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Staff Report
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Report To: Special Planning and Development Committee
Date of Meeting: April 24, 2023 Report Number: PDS-029-23
Submitted By: Carlos Salazar, Director of Planning and Infrastructure Services
Reviewed By: Mary -Anne Dempster, CAO By-law Number:
File Number: PLN 41.7 Resolution#: PD-044-23
Report Subject: Project Update — Courtice Transit -Oriented Community and GO Station
area Secondary Plan, Courtice — GO Train Extension to Bowmanville.
Recommendation:
1. That Report PDS-029-23, and any related delegations or communication items, be
received for information.
Municipality of Clarington
Report PDS-029-23
Report Overview
Page 2
The purpose of this information report is to provide a project update to Council on the
Courtice Transit -Oriented Community and GO Station area Secondary Plan and integrated
Environmental Assessment (EA). This project is a priority of Province as well as of both
Regional and Clarington Councils as it is essential for the GO Train Extension to
Bowmanville, which includes the proposed Courtice and Bowmanville GO Stations. Phase 2
of the 4-phase project is now completed. The Phase 2 Summary and Public Information
Centre #3 Engagement Feedback Reports are attached to this report. Phase 3 of the project,
to create an emerging land use plan for the area, has commenced.
1. Introduction
1.1 The Courtice Transit -Oriented Community and GO Station area Secondary Plan is a
large area located south of Bloor Street, north of Highway 401, east of Robinson Tooley
Creek and west of Highway 418 (Figure 1). The Secondary Plan area includes lands
around the future Courtice GO train station which is planned to be located north of
Highway 401 between Trulls Road and Courtice Road. This area of Courtice is largely
undeveloped, except for industrial and commercial uses along Baseline Road, which
presents a unique and exciting opportunity in the GTA to create a vision for a new
transit -oriented community.
1.2 A key driver of growth and development in this area is the future Courtice GO train
station and higher density development that is needed to support the station. The
Region of Durham has delineated lands north and south of the future station as a
protected Major Transit Station Area (MTSA) to focus on higher density development.
Overall, the Region of Durham estimates the MTSA to generate 43,757 people and jobs
(273 people/jobs per hectare) and approximately 13,100 new units.
1.3 The Secondary Plan will capitalize on the future GO train station, highway proximity and
existing and planned amenities in the surrounding area. Overall, the Secondary Plan
vision and policies will guide growth and transformation of the area into a new mixed
use, transit supportive and complete community in Courtice.
2. Project Update
2.1 In June 2018, Council authorized staff to commence the Courtice Transit -Oriented
Community and GO Station area Secondary Plan (formerly the Courtice Employment
Area Secondary Plan) (PSD-052-18). Staff was authorized to finalize the draft Terms of
Refence and issue a Request for Proposal to retain the necessary consultants.
Municipality of Clarington
Report PDS-029-23
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Figure 1: Map of Courtice Transit -Oriented Community and GO Station area Secondary Plan
Phase 1
2.2 Phase 1 of the project started in 2018 and included preparation of background and
technical reports, such as Transportation Report, Cultural Heritage Report, Stage 1
Archeological Assessment and Master Servicing Report.
2.3 In June 2019, the first Public Information Centre (PIC) was held to introduce the project,
present the findings of the background and technical reports and receive feedback from
the public. An Engagement Feedback Report was prepared to detail public engagement
and feedback received at PIC #1.
2.4 Public Information Centre #2 was held September 2020 to re-engage with the
community, present issues and opportunities, and guiding principles for public feedback.
An Engagement Feedback Report was prepared to detail public engagement and
feedback received at PIC #2.
2.5 In September 2020, Phase 1 of the project was completed. A Phase 1 Summary Report
was prepared to summarize the technical analysis and public engagement completed as
part of the first phase. Staff Report PDS-008-21 Courtice and Bowmanville Major Transit
Station Areas — Summary of Public Feedback provided an update on the public
feedback received during Phase 1.
Municipality of Clarington
Report PDS-029-23
Figure 2: Attendees and engagement boards from Public Information Centre #1
Phase 2
Page 4
2.6 Phase 2 of the project started in late 2020 to prepare three land use alternations for the
Secondary Plan area and create evaluation criteria to evaluate the options.
2.7 On December 22, 2021 Durham Region Council adopted Regional Official Plan
Amendment (ROPA) 186. ROPA 186 seeks to establish seven Protected Major Transit
Station Areas including two in Clarington that surround the future Bowmanville GO
Station and Courtice GO Station. ROPA 186 is awaiting Provincial approval from the
Ministry of Municipal Affairs and Housing to approve the delineation of the protected
Major Transit Station Areas (MTSA).
2.8 Durham Region Council also endorsed employment land conversions within the
Courtice MTSA for lands within the existing Urban Boundary and west of Trulls Road on
December 21, 2021. These employment conversions will not be in effect until the new
Regional Official Plan is adopted Regional Council and approved by the Ministry of
Municipal Affairs and Housing.
2.9 Public Information Centre #3 was held March 22, 2022 to share 3 land use alternatives
for the Courtice Transit -Oriented Community and GO Station area Secondary Plan and
the guiding principles/criteria that were used to create each option. A live poll was used
during the meeting to engage attendees, and public feedback was received on the 3
options presented at the PIC. An Engagement Feedback Report was prepared to detail
public engagement and feedback received at PIC #3, see Appendix 1 of Attachment 1.
2.10 The information presented to the public at PIC #3 was also presented to landowners at
a Stakeholder workshop held on the same day but prior to PIC #3. Over 80 landowners
were invited to session however only 18 attended.
Municipality of Clarington
Report PDS-029-23
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Figure 3: Questions asked to guide Q&A session and dicussion at online Public Information
Centre #3
Municipality of Clarington
Report PDS-029-23
Page 6
2.11 In February 2023, Phase 2 of the project was completed. A Phase 2 Summary report
was prepared to outline the 3 land use alternatives, evaluation criteria and public
engagement completed in phase 2 (Attachment 1).
Phases 3 & 4
2.12 Phase 3 of the project is on -going and includes creation of an emerging land use plan
for the Courtice Transit -Oriented Community and GO Station area Secondary Plan and
integrated Environmental Assessment (EA).
2.13 In March 2023, Tribute Communities and Brookfield Residential presented individual
design concepts for their land holdings in the Secondary Plan area to staff. An
integrated design for the MTSA area of the Secondary Plan is under development by
the Landowners Group (LOG). Staff will be hosting two planning and design sessions;
one with the Landowners Group and other with property owners who are not members
of the LOG. Following these sessions, the Municipality will complete the preparation of
an emerging land use plan to present at PIC #4 in Fall 2023.
2.14 Phase 4, the final phase, will include a Statutory Public Meeting to present the
Secondary Plan to Council and the public for consideration, is anticipated to take place
in early 2024.
2.15 Once the Province approves ROPA 186 to delineate the protected Major Transit Station
Areas (MTSA), the Municipality will have one year to amend the Official Plan and
update zoning to include minimum heights and densities within the MTSA. Overall the
Courtice Transit -Oriented Community and GO Station area Secondary Plan and
implementing zoning by-law amendment will need to be completed within one year of
the ROPA 186 approval by the Ministry of Municipal Affairs and Housing.
3. Financial Considerations
3.1 Cost recovery agreements with the Courtice Transit -Oriented Community Landowner
Group are in place to partially fund the preparation of the Secondary Plan.
4. Concurrence
4.1 Not Applicable.
5. Conclusion
5.1 The Courtice Transit -Oriented Community and GO Station area Secondary Plan
presents a unique and exciting opportunity in the GTA to create a vision and policies
that will guide growth and development of the area into a new mixed use, transit
Municipality of Clarington
Report PDS-029-23
Page 7
supportive and complete community. ROPA 186 delineates the Courtice protected
Major Transit Station Area (MTSA), which surrounds the future Courtice GO train
station, is the focus for higher density development. The Region of Durham estimates
the MTSA to generate 43,757 people and jobs (273 people/jobs per hectare) and
approximately 13,100 new units. Provincial approval of ROPA 186 will trigger a one-
year timeline for the Secondary Plan and implementing zoning for the MTSA be
completed.
5.2 It is respectfully recommended that Council receive this report for information.
Staff Contact: Lisa Backus, Manager of Community Planning, 905-623-3379 ext. 2413 or
Ibackus(a-).clarington.net, Amy Burke, Principal Planner, 905-623-3379 ext. 2423 or
aburke(o)_clarington.net, Emily Corsi, Senior Planner, 905-623-3379 ext. 2428 or
ecorsi(cr clarington.net.
Attachments:
Attachment 1 - Phase 2 Summary Report
Interested Parties:
List of Interested Parties available from Department.
COURTICE TRANSIT -ORIENTED
COMMUNITY SECONDARY PLAN
Phase 2 Summary Report
April 2023
Attachment 1 to
Report PDS-029-23
URBAN
Cl0�lllt011 STRAINCIES
ACKNOWLEDGEMENTS
Consulting Team
Warren Price, Partner, Urban Strategies Inc.
Tim Smith, Principal, Urban Strategies Inc.
Stephen Brophy, Associate, Urban Strategies Inc.
Izabela Molendowski, Associate, Urban Strategies Inc.
Kenny Lamizana, Planner, Urban Strategies Inc.
Stephen Keen, Associate Partner / Senior Director Transportation, CIMA+
Municipality of Clarington Project Team
Lisa Backus, Manager, Community Planning and Infrastructure Services
Amy Burke, Principal Planner, Community Planning and Infrastructure Services
Emily Corsi, Senior Planner, Community Planning and Infrastructure Services
Karen Richardson, Manager, Development Engineering
Project Steering Committee
Colleen Goodchild, Region of Durham Policy Planning & Special Studies
Greg Pereira, Region of Durham Transportation Planning
Heather Finlay, Region of Durham Planning and Economic Development
Jeff Almeida, Region of Durham Works
Doris Cheng, CLOCA
Mustafa Ghassen, Delta Urban
Louise Foster, Tribute Communities
Jennifer Haslett, Brookfield Homes
Reiner Kravis, Metrolinx
Derek Davies, Metrolinx
TABLE OF CONTENTS
1.
INTRODUCTION
4
1.1 Study Purpose and Objectives
4
1.2 Planning Process
4
1.3 Secondary Plan Area
5
2.
POLICY CONTEXT UPDATES
6
2.1 Envision Durham Municipal Comprehensive Review
6
2.2 Robinson-Tooley Subwatershed Study
8
3.
GUIDING PRINCIPLES
9
3.1 The Environment
9
3.2 Places for Living and Working
10
3.3 Moving Around
11
3.4 The Public Realm
12
3.5 Fiscal Sustainability
13
4.
LAND USE OPTIONS
14
4.1 Framework and Base Assumptions
14
4.2 Land Use Designations and Densities
21
4.3 Option 1
27
4.4 Option 2
28
4.5 Option 3
29
5.
EVALUATION CRITERIA
30
6.
CONCLUSIONS AND NEXT STEPS
45
APPENDIX A
APPENDIX B
1. INTRODUCTION
1.1 Study Purpose and Objectives
The Municipality of Clarington initiated the Courtice
Transit -Oriented Community (CTOC or Courtice TOC)
Secondary Plan in 2019 for the lands around the
future Courtice GO Station to be located just north of
Highway 401, between Trulls Road and Courtice Road.
The CTOC is a large area within Courtice's urban
boundary comprised of significant natural features,
farm land and a mix of industrial uses along Highway
401. The Secondary Plan, together with Urban
Design and Sustainability Guidelines, will guide the
area's transformation into a new mixed use, transit -
supportive, complete community over the coming
decades. The Secondary Plan will include a vision
and policies to guide development of a range of
employment, commercial, residential and public uses
that capitalize on future GO transit service, highway
proximity, and existing and planned amenities in the
surrounding area, including the Courtice waterfront.
This Phase 2 Summary Report summarizes the
findings from work completed in Phase 2 of the
Courtice Transit -Oriented Community (CTOC)
Secondary Plan, focusing on:
• Updates to Regional policies applicable to the
area;
• Refinements to Guiding Principles and Evaluation
Criteria informed by feedback and input from
stakeholders, Municipal staff, and community
members;
• Three land use options based on the Guiding
Principles; and,
• Evaluation of the options against the criteria.
PHASE 1 PHASE 2
Background Alternative
& Analysis Land Use Plans
1.2 Planning Process
The Courtice TOC planning process is ongoing and
includes multiple opportunities for the public and
stakeholders to provide input and feedback through
each phase of the project.
Phase 1 of the Courtice TOC Secondary Plan focused
on conducting background research and technical
analysis to inform the development of three land
use options and concluded with a public information
centre (PIC) held in September 2020. Phase 2 of the
Project involved the preparation of land use options
illustrating different arrangements of open spaces
and land uses. The land use options have been shared
through multiple engagement events, including a PIC
held on March 22, 2022. The outcomes of the PIC are
documented in Appendix A, and public comments
on the land use options are summarized in Section
4 of this report. Phase 3 of the project will focus on
developing a preferred land use plan and drafting the
Secondary Plan and Urban Design and Sustainability
Guidelines, as well as a Zoning By-law for the area
(the "Documents").
PHASE 3 PHASE 4
Draft Documents Final Documents
i
We Are Here
Figure 1. The Planning Process
The Courtice Transit -Oriented Community Secondary Plan — Phase 2 Summary Report
Target
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(Council Approval)
1.3 Secondary Plan Area
The Courtice TOC Secondary Plan Project Area is
located south of Bloor Street, north of Highway
401, east of Robinson Creek, and west of Tooley
Creek and Highway 418. Except for industrial and
commercial uses along Baseline Road, the area is
largely undeveloped. The area had been designated for
employment uses; however, Durham Region Council
recently endorsed a series of "conversions" to permit
residential uses to achieve the overall vision for a
mixed -use, transit -supportive community centred on
the future GO Station. Furthermore, the Region has
delineated lands north and south of the future station
as a Protected Major Transit Station Area (PMTSA) to
provide a focus for higher -density development that
achieves a minimum density of 150 people and jobs
per hectare.
Figure 2. Map of Secondary Plan Area
The Courtice Transit -Oriented Community Secondary Plan — Phase 2 Summary Report
2. POLICY CONTEXT UPDATES
2.1 Envision Durham Municipal Comprehensive Review
Durham Region's population is expected to almost
double to 1.3 million by 2051. In 2019, Durham
Region launched Envision Durham — the Municipal
Comprehensive Review (MCR) process to develop a
growth strategy for the Region and update its Official
Plan. Durham Region is currently in the process of
finalizing a draft new Official Plan for public and
agency review, following which it will be presented to
Regional Council for adoption and submitted to the
Minister of Municipal Affairs and Housing for approval
Through the MCR process, Regional Council has
endorsed the recommendations of technical studies
and adopted Regional Official Plan Amendments
(ROPAs) affecting the CTOC Secondary Plan Area.
Employment Land Conversions
As a result of the Employment Strategy prepared for
Envision Durham and the evolving policy framework
to support transit -oriented communities, in December
2021, Regional Council endorsed the requested
employment land conversions identified in Figure
3 and described below. The conversions will be
reflected in the updated Regional Official Plan.
Lands subject to the conversion requests CNR-11,
CNR-26, CNR-37, and CNR-41 are currently designated
as Employment Areas but are being planned for a
PMTSA designation. Regional Council adopted the
staff recommendation to convert the lands to enable
the land use permissions associated with a PMTSA,
including higher -density residential, and support
provincial policies.
Clarington Council endorsed the conversion of most
of the lands west of Trulls Road and north of the
railway, and directly adjacent to the Courtice PMTSA,
as requested by landowners and supported by
Municipal staff, who felt industrial uses on the lands
would not be compatible with the mix of uses being
planned for the PMTSA.
Regional Council subsequently approved the
conversion of all lands west of Trulls Road and
north of the railway, based on the recommendation
of Durham's Planning and Economic Development
Committee.
Regional Council's conversion decisions set the stage
for the land use options to consider a range of uses
across the Secondary Plan area, except in areas along
Baseline Road, on either side of the PMTSA, that will
retain their Employment Area designation.
WAO
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Figure 3. Map of Conversions
The Courtice Transit -Oriented Community Secondary Plan — Phase 2 Summary Report
Regional Official Plan Amendment No. 786
(ROPA 186) — PMTSAs
In December 2021, Regional Council also adopted
ROPA 186. The purpose and effect of ROPA 186 is
to implement a policy framework, density targets,
and delineations for Protected Major Transit Station
Areas (PMTSAs) throughout Durham Region. The lands
affected by ROPA 186 are generally around existing and
future higher order transit corridor stations, particularly
the lands delineated around existing and future GO
stations. ROPA 186 designates and delineates lands
around the Courtice GO Station as a PMTSA.
The new policies for PMTSAs envision them
developing as distinct places and transit -oriented
communities, with higher -density, mixed -use
intensification, distinctive built form, and a pedestrian -
oriented public realm. The policies permit a wide range
of uses while prohibiting auto -oriented and land -
extensive uses. The planning and implementation of
PMTSAs are intended to support the creation of focal
points that provide active places and streetscapes
with a wide range and mix of high -density transit -
oriented uses based on pedestrian -oriented built
form, with the highest development densities close to
Commuter Stations or Transportation Hubs.
Under ROPA 186, local official plans are required to
be updated to establish minimum density, population,
employment targets to achieve an overall target of
150 residents and jobs combined per hectare within
PMTSAs. Urban design and sustainability guidelines
are also required to guide the desired density, built
form, building placement, and approaches for a
pedestrian oriented public realm. Municipalities are
also required to develop policies and permissive
zoning within PMTSAs, as an incentive to ensure
the implementation of higher -density, mixed -use
development.
Settlement Area Boundary Expansion
Clarington Council has endorsed a proposed
expansion of Courtice's east settlement area
boundary to Highway 418 (see Figure 3). The proposal
remains under review by the Region, but because the
Region has delineated the Courtice PMTSA to include
lands outside the current settlement boundary (east
of Courtice Road), the land use options prepared for
the Secondary Plan area assume the boundary will be
expanded to include all of the PMTSA at a minimum.
The Courtice Transit -Oriented Community Secondary Plan — Phase 2 Summary Report
2.2 Robinson-Tooley Subwatershed Study
The Municipality of Clarington initiated a
Subwatershed Study for Robinson Creek and Tooley
Creek to inform planning for future growth in Courtice
and guide management of the subwatershed's
natural features, with the overarching goal of
achieving sustainable development while maximizing
environmental and human benefits. The study was
completed in three phases:
Phase 1 — Subwatershed Characterization
Phase 2 — Subwatershed Management Strategies
Phase 3 — Implementation and Monitoring Plans
The study's Phase 1 report mapped and assessed the
natural features and functions within the Robinson
Creek and Tooley Creek subwatershed, identifying
areas of high constraints, medium constraints and
low constraints. Based on this work, in preparing the
land use options development was assumed to be
not appropriate in high constraint areas and likely
appropriate in low constraint areas. Taking a cautious
approach, the study team assumed development,
including parkland, would be partially or wholly
restricted in areas of medium constraints.
The Subwatershed Study's recently completed Phase
2 and Phase 3 reports summarize key findings and
recommendations based on environmental, social, and
economic criteria and recommend a Subwatershed
Management Strategy, with the primary focus of
protecting natural ecosystem functions, flooding
and erosion. The findings cover flood control, water
quality, erosion, groundwater, and natural heritage. Dry
stormwater ponds are recommended for flood control
in new developments. Low Impact Development (LID)
is also recommended to protect Robinson Creek
and Tooley Creek from new developments, including
protecting habitats for species, natural heritage
features, and groundwater and reducing erosion rates.
The study's recommendations will inform the preferred
land use plan for the CTOC area, as well as the policies
of the Secondary Plan and the Urban Design and
Sustainability Guidelines.
The Courtice Transit -Oriented Community Secondary Plan — Phase 2 Summary Report
3. GUIDING PRINCIPLES
A set of 15 guiding principles were developed for the Courtice Transit -Oriented Community to guide planning
and provide a foundation for the Secondary Plan. The principles were informed by the study team's analysis of
opportunities, review of best practices in transit -oriented community design, and consultation with stakeholders
and the public. In addition to guiding the development of land use options, the principles provided a basis for
the criteria used to evaluate the three options. The guiding principles are grouped under three themes: The
Environment, Places for Living and Working, Moving Around, The Public Realm, and Fiscal Sustainability.
The Environment
1. Protect, enhance, and value significant natural
features, including Robinson Creek and Tooley
Creek.
• Avoid adverse impacts on existing ecosystems
and natural heritage features.
• Enhance connectivity between natural heritage
features.
• Enhance the natural heritage network as an
amenity.
• Provide appropriate buffers between development
and sensitive natural heritage features.
• Maintain the general topography of the area and
make use of natural drainage patterns to minimize
the risk of flooding.
• Facilitate opportunities to integrate green
infrastructure within the public realm.
2. Conserve and integrate the area's cultural
heritage.
• Conserve significant built heritage resources and
facilitate their integration with surrounding land
uses, open spaces and built form.
• Ensure opportunities for views and access to sites
of cultural significance, as appropriate.
3. Maximize opportunities for public and private
views to Lake Ontario.
• Ensure opportunities for views and vistas to
Lake Ontario from public spaces, including but
not limited to, parks, open spaces, parkettes, and
streetscapes.
• Strategically locate parks and open spaces to
make use of the existing topography to promote
views and visual interest.
The Courtice Transit -Oriented Community Secondary Plan — Phase 2 Summary Report
Places for Living and Working
4. Support and optimize planned rapid transit
facilities.
• Concentrate a mix of high -density uses close to
rapid transit for residents, workers, and visitors to
utilize frequently and with ease of access.
5. Accommodate a range of housing types and
affordable housing.
• Plan for a variety of housing types and forms,
including affordable housing, to meet the needs of
individuals and families through all stages of life.
6. Accommodate a range of businesses and a
high level of employment, while maintaining
compatibility between employment uses and
sensitive uses.
• Plan for a variety of employment types and forms,
including office, light and heavy industrial, and
small-scale neighbourhood retail uses.
• Provide good frontage opportunities for
employment uses on arterial roads.
• Plan appropriate buffers between future
employment uses and sensitive land uses.
• Use adequate landscaped buffers between
different uses that back on to one another.
10 The Courtice Transit -Oriented Community Secondary Plan — Phase 2 Summary Report
Moving Around
7. Link the area to local and regional transportation
networks for transit, private vehicles, and active
transportation.
• Develop an interconnected grid of primary streets
throughout the area and to the existing network
beyond, located to minimize impacts on natural
heritage features.
• Protect for enhanced connections for pedestrians,
cyclists and drivers across the CTOC area and to
the surrounding communities in Courtice including
the waterfront.
8. Elevate active transportation and public transit as
the primary means for moving around. affordable
housing.
Provide infrastructure, connections, and linkages
specifically designed for active transportation,
such as bike lanes, multi -use trails, and green
connections.
Deliver infrastructure and road networks that
support high -frequency public transit, especially
along local roads.
9. Ensure access to parks, schools, retail, and transit
are within walking distance.
Parks and schools should be provided within
residential areas that are readily accessible via
active modes of transportation such as walking
and cycling.
Neighbourhood -scale retail uses should be
provided within all residential areas.
Local public transit routes should directly service
residential areas.
10. Minimize the provision of surface parking,
especially in areas close to the GO station.
• Below -grade parking spaces and facilities should
be constructed, especially as part of high -density
mixed -use development in the PMTSA.
The Courtice Transit -Oriented Community Secondary Plan — Phase 2 Summary Report 11
The Public Realm
11. Ensure parks and other open spaces are highly
visible, accessible, and usable.
• Maximize the number of public frontages for parks
and other open spaces.
• •Align key streets to provide connectivity and
views between parks and other open spaces.
• Locate parks to maximize the number of residents
within a 5-minute walk.
• Provide parks of a sufficient size and configuration
to accommodate a range of potential recreational
uses.
12. Provide and promote opportunities for other
community facilities and services.
• Provide convenient access to basic community
facilities, amenities, and services.
13. Integrate stormwater management in the public
realm.
• Locate stormwater facilities in appropriate
locations where they can also function as a public
realm feature.
12 The Courtice Transit -Oriented Community Secondary Plan — Phase 2 Summary Report
Fiscal Sustainability
14. Coordinate the phasing of private development
and public investments
The road and park network will serve as a
framework for how development should be
appropriately phased to deliver housing,
commercial services, and community amenities in
a way that is cohesive and able to serve a growing
population in a timely manner.
15. Ensure infrastructure and public services are used
and improved efficiently.
• Infrastructure and public services should be used
efficiently.
• Innovative and sustainable solutions to
infrastructure should be explored and considered.
The Courtice Transit -Oriented Community Secondary Plan — Phase 2 Summary Report 13
4. LAND USE OPTIONS
4.1 Framework and Base Assumptions
The land use options for the CTOC Secondary Plan
are based on a consistent overall framework of
environmental features and existing and future
infrastructure, as well as common assumptions
regarding parks and schools, as described below.
Natural Setting
A ring of natural areas, including the Robinson Creek
and Tooley Creek valleys, frames the CTOC area.
Within this natural setting are medium constraint, high
constraint, and flood plain areas, as identified in the
Subwatershed Study. Since development will be or
may be heavily restricted in these areas, the land use
options generally exclude them within new land uses.
Roads and Active Transportation
Connections
All the options are based on a consistent network
of primary and secondary roads (i.e., arterials
and collectors) that provides logical and direct
connections to existing and planned roads within
the CTOC area, to the north within the Southeast
Courtice Secondary Plan Area, and to the west
within the Southwest Courtice Secondary Plan Area.
Baseline Road, Courtice Road (RR34) and Trulls
Road are already continuous through the CTOC area
and therefore provide the backbone for the road
network. A secondary road network with spacing of
approximately 250 metres completes the network
for optimal connectivity for all travel modes and
to facilitate a rational pattern of local streets and
blocks with development flexibility. Future additional
crossings of the railway and Highway 401 have not
been assumed, considering the significant constraints
posed by the two corridors, although a long-term
extension of Trulls Road over Highway 401 has been
acknowledged and illustrated as a possibility. In
addition, all the options include a north -south active
transportation connection through the middle of the
CTOC area that ultimately would lead to a pedestrian/
cycling bridge over the highway to better connect the
area to the Courtice waterfront.
Cultural Heritage
The higher -order road network in all the options
avoids properties identified as potentially having
cultural heritage significance, notably historic
farmhouse properties. The land use options do not
highlight these features, but instead assume those to
be maintained will be sensitively integrated with other
uses.
GO Station
The future Courtice GO station provides a focal
point for all the options. Consistent with regional
and provincial policies, land uses designations
with highest residential and employment densities
are concentrated within short walking distance of
the station. Retail and cultural uses would also be
concentrated around the station.
Surrounding Land Uses
The options respond to existing and planned uses in
Southeast Courtice, Southwest Courtice and along
Baseline Road with neighbouring uses that would be
compatible in their function and form.
14 The Courtice Transit -Oriented Community Secondary Plan — Phase 2 Summary Report
Parks and Schools
The land use options show a consistent amount of
parkland, based on the Municipality's goal to provide
1.8 hectares of parkland for every 1,000 residents,
while illustrating different approaches to distributing
neighbourhood parks across the CTOC area and
different possible locations for a large community
park. The framework for the options shows how
primary schools can be located such that all residents
are with 500 metres of a school. The land use options
themselves do not identify locations for primary
schools, recognizing there are many variables that will
determine their ultimate location, and it is too early in
the planning process to determine the best locations.
The options, however, do identify potential locations
for a secondary school, should one be required, since
the impact of a secondary school will be much greater
than that of primary schools. Provision of schools will
be aligned with Official Plan requirements and School
Board needs.
Figure 4. Options Framework
Stormwater Management
Potential locations for stormwater management
(SWM) facilities are identified at low points within the
CTOC area, and it has been assumed that other ponds
(wet or dry) and low -impact development features
will be integrated with development in other locations,
where required. These details will be addressed in the
Secondary Plan.
The Courtice Transit -Oriented Community Secondary Plan — Phase 2 Summary Report 15
4.2 Land Use Designations and
Densities
The options apply seven different land use
designations to the CTOC Secondary Plan Area, in
addition to designations for parks and environmental
protection areas. Together, the seven designations
support the overarching goal to create a complete,
transit -oriented community. As described below, they
are differentiated in terms of land use (residential vs.
employment vs. mixed -use) and the range of building
types, forms, and densities.
In determining density ranges for the designations
and applying them to the PMTSA, testing was
undertaken to ensure the overall average density
would meet or exceed the minimum of 150 people
and jobs per hectare established in ROPA 186. See
Appendix B for land budgets for the PMTSA within
each land use option.
Mixed Use Inner Core surrounds the future Courtice
GO station and plans for the broadest mix of
residential, office, retail, and institutional uses at the
highest densities proposed for the area. Densities
from site to site may range from 150 to 600 units/ha,
and it is assumed the ratio if residents to jobs would
be 4:1.
Density Range
HIGH
600
units/ha
MID
350
units/ha
LOW
150
units/ha
Transit Core (Mimico GO Station, Etobicoke)
Public Library (Scarborough Civic Centre Library)
Mid -High
367 units/ha
658 units
Low ,
150 units/ha
264 Units `
Figure 7. Density visualization
High
605 units/ha
1,112 units
Mid -Low
335 units/ha
600 units
16 The Courtice Transit -Oriented Community Secondary Plan — Phase 2 Summary Report
Mixed Use Outer Core comprises predominantly residential uses at medium to high densities, with some
ground -floor commercial uses. This designation would accommodate primarily low-rise apartment buildings
and mid -rise mixed -use and residential buildings. Developments with a density in the range of 80 to 250 units/
ha would be appropriate, and a residents -to -jobs ratio of approximately 20:1 has been assumed.
Low-rise apartments (Wesbrook Village, Vancouver)
Density Range
HIGH
250
units/ha
MID
150
units/ha
LOW
80
units/ha
44;A_0�00
Mid -rise development (The Junction, Toronto)
Mid -High W_
170 units/ha j High
302 units 248 units/ha
/ 244 units
Low r�
80 units/ha / Mid -LOW
143 Units 128 units/ha
�224 units
Figure 8. Density visualization
The Courtice Transit -oriented Community Secondary Plan —Phase Sum mary -port Bact<Tto-back
stacked
Transit -Oriented Neighbourhood comprises predominantly low-rise housing at medium densities with small-
scale commercial uses appropriate in strategic locations (e.g., corners of major roads). This designation covers
building typologies such as stacked and back-to-back townhouses and low-rise apartment buildings. Densities
from 60 to 100 units/ha would be accommodated in these areas.
Stacked Townhouses (M2 Towns, Vaughan)
Density Range
HIGH
100
units/ha
MID
8F
units/ha
LOW
60
units/ha
Rouge Park Public School (Markham)
Mid -High
85 units/ha
152 units
Low
60 units/ha
106 units
Figure 9. Density visualization
High
98 units/ha
175 units
Mid -Low
73 units/ha
130 units
18 The Courtice Transit -Oriented Community Secondary Plan — Phase 2 Summary Report
Office District includes office and other prestige employment uses entirely within buildings (e.g., light
manufacturing, research and development) and which would be appropriate south of the rail corridor. An
average density of 50 jobs/ha is assumed for these areas.
Corporate Campus (Sterling Road, Toronto)
Office (Simens, Oakville)
Industrial includes light and general industrial uses, such as manufacturing, warehousing and distribution
facilities and small-scale office.
Industrial Building Landscape Trees
�4
Light Industrial (Small scale office manufacturing)
The Courtice Transit -Oriented Community Secondary Plan — Phase 2 Summary Report 19
Mixed Innovation/Institutional is a designation that would permit a mix of live -work units, small-scale light
industrial buildings (maker spaces), and institutional uses such as long-term care homes, secondary schools,
and colleges/universities.
Flexible Live -work Townhomes (New Amherst, Cobourg)
Retirement Long-term Care Homes (Amica at Unionville,
Markham)
Outer Neighbourhood includes low-rise residential uses such as single and semi-detached houses, along with
street -related townhouses, with a density in the range of 25 to 45 units/ha.
Neighbourhoods (Oak Park, Oakville)
Street -related Townhouses (Regent Park, Toronto)
20 The Courtice Transit -Oriented Community Secondary Plan — Phase 2 Summary Report
4.3 Option 1
Land Use + Density
Option 1 includes a large Mixed Use Inner Core around
the GO station, and east of Courtice Road, south of the
rail corridor. The Mixed Use Outer Core transitions into
the lower -density Transit -Oriented Neighbourhood to
the north. An Outer Neighbourhood is located to the
northwest of Trulls Road and Townline Road. A large
Office District is located south of the rail corridor.
Existing uses in the southeast corner of the CTOC
area are captured within an Industrial Area. A Mixed
Innovation/Institutional area, including a secondary
school, is located west of Trulls and south of Townline
Road.
Figure 10. Option 1 - Land Use Plan
Open Space
Option 1 includes a large community park just west
of Trulls Road and a series of smaller neighbourhood
parks, most adjacent to an environmental protection
area. An east -west "green street" linking multiple parks
complements the north -south green spine.
Legend:
Mixed Use Inner Core
0 Mixed Use Outer Core
0 Transit -Oriented Neighbourhood
0 Office District
0 Industrial
0 Mixed Innovation/Institutional
0 Outer Neighbourhood
The Courtice Transit -Oriented Community Secondary Plan — Phase 2 Summary Report 21
4.4 Option 2
Land Use + Density
Option 2 includes a mid -sized Mixed Use Inner Core
around the GO station on both sides of the tracks, with
a strong density focus along the arterial corridors.
An Office District is centered along Baseline Road,
between two Industrial Areas, one west of Trulls
Road and the other east of Courtice Road. A Mixed
Innovation/Institutional area is also located west of
Trulls, between Townline Road and the rail corridor; as
in Option 1, it includes a secondary school is proposed
within. Mixed Use Outer Core areas are concentrated
along arterial roads. An Outer Neighbourhood
area west of Trulls Road and a Transit -Oriented
Neighbourhood to the east dominate the northern
portion of the CTOC area.
Figure 72. Option 2 - Land Use Plan
Open Space
Option 2 locates a large community park in the
north half of the PMTSA, adjacent to a large woodlot.
Neighbourhood parks of varying shapes and sizes
are located adjacent to the valley lands, reinforcing the
"green loop" as well as in central locations.
Legend
0 Mixed Use Inner Core
0 Mixed Use Outer Core
0 Transit -Oriented Neighbourhood
0 Office District
0 Industrial
0 Mixed Innovation/Institutional
0 Outer Neighbourhood
22 The Courtice Transit -Oriented Community Secondary Plan — Phase 2 Summary Report
4.5 Option 3
Land Use + Density
Option 3 includes a smaller, more dense, Mixed
Use Inner Core concentrated around the GO
station. The Mixed Use Outer Core frames the Inner
Core, establishing a transition to Transit -Oriented
Neighbourhoods to the west, north and east. As in
Options 1 and 2, an Outer Neighbourhood is located
northwest of Trulls Road and Townline Road. A small
Office District is located south of Baseline Road,
Industrial Areas mirror those in Option 2.
Figure 13. Option 3 - Land Use Plan
Open Space
Option 3 locates a large community park within the
Robinson Creek valley and distributes neighbourhood
parks of varying sizes evenly across the CTOC area.
Legend:
0 Mixed Use Inner Core
0 Mixed Use Outer Core
0 Transit -Oriented Neighbourhood
0 Office District
0 Industrial
0 Outer Neighbourhood
The Courtice Transit -Oriented Community Secondary Plan — Phase 2 Summary Report 23
5. EVALUATION CRITERIA
The three land use options were evaluated based on criteria under each of the 15 guiding principles refined
in Phase 2. The criteria were informed by stakeholder and public comments. The options were compared
qualitatively under each criteria and also scored based on how well they supported each principle, as follows:
Principle 1. Protect, enhance, and value significant natural features,
wincluding Robinson and Tooley Creeks.
Criteria # 1)
Impact on EPAs:
Land uses, road alignments, and other infrastructure
minimize conflicts with sensitive Environmental
Protection Areas.
Although the primary road network is the same
in all options, Option 2 scores the highest since
it offers more open space buffers between roads
and the EPA lands.
Option 1 somewhat satisfies the criteria since it
delivers fewer open space buffers along the EPA
lands.
Option 3 scores the lowest since a community
park is located within the conversation lands
associated with Robinson Creek.
Criteria #2)
Synergy between Natural Features and Parks:
Planned parks and open space network supports
synergies with natural features, enhancing and adding
value to the features.
Option 2 scores the highest since it includes the
most parkland adjacent to EPA lands, including a
large community park.
Options 1 and 3 include similar amounts of
parkland adjacent to EPA lands, although these are
lower than what Option 2 provides. Since Option
3 locates the community park within the EPA it
scores the lowest, since the park's location within
the EPA limits opportunities to enhance natural
features.
OPTION 1
OPTION 2
OPTION 3
OPTION 1
OPTION 2
Cp
•
O
C)
•
OPTION 3
O
24 The Courtice Transit -Oriented Community Secondary Plan — Phase 2 Summary Report
Principle 2. Integrate valued
elements of the area's cultural
heritage.
Criteria # 1)
Impact on CHVI identified properties -
Land use and infrastructure proposed in the options
minimizes impacts on properties of potential Cultural
Heritage Value or Interest.
All options propose a road alignment and
network which does not disrupt the existing CHVI
properties.
Neither of the options would prevent the
conservation and sensitive integration of identified
cultural heritage.
Principle 3. Maximize opportunities
for public and private views to Lake
Ontario.
Criteria # 1)
Opportunities for views from parks and view
corridors to the lake: The option should located parks
at high points and provide north -south view corridors
along streets and other open spaces.
All options include parks at high point, although
mid -rise and tall buildings within the PMTSA may
block views to the lake.
Major streets and a north -south linear open space
through the PMTSA will provide opportunities to
views to the lake in all options.
OPTION 1 OPTION 2 OPTION 3 OPTION 1 OPTION 2
4 • • •
OPTION 3
•
The Courtice Transit -Oriented Community Secondary Plan — Phase 2 Summary Report 25
Principle 4. Support and optimize planned rapid transit.
Criteria # 1)
High -Density in Proximity to 250 metres of
Rapid Transit:
Concentration of population and employment is
maximized within 250 metres of the Courtice GO
station.
Most of the land within 250 metres of the GO
Station is designated Mixed Use Inner Core in
Options 2 and 3. Therefore, these options would
likely have similarly high populations within a short
walking distance from the station.
In comparison, Option 1 has a much smaller area
within 250 metres of the GO Station designated
Mixed Use Inner Core.
OPTION 1 OPTION 2
O •
Criteria #2)
High -Density in Proximity to 500 metres of
Rapid Transit:
Concentration of population and employment is
maximized within 500 metres of the Courtice GO
station.
• Almost half of the area within 500 metres of the
station in Option 1 is designated Office District and
therefore will have the least density.
• Option 2 has the most land within 500 metres of
the GO station designated Mixed Use Inner Core
or Mixed Use Outer Core and therefore would have
more high -density development closest to the
station.
• In comparison, Option 3 has more land within
500 metres of the station designated Transit -
Oriented Neighbourhood but would also have more
population density south of the rail corridor.
OPTION 3 OPTION 1 OPTION 2
• O •
OPTION 3
•
26 The Courtice Transit -Oriented Community Secondary Plan — Phase 2 Summary Report
Principle 5. Accommodate a range of housing types and affordable housing.
Criteria # 1)
Diversity.
The option has the potential to accommodate a
balance mixed of housing forms and types, to support
a diverse population and variety of household types.
Option 1 has the highest proportion of Mixed Use
Inner Core and Mixed Use Outer Core lands, where
apartments are the dominant form.
In comparison, Option 2 has a balance of
residential land use designations.
Option 3 has the highest proportion of
Transit -Oriented Neighbourhood and Outer
Neighbourhood, where grade -related housing are
the dominant forms.
OPTION 1 OPTION 2 OPTION 3
The Courtice Transit -Oriented Community Secondary Plan — Phase 2 Summary Report 27
Principle 6. Accommodate and support a range of businesses and a high
level of employment, while maintaining compatibility between employment
uses and sensitive uses.
Criteria # 1)
Diversity of Employment Uses:
The option has the potential to accommodate a range
of employment opportunities within the community.
All options accommodate a range of employment
opportunities across a range of land use
designations: Industrial, Office District, Mixed Use
Inner Core, and Mixed Use Outer Core, and Mixed
Innovation/Institutional.
Industrial businesses are favoured in Option 3,
whereas office employment is favoured in Option 1.
Option 2 would likely result in the greatest mix of
employment opportunities.
OPTION 1 OPTION 2 OPTION 3
• 4
Criteria #2)
Land Use Compatibility.
The option minimizes the potential for incompatibility
between industrial and sensitive uses.
The Industrial area in Option 1 is the most isolated
from sensitive uses.
Option 2 mostly buffers the same Industrial area
with other areas for non-residential uses.
Option 3 locates an Industrial area close to
residential neighbourhoods north of the rail
corridor and east of Trulls Road, and therefore has
the most potential to result in land use conflicts.
OPTION 1 OPTION 2 OPTION 3
0
Criteria #3)
Visibility.
The option provides a high degree of visibility of
prestige employment uses along Highway 401.
• Option 1 includes the most land adjacent to
Highway 401 designated for primarily prestige
office development.
OPTION 1 OPTION 2
•
OPTION 3
u
28 The Courtice Transit -Oriented Community Secondary Plan — Phase 2 Summary Report
Principle 7. Link the area to local and regional transportation networks for
transit, private vehicles and active transportation.
Criteria # 1)
Connectivity.
The option connects well to the surrounding road and
trail networks.
• All options share a road network directly
connected to existing and planned roads to the
west, north and east.
• Trail connection opportunities are also similar
across all three options.
OPTION 1
•
OPTION 2
4
OPTION 3
Criteria #2)
Minimize Potential for Conflicts and Inefficiencies:
The land use pattern minimizes the potential for
conflicts among different travel modes and operational
inefficiencies.
Option 1 provides the greatest separation between
office, industrial and residential areas, which
would help to minimize the potential for conflicts
among trucks, other vehicles (commuters),
cyclists and pedestrians.
Option 3 mixes more residential with employment
uses south of the rail corridor, which could lead to
more conflicts and operational inefficiencies.
OPTION 1
•
OPTION 2
4
OPTION 3
11
The Courtice Transit -Oriented Community Secondary Plan — Phase 2 Summary Report 29
Principle 8. Elevate active transportation and public transit as the primary
means for moving around.
Criteria # 1)
Prioritize Use of Active Transportation:
The option should provide infrastructure, connections,
and linkages for active transportation.
All options will support active transportation and
public transit, however the inclusion of the east -
west green connection along with the north -south
green spine in Option 1 provides more opportunity
for dedicated active transportation links.
Criteria #2)
Support High -Frequency Local Transit:
The road network and residential densities should
support high -frequency transit within the CTOC and to
the broader community.
By spreading higher -density development over a
larger area, Options 1 and 2 would likely support
high -frequency local transit.
OPTION 1
OPTION 2
OPTION 3
OPTION 1
OPTION 2
•
1
4
(#
•
OPTION 3
C)
30
The Courtice Transit -Oriented Community Secondary Plan — Phase 2 Summary Report
Principle 9. Ensure access to parks, schools, retail, and transit are within
walking distance.
Criteria # 1)
Park Access:
A high proportion of residents and workers will be
within 500 metres of a park.
In all options residents would be within 500
metres of a park.
However, in Options 1 and 2 the community park is
more centrally located and closest to high -density
neighbourhoods.
OPTION 1 OPTION 2 OPTION 3
• • 4
Criteria #2)
School Access:
A high proportion of residents will be within short
walking distance of an elementary school.
• The three options do not identify locations for
primary schools; however, there is opportunity in
all options to locate schools where most, if not all,
residents are within 500 metres.
OPTION 1 OPTION 2 OPTION 3
• • •
Criteria #3)
Retail Access:
Provides opportunity for local neighbourhood -scale
retail in all residential areas.
• Options 1 and 2 provide the greatest opportunity
for local neighbourhood -scale retail in residential
areas due to the larger areas for high -density,
mixed -use development.
OPTION 1 OPTION 2 OPTION 3
• • CD
The Courtice Transit -Oriented Community Secondary Plan — Phase 2 Summary Report 31
Principle 10. Minimize the provision of surface parking, especially in areas
close to the GO station.
Criteria # 1)
Support Below -Grade Parking:
The option will support the delivery of below -grade
parking within the PMTSA and minimize the need for
surface parking.
Option 1 includes a large office district within
the PMTSA, where surface parking will likely be
needed.
Option 3 minimizes the area for auto -oriented
employment uses in the PMTSA.
OPTION 1 OPTION 2 OPTION 3
32 The Courtice Transit -Oriented Community Secondary Plan — Phase 2 Summary Report
Principle 11. Ensure parks and open spaces are highly visible,
accessible, and usable.
Criteria # 1)
Visibility and Accessibility.
The park network located parks along major streets,
ensuring a high degree of visibility and accessibility.
• Options 1 and 2 locate most parks adjacent to
major streets.
• The location of the community park in Option 3
will make it the least visible and accessible.
OPTION 1 OPTION 2 OPTION 3
Criteria #2)
Usability.
The size and configuration of park(s) supports a high
degree of programming flexibility and respects the
Municipality's park size standards in the Official Plan.
• Generally, the Neighbourhood Parks in all options
satisfy the Municipality's minimum standard of 1.5
hectares.
• Option 3 includes two large neighbourhood parks
that would provide more programming flexibility.
OPTION 1 OPTION 2 OPTION 3
(I (1 •
Criteria #3)
Co -Location:
The locations of the secondary school and community
park, and school and parks generally, facilitate shared
use of open space and recreation facilities.
• Options 1 and 3 plan for the co -location of a
secondary school and community park.
• All options provide the opportunity to co -locate
primary schools and neighbourhood parks.
OPTION 1 OPTION 2 OPTION 3
The Courtice Transit -Oriented Community Secondary Plan — Phase 2 Summary Report 33
Principle 12. Provide and promote
opportunities for other community
facilities and services.
Criteria # 1)
Provision of Community Facilities:
The option should provide opportunities for
community facilities and services in central locations.
• All options provide opportunities for
accommodating community facilities and services
in mixed -use, residential or employment areas.
OPTION 1
•
OPTION 2
•
OPTION 3
•
Principle 13. Integrate
stormwater management in the
public realm.
Criteria # 1)
Appropriate Locations for Stormwater Facilities:
The option should located and site stormwater
facilities in appropriate locations where they can be
seamlessly integrated adjacent to natural areas and
with the public realm.
• All options plan for stormwater management
facilities in appropriate areas where these facilities
can be integrated with the public realm.
OPTION 1
OPTION 2
•
OPTION 3
34 The Courtice Transit -Oriented Community Secondary Plan — Phase 2 Summary Report
Principle 14. Coordinate the
phasing of private development and
public investments.
Criteria # 1)
Orderly Phasing:
The road network and park network will facilitate
the orderly phasing of development and delivery of
community services.
• The development of large parks and linear green
spaces in all options may create challenges for
coordinated phasing with residential and mixed -
use development; however, orderly phasing is
possible in all options.
OPTION 1 OPTION 2 OPTION 3
Principle 15. Ensure infrastructure and
public services are used
and improved efficiently.
Criteria # 1)
Avoid Undue Fiscal Impacts:
The option should help ensure infrastructure and
public services are used efficiently with no undue
fiscal impacts on the Municipality.
• The road networks, parks, and secondary school
in all options can be designed and built for
efficient use and resilience over the long term.
OPTION 1 OPTION 2 OPTION 3
• • •
The Courtice Transit -Oriented Community Secondary Plan — Phase 2 Summary Report 35
6. CONCLUSIONS AND NEXT STEPS
As illustrated in the Figure 15, Land Use Options 1 and
2 overall support the 15 Guiding Principles more or
less equally and better than Option 3. The relative key
strengths of each option listed on the following page
also summarize the evaluation.
The next step in the Secondary Plan process,
and the first step in Phase 3, will be to develop a
preferred land use plan that reflects and integrates
the strengths of each option. The study team will
share a draft of the preferred land use plan with
the Project Steering Committee and the public at a
PIC. Following refinements based on feedback and
a technical review, the preferred plan will provide a
basis for the Secondary Plan and a Demonstration
Plan. The Demonstration Plan, in turn, will help to
illustrate policies in the Secondary Plan as well as
the Urban Design and Sustainability Guidelines and
Zoning By-law.
Figure 75. Scoring Summary
OPTION 1 OPTION 2 OPTION 3
1.1
(P
0
0
1.2
•
0
2.1
•
3.1
4.1
0
4.2
0
•
•
5.1
•
6.1
(10
•
(10
6.2
0(10
0
6.3
•
4
7.1
00
7.2
•
8.1
•
(10
8.2
(10
0
0
9.1
•
•
(10
9.2
9.3
•
•
1Q1
0
•
11.1
•
•
11.2
(1
•
11.3
•
(P
•
12.1
•
•
•
13.1
•
•
•
143
0
0
0
15.1
36 The Courtice Transit -Oriented Community Secondary Plan — Phase 2 Summary Report
Key Strengths
Option 1
Option 2
Option 3
• Overall transit -supportive.
• Includes an isolated industrial area -
less risk of land use or transportation
conflicts.
• High visibility of prestige employment
uses along Highway 401.
• Access to centralized community park.
• Access to retail.
• Secondary school and community park
co -location.
• Population close to GO station.
• Transit -supportive overall.
• Parkland adjacent to EPAs.
• Access to community park.
• Housing diversity.
• Employment diversity.
• Access to retail.
• Population close to GO station.
• Large, flexible neighbourhood parks
• Secondary school and community park
co -location.
The Courtice Transit -Oriented Community Secondary Plan — Phase 2 Summary Report 37
Appendix A - Public Information Centre #3
38 The Courtice Transit -Oriented Community Secondary Plan — Phase 2 Summary Report
Courtice Transit Oriented Community
Secondary Plan
Public Information Centre #3
Engagement Feedback Report
March 22, 2022
Acknowledgements
Consulting Team
Warren Price, Partner, Urban Strategies Inc.
Tim Smith, Principal, Urban Strategies Inc.
Alex Heath, Associate, Urban Strategies Inc.
Stephen Brophy, Associate, Urban Strategies Inc.
Izabela Molendowski, Planner, Urban Strategies Inc.
Stephen Keen, Associate Partner / Senior Director Transportation, CIMA+
Municipality of Clarington Project Team
Carlos Salazar, Manager, Community Planning and Economic Development
Amanda Tapp, Principal Planner, Community Planning and Economic
Development
Karen Richardson, Manager, Development Engineering
Project Steering Committee
Colleen Goodchild, Region of Durham Policy Planning & Special Studies
Greg Pereira, Region of Durham Transportation Planning
Heather Finlay, Region of Durham Planning and Economic Development
Jeff Almeida, Region of Durham Works
Doris Cheng, CLOCA
Mustafa Ghassen, Delta Urban
Louise Foster, Tribute Communities
Jennifer Haslett, Brookfield Homes
Reiner Kravis, Metrolinx
Derek Davies, Metrolinx
Table of Contents
1. Introduction 4
2. Meeting Overview 6
3. Feedback Themes 7
4. Detailed Feedback 8
5. Poll Results 9
6. Next Steps 10
1. Introduction
The Municipality of Clarington initiated the Courtice Transit -Oriented Community (TOC) Secondary Plan in 2019
for the lands around the future Courtice GO Station that will be located just north of Highway 401, between Trulls
Road and Courtice Road.
The Courtice TOC is a large area adjacent to Highway 401 and Highway 418 that will transform into a new mixed
use, transit -supportive, complete community. The Secondary Plan will include a vision and policies to guide
development of a range of employment, commercial, residential and public uses that capitalize on future GO
transit service, the highway proximity, and existing and planned amenities in the surrounding area, including the
Courtice waterfront.
This document summarizes the feedback heard during the third Public Information Centre (PIC) for the Courtice
TOC Secondary Plan.
Engagement Process
The Courtice TOC engagement process is on -going, and includes multiple opportunities for the public and
stakeholders to provide input and feedback through each phase of the project.
Phase 1 of the Courtice TOC Secondary Plan concluded with a PIC held in September 2020. Phase 2 of the
Project involves the preparation of land use options which feature different arrangements of open spaces and
land uses. These land use options have been shared through multiple engagement events, including PIC #3
which is summarized in this report. There will be at least one more public consultation event to review the draft
Secondary Plan and supporting documents prior to completion of the project.
Additional information on the project and engagement process can be found online at:
https://www.clarington.net/en/business-and-development/courtice-employment-lands-secondary-plan.aspx
PHASE 1 PHASE 2 PHASE 3
Background Alternative Draft Documents
& Analysis Land Use Plans
Public Public
Public
Consultation Consultation
Consultation
#1 #2
#3
O O�
June 2019 September2020
We Are Here
The Project Process
Final Documents
Public
Target
Consultation Completion
#4
_ OOX
Winter2023
2023
(Council
Recommendation)
Courtice TOC Secondary Plan Project Area
The Courtice TOC Secondary Plan Project Area is located at the south end of Courtice, to the south of the
Southeast Courtice Secondary Plan Project Area, and to the east of the Southwest Courtice Secondary Plan
Project Area. The Courtice TOC project area is today primarily composed of farming uses, with some commercial
uses along Baseline Road. Currently designated for employment uses, Durham Region Council has recently
endorsed a series of "conversions" to permit residential uses to achieve the overall vision for a mixed -use,
transit -supportive community centred on the future GO Station. Furthermore, the Region of Durham has
delineated lands within closer proximity to the future Courtice GO Station as a Protected Major Transit Station
Area. This area will be a focus for higher density development with a range of building heights. Development
within this area will be planned to achieve an overall minimum density target of 150 people and jobs per hectare.
The Project Area
2. Meeting Overview
Public Information Centre Meeting #3 for the Courtice
TOC Secondary Plan was held via Zoom Webinar on
March 22, 2022 from 7:00 pm to 8:30 pm. Invitations
were mailed out to all addresses within the project
area. Notices were advertised in both Clarington
This Week and Orono Weekly Times. Notices were
also posted on the municipal website and on the
Municipality's Facebook account. Approximately 61
people attended the public meeting.
The public meeting was set up in a Zoom Webinar
format, and commenced with a presentation. A total
of 6 interactive Zoom polls were included throughout
the presentation as prompts for generating
discussion and gathering feedback from participants.
Poll questions varied from asking participants where
they live and to what kind of building typologies and
amenities they envision for the Courtice TOC.
The presentation included three questions to
help guide participant questions and comments.
A question and answer session was held after the
presentation and was facilitated by members of the
consultant team and Municipal staff. This report
primarily summarized feedback received during
the webinar, supplemented by additional feedback
received following the webinar via email.
The presentation included the following
information:
• Secondary Plan Process and Background
• Policy Context Update
• Draft Guiding Principles
• Framework for the Land Use Options
• Land Use Designations & Densities
• Land Use Options
The following questions guided the Q&A
session and discussion:
• What do you like most about each of the options?
• Do you see any significant challenges in any of
the options?
• Are there other land uses or building types we
should consider for any of the proposed land use
designations?
3. Feedback Themes
Participants expressed support for the planning objectives and vision presented in the options for the Courtice
TOC. There was a general sense of enthusiasm expressed towards the development of a mixed use transit -
oriented community in Courtice. Participants expressed support for concentrating higher density residential and
mixed use buildings around the future Courtice GO Station. The proposed options were also recognized as an
opportunity to support existing local businesses and promote future economic development in Courtice.
Participants expressed interest in prioritizing local public transit and active transportation. Many comments
focused on supporting investment towards local public transit and exploring how transit could contribute
to facilitating connectivity to the future GO Station. An emphasis on investing in opportunities for active
transportation in the form of cycling and walking was also expressed.
Participants inquired about the existing employment uses and proposed mix of employment opportunities in
the area. There was an interest in how existing employment uses in the Courtice TOC may be impacted by the
Secondary Plan and future development. Participants were also curious about what types of businesses and
employment uses could be planned for within the Courtice TOC. Support was expressed for promoting existing
and future small -businesses.
Participants expressed interest in delivering a mix of housing typologies and tenures. Several participants
expressed support for including both ownership and rental housing options in different forms such as apartment
buildings and townhouses. Some participants also expressed the need for including affordable housing options
within the Courtice TOC.
1
lb Mixed Use Inner Core
fD Mixed Use Outer Core
Density. 80-250 units/ha + 5% jobs
The Three Options
O Transit -Oriented Neighbourhood t) Industrial
Density: 60-100 units/ha 0 Mixed Innovation/ Institutional
O Office District Q Outer Neighbourhood
Density: 50 jobs/ha Density. 25-45 units/ha
4. Detailed Feedback
The following section provides further detail on
the feedback received from participants.
Participants expressed support for concentrating
higher density residential and mixed use buildings
around the future Courtice GO Station. The proposed
options were also recognized as an opportunity to
support existing local businesses and promote future
economic development in Courtice. The options
and overall vision for the Secondary Plan area were
recognized as an exciting opportunity to contribute
significant urban growth in Courtice, making it a
livable, complete community and destination for
residents, workers, and visitors.
Increasing connectivity for cyclists and pedestrians
received considerable interest from participants.
The timing of delivery for the conceptual pedestrian
bridge over Highway 401 and green loop generated
curiousity from participants. Although some
participants expressed concerns regarding the
challenges of delivering these significant pieces
of infrastructure, there was support for improving
walkability and cycling opportunities in Courtice.
Enhanced connectivity provided by active
transportation infrastructure was recognized as a
critical asset for improving access and walkability
throughout the Courtice TOC. Improved connections
for cyclists and pedestrians to the surrounding
communities and Courtice Waterfront were also
recognized as an opportunity.
Participants expressed interest in development
timelines and the anticipated construction completion
date of the Courtice GO Station. Participants were
curious about the status of these timelines and
the anticipated progress of the future Courtice GO
Station's delivery. Some participants expressed
interest in the potential impacts of the construction
and redevelopment phases on surrounding properties.
Participants expressed support for including a
range of business and employment opportunities
across the Courtice TOC. Participants also stated
that existing local businesses could benefit from
the delivery of development and urban growth to the
Courtice TOC. Concerns were raised regarding the
existing employment and light industrial uses in and
around the Secondary Plan area and how they will be
impacted by the proposed redevelopment of the TOC
lands.
Consideration for including affordable housing
options were expressed by some participants.
Due to the rising cost of housing across the GTHA
impacting both renters and first-time home buyers,
some participants expressed support for including
affordable homeownership and rental opportunities in
the Courtice TOC.
5. Poll Results
The polls administered throughout the presentation
generated a high participation rate from the
attendees. Although not all 61 participants responded
to each of the polls, the responses to the questions
outlined below provide a general sense of the overall
sentiments amongst the PIC participants.
Poll #1 - Where do you live?
The results from Poll #1 indicated that the majority
of participants reside in Courtice, followed by living
in Durham Region outside of Clarington and living
outside of Durham Region. The lowest amount of
responses was generated from people living in
Bowmanville and Orono.
Poll #2 - What previous engagement activities have
you participated in?
The results indicated that the majority of participants
attended both Public Information Centre #1 held on
June 18, 2019 and Public Information #2 held on
September 29, 2020. Fewer participants attended only
one former PIC.
Poll #3 - What are the maximum heights you envision
for buildings near the future GO station?
The results from Poll #3 indicated that the majority
of participants envision buildings with heights
ranging between 10 to 20 storeys near the GO station
Building heights of more than 40 storeys received
the second highest amount of support, followed by
20 to 30 storeys and less than 10 storeys. The 30 to
40 storey height range received the least amount of
support.
Poll #4 - What kinds of community facilities would
you most like to see within the Courtice TOC?
The results indicated that participants were most
supportive of seeing a recreation centre within the
Courtice TOC. Sports fields and a library received the
second highest amount of support, followed by child
care facilities and an arts and culture centre. Spaces
for non-profit, community -based organizations
received the fourth highest amount of support, and
swimming pools received the lowest amount of
support.
Poll #5 - What types of business would you most like
to see within the Courtice TOC?
The results indicated that participants expressed the
most support for retail, restaurants, and services.
Offices received the second highest amount of
support, followed by energy and environmental
innovation. Light industrial businesses received the
least support.
Poll #6 - What approach to parks and open spaces do
you most prefer?
The results indicated that the majority of participants
expressed interest in a combination of both a large
civic park in a central location and many smaller
neighbourhood parks. Responses for smaller
neighbourhood parks alone generated the second
highest amount of responses, followed by a large civic
park in a central location. A different arrangement
of parks than those listed above received the lowest
amount of support.
6. Next Steps
The next steps in the Courtice TOC Secondary
Plan will involve evaluating the options based
on transportation, servicing, land use, and other
technical analysis in tandem with the Environmental
Assessment process.
A preferred land use option will be developed in
towards the end of 2022. A draft Secondary Plan and
Urban Design and Sustainability Guidelines will be
prepared in early 2023. Further public consultation
will be held on the draft Secondary Plan and Urban
Design and Sustainability Guidelines.
10
Appendix B - PMTSA Land Budget
MTSA Concept Plan 1
Area (ha)
Densityunits/ha
Units
PPU
Pop.
Jobs
Gross MTSA Developable Area
124.6
MTSA - Inner Core
21.5
350
7515
1.5
11272
2254
MTSA - Outer Core
19.0
150
2847
1.8
5125
256
MTSA - Transit Neighbourhood
3.7
80
298
2.43
725
MTSA - Business District
19.0
950
Totals
10660
17,121
I 3204
Total Population and Jobs
1 20,326
Note: Community facilities have not been fully accounted for in options
0 Mixed Use Inner Core
Density: 150-600 units/ha + 20% jobs
I. Mixed Use Outer Core
Density: 80-250 units/ha + 5% jobs
0 Transit -Oriented Neighbourhood
Density: 60-100 units/ha
0 Office District
Density: 50 jobs/ha
MTSA Concept Plan 2
Area (ha)
Densityunits/ha
Units
PPU
Pop.
Jobs
Gross MTSA Developable Area
124.6
MTSA - Inner Core
17.4
350
6090
1.5
9135
1827
MTSA - Outer Core
22.0
150
3299
1.8
5937
297
MTSA - Transit Neighbourhood
9.8
80
782
2.43
1899
MTSA - Business District
14.1
703
Totals
10170
16,972I
2530
Total Population and Jobs
19,501
1
Note: Community facilities have not been fully accounted for in options
0 Mixed Use Inner Core
Density: 150-600 units/ha + 20% jobs
I. Mixed Use Outer Core
Density: 80-250 units/ha + 5% jobs
0 Transit -Oriented Neighbourhood
Density: 60-100 units/ha
0 Office District
Density: 50 jobs/ha
MTSA Concept Plan 3
Area (ha) Densityunits/ha
Units
PPU
Pop.
Jobs
Gross MTSA Developable Area
124.6
MTSA - Inner Core
11.4 500
5675
1.5
8513
1703
MTSA - Outer Core
18.8 150
2825
1.8
5084
254
MTSA - Transit Neighbourhood
25.7 80
2053
2.43
4988
MTSA - Business District
7.4
368
Totals
10552
18,585I
2071
Total Population and Jobs
20,655
166
Note: Community facilities have not been fully accounted for in options
Mixed Use Inner Core
Mixed Use Outer Core
Density: 80-250 units/ha + 5% jobs
i
0 Transit -Oriented Neighbourhood
Density: 60-100 units/ha
0 Office District
Density: 50 jobs/ha