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Public Meeting Report
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Report To: Planning and Development Committee
Date of Meeting: September 11, 2017
Report Number: PSD-059-17 Resolution Number:
File Number: COPA2016-0004 & ZBA2016-0024 By-law Number:
Report Subject: Revised applications by High Street Courtice Inc. to amend the
Clarington Official Plan and Zoning By-law to permit a 464 unit
residential development in Courtice
Recommendations:
1.That Report PSD-059-17 be received;
2.That the revised applications submitted by High Street Courtice Inc. for a Clarington
Official Plan Amendment (COPA2016-0004) and Rezoning (ZBA2016-0024) continue to
be processed including the preparation of a subsequent report; and
3.That all interested parties listed in Report PSD-09-1 7 and any delegations be advised of
Council’s decision.
Municipality of Clarington
Report PSD-059-17 Page 2
Report Overview
This is a 2nd public meeting report to provide an overview of revised applications by High Street
Courtice Inc.
The original applications have been revised to add the property known as 11 Darlington
Boulevard to the development proposal and to revise building height and unit yield based on
the latest preliminary site plan, as follows:
Original Application 2nd Submission
Building 1: 126 apartment units (10 storeys) Building 1: 126 apartment units (10 storeys)
Building 2: 100 apartment units (9 storeys) Building 2: 102 apartment units (9 storeys)
Building 3: 137 apartment units (8 storeys) Building 3: 151 apartment units (9 storeys)
Townhouses: 75 units (up to 3 storeys) Townhouses: 80 units (up to 3 storeys)
Single Detached Dwellings: 4 units Single Detached Dwellings: 5 units
TOTAL: 442 units TOTAL: 464 units
1. Application Details
1.1. Owner/Applicant: High Street Courtice Inc.
1.2. Agent: Weston Consulting
1.3. Proposal: Revised Application to amend the Clarington Official Plan
and Courtice Main Street Secondary Plan:
To permit townhouse development (up to three storeys) on lands
designated Low Density Urban Residential; and
To allow a reduction in the minimum height required by the Mid-
Rise High Density Residential designation from six storeys to two
storeys for the townhouse development.
Revised Application to Amend the Zoning By-law:
To permit a multi-unit residential development containing a total
of 464 dwelling units:
Building 1: 126 apartment units (ten (10) storeys)
Building 2: 102 apartment units (nine (9) storeys)
Building 3: 151 apartment units (nine (9) storeys)
Townhouses: 80 units (up to three (3) storeys)
Single Detached Dwellings: five (5) units (up to three (3) storeys)
Municipality of Clarington
Report PSD-059-17 Page 3
1.4. Area: 9.8 hectares plus 0.31 hectares at 11 Darlington Boulevard
(Total 10.11 ha)
1.5. Location: Part of Lot 34, Concession 2, former Township of Darlington,
11, 13 and 15 Darlington Boulevard and 1475 - 1495 Highway 2
1.6. Roll Numbers: 1817 010 070 03690; 1817 010 070 04325;
1817 010 070 05300; 1817 010 070 05200;
and 1817 010 070 05400
1.7. Within Built Boundary: Yes
2. Background
2.1 The subject applications and supporting studies have been under review since late
November 2016. The following is a chronology of the applications:
Activity Date
Applications Deemed Complete November 28, 2016
Public Information Centre hosted by Applicant January 11, 2017
Statutory Public Meeting held by Council January 30, 2017
Clarington-initiated Neighbourhood Traffic Study March-May, 2017
Neighbourhood Session hosted by residents March 30, 2017
Site Plan Application for Sales Trailer Received April 7, 2017
2nd Submission for OPA/ZBA Received June 5, 2017
Revised Application Received to include 11 Darlington
Boulevard, increase height of Building 3, increase unit yield
August 22, 2017
2.2 Planning Services Public Meeting Report PSD-009-17 was presented at the Public
Meeting held on January 30, 2017 and provided an overview of the development
proposal at the time. PSD-009-17 also provided an overview of the development history
on the subject lands for reference.
2.2 A key map reflecting the latest draft site plan is included in this report as Figure 1 on the
following page.
Municipality of Clarington
Report PSD-059-17 Page 4
Figure 1: Area of Development
Municipality of Clarington
Report PSD-059-17 Page 5
2.8 The following studies were submitted in support of the applications and circulated for
comments and updated where necessary to address comments following the first public
meeting and to include 11 Darlington Boulevard. A detailed analysis of the supporting
documents will be provided in a future report:
Planning Justification Report;
Functional Servicing/Stormwater Management Report;
Environmental Impact Study;
Hydrogeological Report;
Soil Investigation;
Geotechnical/Slope Stability Reports;
Traffic Study;
Urban Design Report;
Stage 1 Archaeological Assessment; and
Phase 1 Environmental Site Assessment.
3. Land Characteristics and Surrounding Uses
3.1 The subject lands are currently vacant, except for 3 single detached dwellings located at
11, 13 and 15 Darlington Boulevard. These would be demolished to facilitate the
development. The subject site has the Farewell Creek and valley system traversing the
lands in a southwesterly direction, on the east side of the site. The site has regenerated
over time.
A Regional Easement (9 meters wide) and Sanitary Trunk Sewer crosses the site, while
stormwater from Highway 2 currently crosses the site and must be accommodated in the
development of the subject lands. (See Figure 1).
3.2 The surrounding uses are as follows:
North: Single detached residential lots along Cherry Blossom Crescent; existing
commercial and institutional uses along Highway 2 corridor.
South: Farewell Creek valleylands and single detached residential units along
Darlington Boulevard.
East: Tooley’s Mill Park and Farewell Creek valleylands; single detached residential
lots along White Cliffe Drive and White Cliffe Court.
West: Single detached dwellings along Darlington Boulevard and Foxhunt Trail; existing
commercial and retail uses along Highway 2 corridor.
Municipality of Clarington
Report PSD-059-17 Page 6
4. Provincial Policy
4.1 Provincial Policy Statement
The Provincial Policy Statement identifies urban areas as the focus of growth. Land use
patterns shall be based on densities and a mix of land uses that efficiently use land,
resources and infrastructure.
Opportunities for redevelopment and intensification must be promoted. Municipalities
must provide a variety of housing types and densities, and a range of housing options
that are affordable to the area residents.
Healthy and active communities should be promoted by planning public streets to be
safe, meet the needs of pedestrians, foster social interaction and facilitate active
transportation and community connectivity. Compact and diverse developments promote
active modes of transportation such as walking and cycling.
4.2 Provincial Growth Plan
The subject lands are within the defined Built Boundary. Population and employment
growth will be accommodated by directing a significant portion of new growth to the built
up areas through intensification and efficient use of existing services and infrastructure.
The development of complete communities is encouraged by promoting a diverse mix of
land uses, a mix of employment and housing types, high quality public open space and
easy access to local stores and services. New transit-supportive and pedestrian-friendly
developments will be concentrated along existing and future transit routes. A minimum of
40 percent of all residential development occurring annually within each upper tier
municipality will be within the built up area.
5. Official Plans
5.1 Durham Regional Official Plan
The Durham Region Official Plan designates the subject lands as a Regional Corridor.
Highway 2 is a Type B Arterial Road and also functions as a transit spine. The Farewell
Creek and valley system is identified as part of the Natural Heritage system.
Living Areas shall be developed in a compact form through higher densities and by
intensifying and redeveloping existing areas, particularly along arterial roads, and develop
with particular consideration for supporting and providing access to public transit.
Regional Corridors are targeted for higher densities and mixed uses, supporting higher
order transit services and pedestrian oriented development. Regional Corridors support
an overall, long-term density target of at least 60 residential units per gross hectare, and
a floor-space index of 2.5.
Municipality of Clarington
Report PSD-059-17 Page 7
By 2015, and each year thereafter, urban areas across the Region shall be planned to
accommodate a minimum 40 percent of all residential development occurring annually
through intensification within built-up areas. The Durham Regional Official Plan requires
a minimum intensification target of 32% for lands within the built boundary in Clarington.
Transit Spines facilitate inter-regional and inter-municipal transit services along arterial
roads (GO Transit), and intersect with local transit services (Durham Regional Transit).
Development along Transit Spines shall provide for complimentary higher densities and
mixed uses in accordance with the Regional Corridor policies.
Since the site is along Highway 2, noise impacts from the arterial road must be mitigated
in accordance with Ministry of Environment guidelines.
5.2 Clarington Official Plan
The lands are predominantly within a Regional Corridor. The lots fronting Darlington
Boulevard are residential internal to the neighbourhood. The amended Clarington Official
Plan establishes urban structure typologies and built form directives for Centres,
Corridors, Transportation Hubs, Waterfront Places, Edge of Neighbourhoods, Along
Arterial Roads and Internal to Neighbourhoods.
Within the Corridor, mixed use building and apartments are permitted with a height
between three and 12 storeys, and minimum net density of 85 units per hectare.
Proposals for multi-unit residential must consider appropriateness of the site,
compatibility, provision of suitable access points, traffic and parking impacts, massing
and urban design policies.
Internal to neighbourhoods, buildings shall have a height between one and three storeys
and have a minimum net density of 13 units per hectare. Ground-related units, including
limited townhouse development is permitted.
Multiple vehicular accesses shall generally be provided to townhouse and apartment
blocks. Each condominium corporation shall have direct street frontage and direct
vehicular access.
A trail is identified along the Farewell Creek Valley.
5.3 Courtice Main Street Secondary Plan
The lands within the Courtice Main Street Secondary Plan area are designated as Mid-
Rise High Density requiring buildings to be a minimum of six storeys and a maximum of
ten storeys.
The Secondary Plan also identifies a trail system and a network of private lanes to be
considered during the review of the applications.
The Secondary Plan provides detailed urban design policies to ensure street oriented
buildings and an attractive streetscape along the Courtice Main Street. Development
must meet the needs of pedestrians, cyclists and transit users as well as automobiles.
Municipality of Clarington
Report PSD-059-17 Page 8
Views and connections to natural heritage features shall be preserved and enhanced.
6. Zoning By-law
Zoning By-law 84-63 has several zones (see Figure 2) applicable to the site as follows:
The R1 Zone permits single detached and semi-detached dwellings.
The R4-30 Zone permits 177 apartment units in a six and eight storey building as
well as six townhouse units.
The R4-7 Zone permits up to 333 apartment units in four, 12-storey apartment
buildings and up to 1100 square metres of limited commercial floor space.
A narrow strip of lands zoned C1-39 allows for various commercial uses.
The Holding (H) Symbol remains in place on the majority of the subject lands as previous
development approvals did not proceed past zoning approvals.
The rezoning application proposes to establish amended zones and regulations to reflect
the revised development plan.
Figure 2: - Zoning of Subject Lands
Municipality of Clarington
Report PSD-059-17 Page 9
7. Public Notice and Submissions
7.1 A notice of this 2nd Public Meeting was mailed on August 25, 2017 and revised signs
were posted on the property. A special page on the Municipal Website continues to be
dedicated to the subject development proposal, and reflects the latest plan.
7.2 The list below reflects all comments received on the development proposal to date.
Through the revised notification period, one additional individual contacted staff seeking
further clarification and citing concerns which have been previously raised.
Development is too dense; high density not wanted or needed
Insufficient parking provided
Traffic and access – existing concern regarding traffic using Darlington Boulevard,
Foxhunt Trail as a shortcut to Oshawa and Highway 401 via Olive Street and
Harmony Road; traffic from this development exiting Darlington Boulevard should be
forced to travel north to the signalized intersection
Timing of light changes at signalized intersection; capacity of intersection
Condition of Darlington Boulevard; lack of sidewalks
Safety of pedestrians/children
Impacts to property values
Development will make area unattractive; ruin country feel
Building height should be reduced; six or seven storeys
Compatibility with existing development in area
Strain on health care, schools and other social/community services
Construction traffic
Timing of trail or walkway to creek
Development impacts to Farewell Creek and valley system
Increased noise impacts from rooftop mechanical systems
Vandalism, crime, privacy, and pollution.
8. Agency Comments
8.1 CLOCA has advised they have no concerns with the additional lands being added,
however several comments relating to establishing the development limit and stormwater
management have been provided to the applicant and need to be addressed prior to
approval of the amendments.
8.2 Regional Planning comments remain outstanding.
9. Departmental Comments
9.1 Engineering Services
The applicant continues to address comments from Engineering Services on the original
and second submissions. Comments from Engineering Services are not impacted by the
addition of lands at 11 Darlington Boulevard, however the following items remain
outstanding:
Municipality of Clarington
Report PSD-059-17 Page 10
Traffic and On-Site Parking
The applicant submitted a Transportation Impact Study in support of this development,
and a subsequent revised Study to address comments from Clarington and the Region.
Since the original Public Meeting, Engineering Staff commissioned an overall
neighbourhood traffic study prepared by Paradigm Transportation Solutions. This work
was completed in May 2017.
The Paradigm Report did not find any significant traffic infiltration during the course of the
study. The study identified that Darlington Boulevard/Foxhunt Trail route is currently
functioning closer to that of a collector road versus a local road system, given the number
of residents and lack of other collector road connections in the neighbourhood.
The report recommends that traffic calming measures could be implemented along
Darlington Boulevard that the private entrance from the development be eliminated, and
that signalization of the full-movement access along Highway 2 at Street W be pursued.
Establishing the Development Limits
The applicant submitted a Slope Stability Assessment, Environmental Impact Study and
related studies to determine the development limit. Discussions relating to development
limit will be finalized once these are reviewed and finalized by municipal staff and the
Conservation Authority.
Functional Servicing Report
The applicant submitted a Functional Servicing Report which addresses site grading, and
servicing, however additional justifications on the stormwater management regime is
required to satisfy Staff and CLOCA at the conceptual level. Final grading and servicing
details will be further implemented through the review of the subject applications and site
plan approval.
Reconstruction of Darlington Boulevard
Darlington Boulevard is currently built to a rural cross-section, and is serviced with municipal
water and streetlights. The lots fronting on Darlington Boulevard are premature until the
Municipality has approved the expenditure of funds for the reconstruction of Darlington
Boulevard to a full urban standard including curb and gutter, storm sewers, sidewalks and
any other works deemed necessary by the Director of Engineering Services. The applicant
will be required to co-ordinate the construction of the development with the Municipality’s
future capital project.
Phasing
Phasing of the development including the construction of access points require further
review. Consideration must be given to commencing development closest to Highway 2
initially with entrances via Highway 2 constructed with the first phase.
Municipality of Clarington
Report PSD-059-17 Page 11
The Municipality will require a concept plan for the remaining residential lands between
the existing commercial site and 11 Darlington Boulevard. Lands adjacent to Darlington
Boulevard may be frozen until the concept for future phases is finalized.
Pedestrian Connectivity from Darlington Blvd. to the Farewell Creek Valley
The applicant will be responsible to provide a public pedestrian connection from
Darlington Boulevard to the Farewell Creek valley to the satisfaction of the Directors of
Engineering Services and Planning and Development Services. A 10 metre connection
was requested. Further discussion with the applicant will be required.
10. Discussion
10.1 The subject lands are located along the Courtice Main Street , a Regional corridor which
has been identified as a priority area to accommodate growth. The lands have a lengthy
history of development review and approvals and the development has the potential to
significantly contribute to density and intensification targets along the principal transit
spine in the community. This project will allow for a greater diversity of housing types
including bungalow townhouses, rental apartments and condominium apartments.
10.2 The revised development applications include an additional residential property at 11
Darlington Boulevard and the proposed unit yield has increased to 464 units on a net
area of approximately 4.5 hectares resulting in net density of 103 units per hectare which
complies with the Regional Official Plan and Clarington Official Plan minimum density
targets for this location. However, with a Floor Space Index of approximately 1.2, it is well
below the target Floor Space Index of 2.5.
10.3 The increase in unit yield from 442 to 464 units (22 units) is attributed to the addition of
11 Darlington Boulevard, and increasing the height of the rental apartment building
(Building 3) from 8 storeys to 9 storeys. The floor plan of Building 2 has been adjusted to
add 2 additional units.
10.4 The proposed development is located on a complex site which includes lands within the
Farewell Creek valley. The proponent has been working at both the zoning and site plan
levels of detail to address various issues. The main issues under review include the
following:
Establishing the development limits along the Farewell Creek valley considering
slope stability, natural heritage and mitigating impacts through compensation;
Traffic impacts on Darlington Boulevard and other neighbourhood streets
Vehicular access to the site by means of a signalized intersection on Highway 2;
Vehicular access to the site from Darlington Boulevard to the site on either a
temporary or permanent basis;
Active transportation connection for residents along Darlington Boulevard and the
area to the west to the Farewell Creek Valley trail and for the trail users to connect to
the commercial area west of Darlington Boulevard;
Municipality of Clarington
Report PSD-059-17 Page 12
The integration of the proposed development into the existing and future
development around the site;
The stormwater management system featuring underground storage tanks and on-
site low impact measures that maintain the appropriate water balance;
Request to declare certain municipal lands surplus to be sold to developers to
integrate into the project site (see Figure 1);
Parkland dedication requirements in light of previous dedications and proposed on-
going use of the park site addition for a sales pavilion.
10.5 The Region of Durham is reviewing the Paradigm Report referenced in Section 9.1 with
respect to the recommended signalization of the Highway 2 entrance. As of the writing of
this report, a formal response has not been received.
10.6 The proponents have submitted a Site Plan application for a sales pavilion on lands to be
dedicated to the Municipality for a parking lot for the Tooley’s Mill Park (See Figure 3
below). There may be some mutual benefit in a shared parking facility but there are also
concerns about a sales pavilion encumbering the use of lands dedicated for park
purposes. If it is to be considered, it must be subject to appropriate terms and conditions
that allow for shared use with a firm sunset date. Staff will present any proposal to
Council for approval.
Figure 3: Proposed Sales Trailer Site Plan
Municipality of Clarington
Report PSD-059-17 Page 13
10.7 A recommendation report will be submitted to committee as soon as the issues relevant
to the rezoning application are finalized. If the rezoning application is approved, the site
plan application details will be finalized.
11. Concurrence
Not applicable
12. Conclusion
The purpose of this report is to provide background information on the revised multi-unit
residential development submitted by High Street Courtice Inc. for a public meeting under
the Planning Act. Staff will continue processing the application including the preparation
of a subsequent report.
13. Strategic Plan Application
Not applicable.
Submitted by: Reviewed by:
David J. Crome, MCIP, RPP Andrew C. Allison B.Comm LL.B
Director of Planning Services Chief Administrative Officer
Staff Contact: Anne Taylor Scott, Senior Planner, 905-623-3379 ext. 2414 or
ataylorscott@clarington.net
List of interested parties can be obtained through the Planning Services Department.
ATS/CP/tg
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