necessarily
be one of the specific alternative land use plans prepared in Phase 2 but rather a hybrid of elements
of the various land use plans.
The Preferred Land Use Plan will be the basis for the Impact Assessment and Stormwater
Management Plan work in the Subwatershed Study.
5.2 Meeting with the Steering Committee on Evaluation of Preferred Land Use Plan
The consultant will present the Preferred Land Use Plan to Municipal Staff/Steering
Committee wherein a general concurrence and agreement to proceed should be reached.
5.3 Selection of the Preferred Land Use Plan
Based on discussions with the Municipal Staff/Steering Committee, the consultant shall refine the
selected option.
5.4 Selection of the Preferred Land Use Plan
5.4.1 Transportation Network and Report
The consultant shall finalize the transportation network based on the preferred land use plan and
finalize the Transportation Report to fulfill the requirements of Phase 1 and 2 of the Municipal Class
EA process.
5.4.2 Urban Design and Sustainability Guidelines
The Consultant shall prepare the Urban Design and Sustainability Guidelines that will be included
as an appendix to the Secondary Plan.
5.4.3 Functional Servicing Report
9
The consultant shall finalize the servicing plan, phasing plan and costing schedule based on the
preferred land use plan and finalize an accompanying Functional Servicing Report. The preferred
land use concept will be the basis of the SWS team's preparation of a Storm Water Management
Plan. This plan will be integrated with the Functional Servicing Report for the SHSP
5.4.4 Fiscal Impact Study
The preferred land use concept will be the basis of a Fiscal Impact Study for the build out of the
SHSP area. The Municipality will hire a Consultant to prepare this analysis independent of this
project
5.5 Draft Secondary Plan Policies
The consultant will prepare the necessary policies that will, together with the Preferred Land Use
Plan, form a Draft Secondary Plan for Soper Hills Area
5.6 Draft Zoning By-law
A draft zoning by-law will be prepared that implements the Secondary Plan policies.
5.7 3D Demonstration Plan
The consultant will prepare a 3D model as a draft Demonstration Plan of the build out of the SHSP
area that reflects the Preferred Land Use Plan and proposed draft policies
5.8 Public Information Centre
The consultant shall present the Preferred Land Use Plan, draft demonstration plan and draft
policies for the SHSP to the public.
The recommended Major Roads Plan will be presented to complete the Class EA component
of the study.
5.9 Deliverables for Phase 3
• Preferred Land Use Plan
• Transportation Network and Report (consistent with Phase 1 and Phase 2 of the Municipal
Class Environmental Assessments)
• Urban Design and Sustainability Guidelines
• Functional Servicing Report
• Fiscal Impact Study
• Draft Secondary Plan
• Draft Zoning By-law
• 3D Demonstration Plan
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• Public Information Centre
6 Phase 4: Final Draft Secondary Plan Preparation and Adoption by Council
This Phase will focus on preparing the final documents for the statutory public process and Council
decision. The consultant will prepare the final Draft Soper Hills Secondary Plan and any Official Plan
Amendments if required. The consultant will present the final draft documents at the statutory open
house and public meetings.
6.1 Deliverables for Phase 4
• Soper Hills Secondary Plan including schedules (land use, transportation, parks and open
space) supporting SHSP policies;
o Urban Design and Sustainability Guidelines as Appendix to the Secondary Plan
• Official Plan Amendment
• Zoning By-law (the statutory process for the Zoning By-law will follow Council's adoption of
the Secondary Plan.
7 Phase 4: Final Draft Secondary Plan Preparation and Adoption by Council
The consultant's proposed work plan needs to include the number of meetings necessary for the
Steering Committee to review draft technical reports, presentations, surveys or any other product
as part of this process. Sufficient time should be allowed for the Steering Committee members to
review and arrive at a decision.
The Planning Services Department will be responsible for the overall project management,
administration, and day to day operations. The project will be fully funded by the Bowmanville East
(Soper Hills) Landowners Group Inc.
7.1 Steering Committee
• The Steering Committee will be composed of:
• The lead Consultant
• Municipal Staff representing key departments (i.e. Planning and Engineering)
• Staff of key commenting agencies such as the Region of Durham and CLOCA
• The project manager — Weston Consulting
• One land owner from the Landowners Group (not their representative)
7.2 Technical Advisory Committee(s)
Technical Advisory Committee(s) will be established for various technical disciplines as needed.
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Examples of such disciplines are stormwater management, municipal servicing, transportation,
urban design and planning. Meetings of the various Technical Advisory Committee(s) will be
established to review and comment upon the findings of the technical reports in Phases 1, 2 and 3
as appropriate prior to their publication. These committee(s) will be composed of the lead consultant,
Municipal and Regional Staff and a technical consulting advisor to the Bowmanville East (Soper
Hills) Landowners Group as appointed by the Group.
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Appendix A — General Study Terms of References
1. Subwatershed Study Integration Schedule
The Subwatershed Study Integration Schedule will outline the relationship between the SHSP
and the Soper Creek Main and East Branches Subwatershed Study. It will describe the critical
junctures in each Study that cross -rely on the other study. Although each study is undertaken
independently, they cannot be completed in isolation of one another.
2. Review of Existing Planning Documents and Studies
A general review shall be undertaken of all relevant planning documents and studies which may
relate to the study area, including any submissions from respective development interests.
3. Planning Background Report
This Component shall include the following:
• An inventory of existing and proposed land uses by area and type within and
adjacent to the Study Area.
• A review of property ownership within the Study Area.
• Identify opportunities and constraints to the development of lands within the
Study Area.
• Identify any impact that development may have on existing uses within the
Study Area.
• Identify need and potential for commercial uses (neighbourhood, community or
broader scale).
• Incorporate the findings from the Subwatershed Study.
4. Landscape Analysis
This Component shall include the following:
• Describe and assess the existing context of the lands within the Study Area.
• Identify the Study Area's topography and grading; existing built form; and natural features.
• Prepare a summary of the Study Area in terms of parcel, topography, and built
environment as foundation for the Area's development.
5. Functional Servicing Report
Identify and assess the future availability of the provision of water and sanitary sewer
services and constraints to the Study Area. This review shall include the identification of the
geographic limits to servicing and the costs, staging and financing which will be required to
facilitate urban development in this area. These matters shall be prepared in close
consultation with the Municipality's Engineering and Building Services Department and the
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Region of Durham.
Stormwater drainage and water quality matters will be addressed through the
Subwatershed Study and incorporated into the development of options and selection
of a preferred land use plan.
Once the preferred land use plan is prepared, a general servicing base plan will be prepared
based on the analysis, the Subwatershed Study and review of any requirements of the
Municipality, the Region of Durham and Provincial Ministries and/or agencies. The servicing
plan shall illustrate, among other matters, in graphic and textual form, the general provision
of water services, sanitary sewer services and storm water drainage and associated facilities,
if appropriate, for the Study Area. The servicing plan shall also include an appropriate phasing
and costing schedule.
6. Transportation Needs Analysis
This Component shall include the following:
• A review of the existing and proposed transportation linkages to the Study Area.
• A general review of the various transportation linkages to the Study Area from the
existing and proposed transportation facilities.
• An assessment of the Durham Region Transportation Master Plan and, in
particular, the opportunities for transit and transit supporting development patterns,
in relation to the Study Area.
7. Agricultural Impact Evaluation
This Component shall include the following:
• A review of agricultural land uses surrounding the Study Area, and applicable planning
policies and regulations.
• An assessment to determine the potential adverse physical and operational impacts
of the proposed uses described in the SHSP on surrounding agricultural uses; and
to address issues of concern in consultation with the Clarington Agricultural Advisory
Committee (" CAAC).
8. Sustainability Plan and Green Development Principles
In conjunction with, and as part of, the findings of all other parts of the Secondary Plan
study, the consultant shall identify and assess sustainable development principles and
practices. This study shall utilize as a minimum the Priority Green Clarington Development
Framework and Official Plan Policies.
In addition, the consultant shall prepare a set of guiding principles and standards for
sustainable development (including servicing, roads, parks, open space, residential,
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commercial, institutional, land and buildings and development), which support, but are not
limited to, the following:
• An approach to development that incorporates/utilizes/respects the vital function
of Green Infrastructure.
• A development pattern that encourages and supports transit usage.
• A development pattern that is adaptable over time for future generations and promotes
redevelopment of land and repurposing of buildings.
• A land use and development pattern which establishes good connectivity and mobility
in the area for automobiles, cyclists and pedestrians and provides healthy lifestyle
choices.
• A mix of housing and other uses which help create a complete community and contribute
to the health and vibrancy of the existing and future community.
• Green development standards that include resilient infrastructure and reduced
greenhouse gas emissions in support of the move towards a net zero community.
A component of the Sustainability Plan and Green Development Principles will be a
Neighbourhood Energy Plan which will include consideration of:
• Energy use early in the land -use and infrastructure planning process and identify
opportunities to integrate local energy solutions at the building or neighbourhood
scale. It should identify development and infrastructure to Minimize the use of
electricity, natural gas and gasoline consumption;
• Address energy-efficient building orientation, design and construction; and
• Identify opportunities and targets for on-site energy generation, district heating and
renewable energy options including opportunities for changing stations.
It is intended that sustainable development principles and practices outlined above shall be
infused into every thematic area of the Secondary Plan, including the design of
neighbourhoods and arrangement of land uses.
The Sustainability Plan and Standards should include measurable targets to move towards a
net zero community.
9. Commercial Analysis
This Component shall include the following:
• A review of commercial background information available from the Municipality and
Region including the existing inventory of retail space.
• An identification of the need for neighbourhood and/or community based
commercial uses based on a residual demand basis.
• An identification of the need for commercial uses to serve a broader
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geographical area.
• Identify need and potential for higher order uses (e.g., hotel, office, etc.) if
appropriate.
The Commercial Analysis shall include the appropriate technical planning and market study
components to establish the current overall supply of floor space in the Bowmanville Urban
Area and the justification for space needs in the Study Area.
10. Archaeological and Heritage Analyses
This Component shall include the following:
• Undertake an analysis of archaeological potential (Stage 1 Archaeological
Assessments as per the Ministry of Tourism, Culture and Recreation).
• Undertake an historical analysis of all existing structures within the Study Area, including
review of the Municipality of Clarington's Heritage Inventory, and establish the historical
importance, if any, of the structures.
• Identify those heritage features that warrant preservation.
Prepare a strategy for the incorporation of heritage structures into the SHSP. In completion
of this task, the consultant shall consult with Clarington Heritage Committee.
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Appendix B — Priority Green Development Framework
The Sustainability Plan and Green Development Standards will demonstration how, at a minimum,
the criteria for Secondary Plans established in the Priority Green Clarington Development
Framework and Implementation Plan are addressed, and how the Secondary Plan can support
moving towards net zero communities that are resilient to the potential impacts of climate change.
The four themes that represent the core elements of a sustainable community and are addressed
by the Priority Green Clarington — Green Development Framework and Implementation Plan are:
Built Environment
The built environment is the constructed physical environment in which we live, work and play each
day. It considers the design and layout of a neighbourhood, including land use mix and diversity,
and the interaction of the buildings, road systems and other infrastructure that we encounter.
Mobility
Mobility is about reducing vehicle dependency and offering choices for residents to travel in to, out
of and through neighbourhoods each day. It speaks to facilitating active transportation in order to
reduce pressure on Clarington's transportation network and reduce emissions from entering the
environment, while contributing to human health and well-being.
Natural Environment & Open Space
This theme seeks to protect and enhance ecologically significant components of Clarington's natural
heritage system, to encourage design that works with natural conditions and gains benefit from the
environmental, economic and social benefits of the natural landscape, and promotes linkages to a
diverse range of open spaces, parks and recreation facilities.
Infrastructure & Buildings
Green neighbourhoods strive to use resources more efficiently, leading to potential cost savings.
This theme identifies means to maximize energy and water conservation, minimize the consumption
of resources, and contribute to climate change mitigation and adaptation.
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