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Report To: Planning and Development Committee
Date of Meeting: June 13, 2022 Report Number: PDS-029-22
Submitted By:
Reviewed By:
File Number:
Report Subject:
Ryan Windle, Director of Planning and Development Services
Mary-Anne Dempster, CAO
COPA2022-0001 (PLN 41.6) Resolution#: PD-074-22
Courtice Waterfront and Energy Park Secondary Plan
Purpose of Report:
The purpose of this report is to provide information to the public and Council. It does not
constitute, imply, or request any degree of approval.
Recommendations:
1.That Report PDS-029-22, and all related communications be received;
2.That the proposed Secondary Plan and Official Plan Amendment continue to be
reviewed and processed;
3.That Staff report back to Council with a Recommendation Report;
4.That the proposed Municipal-Wide Waterfront Park Concept be received for
information and that staff proceed with the related public engagement process to
finalize the Waterfront Park Concept following the June 13, 2022 Planning and
Development Committee Meeting; and
5.That all interested parties listed in Report PDS-029-22 and any delegations be
advised of Council’s direction regarding this Public Meeting report.
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Report Overview
This report provides an overview of the planning and public engagement processes for the
Courtice Waterfront and Energy Park (CWEP) Secondary Plan. After three Public
Information Centers (PICs) and two online surveys over the last three years, the report
presents the Draft Secondary Plan and the complementary Urban Design and Sustainability
Guidelines (UDSG) for public input under the Planning Act. There are no land use changes
recommended as part of this process.
The CWEP Secondary Plan is intended to provide land use planning policies that would
create Clarington’s premier, prestige employment centre and create a Municipal -wide,
waterfront park along the Lake Ontario shoreline. These are proposed to be complemented
with a new residential and mixed-use neighbourhood. There is a unique and complementary
relationship between these areas that would make this part of Courtice the optimal location
for jobs and a showcase destination along our waterfront.
The purpose of the statutory Public Meeting is to obtain comments from Council and the
public, landowners, and commenting agencies on the proposed Secondary Plan and Urban
Design and Sustainability Guidelines
1. Background – Secondary Plans
1.1 The CWEP Secondary Plan and accompanying Urban Design and Sustainability
Guidelines provide more detail than the Official Plan about how a neighbourhood 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 employment and residential density targets.
1.2 The Secondary Plan also provides the structure for the various components of the area,
such as how to best locate employment uses, housing, commercial, and parks and
amenities. It will also provide for active transportation linkages between them and the
rest of the community. A Secondary Plan establishes the character and identity of a
neighbourhood while promoting efficient land use and de velopment.
1.3 The preparation of this 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.
2. Courtice Waterfront and Energy Park Secondary Plan
2.1 The CWEP Secondary Plan Area is generally bounded by Darlington Provincial Park to
the west, Crago Road and Darlington Nuclear Generating Station to the east, Darlington
Park Road and Megawatt Drive to the north, and Lake Ontario to the south . The
Secondary Plan Area is approximately 290 hectares (516 acres) in size. The area is
divided into three main areas: the West Waterfront, East Waterfront, and Energy Park
(Figure 1).
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2.2 In 2019 Ontario Power Generation (OPG) announced that they will be relocating their
headquarters to the Energy Park, on the site of the Darlington Energy Complex. The
project is anticipated to bring approximately 2,000 jobs to the park and attract additional
jobs to the area. The Courtice Water Pollution Control Plant is located immediately
south of the Energy Park, in the East Waterfront.
Figure 1: Courtice Waterfront and Energy Park Secondary Plan Area
2.3 Currently, the Secondary Plan area consists of an apple orchard, agricultural fields, a
rural residential dwelling, Tooley Creek and other natural heritage features, Regional
infrastructure such as the Courtice Water Pollution Control Plant and the Durham-York
Energy from Waste Centre and the Darlington Energy Complex (Ontario Power
Generation (OPG)). There are six landowners in the Secondary Plan area.
3. Initiation of the Secondary Plan
Original Application (2004)
3.1 The Clarington Energy Park Secondary Plan (CEPSP), which began in 2004 was
developed in response to a report to capitalize on the growth of the environmental and
energy industries in the Greater Toronto Area as well as to prepare for the expected
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economic development opportunities linked to refurbishment of the Darlington Nuclear
Generating Station and proposed future New Nuclear Build, east of the Energy Park.
3.2 The approved Courtice Energy Park Secondary Plan that was adopted by Clarington
Council in 2005, and the Region in 2006. It outlined a vision for the Energy Park that
focused on the development of prestige, energy-related employment uses on a site that
is adjacent to the OPG Darlington Nuclear Station. While preparing the Secondary Plan
in 2006, planning staff held discussions with OPG about creating a campus at the
Energy Park and subsequently OPG bought lands to accommodate the Darlington
Energy Complex and additional lands for a future OPG Campus. The vision for the
Energy Park received a major boost in 2019 when OPG announced that it was moving
its headquarters to the Energy Park.
Renewed Vision for the Secondary Plan (2018)
3.3 In 2018, as a result of numerous changes to Provincial, Regional and Municipal policies,
the Municipality of Clarington commenced an update of the Secondary Plan to identify a
renewed vision and updated policy framework for the Energy Park. The update was also
to address a number of physical changes including construction of Highway 418 and to
capitalize on the spinoffs of the development of the OPG Campus.
3.4 In 2019, through staff report PSD-033-19, the Secondary Plan area was expanded to
the east to include the broader Courtice waterfront. The Municipality’s intention of
expanding the Secondary Plan area was to explore the development of a municipal
wide waterfront park together with other uses such as tourism and residential
development to the north of the municipal park. The scope of the project was also
amended to explore opportunities to complement the Energy Park vision, especially, in
response to OPG’s announcement to centralize its offices and bring approximately
2,000 new jobs to the Clarington Energy Business Park.
3.5 The updated Secondary Plan will also address these five Council priorities:
Sustainability and Climate Change
3.5.1 Sustainable development principles and practices will be incorporated into every part of
the Secondary Plan, including neighbourhood design and the allocation of land uses.
The Secondary Plan, Urban Design and Sustainability Guidelines, Zoning By-law and
related studies will include measurable targets to move towards a net-zero community.
Excellence in Urban Design
3.5.2 The CWEP Secondary Plan will require excellence in urban design that 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 and employment area design. Th ese components will
shape the look of both the residential and employment areas in this Secondary Plan.
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Affordable Housing
3.5.3 Through Official Plan policy, Clarington Council supports the provision of a variety of
housing types, tenure, and costs for people of all ages, abilities, and income groups.
This Secondary Plan reflects this policy as well as recommendations found in
Clarington’s Affordable Housing Toolkit.
Community Engagement
3.5.4 Clarington Council is committed to community consultation and 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
3.5.5 The CWEP Secondary Plan planning and public engagement process has been co -
ordinated with other ongoing Municipal projects and Council priorities. In particular, this
includes coordination with the Robinson Creek and Tooley Creek Subwatershed Study,
Active Transportation planning/connectivity, the recently initiated Economic
Development Strategy, Indigenous Communities Consultation and the Courtice
Municipal-Wide Waterfront Park Concept Planning with the overall Waterfront Strategy.
Robinson Creek and Tooley Creek Subwatershed Study
3.5.6 The Secondary Plan area is located within the Tooley Creek Watershed. The Tooley
Creek Watershed is among 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 Tooley Creek drains into Lake Ontario through the Tooley
Creek Coastal Marsh.
3.5.7 The SWS has and will continue to inform the CWEP Secondary Plan. The reports final
recommendations will be incorporated into the Secondary Plan and Urban Design and
Sustainability Guidelines prior to reporting back to Council with a recommendation.
Active Transportation
3.5.8 Through the adoption of the Southwest Courtice Secondary Plan in May of 2021,
Council passed resolution #C-193-21 that requires the submission of a detailed Trail
and Active Transportation Plan to achieve the goal of connectivity to the Courtice
Waterfront for active transportation. Further, in February 2022 the Active Transportation
and Safe Roads Advisory Committee made a presentation to Council regarding the
Courtice Waterfront Park. This presentation suggested new trails and parklands that
would provide safe and accessible connections to Lake Ontario. In support of this,
Council passed a resolution that required staff to bring forward a cost estimate to twin
the roadway tunnel under the railway line on Courtice Shores Drive. On February 14,
2022, Memo 009-22, “Cost of Courtice Shores Tunnel Drive” was put forward to
Council. There continues to be significant amounts of Staff coordination to ensure that
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the planning in South Courtice is incorporating Councils priority of providing active
transportation linkages to the Courtice Waterfront.
3.6 In addition to the above, the Secondary Plan is being coordinated with the following
Council Strategic priorities:
Economic Development (Strong Economy)
3.6.1 As part of the 2019 – 2022 Municipality of Clarington Strategic Plan, Council has
directed staff to “Explore an economic development strategy/framework in collaboration
with the business community and other stakeholders.” The Secondary Plan should
prioritize and integrate economic development opportunities.
3.6.2 The draft Secondary Plan integrates economic development opportunities and job
creation through projects such as the OPG expansion, Project Woodward (Durham
Region) and the creation of an energy park cluster.
Courtice Municipal-Wide Waterfront Park (Legacy Project) – Concept Plan
3.6.3 Clarington Council’s’ Strategic Plan 2019 to 2022 identifies the Courtice Waterfront as
one of its Legacy Projects.
3.6.4 The Courtice Waterfront Park Design Plan is an integral part of the ongoing Courtice
Waterfront and Energy Park Secondary Plan. Council through Report FSD-013-22
approved funding for the Waterfront Preliminary Design Plan in 2022,
3.6.5 Commencing in April of 2022, Clarington Staff along with the Urban Strategies team and
their subconsultants, started planning and designing a Master Plan concept for the
Courtice Municipal-Wide Waterfront Park.
3.6.6 Between April and May of 2022, Clarington Staff worked closely with team to move the
project forward. This included holding three project update meetings, two review periods
of the preliminary design, meetings with key stakeholders such as the conservation
authority (CLOCA), Public Works, and the landowner and their consultants, as well as a
site walk. The result being a complete preliminary design package that includes but is
not limited to the following:
Design and Planning Principles;
Themes and Branding;
Preliminary Naming Ideas;
Waterfront Park Program Ideas;
Overall Landscape Concept – Zone Diagrams;
Overall Landscape Concept Vision; and
Concept Design Development.
3.6.7 The significance of the Municipal-Wide Waterfront Park has been integral to the
secondary plan process since the project area expansion in 2019. Following the two
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Public Information Centre’s held for the CWEP Secondary Plan, staff launched Public
Surveys. Both surveys included specific questions related to the design of the
Waterfront Park. The feedback provided has been incorporated into the preliminary
design.
3.6.8 A separate presentation will be given at the June 13th Planning and Development
Committee by Urban Strategies and MBTW staff to present the preliminary concept in
detail. The intent is to finalize the Municipal-Wide Park Plan, prior to proceeding with a
recommendation report for the Secondary Plan.
3.6.9 To ensure that the Courtice Waterfront is considered within the overall Waterfront
Strategy the consultants for the Courtice Waterfront and Energy Park Secondary Plan
and Waterfront Strategy will be working collaboratively. Both consulting teams will
collaborate to ensure a seamless integration of the concept plan into the overall context
of the Waterfront Strategy.
4. The Secondary Plan Planning Process – Three Phases
4.1 There are three stages to the CWEP Secondary Plan process (Figure 3). As provided
in the draft Terms of Reference and further refined through the tender and award
process, our lead Consultant, Urban Strategies has summarized the planning process
for this Secondary Plan into three phases.
Figure 3: Three Stages of the Courtice Waterfront and Energy Park Secondary Plan Process
Phase 1: Analysis and Visioning
4.2 The initial phase of the project involved a detailed technical analysis of background
information, initial public participation, and a preliminary development proposal.
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Public Information Centre – PIC #1
4.3 The first Public Information Centre (PIC) was held on December 3, 2019. The initial PIC
was to introduce the public to the re-initiated project by defining the study area, the
projects process, and the study priorities. Approximately 15 people attended the
meeting which included landowners, individuals who expressed interest in the project,
Council members, and the steering committee members.
4.4 The PIC was advertised in the Orono Times and Clarington This Week in the two weeks
preceding the meeting, a notice was also posted on the Municipality’s website and
Facebook account. All residents within the Secondary Plan area, as well as those within
120 meters and on the projects interested parties list received a copy of the PIC notice.
4.5 A summary of key themes heard at the first PIC can be found in Section 8 of this report.
4.6 A PIC #1 summary report was prepared, and it is available on the project webpage.
Background Studies
4.7 As part of Phase 1, detailed background studies were also drafted to inform the
Secondary Plan. These studies include the following:
Phase 1 Technical Report
Functional Servicing Report
Natural Environment Existing Conditions Report
Land Use Compatibility Study
4.8 Several of these studies such as the Natural Environment Existing Conditions Report
updated existing conditions within the Secondary Plan area. Whereas, other reports,
such as the Land Use Compatibility Study identifies existing and potential land use
compatibility issues and identifies and evaluates options to achieve appropriate design,
buffering and/or separation distances between any proposed sensitive land uses,
including residential uses, and nearby Employment Areas and/or major facilities.
Phase 2 – Preferred Concept
4.9 The second phase of the project involved a draft land use and urban design concept,
technical analysis, draft policy directions and additional public pa rticipation.
Proposed Development Concept
4.10 Based upon the results of Phase 1 and leading up to PIC#2, the Consultant prepared a
draft land use and urban design concept plan f or the Secondary Plan area. This concept
was discussed and evaluated by the Steering Committee and based on their feedback a
final draft was prepared.
4.11 The COVID-19 pandemic was declared in March 2020 as the project was finishing
Phase 1 and entering into Phase 2. Although Municipal Staff and the Consultants were
no longer working from their respective offices, the Secondary Plan project continued.
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Virtual steering committee meetings, agency communication and replying to landowner
and public questions continued.
Public Information Centre – PIC #2
4.12 The second Public Information Centre (PIC) was held virtually on March 5, 2020.
Approximately 50 people joined the meeting.
4.13 The meeting was set up in a visioning workshop format, beginning with a presentation,
followed by roundtable discussions facilitated by a member of the consultant team and
Municipal staff.
4.14 The PIC was advertised in the same way as the first PIC as described in section 4.4 of
this report.
4.15 A summary of key themes heard at the second PIC can be found in Section 8 of this
report.
Public Survey #1
4.16 Following the second Public Information Centre (PIC) held on March 5, 2020, the
Municipality of Clarington released the first online survey for the Courtice Waterfront and
Energy Park Secondary Plan.
4.17 The survey was available between March and April of 2020 and over 900 individuals
completed the survey.
4.18 The purpose of the survey was to receive feedback from the public on their vision for this
area. The feedback received assisted the Municipality with the emerging vision for the
CWEP.
4.19 A summary of key themes heard through the first online public survey can be found in
Section 8 of this report.
Public Information Centre – PIC #3
4.20 The third Public Information Centre (PIC) was held on March 9, 2022. Approximately 48
people joined the meeting. The meeting provided individuals with a project update and
aimed to share and seek feedback on the Emerging Land Use Plan for the Secondary
Plan area. The meeting was held online and by phone following directives from Public
Health to practice physical distancing and reduce the spread of COVID-19.
4.21 The PIC was advertised in the Orono Times and Clarington This Week in the two weeks
preceding the meeting, as well as on the Municipal website and through social media.
All residents within the Secondary Plan area, as well as those within 120 meters and on
the projects interested parties list received a copy of the PIC notice. In addition to the
newspaper advertisements, the project updates and PIC information was announced in
the Planning eUpdate.
4.22 A summary of key themes heard at the third PIC can be found in Section 8 of this
report.
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Public Survey #2
4.23 Following the third Public Information Centre (PIC) held on March 9, 2022, the
Municipality of Clarington released a second online survey for the CWEP Secondary
Plan.
4.24 They survey was available from March to April of 2022 and 191 individuals completed
the survey.
4.25 The purpose of the survey was to receive feedback from the public on the Emerging
Land Use Plan. The feedback received assisted the Municipality with the preparation of
the proposed Secondary Plan and Urban Design and Sustainability Guidelines for the
CWEP (Attachments 2-5).
4.26 A summary of key themes heard through the second online public survey can be found
in Section 8 of this report.
Phase 3 – Current Phase – Secondary Plan
4.27 The intent of Phase 3 of the process is to focus on the finalization of the Secondary
Plan. This includes the Statutory Public Meeting and Recommendation Report to
Council for Adoption. In this phase, the supporting technical documents will be finalized,
and the preparation of the implementing zoning by-law will take place. We are currently
in Phase 3 of the process.
4.28 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 draft 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 recorded in the Recommendation Report.
Notice – Statutory Public Meeting
4.29 Notice for the Statutory Public Meeting for the CWEP Secondary Plan was provided in
accordance with the Planning Act. The Public Meeting Notice was provided to:
Landowners within the Secondary Plan area;
Landowners within 120m of the Secondary Plan area;
Approximately 300 people on the interested parties list;
The Region of Durham, the Ministry of Municipal Affairs and Housing and all other
commenting agencies; and
First Nations representatives.
4.30 The draft Official Plan Amendment, draft Secondary Plan including Schedules, and the
draft Urban Design and Sustainability Guidelines were posted to the project webpage by
May 24, 2022, in accordance with the Planning Act requirements.
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4.31 The Communications Division at the Municipality has promoted the Public Meeting and
posted the Notice on the Municipal Website, Facebook, and Twitter. Notices advertising
the Public Meeting were placed in Clarington This Week and the Orono Times for 3
weeks preceding the Public Meeting.
4.32 The Notice of Statutory Public Meeting noted that the materials (draft Official Plan
Amendment and draft Secondary Plan) were available for review as of May 24, 2022.
4.33 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 Draft Urban Design and Sustainability Guidelines. These
comments, as well as any Council and the public comments will be considered as staff
prepare the recommended Secondary Plan for Council’s consideration and adoption.
5. The Draft Official Plan Amendment, Secondary Plan, and the
Urban Design and Sustainability Guidelines
Draft Official Plan Amendment (Attachment 2)
5.1 The purpose of this Official Plan amendment is to replace the existing CEPSP with the
CWEP Secondary Plan. This Secondary Plan, including the Urban Design and
Sustainability Guidelines would provide land use planning policies and design
guidelines that would create Clarington’s premier, prestige employment centre and
create a Municipal-wide, waterfront park along the Lake Ontario shoreline. These are
proposed to be complemented with a new residential and mixed-use neighbourhood.
There is a unique and complementary relationship between these areas that would
make this part of Courtice the optimal location for premium jobs and a showcase
destination along our waterfront.
Draft Secondary Plan (Attachment 3) Policy
5.2 The CWEP Secondary Plan would support the developing nuclear energy business
cluster in the Energy Park and shape the future of south Courtice. This area will be
home to Ontario Power Generation’s new headquarters and will help attract new
investment and create jobs. The Secondary Plan also proposes to create a new
residential neighbourhood and 18-hectare municipal-wide park along the Courtice
waterfront. Approximately 1000 residential units are currently proposed, and 5600 jobs
could be accommodated in the Secondary Plan area.
5.3 The CWEP Secondary Plan was developed based on the following seven principles,
each of which is supported by a set of objectives for the area :
1) Promote economic development and housing diversification;
2) Support a high quality of life for residents of Clarington and the Courtice waterfront ;
3) Conserve, enhance and value significant natural features;
4) Promote environmental sustainability, energy efficiency and resilience ;
5) Connect the Secondary Plan Area to the broader community and region by all
modes of travel;
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6) Create distinct, memorable places that reflect the area’s natural and cultural heritage
and the community’s values; and
7) Develop the CWEP in an orderly, coordinated, and cohesive fashion.
5.4 The policies reflect key themes for the area to support an environmentally sustainable
neighbourhood that preserves the natural environment, provides a diversity of housing
options, employment opportunities, connected green spaces, and an area with a mix of
uses.
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Figure 3: Courtice Waterfront and Energy Park Secondary Plan Land Use Map
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5.5 The CWEP Secondary Plan area includes the following eleven (11) land use
designations (Figure 3). Designations within the Energy Park include General
Employment and Prestige Employment. Designations within the West Waterfront and
East Waterfront include Low Density Residential, Medium Density Residential –
Waterfront, Mixed-Use Main Street, Mixed-Use Neighbourhood, Waterfront Greenway,
Gateway Commercial Area, Courtice Waterfront Park and Utility. Both areas include
lands that are designated Environmental Protection Area:
5.6 Each land use designation described above includes specific policies about permitted
land use, building types that are permitted, and specific directions for minimum heights
and densities.
Low Density Residential
5.6.1 The low-density residential designation would have an overall minimum density of 13
units per hectare and is proposed to permit detached, semi-detached and townhouse
dwelling units up to three storeys, and would prohibits private streets or private rear
lanes.
Medium Density Residential – Waterfront
5.6.2 The medium density residential- waterfront designation is proposed to permit
townhouses, apartment buildings and dwelling units within a mixed-use building. It
would also permit other uses including small-scale service and neighbourhood retail
commercial uses, which are compatible with residential uses. Development on lands
proposed to be designated Medium Density residential would have a minimum density
of 40 units per net hectare with heights ranging from 2 to 4 storeys.
Mixed Use - Main Street Area
5.6.3 The Mixed Use – Main Street area is proposed to permit apartment buildings, mixed-
use buildings and live/work units. Building heights would range from 2 to 6 storeys in
height. The streetscape along the new Waterfront Main Street would be required to
facilitate public spaces, café and restaurant patios, street landscaping and furniture, as
well as transit shelters.
Mixed Use – Neighbourhood Area
5.6.4 The Mixed Use – Neighbourhood Area is proposed to accommodate primarily
residential but is also appropriate for visitor-oriented commercial uses. The designation
would permit townhouses, apartment buildings, mixed -use buildings, live/work units,
and a range of commercial uses including hotels, conference centres, winery and
restaurants. Residential and mixed-use buildings heights would range from 3 to 6
storeys.
Gateway Commercial Area
5.6.5 The Gateway Commercial area is proposed to be planned predominantly for retail and
service commercial uses. Uses permitted would include retail and service commercial
uses, restaurants, and financial institutions.
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Prestige Employment Area
5.6.6 The Prestige Employment Areas are intended for high -occupancy office and industrial
uses, as well as ancillary commercial uses that would benefit from the access and
visibility provided by Energy Drive and Highways 401 and 418. Permitted use would
include but not be limited to offices, research and development facility, hotel and
conference centre, university and/or college, and light industri al uses within fully
enclosed buildings. Sensitive uses would only be permitted subject to detailed study
that demonstrates they are appropriate. Warehousing and distributions centres are
proposed to prohibited in this designation.
General Employment Area
5.6.7 Lands Designated General Employment are intended for high-occupancy and low-
occupancy employment uses that do not benefit greatly from high visibility and may
require a limited amount of outdoor storage. Permitted uses would include, but not be
limited to offices, research and development facilities, light industrial uses, warehousing
and distribution facilities and factory retail outlets.
Courtice Waterfront Park
5.6.8 Lands designated Courtice Waterfront Park would include a range of passive and active
recreation and cultural uses. The Courtice Waterfront Park is proposed to be designed
and programmed to serve the entire municipality and support the Courtice Waterfront as
a regional designation. Details of the planning for the Municipal-wide Park can be found
in the “Coordination of Initiatives” section of this report, specifically paragraphs 3.6.3 to
3.6.9 as well as a graphic in Attachment 6 of this report.
Environmental Protection Area
5.6.9 Lands designated Environmental Protection (EP) would not permit any development
except for low-intensity recreation and uses related to conservation, flood, or erosion
control projects. The delineation of the boundary of lands designated as EP are
approximate and will need to be detailed through appropriate studies prepared as part
of future development applications.
Waterfront Greenway
5.6.10 Land Designated Waterfront Greenway (WG) would permit low-intensity recreational
uses and conservation.
Utility
5.6.11 The lands designated Utility are proposed to be consistent with the current extent of the
Courtice Water Pollution Control Plant (WPCP). Expansion of the WPCP onto
neighbouring lands would require amendments to the Secondary Plan and would be
subject to the submission of technical studies assessing the impacts of expansion.
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Parks and Trails
5.6.12 The Secondary Plan and UDSG provide direction regarding Parks and Trails. Policies in
the Secondary Plan require that the parks and trails system connect to natural areas.
Policies further encourage connectivity to the broader community and r egion by all
modes of travel by establishing an interconnected network of trails linked to the
Waterfront and the broader municipal trail network. The trail network will include
sidewalks, dedicated cycling facilities, multi-use paths as well as primary and secondary
trails. Trail locations would be subject to an Environmental Impact Study, where
appropriate.
Sustainability and Urban Design Policy
5.6.13 The Secondary Plan also includes sustainable development and urban design policies.
The policies encourage attractive streetscapes using generous landscaping, quality
building materials and building articulation. The policies further encourage inviting,
active, and comfortable pedestrian realms for residents and visitors alike.
Urban Design and Sustainability Guidelines (Attachment 5)
5.6.14 The purpose of the Urban Design and Sustainability Guidelines (Attachment 5) is to
expand on Priority Green and define sustainability priorities specific to development in
the CWEP.
5.6.15 The Urban Design and Sustainability Guidelines (UDSG) will provide direction and
measurable targets for building and site design to support the Secondary Plan policy
framework. These guidelines build on the Clarington Energy Park Streetscape and
Sustainable Development Design Guidelines, released in 2011, which applied to the
lands within the Energy Park. These guidelines also build on Priority Green Clarington,
which promotes sustainable community design.
5.6.16 The CWEP Secondary Plan provides a policy framework for the deve lopment of the
CWEP in a manner that incorporates the highest quality of urban design and
sustainability initiatives as noted above. The Guidelines provide further direction on how
this is to be achieved.
6 Conformity with Provincial Plans
Provincial Policy Statement, 2020
6.1 The Provincial Policy Statement 2020 (PPS) provides policy direction on land use
planning and development for matters of provincial interest. This includes the protection
of Provincial resources, public health and safety, and the quality of the natural and built
environment. These objectives are to be achieved through efficient land use planning.
Through land use designations and policies, municipal Official Plans and Secondary
Plans are the most important vehicle for implementing the PPS.
6.2 In keeping with the PPS, the CWEP Secondary Plan will lead to a new neighborhood
that includes a mix of housing, including affordable housing, employment, recreation,
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parks and open spaces, and different modes of transportation choices that increase the
use of active transportation.
The Growth Plan for the Greater Golden Horseshoe, 2020
6.3 The Growth Plan for the Greater Golden Horseshoe 2020 (Growth Plan) provides
guidance on where and how to grow within the Greater Golden Horseshoe (GGH).
6.4 Building on the direction of the PPS, the Growth Plan supports the achievement of
complete communities, a thriving economy, a clean and healthy environment, and social
equity. These goals will be achieved by including a range of housing types, a complete
street network, a variety of parks, a trail system, and retail/commercial amenities within
walking distance of residents.
6.5 This Secondary Plan proposes a range of housing types and a variety of housing forms,
sizes, and tenures, that would allow households of various sizes and incomes to find a
home within the Courtice Waterfront. In addition, to ensure affordable housing, a
contribution agreement to be negotiated between the Municipality and the Landowners
Group is proposed, as set out in policy 7.2.10 of the Secondary Plan.
7 Official Plans
Durham Regional Official Plan
7.1 The Durham Region Official Plan designates the lands as “Waterfront Areas” and
“Employment Areas” in Schedule ‘A’ Regional Structures. The Region’s Official Plan
states that Waterfront Areas shall generally be developed as "people places" with the
exception of significant natural areas, which will be protected in their natural states.
Each Waterfront shall be a continuous system, penetrating and linking the urban and
rural areas. Whereas Employment Areas are set aside for uses that by their nature may
require access to highway, rail, and/or shipping facilities, separation from sensitive
uses, or benefit from locating close to similar uses. Support from the Region will be
required (through a Regional Official Plan Amendment) as residential development is
not currently permitted in these designations.
7.2 Development within the Waterfront designation shall make provision for public access to
the waterfront, which is being done through the development of the Courtice Waterfront
Park. The Durham Region OP also promotes sustainable design and the development
of transit-supportive, compact urban forms and minimizing surface parking in
Employment Areas. This is being addressed through the Secondary Plan’s Urban
Design and Sustainability Guidelines.
7.3 The implementation of the CWEP Secondary Plan would ensure sequential and orderly
development, that the servicing of the area is on full municipal water and sanitary sewer
systems; that there is transportation for all modes available; that a range of housing is
provided; and that there is a diverse mix of land uses, amongst others. It is important to
note that the Regional Municipal Comprehensive Review (MCR) has requested that
growth projections, including the allocation of residential units to the urban areas be
subject to the MCR process. It is acknowledged that the Municipality will work with the
Municipality of Clarington Page 18
Report PDS-029-22
landowners and the Region of Durham to develop a phasing plan to extend existing
services to the remainder of the CWEP Secondary Plan area.
Clarington Official Plan
7.4 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 current in force
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 November 2016 and approved by the Region of Durham in June 2017.
7.5 The OP designated the lands in this area as: Business Park, Environmental Protection,
Waterfront Greenway, Utility, and Municipal-wide Park.
7.6 Business Parks comprise the lands having prime exposure along Highway 401 and
arterial roads. Development within Business Parks is intended for employment-intensive
uses that exhibit a high standard of building design and landscaping in order to provide
an attractive appearance that reflects or takes advantage of such high visibility. The
proposed policy framework in the Secondary Plan is aligned with OP policies and will be
updated in accordance with future recommendations.
7.7 The Environmental Protection Areas are recognized as a significant component of the
Municipality’s natural environment and their ecological functions are to be conserved
and protected. This Plan envisions development that maintains, restores, and creates
continuous green corridors and valley lands. The proposed policy framework in the
Secondary Plan is aligned with OP policies and will be updated in accordance with
future recommendations.
7.8 The Waterfront Greenway designation seeks to protect and regenerate the unique
physical, natural, and cultural attributes associated with the Lake Ontario Waterfront.
The predominant use of land within the Waterfront Greenway shall be low-intensity
recreational uses, compatible tourism uses, conservation, and agriculture. The Plan
currently envisions a series of low-intensity recreational uses compatible with the
policies of the OP including but not limited to trails and key pedestrian routes within the
designation adjacent to Lake Ontario. The Waterfront Greenway Designation does not
currently permit residential development. Portions of the lands currently designated
Waterfront Greenway within the OP are proposed to be redesignated to Urban
Residential to allow for a range of residential and commercial uses (Attachment 2).
To implement the Secondary Plan, as provided in Attachment 2, Map A2 Land Use
Courtice of the Official Plan would need to be amended. The expansion of the
Secondary Plan and the residential land use designation would need to be addressed
through the Clarington Official Plan review process as the boundary of a secondary plan
may only be altered during Clarington’s municipal comprehensive review (OP policy
4.6.4). Clarington staff will be able to assess the population and unit counts proposed
for this area, and as it relates to all of Clarington, when the information is available from
the Region. This will occur in tandem with Clarington’s Official Plan review.
Municipality of Clarington Page 19
Report PDS-029-22
7.9 Municipal-wide Parks are specialized parks designed to serve the entire Municipality.
They are to be developed to support recreation or cultural facilities that are one of a kind
and have specialized location requirements or take advantage of special attributes and
the specific program for the park. Details of the planning for the Municipal-wide Park
can be found in the “Coordination of Initiatives” section of this report, specifically
paragraphs 3.6.3 to 3.6.9. The proposed policy framework in the Secondary Plan is
aligned with OP policies and will be updated in accordance with future
recommendations.
The Municipal-wide Park generally reflects the lands as designated in the Clarington
Official Plan and are currently in private ownership, similar to the Municipal -wide park in
the Soper Hills Secondary Plan. There is also a public right of way trave rsing the private
lands. The process for land acquisition and disposal will be subject to a future report to
Council once, the Region and the Municipality agree to a land use plan.
7.10 The Utility designation in the Secondary Plan represents the OP designation of the
existing Courtice Water Pollution Control Plant. The proposed policy framework in the
Secondary Plan is aligned with OP policies and if needed, will be updated in
accordance with future recommendations.
Priority Green
7.11 The CWEP Secondary Plan policies were developed with regard for sustainability,
taking into consideration the goals of Priority Green Clarington. The CWEP Secondary
Plan Urban Design and Sustainability Guidelines (Attachment 5) to be appended to the
Secondary Plan would guide sustainable development in the Secondary Plan Area.
Robinson Creek and Tooley Creek Subwatershed Study
7.12 The Robinson Creek and Tooley Creek Subwatershed Study (SWS) Phase 2/3 Report
is assessing the impacts of development on the two watersheds from natural heritage,
natural hazards and stormwater perspective (among other topics). The SWS has
determined that in the Tooley Creek watershed, future development north of the 401 will
result in increased stormwater flows. When future flows exceed existing flows,
additional flood control measures need to be considered. Through discussions with
CLOCA, several measures to address this issue have been investigated in the SWS
Report including floodproofing, construction of berms, increasing existing watercourse
crossing capacity, and the use of stormwater management facilities. However, an
additional Flood Study will be required for the Tooley Creek. In addition, landowners in
the Secondary Plan area have requested the relocation of a small Tributary of the
Tooley Creek. This will also need to be investigated. This work (Flood Study and
relocation) will begin following the completion of the Phase 2/3 SWS report. The Terms
of Reference for this work has been prepared with CLOCAs input.
8 Public Comments
8.1 Preparation of the CWEP Secondary Plan has been guided by feedback received from
stakeholders and the public. Prior to the release of the draft CWEP Secondary Plan the
project team held three Public Information Centres (PICs) to introduce the process the
Municipality is undertaking to develop a Secondary Plan and to share and seek
Municipality of Clarington Page 20
Report PDS-029-22
feedback on the emerging plan. Key them es from the comments received during and
after the PICs are summarized below. More detailed summaries are available online on
the project website at Courtice Waterfront and Energy Park - Clarington.
8.2 Feedback themes from PIC #1 are:
Participants expressed a desire for a waterfront destination park, with amenities to
attract tourists.
Participants generally supported development of the waterfront, stating that
additional activity in the area would increase safety, create a “western gateway” into
the Municipality, and raise Clarington’s profile in the region.
Participants expressed a strong concern about the current lack of access to the
project area, emphasizing improved access for a variety of modes.
There are concerns about the compatibility between prestige office uses, the existing
Energy from Waste Facility and the possibility of an anaerobic digester.
8.3 Feedback themes from PIC #2 are:
Participants expressed support for a mixed-use waterfront with a range of housing
types.
Participants saw the Courtice Waterfront as an opportunity for a unique
neighbourhood with a higher density than typically found in Courtice.
Participants were enthusiastic about improvements in quality and completeness of
the multi-use path and trail network for recreation and particularly cycling.
Participants felt that commercial amenities, such as hotels, meeting facilities and
restaurants, would help make the waterfront a tourist destination and would
complement employment uses in Energy Park.
Participants expressed a desire to protect the environmental integrity of the area.
Participants expressed concerns about the compatibility between sensitive land uses
and a potential anaerobic digestor.
8.4 Below is a summary of key messages received from respondents to the first online
survey:
8.4.1 Residents would prefer a naturalized Waterfront, with trails and access to a beach.
Residents are hoping the Courtice Waterfront is protected and not overwhelmed by
dense residential and commercial development;
8.4.2 The Courtice Waterfront requires certain amenities to create an accessible park that
could be enjoyed by all ages and abilities. Some of the amenities identified by the public
include adequate parking, restroom facilities, a playground, outdoor sports fields, and
accessible trails that connect to the Waterfront Trail Network. Residents are also
Municipality of Clarington Page 21
Report PDS-029-22
interested in various food and beverage options either within the park or in close
proximity, such as food trucks, restaurants with patios, and ice cream or snack stands;
8.4.3 There was a distinct preference for business-friendly amenities such as coffee shops
and a convention centre near the Energy Park; and
8.4.4 There were mixed opinions of the form of housing that would be located near the
Waterfront Park. Many preferred low density housing forms (i.e. single detached
dwelling). However, several respondents prefer higher density forms of housing, such
as apartment buildings for seniors.
8.4.5 Overall, the survey responses reflected a preference for a naturalized Waterfront, with
trails and direct access to the beach. Public comments expressed a need to balance the
opportunity of providing greater access to the waterfront while carefully incorporating
residential and commercial development to the surrounding areas.
8.4.6 Feedback themes from PIC #3 are:
Participants were enthusiastic about the proposed plan for improved connectivity to
the Waterfront via a pedestrian bridge over Highway 401 and highlighted the
importance of accessibility.
Participants felt that a range of opportunities for supporting active transportation and
a variety of recreation uses would enhance activity along the Waterfront. The
proposed Municipal-wide Park and Darlington Provincial Park were identified as
essential assets.
Participants shared a range of views on the future character of the Waterfront and
the appropriateness of introducing residential and other uses.
Participants recognized the Courtice Waterfront as an opportunity for locating small-
scale retail and commercial uses.
Participants felt it was important to protect the environmental integrity of the area.
Participants expressed support for concentrating office and energy sector
employment opportunities within the Energy Park.
Participants expressed an interest in the area remaining open space.
Participants expressed concerns about the compatibility between residential uses
and their proximity to Darlington Provincial Park, nearby natural areas, and the
waste management uses located in the Energy Park, including the potential
anaerobic digester.
8.4.7 Below is a summary of key messages received from respondents to the second online
survey:
Mixed Use Areas - A significant number of respondents stated they prefer low-rise
mixed-use buildings with retail/restaurants at grade or low-rise commercial buildings
Municipality of Clarington Page 22
Report PDS-029-22
with retail/restaurants at grade. Most respondents stated that their preferred vision
for the Mixed-Use Neighbourhood was to include a special cultural/commercial
destination.
Medium Density Residential - Most responses supported low-rise condos or rental
apartment building within this area.
Low Density Area - Single and semi-detached houses with integrated garages
received a high number of responses for the preferred Low Density Area vision.
Single and semi-detached houses with garage access from laneways also received
a high number of responses.
Commercial and Employment Areas - The survey received high responses for
including retail/service uses buildings and mixed retail, followed by a preference for
including professional services buildings.
Employment Areas - The preferred vision for the Prestige Employment Area
received a significant number of responses in favour of permitting landscaped open
space and commercial amenities. Office with outdoor amenity space also received a
high response rate. For the General Employment Area green manufacturing
buildings received a high response rate follow by energy, research, and innovation
uses.
Courtice Waterfront Park - Outdoor event space and picnic areas received high
response rates for the question asking what gathering spaces would like to be seen
in the park. Multi-use trails received a high response rate for preferred recreation
facilities in the park. High response rates for preferred water-based activities in the
park included access to the beach, water-based active recreation, and the proposed
jetty. Finally, a preference for including skating rinks, skating trails, and cross-
country skiing trails was expressed for what winter activities would most like to be
seen in the park.
8.4.8 Overall, the survey responses reflected a preference for heights adjacent to the
Waterfront Park. Further, there was significant interest in creating a park that includes
water-based activities and trails that can be used year-round. Public comments
expressed a need to balance the opportunity of providing greater access to the
waterfront while carefully incorporating residential and commercial development to the
surrounding areas.
8.4.9 In response to an early draft of the Secondary Plan and UDSG presented to the
Steering Committee, the consultant representing landowners in the Secondary Plan
area has submitted comments to staff regarding the Secondary Plan and UDSG.
Although the comments indicate general support for the Secondary Plan, a number of
concerns have been expressed including;
the distribution of land uses (more medium and high density requested);
proposed building heights and density (increase some heights and densities);
urban design policies (agree with the intent but prefer general policies);
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Report PDS-029-22
UDSG should be non-statutory (provide for a flexible approach); and
the size of the park (recommend 15 ha not 18 ha)
A revised land use map has also been submitted to demonstrate the proposed solution
to the above concerns.
8.4.10 At the time of writing this report, staff had not received any comments from the public
following the notice of the Statutory Public Meeting.
9 Indigenous Communities Consultation
9.1 Staff have provided background materials and copies of all notice material to each
indigenous community office. At the time of writing this report, Staff had also met with
the Curve Lake First Nations group to discuss a path forward to ensure meaningful
engagement on all Secondary Plans moving forward. Staff intend to have a similar
meeting with all indigenous groups, willing to do so. Prior to reporting back with a
recommendation, Staff will ensure that consultation with each of the required
Indigenous communities meets the requirements of the Planning Act.
10 Agency and Department Comments
10.1 Notice of Statutory Public Meeting and the request for comments was provided to the
Agencies on May 24th, 2022. Agencies normally require a minimum of four weeks to
provide comments on large documents such as a Secondary Plan. At the time of writing
this report, staff have not received agency comments regarding the Secondary Plan.
10.2 Region of Durham Planning, Economic Development, Public Works and Real Estate
staff, CLOCA Planning, OPG, Clarington Planning and Development Services and
Public Works staff, the Kawartha Pine Ridge District School Board staff, the Clarington
Board of Trade, and the Peterborough Victoria Northumberland and Clarington Catholic
District School Board are members of the Secondary Plan steering committee. These
staff have been integral to the process, including providing direction on the
technical/background reports and early land use concepts.
Region of Durham – Secondary Plan process preliminary comments
10.3 Staff from the Region of Durham Planning and Economic Development Department
have been active members for all the ongoing Secondary Plans in Clarington. Regional
concerns regarding the timeline of the Secondary Plan were first expressed in
comments on the secondary plan dated July 2021 and later expressed in a letter
submitted to the Director of Planning and Development Services on April 26, 2022. The
Region further solidified this position in a second letter submitted to the Project Lead on
May 4, 2022.
10.4 Following discussions with the Region, staff came to understand that the concerns were
related to ensuring the Land Use Compatibility Study is undertaken to the satisfaction of
the Region, the timing of the Regions ongoing MCR process, as well as the timing for a
recommendation report.
Municipality of Clarington Page 24
Report PDS-029-22
10.5 Given the proximity of the site to numerous potential environmental impacts from
industrial uses, a Land Use Compatibility Study, SLR Consulting (Canada) Ltd., January
25, 2022, was prepared in support of the Secondary Plan. Regional staff have advised
that this report must be peer reviewed. However, the Landowner Group has yet to
agree to either the Firm to be hired to conduct the review, or to pay for the cost of the
Review. Since the Land Use Compatibility Study has not been peer reviewed, the draft
Secondary Plan only reflects the existing report dated January 25, 2022. Any updates
required to the draft Secondary Plan will need to ensure that land use compatibility
matters are addressed following the peer review process. Once the peer review is
completed, the Region will have another opportunity to provide feedback and input on
any updated draft Secondary Plan.
10.6 In addition, the Region has significant transportation-related issues with the western
portion of the Secondary Plan which have not been studied to date. This work will be
completed to the Region’s satisfaction prior to bringing forward a recommendation
report in the future.
10.7 Staff further clarified the expected timeline of the project for the Region. Staff noted that
given summer recess of Council and it being an election year, there was very little
opportunity to come before Council to keep the Secondary Plan process moving
forward. Given this circumstance, Staff expedited the holding of this Statuto ry Public
Meeting. Staff have assured the Region that the intent of holding the Statutory Public
Meeting at this time, was to garner the public and agency feedback on the draft
Secondary Plan and Urban Design Guidelines and allow ample time to work through the
remaining comments and concerns. The recommendation report is anticipated to be
brought forward early in 2023 assuming all key issues have been addressed.
10.9 Clarington and Regional Staff have agreed to work together to ensure that following the
Statutory Public Meeting, Regional concerns are satisfied prior to proceeding with the
recommendation report for the Secondary Plan. Clarington Staff agree with the Region’s
position that the supporting reports be prepared to the agencies’ satisfaction prior to
proceeding.
10.10 Following the Public Meeting and receipt of all outstanding comments, the draft
documents as well as all supporting technical studies will be updated. All of these
documents will be distributed to the agencies for review and comment prior to staff
recommending the Secondary Plan and the Urban Design and Sustainability Guidelines
for Council’s consideration and adoption. The recommendation report will include a
summary of comments received and how they have been addressed
11 Concurrence
Not Applicable.
12 Conclusion
12.1 The purpose of this report is to obtain comments from Council, the public, stakeholders
and commenting agencies on the proposed Secondary Plan. This report also provides
Municipality of Clarington Page 25
Report PDS-029-22
background information and process information leading up to the draft CWEP
Secondary Plan and UDSG and the Public Meeting.
12.2 Staff will continue to process and prepare a subsequent recommendation report. Staff
agrees with the Region and CLOCA that additional work is required in areas such as
land use compatibility, transportation, and management of the potential flooding impacts
from the developments north of the 401.
12.3 Following the Statutory Public Meeting, the draft documents will be further revised as
deemed necessary based on the comments received. Concurrently, the team will begin
preparing the implementing zoning by-law. A recommended version of the Secondary
Plan and Urban Design and Sustainability Guidelines and an implementing Zoning By-
law will be presented to Council in the future.
12.4 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. If and when approved,
the Region 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: Lisa Backus, Acting Manager of Community Planning and Design, 905-623-
3379 extension 2413 or lbackus@clarington.net, Amanda Tapp, Principal Planner, 905-623-
3379 extension 2427 or atapp@clarington.net.
Attachments:
Attachment 1 – Sequence of Events
Attachment 2 – Draft Official Plan Amendment
Attachment 3 – Draft Courtice Waterfront and Energy Park Secondary Plan
Attachment 4 – Draft Schedules
Attachment 5 – Draft Urban Design and Sustainability Guidelines
Attachment 6 – Courtice Municipal Wide Waterfront Park Preliminary Concept Plan
Interested Parties:
List of Interested Parties available from Department.
Attachment 1 to
Report PDS-029-22
Courtice Waterfront and Energy Park Secondary Plan
– Sequence of Events
2018 Event
May 2018 Public Meeting Report and Staff Presentation to receive
Council authorization to initiate the Energy Park Secondary
Plan Update
May 2018 The Municipality of Clarington retained Urban Strategies Inc,
Hemson Consulting and WSP to undertake a review of the
original vision and Secondary Plan for the Energy Park
May 2018 Kick-off Steering Committee Meeting
October 2018 Steering Committee Meeting #2
November 2018 Draft Secondary Plan and Zoning By-law Update presented to
Steering Committee - Steering Committee Meeting #3
December 2018 –
August 2019
Project paused to incorporate Waterfront Lands
2019 Event
September 2019 Courtice Waterfront lands added to Secondary Plan project –
PSD-033-19
November 2019 Steering Committee Meeting #4 (moving forward, these are
joint committee meetings on the Energy Park and Courtice
Waterfront)
November 20/21
and 27/28, 2019
Newspaper Advertisement for Public Information Center #1
December 2019 Public Information Center #1
2020 Event
February 2020 Steering Committee Meeting #5
February 19/20 and
26/27, 2020
Newspaper Advertisement for Public Information Center #2
March 2020 Covid-19 Pandemic was declared
March 2020 Public Information Center #2 (held in person prior to COVID-19
Pandemic)
March – April 2020 Online Public Survey
April 2020 South Courtice Planning Day
July 2020 –
December 2020
Project paused to await landowner studies for the Waterfront
Lands
2021 Event
Attachment 1 to
Report PDS-029-22
April 2021 Steering Committee Meeting #6
July 2021 Steering Committee Meeting #7
October 2021 Presentation to Ontario Tech University
2022 Event
January 31, 2022
(Waterfront Park)
Council directed Staff to report back to Council with a high-
level cost estimate to twin the roadway underpass for the CN
Railway corridor crossing of Courtice Shores Drive.
February 2022 Steering Committee Meeting #8
February 2022
(Waterfront Park)
The Active Transportation and Safe Roads Advisory
Committee made a presentation to Council regarding the
Courtice Waterfront Park
February 2022
(Waterfront Park)
Memo 009-22, “Cost of Courtice Shores Tunnel Drive” was put
forward to Council to achieve the goal of connectivity to the
Courtice Waterfront for active transportation.
February 23/24 and
March 2/3, 2022
Newspaper Advertisement for Public Information Center #3
March 2022 Public Information Center #3
March 2022 Online Public Survey
March 2022
(Waterfront Park)
Council through Report FSD-103-22 approved funding for the
Courtice Waterfront Park Preliminary Design Plan in 2022
April 2022 Joint Steering Committee Meeting #6
April - May 2022
(Waterfront Park)
- Courtice Waterfront Park Preliminary Design Plan
Initiation
- Project Update Meeting #1
- Project Update Meeting #2
- Meetings with Key Stakeholders (CLOCA, Clarington
Emergency Services, Landowners
May 20th, 2022 Material Available Online for Review, including Draft OPA,
Secondary Plan and UDSG
May 20th, 2022 Notice of Statutory Public Meeting
Draft OPA, Secondary Plan and UDSG Mailed Out
Secondary Plan and UDSG Posted to Project Webpage
May 24th, 2022 Notice of Statutory Public Meeting
Draft OPA, Secondary Plan and UDSG E-mailed out
Draft OPA Posted to Project Webpage
May 24th, 2022 Request for Comments sent to Commenting Agencies
June 1/2 and 8/9,
2022
Newspaper Advertisement for Statutory Public Meeting
June 10th, 2022 Staff Report and Public Meeting Presentation Available
Attachment 1 to
Report PDS-029-22
June 13th, 2022 Statutory Public Meeting for Courtice Waterfront and Energy
Park Secondary Plan
June 13th, 2022
(Waterfront Park)
Presentation by Urban Strategies and MBTW staff to present
the preliminary Municipal-Wide Park Plan
Summer 2022
(Waterfront Park)
Public Circulation of Preliminary Courtice Waterfront Park
Preliminary Design Plan for comments
TBD
(Waterfront Park)
Recommendation for Municipal-Wide Courtice Waterfront Park
Plan (including costing and phasing)
TBD Recommendation Report and Recommended OPA, Secondary
Plan, and UDSG
TBD Draft Implementing Zoning By-Law
Amendment No 131
to the Clarington Official Plan
Purpose: The purpose of this Amendment is to create a planning framework
that will guide and facilitate the development of a complete
community consisting of employment, business, living and recreation
opportunities in the Courtice Waterfront and Energy Park Secondary
Plan area, a largely undeveloped area.
This initiative supports the Official Plan objectives to promote higher-
density, energy-related employment uses within the Energy Park and
a mix of residential, commercial and recreational uses, including a
new municipal-wide park, on the Courtice waterfront.
Location: This Amendment applies to a 209-hectare area between Darlington
Provincial Park to the west and Crago Road to the east, south of
Highway 401. The subject lands are entirely within the Courtice
urban area boundary and located at the south and west edge of the
Municipality of Clarington.
Basis: The Municipality began planning the Clarington Energy Business
Park in 2004, adopting a Secondary Plan for the ‘Park’ the following
year. Development of the park, expected to be catalyzed by the
planned refurbishment of the Darlington Nuclear Station, did not
subsequently result, and since then the context for the park’s
development has changed. Clarington has grown significantly,
Highway 418 has been completed, and plans to extend GO transit to
Bowmanville, with a station in Courtice, have advanced. Recently,
Ontario Power Generation announced it is relocating its headquarters
and 2,000 employees to the Energy Park, and there is increasing
demand for serviced employment land in the region.
In light of the evolving planning context in South Courtice, the
Municipality recognized the need to review and update the Energy
Park and to plan the broader Courtice waterfront. While reinforcing
the vision for the Energy Park, the Municipality wanted to ensure land
use policies responded to the needs of employers in energy-related
industries. In 2018, the Municipality initiated an update to the Energy
Park Secondary Plan. In 2019, the plan area was expanded west to
Darlington Park and south to Lake Ontario. The Municipality has long
recognized the future value of the waterfront as a public amenity by
identifying the location and size of a municipal-wide park. A study to
plan the broader waterfront provided an opportunity to clarify the
vision for the park and how it should be connected to the growing
Courtice community with infrastructure and land uses on adjacent
lands.
Attachment 2 to
Report PDS-029-22
Page 2
This Secondary Plan is based on extensive technical study and
public engagement. It incorporates recommendations of the
Robinson Creek and Tooley Creek Subwatershed Study and has
been informed by a Land Use and Urban Design Analysis, a
Functional Servicing Study and a Transportation Impact Assessment.
Given the proximity of the Darlington Nuclear Station, the Courtice
Water Pollution Control Plant and the Durham Energy Centre, a Land
Use Compatibility Study was also completed. An open-house-style
Public Information Centre was held in December 2019, a public
Waterfront Visioning Workshop was held in March 2020, and a virtual
Public Information Centre took place in March 2022. A project web
page was also created to provide access to relevant documents,
announce consultation events and invite feedback.
Actual
Amendment:
Unless otherwise indicated, in the Amendment, newly added text is
shown with underlining, and deleted text is shown with a strike-
through.
1. Existing Clarington Official Plan is hereby amended as follows:
All Clarington Official Plan policies that reference the “Energy
Business Park” will be amended appropriately to reference the
Courtice Waterfront and Energy Park Secondary Plan.
2. Existing Clarington Official Plan, Map A, is hereby amended as
follows:
Map A2 Land Use Courtice Urban Area is amended by revising the
boundaries of the Municipal Wide Park in accordance with the
Secondary Plan and re-designating the lands immediately north of
the park, to Highway 401, from ‘Waterfront Greenway’ to ‘Urban
Residential’ as shown on Exhibit 1 attached hereto and forming part
of this Amendment.
3. Existing Clarington Official Plan, Map J, is hereby amended as
follows:
Map J2 Transportation Network Roads and Transit Courtice Urban
Area is amended to include the Collector Road identified in the
Courtice Waterfront and Energy Park Secondary Plan as shown on
Exhibit 2 attached hereto and forming part of this Amendment.
Page 3
4. Existing Part Six, Section 3 “General Policies for Secondary Plans” is
hereby amended as follows:
“3. Secondary Plans have been prepared for the following areas:
a) Bowmanville East Town Centre;
b) Bowmanville West Town Centre;
c) Courtice Main Street;
d) Newcastle Village Main Central Area;
e) Port Darlington Neighbourhood;
f) Bayview;
g) Clarington Energy Business Park; Courtice Waterfront and
Energy Park;
h) Brookhill Neighbourhood;
i) Clarington Technology Business Park;
j) Foster Northwest; and
k) Southeast Courtice.”
5. Existing Part Six Secondary Plans is amended by deleting the
‘Clarington Energy Business Park Secondary Plan’ in its entirety and
replacing it with the Courtice Waterfront and Energy Park Secondary
Plan as follows:
Courtice Waterfront and Energy
Park Secondary Plan
Draft for Review
June 2022
March 2020
Attachment 3 to
Report PDS-029-22
Courtice Waterfront and Energy Park Secondary Plan – Draft for Review
Page 2 of 44
Table of Contents
1 INTRODUCTION .............................................................................................................................. 4
2 PLAN FOUNDATIONS ...................................................................................................................... 5
VISION .......................................................................................................................................... 5
PRINCIPLES AND OBJECTIVES .............................................................................................................. 5
COMMUNITY STRUCTURE .................................................................................................................. 8
3 THE ENVIRONMENT, ENERGY AND WATER ..................................................................................... 9
OBJECTIVES .................................................................................................................................... 9
ENVIRONMENTAL PROTECTION AREAS AND NATURAL FEATURES .............................................................. 10
GREEN DEVELOPMENT .................................................................................................................... 13
STORMWATER MANAGEMENT .......................................................................................................... 14
4 CULTURAL HERITAGE .................................................................................................................... 16
OBJECTIVES .................................................................................................................................. 16
POLICIES ...................................................................................................................................... 16
5 STREET NETWORK AND MOBILITY ................................................................................................ 17
OBJECTIVES .................................................................................................................................. 17
GENERAL POLICIES ......................................................................................................................... 17
COLLECTOR ROADS ........................................................................................................................ 19
KEY LOCAL ROADS ......................................................................................................................... 20
NEIGHBOURHOOD LOCAL ROADS ...................................................................................................... 21
ENERGY PARK LOCAL ROADS ............................................................................................................ 22
REAR LANES ................................................................................................................................. 23
SITE ACCESS AND PARKING .............................................................................................................. 24
6 LAND USE AND BUILT FORM ......................................................................................................... 24
OBJECTIVES .................................................................................................................................. 24
GENERAL POLICIES ......................................................................................................................... 25
LOW DENSITY RESIDENTIAL .............................................................................................................. 26
MEDIUM DENSITY RESIDENTIAL – WATERFRONT .................................................................................. 27
MIXED USE – MAIN STREET AREA ..................................................................................................... 27
MIXED USE – NEIGHBOURHOOD AREA ............................................................................................... 28
2.1
2 .2
2.3
3.1
3.2
3.3
3.4
4 .1
4.2
5.1
5.2
5.3
5.4
5.5
5.6
5.7
5.8
6.1
6.2
6 .3
6 .4
6 .5
6 .6
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GATEWAY COMMERCIAL AREA ......................................................................................................... 29
PRESTIGE EMPLOYMENT AREA .......................................................................................................... 30
GENERAL EMPLOYMENT AREA .......................................................................................................... 30
COURTICE WATERFRONT PARK ......................................................................................................... 31
ENVIRONMENTAL PROTECTION AREA ................................................................................................. 31
WATERFRONT GREENWAY ............................................................................................................... 32
UTILITIES ..................................................................................................................................... 32
URBAN DESIGN ............................................................................................................................. 33
7 HOUSING ..................................................................................................................................... 36
OBJECTIVES .................................................................................................................................. 36
POLICIES ...................................................................................................................................... 37
8 PARKS AND OPEN SPACE .............................................................................................................. 38
OBJECTIVES .................................................................................................................................. 38
GENERAL POLICIES ......................................................................................................................... 39
COURTICE WATERFRONT PARK AND WATERFRONT GREENWAY ............................................................... 39
TRAILS......................................................................................................................................... 40
9 IMPLEMENTATION ....................................................................................................................... 41
OBJECTIVES .................................................................................................................................. 41
POLICIES ...................................................................................................................................... 41
10 INTERPRETATION ....................................................................................................................... 44
POLICIES ...................................................................................................................................... 44
SCHEDULES AND APPENDICES
Schedule A – Land Use
Schedule B – Road Classification
Schedule C – Open Space Network
Schedule D – Demonstration Plan
Appendix A – Courtice Waterfront and Energy Park Urban Design and Sustainability Guidelines
6.7
6 .8
6.9
6 .10
6.11
6.12
6.13
6.14
7.1
7 .2
8.1
8.2
8 .3
8.4
9.1
9.2
10.1
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1 Introduction
The Courtice Waterfront and Energy Park Secondary Plan Area is generally bounded by
Darlington Provincial Park to the west, Crago Road to the east, Darlington Park Road
and Megawatt Drive to the north, and Lake Ontario to the south. The Secondary Plan
Area is approximately 290 hectares in size, and is divided into the West Waterfront,
East Waterfront, and Energy Park (see Figure X [to be inserted following June 13 public
meeting]).
The West Waterfront is bound by Darlington Provincial Park to the west, Darlington
Park Road to the north, Courtice Shores Drive to the east, and Lake Ontario to the
south. The East Waterfront is bound by Courtice Shores Drive to the west, Crago Road
to the east, the CN rail corridor to the north, and Lake Ontario to the south. The Energy
Park is bound by Megawatt Drive to the north, Crago Road to the east, Courtice Road to
the west, and the CN rail corridor to the south. Although these three areas have distinct
contexts and existing land uses, they have been planned comprehensively as one
Secondary Plan Area. The future population for area will be approximately 2,400
residents and approximately 1,000 units. The future number of jobs will be
approximately 5,600.
A Secondary Plan for the Clarington Energy Business Park was first developed in 2004 in
response to expected economic development opportunities linked to refurbishment of
the Darlington Nuclear Generating Station, east of the Energy Park. In 2018, the
Municipality of Clarington commenced a review of the Secondary Plan to identify a
renewed vision and updated policy framework for the Energy Park. In 2019, the study
area was expanded to include the broader Courtice Waterfront. The Municipality’s
intention is to make the Courtice Waterfront a destination with a mix of uses and
amenities that complement the Energy Park.
The Secondary Plan Area currently comprises agricultural lands, significant
environmental features, regional infrastructure and a mix of employment uses. Ontario
Power Generation (OPG) announced in 2019 that they will be relocating their
headquarters to the Energy Park, on the site of the Darlington Energy Complex. The
project is anticipated to bring approximately 2,000 jobs to the park and attract
additional jobs. The Courtice Water Pollution Control Plant is located immediately
south of the Energy Park, in the East Waterfront.
The purpose of this Secondary Plan is to establish goals and policies to guide
comprehensive development and strategic planning within the largely undeveloped
-
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Courtice Waterfront and Energy Park, as it is implemented through subdivision, zoning
and site plan control. The Urban Design and Sustainability Guidelines included in
Appendix A 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.
Vision
The Courtice Waterfront and Energy Park are intended to evolve as multiple
complementary places that provide employment, business, living and recreation
opportunities for Clarington and Durham Region against the backdrops of Lake Ontario
and Tooley Creek. The development of office, industrial and commercial uses, diverse
forms of housing, public open spaces, and supportive infrastructure will extend the
Courtice community to Lake Ontario. The vision includes three distinct and connected
components:
• The Energy Park will accommodate and support existing and planned energy-
related office and industrial uses. The high visibility and access to Highway 401 will
provide an opportunity for well-designed buildings and landscapes that
demonstrate environmental sustainability, promoting the Energy Park as a unique
place for investment and job growth.
• The West Waterfront will feature a variety of low-rise and mid-rise housing,
including affordable housing, centred on a pedestrian-oriented main street.
Restaurants, shops and potentially a hotel will draw visitors and Energy Park
employees to the area.
• The Courtice Waterfront Park and broader open space system will protect
significant natural features, provide public access to and along Lake Ontario, and
accommodate a range of recreation and cultural activities year-round. The park will
be designed and programmed to serve all residents of Clarington.
Principles and Objectives
The Courtice Waterfront and Energy Park Secondary Plan is based on the following
seven principles, each of which is supported by a set of objectives for the area.
2.1
2.2
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Promote economic development and diversification
Accommodate approximately 5,600 jobs in the Secondary Plan area.
Establish the Courtice Waterfront as a regional tourist destination.
Encourage and accommodate small-scale retail, restaurant and service
businesses in the area.
Facilitate development through coordinated and timely infrastructure
investments.
Support a high quality of life for residents of Clarington and the Courtice
waterfront
Accommodate a diverse population of approximately 2,400 persons.
Provide a range of housing types and tenures.
Integrate affordable housing opportunities.
Establish a signature, multi-purpose waterfront park serving all residents
of Clarington.
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
by all modes of travel.
Ensure compatibility among land uses and building types.
Conserve, enhance and value significant natural features
Ensure development and human activity does not have adverse impacts
on natural heritage and hydrologically sensitive features, and their
ecological functions.
Enhance the network of natural features and significantly increase the
tree canopy through the landscaping of open spaces, streetscapes and
stormwater management facilities.
Ensure that significant natural features are highly visible and contribute
to the character of the neighbourhood.
Provide safe access to the Lake Ontario shoreline and protect views and
vistas to the lake.
Mitigate potential adverse impacts from development on Darlington
Provincial Park.
2.2.1
2.2.2
2.2 .3
a)
b)
c)
d)
a)
b)
c)
d)
e)
f)
g)
a)
b)
c)
d)
e)
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Promote environmental sustainability, energy efficiency and resilience
Ensure the Secondary Plan Area is developed on the basis of full
municipal sanitary sewer, storm sewer and water services.
Design buildings, infrastructure and open spaces 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 and district energy
systems.
Contribute to a net-zero Clarington over time.
Connect the Secondary Plan Area to the broader community and region by all
modes of travel
Establish new or improved road and active transportation connections to
existing and planned destinations north and south of the CN rail corridor,
east and west of Tooley Creek, and along the Lake Ontario waterfront.
Establish inviting, comfortable transit stops and 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 Courtice Waterfront, linked to the
Waterfront Trail and broader municipal trail network.
Establish a direct connection for pedestrians and cyclists between the
Courtice GO Station and the waterfront.
Create distinct, memorable places that reflect the area’s natural and cultural
heritage and the community’s values
Conserve, reuse and integrate culturally significant historic buildings and
their immediate landscapes.
Assess, recover and protect Indigenous and Euro-Canadian archeological
resources.
Ensure the Courtice Waterfront Park offers a range of facilities and
experiences and is well used year-round.
Interpret the area’s cultural heritage and integrate public art in the
design of the Courtice Waterfront Park and broader public realm.
Attract a range of commercial businesses in a main street setting that
complement the Courtice Waterfront Park and attract visitors.
2.2.4
a)
b)
c)
d)
e)
2.2 .5
a)
b)
c)
d)
2.2.6
a)
b)
c)
d)
e)
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Achieve a high standard of architecture, landscape architecture and
urban design across the Secondary Plan area.
Develop the Courtice Waterfront and Energy Park in an orderly, coordinated
and cohesive fashion
Ensure roads and municipal services required for any part of the
neighbourhood are in place and operative prior to or coincident with
development.
Ensure development proceeds based on the sequential extension of
municipal services.
Ensure each phase of development is contiguous to a previous phase.
Ensure lot patterns are rational and efficient to achieve adequately sized
lots and well-defined street frontages and discourage remnant parcels.
Community Structure
The vision, principles and objectives for the Courtice Waterfront and Energy Park
are supported by a community structure comprised of the following, as reflected in
Schedule A:
Environmental Protection Areas and Waterfront Greenways: Environmental
Protection Areas along the Tooley Creek and Lake Ontario form a key
component of a future open space system that will support critical
environmental functions, establish the setting for development, and be an
amenity for local residents and workers and people from across the region.
Waterfront Greenway lands will be a major component of the system,
protecting and linking natural areas.
Street Network: Special collector streets, each with their own character, will
facilitate movement to and through the area. They will provide the
framework for a grid-like network of local roads serving development and
supporting walkable places in the West Waterfront and the Energy Park.
Courtice Waterfront Park: The area will be anchored by a new 18-hectare,
municipal-wide park. The park will be designed to serve local residents,
Energy Park employees and the broader Clarington community, and act as a
regional destination with a range of facilities and access to Lake Ontario.
Low-Density and Medium-Density Residential Areas: A neighbourhood of
mostly low-rise homes is planned in the West Waterfront. Detached, semi-
detached and town houses on a grid of local streets will be the predominant
2.2.7
2.3
2.3.1
2.3.2
2.3.3
2.3.4
f)
a)
b)
c)
d)
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types of housing, with opportunities for apartment buildings up to four
storeys overlooking the Courtice Waterfront Park.
Mixed Use - Main Street: The West Waterfront neighbourhood will be
centred on a traditional main street with small-scale commercial amenities in
mixed-use buildings. The character and uses along the Waterfront Main
Street are expected to complement the neighbourhood and other waterfront
attractions, drawing visitors from across the region.
Mixed Use – Neighbourhood Area: East of the Waterfront Main Street will be
an area for medium-density housing from three to six storeys. This is also a
suitable location for a hotel and unique destination commercial uses that
require large sites or would benefit from overlooking the Courtice
Waterfront Park and Tooley Creek.
Gateway Commercial Area: North of the CN rail corridor, in the West
Waterfront, are lands suitable for a variety of commercial uses serving the
Energy Park, local residents and the travelling public. Development will be
oriented to the Waterfront Main Street to frame the primary entrance to the
Courtice Waterfront.
Prestige Employment and General Employment Areas: Energy Park will
comprise areas for prestige employment uses and general employment uses.
The former area will permit office, research and development and other
higher-density employment uses with high design standards for their
buildings and landscapes, as well as ancillary commercial uses and other
amenities for employees. The latter area will permit light industrial uses,
including warehouses and distribution facilities and those that require
outside storage. Businesses in the energy and environment sectors, and
which incorporate best practices in sustainability, will be encouraged
throughout the park.
3 The Environment, Energy and Water
Objectives
Ensure development and human activity does not have adverse impacts
on natural heritage and hydrologically sensitive features, and their
ecological functions.
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.
2.3.5
2.3.6
2.3.7
2.3.8
3.1
a)
b)
c)
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Ensure significant natural features are highly visible and contribute to the
character of the waterfront.
Enhance and strengthen connections between natural heritage features,
particularly through the creation of new east-west natural heritage
connections.
Significantly increase the tree canopy throughout the Secondary Plan
area and support woodland coverage targets for the subwatershed.
Design buildings, infrastructure and the Courtice Waterfront Park to high
standards for energy and water conservation.
Design buildings, infrastructure and all open spaces to mitigate the
impacts of severe storms, flooding and droughts.
Integrate opportunities for renewable energy in the design of all
development.
Design for a low-carbon community.
Environmental Protection Areas and Natural Features
Natural heritage features and environmentally sensitive areas in the
Secondary Plan area are identified as Environmental Protection Areas on
Schedules A and C of this Secondary Plan.
There may be additional environmentally sensitive terrestrial features and
areas, natural heritage features, hydrologically sensitive features and areas,
flooding hazards, and erosion hazards which, due to inadequate information
or the nature of the feature, area or hazard, are not shown on Schedules A or
C of this Secondary Plan. These features are also important to the integrity of
the natural heritage system and/or public safety and may be identified on a
site-by-site basis for protection and/or conservation through the review of a
development applications and their supporting studies, as well as other
projects, including work related to new infrastructure, roads and servicing.
All development shall adhere to the policies of the Clarington Official Plan as
it pertains to the policy areas of the natural heritage system in Section 3.4,
the Watershed and Subwatershed Plans policies in Section 3.5, the Hazards
policies in Section 3.7 and the Environmental Protection Areas policies in
Section 14.4.
In addition to policy 3.2.3, the Robinson Creek and Tooley Creek
Subwatershed Study (Subwatershed Study) shall form the basis for any study
undertaken regarding the natural heritage system. More detailed studies
may refine on a site by site basis the recommendations from the
3.2
3.2.1
3.2.2
3.2.3
3.2.4
d)
e)
f)
g)
h)
i)
j)
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Subwatershed Study; however, the study must address the matters raised by
the Subwatershed Study, including linkages.
For those properties not assessed for Headwater Drainage Features in the
Subwatershed Study or where agricultural fields have gone fallow,
Headwater Drainage Feature Assessments may be required prior to any
development in order to accurately assess hydrologic functions of these
features.
A trail system shall be designed and built that connects the Secondary Plan
area to the Lake Ontario shoreline and the Tooley Creek lands, while
protecting and enhancing the natural features and functions of these areas.
The trail system may include pathways, pedestrian bridges, lookouts and
seating areas, to the satisfaction of the Conservation Authority and the
Municipality. Trails identified on Schedule C shall be assessed as part of an
Environmental Impact Study undertaken on adjacent lands, including but not
limited to the Courtice Waterfront Park.
Where an Environmental Impact Study or other site-specific study required
as part of development proposals within 120 metres of a natural heritage
feature or where updated information from the Province or Conservation
Authority results in refinements to the boundaries of the natural heritage
feature or its related vegetation protection zone, such refinements shall not
require an amendment to the Clarington Official Plan or this 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 feature.
Proponents will be required to revegetate the vegetation protection zone
with self-sustaining, native plant materials, in keeping with the
Environmental Impact Study recommendations.
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.
3.2.5
3.2.6
3.2.7
3.2.8
3.2.9
3.2.10
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Unauthorized removals of natural heritage features will be required to be
replaced the satisfaction of the Conservation Authority and the Municipality.
The preservation of mature trees within and outside of the Environmental
Protection Area designation is strongly encouraged in order to fully derive
benefits relating to microclimate, wildlife habitats, 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.
All private development shall contribute to the woodland cover target for the
watershed in keeping with the outcome of the Robinson Creek and Tooley
Creek Subwatershed Study and in accordance with Environment Canada’s
target for woodland cover.
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 non-invasive, tolerant of expected conditions and where possible of the
largest size and maturity that the planting location permits. New tree
planting zones shall contain sufficient soil volume to support the healthy
growth of trees to maturity.
Consultation is required with the Municipality prior to the removal of any
trees, shrubs and/or features. Where trees, shrubs and/or features are
destroyed or harvested pre-maturely prior to Municipal approval,
compensation should occur on site and will be calculated at a 3:1 ratio.
The Subwatershed Study referenced in Policy 3.2.4 also identifies “Low
Constraint Areas”, comprising features in which development intrusion is not
restricted by existing policies and regulations. It is encouraged that these
features be incorporated into site-level plans where possible to avoid net loss
of natural cover.
The Subwatershed Study referenced in Policy 3.2.4 identifies and assesses 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, in consultation with the Conservation Authority:
Maintain, relocate on site and/or enhance the drainage feature and its
riparian corridor;
If catchment drainage will be removed due to diversion of stormwater
3.2.11
3.2.12
3.2.13
3.2.14
3.2.1 5
3.2.16
a)
b)
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flows, restore lost functions through enhanced lot level controls as
feasible;
Maintain or replace on‐site flows using mitigation measures and/or
wetland creation, if necessary;
Maintain or replace external flows to the extent feasible; and
Use natural channel design techniques to maintain or enhance the overall
productivity of the reach.
Headwater Drainage Features that have been relocated and the associated
riparian corridors established by permissions in policy 3.2.16 shall be
considered to be designated Environmental Protection Area and shall be
zoned appropriately to prohibit development.
Green Development
In accordance with Clarington Official Plan Policy 5.6.5, development
applications will be required to include a Sustainability Report that indicates
how the development meets the sustainable development policies and
objectives contained within the Clarington Official Plan and this Secondary
Plan.
All development shall be encouraged to meet high standards for energy
efficiency and sustainability in building design and construction. The use of
energy efficient lighting and appliances, passive building standards and high-
performance building envelopes shall be encouraged to reduce the amount
of energy required to heat and cool buildings.
All development shall be encouraged to incorporate energy and water
conservation measures, including consideration for renewable and/or
alternative energy systems, such as solar panels. Individual buildings shall be
encouraged to accommodate solar panels, a green roof or high albedo
surfaces, or a combination of these.
Landscape design should maximize infiltration through “soft” landscape
features and include hardy, native plantings and trees that provide shade.
All development will be encouraged to meet high standards for the use of
Low Impact Development strategies and minimize impermeable surfaces, to
aid in stormwater infiltration.
Should the Municipality or other public entity initiate a district energy (DE)
system for the Secondary Plan area, development shall be encouraged to
utilize the system and may be required to be DE-ready.
3.2.17
3.3
3.3.1
3.3.2
3.3.3
3.3.4
3.3.5
3.3.6
c}
d)
e)
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Stormwater Management
Stormwater management ponds and their associated open spaces shall
generally be located in accordance with Schedules A and C of this Secondary
Plan.
Stormwater management facilities, such as ponds and Low Impact
Development features, 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 Subwatershed Study
and the policies of Section 20 of the Clarington Official Plan. Such facilities
shall not be located within natural heritage features, Environmental
Protection Areas or the Courtice Waterfront Park.
Any lands identified for stormwater management not required for such
facilities may be used for uses permitted in adjacent land use designations
without amendment to this Secondary 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 another subwatershed.
Stormwater management facilities shall include the installation of naturalized
landscaping and accommodate trails and seating areas where appropriate.
Proposed stormwater management quality, quantity, erosion control and
water balance for ground water and natural systems may be assessed during
the development approval process to determine the impact on the natural
heritage system and environmental features.
The submission of the following plans and reports shall be required to
determine the impact of stormwater quality/quantity, erosion and water
balance of the proposed development. All reports shall be prepared in
accordance with the Robinson Creek and Tooley Creek Subwatershed Study,
including:
Stormwater Management Report and Plan;
Erosion and Sediment Control Plan;
Servicing Plans;
Grading Plans;
Geotechnical reports;
Hydrogeologic reports; and
3.4
3.4.1
3.4.2
3.4.3
3.4.4
3.4.5
3.4.6
3.4.7
a)
b)
c)
d)
e)
f)
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Other technical reports as deemed necessary.
The Stormwater Management Report and Plan identified in Policy 3.4.7 shall
explore and consider the feasibility of and opportunities to implement such
Low Impact Development measures as:
Permeable hardscaping;
Bioretention areas;
Exfiltration systems;
Bioswales and infiltration trenches;
Third pipe systems;
Vegetation filter strips;
Green roofs (multi-unit buildings);
Rainwater harvesting; and
Other potential measures.
Stormwater management plans shall demonstrate how the water balance
target set in the Robinson Creek and Tooley Creek Subwatershed Study is
achieved.
Stormwater management for all development shall be undertaken on a
volume control basis and shall demonstrate the maintenance of recharge
rates, flow paths and water quality to the greatest extent possible. Peak flow
control and the maintenance of pre-development water balance shall be
demonstrated.
High Volume Recharge Areas shall maintain a pre-development water
balance.
Development of all detached, semi-detached and townhouse dwellings shall
demonstrate the use of an adequate volume of amended topsoil or
equivalent system to improve surface porosity and permeability over all turf
and landscaped areas beyond three metres of a building foundation and
beyond tree protection areas.
The establishment of new flood control facilities to accommodate
development within this Secondary Plan are not encouraged and will only be
considered once all other reasonable alternatives have been fully exhausted
in accordance with the Robinson Creek and Tooley Creek Subwatershed
Study or an update or addenda to that study. Other alternatives to flood
g)
3.4.8
a)
b)
c)
d)
e)
f)
g)
h)
i)
3.4.9
3.4.10
3.4.1 1
3 .4.1 2
3 .4.13
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control facilities could include infrastructure improvements such as relief
culverts, road crossings or land acquisition.
4 Cultural Heritage
Objectives
Conserve and adaptively reuse culturally significant historic buildings and
their immediate landscapes.
Assess, recover and protect Indigenous and Euro-Canadian
archaeological resources.
Interpret the area’s cultural heritage within the public realm.
Policies
The conservation and enhancement of significant cultural heritage resources
shall be consistent with the policies of Section 8 in the Clarington Official Plan
and all relevant Provincial legislation and policy directives.
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 Clarington’s Cultural Heritage Resource 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.
4 .1
a)
b)
c)
4 .2
4.2.1
4.2.2
4.2.3
4.2.4
4.2.5
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5 Street Network and Mobility
Objectives
Establish a road network that provides a rational and flexible framework
for development.
Establish new and improved road and active transportation connections
between developed and planned areas of Courtice to the north and the
Secondary Plan area and between the West Waterfront, East Waterfront
and Energy Park. These new and improved connections will include
grade-separated connections across Highway 401, and connections
across the CN rail corridor.
Provide a multi-modal transportation network that encourages walking,
cycling and public transit use while accommodating cars and trucks
efficiently.
Establish an interconnected network of trails and other active
transportation facilities throughout the Secondary Plan area, linked to the
broader municipal network and the Waterfront Trail.
Allow for the future establishment of transit stops throughout the
Secondary Plan area.
General 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. Schedule B identifies the
road classification and active transportation facilities network planned for the
area.
Development will be structured by an interconnected and grid-like network
of streets that facilitate direct pedestrian, cyclist and vehicular movement
throughout the Secondary Plan area.
Development will be structured to provide a pedestrian oriented community
by integrating pedestrian linkages and multi-use pathways to supplement the
grid-like network of streets. See Section 8.4 for policies regarding the trail
network.
Utilities shall be located below grade in the street right-of way, or in
easements, where required. For ease of access and maintenance, shared
utility trenches are encouraged. This policy does not apply to Courtice Shores
Drive and the Waterfront Road.
5 .1
a)
b)
c)
d)
e)
5 .2
5.2 .1
5.2.2
5.2.3
5.2.4
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Within areas designated Low Density Residential and Medium Density
Residential – Waterfront, all owners of private properties fronting the public
right-of-way are encouraged to provide trees within the landscaped open
space area in their front yard setback.
Crosswalks at intersections shall be well marked. Raised crosswalks or
tabletop intersections shall be considered.
Within the West Waterfront, where the length of a block exceeds 250
metres, a landscaped mid-block pedestrian connection shall be provided to
enhance the pedestrian permeability of the area, the efficiency and variety of
pedestrian routes, and access to transit. Mid-block pedestrian connections
should have a minimum width that accommodates a multi-use path with
landscaping on both sides to provide a buffer to any adjacent private spaces.
On-street parking will be encouraged at appropriate locations on all Key Local
Roads and other Local Roads in order to provide for anticipated parking
needs and to assist in calming traffic movement and thereby enhancing
pedestrian safety.
The Municipality, the Regional Municipality of Durham and GO Transit will
work cooperatively to develop a long-term public transit strategy for the
Energy Park.
At the discretion of the Director of Planning Services, applications for
developments in the Energy Park may require a Transportation Demand
Management (TDM) Plan. The intent of the TDM Plan shall be to implement
and promote measures to reduce the use of low-occupancy automobiles for
trips and to increase transit use, cycling and walking. The requirements for a
TDM Plan are outlined in the Clarington Official Plan.
The alignment and intersection configurations of the Energy Drive extension,
Megawatt Drive and Crago Road are conceptually shown on Map A, but are
subject to further study in coordination with development proposals on
neighbouring lands. The alignment of segments of these roads as they
approach their intersection may be modified without amendment to this
Plan.
A pedestrian-friendly roundabout may be considered at the intersection of
Energy Drive and Courtice Road. Roundabouts shall have special landscaping
features.
5.2.5
5.2.6
5.2.7
5.2.8
5.2 .9
5.2.10
5.2.11
5.2.12
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Arterial Roads
Energy Drive, which is under municipal jurisdiction, is the only Arterial Road
within the Secondary Plan area. It shall be a Type C Arterial Road with a
public right-of-way width of 30 metres. It will continue to provide the main
entry to the Energy Park and a primary address for development.
Applications for development fronting Energy Drive may be required to
provide an Access Management Plan, depending on the land use and
intended operations.
Energy Drive will generally be designed in accordance with the requirements
set out in Appendix C, Table C-2 of the Clarington Official Plan and consistent
with the Courtice Waterfront and Energy Park Urban Design and
Sustainability Guidelines (Appendix A to this Secondary Plan). Arterial Roads
shall include the following elements:
A minimum of two through lanes shall be provided, with the potential for
turning lanes at junctions and intersections;
The north side of Energy Drive will incorporate a multi-use trail as the
primary active transportation route through the Energy Park;
A sidewalk shall be provided on the south side of the right-of-way set
back from the curb or otherwise buffered from active lanes of traffic;
Planting and furnishing zones are encouraged on both sides of the right-
of-way;
Appropriate lighting is encouraged to be provided to contribute to the
safe function of the roadway as well as the safe and appropriate lighting
of the pedestrian realm; and
Lighting shall be downcast to reduce light pollution.
Where feasible, circulation should be designed to direct truck traffic away
from Energy Drive and onto other public roads.
Collector Roads
The Waterfront Main Street and Darlington Park Road shall be Collector
Roads with a public right-of-way width of 23 metres.
The Waterfront Main Street shall be designed in accordance with the road
classification criteria in Appendix C, Table C-2 of the Clarington Official Plan
and include the following design standards:
Boulevards with a dimension of approximately 6.5 metres shall be
5.3
5.3.1
5.3.2
a)
b)
c)
d)
e)
f)
5.3.3
5.4
5.4.1
5.4.2
g)
Courtice Waterfront and Energy Park Secondary Plan – Draft for Review
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provided on both sides of the street. These boulevards shall contain a
sidewalk and planting and furnishing zone that provide space for street
trees on both sides of the street;
On-street parking shall be available on either side of the right-of-way
within lay-by spaces that alternate with the planting and furnishing zone;
and
The Waterfront Main Street shall contain a roadway with a dimension of
approximately 10 metres. The roadway shall contain on-street bike lanes
on both sides and one travel lane in each direction with laneway widths
sufficient to accommodate public transit and/or shuttle buses.
Darlington Park Road shall be designed in accordance with the road
classification criteria in Appendix C, Table C-2 of the Clarington Official Plan.
Key Local Roads
Four Key Local Roads are identified on Schedule B. These Key Local Roads are
intended to have a special character based on their prominence, adjacent
land uses and importance for circulation within the Secondary Plan area. The
precise location of new Key Local Roads shall be determined through Plans of
Subdivision. Changes to their alignment that reduce the area of the Courtice
Waterfront Park will require an amendment to this Secondary Plan.
Key Local Roads shall feature a right-of-way width of 20 metres, except as
noted in policy 5.5.4, and shall contain sidewalks/multi-use paths and a
planting and furnishing zone on both sides to enhance the tree canopy and
reinforce the Secondary Plan area’s pedestrian network and green character.
Sidewalks shall be separated from travel lanes by the planting and furnishing
zone.
Key Local Roads shall be designed in accordance with the road classification
criteria in Appendix C, Table C-2 of the Clarington Official Plan and include
the following design standards set out in policies 5.5.4 through 5.5.7.
The Parkside Road shall be designed in accordance with the following design
standards:
Parkside Road shall have a right-of-way width of 15 metres;
A north boulevard with a dimension of approximately 5.75 metres and a
south boulevard with a dimension of approximately 0.75 metres shall be
provided. The north boulevard shall contain a sidewalk and planting and
furnishing zone that provide space for street trees;
The Parkside Road shall contain a roadway with a dimension of
5.4.3
5.5
5.5.1
5.5.2
5.5.3
5.5.4
h)
i)
a)
b)
c)
Courtice Waterfront and Energy Park Secondary Plan – Draft for Review
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approximately 8.5 metres to support traffic calming and pedestrian
safety, with one travel lane in each direction.
The Waterfront Road shall be designed in accordance with the following
design standards:
Boulevards with a dimension of with a minimum width of approximately
4.75 metres shall be provided on both sides of the street. These
boulevards shall contain sidewalks and planting and furnishing zones; and
The Waterfront Road shall contain a roadway with a dimension of
approximately 10.5 metres to support traffic calming and pedestrian
safety, with one travel lane in each direction and a median planting zone
with a dimension sufficient to accommodate street trees and be replaced
with a turning lane at intersections.
Courtice Shores Drive shall be designed in accordance with the following
design standards:
Boulevards with a dimension of 5 to 7 metres shall be provided on both
sides of the street, with this dimension varying to accommodate existing
conditions including sensitive areas within lands designated as
Environmental Protection Areas and Waterfront Greenways. These
boulevards shall contain a sidewalk and planting and furnishing zone; and
Courtice Shores Drive shall contain a roadway with a dimension of
approximately 8 metres, with one travel lane in each direction with
laneway widths sufficient to accommodate public transit and/or shuttle
buses.
All Key Local Roads shall be designed in accordance with the following design
standards:
Appropriate lighting is encouraged to be provided to contribute to the
safe function of the roadway as well as the safe and appropriate lighting
of the pedestrian realm; and
Lighting shall be downcast to reduce light pollution.
Neighbourhood Local Roads
Development in the West Waterfront shall provide new Neighbourhood Local
Roads in accordance with the policies of this Secondary Plan. Local Roads
should feature sidewalks and street trees on both sides to enhance the tree
canopy and reinforce the area’s green character. New Neighbourhood Local
Roads and existing Local Roads that do not meet the policies of this
Secondary Plan and/or the guidelines for Neighbourhood Local Roads within
5.5.5
a)
b)
5.5.6
a)
b)
5.5.7
a)
b)
5.6
5.6.1
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the Waterfront and Energy Park Urban Design and Sustainability Guidelines
shall be designed in accordance with the road classification criteria in
Appendix C, Table C-2 of the Clarington Official Plan and include the following
design standards:
On-street parking shall be available on either side of the right-of-way;
Sidewalks are encouraged to be provided on both sides of Local Roads;
A planting and furnishing zone shall be provided on both sides of Local
Roads;
Appropriate lighting is encouraged to be provided to contribute to the
safe function of the roadway as well as the safe and appropriate lighting
of the pedestrian realm; and
Lighting shall be downcast to reduce light pollution.
Neighbourhood Local Roads identified in Schedule B are conceptual; their
alignments and intersections may be modified without amendment to this
Secondary Plan.
Energy Park Local Roads
Development in the Energy Park shall provide new Local Roads in accordance
with the policies of this Secondary Plan. Energy Park Local Roads should
feature sidewalks and street trees on both sides to enhance the tree canopy
and reinforce the area’s green character. New Energy Park Local Roads and
existing Local Roads that do not meet the policies of this Secondary Plan
and/or the guidelines for Neighbourhood Local Roads within the Waterfront
and Energy Park Urban Design and Sustainability Guidelines shall be designed
in accordance with the road classification criteria in Appendix C, Table C-2 of
the Clarington Official Plan and include the following design standards:
The roadway shall safely accommodate large trucks and transit vehicles;
On-street parking shall be available on either side of the right-of-way;
Sidewalks are encouraged to be provided on both sides of Local Roads;
A planting and furnishing zone shall be provided on both sides of Local
Roads;
Appropriate lighting is encouraged to be provided to contribute to the
safe function of the roadway as well as the safe and appropriate lighting
of the pedestrian realm; and
Lighting shall be downcast to reduce light pollution.
5.6.2
5 .7
5.7.1
a)
b)
c)
d)
e)
a)
b)
c)
d)
e)
f)
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Rear Lanes
Within the West Waterfront, public rear lanes are encouraged to support
safe and attractive streets by eliminating the need for driveways and street-
facing garages.
Public rear lanes can provide alternative pedestrian routes through a
community and shall provide a safe environment for pedestrian and vehicle
travel.
Public utilities may be located within public rear lanes subject to functional
and design standards established by the Municipality.
Within the Energy Park, private rear lanes may be provided along multiple
rear property lines for loading and access purposes, as deemed appropriate
by the Municipality. The integrated rear lane system shall be implemented by
means of registered easement in favour of abutting land owners. The
Municipality shall not assume these rear lanes.
All rear lanes shall be designed in accordance with the road classification
criteria in Appendix C, Table C-2 and include the following design standards:
Rear lanes shall allow two-way travel and incorporate a setback on either
side of the right-of-way to the adjacent garage/building wall;
Rear lanes shall provide a minimum pavement width of 6.6 metres;
provide access for service and maintenance vehicles for required uses as
deemed necessary by the Municipality and may include enhanced rear
lane widths and turning radii to accommodate municipal vehicles
including access for snowplows, garbage trucks and emergency vehicles
where required;
Rear lanes shall be clear of overhead obstruction and shall be free from
overhanging balconies, trees and other encroachments;
Rear lanes shall intersect with public roads;
No municipal services, except for local storm sewers, shall be allowed,
unless otherwise accepted by the Director of Engineering;
No Region of Durham infrastructure shall be permitted;
Rear lanes should be graded to channelize snow-melt and runoff;
The design rear lanes shall incorporate appropriate elements of low
impact design including permeable paving where sufficient drainage
exists;
5.8
5.8.1
5.8.2
5.8.3
5.8.4
5 .8.5
a)
b)
c)
d)
e)
f)
g)
h)
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Access for waste collection and emergency service vehicles is to be
accommodated;
Appropriate lighting shall be provided to contribute to the safe function
of the roadway as well as the safe and appropriate lighting of the
pedestrian realm; and
Lighting shall be downcast to reduce light pollution.
Site Access and Parking
Individual site access for residential uses from a Collector Road or Key Local
Road generally shall not be permitted. Rear lanes or Neighbourhood Local
Roads shall be the preferred option for accessing such sites. Reverse frontage
development is not permitted within the Secondary Plan Area.
Where feasible, primary driveway access to properties fronting Energy Drive
should be provided from a Local Road and should be consolidated and/or
shared where possible.
Secondary driveways to access loading, servicing and parking areas shall be
provided on Local Roads within the Energy Park.
Within the Energy Park, a lighted walkway with a minimum width of 1.5
metres shall be provided between the public sidewalk and the main building
entrance on all sites.
Landscaped islands will be used to divide large parking areas.
The use of permeable materials shall be considered for all paved and parking
areas.
Parking regulations shall be provided in the Zoning By-law. The Municipality
may modify the parking requirements subject to a parking study and site-
specific zoning amendment. The Municipality shall encourage development
not to exceed the minimum parking requirements in the Zoning By-law.
6 Land Use and Built Form
Objectives
Accommodate a diverse population and employment base of
approximately 2,400 residents and approximately 5,600 jobs.
Within the Energy Park, accommodate and integrate a mix of
employment land uses, with a focus on businesses in the energy sector
and those promoting innovations in environmental sustainability.
5.9
6.1
5.9.1
5 .9.2
5 .9.3
5 .9.4
5 .9.5
5 .9.6
5.9.7
i)
j)
k)
a)
b)
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Within the Energy Park, encourage the relocation of pre-existing land uses
not in keeping with the vision and goals of this Secondary Plan to other,
appropriate employment areas.
Establish high-quality architecture, landscape architecture and urban
design in the Energy Park, particularly along Energy Drive and Megawatt
Drive.
Achieve a mix of residential, commercial and public uses in the West
Waterfront that attracts visitors year-round.
Ensure development contributes to a public realm of streets, parks and
other open spaces that is inviting, comfortable and safe for residents,
workers, and visitors.
Ensure residents and employees have convenient access to basic
commercial amenities and community facilities by all modes of travel.
Ensure compatibility among employment land uses and other land uses.
Ensure there is architectural variety within each block and along each
street within mixed use and residential areas.
Ensure buildings, streets and landscapes are designed to a high standard.
General Policies
The land use designations for the Secondary Plan area are identified in
Schedule A. Minor alterations to Schedule A may occur without amendment
to this Secondary Plan through plan of subdivision, rezoning or site plan
approval applications provided such minor alterations are in conformity with
Policies 24.1.2 and 24.1.3 of the Clarington Official Plan and the general
intent of this Secondary Plan is maintained.
The following land use designations apply within the Secondary Plan Area:
Low Density Residential
Medium Density Residential – Waterfront
Mixed Use – Main Street
Mixed Use – Neighbourhood
Gateway Commercial
Prestige Employment
General Employment
Courtice Waterfront Park
6 .2
6.2.1
6.2.2
c)
d)
e)
f)
g)
h)
i)
j)
a)
b)
c)
d)
e)
f)
g)
h)
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Environmental Protection Areas
Waterfront Greenway
Utilities
In all land use designations, telecommunications/communications utilities,
electrical stations or sub-stations, mail boxes or super mail boxes and similar
facilities should be incorporated and built into architectural or landscaping
features, rather than being freestanding, wherever possible. They should be
compatible with the appearance of adjacent uses and include anti-graffiti
measures.
In all land use designations, building utilities including but not limited to gas
lines / metres and hydro boxes, shall be located at the rear or interior side of
a building, and shall be integrated into the building or visually screened.
A land use compatibility study that assess noise, vibration and air quality
impacts and mitigation measures shall be required as part of a complete
application for development. The Municipality may waive this requirement
for lands that are not within the area of influence of Regional infrastructure
or other emission sources within the Energy Park and / or lands that are
outside of 450 metres of the CN rail corridor. This study will determine the
viability of sensitive uses within the proposed development, and the need
for, types of, and extent of receptor-based mitigation measures.
Stand-alone warehouses and distribution facilities, truck terminals, truck
service centres, gas stations, storage units, waste processing facilities, and
waste transfer stations are not permitted in any land use designation.
Low Density Residential
The predominant use of lands designated Low 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.
The following residential dwelling types in buildings up to three storeys are
permitted:
Detached dwellings;
Semi-detached dwellings;
Townhouses; and
Additional dwelling units.
6.2.3
6.2.4
6.2.5
6.2.6
6.3
6.3.1
6.3.2
i)
j)
k)
a)
b)
c)
d)
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To ensure a mix of housing types, each individual housing type in 6.4.2 shall
comprise no more than 60% of the housing in the Low Density Residential
designation.
Development on lands designated Low Density Residential shall have an
overall minimum density of 13 units per hectare.
Private streets and private rear lanes are not permitted within the Low
Density Residential designation.
Medium Density Residential – Waterfront
The predominant use of lands designated Medium Density Residential –
Waterfront 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.
The following residential dwelling types are permitted:
Townhouses;
Stacked townhouses;
Apartment buildings;
Dwelling units within a mixed use building; and
Additional dwelling units.
Building heights shall be a minimum of 2 storeys and a maximum of 4
storeys.
Other uses, including small scale service and neighbourhood retail
commercial uses, which are supportive of and compatible with residential
uses, are also permitted in accordance with Policies 9.3.1, 9.3.2 and 9.3.3 of
the Clarington Official Plan.
Development on lands designated Medium Density Residential – Waterfront
shall have a minimum density of 40 units per net hectare.
Mixed Use – Main Street Area
The following building types are permitted:
Apartment buildings;
Mixed use buildings with commercial uses and other active uses located
on the ground floor and residential dwelling units on upper floors;
Live/work units.
6.3.3
6.3.4
6.3.5
6.4
6.4.1
6.4.2
6.4.3
6.4.4
6.4.5
6.5
6.5.1
a)
b)
c)
d)
e)
a)
b)
c)
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Commercial uses shall only be permitted on the ground floor of a mixed-use
building.
Building heights shall be a minimum of 2 storeys and a maximum of 6 storeys.
Mixed use buildings and multi-storey live/work units shall be the
predominant use along the new Waterfront Main Street.
The mix of uses in the Mixed Use – Main Street Area shall be compatible and
sensitively integrated with surrounding residential uses. Built form transitions
shall be achieved through the stepping of heights or separation distances.
All development within the Mixed Use – Main Street Area designation shall
be oriented towards the street and have its main entrance accessible from
the public sidewalk.
Parking and loading/service areas shall be accessed from another Local Road
or a Rear Lane and shall be prohibited from facing the public street.
The streetscape along the new Waterfront Main Street shall facilitate public
spaces, café and restaurant patios, street trees/planters, street furniture, and
transit shelters.
Mixed Use – Neighbourhood Area
The Mixed Use – Neighbourhood Area designation is intended for residential
uses but also is appropriate for visitor-oriented commercial uses that require
a built form and site configuration not suited for the Mixed Use – Main Street
area.
The following residential and mixed use building types are permitted:
Townhouses;
Stacked townhouses;
Apartment buildings;
Mixed use buildings with commercial uses and other active uses located
on the ground floor and apartment dwelling units on upper floors;
Live/work units; and
Additional dwelling units.
In addition, the following destination-oriented commercial uses are also
permitted within a mixed use or standalone building:
Hotel;
6 .6
6.5 .2
6.5.3
6.5.4
6.5.5
6.5.6
6.5.7
6.5.8
6.6.1
6.6.2
6.6.3
a)
b)
c)
d)
e )
f)
a)
Courtice Waterfront and Energy Park Secondary Plan – Draft for Review
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Conference centre and banquet hall;
Winery and cidery;
Museum;
Restaurant and retail establishments associated with one or more of the
above uses; and
Other destination-oriented commercial uses compatible with
surrounding development, subject to a site-specific zoning amendment.
Residential and mixed use buildings shall have a minimum height of 3 storeys
and a maximum height of 6 storeys. Certain destination-oriented commercial
uses in policy 6.6.3 may be impractical within a multi-storey building and/or
on the ground floor of a mixed use building. These certain destination-
oriented commercial uses may occupy standalone single-storey or two-storey
buildings.
Residential development on lands designated Mixed Use – Neighbourhood
Area shall have a minimum density of 60 units per net hectare.
Gateway Commercial Area
The predominant use of lands designated Gateway Commercial Area shall be
for retail and service commercial uses serving the Energy Park and the
travelling public. Buildings and landscapes in the Gateway Commercial Area
will also serve as a gateway to the West Waterfront.
The following uses may be permitted within the Gateway Commercial Area
designation:
Retail and service commercial uses;
Restaurants;
Financial institutions; and
Service stations.
Buildings shall be oriented to and address the Waterfront Main Street.
Parking shall be located at the side or rear of buildings. Service areas shall be
located at the rear of buildings.
The minimum building height shall be 1 storey and the maximum height 2
storeys.
6.6.4
6.6.5
6.7
6.7.1
6.7.2
6.7.3
6.7.4
b)
c)
d)
e)
f)
a)
b)
c)
d)
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Prestige Employment Area
Uses permitted on Lands designated Prestige Employment, as shown on
Schedule A, are high-occupancy office and industrial uses, as well as ancillary
commercial uses, that will benefit from the access and visibility provided by
Energy Drive and Highways 401 and 418.
The permitted uses shall be:
Business, professional or administrative office;
Research and development facility;
Hotel and conference centre;
University and college;
Commercial school within a fully enclosed building;
Light industrial use within a fully enclosed building, including
manufacturing facilities with limited warehousing and distribution
facilities;
Secondary commercial uses that cater to businesses and employees
within the Energy Park, including banks, restaurants, convenience stores,
fitness centres, business and personal services, provided they are limited
in scale and located in a building containing a permitted primary use.
Notwithstanding Section 6.10.2, sensitive uses will only be permitted subject
to detailed study that demonstrates they are appropriately designed,
buffered and/or separated from adjacent planned uses and the Darlington
Nuclear Generating Station, in accordance with Provincial policies and
guidelines.
General Employment Area
Lands designated General Employment, as shown on Schedule A, are
appropriate locations for high-occupancy and low-occupancy employment
uses that do not benefit greatly from high visibility and may require a limited
amount of outdoor storage.
The permitted uses shall be:
Business, professional or administrative Office;
Research and development facility;
Light industrial use within a fully enclosed building;
6.8
6.8.1
6.8.2
6.8.3
6 .9
6.9.1
6.9.2
a)
b)
c)
d)
e)
f)
g)
a)
b)
c)
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Warehousing and distribution facilities that are integrated within or to
the rear of a building containing uses permitted within a) through c); and
Factory retail outlet as a secondary use.
In addition, alternative and renewable energy generation, cogeneration
facilities and alternative fuels manufacturing are permitted on lands
designated General Employment, within a fully enclosed building, and subject
to detailed study of the proposed facility relating to:
Environmental impacts that are regulated by the Ministry of Environment
(i.e. Noise, air quality, ground water, etc.);
Traffic impacts on the road network; and
Urban design compatibility.
Limited outside storage is permitted on lands designated General
Employment subject to limitations established in the Zoning By-Law.
Courtice Waterfront Park
Notwithstanding policy 18.3.5 of the Official Plan, the predominant use of
lands within the Courtice Waterfront Park shall be low intensity recreation
uses and conservation uses; however, major recreation uses and cultural
uses are permitted. In addition, small-scale, seasonal commercial uses, such
as food vendors and equipment rental establishments, may be permitted.
The Courtice Waterfront Park will be designed and programmed to serve the
entire Municipality and support the Courtice Waterfront as a regional
destination. To this end, a range of passive and active recreation and cultural
uses are permitted.
Lands designated Courtice Waterfront Park shall be subject to the provisions
of Section 18.3 of the Official Plan.
Environmental Protection Area
The natural heritage features and their associated vegetation protection
zones within the Secondary Plan Area are identified as Environmental
Protection Area on Schedule A to this Secondary Plan.
Lands designated Environmental Protection Area shall be subject to the
provisions of Section 14.4 of the Official Plan.
6.9.3
6.9.4
6.10
6.10.1
6.10.2
6.10.3
6.11
6.11.1
6.11.2
d)
e)
a)
b)
c)
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No development shall be permitted in Environment Protection Areas, except
low intensity recreation and uses related to conservation, flood, or erosion
control projects.
The Environmental Protection Area recognizes the interdependence of
natural heritage features and their associated functions, and thus seeks to
maintain connections among natural features, so that their existing
ecological and hydrological functions are maintained or enhanced.
The biodiversity, ecological function, and connectivity of the Environmental
Protection Area shall be protected, maintained, restored or, where possible,
improved for the long-term, recognizing linkages between natural heritage
features and areas, surface water features, and ground water features.
The delineation of the boundary of lands designated as Environmental
Protection Area are approximate and shall be detailed through appropriate
studies prepared as part of the review of development applications in
accordance with the policies of this Secondary Plan and the Clarington
Official Plan. Any resulting changes to the boundaries of the Environmental
Protection Area designation resulting from the recommendations of an
Environmental Impact Study shall not require an amendment to this
Secondary Plan.
Access to Environmental Protection Areas and associated areas through the
development of public trails will be undertaken in a manner which conserves
their ecological integrity.
Waterfront Greenway
Notwithstanding policy 14.8.1 of the Official Plan, the predominant use of
land within the Waterfront Greenway shall be low intensity recreational uses,
and conservation.
Lands designated Waterfront Greenway shall be subject to the provisions of
Section 14.3 and 14.8 of the Official Plan.
Utilities
The lands designated as Utility within the Secondary Plan are generally
consistent with the current extent of the Courtice Water Pollution Control
Plant (WPCP). Expansion of the WPCP onto neighbouring lands designated
Waterfront Greenway will require amendments to this Secondary Plan and
the Zoning By-law and will be subject to the submission of technical studies
assessing the impacts of expansion.
6.11.3
6.11.4
6.11.5
6.11.6
6.11.7
6.12
6.12.1
6.12.2
6 .13
6.13.1
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Lands designated Utility shall be subject to the provisions of Section 21 of the
Official Plan.
Urban Design
To ensure development in areas designated Low Density Residential
contributes to attractive streetscapes and an inviting, comfortable pedestrian
realm, the following policies shall apply:
Grade-related dwelling units, excluding additional dwelling units, shall
have their main entrance visible and accessible from the sidewalk;
Front double garages without living space directly above them shall be
recessed from the front wall of the house;
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;
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;
Blocks with a concentration of townhouses and/or lots less than 9 metres
wide for other housing types shall be encouraged to incorporate rear
lanes;
Buildings on corner lots shall have articulated facades facing both streets;
Front and exterior side yard porches shall be encouraged.
The following urban design policies apply to lands designated as Medium
Density Residential - Waterfront:
Front setbacks shall be a minimum of 3 metres and a maximum of 5
metres;
Ground-floor units in apartment buildings are encouraged to have their
entrances facing the street or a landscaped yard;
Balconies on apartment buildings and stacked townhouses should be
integrated into the overall design of the building façade;
Mechanical and electrical equipment on the roof of an apartment
building should be screened with durable materials integrated with the
design of the building.
All buildings on corner lots shall address both edges with articulated
facades and windows, and blank walls visible from streets or public
spaces generally shall not be permitted;
6.13.2
6.14
6.14.1
6.14.2
a)
b)
c)
d)
e)
f)
g)
a)
b)
c)
d)
e)
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Underground parking for apartment buildings is strongly encouraged;
Parking may be located at the rear of all permitted building types and is
not permitted in the front or exterior side yard of buildings;
Garbage and recycling storage for apartment buildings should be located
within the structure, and garbage;
Recycling storage for stacked townhouses should be located in a shared
rear lane, screened from public view.
To ensure development in lands designated as Mixed Use – Main Street and
Mixed Use – Neighbourhoods appropriately addresses public streets, support
an active public realm and relate well to the existing and planned context,
the following policies shall apply:
Along the Waterfront Main Street, buildings shall be built close to the
front property line to help frame adjacent streets, with a minimum
setback of 1.5 metres and a maximum of generally 3 metres;
Primary pedestrian entrances shall be clearly visible and located on a
public road frontage or onto public open spaces;
Access from sidewalks, other pedestrian facilities and public open space
areas to primary building entrances shall be convenient and direct, with
minimum changes in grade, and shall be accessible and barrier free;
Ground floors containing commercial space shall have a minimum height
of 4.5 metres;
Long buildings, generally those over 40 metres in length, shall break up
the visual impact of their mass with vertical recesses or other
architectural articulation and/or changes in material;
All buildings on corner lots shall address both edges with articulated
facades and windows, and blank walls visible from streets or public
spaces generally shall not be permitted;
Buildings over four storeys along the Waterfront Main Street shall
incorporate stepbacks to reduce their perceived mass and contribute to a
comfortable pedestrian realm, with stepbacks of at least 1.5 metres
occurring at the fifth storey;
Buildings shall provide appropriate transitions to adjacent low-rise
residential areas, either with a separation distance equal to or greater
than the height of the building or through the stepping down of building
heights to no more than four storeys at the rear;
Appropriate transitions to adjacent low-rise residential areas shall be
6.14.3
f)
g)
h)
i)
a)
b)
c)
d)
e)
f)
g)
h)
i)
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demonstrated through the use of setbacks, stepbacks and angular planes,
with appropriate transitions being achieved on lands designated as Mixed
Use – Main Street and Mixed Use - Neighbourhoods;
The use of high-quality, enduring materials, such as stone, brick and
glass, shall be strongly encouraged;
Mechanical penthouses and elevator cores shall be screened and
integrated into the design of buildings;
Generally, balconies shall be recessed and/or integrated into the design
of the building façade;
Front patios for ground-floor residential units, where appropriate, should
be raised to provide for privacy and a transition between the public and
private realms;
Vehicular entrances to parking and servicing areas should be
consolidated wherever possible;
Shared driveways between two properties shall be encouraged;
Loading and service areas generally shall be located at the rear of the
building, and enclosed loading and servicing areas shall be encouraged;
Where loading and servicing is visible at the rear or side of a building, it
shall be screened; and
Parking shall be located in underground or above-ground structures or
surface parking lots at the rear of the building. Parking in above-ground
structures shall be screened with active uses on portions of the ground
floor that face public streets.
The following urban design policies shall apply to development on lands
designated Prestige Employment or General Employment:
Buildings located on a corner lot shall be oriented towards the corner;
Main building entrances shall face and be accessible from a public street;
Buildings along Energy Drive shall be multi-storey to frame the street;
Through lots with frontage on Megawatt Drive shall have generous
landscaping along the Megawatt Drive street edge to screen views of rear
service areas from Highways 401 and 418;
The use of high-quality, durable materials, such as stone, masonry,
decorative concrete and glass shall be encouraged;
The mass of large buildings shall be articulated;
6.14.4
j)
k)
I)
m)
n)
o)
p)
q)
r)
a)
b)
c)
d)
e)
f)
Courtice Waterfront and Energy Park Secondary Plan – Draft for Review
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Parking lots shall be located to the interior side yard and/or rear of
buildings, buffered by landscaped open spaces. A limited amount of
visitor parking is permitted in the front or exterior side yard, except along
Energy Drive, where no parking is permitted between the building and
the street;
Service and loading areas shall be located at the side and/or rear of
buildings and be appropriately screened from public view;
Structured parking shall be located at the rear or interior side yard of a
building. Structured parking may be considered in an exterior side yard
with an appropriate design that matches the parking structure with the
architecture and materials of the primary building and screens views of
the vehicles from public streets;
Waste and recycling facilities must not be located in the front yard or be
visible from a public street;
Front yards shall be landscaped;
Buildings shall be encouraged to incorporate green roofs;
Signage shall be integrated into the design of buildings and landcapes;
Driveways shall be minimized and shared driveways shall be encouraged;
Large parking lots shall be landscaped with tree islands and separated
walkways;
Chain link fencing is not permitted in Prestige Employment Areas and in
any yard visible from Energy Drive; and
Where permitted, outside storage shall be screened.
The relevant Urban Design policies of the Clarington Official Plan shall also
apply to all land use areas.
7 Housing
Objectives
Offer a variety of housing forms, sizes and tenures, that allow households of
various sizes and incomes to find a home within the Courtice Waterfront.
Encourage the provision of affordable housing and rental housing.
Foster aging in place by encouraging a range of housing that can meet the
needs of Courtice residents during all phases of life.
6.14.5
7.1
7.1.1
7.1.2
7.1.3
g)
h)
i)
j)
k)
I)
m)
n)
o)
p)
q)
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Policies
A variety of housing forms, sizes and tenures shall be provided in the
Courtice Waterfront to meet the needs of a diverse population and
households of various sizes, incomes and age compositions. This housing mix
is encouraged to include purpose-built rental and seniors housing.
The intent of this Secondary Plan is to support the Municipality’s affordable
housing objectives by requiring a variety of housing sizes and types and
permitting additional dwelling units, as per Policy 6.3.5 of the Clarington
Official Plan.
Affordable housing, including community housing, supportive housing and
other types of subsidized non-market housing units, are encouraged to be
integrated within the West Waterfront neighbourhood and combined in
developments that also provide market housing to provide opportunities for
a range of housing tenures and prices that support diversity.
New affordable housing and purpose-built rental housing should incorporate
barrier-free, universal or flex design features in both common and living
areas.
The Municipality should collaborate with the Region of Durham and public
and non-profit community housing providers to encourage a supply of
subsidized non-market housing units to be included within the housing mix in
the Secondary Plan area.
To support the provision of affordable housing units, the Municipality will
explore other potential incentives such as reduced or deferred Development
Charges, reduced application fees, grants and loans, to encourage the
development of affordable housing units. The reduction or deferral of
Development Charges shall be done in consultation with the Region of
Durham. The Municipality will also encourage Durham Region, the Provincial
government and Federal government to consider financial incentives for
affordable housing.
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
requirement 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.
To facilitate the development of affordable housing units within the
Secondary Plan area and in the Municipality, the Landowners Group within
7.2
7.2.1
7.2.2
7.2.3
7.2.4
7.2.5
7.2.6
7.2.7
7.2.8
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the West Waterfront in the Secondary Plan area shall provide either land in
accordance with Policy 6.3.8 or a contribution of funds to the Municipality in
accordance with Policy 6.3.9 for the development of affordable, public or
non-profit housing in the community.
The land to be conveyed as provided in Policy 6.3.7 shall have an
approximate size of 1.5 hectares, be designated for residential development,
be located within the Southeast Courtice Secondary Plan boundary, be fully
serviced and be gratuitously conveyed free and clear of encumbrances.
Conveyance shall occur before the final approval of the first development
application within the Secondary Plan area.
The contribution of funds as provided in Policy 6.3.8 will be through a
contribution agreement to be negotiated between the Municipality and the
Landowners Group. The first half of the required contribution of funds shall
be paid by the Landowners Group upon the approval of the Secondary Plan
and the remainder of the contribution shall be paid upon the first approval of
the first a development application in the Secondary Plan area at a rate of
$1000.00 per unit.
A range of unit sizes are encouraged within apartment and multi-unit
buildings, including those suitable for single people, and larger households
and families.
Reduction of parking requirements for additional dwelling units may be
considered if the proposed unit is within a short walking distance of a transit
stop.
The Municipality will fast track the approval of development applications that
include affordable housing units that are being funded by federal and
provincial government programs, community housing providers, other non-
profit groups, and the Region of Durham.
8 Parks and Open Space
Objectives
Create a public realm of streets, parks and other open spaces that is
inviting, comfortable and safe.
Establish an 18-hectare waterfront park that meets the daily recreation
needs of local residents of all ages and abilities and attracts residents
from across Clarington with a range of facilities and access to Lake
Ontario.
7.2.9
7.2.10
7.2.11
7.2.12
7.2.13
8.1
a)
b)
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Use Environmental Protection Areas, 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 complement
the character and environmental functions of parks and open spaces.
Integrate public art into the design of parks, streets and other public
spaces.
Interpret the area’s cultural heritage and incorporate public art within
Courtice Waterfront Park.
General Policies
The parks and open space system, as a whole, shall provide a variety of
opportunities for passive and active recreation and be comprised of well-
designed spaces that contribute to the area’s identity and environmental
functions.
Dedication of lands for parkland shall be in accordance with the Clarington
Official Plan.
The configuration of the Courtice Waterfront Park is to be maintained as
generally shown on Schedules A and C. The precise size and shape of the
municipal-wide park shall be determined through detailed design, based on
the parkland provision requirements of Section 18 of the Clarington Official
Plan and the objectives and policies of this Secondary Plan.
As shown on Schedules A and C, the Courtice Waterfront Park shall be
bordered by public streets, Environmental Protection Areas, the Waterfront
Greenway, Darlington Provincial Park other natural heritage areas.
Residential and commercial uses shall not back onto the park.
Environmental Protection Areas associated vegetation protection zones and
stormwater management areas shall not be conveyed to satisfy parkland
dedication requirements under the Planning Act.
Courtice Waterfront Park and Waterfront Greenway
A municipal-wide park of approximately 18 hectares is planned for the
Secondary Plan Area, as identified on Schedules A and C. The Courtice
Waterfront Park shall provide a variety of amenities and community
recreation facilities intended to attract residents from across Clarington. A
master plan will be prepared for the park and shall consider a range of
opportunities, including but not limited to the following:
c)
d)
e)
f)
8.2
8.2.1
8.2.2
8.2.3
8.2.4
8.2.5
8.3
8.3.1
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Realignment of the Waterfront Trail through the park;
Potential future trail connections to Darlington Provincial Park;
Accessible viewing platforms;
Stairs or ramps to the beach, sensitively and safely integrated with
natural features;
Safety and environmental protection measures along the top of the bluff;
Measures to protect and maintain access to the shoreline;
Places and facilities to support the launching of kayaks, canoes and
paddle boards;
Playgrounds and a splash pad;
Other water features;
Winter recreation facilities, such as a skating trail or rink and heated
pavilion;
Picnic areas and shelters;
Areas for naturalized landscaping;
Integration of heritage buildings and interpretation of cultural and
Indigenous heritage;
Outdoor cultural venues, such as a bandshell or amphitheatre;
Potential locations for public art installations;
Integration of public playing fields;
Locations for seasonal food vendors and equipment rentals;
Public washroom facilities;
Vehicle and bike parking;
Transit stops and bike share stations.
The Waterfront Greenway lands shall be predominantly used for
conservation, agriculture and low-intensity recreation uses, such as trails.
Trails
All development shall provide for the implementation of a trail network in
accordance with the conceptual location of trails identified on Schedule C. In
addition to sidewalks, dedicated cycling facilities and multi-use paths, this
trail network will consist of Primary and Secondary Trails as defined in
a)
b)
c)
d)
e )
f)
g)
h)
i)
j )
k)
I)
m)
n)
o)
p)
q)
r)
s)
t)
8.3.2
8.4
8.4.1
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Section 18.4 of the Clarington Official Plan. The precise location, type and
design of trails will be determined through parks and open space master
plans and the development approval process, and the following shall apply:
Trail design and type will minimize environmental impacts and be
designed to accommodate a range of users and abilities.
Trails will be directed outside of natural areas where possible or to the
outer edge of buffer areas.
Trails will be buffered appropriately from sensitive natural features and
stormwater management facilities.
Trails located adjacent to natural features and stormwater management
facilities should incorporate interpretive signage at various locations to
promote understanding and stewardship of the features and functions of
the natural environment.
Trail locations shall be the subject of an Environmental Impact Study, where
appropriate (see Policy 3.2.6).
Potential Pedestrian Crossings are shown conceptually on Schedules A and C.
These Potential Pedestrian Crossings will further enhance pedestrian and
cyclist connectivity within the Secondary Plan area and to adjacent areas,
including the Courtice GO Station. The location and feasibility of these
Potential Pedestrian Crossings will be determined through a future feasibility
study initiated by the Municipality.
9 Implementation
Objectives
Ensure roads and municipal services required for any part of the Courtice
Waterfront and Energy Park 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.
Policies
Applicants shall prepare and update phasing plans for submission with plans
of subdivision. 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. The phasing plan shall take
into account the responsibility for construction of the public infrastructure
8.4.2
8.4.3
9.1
9.2
9.2.1
a)
b)
c)
d)
a)
b)
c)
Courtice Waterfront and Energy Park Secondary Plan – Draft for Review
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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.
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.
Approval of development applications shall be conditional upon
commitments from the appropriate authorities and the proponents of
development to the timing and funding of the required road and
transportation facilities, parks and community facilities. These works shall be
provided for in the subdivision and site plan agreements. Phasing of the
development, based on the completion of the external road works, may be
required by the Municipality of Clarington.
Approval of development applications shall also be conditional upon
commitments from the appropriate authorities and the proponents of
development to the timing and funding of required stormwater
management, sanitary sewer and water supply facilities. These works shall be
provided for in subdivision and site plan agreements. Phasing of
development, based on the completion of external sewer and water services,
may be implemented if required by the Municipality of Clarington.
The Secondary Plan recognizes that comprehensive planning requires the
equitable sharing amongst landowners of costs associated with the
development of land. It is a policy of this Secondary Plan that prior to the
approval of any draft plan of subdivision for lands under multiple ownership
or benefitting multiple landowners, applicants/landowners shall have
entered into appropriate cost sharing agreements which establish the means
by which the costs (including Region of Durham costs) of developing the
property are to be shared. The Municipality may also require, as a condition
of draft approval, that proof be provided to the Municipality that landowners
have met their obligations under the relevant cost sharing agreements prior
to registration of a plan of subdivision.
Every development application, shall be accompanied by a policy
implementation monitoring report that shall report on the following, as
applicable:
9 .2.2
9.2 .3
9.2.4
9.2.5
9.2.6
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For the lands subject to the development application:
i. Net residential density by land use designation;
ii. Identification of total square footage of non-residential land uses;
iii. Number and type of units by land use designation in conformity to
policy 11.3.6;
iv. Total residential unit count; and
v. Estimated population;
For the entire Secondary Plan Area, the Owner must work in consultation
with the Municipality to provide the following statistics:
i. Overall density per hectare and by land use designation;
ii. Number of dwelling units by type;
iii. Number of units within the built-up area; and
iv. Amount/type of non-residential space and number of jobs;
A description of how the application is addressing and implementing the
housing policies in Section 7 of the Secondary Plan; and
A summary of the number of purpose-built additional dwelling units
Such a Report shall be submitted as part of complete application and
shall be updated prior to final approval.
Detailed studies prepared in support of a development application may
refine, on a site-by-site basis, the recommendations of the Robinson Creek
and Tooley Creek Subwatershed Study; however, the study must address the
issues raised by the Subwatershed Study.
The Municipality will monitor the policies of this Secondary Plan as part of
the regular Official Plan review and propose updates as deemed necessary.
Inherent to Courtice Waterfront and Energy Park Secondary Plan is the
principle of flexibility, provided that the general intent and structure of the
Secondary Plan are maintained to the satisfaction of the Municipality. As
such, it is the intent of the Municipality to permit some flexibility in
accordance with Official Plan policy 24.1.5 in the interpretation of the
a)
b)
c)
d)
9.2 .7
9.2 .8
9.2.9
Courtice Waterfront and Energy Park Secondary Plan – Draft for Review
Page 44 of 44
policies, regulations and numerical requirements of this Secondary Plan,
except where this Secondary Plan is explicitly intended to be prescriptive.
The Courtice Waterfront and Energy Park Urban Design and Sustainability
Guidelines, including the Demonstration Plan, are an appendix to this
Secondary Plan. The Urban Design and Sustainability Guidelines provide
specific guidelines for both the public and private sectors. They indicate the
Municipality of Clarington’s expectations with respect to the character,
quality and form of development in the Courtice Waterfront and Energy Park
Secondary Plan Area. The Demonstration Plan illustrates the planning
principles that are inherent to the Secondary Plan. It is one example of how
the Secondary Plan might be implemented within the Secondary Plan area.
The Urban Design and Sustainability Guidelines and Demonstration Plan have
been approved by Council, but they do not require an amendment to
implement an alternative design solution, or solutions, at any time in the
future.
Schedules included in this Secondary Plan provide further information on
policies where indicated, and Appendices provide visual references.
10 Interpretation
Policies
This Secondary Plan refines and implements the policies of the Clarington
Official Plan. Unless otherwise indicated, the policies of the Clarington Official
Plan shall continue to apply to this Secondary Plan Area. Where there is a
conflict, this Secondary Plan shall prevail.
The land use boundaries shown on Schedule A to this Secondary Plan are
approximate, except where they meet with existing roads, 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.
The Urban Design and Sustainability Guidelines contained in Appendix A
provide directions in the form of design guidance and strategies to
implement the vision and objectives of the Secondary Plan. If there is a
conflict between the Secondary Plan policy and the Guidelines, the
Secondary Plan policy prevails.
9.2.10
9.2.11
10.1
10.1.1
10.1.2
10.1.3
Courtice Waterfront and
Energy Park Secondary Plan
JUNE 2022
Attachment 4 to
Report PDS-029-22
ENERGY
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DARLINGTON
PROVINCIAL
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POLLUTION
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OSBORNEROADCOURTICEROADTOO
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SCHEDULE A - LAND USE (DRAFT)
Courtice Waterfront Park
Waterfront Greenway
UtilityLow Density Residential
Medium Density Residential - Waterfront
Mixed Use - Main Street
Mixed Use - NeighbourhoodPrestige Employment
Gateway Commercial
General Employment
Potential Pedestrian Crossing
Potential Trulls Road Extension
Courtice Waterfront and Energy Park Secondary Plan For Public Meeting - June 2022
Stormwater Management Facilities
Environmental Protection Area
MP
MP
LEGEND
1000 250 500m
Type C Arterial
Key Local Road
Potential Trulls Road Extension
Courtice Waterfront and Energy Park Secondary Plan
ENERGY
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PROVINCIAL
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COURTICEWATER
POLLUTION
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Potential Signalized Intersection
Open Space
Development Land
Local Road
SCHEDULE B - ROAD CLASSIFICATION (DRAFT)
LEGEND
Collector Road
1000 250 500m
For Public Meeting - June 2022
ENERGY
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PROVINCIAL
PARK
COURTICEWATER
POLLUTION
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Waterfront Greenway
Stormwater Management Facilities
LEGEND
Environmental Protection Area
Potential Pedestrian Crossing
Potential Trulls Road Extension
Courtice Waterfront and Energy Park Secondary Plan
Key View
Courtice Waterfront Park
Trails and Key Pedestrian Routes
*Trail network alignments are conceptual
SCHEDULE C - OPEN SPACE (DRAFT)
MP
MP
1000 250 500m
For Public Meeting - June 2022
Courtice Waterfront and Energy Park Secondary Plan
SCHEDULE D - DEMONSTRATION PLAN (DRAFT)For Public Meeting - June 2022
Courtice Waterfront Park
Streets
Existing Building
Low Density Residential
Medium Density Residential - Waterfront
Mixed Use - Main Street
Mixed Use - Neighbourhood
Planned Building
General Employment
Stormwater Management Facilities
Treed Area
LEGEND
*Trail network alignments are conceptual
Prestige Empoyment
Gateway Commercial
Trails and Pedestrian Connections
Appendix A: Courtice
Waterfront and Energy Park
Urban Design and
Sustainability Guidelines
Draft for Review
June 2022
Attachment 5 to
Report PDS-029-22
Courtice Waterfront and Energy Park Urban Design & Sustainability Guidelines – Draft for Review
Page 2 of 36
Table of Contents
1. INTRODUCTION ............................................................................................................................. 4
1.1. OVERVIEW & PURPOSE .................................................................................................................... 4
1.2. STRUCTURE OF THE GUIDELINES ......................................................................................................... 5
1.3. INTERPRETATION AND IMPLEMENTATION OF THE GUIDELINES ................................................................... 5
2. COMMUNITY DESIGN VISION ........................................................................................................ 6
2.1. COMMUNITY VISION ....................................................................................................................... 6
2.2. COMMUNITY CHARACTER STATEMENT ................................................................................................ 7
2.3. COMMUNITY STRUCTURE ................................................................................................................. 8
3. PUBLIC REALM GUIDELINES ........................................................................................................... 9
3.1. STREET NETWORK AND BLOCK PATTERN .............................................................................................. 9
3.2. STREETS...................................................................................................................................... 10
3.3. STREETSCAPES ............................................................................................................................. 19
3.4. PARKS AND OPEN SPACE ................................................................................................................ 20
3.5. ENVIRONMENTAL PROTECTION AREAS .............................................................................................. 21
3.6. STORMWATER MANAGEMENT FACILITIES .......................................................................................... 23
4. PRIVATE REALM GUIDELINES ....................................................................................................... 24
4.1. LOW DENSITY RESIDENTIAL DEVELOPMENT GUIDELINES ........................................................................ 24
4.2. MIXED USE BUILDINGS AND MEDIUM DENSITY RESIDENTIAL DEVELOPMENT GUIDELINES ............................ 28
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4.3. COMMERCIAL BUILDING DEVELOPMENT GUIDELINES ............................................................................ 30
4.4. ENERGY PARK DEVELOPMENT GUIDELINES ......................................................................................... 31
5. GREEN DESIGN GUIDELINES ......................................................................................................... 35
5.1. ENERGY EFFICIENCY ....................................................................................................................... 35
5.2. WATER CONSERVATION AND LOW IMPACT DEVELOPMENT .................................................................... 35
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1. Introduction
1.1. Overview & Purpose
The Courtice Waterfront and Energy Park Secondary Plan Area is generally bounded by
Darlington Provincial Park to the west, Crago Road to the east, Darlington Park Road and
Megawatt Drive to the north, and Lake Ontario to the south. The planned population for the
Secondary Plan Area is approximately 2,400 residents and approximately 1,00 units of housing.
The planned number of employees for the Secondary Plan Area is approximately 5,600 jobs.
The Secondary Plan Area is approximately 290 hectares in size, and is divided into the West
Waterfront, East Waterfront, and Energy Park. The West Waterfront is bound by Darlington
Provincial Park to the west, Darlington Park Road to the north, Courtice Shores Drive to the east,
and Lake Ontario to the south. The East Waterfront is bound by Courtice Shores Drive to the
west, Crago Road to the east, the CN rail corridor to the north, and Lake Ontario to the south. The
Energy Park is bound by Megawatt Drive to the north, Crago Road to the east, Courtice Road to
the west, and the CN rail corridor to the south. Although these three areas have distinct contexts
and existing land uses, they have been planned comprehensively as one Secondary Plan Area.
The Courtice Waterfront and Energy Park are intended to evolve as multiple complementary
places that provide employment, business, living and recreation opportunities for Clarington and
Durham Region against the backdrops of Lake Ontario and Tooley Creek. The development of
office, industrial and commercial uses, diverse forms of housing, public open spaces, and
supportive infrastructure will extend the Courtice community to Lake Ontario.
The vision for the Clarington Energy Park intends to accommodate and support existing and
planned energy-related office and industrial uses. The high visibility and access to Highway 401
will provide an opportunity for well-designed buildings and landscapes that demonstrate
environmental sustainability, promoting the Energy Park as a unique place for investment and
job growth.
The West Waterfront will feature a variety of low-rise and mid-rise housing, including a mix of
uses and affordable housing, centred on a pedestrian-oriented main street. Restaurants, shops
and destination commercial uses will draw visitors and Energy Park employees to the area.
A municipal-wide park is also envisioned for the southwest portion of the Courtice Waterfront.
The Courtice Waterfront Park will contribute to a broader open space system, protect significant
natural features, provide public access to and along Lake Ontario, and accommodate a range of
recreation and cultural activities year-round. The park will be designed and programmed to serve
all residents of Clarington.
These guidelines build on the Clarington Energy Park Streetscape and Sustainable Development
Design Guidelines, released in 2011, which applied to the lands within the Energy Park. These
guidelines also build on Priority Green Clarington, which promotes sustainable community
design. There is broad recognition that sustainable communities can be created through a focus
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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 Courtice Waterfront and Energy Park Secondary Plan Area provides a policy
framework for the development of the Courtice Waterfront and Energy Park 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. Structure of the Guidelines
This document contains five main sections:
Section 1 summarize important background information and explains the purpose of the
guidelines.
Section 2 describes the overall physical vision for the community and conceptually illustrates the
vision with a Demonstration Plan. It also describes the community’s structuring elements and
explains how the guidelines will be implemented.
Section 3 contains the public realm guidelines, which will apply to the design of the street
network, streetscapes, parks and other open spaces, and stormwater management facilities.
Section 4 contains guidelines applicable to the private realm. They include general guidelines
about community design and more detailed guidelines for low and medium density residential
development, mixed use development, commercial buildings, and employment buildings in the
Energy Park.
Section 5 contains green design guidelines. They provide direction for sustainable community
design including energy efficiency, water conservation and green roofs.
1.3. Interpretation and Implementation of the Guidelines
The Courtice Waterfront and Energy Park Urban Design and Sustainability Guidelines are
intended to help implement the policies of the Official Plan and Courtice Waterfront and Energy
Park Secondary Plan and provide greater clarity on policy intentions 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 Community Facilities.
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The Guidelines also should be read in conjunction with the Clarington Zoning By-law as it applies
to the Courtice Waterfront and Energy Park and the Clarington General Architectural Design
Guidelines, Landscape Design Guidelines for Site Planning, Lighting Guidelines, and Amenity
Guidelines for Medium and High Density Residences. The Guidelines build on zoning provisions
with more detailed guidance respecting such matters as building setbacks and heights and they
complement the design intent of the implementing Zoning By-law and provide design guidance
specific to the Courtice Waterfront and Energy Park 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.
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 to ensure that a high level of urban
design and sustainability is achieved.
2. Community Design Vision
2.1. Community Vision
The following components comprise the physical vision for the community, illustrated in the
Demonstration Concept (see Figure X [to be inserted following June 13 public meeting]):
• Highly visible, accessible and protected natural heritage features
Development and infrastructure will respect and enhance existing natural heritage
features and topography. Residents will enjoy parks 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 2.3 Open Space Network) will be comprised of
public parks, environmental areas, stormwater management ponds, green spaces, and
natural areas. The parkland strategy is built around the Tooley Creek valley and the
existing topographic landscape in the Courtice Waterfront. The Courtice Waterfront Park
and Waterfront Greenway will be integrated in accessible locations as amenities and to
provide linkages to natural heritage features and other public open spaces. The Courtice
Waterfront neighbourhood will be organized around the Courtice Waterfront Park,
Darlington Provincial Park, and Environmental Protection Area 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 the Courtice Waterfront and Energy Park will respond to
the natural features and existing street network in the area (see Figure 2.2 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
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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 2.4 Key Pedestrian
and Cycling Connections). They will also help connect residents to other community
amenities within and outside of the Courtice Waterfront and Energy Park.
• A diversity of housing forms and building typologies
The Courtice Waterfront 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. The
Courtice Waterfront will largely consist of low-rise building typologies such as detached,
semi-detached and townhome housing forms. Mid-rise apartment buildings and mixed
use development will be located along key arterials and at intersections. Development in
the Courtice Waterfront will provide a variety of housing types, sizes, and architectural
styles.
• Streetscapes defined by street trees, private setbacks, and the facades of buildings
Streetscapes in the Courtice Waterfront and Energy Park 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 buildings and private
setbacks, not garages and driveways, will be dominant streetscape features in the
Courtice Waterfront and in the Energy Park, where appropriate. The public realm network
will also promote linkages and synergies among research and development facilities,
institutional and corporate offices, and manufacturing plants in the Energy Park.
• 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 areas within or
directly adjacent to the natural area.
2.2. Community Character Statement
Community Character Statement: The Courtice Waterfront and Energy Park Secondary Plan
envisions a diverse and inclusive community distinguished by low-rise and mid-rise residential
housing, mixed use developments with active uses at street level, highly walkable streets, a
range of housing types, a variety of employment opportunities, direct access to commercial and
community amenities, accessible and versatile parkland, and enhanced and protected natural
features.
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2.3. Community Structure
The Courtice Waterfront and Energy Park Secondary Plan provides the framework for
development of the Courtice Waterfront neighbourhood and Energy Park that is walkable,
enjoyable and accessible. The community is organized around the following, high-level structural
elements:
• Street Network and Streetscapes
• Parks, Open Spaces, and Natural Areas
• View Corridors
• Residential Uses
• Non-Residential Uses
Street Network and Streetscape: The Street Network and Streetscape include major and minor
road connections within the Courtice Waterfront and Energy Park, as well as the visual elements
of a street, such as the sidewalk, multi-use trails, street furniture and landscape elements. The
street network will be designed under the principle of “complete streets” which will ensure that
pedestrians, cyclists, public transportation, and vehicles are able to move easily through the
Courtice Waterfront and Energy Park.
Parks and Open Space: Parks and open space includes the area’s natural heritage features,
stormwater management facilities, Courtice Waterfront Park, and trees. The Secondary Plan Area
is traversed by the Tooley Creek and its associated valley- and woodlands. It is the initial
structuring element around which the Courtice Waterfront neighbourhood and Energy Park is
structured and it will be protected, restored and enhanced in order to serve as the focal point of
the community. The Courtice Waterfront Park proposed in the Courtice Waterfront will build off of
the neighbourhood’s natural heritage. They will be programmed to provide amenity space for a
wide variety of users of all ages.
Residential Uses: Areas designated for residential uses will be planned and designed as
accessible, pedestrian-oriented areas that are distinct in character and connected with the
broader context of the Courtice Waterfront. Residential areas will include a mixture and diversity
of housing types to ensure variety and choice.
Non-Residential Uses: The Courtice Waterfront will feature small scale neighbourhood
commercial uses which frame the main streetscape and local roads. Neighbourhood commercial
uses will be located along major thoroughfares, making them easily accessible by users and
agencies. The Energy Park will consist of employment uses with a focus on innovative energy and
environmental businesses, permitting light industrial uses along with office and high-density
employment uses, supported by ancillary commercial uses and amenities for employees.
Key View Corridors: Certain views within the Courtice Waterfront are vital to the area’s urban
design and function. Significant views within the Courtice Waterfront will be focused toward the
natural heritage features, Tooley Creek, and Lake Ontario Waterfront.
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3. Public Realm Guidelines
The public realm is typically defined as including publicly owned places and spaces that belong
to and are accessible by everyone. The public realm includes municipal streets, active
transportation facilities, streetscape elements, parks and other open space, multi-use paths and
trails, environmental protection areas and stormwater management facilities.
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 Courtice Waterfront community.
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 more than 200 metres.
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
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 may
be considered, while preserving sightlines and pedestrian connections to the
arterials.
k) Rear Lanes are particularly encouraged where driveways are restricted but
residential frontage is desired, notably behind properties fronting arterial roads.
l) Rear Lanes are also encouraged through blocks where medium density forms of
housing are dominant, to prevent front garages and driveways from limiting
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landscaping in front yards and the street right-of-ways.
m) Rear Lanes 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. Streets
Streets in Courtice Waterfront and Energy Park will be designed as complete streets that reflect
the community character and facilitate the efficient movement of vehicles while also
encouraging residents, workers, and visitors to walk and cycle.
3.2.1. Class C Arterial Roads
Courtice Road is the primary entry road into the Courtice Waterfront and Energy Park Area. As
Courtice Road enters the Secondary Plan Area, it becomes Energy Drive. Energy Drive is the only
Arterial (Class C) road within the Secondary Plan Area. Collector Roads are multi-modal, featuring
two travel lanes in each direction with street trees and space for active transportation.
Energy Drive
Energy Drive is the main structuring element of the Clarington Energy Park and the primary East-
West axis connecting Courtice Road and the Highway 401 interchange to the service road on the
northern edge of the park.
An in Boulevard multi-use path provides connections from Courtice Shores to the waterfront trail
network near the Darlington Lower Hydro Fields. The alignment of the multi-use path along
Energy Drive will need to be confirmed at a later stage. Two travel lanes in either direction are
separated by a landscaped meridian and should offer street trees on either side of the right-of-
way. The right-of way width of 30m should consist of the preferred elements and dimensions
identified in the cross section:
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3.2.2. Collector Roads
The new Waterfront Main Street and Darlington Park Road will be Collector Roads, providing a
key point of access from Courtice Road into the West Waterfront, the future Courtice Waterfront
Park, and the existing Darlington Provincial Park. These collector roads will feature a 23 metre
right of way.
Waterfront Main Street
The Secondary Plan proposes rerouting of Darlington Park Road, bending it south to providing a
north-south spine through the heart of West Waterfront within the Mixed Use – Main Street land
use designation. This street forms the de-facto main street of the Waterfront with generous,
active sidewalks. Bicycle lanes are envisioned on-street adjacent to travel lanes, one in each
direction. Within the boulevard of the street, a more urban condition is envisioned with a mix of
street trees, furniture, bicycle parking, and vehicle parking. The right-of way width of 23m should
consist of the preferred elements and dimensions identified in the cross section:
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Darlington Park Road
Darlington Park is one of the critical access points to the waterfront area with prominent natural
heritage features and linking to the Waterfront Main Street. The 23m right-of-way features travel
lanes in each direction with generous shoulders and space for natural features. A multi-use trail
is envisioned to run parallel Darlington Park, with proximity to the street dictated by natural
features. Darlington Park Road is currently constructed and features a rural collector road cross
section that is intended to remain, supplemented by a future multi-use path generally located
outside of the right of way and within Environmental Protection Areas adjacent to the road.
3.2.3. Key Local Roads
Four key local roads are identified within the Secondary Plan. These are local roads that have
special character driven by their prominence, adjacent land uses and importance for circulation
within the Secondary Plan area. Key Local Roads generally feature a 20 meter right of way. Key
Local Roads will have sidewalks/multi-use paths and street trees on both sides to encourage
pedestrian activity and contribute to a robust tree canopy and overall green character.
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Parkside Road
A prominent feature of this road is its frontage along the Courtice Waterfront Park. The road,
featuring a single travel lane in each direction is envisioned to have sidewalks on both sides of
the roadway. On the north side of the road, a boulevard of street trees and parking creates a
residential frontage for the neighborhood. The south side of the street offers generous planting
zones to contribute to a green transition to the Courtice Waterfront Park. Angled parking on the
south side of Parkside Road may potentially be considered through the Courtice Waterfront Park
planning process. Opportunities for integrating traffic calming measures may be explored by
proposing lane widths that are more narrow than standard requirements. The right-of way width
of 15m should consist of the preferred elements and dimensions identified in the cross section:
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Waterfront Road
Waterfront Road connects the Mixed Use – Main Street area to Courtice Shores, running
between the Courtice Waterfront Park, ravine, and stormwater management area to have a very
green parkway-like character. A travel lane in each direction is divided by a landscaped meridian.
Boulevards with street trees and sidewalk are encouraged on both sides of the road to promote
pedestrian activity through the various environmental areas. Opportunities for integrating traffic
calming measures may be explored by proposing lane widths that are more narrow than
standard requirements. The right-of way width of 20m should consist of the preferred elements
and dimensions identified in the cross section:
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Courtice Shores Drive
The existing Courtice road, south of Energy Drive, is envisioned as a gateway street that will
embrace the existing prominent landscape features that front the right-of-way. A multi-use trail in
envisioned to run parallel to the right-of-way but not within it. The generous boulevards should be
mindful to retain existing natural heritage elements when possible. The right-of way width of 20m
should consist of the preferred elements and dimensions identified in the cross section:
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3.2.4. Typical Local Roads
An interconnected grid-like network of Typical Local Roads will be designed to stitch together the
community with short walkable blocks, as part of a broader pattern with the Key Local Roads.
Like Key Local Roads, this network will feature a 20m right of way to accommodate a travel lane
in each direction. Street trees and sidewalks are strongly encouraged on both sides of the street.
West Waterfront Typical Local Roads
Design for Typical Local Roads within the West Watefront will create green residential character
for both low and medium density development. These right-of-ways consist of two travel lane plus
space for parking with the following preferred elements and dimensions identified in the cross-
section below:
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Energy Park Typical Local Roads
Within the Energy Park, the network of local roads feature wider travel lanes to accommodate
large vehicles while also bringing landscaping and comfortable pedestrian access. The right-of
way width of 20m should consist of the preferred elements and dimensions identified in the
cross section:
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3.2.5. Rear Lanes
Rear Lanes are encouraged throughout the community, since they result in more pedestrian-
oriented streetscapes. Rear Lanes are particularly encouraged where driveways are restricted
but residential frontage is desired, notably behind properties fronting Arterial Roads. Rear Lanes
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 width of 8.5 metres should consist of the following preferred elements in the
cross-section below. A minimum pavement width of 6.5 metres is required to provide access for
service and maintenance vehicles.
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3.2.6. Roundabouts
Roundabouts may be used as an alternative to traditional intersections with stop signs or traffic
signals. They can help to calm traffic while also marking gateways and contributing to community
identity through landscaping.
Guidelines:
a) A roundabout may be appropriate at the intersection of the Energy Drive
and Courtice Road, subject to approval by the Region of Durham.
b) The size and configuration of roundabouts shall meet Regional and
Municipal standards.
c) Landscape elements within roundabouts must not impede critical
sightlines.
d) Roundabouts should feature decorative paving and soft landscaping
designed to a high standard and with durable, low-maintenance materials.
e) The size of roundabouts should be minimized to avoid diverting and
lengthening pedestrian routes through the intersection, and pedestrian
crossings should be clearly marked.
f) Public art should be considered in designing roundabouts.
3.3. Streetscapes
Streets are not just for moving people and goods but are also places for social interaction, and
their design contributes fundamentally to the character of a community. The guidelines below
apply primarily to the boulevards of streets to ensure all the roles and functions of the Courtice
Waterfront and Energy Park streets are optimized.
Guidelines:
a) Sidewalks should be designed to provide fully accessible, barrier-free
connectivity throughout the community, as per Regional and Municipal
standards.
b) Sidewalks should have a width of 1.5 metres.
c) The space between the sidewalk and the curb should be reserved for street
trees, grass or other ground cover, street lighting and, where appropriate,
transit shelters, seating and bicycle parking.
d) Transit shelters and seating should be provided at all transit stops.
e) Curb extensions (bump-outs) may be considered at intersections and mid-
block locations to expand the pedestrian zone, accommodate transit
shelters and seating, and shorten roadway crossings.
f) Street trees should be large canopy species tolerant of droughts and salt,
primarily native, non-invasive species that maximize biodiversity. Pollinator
species are encouraged.
g) Ornamental or flowering trees should be considered for key entry streets.
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h) Trees of the same species should be planted on both sides of the street,
but tree monocultures are to be avoided.
i) Adequate soil volumes, good soil structure, proper drainage and, where
possible, irrigation should be provided to support the long-term health of
street trees. The bridging of soil rooting areas below adjacent hard surfaces
is encouraged.
j) Street lighting will be guided by municipal standards and should focus
illumination downward to minimize light pollution and support dark night
skies.
k) The integration of public art into streetscape elements, such as benches,
transit shelters and paving, should be considered.
l) Utilities such as gas, hydro, cable, and telecommunications should be
located underground, where feasible.
m) Above-ground utilities should be integrated into the streetscape and be
located so as to minimize conflicts with street tree planting. Alternative
methods of screening or integrating utility services may be considered,
including covers, wraps or public art features, in compliance with utility
authority requirements.
3.4. Parks and Open Space
The Courtice Waterfront community contains a variety of existing natural areas which function as
open spaces and is located directly adjacent to Darlington Provincial Park. A portion of this space
will serve as the location for the future Courtice Waterfront Park. The Courtice Waterfront Park
will serve the active and passive recreational needs of the surrounding residents, and should be
designed as the primary gathering space for residents and to enhance the community’s identity
and sense of place.
3.4.1. Courtice Waterfront Park Design Guidelines
a) Formal entries to the Courtice Waterfront Park should be strategically located in
order to ensure convenient access for both pedestrians and cyclists from public right-
of-ways.
b) Facilities in the park should complement those in other areas of the Courtice
Waterfront.
c) Programming in the Courtice Waterfront Park 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.
d) Pedestrian paths within the Courtice Waterfront Park should follow desire lines
between intersections and destinations within and beyond the park, including
trailheads within the Environmental Protection Areas.
e) One or more potential future access points to Darlington Provincial Park should be
maintained from the Courtice Waterfront Park.
f) Secure bicycle parking should be provided in and around the Courtice Waterfront
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Park.
g) Plantings should generally consist of hardy, native species and provide a transition
between park greenspace and natural areas.
h) Landscaping and design of the Courtice Waterfront Park should incorporate low
impact development features.
i) The Courtice Waterfront Park should include furnishings such as benches, other
seating and tables. These elements should be coordinated in their design and built of
durable, low-maintenance materials.
j) Public art should be integrated into the design of park facilities or landscape
features. Public art that celebrates and/or interprets the area’s history and
geography is encouraged.
k) Utility infrastructure such as gas, hydro, cable, and telecommunications should be
located away from the Courtice Waterfront Park and open space frontages.
l) Alternative methods of screening or integrating utility services may be considered,
including covers, wraps or public art features, in compliance with utility authority
requirements.
3.4.2. Guidelines for Mid-Block Pedestrian Connections, Multi-Use Paths and Trails
Mid-block pedestrian connections will be used to break up long blocks and shorten walking
distances. An overall interconnected trail network is critical in supporting connectivity for the
Courtice Waterfront and Energy Park. 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) Mid-block pedestrian connections should have a minimum width of 6 metres to
accommodate a 3-metre wide multi-use path and landscaping on both sides.
b) The trail network should prioritize connecting key destinations in the community, and
parks in particular.
c) Boulevard multi-use Paths and off-road multi-use paths will generally be at least 3
metres wide.
d) Trail connections located in community parks and which traverse environmental
areas can be reduced to a width of 2.5 metres.
e) The design of trails should be sensitive to nearby natural features.
f) 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.
3.5. Environmental Protection Areas
The Courtice Waterfront and Energy Park area contains an extensive natural heritage system,
largely centered on the Tooley 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.
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3.5.1. 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
Protection Area should enhance natural features and functions. Encroachments into
the natural feature should be avoided. Where encroachments cannot be avoided,
compensation may be required.
3.5.2. Lake Ontario Shoreline Design Guidelines:
a) Where appropriate, opportunities for passive recreation along the Lake Ontario
Shoreline should be provided, along with trail connections to the future Courtice
Waterfront Park, Waterfront Greenway, Courtice Waterfront community, and
arterial roads.
b) The naturalization and restoration of the function of the Lake Ontario Shoreline
should be pursued where possible.
c) Access to the Lake Ontario Shoreline shall only be provided where it has been
determined that there will be no long-term impact on the ecological function of
these areas.
3.5.3. Darlington Provincial Park
a) Residential development adjacent to Darlington Provincial Park should seek to
carefully control public exposure, lighting, and access to the Provincial Park.
b) The interface of Darlington Provincial Park with residential lots should consist of a
buffer that meets CLOCA standards. Gates to the adjacent Provincial Park are not
permitted.
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c) The integration of parks, trails and infrastructure adjacent to Darlington Provincial
Park should enhance natural features and functions. Encroachments into the
Provincial Park shall be avoided.
3.5.4. Woodlands and Valleylands
a) Where appropriate, opportunities for passive recreation along the Tooley Creek
Valleylands should be provided, along with trail connections to the future Courtice
Waterfront Park and Waterfront Greenway, the Courtice Waterfront community, and
the Waterfront Main Street.
b) The naturalization, replanting and restoration of the function of woodlands and
valleylands should be pursued where possible.
c) Existing tree cover shall be preserved and expanded to connect and buffer protected
woodlands and other natural areas and provide shade to the public realm.
d) Direct access from private properties backing onto woodlands shall be discouraged.
e) Access to woodlands and valleylands shall only be provided where it has been
determined that there will be no long term impact on the ecological function of these
areas.
3.6. Stormwater Management Facilities
Development in the Courtice Waterfront and Energy Park 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. Detailed guidelines regarding low impact
development can be found in Section 5.2.
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.
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.
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e) Stormwater management ponds should integrate safe public access into their design
through trails and seating. Fencing should be avoided and railings or densely planted
areas should be used to discourage direct access.
f) Stormwater management facilities should incorporate low impact development
measures including but not limited to vegetated swales and planters, trees, shrubs
and porous paving materials.
g) Soil Amendments, Soakaway Pits, Infiltration Trenches and Chambers are
encouraged on medium density, multi-family lots, with green roofs and rainwater
harvesting as additional measures on mixed use blocks.
4. Private Realm Guidelines
While the public and private realms often overlap and intersect, the private realm typically
includes places and spaces to which access is controlled and/or restricted and lands which are
not owned by the Municipality or other public agency.
4.1. Low Density Residential Development Guidelines
Low Density residential buildings, namely single detached dwellings, semi-detached dwellings,
and townhouses, are expected to form the majority of the housing in the Courtice Waterfront
community. The guidelines below focus on massing and the relationship of low-density
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 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 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.
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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 six attached townhouses in a row where the garages
are accessed from a Rear Lane 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 3 metres.
n) Accessory apartments are permitted within single-detached dwellings, semi-detached
dwellings and townhouses subject to the following:
i. They are located within the dwelling;
ii. The architectural design is consistent or complementary to the principal
dwelling, including architectural treatment, materials and proportions of
architectural details;
iii. There is only one door per façade facing the street; and
iv. They shall comply with the policies and standards of the Official Plan and
Zoning By-law
o) One additional accessory apartment may be permitted in a detached accessory
building with access to a Rear Lane, subject to the following:
i. They are encouraged to be on the second storey of a detached garage;
ii. The architectural design is consistent or complementary to the principal
dwelling, including architectural treatment, materials and proportions of
architectural details; and,
iii. iii. They shall comply with the policies and standards of the Official Plan and
Zoning By-law.
4.1.2. Garage and Driveway Design Guidelines
a) Attached front garages should not dominate the massing of the dwelling from the
front.
b) Garages generally should occupy a maximum of 50-60% of the lot frontage,
depending on the width of the lot.
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
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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 a minimum of 30% of the front yard being used for the purpose of
landscaped open space.
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 Lane should locate garages or parking pads at the rear of the
property.
j) Garages fronting onto Rear Lanes should be carefully arranged in groupings to
encourage an attractive visual environment by:
i. The architectural design, massing, detailing, materials, and colours of
garages should complement and reflect the principal dwelling. A variety of
garage heights and roof slopes are encouraged.
ii. Garages should be sited to allow for access and drainage from the rear yard
of the unit to the Rear Lane plus opportunities for landscaping along Rear
Lanes.
iii. Both parking pads and garages shall be set back from the lot line separating
the rear yard from the Rear Lanes.
iv. Parking pads should be screened from the rear by a fence and/or
landscaping.
v. Landscaping and fencing along or adjacent to the Rear Lanes should be
coordinated and finished with materials, colours and vegetation compatible
with the principal dwelling.
4.1.3. Landscaping, Garbage/Recycling and Utilities Guidelines
a) On lots not serviced by a Rear Lane 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 public view from the flanking
street with a minimum 1.5-metre high fence made of durable, attractive wood or a
hedge. Builders shall be encouraged to provide such screening.
c) For medium-density residential developments 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.
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4.1.4. Guidelines for Apartment Buildings and Stacked Townhouses
As per the Secondary Plan, apartment buildings up to six storeys and stacked townhouses are
permitted on lots fronting an arterial road and the Courtice Waterfront Park. The following
guidelines apply to such developments.
a) Buildings should not exceed 20 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
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, although some patios
may be located at grade for accessibility.
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, satellite dishes, and communications
apparatuses 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 are prohibited.
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 Lane, screened from public view, or in underground parking areas.
m) New development will be compatible with adjacent and neighbouring development by
ensuring that the siting and massing of new buildings does not result in undue
adverse impacts on adjacent properties particularly in regard to adequate privacy
conditions for residential buildings and their outdoor amenity areas.
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n) Compatibility will be maintained by ensuring new buildings appropriately transition
towards adjacent and neighbouring development with appropriate building
stepbacks, setbacks, and angular planes. Appropriate transitions will be achieved
through a separation distance equal to or greater than the height of the apartment
building or stacked townhouse, or through the stepping down of the building height to
no more than four storeys facing the property line adjacent to lands designated as
Low Density Residential.
4.2. Mixed Use Buildings and Medium Density Residential Development Guidelines
Mixed Use buildings in the Courtice Waterfront are planned along the Waterfront Main Street
corridor. Medium Density residential buildings are only planned along the Parkside Road
adjacent to the Courtice Waterfront Park. The prominence of these buildings on a main street
corridor will demand a high quality of architectural and landscape design. Medium Density
residential building typologies, including townhouses and apartment buildings, however, will
make up a significant proportion of all dwellings and are encouraged throughout the Courtice
Waterfront community. Medium-density forms will be encouraged particularly on lots facing
Arterial Roads, Collector Roads, and the Courtice Waterfront Park to form a strong built edge to
the public realm and support the use of rear lanes.
4.2.1. General Site and Building Design Guidelines for Mixed Use Buildings
a) Mixed Use buildings in the Courtice Waterfront will range from 2 storeys to 6 storeys
in height.
b) Medium Density residential buildings in the Courtice Waterfront will range from 3
storeys to 6 storeys in height.
c) Mixed Use buildings should be oriented toward the Waterfront Main Street to
establish a street wall that helps frame the street and enhance the pedestrian
environment.
d) Mixed-use buildings may include commercial and office uses at grade and multi-unit
residential above or behind. Ground floors shall be designed to be appealing to
pedestrians and include uses that are more active in terms of pedestrian traffic, such
as commercial/retail, personal service, and restaurant type uses on the ground floor.
e) Grade level retail frontages shall be broken down in scale to provide a finer grained
frontage onto the Waterfront Main Street. Reflective mirror glass shall not be used for
windows at grade.
f) Retail and service commercial uses should be provided on the ground floors of
buildings to bring animation to the street and encourage pedestrian activity. Such
uses should have a minimum 4.5 metre floor-to-ceiling height.
g) A minimum of 50% of the street façade for retail and commercial uses at grade will
be designed with transparent glazing to encourage animation of the public realm.
h) Bird friendly glazing will be used on all windows in every new building.
i) Residential entrances shall be clearly distinguished from the commercial entrances
through building design and can be located at the front or side of the building.
j) Balconies on all storeys above grade are encouraged.
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4.2.2. General Site and Building Design Guidelines for Medium Density Residential
Buildings
a) Medium Density Residential buildings in the Courtice Waterfront will range from 2 storeys
to 4 storeys in height.
b) 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.
c) The external side setback should be 3-6 metres.
d) Apartment buildings should be articulated with vertical recesses or other 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. Main entrances should face the street and be directly accessible
from the sidewalk.
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) 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.
j) Compatibility will be maintained by ensuring new buildings appropriately transition
towards adjacent and neighbouring development with appropriate building stepbacks,
setbacks, and angular planes. Appropriate transitions will be achieved through a
separation distance equal to or greater than the height of the apartment building or
stacked townhouse, or through the stepping down of the building height towards the
property line adjacent to lands designated as Low Density Residential.
4.2.3. Access, Servicing and Storage for Mixed Use, Low and Medium Density
Residential Buildings
a) Parking entrances should be oriented to minimize visual impacts on adjacent properties.
b) 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 Lane, screened from public view, or in underground parking areas.
c) Loading and service areas should be integrated into the building design or placed away
from street frontages and screened from view. Screening measures include landscaping
and/or solid panel fencing. Loading and service areas should be buffered visually and as
necessary for noise impacts, especially when located adjacent to Neighbourhoods.
d) Underground parking for mixed use buildings and apartment buildings is strongly
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encouraged. Parking may be located at the rear of buildings and is not permitted in the
front or side yard of buildings. Driveway entrances should be integrated within the
building design, located away from building corners and with minimal interruption of
walkways and sidewalks.
e) Bicycle parking and storage should be provided for apartment buildings.
f) Driveway entrance locations should be coordinated and consolidated, where possible.
g) Mechanical and electrical equipment, satellite dishes, and communications apparatuses
on the roof of an apartment building should be screened with durable materials
integrated with the design of the building.
h) Curb cuts and driveways should be minimized in width, being no wider than that of
adjacent parking garage entrances, and should be consolidated between adjacent
properties where appropriate.
i) On corner lots, driveways should be accessed from the street of lesser prominence.
j) The use of permeable surface materials should be considered within driveways to
minimize run-off.
k) Ground floor frontages may need to be set back adjacent to parking access sites to
provide visibility at the exit.
l) Garbage storage rooms, in all cases, should be centralized indoors, and at the rear of the
building.
m) Service and outside storage enclosures should be constructed of materials to match or
complement the building material. Any form of chain link fencing should be avoided.
Gates and / or access doors may be constructed of materials different from the actual
enclosure material to facilitate operation; Outside storage areas should be fully screened
by wall enclosures. Screen walls should have a minimum height equal to that of the item
in which it is screening;
n) Outside storage should not be visible from any street;
o) Utility meters, transformers and HVAC equipment should be located in compliance with
utility authority requirements and should be located away from public view and / or
screened through landscaping initiatives to the extent feasible; and
p) Noise attenuation measures should be provided where service areas are in proximity to
residential uses. These features should be complementary in material and design to
surrounding buildings and structures, to reinforce the image of the community.
4.3. Commercial Building Development Guidelines
Commercial buildings in the Courtice Waterfront are planned along the realigned Darlington Park
Road and the Waterfront Main Street. The predominant use of lands in the Commercial area
shall be for commercial and retail uses serving the Energy Park and travelling public. The
Commercial area will serve as the gateway into the Courtice Waterfront and will include uses
such as retail and service commercial uses, including hotels, restaurants, business, professional,
and medical offices, and financial institutions.
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4.3.1. General Site and Building Design Guidelines for Commercial Buildings
a) Commercial buildings in the Courtice Waterfront will range from 1 to 2 storeys in height.
b) The siting and massing of buildings should provide a consistent relationship, continuity,
and enclosure to adjacent public roads.
c) Where located at a corner, buildings shall be designed to address both street frontages
and be massed towards the corner location for visual interest and to anchor the building.
d) Primary entrances to buildings should be clearly visible and located on a public road or
onto public open spaces to support public transit and for reasons of public safety and
convenience. Secondary doors, such as those that face the parking area, emergency
exits, or service doors should be designed to blend in with the building façade.
e) A minimum of 50% of the street façade for retail and commercial buildings will be
designed with transparent glazing to encourage animation of the public realm.
f) Bird friendly glazing will be used on all windows in every new building.
g) Access from sidewalks and public open space areas to primary building entrances should
be convenient and direct, with minimum changes in grade.
h) Drive-through facilities may be permitted as an ancillary use to a commercial building
and shall be designed with a maximum setback from the street frontage.
i) Drive-through facilities, parking lots, and service stations will be prohibited between the
street frontage and commercial building.
4.3.2. Access, Servicing, and Storage for Commercial Buildings
a) Servicing and loading areas shall be discreetly located and be screened from public view
through architectural design, low walls, and landscaping features.
b) Waste facilities within an external structure shall be consistent in design, colour, and
materials to that of the main dwelling and shall not be located in a prominent location.
c) Design outdoor waste storage containers to be consistent with the architectural design of
the building.
4.4. Energy Park Development Guidelines
The Energy Park is planned within the boundaries of Megawatt Drive to the north, the CN rail
corridor to the south, Crago Road to the east, and Courtice Shores Drive to the west. Energy Drive
will provide an east-west connection through the Energy Park, linking it with Courtice Road to the
west and the lands east of Crago Road. The predominant use of lands in the Energy Park shall be
for prestige and general employment uses, ranging from office buildings, research and
development facilities, and light industrial uses. The Energy Park will serve as an employment
hub which will generate a significant amount of job growth in Courtice.
4.4.1. General Site and Building Design Guidelines for the Energy Park
a) Office and institutional buildings should be designed as special landmark
buildings with high quality architectural design, materials, and finishes.
b) The front door of all office buildings should be connected with a walkway to the
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sidewalk and should have direct access to transit stops.
c) Main building entrances must address and be accessible from a primary or
secondary road.
d) Vehicular parking should be located at the side and/or rear of buildings and
should be screened from view from primary roads. A maximum of 10 visitor
parking spaces may be located at the front of buildings. Swales, porous paving
materials and other “green” techniques should be considered to minimize
stormwater run-off.
e) Parking for cyclists should be located near building entrances and where visual
surveillance can be maximized.
f) Drop-off areas should be provided for buses and cars in the public right-of-way
where possible but were located on site they should be at the side of the building,
and not in front of the building.
g) Areas between the building face and public-right-of-way should be a landscape
composed of lawn, a mixture of mature coniferous and deciduous trees and
gardens. Fences are prohibited within the area between the building and the
street.
h) Best practices in “green” development should apply to all elements within the
Energy Park, including buildings, landscaping, parking, servicing, and other
infrastructure. LEED™ standards are encouraged.
i) Naturalized landscape areas for the benefit of wildlife habitat are encouraged,
provided appropriate landscape management practices are followed.
j) Transit stops are encouraged to be integrated with gateway intersections in the
Energy Park and should be designed with high quality amenities including,
seating, lighting, shelters, waste and recycling receptacles, and wayfinding.
k) Employee amenity areas are encouraged and should be connected with
sidewalks and pedestrian pathways connecting from the road network. Amenity
areas will be furnished to support passive uses.
l) Public art should be integrated into building and/or site design where
appropriate.
m) Stormwater management should be incorporated into the planning and design of
open spaces, buildings and paved areas. Stormwater retention ponds and other
elements should contribute to a park-like setting and establish connections to
other open space amenities.
n) Building signage must be incorporated into and coordinated with the architecture
of the building, and signs shall not dominate any one floor or the mechanical
penthouse of a building. Stand-alone and directional signage shall be
incorporated into the design of the landscape.
o) Rooftop mechanical equipment, satellite dishes, and communications
apparatuses should be screened with materials that are complementary to the
building or through parapet height where applicable.
p) Bird friendly glazing will be used on all windows in every new building.
q) Shared driveways are encouraged.
r) Hydro servicing shall be provided underground.
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4.4.2. General Site and Building Design Guidelines for Prestige Employment Area
Buildings
a) The width of a building’s façade fronting a public street shall be at least 50% of
the lot width.
b) To accommodate front yard landscaping and, where desired, visitor parking,
buildings on Energy Drive should be set back 9 to 15 metres from the right-of-way.
To establish a consistent streetscape edge along Park Drive, buildings should be
built to a line parallel to and 6 metres from the front property line.
c) High-quality exterior cladding materials, such as glass, steel, metal paneling and
masonry, must be used on the façades of buildings fronting primary streets. Pre-
cast paneling and exterior insulated finishing systems will not be permitted on
façades facing primary streets. At least 50% of a façade’s surface area must
include transparent glazing.
d) A minimum of 10% of the site area must be landscaped.
e) Lot widths along Energy Drive and Park Drive should be a minimum of 100
metres.
f) Mechanical penthouses, antennae, vents and chimneys will be screened from
view or incorporated into the design of the roof.
g) Buildings at the corner of two streets must address the corner with special
architectural massing or detail. Landscaping should also reinforce this special
corner condition.
h) Developments that occupy sites at the intersections of Megawatt Drive and Energy
Drive, Megawatt Drive and Courtice Road, and Energy Drive and Courtice Road
should be planned and designed to mark the entrance to the Energy Park,
establish gateways and create a strong sense of arrival. This should be achieved
through the articulation of building mass and materials. Landscaping should also
reinforce this special gateway condition.
4.4.3. Access, Servicing, and Storage for Buildings in the Prestige Employment Area
a) Parking lots should be well landscaped and lit to provide safe, comfortable
walking environments and minimize energy waste. Large parking lots should be
divided by islands of trees and other landscaping features, with at least one tree
for every ten spaces.
b) Parking lots should be located behind buildings, screened from pedestrians, and
promote buildings to front and engage with the streetscape.
c) There should be no surface parking between buildings and Energy Drive.
d) Surface parking lots should be designed to achieve an overall reduction in storm
water runoff to predevelopment levels, through the use of vegetative bioswales
along the edges of surface parking lots, shallow grassed lotside swales, and
porous paving measures such as turf pavers or gravel.
e) Ensure that 50% or more of all surface parking lots are shaded from sun at noon
on a typical summer day, to reduce the urban heat island effect.
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f) Bicycle parking spaces should be included and sized to accommodate anticipated
demand.
g) Outside storage and fences are prohibited.
h) Servicing, loading and garbage areas must be enclosed within the building.
Loading and garbage service areas must be located at the rear of buildings and
screened.
4.4.4. General Site and Building Design Guidelines for General Employment Area
Buildings
a) To establish a consistent streetscape edge, buildings should be built to a line
parallel to and 6 metres from the front property line.
b) Single-storey buildings are permitted, but multi-storey buildings are encouraged.
c) High-quality exterior cladding materials such as glass, steel, metal paneling and
masonry must be employed on buildings façades fronting Energy Drive. Pre-cast
paneling and exterior insulated finishing systems will not be permitted on facades
facing Energy Drive. A minimum of 50% of façade surface area facing primary
streets must be glazed.
d) A minimum of 10% of the site area must be landscaped.
e) Lot widths along Energy Drive must be a minimum of 50 metres. Along secondary
roads, lot widths must a minimum of 30 metres.
a) Mechanical penthouses, antennae, vents and chimneys must be screened from
view or incorporated into the design of the roof.
4.4.5. Access, Servicing, and Storage for Buildings in the General Employment Area
a) Parking lots should be well landscaped and lit to provide safe, comfortable
walking environments and minimize energy waste. Large parking lots should be
divided by islands of trees and other landscaping features, with at least one tree
for every ten spaces.
b) Parking lots should be located behind buildings, screened from pedestrians, and
promote buildings to front and engage with the streetscape.
c) There should be no surface parking between buildings and Energy Drive.
d) Surface parking lots should be designed to achieve an overall reduction in storm
water runoff to predevelopment levels, through the use of vegetative bioswales
along the edges of surface parking lots, shallow grassed lotside swales, and
porous paving measures such as turf pavers or gravel.
e) Ensure that 50% or more of all surface parking lots are shaded from sun at noon
on a typical summer day, to reduce the urban heat island effect.
f) Bicycle parking spaces should be included and sized to accommodate anticipated
demand.
g) Service, loading and garbage areas are to be located at the rear of buildings and
shall be screened.
h) Outdoor storage is permitted, provided it does not exceed 50% of the lot area.
Storage must be at the rear of the site and screened from view from streets.
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5. Green Design Guidelines
The overall design of Courtice Waterfront and Energy Park is intended to support environmental
sustainability by protecting and enhancing natural features and including interconnected
pedestrian and trail networks that encourage walking and cycling. Making progress toward the
ultimate goal of a zero carbon community will also depend on a “green design” approach to
infrastructure, buildings and landscapes that follows the guidelines in this section.
5.1. Energy Efficiency
a) Buildings should incorporate energy saving measures such as window shading, daylight
design, daylight sensors, heat recovery ventilation, high efficiency mechanical
equipment, and energy efficient appliances and lighting.
b) The use of renewable energy sources for all or some of a building’s energy, heat and
cooling needs is encouraged. If not used, provisions for future installations should be
considered.
c) Renewable energy technologies should be integrated into the design of building façades
and roofs as well as outdoor spaces.
d) Where green roofs are not provided, reflective or light-coloured roofs should be
incorporated for Mixed Use and Medium Residential buildings in order to reduce solar
heat absorption and energy demand.
5.2. Water Conservation and Low Impact Development
a) All buildings should be designed to use water efficiently through such measures as ultra-
low flow fixtures, waterless urinals, dual flush toilets, and grey-water recycling.
b) Buildings are encouraged to collect rainwater for re-use in the building and/or for
irrigation.
c) Landscaping should feature native and adaptive, non-invasive non-native species that
are drought-tolerant and require little or no irrigation.
d) The use of impermeable paving and other impervious surface materials for hard
landscaping and on-site parking is encouraged to maximize water infiltration.
e) Rainwater harvesting systems for collecting rainwater and storing it for later use are
encouraged.
f) Rain gardens are encouraged to detain, infiltrate and filter runoff discharge from roof
leaders.
g) Rain gardens should be designed to complement the landscape, on a base of granular
material and with tolerant plant material. They should be installed in areas where soil
permeability is high.
h) Vegetated Filter Strips, which are gently sloping densely vegetated areas, and are
designed to treat runoff as sheet flow from adjacent impervious surfaces by slowing
runoff velocities and filtering out sediments and other pollutants, are encouraged where
feasible. They are best suited to treating runoff from roads, roof downspouts and low
traffic parking areas, and can be used for snow storage.
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i) Green roofs are encouraged throughout the Courtice Waterfront, particularly in Medium
Density Residential and Mixed Use areas, to absorb rainwater and reduce stormwater
runoff, provide additional insulation to the building envelope and create habitat for
wildlife