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Report To: Planning and Development Committee
Date of Meeting: May 12, 2025 Report Number: PDS-021-25
Authored By:
Submitted By:
Reviewed By:
File Number:
Report Subject:
Sylvia Jennings, Planner II; Amanda Crompton, Principal Planner Darryl
Lyons, Deputy CAO, Planning and Infrastructure Services Mary-Anne
Dempster, CAO
COPA2022-0001 (PLN 41.6) Resolution#:
Courtice Waterfront and Energy Park Secondary Plan Statutory Public
Meeting
Purpose of Report:
The purpose of this report is to provide information and seek input from the public and Council
regarding the draft Courtice Waterfront and Energy Park Secondary Plan. It does not
constitute, imply or request any degree of approval.
Recommendations:
1.That Report PDS-021-25 and any related communication items be received;
2.That any received comments be considered during preparation of the recommended
Courtice Waterfront and Energy Park Secondary Plan and Urban Design
Sustainability Guidelines;
3.That Staff report back to Council with a Recommendation Report, including the
Official Plan Amendment for the Courtice Waterfront and Energy Park Secondary
Plan; and,
4.That all interested parties listed in Report PDS-021-25 and any delegations be
advised of Council’s decision.
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Report Overview
This report provides an overview of the planning process for the draft Courtice Waterfront
and Energy Park Secondary Plan (Secondary Plan), and details key policy directions.
The Secondary Plan will establish a new waterfront community featuring a prestigious
waterfront park west of Courtice Shores Drive, and a protected employment area east of
Courtice Shores Drive. The Secondary Plan has been revised from a previous version that
was presented at a Statutory Public Meeting in June 2022 to respond to provi ncial policy
changes and shifts in the local context.
The purpose of the Statutory Public Meeting is to obtain comments from the public,
members of Council, landowners, and commenting agencies on the Secondary Plan. These
comments will inform revisions to the Secondary Plan before it’s recommended to Council in
Fall 2025.
1. Background
1.1 The draft Courtice Waterfront and Energy Park Secondary Plan (Secondary Plan) is an
update to the existing Clarington Energy Business Park Secondary Plan, which was
approved in 2006. It outlines a vision for the Energy Park that focuses on the
development of prestige, energy-related employment uses on a site that is adjacent to
the Ontario Power Generation (OPG) Darlington Nuclear Station
1.2 The Secondary Plan and accompanying Urban Design and Sustainability Guidelines
provide detailed direction on how the area will grow and develop over time. The
Secondary Plan provides a framework that will guide and facilitate the development of a
well connected and complete community consisting of residential, commercial,
employment, and recreation opportunities, including a prestigious waterfront park.
1.3 The preparation of a Secondary Plan follows the same procedures as an Official Plan
Amendment under the Planning Act. This includes the preparation of supporting
technical studies, public engagement, a statutory public meeting and Council approval.
2. Courtice Waterfront and Energy Park Secondary Plan
2.1 The Secondary Plan area is generally bound by Darlington Provincial Park to the west,
Crago Road and Darlington Nuclear Generating Station to the east, Highway 401 to the
north, and Lake Ontario to the south. The Secondary Plan area is approximately 290
hectares in size.
2.2 Currently, the Secondary Plan area consists of an apple orchard, agricultural fields, a
rural residential dwelling, Tooley Creek and other natural heritage features, Regional
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infrastructure such as the Courtice Water Pollution Control Plant , the Durham-York
Energy Centre, the Darlington Energy Complex (Ontario Power Generation) and other
employment uses.
Initiation of the Secondary Plan Update
2.3 As a result of numerous changes to Provincial, Regional and Municipal policies, the
Municipality of Clarington commenced an update of the Secondary Plan in 2018 to
identify a renewed vision and updated policy framework for the Energy Park. The
update was also to address a number of physical changes including construction of
Highway 418 and to capitalize on the spinoffs of the development of the OPG Campus.
2.4 In 2019, through staff report PSD-033-19, the Secondary Plan area was expanded west
to Darlington Provincial Park to include the broader Courtice waterfront. The
Municipality’s intention of expanding the Secondary Plan area was to explore the
development of a waterfront park together with other uses such as residential and
commercial.
2.5 The draft Official Plan Amendment (Attachment 1) will amend the Clarington Official
Plan and Regional Official Plan to replace the Clarington Energy Business Park
Secondary Plan with a new Courtice Waterfront and Energy Park Secondary Plan.
2.6 The Secondary Plan (Attachment 2) is comprised of two major areas: a protected
employment area east of Courtice Shores Drive (“Energy Park”) and a residential
neighbourhood with visitor-oriented commercial and a new waterfront park west of
Courtice Shores Drive (“Courtice Waterfront”), as shown in Figure 1.
2.7 The Secondary Plan is supported by Urban Design and Sustainability Guidelines
(UDSG) (Attachment 3) that are intended to help implement the urban design and
sustainability policies of the Clarington Official Plan and this Secondary Plan.
2.8 The Energy Park portion of the Secondary Plan includes the area that m ade up the
original Energy Park Secondary Plan, and the lands south of the CN Railway that
include the Water Pollution Control Plant and farm fields along Lake Ontario. The
Courtice Waterfront portion of the Secondary Plan is generally bound by Courtice
Shores Road and Darlington Provincial Park and contains an apple orchard and a
portion of Tooley Creek.
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Figure 1: Courtice Waterfront and Energy Park Secondary Plan Area
3. Secondary Plan Process
3.1 Development of the Secondary Plan was informed by a comprehensive public
engagement program and several technical background studies.
3.2 The Secondary Plan process for Courtice Waterfront and Energy Park involved three
Phases. Staff Report PDS-029-22 includes a full description of the Secondary Plan
Process that occurred between 2019 and June 2022. A brief summary is presented
below:
Phase 1 (Visioning and Analysis) included technical analysis through background
studies and initial consultation with the community to determine the vision for the
new neighbourhood and updated Energy Park. Engagement included a Public
Information Centre in December 2019.
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Phase 2 (Preferred Plan) resulted in a draft land use and urban design concept that
was presented to the public and agencies for comment. Two Public Information
Centres (March 2020 and March 2022) and two surveys were used to gather
feedback on the proposed concept.
Phase 3 (Secondary Plan) focused on development of a Secondary Plan which was
presented to Council and the public at a June 2022 Statutory Public Meeting.
Agencies were also requested to comment on the Secondary Plan. Over the last
several years, the local planning context and provincial policy framework have
evolved, resulting in the need for substantial changes to the Secondary Plan that
has led to the second Statutory Public Meeting. Revisions to the Secondary Plan are
described in Section 5.
3.3 Public engagement included three Public Information Centres, two online surveys that
had over 1,000 combined responses and one Statutory Public Meeting. Feedback
received over the last several years highlighted an interest in improved access to the
waterfront, and concerns for compatibility between the heavy industrial uses in the
Energy Park. Respondents were generally enthusiastic about a higher-density mixed-
use neighbourhood and creating a tourist destination at the waterfront. Attachment 4
provides a summary of the engagement activities and notice procedures completed to
date.
3.4 The Planning Act requires consultation with Indigenous communities. Staff have
provided background information and copies of notice materials to each Indigenous
community with rights and interests in the area.
3.5 All comments submitted on the Secondary Plan will be responded to in an upcoming
recommendation report to Council.
Changes to Ontario Power Generation’s(OPG) Office Expansion Plans
3.6 The vision for the Energy Park was created to support and capitalize on the
development of the OPG campus; however, in 2023, it was announced that OPG had
cancelled their plan to locate the new corporate headquarters in Energy Park. As a
result, the vision for the Energy Park needed to be reconsidered.
Significant Provincial Policy Changes
3.7 Since 2022, the Province has made significant policy changes. The Secondary Plan has
been affected by these changes, which range from directing municipalities to build more
homes, narrowing the definition of protected ‘employment area’ and downloading
Regional planning responsibilities, among others.
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3.8 In Fall 2022, the Province committed to building 1.5 million homes by 2031 and
assigned Clarington a target of 13,000 homes. In February 2023, Council endorsed
Clarington’s Housing Pledge to achieve this target. This commitment to significantly
increase housing led to a re-evaluation of the density proposed for the Courtice
Waterfront.
3.9 On October 20, 2024 the new Provincial Planning Statement, 2024 (PPS, 2024) came
into effect, integrating and replacing the existing Provincial Policy Statement, 2020 and
the A Place to Grow – Growth Plan for the Greater Golden Horseshoe, 2020 (Growth
Plan, 2020) into a single, Provincial-wide policy document. The PPS, 2024 includes a
narrowed definition of ‘employment area’ relative to how Clarington has been defining
employment areas as prescribed by the Growth Plan , 2020. The PPS, 2024 definition is
consistent with that recently implemented in the Planning Act (through Bill 97), and
permits industrial, manufacturing, and warehousing uses, but excludes institutional and
commercial uses, including office and retail.
3.10 In addition, the PPS, 2024 allows employment land conversions at any time, rather than
only as part of a Municipal Comprehensive Review (MCR).
3.11 As of January 1, 2025, the Region of Durham is no longer the planning approval
authority for the Municipality, and responsibility for the Durham Region Official Plan
(ROP) has been downloaded to the Municipality. As an amendment to the ROP is
required to permit development in the Courtice Waterfront, the Municipality is now
responsible for the amendment.
Technical Studies
3.12 Preliminary technical background work was completed prior to the June 2022 Statutory
Public meeting. Since June 2022, work on a Traffic Impact Study (TIS), Functional
Servicing Report (FSR), and Environmental Impact Study (EIS) have advanced. Draft
versions of the FSR and EIS have been prepared and the draft TIS is expected shortly.
These studies will be finalized based on agency comments prior to recommendation.
Attachment 5 provides a summary of the technical work that was completed to date.
3.13 Council adopted the Robinson Creek and Tooley Creek Subwatershed Study in 2023,
and an associated flood mitigation study was completed which refined the flood plain
limits in the Courtice Waterfront.
3.14 The required Land Use Compatibility Study was completed in December 2024, which
establishes where sensitive development (residential) can be safely accommodated in
the Courtice Waterfront.
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4. Secondary Plan Vision and Framework
4.1 The Courtice Waterfront and Energy Park are planned to evolve as complementary
places that provide employment, business, living and recreation opportunities for
Clarington. The development of industrial uses, diverse forms of housing, public open
spaces, and supportive infrastructure will extend the Courtice community to Lake
Ontario.
4.2 The vision for this area in south Courtice will be realized through the implementation of
policy directions that are based on eight guiding principles:
1. Promote economic development and diversification;
2. Support a high quality of life for residents of Clarington;
3. Conserve, enhance and protect significant natural features;
4. Promote environmental sustainability, energy efficiency and resilience;
5. Connect the Secondary Plan Area to the broader community and region by all
modes of travel;
6. Create distinct, memorable places that reflect the area’s natural and cultural heritage
and the community’s values;
7. Create an accessible, walkable and bikeable community linked to adjacent
transportation networks; and
8. Develop the Courtice Waterfront and Energy Park in an orderly, coordinated an d
cohesive fashion.
4.3 The Land Use Plan (Figure 2) identifies the location of land use designations and the
policies in the Secondary Plan describe their planned function, land use and built form
permissions, minimum and maximum height allowances and minimum density.
4.4 The Courtice Waterfront is comprised of a predominately mid-rise community that will
feature a vibrant mixed-use area facing the new prestigious waterfront park: a
destination that will draw visitors from across Clarington.
4.5 An exception to the mid-rise and mixed-use character of the Courtice Waterfront are the
lands adjacent Darlington Provincial Park, which are designated “Low Density
Residential” to provide an appropriate transition.
4.6 In addition, the lands located north of the CN rail corridor are designated “Gateway
Commercial” and suitable for a variety of commercial uses serving local residents,
Energy Park and the travelling public.
4.7 The Energy Park will comprise areas for manufacturing, warehousing and distribution
facilities that benefit from highway visibility and access, and which complement existing
energy-related uses in the park as well as Darlington Nuclear Generating Station. The
lands designated “Light Industrial” in Figure 2 are intended for more well-designed
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facilities without outdoor storage due to the visibility provided by Energy Drive and
Highways 401 and 418.
4.8 Environmental Protection Areas along the Tooley Creek and Lake Ontario form a key
component of a future open space system that will support critical environmental
functions and be an amenity for local residents, workers and people from across the
Municipality. Waterfront Greenway lands will be a major component of the open space
system, protecting and linking natural areas.
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Figure 2: Schedule A – Land Use Plan
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4.9 To complement the Land Use Plan, a Heights Plan (Figure 3) identifies appropriate minimum
and maximum heights in different locations within the Courtice Waterfront portion of the
Secondary Plan area.
4.10 The maximum heights range from 3-storeys to the west and up to 15-storeys to the east,
adjacent the Tooley Creek. This range in height reflects efforts to mitigate impacts to
Darlington Provincial Park and maintain and enhance views of the waterfront park and Lake
Ontario.
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4.11 Figure 3: Schedule B – Heights Plan
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4.12 The Roads and Active Transportation Plan (Figure 4) identifies the road classification
and multi-modal transportation network planned for the Secondary Plan area.
4.13 New and improved road and active transportation connections are established between
the areas of Courtice to the north and within the Secondary Plan, including a direct
connection for pedestrians and cyclists to the future Courtice GO Station and a grade -
separated connection across the CN Rail Corridor.
4.14 Policies in the Secondary Plan facilitate an interconnected network of trails and other
active transportation facilities throughout the Secondary Plan area, linked to the broader
municipal network and the Waterfront Trail.
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Figure 4: Schedule C – Roads and Active Transportation Plan
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4.15 Urban Design and Sustainability Guidelines (UDSG) (Attachment 3) are intended to
help implement the urban design and sustainability policies of the Clarington Official
Plan and this Secondary Plan.
4.16 The UDSG provide further direction and guidance on policy intentions respecting urban
design, streetscapes, built form and environmental sustainability.
5. Policy Directions
5.1 The Secondary Plan has been revised to respond to provincial policy changes, shifts in
the local context and completion of technical studies as described in Section 3. Policy
directions of interest and key changes to the Secondary Plan are detailed below.
More Housing Diversity and Density
5.2 The units targeted to be accommodated in the Courtice Waterfront portion of the
Secondary Plan increased from 1,000 units to 2,500 units. This change in density
reflects current provincial direction to unlock more housing, support transportation
infrastructure with increased density and improve affordability by increasing housing
supply.
5.3 Given the location of the Secondary Plan area just south of the proposed future Courtice
GO Station, the increase in density in supported by future higher-order transit.
5.4 The Secondary Plan facilitates and promotes an inclusive community by permitting a
range of housing types, including affordable housing. A variety of building types and
heights are supported throughout the Secondary Plan, ranging from detached dwellings
and townhouses to mid-rise apartment and mixed-use buildings.
5.5 In addition, the Secondary Plan allows up to 15-storey buildings in certain locations to
further increase housing options. This additional height is contingent on the completion
of several studies/assessments to the satisfaction of the Municipality, including a
housing assessment to monitor and encourage the implementation of a diverse and
affordable housing stock.
Courtice Waterfront Park
5.6 The Secondary Plan is anchored by the Courtice Waterfront Park, which is a new 16-
hectare (minimum) park that is envisioned as a regional destination designed and
programmed to serve Courtice Waterfront residents and Energy Park employees, as
well as the broader Clarington community.
5.7 A preliminary Master Plan for the park was presented to Planning and Development
Committee in June 2022.
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5.8 Staff are coordinating collaboration between the consulting teams working on the
Courtice Waterfront Park Master Plan and the ongoing Waterfront Strategy to ensure
seamless integration.
5.9 The configuration and intended uses of the Courtice Waterfront Park , as well as the
connected network of trails provided for in the Secondary Plan, align with the
recommendations from the Parks, Recreation and Culture Master Plan.
Transition from a Main Street to Key Commercial Node
5.10 The Courtice Waterfront portion of the Secondary Plan will be comprised of a mix of
housing types at varying densities centred at a key commercial node adjacent the
Municipal Wide Park.
5.11 The Secondary Plan provides a flexible approach to commercial uses. As shown in
Figure 2, much of the Courtice Waterfront is designated “Mixed Use” and permitted to
accommodate commercial uses; however, commercial uses are only required at the
intersection of Street A and Street D, adjacent to the Courtice Waterfront Park.
5.12 This key commercial node, which will offer a full range of commercial uses, including
restaurants, retail and personal services, will give the park a lively edge that draws
visitors year-round.
Affordable Housing Framework
5.13 The Secondary Plan includes a collection of policies intended to support the
Municipality’s affordable housing objectives. The Secondary Plan proposes a range of
housing forms, sizes and tenures to meet the needs of a dive rse population and
households of various sizes, incomes and age compositions.
5.14 There are limited tools available to the Municipality to require the delivery of affordable
housing units; however, policies in the Secondary Plan strongly encourage the
integration of affordable housing, including purpose-built rental and subsidized non-
market housing units, within the Courtice Waterfront.
5.15 As mentioned above, the Secondary Plan includes a policy allowing up to 15-storey
buildings in certain locations, provided a housing assessment, among other
studies/assessments, is completed which monitors and encourages the implementation
of a diverse and affordable housing stock.
5.16 To support the provision of affordable housing, the Municipality will explore potential
incentives such as reduced application fees and fast-tracked application approvals. One
incentive included within the Secondary Plan is the opportunity to reduce the minimum
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parking requirements. This incentive would be explored on a site-by-site basis where
affordable housing is provided as part of a development application.
5.17 Staff will use the affordable housing policies included within the Clarington Official Plan
and Secondary Plan to negotiate the delivery of affordable housing at the development
application stage.
Introduction of an Environmental Constraints Overlay
5.18 Consistent with the Clarington Official Plan, lands designated Environmental Protection
Area do not permit development besides low intensity recreation and uses related to
conservation, flood or erosion control projects.
5.19 An Environmental Constraints Overlay was introduced to reflect the limits of the Tooley
Creek flood plain, which was recently updated as directed by the Robinson Creek and
Tooley Creek Subwatershed Study. The overlay indicates that there may be an
opportunity to further refine the limits of the flood plain through a development
application. Policies in the Secondary Plan specify that the underlying designation may
only apply if an accepted Environmental Impact Study and Flood Plain Analysis
determines that development can proceed.
Introduction of a Special Local Road adjacent the Municipal Wide Park
5.20 A Special Local Road, labelled as Street D in Figure 4, is intended to be a unique and
flexible public right-of-way that complements the Courtice Waterfront Park on one side
and future land uses on the north side. It will be designed to function at times as a car -
free promenade for pedestrians and cyclists and as a shared street with vehicular
access at other times.
Flexible Grade Separated Crossing
5.21 Based on preliminary technical studies, a new grade-separated rail crossing is required
in one of the approximate locations identified in Figure 4. An environmental assessment
(EA) will be initiated for a future crossing that considers both potential locations and
variations of each (for example, a bridge versus a tunnel). The EA will also consider if
the existing at-grade rail crossing at Darlington Park Road should be retained and
modified or removed.
5.22 Once a preferred location for the new rail crossing has been selected and approved,
Schedule C (Figure 4) will be amended to classify Darlington Park Road, Courtice
Shores Drive and Street A based on their intended function as determined by the rail
crossing.
Protection of Energy Park as Emplo yment Area
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5.23 As outlined in Section 3, the new definition of employment area in the PPS, 2024 and
the Planning Act only includes industrial, manufacturing, and warehousing uses.
Institutional and commercial uses, including office and retail, are intentionally excluded.
5.24 Prior to these changes, all of Clarington’s Employment Area designations in the Official
Plan were considered protected and requests to convert lands to another land use
designation had to be done through a MCR of Clarington’s employment needs over the
long term and the decision by Council on conversion requests was final (protected from
appeal).
5.25 For Clarington’s employment areas to continue to benefit from the current employment
protection provisions, land use permissions for these areas need to align with the new
definitions. For this reason, the land use permissions in the “Light Industrial” and
“General Industrial” designations have been narrowed to only include manufacturing
facilities, warehousing and distribution facilities and ancillary office and retail.
5.26 Lands that were previously designated “Prestige Employment” due to their exposure
along Highway 401, are now designated “Light Industrial”. Urban Design policies within
the Secondary Plan require higher standards of building design and landscaping to
screen views of rear service areas from Highways 401 and 418.
5.27 As part of the Official Plan Review an Employment Study will be undertaken to
comprehensively assess employment areas and lands to ensure Clarington is able to
accommodate the 2051 employment forecasts assigned in the Durham Region Official
Plan.
5.28 Until this comprehensive Employment Study is complete, staff believe it is appropriate to
protect the lands as employment area by amending the list of permitted uses in the
employment designations to align with the narrowed definition described in paragraph
5.22. Council’s decision on requests to convert lands within employment areas are
protected from appeal to the Ontario Land Tribunal (OLT).
Planning Act
5.29 The Planning Act sets out the framework and rules for land use planning in Ontario.
Section 2 of the Planning Act outlines matters of Provincial Interest, including: the
protection of ecological systems, the provision of a full range of housing, including
affordable housing, the provision of employment opportunities and the promotion of
public spaces that are of high quality, safe, accessible, attractive and vibrant.
5.30 The Secondary Plan has been designed to align with these matters of Provincial Interest
by protecting the natural heritage system, promoting housing diversity, encouraging
affordable housing, protecting the Energy Park as an employment area and planning for
a new accessible waterfront park.
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Provincial Planning Statement, 2024
5.31 The Provincial Planning Statement (PPS, 2024) lays out the Province's overarching
direction on matters related to land use planning and development. It directs
municipalities to plan healthy, livable, and safe communities by accommodating an
appropriate range and mix of housing types.
5.32 The PPS, 2024 directs growth to settlement areas and promotes compact urban forms
that efficiently use land and existing infrastructure. Complete communities with a range
and mix of land uses, housing options, and transportation options should be planned to
support accessibility for people of all ages, abilities, and incomes. These communities
should by healthy, active, and inclusive. The Courtice Waterfront has been planned with
a variety of housing types at densities that can support walkability, transit, and local
amenities. The Secondary Plan provides trails, and parkland, and will accommodate a
range of activities that will attract a broad variety of people.
5.33 The PPS, 2024 also directs municipalities to support the economy by protecting for
employment uses and identif ying strategic sites for employment. The PPS, 2024
definition of “Employment Area” includes manufacturing, warehousing, goods
movement, and associated ancillary uses. The Energy Park land use designations will
protect the area for employment. In addition, a Land Use Compatibility Study has been
completed to ensure the long-term function of these employment uses can continue.
5.34 While the PPS, 2024 allows private requests to remove lands from an Employment Area
at any time (i.e., outside of a Municipal Comprehensive Review), Council’s decision on
employment area conversion requests continue to be protected from appeal to the OLT.
6. Conformity with Official Plans
Durham Region Official Plan
6.1 The Durham Region Official Plan (ROP) guides growth and change within the Region. It
sets out a framework for managing growth in an orderly fashion and creating healthy
and complete, sustainable communities. As of January 1, 2025, the Municipality is
responsible for implementing the ROP.
6.2 The ROP designates the Energy Park lands as “Employment Areas” and the Courtice
Waterfront lands as “Special Study Area #2.”
6.3 Employment Areas in the ROP are intended for uses such as manufacturing,
warehousing, storage, major facilities, and other uses that require access to highway,
rail, shipping facilities, and separation from sensitive land uses. The ROP requires that
designated Employment Areas adjacent major highway interchanges be protected and
preserved.
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6.4 As described in this Report, the Secondary Plan includes land use designations and
policies intended to protect lands within the Energy Park as employment for the long -
term. Uses are restricted to industrial, manufacturing and warehousing in an effort to
protect and preserve the area for employment. In addition, sensitive uses (resident ial)
are located an appropriate distance from the Energy Park lands as determined through
a Land Use Compatibility Study.
6.5 Special Study Area #2 of the ROP requires that the following conditions be satisfied
before a mixed-use neighbourhood is permitted in the Courtice Waterfront:
Land use compatibility considerations, due to the proximity of existing Regional
facilities including future expansions, planned Regional facilities, railways,
transportation and related infrastructure has been addressed to the sat isfaction of
the Region;
Transportation connections and access/egress has been addressed to the
satisfaction of the Region, the Municipality of Clarington and CN Rail; and
An agreement has been executed for the conveyance of land for a public
Waterfront Park with the Municipality of Clarington.
6.6 Work has been undertaken to satisfy these conditions as part of the Secondary Plan
process. These conditions will be satisfied before the Secondary Plan is adopted to
conform with the Durham Region Official Plan. To date, the Land Use Compatibility
Study has been approved and accepted by the Region, and the Traffic Impact Study
has been initiated. The Municipality of Clarington is in ongoing negotiations for
conveyance of land for the Municipal Wide Park.
Clarington Official Plan
6.7 The Clarington Official Plan (OP) provides a vision for future growth and development of
the Municipality to the year 2031. The current OP focuses on the principles of
sustainable development, healthy communities, and growth management. New
neighbourhoods will be walkable, provide a variety of uses, and create a sense of place.
Economic vitality will be supported by a diverse economy.
6.8 The Energy Park portion of the Secondary Plan is an Employment Area and is
designated “Business Park” in the OP. With prime exposure to Highway 401 and 418,
this area is intended for employment intensive uses that exhibit high standards of
design. The Secondary Plan aligns with the policies for Employment Areas and
continues to protect the area as employment.
6.9 The OP seeks to create compact, connected communities with efficient land use, a
diverse built form, a mix of uses, and active transportation connections. The Courtice
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Waterfront portion of the Secondary Plan conforms by planning for a broad variety of
housing types and amenities, and a grid-like network of streets with sidewalks and bike
lanes to support multi-modal transportation.
6.10 The Secondary Plan includes a Municipal Wide Park in Courtice Waterfront, which has
been planned for in the OP. The Secondary P lan advances the Official Plan’s definition
of a municipal-wide park by supporting recreational and cultural facilities and takes
advantage of the natural features and attributes of Lake Ontario and Tooley Creek. It
will create a sense of place and identity for the new neighbourhood and a new tourism
node that attracts visitors from across the Municipality.
7. Comments
Public Comments
7.1 The Secondary Plan was developed based on the extensive public engagement that
occurred throughout the process. A summary of the key themes from the engagement
are available in Staff Report PDS-029-22. Since the June 2022 Statutory Public
Meeting, there have been comments from the public regarding protecting the natural
environment and how the proposed road network would affect a landowner. A
description of how all comments were addressed will be included in an upcoming
recommendation report.
7.2 Since June 2022, staff have been working closely with the landowners and have made
revisions, as appropriate, to address their comments.
7.3 Comments were submitted by various agencies on the previous version of the
Secondary Plan.
7.4 Comments submitted by Central Lake Ontario Conservation Authority were gen erally
supportive of the Secondary Plan. They were supportive of the greenspace and active
transportation connections that are included. Specific policy changes were suggested to
tighten requirements, and policies were revised accordingly. Comments requested
clarification on policies that would support a low-carbon community.
7.5 Comments from Ontario Parks were primarily concerned with mitigating impacts
between park users and development in the Courtice Waterfront. Changes were made
to the Secondary Plan in response to clarify that trails and roads would not be directly
adjacent to the park, and policies were added to limit park access in locations other than
the current controlled access gate. Backyards of low density housing is planned along
the park boundary, which is expected to minimally impact park users.
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7.6 Comments from the Region of Durham were mostly concerned with the status of various
technical studies at the time of the previous Statutory Public meeting. The Land Use
Compatibility Study has now established the limits of development.
Steering Committee
7.7 The Steering Committee for this Secondary Plan consists of major landowners and
commenting agencies. A Steering Committee meeting was held on March 6, 2025 to
present the revised Secondary Plan. Feedback from the Steering Committee members
will be incorporated into the revised version of the Secondary Plan that will be
recommended to Council. At the time of writing this report, no comments have been
received on the new Secondary Plan.
8. Next Steps
8.1 Following the Statutory Public Meeting, staff will review comments received and
propose revisions, as appropriate, for inclusion in the recommended Secondary Plan .
Technical studies, including the Environmental Impact Study and Functional Servicing
Report will be updated and finalized as appropriate. In addition, the draft TIS will be
reviewed and finalized. Staff anticipate an agreement for conveyance of land for a
Municipal Wide Park will also be executed. This work will satisfy the requirements
needed to amend the Durham Region Official Plan to permit the mixed -use community
in the Courtice Waterfront.
8.2 A report will be prepared that presents the recommended Secondary Plan that will
address the Clarington and Durham Region Official Plans. Upon approval, the
Secondary Plan will be incorporated into the Official Plan.
9. Financial Considerations
9.1 The Courtice Waterfront and Energy Park Secondary Plan is funded by the Municipality
(Energy Park) and by the Landowner’s Group (Courtice Waterfront).
9.2 The Clarington Official Plan requires that a Fiscal Impact Analysis (FIA) be undertaken
for Secondary Plans to understand the long-term financial impacts of proposed
development. The FIA will be completed in advance of staff reporting back to Council
with a Recommendation Report.
10. Strategic Plan
10.1 The preparation of the Courtice Waterfront and Energy Park Secondary Plan directly
addresses the following actions in the 2024-2027 Clarington Strategic Plan:
Municipality of Clarington Page 22
Report PDS-021-25
C.1.1.2: Update Secondary Plan policies to include connectivity considerations
and work to address gaps
C.2.2.1 Identify the range of housing needed
G.2.1.3 Update and complete identified Secondary Plans
11. Climate Change
11.1 The Courtice Waterfront and Energy Park Secondary Plan has been planned with
sustainability as a key priority. The Secondary Plan contains policies that encourage
high standards for energy efficiency and high-performance building envelopes. It plans
for a dense built form that supports transit use, efficiently uses land, and preserves
natural areas.
12. Concurrence
Not applicable.
13. Conclusion
13.1 The purpose of this staff report is to provide an overview of the planning approach and
process undertaken to develop the Secondary Plan. The report also details policy
directions of interest and key changes to the Secondary Plan since it was last presented
at a Statutory Public Meeting in June 2022.
13.2 The Secondary Plan lays out a framework to develop a vibrant mixed-use
neighbourhood with a variety of housing types, a network of trails, destination -oriented
amenities, and a prestigious waterfront park that will provide an opportunity for residents
across Clarington to enjoy Lake Ontario. As well, this Secondary Plan ensures our
employment lands are protected and industrial buildings along Highway 401 feature
high-quality design.
13.3 Staff request that the recommendations be approved and the process towards
completion of the Secondary Plan continue.
Staff Contact: Sylvia Jennings, Planner II, 905-623-3379 ext. 2335 or
sjennings@clarington.net; Amanda Crompton, Principal Planner, 905-623-3379 ext. 2444 or
acrompton@clarington.net; Lisa Backus, Manager of Community Planning, 905-623-3379 ext.
2419 or lbackus@clarington.net.
Municipality of Clarington Page 23
Report PDS-021-25
Attachments:
Attachment 1 – Draft Official Plan Amendment
Attachment 2 – Draft Courtice Waterfront and Energy Park Secondary Plan
Attachment 3 – Urban Design and Sustainability Guidelines
Attachment 4 – Engagement Summary
Attachment 5 – Summary of Technical Studies
Interested Parties:
List of Interested Parties available from Department.
Amendment No.
to the Durham Region Official Plan and Clarington Official Plan
Purpose: The purpose of this Amendment is to repeal and replace the
Clarington Energy Business Park Secondary Plan with a new
Courtice Waterfront and Energy Park Secondary Plan that includes a
protected employment area east of Courtice Road (“Energy Park”)
and a residential neighbourhood with visitor-oriented commercial and
a new prestigious waterfront park west of Courtice Road (“Courtice
Waterfront”).
The Courtice Waterfront and Energy Park Secondary Plan creates a
planning framework that will guide the development of a complete
community consisting of residential, commercial, employment, and
recreation opportunities in the Secondary Plan area. The Secondary
Plan includes Urban Design and Sustainability Guidelines, which are
not an operative part of the Clarington Official Plan.
Location: This Amendment applies to a 209-hectare area between Darlington
Provincial Park to the west and Crago Road to the east, south of
Highway 401. The subject lands are entirely within the Courtice urban
area boundary and located at the south and west edge of the
Municipality of Clarington.
Basis: In 2018, the Municipality initiated an update to the Energy Park
Secondary Plan to identify a renewed vision and updated policy
framework to address several changes, including the construction of
Highway 418, the advancement of plans to extend GO transit to
Bowmanville, with a station in Courtice, and the planned development
of the Ontario Power Generation Campus.
In 2019, the Secondary Plan area was expanded west to Darlington
Provincial Park. The Municipality has long recognized the future value
of the waterfront as a public amenity by identifying the location of the
Municipal Wide Park in the Clarington Official Plan. The Region of
Durham Official Plan designates the land west of Courtice Shores
Drive ‘Waterfront Area’ with ‘Special Study Area 2’ overlay, allowing
the development of a mixed-use community subject to the satisfaction
of several criteria. This Secondary Plan, along with the technical
studies, are intended to satisfy the criteria included in ‘Special Study
Area 2’.
This Secondary Plan is based on extensive technical study and public
engagement. It incorporates recommendations of the Robinson Creek
and Tooley Creek Subwatershed Study and has been informed by a
Land Use and Urban Design Analysis, a Functional Servicing Report,
a Traffic Impact Study, and an Environmental Impact Study. Given the
proximity of the Darlington Nuclear Station, the Courtice Water
Pollution Control Plant and the Durham York Energy Centre, a Land
Use Compatibility Study was also completed. Public and landowner
input was received through Public Information Centres and Public
Meetings held in December 2019, March 2020, March 2022 and June
2022, as well as through Steering Committee Meetings.
Actual
Amendment:
Unless otherwise indicated, in the Amendment, newly added text is
shown with underlining, and deleted text is shown with a strike-
through.
The Region of Durham Official Plan is hereby amended as
follows:
1. By deleting the existing Section 9.1.2 b) as follows:
“9.1.2 b) Special Study Area – Deleted 2 applies to lands designated
as Waterfront Area south of Highway 401, west of Courtice
Road/Courtice Shores Drive, east of Darlington Provincial Park and
north of the Lake Ontario shoreline in the Municipality of Clarington.
An amendment to this Plan to allow the development of a mixed-use
community shall be subject to satisfaction of the following:
i) land use compatibility considerations, due to the proximity of
existing Regional facilities including future expansions, planned
Regional facilities, railways, transportation and related
infrastructure has been addressed to the satisfaction of the
Region;
ii) Transportation connections and access/egress has been
addressed to the satisfaction of the Region, the Municipality of
Clarington and CN Rail; and
iii) An agreement has been executed for the conveyance of land
for a public Waterfront Park with the Municipality of Clarington.”
2. Existing Region of Durham Official Plan, Map 1 Regional Structure
– Urban & Rural Systems, is amended by deleting the ‘Special
Study Area 2’ overlay and redesignating a portion of the Courtice
Waterfront lands from ‘Waterfront Area’ to ‘Community Areas’ as
shown on Exhibit A attached hereto and forming part of this
Amendment.
The Clarington Official Plan is hereby amended as follows:
3. Existing references to the Energy Business Park Secondary Plan
will be amended to reference the Courtice Waterfront and Energy
Park Secondary Plan.
4. Existing Clarington Official Plan, Map A2 Land Use Courtice Urban
Area, is amended by redesignating the lands immediately north of
the Municipal Wide Park, to Highway 401, from ‘Waterfront
Greenway’ to ‘Urban Residential’, and from ‘Green Space’ to
‘Gateway Commercial’ as shown on Exhibit B attached hereto and
forming part of this Amendment.
5. Existing Part Six, Section 3 “General Policies for Secondary Plans”
is hereby amended as follows:
“3. Secondary Plans have been prepared for the following
areas:
a) Bowmanville East Urban Centre;
b) Bowmanville West Town Centre;
c) Courtice Main Street;
d) Newcastle Village Main Central Area;
e) Port Darlington Neighbourhood;
f) Bayview (Southwest);
g) Clarington Energy Business Park; Courtice Waterfront
and Energy Park;
h) Brookhill Neighbourhood;
i) Clarington Technology Business Park;
j) Foster Northwest;
k) Southeast Courtice; and
l) Wilmot Creek Neighbourhood.
6. Existing Part Six, SECONDARY PLANS, is amended by deleting
the Clarington Energy Business Park Secondary Plan in its entirety
and replacing it with the Courtice Waterfront and Energy Park
Secondary Plan shown in Attachment 1.
Secondary Plans
DRAFT
Courtice Waterfront and Energy
Park Secondary Plan
Municipality of Clarington Official Plan
April 2025
Table of Contents
Courtice Waterfront and Energy Park Secondary Plan .............................................. 6
1 Introduction ...................................................................................................... 6
2 Vision and Principles ....................................................................................... 6
2.1 Vision .............................................................................................................. 6
2.2 Principles ........................................................................................................ 7
3 Community Structure ...................................................................................... 8
4 Environment and Energy ................................................................................. 8
4.1 Objectives ....................................................................................................... 8
4.2 Environmental Protection Areas and Natural Features ................................... 9
4.3 Green Development ...................................................................................... 11
5 Land Use and Built Form ............................................................................... 11
5.1 Objectives ..................................................................................................... 11
5.2 General Policies ............................................................................................ 12
5.3 Low Density Residential ................................................................................ 12
5.4 Medium Density Residential ......................................................................... 13
5.5 Mixed Use Area ............................................................................................ 14
5.6 Gateway Commercial .................................................................................... 15
5.7 Light Industrial............................................................................................... 15
5.8 General Industrial .......................................................................................... 16
5.9 Municipal Wide Park ..................................................................................... 17
5.10 Environmental Protection Area .................................................................. 17
5.11 Waterfront Greenway................................................................................. 17
5.12 Utility .......................................................................................................... 17
5.13 Environmental Constraints Overlay ........................................................... 18
6 Urban Design .................................................................................................. 18
6.1 Objectives ..................................................................................................... 18
6.2 General Policies ............................................................................................ 18
6.3 Low Density Residential Policies .................................................................. 19
6.4 Medium Density Residential Policies ............................................................ 19
6.5 Mixed Use Area Policies ............................................................................... 20
6.6 Employment Policies ..................................................................................... 20
Courtice Waterfront and Energy Park Secondary Plan – Draft for Review
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6.7 Prominent Intersection .................................................................................. 21
7 Housing ........................................................................................................... 21
7.1 Objectives ..................................................................................................... 21
7.2 Policies ......................................................................................................... 21
8 Parks and Community Facilities ................................................................... 22
8.1 Objectives ..................................................................................................... 22
8.2 General Policies ............................................................................................ 23
8.3 Courtice Waterfront Park .............................................................................. 23
9 Community Culture and Heritage ................................................................. 24
9.1 Objectives ..................................................................................................... 24
9.2 Policies ......................................................................................................... 24
10 Transportation ................................................................................................ 25
10.1 Objectives .................................................................................................. 25
10.2 General Policies ........................................................................................ 25
10.3 Arterial Roads ............................................................................................ 27
10.4 Collector Roads ......................................................................................... 27
10.5 Key Local Roads ....................................................................................... 28
10.6 Special Local Road .................................................................................... 28
10.7 Local Roads ............................................................................................... 28
10.8 Rear Lanes ................................................................................................ 28
10.9 Site Access and Parking ............................................................................ 29
10.10 Trails .......................................................................................................... 30
11 Servicing ......................................................................................................... 31
11.1 Objectives .................................................................................................. 31
11.2 General Policies ........................................................................................ 31
11.3 Stormwater Management .......................................................................... 31
12 Implementation and Interpretation ............................................................... 33
12.1 Objectives .................................................................................................. 33
12.2 Policies ...................................................................................................... 33
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SCHEDULES AND APPENDICES
Schedule A – Land Use
Schedule B – Heights
Schedule C – Roads and Active Transportation
Appendix A – Courtice Waterfront and Energy Park Urban Design and
Sustainability Guidelines
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Courtice Waterfront and Energy
Park Secondary Plan
1 Introduction
The purpose of this Secondary Plan is to establish goals and policies to guide
comprehensive development and strategic planning within the Courtice Waterfront and
Energy Park (CWEP). The Secondary Plan will be further implemented through
subdivision, zoning and site plan control. The Urban Design and Sustainability
Guidelines included in Appendix A support the policies of this Secondary Plan and will
also be used to guide development.
The Courtice Waterfront and Energy Park Secondary Plan Area is generally bounded by
Darlington Provincial Park to the west, Crago Road to the east, Darlington Park Road
and Megawatt Drive to the north, and Lake Ontario to the south. The Secondary Plan
Area is approximately 290 hectares in size.
The Secondary Plan Area contains two distinct areas. To the west, there will be a
residential neighbourhood with visitor-oriented commercial and a municipal wide park at
the waterfront. To the east, a mix of industrial land uses with a focus on businesses in
the energy sector will be accommodated. These two distinct areas provide a significant
opportunity to bring jobs, housing, and recreation to the Courtice Waterfront, and create
a link from the future Courtice GO station to the waterfront. The areas are being
planned comprehensively to support compatible development. The future population for
area will be approximately 4,800 residents and approximately 2,500 units. The future
number of jobs will be approximately 3,400.
A Secondary Plan for the Clarington Energy Business Park was first developed in 2004
in response to expected economic development opportunities linked to refurbishment of
the Darlington Nuclear Generating Station, east of the Energy Park. In 2019, the study
area was expanded to include the broader Courtice Waterfront. The Municipality’s
intention is to make the Courtice Waterfront a destination with a mix of uses and
amenities that attracts residents from across Clarington. The expanded Secondary Plan
area fulfills the goals of the Clarington Waterfront Strategy to bring more waterfront
lands into public ownership and create linkages across the lakeshore.
2 Vision and Principles
The vision, principles and community structure within this section of the Secondary Plan
provide the foundation upon which the goals and policies of the Secondary Plan are
based.
2.1 Vision
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The Courtice Waterfront and Energy Park are intended to evolve as complementary
places that provide employment, business, living and recreation opportunities in
Clarington against the backdrops of Lake Ontario and Tooley Creek. The development
of industrial uses, diverse forms of housing, public open spaces, and supportive
infrastructure will extend the Courtice community to Lake Ontario. The vision includes
three distinct and connected components:
1. The Energy Park will accommodate and support existing and planned
industrial uses, with a focus on energy-related uses. The high visibility and
access to Highway 401 will provide an opportunity for well-designed
buildings and landscapes that demonstrate environmental sustainability,
promoting the Energy Park as a unique place for investment and job growth.
2. The Courtice Waterfront will feature a variety of housing types, including
affordable housing, centred on a pedestrian-oriented prominent intersection.
Restaurants, shops and potentially a hotel will draw visitors and Energy Park
employees to the area.
3. The Courtice Waterfront Park and broader open space system will protect
significant natural features, provide public access to and along Lake Ontario,
and accommodate a wide range of active and passive recreational and
cultural activities year-round. The park will be designed and programmed to
serve all residents of Clarington.
2.2 Principles
The Courtice Waterfront and Energy Park Secondary Plan is based on the following
eight principles.
2.2.1 Promote economic development and diversification
2.2.2 Support a high quality of life for residents of Clarington
2.2.3 Conserve, enhance and protect significant natural features
2.2.4 Promote environmental sustainability, energy efficiency and resilience
2.2.5 Connect the Secondary Plan Area to the broader community and region by all
modes of travel
2.2.6 Create distinct, memorable places that reflect the area’s natural and cultural
heritage and the community’s values
2.2.7 Create an accessible, walkable and bikeable community linked to adjacent
transportation networks.
2.2.8 Develop the Courtice Waterfront and Energy Park in an orderly, coordinated and
cohesive fashion
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3 Community Structure
The Courtice Waterfront and Energy Park Secondary Plan is supported by a community
structure comprised of the following, as reflected in Schedule A:
Environmental Protection Areas and Waterfront Greenways: Environmental
Protection Areas along the Tooley Creek and Lake Ontario form a key component
of a future open space system that will support critical environmental functions,
establish the setting for development, and be an amenity for local residents and
workers and people from across the Region. Waterfront Greenway lands will be a
major component of the open space system, protecting and linking natural areas.
Courtice Waterfront Park: The area will be anchored by a new municipal wide
park. The park will be designed to serve the broader Clarington community, local
residents, Energy Park employees and act as a major destination with a range of
facilities and access to Lake Ontario.
Mixed Use Area: At the heart of the Courtice Waterfront neighbourhood will be a
mix of housing types at varying densities, overlooking the Courtice Waterfront Park
and centred at a prominent intersection where commercial uses in mixed-use
buildings will give the park a lively edge that draws visitors year-round.
Medium Density Residential Areas: Townhouses and apartment buildings up to
six storeys are expected to be dominant forms of housing in the Medium Density
Area, blending seamlessly with higher-density forms in the Mixed Use Area.
Low Density Residential Area: Detached, semi-detached and townhouses will
provide a transition between taller buildings in the heart of the neighbourhood and
Darlington Provincial Park.
Gateway Commercial Area: North of the CN rail corridor, in the Courtice
Waterfront, are lands suitable for a variety of commercial uses serving the Energy
Park, local residents and the travelling public.
Light Industrial and General Industrial Areas: The Energy Park will comprise
areas for manufacturing, warehousing and distribution facilities that benefit from
highway visibility and access, and which complement existing energy-related uses
in the park as well as Darlington Nuclear Generating Station. Businesses in the
energy and environment sectors, and those which incorporate best practices in
sustainability, will be encouraged throughout the Energy Park.
Street Network: Collector and key local roads will facilitate movement to and
through the area. They will provide the framework for a grid-like network of local
roads serving development and supporting walkable places in the Courtice
Waterfront and Energy Park.
4 Environment and Energy
4.1 Objectives
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4.1.1 Minimize adverse impacts from development and human activity on natural
heritage and hydrologically sensitive features, and their ecological functions.
4.1.2 Implement the recommendations and strategies contained in the Robinson Creek
and Tooley Creek Subwatershed Study.
4.1.3 Ensure significant natural features are highly visible and contribute to the
character of the waterfront.
4.1.4 Enhance and strengthen connections between natural heritage features,
particularly through the creation of new east-west natural heritage connections.
4.1.5 Increase the tree canopy throughout the Secondary Plan area.
4.1.6 Design buildings, infrastructure and the Courtice Waterfront Park to high
standards for energy and water conservation and integrate opportunities for
renewable energy.
4.1.7 Design for a low-carbon community and contribute to a net-zero Clarington by
2050.
4.2 Environmental Protection Areas and Natural Features
4.2.1 Environmental Protection Areas, identified in Schedule A, include natural
heritage features, hydrologically sensitive features, natural hazard lands
associated with a watercourse and/or Lake Ontario and headwater drainage
features.
4.2.2 There may be additional environmentally sensitive terrestrial features and areas,
natural heritage features, hydrologically sensitive features and areas, regulatory
flood plain, and erosion hazards which, due to inadequate information or the
nature of the feature, area or hazard, are not shown on Schedules A or C of this
Secondary Plan. These features are also important to the integrity of the natural
heritage system and/or public safety and may be identified on a site-by-site basis
for protection and/or conservation through the review of a development
applications and their supporting studies, as well as other projects, including
work related to new infrastructure, roads and servicing.
4.2.3 The Environmental Protection Area recognizes the interdependence of natural
heritage features and their associated functions, and thus seeks to maintain
connections among natural features, so that their existing ecological and
hydrological functions are maintained or enhanced.
4.2.4 The biodiversity, ecological function, and connectivity of the Environmental
Protection Area shall be protected, maintained, restored and, where possible,
improved for the long-term, recognizing linkages between natural heritage
features and areas, surface water features, and ground water features.
4.2.5 The delineation of the boundary of lands designated as Environmental Protection
Area is approximate and shall be detailed through appropriate studies prepared
as part of the review of development applications in accordance with the policies
of this Secondary Plan and the Official Plan.
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4.2.6 Where an Environmental Impact Study or other site-specific study required as
part of development proposals within 120 metres of a natural heritage feature or
where updated information from the Province or Conservation Authority results in
refinements to the boundaries of the natural heritage feature or its related
vegetation protection zone, such refinements shall not require an amendment to
the Clarington Official Plan or this Secondary Plan.
4.2.7 Access to Environmental Protection Areas and associated areas through the
development of public trails will be undertaken in a manner which conserves their
ecological integrity.
4.2.8 All development shall adhere to the policies of the Clarington Official Plan as it
pertains to the natural heritage system in Section 3.4, the Watershed and
Subwatershed Plans policies in Section 3.5, the Hazards policies in Section 3.7
and the Environmental Protection Areas policies in Section 14.4.
4.2.9 Environmental studies prepared in support of development applications shall
address the Robinson Creek and Tooley Creek Subwatershed Study
(Subwatershed Study). Such studies may refine on a site-by-site basis the
recommendations from the Subwatershed Study.
4.2.10 For those properties not assessed for Headwater Drainage Features in the
Subwatershed Study or where agricultural fields have gone fallow, Headwater
Drainage Feature Assessments may be required prior to any development in
order to accurately assess hydrological functions of these features.
4.2.11 Where the valley system is considered confined, the extent of the valley is
determined based on either the visible and discernible Top of Bank or the Long-
Term Stable Slope, whichever is greater. A vegetation protection zone of 15
metres as per Table 3-1 of the Clarington Official Plan is required from the valley
feature.
4.2.12 The vegetation protection zone shall be planted, maintained or restored with self-
sustaining, native plant materials, in keeping with the Environmental Impact
Study recommendations.
4.2.13 The preservation of mature trees within and outside of the Environmental
Protection Area designation is strongly encouraged in order to fully derive
benefits relating to microclimate, wildlife habitats, hydrology and scenic quality.
4.2.14 During development, mitigation measures shall be utilized to protect features in
Environmental Protection Areas, such as tree protection fencing, silt
fence/sedimentation control, dust control, and protection of soil moisture regime.
4.2.15 Through development, the planting of new trees shall be required in public
spaces and encouraged in private spaces to fully derive benefits relating to
microclimate, wildlife habitats, hydrology and scenic quality. New trees shall be
non-invasive, tolerant of expected conditions and of the largest size and maturity
that the planting location permits. New tree planting zones shall contain sufficient
soil volume to support the healthy growth of trees to maturity.
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4.2.16 Where trees, shrubs and/or natural heritage features are destroyed or harvested
pre-maturely prior to Municipal approval, compensation should occur on site and
will be calculated at a 3:1 ratio.
4.2.17 The Municipality may require Environmental Protection Areas to be conveyed to
a public authority, where appropriate, as part of the development approval
process at nominal or no cost to the receiving public authority. Conveyance of
lands designated Environmental Protection Area and associated vegetation
protection zones shall not be considered as contributions towards the parkland
dedication requirements under the Planning Act.
4.3 Green Development
4.3.1 All development shall be encouraged to meet high standards for energy
efficiency and sustainability in building design and construction. The use of
energy efficient lighting and appliances, passive building standards and high-
performance building envelopes shall be encouraged to reduce the amount of
energy required to heat and cool buildings.
4.3.2 All development shall be encouraged to incorporate energy and water
conservation measures, including consideration for renewable and/or alternative
energy systems, such as solar panels. Individual buildings shall be encouraged
to accommodate solar panels, a green roof or high albedo surfaces, or a
combination of these.
4.3.3 Landscape design should maximize infiltration through “soft” landscape features
and include hardy, native plantings and trees that provide shade.
4.3.4 All development will be encouraged to meet high standards for the use of Low
Impact Development strategies and minimize impermeable surfaces, to aid in
stormwater infiltration.
4.3.5 Should the Municipality or other public entity initiate a district energy system for
the Secondary Plan area, development shall be encouraged to utilize the system
and may be required to be District Energy-ready.
5 Land Use and Built Form
5.1 Objectives
5.1.1 Accommodate a diverse population and employment base of approximately
4,800 residents and approximately 3,400 jobs.
5.1.2 Establish the Courtice Waterfront as a tourist destination that supports recreation
needs for residents from across Clarington.
5.1.3 Within the Energy Park, accommodate and integrate a mix of industrial land uses,
with a focus on businesses in the energy sector and those promoting innovations
in environmental sustainability.
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5.1.4 Achieve a mix of residential, commercial and public uses in the Courtice
Waterfront neighbourhood that attracts visitors year-round.
5.1.5 Ensure development contributes to a public realm of streets, parks and other
open spaces that is inviting, comfortable and safe for residents, workers, and
visitors.
5.1.6 Ensure residents and employees have convenient access to commercial
amenities and community facilities by all modes of travel.
5.1.7 Ensure compatibility among land uses and building types.
5.1.8 Create opportunities for medium density, compact development that supports
efficient use of infrastructure.
5.2 General Policies
5.2.1 The land use designations for the Secondary Plan area are identified on
Schedule A.
5.2.2 The following land use designations apply within the Secondary Plan Area:
a) Low Density Residential
b) Medium Density Residential
c) Mixed Use Area
d) Gateway Commercial
e) Light Industrial
f) General Industrial
g) Municipal Wide Park
h) Environmental Protection Area
i) Waterfront Greenway
j) Utility
5.2.3 Truck terminals, truck service centres, stand alone storage units, waste
processing facilities, waste transfer stations, and drive-throughs are not permitted
in any land use designation.
5.3 Low Density Residential
Planned Function
5.3.1 The predominant use of lands designated Low Density Residential shall be for
low-rise housing that provides a transition between higher density housing and
Darlington Provincial Park.
Permitted Uses
5.3.2 The following uses are permitted within this designation:
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a) Residential
Building Types
5.3.3 Permitted building types within this designation include:
a) Detached dwellings;
b) Semi-detached dwellings; and
c) Street townhouses.
5.3.4 Detached and semi-detached dwelling units shall account for a minimum of 80
percent of the total number of units in the Low Density Residential designation,
with units in other building types accounting for the remainder.
Heights and Densities
5.3.5 The maximum height shall be 3 storeys.
5.3.6 Development on lands designated Low Density Residential shall have an overall
minimum density of 25 units per net hectare.
5.3.7 Private streets and private rear lanes are not permitted within the Low Density
Residential designation.
5.4 Medium Density Residential
Planned Function
5.4.1 The predominant use of lands designated Medium Density Residential shall be
for housing that provides a transition between low-rise development and higher
mixed use development.
Permitted Uses
5.4.2 The following uses are permitted within this designation:
a) Residential
b) Other uses, including small scale service and neighbourhood retail
commercial uses, which are supportive of and compatible with residential
uses, are also permitted in accordance with Clarington Official Plan
Policies 9.3.1, 9.3.2, and 9.3.3.
Building Types
5.4.3 Permitted building types within this designation include:
a) All forms of townhouses; and,
b) Apartment buildings.
Heights and Density
5.4.4 The minimum height shall be 3 storeys. The maximum height shall be 4 or 6
storeys, in accordance with Schedule B.
5.4.5 Development on lands designated Medium Density Residential shall have a
minimum density of 50 units per net hectare.
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5.5 Mixed Use Area
Planned Function
5.5.1 The Mixed Use Area is intended to be a predominantly residential area with a mix
of housing types and varying building heights, and the area will also
accommodate commercial amenities for waterfront residents, visitors and
employees in the Energy Park. It also may accommodate standalone commercial
uses that support the Courtice Waterfront as a destination.
Permitted Uses
5.5.2 The following uses are permitted within this designation:
a) Residential;
b) Retail and service commercial uses; and
c) Institutional uses, including but not limited to public schools, community
centres, cultural facilities, libraries, day cares, and places of worship.
5.5.3 In addition, the following destination-oriented commercial uses are also permitted
within a mixed use or standalone building fronting Streets A, C, or D as
delineated on Schedule A:
a) Hotel;
b) Conference centre and banquet hall;
c) Winery, cidery, or brewery;
d) Museum;
e) Restaurant and retail establishments associated with one or more of the
above uses; and
f) Other destination-oriented commercial uses compatible with
surrounding development, subject to a site-specific zoning by-law
amendment.
5.5.4 In the area identified with the “Commercial Uses Required” overlay on Schedule
A, mixed use buildings with one or more of the above commercial uses on the
ground floor, or standalone commercial uses, shall be required.
Building Types
5.5.5 The permitted building types within this designation include:
a) All forms of townhouses;
b) Apartment buildings;
c) Mixed use buildings with commercial uses and other active uses located
on the ground floor and residential dwelling units on upper floors; and
d) Commercial buildings.
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Heights and Density
5.5.6 The minimum height shall be 3 or 4 storeys, in accordance with Schedule B,
except commercial buildings which shall have a minimum height of 2 storeys.
5.5.7 The maximum height shall be 6 storeys.
5.5.8 Heights above 6 storeys, to a maximum of 15 storeys, may be permitted in the
locations identified on Schedule B subject to completing the following studies or
assessments to the satisfaction of the Municipality:
a) Land Use Compatibility Study to assess the potential adverse impact of
existing and planned industrial uses in the surrounding area and identify
feasible measures to mitigate any impacts;
b) Transportation assessment to confirm the additional height and density
can be supported by the planned transportation capacity of the Secondary
Plan;
c) Servicing assessment to demonstrate the additional height and density
can be supported by the planned servicing capacity of the Secondary
Plan; and
d) Housing assessment to monitor and encourage the implementation of a
diverse and affordable housing stock.
5.5.9 Development on lands designated Mixed Use Area shall have a minimum density
of 70 units per net hectare.
5.6 Gateway Commercial
Planned Function
5.6.1 The predominant use of lands designated Gateway Commercial shall be for retail
and service commercial uses aimed at people travelling to the Courtice
Waterfront or Energy Park.
Permitted Uses
5.6.2 The following uses are permitted within the Gateway Commercial designation:
a) Retail and service commercial uses;
b) Restaurants;
c) Financial institutions; and
d) Service stations.
Heights
5.6.3 The maximum height shall be 4 storeys.
5.7 Light Industrial
Planned Function
5.7.1 The Light Industrial areas identified on Schedule A are intended primarily for
well-designed manufacturing, warehousing, and distribution facilities that will
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benefit from the access and visibility provided by Energy Drive and Highways
401 and 418.
Permitted Uses
5.7.2 The permitted uses shall be:
a) Manufacturing facilities wholly enclosed within a building;
b) Warehousing and distribution facilities; and
c) Office, retail, and research and development facility associated with the
above industrial uses.
5.7.3 Notwithstanding Policy 5.7.2, uses existing in the Energy Park on the date of
adoption of this plan and not identified as permitted uses under Policy 5.7.2,
including but not limited to uses on the property at 1855 Energy Drive
(“Darlington Energy Centre”), shall continue to be permitted and may be
expanded on the existing property.
5.7.4 Outdoor storage shall not be permitted.
5.8 General Industrial
Planned Function
5.8.1 Lands designated General Industrial on Schedule A, are appropriate locations for
industrial uses that do not benefit greatly from high visibility and may require a
limited amount of outdoor storage.
Permitted Uses
5.8.2 The permitted uses shall be:
a) Manufacturing facilities wholly enclosed within a building;
b) Warehousing and distribution facilities; and
c) Office, retail, and research and development uses associated with the
above industrial uses.
5.8.3 In addition, alternative and renewable energy generation, cogeneration facilities
and alternative fuels manufacturing are permitted on lands designated General
Industrial, within a fully enclosed building, and subject to detailed study of the
proposed facility relating to:
a) Environmental impacts that are regulated by the Ministry of the
Environment, Conservation and Parks (i.e. Noise, air quality, ground
water, etc.);
b) Traffic impacts on the road network; and
c) Urban design compatibility.
5.8.4 Limited outside storage is permitted on lands designated General Industrial
subject to the Zoning By-Law.
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5.9 Municipal Wide Park
Planned Function
5.9.1 The Municipal Wide Park, known as the Courtice Waterfront Park, will be
designed and programmed to serve Clarington residents and support the
Courtice Waterfront as a regional destination with a range of passive and active
recreation and cultural uses permitted.
Permitted Uses
5.9.2 The predominant use of lands within the Municipal Wide Park shall be low
intensity recreation uses, major recreation uses, and cultural uses.
5.9.3 In addition, small-scale, seasonal commercial uses, such as food vendors, may
be permitted.
5.10 Environmental Protection Area
Planned Function
5.10.1 Lands designated Environmental Protection Area include natural heritage
features, hydrologically sensitive features, lands within the regulatory flood plain
of a watercourse, headwater drainage features and natural hazard lands. These
lands contribute to the Municipality’s Natural Heritage System and are intended
to be protected.
Permitted Uses
5.10.2 No development shall be permitted in Environmental Protection Areas, except in
accordance with Section 14.4 of the Clarington Official Plan.
5.11 Waterfront Greenway
Planned Function
5.11.1 The lands designated Waterfront Greenway are intended to protect and
regenerate the physical, natural and cultural attributes associated with the Lake
Ontario Waterfront.
Permitted Uses
5.11.2 The predominant use of land within the Waterfront Greenway shall be low
intensity recreation uses and conservation.
5.11.3 Lands designated Waterfront Greenway shall be subject to the provisions of
Section 14.3 and 14.8 of the Official Plan.
5.12 Utility
Planned Function
5.12.1 The lands designated as Utility within the Secondary Plan are generally
consistent with the current extent of the Courtice Water Pollution Control Plant
(WPCP).
Permitted Uses
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5.12.2 Lands designated Utility shall be subject to the provisions of Section 21 of the
Official Plan.
5.12.3 Expansion of the WPCP onto neighbouring lands designated Waterfront
Greenway will require amendments to this Secondary Plan and the Zoning By-
law and will be subject to the submission of technical studies assessing the
impacts of expansion.
5.13 Environmental Constraints Overlay
5.13.1 The areas with an Environmental Constraints Overlay as shown on Schedule A
have been identified as containing features consistent with Environmental
Protection Areas designation. The underlying designation shall not apply until the
limits of the Environmental Protection Area has been confirmed to the
satisfaction of the Municipality in consultation with the Central Lake Ontario
Conservation Authority and in accordance with the policies in this Section.
5.13.2 The presence and precise delineation of the natural heritage features and
hydrologically sensitive features shall be determined through an Environmental
Impact Study and a Flood Plain Analysis prepared as part of the review of
development applications in accordance with the policies of this Secondary Plan
and the Official Plan.
5.13.3 If the Environmental Impact Study and Flood Plain Analysis establishes that
development can proceed, then the underlying designation shall apply over those
lands without the requirement for an amendment to this Plan. Further, it may be
determined that only a portion of the lands within the Environmental Constraints
Overlay may be suitable for development.
5.13.4 If the Environmental Impact Study and Flood Plain Analysis determines that
development may not proceed, the permissions in the underlying designation
shall not apply and lands will be considered to be designated Environmental
Protection Area and will be zoned accordingly.
6 Urban Design
6.1 Objectives
6.1.1 Establish high-quality architecture, landscape architecture and urban design in
the Energy Park, particularly along Energy Drive and Megawatt Drive.
6.1.2 Attract a range of commercial businesses in a main street setting that
complements the Courtice Waterfront Park and attracts visitors.
6.2 General Policies
6.2.1 The Urban Design and Sustainability Guidelines appended to this Plan as
Appendix A shall be used as guidance in the interpretation and implementation of
this Secondary Plan’s policies.
6.2.2 Buildings on corner lots shall have articulated facades facing both streets.
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6.2.3 Loading and service areas shall generally be located at the rear of the building,
and enclosed loading and servicing areas shall be encouraged.
6.2.4 Garbage and recycling facilities shall be integrated within a building envelope,
where applicable.
6.2.5 Where loading and servicing is visible at the rear or side of a building, it shall be
screened.
6.2.6 Driveways shall be minimized and shared driveways shall be encouraged, where
appropriate.
6.2.7 Mechanical and electrical equipment on the roof of an apartment building and
industrial building should be screened with durable materials integrated with the
design of the building.
6.2.8 Garbage and recycling storage for stacked townhouses shall be screened from
public view and located within a shared rear lane where a rear lane is provided.
6.3 Low Density Residential Policies
6.3.1 The following urban design policies apply to lands designated Low Density
Residential:
a) Grade-related dwelling units, excluding additional dwelling units, shall
have their main entrance visible and accessible from the sidewalk;
b) Front single garages and double garages with living space directly above
them may extend partially beyond the front wall of the house, but this
condition shall not dominate the length of the block;
c) The width of a driveway generally shall correspond with the width of the
garage, although in the case of single garages, a wider driveway may be
permitted provided there is adequate soft landscaping;
d) Front and exterior side yard porches shall be encouraged;
e) Development adjacent to Darlington Provincial Park shall minimize
lighting and overlook impacts on the park; and,
f) The interface of Darlington Provincial Park with residential lots shall
consist of wooden fencing at least 1.8 metres in height. Gates into the
adjacent Provincial Park are not permitted.
6.4 Medium Density Residential Policies
6.4.1 The following urban design policies apply to lands designated as Medium Density
Residential:
a) Ground-floor units in apartment buildings shall have their entrances
facing the street or a landscaped yard;
b) Underground parking for apartment buildings is strongly encouraged; and
c) Parking is generally not permitted in the front or exterior side yard of
buildings.
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6.5 Mixed Use Area Policies
6.5.1 To ensure development in lands designated as Mixed Use Area appropriately
addresses public streets, supports an active public realm, and relates well to the
existing and planned context, the following policies shall apply:
a) Mixed use buildings with ground floor commercial uses and standalone
commercial buildings fronting Streets A, C or D, as identified on
Schedule A, shall be built close to the front property line to help frame the
street, with generally a minimum setback of 1.5 metres and a maximum
setback of 3 metres;
b) Access from sidewalks, other pedestrian facilities, and public open space
areas to primary building entrances shall be convenient and direct, with
minimum changes in grade, and shall be accessible and barrier free;
c) Ground floors containing commercial uses shall generally have a
minimum height of 4.5 metres;
d) Long buildings, generally those over 40 metres in length, shall break up
the visual impact of their mass with vertical recesses or other
architectural articulation and/or changes in material;
e) Buildings taller than 4 storeys shall provide built form transitions to low-
rise development on adjacent properties through the stepping of heights
or separation distances.
f) Buildings over 4 storeys along Street A shall incorporate stepbacks to
reduce their perceived mass and contribute to a comfortable pedestrian
realm, with stepbacks of at least 1.5 metres occurring at the fifth storey;
g) The use of high-quality, enduring materials, such as stone, brick and
glass, shall be strongly encouraged;
h) Front patios for ground-floor residential units should be raised to provide
for privacy and a transition between the public and private realms; and
i) Parking shall be located in underground or above-ground structures or
surface parking lots at the rear of the building. Above-grade structured
parking adjacent to a public street(s) shall be lined with retail and
commercial uses with direct access to the public street(s).
6.6 Employment Policies
6.6.1 The following urban design policies shall apply to development on lands
designated Light Industrial or General Industrial:
a) Through lots with frontage on Megawatt Drive shall have generous
landscaping along the Megawatt Drive street edge to screen views of
rear service areas from Highways 401 and 418;
b) The use of high-quality, durable materials, such as stone, masonry,
decorative concrete and glass shall be encouraged;
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c) The mass of large buildings shall be articulated;
d) Parking lots shall be located to the interior side yard and/or rear of
buildings, screened by landscaped open spaces. A limited amount of
visitor parking is permitted in the front or exterior side yard, except along
Energy Drive, where no parking is permitted between the building and
the street;
e) Structured parking shall be located at the rear or interior side yard of a
building. Structured parking may be considered in an exterior side yard
with an appropriate design that matches the parking structure with the
architecture and materials of the primary building and screens views of
the vehicles from public streets;
f) A minimum of 20% of the site area shall be landscaped;
g) Front yards shall be landscaped;
h) Buildings shall be encouraged to incorporate green roofs;
i) Signage shall be integrated into the design of buildings and landscapes;
j) Large parking lots shall include landscaped islands with trees and
separated walkways;
k) Chain link fencing is not permitted in Light Industrial Areas and in any
yard visible from Energy Drive; and
l) Where permitted, outside storage shall be screened.
6.7 Prominent Intersection
6.7.1 As per Policy 5.4.10 of the Clarington Official Plan, the Prominent Intersection
identified on Schedule A shall serve as a community focal point, and shall
facilitate public spaces, café and restaurant patios, street trees/planters, and
street furniture.
7 Housing
7.1 Objectives
7.1.1 Provide for a variety of housing forms, sizes and tenures that allow households of
various sizes and incomes to find a home within the Courtice Waterfront.
7.1.2 Encourage the provision of affordable housing and rental housing.
7.1.3 Foster aging in place by encouraging a range of housing that can meet the needs
of residents during all phases of life.
7.2 Policies
7.2.1 A variety of housing forms, sizes and tenures shall be provided in the Courtice
Waterfront to meet the needs of a diverse population and households of various
sizes, incomes and age compositions. This housing mix is encouraged to include
purpose-built rental and seniors housing.
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7.2.2 To support the Municipality’s affordable housing objectives, development shall
include a variety of housing sizes and types.
7.2.3 Affordable housing, including community housing, supportive housing and other
types of subsidized non-market housing units, are encouraged to be integrated
within the Courtice Waterfront neighbourhood and combined in developments
that also provide market housing to provide opportunities for a range of housing
tenures and prices that support diversity.
7.2.4 New affordable housing and purpose-built rental housing should incorporate
barrier-free, universal or flex design features in both common and living areas.
7.2.5 The Municipality will collaborate with the Region of Durham and community
housing providers to encourage a supply of subsidized non-market housing units
to be included within the housing mix in the Secondary Plan area.
7.2.6 To support the provision of affordable housing units, the Municipality will explore
other potential incentives such as reduced application fees, grants and loans.
The Municipality will also encourage Durham Region, the Provincial government
and Federal government to consider financial incentives for affordable housing.
7.2.7 As an incentive for the provision of affordable housing, as defined in Section 24.2
of the Clarington Official Plan, reductions in the minimum parking requirement
under the Zoning By-law may be considered by the Municipality on a site-by-site
basis where housing that is affordable is provided as part of a development
proposal.
7.2.8 A range of unit sizes are encouraged within apartment and multi-unit buildings,
including those suitable for single people, and larger households and families.
7.2.9 In Low Density and Medium Density Residential, development is encouraged to
include additional dwelling units.
7.2.10 The Municipality will fast track the approval of development applications that
include affordable housing units.
8 Parks and Community Facilities
8.1 Objectives
8.1.1 Create a public realm of streets, parks and other open spaces that is inviting,
comfortable and safe.
8.1.2 Establish a municipal wide park at the waterfront that serves residents of all ages
and abilities from across Clarington and attracts visitors from the Region with a
range of facilities and access to Lake Ontario.
8.1.3 Design the Courtice Waterfront Park with a range of facilities and experiences
that supports year-round use.
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8.1.4 Use Environmental Protection Areas, stormwater management facilities and
other public open spaces to enhance the character of, and connectivity within,
the parks and open space network, where appropriate.
8.1.5 Integrate public art into the design of parks, streets and other public spaces.
8.2 General Policies
8.2.1 The parks and open space system, as a whole, shall provide a variety of
opportunities for passive and active recreation and be comprised of well-
designed spaces that contribute to the area’s identity and environmental
functions.
8.2.2 Parkland dedication shall be done in accordance with the Planning Act.
8.2.3 Environmental Protection Areas, associated vegetation protection zones, and
stormwater management areas shall not be conveyed to satisfy parkland
dedication requirements under the Planning Act.
8.3 Courtice Waterfront Park
8.3.1 A municipal wide park is planned for the Secondary Plan Area, as identified on
Schedules A and C. The Courtice Waterfront Park shall be a minimum of 16 ha
of programmable table land to provide for a variety of amenities and community
recreation facilities intended to serve residents from across Clarington. A master
plan will be prepared for the park and adjacent Environmental Protection Area
lands and shall consider a range of opportunities, which may include, but not
limited to the following:
a) Realignment of the Waterfront Trail through the park;
b) Accessible viewing platforms;
c) Stairs or ramps to the beach, sensitively and safely integrated with
natural features;
d) Safety and environmental protection measures along the top of the bluff;
e) Measures to protect and maintain access to the shoreline;
f) Places and facilities to support the launching of kayaks, canoes and
paddle boards;
g) Playgrounds and a splash pad;
h) Other water features;
i) Winter recreation facilities, such as a skating trail or rink and heated
pavilion;
j) Picnic areas and shelters;
k) Areas for naturalized landscaping;
l) Interpretive signage;
m) Outdoor cultural venues, such as a bandshell or amphitheatre;
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n) Potential locations for public art installations;
o) Integration of sports fields;
p) Locations for seasonal food vendors and equipment rentals;
q) Public washroom facilities;
r) Vehicle and bike parking; and
s) Transit stops and bike share stations.
8.3.2 The Courtice Waterfront Park Master Plan referenced in 8.3.1 shall address the
priorities and recommendations of the Parks, Recreation and Culture Master
Plan and the Clarington Waterfront Strategy.
8.3.3 As shown on Schedules A and C, the Courtice Waterfront Park shall be bordered
by public streets, Environmental Protection Areas, the Waterfront Greenway,
Darlington Provincial Park, and other natural heritage areas. Residential and
commercial uses shall not back onto the park.
9 Community Culture and Heritage
9.1 Objectives
9.1.1 Conserve and adaptively reuse built heritage resources and cultural heritage
landscapes.
9.1.2 Assess, recover and protect archaeological resources.
9.1.3 Integrate public art in the design of the Courtice Waterfront Park and broader
public realm.
9.2 Policies
9.2.1 The conservation and enhancement of significant cultural heritage resources
shall be consistent with the policies of the Clarington Official Plan and all relevant
Provincial legislation and policy directives.
9.2.2 The Municipality will determine if a Cultural Heritage Evaluation Report is
required prior to development on or adjacent to any properties that are identified
on Clarington’s Cultural Heritage Resource List, and any properties that have
been identified as having potential cultural heritage value or interest.
9.2.3 A Heritage Impact Assessment shall be conducted prior to development on or
adjacent to properties that are designated under Part IV of the Ontario Heritage
Act, or properties for which a Cultural Heritage Evaluation Report has been
conducted and determined that the properties meet the criteria for cultural
heritage value or interest as prescribed in O. Reg. 9/06, as amended, or any
successors thereto.
9.2.4 Cultural Heritage Evaluation Reports and Heritage Impact Assessments shall
consider and provide strategies for the conservation and protection of cultural
heritage resources.
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9.2.5 Public art and/or other interpretive features recalling the area’s cultural heritage
shall be integrated into the design of public open spaces within the
neighbourhood.
10 Transportation
10.1 Objectives
10.1.1 Provide a multi-modal transportation network that encourages walking, cycling
and public transit use while accommodating cars and trucks efficiently.
10.1.2 Establish new and improved road and active transportation connections between
the areas of Courtice to the north and within the Secondary Plan. New and
improved connections will include a grade-separated connection across the CN
rail corridor.
10.1.3 Plan for a direct connection for pedestrians and cyclists between the Courtice
GO Station and the waterfront to the satisfaction of CN Rail and the Ministry of
Transportation.
10.1.4 Establish an interconnected network of trails and other active transportation
facilities throughout the Secondary Plan area, linked to the broader municipal
network and the Waterfront Trail.
10.1.5 Establish inviting, comfortable transit stops and ensure the road network
facilitates the use of public transit, walking and cycling.
10.1.6 Provide safe access to the Lake Ontario shoreline and protect views and vistas
to the lake.
10.2 General Policies
10.2.1 Schedule C identifies the road classification and active transportation facilities
network planned for the area. The transportation policies contained in Section 19
of the Clarington Official Plan and the policies of this Secondary Plan shall apply
to the transportation network.
10.2.2 Development shall be structured around an interconnected and grid-like network
of streets that facilitate direct pedestrian, cyclist and vehicular movement
throughout the Secondary Plan area.
10.2.3 Development will be structured to provide a pedestrian-oriented community by
integrating pedestrian linkages and multi-use pathways to supplement the grid-
like network of streets.
10.2.4 Wherever possible, future streets in the Courtice Waterfront shall be aligned and
designed to maintain and enhance views of the Courtice Waterfront Park and
Lake Ontario.
10.2.5 A new grade-separated rail crossing shall be required in one of the approximate
locations identified on Schedule A. An environmental assessment (EA) shall be
initiated for a future crossing that considers both potential locations and
variations of each (for example, a bridge versus a tunnel). The EA shall also
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consider if the existing at-grade rail crossing at Darlington Park Road should be
retained and modified or removed.
10.2.6 Once a preferred location for a new rail crossing has been selected and
approved, Schedule C shall be amended to classify Darlington Park Road,
Courtice Shores Drive and Street A based on their intended function as
determined by the rail crossing.
10.2.7 Before the location of the new rail crossing is determined, new development in
the Courtice Waterfront shall not preclude the potential for any of these roads to
be built in the general locations identified on Schedules A and C as a Collector
Road with a right-of-way width of 23 metres. In addition, development shall not
preclude construction of a new access road to Darlington Park south of the rail
corridor, as conceptually illustrated on Schedules A and C.
10.2.8 Until a new grade-separated rail crossing is constructed, development in the
Courtice Waterfront will require a Transportation Impact Study that demonstrates
the current road capacity and existing rail crossings provide adequate safety and
access, to the satisfaction of the Municipality.
10.2.9 Within the Courtice Waterfront, where the length of a block exceeds 250 metres,
a landscaped mid-block pedestrian connection may be required to enhance the
pedestrian permeability of the area, the efficiency and variety of pedestrian
routes, and access to transit. Mid-block pedestrian connections should have a
minimum width that accommodates a multi-use path with landscaping on both
sides to provide a buffer to any adjacent private spaces.
10.2.10 On-street parking will be encouraged at appropriate locations on all Key
Local Roads and other Local Roads to provide for anticipated parking needs.
10.2.11 The Municipality, the Regional Municipality of Durham, and GO Transit will
work cooperatively to develop a long-term public transit strategy for the Courtice
Waterfront and Energy Park.
10.2.12 The design of roads shall be based on a complete streets approach, in
accordance with the transportation master plans, standards and guidelines of the
Municipality of Clarington and Region of Durham, with further guidance provided
in the CWEP Urban Design and Sustainability Guidelines (Appendix A to this
Secondary Plan).
10.2.13 The alignment and intersection configurations of the Energy Drive
extension, Megawatt Drive and Crago Road are conceptually shown on
Schedules A and B and are subject to further study in coordination with
development proposals on neighbouring lands. The alignment of segments of
these roads as they approach their intersection may be modified without
amendment to this Plan.
10.2.14 Darlington Park Road shall be designed in accordance with the road
classification criteria in Appendix C, Table C-2 of the Clarington Official Plan.
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10.2.15 All Roads shall be designed with the following lighting design standards:
a) Appropriate lighting is to be provided to contribute to the safe function of
the roadway as well as the safe and appropriate lighting of the pedestrian
realm; and
b) Lighting shall be downcast to reduce light pollution.
10.3 Arterial Roads
10.3.1 Energy Drive is a Type C Arterial Road with a right-of-way width of 30 metres. It
will continue to provide the main entry to the Energy Park and a primary address
for development. Applications for development fronting Energy Drive may be
required to provide an Access Management Plan, depending on the land use and
intended operations.
10.3.2 Energy Drive will generally be designed in accordance with the requirements set
out in Appendix C, Table C-2 of the Clarington Official Plan. Arterial Roads shall
include the following elements:
a) A minimum of two through lanes shall be provided, with the potential for
turning lanes at junctions and intersections;
b) The north side of Energy Drive will incorporate a multi-use trail as the
primary active transportation route through the Energy Park;
c) A sidewalk shall be provided on the south side of the right-of-way set
back from the curb or otherwise buffered from active lanes of traffic; and,
d) Planting and furnishing zones are encouraged on both sides of the right-
of-way.
10.3.3 Where feasible, circulation should be designed to direct truck traffic away from
Energy Drive and onto other public roads.
10.4 Collector Roads
10.4.1 Collector Roads shall be designed with a right-of-way width of 23 metres and in
accordance with the road classification criteria in Appendix C, Table C-2 of the
Clarington Official Plan and include the following design standards:
a) Boulevards with a minimum width of 5 metres shall be provided on both
sides of the street to accommodate a sidewalk or multi-use path and a
planting and furnishing zone with space for street trees on both sides of
the street;
b) On-street parking may be accommodated on either side of the right-of-
way within lay-by spaces that alternate with the planting and furnishing
zone; and
c) The roadway of Collector Roads generally shall accommodate two travel
lanes, a centre turning lane where required, and cycling facilities, except
where a multi-use path in an adjacent open space and aligned with the
road provides a convenient alternative. Lane widths shall be sufficient to
accommodate public transit and/or shuttle buses.
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10.5 Key Local Roads
10.5.1 Key Local Roads identified on Schedule C are intended to have a special
character based on their prominence, adjacent land uses and importance for
circulation within the Secondary Plan area. The precise location of new Key
Local Roads shall be determined through Plans of Subdivision.
10.5.2 Key Local Roads shall have a right-of-way width of 20 metres and shall contain
sidewalks and a planting and furnishing zone on both sides to enhance the tree
canopy and reinforce the Secondary Plan area’s pedestrian network and green
character. Sidewalks shall be separated from travel lanes by the planting and
furnishing zone.
10.5.3 Key Local Roads shall be designed in accordance with the Local Road
classification criteria in Appendix C, Table C-2 of the Clarington Official Plan.
10.6 Special Local Road
10.6.1 Street D is intended to be a unique and flexible public right-of-way that
complements the Waterfront Park on one side and future land uses on the north
side. It shall be designed to function at times as a car-free promenade for
pedestrians and cyclists and as a shared street with vehicular access at other
times.
10.6.2 Street D shall be designed in conjunction with the Waterfront Park. It shall have a
right-of-way width of 15-18 metres to accommodate the following:
a) A dedicated pedestrian and landscaping zone at least 5 metres wide on
the north side;
b) A roadway/promenade approximately 6.5 metres wide with rolled curbs;
c) Potentially an additional “flex zone” on the south side to accommodate
on-street parking and/or food trucks and other vendors.
10.7 Local Roads
10.7.1 New and existing Local Roads shall generally be designed in accordance with
the requirements set out in Appendix C, Table C-2 of the Clarington Official Plan
and include the following design standards:
a) On-street parking shall be accommodated on either side of the right-of-
way;
b) Sidewalks are encouraged to be provided on both sides of Local Roads;
and
c) A planting and furnishing zone with street trees shall be provided on both
sides of Local Roads.
10.7.2 Within the Energy Park, the roadway shall safely accommodate large trucks and
transit vehicles.
10.8 Rear Lanes
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10.8.1 Within the Courtice Waterfront, rear lanes are encouraged to support safe and
attractive streets by eliminating the need for driveways and street-facing garages.
10.8.2 Within the Energy Park, private rear lanes may be provided along multiple rear
property lines for loading and access purposes, as deemed appropriate by the
Municipality. The integrated rear lane system shall be implemented by means of
registered easement in favour of abutting landowners. The Municipality shall not
assume these rear lanes.
10.8.3 Rear lanes can provide alternative pedestrian routes through a community and
shall provide a safe environment for pedestrian and vehicle travel.
10.8.4 Public utilities may be located within public rear lanes subject to functional and
design standards established by the Municipality.
10.8.5 Within Courtice Waterfront, all rear lanes shall be designed in accordance with
the road classification criteria in Appendix C, Table C-2 and include the following
design standards:
a) Rear lanes shall allow two-way travel and incorporate a setback on either
side of the right-of-way to the adjacent garage/building wall;
b) Rear lanes shall provide a minimum pavement width of 6.5 metres;
provide access for service and maintenance vehicles for required uses
as deemed necessary by the Municipality and may include enhanced
rear lane widths and turning radii to accommodate municipal vehicles
including access for snowplows, garbage trucks and emergency vehicles
where required;
c) Rear lanes shall be clear of overhead obstruction and shall be free from
overhanging balconies, trees and other encroachments;
d) Rear lanes shall intersect with public roads;
e) No municipal services, except for local storm sewers, shall be allowed,
unless otherwise accepted by the Municipality;
f) No Region of Durham infrastructure shall be permitted;
g) Rear lanes shall be graded to channelize snow-melt and runoff;
h) The design rear lanes shall incorporate appropriate elements of low
impact design including permeable paving where sufficient drainage
exists; and
i) Access for waste collection and emergency service vehicles is to be
accommodated.
10.9 Site Access and Parking
10.9.1 Individual site access for residential uses from a Collector Road generally shall
not be permitted. Rear Lanes or Neighbourhood Local Roads shall be the
preferred option for accessing development sites. Reverse frontage development
is not permitted within the Secondary Plan Area.
Courtice Waterfront and Energy Park Secondary Plan – Draft for Review
30
10.9.2 Where feasible, primary driveway access to properties fronting Energy Drive
should be provided from a Local Road and should be consolidated and/or shared
where possible.
10.9.3 Secondary driveways to access loading, servicing and parking areas shall be
provided on Local Roads within the Energy Park.
10.9.4 Within the Energy Park, a lighted walkway with a minimum width of 1.5 metres
shall be provided between the public sidewalk and the main building entrance on
all sites.
10.9.5 Large parking lots shall include landscaped islands with trees and separated
walkways.
10.9.6 The use of permeable materials shall be considered for all paved and parking
areas.
10.9.7 Parking regulations shall be provided in the Zoning By-law. The Municipality may
modify the parking requirements subject to a parking study and site-specific
zoning amendment. The Municipality shall encourage development not to exceed
the minimum parking requirements in the Zoning By-law.
10.10 Trails
10.10.1 A conceptual trail system as shown on Schedule C has been designed to
connect the Secondary Plan area to the Great-lakes Waterfront trail, Lake
Ontario shoreline and the Tooley Creek lands, while protecting and enhancing
the natural features and functions of these areas.
10.10.2 The trail system may include pathways, pedestrian bridges, lookouts and
seating areas, to the satisfaction of the Municipality. Trails identified on Schedule
C shall be assessed as part of an Environmental Impact Study undertaken on
adjacent lands, including but not limited to the Courtice Waterfront Park.
10.10.3 All development shall provide for the implementation of the trail network in
accordance with the conceptual location of trails identified on Schedule C. In
addition to sidewalks, dedicated cycling facilities and multi-use paths, this trail
network will consist of Primary and Secondary Trails as defined in Section 18.4
of the Clarington Official Plan. The precise location, type and design of trails shall
consider:
a) Trail design and type will minimize environmental impacts and be
designed to accommodate a range of users and abilities.
b) Trails will be directed outside of natural areas where possible or to the
outer edge of vegetation protection zones.
c) Trails located adjacent to natural features and stormwater management
facilities should incorporate interpretive signage at various locations to
promote understanding and stewardship of the features and functions of
the natural environment.
Courtice Waterfront and Energy Park Secondary Plan – Draft for Review
31
10.10.4 Proposed trails in or adjacent to Environmental Protection Areas shall be
subject to Environmental Impact Studies.
10.10.5 Pedestrian Crossings are shown conceptually on Schedules A and C.
These Pedestrian Crossings will further enhance pedestrian and cyclist
connectivity within the Secondary Plan area and the areas of Courtice to the
north, including the Courtice GO Station. The location and feasibility of these
Pedestrian Crossings will be determined through a future feasibility study initiated
by the Municipality.
11 Servicing
11.1 Objectives
11.1.1 Ensure the Secondary Plan Area is developed on the basis of full municipal
sanitary sewer, storm sewer and water services.
11.1.2 Integrate stormwater management with the open space system while minimizing
impacts on the natural environment.
11.1.3 Design buildings, infrastructure and all open spaces to mitigate the impacts of
severe storms, and flooding.
11.2 General Policies
11.2.1 Utilities shall be located below grade in the street right-of way, or in easements,
where required. For ease of access and maintenance, shared utility trenches are
encouraged.
11.2.2 Telecommunications/communications utilities, electrical stations or sub-stations,
mail boxes or super mail boxes and similar facilities should be incorporated and
built into architectural or landscaping features, rather than being freestanding,
wherever possible. They should be compatible with the appearance of adjacent
uses and include anti-graffiti measures.
11.2.3 Building utilities, including but not limited to gas lines/metres and hydro boxes,
shall be located at the rear or interior side of a building, and shall be integrated
into the building or visually screened.
11.3 Stormwater Management
11.3.1 Stormwater management ponds and their associated open spaces shall
generally be located in accordance with Schedules A and C of this Secondary
Plan.
11.3.2 Stormwater management facilities, such as ponds and Low Impact Development
features, shall be incorporated in the Secondary Plan Area to mitigate the
impacts of development on water quality and quantity, consistent with the
Robinson Creek and Tooley Creek Subwatershed Study and the policies of
Section 20 of the Clarington Official Plan. Such facilities shall not be located
within natural heritage features but may be permitted within the outer limits of the
vegetation protection zone provided the intent of the vegetation protection zone
is maintained and it is supported by an Environmental Impact Study.
Courtice Waterfront and Energy Park Secondary Plan – Draft for Review
32
11.3.3 The precise siting of stormwater management facilities shall make use of natural
drainage patterns to minimize the risk of flooding. Stormwater management
facilities will not drain lands located in another subwatershed.
11.3.4 Stormwater management facilities shall include the installation of naturalized
landscaping and accommodate trails and seating areas, where appropriate.
11.3.5 Proposed stormwater management quality, quantity, erosion control and water
balance for ground water and natural systems may be assessed during the
development approval process to determine the impact on the natural heritage
system and environmental features.
11.3.6 The submission of the following plans and reports shall be required to determine
the impact of stormwater quality/quantity, erosion and water balance of the
proposed development. All reports shall be prepared in accordance with the
Robinson Creek and Tooley Creek Subwatershed Study, including:
a) Stormwater Management Report and Plan;
b) Erosion and Sediment Control Plan;
c) Servicing Plans;
d) Grading Plans;
e) Geotechnical reports;
f) Hydrogeologic reports; and
g) Other technical reports as deemed necessary.
11.3.7 The Stormwater Management Report and Plan identified in Policy 11.3.6 shall
explore and consider the feasibility of and opportunities to implement such Low
Impact Development measures as:
a) Permeable hardscaping;
b) Bioretention areas;
c) Exfiltration systems;
d) Bioswales and infiltration trenches;
e) Third pipe systems;
f) Vegetation filter strips;
g) Green roofs (multi-unit buildings);
h) Rainwater harvesting; and
i) Other potential measures.
11.3.8 Stormwater management plans shall demonstrate how the water balance target
set in the Robinson Creek and Tooley Creek Subwatershed Study is achieved.
Courtice Waterfront and Energy Park Secondary Plan – Draft for Review
33
11.3.9 Stormwater management for all development shall be undertaken on a volume
control basis and shall demonstrate the maintenance of recharge rates, flow
paths and water quality to the greatest extent possible. Peak flow control and the
maintenance of pre-development water balance shall be demonstrated.
11.3.10 High Volume Recharge Areas shall maintain a pre-development water
balance.
11.3.11 Development of all detached, semi-detached and townhouse dwellings
shall demonstrate the use of an adequate volume of amended topsoil or
equivalent system to improve surface porosity and permeability over all turf and
landscaped areas beyond three metres of a building foundation and beyond tree
protection areas.
11.3.12 The establishment of new flood control facilities to accommodate
development within this Secondary Plan are not encouraged and will only be
considered once all other reasonable alternatives have been fully exhausted in
accordance with the Robinson Creek and Tooley Creek Subwatershed Study or
an update or addenda to that study. Other alternatives to flood control facilities
could include infrastructure improvements such as relief culverts, road crossings
or land acquisition.
12 Implementation and Interpretation
12.1 Objectives
12.1.1 Ensure roads, road improvements, and municipal services required for any part
of the Courtice Waterfront and Energy Park are in place and operative prior to or
coincident with development.
12.1.2 Ensure each phase of development is contiguous to a previous phase.
12.1.3 Facilitate development through coordinated and timely infrastructure
investments.
12.1.4 Ensure lot patterns are rational and efficient to achieve adequately sized lots and
well-defined street frontages and discourage remnant parcels.
12.2 Policies
12.2.1 Applicants shall prepare and update phasing plans for submission with plans of
subdivision. The phasing plan shall establish phases of development of the lands
and shall provide for the staging of construction of public infrastructure and
services in relation to phases of development. The phasing plan shall take into
account the responsibility for construction of the public infrastructure and
services and shall be considered by the Municipality in enacting amendments to
the Zoning By-law and in recommending plans of subdivision for approval.
12.2.2 All new development within the Secondary Plan area shall proceed on the basis
of the sequential extension of full municipal services through the Regional and
Municipal capital works programs and plans of subdivision.
Courtice Waterfront and Energy Park Secondary Plan – Draft for Review
34
12.2.3 The Municipality encourages utility providers such as hydroelectric power,
communications/telecommunications facilities and utilities, broadband fibre
optics, and natural gas to ensure that sufficient infrastructure is or will be in place
to serve the Plan area.
12.2.4 Approval of development applications shall be conditional upon commitments
from the appropriate authorities and the proponents of development to the timing
and funding of the required road and transportation facilities, parks and
community facilities. These works shall be provided for in the subdivision and site
plan agreements.
12.2.5 Approval of development applications shall also be conditional upon
commitments from the appropriate authorities and the proponents of
development to the timing and funding of required stormwater management,
sanitary sewer and water supply facilities. These works shall be provided for in
subdivision and site plan agreements.
12.2.6 Minor alterations to Schedule A may occur without amendment to this Secondary
Plan through rezoning and plan of subdivision or site plan approval applications
provided such minor alterations are in conformity with Policies 24.1.2 and 24.1.3
of the Clarington Official Plan and the general intent of this Secondary Plan is
maintained, to the satisfaction of the Municipality.
12.2.7 The Secondary Plan recognizes that comprehensive planning requires the
equitable sharing amongst landowners of costs associated with the development
of land. It is a policy of this Secondary Plan that prior to the approval of any draft
plan of subdivision for lands under multiple ownership or benefitting multiple
landowners, applicants/landowners shall have entered into appropriate cost
sharing agreements which establish the means by which the costs (including
Region of Durham costs) of developing the property are to be shared. The
Municipality may also require, as a condition of draft approval, that proof be
provided to the Municipality that landowners have met their obligations under the
relevant cost sharing agreements prior to registration of a plan of subdivision.
12.2.8 Development applications shall include the following information:
a) Net residential density by land use designation;
b) Identification of total area of non-residential land uses;
c) Number and type of units by land use designation;
d) Total residential unit count;
e) Estimated population; and
f) Number of purpose-built additional dwelling units.
12.2.9 A land use compatibility study that assesses noise, vibration and air quality
impacts and mitigation measures shall be required as part of a complete
application for development. This study will determine the viability of sensitive
Courtice Waterfront and Energy Park Secondary Plan – Draft for Review
35
uses within the proposed development, and the need for, types of, and extent of
receptor-based mitigation measures. The Municipality may waive this
requirement for lands that are not within the area of influence of Regional
infrastructure or other emission sources within the Energy Park and / or lands
that are outside of 450 metres of the CN rail corridor.
12.2.10 The Municipality will monitor the policies of this Secondary Plan and
propose updates as necessary.
12.2.11 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.
12.2.12 It is the intent of the Municipality to permit some flexibility in accordance
with Official Plan Policy 24.1.5 in the interpretation of the policies, regulations
and numerical requirements of this Secondary Plan, except where this
Secondary Plan is explicitly intended to be prescriptive, such as those regarding
minimum densities and minimum and maximum heights, and the size of the
Courtice Waterfront Park.
12.2.13 This Secondary Plan refines and implements the policies of the Clarington
Official Plan. Where there is a conflict between the Secondary Plan and the
Clarington Official Plan, this Secondary Plan shall prevail.
12.2.14 All policies of the Clarington Official Plan shall apply to this Secondary
Plan Area. Policies that cite specific Clarington Official Plan policies have been
provided for convenience only.
12.2.15 The land use boundaries shown on Schedule A to this Secondary Plan are
approximate, except where they meet with existing roads, valleys or other clearly
defined physical features. Where the general intent of this Secondary Plan is
maintained to the satisfaction of the Municipality, minor boundary adjustments
will not require an amendment to this Secondary Plan.
12.2.16 The Urban Design and Sustainability Guidelines appended to this
Secondary Plan as Appendix A provide specific guidelines for both the public and
private realms. They clarify the Municipality’s expectations with respect to the
form, character and qualities of development in the CWEP area.
Schedule A - Land Use Plan
MEGAWATTDRIVE
OSBORNE ROADCOURTICE ROADCOURTICE SHORES DRIVEDARL
ING
TON
PA
RK
ROAD
NEW LOCAL ROADSTREET ASTREET B
STREET
C
STREET D
COURTICEWATER
POLLUTION
C
ONTROL
PLANT
DARLINGTON
NUCLEAR GENERATING
STATION
LAKE
O
NTARIOTOOLEY CREEKDARLINGTON
PROVINCIAL
PARK
Municipal Park
Storm Water Management Facilities
Utility
Low Density Residential
Medium Density Residential
LEGEND:
ENERGY DRIVE
MEGAWATTDRIVE
CNRAIL
HIGHWAY 401
OSBORNEROADCRAGOROADNEWLOCALROADMixed Use
Light Industrial
General Industrial
Gateway Commercial
MP
MP
Environmental Protection Area
ENERGY DRIVE
DARLINGTON
MEGAWATTDRIVE
CNRAIL
HIGHWAY 401
OSBORNEROADCRAGOROADNEWLOCALROADWaterfront Greenway
Environmental Constraints Overlay
Commercial Uses Required
Pedestrian Crossing
Existing Darlington Park Road
Potential New Darlington Park Access Road
Potential Future Grade-Separated Rail Crossings
(Preferred Crossing TBD)
Prominent Intersection
HIGHWAY
4
0
1
MEGAWATTDRIVE
OSBORNE ROADCOURTICE ROADCOURTICE SHORES DRIVEDARL
ING
TON
PA
RK
ROAD
NEW LOCAL ROADSTREET ASTREET B
STREET
C
STREET D
COURTICEWATER
POLLUTION
C
ONTROL
PLANT
DARLINGTON
NUCLEAR GENERATING
STATION
LAKE
O
NTARIOTOOLEY CREEKDARLINGTON
PROVINCIAL
PARK
Municipal Park
Storm Water Management Facilities
Utility
Low Density Residential
Medium Density Residential
LEGEND:
ENERGY DRIVE
MEGAWATTDRIVE
CNRAIL
HIGHWAY 401
OSBORNEROADCRAGOROADNEWLOCALROADMixed Use
Light Industrial
General Industrial
Gateway Commercial
MP
MP
Environmental Protection Area
ENERGY DRIVE
DARLINGTON
MEGAWATTDRIVE
CNRAIL
HIGHWAY 401
OSBORNEROADCRAGOROADNEWLOCALROADWaterfront Greenway
Environmental Constraints Overlay
Commercial Uses Required
Pedestrian Crossing
Existing Darlington Park Road
Potential New Darlington Park Access Road
Potential Future Grade-Separated Rail Crossings
(Preferred Crossing TBD)
Prominent Intersection
HIGHWAY
4
0
1
Municipal Park
Storm Water Management Facilities
Utility
Low Density Residential
Medium Density Residential
LEGEND:
ENERGY DRIVE
MEGAWATTDRIVE
CNRAIL
HIGHWAY401
OSBORNEROADCRAGOROADNEWLOCALROADMixed Use
Light Industrial
General Industrial
Gateway Commercial
MP
MP
Environmental Protection Area
ENERGY DRIVE
DARLINGTON
MEGAWATTDRIVE
CNRAIL
HIGHWAY401
OSBORNEROADCRAGOROADNEWLOCALROADWaterfront Greenway
Environmental Constraints Overlay Commercial Uses Required
Pedestrian Crossing
Existing Darlington Park Road
Potential New Darlington Park Access Road
Potential Future Grade-Separated Rail Crossings
(Preferred Crossing TBD)
Prominent Intersection
HIGHWAY 401
MEGAWATT D
R
I
V
E
OSBORNE ROADCOURTICE ROADCOURTICE SHORES DRIVEDAR
L
ING
TON
PA
R
K
ROAD
NEW LOCAL ROADSTREET ASTREET BSTREET C
STREET D
COURTICE WATER
POLLUTION CONTROL
PLANT
DARLINGTON
NUCLEAR GENERATING
STATION
LAKE ONTARIOTOOLEY CREEKDARLINGTON
PROVINCIAL
PARK
DRAFTCourtice Waterfront and Energy Park Seconday Plan
Schedule B - Heights Plan DRAFT
LEGEND:
Low Density Residential
Medium Density Residential
Mixed Use
Municipal Park
Storm Water Management Facilities
Utility
ENERGY DRIVE
MEGAWATTDRIVE
HIGHWAY 401
OSBORNEROACRAGOROADNEWLOCALROLight Industrial
General Industrial
Gateway Commercial
MP
Environmental Protection Area
ENERGY DRIVE
MEGAWATTDRIVE
CNRAIL
HIGHWAY 401
OSBORNEROADCRAGOROADNEWLOCALROADWaterfront Greenway
HIGHWAY
4
01
DAR
L
I
NGTONPARK
R
O
A
D,2-3 ST 3-4 ST 3-6 ST
4-6 ST*
4-6 ST*3-6 ST
3-4 ST
3-4 ST
1-4 ST
1-4 ST
MEGAWATT
D
R
I
V
E
OSBORNE ROADCOURTICE ROADCOURTICE SHORES DRIVENEWLOCAL ROADSTREET ASTREET B
STREET C
STREET
D
COURTICE WATER
POLLUTION
C
O
N
T
R
OL
PLANT
DARLINGTON
NUCLEAR GENERATING
STATION
LAKE
O
NTARIOTOOLEYCREEKDARLINGTON
PROVINCIAL
PARK
LEGEND:
Low Density Residential
Medium Density Residential
Mixed Use
Municipal Park
Storm Water Management Facilities
Utility
ENERGY DRIVE
MEGAWATTDRIVE
HIGHWAY401
OSBORNEROACRAGOROADNEWLOCALROLight Industrial
General Industrial
Gateway Commercial
MP
Environmental Protection Area
ENERGY DRIVE
MEGAWATTDRIVE
CNRAIL
HIGHWAY401
OSBORNEROADCRAGOROADNEWLOCALROADWaterfront Greenway
HIGHWAY 401
DAR
L
I
NGTON PARK R
O
AD, 2-3 ST 3-4 ST 3-6 ST
4-6 ST*
4-6 ST*3-6 ST
3-4 ST
3-4 ST
1-4 ST
1-4 ST
MEGAWATT D
R
I
V
E
OSBORNE ROADCOURTICE ROADCOURTICE SHORES DRIVENEW LOCAL ROADSTREET ASTREET BSTREET C
STREET D
COURTICE WATER
POLLUTION CONTROL
PLANT
DARLINGTON
NUCLEAR GENERATING
STATION
LAKE ONTARIOTOOLEY CREEKDARLINGTON
PROVINCIAL
PARK
Courtice Waterfront and Energy Park Seconday Plan
* Buildings up to 15 storeys may be permitted subject to
Note: The minimum height of standalone commercial uses (excluding hotels) shall be 2 storeys.
Schedule C - Roads and Active Transportation Plan
Courtice Waterfront and Energy Park Seconday Plan DRAFT
HIGHWAY 401
Municipal Park
Storm Water Management Facilities
MP
Environmental Protection Area
MP
ENERGY DRIVE
DARLINGTON
MEGAWATTDRIVE
CNRAIL
HIGHWAY 401
OSBORNEROADCOURTICEROADT
OOL
E
YCR
E
E
K COURTICESHORESDRIVENEWWATERFRONTROAD
NEWPARKROAD DAR
L
I
NGT
ONP
AR
K
R
OADCRAGOROADNEWLOCALROADWaterfront Greenway
Arterial Road
Collector Road
Key Local Road
Special Local Road
Road Classification to Be Determined
(Based on Location of Future Grade-
Separated Rail Crossings)
Existing Darlington Park Road
Potential New Darlington Park Access Road
Potential Future Grade-Separated Rail Crossings
(Preferred Crossing TBD)
LEGEND:
Multi-use Paths and Other Key Active
Transportation Connections (Alignments Conceptual)
MEGAWATT
D
R
I
V
E
OSBORNE ROADCOURTICE ROADCOURTICE SHORES DRIVEDAR
L
ING
TON
PA
R
K
ROADNEW LOCAL ROADSTREET ASTREET B
STREET C
STREET D
COURTICE WATER
POLLUTION
C
O
N
T
R
OL
PLANT
DARLINGTON
NUCLEAR GENERATING
STATION
LAKE
O
NTARIOTOOLEY CREEKDARLINGTON
PROVINCIAL
PARK
HIGHWAY 401
Municipal Park
Storm Water Management Facilities
MP
Environmental Protection Area
MP
ENERGY DRIVE
DARLINGTON
MEGAWATTDRIVE
CNRAIL
HIGHWAY 401
OSBORNEROADCOURTICEROADT
OOL
E
YCR
E
E
K COURTICESHORESDRIVENEWWATERFRONTROAD
NEWPARKROAD DAR
L
I
NGT
ONP
AR
K
R
OADCRAGOROADNEWLOCALROADWaterfront Greenway
Arterial Road
Collector Road
Key Local Road
Special Local Road
Road Classification to Be Determined
(Based on Location of Future Grade-
Separated Rail Crossings)
Existing Darlington Park Road
Potential New Darlington Park Access Road
Potential Future Grade-Separated Rail Crossings
(Preferred Crossing TBD)
LEGEND:
Multi-use Paths and Other Key Active
Transportation Connections (Alignments Conceptual)
MEGAWATT
D
R
I
V
E
OSBORNE ROADCOURTICE ROADCOURTICE SHORES DRIVEDAR
L
ING
TON
PA
R
K
ROADNEW LOCAL ROADSTREET ASTREET B
STREET C
STREET D
COURTICE WATER
POLLUTION
C
O
N
T
R
OL
PLANT
DARLINGTON
NUCLEAR GENERATING
STATION
LAKE
O
NTARIOTOOLEY CREEKDARLINGTON
PROVINCIAL
PARK
HIGHWAY 401
Municipal Park
Storm Water Management Facilities
MP
Environmental Protection Area
MP
ENERGY DRIVE
DARLINGTON
MEGAWATTDRIVE
CNRAIL
HIGHWAY401
OSBORNEROADCOURTICEROADT
OOL
E
Y
C
R
E
E
K COURTICESHORESDRIVENEWWATERFRONTROAD
NEWPARKROAD DA
R
L
I
NG
T
ON
P
A
R
K
R
OADCRAGOROADNEWLOCALROADWaterfront Greenway
Arterial Road
Collector Road
Key Local Road
Special Local Road
Road Classification to Be Determined
(Based on Location of Future Grade-
Separated Rail Crossings)
Existing Darlington Park Road
Potential New Darlington Park Access Road
Potential Future Grade-Separated Rail Crossings
(Preferred Crossing TBD)
LEGEND:
Multi-use Paths and Other Key Active
Transportation Connections (Alignments Conceptual)
MEGAWATT D
R
I
V
E
OSBORNE ROADCOURTICE ROADCOURTICE SHORES DRIVEDAR
L
ING
TON
PA
R
K
ROAD
NEW LOCAL ROADSTREET ASTREET BSTREET C
STREET D
COURTICE WATER
POLLUTION CONTROL
PLANT
DARLINGTON
NUCLEAR GENERATING
STATION
LAKE ONTARIOTOOLEY CREEKDARLINGTON
PROVINCIAL
PARK
Courtice Waterfront and Energy Park
APRIL 2025
URBAN DESIGN &
SUSTAINABILITY
GUIDELINES
DRAFT
Appendix A
TABLE OF CONTENTS
1. Introduction 2
1.1. Overview & Purpose 3
1.2. Structure of the Guidelines 3
1.3. Interpretation and Implementation of the Guidelines 4
2. Vision and Community Structure 5
2.1. Community Vision 6
2.2. Community Character Statement 6
2.3. Community Structure 7
3. Private Realm Guidelines 8
3.1. Low Density Residential Development 9
3.2. Medium Density Residential Development 11
3.3. Development in Mixed Use Areas 13
3.4. Development in the Gateway Commercial Area 16
3.5. Development in the Energy Park 17
4. Public Realm Guidelines 19
4.1. Streets 20
4.2. Streetscapes 22
4.3. Parks and Open Space 33
4.4. Environmental Protection Areas 36
5. Green Design Guidelines 38
5.1. Energy and Water Conservation 39
5.2. Landscapes and Stormwater Management 40
1.
INTRODUCTION
3Urban Design and Sustainability Guidelines - DRAFT
1.1. OVERVIEW & PURPOSE
The Courtice Waterfront and Energy Park Secondary Plan
Area is generally bounded by Darlington Provincial Park
to the west, Crago Road to the east, Darlington Park Road
and Megawatt Drive to the north, and Lake Ontario to the
south. The planned population for the Secondary Plan Area
is approximately 5,000 residents occupying approximately
2,500 units of housing. The planned number of employees
for the area is approximately 3,500 jobs, most of which will
be in the Energy Park.
The Secondary Plan Area is approximately 290 hectares
in size and comprises two distinct parts—the Courtice
Waterfront and the Clarington Energy Park (see Figure 1).
The two areas are intended to evolve as complementary
places that provide employment, business, living and
recreation opportunities for Clarington and Durham Region
against the backdrops of Lake Ontario and Tooley Creek.
The development of employment uses, diverse forms
of housing, commercial amenities, public open spaces,
and supportive infrastructure will extend the Courtice
community to Lake Ontario.
The Courtice Waterfront will feature a variety of low-rise,
mid-rise and potentially high-rise residential buildings.
Restaurants, shops and destination commercial uses,
some in mixed-use lbuildings, will serve residents and
draw visitors and Energy Park employees to the area. A
municipal-wide park, designed and programmed to serve
features, provide public access to and along Lake Ontario,
and accommodate a range of recreation and cultural
activities year-round.
The Clarington Energy Park will accommodate a range of
to Highway 401 as well as other regional and provincial
infrastructure in and adjacent to the park. Well-designed
buildings and landscapes that demonstrate environmental
sustainability will help promote the Energy Park as a unique
place for investment and job growth.
These guidelines build on the Clarington Energy Park
Streetscape and Sustainable Development Design
Guidelines (2011) and Priority Green Clarington, which
promotes sustainable community design. There is broad
recognition that sustainable communities begin with
environmental features. The various aspects of community
design are also fundamental to sustainability, including:
street networks and block patterns that promote safe
and comfortable movement by walking and cycling; an
interconnected system of parks and open spaces that
support healthy lifestyles and social wellbeing; and compact
The Courtice Waterfront and Energy Park Secondary Plan
Area provides a policy framework for the development of
the Courtice Waterfront and Energy Park to a high standard
of urban design and sustainability. The Guidelines provide
further direction on how this is to be achieved.
Figure 1: Secondary Plan areas
4 Courtice Waterfront and Energy Park
1.2. STRUCTURE OF THE
GUIDELINES
Section 1 summarizes important background information
and explains the purpose of the guidelines.
Section 2 describes the overall physical vision for the
community, highlights structuring elements and explains
how the guidelines will be implemented.
Section 3 contains guidelines applicable to the private
realm, addressing site design, built form, parking and
other matters. They are organized based on the land use
designations of the Secondary Plan.
Section 4 contains the public realm guidelines, which
will apply to the design of the street network, individual
streets, streetscapes, parks and other open spaces, and
environmental protection areas.
Section 5 provides guidance for how development can
promote environmental sustainability through measures
stormwater management.
1.3. INTERPRETATION AND
IMPLEMENTATION OF THE
GUIDELINES
The Courtice Waterfront and Energy Park Urban Design
and Sustainability Guidelines are intended to help
Waterfront and Energy Park Secondary Plan and provide
greater clarity on policy intentions respecting overall
urban design, streetscapes, built form and environmental
sustainability. The Guidelines are to be read in conjunction
5, Creating Vibrant and Sustainable Urban Places, and
and Built Form (5), Urban Design (6), Parks and Community
Facilities (8) and Transportation (10).
The Guidelines also should be read in conjunction
with the Clarington Zoning By-law as it applies to the
Courtice Waterfront and Energy Park and the Clarington
General Architectural Design Guidelines, Landscape
Design Guidelines for Site Planning, Lighting Guidelines,
and Amenity Guidelines for Medium and High Density
Residences. The Guidelines build on zoning provisions with
more detailed guidance respecting such matters as building
these guidelines and the General Architectural Design
Guidelines, these guidelines shall prevail.
Secondary Plan policies, the implementing Zoning By-law
and the General Architectural Design Guidelines, will be
used to evaluate draft plans of subdivision applications and
site plan applications to ensure that a high level of urban
design and sustainability is achieved.
2.
VISION AND
COMMUNITY
STRUCTURE
6 Courtice Waterfront and Energy Park
2.1 COMMUNITY VISION
The following components comprise the physical vision for
the community:
• Highly visible, accessible and protected natural
heritage features. Development and infrastructure will
respect and enhance existing natural heritage features
and topography. Residents will enjoy parks and trail
networks that provide increased access to natural
heritage features while being environmentally sensitive.
• Accessible public spaces and other amenities for
people of all ages and abilities. The open space
network will comprise a 15-hectare waterfront park,
environmental areas, stormwater management
ponds, and other green spaces centred on the Tooley
Creek valley. Overlooking Lake Ontario, the Courtice
Waterfront Park will accommodate a range of
recreational and cultural activities.
• Stormwater management features integrated into
the open space network. The open space network will
incorporate a naturalized stormwater management
system by integrating a mix of low impact development
features and ponds into areas within or directly
adjacent to the natural area.
• An interconnected, pedestrian-oriented mobility
network. The grid-like network of streets and active
transportation connections planned for the Courtice
Waterfront will maintain views toward the lake and
convenient access to the Waterfront Park. The
Streets and multi-use paths will also help connect
residents to other community amenities within and
outside the Courtice Waterfront.
• A diversity of housing forms and building typologies.
The Courtice Waterfront community will develop with a
diversity of housing choices to accommodate residents
of all ages and households of all sizes. Attention to
good urban design will ensure the desired range of
housing types, from detached houses to apartment
buildings, are integrated seamlessly to create a
cohesive community with a distinct identity. The
Courtice Waterfront will consist of low-rise, mid-rise
architectural styles.
•
landscaping and buildings that contribute to an
inviting public realm. Streetscapes in the Courtice
Waterfront and Energy Park will be designed to a high
standard, incorporating complete street principles to
provide safe and comfortable space for pedestrians,
cyclists, transit users, and drivers. The facades of
buildings and landscaped front yards will be dominant
streetscape features.
• Stormwater management features integrated inot
the open space network. The open space network will
incorporate a naturalized stormwater management
system by integrating a mix of low impact development
features and ponds into areas within or directly
adjacent to the natural area.
• Commercial uses that meet the needs of residents
and attract visitors. Restaurants and shops on the
standalone destination uses will complement the
Waterfront Park, contributing to a complete community
and drawing visitors from across the region.
• A community of complementary businesses
supporting sustainability and prosperity. The
Clarington Energy Park will continue to grow with a mix
of industrial businesses that diversify the municipality’s
economy and showcase innovation and design
excellence.
2.2. COMMUNITY CHARACTER
STATEMENT
The Courtice Waterfront and Energy Park Secondary Plan
envisions a diverse and inclusive community distinguished
by a broad mix of land uses, housing forms, and business
and employment opportunities; an interconnected green
network of natural features, parkland and tree-lined streets;
and a unique waterfront park with views and physical
access to Lake Ontario and places to play and gather.
7Urban Design and Sustainability Guidelines - DRAFT
2.3. COMMUNITY STRUCTURE
The Courtice Waterfront and Energy Park Secondary Plan
provides a framework for future development based on the
following high-level structuring elements:
Waterfront Park, Natural Areas and Other Open Spaces:
Green spaces will be a dominant feature of the Secondary
Plan area. The Tooley Creek valley and adjacent woodlands
are a central feature that both separates and joins the
Courtice Waterfront and the Energy Park, while the Lake
and helps to unite its distinct parts. These features will
be protected and enhanced as the Waterfront Park is
developed as a destination for recreation, community
gatherings and passive enjoyment. Waterfront
Greenway lands will complete the open space system,
accommodating trails, land use buffers and stormwater
management facilities.
Transportation Network: The historic CN rail corridor also
plays an important role in separating distinct land uses
from one another in the Secondary Plan area, including
a highway-oriented commercial area from a pedestrian-
oriented, mixed-use neighbourhood and the Region’s Water
Pollution Control Plant from the Energy Park. The planned
network of streets, multi-use paths and other active
sites, establish views to Lake Ontario and other natural
features, and ensure easy access by all travel modes to and
through the area.
Residential and Mixed-Use Areas: North of the Waterfront
Park, areas for low-, medium- and high-density housing in
a variety of forms will comprise the Courtice Waterfront
neighbourhood. Commercial uses facing the waterfront
and potentially a north-south main street will be integrated
with housing to create a more complete community and
destination.
Employment Area: The Energy Park will be maintained as
an area for light and general industrial uses, and ancillary
uses, in a heavily landscaped setting.
.
Figure 2: Community Structure
3.
PRIVATE REALM
GUIDELINES
While the public and private realms often
overlap and intersect, the private realm
typically includes places and spaces to which
access is controlled and/or restricted and
lands which are not owned by the Municipality
or other public agency.
9Urban Design and Sustainability Guidelines - DRAFT
3.1. LOW DENSITY RESIDENTIAL
DEVELOPMENT
Buildings in the Low Density Residential area, namely
single detached dwellings, semi-detached dwellings, and
townhouses will contribute to a diversity of housing in the
Courtice Waterfront and provide a transition from denser
development farther east to Darlington Provincial Park. The
guidelines below focus on massing and the relationship of
development to streets and open spaces, with the intention
of ensuring development contributes to an attractive,
comfortable and safe public realm.
3.1.1. GENERAL SITE AND BUILDING DESIGN
The following guidelines should be applied in conjunction
with the zoning provisions applicable to Low Density
A. The height and massing should be consistent within
community.
B. A variety of architectural expression among publicly
exposed elevations is encouraged, including variation in
roof lines, architectural styles, and material articulation.
C. There should be a variety of lot widths and dwelling
sizes on each block.
D. Detached and semi-detached houses and townhouses
generally should have a front setback of 4-5.5 metres to
the front wall of the house. Front garages should have a
minimum front setback of 6 metres.
E. Front yard setbacks along a street should be
consistent.
F. Building projections, such as covered porches,
balconies and stairs are encouraged and may project
into the front yard setback.
G. The base of the porch and stair shall be enclosed
with material that suitably complements the exterior
cladding of the dwelling unit.
H. The entrance to homes may be emphasized through
stone porticos, two-storey porches and built-over
porticos.
I. Dwellings on a corner lot, including townhouses, should
have side elevations that includes windows and details
consistent with the front elevation. Front porches
should wrap around the corner of the house.
J. There should be no more than six attached townhouses
in a row where the garages are accessed from a Rear
Lane or where front garages face a local street.
K. The separation between rows of attached townhouses
should be a minimum of 2.4 metres to allow for
landscaping, fencing and outdoor storage screened
from view. Where the separation between rows will also
provide shared access and pedestrian circulation, the
separation distance should be a minimum of 3 metres.
L. Front driveways and garages for townhouses fronting
Street A, Street C and Street D will not be permitted to
prioritize these streets for pedestrians.
M. Development adjacent to Darlington Provincial Park
should seek to carefully control public exposure,
lighting, and access to the Provincial Park.
N. Properties backing onto Darlington Provincial Plark
should have deep rear yards with dwelling units located
no closer than 15 metres from the rear property
line. The back of rear yards should be planted with
deciduous and coniferous trees, and a solid wood fence
2.4 metres high should be built.
Detached houses with living space located above the garage
10 Courtice Waterfront and Energy Park
3.1.2. GARAGE AND DRIVEWAY DESIGN
GUIDELINES
A. Attached front garages should not dominate the
massing of the dwelling from the front.
B. Garages generally should occupy a maximum of 50-60%
of the lot frontage, depending on the width of the lot.
C. Front garages are encouraged to be expressed as
two-storey structures with usable space above to
better integrate the garage into the overall design of the
dwelling unit.
D. Front garages should be recessed from the front wall
of the house by a minimum of 0.5 metres where the lot
frontage is greater than 7.5 metres.
E. Attached front yard garages should have materials
and design elements and colour consistent with the
architecture of the primary dwelling unit.
F. The width of a driveway generally should correspond
with the width of the garage, although in the case of
single garages, a wider driveway is allowed where it
does not prevent a minimum of 30% of the front yard
being used for the purpose of landscaped open space.
G. Front double-car garages are encouraged to have two
separate openings and two doors. Single doors for
double car garages should be articulated vertically
and horizontally to give the appearance of two doors.
Windows are encouraged, to avoid a blank-wall effect.
H. Driveways should be buffered from side property lines
by a landscape strip.
I. Lots serviced by a Rear Lane should locate garages or
parking pads at the rear of the property.
J. Garages fronting onto Rear Lanes should be carefully
arranged in groupings for an attractive visual
environment by. Garages should be sited to allow for
access and drainage from the rear yard of the unit to
the Rear Lane plus opportunities for landscaping along
Rear Lanes.
K. Both parking pads and garages accessed from a Rear
Lane shall be set back from the lot line separating
the rear yard from the Rear Lanes. Setbacks should
consider the need for visitor parking, snow storage, and
space for garbage and recycling bins. Parking pads
should be screened from the rear by a fence and/or
landscaping.
3.1.3. LANDSCAPING, GARBAGE/RECYCLING AND
UTILITIES GUIDELINES
A. On lots not serviced by a Rear Lane and with a
lot frontage greater than 9 metres, a minimum of
approximately half of the front yard should consist of
soft landscaping including an attractive combination
of foundation landscaping, trees, and deciduous
and coniferous ornamental planting. Other than the
permitted driveway, paving in the front yard generally
should be limited to walkways.
B. Rear yards on corner lots should be screened from
1.5-metre high fence made of durable, attractive wood
or a hedge. Builders shall be encouraged to provide
such screening.
C. Utility box locations should be planned to minimize their
visual impact on the public realm.
D. Long low-rise apartment buildings should break up their
mass with offset facades, vertical recesses or changes
in material or colour to create visual interest along the
streetscape.
House on a corner lot addressing both streets
11Urban Design and Sustainability Guidelines - DRAFT
Stacked townhouses fronting an open space
3.2. MEDIUM DENSITY
RESIDENTIAL DEVELOPMENT
A range of low-rise and mid-rise housing, from traditional
townhouses to 6-storey apartment buildings, are planned
in the Medium Density Residential area (height limits vary
from 4 to 6 storeys). Lot sizes may vary to accommodate a
variety of housing forms within a porous pattern of streets
and blocks that encourages walking and cycling. The
guidelines below apply primarily to multiplex and multi-unit
developments, i.e., stacked and back-to-back townhouses
and apartment buildings. Where traditional townhouses are
proposed, the guidelines in Section 3.1 will apply.
3.2.1. GENERAL SITE AND BUILDING DESIGN
A. Buildings should be oriented to streets and help to
frame them. Front setbacks generally should be 4 to 5
metres to accommodate front yard landscaping and,
where appropriate, porches, front patios and stairs.
B. Front yard setbacks along a street should be
consistent.
C. External side yard setbacks should be 3-4 metres.
D. All buildings on corner lots shall address both edges
with articulated facades and windows. Blank walls
visible from streets or public spaces should be avoided.
E. Buildings should be articulated with high-quality,
excellence, innovation and building longevity.
F. Architectural variation, texture, and materiality should
be incorporated into the design of buildings to establish
community identity and enhance visual interest.
G. Front driveways and garages for townhouses fronting
Street A, Street C and Street D will not be permitted to
prioritize these streets for pedestrians.
3.2.2. GUIDELINES FOR APARTMENT BUILDINGS
AND STACKED TOWNHOUSES
Stacked townhouses and low-rise apartment buildings are
permitted throughout the Medium Density Residential area,
and apartment buildings up to six storeys are permitted
in an area between Street A and Street B. The following
guidelines apply to such developments.
A. Apartment buildings should be articulated with vertical
recesses or other architectural elements to reduce their
perceived mass and provide visual interest.
B. Building design should, where possible, incorporate
sustainable building features, such as water collection
and storage, photovoltaic applications, green roof
design, high albedo surfaces and extended eaves for
sunshade.
C. Building façades should incorporate bird-friendly design
elements, such as sunshades or louvers, visual markers
minimize the potential for bird collisions.
D. Apartment building lobbies should occupy a
prominent location along the street and should exhibit
architectural elements such as porticos, canopies or
other weather protection elements.
E.
encouraged to have their entrances facing the street or
may encroach in the setback zone but not closer than 2
metres from the street. Front patios should be elevated
0.6-1.0 metre from the street and partially screened
from public view with a low wall or decorative fence and
coniferous landscaping, although some patios may be
located at grade for accessibility.
12 Courtice Waterfront and Energy Park
F. Landscape design should incorporate trees and a mix
of soft and hard landscaping. Existing mature trees
should be retained, where possible.
G. Clear, direct and accessible walkways should be
provided from the sidewalk to the main entrance of
buildings or units.
H. Private outdoor amenity spaces should generally be
provided in the rear; however, balconies and terraces
may be provided at the front. Screening elements,
including landscaping and fencing, should be provided
between the private outdoor amenity spaces or rear
yards of neighbouring units.
I. Balconies on apartment buildings should be integrated
into the overall design of the building façade and wholly
or partially recessed a minimum of 1.5 metres. They
may project 1.5 metres into the building setback zone.
J. The wrapping of balconies around the corners of an
apartment building is encouraged.
K. Mechanical and electrical equipment, satellite dishes,
and communications apparatuses on the roof of an
apartment building should be screened with durable
materials integrated with the design of the building.
L. Underground parking for apartment buildings and back-
to-back stacked townhouses is strongly encouraged.
Parking may be located at the rear of buildings and is
not permitted in the front or exterior side yard.
M. Entrances to underground parking should be
integrated with the building design, located away
from building corners and with minimal interruption of
walkways and sidewalks.
N. Shared driveways between adjacent developments
to access parking at the rear of buildings is strongly
encouraged.
O. Pick-up and drop-off access should be provided at the
rear of apartment buildings, or in layby zones within the
on-street parking lane, where provided.
P. Garbage and recycling storage for apartment buildings
should be located within the structure. Garbage and
recycling storage for stacked townhouses should be
located in the shared Rear Lane, screened from public
view, or in underground parking areas.
Q. Loading and service areas should be integrated into the
building design or placed away from street frontages
and screened from view by walls or solid panel fencing.
R. Bicycle parking and storage should be provided in
secure spaces within apartment buildings or with
underground vehicle parking.
S. Mechanical and electrical equipment, satellite dishes,
and communications apparatuses on the roof of an
apartment building should be screened with durable
materials integrated with the design of the building.
T. Utility meters, transformers and HVAC equipment for
individual units should be located in compliance with utility
authority requirements and located away from public view
and/or screened with low walls and landscaping.
Low-rise apartment building with partially inset balconies and
buffered patios
Pedestrian pathway between facing blocks of townhouses
13Urban Design and Sustainability Guidelines - DRAFT
3.3. DEVELOPMENT IN MIXED
USE AREAS
The Mixed Use Area in the Courtice Waterfront is intended
to be a predominantly residential area with a wide mix of
housing types, from traditional townhouses to 6-storey
mid-rise buildings and potentially taller buildings up
to 15 storeys where it is demonstrated they will be
compatible with industrial uses to the east. The area will
also accommodate commercial amenities for waterfront
residents and visitors and employees in the Energy Park. It
also may accommodate standalone commercial uses with
a regional draw.
The guidelines below apply primarily to buildings not
permitted in Low and Medium Density Residential areas,
including mixed-use buildings, mid-rise residential buildings
of 7-10 storeys, high-rise buildings of 11-15 storeys, and
standalone commercial buildings. Traditional townhouses
will be subject to the guidelines in Section 3.1, and
residential buildings of 4-6 storeys will be subject to the
guidelines in Section 3.2.
3.3.1. GENERAL SITE AND BUILDING DESIGN
A. Buildings should be oriented towards streets and
open spaces to frame the public realm and support
pedestrian-friendly environments.
B. Residential buildings should have a consistent
setback along the street between 3 and 5 metres to
provide space for front yard landscaping and, where
appropriate, porches, elevated patios and stairs.
C. Mixed-use and standalone commercial buildings should
have a consistent setback along the street between 2
and 4 metres to accommodate a generous pedestrian
zone, restaurant patios and retail displays.
D. Building design should include environmental controls
such as canopies, awnings, and louvers to regulate sun
and wind exposure.
E. Building design should, where possible, incorporate
sustainable building features, such as water collection
and storage, photovoltaic applications, green roof design,
high albedo surfaces and extended eaves for sunshade.
F. Buildings should be articulated with high-quality,
excellence, innovation and building longevity.
G. Architectural variation, texture, and materiality should
be incorporated into the design of buildings to establish
community identity and enhance visual interest.
H. Building façades should incorporate bird-friendly design
elements, such as sunshades or louvers, visual markers
minimize the potential for bird collisions.
I. Vehicular access and loading/servicing areas should be
located away from streets and major open spaces to
maintain a pedestrian-friendly public realm.
J. Vehicular access should be located off secondary Local
Roads or Rear Laneways, where possible.
K. Where high-rise or mid-rise buildings are adjacent
to lower-scale buildings, transitions in the form of
separation and/or stepped massing should be provided
to maintain privacy and mitigate the potential for
overlook and shadowing.
L. Building frontages should be articulated, and where
appropriate, breaks should be introduced along the
streetwall to help break up the perceived mass of
longer buildings and to mitigate wind impacts.
M.
accommodate a range of active uses over the life of the
building.
Low-rise mixed-use building on the Halifax waterfront
14 Courtice Waterfront and Energy Park
3.3.2. MASSING OF HIGH-RISE BUILDINGS
A. High-rise buildings should be architecturally interesting
and create a cohesive design composition through
their proportion, scale, massing and building materials.
or podium that can support and frame the public
realm, helping to create an inviting and comfortable
pedestrian environment; a middle section, or tower,
that can mitigate the perception of bulk and impacts
on the public realm; and a top section that creates an
interesting skyline.
B. Podiums should have a minimum height of 2 storeys
and a maximum height of 4 storeys. Above the building
base, stepbacks should generally be incorporated to
distinguish the tower from the building base.
C. The building tower should be designed to ensure
access to sky views and daylight, mitigate shadows
and adverse microclimate conditions on the public
realm and private amenity areas, and maintain privacy
for occupants. Measures should include:
i. Staggering towers on a block and across blocks
wherever possible.
ii. Floorplates should not exceed 850 square metres.
iii. Towers facing one another, partially or entirely,
including projections, should be separated by a
minimum of 30 metres. Staggered towers should
be a minimum of 25 metres apart.
N. Building façades visible from the public realm should be
well-articulated and incorporate a rhythm of transparent
glass and solid materials, while avoiding blank walls.
O. Principal entrances to commercial units should be
designed to be oriented towards and highly visible from
the public realm and located at the same level as the
sidewalk.
P.
encouraged to have their entrances facing the street or
may encroach in the setback zone but not closer than 2
metres from the street. Front patios should be elevated
0.6-1.0 metre from the street and partially screened
from public view with a low wall or decorative fence and
coniferous landscaping, although some patios may be
located at grade for accessibility.
Q. Balconies and other projections should be
architecturally integrated into the structure and detailing
of apartment buildings. Generally, balconies should be
partially or wholly recessed to avoid being a dominant
architectural feature and mitigate the visual impact of
balconies used for private storage on the public realm.
Balcony railings made entirely of transparent glass
should be avoided.
R. Front driveways and garages for townhouses fronting
Street A, Street C and Street D will not be permitted to
prioritize these streets for pedestrians.
Tall building with a 2-storey podium and commercial uses on the Tall buildings with townhouses in the podium
15Urban Design and Sustainability Guidelines - DRAFT
3.3.3. MASSING OF MID-RISE BUILDINGS
A. Mid-rise buildings greater than 6 storeys should
incorporate stepbacks to maintain a consistent
streetwall of 2-4 storeys or 6 storeys, depending on
the street:
i. Buidings fronting Street A north of Street D, Street
C and other local streets should incorporate a
ii. Buildings fronting Street A adjacent to the
Waterfront Park should incorporate a minimum a
minimum 1.5-metre stepback at the seventh storey.
B. Long mid-rise buildings should break up their mass with
offset facades, vertical recesses and/or changes in
material or colour. Generally, mid-rise buildings should
not exceed 70 metres in length.
3.3.4. ROOFTOP ELEMENTS, MECHANICAL
EQUIPMENT AND UTILITIES
C. Roof-top mechanical or telecommunications
equipment, signage, and amenity space, where
appropriate, should be integrated into the design and
be screened with durable materials integrated with the
design of the building.
D. Mechanical systems and utilities, such as drainage
pipes, vents and meters, should be architecturally
integrated into the façade and building design and
screened from public view.
3.3.5. PEDESTRIAN CIRCULATION, LANDSCAPING
AND AMENITY SPACE
E. Landscape design should incorporate trees and a mix
of soft and hard landscaping. Existing mature trees
should be retained, where possible
F. Clear, direct and accessible walkways should be provided
from the sidewalk to the main entrance of buildings.
G. Shared private outdoor amenity space should be
provided within residential building sites, located at
grade and/or on building rooftops.
H. Common amenity spaces should be designed to
maximize access to sunlight, minimize noise and air
quality impacts from site servicing and mechanical
equipment, and include elements that facilitate use
year-round for people of all ages and abilities.
I. The following features should be considered in the
design of common amenity space: high-quality,
universally accessible, and environmentally sustainable
materials; four-season landscaping; seating; pedestrian-
scale lighting; trees and other vegetation; shade
structures; weather protection; privacy screening;
children’s play structures; and barbecue equipment.
J. Where possible, interior amenity spaces should be
located adjacent to shared outdoor amenity areas and
provide windows and doors for direct physical and
visual access between these spaces.
K. Places for pet runs either at the rear or side of the
building at-grade or on a shared rooftop space are
encouraged.
L. In residential or mixed-use developments, family-sized
units should have access to secure outdoor play space
and equipment, and should be located with windows
and balconies overlooking outdoor play areas.
3.3.6. VEHICULAR CIRCULATION, PARKING,
LOADING AND SERVICING
A. Vehicular entrance locations should be minimized
in width and consolidated and shared where
possible in order to reduce the extent of curb cuts
in the streetscape, maximize opportunities for soft
pedestrians along the sidewalk.
B. Wherever possible, vehicular access ramps should
be provided from a secondary Local Road or Rear
Laneway.
16 Courtice Waterfront and Energy Park
C. Underground parking is strongly encouraged, with
driveway entrances integrated into the building design
and envelope.
D. Surface parking may be located at the rear of buildings
and is not permitted in the front or side yard of buildings,
with the exception of accessible parking spaces, which
may be located in a side yard.
E. Above-ground structured parking should be wrapped
with residential units or active uses or otherwise
integrated into the design of a building to separate
parking areas from the public realm.
F. Waste and recycling collection areas should be located
within the building structure.
G. Loading and service areas should be integrated into the
building envelope or placed away and screened from
any street, park, amenity space or public open space by
a wall or solid panel fencing.
H. Utility meters, transformers and mechanical equipment
should be located in compliance with utility authority
requirements and should be located away from public
view and/or screened with a decorative wall and
landscaping.
3.4. DEVELOPMENT IN THE
GATEWAY COMMERCIAL AREA
The Gateway Commercial Area is planned for commercial
uses catering to the travelling public while also serving
residents of the Courtice Waterfront and employees in the
Energy Park. The guidelines below are intended to ensure
development in the area contributes to a distinct identity for
Courtice Waterfront and invites visitors.
3.4.1. GENERAL SITE AND BUILDING DESIGN
GUIDELINES
A. Commercial buildings in the Courtice Waterfront
should have a minimum height of 7 meters to have the
appearance of, or to accommodate, at least 2 storeys.
B. Multi-storey buildings accommodating two-storey
are strongly encouraged.
C. The siting and massing of buildings should provide a
consistent relationship, continuity, and enclosure to
adjacent public roads.
D. Restaurant patios may be located at the front or side of
a building.
E. Where located at a corner, buildings shall be designed
to address both street frontages and be massed
towards the corner location for visibility and visual
interest.
F. Primary entrances to buildings should be clearly visible
and located on a public road or onto public open
spaces. Secondary doors, such as those that face the
parking area, emergency exits, or service doors should
be designed to blend in with the building façade.
G. Access from sidewalks and public open space areas to
primary building entrances should be convenient and
direct, with minimal changes in grade.
H. A minimum of 50% of the street-level façade should be
glazed.
I. Bird friendly glazing should be used on all windows in
every new building.
Private amenity space in the courtyard of a residential development
17Urban Design and Sustainability Guidelines - DRAFT
Restaurant built to a 2-storey height
3.4.2. ACCESS, PARKING AND SERVICING AREAS
A. Driveways shared between adjacent development are
encouraged.
B. Parking may be located at the side or rear of building
and should not be located between the building and the
street.
C. Drive-through facilities should be located at the rear
of buildings where possible. Drive-through facilities at
the side of a building should be located toward the rear
vehicles and pedestrians.
D. Servicing and loading areas should be located at the
rear of buildings and be screened from public view as
much as possible by walls and/or landscaping.
E. Waste storage facilities within an external structure
should be consistent in design, colour, and materials to
that of the main dwelling and should be located to the
rear of the buildingin a prominent location.
3.5. DEVELOPMENT IN THE
ENERGY PARK
Light and general industrial uses, including Durham Region's
Waste-to-Energy Plant, will be the predominant uses in the
Energy Park. The guidelines below are intended to ensure the
sites and buildings for such uses contribute to an attractive
image for the park from the adjacent highways and Energy
Drive. They also support Clarington's sustainbility goals.
3.5.1. GENERAL SITE AND BUILDING DESIGN
GUIDELINES
A. Buildings along Megawatt Drive and Energy Drive
should be exhibit high-quality architectural design,
B.
with industrial uses, including the main entrance should
be oriented to a public street.
C. The width of a building’s façade fronting a public street
should be at least 50% of the lot width.
D. The bulk of vehicular parking should be located at the
side and/or rear of buildings. Visitor parking and a
limited amount of parking may be located at the front
of buildings, except along Energy Drive.
E. Buildings along Energy Drive should have front
and contribute to the Energy Park's distinct identity.
Front yard parking will not be permitted.
F. Landscaped open space with a minimum depth of 10
metres should buffer parking in front or side yards from
the adjacent public realm of the street.
G. A minimum 50% of the front yard should contain soft
landscaping that includes lawn, a mixture of mature
coniferous and deciduous trees and gardens. Fences
are prohibited within the area between the building and
the street.
H. Parking lots should be well landscaped and lit to
provide safe, comfortable walking environments
and minimize the heat island effect. Large parking
18 Courtice Waterfront and Energy Park
lots should be divided by islands of trees and other
landscaping features.
I. Bicycle parking should be located within a building, near
main entrances, and/or in secure, covered areas near
entrances.
J. Stormwater management should be incorporated into
the planning and design of open spaces, buildings and
paved areas. Bio-swales and porous paving materials
should be used to minimize run-off. Stormwater
retention ponds and other elements should be
naturalized and maintained as an amenity.
K.
wildlife habitat are encouraged, provided appropriate
landscape management practices are followed.
L. Landscaped open space, excluding stormwater ponds,
should occupy a minimum of 10% of the site.
M. Building signage should be incorporated into and
coordinated with the architecture of the building,
mechanical penthouse of a building. Standalone and
directional signage should be incorporated into the
design of the landscape.
N. Rooftop mechanical equipment, satellite dishes, and
communications apparatuses should be screened with
materials that are complementary to the building or
through parapet height.
O. Bird friendly glazing should be used on all windows in
every new building.
Naturalized stormwater management pond
P. Buildings at the corner of two streets should address
the corner with a distinct architectural treatment.
Landscaping should also reinforce this special corner
condition.
3.5.2. ACCESS, SERVICING AND STORAGE
A. Shared driveways are encouraged.
B. Outside storage should be limited to 15% of a site in
a Light Industrial Area and 30% of a site in a General
Industrial Area.
C. Outside storage areas should be screened and located
to minimize visibility from Megawatt Drive and Energy
Drive.
D. Servicing and garbage areas should be located at
the rear of a building, preferrably within the building.
If located at the side of a building, they should
be screened from public view with a wall and/or
landscaping.
Landscaped island and pathway in a parking lot
4.
PUBLIC REALM
GUIDELINES
The public realm comprises publicly owned
places and spaces that belong to and
are accessible by everyone. The public
realm includes municipal streets, active
transportation facilities, streetscape elements,
parks and other open space, multi-use paths
and trails, environmental protection areas and
stormwater management facilities.
20 Courtice Waterfront and Energy Park
4.1. STREETS
In addition to serving as infrastructure for access and
circulation for various modes of urban transportation,
streets play a vital role as social spaces and in supporting
economic activity. Their design also contributes to the
identity and character of places.
4.1.1. GENERAL GUIDELINES:
A. All roads will be planned and designed to facilitate the
movement of pedestrians, cyclists and vehicles. Arterial
and Collector Roads will be designed to accommodate
transit vehicles. All roads in the Energy Park will be
designed to accommodate large trucks.
B. The network of streets serving the Courtice Waterfront
movement of pedestrians, cyclists and pedestrians,
respecting existing natural features and topography.
C. North-south Local Roads in the Courtice Waterfront
should establish view corridors to the Waterfront Park
and Lake Ontario wherever possible, and east-west
Local Roads should provide views to natural features
associated with the Tooley Creek valley. The conceptual
alignment of Local Roads shown in Schedule C of the
Secondary Plan should guide the layout of streets;
however, it is not intended to be prescriptive.
D. Future Local Roads in the Energy Park should
contribute to a grid network and support a pattern of
lots that can accommodate a range of employment
uses over time.
E. Block lengths in the Courtice Waterfront should be no
more than 200 metres.Where block lengths exceed 250
metres, mid-block pedestrian connections should be
provided.
F. Cul-de-sacs are discouraged since they reduce
connectivity, increase walking distances and typically
result in streetscapes dominated by driveways and
garages.
G. Rear Lanes are encouraged throughout the Courtice
Waterfront to minimize the need for driveways on
public streets. Rear Lanes may be required on blocks
where medium or high density forms of housing
are dominant, to prevent driveways from limiting
landscaping in front yards and the street right-of-ways.
Energy Park Drive
Road with raised cycle track
21Urban Design and Sustainability Guidelines - DRAFT
Figure 3: Road and Active Transportation Network (Secondary Plan - Schedule C)
22 Courtice Waterfront and Energy Park
4.1.2. ENERGY DRIVE (CLASS C ARTERIAL ROAD)
Courtice Road is the primary entry road into the Courtice
Waterfront and Energy Park, becoming Energy Drive at
Megawatt Drive. Energy Drive is the only Arterial Road road
within the Secondary Plan Area and the spine of the Energy
Park. The completed portion of Energy Drive through the
landscaping in the median and boulevards to help give the
park a distinct identity. When the road is extended to meet
the other leg of Energy Drive, the sidewalk on the north side
should be replaced with a multi-use path for the safety and
comfort of cyclists travelling, the road being a link in the
Lake Ontario Waterfront Trail.
23Urban Design and Sustainability Guidelines - DRAFT
4.1.3. COLLECTOR ROADS
Darlington Park Road, which may be re-aligned, will function
as a Collector Road and be designed as such based on the
Municipality's Engineering Standards. It should have a right-
of-way of 23 metres and accommodate a multi-use path.
Either the north-south segment of Street A or Courtice
Shores Drive and the east-west segment of Street A will
function as Collector Roads, depending on the location of
a future rail crossing. The cross-sections below identify the
appropriate roadway width and boulevard features for all
way widths shown are reduced or expanded based on the
of the key streetscape elements, i.e., dedicated facilities for
active transportation and a landscape zone for street trees
and other plantings.
STREET A – NORTH OF STREET D
Street A may become the main entry to the Courtice
Waterfront community for drivers and at a minimum will
form part of a critical active transportation connection
between the Courtice Transit Oriented Community north of
Highway 401 and the Waterfront Park in the long term.
The cross-section below illustrates the preferred approach
to accommodating cyclists and pedestrians and shows
the option to accommodate on-street parking bays. As
suggested, this cross-section would support commercial
uses along Street A, notably in the vicinity of Streets C and
D, where such uses will be required. Buiding setbacks will
provide additional space for pedestrians, restaurant patios
and retail displays. Benches and waste/recycling bins
should be provided in the furnishing zone.
24 Courtice Waterfront and Energy Park
STREET A – ADJACENT TO WATERFRONT PARK
Street A between Street D and Courtice Shores Drive will
should have a single travel lane in each direction, a sidewalk
on the north side and a multi-use path on the south side,
although there is the potential for the path to be located
partly or entirely within the park. Parking bays should be
located on one or both sides of the street, and angled
parking on the south side may be considered through the
such as speed humps and pedestrian crossings may be
can cross safely away from intersections. Benches and
waste/recycling bins should be provided in the furnishing
zone.
25Urban Design and Sustainability Guidelines - DRAFT
COURTICE SHORES DRIVE
Courtice Shores Drive will serve as a primary access route
to the waterfrontor for cyclists and pedestrians, and a
primary or secondary entry road for vehicles. It should have
two travel lanes, a sidewalk on the east side and a multi-use
path on the west side, although the path may be located
partly or entirely within the adjacent public open space.
Parking on one or both sides should be accommodated for
visitors to the green space of the Tooley Creek valley and
along the waterfront.
26 Courtice Waterfront and Energy Park
4.1.4. KEY LOCAL ROADS
intended to play a critical role in terms of access and
circulation, forming development sites, and/or supporting
ecomomic and social activity. As such, their locations are
prescribed. Key Local Roads in the Energy Park will be
designed like other Local Roads in the park. The design of
two Key Local Roads planned in the Courtice Waterfront
will vary from typical standards, as described and
illustrated below.
STREET B
Street B will provide a secondary entry to the waterfront
Roads. It is expected to be lined with traditional and
stacked townhousing and potentially low-rise apartment
buildings with landscaped front yards. Sidewalks should
be provided on both sides, and driveways to individual
units will be limited to allow for continuous rows of street
trees on both sides. The roadway should be 10.5 metres
measures, such as speed humps and bump-outs, should
be considered for the safety and comfort of pedestrians,
cyclists and children at play.
27Urban Design and Sustainability Guidelines - DRAFT
STREET C
Street C will play an important role in linking Street A to
Street B and has the potential to become a mixed-use street
with small-scale, neighbourhood-oriented commercial
Sidewalks of at least 2.5 metres, lined with street trees,
should be located on both sides to ensure ample space for
pedestrians. Parking should be provided in bays on one or
both sides of a two-lane roadway.
28 Courtice Waterfront and Energy Park
4.1.5. STREET D - SPECIAL LOCAL ROAD
Street D will border the Waterfront Park and creates an
opportunity for a unique right-of-way of 15-18 metres.
The street will function like a mews for all travel modes
when the waterfront has a limited number of visitors due
to weather or time of day and can be closed to vehicles at
other times to effectively extend the public space of the
park on weekends and for special activities or events.
The roadway should be no wider than 6.5 metres, its edges
of bollards and planters for the safety of pedestrians. The
pedestrian realm on the north side should be landscaped
and designed in anticipation of commercial uses on the
be included in the landscaping. The design and function
of the south side should be considered in conjunction
with the design of the park. It will have the potential to
accommodate parking, food trucks, other vendors and
other park amenities.
29Urban Design and Sustainability Guidelines - DRAFT
4.1.6. TYPICAL LOCAL ROADS (COURTICE
WATERFRONT)
All other Local Roads in the Courtice Waterfront generally
should have a right-of-way of 18 metres, except where on-
street parking for visitors is appropriate on both sides, in
which case 20 metres will be required. Given the population
density anticipated in the community (medium to high) and
the proximity of the Waterfront Park, which will encourage
walking, sidewalks should be located on both sides of the
street. Cyclists will share a minimum 8.5-metre roadway
with vehicles.
30 Courtice Waterfront and Energy Park
4.1.7. TYPICAL LOCAL ROADS (ENERGY PARK)
Within the Energy Park, Local Roads should have a
20-metre right-of-way to accommodate a 10-metre
roadway for trucks and other vehicles in two lanes and
street trees on both sides. A sidewalk or multi-use path
should be located on one side.
31Urban Design and Sustainability Guidelines - DRAFT
4.1.8. REAR LANES
Rear Lanes are encouraged throughout the Courtice
Waterfront community since they result in more pedestrian-
friendly streetscapes. They are stongly encouraged through
blocks where medium density forms of housing are dominant,
to prevent front driveways from limiting landscaping in front
yards and the street right-of-way. Rear Lanes may be required
where development fronts Street A or a Key Local Road, where
driveways to individual units will not be permitted.
Rear Lanes, whether public or private, should have a
minimum right-of-way of 8.5 metres to accommodate a
roadway of 6.5 metres and one-metre verges on both sides
for lighting and a buffer to garages or parking pads.
4.1.9. ROUNDABOUTS
Roundabouts may be used as an alternative to traditional
contributing to community identity through landscaping.
A. A roundabout may be appropriate at the intersection of
Courtice, Megawatt Drive and Energy Drive, subject to
approval by the Region of Durham.
B.
Regional and Municipal standards.
C. Landscape elements within roundabouts must not
impede critical sightlines.
D. Roundabouts should feature decorative paving and
soft landscaping designed to a high standard and with
durable, low-maintenance materials.
E. The size of roundabouts should be minimized to avoid
diverting and lengthening pedestrian routes through the
intersection, and pedestrian crossings should be clearly
marked.
F. Public art should be considered in designing
roundabouts.
Rear lane providing access to servicing at the rear of a mid-rise building Roundabout at the intersection of two collector roads
32 Courtice Waterfront and Energy Park
4.2. STREETSCAPES
Streets are not just for moving people and goods but
are also places for social interaction, and their design
contributes fundamentally to the character of a community.
The guidelines below apply primarily to the boulevards
of streets to ensure the public realm of the Courtice
Waterfront and Energy Park is optimized for residents,
employees and visitors.
A. Sidewalks should be designed to provide fully
accessible, barrier-free connectivity throughout the
community, as per Regional and Municipal standards.
B. Sidewalks generally should have a minimum width
of 1.8 metres unless prescribed to be wider in the
guidelines in Section 4.1.
C. The space between the sidewalk and the curb should
be reserved for street trees, grass or other ground
cover, street lighting and, where appropriate, transit
shelters, seating and bicycle parking.
D.
provided at all transit stops.
E. Curb extensions (bump-outs) may be considered at
intersections and mid-block locations to expand the
pedestrian zone, accommodate transit shelters and
seating, and shorten roadway crossings.
F. Street trees should be large canopy species tolerant
of droughts and salt and primarily native, non-invasive
species that maximize biodiversity. Pollinator species
are encouraged.
G.
key entry streets.
H. Trees of the same species should be planted on both
sides of the street, but tree monocultures are to be
avoided.
I. Adequate soil volumes, good soil structure, proper
drainage and, where possible, irrigation should be
provided to support the long-term health of street trees.
The bridging of soil rooting areas below adjacent hard
surfaces is encouraged.
J. Street lighting will be guided by Municipal standards
and should focus illumination downward to minimize
light pollution and support dark night skies.
K. The integration of public art into streetscape elements,
such as benches, transit shelters and paving, should be
considered.
L. Utilities such as gas, hydro, cable, and
telecommunications should be located underground,
where feasible.
M. Above-ground utilities should be integrated into
the streetscape and be located so as to minimize
methods of screening or integrating utility services
may be considered, including covers, wraps or public
art features, in compliance with utility authority
requirements.
Streetscape with generous pedestrian zone, patio and street trees
33Urban Design and Sustainability Guidelines - DRAFT
4.3. PARKS AND OPEN SPACE
The Courtice Waterfront has a wealth of open space,
associated with the Lake Ontario shoreline and the Tooley
Creek valley and tributaries. Adjacent to these are open
Courtice Water Pollution Control Plant. To these spaces will
be added a new Municipal Wide Waterfront Park between
Darlington Park and Tooley Creek as an amenity for all
Clarington residents.
This section provides guidelines for the future Waterfront
Park and Waterfront Greenway as well as spaces and
facilities that will enhance connectivity within the open
space system. Section 4.4 addresses Environmental
Protection Areas.
Figure 4: Open Space System
Trillium Park, Toronto
34 Courtice Waterfront and Energy Park
J. Multi-use paths within the Courtice Waterfront Park
should follow desire lines between intersections and
destinations within and beyond the park, including
trailheads within the Environmental Protection Areas.
K. Multi-use paths should clearly delineate between zones
for pedestrians and cyclists through markings, different
paving or landscaping.
L. The park should be designed to accommodate large
crowds for special events.
M. One or more potential future access points to
Darlington Provincial Park should be maintained from
the Courtice Waterfront Park.
N. Secure bicycle parking should be provided in and
around the park.
O. Plantings should generally consist of hardy, native
species and provide a transition between park
greenspace and natural areas.
P. Landscaping and design of the park should incorporate
low impact development features.
Q.
features within and adjacent to the park.
R. The park should include furnishings such as benches,
other seating and tables. Picnic shelters should also be
included. These elements should be coordinated in their
design and built of durable, low-maintenance materials.
4.3.1. COURTICE WATERFRONT PARK DESIGN
GUIDELINES
The Courtice Waterfront Park will be a major new addition
to the open space network along the north shore of Lake
Ontario. The 15-hectare park will be an amenity for local
residents and serve all of Clarington with a range of
recreational and cultural opportunities and as a place to
access the lake. It also has the potential to draw visitors
from across the region.
The guidelines below are intended to ensure the design
and programming of the Waterfront Park meets the needs
and desires of Clarington residents while protecting valued
natural features and allowing residents to simply enjoy them.
A. Facilities in the park should complement those in other
areas of the Clarington Waterfront.
B. Programming in the Waterfront Park should support
and facilitate a range of active and passive recreational
uses. As per Clarington's Parks, Recreation and Culture
Master Plan, features and amenities should consider
seasonality, year-round use, and existing features and
amenities in nearby parks and facilities.
C. The park should include a playground and splash pad.
D.
park. However, lawn areas should accommodate pick-
E. Courts for basketball, tennis, pickle ball and/or bocce
should be considered.
F. Facilities to encourage winter use of the park, such as a
G. The park should accommodate permanent or seasonal
kiosks for food and beverage vendors and equipment
rentals.
H. Facilities for cultural programming, such as an
amphitheatre integrated with the landscape or a
bandshell, should be considered.
I. The design and potential programming of Street D
should be integrated into the design of the park.
Kiosk cafe in a park
35Urban Design and Sustainability Guidelines - DRAFT
Amphitheatre integrated with the landscape
4.3.2. WATERFRONT GREENWAY
The Waterfront Greenway lands comprise a mix of public
and private lands, including farmland. The public lands,
except the landscape buffer surrounding the Courtice Water
Pollution Control Plant, are publicly accessible but largely
unprogrammed, with the exception of trails.
A. Ongoing naturalization of Waterfront Greenway lands
should be encouraged.
B. Trails should be planned in public Greenway lands
adjacent to the Tooley Creek valley to provide and
manage public access.
C. Benches or other seating and shade structures should
be located at rest stops or lookouts along trails and
multi-use paths.
D. Where permitted, stormwater management facilities
on Waterfront Greenway lands should incorporate
naturalized landscaping.
S. Public art should be integrated into the design of
park facilities or landscape features. Public art that
celebrates and/or interprets the area’s natural and
cultural history is encouraged.
T. Utility infrastructure such as gas, hydro, cable, and
telecommunications should be located away from the
park and its edges and open space frontages.
U. Alternative methods of screening or integrating utility
services may be considered, including covers, wraps or
public art features, in compliance with utility authority
requirements.
V. On-street parking adjacent to the park should be
maximized to minimize the need for parking lots in the
park. Parking lots, where required, should be small and
landscaped.
Trail rest area with navigation and other information
36 Courtice Waterfront and Energy Park
4.3.3. MID-BLOCK PEDESTRIAN CONNECTIONS,
MULTI-USE PATHS AND TRAILS
Mid-block pedestrian connections will be used to break
up long blocks and shorten walking distances. The trail
network provides a secondary network of connections for
pedestrians and cyclists and can be both a safe option for
travelling to and from local destinations and for recreational
activities.
A. Mid-block pedestrian connections should have a
minimum width of 6 metres to accommodate a 3-metre
wide multi-use path and landscaping on both sides.
Pedestrian-scale lighting should be provided.
B. The trail network should prioritize connecting key
destinations in the Waterfront Park and larger
community.
C. Multi-use paths in road boulevards and open spaces will
generally be at least 3 metres wide. Paint or contrasting
paving materials and signage should be used to
delineate between zones for walking and cycling/rolling.
D. The design of trails should be sensitive to nearby
natural features.
E. As an important part of the larger mobility network,
access points to trails and paths should be highlighted
along streets and in open spaces with signage and
lighting. Trail heads should include navigation aids.
4.4. ENVIRONMENTAL
PROTECTION AREAS
The Courtice Waterfront and Energy Park area contains an
extensive natural heritage system largely centered on the
Tooley Creek and related valley lands. The Environmental
will prioritize preserving ecological diversity, promoting
environmental sustainability, and ensuring recreational uses
are compatible.
4.4.1. GENERAL GUIDELINES
A. Developments adjacent to Environmental Protection
Areas should optimize public exposure and views to
them through the provision and incorporation of parks
and trails to provide access and additional linkages to
the natural heritage system.
B. While connectivity with Environmental Protection Areas
is encouraged, trails should be directed outside of
natural areas where possible, or to the outer edge of
buffer areas, and creek crossings should be minimized.
C. Where parks, trails and adjacent development connect
to Environmental Protection Areas, their interface,
access, and usage should be managed in a way that
preserves the area’s ecological integrity and adheres to
the policies and guidelines of the Central Lake Ontario
Conservation Authority (CLOCA).
D. The integration of parks, trails and infrastructure
adjacent to an Environmental Protection Area
should enhance natural features and functions.
Encroachments into the natural feature should be
avoided. Where encroachments cannot be avoided,
compensation may be required.
E. Trail and drainage infrastructure should incorporate the
natural topography and drainage patterns.
F. Development, including the road network, will
consider drainage patterns and topography around
Environmental Protection Areas. Watercourse
crossings should be limited.
Mid-block pedestrian connection with landscaping
37Urban Design and Sustainability Guidelines - DRAFT
G. The interface of the EPA with residential lots should
consist of fencing that meets CLOCA standards. Gates
to the adjacent Environmental Protection Area are not
permitted.
4.4.2. LAKE ONTARIO SHORELINE GUIDELINES
A. Where appropriate, opportunities for passive recreation
along the Lake Ontario Shoreline should be provided,
along with trail connections to the future Waterfront
Park, Waterfront Greenway and larger Courtice
Waterfront.
B. The naturalization and restoration of the function of
the Lake Ontario Shoreline should be pursued where
possible.
C. Shoreline protection and enhancement measures,
such as groynes, piers and/or breakwalls, may be
considered, subject to environmental assessments.
D. Access to the Lake Ontario shoreline shall only be
provided where it has been determined that there will
be no long-term adverse impact on the ecological
function of these areas.
4.4.3. WOODLANDS AND VALLEYLANDS
A. Where appropriate, opportunities for passive recreation
along the Tooley Creek Valleylands should be provided,
along with trail connections to the future Courtice
Waterfront Park and Waterfront Greenway, the Courtice
Waterfront community, and the Waterfront Main Street.
B. The naturalization, replanting and restoration of the
function of woodlands and valleylands should be
pursued where possible.
C. Existing tree cover shall be preserved and expanded
to connect and buffer protected woodlands and other
natural areas and provide shade to the public realm.
D. Direct access from private properties backing onto
woodlands will not be permitted.
E. Access to woodlands and valleylands shall only be
provided where it has been determined that there will
be no long term impact on the ecological function of
these areas.
Courtice Waterfront shoreline
5.
GREEN DESIGN
GUIDELINES
The overall design of Courtice Waterfront
and Energy Park is intended to support
environmental sustainability by protecting
and enhancing natural features and including
interconnected pedestrian and trail networks
that encourage walking and cycling. Making
progress toward the ultimate goal of a zero
carbon community will also depend on a “green
design” approach to infrastructure, buildings
and landscapes that follows the guidelines in
this section.
39Urban Design and Sustainability Guidelines - DRAFT
5.1. ENERGY AND WATER
CONSERVATION
A.
building designs that provide opportunities for passive
design strategies and maximize the potential for
passive solar and natural ventilation.
B. Buildings should incorporate energy saving measures
such as window shading, daylight design, daylight
and lighting.
C. The use of renewable energy sources for all or
some of a building’s energy, heat and cooling needs
is encouraged. If not used, provisions for future
installations should be considered.
D. Renewable energy technologies should be integrated
into the design of building façades and roofs as well as
outdoor spaces.
E.
coloured roofs should be incorporated into apartment,
commercial and industrial buildings in order to reduce
solar heat absorption and energy demand.
F. Buildings should be located and oriented to maximize
penetration and minimize shadow and wind impacts on
the public realm and surrounding properties.
G. Building design should include environmental controls
such as canopies, awnings, and louvers to regulate sun
and wind exposure.
H. Building design should, where possible, incorporate
sustainable building features, such as water collection
and storage, photovoltaic applications, green roof
design, high albedo surfaces and extended eaves for
sunshade.
I.
recycling.
J. Buildings should be designed with high performance
envelopes.
K. South facing roofs should be designed to
expanses of roof with no penetrations or articulated
L. Low-carbon and sustainable material alternatives
should be considered for the proposed structure or
envelope of buildings.
M. Green building material standards should be considered
to reduce the impact on the environment and ensure
materials are purchased/obtained from responsible
ethical sources; and, where possible, materials should
N.
recycling.
O. Buildings should use electric sources of hot water
heating as well as water heat recovery technologies.
P. Renewable energy use to reduce electric energy supply
in the public realm, such as solar-powered lighting for
trails and parks and open spaces, is encouraged.
Q. Green roofs should be considered for commercial,
industrial and multi-unit residential buildings. Where
roofs should be incorporated for medium and high
density residential buildings in order to reduce solar
heat absorption and energy demand.
Green roof
40 Courtice Waterfront and Energy Park
5.1. LANDSCAPES AND
STORMWATER MANAGEMENT
Development in the Courtice Waterfront and Energy Park
will be designed to manage stormwater through Low
Impact Development techniques such as, but not limited
trenches, the use of permeable surface materials, and
naturalized stormwater management ponds.
A. Landscaping should feature native and adaptive, non-
invasive non-native species that are drought-tolerant
and require little or no irrigation.
B. The use of permeable surface materials should be
considered within driveways to minimize run-off. The
use of permeable paving and other pervious surface
materials for hard landscaping and on-site parking is
C. Rainwater harvesting systems for collecting rainwater
and storing it for later use are encouraged.
D.
E. Rain gardens should be designed to complement the
landscape, on a base of granular material and with
tolerant plant material. They should be installed in areas
where soil permeability is high.
F. Vegetated Filter Strips, which are gently sloping densely
vegetated areas, and are designed to treat runoff as
and other pollutants, are encouraged where feasible.
They are best suited to treating runoff from roads, roof
used for snow storage.
G. Stormwater management ponds should be developed
as naturalized ponds, incorporating native planting,
creating natural habitat for pollinator species, and
enhancing biodiversity.
H. Stormwater management ponds should integrate
safe public access into their design through trails and
seating. Fencing should be avoided and railings or
densely planted areas should be used to discourage
direct access.
I. Stormwater management facilities should incorporate
low impact development measures including but not
limited to vegetated swales and planters, trees, shrubs
and porous paving materials.
J. Stormwater management ponds should integrate
safe public access into their design through trails and
seating. Fencing should be avoided and railings or
densely planted areas should be used to discourage
direct access.
K. Stormwater management facilities should incorporate
low impact development measures including but not
limited to vegetated swales and planters, trees, shrubs
and porous paving materials.
L.
and Chambers are encouraged on medium density,
multi-family lots, with green roofs and rainwater
harvesting as additional measures on mixed use
blocks.
Bioretention area along a local street
41Urban Design and Sustainability Guidelines - DRAFT
Attachment 4 to
PDS-021-25
Courtice Waterfront and Energy Park Secondary Plan
Engagement Summary
There are three stages to the CWEP Secondary Plan process. As provided in the draft Terms
Plan into three phases (Figure 1).
Figure 1: Secondary Plan Process Phases
Phase 1: Analysis and Visioning
–
-
attract tourists.
Functional Servicing Report
Phase 2 – Preferred Concept
Proposed Development Concept
-
–
-
types.
the multi-
CWEP.
dense residential and commercial development;
ands;
-
such as apartmen
rating
residential and commercial development to the surrounding areas.
–
th to
-
the
Participants felt that a range of opportunities for supporting active transportation
-
essential assets.
the appropriateness of introducing residential and other uses.
small-scale retail and commercial uses.
unicipality
of Clarington released a second online survey for the CWEP Secondary Plan. They survey
.
Mixed Use Areas - -rise
--rise commercial
-
destination.
Medium Density Residential - -rise condos or rental
Low Density Area - Single and semi-
Single and semi-
Commercial and Employment Areas - The survey received high responses for
Employment Areas - The preferred vision for the Prestige Employment Area
mployment Area green manufacturing
uses.
Courtice Waterfront Park -
-use trails received a high response rate for preferred recreation
-
-
cross-
-
-sed a need to
incorporating residential and commercial development to the surrounding areas.
Phase 3 – Current Phase – Secondary Plan
s and Recommendation Report to Council for
-
of the process.
responded to in the Recommendation Report.
Attachment 5 to
PDS-021-25
Summary of Technical Studies
Report Key findings and Next Steps
Natural
Environment
Existing
Conditions
Report
December 2020
Prepared by GHD
This study focuses on existing significant natural heritage features
within the Courtice Waterfront study area, including wetlands,
woodlands, valley lands, and significant wildlife habitat.
A phased approach was taken to carry out the study. Phase 1 involved
the collection and review of existing information, including previously
completed reports, maps, and Official Plan schedules. In phase 2, GHD
biologists conducted multi-season site visits to collect new site-specific
information. A report based on phase 1 and 2 was prepared in phase 3.
The topography in the study area is predominantly gently rolling, with
highest elevations in the north, and steep eroding banks along the
south-western portion. The southeast portion connects to Lake Ontario
in the form of beaches. The banks and cliffs along the lakeshore are of
some importance to wildlife but not considered provincially rare
vegetation community types.
Results of field surveys:
A total of 142 plant species have been identified.
Six (6) of the bird species detected during the surveys are
considered significant at the national and/or provincial level.
One significant reptile species was indirectly detected by staff:
snapping turtle.
One significant species of mammal has been detected during
field surveys: the tri-coloured bat.
The woodlands identified on site are all outside of designated
settlement areas
A 30 -metre buffer from the Tooley Creek mainstem in the study area is
recommended in the report. The maintenance of other tributaries and
buffers will be discussed into the development plan stage.
Phase 1 Technical
Report
July 2021
Prepared by Urban
Strategies Inc.
The purpose of this Technical Report is to provide a summary of studies
conducted in Phase 1 of the Secondary Planning process, including a
land use analysis, policy analysis, market analysis, stakeholder
interviews. The report identifies issues and opportunities for both the
Courtice Waterfront and Energy Park areas and provides a draft of a
vision and guiding principles to develop the two areas as distinct but
compatible places.
The draft vision of the Secondary Plan area contains a large municipal
waterfront park, a residential neighbourhood, commercial destinations
and amenities, office and prestige industrial buildings, vital regional
infrastructure, and a network of environmental and recreational
amenities.
Access to and within the Courtice Waterfront is limited, with new or
enhanced connections across these corridors being necessary to
support redevelopment. This area provides a unique waterfront
destination with the potential mix of uses, with a major new park as the
central theme. The redevelopment of this area will provide
transportation connections that benefit the broader Courtice area,
overcoming the existing barrier effect of the 401 and rail corridors.
At the time of preparing the technical report, there was pressure for
more land use flexibility in the Energy Park, with a shortage of serviced
employment land in Clarington.
Land Use
Compatibility
Study
January 2022
Prepared by SLR
Consulting
(Canada) Ltd.
A Land Use Compatibility Study was conducted focusing on air quality,
odour, dust, noise, and vibration.
Potential environmental impacts from the following sources were
considered:
- Industrial air quality, odour, and dust emissions;
- Transportation-related air pollution;
- Industrial noise and vibration; and
- Transportation-related noise and vibration (road, rail, and air
traffic).
A compatibility and mitigation assessment was completed to examine
the potential for the above impacts to affect the development of
sensitive uses. Several existing and proposed industrial land uses in the
Energy Park lands were examined which have the potential to have
significant air quality and noise emissions. Air quality and noise impacts
from Highway 401 and the CN railway corridor were examined.
The report concludes that with the implementation of sufficient buffer
separations, physical mitigation measures, and warning, the
development of sensitive uses in the Courtice Waterfront is anticipated
to be compatible with the surrounding land uses in terms of acceptable
air quality, noise, and vibration levels. Dust and odours may be
perceptible from the Durham York Energy Centre, the Durham Waste
Sorting and Anaerobic Digestion Facility, the Courtice Water Pollution
Control Plant, and Miller Compost, thus warning clauses are
recommended to be included in agreements for residential units within
the study area.
Areas where future studies and mitigation measures may be required:
Mandatory air conditioning should be used for all sensitive uses.
Within 450 m of Highway 401, transportation noise studies
should be conducted at the time of future planning applications.
Within 300 m of the Highway 401 centreline, traffic related air
pollution studies should be conducted as part of future planning
applications.
Within 75 m of the CN railway right-of-way, vibration studies
should be conducted as part of future planning applications.
A s eries of noise and odour warning clauses will be required for
new residential development.
Functional
Servicing and
Stormwater
Drainage Report
January 2025
(Draft)
Prepared by D.G.
Biddle &
Associates Limited
An analysis of servicing needs of the Courtice Waterfront study area
was completed through a draft Functional Servicing and Stormwater
Drainage Report.
There is an existing 300mm watermain located on the south side of the
CN Railway, extending across the study area. A new watermain network
is proposed to be constructed within new municipal roads, connecting to
existing watermains. A new network of gravity sewers, with a sanitary lift
station at the topographic low point, will be required.
Soakaway pits and infiltration trenches are being proposed on municipal
property within the study area to promote infiltration and reduce
stormwater runoff.
Two stormwater management ponds are proposed to serve the area.
Because the remaining parkland areas will remain relatively
undisturbed, natural drainage can continue to Lake Ontario and Tooley
Creek.
There are two existing watercourse crossings of Tooley Creek in the
vicinity of the study area; the CN railway crossing at the northern limit of
the study area, and the Darlington Park Road crossing. To provide
improved access to the study area, new crossings of Tooley Creek will
be required.
Environmental
Impact Study
February 2025
(draft)
Prepared by
Beacon
Environmental
Limited
The purpose of this draft Environmental Impact Study is to characterize
natural heritage resources and functions associated with the study area,
as well as assess potential impacts of the proposed development and
recommend appropriate mitigation efforts to avoid or minimize potential
adverse effects on significant natural heritage features and their
functions.
Impact assessment:
Vegetation removal.
Potential increase in surface runoff and decrease in infiltration.
The subject property is divided by a watercourse that drains to
Tooley Creek. Three new watercourse crossings will be
required.
Four territories for Bobolink, a threatened avian species, were
recorded on the southeast portion of the property. A portion of
this habitat will be removed to accommodate for the proposed
development.
Bank Swallows, a threatened avian species, were observed
nesting and foraging within a barn on the subject property. The
barn will be removed to accommodate for development.
Anthropogenic effects including noise, light, garbage dumping,
and the introduction of non-native species.
Recommended mitigation measures:
Vegetation Protection Zones that match or exceed Official Plan
regulations.
o Wetlands: + 30 m
o Significant woodlands: + 15m; and
o Watercourse: + 15 m.
The impacts of the three new watercourse crossings will be
addressed through detailed design.
Timing of vegetation removal to avoid peak nesting period of
local avian species.
Prior to the removal of Bobolink breeding territories, a plan
should be developed to ensure compliance with Ministry of
Environment, Conservation, and Parks regulations.
Barn Swallow habitat replacement to occur by constructing a
structure within 300m of the existing barn buildings.
Water balance requirements to be met through design.
Chain-link fence installation between subject property and
natural feature boundaries to reduce anthropogenic effects.
Traffic Impact
Study
Underway (Not yet
complete)
Prepared by WSP
A traffic impact study is being undertaken to assess the transportation
demand that will be created by approximately 4,800 residents (2,500
units) and 3,400 jobs to the area. The study will include:
Transportation demand modelling;
Analysis of two alternative road network scenarios;
Future traffic operations assessment;
Darlington Provincial Park assessment; and
Multi-modal assessment.
The Traffic Impact Study will be delivered prior to a final
Recommendation Report.