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Staff Report
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Report To: Planning and Development Committee
Date of Meeting: June 23, 2020 Report Number: PSD-022-20
Submitted By: Faye Langmaid, Acting Director of Planning Services
Reviewed By: Andrew C. Allison, CAO Resolution#:
File Number: COPA 2020-0003 (PLN 41.4) By-law Number:
Report Subject: Public Meeting – Southwest Courtice Secondary Plan
Recommendations:
1. That Report PSD-022-20 be received;
2. That the proposed Draft Bayview (Southwest Courtice) Secondary Plan
Amendment (COPA 2020-0003) and Urban Design and Sustainability Guidelines;
continue to be reviewed/processed and staff report back to Council with a
Recommendation Report; and
3. That all interested parties listed in Report PSD-022-20 and any delegations be
advised of Council’s decision.
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1. Background – Secondary Plans
About Secondary Plans
1.1 A Secondary Plan provides more detail than an Official Plan about how a
neighborhood is to develop. This neighbourhood-scale planning allows for a more
detailed analysis of land use and transportation issues and specific ways to achieve
the objectives of the Clarington Official Plan, including meeting density and infill
targets.
1.2 A Secondary Plan provides the structure for the various components of a
neighborhood, such as how to best provide locations for housing, commercial, and
parks and amenities, as well as planning the mobility between them and the rest of
the community at large. Ultimately, a Secondary Plan establishes the character and
identity of the neighbourhood while promoting efficient land use and development.
1.3 The preparation or amendment to a Secondary Plan follows the same procedures as
an Official Plan Amendment under the Planning Act. This includes the preparation of
supporting technical studies, public engagement, notice and holding of public
meetings and adoption procedures. The Region of Durham is the final approval
authority for Secondary Plans.
The Current Southwest Courtice Secondary Plan
1.4 The original Southwest Courtice Secondary Plan area covered 148 hectares
generally bounded by Bloor Street and Huntington Crescent/Glen Eagles Drive in the
north, Prestonvale Road in the east employment lands in the south, and Townline
Road South and the City of Oshawa in the west.
1.5 The Secondary Plan was originally adopted in 1996. At that time, the southern
portion of the Secondary Plan area lacked servicing and was left designated as
“Future Urban Residential”. This southern portion is the focus of the Secondary Plan
update.
Report Overview
The Municipality of Clarington is updating the Southwest Courtice Secondary Plan in
order to prepare for future growth in this area. This project will implement the policies in
the Clarington Official Plan and guide the future development of the neighbourhood.
The Southwest Courtice Secondary Plan is mainly a residential neighbourhood designed
to provide a range of housing types, a central elementary school, walkable streets,
accessible parks, and protected and enhanced natural features.
The design of the neighbourhood places a strong emphasis on walkability and access to
amenities to encourage social interaction and outdoor activity.
The purpose of the statutory public meeting is to obtain comments from the public, land
and stakeholders and commenting agen cies on the proposed Secondary Plan.
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1.6 The northern half of the Secondary Plan is almost entirely built out, with only a few
parcels still undeveloped. This residential area includes the South Courtice Arena,
three parks, and two commercial plazas providing local amenities and services.
Recently, a higher density (up to nine storey) mixed-use development has been
approved for the southeast corner of Bloor Street and Townline Road.
1.7 The main natural feature of the Secondary Plan area is a tributary of Robinson
Creek, which extends approximately halfway into the undeveloped southern ha lf of
the Secondary Plan. There is a small portion of the southwest corner of the
Secondary Plan Update area that is not part of the Robinson Creek Subwatershed
and drains west toward McLaughlin Bay.
2. Southwest Courtice Secondary Plan Update
2.1 The Southwest Courtice Secondary Plan Update area is generally bounded to the
north by Bloor Street, Robinson Creek to the east, Townline Road South to the west
and Highway 401 to the south (Figure 1). The expanded area includes the
conversion of the employment lands to the south.
2.2 A conversion means a redesignation from employment area to another urban
designation, in this case, from employment area to residential area. Secondary Plan
boundaries are drawn to take these differences into account. Here, it was
determined that the employment land to the south of Southwest Courtice’s
residential area would function better as an extension of the residential area. The
process of this conversion from one type to another requires approval from the
Region of Durham through their ongoing Municipal Comprehensive Review process.
Further rationale for the conversion is provided in Section 7.4.
2.3 The Saint Wolodymyr and Saint Olha Ukrainian Cemetery as well as significant
green spaces associated with Robinson Creek and its associated tributaries and
valley lands are now part of the Secondary Plan area. Approximately half of the 216-
hectare area has been developed under the existing Secondary Plan completed in
1996.
2.4 The surrounding area consists of:
North: Predominantly built out urban areas characterized with low density
residential.
East: Robinson Creek, employment lands and Major Transit Station Area
(MTSA) that are not yet developed and currently the subject of the ongoing
Courtice Employment Lands and MTSA Secondary Plan.
South: Highway 401.
West: Predominantly built out urban areas characterized with low density
residential (City of Oshawa).
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Figure 1: Southwest Courtice Secondary Plan Update Area
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3. Initiation of the Secondary Plan Update
3.1 On February 28, 2018, Planning Services received a letter from the South-West
Courtice Update Landowners Group requesting initiation of a conformity update of
the Southwest Courtice Secondary Plan with their commitment to cover 100% of the
cost as required by Clarington Official Plan policies. On June 4, 2018 (PSD-052-18),
staff recommended to proceed with project, which was ratified by Council on
June 11, 2018.
3.2 Although the Municipality ultimately manages and directs the Secondary Plan
process, the Terms of Reference included the requirement of a Technical Steering
Committee to provide overall guidance and feedback on the deliverables. The role of
the Committee is an advisory one to Planning Services staff. The Steering
Committee includes Clarington, Region and CLOCA staff, the Landowner Group
project manager, two landowner representatives and the lead consultant for the
Municipality.
3.3 As provided in the Terms of Reference, the Secondary Plan Update is to address
these five Council priorities:
Sustainability and Climate Change
3.3.1 The Southwest Courtice Secondary Plan Update will address the criteria developed
for Secondary Plans in Clarington’s Green Development program and will be guided
by the Priority Green Development Framework. Council added emphasis to this
priority through the declaration of a Climate Emergency on March 23, 2020.
3.3.2 Sustainable development principles and practices will be incorporated into every part
of the Secondary Plan, including the design of neighbourhoods and the allocation of
land uses. The Secondary Plan, Zoning By-law and related studies will include
measurable targets to move towards a net zero community.
Urban Design
3.3.3 New neighborhoods should be designed to enhance 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.
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Affordable Housing
3.3.4 The Council of the Municipality of Clarington, through 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 Secondary Plan reflects this policy as well as
recommendations found in Clarington’s Affordable Housing Toolkit. Through policy
this Plan demonstrates how it contributes to meeting Council’s affordable housing
target.
3.3.5 Additional work needs to be undertaken to ensure affordable housing is developed
through the right combination of policies and incentives. The proposed policies of the
current draft Secondary Plan may be further refined by the time staff presents a
recommendation report.
Community Engagement
3.3.6 Clarington Council is committed to community consultation a nd engagement beyond
the statutory requirements. The preparation of this Secondary Plan was and
continues to be supported by a thorough public engagement strategy which includes
a range of public consultation initiatives in order to share, consult, deliberate and
collaborate with all stakeholders. These efforts are in addition to any statutory
meeting requirements.
Coordination of Initiatives
3.3.7 The following studies have been undertaken at the same time as the Southwest
Courtice Secondary Plan Update and have been incorporated into the study process:
Environmental Assessment Process
3.3.7.1 An Environmental Assessment (EA) will be required for all new major (collector and
arterial) roads required for the Southwest Courtice 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. T o
avoid confusion and focus resources more effectively this project was designed to
jointly satisfy the requirements of both the Planning Act and the Environmental
Assessment Act.
Key public consultation elements of the EA process include:
Notifications: All project notices must demonstrate clear indication of the
integrated EA and Planning Act approach;
Mandatory Consultation: Engagement with review agencies and the public
regarding the problem/opportunity and alternative solutions is a key
component for the EA process; and
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Completion: at study completion a Notice is to be prepared advising
agencies and the public of the study completion and the opportunity to
review the project reporting.
Indigenous Communities Consultation
3.3.7.2 Both the Planning Act the EA require consultation with indigenous communities. At
the time of writing this report many of the I ndigenous Community offices are closed
due to COVID-19. Staff have provided background materials and copies of all
notice material to each indigenous community office. Prior to reporting back with a
recommendation, staff will ensure that consultation with the each of the required
Indigenous communities meets the requirements of the Acts.
Robinson Creek and Tooley Creek Subwatershed Study
3.3.7.3 The Secondary Plan area is located within the Robinson Creek watershed. The
Robinson Watershed is one of the smallest watersheds within the Municipality of
Clarington and is especially vulnerable to the effects of changing land use and the
impact of development. The Robinson Creek watershed is predominantly urban. It is
situated almost completely within the Urban Area of Courtice. The Robinson Creek
drains into Lake Ontario through the McLaughlin Bay Wetland Complex.
3.3.7.4 The Municipality of Clarington initiated a Subwatershed Study (SWS) for th is and
the adjacent Tooley Creek Watershed in late 2017 with field work taking place in
2018 and 2019. The SWS, similar to the Secondary Plans, has a Steering
Committee made of Clarington, Region and CLOCA staff, a Landowner Group
Representative and two landowners. The existing Conditions Report was released
for public comment, and a public meeting was held in November 2019. Over 4000
landowners were invited to this meeting however less than 1% attended.
3.3.7.5 The Existing Conditions Report has investigated and inventoried the natural
resources that could potentially be impacted by future urban development. This
Report also identifies constraints and opportunities which will be considered as the
Secondary plans are developed. Disciplines investigated in the SWS include:
groundwater resources including the quantity and quality of recharge and
discharge,
surface water features including headwater drainage features, and
aquatic features for fish, macroinvertebrates
3.3.7.6 The SWS has also identified an area where more detailed analysis is needed prior
to establishing land uses. However, in the majority of the Secondary Plan Area,
further analysis will be limited to Environmental Impact Study that will be prepared
at the time of development to refine the limits of the identified natural heritage
system and to be in keeping with the findings of the SWS.
3.3.7.7 The second phase of the SWS will include the preparation of a comprehensive
Subwatershed Management Plan. This Management Plan will provide direction
regarding stormwater management controls, low impact development measures
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and groundwater recharge/infiltration parameters. It will also include natural
resource strategies which will protect, rehabilitate and enhance the environment
within the study area.
3.3.7.8 The draft Secondary Plan and Urban Design and Sustainability Guidelines (UDSG)
have included several policies that may emerge from the Phase 2 report. The
Phase 2 report will not be complete until Fall 2020 and its final recommendations
can only be incorporated into the Secondary Plan and UDSG prior to reporting back
to Council with a recommendation.
3.3.7.9 The Robinson Creek and Tooley Creek Subwatershed Study has and will continue
to inform the Southwest Courtice Secondary Plan and the Courtice Employment
Lands (CEL) and Major Transit Station Area (MTSA) Secondary Plan as well.
Courtice Employment Lands and Major Transit Station Area Secondary Plan
3.3.7.10 The CEL and MTSA are east of the Southwest Courtice Secondary Plan area. The
Municipality of Clarington has been undertaking a Secondary Plan study for the
CEL/MTSA at the same time as the Southwest Courtice Secondary Plan Update .
4. The Secondary Plan Planning Process – Four Stages
4.1 There are four stages to the Secondary Plan Update process (Figure 2):
Stage 1 focuses on initial public and technical background studies input;
Stage 2 develops design principles and alternative land use plans based on
Stage 1;
Stage 3 selects a preferred land use plan based on further public input and
technical studies; and,
Stage 4 formalizes the Secondary Plan and its implementing documents –
Urban Design and Sustainability Guidelines, and Zoning By-laws. Below is a
description of key tasks associated with each phase.
The following sections will generally describe the process for developing the
Southwest Courtice Secondary Plan Update. A sequence of events summary table
is provided in Attachment 1 – Sequence of Events, for reference.
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Figure 2: Four Stages of the Secondary Plan Update
Stage 1 – Initial Public Input and Technical Analysis
4.2 The initial phase involved a detailed technical analysis of the area including
servicing, infrastructure and initial public participation.
Stakeholder Interviews
4.2.1 Through March and April 2019, 18 stakeholder interviews were conducted by the
consultant with Municipal and Region staff, Clarington Board of Trade, landowners,
and Metrolinx.
Courtice Planning Day
4.2.2 On May 10, 2019, Municipal staff coordinated a meeting with Planning, Engineering,
and Transportation staff from both Clarington and the Region, representatives from
CLOCA and the Robinson-Tooley Subwatershed Study consultant, as well as the
consultants and landowner groups from the three adjacent Courtice Secondary Plan
areas: Southwest Courtice, Southeast Courtice, and Courtice Employment Lands.
Public Information Centre (PIC) #1
4.2.3 The first PIC on June 18, 2019, was held jointly for the Southwest Courtice
Secondary Plan together with the Courtice Employment Lands. The purpose of this
event was to introduce the public to the two adjacent projects and to begin
generating ideas. Approximately 60 people attended this meeting and shared the
following messages:
• Provide more trail connections along and between the R obinson and Tooley
Creeks;
• Provide active transportation infrastructure, such as on-street bike paths, along
east-west corridors and connect the residential areas to the waterfront;
• Maintain the green spaces, such as the areas around the Robinson and Toole y
Creeks; and
• New development requires Municipal servicing;
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• Prevent and reduce potential for flooding affecting new development.
Summary of Supporting Background Studies
4.2.4 During Phase 1 of the Secondary Plan process, background studies were compiled
in consultation with Municipal staff and the project steering committee. These
studies, as well as feedback from PIC #1, are summarized and provided as
appendices in the Stage 1 Summary Report:
Public Information Centre #1 Consultation Summary;
Cultural Heritage Assessment Report;
Stage 1 Archaeological Assessment Report;
Transportation Impact Assessment Report; and
Servicing, Existing Conditions, Opportunities and Constraints Report.
4.2.5 A brief description of each report is included Attachment 2 – Summary of Technical
Reports. This summary report concluded Phase 1 of the Secondary Plan process
and identified opportunities to:
• Integrate diverse forms of housing within an overall updated density target;
• Integrate parks and open spaces that are accessible by walk ing;
• Connect to the existing collector and arterial grid of streets and to major
destinations;
• Strengthen the presence and health of the natural heritage network, and enhance
interfaces between new development and natural features;
• Further explore the potential to conserve and recognize cultural heritage and
archaeological resources; and
• Consider potential implications of the new arterial street and neighbourhood
development on the designated employment lands to the south of the S outhwest
Courtice Update area.
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Stage 2 – Urban Design and Sustainability Principles and Alternative Land Use Plans
4.3 This stage presented 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 stage used workshops to refine the
Principles and Alternative Land Use Plans.
Landowner Workshop
4.3.1 A workshop was organized on October 2, 2019, for all landowners within the project
area. Three preliminary road layouts and land use options were presented to solicit
feedback on land use compatibility, block/lot flexibility, employm ent land flexibility,
and parkland access and configuration.
Public Information Centre (PIC) #2
4.3.2 A second PIC was held on October 24, 2019. At this event, various opportunities and
constraints when planning this part of Courtice were shared with the public and three
development options were presented for comment. A summary of the feedback
messages received from the 32 people in attendance at this event include:
• No preference for one road alignment o ption over another – if there was a land
use conversion to the south to residential, the South Option was preferred
• Concerns that infrastructure and services in South Courtice are not keeping up
with population growth. Road expansions should be built befo re more
development occurs. Local schools are already over capacity;
• Prefer lower density housing. Medium- or high-density housing may be
appropriate in certain areas (such as closer to Bloor Street); and
• Improve access to natural amenities in the area such as the Robinson Creek,
Darlington Provincial Park and the waterfront. Create an interconnected trail
network. Develop the Courtice Waterfront.
Stage 2 Summary Report
4.3.3. During Stage 2 of the Secondary Plan process, a best practices review of urban
design and sustainability guidelines, guiding principles, and three land use options
and their evaluation were explored. The guiding principles were used to inform the
three options and provided a basis to develop a preferred option. A brief description
of the best practices review and three land use options and evaluation is included in
Attachment 2 – Summary of Technical Reports.
4.3.4 All options were designed to:
• Accommodate a minimum of 900 units.
• Have the potential to achieve a population density of 50 people/ha through a low -
rise community.
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• Provide parkland dedication at a rate a 1 ha/300 units.
4.3.5 The three options were evaluated based on criteria under each of the 10 planning
principles refined early in Stage 2. The criteria were informed by stakeholder and
public comments.
4.3.6 The Preferred Option is predicated on the conversion and inclusion of the
employment lands to the south, which can be done through the Region’s ongoing
Municipal Comprehensive Review process. The rationale for this conversion is that
these lands are constrained and physically isolated for employment purposes, and
that the conversion would not adversely affect the overall viability of the CEL
employment area.
Stage 3 – Preferred Land Use Plan
4.4 Based on the preceding analysis and public engagement, a Preferred Land Use Plan
was developed and to be introduced to the public for their feedback at a third PIC
scheduled for March/April 2020. It was cancelled as a result of COVID-19 pandemic.
Supporting technical documents including the Functional Servicing Report, the
Traffic Impact Assessment, and the completion of Phase 2 of the Subwatershed
Study were completed during this stage.
Stage 4 – Final Secondary Plan and Zoning By-law
4.5 The intent of Phase 4 of the Secondary Plan process is to focus on the finalization of
the Secondary Plan. This includes the Statutory Public Meeting and
Recommendation Report to Council for adoption together with the final documents.
In this phase the Notice of Completion and the Documentation package for the
Integrated Environmental Assessment process would be finalized.
4.6 The Statutory Public Meeting provides the opportunity for the public to formally
comment on the draft Official Plan Amendment, the draft Secondary Plan (including
Land Use Plan) and the Urban Design and Sustainability Guidelines. It is important
to note that any comments received, either during the Public Meeting verbally, or
submitted in writing to staff, since the release of the draft Official Plan Amendment
and Secondary Plan, will be outlined in the Recommendation Report.
4.7 The COVID-19 pandemic was declared in March 2020 as the project was nearing
the end of Stage 3. Although staff and the consultants were no longer working from
their respective offices, the Secondary Plan project continued. Virtual steering
committee meetings, agency communication and replying to landowner and public
questions and comments have continued.
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Notice – Statutory Public Meeting
4.7.1 Notice for the Statutory Public Meeting for the Southwest Courtice Secondary Plan
was provided in accordance with the Planning Act. A Notice of Statutory Public
Meeting was mailed to over 1,400 landowners, property owners in and within 120
metres of the Secondary Plan area. The Notice of Public Meeting was also sent by
mail to the Region of Durham, the Ministry of Municipal Affairs and Housing, and all
other commenting agencies. All draft and supporting documents were posted to the
project webpage by June 1, 2020.
4.7.2 Communications has promoted the Public Meeting and posted the Notice on the
Municipal website, Facebook, and Twitter. Three notic es advertising the Public
Meeting were placed in both Clarington This Week and the Orono Times during the
weeks of June 1, 8 and 15 for a total of three times. The Notice of Statutory Public
Meeting noted that the materials (draft Official Plan Amendment a nd draft Secondary
Plan) would be available for review June 1, 2020.
4.7.3 All registered interested parties were mailed the Notice of Public Meeting on May 29,
2020, and/or (depending on the contact information provided) emailed the Notice on
June 2, 2020.
4.7.4 In addition to receiving a Notice of Public Meeting, external agencies and internal
departments have been requested to provide their comments regarding the Draft
Secondary Plan and the draft Urban Design and Sustainability Guidelines. These
comments, as well as the publics assist staff in preparing a Recommendation
Report.
5. Draft Bayview (Southwest Courtice) Secondary Plan
5.1 This Clarington Official Plan Amendment (Attachment 3) provides for the update of
the Southwest Courtice Secondary Plan area. As a part of the Update process, the
Southwest Courtice Secondary Plan has been renamed the Bayview Secondary
Plan (Figure 3). The Secondary Plan is meant to be a low-rise residential community
with a central public elementary school. S treets, parks, and natural areas with
walking and cycling paths and trails will connect the community. There will be
opportunities for higher density and mixed -use development along Bloor Street, a
Regional Corridor, though these will be limited. Bayview’s housing will be diverse
and include detached and semi-detached options, townhomes, duplexes, triplexes,
and apartment buildings. The total population of this neighbourhood is expected to
be 7,700 residents who live in 2,900 units.
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Figure 3: Proposed Bayview Secondary Plan Draft Land Use Schedule (2020)
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5.2 For additional recreation and open space, two new Neighbourhood Parks are
planned as convenient and prominent gathering places, and a public school will be a
central fixture of the neighbourhood. To help get people outside and moving, trails
and on-road cycling facilities are also proposed to connect residents with their
neighbours, local amenities, and Robinson Creek.
Draft Urban Design and Sustainability Guidelines
5.3 The Bayview Secondary Plan provides a policy framework for structuring high-quality
community design. The Urban Design and Sustainability Guidelines provide direction
on how to implement these policies to achieve high -quality urban design and
sustainability. The Guidelines take a closer look at how to design leafy streets that
promote safe and comfortable walking, cycling, or driving for residents of all ages;
how to integrate and make visible parks, open space, and natural heritage; and how
to lay out blocks, lots, and buildings to promote a sense of place, and an efficient
land use and infrastructure. The Guidelines support Priority Green Clarington by
providing standards for the built environment, natural environments and open
spaces, mobility, and infrastructure that helps to create sustainable communities.
6. Conformity with Provincial Plans
Provincial Policy Statement 2020 (PPS) and Growth Plan
6.1 The Bayview Secondary Plan is consistent with the policy directions of the Provincial
Policy Statement (the PPS) and A Place to Grow: Growth Plan for the Greater
Golden Horseshoe (the Growth Plan) as they apply to new communities. Policies of
the Bayview Secondary Plan address the directions found mostly in Sections 1
(Building Strong Healthy Communities) and Section 2 (Wise Use and Management
of Resources) of the PPS, and Section 2 (Where and How to Grow) of the Growth
Plan. The Bayview Secondary Plan:
• Supports the regional greenfield density target with a minimum residential density
for large developments;
• Directs the Municipality of Clarington and the Region of Durham to explore
incentives for affordable housing;
• Requires protection and enhancement of the natural features associated with
Robinson Creek and its tributaries;
• Ensures appropriate assessments will be completed for identified areas of
potential archaeological and cultural heritage significance prior to development;
• Encourages energy efficiency in all development, requires tree planting
throughout the public realm and facilitates the achievement of a net -zero carbon
community over time.
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7. Official Plans
Durham Regional Official Plan
7.1 With the exception of the employment area to be converted to residential in the south
part of the Plan, the area is designated Living Areas in Schedule ‘A’ Regional
Structure, and the unbuilt portion of the area is considered a greenfield area. Under
policy 7.3.9(b), the Region will work with area municipalities through their area
municipal official plan conformity exercises to develop area specific targets for Living
Areas and Employment Areas that together and Region -wide achieve the minimum
overall gross density of 50 residents and jobs combined per hectare (as mandated
by the Growth Plan).
7.2 The Bayview Secondary Plan conforms to the ROP policies for Living Areas (Section
8B), ensuring development of a range of housing types and densities. Higher
densities are directed toward arterial roads, including Bloor Street, the Townline
Road Extension, and Prestonvale Road, to support public transit. Several policies in
the Plan emphasize the need for sensitivity and compatibility with the existing natural
heritage features associated with the Robinson Creek and its tributaries
(Section 8.1 – Urban System).
7.3 The alignments of the Townline Road and Fenning Drive extensions allow for a grid
pattern of local roads, and policies included in the plan will ensure that this
opportunity is realized. The plan further embeds principles of good urban design with
policies requiring highly visible and accessible parks and ensuring development
contributes to green, pedestrian-friendly streetscapes. Connectivity will be improved
in the community with an interconnected trail network and generous treed spaces in
the boulevards of key streets for pedestrians. The Secondary Plan’s environmental
policies ensure that development adjacent to Major Open Space Areas has no
negative effects on key features or their functions and that connectivity between
features is maintained or improved (Section 10 and Sub-Section 10A).
7.4 While respecting the employment area policies of the PPS, the Growth Plan, and the
Regional Official Plan, the Bayview Secondary Plan proposes the conversion of the
portion of the Courtice Employment Lands (CEL) west of Robinson Creek to permit
residential uses (Figure 4). The lands are severely constrained for employment uses
and unlikely to achieve the current policy objective for a high concentration of
employment, specifically:
The lands have constrained parcels that reduce their flexibility to accommodate a
range of employment uses. The size and irregular shape of the lands limit their
ability to accommodate prestige employment uses, such as manufacturing and
logistics facilities, which generally require large sites for buildings, parking and
storage.
The lands are physically isolated from existing and planned employment areas of
south Courtice. The isolation would severely restrict the potential for synergies
and agglomeration with the rest of the Courtice Employment Lands.
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The geometry of the CP rail corridor that runs along the south edge of the CEL
West Lands, combined with the planned future use of this corridor for extended
GO rail service to Bowmanville, will limit the ability to provide siding lines into the
lands.
Expected expansions of both the CP rail corridor and Highway 401 will reduce
the developable area, and an existing 4-hectare cemetery, planned to expand to
7 hectares, is an additional constraint. Furthermore, the proposed Townline
Extension would bisect the designated employment lands rather than forming a
boundary, which would result in reduced parcel sizes and less development
flexibility for employment uses.
Based on the above reasons, staff will be making a separate request for the land
conversion as part of the Region’s Municipal Comprehensive Review in
anticipation of Council approving the Secondary Plan later this year.
Clarington Official Plan
7.5 The Clarington Official Plan (OP) provides a vision for the future growth and
development of the Municipality to the year 2031, in conformity with the Regional
Official Plan and the Growth Plan, and consistent with the PPS. It also provides
direction on fostering the economic, environmental, cultural, physical and social well -
being of the residents of Clarington. The most recent Clarington OP was adopted in
June 2017.
Growth and Housing
7.6 Regarding policies in Sections 4 and 6 (Managing Our Growth and Encouraging
Housing Diversity, respectively) the Bayview Secondary Plan will ensure a broader
range of housing types in the community with its requirement for a housing mix in all
larger subdivisions and minimum targets for low-, medium- and high-density forms.
Accessory apartments and secondary accessory apartments, in the form of units
above garages on laneways, are also permitted. Policies calling for the study of
incentives for affordable housing, and a no-parking-required incentive, will aid in
achieving a meaningful percentage of affordable housing that supports the
Municipality’s broad target.
Land Use
7.7 Policies in the Bayview Secondary Plan support the Official Plan policies for Urban
Residential areas found in Sections 9 and 10 (Livable Neighbourhoods, and
Commercial and Mixed-Use Development, respectively). The Bayview Secondary
Plan area is envisioned as a predominantly residential community, with a school,
parks, an existing community centre/arena and opportunities for neighbourhood -
oriented commercial amenities. Higher densities and a greater mix of uses are
permitted along the Bloor Street Regional Corridor, to create a more pedestrian-
oriented and transit-supportive environment. Urban design policies and guidelines
ensure that the mix of heights encouraged throughout the neighbourhood, and
particularly along Regional Corridors, is compatible with adjacent low-rise homes.
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Figure 4: Proposed Conversion Area (in blue) from Employment to Residential
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Sustainability
7.8 With respect to Section 4.6 specifically (Secondary Plans), the Bayview Secondary
Plan policies were developed with regard for sustainability, taking into consideration
the goals of Priority Green Clarington, as discussed below.
Natural Heritage
7.9 Regarding Sections 3 and 14 (Protecting the Natural Environment and Managing
Natural Resources, and Open Space System, respectively), the Bayview Secondary
Plan builds on the Official Plan with specific policies intended to protect natural
heritage features, The plan envisions development that maintains, restores and
creates continuous green corridors along the Robinson Creek and associated
tributaries and valley lands. Environmental policies discourage alteration to the
natural state of watercourses and creeks while encouraging the conservation of
mature lots and woodlands, as well as the preservation of mature trees and the
planting of new trees. Development may be required to revegetate the Vegetation
Protection Zone around natural features.
Public Realm
7.10 There are several sections of the OP with policies related to the public realm. The
Bayview Secondary Plan addresses public realm -related policies from Section 5
(Creating Vibrant and Sustainable Urban Places), Section 18 (Community
Amenities), Section 19 (Connected Transportation Systems), and Section 23
(Implementation). With respect to the public realm, a projected growth of a maximum
of 1,200 additional units in Bayview, and the OP parkland dedication requirement of
one hectare per 300 units, four hectares of parkland, divided between two
neighbourhood parks, are planned for the unbuilt portion of Bayview. Park locations
are central and easily accessible, while policies and urban design guidelines support
street frontages along no less than 60% of the park’s perimeter not adjacent to a
natural area or other public open space. Trails, bike paths, walkways, and sidewalks
will form an interconnected network for active transportation.
7.11 The Plan provides a framework of higher-order roads that will enable a grid-like
pattern of local roads. The interconnected network and the design of streetscapes,
reflecting complete street principles, will support walking, cycling, transit and driving.
The adverse impacts of parking will be mitigated through the encouragement of rear
laneways, particularly for townhouse developments and narrow-lot housing
generally. Limits on driveway widths and protruding garages will further prevent off -
street parking from dominating the streetscape.
Priority Green
Built Environment
7.12 Development in the Bayview neighbourhood will require a mix of housing types and
densities and support the municipal-wide density target for greenfield development.
Municipality of Clarington Page 20
Report PSD-022-20
Mobility
7.13 Policies encourage shorter block lengths and additional pedestrian linkages where
needed to create direct and continuous pedestrian routes throughout the
neighbourhood.
Natural and Open Space
7.14 Parks, stormwater management facilities, and development adjacent to natural
heritage features will use low impact development strategies, naturalized
landscaping and vegetation as are deemed necessary to maintain or enhance the
nearby natural features. New parks have been distributed to ensure all residents are
within 400 metres of one.
Infrastructure and Buildings
7.15 All development in the Bayview area shall meet high standards for energy efficiency
and sustainability in building design and construction, and shall incorporate energy
and water conservation measures, including consideration for renewable/alternative
energy systems, such as solar panels. Landscape features throughout the
neighbourhood should maximize infiltration, maintain topography, use hardy native
plantings and provide trees for shade.
8. Public Comments
8.1 Comments have been received from the public and other stakeholders and
incorporated into the Secondary Plan during its development. Some key themes of
comments received to date include:
• Preference towards flexible land use designations to permit a variety of uses
(mixed-use preferred over employment);
• Increase trail connections;
• Incorporate active transportation infrastructure (e.g., multi-use paths and
bike racks);
• Protect and conserve natural spaces;
• Provide municipal servicing to allow the development of this area;
• Interest in including affordable housing options in development;
• Conserve cultural heritage and permit appropriate development next to heritage
sites; and
• Ensure that Environmental Protection Areas are accurately shown.
8.2 Comments submitted since the release of the draft documents on June 2, 2020 to
the time of this writing (June 8, 2020) are:
How Fenning Drive will connect with Prestonvale Road;
Municipality of Clarington Page 21
Report PSD-022-20
Traffic impacts and access to Highway 401 via Bloor Street;
Accessibility to schools and parks;
Whether the Environmental Protection area as shown can change; and
The scope of the Public Meeting – land use designations, new roads, and zoning.
8.3 These comments, as well as the comments received leading up to and follo wing the
Statutory Public Meeting have been and will continue to be addressed and inform the
process as the Municipality proceeds towards a recommendation later this year.
9. Agency and Departmental Comments
9.1 To date, agencies have reviewed background reports, draft land use options, as well
as a number of iterations of the preferred land use plan. We anticipate receiving
formal comments from the agencies as we move closer to the recommendation
report. The Municipality will not proceed with a recommendation report to Council
without first ensuring that all commenting agencies have provided their input into the
documents released June 1, 2020.
Region of Durham
9.2 Throughout the Secondary Plan process, the Region has p rovided comments about
their Municipal Comprehensive Review (also known as Envision Durham) and
specifically how the proposed conversion of the employment lands to the south of
the former Southwest Courtice Secondary Plan area should proceed.
9.3 Comments that have been addressed include maintaining Prestonvale Road’s road
classification as a Type B Arterial south of Townline Road Extension and adding
purpose-built rental housing to affordable housing policy. Additional comments from
the Region are expected as we advance in the project.
Central Lake Ontario Conservation Authority (CLOCA)
9.4 Throughout the Secondary Plan process, CLOCA has provided comments regarding
the Natural Heritage System and in particular locating trails and stormwater
management facilities. CLOCA has clarified that environmental features not shown in
the schedules will need to be considered and reviewed following policy 3.4.3 of
Clarington’s Official Plan. This is in anticipation of further study of the Fenning Drive
Extension and other local roads. CLOCA has also requested further discussion of
policy related to managing pre- and post-development stormwater flows to
McLaughlin Bay, and of floodplain, surface water, and groundwater impacts of
wastewater servicing in the Functional Servicing Report.
Metrolinx
9.5 Comments from Metrolinx have supported on-road cycling network to facilitate multi-
modal access to the future Courtice GO Station.
Municipality of Clarington Page 22
Report PSD-022-20
9.6 Metrolinx identified the potential closure of Prestonvale Road likely at the CP Rail
crossing. A single track expansion in this area is necessary, and relocating the
existing siding (an extra track for train parking) from the east to further west (over
Prestonvale Road) would prevent the need to reconstruct the Courtice Road Bridge
to accommodate the track. This would result in significant cost savings. This
requirement has not yet been confirmed, however, it is likely to be necessary for the
GO train extension to Bowmanville to proceed .
School Boards
9.7 Upon review of the initial draft documents, the Simcoe County District School Board,
which is currently handling planning for the Kawartha Pine Ridge District School
Board, notified the steering committee that an elementary school site was warranted.
Based on the criteria provided by the Simcoe County District School Board and
Clarington’s Official Plan, a site was selected in agreement with the Southwest
Courtice Landowner Group. As the site selection occurred late in the Secondary Plan
process, the location of the school site remains tentative pending further comments.
Municipality of Clarington – Engineering Services Department
9.8 Clarington’s Engineering Department is also represented on the steering committee
and has provided support to the preparation of the Secondary Plan throughout the
process. Prior to this phase of the Secondary Plan process, Engineering has
provided comments regarding:
Parkland size, shape and distribution throughout the area;
Trail/multi-use path widths and locations;
The need to reference Clarington’s Road Design Standards; and
Access to/incorporation of stormwater management facilities.
10. Concurrence
Not Applicable.
11. Conclusion
11.1 The purpose of this report is to provide background information and a status update
for the Public Meeting on the proposed Secondary Plan. Staff will continue to
process and prepare a subsequent recommendation report.
11.2 After extensive consultation with agencies, stakeholders and the public, the draft
Secondary Plan Update for Southwest Courtice has been prepared and released for
agency and public review. Following this Public Meeting, the draft documents will be
further revised based on the comments received .
11.3 A subsequent phase of this process will involve the preparation of the implementing
zoning regulations. A final version of the Secondary Plan, Schedules, and Urban
Municipality of Clarington Page 23
Report PSD-022-20
Design and Sustainability Guidelines along with zoning regulations will be presented
to Council in the future.
11.4 A third Public Information Centre planned for April 2020 was cancelled as a result of
the COVID-19 pandemic. We have proceeded directly to the statutory Public
Meeting. There is potential for a third PIC in the Fall should Council consider it
necessary based on the input received at this statutory public meeting.
11.5 When adopted, the Official Plan Amendment will be forwarded to the Region of
Durham for approval. Part of the Region of Durham review includes circulation of the
Amendment to agencies and the Province for their comments. The Regi on will issue
a Notice of Decision regarding the Amendment and the 20 -day appeal period will
commence. If there are no appeals to the Region about the approved OPA it will
come into full force and effect.
Staff Contact: Greg Bunker, Planner II 905-623-3379 ext. 2420 or
gbunker@clarington.net Carlos Salazar, Manager, csalazar@clarington.net
Attachments:
Attachment 1 – Sequence of Events
Attachment 2 – Summary of Technical Reports
Attachment 3 – Draft Official Plan Amendment, Secondary Plan and Urban Design and
Sustainability Guidelines
Interested Parties:
List of Interested Parties available from The Planning Services Department.
Attachment 1 to Report PSD-022-20
Bayview (Southwest Courtice) Secondary Plan Update
– Sequence of Events
2018 Event
June 4, 2018 Staff Report – Seek Council authorization to initiate project
Award the contract to Urban Strategies
December 11, 2018 Steering Committee Meeting #1
2019 Event
May 10, 2019 Steering Committee Meeting #2
June 18, 2019 Public Information Centre #1
June 18, 2019 Municipal Class Environmental Assessment – Notice of Study
Commencement
August 27, 2019 Steering Committee Meeting #3
October 2, 2019 Landowner Workshop
October 24, 2019 Public Information Centre #2
November 26, 2019 Staff and Agency Workshop
December 10, 2019 Steering Committee Meeting #4
2020 Event
March 2020 COVID-19 Pandemic
March/April 2020 Cancelled – Public Information Centre #3
March 31, 2020 Staff and Agency Meeting
March 31, 2020 Steering Committee Meeting #5
May 20, 2020 Steering Committee Meeting #6
May 29 – June 2,
2020
Notice of Public Meeting; Municipal Class Environmental
Assessment – Notice of Public Consultation
June 1, 2020 Material available for review
June 2, 2020 Request for Comments sent to Commenting Agencies
June 23, 2020 Statutory Public Meeting
Fall 2020 Recommendation Report; Municipal Class Environmental
Assessment – Notice of Completion
Fall 2020 Zoning By-law - draft
Attachment 2 to Report PSD-022-20
Summary of Background Studies
Report Key Findings
Planning Rationale
This report supports the Draft Bayview (Southwest
Courtice) Secondary Plan and the Draft Urban Design and
Sustainability Guidelines by setting out rationale for the
policies and guidelines they contain. The planning rationale
for the Bayview (Southwest Courtice) Secondary Plan and
accompanying guidelines detail the following principles of
the plan:
Respect for and general consistency with and
conformity to provincial land use policies (Provincial
Policy Statement and the Growth Plan)
General conformity with the Durham Region Official
Plan
Alignment with general policies of the Clarington Official
Plan
The plan aligns with the goals and directions of Priority
Green Clarington
Sensitive integration of the area’s natural and cultural
heritage
The plan enhances the exiting neighbourhood and
makes it more complete
Existing and planned infrastructure can accommodate
the planned population for the Bayview Secondary Plan
Area
The Plan represents good planning and urban design
The plan effectively encompasses input from
landowners in the area and the broader community
Robinson Creek and Tooley
Creek Subwatershed Study
The work completed as part of the Stage 1
Characterization has provided a comprehensive account of
the background research and subsequent field
investigations, technical assessments that were
undertaken to characterize the location, extent, magnitude,
cause, status, significance, sensitivity, and
interrelationships between the environmental resources
within the study area. The Key deliverable in this phase
was a summary of the environmental constraints, issues
and opportunities within the study area such that
Attachment 2 to Report PSD-022-20
development/land use planning can begin, and appropriate
management practices can be developed to protect the
area’s natural features and functions. Constraints have
been classified into four main categories:
• High constraint areas – flood/erosion hazard lands,
groundwater recharge/aquifer protection, core terrestrial
features and linkages to be preserved, significant habitat,
etc.
• Medium constraint areas – moderately significant features
and habitat, vegetation protection zones, features which
may be integrated into future development if feasible, or
features which may be relocated/replaced subject to
appropriate mitigation.
• Low constraint areas – isolated features with limited or no
habitat of significance that can be subject to mitigation.
• Prioritized opportunities for restoration and enhancement.
The constraints map is accompanied by a reference table
which outlines the rationale behind areas identified as
constraints to development (i.e.areas to be preserved,
areas subject to mitigation, restoration and enhancement
areas). SWS disciplines relevant to Stage 1 are listed
below:
Natural heritage
Natural Hazards
Hydrogeology
Fluvial Geomorphology
Hydrology and Hydraulics
The SWS has also identified a Special Study Area, where
more detailed analysis is needed prior to establishing land
uses given the complex nature of the features identified in
the area.
The Stage 2 Report will provide a summary of all the
elements of the recommended Strategy, together with
updated environmental targets/criteria for each.
Summary maps will be developed to illustrate the locations
and inter-relationships for these measures. For the study
area, the measures which comprise the Subwatershed
Strategies will be clearly documented in summary tables
and on GIS mapping that includes:
• General land uses and preliminary road layout per
Municipal plans;
• Natural Heritage System boundaries and corresponding
limits of development;
• Groundwater recharge protection areas;
Attachment 2 to Report PSD-022-20
• Sensitive stream reaches and HDFs;
• location of SWM facilities and drainage catchment
boundaries; and
• location of proposed improvement/enhancement works
such as channel restoration, capacity improvements, or
culvert replacements.
Key deliverables in Stage 2 will include updated hydrologic
and floodplain models; updated goals, objectives and
targets; the final constraints mapping; adaptive monitoring,
mitigation, and management strategies; and an
implementation framework.
Stage 2 of the study will address the sensitivity,
constraints, and opportunities for all of the environmental
resources identified through the Stage 1 of the study;
ensuring that the form and function of valued ecosystem
components are not compromised under a post
development scenario.
Transportation Impact
Assessment
A Transportation Impact Assessment was completed
based on the projected population of the Southwest
Courtice neighbourhood. The assessment concluded that
at all existing intersections in the study area will continue
operating well within acceptable standards during both
morning and afternoon peaks, with the exception of the
Townline Road and Bloor Street intersection. The Region
is planning to add a third lane to this section of Bloor Stree t
in the near future which could mitigate this issue. The
report concludes that the development of the Bayview
Secondary Plan will have a minor effect on traffic
operations in the study area. Improved active
transportation and transit (especially after the Courtice GO
Station is functional) will further help to distribute traffic.
Functional Servicing Report
An analysis of servicing needs was completed through a
Functional Servicing Report. To service the undeveloped
portion of the Southwest Courtice neighbourhood, new
watermains are planned. The Courtice Trunk Sanitary
Sewer (CTSS) is currently being extended north from the
Courtice W ater Pollution Control Plant (WPCP) under
Highway 401 and into the Courtice Employment Lands.
The undeveloped lands in Southwest Courtice are all within
a catchment area that will eventually flow directly to the
Courtice WPCP by a combination of gravity sewers and a
localized pumping station. A new sewage pumping station
Attachment 2 to Report PSD-022-20
referred to as the Baseline Road SSPS is identified in the
CTSS Municipal Class Environmental Assessment and will
be required to convey flows from the undeveloped lands in
Southwest Courtice that are located west of Robinson
Creek. The Region of Durham Development Charge By-
law includes a new sub-trunk sanitary sewer on Baseline
Road flowing east towards the CTSS. With regards to
stormwater, the Bayview area is located primarily within the
Robinson Creek watershed. Existing urban residential
development is generally supported by roadways and
storm sewers that respectively convey major and minor
flows to the existing Robinson Ridge Stormwater
Management (SWM) Pond, which provides quantity and
quality control. It is anticipated that SWM facilities providing
enhanced level stormwater quality control and post-
development to pre-development stormwater quantity
control will be required within the study area. Three new
SWM Facilities are planned to provide control for flows to
Robinson Creek.
Stage 1 Summary Report
This report concluded Stage 1 of the Secondary Planning
process. This report integrates a landscape analysis
through its existing conditions section (Section 5), including
the natural heritage system, topography, parks and open
spaces, and the built character of the neighbourhood. Of
note is the asset of the area’s rolling hills, which provide
key opportunities for unique views and visual interest,
especially for open space amenities.
This report concludes that in Southwest Courtice there are
opportunities to:
Integrate diverse forms of housing within an overall
updated density target;
Integrate parks and open spaces that are accessible by
walking;
Connect to the existing collector and arterial grid of
streets and to major destinations;
Strengthen the presence and health of the natural
heritage network, and enhance interfaces between new
development and natural features;
Further explore the potential to conserve and recognize
cultural heritage and archaeological resources; and
Consider potential implications of the new arterial street
and neighbourhood development on the designated
employment lands to the south of the SWC Update area.
Attachment 2 to Report PSD-022-20
Cultural Heritage
Assessment
The Cultural Heritage Assessment Report identified::
One protected heritage property designated under
Part IV of the Ontario Heritage Act
One property listed (not designated) on the Heritage
Inventory
Two properties of potential cultural heritage value or
interest
Recommendations to avoid or reduce adverse impacts to
each cultural heritage resource in the study area include:
- Conducting a Heritage Impact Assessment to
identify potential direct or indirect impacts on the
existing designated heritage property in the area
- Conduct a Cultural Heritage Evaluation Report to
confirm the Heritage Inventory Property meets the
criteria for cultural heritage value or interest
- Determine whether a Cultural Heritage Evaluation
Report is required for the two properties of potential
cultural heritage value or interest
Archaeological Assessment The Stage 1 background study found potential for the
recovery of pre-contact and historic Indigenous and Euro-
Canadian archeological resources. Given the finding of the
Stage 1 assessment, the following recommendations were
made:
1) Portions of the Study area that were identified as
previously disturbed are considered to exhibit low
archaeological potential and no further assessment
is recommended
2) Lands encompassed within the Study Area Limits
which have been previously subjected to
archaeological assessments and cleared by the
Ministry of Heritage, Sport, Tourism and Culture
Industries (MHSTCI) of further archaeological
concern are recommended to be exempt from
further assessment
3) The known cemeteries/burial grounds within the
Study Area exhibit archaeological potential; it is
recommended that these areas be subject to Stage
2 archaeological assessment prior to any planned
development or ground impacts. It is recommended
that areas of archeological potential be subject to
test pit or pedestrian survey at 5 metre intervals in
accordance with the Standards and Guidelines for
Consultant Archaeologists.
Attachment 2 to Report PSD-022-20
Stage 2 Summary Report –
Alternative Land Use
Options, Evaluation, and the
Preferred Option
The Stage 2 Summary Report summarizes the findings
from work completed in Stage 2 of the Southwest Courtice
Secondary Plan Update.
The guiding principles were used to inform the three
options for the Southwest Courtice Update and provided a
basis for criteria that were used as an evaluation
framework to assess the three options and develop a
preferred option.
All options were designed to:
Accommodate a minimum of 900 units.
Have the potential to achieve a population density of 50
people/ha through a low-rise community.
Provide parkland dedication at a rate a 1 ha/300 units.
The three options were evaluated based on criteria under
each of the 10 planning principles refined early in Stage 2.
The criteria were informed by stakeholder and public
comments.
Consultation with key staff and the Steering Committee
focused on refinements to the South Option to ensure
optimal alignment with the Guiding Principles. The
refinements captured below led to the Preferred Option.
The Preferred Option is predicated on a minor adjustment
to the boundaries of OP designations. The adjustments
acknowledge property boundaries while maintaining viable
parcels of adequate depth for employment uses. T he
Municipality of Clarington Official Plan provides a policy
basis for such boundary adjustments.
Consultation with key staff and the Steering Committee
focusing on ensuring an optimal alignment with the Guiding
Principles led to the Preferred Option.
Stage 2 Summary Report –
Urban Design and
Sustainability Best Practices
Review
The Best Practices Review considers the principles that
leading suburban communities (McKenzie Towne, Calgary;
Cornell, Markham; Oak Park, Oakville) have exhibited:
- Accommodating a variety of dwelling types;
- A variety of architectural styles;
- A mix of uses;
- Interconnected grid-like mobility network;
- Shorter block lengths;
- Position parks in prominent locations;
- Locate and orient houses to face parks and provide
“eyes on the street”;
- Use rear lanes for parking and servicing;
- Integrate and recess garages into homes;
Attachment 2 to Report PSD-022-20
- Ensure trail connections through natural features
are accessible from public sidewalks and streets.
The Review also considered the emphases of leading
examples of suburban, greenfield Urban Design and
Sustainability guidelines (Brooklin; Caledon; Ottawa):
- Walkable street networks and block design;
- Complete streets that foster multi-modal travel;
- Promoting access to open space and natural
heritage resources;
- More compact neighbourhood design with mix of
uses integrated within; and
- Promoting green infrastructure to improve climate
change resilience.
Bayview (Southwest Courtice)
Secondary Plan
Draft for Public Review
Bayview (Southwest Courtice) Secondary Plan – Draft for Public Review
Page 2 of 28
Table of Contents
1 BACKGROUND ...........................................................................................................................4
2 PLAN AREA ................................................................................................................................4
1 INTRODUCTION .........................................................................................................................6
2 PLAN FOUNDATIONS ..................................................................................................................6
2.1 VISION ....................................................................................................................................6
2.2 PRINCIPLES AND OBJECTIVES .........................................................................................................7
2.3 COMMUNITY STRUCTURE ........................................................................................................... 10
3 THE ENVIRONMENT, ENERGY AND WATER ............................................................................... 11
3.1 OBJECTIVES ............................................................................................................................ 11
3.2 POLICIES ................................................................................................................................ 11
4 CULTURAL HERITAGE ............................................................................................................... 15
4.1 OBJECTIVES ............................................................................................................................ 15
4.2 POLICIES ................................................................................................................................ 15
5 STREETS AND MOBILITY ........................................................................................................... 17
5.1 OBJECTIVES ............................................................................................................................ 17
5.2 POLICIES ................................................................................................................................ 17
6 LAND USE AND BUILT FORM ..................................................................................................... 19
6.1 OBJECTIVES ............................................................................................................................ 19
6.2 GENERAL POLICIES.................................................................................................................... 19
6.3 LOW AND MEDIUM DENSITY RESIDENTIAL ..................................................................................... 21
6.4 HIGH DENSITY RESIDENTIAL ........................................................................................................ 23
6.5 SPECIAL STUDY AREA ................................................................................................................ 23
7 PARKS AND COMMUNITY FACILITIES ........................................................................................ 24
7.1 OBJECTIVES ............................................................................................................................ 24
7.2 POLICIES ................................................................................................................................ 25
8 IMPLEMENTATION ................................................................................................................... 26
8.1 OBJECTIVES ............................................................................................................................ 26
8.2 POLICIES ................................................................................................................................ 26
9 INTERPRETATION ..................................................................................................................... 27
9.1 POLICIES ................................................................................................................................ 27
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SCHEDULES AND APPENDICES
Schedule A – Open Space Network
Schedule B – Cultural Heritage
Schedule C – Road Classifications
Schedule D – Land Use
Appendix A – Conversion Area
Appendix B – Demonstration Plan
Appendix C – Bayview (Southwest Courtice) Urban Design and Sustainability Guidelines
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Page 4 of 28
Part A – Preamble
1 Background
A Neighbourhood Plan for Southwest Courtice was first developed in 1996. It identified land
uses, built form and densities for the northern portion of the study area, while leaving the
southern portion identified as “Future Urban Residential.” In this future development area,
an absence of servicing prevented development from moving forward.
Most of the original Secondary Plan area has been built out, or is subject to approved
development applications pending construction. This area is primarily made up of single
detached residential housing, with some townhouses and limited commercial uses along
Bloor Street. A new mixed-use development with a higher density residential building has
recently been approved for the southeast corner of Bloor Street and Townline Road. The
South Courtice Arena, a major recreational facility, is also located in the area. Municipal
servicing is now being constructed to serve the remaining portion of the Southwest Courtice
Secondary Plan Area, necessitating an update to the Southwest Courtice Secondary Plan.
The purpose of this updated Secondary Plan is to establish goals and policies to guide
development within the entirety of the Bayview Neighbourhood, as it is implemented
through subdivision, zoning and site plan control. The Urban Design and Sustainable
Development Guidelines included in Appendix C of this Secondary Plan support the policies
of this Secondary Plan and will also be used to guide development.
2 Plan Area
The Bayview Secondary Plan Area is generally bounded by Townline Road and a low-rise
residential neighbourhood in Oshawa to the west, Robinson Creek and its natural areas in
the east, the low-rise residential Penfound Neighbourhood and Bloor Street in the north, and
the CP rail corridor and Highway 401 to the south. The area includes the Bayview
Neighbourhood as identified in the Clarington Official Plan Appendix B. It also includes a
portion of the Courtice Employment Lands immediately to the south (see Appendix A). The
Municipality has proposed that these lands be re-designated to permit residential uses, and
this proposed conversion will be considered as part of Durham Region’s Municipal
Comprehensive Review. If these lands are not converted, this plan will be amended
accordingly.
The Plan area is effectively a southerly extension of the residential areas of Courtice,
relatively disconnected from the Courtice Employment Lands to the east as a result of
Bayview (Southwest Courtice) Secondary Plan – Draft for Public Review
Page 5 of 28
natural and other physical barriers. The Secondary Plan Area is approximately 216 hectares in
size, with a built-up area of approximately 106 hectares and an unbuilt area of approximately
110 hectares at the time of this Plan’s adoption. The planned population for the Secondary
Plan Area is approximately 7,700 residents and approximately 2,900 units (excluding
secondary units that may be created within main dwellings).
The initial sections of the Secondary Plan provide a vision, guiding principles and community
structure that provide a foundation upon which the objectives and policies in the following
sections of the Plan are based. In turn, the objectives within each section inform the policies
found in that section, such that the implementation of the policies will allow for the
achievement of the objectives, and ultimately the vision, guiding principles and community
structure. All development within the Secondary Plan Area should conform to and not
conflict with the policies of this Secondary Plan.
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Part B – Secondary Plan
1 Introduction
The Bayview Secondary Plan Area is comprised of the Bayview Neighbourhood as identified
in the Clarington Official Plan Appendix B. It is generally bounded by Townline Road in the
west, Robinson Creek in the east, Bloor Street in the north, and the CP rail corridor / Highway
401 to the south. The Secondary Plan Area is approximately 216 hectares in size, with a built-
up area of approximately 106 hectares and an unbuilt area of approximately 110 hectares at
the time of this Plan’s adoption. The planned population for the Secondary Plan Area is
approximately 7,700 residents and approximately 2,900 units.
The purpose of this Secondary Plan is to establish goals and policies to guide development
within the Bayview Neighbourhood, as it is implemented through subdivision, zoning and site
plan control. The Urban Design and Sustainable Development Guidelines included in
Appendix C support the policies of this Secondary Plan and will also be used to guide
development.
2 Plan Foundations
The vision, principles and community structure within this section of the Secondary Plan
provide the foundation upon which the goals and policies of the Secondary Plan are based.
2.1 Vision
The Bayview Secondary Plan envisions the Bayview Neighbourhood to be a
predominantly low-rise residential community with walkable streets, a diversity of
housing types, accessible and versatile parkland, and enhanced and protected natural
features. The variety of housing choices will include detached and semi-detached
houses, townhomes, duplexes and triplexes, and apartment buildings. Among these
will be affordable housing options for individuals and families. Three neighbourhood
parks will provide gathering places, and natural features associated with Robinson
Creek will support a trail network. A primary school and the South Courtice Arena will
also be within walking or biking distance for most residents. Mixed-use developments
along Bloor Street will provide commercial amenities and encourage walking and
social interaction. With leafy streets and a wealth of open spaces, the community will
have a strong green character, and with low-carbon homes and a range of other
environmental design features, it will support the sustainability goals of Priority
Green Clarington and the Municipality’s Official Plan.
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Page 7 of 28
2.2 Principles and Objectives
The Bayview Secondary Plan is based on the following eight principles, each of which
is supported by a set of objectives for the community.
Support a high quality of life for households of all sizes, ages and incomes
Objectives:
a) Accommodate a diverse population of at least 7,700 persons at full
build-out.
b) Provide a range of housing densities, tenures, and types.
c) Integrate affordable housing for individuals and families with low or
moderate incomes.
d) Create a public realm of streets, parks and other open spaces that is
inviting, comfortable and safe.
e) Ensure residents have convenient access to basic commercial
amenities and community facilities by all modes of travel.
f) Ensure compatibility among land uses and housing types.
g) Protect, enhance and value significant natural features
Protect, enhance and value significant natural features
Objectives:
Ensure development and human activity does not have adverse
impacts on natural heritage and hydrologically sensitive features, and
their ecological functions.
Establish a network of natural green corridors along the Robinson
Creek and its associated tributaries and valley lands, linked to other
natural heritage features.
Implement the recommendations and strategies contained in the
Robinson Creek and Tooley Creek Subwatershed Study.
Integrate stormwater management with the open space system while
minimizing impacts on the natural environment.
Ensure significant natural features are highly visible and contribute to
the character of the neighbourhood.
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Significantly increase the tree canopy throughout the Bayview
Neighbourhood and support woodland coverage targets for the sub-
watershed.
Promote environmental sustainability, energy efficiency and resilience
Objectives:
a) Ensure the Secondary Plan Area is developed on the basis of full
municipal sanitary sewer, storm sewer and water services.
b) Design buildings, infrastructure and the neighbourhood as a whole to
high standards for energy and water conservation.
c) Design buildings, infrastructure and open spaces to mitigate the
impacts of severe storms, flooding and droughts.
d) Integrate opportunities for renewable energy in the design of the
neighbourhood.
e) Ultimately achieve a net-zero carbon community.
Conserve and integrate significant and valued cultural heritage resources
Objectives:
a) Conserve and reuse culturally significant historic buildings and their
immediate landscapes.
b) Interpret the area’s cultural heritage within the public realm.
Connect the neighbourhood to the broader community and region by all
modes of travel
Objectives:
a) Establish new or improved road and active transportation connections
to existing and planned destinations east of Robinson Creek.
b) Ensure the road network facilitates the use of public transit, walking
and cycling.
c) Establish an interconnected network of trails and other active
transportation facilities within the neighbourhood, linked to the
broader municipal network.
d) Establish inviting, comfortable transit stops within the neighbourhood.
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e) Ensure streets, buildings and parking facilities can adapt to changes in
travel behavior and new transportation technologies.
Encourage social interaction and outdoor activity
Objectives:
a) Ensure parks and other public open spaces are highly visible,
accessible, and usable.
b) Ensure parks contain a range of neighbourhood-scale facilities for
residents of all ages and abilities.
c) Use significant natural features, stormwater management facilities and
other public open spaces to enhance the character of, and
connectivity within, the parks and open space network.
d) Ensure all streets are designed to encourage walking.
Create a distinct character and memorable sense of place for the
neighbourhood
Objectives:
a) Ensure trees are planted in the public and private realms to define
streetscapes and parks over time.
b) Achieve mixed-use development on Bloor Street that helps to enliven
the streetscape.
c) Integrate public art into the design of parks, streets and other public
spaces.
d) Ensure there is architectural variety within each block and along each
street within the neighbourhood
e) Ensure buildings, streets and landscapes are designed to a high
standard.
Develop the neighbourhood in an orderly, coordinated and cohesive
fashion
Objectives:
a) Ensure roads and municipal services required for any part of the
neighbourhood are in place and operative prior to or coincident with
development.
b) Ensure each phase of development is contiguous to a previous phase.
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c) Ensure lot patterns are rational and efficient.
2.3 Community Structure
The vision, principles and objectives for
the Bayview Neighbourhood are
supported by a community structure
comprised of the following:
Environmental Protection
Areas: Environmental
Protection Areas along the
Robinson Creek valley
largely define the eastern
boundary of the Secondary
Plan Area and the
development potential in
the unbuilt area of the
neighbourhood.
Street Network: Collector
streets will provide direct connections to the arterial roads that frame the
neighbourhood. They will function as neighbourhood spines and the
framework for a grid-like network of local streets that support a highly
walkable and accessible neighbourhood.
Public Open Spaces: Bayview will be anchored by two central
Neighbourhood Parks, one located adjacent to the Robinson Creek valley
and a second south of the new arterial adjacent to the cemetery, both will
be integrated with stormwater management facilities to ensure the
natural environment is a defining and accessible feature of the
community.
Bloor Street Mixed-Use Corridor: As a Regional Corridor, planned for
higher order transit along Bloor Street will be the primary location for
high-density housing and commercial amenities for the neighbourhood.
Low-Rise Residential Areas: Major streets and open spaces provide the
framework for predominately low-rise residential areas that will grow and
evolve over time to accommodate a range of housing types and forms.
Figure 1: Community Structure map of Bayview
Neighbourhood.
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3 The Environment, Energy and Water
3.1 Objectives
Ensure development and human activity does not have adverse impacts
on natural heritage and hydrologically sensitive features, and their
ecological functions.
Establish a network of natural green corridors along the Robinson Creek
and its associated tributaries and valley lands, linked to other natural
heritage features.
Implement the recommendations and strategies contained in the
Robinson Creek and Tooley Creek Subwatershed Study.
Integrate stormwater management with the open space system while
minimizing impacts on the natural environment.
Ensure significant natural features are highly visible and contribute to the
character of the neighbourhood.
Significantly increase the tree canopy throughout the Bayview
Neighbourhood and support woodland coverage targets for the
subwatershed.
Ensure the Secondary Plan Area is developed on the basis of full municipal
sanitary sewer, storm sewer and water services.
Design buildings, infrastructure and the neighbourhood as a whole to high
standards for energy and water conservation.
Design buildings, infrastructure and open spaces to mitigate the impacts
of severe storms, flooding and droughts.
Integrate opportunities for renewable energy in the design of the
neighbourhood.
Ultimately achieve a net-zero carbon community.
3.2 Policies
Natural heritage features and environmentally sensitive areas in Bayview
are identified as Environmental Protection Areas on Schedule A of this
Secondary Plan.
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There may be additional environmentally sensitive terrestrial features and
areas, natural heritage features and hydrologically sensitive features and
areas in addition to those shown in Schedule A of this Secondary Plan.
These features are also important to the integrity of the natural heritage
system and may be identified on a site-by-site basis for protection through
the review of a development application or other studies, including work
related to new infrastructure, roads and servicing.
All development shall adhere to the Environmental Protection Areas
policies of Section 14.4 of the Clarington Official Plan.
An Environmental Impact Study shall be undertaken for development
proposals within 120 metres of Environmental Protection Areas, as
deemed necessary by the Municipality. Any minor refinements to the
boundaries of the Environmental Protection Areas resulting from the
recommendations of an Environmental Impact Study shall not require an
amendment to the Clarington Official Plan or Secondary Plan.
Where the valley system is considered confined, the extent of the valley is
determined based on either the visible and discernible Top of Bank or the
Long-Term Stable Slope, whichever is greater. A Vegetation Protection
Zone of 15 metres as per Table 3-1 of the Clarington Official Plan is
required from the valley.
As a condition of development, proponents may be required to revegetate
the Vegetation Protection Zone. This requirement will be determined on a
site-by-site basis in consultation with the Municipality and the
Conservation Authority. Revegetation would include planting of trees and
shrubs that are native species and potentially other measures to enhance
fisheries and wildlife habitat.
The alteration to the natural state of watercourses and creeks is
discouraged and shall require approval by the Conservation Authority, the
Municipality, and other agencies as required. Any proposal to alter a
section of a watercourse must be justified through appropriate studies
and reports as required by the Official Plan, demonstrate a net gain to the
feature and function of the watercourse and riparian corridor, maintain or
improve its ecological state and incorporate natural channel design
features to the satisfaction of the Conservation Authority and the
Municipality of Clarington.
The preservation of mature trees and woodlands within and outside of the
Environmental Protection Area designation is strongly encouraged in
order to fully derive benefits relating to microclimate, wildlife habitats,
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hydrology and scenic quality. In this regard, mitigation measures such as
tree protection fencing, silt fence/sedimentation control, dust control, and
protection of soil moisture regime shall be utilized during construction
adjacent the Environmental Protection Areas.
Through development, the planting of new trees shall be required in
public spaces and encouraged in private spaces to fully derive benefits
relating to microclimate, wildlife habitats, hydrology and scenic quality.
New trees shall be of a variety of native species.
All development shall meet high standards for energy efficiency and
sustainability in building design and construction, considering passive
building standards when designing and constructing buildings.
All development shall incorporate energy and water conservation
measures, including consideration for renewable/alternative energy
systems, such as solar panels.
Buildings shall be designed to accommodate solar panels, a green roof or
high albedo surfaces, or a combination of these.
Passive House design shall be encouraged.
Landscape design should maximize infiltration, maintain topography,
feature hardy, native plantings and trees that provide shade.
A vegetation protection zone of 30m from each side of a watercourse is
required.
All development shall meet high standards for the use of Low Impact
Development strategies and minimize impermeable surfaces, to aid in
stormwater infiltration.
A trail system shall be designed and built that connects the
neighbourhood to the Robinson Creek lands that, while protecting and
enhancing the natural features and functions of these lands, and may
include pathways, pedestrian bridges, lookouts and seating areas, to the
satisfaction of the CLOCA and the Municipality.
All new development within the Secondary Plan area shall proceed on the
basis of the sequential extension of full municipal services through the
Regional and Municipal capital works programs and plans of subdivision.
Stormwater management facilities shall be incorporated in the Secondary
Plan Area to mitigate the impacts of development on water quality and
quantity, consistent with the Robinson Creek and Tooley Creek
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Subwatershed Study and the policies of Section 20 of the Clarington
Official Plan. Such facilities shall not be located within Natural Heritage
Features or their Vegetation Protection Zones.
Stormwater management ponds and their associated greenspace shall
generally be located in accordance with Schedule A of this Secondary Plan.
Subject to a technical study to the Municipality’s satisfaction prior to or at
the time of a development application for affected lands, the stormwater
management pond west of Prestonvale Road and north of the EPA may be
required as a temporary facility but ultimately may be replaced by the
facility planned on the east side of Prestonvale Road. Any lands identified
for stormwater management that may not be required for such facilities
may be used for Low and Medium Density Residential uses without
amendment to this Plan.
The precise siting of stormwater management facilities shall make use of
natural drainage patterns to minimize the risk of flooding. Stormwater
management facilities will not drain lands located in one subwatershed
into another subwatershed.
Stormwater management facilities shall include the installation of
naturalized landscaping and accommodate trails and seating areas where
appropriate.
The Robinson Creek and Tooley Creek Subwatershed Study identified and
assessed a number of Headwater Drainage Features. Those identified as
“protection” are included in the Environmental Protection Area
designation. For those Headwater Drainage Features identified as
“Conservation”, applications for development shall:
a) maintain, relocate and/or enhance the drainage feature and its
riparian corridor;
b) if catchment drainage will be removed due to diversion of stormwater
flows, restore lost functions through enhanced lot level controls as
feasible;
c) maintain or replace on-site flows using mitigation measures and/or
wetland creation, if necessary;
d) maintain or replace external flows to the extent feasible; and
e) use natural channel design techniques to maintain or enhance the
overall productivity of the reach.
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Stormwater management plans shall demonstrate how the water balance
target set in the Robinson Creek and Tooley Creek Subwatershed Study is
met.
A Stormwater Management Report and Plan shall be required in support
of development applications and shall apply a range of stormwater
management practices including Low Impact Development to ensure
water quality control, baseflow management, water temperature control
and the protection of aquatic habitat. The Stormwater Management
Report and Plan shall explore and consider the feasibility of and
opportunities to implement such Low Impact Development measures as:
a) Permeable hardscaping;
b) Bioretention areas;
c) Exfiltration systems;
d) Bioswales and infiltration trenches;
e) Third pipe systems;
f) vegetation filter strips;
g) Green roofs (multi-unit buildings);
h) Rainwater harvesting; and
i) Other potential measures.
4 Cultural Heritage
4.1 Objectives
Conserve and reuse culturally significant historic buildings and their
immediate landscapes.
Interpret the area’s cultural heritage within the public realm.
4.2 Policies
The conservation and enhancement of significant cultural heritage
resources shall be consistent with the provisions of Section 8 in the
Clarington Official Plan and all relevant Provincial legislation and policy
directives.
A Stage 1 archaeological assessment has been undertaken for the
Secondary Plan Area that found potential for the recovery of pre-contact
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and historic Indigenous and Euro-Canadian archaeological resources. Prior
to development, a Stage 2 archaeological assessment shall be required for
lands shown on Map B and in accordance with the following:
a) Portions of the Secondary Plan Area that were identified as previously
disturbed, are considered to exhibit low archaeological potential and
no further assessment is required.
b) Lands encompassed within the Secondary Plan Area which have been
previously subjected to archaeological assessment(s) and cleared by
the Ministry of Heritage, Sport, Tourism and Culture Industries
(MHSTCI) of further archaeological concern are exempt from further
assessment.
c) The known cemeteries/burial grounds within the Secondary Plan Area
exhibit archaeological potential and these areas shall be subject to a
Stage 2 archaeological assessment in consultation with the MHSTCI
and the Bereavement Authority of Ontario prior to ground disturbance
associated with new development.
d) Those portions of the Secondary Plan Area that exhibit archaeological
potential for both Indigenous and historical Euro-Canadian
archaeological resources shall be subject to a Stage 2 archaeological
assessment prior to any planned development or ground impacts.
These areas shall be subjected to test pit or pedestrian survey at 5
metre intervals in accordance with Sections 2.1.1 and 2.1.2 of the
Standards and Guidelines for Consultant Archaeologists (MHSTCI
2011).
For those portions of the Secondary Plan Area where a Stage 2
archaeological assessment is required, no grading or other disturbance
shall take place on any portion of those sites prior to the issuance of a
letter of clearance from the MHSTCI.
Four properties of cultural heritage value or interest are identified on Map
B. The property located at 1476 Prestonvale Road is designated under Part
IV of the Ontario Heritage Act. The property located at 1440 Gord Vinson
Avenue is recognized on the Municipal Register. The properties located at
1246 Prestonvale Road and 1421-1447 Prestonvale Road are properties
having potential cultural heritage value or interest. These properties are
identified in Schedule B.
The Municipality will determine if a Cultural Heritage Evaluation Report is
required prior to development on or adjacent to any properties that are
identified on the Municipality of Clarington Cultural Heritage Resources
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List, and any properties that have been identified as having potential
Cultural Heritage Value or Interest.
A Heritage Impact Assessment shall be conducted prior to development
on or adjacent to properties that are designated under Part IV of the
Ontario Heritage Act, or properties for which a Cultural Heritage
Evaluation Report has been conducted and determined that the
properties meet the criteria for cultural heritage value or interest as
prescribed in O. Reg. 9/06, as amended, or any successors thereto.
Cultural Heritage Evaluation Reports and Heritage Impact Assessments
shall consider and provide strategies for the conservation and protection
of cultural heritage resources, including the potential for in situ
conservation.
Public art and/or other interpretive features recalling the area’s cultural
heritage shall be integrated into the design of public open spaces within
the neighbourhood.
5 Streets and Mobility
5.1 Objectives
Establish new or improved road and active transportation connections to
existing and planned destinations east of Robinson Creek.
Ensure the road network facilitates the use of public transit, walking and
cycling.
Establish an interconnected network of trails and other active
transportation facilities within the neighbourhood, linked to the broader
municipal network.
Establish inviting, comfortable transit stops within the neighbourhood.
Ensure streets, buildings and parking facilities can adapt to changes in
travel behavior and new transportation technologies.
5.2 Policies
The transportation policies contained in Section 19 of the Clarington
Official Plan and the policies of this Secondary Plan shall apply with regard
to the transportation network of the Secondary Plan Area.
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Development will be structured by an interconnected and grid-like
network of streets that facilitate direct pedestrian, cyclist and vehicular
movement throughout the community.
Development will be structured to provide a pedestrian oriented
community by integrating pedestrian linkages to supplement the grid-like
network of streets, particularly where direct and continuous pedestrian
routes are not well provided for by the street network.
Schedule C identifies the Arterial and Collector Roads planned for the
area.
Townline Road shall be extended to run east-west through the Secondary
Plan Area and intersect with Prestonvale Road as shown on Schedule C.
This new section of Townline Road shall be a Type B Arterial Road with a
public right-of-way width of 30-32 metres. A further extension of Townline
Road east of Prestonvale Road will cross the Robinson Creek Valley and its
associated flood plain. The design of this section of the road shall ensure
that there are no upstream flooding impacts.
In conjunction with further development within the Secondary Plan Area,
Fenning Drive will be extended to the south and east, intersecting with
Prestonvale Road as shown on Schedule C. This new section of Fenning
Drive shall be a Collector Road with a public right-of-way width of 20-23
metres.
An additional Collector Road segment shall be provided extending south
from the new east-west segment of Fenning Drive, intersecting with the
new east-west segment of Townline Road. This Collector Road shall have a
public right-of-way width of 20-23 metres.
All development shall provide new Local Roads in accordance with the
policies of this Secondary Plan. New Local Roads shall have a public right-
of-way width of 17-20 metres, except window streets, where they are
necessary, which may be less than 17 metres subject to the approval of
the Municipality. Future Local Roads identified in Appendix B are
illustrative; their alignments may be modified without amendment to this
plan.
The precise public right-of-way widths for all Arterial and Collector Roads
within the Secondary Plan Area shall be determined through Phases 3 and
4 of the Southwest Courtice Municipal Class Environmental Assessment.
All Arterial Roads and Collector Roads shall have sidewalks and street trees
on both sides of the street, within the public right-of-way.
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All Local Streets shall have a sidewalk on at least one side and street trees
on both sides, within the public right-of-way. Property owners are
encouraged to plant trees in their front yard.
Crosswalks at intersections shall be well marked. Raised crosswalks or
tabletop intersections shall be considered.
On-street parking will be encouraged at appropriate locations on all
Collector Roads and Local Roads in order to provide for anticipated
parking needs and to assist in calming traffic movement and thereby
enhancing pedestrian safety.
6 Land Use and Built Form
6.1 Objectives
Accommodate a diverse population of at least 7,700 persons at full build-
out.
Provide a range of housing densities, tenures, and types.
Integrate affordable housing for individuals and families with low or
moderate incomes.
Create a public realm of streets, parks and other open spaces that is
inviting, comfortable and safe.
Ensure residents have convenient access to basic commercial amenities
and community facilities by all modes of travel.
Ensure compatibility among land uses and housing types.
Ensure there is architectural variety within each block and along each
street within the neighbourhood
Ensure buildings, streets and landscapes are designed to a high standard.
6.2 General Policies
The pattern of land use and the higher order transportation network
planned for the area are identified in Map A of this Secondary Plan. Minor
alterations to Map A may occur without amendment to this Secondary
Plan through plan of subdivision or site plan approval applications
provided such minor alterations are in conformity with Policies 24.1.2 and
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24.1.3 of the Clarington Official Plan and the general intent of this
Secondary Plan is maintained.
In accordance with policies of the Clarington Official Plan the following
land use designations apply within the Secondary Plan Area:
a) Low and Medium Density Residential
j) High Density Residential
k) Neighbourhood Parks
l) Environmental Protection Areas
m) Special Study Area
The planned housing unit target for the Secondary Plan Area is
approximately 2,900 units. This unit target shall be achieved through a
combination of Low Density, Medium Density, and High Density dwelling
types across the Plan area in accordance with the policies of this
Secondary Plan and Policy 9.4.5 of the Clarington Official Plan.
To ensure a diversity of housing is provided and the housing and
population targets are achieved development shall support achievement
of the following housing mix:
a) Low density (detached and semi-detached houses): minimum 50%;
target 60%
b) Medium density (townhouses, duplex, triplex): minimum 20%; target
25%
c) High density (apartments): minimum 10%; target 15%
The intent of this Plan is to support the Municipality’s affordable housing
objectives by requiring a variety of housing sizes and types and permitting
accessory apartments, as per Policy 6.3.5 of the Official Plan.
As an incentive for the provision of affordable housing, as defined in
Section 24.2 of the Clarington Official Plan, reductions in the minimum
parking requirements under the Zoning By-law may be considered by the
Municipality on a site-by-site basis where housing that is affordable is
provided as part of a development proposal.
In addition, the Municipality will explore other potential incentives under
a Community Improvement Plan or other legislated tool, such as reduced
or deferred development charges, reduced application fees, grants and
loans, to encourage the development of affordable housing units and
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purpose-built rental housing. The Municipality will also encourage Durham
Region to consider financial incentives for these types of development.
The Municipality shall explore options such as the dedication of land, or
payment-in-lieu, to support the construction of affordable housing units in
Clarington.
A second accessory apartment shall be permitted on lots with access to a
rear laneway and a minimum width at the rear of 10 metres to
accommodate three parking spaces. The second accessory apartment
shall be in the form of a unit on the second storey of a detached garage on
the laneway.
Individual site access for any permitted residential use adjacent to an
Arterial Road generally shall not be permitted. Rear laneways shall be the
preferred option for accessing such sites. Window streets or flankage lots
may be considered. Reverse frontage development generally shall not be
permitted within the Secondary Plan Area.
Buildings located adjacent to, or at the edge of parks and open spaces,
shall provide opportunities for overlook onto the parks and open spaces.
6.3 Low and Medium Density Residential
The predominant use of lands designated Low and Medium Density
Residential shall be for housing purposes. Other uses may be permitted in
accordance with Clarington Official Plan Policies 9.3.1, 9.3.2, and 9.3.3.
Development of lands designated Low and Medium Density Residential
shall include a mix of Low Density and Medium Density dwelling types.
Permitted dwelling types and minimum and maximum heights for Low
and Medium Density Residential areas are as follows:
a) Permitted Low Density dwelling types shall include single detached
dwelling, semi-detached dwellings, and accessory apartments.
n) Permitted Medium Density dwelling types shall include townhouses,
duplexes, triplexes, and accessory apartments.
b) The height of any new building shall be a maximum of 3 storeys.
Notwithstanding Policy 6.3.3, apartment buildings and stacked
townhouses up to four storeys shall be permitted on lots fronting an
arterial street, in accordance with Policy 9.4.5 of the Clarington Official
Plan.
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Applications for the development of more than 100 units shall include a
mix of housing types, with an overall minimum density of 30 units per net
hectare and a minimum of 20% of the units comprising Medium Density
dwelling types.
In addition to residential uses, small-scale neighbourhood-oriented
commercial uses not exceeding 250 square metres of gross leasable retail
floor area, such as convenience stores, restaurants and personal services
may be permitted on the ground floor of a residential building that fronts
an arterial street.
The integration of medium density housing throughout the
neighbourhood shall be encouraged. Townhouses and other forms of
medium density housing accessed by rear laneways shall be strongly
encouraged along arterial and collector streets and on lots facing parks
and other open spaces.
To ensure development in Low and Medium Density Residential areas
contributes to attractive streetscapes and an inviting, comfortable
pedestrian realm, the following policies shall apply:
a) Grade-related dwelling units, excluding secondary units, shall have
their main entrance visible and accessible from the sidewalk;
b) Front double garages without living space directly above them
generally shall be recessed from the front wall of the house;
c) Front single garages and double garages with living space directly
above them may extend partially beyond the front wall of the house,
but this condition shall not dominate the length of the block;
d) The width of a driveway generally shall correspond with the width of
the garage, although in the case of single garages, a wider driveway
may be permitted where it does not prevent soft landscaping in the
front yard with a minimum width of three metres;
e) Blocks with a concentration of townhouses and/or lots less than 12
metres wide for other housing types shall be encouraged to
incorporate rear laneways;
f) The maximum number of contiguously attached townhouses with rear
garages accessed from a laneway shall be eight;
g) The maximum number of contiguously attached townhouses with
front garages facing a collector road or park shall be four;
h) Buildings on corner lots shall have articulated facades facing both
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streets;
i) Front and exterior side yard porches shall be encouraged.
6.4 High Density Residential
The predominant use of lands designated High Density Residential shall be
for housing purposes. Other uses may be permitted in accordance with
Clarington Official Plan Policies 10.6.6 and 10.6.7.
Permitted dwelling types and minimum and maximum heights for High
Density Residential areas are as follows:
a) Permitted dwelling types shall include townhouses, duplexes,
triplexes, stacked townhouses, low rise apartment buildings, and
dwelling units as part of a mixed-use building.
o) The height of any new building shall be a minimum of 3 storeys.
p) The maximum height of buildings shall be 10 storeys where a
transition can be provided on the site to lower buildings in the
adjacent Low and Medium Density area; otherwise the maximum
height shall be 6 storeys.
Primary entrances shall be clearly visible and located on a public road
frontage or onto public open spaces. Access from sidewalks and public
open space areas to primary building entrances shall be convenient and
direct, with minimum changes in grade, and shall be generally accessible
to people who are mobility challenged.
6.5 Special Study Area
6.5.1.1 Lands associated with a potential partial interchange at the
intersection of Highway 401 and Prestonvale Road / Baseline Road
are identified as a Special Study Area on Map A. Existing uses on
these lands may continue, and minor additions to buildings shall be
permitted. New development on these lands, however, is prohibited
until such time that a detailed engineering study of the potential
partial interchange, and/or other roadway improvements, is
undertaken. The detailed engineering study will determine the
ultimate land requirements for the partial interchange and other
improvements, and should any lands identified as a Special Study
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Area on Map A be deemed to be surplus to those required for the
improvements, the underlying Low and Medium Density Residential
land use designation shall apply. Where an underlying land use
designation is not shown in this Secondary Plan, the underlying land
use designation contained in the Official Plan shall apply
6.5.1.2 Infrastructure required to service the Bayview community is
permitted on these lands.
6.5.1.3 Should the Region and Municipality determine that the partial
interchange is no longer required and it is removed from the
Clarington Official Plan, the underlying Low and Medium Density
Residential land use designation shall apply to the lands identified as
a Special Study Area on Map A. Where an underlying land use
designation is not shown in this Secondary Plan, the underlying land
use designation contained in the Official Plan shall apply.
7 Parks and Community Facilities
7.1 Objectives
Create a public realm of streets, parks and other open spaces that is
inviting, comfortable and safe.
Ensure residents have convenient access to basic commercial amenities
and community facilities by all modes of travel.
Ensure parks and other public open spaces are highly visible, accessible,
and usable.
Ensure parks contain a range of neighbourhood-scale facilities for
residents of all ages and abilities.
Use significant natural features, stormwater management facilities and
other public open spaces to enhance the character of, and connectivity
within, the parks and open space network.
Ensure trees are planted in the public and private realms to define
streetscapes and parks over time.
Integrate public art into the design of parks, streets and other public
spaces.
Interpret the area’s cultural heritage within the public realm.
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7.2 Policies
Two new neighbourhood parks are planned for Bayview as conceptually
identified on Map A. The precise size of each park shall be determined
through the Plan of Subdivision process for the surrounding lands, based
on the parkland provision requirements of Section 18 of the Official Plan.
The new north park shall not be less than 2.5 hectares and the new south
park shall not be less than 1.5 hectares.
New Neighbourhood Parks shall be of a size and shape that can
accommodate the basic active and low intensity recreational needs of the
neighbourhood residents. New Neighbourhood Parks shall be seamlessly
integrated with natural areas, stormwater management ponds, and the
trail network.
To ensure the neighbourhood parks are an accessible and prominent
feature of the neighbourhood, a minimum of 60% of their boundaries,
excluding where they abut an Environmental Protection Area or
stormwater management pond, shall abut a public street.
The design of the Neighbourhood Parks shall include children’s play
elements, benches and other seating, lawn areas for casual recreation and
generous tree planting. Facilities such as basketball courts, and splash
pads shall also be considered.
Municipal park design should encourage the incorporation of low impact
development features into the design.
All development shall provide for the implementation of a trail network in
accordance with the conceptual location of trails identified as Key
Pedestrian Connections on Map A. In addition to on-street facilities within
the Low and Medium Density Residential Areas, this trail network will
consist of Primary and Secondary Trails as defined in Section 18.4 of the
Clarington Official Plan. The precise location, type and design of trails will
be determined through the development approval process and subject to
the following:
a) Trail design and type will be based on each site’s sensitivity in order to
minimize environmental impacts and will be designed to
accommodate a range of users and abilities
q) Trails will be directed outside of natural areas where possible, or to
the outer edge of buffer areas.
r) Trails located in proximity to sensitive natural features, or adjacent to
Bayview (Southwest Courtice) Secondary Plan – Draft for Public Review
Page 26 of 28
stormwater management facilities should incorporate interpretive
signage at various locations to promote understanding and
stewardship of the features and functions of the natural environment.
s) The Municipality will consider winter maintenance of multi-use trails,
particularly along routes that connect pedestrians to key destinations
including schools and other public service facilities.
One primary school is planned to serve the neighbourhood, and a
potential location adjacent to a neighbourhood park is identified
on Schedule D. Notwithstanding the preferred location, a school may be
developed elsewhere within a Low and Medium Density Residential area
without amendment to this plan. Should an alternative site be selected for
the school, the lands identified for the preferred site shall be developed in
accordance with the policies for Low and Medium Density Residential
areas.
The Municipality will consider winter maintenance of multi-use trails,
particularly along routes that connect pedestrians to key destinations
including schools and other public service facilities.
The size and configuration of the school site shall be consistent with the
policies or requirements of the School Board.
Shared parking between the school and an adjacent or nearby municipal
facility or institutional use shall be strongly encouraged.
8 Implementation
8.1 Objectives
Ensure roads and municipal services required for any part of the
neighbourhood are in place and operative prior to or coincident with
development.
Ensure each phase of development is contiguous to a previous phase.
Ensure lot patterns are rational and efficient.
8.2 Policies
A phasing plan shall be prepared for approval of plans of subdivision in the
Secondary Plan Area. The phasing plan shall establish phases of
development of the lands and shall provide for the staging of construction
of public infrastructure and services in relation to phases of development.
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The phasing plan shall take into account the responsibility for construction
of the public infrastructure and services and shall be considered by the
Municipality in enacting amendments to the Zoning By-law and in
recommending plans of subdivision for approval.
The review and approval of Site Plan Applications for lands within Bayview
shall be guided by the policies of this Secondary Plan and the Bayview
Urban Design and Sustainable Development Guidelines.
In addition to the provisions of Section 23.4.2 of the Official Plan, Holding
Symbols may be used to ensure achievement of the policies of this
Secondary Plan by establishing conditions linking the development to the
achievement of site development and urban design policies and objectives
through site plan agreements and agreement on the provision of
infrastructure.
In addition to provisions of Section 23.4.3 of the Official Plan, prior to the
removal of a Holding Symbol, the following provisions apply in respect to
the Secondary Plan Area:
a) The proponent’s plan demonstrates how they will implement the
policies of this Secondary Plan; and
b) Arrangements have been made satisfactory to the Municipality and
the Regional Municipality of Durham for the proponent’s contributions
and dedications to required infrastructure referenced in this
Secondary Plan.
Elements of the transportation and servicing network required for any
part of the community, shall be in place and operative as necessary,
coincident with urban development, in accordance with the provisions of
this Secondary Plan.
The terms shall and required are used throughout this Plan to indicate
items that must be provided. Where the Municipality determines it is not
possible to provide such an item, it may waive the required provision of
said item solely at its discretion.
9 Interpretation
9.1 Policies
This Secondary Plan refines and implements the policies of the Official
Plan. Unless otherwise indicated, the policies of the Official Plan shall
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Page 28 of 28
continue to apply to this Secondary Plan Area. Where there is a conflict,
this Plan shall prevail.
The land use boundaries shown on Map A to this Secondary Plan are
approximate, except where they meet with existing roads, river valleys or
other clearly defined physical features. Where the general intent of this
Secondary Plan is maintained to the satisfaction of the Municipality, minor
boundary adjustments will not require an amendment to this Secondary
Plan.
0 1 km
TOWNLINE ROAD EXTENSION
Parkland
Environmental Protection Area
Cemetery
Key Pedestrian Connections (*Trail Connections are Conceptual)
Preferred School Site
LEGEND
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Green Spaces
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Stage 2 Archaeological Assessment Required
Primary Property on Municipality of Clarington Heritage Inventory
Designated Under Part IV of Ontario Heritage Act
Archaeological Potential
Properties with Potential Cultural Heritage Value or Interest
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TOWNLINE ROAD EXTENSION
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LEGEND
No Further Assessment Required
Stage 2 Archaeological Assessment Required
Primary Property on Municipality of Clarington Heritage Inventory
Designated Under Part IV of Ontario Heritage Act
Archaeological Potential
Properties with Potential Cultural Heritage Value or Interest
Landscapes with Potential Cultural Heritage Value or Interest
TOWNLINE ROAD EXTENSION
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PRESTONVALE ROADTOWNLINE ROADFENNING DRIVEGORE VINSON DRIVE
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Utility
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Cemetery
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Green Spaces
Preferred School Site
BLOOR STREET
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LEGEND
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High Density Residential
Utility
Parkland
Stormwater Managment Facilities
Environmental Protection Area
Cemetery
Special Study Area
Green Spaces
Preferred School Site
BLOOR STREET
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and proposed for re-designation
(conversion) to permit residential
uses
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Appendix A - Conversion Area
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and proposed for re-designation
(conversion) to permit residential
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DRAFT - 27 May 2020Bayview (Southwest Courtice) Secondary Plan
Residential
Parkland
Natural Areas
Other Green Spaces
Stormwater Management
Trails
Appendix B - Demonstration Plan
Appendix C
Bayview (Southwest Courtice)
Urban Design & Sustainability Guidelines
Draft for Public Review
May 27, 2020
Bayview (Southwest Courtice) Urban Design & Sustainability Guidelines – Draft for Public Review
Table of Contents
1. INTRODUCTION ............................................................................................................................ 4
1.1. OVERVIEW .................................................................................................................................... 4
1.2. INTERPRETATION AND IMPLEMENTATION OF THE GUIDELINES .................................................................. 4
2. COMMUNITY DESIGN VISION, OBJECTIVES, AND DEMONSTRATION CONCEPT .............................. 5
3. PUBLIC REALM GUIDELINES........................................................................................................... 6
3.1. STREET NETWORK AND BLOCK PATTERN.............................................................................................. 6
3.2. STREETSCAPES ............................................................................................................................... 7
3.3.PARKS AND OPEN SPACE................................................................................................................ 11
3.4.ENVIRONMENTAL PROTECTION AREAS .............................................................................................. 12
3.5.STORMWATER MANAGEMENT AREAS ............................................................................................... 13
4. RESIDENTIAL DEVELOPMENT GUIDELINES ................................................................................... 13
4.1. LOW AND MEDIUM DENSITY RESIDENTIAL .........................................................................................13
4.2. HIGH DENSITY RESIDENTIAL ............................................................................................................ 16
ATTACHED FIGURES
Figure 1 – Open Space Network
Figure 2 – Street Network
Figure 3 – Key Pedestrian and Cycling Connections
Figure 4.1 – Townline Road Extension Cross-section (with median)
Figure 4.2 – Townline Road Extension Cross-section (without median)
Figure 4.3 – Townline Road Extension Cross-section (interim condition)
Figure 4.4 – Prestonvale Road Cross-section
Figure 4.5 – Fenning Drive Cross-section
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Bayview (Southwest Courtice) Urban Design & Sustainability Guidelines – Draft for Public Review
Figure 4.6 – New North-South Street Cross-section
Figure 4.7 – Key Local Road Cross-section
Figure 4.8 – Laneway Cross-section
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Bayview (Southwest Courtice) Urban Design & Sustainability Guidelines – Draft for Public Review
1. Introduction
1.1. Overview
The Southwest Courtice Secondary Plan Area comprises the Bayview Neighbourhood as
identified in the Clarington Official Plan Appendix B. It is generally bounded by Townline Road in
the west, Robinson Creek in the east, Bloor Street in the north, and the Highway 401 to the south
The north half of the Bayview Neighbourhood was developed beginning in the 1990s. These
guidelines apply primarily to the south but also the future development and redevelopment in
built-up areas of the neighbourhood. The planned population for the Secondary Plan Area is
approximately 7,700 residents and approximately 2,900 units.
These guidelines build on the Southwest Courtice Secondary Plan, updated in 2020, as well as
Priority Green Clarington, which promotes sustainable community design. There is broad
recognition that sustainable communities can be created through a focus on standards for the
built environment, natural environments and open spaces, mobility, and infrastructure. One of
the most impactful ways in which sustainable development can be realized is through the various
aspects of community design, including: street networks and block patterns that promote safe
and comfortable movement by walking and cycling; an interconnected system of parks and open
spaces that are well integrated with natural features; and the design and layout of blocks, lots
and buildings to promote the efficient use of land and infrastructure. The Southwest Courtice
Secondary Plan Area provides a policy framework for the development of the Bayview
Neighbourhood in a manner that incorporates the highest quality of urban design and
sustainability initiatives. The Guidelines provide further direction on how this is to be achieved.
1.2. Interpretation and Implementation of the Guidelines
The Southwest Courtice Secondary Plan Urban Design and Sustainability Guidelines are intended
to help implement the policies of the Official Plan and Southwest Courtice Secondary Plan, and
provide greater clarity on policy intensions respecting overall urban design, streetscapes, built
form and environmental sustainability. The Guidelines are to be read in conjunction with the
policies of the Official Plan – in particular Chapter 5, Creating Vibrant and Sustainable Urban
Places, and Chapter 9, Livable Neighbourhoods – and the policies of the Secondary Plan – in
particular Section 3 Environment and Sustainability, Section 5 Streets and Mobility, Section 6
Land Use and Urban Design, and Section 7 Parks and Open Spaces.
The Guidelines also should be read in conjunction with the Clarington Zoning By-law as it applies
to Southwest Courtice and the Clarington General Architectural Design Guidelines. The
Guidelines build on zoning provisions with more detailed guidance respecting such matters as
setbacks and heights and they complement the design intent of the implementing Zoning By-law
and provide design guidance specific to Southwest Courtice to supplement that provided by the
General Architectural Design Guidelines. Where there is conflict between these guidelines and
the General Architectural Design Guidelines, these guidelines shall prevail.
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Bayview (Southwest Courtice) Urban Design & Sustainability Guidelines – Draft for Public Review
The Guidelines, in concert with Official Plan policies, Secondary Plan policies, the implementing
Zoning By-law and the General Architectural Design Guidelines, will be used to evaluate draft
plans of subdivision applications and site plan applications in order to ensure that a high level of
urban design and sustainability is achieved.
2. Community Design Vision, Objectives, and Demonstration Concept
The Southwest Courtice Secondary Plan envisions a complete community within the Bayview
Neighbourhood through the development of a generally low-rise residential community with
walkable streets, a diversity of housing types, accessible and versatile parkland, and enhanced
and protected natural features.
The following components comprise the physical vision for the community, illustrated in the
Demonstration Concept (see Appendix B: Demonstration Concept):
Highly visible, accessible and protected natural heritage features
Development and infrastructure will respect and enhance existing natural heritage
features and topography. Residents will enjoy park designs and trail networks that
provide increased access to natural heritage features while being environmentally
sensitive.
Accessible public spaces and other amenities for people of all ages and abilities
The open space network (see Figure 1 Open Space Network) will be comprised of public
parks, environmental areas, stormwater management ponds, green spaces and a
cemetery. The parkland strategy is built around the Robinson Creek valley and the
existing topographic landscape in Southwest Courtice. Neighbourhood parks and
parkettes will be integrated in accessible locations as amenities and to provide linkages
to natural heritage features and each other. The neighbourhood will be centred on a
series of Neighbourhood Parks, which will have the potential to accommodate a range of
low-intensity programmed and spontaneous recreational activities.
An interconnected, pedestrian-oriented street network
The grid-like network planned for Southwest Courtice will respond to the topography,
natural features and existing street network in the area (see Figure 2 Street Network).
The network comprises a hierarchy of street classifications to respond to the planned
land use and built form in the neighbourhood and the surrounding areas. The street
network should frame blocks of regular shape and sized to flexibly accommodate a range
of housing types, taking into consideration lot sizing needs, while encouraging walking
and cycling. Connectivity in the community will be supported by a network of dedicated
cycling and pedestrian facilities, including: on-street cycling lanes, and off-street
pedestrian connections, trails, and multi-use paths (see Figure 3 Key Pedestrian and
Cycling Connections). They will also help connect residents to other community amenities
within and outside of the neighbourhood.
A diversity of low-rise housing forms
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Bayview (Southwest Courtice) Urban Design & Sustainability Guidelines – Draft for Public Review
The neighbourhood will largely consist of detached, semi-detached and townhome
housing forms, with higher density blocks located along key arterials and at intersections.
Development in the neighborhood will provide a variety of housing types, sizes, and
architectural styles.
Streetscapes defined by street trees, private landscaping, and the facades of homes
Streetscapes in Southwest Courtice will be designed to a high standard, incorporating
complete street principles to provide safe and comfortable space for pedestrians,
cyclists, transit users, and drivers. The facades of homes and landscaped front yards, not
garages and driveways, will be dominant streetscape features.
Stormwater management features integrated into the open space network
The open space network will incorporate a naturalized stormwater management system
by integrating a mix of low impact development features and ponds into public streets,
parks and natural features.
3. Public Realm Guidelines
3.1. Street Network and Block Pattern
The layout of the street and block network provides the framework for development and
circulation patterns, for all modes of travel. The following guidelines apply to the design and
layout of all existing and planned streets within the Southwest Courtice community.
3.1.1. Street Network and Block Pattern Guidelines:
a) Streets should be designed to reflect complete street design principles, balancing
the needs of all users.
b) The network of collector and local streets should form a grid-like pattern that
facilitates direct routes while respecting existing natural features, topography and
street networks. The Demonstration Plan in Appendix B conceptually illustrates one
option for the local street network but is not intended to be prescriptive.
c) Streets should be aligned to provide desirable view corridors and vistas to parks and
natural features where possible. In particular, the two view corridors identified in
Figure 1 Open Space Network, should align with public streets.
d) Block lengths should be no less than 100 metres and no more than 200 metres
where possible.
e) Where block lengths exceed 250 metres, mid-block pedestrian connections should
be provided.
f) Variation in block sizes are encouraged where they facilitate the development of a
mix of building typologies.
g) Where window streets are unavoidable, reduced front yard setbacks and right-of-way
widths are encouraged to reduce the cumulative separation distance between
buildings across rights-of-way.
h) Cul-de-Sacs are discouraged since they reduce connectivity, increase walking
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Bayview (Southwest Courtice) Urban Design & Sustainability Guidelines – Draft for Public Review
distances and typically result in streetscapes dominated by driveways and garages.
i) Where cul-de-sacs are unavoidable, pedestrian connectivity should be preserved as
well as sight-lines along the local street with views to the connecting streets and
destinations beyond.
j) Where the geometry of the arterial road or its future performance may be an issue,
the future closure to vehicle traffic of local streets intersecting with the arterial
should be considered, while preserving sightlines and pedestrian connections to the
arterials.
k) Laneways are particularly encouraged where driveways are restricted but residential
frontage is desired, notably behind properties fronting arterial roads.
l) Laneways are also encouraged through blocks where medium density forms of
housing are dominant, to prevent front garages and driveways from limiting
landscaping in front yards and the street right-of-ways.
m) Laneways should be designed to consider visitor parking requirements (when
private), adequate space for snow clearing and designated space for garbage and
recycling bins.
3.2. Streetscapes
Streets in Southwest Courtice will be designed as complete streets that reflect the community
character and facilitate the efficient movement of vehicles while also encouraging residents to
walk and cycle.
3.2.1. Arterial Roads
Arterial Road design must ensure a balance between the efficient movement of vehicles and
transit while also supporting the comfort and safety of pedestrians and cyclists. Given the role of
Arterial Roads to move vehicular traffic efficiently through the community, driveway access from
Arterial Roads shall be restricted.
Laneways are the preferred solution to providing a residential frontage on Arterial Roads,
particularly within the Regional Corridor along Bloor Street East. Laneways would allow for
servicing and parking access from the rear, eliminating the issue of driveway frequency, and
address and frontage along the Arterial Road. When laneways are not possible, alternatives
include window streets or cul-de-sacs, but these are discouraged as they diminish the
relationship with the arterial and risk creating pedestrian dead zones that are unsafe or
disconnected.
The pedestrian condition can also be improved by providing for additional setbacks from the
arterial through a wider boulevard condition that allows for additional landscaping and buffering
from vehicular traffic. There are opportunities on Bloor Street for these measures, where
generous tree planting zones and wide sidewalks can be implemented through the
redevelopment of properties fronting Bloor. Landscaping along arterials should allow for street
trees within and on both sides of the public right-of-way. Generous landscaped buffers should
also be used as an opportunity to incorporate Low Impact Development solutions, supporting the
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Bayview (Southwest Courtice) Urban Design & Sustainability Guidelines – Draft for Public Review
Municipality’s sustainability goals. Boulevard landscaping should consider opportunities to
incorporate LIDs including road-side bioswales or the use of permeable pavers.
Townline Road Extension
The Secondary Plan proposes an extension of the Type B Arterial, Townline Road, providing for an
east-west arterial at the southern edge of Southwest Courtice. The new neighbourhood will have
an active and green frontage along the Townline Road extension. A multi-use path is
recommended for the west / south side of the street to provide good connectivity with public
open spaces and the cemetery to the south. Increased setbacks (daylight triangles) may be
required where local streets meet the arterial road in order to establish adequate sightlines
along the curve of the arterial road, to avoid potentially dangerous intersection conditions.
There are two options for the ultimate design of the right-of-way for the Townline Road Extension
(See Figures 4.1 and 4.2), with and without a centre median. Figure 4.3 illustrates a potential
interim condition for the road, until it is extended east of Prestonvale Road, when only two travel
lanes are anticipated to be required. When fully extended, the ROW should consist of the
following elements and dimensions:
Right-of-way width: 32 metres
Roadway: 15 -18 metres
o Landscaped median (if included): 3 metres
o Travel lanes: 3.5 metres
o Curb-side travel lanes: 4 metres
Boulevard – west/south side: 6.5 -8.5 metres
o Planting and furnishing zone: 3.5 metres
o Multi-use trail: 3 metres
o Planting zone (no median condition): 2 metres
Boulevard – east/north side: 7.5 to 8.5 metres
o Planting and furnishing zone: 3.5 metres
o Sidewalk: 1.5 - 2 metres
o Planting zone: 2.5 to 3.0 metres
Prestonvale Road
The existing Prestonvale Road is a north-south Type C arterial running through the east side of
the Secondary Plan area. A prominent feature of Prestonvale should remain the road’s frontage
on to the Robinson Creek Valley and proposed stormwater management ponds in order to
establish a green transition into the new community. The existing cycling infrastructure on
Prestonvale Road between Bloor Street and the South Courtice Arena will be extended south
until Baseline Road. The generous right-of-way will accommodate provisions for cycle lanes and
street trees on both sides of the road.
The right-of-way for Prestonvale Road (See Figure 4.4 Cross-Section Prestonvale Road) should
consist of the following elements and dimensions:
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Right-of-way width: 26 metres
Roadway: 10.6 -11 metres
o Travel lanes: 3.5 metres
o Bike lanes: 1.8 -2 metres
Boulevards – both sides: 7.7 metres
o Planting and furnishing zone: 3.5 metres
o Sidewalk: 2 metres
o Planting zone: 2 metres
3.2.2. Collector Roads
The Fenning Drive Extension and North-South Collector will be the primary entry roads into the
neighbourhood from the Arterial Roads. Collector Roads will have a single travel lane for traffic in
each direction and a parking lane on both sides. All collector roads will feature street trees and
sidewalks on both sides. The two collector roads are connected by a roundabout at the centre of
the community. The roundabout could serve as a speed reduction measure at this key
intersection in the neighbourhood. The roundabout should be designed with appropriate
landscaping and differentiated paving should be used with special design consideration for
pedestrian connectivity. Collector roads should generally be addressed with a mix of 2 to 4 storey
townhomes setback 2 to 4 metres from the street.
Fenning Drive Extension
Fenning Drive will provide a key link in the active transportation network in the community,
providing for an on-boulevard bike lanes to provide connectivity throughout the neighbourhood
and to key amenities.
The right-of-way for the Fenning Drive Extension (see Figure 4.5 Cross-Section Fenning Drive
Extension) should consist of the following elements and dimensions:
Right-of-way width: 23 metres
Roadway: 13 metres
o Travel lanes: 3.5 metres
o Parking lane – one side of street: 2.5 metres
o Bike lanes: 1.5 metres
Boulevards – both sides: 5 metres
o Planting and furnishing zone: 3.25 metres
o Sidewalk: 1.5 metres
o Planting zone: 0.5 metre
North-South Collector Road
The North-South Collector Road is a critical connector between, the Neighbourhood Park and the
greenspace to the south of the Townline Road Extension, and will consequently provide for a
multi-use path connection to the area’s trail network as well as some enhanced public realm
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features for pedestrians. It will also function as a Key View Corridor, as identified on Figure 2
Open Space Network, providing visual connection between the two new Neighbourhood Parks.
The North-South Collector Road will be designed to incorporate a linear green space move
between the potential new park to the south of Southwest Courtice and the Neighbourhood Park
itself and include a double row of trees within the public right-of-way.
The right-of-way for the North-South Collector Road (see Figure 4.6 Cross-Section North-South
Collector) should consist of the following elements and dimensions:
Right-of-way width: 23 metres
Roadway: 7 – 8.5 metres
o Travel lanes: 3.5 metres
Boulevards – both sides: 7.25 - 8 metres
o Planting and furnishing zone: 3.5 metres
o Shared sidewalk: 2.5 metres
o Planting zone: 2 metres
3.2.3. Local Roads
An interconnected grid-like network of Local Roads will be designed to weave together the
community with short walkable blocks. Generally, Local Roads will accommodate a travel lane in
each direction and a parking lane, with sidewalks and street trees on one side, although
sidewalks and street trees are encouraged on both sides of the street. Local Roads aligned with
Key View Corridors, as identified on Figure 2.2 Open Space Network, will feature sidewalks and
street trees on both sides to enhance the tree canopy and reinforce the neighbourhood’s green
character.
The right-of-way for Local Roads should consist of the following elements and dimensions:
Right-of-way width: 18 metres
Roadway: 8.5 metres
o Travel lanes: 3 metres
o Parking lane: 2.5 metres
Boulevard – one side: 4.75 metres
o Planting and furnishing zone: 3.25 metres
o Sidewalk: 1.5 metres
Boulevard – one side: 4.75 metres
o Planting and furnishing zone: 4.75 metres
The right-of-way for Local Roads aligned with Key View Corridors (see Figure 4.7 Cross-Section
Key Local Road) should consist of the following elements and dimensions:
Right-of-way width: 18 metres
Roadway: 9.5 metres
o Travel lanes: 3 metres
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Bayview (Southwest Courtice) Urban Design & Sustainability Guidelines – Draft for Public Review
o Parking lane: 2.5 metres
Boulevards – both sides: 4.25 metres
o Planting and furnishing zone: 3.25 metres
o Sidewalk: 1.5 metres
3.2.4. Laneways
Rear Laneways are encouraged throughout the community, since they result in more pedestrian-
oriented streetscapes. Laneways are particularly encouraged where driveways are restricted but
residential frontage is desired, notably behind properties fronting Arterial Roads. Laneways are
also encouraged through blocks where medium density forms of housing are dominant, to
prevent front garages from limiting landscaping in front yards and the street right-of-way.
The right-of-way for public Laneways (see Figure 4.8 Laneway) should consist of the following
elements and dimensions. Private laneways may have a different width, depending on their
function and the overall site plan, but generally should have a minimum width of 6.5 metres
Right-of-way width: 8.5 metres
o Lane: 6 metres
o Planting, furnishing and bin zone – both sides: 1.25 metres
3.3. Parks and Open Space
The Southwest Courtice community contains a variety of existing and planned public open
spaces. These spaces include the existing Roswell Park and smaller parkettes, as well as new
Neighbourhood Parks for the community. Neighbourhood Parks are to serve the basic active and
low intensity recreational needs of the surrounding residents. The Neighbourhood Parks should
be designed as the centre piece of the community and the primary gathering space for residents.
3.3.1. Park Design Guidelines
a) A minimum of 70% of the boundaries of Neighbourhood parks, excluding where they
abut Environmental Protection Areas, should abut a public street or other public open
space.
b) Formal entries to parks should be strategically located in order to ensure convenient
access for both pedestrians and cyclists, from public rights-of-way.
c) Facilities in parks should complement those in other areas of the neighbourhood.
d) Programming in parks should incorporate a range of active and passive low intensity
recreational uses. As per Clarington's Parks and Recreation Master Plan, features
and amenities should consider seasonality, year-round use, and existing features and
amenities in nearby parks and facilities.
e) Pedestrian paths within parks should follow desire lines between intersections and
destinations within and beyond the park, including trailheads within the
Environmental Protection Areas.
f) Plantings should generally consist of hardy, native species and provide a transition
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between park greenspace and natural areas.
g) Landscaping and design of parks should incorporate low impact development
features.
3.3.2. Multi-Use Paths and Trails Design Guidelines
A trail network is critical in supporting connectivity for the Southwest Courtice neighbourhood.
The trail network provides a secondary network of connections for pedestrians and cyclists, and
can be both a safe option for travelling to and from local destinations and for recreational
activities.
a) The trail network should prioritize connecting key destinations in the community, and
parks in particular.
b) Trails and multi-use paths will generally be at least 3 metres wide, while trails in parks
and through environmental areas can be reduced to a width of 2.5 metres.
c) The design of trails should be sensitive to nearby natural features.
d) As an important part of the larger mobility network, access points to trail and paths
should be integrated into parks and the public right-of-way.
3.4. Environmental Protection Areas
The Southwest Courtice community contains an extensive natural heritage system, largely
centered on the Robinson Creek and the related valley lands. The Environmental Protection
Areas identified as Natural Areas on Figure 1: Open Space Network will prioritize preserving
ecological diversity and promoting environmental sustainability and compatible recreational uses
through integration of trails.
3.4.1. Environmental Protection Area Design Guidelines
a) While connectivity with Environmental Protection Areas is encouraged, trails should
be directed outside of natural areas where possible, or to the outer edge of buffer
areas, and creek crossings should be minimized.
b) A network of trails should be designed to minimize impact on Environmental
Protection Areas. This can be done by locating trails near the Environmental
Protection Area boundaries and other low or medium constraint areas.
c) Residential development adjacent to Environmental Protection Areas should seek to
optimize public exposure and access to the Environmental Protection Area. Limited
backlotting is acceptable onto an Environmental Protection Area if it enables optimal
street network and lotting patterns.
d) The interface of the EPA with residential lots should consist of fencing that meets
CLOCA standards. Gates to the adjacent Environmental Protection Area are not
permitted.
e) Trail and drainage infrastructure should incorporate the natural topography and
drainage patterns.
f) The integration of parks, trails and infrastructure adjacent to an Environmental
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Bayview (Southwest Courtice) Urban Design & Sustainability Guidelines – Draft for Public Review
Protection Area should enhance natural features and functions. Intrusion into the
natural feature should be avoided, where intrusions cannot be avoided
compensation will need to be considered.
3.5. Stormwater Management Areas
Development in the Southwest Courtice Community will be designed to manage stormwater
through Low Impact Development techniques such as, but not limited to, bioswales, rainwater
harvesting systems, infiltration trenches, the use of permeable surface materials, and
naturalized stormwater management ponds. Stormwater management facilities are an important
part of the public infrastructure in the community, and will be located throughout the community,
as identified in Figure 1 Open Space Network. The selected locations will take advantage of the
natural drainage patterns and integration with the Environmental Protection Areas.
3.5.1. Stormwater Management Area Design Guidelines
a) The precise location, size and number of stormwater management facilities will be
determined through detailed study at the time of development applications.
b) Stormwater management ponds should be developed as naturalized ponds,
incorporating native planting, creating natural habitat for pollinator species, and
enhancing biodiversity.
c) Where residential development is adjacent to a stormwater management pond, back-
lotting is acceptable on up to 50% of the pond’s edge, should it be necessary to
facilitating an optimal street network. The design should seek to provide a maximum
level of public exposure and access to stormwater management areas.
d) Public frontage along the edge of the stormwater management ponds should be
prioritized on Arterial Roads.
e) Stormwater management ponds should integrate safe public access into their design
through trails and seating.
f) Stormwater management facilities should incorporate low impact development
measures.
4. Residential Development Guidelines
Southwest Courtice will continue to develop as a community with a diversity of housing choices,
to accommodate residents of all ages from households of all sizes. Attention to good urban
design will ensure the desired range of housing types are integrated seamlessly, resulting in a
cohesive community with a distinct identity.
4.1. Low and Medium Density Residential
Low Density residential buildings will be the predominant form within the Southwest Courtice
community. Low Density residential building typologies include single detached dwellings and
semi-detached dwellings. Medium Density residential building typologies include townhouses,
duplexes, and triplexes. Medium Density residential buildings are encouraged throughout the
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Southwest Courtice community, and will be encouraged particularly on lots facing Arterial Roads,
Collector Roads, and parks. The guidelines below focus on massing and the relationship of
residential development to streets and open spaces, with the intention of ensuring development
contributes to an attractive, comfortable and safe public realm.
4.1.1. General Site and Building Design Guidelines
The following guidelines should be applied in conjunction with the zoning provisions applicable to
Low and Medium Density Residential areas, and should not conflict with them.
a) The height and massing should be consistent within a building type to create a
unified character for the community.
b) A variety of architectural expression among publicly exposed elevations is
encouraged, including variation in roof lines, architectural styles, and material
articulation.
c) Back-lotting should not be permitted for residential uses along arterial roads.
Residential development along an arterial should provide an appropriate frontage in
order to provide an animated streetscape with eyes on the street.
d) There should be a variety of lot widths and dwelling sizes on each block.
e) Detached and semi-detached houses and townhouses generally should have a front
setback of 4-5.5 metres to the front wall of the house. Front garages should have a
minimum front setback of 6 metres. An exception to these guidelines can be made
for a mixed-use building with a small-scale, neighbourhood-oriented commercial use
on the ground floor, where permitted. Such buildings should have a front setback of
2-3 metres.
f) Front yard setbacks along a street should be generally consistent.
g) Building projections, such as covered porches, balconies and stairs are encouraged
and may project into the front yard setback.
h) The base of the porch and stair shall be enclosed with material that suitably
complements the exterior cladding of the dwelling unit.
i) The entrance to homes may be emphasized through stone porticos, two-storey
porches and built-over porticos.
j) Dwellings on a corner lot, including townhouses, should have side elevations that
includes windows and details consistent with the front elevation. Front porches
should wrap around the corner of the house.
k) There should be no more than four attached townhouses in a row where the garages
are at the front of the units and the lot(s) face a collector road or park
l) There should be no more than eight attached townhouses in a row where the garages
are accessed from a rear laneway or where front garages face a local street.
m) The separation between rows of attached townhouses should be a minimum of 2.4
metres to allow for landscaping, fencing and outdoor storage screened from view.
Where the separation between rows will also provide shared access and pedestrian
circulation, the separation distance should be a minimum of 4.5 metres.
4.1.2. Garage and Driveway Design Guidelines
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Bayview (Southwest Courtice) Urban Design & Sustainability Guidelines – Draft for Public Review
a) Attached front garages should not dominate the massing of the dwelling from the
front.
b) Garages generally should occupy a maximum of 60% of the lot frontage.
c) Front garages are encouraged to be expressed as two-storey structures with usable
space above to better integrate this structure into the overall design of the dwelling
unit.
d) Front garages should be recessed from the front wall of the house by a minimum of
0.5 metres where the lot frontage is greater than 7.5 metres.
e) Attached front yard garages should have materials and design elements and colour
consistent with the architecture of the primary dwelling unit.
f) The width of a driveway generally should correspond with the width of the garage,
although in the case of single garages, a wider driveway is allowed where it does not
prevent soft landscaping in the front yard with a minimum width of three metres.
g) Front double-car garages are encouraged to have two separate openings and two
doors. Single doors for double car garages should be articulated vertically and
horizontally to give the appearance of two doors. Windows are encouraged, to avoid a
blank-wall effect.
h) Driveways should be buffered from side property lines by a landscape strip.
i) Lots serviced by a rear laneway should locate garages or parking pads at the rear of
the property.
4.1.3. Landscaping, Garbage/Recycling and Utilities Guidelines
a) On lots not serviced by a rear laneway and with a lot frontage greater than 9 metres,
a minimum of approximately half of the front yard should consist of soft landscaping
including an attractive combination of foundation landscaping, trees, and deciduous
and coniferous ornamental planting. Other than the permitted driveway, paving in the
front yard generally should be limited to walkways.
b) Rear yards on corner lots should be screened from view from the flanking street with
a minimum 1.5-metre high fence made of wrought iron or durable, attractive wood.
c) Waste and recycling storage areas should generally be located in the rear or side
yard and be screened from public view, for units with no garage and where parking
pad is provided.
d) Utility box locations should be planned to minimize their visual impact on the public
realm.
4.1.4. Guidelines for Apartment Buildings and Stacked Townhouses
As per the Secondary Plan, apartment buildings up to four storeys and stacked townhouses are
permitted on lots fronting an arterial road. The following guidelines apply to such developments.
a) Buildings should not exceed 14 metres in height.
b) Front setbacks should be 4-6 metres.
c) The external side setback should be 3-6 metres.
d) Apartment buildings should be articulated with vertical recesses or other
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architectural elements to reduce their perceived mass and provide visual interest.
e) Apartment building lobbies should occupy a prominent location along the street and
should exhibit architectural elements such as porticos, canopies or other weather
protection elements.
f) Ground-floor units in apartment buildings are encouraged to have their entrances
facing the street or a landscaped yard. Front patios for ground-floor units may
encroach in the setback zone but not closer than 2 metres from the street. Front
patios should be elevated 0.3 -0.6 metres from the street and partially screened
from public view with a low wall and coniferous landscaping.
g) Balconies on apartment buildings should be integrated into the overall design of the
building façade and wholly or partially recessed a minimum of 1.5 metres. They may
project 1.5 metres into the building setback zone.
h) The wrapping of balconies around the corners of an apartment building is
encouraged.
i) Mechanical and electrical equipment on the roof of an apartment building should be
screened with durable materials integrated with the design of the building.
j) All buildings on corner lots shall address both edges with articulated facades and
windows. Blank walls visible from streets or public spaces should be avoided.
k) Underground parking for apartment buildings is strongly encouraged. Parking may be
located at the rear of buildings and is not permitted in the front or exterior side yard
of buildings.
l) Garbage and recycling storage for apartment buildings should be located within the
structure. Garbage and recycling storage for stacked townhouses should be located
in the shared rear laneway, screened from public view, or in underground parking
areas.
4.2. High Density Residential
High Density residential buildings in Southwest Courtice are only planned along the Bloor Street
corridor. The prominence of these buildings on a critical Regional Corridor will demand a high
quality of architectural and landscape design.
4.2.1. General Site and Building Design Guidelines
a) High Density residential buildings in Southwest Courtice will range from 3 storeys to 6
storeys in height.
b) Buildings should be oriented toward Bloor Street to establish a street wall that helps
frame the street and enhance the pedestrian environment.
c) The front setback should be between 4 to 5 metres where dwelling units are located
on the ground floor, and 2 to 3 metres where non-residential uses are located on the
ground floor.
d) The external side setback should be 3-6 metres.
e) Apartment buildings should be articulated with vertical recesses or other
architectural elements to reduce their perceived mass and provide visual interest.
f) Apartment building lobbies should occupy a prominent location along the street and
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should exhibit architectural elements such as porticos, canopies or other weather
protection elements. Main entrances should face the street and be directly
accessible from the sidewalk.
g) Ground-floor units in apartment buildings are encouraged to have their entrances
facing the street or a landscaped yard. Front patios for ground-floor units may
encroach in the setback zone but not closer than 2 metres from the street. Front
patios should be elevated 0.3 -0.6 metres from the street and partially screened
from public view with a low wall and coniferous landscaping.
h) Balconies on apartment buildings should be integrated into the overall design of the
building façade and wholly or partially recessed a minimum of 1.5 metres. They may
project 1.5 metres into the building setback zone.
i) The wrapping of balconies around the corners of an apartment building is
encouraged.
j) Mechanical and electrical equipment on the roof of an apartment building should be
screened with durable materials integrated with the design of the building.
k) All buildings on corner lots shall address both edges with articulated facades and
windows. Blank walls visible from streets or public spaces should be avoided.
l) Underground parking for apartment buildings is strongly encouraged. Parking may be
located at the rear of buildings and is not permitted in the front or side yard of
buildings.
m) Garbage and recycling storage for apartment buildings should be located within the
structure. Garbage and recycling storage for stacked townhouses should be located
in the shared rear laneway, screened from public view, or in underground parking
areas.
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DRAFT - 27 May 2020Bayview (Southwest Courtice) Secondary Plan
Figure 1 Open Space Network
Parkland
Natural Areas
Other Green Spaces
Stormwater Management
Key View Corridors
Appendix C - Urban Design Guidelines
DRAFT - 27 May 2020Bayview (Southwest Courtice) Secondary Plan
Figure 2 Street Network
Arterial B
Arterial C
Collector Roads
Local Streets
Laneways
30-32 m
26 m
23 m
18-20 m
8.5 m
R.O.W.
Appendix C - Urban Design Guidelines
DRAFT - 27 May 2020Bayview (Southwest Courtice) Secondary Plan
Figure 3 Key Pedestrian and Cycling Connections
Multi-Use Path
Bike Lanes
Off-Road Paths
*Alignments and treatments to be determined
Appendix C - Urban Design Guidelines
DRAFT - 27 May 2020Bayview (Southwest Courtice) Secondary Plan
Figure 4.1 Townline Road Extension Cross-Section
Option with Median (Arterial B)
Appendix C - Urban Design Guidelines
DRAFT - 27 May 2020Bayview (Southwest Courtice) Secondary Plan
Figure 4.2 Townline Road Extension Cross-Section
Option without Median (Arterial B)
Appendix C - Urban Design Guidelines
DRAFT - 27 May 2020Bayview (Southwest Courtice) Secondary Plan
Figure 4.3 Townline Road Extension Cross-Section
Interim Condition (Arterial B)
Appendix C - Urban Design Guidelines
DRAFT - 27 May 2020Bayview (Southwest Courtice) Secondary Plan
Figure 4.4 Prestonvale Road Cross-Section (Arterial C)
Appendix C - Urban Design Guidelines
DRAFT - 27 May 2020Bayview (Southwest Courtice) Secondary Plan
Figure 4.5 Fenning Drive Cross-Section (Collector)
Appendix C - Urban Design Guidelines
DRAFT - 27 May 2020Bayview (Southwest Courtice) Secondary Plan
Figure 4.6 New North-South Street Cross-Section (Collector)
Appendix C - Urban Design Guidelines
DRAFT - 27 May 2020Bayview (Southwest Courtice) Secondary Plan
Figure 4.7 Key Local Roads Cross-Section (Typical)
Appendix C - Urban Design Guidelines
DRAFT - 27 May 2020Bayview (Southwest Courtice) Secondary Plan
Figure 4.8 Laneway Cross-Section (Typical)
Appendix C - Urban Design Guidelines