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HomeMy WebLinkAboutPSD-052-12 Clarbgton REPORT PLANNING SERVICES DEPARTMENT PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE 6,014,56 �J Date: November 26, 2012 Resolution #: By-law#: Report#: PSD-052-12 File #: COPA 2012-0006 Subject: OFFICIAL PLAN AMENDMENT FOR COURTICE MAIN STREET SECONDARY PLAN RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-052-12 be received; 2. THAT the proposed Secondary Plan and Official Plan Amendment continue to be reviewed by staff and that a further report be prepared following the receipt of additional agency and public comments; and 3. THAT the interested parties listed in Report PSD-052-12 and any delegations be advised of Council's decision. Submitted by: Reviewed by:'-- avi . Crome, MCIP, RPP Franklin Wu, Director of Planning Services Chief Administrative Officer LB/COS/sn/df/ah 19 November 2012 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO LIC 3A6 T 905-623-3379 �� i 1 : -� � �� �+��I►I = ^= IIII II U1� � `► � � � _i l I 'Iai = ' : ° -6 1111 1 .�Ii�t 1111 III 11111\�///uiul� - ■� • _: � � '��� 111 Q J% � rani IIII IIIIIillll ■�t -' - `,� 1! /� 1 m nnl nn u�:= � �� nn ul �♦ ti i { '�'""� _ �`1- :� : ��...�:$ mr/c == w it i Ilr : ai �� �� - � : uu �■■■— � it��: � �� I/ P �� r^ - ��* !�� �I 111111 = , `� ■■■, Elf WN1 I i ull uu�i I I'�` •� ''�r°-=' — . 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COURTICE MAIN STREET BACKGROUND 3.1 The Courtice Main Street Planning Study The CMS area is a regional corridor and is one of the primary intensification areas in Courtice and Clarington. Its development is central to the intensification forecast for the Municipality as well as other regional and local planning initiatives. Regional Official Plan Amendment 128 (ROPA 128) forecasts a minimum of 6,181 intensification units for all of Clarington between the years 2015-2031. Corridors play an important role in structuring urban form, and aligning development with transportation and infrastructure goals. Corridors are areas of transition that have a mix of residential and commercial uses. The CMS project has developed integrated solutions for land use, transportation, services, built form and streetscaping with emphasis on pedestrians and public transit in order to create a community identity and opportunities for development to the year 2031. 3.2 Project Chronology The CMS project has included extensive public participation, the Municipality hosted three open houses, a workshop, and this statutory public meeting. In addition the Robinson Creek and Tooley Creek Watershed Management Plan and the Harmony, Farewell and Black Creek Watershed Study were essential components of providing up-to-date planning of this area. All reports were made available though the Official Plan Review webpage. 2009 • The Robinson Creek and Tooley Creek Watershed Management Plan (RTWMP) was initiated by the Municipality of Clarington. • The first open house for the CMS project was held and consisted of a Community Vision Workshop. Approximately 60 residents and business owners attended to discuss the strengths and weaknesses of the CMS study area and participated in the setting of general goals and visions for the redevelopment of the area. • CLOCA presented an existing conditions report for the Black Harmony Farewell Watershed to the public at an Information Centre. 2010 • The Courtice Main Street Study Issues Review Paper was issued. It provided the historic, legal and planning context for the development of a planning framework for the CMS area and served also as an important tool to inform and educate the public and business community on the planning process and dynamics associated with this exercise. • A second open house was held at which the different parts of the CMS were looked at in more detail, which included an interactive workshop where participants provided input in developing a concept plan. During this workshop REPORT NO.: PSD-052-12 PAGE 4 participants stressed the idea that the Town Centre area should be the focus of public and civic amenity activities and various cultural uses, and not just a commercial plaza. • The Robinson Creek and Tooley Creek Watershed Management Plan Existing Conditions report was presented to the public at an Open House along with target setting. • A third open house was held to present and discuss the proposed Courtice Main Street Master Development Plan. Approximately 40 residents and business owners attended. • The Courtice Main Street Master Development Plan Report was presented at a public meeting before the General Purpose and Administration Committee. It was approved in principle and staff were directed to prepare the Secondary Plan for the Courtice Main Street to implement the Master Development Plan. 2011 • The Natural Heritage System for the Robinson Creek and Tooley Creek Watershed, including the functional system (existing on the ground today) and the targeted system (areas that could be targeted for restoration to improve the functional system) were presented to the public at the Open House. • The Draft Robinson Creek and Tooley Creek Watershed Management Plan was released for review. Comments were received and additional stakeholder meetings were held. • A second public information centre was held to present the Black/Harmony/Farewell Watershed Plan scenario analysis, management plan recommendations and next steps to the public. 2012 • The final Robinson Creek and Tooley Creek Watershed Management Plan was approved by the CLOCA Board of Directors. It was subsequently received by Clarington Council. • A fourth CMS project open house was held and included a presentation of a draft Secondary Plan and implementing Official Plan amendment. • The Black/Harmony/Farewell Creek Watershed Plan was presented in draft at an Open House. A number of stakeholder sessions have also been held with the stakeholders including municipal and regional staff throughout this process. All these reports have also been posted on either the Official Plan Review website (www.clarington.net/ourplan) or the CLOCA website (www.cloca.com) REPORT NO.: PSD-052-12 PAGE 5 3.3 Current Conditions 3.3.1 Existing Built Form and Uses Durham Highway 2 (Courtice Main Street) through the project area supports an assortment of uses and built form including the commercial district in the west, a mix of small plazas, single family dwellings, incubator type retail/service uses within residential buildings, and vacant lots. Sensitive natural heritage features (Farewell and Black Creeks, headwaters of the Robinson Creek, the woodlands in the Town Centre and the high volume groundwater recharge area in and surrounding the Town Centre) have also been identified throughout the CMS project area. These features may impede development on the one hand but have the potential to be sensitively integrated into the development of the corridor and contribute towards an urban form and scale that is more environmentally friendly and sustainable. The relatively shallow depth and narrow lot frontages of multiple properties along Highway 2, coupled with required setbacks from sensitive natural heritage features pose certain challenges for larger development proposals and will require land assembly and consolidation of parcels and vehicular access points. The majority of the CMS properties are occupied by many single storey and single use buildings and development density that are incompatible with the vision of the Secondary Plan, which will require significant redesign and redevelopment. Compatible land use development will form an integral part of any development or redevelopment project and may require special studies in terms of noise and shadow impacts, parking provisions, etc. 3.3.2 Infrastructure within the CMS project area Regional Sanitary Service: Most of the CMS area is on private septic systems, except for the former Courtice West Shopping District up to Centrefield Drive, and a section between Prestonvale Road and Sandringham Drive that has just been serviced with a municipal sanitary sewer along Highway 2. Sanitary sewer service will be the largest impediment for the redevelopment of the area. Regional Water Service: All of the lands within the CMS are serviced with municipal water with the exception of the properties fronting onto Durham Highway 2 between Richard Gay Avenue and Trulls Road. Stormwater Management: The section of the CMS west of the Farewell Creek has storm sewer systems in place but redevelopment of sites may necessitate the introduction of stormwater quality control measures and additional quantity controls. The storm sewer system east of the Farewell Creek would require additional stormwater control for redevelopment, likely many of these on site. REPORT NO.: PSD-052-12 PAGE 6 Road network: Durham Highway 2 through Courtice is the "back bone" of the CMS area. It is classified as a Type B Arterial Road under the jurisdiction of the Regional Municipality of Durham. 3.3.3 Cultural Heritage There are twenty-one (21) Cultural Heritage Resource buildings located within the CMS area. These buildings are not designated under the Ontario Heritage Act however the protection and integration of these structures in the redevelopment of the CMS will be encouraged whenever possible. 4. POLICY ANALYSIS 4.1 Provincial Policy Statement The Provincial Policy Statement 2005 (PPS) states that municipalities shall promote: • opportunities for intensification and redevelopment that respond to the local context of existing buildings; and • the availability of suitable existing and planned infrastructure required to accommodate anticipated needs. The PPS stipulates that appropriate development standards should be promoted which facilitate intensification, redevelopment and compact form, while maintaining appropriate levels of public health and safety, and it also requires municipalities to set minimum targets for intensification and redevelopment within built-up areas, however where Provincial targets have been set (Growth Plan) those are to be used as the minimum. The PPS requires Municipalities to promote economic development and competitiveness by providing for a diversified economic base, to take into account the needs of existing and future businesses, and ensuring the provision of necessary infrastructure to support current and estimated employment needs. The PPS calls for the promotion of a land use pattern, density and mix of uses that minimizes the length and number of vehicle trips and supports the development of viable choices and plans for public transit and other alternative transportation modes, including commuter rail and bus. The PPS states that the diversity and connectivity of natural heritage features in an area, and the long-term ecological function and biodiversity of natural heritage systems should be maintained, restored, or where possible, improved, recognizing linkages between and among natural heritage features and areas, surface water features and ground water features. REPORT NO.: PSD-052-12 PAGE 7 4.2 Provincial Growth Plan The Growth Plan stipulates that population and employment growth will be accommodated by directing a significant portion of new growth to the built-up areas of the community through intensification and by focusing intensification in specific areas. The CMS is within Clarington's designated Built Boundary and has been delineated through ROPA 128 as an intensification corridor. The Growth Plan requires population and employment growth be accommodated by reducing the dependency on the automobile through the development of mixed-use, transit-supportive, pedestrian friendly urban environments. Building compact, vibrant and complete communities is one of the key guiding principles of the Growth Plan. The term "Complete Community" refers to a community that meets people's needs for daily living throughout an entire lifetime by providing convenient access to an appropriate mix of jobs, local services, housing and community infrastructure. The Growth Plan requires all intensification areas be planned and designed to: • provide a diverse and compatible mix of land uses, including residential and employment uses; • provide high quality public open spaces with site design and urban design standards that create attractive and vibrant places; • support transit, walking and cycling for everyday activities; and • generally achieve higher densities than surrounding areas whilst achieving appropriate transition of built form. The Growth Plan also: • specifies that in the planning for the development, optimization and or expansion of existing transportation corridors, the municipality and other public agencies will support opportunities for multi-modal use where feasible and consider separation of modes within corridors, where appropriate; • requires municipalities to integrate pedestrian and bicycle networks into transportation planning in order to provide safe and comfortable travel for pedestrians and cyclists and to provide linkages between intensification areas, adjacent neighbourhoods and transit stations; • stipulates that an appropriate range of community infrastructure (e.g. community facilities) should be planned to meet the needs from population changes and to foster complete communities; and • encourages municipalities, in conjunction with conservation authorities, to prepare watershed plans and use such plans to guide development decisions, including the identification of natural heritage features and areas that complement, link, or enhance natural systems. REPORT NO:: PSD-052-12 PAGE 8 4.3 Durham Regional Official Plan The Durham Regional Official Plan (DROP) designates the CMS as a Regional Corridor. Similar to the Growth Plan, the DROP requires the development of corridors to promote public transit ridership through high quality urban design, higher residential densities and compact form, and to achieve a mix of commercial, residential, employment and institutional uses. The Regional Official Plan states that Regional Corridors shall be planned and developed as mixed-use areas, which include residential, commercial and service areas with higher densities, supporting higher order transit services and feature a high degree of pedestrian oriented design. ROPA 128, the Region of Durham's conformity amendment to implement the Growth Plan, has added specific performance criteria to the redevelopment of regional corridors and town centres including: ROPA 128 standards Main Street (Hwy, 2) Town Centre Density* At least 60 units per At least 75 units/gross toss hectare hectare Floors ace index ** 2.5 2.5 * Gross [Density]: is a means of measuring the ratio of people, jobs or units to a broad land area (e.g. greenfield areas). For the purposes of this Plan, the measurement excludes significant natural heritage features. ** Floor Space Index (FSI): means the ratio of gross floor area of a building to its respective lot area. For example, a lot with an area of 10,000 square metres would support a building of 25,000 square metres of more, based on an FSI of 2.5 (ratio of 2.5:1). The Regional Official Plan designates the southeast corner of Durham Highway 2 and Trulls Road as a Regional Centre and it requires the area: • be planned and developed as a concentration of urban activities, providing a fully integrated array of community, office, service and shopping, recreational and residential uses; • generally function as a place of symbolic and physical interest for the residents, and provide identity to the surrounding area; • be the primary and priority locations for public investment, including public buildings and community facilities and services; and • the built form should be an appropriate mix of high-rise and mid-rise development as determined by the area Municipality. REPORT NO.: PSD-052-12 PAGE 9 The Region of Durham has also developed a long term transit strategy and arterial corridor guidelines. The ultimate right-of-way of Highway 2 through Courtice (up to 36m), the urban and streetscape design and transportation policies in the Secondary Plan have incorporated the Region's long term transit strategy and arterial design guidelines. 4.4 Other Regional and Conservation Authorities Policy Documents 4.4.1 Durham Region Arterial Corridor Guidelines In February 2007, the Durham Regional Council adopted the Arterial Corridor Guidelines to help guide the evolution of the Region's higher order transportation network towards creating a more attractive, pedestrian and transit supportive environment. The Master Development Plan and the Secondary Plan reflects these guidelines. The Arterial Corridor Guidelines are intended to assist in promoting a balance between mobility and liveability in the planning, design and construction of features within and abutting the public road allowance. These guidelines represent a toolbox of potential strategies and common reference points to be applied in the process of the planning and design of arterial road corridors by the Region of Durham, the various municipalities, the public and other interested parties. The guidelines are intended to supplement, not replace, existing transportation guidelines and design standards. 4.4.2 Durham Region Long Term Transit Strategy The Region's Long Term Transit Strategy (LTTS) completed in March 2010, identifies Durham Highway 2 as the priority route for inter-Regional transit service by Bus Rapid Transit (BRT) and possibly Light Rail Transit (LRT). The purpose of the LTTS is to develop a long-term regional transit strategy that considers multi-modal transportation alternatives as they relate to and impact transit. This includes looking at rapid transit as a component of sustainable transportation options that will help the Region address anticipated transportation demands to 2031 and beyond. The LTTS is intended to provide specific directions regarding the role that rapid transit will take in the years to come, including the identification of specific transit corridors. The Proposed Secondary Plan are supportive of long term transit vision for Courtice. 4.4.3 Black/Harmony/Farewell Creek Watershed Plan The Black Harmony Farewell Creek Watershed Plan (BHFWP), 2012 encompasses most of the CMS. The only exception to this is the southern portion of the Town Centre, which lies within the Robinson Creek Watershed. The BHFWP has identified portions of the Town Centre as a High Volume Groundwater Recharge area. A high volume groundwater recharge area simply means an area where the predicted groundwater recharge rate is greater than the REPORT NO.: PSD-052-12 PAGE 10 average groundwater recharge rate for a typical watershed. Maintaining infiltration in these areas is critical to the overall health of the watershed. The function of high volume groundwater recharge should be protected to ensure pre-development infiltration rates. The BHFWP has also identified portions of the natural heritage system along the Farewell and Black Creek Valleys, and within the Town Centre. The BFHWP recommends protection of the natural heritage system and that development within the watershed should not result in the net loss of area of the natural heritage system. This watershed plan was presented to the public and agencies in draft form on November 6, 2012 4.4.4 Robinson Creek and Tooley Creek Watershed Management Plan, 2012 Two Public Information Centres were held during the preparation of the Robinson Creek and Tooley Creek Watershed Management Plan. The final Watershed Plan was approved by the CLOCA Board of Directors in January 2012. It was subsequently received by Clarington Council on January 23, 2012 and was referred to staff for consideration during the Official Plan Review process. Resolution #GPA-024-12 also directs staff to use the Watershed Management Plan in the preparation of the Courtice Main Street Secondary Plan. The RTWMP has identified the existence of a "High Volume Groundwater Recharge Area", in various locations throughout the CMS area, including the Town Centre. The RTWMP has also recommended that development in the southeast quadrant of Durham Highway 2 and Trulls Road should maintain pre-development groundwater infiltration rates, post-development. Combined, these factors contributed to the WMP recommendation that the area south of Durham Highway 2 and east of Trulls Road be designated a Special Study Area and that further investigation of planned development and mitigation measures, to promote recharge and reduce flooding, be undertaken. The above mentioned issues identified in the RTWMP triggered the preparation of a Natural Heritage Evaluation for the lands within the Courtice Town Centre area, to provide the information on the terrestrial characteristics of the lands affected by high volume groundwater recharge. Further details of the Natural Heritage Evaluation and its key recommendations are discussed in the following Section. 4.4.5 Natural Heritage Evaluation A Natural Heritage Evaluation by SLR Consulting (Canada) Ltd., was issued in February 2012, it was prepared generally for the lands located in the southeast quadrant of Durham Highway 2 and Trulls Road, This Evaluation further identified the implications of both the Robinson and Tooley Creeks Watershed Plan and the Black/Harmony/Farewell Watershed Plans on the CMS Secondary Plan. REPORT NO.: PSD-052-12 PAGE 11 The Natural Heritage Evaluation provides scientific evidence in support of protection of the natural heritage features identified at the southeast quadrant of Durham Highway 2 and Trulls Road. Generally the study recommends that in order to maintain the natural heritage features and functions on the subject lands the following guiding principles should be followed: • Although lands have multiple landowners, the natural features on the property should be studied and managed as a functional unit. • An Environmental Impact Study (EIS) should be completed prior to a proposed change in land use to demonstrate that the key natural heritage features and functions of the area are maintained or enhanced as a whole functioning unit. • High functioning areas should be identified and designed for protection. • Engineering and Hydrogeological studies should be undertaken to demonstrate the maintenance of water infiltration and that post development flows are maintained to pre-development levels. The implications of the above recommendations are further discussed in Section 5.7 (Staff Comments). 4.5 Clarington Official Plan The lands within the CMS area currently have a multitude of designations including: • Town Centre • Courtice West Shopping District • Urban Residential with a High Density Residential symbol • 3 Neighbourhood Centre symbols • Special Policy Area F — King Street Corridor Redevelopment Area • Special Policy Area E — Commercial/Industrial Redevelopment District • Environmental Protection See Figure 2.an extract from Map A2 Land Use, Courtice Urban Area on the following page. The Clarington Official Plan contains specific goals and objectives to guide the development of Town Centres. Town Centres, shall: • be developed as the main concentration of urban activity in the community, providing a fully integrated array of retail and personal service, office, residential, cultural, community, recreational and institutional uses. • function as the focal point of culture, art, entertainment and civic gathering, be places of symbolic and physical interest for residents, and foster a sense of local identity. • be comprehensively developed through a Secondary Plan, which shall encourage and provide for residential and/or mixed use developments in order to achieve higher densities and reinforce the objective of achieving a diverse mix of land uses, and to redevelop and intensify with a wide array of uses. REPORT NO.: PSD-052-12 PAGE 12 URBAN BOUNDARY FUTURE URBAN RESIDENTIAL URBAN RESIDENTIAL V /'Y REDI RESIDENTIAL N ICY NE91DENt'AL max°' _.. H NIGH DENSITY � �� ®RESIDENTIAL ' TOWN CENTRE s' ' ®SHOPPING DISTRICT NEIGHBOURHOOD CENTRE HIGHWAY COMMERCIAL PE 6A4 POLICY S *' �»� �PRESTIGE w w AREA� P � � EMP GYA1EktnREn 1 s 7t LIGHT IIA INDUSTRIAL AREA GENERAL * INDUSTRIAL AREA I T■ BUSINESS PARK UTILITY [1ry•�•") ENViftTN1MENiA4 PROTECTION AREA +` GREEN SPACE NP CRIXITWAY T COMMUNITY PARK DISTRIC15 PARK C; 0000.C� PARKIBOVRHOOU 117 PUBLIC SECONDARY SCHOOL SEPARATE. SECONDARY SC14[X7L C^} ZPUBLIC ELEIICNtAFkY SCHOOL, ELEMENTARY SCHOOL. y 1 SECONDARY PLANNING AREA Figure 2. Map A2 Land Use Courtice Urban Area. Municipality of .........SPECIAL POLICYAREA Clarington Official Plan August 2010 Consolidation. 0410011111.SPECIAL STUDY AREA 00 GOWANUN The Official Plan also contains specific urban design guidelines for Town Centres that supports: • the creation of active street life through the provision of squares, street-related buildings, and other amenities; • the provision of quality streetscaping, defining the street edge through continuous building facades; • developing a transit supportive environment; and • locating and designing buildings and open spaces that are safe through the provision of easy access, multiple routes and unobstructed views from streets and buildings. 4.6 Comprehensive Zoning By-law 84-63 There are multiple zones within the boundaries of the Courtice Main Street. The majority of the existing zoning categories and associated regulations are not consistent with the vision for the CMS Secondary Plan, specifically with regard to built form and scale. Subsequently, the majority of them will not likely be carried forward into an implementing zoning by-law amendment for the CMS. REPORT NO.: PSD-052-12 PAGE 13 5. COURTICE MAIN STREET 5.1 Proposed Vision 5.1.1 The Courtice Main Street will become a community hub for the residents that provide a broad mix of retail, living, and amenity, and transportation choices to the community and businesses. The Secondary Plan area will: • Balance ROPA 128 density and built form targets with local character and scale to create a compatible and attractive built form, as well as and public places with a distinctive community image to foster social interaction — place making; • Recognize current businesses and create opportunities for new commercial, service and residential uses to create a more compact and diverse land use district; • Ensure that new and redevelopment proposals fulfill the policy objectives for intensification, mixed use development, and pedestrian and transit oriented development; and • Develop a unique Courtice community theme —"Clarington's Green Link" through the protection and enhancement of the Farewell and Black Creeks and other key natural heritage features. The Plan envisions new developments integrating these natural features; the Green Link should be complemented by municipal initiative such as streetscaping, greenway features and trails. 5.2 The Courtice Main Street Secondary Plan The Courtice Main Street Secondary Plan is a combination of policies, mapping and Urban Design Guidelines. The proposed land uses in the Secondary Plan include the following key components: • Commercial This area (former Courtice West Shopping district) is the western gateway to Clarington where the main focus remains retail and service uses at grade, but the intent is to redevelop and intensify this area by introducing more compact, mixed- use development with buildings oriented towards the street edge. • Mid-Rise Hiph Density Residential This designation is assigned to large tracks of vacant lands located south of Durham Highway 2, immediately adjacent and west of the Farewell Creek valley and lends itself to be developed into a high density residential node based on past approvals for apartment buildings. Limited retail and service floor space will be permitted at grade along the street front of Durham Highway 2, based on previous approvals. • Commercial Mixed-Use This area consists of a cluster of properties that are already characterized by a mixture of low density residential, retail and service uses. Properties within this designation will be redeveloped to introduce more intensive retail and service uses at grade with residential uses generally on upper floors. REPORT NO.: PSD-052-12 PAGE 14 • Medium Density Residential This designation is assigned to those properties along Durham Highway between the "Commercial Mixed-Use" area and Courtice Road that have a relatively shallow lot depth and are located adjacent to low density residential uses. The main focus is residential intensification up to a maximum of 4 storeys with limited non-residential uses at grade. • Low Rise High Density Residential This designation is assigned to pockets of properties located between Medium Density Residential areas and which have more lot depth where residential buildings with greater mass and height can be accommodated. The main focus is residential intensification up to a maximum of 6 storeys with limited non- residential uses at grade • Community Facility This designation is assigned to the property on Trulls Road that already houses a fire and police station. • Environmental Protection This designation encompasses natural heritage features and flood line areas e.g. the Farewell and Black Creek valleys systems, and significant woodlots and wetlands. Lands within this designation shall not be available for urban development. • Town Centre Commercial The lands located at the southeast of the corner of Trulls Road and Highway 2, most of which is currently undeveloped, is the primary focus for major new commercial use development at grade within a mixed-use built-form. This area is also intended to become the focal point of culture and civic gathering in Courtice that will benefit from high visibility from Highway 2 and Trulls Road. The existence of sensitive natural heritage features and a high volume groundwater recharge areas on parts of these lands require the preparation of an environmental impact study to determine which parts can be developed and which needs protection from development. It is also stipulated that development in the Town Centre may only proceed after the approval of a comprehensive development and phasing plan, which will essentially be informed by the environmental impact studies. • Special Study Area The southern portion of the lands within the Town Centre have been designated Special Study. These lands have been identified in background studies as having environmentally sensitive features and functions. The precise limits of the lands to be designated Environmental Protection and Town Centre Commercial will be determined through further environmental studies and through existing and future planning applications. REPORT NO.: PSD-052-12 PAGE 15 5.3 Related Clarington Official Plan Amendments To facilitate the desired development along the CMS, amendments to existing Clarington Official Plan policies will be required. The changes will include; • remove certain Special Policy areas and designations such as the "Courtice West Shopping District" and replacing it with a corridor designation; • amending some of the existing land use designations on Map A; • amendments to population and household targets in the neighbourhood planning units associated with the CMS, by creating a new neighbourhood planning unit "Courtice Main Street" along Durham Highway 2 to make provision for residential intensification along the CMS; • the CMS area will be identified and added as a Community Improvement Area. This will recognize the corridor as a priority area for redevelopment into a mixed- use development district and will provide a planning tool to provide incentives and possibly access funding for infrastructure, upgrading and economic development once a CIP is prepared; and • Part 6 of the Official Plan is being amended by adding a Secondary Plan which explains the vision, framework and guidelines for the CMS and adopts them as policy. Map A of the Secondary Plan has also identified a network of existing and future public roads and private laneways. This interconnected network responds to the existing characteristics and the future vision for the CMS. It maximizes property frontages and optimizes vehicular access and movement through and within the mixed-use corridor. Two proposed private streets (eventually to be assumed by the municipality) form the main grid within the Town Centre area. A finer hierarchy of local roads and/or private laneways within the Town Centre will be established through a comprehensive development and phasing plan, as set out in Section 5.5.4 of the proposed Secondary Plan. 5.4 Public Meeting Notice Public notice for the Public Meeting on the draft proposed amendment was provided in accordance with the provisions of the Planning Act and the Municipality of Clarington Official Plan. The meeting notice was mailed the interested parties list as well as to property owners located within 120m of Durham Highway 2 within the study are and around the Town Centre. The notice was placed in the local newspaper on November 21, 2012. The Public Meeting notice and supporting documentation has been available on the Official Plan review website and the Municipality of Clarington website since November 8, 2012. The proposed Official Plan Amendment and Secondary Plan for the CMS project has also been circulated to internal and outside agencies for comments. REPORT NO.: PSD-052-12 PAGE 16 5.5 Public Submissions Throughout this CMS project we have received a number of written submissions from the public. Some have been in response to the documents produced (Issues Report and the Master Development Plan Report), or as a result of an information session. The majority of comments received from the public were property specific, and usually either requesting inclusion or exclusion from a particular land use designation. Other comments included: • Questions regarding the timing and cost for the provision of sanitary, water and storm sewers throughout the CMS area • Whether the proposed land use designations would alleviate the red-tape associated with expanding a legal non-conforming use • The need to include the required size of the public square to be provided in the Town Centre Commercial designation The revised draft plan of subdivision proposed by Bonnydon Limited referenced in Report PSD-053-12 was submitted as input into the Secondary Pan process. Within the Town Centre it proposes medium density street townhouses, an apartment block and future development lands. Bonnydon is opposed to recognition of any environmental features for protection. Since the release of the proposed Courtice Main Street Secondary Plan and as of the date of this report, staff have received only one written submission by Valerie Cramner on behalf of Otto Provenzano. The submission is supportive of the proposed Secondary Plan and Official Plan amendment. 5.6 Agency Comments A number of comments were received from the Regional Municipality of Durham, Clarington's Engineering Services Department, CLOCA and the Clarington Heritage Committee throughout the CMS project. A draft of the Secondary Plan was circulated to the Region of Durham and CLOCA following the Public Open House in June 2012. With respect to the June 2012 version of the Secondary Plan CLOCA reviewed, they noted that their Natural Heritage System is consistent with the areas identified as EPA in the draft Secondary Plan, with the exception of the area within the "Town Centre Precinct". CLOCA acknowledges that the policies make reference to the environmental protection area in this area as being conceptual. However, the mapping of an environmental protection area should represent the best available information. As a result, CLOCA recommended that the CLOCA's NHS mapping for the Black Creek Watershed be used to identify the EPA in the "Town Centre". REPORT NO.: PSD-052-12 PAGE 17 5.7 Staff Comments The Engineering Services Department has provided comments on a draft of the proposed Official Plan Amendment and Secondary Plan. Most importantly they stress that the construction of Sandringham Drive, to provide the continuous link between Trulls and Courtice Roads. Sandringham is identified as a collector road, and is intended to provide a secondary east-west link south of and parallel to Hwy. 2, which is absolutely essential in order for the Municipality's transportation goals and objectives to be met in Courtice. Engineering Services has also noted that in addition to pedestrian activity, a reference to cycling be included in the goals and objectives, that cycling and transit be included in the Transportation Objectives and that they would not support proposed policy which states "the Municipality may allow for a reduction in the number of required parking spaces where bicycle parking facilities are provided". While we would like to see every effort made to encourage people to bike to work and other destinations, there is no guarantee that they will, particularly in inclement weather. 6.0 DISCUSSION 6.1 The Official Plan Amendment presented in Attachment 1 to staff report PSD-052-12 has been prepared with the assistance of the public, landowners and commenting agencies. It is prepared in keeping with the new Provincial and Regional policies for growth management such as intensification, pedestrian and transit supportive development and place making. 6.2 Some land at the southeast quadrant of Trulls and Durham Highway 2 have been designated Special Study Area because they have been identified in background studies (RTWMP, the BFHWMP and the Natural Heritage Evaluation), as having environmentally sensitive features. These lands are also the subject of an application that has been inactive for some time. A recently revised plan of subdivision by Bonnydon is also the subject of a public meeting. The limits of the lands to be designated Environmental Protection and Town Centre Commercial will be determined through further environmental studies and through existing and future planning applications. 6.3 The redevelopment possibilities of the Courtice Main Street are dependant upon the provision of regional infrastructure, market forces and upon the level of collaboration between the multiple land owners. 6.4 The Urban Design Guidelines contained in Appendix 1 to the proposed Secondary Plan (Attachment 1 to PSD-052-12) and the complementary land use standards are intended to ensure that development within the CMS maintains a consistent, high quality image and sense of place, suitable to the scale and character of the built and natural environment of the area. REPORT NO.: PSD-052-12 PAGE 18 7.0 CONCLUSION The purpose of this staff report and the associated public meeting is to receive input on the proposed amendments to the Clarington Official Plan to implement the Draft Courtice Main Street Secondary Plan. Given that comments have not been received from all agencies, it is appropriate to have the Draft Official Plan Amendment be finalized having consideration for public and agency comments. CONFORMITY WITH STRATEGIC PLAN — The recommendations contained in this report conform to the general intent of the following priorities of the Strategic Plan: X Promoting economic development Maintaining financial stability Connecting Clarington X Promoting green initiatives Investing in infrastructure Showcasing our community Not in conformity with Strategic Plan Staff Contact: Carlos Salazar, Manager of Community Planning and Lisa Backus, Senior Planner Attachments: Attachment 1 — Draft Clarington Official Plan Amendment including Courtice Main Street Secondary Plan Attachment 1 To Report PSD-052-12 DRAFT AMENDMENT NO.XX TO THE CLARINGTON OFFICIAL PLAN PURPOSE: The purpose of this Amendment is to create a planning framework that will facilitate the development of a transit supportive, pedestrian friendly, mixed use corridor along Durham Highway 2 through Courtice. This initiative complements the Official Plan principle of promoting a compact urban form with an emphasis on infill, redevelopment, higher densities and mix of uses. It also gives recognition to the directive in the Growth Plan for the Greater Golden Horseshoe to designate intensification corridors to achieve increased residential and employment densities that support and ensure the viability of existing and planned transit service levels. LOCATION: This Amendment applies to an area that extends the full length of Durham Highway 2 through Courtice, from Townline Road in the west to the intersection of Highway 2 and Courtice Road in the east, and also includes a large parcel of mostly vacant land at the southeast quadrant of Durham Highway 2 and Trulls Road, currently designated Courtice Town Centre in the Official Plan. The subject lands are entirely within the Courtice urban area boundary. BASIS: In 2001 a planning study was completed for parts of Durham Highway 2 through Courtice, but its recommendations were never adopted. Following the approval of the Growth Plan for the Greater Golden Horseshoe in 2006 and the completion of the Growing Durham Study by the Regional Municipality of Durham in 2008 to provide policy direction for the Region's Growth Plan conformity exercise, the Municipality of Clarington resurrected the initial planning study for Durham Highway 2 through Courtice by identifying it as a special project as part of the Municipality of Clarington's Official Plan Review process. In 2009 a planning and urban design study was prepared for the lands described in this Secondary Plan. The purpose of the study was to develop a new vision for the redevelopment and intensification of the lands along this Regional corridor in response to recent Provincial and Regional directives towards intensification, mixed use and more compact development. This Secondary Plan also intends to implement the recommendations of the Robinson/Tooley Creek and Black /Harmony/Farewell Creek Watershed Management Plans. i DRAFT This Amendment is based upon the study team's analysis and an extensive public consultation process which included a community visioning workshop in July 2009, a public workshop in February 2010, and two Public Open House events in June 2010 and June 2012. ACTUAL AMENDMENT: Unless otherwise indicated, in the Amendment, newly added text is shown with underlining, and deleted text is shown with a strike thrnUrvh i I DRAFT 1. Existing Table 9-2, Housing Targets by Nei bourhoods is hereby amended as follows: Table 9-2 Housing Targets by Neighbourhoods Urban Area I Housing Units Neighbourhoods Low Medium I High I Intensification Total Courtice N Town Gen Courtice Main Street 0 0 0258 200000 2000358 #2 WeSt ShOpPiRg DiStFiGt 8 0 358 358 N3 Worden 1175 75 0 408 50 43601300 N4 Highland 1225 100 0 7-550 44001375 N4 Glenview 550 535 0 58 25 44351100 N6 Hancock 850 100 0 25 975 iN7 Avondale 825 200 0 2-7-550 43801075 iN4 Emily Stowe 1475 275 0 55975 23881825 iN4 Penfound 1175 150 0 7-550 44001375 X140 Darlington 450 25 4-750 37-525 4025500 N44- Bayview 1150 300 125 50 1625 iN42- Farewell Heights* - - - - 0 TOTAL 11 88751 1770 558125 X825-2400 4332013175 Bowmanville N1 East Town Centre 0 700 225 275 1200 N2 West Town Centre 0 350 1500 0 1850 N3 Memorial 975 0 250 350 1575 N4 Central 425 125 75 75 700 N5 Vincent Massey 1125 250 0 175 1550 N6 Apple Blossom 1300 225 0 125 1650 N7 Elgin 1025 200 50 150 1425 N8 Fenwick 1325 525 0 100 1950 N9 Knox 1350 300 175 125 1950 N10 Northglen 1500 525 100 50 2175 N11 Brookhill 950 550 0 75 1575 N12 Darlington Green 675 375 125 125 1300 N13 Westvale 900 425 500 75 1900 N14 Waverly 1075 275 50 75 1475 N15 Port Darlington 275 500 425 25 1225 TOTAL 129001 325 1 3475 1 1800 23500 Newcastle Village N1 Village Centre 0 100 50 75 225 N2 Graham 1075 100 0 100 1275 N3 Foster 1575 300 0 125 2000 N4 Port of Newcastle 500 325 250 0 1075 N5 North Village 1050 250 0 50 1350 N6 Wilmot 960 1 01 01 01 960 TOTAL 5160 1 1075 1 300 1 350 1 6885 * Potential housing units for Farewell Heights Neighbourhood subject to the provisions of Special Policy Area No. 5(see Section 17.6) DRAFT 2. The existing heading of Section 10 is hereby amended as follows: Town, Village And Neighbourhood Centres, Corridors And Commercial Uses. 3. By including a new policy under Section 10.1 as follows: "10.1.5 To develop Corridors that will strengthen the connections between Town or Village Centres, while maintaining the character and function of Town or Village Centres and adjacent established neighbourhoods." 4. By including a new policy under Section 10.2 as follows: "10.2.7 To encourage the development of identified Corridors throuqh residential intensification, mixed-use development and the promotion of transit supportive development." 5. The existing Section 10.3.1 is amended hereby as follows: "10.3.1 Town and Village Centres, Neighbourhood Centres, Highway Commercial Districts, the GE)WFtiGe West Sh„nr;,,g DiStFiGt Corridors and the Port of Newcastle Harbourfront Centre are shown on Map A, with population allocations indicated on Map €- 6. The existing Section 10.3.2 is amended hereby as follows: 10.3.2 No new Town or Village Centre, ShGPPiRg DiStFiGt er Highway Commercial District or Corridor or expansion to any of these Centres, er Districts or Corridors shall be permitted unless approved as part of the comprehensive review of the Official Plan. It is the Municipality's policy to seek additional development and intensification of the Bowmanville East and West Town Centres and the Courtice Main Street prior to consideration of the expansion of existing Centres or Districts or designating new Centres or Districts. Notwithstanding the above, new Neighbourhood Centres may be designated through a neighbourhood planning process." 7. Existing Section 10.5 is amended as follows: "10.5 Corridors 10.5.1 Corridors form the main linkages between Town or Villages Centres. New and redevelopments within identified Corridors shall fulfill the policy obiectives for intensification, mixed-use development and pedestrian and transit supportive development. DRAFT 10.5.2 Density and built form within Corridors will be balanced with local character and scale to create a compatible and attractive built form and functional places with a distinctive community image. 10.5.3 The development or redevelopment of Corridors will acknowledge the protection and enhancement of key natural heritage features and sensitively integrate them with new development, streetscapin �aq nd signage. 10.5.4 Corridors will be developed or redeveloped to accommodate a range of higher density residential uses, complemented by compatible retail, service and institutional uses. 10.5.5 Corridors will be designed to accommodate public transit and a range of alternative transportation modes, having the pedestrian as a first priority. 10.5.6 The Courtice Main Street area is a Corridor and shall be developed or redeveloped in accordance with the policies contained in the Courtice Main Street Secondary Plan." 10.5 COURT-ICE WEST SHOPPING DisT-R�GT flo.5.1 The GGYrtiGe West Shopping DiStFiGt seNes the surrounding urban T9�.., ro i..GI diRg retail, �ePViGe effiGe e residential, n611tu Fal e nnmm�inity and ronreatlen.�I iq Qq ------ SPGGif!G deVE40pMeRt p9liGies and Iand uses shall be provided fer 8. Existing Section 16.8 (Special Policy Area F) is amended as follows; 16.5 SPECIAL POLICY AREA F DELETED BY AMENDMENT XX DRAFT 1v FJ.T The landds idep�tifrT8fJ AS,Sp8Gial Doer a F nn Map A are prerinmipantly evisti g reoirdeptial iaterd nn larger Info The M ininipality renonnizes the rerleyi pment petential of those !I C. Q 7 SSppeoial PeliGy Area as designated to preyirde for the-f r eRSi Gat Gn of land uses along the KiRg Street Gerrider. The uses permitteder h 9l S„in greoreat,in , omp61nity f&Cirlirti�eSrand insrrtute en al uses. In additieR, limited-emi^Ge-development is permitted. it is the PGliGy of this Plan not to permit strip retail areas along King Street a itsirde of T-GWR and Village Gentres 1 r Q Q Medium and high density residential uses shall he developed-in 16.8.4 The applrQ;;h-1,P- urban rd�n principles of Saet'GR 10.3.2 and the Area F. 9. Existing Section 17.2 (Special Study Area No.1) is amended as follows: 17.2 SPECIAL STUDY AREA NO. 1 COURTICE TOWN CENTRE 17.2.1 The boundary of the Courtice Town Centre Special Study Area is delineated on Map A. These lands have been designated Special Study Area because they have been identified in background studies as having environmentally sensitive features. The precise limits of the lands to be designated Environmental Protection and Town Centre Commercial will be determined through further environmental studies and throuqh existing and future planning applications. Drier to any de�i !Gpment the M Inlelpality shall prepare a s seconrdapi plan Which preyidesretailed land uses and arti^61l a tes tT� r L.m design'P"ORGiples fey GQ4ngept of the Tee/n Gen}re. TT paFtTGUlar the senonrdary plan shall address the lean term evolution ni irtine Town Centre as the centre of commercial ci ilt�oral 8 v vurcrcc-rte Town crm-c-a�-crr�a crrcr cvrcvmrrrcr��urcaTCara�, and GE)MMU Rity activity with a fully integrated array of lanrd Uses 17.�.2 N1A�h. ithstand'Rg the-af3eve,the 6.4 hesiare paFG81 ef land At south eaSt corner of Lunn Street and Tri ills Read (identified unrder Assessment Doll # 18._17..040 L050 22700 00 0) may he permitted to rdeyelep up to a maximum of 13,999 sq care metres of gross leasable floor space far retail uses prier to the cempletien anrd it DRAFT a) the pFepesal nnnfGFMS tO the urbaR .dooinn nrinr•inles of Se�r--/ ien10.3.2 and Site deVelnmment nriteFia of SeGtinno 1�l aad fer the CO Rine TOWR GeRtre Whinh addFesses the uses,d8strabUtiOR and iRtegFatieR of land the siting and m�oc+iniv of 161ilrl'RgS the pede triaR onvir9 enf tFaffir+ 10. Existing Map A2, Land Use, Courtice Urban Area is amended, as depicted on Exhibit 'A' to this Amendment. 11. Existing Map H1, Neighbourhood Planning Units, Courtice Urban Area, is amended as depicted on Exhibit `B' to this Amendment. 12. Existing Part VI, 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; `Nest Shopping DiStFict' d) Newcastle Village Main Central Area; e) Port Darlington Neighbourhood; f) South-West Courtice; g) Clarington Energy Business Park; h) Brookhill Neighbourhood; and i) Clarington Technology Business Park." 13. Existing Part VI Secondary Plans is amended by deleting the 'Courtice West Shopping District Secondary Plan' in its entirety. 14. Existing Part VI Secondary Plans is amended by adding a new Secondary Plan to Part VI as follows: i ® d COURTICE MAIN STREET SECONDARY PLAN Ili i MUNICIPALITY OF CLARINGTON OFFICIAL PLAN REVIEW November 8, 2012 i I COURTICE MAIN STREET SECONDARY PLAN i 1. INTRODUCTION The Courtice Main Street Secondary Plan area occupies approximately 81 hectares and is located along Durham Highway 2 within Courtice, and extends approximately 4 kilometres from Townline Road in the west to Courtice Road in the east. Courtice Main Street is classified as a Regional Corridor in the Durham Regional Official Plan and is intended for mixed- use transit oriented development. A Regional Centre is identified at the intersection of Trulls Road and Durham Highway 2. 2. Purpose This Secondary Plan provides a long-term land use and design vision for the Courtice Main Street. The aspiration is to create a dense, mixed use, transit supportive and pedestrian friendly environment while preserving what is deemed valuable in terms of natural heritage, built form and community character. However, it is also recognized that this is a long- term vision. Accordingly, it is important that the Plan provides policy guidance to allow for gradual change. 3. Goals The goals of the Courtice Main Street Secondary Plan are as follows: a) To provide a policy framework which allows for the transition of the Courtice Main Street into a mixed use, transit supportive and pedestrian friendly place; b) To create a Town Centre for Courtice to implement community aspirations for growth and development; C) To minimize the impacts of development on the natural environment; d) To ensure buildings are designed with high urban design standards which will contribute to a positive image of the Courtice Main Street; and, e) To encourage sustainable development within the Courtice Main Street Secondary Plan area that is consistent with the programs which reduce energy consumption, water consumption, greenhouse gas emissions and promote waste reduction. I I Municipality of Clarington November 8, 2012 Draft Courtice Main Street Secondary Plan—Page 1 I i Secondary Plans Courtice Main Street 4. Objectives The objectives of the Courtice Main Street Secondary Plan are as follows: a) To achieve an increase in the overall long-term residential density in keeping with the intensification targets in the Durham Regional Official Plan; b) To facilitate the provision of approximately 2000 residential units over the long term; C) To attract economic investment; d) To provide for the development of a bus rapid transit system along the Courtice Main Street within the next 20 years; e) To facilitate the redevelopment of the Courtice Main Street over the next 20 years into a compact mixed use area; f) To encourage sustainable practices in development or redevelopment; g) To encourage new buildings to be LEED®certified or equivalent to demonstrate excellence in environmental and energy conservation measures from preconstruction to operation; and, h) To protect significant natural heritage and hydrological features and strengthen their function and inter-relationship through conservation and environmental stewardship. 5. LAND USE 5.1 General Land Use Policies 5.1.1 The limits and land use designations for the Courtice Main Street Secondary Plan area are shown on Schedule A of the Secondary Plan. The designations establish the general pattern for future development in the Secondary Plan area. 5.1.2 Large auto oriented uses such as existing motor vehicle sales establishments are encouraged to redevelop over time in a manner that achieves the vision of the Courtice Main Street or to relocate to designated Highway Commercial districts within the Municipality. 5.1.3 The transformation of the Courtice Main Street will include the demolition of existing single detached dwelling units and redevelopment over time in a manner that achieves the vision of the Courtice Main Street. 5.1.4 In the consideration of development applications, the Municipality shall determine how proposals contribute towards the achievement of the following long term density targets as established in the Durham Regional Official Plan: Municipality of Clarington November 8,2012 Draft Courtice Main Street Secondary Plan—Page 2 Secondary Plans Courtice Main Street a) A minimum of 75 residential units per gross hectare within the Town Centre; and b) A minimum of 60 residential units per gross hectare on other lands within the Secondary Plan area that are designated for higher density residential purposes. The Municipality may request a proponent to submit a phasing plan to demonstrate how the property can be developed over time to meet the density targets. 5.1.5 The minimum height for all new buildings in the Courtice Main Street Secondary Plan Area shall be 2 storeys. 5.1.6 Publicly owned community facilities, such as a community centre and a library, should be located within the Town Centre Commercial designation, to reinforce the area's role. 5.1.7 All new development shall be required to consider potential impacts on adjacent land uses. The Municipality may require studies and measures to mitigate environmental, shade, light, noise or traffic impacts, to ensure compatible land use development. 5.2 Commercial 5.2.1 The Commercial Area is the western gateway into Courtice and currently includes conventional strip plazas and fuel bars. Over the long term this area will redevelop into a more compact built form by incorporating office uses as well as high density residential uses. 5.2.2 The permitted uses are: a) Retail, service and office uses; b) High density residential uses such as mid and high rise apartments, either in a single use building or part of a mixed-use building; and C) Limited community facilities including social, recreational, educational and cultural facilities. 5.2.3 Development within the Commercial Area shall be subject to the following: a) The maximum height for buildings in the Commercial area shall be 8 stories. b) Notwithstanding Section 5.1.5, the minimum height of buildings on the north-east and south-east corners of Durham Highway 2 and Townline Road shall be 4 stories. 5.3 Commercial Mixed-Use 5.3.1 This designation recognizes the existing small retail, office and service oriented businesses anchored by small-scale commercial plazas. This area will redevelop over time by introducing more intensive retail and service uses at grade with residential uses generally on upper floors. Municipality of Clarington November 8,2012 Draft Courtice Main Street Secondary Plan—Page 3 Secondary Plans Courtice Main Street 5.3.2 The permitted uses are: a) Retail, service, office and residential uses within a mixed use building; and b) Limited community facilities including social, educational and cultural facilities within a mixed-use building. 5.3.3 Development within the Commercial Mixed-Use Area shall be subject to the following: a) Retail and service uses should generally be of a convenience nature and shall include retail or service uses, which by nature of their size or function are compatible with residential uses or a mixed-use format; b) Non-residential uses within a mixed-use building shall not exceed 50% of the total floor area of the building; C) The maximum height for buildings is 4 storeys; and d) New development will occur on consolidated lots and adhere to street-front oriented design principles. 5.3.4 Notwithstanding Sections 5.3.2 and 5.3.3, the existing office, retail and service uses within this designation in existence at the time of adoption of this Secondary Plan may continue to be used for such purposes, subject to the following: a) No expansion of the existing floor space is permitted; b) Driveway entrances will be consolidated in conformity with arterial road policies of the Official Plan with appropriate easements provided; C) Parking will generally be located in the rear and the landscaped yard will be maintained in the front yard; d) If parking is located in the front yard, appropriate landscaping features will be incorporated to soften the visual impact of the parking areas; e) Urban design policies and guidelines of both this Secondary Plan and the Official Plan; and f) That a site plan agreement be entered into with the Municipality within 1 year of the date of adoption of this Secondary Plan implementing the above criteria. 5.3.5 Notwithstanding Section 5.3.2, the property located at 1540 Durham Highway 2 may be used for retail, service, office and residential purposes either in a mixed-use building or in a single use building. 5.4 Residential 5.4.1 The section of the Courtice Main Street containing single detached dwellings presents a unique opportunity to assemble multiple properties to develop Medium and Low Rise High Density Residential uses with complementary service and retail uses, while the lands on the west side of the Farewell Creek, south of Durham Highway 2 lend themselves to be Municipality of Clarington November 8,2012 Draft Courtice Main Street Secondary Plan—Page 4 Secondary Plans Courtice Main Street developed into a Mid-Rise High Density Residential node based on past approvals for apartment buildings. The Medium Density Residential designation has been accorded those properties that have a relatively shallow lot depth and are located adjacent to low density residential uses. The Low Rise High Density Residential designation has been accorded to the residential lands east of the Farewell Creek lands, these properties have a deeper lot depth where residential buildings with greater mass and height can be accommodated. The Mid- Rise High Density Residential designation has been accorded the remaining residential lands west of the Farewell Creek. 5.4.2 The permitted uses are: a) Residential dwellings which conform to the minimum height and the permitted dwelling type of each Residential Area designation; b) Home occupation uses which are compatible with the surrounding uses and appropriate within a building containing multiple dwellings; C) Retail, service and office uses, on the ground floor of a mixed-use building and which are compatible with residential uses or a mixed- use format; d) Limited community facilities including social, educational and cultural facilities on the ground floor of a mixed-use building; and e) Park and open space uses. 5.4.3 A range of housing types, tenure and unit sizes is encouraged within the Residential designations. 5.4.4 Flexible space designs such as live/work units are encouraged in the Medium Density Residential Areas. 5.4.5 Medium Density Residential a) The maximum height of any building shall be 4 storeys. b) Permitted dwelling types shall include townhouses, stacked townhouses, low rise apartment buildings, and dwelling units as part of a mixed-use building; and, C) Retail uses will generally not exceed 20% of the total ground floor area of a building, except in live/work dwelling types. 5.4.6 Low Rise High Density Residential a) Notwithstanding Section 5.1.5, the height of any new building shall be a minimum of 3 storeys and a maximum of 6 storeys. b) Permitted dwelling types shall include townhouses, stacked townhouses, low rise apartment buildings, and dwelling units as part of a mixed-use building; and C) Retail uses will generally not exceed 20% of the total ground floor area of a building, except in live/work dwelling types. d) Notwithstanding section 5.4.2 the motor vehicle sales establishment on the lands located on the south-west corner of Courtice Road and Durham Highway 2 will be recognized through a site-specific zoning Municipality of Clarington November 8,2012 Draft Courtice Main Street Secondary Plan—Page 5 i Secondary Plans Courtice Main Street in the implementing Zoning By-law and may continue to operate until such time as alternative land uses are proposed for development. There shall be no expansion to the land area occupied by the motor vehicle sales establishment. 5.4.7 Mid-Rise High Density Residential a) Notwithstanding Section 5.1.5, the height of any building shall be a minimum of 6 storeys and a maximum of 10 storeys; 5.5 Town Centre 5.5.1 The Town Centre area is the primary focus for retail and service use development and the focal point of culture and civic gathering in Courtice that will benefit from high visibility from Durham Highway 2 and Trulls Road. 5.5.2 It is the Municipality's intent to develop public facilities like the Central Square and a branch of the public library in the Town Centre. The objective of this policy is to ensure that these facilities act as catalysts for the development of the Town Centre concept. The preferred location of a Central Square is shown on Map A Land Use of this Secondary Plan. However, the exact location of the Central Square and any public facilities shall be determined through the preparation of an Urban Design Report and a Phasing Plan described in Section 5.5.4 of this Plan. The Municipality would consider innovative urban design and public private partnerships for the development of these public facilities. 5.5.3 The Central Square is a public plaza and/or commons intended as a focal point for community events, passive recreation, social gatherings, public art and exhibitions within the Town Centre area. Its exact location and size shall be determined through the Urban Design Report and a Phasing Plan described in Section 5.5.4 of this Plan. 5.5.4 Applications for development on lands within the Town Centre Commercial Area and bounded by Durham Highway2, Trulls Road, Sandringham Drive and Richard Gay Avenue shall include an Urban Design Report and a Phasing Plan, demonstrating how the Town Centre Commercial area, including the Central Square, is to be developed over time. This Urban Design Report and Phasing Plan will be prepared by the Municipality in co- operation with the property owners, the Region of Durham and the respective agencies. 5.5.5 An Environmental Impact Study and a Hydrogeological Study must be prepared for the Town Centre as part of the Urban Design Report and the Phasing Plan referenced in Section 5.5.4. (a) The Environmental Impact Study and Hydrogeological Study shall be prepared in keeping with the guiding principles in the Natural Heritage Assessment, 2012 and the relevant watershed plan. 5.5.6 Town Centre Commercial Municipality of Clarington November 8,2012 Draft Courtice Main Street Secondary Plan—Page 6 Secondary Plans Courtice Main Street a) The permitted uses are: i. Retail, service and office uses appropriate in scale and function for the Town Centre; ii. Community facilities such as community centres and libraries, either stand alone or part of a mixed use building; and iii. Residential uses, either in a single use building or part of a mixed-use building. b) The maximum height for buildings in the Town Centre Commercial area shall be 6 stories. 5.5.7 Community Facility a) The permitted uses include but are not limited to: i. Municipal facilities including library, fire, and police stations; ii. Public recreation facilities, parks and squares; iii. Public or private schools; and iv. Places of worship or assembly halls. 5.6 Environmental Protection Area 5.6.1 Environmental Protection Areas identified on Map A to this Secondary Plan include significant valleylands, woodlands and wetlands. Lands designated Environmental Protection Area shall be subject to the policies of the Official Plan. i 5.6.2 No development or site alteration shall be permitted on lands designated Environmental Protection except environmental preservation and restoration, limited passive recreation, and uses related to erosion control and stormwater management if it has been demonstrated that there will be no negative environmental impact of the stormwater management facilities and that there are no reasonable alternative locations for stormwater management facilities outside of the Environmental Protection Areas. 5.6.3 Any resulting changes to the boundaries of the Environmental Protection Area designation resulting from the recommendations of an EIS shall not require an amendment to the Official Plan or this Secondary Plan. 5.7 Special Study Area 5.7.1 These lands have been designated Special Study Area because they have been identified in background studies as having environmentally sensitive features. The precise limits of the lands to be designated Environmental Protection and Town Centre Commercial will be determined through further environmental studies and through existing and future planning applications. 6. NATURAL HERITAGE AND HYDROGEOLOGICALLY SENSITIVE FEATURES Municipality of Clarington November 8,2012 Draft Courtice Main Street Secondary Plan—Page 7 i Secondary Plans Courtice Main Street 6.1 The protection of hydrogeologically sensitive features is necessary to support the long term health of the watersheds. 6.2 Prior to any development within a High Volume Recharge Area (HVRA), a Hydrogeological Report shall be completed satisfactory to the Municipality and the Conservation Authority to demonstrate that the proposed development or site alteration will have no adverse effects on groundwater quantity or quality or on natural heritage functions and hydrological features that rely on groundwater. 6.3 Prior to development within 120 meters of a HVRA, the requirement to prepare a Hydrogeological Report will be determined during Pre- consultation and in consultation with the Conservation Authority. 6.4 An Environmental Impact Study (EIS) shall be undertaken for all development proposals within 120 metres of a natural heritage feature in accordance with Official Plan policies. 7.0 URBAN DESIGN 7.1 Objectives 7.1.1 The urban design policies of this Secondary Plan are intended to: a) Create compatible and attractive built form that accommodates the long term planning goals for intensification and reflects local community aspirations for growth; b) Develop a street oriented built form along the Courtice Main Street that meets the needs of pedestrians, cyclists, and transit users as well as automobiles; c) Preserve and enhance the view and connectivity to the natural heritage features; d) Facilitate the development of an attractive streetscape along the Courtice Main Street; and e) Create gateways at strategic locations. 7.2 Policies 7.2.1 The urban design policies relating to the Secondary Plan are organized into four Precincts, which are shown on Map B to the Secondary Plan. New development shall be consistent with the following: a) Precinct specific urban design policies; b) The urban design policies contained in the Official Plan; and C) The intent of the urban design guidelines contained within Appendix A of this Plan 7.2.2 The West Gateway Precinct: Municipality of Clarington November 8,2012 Draft Courtice Main Street Secondary Plan—Page 8 Secondary Plans Courtice Main Street a) The greatest massing of new buildings will be along Durham Highway 2 in support of transit oriented development and to better define the street edge; b) Buildings located at the intersection of Townline Road and Durham Highway 2 will have massing, height and architectural detailing to accentuate the western gateway into Courtice; C) Height limits shall be set below an angular plane, typically 45 degrees, to minimize the overlook of buildings over established low density areas with the angular plane measured from the proposed building to buildings located on adjacent lots at the rear or side of new buildings as appropriate; d) The expanse of surface parking will be replaced by underground and structured parking; e) Residential Areas will be developed with buildings designed and oriented to maximize views into the adjacent valley; and f) New development will be designed to mitigate the impact with established low density residential uses adjacent to this precinct. 7.2.3 The Black Creek Precinct: a) Existing single storey retail and service use buildings will be encouraged to redevelop into multi-storey mixed-use buildings; b) The redevelopment new buildings on the north and south sides of Durham Highway 2 will have the greatest density, height and massing of new buildings to be along Durham Highway 2; C) Views to Black Creek will be incorporated in site and building design; d) All new development adjacent to the Black Creek valley will dedicate such lands as necessary for environmental protection purposes and to provide for a recreational trail; e) Design will be introduced which ensures compatibility with adjacent established residential uses, providing for an appropriate transition in terms of height, density and massing of buildings; and f) Buildings will be encouraged to locate at the street edge in support of public transit and a safer and more effective pedestrian environment. 7.2.4 The Town Centre Precinct: a) Uses within the Town Centre will be integrated through an interconnected street pattern and walkable blocks while maintaining visual connectivity to the natural heritage features in the precinct; b) The greatest density, height and massing of buildings will be along Durham Highway 2. Buildings are to be located at the corner of Trulls Road and Durham Highway 2 and will have massing, height and architectural detailing to accentuate this intersection as a gateway and to create a sense of"arrival'; C) A central square, as defined in Section 5.5.3 of this Plan shall provide a focal area in the Town Centre and a place for community gatherings and events; Municipality of Clarington November 8,2012 Draft Courtice Main Street Secondary Plan—Page 9 i Secondary Plans Courtice Main Street d) The Central Square shall contain landscape architectural design elements that provide structure, identity and visual connectivity within and to surrounding land uses. The street pattern and buildings around this square will be designed and located to provide safe pedestrian access and views into the square; and e) The permitted land uses shall complement the function of the Central Square and will be designed to provide pedestrian connection to and views of the Central Square. 7.2.5 East Gateway Precinct: a) The area between the Town Centre Precinct and the eastern end of the Secondary Plan area is temporarily anchored by an auto-sales use and single detached dwellings, but will be redeveloped over time into a mixed-use precinct with high density residential uses occupying the east end of this precinct and medium density residential uses filling up the western parts of the precinct with limited service, retail and community uses at grade; b) Buildings located at the intersection of Courtice Road and Durham Highway 2 will have massing, height and architectural detailing to accentuate the eastern gateway into Courtice; C) Design will be introduced which ensures compatibility with adjacent established residential uses, providing for an appropriate transition in terms of height, density and massing of buildings; and d) Buildings will be encouraged to locate at the street edge in support of public transit and a safer and more effective pedestrian environment. 7.2.6 Prominent Intersections a) The prominent intersections shown on Map A are considered to have significance and shall be designed in accordance with Section 5A.4.6 of the Official Plan. 7.2.7 Streetscaping a) An attractive streetscape shall be created throughout the Secondary Plan area by including the following key streetscape elements: gateways, greenway features, pedestrian nodes, bike facilities, sidewalks, street trees and planting boulevards, lighting and street furniture, signage and at appropriate locations specialty paving; b) A detailed Streetscape Master Plan and implementation strategy will be developed by the Municipality and the Region using the Urban Design guidelines contained in Appendix A to this Secondary Plan as a guide. Municipality of Clarington November 8,2012 Draft Courtice Main Street Secondary Plan—Page 10 i Secondary Plans Courtice Main Street 7.2.8 Cultural Heritage resources listed by the Municipality in its inventory will be assessed and evaluated with every development or re-development proposal, in accordance with the policies of the Official Plan. I 8.0 PARKS, OPEN SPACE AND TRAILS 8.1 Parks and Open Space shown on Map A include the following: a) Environmental Protection Areas; b) Central Square; and C) Greenway Feature. 8.2 The Central Square shall be a focal point in the Town Centre Commercial area and shall be developed in accordance with the policies in Section 5.5.3 of this Plan. The Central Square is to be accepted as part of the parkland dedication required under the Planning Act. 8.3 Greenway Features are small scale open spaces that could be linkages within the open space system, providing entrances/identity features to the community or trailheads. 8.4 Both future and existing trails are shown on Schedule A to this Plan. A Trail Plan will be developed by using the guidelines for trails and paths as contained in the Urban Design Guidelines contained in Appendix A to this Secondary Plan. 9.0 TRANSPORTATION 9.1 Objectives 9.1.1 The transportation objectives are: a) To transform Durham Highway 2 from a "highway" environment to an urban arterial corridor providing for multiple modes of transportation with greater emphasis on the "pedestrian environment"; b) To improve and expand the road network to provide improved access throughout the Secondary Plan area and connectivity to adjacent areas; and a framework for subsequent development or redevelopment of the lands in accordance with this Plan; C) To provide for future higher order transit; d) Maximize the efficiency of parking facilities by promoting shared parking; and e) Improve the public realm and make the Corridor more transit supportive through high quality streetscaping. 9.2 Policies 9.2.1 The transportation network serving the Secondary Plan area is shown on Schedule A to this Plan. Durham Highway 2 and Trulls Road are Municipality of Clarington November 8,2012 Draft Courtice Main Street Secondary Plan—Page 11 i Secondary Plans Courtice Main Street designated arterial roads in the Official Plan. These roads are complemented by a system of local streets and an internal private laneway system. 9.2.2- The right-of-way width for Durham Highway 2 is planned to be 36 metres. The Municipality encourages the Region to design the right of way in a manner which supports the objectives and policies of this Plan. 9.2.3 The redesign and redevelopment of the right-of-way for Durham Highway 2 will be co-ordinated with the Streetscape Master Plan where practical and may include the following: a) The introduction of raised medians to regulate turning movements at busy commercial sites; b) The introduction of a multi-use path for bicycles and pedestrians; and C) The construction of a bus rapid transit lane. 9.2.4 The alignments of the proposed new local streets, collector roads and internal laneways are intended to be conceptual (except where the right-of- ways are already established). Detailed alignments and location of local streets and private laneways shall be determined through further engineering studies and through the development approval process. 9.2.5 The "Private Streets" within the Town Centre Commercial area shown on Schedule A of this Plan shall be subject to the following: a) Private streets will be designed to municipal standards suitable for transfer to and assumption by the Municipality as public streets at some future date if deemed necessary by the Municipality; b) No buildings or parking spaces shall encroach into the private street right-of-way; and C) The developer shall provide for the future transfer of the right-of- way to the Municipality at the Municipality's discretion. 9.2.6 An integrated system of"Private Lanes" shall be provided to permit movement of passenger vehicles between adjoining properties and to access signalized intersections. The integrated laneway system shall have a minimum of width of 7 metres and be implemented by means of registered easement in favour of the abutting property owners. It is not the intention of this Plan that such laneways be assumed by the Municipality. 9.2.7 Entranceways to commercial uses from arterial roads shall be limited to 80 meter intervals. Development or redevelopment will seek the consolidation of access points and common traffic circulation in accordance with the provisions of this Plan. 9.2.8 When undertaking environmental assessments for road or other servicing upgrades, the Municipality encourages the Region to consider the streetscape policies in Section 7.2.7 of this Plan. Municipality of Clarington November 8,2012 Draft Courtice Main Street Secondary Plan—Page 12 Secondary Plans Courtice Main Street 9.2.9 Existing and future transit services within the Courtice Main Street shall be supported by transit oriented development that has regard for the following Transit Oriented Development design objectives: a) Enhancing mobility options; b) Enhancing the public realm; C) Integrating transit-supportive land uses; d) Creating an inspiring urban built form; e) Managing parking; and f) Ensuring transit station design contributes to place making. 9.2.10 The Municipality encourages transit providers to locate transit stops at key destinations along the Courtice Main Street. The Municipality encourages the upgrading of existing transit stops along the Courtice Main Street in an effort to improve comfort and safety. Transit waiting areas that are incorporated into buildings must be located adjacent to transit stops. 9.2.11 Transit, cycling and walking shall be promoted as the preferred modes of transportation along the Courtice Main Street. The implementing Zoning By-Law may require the provision of secure bicycle parking facilities in a conspicuous location, long-term bike parking areas within buildings, and on-site shower facilities for employees who bike to work. The Municipality may allow for a reduction in the number of required parking spaces where bicycle parking facilities are provided. 9.2.12 Shared on-site parking areas for two or more uses may be permitted where: a) The maximum demand of such parking areas by the individual uses occurs at different periods of the day; and b) The maximum demand of such parking areas is substantiated by a parking study approved by the Municipality. 9.2.13 The Municipality recognizes the role of Travel Demand Management (TDM) in promoting a more efficient use of existing transportation infrastructure, making automobile use more sustainable, and promoting increased transit use. The Municipality will work to introduce new TDM initiatives to reduce car dependency and peak period congestion. 10. IMPLEMENTATION 10.1 General 10.1.1 The policies of this Plan shall be considered when making decisions related to development of the lands within the Courtice Main Street Secondary Plan Area. The policies of this Plan shall be implemented by exercising the powers conferred upon the Municipality by the Planning Act, the Municipal Act and any other applicable statues, and in accordance with the applicable policies of the Official Plan. Municipality of Clarington November 8,2012 Draft Courtice Main Street Secondary Plan—Page 13 Secondary Plans Courtice Main Street 10.1.2 The Municipality will monitor the policies of this Plan as part of the five year Official Plan review and propose updates as deemed necessary. 10.1.3 The Municipality encourages innovative measures to help reduce the impacts of urban run-off and maintain base ground water flow. Such measures may include bio-swales, permeable pavers, rain barrels and green roofs. 10.1.4 The Municipality will work with the Region of Durham to ensure that appropriate servicing capacity is provided for the Secondary Plan area, allowing the Municipality to meet the Region's density targets for Centres and Corridors. 10.1.5 The Municipality will encourage the Region of Durham to provide full municipal services to the Courtice Main Street within the next 10 years following the adoption of this Plan. 10.2 Additional Municipal Implementation Tools 10.2.1 In order to support the implementation of this Secondary Plan, the Municipality of Clarington will consider the development of the following implementation items: a) Community Improvement Plan: A Community Improvement Plan for the Courtice Main Street area may be prepared to facilitate the implementation of this Plan in particular for redevelopment for greater intensity land uses and improving community character and identity. b) Streetscape Master Plan: A Streetscape Master Plan for the Courtice Main Street area shall provide a detailed design for the non-travel portion of Highway 2 right-of-way, in accordance with policy 7.2.7 b) of this Secondary Plan. 10.2.2 Consolidated Plans and Studies a) Where multiple properties are proposed to be developed, the Municipality will consider the potential for consolidated supporting plans and studies to assist with the development review process. b) The preparation of the Urban Design Report and the Phasing Plan that is to be prepared for the Town Centre Commercial Area must incorporate the recommendations of the EIS as well as any other studies required as part of a complete application. 11. INTERPRETATION 11.1 General Interpretation Policies 11.1.1 The Courtice Main Street Secondary Plan has been prepared to align with the Policies of the Official Plan. The Policies of this Secondary Plan, along Municipality of Clarington November 8,2012 Draft Courtice Main Street Secondary Plan—Page 14 i Secondary Plans Courtice Main Street with Schedules and Appendices shall be read and interpreted in conjunction with the Policies of the Official Plan. 11.1.2 In the event of a conflict between the Official Plan and this Secondary Plan, the Policies of the Secondary Plan shall prevail. 11.1.3 The boundaries shown on Schedule A to this Plan are approximate, except where they meet with existing roads, river valleys or other clearly defined physical features. Where the general intent of this Secondary Plan is maintained to the satisfaction of the Municipality, minor boundary adjustments will not require an amendment to this Secondary Plan, 11.1.4 Where examples of permitted uses are listed under any specific land use designation, they are intended to provide examples of possible uses. Other similar uses may be permitted provided they conform to the intent and all applicable provisions of this Secondary Plan. 11.2 Definitions Mixed-Use Building: means a building used partly for residential use and partly for non-residential use. Shared Parking: means parking shared among different buildings and facilities on the same property or a group of properties in an area to take advantage of different peak periods. 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Q N Q +, }' N a E > O C N a� +, N O -C O N -O Q E tw Ln ate, Y vi 4- +, Ln'O " C -0 a_+ > �1 0 0 CF OV Q C 3 0 •a' Q U C OC1 c N N to V U E N v ° Q -s- E N O •L 7 Q - .0 -0 Y Q N 4.1 -Q CL v N o m o Q m M U ra Q Q Q 0 z C m C L Ln N Co a-1 E � m m - rn to m CL U Q +, L L _ -0 } m a, O N O m t O O O +, -� - O pp in m � m W Q O_ -Q O V L .O 'Z: +, V Q Q }' dA ra Q OU N c6 Q V N Q L Z C Q N M N '6 m i1 O 7 C) N Q N > Q m Ov -0 Q >- J M O `- u C to 0 L N 'a E N C a + U °C + cD o C u dQp °w +, O J N u, +, x Q tp t > -E Q V Q bD N "Q v~i to M v t bA a U L O c � V .� t +, C O Q +C-, C 2 o C C N m N v M -0 N ±, C Q N N c E V Q 3 to Q +� Q c = m v C m •`° '� a�i Q W 0 v N N V 3 Q U 4- m aa) O N L >, Q m Q ro C) 0 Q c o v V tw 0 f6 o v o aco -0 N N 3 0 N +, � C > +, N Q � in U � 4- a m C< V in ° O Exhibit "A", Amendment No. XX To The Municipality Of Clarington Official Plan, Map A2, Land Use, Courtice Urban Area N, /: SPECIAL :1 STUDY J URBAN BOUNDARY �n s,ECI L AREAS �1 s e A ® FUTURE URBAN RESIDENTIAL R it URBAN RESIDENTIAL MEDIUM DENSITY .. .............1.... .. ___ _ _ O RESIDENTIAL HIGH DENSITY I 1 RESIDENTIAL 1 - TOWN CENTRE 1 I1 CORRIDOR Delete"Courtice West Shopping District"design NEIGHBOURHOOD 1 Aping 9na on CENTRE I Add"Corrldor'designation O Delete"Special Policy Area F" Dele...Urban Residential"designation 1 HIGHWAY COMMERCIAL OAdd"Town Centre"deslgnatlon 1 Delete"Urban Residential"deslgnation I PRESTIGE Add"Corridor"designation sH aogo EMPLOYMENT AREA Delete"High Density"symbol ® LIGHT O � M INDUSTRIAL AREA Delete"Special Policy Area E" GENERAL Delete"Urban Resldentlal"designation ® INDUSTRIAL AREA RHAAr HIGHWgy1 Add"Corridor'designation BUSINESS PARK Delete"Nelghbcurhood UTILITY Centre"symbols IM M w ENVIRONMENTAL Atltl"Secondary Planning Area' PROTECTION AREA Delete"Special Polley Area F" boundary Delete"Urban Resident lal"deslgnatlon � �® ® GREEN SPACE 1 Add"Corridor"designation O I M WATERFRONT cO Delete"Special Policy Area F" GREENWAY Delete"Urban Resldentlal"deslgnatlon Delete"Urban Resldentlal"designation Q 1 Add"Town Centre"designation °a Add"COrrldor"and"Town Centre"designations COMMUNITY PARK 1 ® O DISTRICT PARK M Amend"Town Centre"designation boundary ® NEIGHBOURHOOD Amend"Special Study Area"boundary PARK 1 PUBLIC SECONDARY SCHOOL OO /j SECONDARY SCHOOL PUBLIC ELEMENTARY SCHOOL SEPARATE l O OM H H M ELEMENTARY SCHOOL SECONDARY O PLANNING AREA lO U w..w.... SPECIAL POLICY AREA ® ...........SPECIAL STUDY AREA / /®® GO STATION I 1 250 Me re: I / w✓ 1 I 1 I 0 MAP A2 LAND USE COURTICE URBAN AREA OFFICIAL PLAN MUNICIPALITY OF CLARINGTON NOVEMBER 6,2012 S PROVIGEO NVENIENCE ONLT PNO REPRESENTS REDUESTED MODIFICATIONe PNOAPPROVAL Exhibit "B", Amendment No. XX To The Municipality Of Clarington Official Plan, Map H1, Neighbourhood Planning Units, Courtice Urban Area I Delete all I Planning Unit Numbers for all Neighbourhoods FAREWELL I HEIGHTS �ChangePop !ation From "(4100) "(4000)" AS o a K WORDEN HIGHLAN .8 1 M (3900) (4000 GLENVIEW HANCOCK o Delete'2 Courtice West (2900) z (3100) Shopping District(600)" a ASH ROAD Add "Courtice Main Street(4000)" KING COURTICE MAIN STREET STREET (4000) Delete"1 Town Centre(600)" DARLINGTON $ (1500) EMILY STOWE Change Population Q (5300) From"(3600)"To"(3100)" Change Population �° AVONDAL From"(2400)"To"(1500)" g o (3100) ao URBAN BOUNDARY PENFOUND w a 0 (4000) j Q NEIGHBOURHOOD BOUNDARY Z �O Change Population (1000) POPULATION 4 w co From"(6100)"To"(5300)" it a (') SEE SECTION 17.6 U w STREET Change Population BAYVIEW From"(3940)"To"(4000)" 0. (4500) 0 265 530 1,060 1,590 2,120 Metres I ----------- Io a BASELINE ROAD O I HIGHWAY 401 w 0 I Iz I � C�R I I I 1 MAP H1 NEIGHBOURHOOD PLANNING UNITS COURTICE URBAN AREA OFFICIAL PLAN LAKE ONTARIO MUNICIPALITY OF CLARINGTON November 6,2012 orvsaionnory is Preowoeo Fare corvverviervce w.r ,s reEOUSS,EO mo VAL