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Report To: Planning and Development Committee
Date of Meeting: June 19, 2025 Report Number: PDS-026-25
Authored By:
Submitted By:
Reviewed By:
File Number:
Report Subject:
Amanda Crompton, Principal Planner
Darryl Lyons, Deputy CAO, Planning and Infrastructure Services
Mary-Anne Dempster, CAO
COPA2025-0005 (PLN 41.7) Resolution#:
Courtice Transit-Oriented Community 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 Transit-Oriented Community Secondary Plan. It does not
constitute, imply or request any degree of approval.
Recommendations:
1.That Report PDS-026-25 and any related communication items be received;
2.That any received comments be considered during preparation of the recommended
Courtice Transit-Oriented Community Secondary Plan and Urban Design and
Sustainability Guidelines;
3.That Staff report back to Council with a Recommendation Report, including the
Official Plan Amendment for the Courtice Transit-Oriented Community Secondary
Plan; and,
4.That all interested parties listed in Report PDS-026-25 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 Transit -
Oriented Community (Secondary Plan), details key policy directions and summarizes public
and agency comments received to date.
The Secondary Plan includes principles, objectives and policies intended to create a
complete, inclusive, and sustainable community that accommodates a diverse population
through a mix of medium and high-density housing. The Courtice GO Station presents a
unique opportunity for this area to evolve into a transit -oriented community, supported by
active commercial streets, community amenities, green spaces and a connected network of
streets, trails and transit.
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 Transit-Oriented Community Secondary Plan (Secondary Plan) is a
new Secondary Plan for a mostly undeveloped area that will feature the future Courtice
GO Station and the surrounding Protected Major Transit Station Area.
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 will capitalize on the future Courtice GO Station by creating a complete
mixed-use community with high-density housing, jobs, amenities, and open space.
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 a doption.
1.4 The Province is the approval authority for this Secondary Plan as the Official Plan
Amendment establishes policies for a Protected Major Transit Station Area (PMTSA).
2. Courtice Transit-Oriented Community Secondary Plan
2.1 The Secondary Plan is located south of Bloor Street, north of Highway 401, east of
Robinson Creek, and west of Tooley Creek and Highway 418, as shown in Figure 1.
The Secondary Plan area is almost 400 hectares in size and surrounded by the
Southwest Courtice, Southeast Courtice, and Courtice Waterfront and Energy Park
Secondary Plans.
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2.2 Currently, the Secondary Plan area is comprised of natural features, farmland, and
industrial and commercial uses along Baseline Road. The greenfield nature of the area
presents a unique opportunity to create a vision for a new transit-oriented community.
Figure 1: Courtice Transit-Oriented Community Secondary Plan Area
Initiation of the Secondary Plan
2.3 The Secondary Plan was originally initiated in 2018 as the Courtice Employment Lands
Secondary Plan. The area had been designated for employment uses and was
envisioned as a major employment and innovation centre.
2.4 In December 2021, the Region of Durham adopted Regional Official Plan Amendment
186, which delineated seven PMTSAs, including the future Courtice GO Station. The
Courtice GO Station PMTSA includes lands north and south of the GO Station and must
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be planned to achieve a minimum density of 150 people and jobs per hectare to support
transit service.
2.5 At the same time, the Region endorsed employment land conversions within the
Secondary Plan area. The vision for the Secondary Plan changed from an employment
and innovation centre to a mixed-use, transit-supportive and complete community.
2.6 Recently, the Secondary Plan area boundary was slightly expanded to include some
lands east of Courtice Road and south of Bloor Street that are designated Community
Areas within the 2051 Urban Expansion Areas overlay in the Durham Region Official
Plan (ROP). Lands within the 2051 Urban Expansion Areas were added to the Urban
Boundary through the latest Regional Municipal Comprehensive Review, Envision
Durham, approved by the Province in late 2024 and represent new land within the urban
system for the purpose of facilitating development.
2.7 The ROP directs that detailed planning for lands within the 2051 Urban Expansion
Areas be done primarily through secondary plans. Expanding the boundary to include
these lands (approximately 15 hectares) supports a coordinated approach to planning
for residential lands near the future Courtice GO Station. The lands will be addressed by
all technical studies to ensure infrastructure is appropriately planned to service the
expanded area.
2.8 The draft Official Plan Amendment (Attachment 1) will amend the Clarington Official
Plan to add a new Courtice Transit-Oriented Community Secondary Plan (Attachment 2)
and amend the Regional Official Plan to remove a portion of the 2051 Urban Expansion
Areas overlay and modify the PMTSA boundary slightly to limit its extension east of the
Tooley Creek Valley.
2.9 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.
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 the Courtice Transit-Oriented Community involves four
phases as described below.
Phase 1 (Initial Engagement and Analysis) focused on conducting background
research and technical analysis to inform the development of three land use options.
An initial Public Information Centre was held on June 18, 2019 , and this phase was
concluded with a Public Information Centre held on September 29, 2020.
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Phase 2 (Principles and Land Use Option) involved the preparation of land use
options illustrating different arrangements of open spaces and land uses. The land
use options were shared through multiple engagement events, including a Public
Information Centre and a Stakeholder Workshop, both held on March 22, 2022.
Phase 3 (Preferred Land Use Plan and Draft Deliverables) resulted in the
development of a preferred land use plan and key policy directions. On May 29,
2023 a design workshop was held with the Courtice Transit -Oriented Community
Landowner Group. The preferred land use plan and key policy directions were
presented at a Public Information Centre on November 6, 2023.
Phase 4 (Finalize Deliverables) will focus on the preparation of the draft and final
Secondary Plan and Urban Design and Sustainability Guidelines. This includes the
Statutory Public Meeting and Recommendation Report. In addition, the technical
studies will be finalized along with the integrated Environmental Assessment report.
3.3 Public engagement included four Public Information Centres held between June 18,
2019 and November 6, 2023, and landowner workshops held throughout the process.
Feedback received over the last several years was used to inform the creation of this
Secondary Plan. Attachment 4 provides a summary of the engagement activities and
notice procedures completed to date. Staff have also provided background information
and copies of notice materials for input and comment to each Indigenous community
with rights and interests in the area.
3.4 All comments submitted on the Secondary Plan will be addressed in a future
Recommendation Report to Council.
Technical Studies
3.5 Preliminary technical background work was completed in 2022 to evaluate the land use
options based on transportation, servicing, land use and other technical analysis in
tandem with the Municipal Class Environmental Assessment (MCEA) process. A draft
Functional Servicing Report has been prepared, and the draft Transportation Impact
Study is expected shortly. These studies will be finalized based on agency, staff and
public comments prior to recommendation. Attachment 5 provides a summary of the
technical work that was completed to date.
3.6 A MCEA is required for all new or realigned major roads needed to service the
Secondary Plan. The MCEA is being completed using the ‘Integrated Approach’ which
jointly satisfies the requirements of the Planning Act and the Environmental Assessment
Act. All public notices, communications and review periods have been designed to
ensure that they conform to the requirements of both the Planning Act and the
Environmental Assessment Act.
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3.7 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 Secondary Plan area.
3.8 In addition, individual landowners have submitted Environmental Impact Studies (EIS),
which provide additional information to support the modification of the Environmental
Protection Area. Some of these studies are still underway and being reviewed by Staff.
Further refinements to the Environmental Protection Area may occur prior to
recommendation.
4. Secondary Plan Vision and Framework
4.1 The Courtice Transit-Oriented Community is envisioned to evolve as a complete,
inclusive, and sustainable community that accommodates a diverse population through
a mix of housing, employment and community amenities. Serviced by the future
Courtice GO Station, this area in Clarington is well-suited to accommodate medium and
high-density housing that is accompanied by active commercial streets, community
amenities, green spaces and a connected network of streets, trails and transit.
4.2 The policy framework in the Secondary Plan is guided by these nine principles:
1. Protect, enhance, and value significant natural features
2. Conserve and integrate the area’s cultural heritage
3. Optimize planned rapid transit facilities
4. Build a welcoming and inclusive community with a range of housing types at all
levels of affordability
5. Accommodate a range of businesses
6. Create an accessible, walkable and bikeable community
7. Ensure all residents have access to parks, schools and other community facilities
8. Ensure climate change mitigation and adaptation are critical considerations in
planning, design and construction, and strive to achieve net zero carbon emissions
9. Coordinate the phasing of private development and public investments
4.3 The Land Use Plan (Figure 2) identifies the distribution of land uses 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 Transit-Oriented Community is centred on the future Courtice GO Station.
The built form surrounding the future Courtice GO Station must be designed to support
the significant investment being made to extend rail service to Clarington.
4.5 The lands designated Mixed Use Core, located around the future Courtice GO station,
will be the area for the highest density of development, the tallest buildings and the
greatest range of uses. This will be the place to find a variety of options for housing,
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working, shopping, dining and entertainment. Development will be less intense at the
edges of the core to provide a transition to lower-scale neighbourhoods (lands
designated Mixed Use Transition Area).
4.6 Low density and medium density residential neighbourhoods, with neighbourhood-
oriented commercial amenities, will be located north and west of the Mixed Use Core
and Mixed Use Transition Area.
4.7 Lands south of the rail corridor, adjacent Highway 401, will be maintained mostly for
industrial uses that benefit from convenient highway access to broaden employment
opportunities for Courtice residents. Complementing the Clarington Energy Park, these
areas will provide a stable environment for the growth of established and new
businesses that diversify Clarington’s economy.
4.8 The Secondary Plan is surrounded by the valleylands of Robinson Creek and Tooley
Creek, which provide a rich green setting for the community.
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Figure 2: Schedule A - Land Use Plan
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4.9 To complement the Land Use Plan, the Parks and Community Facilities Plan (Figure 3)
identifies the approximate location and size of parks and schools, conceptual trail
network and key active transportation connections and the intended location for
community facilities.
4.10 Future residential and mixed-use neighbourhoods will be centred on four
Neighbourhood Parks to ensure most residents are within short walking distance of
public green space. In addition, a central Special Park will serve the Courtice Transit-
Oriented Community and is expected to be a civic destination for all Courtice residents.
4.11 Six elementary schools and two secondary schools are planned for in the Courtice
Transit-Oriented Community. The preferred locations for potential schools are shown on
the Land Use Plan (Figure 2) and Parks and Community Facilities Plan (Figure 3). The
Secondary Plan includes policies that provide flexibility regarding the site and size of
future schools. If a school is relocated or not needed, the underlying land use
designation will apply. Final locations and configurations of school sites will be
determined at the development application stage.
4.12 Multi-use paths and mid-block connections throughout the community will further
contribute to a connected green framework for development.
4.13 The preferred location for a library, a recreation centre, and major cultural facilities is
identified as Preferred Location for Other Central Community Facilities in the Mixed Use
Core designation. Locating these facilities centrally will reinforce the civic and cultural
heart of the Courtice Transit-Oriented Community.
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Figure 3: Schedule B - Parks and Community Facilities
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4.14 The Roads and Active Transportation Network Plan (Figure 4) identifies the road
classification, key active transportation connections, and a zone for transit facilities
related to the future Courtice GO Station.
4.15 In addition to the roads identified in Figure 4, development will be structured by an
interconnected and grid-like network of local roads that facilitate direct pedestrian,
cyclist, transit, and vehicular movement throughout the community.
4.16 Between Trulls Road and Courtice Road, a continuous north -south landscaped multi-
use path will function as a green active transportation corridor that connects
neighbourhoods, parks and forests in the north half of the PMTSA to the future Courtice
GO Station and other destinations in the south half. In the long term, the green spine
may be extended to the Courtice W aterfront via a pedestrian/bicycle bridge over
Highway 401.
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Figure 4: Schedule C - Roads and Active Transportation Network
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4.17 The Secondary Plan is supported by Urban Design and Sustainability Guidelines
(UDSG) (Attachment 5) that are intended to help implement the urban design and
sustainability policies of the Clarington Official Plan and this Secondary Plan.
4.18 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 future Courtice GO Station presents an exciting opportunity for this area of Courtice
to evolve into a mixed-use community that offers inviting places to live, work and play.
Key policy directions of the Secondary Plan are detailed below.
Environmental protection, green development and energy innovation is foundational to
the Secondary Plan
5.2 Consistent with the Clarington Official Plan, the draft policies prioritize the protection
and enhancement of natural heritage features that surround the Secondary Plan area.
5.3 Development in the Secondary Plan is encouraged to meet high standards for energy
efficiency and sustainability in building design and construction. Development
applications will be required to include a Sustainability Report that indicates how the
development meets the sustainable development policies and objectives contained
within the Secondary Plan and Clarington Official Plan.
5.4 The Municipality of Clarington, in close collaboration with the Region of Durham, is
exploring the feasibility of a district heating system for the Secondary Plan area. The
draft policies require new development in the Mixed Use Core, and encourage
development outside the Mixed Use Core, to connect to the district heating system once
established.
A mix of high-density uses are concentrated close to the future Courtice GO Station
5.5 The arrival of GO Train service to Courtice is a catalyst for higher density development
within the Secondary Plan area. The presence of this major transportation hub will
stimulate travel into and out of the Municipality.
5.6 Minimum densities for the residential and mixed-use designations are set out in the
Secondary Plan to ensure a density of 150 people and jobs per hectare within the
PMTSA is achieved over time. The Secondary Plan area is planned to accommodate
close to 30,000 residents and a range of jobs for more than 8,000 workers. The density
is supported by direct connections to the station that encourage the use of transit for
daily trips.
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5.7 The built form proposed for this community is unlike the current Courtice context . The
station and surrounding lands provide a focus for high -density housing, office
development and commercial amenities that, together with a pedestrian-friendly public
realm, contribute to creating a unique mixed-use district.
5.8 To help facilitate this unique mixed-use district, the Secondary Plan includes a policy
requiring buildings fronting Street C and Farmington Drive within the Mixed Use Core to
contain retail, restaurants or commercial services for a minimum of 70% of the frontage
on the ground floor.
5.9 In addition, office and institutional uses are strongly encouraged, and in some cases
required (a minimum of 10% of the total gross floor area), in the Mixed Use Core.
The Secondary Plan protects for the future Courtice GO Station
5.10 The future development of the Courtice Transit-Oriented Community is based on the
expectation that it will be anchored by a GO Train Station.
5.11 On December 4, 2023, the Ontario Government passed the GO Transit Station Funding
Act, 2023. The GO Transit Station Funding Act provides a new funding tool to enable
municipalities to raise revenues to help design and build new GO Transit stations
through the implementation of a Transit Station Charge on new development in the
surrounding area.
5.12 The Municipality has been working closely with the Region to develop a framework for
implementation; however, the Province has yet to release the associated regulations.
5.13 The Secondary Plan includes a policy that indicates Council may impose a transit
station charge against land to pay for costs related to the construction of the GO
Station.
5.14 To ensure adequate land is set aside for transit facilities related to the GO Station, the
Secondary Plan identifies as Transit Facilities Zone. This zone, north of the rail corridor,
is the preferred location for transit facilities related to the GO station, including
commuter parking, passenger pick-up and drop-off areas, bus terminals and the GO
station building itself. The portion of the Transit Facilities Zone south of the rail corridor
is not reserved for only transit facilities but opportunities to integrate such facilities will
be considered before future applications are approved.
The Secondary Plan promotes a diverse range of housing types at all levels of
affordability
5.15 To meet the needs of a diverse population, the Secondary Plan includes a collection of
policies intended to support the Municipality’s housing objectives. Policies in the
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Secondary Plan strongly encourage the integration of affordable housing, including
subsidized non-market housing units.
5.16 In addition, the Secondary Plan proposes a range of housing forms, sizes and tenures
across the community, and even within multiple-unit buildings. For example, a minimum
of 25 percent of units within a building must be two or more bedrooms.
5.17 There are limited tools available to the Municipality to require the delivery of affordable
housing units; however, as a portion of the Secondary Plan is delineated a PMTSA,
inclusionary zoning is one available tool.
5.18 The Secondary Plan outlines that the Municipality will undertake an inclusionary zoning
Municipal Assessment Report in compliance with Provincial regulations to determine the
feasibility of implementing inclusionary zoning in the Secondary Plan area. Depending
on the results of the Municipal Assessment Report, the Secondary Plan may be updated
to implement inclusionary zoning requirements.
5.19 To further support the provision of affordable housing, the Municipality will explore
potential incentives such as reduced application fees and fast-tracked application
approvals.
5.20 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.
Parks, schools and other amenities are strategically located to service future residents
5.21 The Secondary Plan strategically locates four major Neighbourhood Parks and three
smaller Neighbourhood Parks within a short walking distance of most residents. Of the
seven neighbourhood parks shown in the Secondary Plan, six are co-located with
elementary schools, which facilitates sharing of open spaces and parking.
5.22 A central Special Park will serve the entire Courtice Transit-Oriented Community, acting
as a multi-purpose space for events. Other community amenities, such as a library,
recreational centre and/or cultural facilities, are encouraged to be located in (no more
than 20% of the park area) and directly surrounding the Special Park .
5.23 In addition, five Parkettes are shown in the Mixed Use Core and/or Mixed Use
Transition Area to facilitate passive recreational opportunities and provide places for
people to gather and socialize in an urban setting.
5.24 Planning for parks and other community amenities within the Secondary Plan was
guided by Clarington’s Park, Recreation and Culture Master Plan (PRCMP). The
PRCMP recommends maximizing physical park dedication in Secondary Plan Areas
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and suggests working with landowners within Secondary Plan Areas to create a master
parks agreement. The Secondary Plan includes a policy that encourages landowners to
enter into a Master Parkland Agreement with the Municipality to ensure parks are
planned community-wide, rather than on a site-by-site basis.
Existing and future industrial-type employment is protected
5.25 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, Province-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. 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.
5.26 Prior to these changes, all of Clarington’s Employment Area designations in the Official
Plan were considered protected. Requests to convert lands to another land use
designation had to be done through a Municipal Comprehensive Review of Clarington’s
employment needs over the long term and the decision by Council on convers ion
requests was final (protected from appeal).
5.27 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
Provincial 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.
5.28 The Secondary Plan does include a Business District designation that is planned to
accommodate a variety of non-residential uses, such as office, hotel, and institutional.
This designation does not align with the new definition of employment area.
5.29 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.
5.30 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
5.25. Council’s decision on requests to convert lands within employment areas are
protected from appeal to the Ontario Land Tribunal (OLT).
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6. Conformity with Provincial Planning Framework
Planning Act
6.1 The Planning Act is Provincial legislation that 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, the
appropriate location of growth and development, the promotion of development that is
designed to be sustainable, to support public transit and to be oriented to pedestrians
and the promotion of public spaces that are of high quality, safe, accessible, attractive
and vibrant.
6.2 The Secondary Plan has been developed to align with these matters of Provincial
Interest by protecting the natural heritage system, promoting housing diversity,
encouraging affordable housing, protecting an employment area for light and general
industrial uses, focusing density at the core to encourage the use of public transit,
walking and cycling and planning for a connected network of public spaces that are
safe, accessible and inviting.
Provincial Planning Statement, 2024
6.3 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.
6.4 On October 20, 2024 the new PPS, 2024 came into effect, integrating and replacing the
existing Provincial Policy Statement, 2020 and the Growth Plan, 2020 into a single,
Province-wide policy document.
6.5 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. In addition, the PPS,
2024 specifies a minimum density target of 150 residents and jobs combined per
hectare for major transit station areas served by commuter or regional rail.
6.6 The Secondary Plan proposes the creation of a compact and complete community, with
the highest densities located around the future Courtice GO station. Minimum densities
are included in each land use designation to ensure a minimum density of 150 people
and jobs per hectare is achieved within the PMTSA.
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6.7 The PPS, 2024 also directs municipalities to support the economy by protecting for
employment uses and identifying strategic sites for employment. The PPS, 2024
definition of Employment Area includes manufacturing, warehousing, goods movement,
and associated ancillary uses. The Light Industrial and General Industrial land use
designations are considered Employment Areas, which will ensure that they are
protected.
6.8 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.
7. Conformity with Official Plans
Durham Region Official Plan
7.1 The Durham Region Official Plan (ROP), Envision Durham, 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.
7.2 Lands in the Secondary Plan area are designated PMTSA, Community Areas, Major
Open Space Areas and Employment Areas in the ROP. In addition, lands east of
Courtice Road have a Regional Corridor overlay and a 2051 Urban Expansion Areas
overlay.
7.3 The Secondary Plan conforms with the policies related to PMTSAs. This includes
policies that plan for a minimum 150 people and jobs per hectare, permit a range of
uses including medium and high density residential, office, institutional, and commercial,
and community amenities, and promote sustainable transportation by designing roads to
prioritize transit use, pedestrian travel, and cycling.
7.4 Community Areas are intended to be developed as complete communities and provide
a range of housing, transportation and lifestyle choices, and create opportunities for
residents to live, shop, work and access services and amenities within the community.
Major Open Space Areas form a component of the Region’s Greenlands System. The
Secondary Plan is in conformity with the ROP as it permits low and medium density
residential in the Community Areas (which are located outside the PMTSA), along with
parks, open space and schools, to foster a complete community and designates the
Major Open Space Areas as Environmental Protection Area.
7.5 Employment Areas 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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As described in this Report, the Secondary Plan includes land use designations and
policies intended to protect lands within the Employment Areas as employment for the
long-term. Uses are restricted to industrial, manufacturing and warehousing in keeping
with the updated provincial policy framework to protect and preserve the area for
employment.
7.6 The draft Official Plan Amendment (Attachment 1) amends the Regional Official Plan by
removing a portion of the 2051 Urban Expansion Areas overlay to correspond with the
Secondary Plan boundary expansion. The expansion supports a coordinated approach
to planning for residential lands near the future Courtice GO St ation as described in
paragraph 2.7.
Clarington Official Plan
7.7 The Clarington Official Plan (OP) provides a vision for future growth and development of
the Municipality to the year 2031. The 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.
7.8 Lands in the Secondary Plan are currently designated General Industrial Area, Light
Industrial Area, Prestige Employment Area, Transportation Hub, Regional Corridor and
Environmental Protection Area. In addition, the lands form Special Study Area 4 and
include Special Policy Area D.
7.9 As outlined in paragraphs 2.4 and 2.5 of this Report, in late-2021 the Region delineated
the Courtice GO Station PMTSA and endorsed employment land conversions within the
Secondary Plan area. The vision for the Secondary Plan evolved from an employment
centre to a mixed-use, transit-supportive, and complete community. The purpose of the
draft Official Plan Amendment is to add the Courtice Transit-Oriented Community
Secondary Plan to the OP and bring the OP into conformity with the ROP.
8. Comments
Public Comments
8.1 Development of the Secondary Plan was informed by extensive public engagement that
occurred throughout the planning process. Public comments and feedback were
collected through in-person and virtual events. A summary of the public comments
received since 2019 is provided in Attachment 4.
8.2 Public comments generally support the vision and objectives presented in the
Secondary Plan. There was support among the comments received for a concentration
of higher-density residential and mixed-use buildings around the future Courtice GO
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Station. A range of feedback was received when participants were asked to ide ntify
appropriate heights for buildings near the future GO Station. Many participants indicated
support for buildings up to 20 storeys. Building heights of more than 40 storeys received
the second highest amount of support.
8.3 In addition, support was expressed for including a range of business and employment
opportunities in the Courtice Transit-Oriented Community. There was some concern
surrounding potential impacts of development on existing businesses and a desire to
ensure existing and future small businesses are supported.
8.4 Members of the public expressed support for affordable housing options and rental
opportunities being included in the Courtice Transit-Oriented Community.
8.5 Comments also emphasized the importance of improving access to local public transit
and increasing connectivity for cyclists and pedestrians.
Steering Committee Comments
8.6 The Steering Committee is made up of staff from Clarington, Durham Region, Central
Lake Ontario Conservation Authority (CLOCA), Metrolinx, Kawartha Pine Ridge District
School Board, the Peterborough Victoria Northumberland and Clarington Catholic
District, and the Courtice Transit-Oriented Community Landowner Group.
8.7 Steering Committee meetings are held on a regular basis to provide upda tes on the
Secondary Plan and seek feedback. The last Steering Committee meeting was held on
April 10, 2025 to present the Secondary Plan , which was informed by comments
received from the Steering Committee in 2024.
8.8 The latest comments from the Region of Durham include concerns with the status of the
Transportation Impact Study. The Transportation Impact Study is underway and will be
circulated to the Region of Durham. The Secondary Plan will not be finalized until the
Transportation Impact Study is completed. Additional comments from the Region of
Durham on the Secondary Plan are expected.
8.9 Comments received from CLOCA indicate general satisfaction that the Secondary Plan
sufficiently addresses their concerns.
8.10 Joint comments from the Kawartha Pine Ridge District School Board and the
Peterborough Victoria Northumberland and Clarington Catholic District are generally
supportive of the Secondary Plan. The School Board’s comments suggest minor
refinements to policies to ensure that schools are adequately sized based on the needs
of schools, childcare centres, and community facilities. It was also suggested that that
shared outdoor play space between school boards, community facilities, and
municipalities be clearly supported.
Municipality of Clarington Page 21
Report PDS-026-25
8.11 Staff have been working closely with the Courtice Transit-Oriented Community
Landowner Group and have made revisions, as appropriate, to address their comments.
Staff will continue working with the Landowner Group as the Secondary Plan is
finalized.
8.12 Additional feedback received from the Steering Committee will be incorporated into the
revised version of the Secondary Plan that will be recommended to Council.
9. Next Steps
9.1 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 Functional Servicing Report and Transportation Impact
Study, will be reviewed and finalized as appropriate.
9.2 A report will be prepared that presents the recommended Secondary Plan. Upon
adoption, the Secondary Plan will be forwarded to the Province for approval.
10. Financial Considerations
10.1 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.
11. Strategic Plan
11.1 The preparation of the draft Courtice Transit-Oriented Community Secondary Plan
directly addresses the following actions in the 2024-2027 Clarington Strategic Plan:
C.1.1.2 Update Secondary Plan policies to include connectivity considerations
and work to address gaps
C.1.2.1 Support the development of the Major Transit Station Areas
C.2.2.1 Identify the range of housing needed
G.2.1.3 Update and complete identified Secondary Plans
12. Climate Change
12.1 The Secondary Plan has been planned with sustainability as a key priority. The
Secondary Plan contains policies that facilitate and integrate opportunities for renewable
Municipality of Clarington Page 22
Report PDS-026-25
and district energy and encourage high standards for energy efficiency and high-
performance building envelopes. In addition, the Secondary Plan proposes a dense built
form that supports transit use, efficiently uses land, and preserves natural areas.
13. Concurrence
Not applicable.
14. Conclusion
14.1 The purpose of this staff report is to provide an overview of the planning app roach and
process undertaken to develop the Secondary Plan. The report also details the vision,
guiding principles, and key policy directions of the Secondary Plan.
14.2 The Secondary Plan lays out a framework to develop a complete, sustainable and
mixed-use community with high-density housing, jobs, amenities, and greenspace.
14.3 Staff request that the recommendations be approved and the process towards
completion of the Secondary Plan continue.
Staff Contact: 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.
Attachments:
Attachment 1 – Draft Official Plan Amendment
Attachment 2 – Draft Courtice Transit-Oriented Community 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 include the new Courtice
Transit-Oriented Community Secondary Plan in the Clarington
Official Plan. This Secondary Plan will facilitate the development
of a sustainable, livable and inclusive community in south
Courtice. The Secondary Plan includes Urban Design and
Sustainability Guidelines, which are not an operative part of the
Clarington Official Plan.
Key to this Secondary Plan area is the future Courtice GO Transit
Station and delineation of a portion of the Secondary Plan area as a
Protected Major Transit Station Area (PMTSA), which will be the
focus for high-density mixed-use development. The presence and
protection of the Robinson Creek and Tooley Creek valleys and the
associated natural environment is also a primary objective. The
Secondary Plan area will further include office and commercial
development, industrial and institutional uses, community facilities,
and residential units in high-rise, mid-rise and low-rise forms. This
mix of uses will allow people to live close to jobs and to meet many
needs locally, while having access to a range of amenities.
Location: This Amendment applies to an approximately 400-hectare area
generally bounded by the Robinson Creek Valley in the west, the
Tooley Creek Valley in the east, the Southeast Courtice Secondary
Plan area in the north and Highway 401 in the south.
Basis: Clarington Council authorized the commencement of this
Secondary Plan at a public meeting in June 2018. The Secondary
Plan has been prepared in anticipation of a new GO Station in an
area of Courtice that is largely undeveloped, except for industrial
and commercial uses along Baseline Road, which presents a
unique and exciting opportunity to create a vision for a new transit-
oriented community. The Secondary Plan vision and policies will
guide growth and transformation of the area into a new mixed -use,
transit-supportive and complete community in south Courtice.
This Amendment is based on extensive technical study and public
engagement. It incorporates recommendations of the Robinson
Creek and Tooley Creek Subwatershed Study and has been
informed by a Land Use and Urban Design Analysis, a Functional
Servicing Study, a Traffic Impact Study and Environmental Impact
Studies.
Public and landowner input was received through Public
Information Centres held in June 2019, September 2020, March
2022 and November 2023. The Steering Committee’s input also
provided direction for the Secondary Plan.
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. Existing Region of Durham Official Plan, Map 1 Regional Structure
– Urban and Rural Systems, is amended by removing a portion of
the 2051 Urban Expansion Areas overlay to correspond with the
Courtice Transit-Oriented Community Secondary Plan area
boundary as shown on Exhibit A attached hereto and forming part
of this amendment.
2. Existing Region of Durham Official Plan, Map 1 Regional Structure
– Urban and Rural Systems, is further amended by slightly revising
the Courtice Protected Major Transit Station Area boundary to limit
the boundary from extending east of the Tooley Creek Valley.
The Clarington Official Plan is hereby amended as follows:
3. By amending existing Policy 4.3.5 by adding “Protected Major
Transit Station Areas” following “Transportation Hubs” to the list of
Intensification Areas and deleting reference to Courtice and
Bowmanville as follows:
“4.3.5 The Priority Intensification Areas have been identified as the
primary locations to accommodate growth and the greatest mix of
uses, heights and densities. Priority Intensification Areas include:
• Urban and Village Centres;
• Regional and Local Corridors;
• Courtice and Bowmanville Transportation Hubs and
Protected Major Transit Station Areas; and
• Port Darlington and Port of Newcastle Waterfront Places.”
4. By amending existing Table 4-2 as follows:
Table 4-2
Durham Region Long Term Targets
General Locational
Criteria
Minimum Gross
Density
(Units
Per Gross Hectare)
Floor Space Index
Urban Centres 75 2.5
Village Centre 30 1.0
Regional Corridors 60 2.5
Local Corridors 30 2.0
Courtice and Bowmanville
Transportation Hubs
75
2.5
Courtice Protected Major
Transit Station Area
150 2.5
Port Darlington and Port of
Newcastle Waterfront
Places
60
2.0
5. By amending existing Table 4-3 as follows:
Table 4-3
Summary of Urban Structure Typologies
General
Locational
Criteria
Minimum
Net
Density
(Units Per
Net
Hectare)
Standard
Minimum
and
Maximum
Height
(storeys)
Predominant Residential Built
Form and Mix
Urban Centres 120 4-12
Mid Rise: 4-6 storeys (40%)
High Rise: 7-12 storeys (60%)
Includes: Mixed use buildings,
apartment
Village Centre 45 2-6
Low Rise: 2-4 storeys (80%)
Mid Rise: 5-6 storeys (20%)
Includes: Mixed use buildings,
apartments, townhouses
Regional
Corridors 85 3-12
Low Rise: 3-4 storeys (40%)
Mid Rise: 5-6 storeys (40%)
High Rise: 7-12 storeys (20%)
Includes: Mixed use buildings,
apartments
Local Corridors 40 2-6
Low Rise: 2-4 storeys (80%)
Mid Rise: 5-6 storeys (20%)
Includes: Mixed use buildings,
apartments, townhouses
Courtice and
Bowmanville
Transportation
Hubs
200 5-no
maximum
Mid Rise: 5-8 storeys (20%)
High Rise: min. 8 storeys (80%)
Includes: Mixed use buildings,
apartments
Courtice
Protected Major
Transit Station
Area
200 3-no
maximum
Mid Rise: 3-6 storeys (20%)
High Rise: 4-40 storeys (80%)
Includes: Mixed use buildings,
apartments, townhouses
Port Darlington
and Port of
Newcastle
Waterfront
Places
40
2-12
Ground Related: 2-3 storeys (40%)
Low Rise: 2-4 storeys (20%)
Mid Rise: 5-8 storeys (20%)
High Rise 9-12 storeys (20%)
Includes: Apartments, townhouses,
semi-detached dwellings, detached
dwellings
Edge of
neighbourhoods
and adjacent to
arterial roads
19
1-3
Ground Related: 1-3 storeys (100%)
Includes: Limited apartments,
townhouses, semi-detached
dwellings, detached dwellings
Internal to
neighbourhood
13
1-3
Ground Related: 1-3 storeys (100%)
Includes: limited townhouses, semi-
detached dwellings, detached
dwellings
6. By amending existing Policy 10.1.6 by adding “Protected Major
Transit Station Areas” following “Transportation Hubs” as follows:
“10.1.6 To develop the Transportation Hubs and Protected Major
Transit Station Areas in Courtice and Bowmanville as a mixed use,
higher density place to support the timely expansion of the GO
train to Clarington.”
7. By amending existing Policy 10.2.2 by adding “Protected Major
Transit Station Areas” following “Transportation Hubs” as follows:
“10.2.2 To develop and improve Urban and Village Centres,
Waterfront Places, Neighbourhood Centres, and the
Transportation Hubs and Protected Major Transit Station Areas
with a pedestrian focus and with a high quality public realm
including civic squares, parks, walkways and building forms and
styles that reflect the character of the community.”
8. By amending existing Policy 10.3.1 by adding “Protected Major
Transit Station Areas” following “Transportation Hubs” as follows:
“10.3.1 Urban and Village Centres, Neighbourhood Centres,
Gateway Commercial Centres, Regional and Local Corridors and
Transportation Hubs and Protected Major Transit Station Areas
are shown on Map A and B.”
9. By amending existing Policy 10.8.3 as follows:
“10.8 Transportation Hubs and Protected Major Transit Station
Areas
10.8.1 Transportation Hubs and Protected Major Transit Station
Areas are identified on Map A. Transportation Hubs and Protected
Major Transit Station Areas shall provide for a mix of uses at
higher densities, which are complementary in terms of scale,
design and context and designed to support transit services.
Transportation Hubs
10.8.2 The Bowmanville Transportation Hub is located within the
Bowmanville West Town Regional Centre. The Bowmanville Town
Centre Secondary Plan Area policies are complementary and
supportive of the Bowmanville GO Transit station and collectively
create the type of development intended by section 10.8.1.
Protected Major Transit Station Areas
10.8.3 The Courtice Transportation Hub Protected Major Transit
Station Area is located within Special Study Area 4 the Courtice
Transit-Oriented Secondary Plan area. Detailed land uses in this
Transportation Hub Protected Major Transit Station Area will be
further defined in the Courtice Transit-Oriented Community
Employment Lands Secondary Plan. The Secondary Plan shall
include policies for a high density, mixed use compact
development within 750 metres of the GO Transit site.”
10. By deleting the existing Section 16.5 as follows:
“16.5 Special Policy Area D - Auto Wrecking Yard – Deleted”
16.5.1 Special Policy Area D is located within Special Study Area 4
Courtice Employment Area. The redevelopment of the site may not
take place until such time as sewer and water services are available.
In the interim, the existing uses may continue.
16.5.2 Prior to the redevelopment of the site and as a condition of
approval of any development application, the proponent shall ensure
that the soil conditions and ground and surface water conditions on
the site are suitable for the proposed use. Developm ent proposals on
the site shall be subject to the provisions of Section 3.7.20 of this
Plan”
11. By deleting the existing Section 17.5 as follows:
“17.5 Special Study Area 4 – Courtice Employment Area – Deleted”
17.5.1 The Courtice Employment Area is the largest concentration of
designated employment lands in Clarington. This area is the gateway
to Courtice. These lands have easy access to Highways 401 and 418,
proximity to the Energy Business Park and the waterfr ont and it is
centred around the future GO Rail Station. The synergy of these
attributes offer unique possibilities for the Municipality to create
employment and mixed use developments.
The future GO Rail station will be a multi-modal transportation centre
with connections to the road system, Regional transit network and the
future Highway 418 bus rapid transit system and an active
transportation network.
17.5.2 The Municipality will prepare a Secondary Plan for the area
that would create the policy framework to guide the development of
these lands, with particular attention to develop transit supportive
uses around the future Courtice GO Rail Station. In preparing the
Secondary Plan, the Municipality will examine:
• Land uses that would best enable the full development of a
transportation hub;
• The means of increasing employment densities;
• The redistribution of employment uses along the Highway 418
corridor and consideration of residential and mixed -uses
around the Courtice Road corridor;
• The development of an active transportation network; and
• The protection of the natural heritage system.
17.5.3 It is recognized that Special Study Area 4 includes lands
currently outside of the urban area boundary and that the full
implementation of the planning concept will be dependent on
consideration in the next Regional Official Plan comprehensive
review.”
12. By amending existing Policy 19.4.3 as follows:
19.4.3 “a) Implement the approved eastern extension of GO Rail
service to the Courtice Protected Major Transit Station Area and the
Bowmanville Transportation Hubs by 2024, recognizing that GO Rail
service is critical to achieving many of the land use objectives of
Provincial Plans and the Durham Regional Official Plan and this Plan;”
13. By amending existing Policy 19.4.4 as follows:
19.4.4 “a) Direct higher density development and economic activity
around the Transportation Hubs and Protected Major Transit Station
Areas, along or near the Regional Transit Spine, and along Regional
and Local Corridors;”
14. Existing Clarington Official Plan, Map A1 Land Use West
Clarington Rural Area, is amended by expanding the Courtice
Urban Boundary to reflect the Secondary Plan boundary as
demonstrated on Exhibit B. The expanded Urban Boundary is
reflected on all subsequent exhibits.
15. Existing Clarington Official Plan, Map A2 Land Use Courtice Urban
Area, is amended as demonstrated on Exhibit C.
16. Existing Clarington Official Plan, Map B Urban Structure, is
amended by identifying the newly expanded Courtice Urban
Boundary lands as Greenfield and depicting the Protected Major
Transit Station Area on the map as demonstrated on Exhibit D.
17. Existing Clarington Official Plan, Map C Secondary Plan Areas, is
amended by changing the status to “Completed” as demonstrated
on Exhibit E.
18. Existing Clarington Official Plan, Map J2 Transportation Network
Roads and Transit Courtice Urban Area, is amended by adding
five new collector roads as demonstrated on Exhibit F.
19. 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
h) Brookhill Neighbourhood;
i) Clarington Technology Business Park;
j) Foster Northwest;
k) Southeast Courtice;
l) Wilmot Creek Neighbourhood; and
m) Courtice Transit-Oriented Community”
20. Existing Part Six, SECONDARY PLANS, is amended by adding
the new Courtice Transit-Oriented Community Secondary Plan
shown in Attachment 1.
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CONCESSION ROAD 3
PROVIDENCEROADREGIONAL ROAD 42ROADLAMBS ROADGREENCONCESSION ROAD 10
BOUNDARY ROAD
COCHRANEROADTOWNLINE ROAD NORTHCONCESSION
ROAD 9
ENFIELDROADWOTTENROADCONCESSION
ROAD 9
REGIONAL ROAD 3 OLDSCUGOG ROADREGIONAL ROAD 57GRASSHOPPERPARKROADWOODLEYROADREGIONAL ROAD 20
LIBERTY STNORTHAKEDROADCONCESS ION ROA D 8LONGSAULT ROADMURPHY ROADDARLINGTON-CLARKE TOWNLINE ROADCONCESSION ROAD 7ROAD
BETHESDACLEMENS ROADLIBERTY ST NMIDDLE ROADHOLT ROADROADROADLEASK ROAD(ENFIELD ROAD)VANNEST ROADSOLINAROADCONCESSION ROAD 7
OLD SCUGOG ROADREGIONAL ROAD 57STREET NORTHCONCESSION ROAD 6
DARLINGTON-CLARKETOWNLINE RDACRES ROADHIGHWAY 407
(TAUNTON ROAD)HOLT ROADRUNDLEWASHINGTON ROADREGIONAL ROAD 34LANGMAID ROADPEBBLESTONE ROAD
TOWNLINE ROAD NORTHTRULLS RDREGIONALROAD 34ROADOLD SCUGOG ROADBASELINE ROAD REGIONAL ROAD 57LIBERTYMEARNSAVENUEBETHESDAROADSTEPHENS MILLROAD
CONCESS ION ROA D 4
MAPLEGROVEROADROADHOLTRUNDLEROADSOLINAROADHANCOCKROADBRAGGCONCESS ION STREE T
REGIONAL ROAD 20
CONCESSION ROAD 10
SKELDING ROAD
MOSPORTROADBESTROADALLIN ROADHIGHWAY 35/115WILCOX
ROADHIGHW AY 115HIGHWAY 35CONCESSION ROAD 8
H IG H W A Y 4 0 7
BROWN ROADHIGHWAY 35/115COONEY ROADBEST ROADLESKARD ROADREGIONAL ROAD 4
(TAUNTON ROAD)
CON C ESSION ROA D 5 OCHONSKI ROADGAMSBY ROADVICKERS ROADHIGHWAY 35/115SQUAIR ROADROADCONCESSION ROAD 4
POLLARDCONCESSION
BELLWOODDRIVEDURHAM HIGHWAY 2
DURHAM HIGHWAY 2 LOCKHART ROADCONCESSION ROAD 4
HIGHWAY 401
ORONO URBAN AREA(SEE MAP A5)
COURTICEURBAN AREA(SEE M AP A2)
BOWMANVILLEURBAN AREA(SEE M AP A3)
SOLINA
ENNISKILLEN
HAMPTON
BURKETON
TYRONE
MITCHELLCORNERS
HAYDON
MAPLEGROVE
KIRBY
ENFIELD
LESKARD
NEWCASTLEVILLAGEURBAN AREA(SEE MAP A4)
TRANS-CANADA PIPELINE
INTER-PROVINCIAL PIPELINEHYDRO CORRIDORCORRIDOR
HYDRO CORRIDOR
HYDRO CORRIDOR
29333435
13
1516171819202122232428272625303132
23 LOT 182973334354561211109141516171819202122232428272625303132
CONC. 10CONCESSION 9CONCESSION 8CONCESSION 7CONCESSION 6CONCESSION 5CONCESSION 4CONCESSION 3CONCESSION 2CONCESSION 1CONCESSION B.F.H Y D R O C O R R ID O R
H Y D R O C O R R ID O R
HYDRO
HYDRO CORRIDORTRANS-NORTHERN PIPELINE
C.N.R.
C .P.R .TRANS-CANADA PIPELINE
INTER-PROVINCIAL PIPELINE
l
C.P.R
NASH ROAD
HIGHWAY 418REG I ON AL RO AD 4
BLOOR STREET
NEWCASTLE VILLAGEURBAN AREA(SEE MAP A4)
HYDRO CORRIDOR
La k e O n t a r i o³
URBAN
UTILITY
COMMUNITY PARK
HAMLET PARK
NATURALCORE AREA
NATURALLINKAGE AREA
ENVIRONMENTAL PROTECTION AREA
ESTATE RESIDENTIAL
HAMLET AGGREGATEEXTRACTION AREA
PRIMEAGRICULTURAL AREA
RURAL
!CP
ORM BOUNDARY
GREENBELT BOUNDARY
TOURISM NODE
GOLF COURSE
ks
D3-DEFERRED BYTHE REGION OF DURHAM
WEST CLARINGTON RURAL AREA
OFFICIAL PLANMUNICIPALITY OF CLARINGTON
June, 2025
LAND USE
MAP A1
!CP
!HP
!HP
!HP
!HP
!HP
!HP
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Expand Urban Boundar y
Exhib it 'B', Am end ment No. To the Mun ic ipality of Claring ton Official Plan, Map A1.
Cour tice Urban Boundar y will be amended on all subsequent schedules of the OP
5
5
!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!DURHAM HIGHWAY 2
BASELINE ROADHIGHWAY 418
RUNDLE ROADCOURTICE ROADHIGHWAY 401TOWNLINE ROADDURHAM HIGHWAY 2
TRULLS ROADBLOOR STREET
NASH ROADVARCOE ROADCENTERFIELD DRIVETOOLEY ROADGEORGEREYNOLDS DRIVE
ROBERT ADAMSDRIVEPRESTONVALE ROADRIDRIVENGHAMSANDDRIVEAVONDALEGLENAB BEY
DRIVE ROADFENNING DRIVEPRESTONVALEROADTRULLS ROADBASELINE ROAD
ENER GY DR IVE
PEBB LE STONE ROAD
HIGHWAY 418SPECIALSTUDYAREA 1
SPECIALSTUDYAREA 1
C.N.R
ME A DOW GL A D E AV E N U E
C .P.R
CRAGO ROADHANCOCKk COURTICE ROADSOLINA RAODSOLINA ROADA107-6
³
McLau gh linBay
Lake Ontario
URBAN RESID ENTIAL
URBAN CEN TRE
LIGH TINDUSTR IAL AR EA
GREEN SPAC E
WAT ER FR ONTGREENWAY
BU SINESS PARK
EN VIRO NMENTAL PR OTECT ION AREA
GEN ERALINDUSTRIAL AR EA
UTILITY
REGIO NAL COR RIDOR
MU NIC IPAL WIDE PAR K
URBAN BOUN DAR Y
!!!!!!!!!!SPEC IAL STU DY AR EA
COMMUN ITY PARK
å SEC OND ARY SCH OOL
NEIGH BOUR HOODCENTRE
!MP
D4-DEFERRED BYTHE REGION OF DURHAM
APPEALED TO THE OMBA107
COURTICE URBAN AREA
OFFICIAL PLANMUNICIPALITY OF CLARINGTON
June, 2025
LAND USE
MAP A2
GO
PR ESTIGEEMPLOYMEN T AREA
PR OTECT ED MAJOR ST AT ION AREAGO
HIGHWAY 401
MPMP
!CP
CP
CP
Exhib it 'C', Ame ndm ent No. To the Municipality of Clarington Official Plan, Map A2.
Expand Urban Boundar y
Remove Special Policy Area D
Change From Light Industrial To General Industrial
Change From Light Industrial ToUrban Residential
Change From Prime Agricultural Area to Regional Corridor
Change From Prime Agr icultural Area to Urban Residential
Change From Regional Corridor to Protected Major Transit Station Area
Change From Prestige Employment Area to Protected Major Transit Station Area
Change from Transpor tation Hub to Protected Major Transit Station Area
Change From Prime Agr icultural Area to Protected Major Transit Station Area
Remove Special Study Area 4
Change from Transpor tation Hub to Protected Major Transit Station Area
SPEC IAL POLIC Y AREA
Remove From Legend
CONCESSION ROAD 3
PROVIDENCEROADROADREGIONAL ROAD 42ROADLAMBSAVENUELIBERTYSTREET NORTHGREENENFIELDREGIONAL ROAD 3 BETHESDACLEMENS ROADLETNER ROADROADCAMBRIANROADROADHOLTWILLIAMMILL ROADBAKER SCHOOLROADROADROAD(ENFIELD ROAD)VANNEST ROADWERRY ROADSOLINAROADCONCESSION ROAD 7 SCUGOGOLDREGIONAL ROAD 57CEDAR PARK ROADNORTHSTREETROADCONCESSION ROAD 6
DARLINGTON-CLARKETOWNLINE RDCOLE ROADACRESREGIONAL ROAD 4
(TAUNTON ROAD)HOLT ROADRUNDLEWASHINGTON ROADREGIONAL ROAD 34LANGMAID ROADFICES ROADPEBBLESTONE ROAD
TOOLEYROADTOWNLINE ROAD NORTHTRULLSROADREGIONALROAD 34ROADOLD SCUGOG ROADNASH ROAD REGIONAL ROAD 57MIDDLEROADLIBERTYMEARNSAVENUEBETHESDAROADSTEPHENS MILLROAD
CONCESSION ROAD 4
COWANVILLE
ROAD
ROADBROWNSVILLEROADMAPLEGROVEROADROADHOLTRUNDLEROADSOLINAROADHANCOCKROADCOURTICEROADTRULLSROADPRESTONVALEROADBASELINE ROAD REGIONAL ROAD 57LIBERTY ST S.MEARNSLAMBSROADBRAGGRICKARDROADCONCESSION STREET
CONCESSION HIGHWAY 35/115MORTONROADBESTLESKARDNIXON ROADREGIONAL ROAD 4
(TAUNTON ROAD)
CONCESSION ROAD 5 OCHONSKI ROADREGIONAL ROAD 17(MAIN STREET)GAMSBY ROADVICKERS ROADJEWELPATTERSONROADHENRYCONCESSION ROAD 5
CEDAR VALLEYROADROADCOVENROADWALSH ROADLAWRENCE ROADBUCKLEYROADHIGHWAY 35/115BLEWETT
ROAD
SQUAIR ROADROADCONCESSION ROAD 4
GIBSON ROADPOLLARDMOFFAT ROADCONCESSION ROAD 3 ROADGOLF COURSEGRAHAMROADMORGANS ROADARTHUR STREETHIGHWAY 2BELLWOODDRIVEHIGHWAY 2
HIGHWAY 2
HIGHWAY 401
BROWVIEWROAD
MILLSTREETRILEYROADSTEPHENSONROADADAMSROADGIFFORDROADLAKESHOREWILLIAM ALLINCTLOCKHART ROADCONCESSION ROAD 4
HIGHWAY 401ENERGY DRIVEHIGHWAY 418ROADOSBORNE³Lake Ontario
COURTICE
BOWMANVILLE
NEWCASTLE VILLAGE
ORONO
GO
GO
CLARINGTON URBAN AREASOFFICIAL PLANMUNICIPALITY OF CLARINGTON
June, 2025
URBAN STRUCTURE
MAP B
Exhibit 'D', Amendment No. To the Municipality of Clarington Official Plan, Map B.
Expand Urban Boundar y
BUILT BOUNDARY
BUILT UP AREA
GREENFIELD
URBAN BOUNDARY
PRIORITYINTENSIFICATION AREAS
TRANSPORTATION HUBS AND PROTECTED MAJOR TRANSIT STATION AREAS
CENTRE
REGIONAL CORRIDOR
WATERFRONT PLACE
LOCAL CORRIDOR
GO
PROTECTED MAJOR TRANSIT STATION AREA
Add To Legend
CONCESSION ROAD 3
PROVIDENCEROADROADREGIONAL ROAD 42ROADLAMBSAVENUELIBERTYSTREET NORTHGREENBETHESDACLEMENS ROADROADHOLTWIL LIA MMILL RO A DBAKER SCHOOLROADROAD(ENFIELD ROAD)VANNEST ROADWERRY ROADSOLINAROADCONCESSION ROAD 7 SCUGOGOLDREGIONAL ROAD 57CEDAR PARK ROADNORTHSTREETROADCONCESSION ROAD 6 DARLINGTON-CLARKECOLE ROADACRESREGIONAL ROAD 4
(TAUNTON ROAD)HOLT ROADRUNDLEWASHINGTON ROADREGIONAL ROAD 34LANGMAID ROADFICES ROADPEBBLESTONE ROAD
TOOLEYROADTOWNLINE ROAD NORTHROADROADREGIONALROAD 34ROADOLD SCUGOG ROADNASH ROAD REGIONAL ROAD 57MIDDLEROADLIBERTYMEARNSAVENUEBETHESDAROADSTEPHENS MILLROAD
CONCESSION ROAD 4
MAPLEGROVEROADROADHOLTRUNDLEROADSOLINAROADHANCOCKROADCOURTICEROADTRULLSROADPRESTONVALEROADBASELINE ROAD REGIONAL ROAD 57LIBERTY ST S.MEARNSLAMBSROADBRAGGRICKARDROADCONC ESSION STREET BESTLESKARDNIXON ROADREGIONAL ROAD 4
(TAUNTON ROAD)
CONC ES S ION ROA D 5 OCHONSKI ROADMAIN STREETGAMSBY ROADVICKERS ROADJEWELPATTERSONROADHENRYWALSH ROADLAWRENCE ROADBUCKLEYROADHIGHWAY 35/115BLEWETT
ROAD
SQUAIR ROADROADCONCESSION ROAD 4
GIBSON ROADPOLLARDMOFFAT ROADCONCESSION ROAD 3 ROADGOLF COURSEGRAHAMARTHUR STREETHIGHWAY 2BELLWOODDRIVEHIGHWAY 2
HIGHWAY 2 BROWVIEWROAD
L O V E K IN
R O A D
MILLSTREETRILEYROADROADLOCKHART ROADHIGHWAY 407
CONCESSION ROAD 4
HIGHWAY 401ENERGY DRIVEHIGHWAY 418ROADOSBORNETRULLS³Lake Ontario
Courtice
Newcastle Village
Bowmanville
NOTE:
ALL EXISTING SECONDARY PLANS NEEDTO BE UPDATED TO CONFORM TO THEOFFICIAL PLAN EXCEPT FOR COURTICEMAIN STREET SECONDARY PLAN.
Orono
CLARINGTON URBAN AREASOFFICIAL PLANMUNICIPALITY OF CLARINGTON
June, 2025
SECONDARY PLAN AREAS
MAP CSETTLEMENT AREA BOUNDARY
SECONDARY PLAN BOUNDARIES
NOT COMPLETED
COMPLETED
Exhibit 'E', Amendment No. To the Municipality of Clarington Official Plan, Map C.
Update Secondar yPlan Boundar y
Change Status To Completed
Expand Urban Boundar y
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HIGHWAY 418BASELINE ROAD
C. N. R.
BLOOR STREET
HIGHWAY 401
MEADOWGLADE ROAD
PEBBLESTONE RD
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PRESTONVALE ROADFUTUREFREEWAY INTERCHANGE
PROPOSEDGRADE SEPARATION
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TYPE B ARTERIAL ROAD
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PROTECTED MAJOR TRANSIT STATION AREA
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EXISTINGGRADE SEPARATION
COLLECTOR ROAD
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TYPE A ARTERIAL ROAD
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COURTICE URBAN AREA
OFFICIAL PLANMUNICIPALITY OF CLARINGTON
June, 2025
TRANSP ORTATION NETWORKROADS AND TRANSIT
MAP J2
Exhibit 'F', Amendment No. To the Municipality of Clarington Official Plan, Map J2.
Expand Urban Boundar y
Add Collector Roads
Secondary Plans
DRAFT
Courtice Transit-Oriented
Community Secondary Plan
Municipality of Clarington Official Plan
June 2025
Table of Contents
Courtice Transit-Oriented Community (CTOC) Secondary Plan ............................... 7
1 Introduction ...................................................................................................... 7
2 Vision and Principles ....................................................................................... 8
2.1 Vision .............................................................................................................. 8
2.2 Principles ........................................................................................................ 8
3 Community Structure....................................................................................... 9
4 Environment and Energy ............................................................................... 11
4.1 Objectives ..................................................................................................... 11
4.2 General Policies ............................................................................................ 12
4.3 Environmental Protection Areas.................................................................... 12
4.4 Urban Forest ................................................................................................. 15
4.5 Energy .......................................................................................................... 16
4.6 Green Development ...................................................................................... 16
5 Land Use and Built Form ............................................................................... 17
5.1 Objectives ..................................................................................................... 17
5.2 General Policies ............................................................................................ 18
5.3 Mixed Use Core ............................................................................................ 19
5.4 Mixed Use Transition Area ............................................................................ 20
5.5 Medium Density Residential ......................................................................... 22
5.6 Low Density Residential ................................................................................ 23
5.7 Business District ........................................................................................... 23
5.8 Light Industrial............................................................................................... 24
5.9 General Industrial.......................................................................................... 24
5.10 Environmental Protection Area .................................................................. 25
5.11 Utility .......................................................................................................... 25
6 Urban Design .................................................................................................. 26
6.1 Objectives ..................................................................................................... 26
6.2 General Policies ............................................................................................ 26
6.3 Placemaking and Streetscapes..................................................................... 26
6.4 Building Siting and Design ............................................................................ 27
7 Housing ........................................................................................................... 29
Courtice Transit-Oriented Community (CTOC) Secondary Plan – Draft for Review
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7.1 Objectives ..................................................................................................... 29
7.2 General Policies ............................................................................................ 30
7.3 Affordable Housing ....................................................................................... 30
8 Parks and Community Facilities ................................................................... 31
8.1 Objectives ..................................................................................................... 31
8.2 General Policies ............................................................................................ 31
8.3 Special Park .................................................................................................. 32
8.4 Neighbourhood Parks and Parkettes ............................................................ 32
8.5 Urban Parks and Squares ............................................................................. 33
8.6 Schools ......................................................................................................... 33
8.7 Other Community Facilities ........................................................................... 34
9 Cultural Heritage ............................................................................................ 35
9.1 Objectives ..................................................................................................... 35
9.2 Policies ......................................................................................................... 35
10 Transportation ................................................................................................ 36
10.1 Objectives .................................................................................................. 36
10.2 General Policies ........................................................................................ 36
10.3 Arterial Roads ............................................................................................ 38
10.4 Collector Roads ......................................................................................... 39
10.5 Local Roads and Mews ............................................................................. 39
10.6 Rear Lanes ................................................................................................ 40
10.7 Active Transportation ................................................................................. 41
10.8 Transit Facilities ......................................................................................... 42
11 Servicing ......................................................................................................... 42
11.1 Objectives .................................................................................................. 42
11.2 General Policies ........................................................................................ 43
11.3 Stormwater Management .......................................................................... 44
12 Implementation and Interpretation ............................................................... 46
12.1 Objectives .................................................................................................. 46
12.2 Policies ...................................................................................................... 46
Courtice Transit-Oriented Community (CTOC) Secondary Plan – Draft for Review
5
SCHEDULES AND APPENDICES
Schedule A – Land Use
Schedule B – Parks and Community Facilities
Schedule C – Roads and Active Transportation Network
Appendix A – Urban Design and Sustainability Guidelines (not included in this draft)
Courtice Transit-Oriented
Community (CTOC) Secondary
Plan
1 Introduction
The Courtice Transit-Oriented Community (CTOC) Secondary Plan area is located
south of Bloor Street, north of Highway 401, east of Robinson Creek, and west of
Tooley Creek and Highway 418. The Secondary Plan area is almost 400 hectares
comprised of natural features, farmland and industrial uses at the time of this Plan’s
adoption. The planned population for the area is approximately 2 9,000 residents and
planned employment is approximately 8,000 jobs.
The Municipality of Clarington initiated the CTOC Secondary Plan in 2019 to establish a
framework and policies to guide the area’s development over the coming decades with
a blend of residential, office, retail, institutional, industrial and other employme nt uses,
oriented to a transit network centred on the planned Courtice GO station. Except for
industrial and commercial uses along Baseline Road, the Secondary Plan area is
largely undeveloped and today comprises mostly farmland and natural areas. A key
driver of growth and development in the area will be the future Courtice GO station as
well as access to Highways 401 and 418. The Region of Durham has delineated lands
north and south of the future station as a Protected Major Transit Station Area (PMTSA)
to provide a focus for transit-supportive development at high and medium densities.
Formerly designated for employment uses, Durham Region, in recently updating its
Official Plan, approved a series of employment land conversions to permit a broader
mix of uses, including residential, to achieve the overall vision for a transit -oriented
community centered on the future GO station. Outside of the PMTSA, adjacent to the
highways, two areas within CTOC have been maintained for employment uses.
In building on Clarington’s Official Plan with area-specific policies, the CTOC Secondary
Plan conforms to the Region’s new Official Plan (Envision Durham), the Growth Plan for
the Greater Golden Horseshoe and the Provincial Planning Statement.
The purpose of this Secondary Plan is to establish goals and policies to guide
development within the Secondary Plan area as it is implemented through subdivision,
zoning and site plan control. The Urban Design and Sustainability Guidelines appended
to the Plan support the policies and will also be used to guide development.
Courtice Transit-Oriented Community (CTOC) Secondary Plan – Draft for Review
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2 Vision and Principles
The vision, principles and community structure described in this section provide the
foundation upon which the goals and policies of the Secondary Plan are based.
2.1 Vision
The Courtice Transit-Oriented Community is envisioned to be a unique new green
community offering all types of housing to accommodate approximately 29,000
residents, a variety of jobs for more than 8,000 workers, and a full range of amenities.
CTOC will be inclusive. A range of housing choices will be provided, including single-
detached and semi-detached houses, townhouses, duplexes, triplexes, quadplexes and
apartment buildings. There will be a significant supply of affordable ownership and
rental housing as well as supportive housing to ensure the needs of individuals and
families at all stages of life can be met.
CTOC will be diverse. A variety of housing and employment opportunities will help
ensure the community is socially diverse. This will be matched with diversity in the built
environment—housing at all scales; different styles of architecture; a mix of shops,
restaurants and entertainment; and open spaces and indoor facilities for all manner of
recreational interests.
CTOC will be vibrant. The design of neighbourhoods, parks and streetscapes and a
high-density, mixed-use core will encourage street life, social interactions and
community gatherings. Institutional uses, a high -quality public realm and a diverse local
economy will support ongoing vitality and attract visitors from across the region.
CTOC will be connected. The future Courtice GO station, adjacent highways and
existing arterial roads will connect residents and businesses to destinations and
communities across the Greater Toronto Area. An interconnected network of local
streets, trails, pathways and bike lan es will make it easy to get around by walking,
cycling and taking local transit.
CTOC will be green. The valley lands and forests that surround CTOC will provide a
rich green setting for development, and neighbourhood parks scattered across the
community will provide a gathering and play space for every neighbourhood. A central
park and urban squares will offset the high density of development in the core and
provide places for respite, picnicking and events. Environmental design features applied
to buildings, open spaces, infrastructure and the community as a whole will help ensure
CTOC supports Clarington’s Priority Green goals and standards for sustainability.
2.2 Principles
The CTOC Secondary Plan is based on the following principles.
2.2.1 Protect, enhance, and value significant natural features, including Robinson
Creek, Tooley Creek and Lake Ontario and their associated environmental and
hydrologic features and natural hazards.
2.2.2 Conserve and integrate the area’s cultural heritage.
Courtice Transit-Oriented Community (CTOC) Secondary Plan – Draft for Review
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2.2.3 Optimize planned rapid transit facilities and generally encourage the use of
transit.
2.2.4 Build a welcoming and inclusive community with a range of housing types at all
levels of affordability.
2.2.5 Accommodate a range of businesses and a high level of employment.
2.2.6 Create an accessible, walkable and bikeable community linked to adjacent and
regional transportation networks.
2.2.7 Ensure all residents have access to parks, schools and other community
facilities.
2.2.8 Ensure climate change mitigation and adaptation are critical considerations in
planning, design and construction, and strive to achieve net zero carbon
emissions.
2.2.9 Coordinate the phasing of private development and public investments.
3 Community Structure
The CTOC Secondary Plan is supported by a community structure comprised of the
following, as illustrated in Figure 1.
Courtice GO Station: The growth and prosperity of CTOC will depend on a multi-modal
transportation network centred on the future Courtice GO Station. The station and
surrounding lands provide a focus for high -density housing, office development and
commercial amenities that, together with a pedestrian -friendly public realm, contribute to
creating a unique mixed-use district.
High-Density Mixed Use Core: The core of CTOC, located around the future GO
station, will be the area for the highest densities of development, the tallest buildings
and the greatest range of uses. This will be the place to find a variety of options for
housing, working, shopping, dining and entertainment. At the edges of the core,
development will be less intense to provide a transition to lower scale neighbourhoods.
Transit Corridor: Courtice Road is a Transit Corridor that will be the primary
transportation route to and through CTOC for transit, commercial and personal vehicles.
As such, it will be a focus for transit-oriented development and streetscaping that
supports active transportation and reinforces Clarington’s identity as an attractive,
sustainable community.
Urban Residential Areas: North and west of the core, CTOC will comprise mostly low-
rise neighbourhoods at varying densities and with a variety of housing types as well as
neighbourhood-oriented commercial amenities. Within the PMTSA, medium-density
forms of housing will be dominant, while west of Trulls Road there will be a full range of
residential types, from detached homes to mid-rise apartment buildings. Interconnected
local street networks will connect neighbourhoods to one another and to the attractio ns
in the core.
Courtice Transit-Oriented Community (CTOC) Secondary Plan – Draft for Review
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Employment Areas: South of the rail corridor, areas against Highway 401 will be
maintained mostly for industrial uses that benefit from convenient highway access to
broaden employment opportunities for Courtice residents. Complementing the
Clarington Energy Park, these areas will provide a stable environment for the growth of
established and new businesses that diversify Clarington’s economy.
Parks: Future residential and mixed-use neighbourhoods will be centred on
Neighbourhood Parks, including four significant parks, to ensure most residents are
within short walking distance of public green space. In addition, a central “Special Park”
will serve all of CTOC and, as a multi-purpose space for events, is expected to be a
civic destination for all Courtice residents. Multi-use paths and mid-block connections
throughout the community will further contribute to a green framework for development.
Natural Areas: The valley lands of Robinson Creek and Tooley Creek, tributaries that
feed them and forested areas all surround the CTOC Secondary Plan area, establish a
rich and sensitive green setting for development. As these areas are protected and
enhanced, they will become an amenity for future residents and visitors, fundamental to
the community’s environmental health and social well-being.
Green Active Transportation Spine: Between Trulls Road and Courtice Road, a
continuous north-south landscaped multi-use path will function as a green active
transportation corridor that connects neighbourhoods, parkland and forests in the north
half of the PMTSA to the future GO Station and other destinations in the south half. In
the long term, the green spine may be extended to the Courtice waterfront via a
pedestrian/bicycle bridge over Highway 401.
Highways: Highways 401 and 418 are not technically within the CTOC area but
nevertheless play a vital role in its physical structure. They help to frame the area, and
their presence will influence land uses and the road network. Employment uses, in
particular, will benefit from the visibility and access the highways afford.
Courtice Transit-Oriented Community (CTOC) Secondary Plan – Draft for Review
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Figure 1: Illustration of planned Community Structure
4 Environment and Energy
4.1 Objectives
4.1.1 Avoid adverse impacts on existing ecosystems and natural heritage features.
4.1.2 Enhance connectivity between natural heritage features.
4.1.3 Enhance the natural heritage network as an amenity.
4.1.4 Provide appropriate vegetation protection zones between development and
sensitive natural heritage features.
4.1.5 Maintain the general topography of the area and encourage the use of natural
drainage patterns, where possible, to minimize the risk of flooding.
4.1.6 Increase the tree canopy throughout the Secondary Plan area.
Courtice Transit-Oriented Community (CTOC) Secondary Plan – Draft for Review
12
4.1.7 Design buildings, infrastructure and the community as a whole to minimize
greenhouse gas emissions and ensure high standards for energy and water
conservation.
4.1.8 Design buildings, infrastructure and open spaces to mitigate the impacts of
severe storms, flooding, droughts and the broader impacts of climate change.
4.1.9 Facilitate and integrate opportunities for renewable and district energy in
development and the community as a whole.
4.2 General Policies
4.2.1 All development shall adhere to the policies of the Clarington Official Plan, as it
pertains to the policy areas of the Natural Heritage System in Section 3.4, the
Watershed and Subwatershed Plans policies in Section 3.5, the Natural
Resources policies in Section 3.6, the Hazards policies in Section 3.7 and the
Environmental Protection Areas policies in Section 14.4.
4.2.2 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.
4.2.3 For those properties not assessed for Headwater Drainage Features in the
Subwatershed Study or where agricultural fields have gone fallow, Headwater
Drainage Feature Assessments may be required prior to any development in
order to accurately assess hydrologic functions of these features.
4.2.4 The revegetation of riparian corridors less than 30 metres wide shall be
encouraged.
4.2.5 The preservation of mature trees, within and outside of the Environmental
Protection Area, is strongly encouraged in order to fully derive benefits relating to
microclimate, wildlife habitats, hydrology and scenic quality. In this regard,
mitigation measures such as tree protection fencing, silt fence/sedimentation
control, dust control, and protection of the soil moisture regime shall be utilized
during construction adjacent to the Environmental Protection Areas.
4.2.6 In accordance with Clarington Official Plan Policy 5.6.5, development
applications will be required to include a Sustainability Report that indicates how
the development meets the sustainable development policies and objectives
contained within the Clarington Official Plan and this Secondary Plan.
4.3 Environmental Protection Areas
4.3.1 Environmental Protection Areas, identified in Schedule A, include natural
heritage features, hydrologically sensitive features, lands within the regulatory
flood plain of a watercourse, headwater drainage features with a “Protection”
classification and hazard lands associated with valley systems, including slope
and erosion hazards. Areas associated with Environmental Protection Areas,
Courtice Transit-Oriented Community (CTOC) Secondary Plan – Draft for Review
13
including vegetation protection zones and other natural heritage areas, support
their ecological integrity.
4.3.2 The delineations of the boundary of lands designated as Environmental
Protection Area are approximate and shall be detailed through appropriate
studies prepared as part of the review of development applications in accordance
with the policies of this Secondary Plan and the Clarington Official Plan.
4.3.3 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 Central Lake Ontario
Conservation Authority (“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.
4.3.4 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.
4.3.5 The alteration of the natural state of watercourses and creeks is discouraged and
shall require approval by the Conservation Authority, the Municipality, and other
agencies as required. Any proposal to alter a section of a watercourse must be
justified through appropriate studies and reports as required by the Official Plan,
demonstrate a net gain to the feature and function of the watercourse and
riparian corridor, maintain or improve its ecological state and incorporate natural
channel design features to the satisfaction of the Conservation Authority and the
Municipality of Clarington.
4.3.6 The vegetation protection zone shall be planted, maintained or restored with self-
sustaining, native plant materials, in keeping with the Environmental Impact
Study recommendations.
4.3.7 The Subwatershed Study identifies and assesses a number of Headwater
Drainage Features. Those identified as “protection” are included in the
Environmental Protection Area designation. For those Headwater Drainage
Features identified as “conservation”, applications for development shall, in
consultation with the Conservation Authority:
a) Maintain, relocate on-site and/or enhance the drainage feature and its
riparian corridor;
b) If catchment drainage will be removed due to diversion of stormwater flows,
restore lost functions through enhanced lot level controls as feasible;
c) Maintain or replace on‐site flows using mitigation measures and/or wetland
creation, if necessary;
d) Maintain or replace external flows to the extent feasible; and
Courtice Transit-Oriented Community (CTOC) Secondary Plan – Draft for Review
14
e) Use natural channel design techniques to maintain or enhance the overall
productivity of the reach.
4.3.8 Headwater Drainage Features that have been relocated and the associated
riparian corridors established through Policy 4.3.7 shall be considered to be
designated Environmental Protection Area and shall be zoned appropriately to
prohibit development.
4.3.9 A trail system shall be designed and built that connects the CTOC area to the
Robinson Creek and Tooley Creek lands, while protecting and enhancing the
natural features and functions of these lands. The Municipality and/or CLOCA
may require trails conceptually identified on Schedule C to be assessed as part
of an Environmental Impact Study undertaken for development on adjacent
lands.
4.3.10 The Municipality may require Environmental Protection Areas to be conveyed to
a public authority, where appropriate, as part of the development approval
process at minimal 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.
Moderate and Low Environmental Constraint Areas
4.3.11 Environmental constraints include features identified as “Moderate Constraint
Areas” in the Robinson Creek and Tooley Creek Subwatershed Study and as an
overlay on Schedule A of this Secondary Plan. These features are not currently
identified as Environmental Protection Areas but have potential ecological and/or
hydrological value that requires site-specific assessment prior to development.
They include:
a) Wetlands over 0.5 ha that are isolated and/or of lower sensitivity/quality;
b) Category 1 and 2 Hedgerows identified as linkages;
c) Vegetation protection zones;
d) Species-at-risk setbacks;
e) Complex Ecological Land Classification units containing both high/medium
constraint and low constraint features;
f) Agricultural/pasture lands with evidence of hydrological function;
g) Areas providing candidate/unconfirmed species-at-risk habitat or significant
wildlife habitat; and
h) Headwater drainage features with a “Conservation” or “Mitigation”
classification.
4.3.12 The presence and precise delineation of Moderate Constraint Areas shall be
determined through an Environmental Impact Study prepared as part of the
Courtice Transit-Oriented Community (CTOC) Secondary Plan – Draft for Review
15
review of development applications in accordance with the policies of this
Secondary Plan and the Clarington Official Plan. If the Environmental Impact
Study establishes that development can proceed, then the underlying
designation shall apply over those lands without the requirement for an
amendment to this Plan. Mitigation measures may be recommended to offset
impacts. If the Environmental Impact Study determines that development may
not proceed the underlying designation shall not apply and lands will be
considered to be designated Environmental Protection Area and will be zoned
appropriately. Further, in such cases the Environmental Impact Study shall
identify the extent of vegetation protection zones and other protective measures
as per the policies of this Secondary Plan and the Clarington Official Plan.
4.3.13 The Subwatershed Study referenced in Policy 4.3.11 also identifies “Low
Constraint Areas”, comprising features in which development intrusion is not
restricted by existing policies and regulations. It is encouraged that these
features be incorporated into site‐level plans where possible to avoid net loss of
natural cover.
4.4 Urban Forest
4.4.1 Together, new development and public realm improvements shall establish an
urban tree canopy throughout the Secondary Plan area to minimize the heat
island effect, provide shade and wind cover, support biodiversity, and contribute
to a green and attractive environment.
4.4.2 All private development shall be supported by landscape plans that demonstrate
how the development will contribute to the urban forest, improve the health and
diversity of the natural environment, support other local plant and animal species,
and further enhance the connectivity of the built environment to natural heritage
features and hydrologically sensitive features.
4.4.3 Through development, the planting of new trees shall be required in public
spaces and private spaces to achieve benefits relating to microclimate, wildlife
habitats, hydrology and scenic quality.
4.4.4 Consultation is required with the Municipality prior to the removal of any trees,
significant shrubs and/or features. Where trees, significant shrubs and/or other
significant features are destroyed or harvested pre -maturely prior to proper study
and approval, compensation should occur on site and shall be calculated at a 3:1
ratio.
4.4.5 A diversity of tree and shrub species shall be planted in parks and along right-of-
ways to provide a healthy and more robust tree and shrub inventory that is less
prone to insects and diseases. The selection of tree and shrub species within the
Secondary Plan area will contribute to the Municipality’s species diversity
objectives.
4.4.6 New trees generally shall be native species, non-invasive, tolerant of expected
conditions and, where possible, of the largest size and maturity that the planting
location permits.
Courtice Transit-Oriented Community (CTOC) Secondary Plan – Draft for Review
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4.5 Energy
4.5.1 The Municipality shall work with appropriate partners to study the feasibility of a
low carbon thermal energy network, commonly known as a district energy
system, for the Secondary Plan area. Where a district energy system has been
established, new development within the Mixed Use Core, including transit
facilities and municipal buildings, will be required to connect to the district energy
system.
4.5.2 Where a district energy system is planned, new development within the Mixed
Use Core, including transit facilities and municipal buildings, will be required to
be district energy ready, subject to the Municipality establishing district energy
ready guidelines.
4.5.3 The Municipality will consider strategies for facilitating low carbon thermal energy
technologies, which may permit the repurposing of mechanical space to other
uses.
4.5.4 New development outside the Mixed Use Core shall consider and integrate,
where feasible, the district energy system. Should connection to the district
energy system not be feasible, new development shall consider the use of other
low carbon thermal energy technologies such as geo -exchange, wastewater
energy, and heat recovery from sources such as data centres and industry to
reduce greenhouse gas emissions.
4.5.5 New development shall consider and integrate where feasible:
a) Decentralized on-site renewable energy generation such as solar
photovoltaic (PV) panels and energy storage, such as battery storage, to
manage peak electricity demand, reduce emissions, and strengthen energy
resilience; and
b) Backup power for protection from area-wide power outages, including in
residential buildings, as informed by guidelines developed by the
Municipality.
4.6 Green Development
4.6.1 Development is strongly encouraged to:
a) Meet high standards for energy efficiency and sustainability in building
design and construction, exceeding the energy performance criteria of the
Ontario Building Code.
b) Utilize energy efficient lighting and appliances, passive building standards
and high-performance building envelopes to reduce the amount of energy
required to heat and cool buildings.
c) Incorporate window shading or canopy systems to reduce glass reflections
and save on cooling loads in the summer.
Courtice Transit-Oriented Community (CTOC) Secondary Plan – Draft for Review
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d) 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, o r a combination of
these.
e) Meet high standards for the use of low-impact development strategies and
minimize impermeable surfaces, to aid in stormwater infiltration.
f) Utilize water-efficient building design and practices in all new buildings,
including measures such as ultra-low flow fixtures, dual flush toilets and
rainwater harvesting.
g) Integrate strategies to mitigate heat island effects, such as:
i. Green roof and cool roof strategies that use high albedo materials to
reduce heat gain;
ii. The strategic use of deciduous trees to help with evapotranspiration
and shading of buildings, sidewalks and hard surface areas in
summer;
iii. Solar access in winter; and
iv. Light-coloured paving materials with an initial solar reflectance of at
least 0.33 at installation or a solar reflectance index of at least 29.
h) Apply designs, methods and materials that reduce embodied carbon
emissions, such as:
i. Using lower-carbon methods and materials such as mass timber,
low-carbon concrete and biogenic insulation;
ii. Adaptively reusing existing buildings; and
iii. Repurposing on-site materials.
5 Land Use and Built Form
5.1 Objectives
5.1.1 Concentrate a mix of uses in a high-density format close to the future GO station
with direct connections to the station that encourage residents, workers, and
visitors to use transit for daily trips.
5.1.2 Achieve a minimum density of 150 people and jobs per gross hectare within the
Protected Major Transit Station Area.
5.1.3 Build enough housing to accommodate a diverse population of approximately
29,000.
5.1.4 Ensure the development of mixed-use and employment areas provides
opportunities for a variety of employment types and forms, including office,
institutional, light industrial, retail and services.
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5.1.5 Accommodate a minimum of 8,000 jobs across CTOC and achieve a ratio of
approximately one job for every four residents.
5.1.6 Ensure office and industrial uses have good access and visibility from major
roads and Highway 401.
5.1.7 Ensure compatibility among the different land uses planned for CTOC.
5.2 General Policies
5.2.1 The land use designations are identified in Schedule A. Minor alterations to
Schedule A may occur without amendment to this Secondary Plan through the
development approval process provided such alterations are in conformity with
the Clarington Official Plan and the intent of this Secondary Plan is maintained.
5.2.2 Minimum densities for the residential and mixed-use designations in CTOC, as
set out below, will be required to ensure:
a) A minimum density of 150 people and jobs per gross hectare within the
Protected Major Transit Station Area is achieved over time; and
b) A diversity of housing and employment opportunities are accommodated.
5.2.3 The minimum density for each residential and mixed -use land use designation
shall be a net density and shall apply to each area bounded by a public road,
Environmental Protection Area and/or other land use designation and shall
exclude lands to be used for public roads, parks, schools, stormwater
management facilities and other public uses.
5.2.4 The following uses are permitted in all land use designations, excluding
Environmental Protection Areas, in this Secondary Plan:
a) A use which is accessory to a permitted use;
b) Public utilities, including water, wastewater, stormwater infrastructure; and,
c) Institutional uses and public facilities.
5.2.5 Development adjacent or close to the rail corridor shall be subject to the
Federation of Canadian Municipalities and Railway Association of Canada
Guidelines for New Development in Proximity to Railway Operations (2013) or
successor guidelines or policies adopted by Council. Generally, high-occupancy
uses, including residential, commercial and institutional, shall be set back a
minimum of 30 metres from the rail corridor, measured horizontally and vertically,
with an earthen berm or crash wall located within the setback.
5.2.6 A setback of 14 metres will apply to all future developments that occur adjacent
to the Highway 401 and Highway 418 rights-of-way in accordance with Ministry of
Transportation policy and will be measured from the highway property line.
5.2.7 The Municipality may require new development to incorporate appropriate
measures to mitigate any adverse impacts from existing or planned non -
residential uses on residential and other sensitive uses.
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5.3 Mixed Use Core
Planned Function
5.3.1 The planned function of the Mixed Use Core area is to accommodate a broad
mix of residential, commercial and institutional uses at high residential and
employment densities. The lands in this designation are intended to have the
greatest intensity of use.
Permitted Uses
5.3.2 The following uses are permitted within this designation:
a) Residential;
b) A full range of non-residential uses, including but not limited to commercial,
offices, retail, restaurants, places of entertainment, financial institutions,
personal and business services, hotels, conference facilities and
commercial schools; and
c) Institutional uses, including but not limited to public schools, colleges and
universities, community centres, cultural facilities, libraries, day cares and
places of worship.
5.3.3 Notwithstanding policy 5.3.2, large format retail and institutional uses shall
generally only be permitted on lots fronting Courtice Road, Townline Road,
Baseline Road and Trulls Road, unless they are located above or below the
ground floor.
5.3.4 Office or institutional uses shall occupy a minimum of 10% of the total gross floor
area of all buildings located on each block, or portion of a block, located within
the area identified as “Areas Where Office Uses Required” on Schedule A.
5.3.5 Buildings located in the area identified for “Commercial Frontage” on Schedule A
shall contain retail, restaurants or commercial services for a minimum of 70% of
the frontage on the ground floor facing Street C and Farmington Drive with main
entrances that front onto adjacent public sidewalks. Professional offices shall be
discouraged on ground floors along these streets.
Building Types
5.3.6 Permitted building types within this designation include:
a) Apartment building, including an apartment building with grade -related units
on the ground floor;
b) Mixed-use building with commercial or institutional uses on the first and
potentially second floors;
c) Office or commercial building;
d) Institutional building; and
e) Stacked townhouses, subject to Policy 8.3.7.
5.3.7 Stacked townhouses shall be permitted provided they:
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a) Do not occupy more than 20% of a block;
b) Are a coordinated and contiguous element of a larger high -density
development that achieves the minimum density in Policy 8.3.10 and
supports the urban design objectives of this plan; and
c) Do not front or flank an Arterial Road.
Heights and Density
5.3.8 The minimum height shall be 4 storeys, except institutional buildings, which shall
have a minimum height of 2 storeys, and buildings fronting Arterial Roads, which
shall have a minimum height of 6 storeys.
5.3.9 The maximum height shall generally be 40 storeys.
5.3.10 The minimum density in the Mixed Use Core shall be 325 units per net hectare.
Transit Facilities Zone
5.3.11 The Transit Facilities Zone identified on Schedule A within the Mixed Use Core is
the preferred location for transit facilities related to the GO station, including
commuter parking, passenger pick-up and drop-off areas, bus terminals and the
GO station building itself. Such transit facilities associated with the GO Station
shall not be subject to the minimum height and density requirements of this Plan.
5.3.12 The siting and design of transit facilities shall anticipate mixed-use development
in the Transit Facilities Zone, and shall generally be compatible with residential,
commercial and institutional uses.
5.3.13 If a parking structure is proposed within the Transit Facilities Zone, it shall be
located east of Farmington Drive and should be set back a sufficient distance
from Townline Road and Farmington Drive to allow the structure to be wrapped
by future commercial or residential development.
5.3.14 The portion of the Transit Facilities Zone south of the rail corridor will not be
reserved for transit facilities. However, the opportunity to integrate such facilities
shall be considered, through consultation with Metrolinx, Durham Region Transit
and other transit agencies, before applications for future redevelopment on lands
within and adjacent to the zone are approved.
5.4 Mixed Use Transition Area
Planned Function
5.4.1 The Mixed Use Transition Area, located at the edge of the Mixed Use Core, is
intended to accommodate a broad mix of residential, commercial and institutional
uses at generally high residential and employment densities and in forms that
provide a transition between the more intense Mixed Use Core Area and the
planned lower-scale neighbourhoods in CTOC.
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Permitted Uses
5.4.2 The following uses are permitted uses within this designation:
a) Residential;
b) A full range of non-residential uses shall be permitted, including but not
limited to commercial, offices, retail, restaurants, places of entertainment,
financial institutions, personal and business services, hotels, conference
facilities and commercial schools; and
c) Institutional uses, including but not limited to public schools, colleges and
universities, community centres, cultural facilities, libraries, day cares and
places of worship.
5.4.3 Notwithstanding policy 8.4.2, large format retail and institutional uses shall
generally only be permitted on lots fronting Courtice Road, Townline Road,
Baseline Road and Trulls Road, unless they are located above or below the
ground floor.
5.4.4 Retail, restaurants and commercial service uses are encouraged on the ground
floor of buildings at the intersections of two Arterial Roads, two Collector Roads
or an Arterial Road and a Collector Road. Development is encouraged to protect
for these non-residential uses on the ground floor.
Building Types
5.4.5 Permitted building types within this designation include:
a) Apartment building, including an apartment building with grade -related units
on the ground floor;
b) Mixed-use building with commercial or institutional uses on the ground floor;
c) Office building;
d) Institutional building;
e) Stacked townhouses; and
f) Traditional townhouses, subject to Policy 5.4.6.
5.4.6 Traditional townhouses shall be permitted provided they:
a) Do not occupy more than 30% of a block;
b) Are a coordinated and contiguous element of a larger high -density
development that achieves the minimum density in Policy 8.3.9 and
supports the urban design objectives of this plan; and
c) Do not front or flank an Arterial Road.
Heights and Density
5.4.7 The minimum height shall be 4 storeys, except institutional buildings, which shall
have a minimum height of 2 storeys, traditional townhouses as per policy 5.4.6,
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which shall have a minimum height of 3 storeys, and buildings fronting Arterial
Roads, which shall have a minimum height of 6 storeys.
5.4.8 The maximum height shall generally be 25 storeys, except buildings adjacent to
a Medium Density Residential or Low Density Residential area, which shall have
a maximum height of 10 storeys.
5.4.9 The minimum density shall be 100 units per net hectare.
5.5 Medium Density Residential
Planned Function
5.5.1 Medium Density Residential neighbourhoods are planned to accommodate a
variety of mostly low-rise housing types in a compact form, as well as
neighbourhood-oriented commercial amenities and community facilities.
Permitted Uses
5.5.2 The following uses are permitted uses within this designation:
a) Residential;
b) Other uses in accordance with Clarington Official Plan Policies 9.3.1 and
9.3.3; and
c) Small-scale retail, restaurant and commercial service uses provided they
are located on a Collector or Arterial Road and each establishment has a
gross leasable floor area no greater than 250 square metres.
Building Types
5.5.3 Permitted building types within this designation include:
a) Apartment buildings;
b) Stacked townhouses, back-to-back townhouses and traditional townhouses;
and
c) Fourplexes and triplexes.
Heights and Density
5.5.4 The minimum height shall be 3 storeys, except buildings adjacent to a Low
Density Residential area, which may have a minimum height of 2 storeys, and
buildings fronting an Arterial Road, which shall have a minimum height of 4
storeys.
5.5.5 The maximum height shall be 4 storeys, except buildings fronting an Arterial
Road which shall have a maximum height of 6 storeys.
5.5.6 The minimum density in the Medium Density Residential area shall be 45 units
per net hectare, expect on lots fronting Courtice Road, which shall have a
minimum density of 60 units per net hectare.
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5.6 Low Density Residential
Planned Function
5.6.1 Low Density Residential neighbourhoods are planned to accommodate a variety
of low-rise housing and community facilities.
Permitted Uses
5.6.2 The following uses are permitted uses within this designation:
a) Residential; and
b) Other uses such as small scale service, neighbourhood retail commercial
uses and home-based occupation.
Building Types
5.6.3 Permitted building types within this designation include:
a) Detached and semi-detached houses;
b) Traditional townhouses and stacked townhouses; and
c) Fourplexes, triplexes and duplexes.
Heights and Density
5.6.4 The maximum height shall be 3 storeys.
5.6.5 The minimum density in the Low Density Residential area shall be 25 units per
net hectare.
5.6.6 Private streets and private rear lanes are not permitted within the Low Density
Residential designation.
5.7 Business District
Planned Function
5.7.1 The Business District is planned to accommodate primarily a mix of commercial,
light industrial and institutional uses in compact forms.
Permitted Uses
5.7.2 The following uses are permitted uses within this designation:
a) Offices;
b) Hotels;
c) Commercial and technical schools;
d) Research and development;
e) Studios and workshops;
f) Manufacturing;
g) Communications and information technology development;
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h) Media production facilities;
i) Colleges and universities; and
j) Retail and business services, provided they do not occupy more than 50%
of the gross floor area on a site.
5.7.3 Light industrial uses, including research and development, workshops and
manufacturing, shall be wholly enclosed within a building, with no outside
storage.
5.7.4 Warehousing and distribution facilities shall not be permitted.
Heights and Density
5.7.5 The minimum height shall be 2 storeys.
5.7.6 The maximum height shall be 10 storeys.
5.8 Light Industrial
Planned Function
5.8.1 The Light Industrial area is intended to contain a mix of employment uses in a
prestige business park setting where buildings and landscapes are designed to a
high standard to attract businesses.
Permitted Uses
5.8.2 The following uses are permitted uses within this designation:
a) Manufacturing;
b) Research and development associated with manufacturing;
c) Warehousing and distribution facilities; and
d) Offices and retail associated with any of the above permitted uses.
5.8.3 Industrial uses shall be wholly enclosed in a building, with no outside storage.
Heights and Density
5.8.4 The maximum height shall be 4 storeys.
5.9 General Industrial
Planned Function
5.9.1 The General Industrial land use is intended to contain a mix of employment uses
in an industrial park setting where there is greater flexibility regarding how sites
are configured and development is designed.
Permitted Uses
5.9.2 The following uses are permitted uses within this designation:
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a) Manufacturing;
b) Research and development associated with manufacturing;
c) Warehousing and distribution facilities; and
d) Offices and retail associated with any of the above permitted uses.
5.9.3 Outside storage may be permitted, provided it is screened from public view and
does not occupy more than 25% of the lot area.
Height and Density
5.9.4 The maximum height shall be 4 storeys.
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 with a “Protection” classification
and hazard lands associated with valley systems, including slope and erosion
hazards. These lands contribute to the Municipality’s Natural Heritage System
and are intended to be protected.
Permitted Uses
5.10.2 In accordance with the Clarington Official Plan policies on the Natural Heritage
System, development and site alteration is prohibited, except the following:
a) Forest, fish and wildlife management;
b) Conservation and flood or erosion control projects, but only if they have
been demonstrated to be necessary in the public interest after all
alternatives have been considered
c) Transportation, infrastructure and utilities, but only if the need for the project
has been demonstrated by an Environmental Assessment, there is no
reasonable alternative, and it is supported by a project specific
Environmental Impact Study; and
d) Low impact recreation facilities, including but not limited to trails, pathways,
pedestrian bridges, lookouts and seating areas, to the satisfaction of the
Conservation Authority and the Municipality of Clarington.
5.11 Utility
5.11.1 The lands designated as Utility within the Secondary Plan contain the Canadian
Pacific Kansas City railway corridor.
5.11.2 Expansion of the railway corridor and Utility designation shall not require an
amendment to this plan.
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6 Urban Design
6.1 Objectives
6.1.1 Create a vibrant public realm that feels safe, comfortable and visually pleasing
and supports economic development.
6.1.2 Design spaces that are accessible for people of all ages and abilities.
6.1.3 Facilitate street life, casual social interaction and community gatherings.
6.1.4 Support healthy living environments and a high quality of life for residents.
6.1.5 Ensure compatibility between developments of varying scales and forms.
6.1.6 Establish a distinct identify for CTOC through the design of open spaces,
streetscapes and buildings.
6.2 General Policies
6.2.1 The Urban Design and Sustainability Guidelines appended to this Plan shall be
used as guidance in the interpretation and implementation of this Secondary
Plan’s policies.
6.2.2 Development shall contribute to the creation of a vibrant public realm that feels
safe, comfortable and visually pleasing, encourages active transportation, and
contributes to a distinct identity for CTOC. Buildings shall be oriented to and have
their main entrance on a street.
6.2.3 Development that backs onto a public street generally shall not be permitted.
6.3 Placemaking and Streetscapes
6.3.1 Public art is encouraged to be incorporated into private development to enhance
the pedestrian experience and contribute to the area’s identity.
6.3.2 Development shall enhance the experience of the community’s natural setting by
framing views to natural features and providing pedestrian connections to parks
and Environmental Protection Areas.
6.3.3 Gateways and Prominent Intersections identified in Schedule A represent special
locations within the Secondary Plan area which will support a distinct sense of
place and are subject to enhanced public realm treatments. Gateways and
Prominent Intersections are to be designed in accordance with the Clarington
Official Plan.
6.3.4 Prominent Intersections shall serve as community focal points through building
height, massing and orientation, architectural treatment and materials, and
landscaping.
6.3.5 Gateways and Prominent Intersections should include distinctive landscape and
streetscape treatments, including but not limited to planters, public art, special
paving, signage, and street furniture that enhance the public realm and mark
entry points into the Secondary Plan area.
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6.3.6 New development or redevelopment adjacent to a Gateway should be designed
to enhance the gateway through:
a) Building orientation and massing that prioritizes street frontages and
pedestrian access;
b) Façade treatments and architectural elements to create visual interest;
c) Continuity and connectivity between the public and private realms for
pedestrians; and
d) Consistent landscaping within the private realm including consideration for
trees, seating, and shade structures.
6.3.7 Streetscape design elements within the public right -of-way should be coordinated
with and enhance private development sites adjacent to Gateway and Prominent
Intersection locations, to create a cohesive visual identity.
6.4 Building Siting and Design
6.4.1 The following shall apply to development in the Mixed Use Core and Mixed Use
Transition areas:
a) Where retail and other street-related commercial uses are proposed,
buildings generally shall form a consistent streetwall that frames the
pedestrian environment. Front setbacks along retail streets generally shall
be 1-5 metres to accommodate retail displays, street furniture and
restaurant patios.
b) On streets lined mainly with residential uses, front setbacks generally shall
be 3-5 metres to provide for front yards, gardens or patios, and stairs.
c) Commercial frontages should contribute to a safe and inviting public realm
with frequent entrances, weather protection and extensive glazing on the
ground floor.
d) Tall residential or mixed-use buildings over 10 storeys generally shall take a
podium and tower form to appropriately frame streets and open spaces and
contribute to a comfortable public realm while limiting shadow impacts. The
following massing standards generally shall apply:
i. Podiums shall have a minimum height of 3 storeys and a maximum
height of 6 storeys.
ii. Residential towers shall have a maximum floorplate of 850 square
metres.
iii. Residential towers partially or entirely facing one another shall be
separated by a minimum of 30 metres. Towers not facing one
another generally shall have a minimum separation of 25 metres.
iv. Residential towers shall be set back from the edges of podiums.
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e) Tall office buildings shall not be subject to the above massing requirements.
Appropriate separation distances between office towers shall be determined
at the time of development applications for such uses.
f) Mid-rise buildings of 5-10 storeys shall limit the adverse impact of their
mass on the public realm and the pedestrian experience by generally
limiting their length to no more than 70 metres, articulating their facades,
varying materials and incorporating upper floor stepbacks. Stepbacks of at
least three metres generally shall occur at the 6th storey along Local Roads
and at the 8th storey along Collector Roads and Arterial Roads.
g) Parking for residential uses shall be provided within the same block, and
development shall limit the negative impacts of parking and loading on the
public realm. Parking and loading generally shall be located within the
building envelope in lands designated Mixed Use Core and Mixed Use
Transition Area.
h) Entrances to parking and servicing areas generally shall be on Local
Roads, mews and/or Rear Lanes and should be consolidated to maximize
and accentuate building frontages and/or front yards and minimize the
number of curb cuts required. Shared driveways a nd parking ramps
between properties shall be encouraged.
i) Loading and service areas generally shall be enclosed within a building and
located in the interior of a development block. Where loading and servicing
is visible at the rear or side of a building, it shall be screened.
j) Where underground parking is not feasible, parking may be located within a
podium, above the ground floor, provided the podium is designed to look
like an occupied building with windows.
k) Front patios for ground-floor residential units, where appropriate, shall be
raised or otherwise appropriately screened and designed to provide for
privacy and a transition between the public and private realms.
6.4.2 To ensure development in Low Density and Medium Density Residential areas
contributes to attractive streetscapes and an inviting, comfortable pedestrian
realm, the following policies shall apply:
a) Surface parking lots for multi-unit buildings in Medium Density Residential
and Low Density Residential areas, excluding traditional townhouses but
including stacked townhouses, may be permitted provided it is located at
the rear of buildings, accessed from a shared driveway at the side of the
building or, preferably, from a rear laneway. Off -street surface parking shall
not be located between the building and the street.
b) Blocks with a concentration of townhouses and/or lots containing other
housing types that are less than 9 metres wide shall be encouraged to
incorporate Rear Lanes.
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c) Parking for traditional townhouses, quadplexes, triplexes, duplexes, semi -
detached houses and detached houses that front Courtice Road, Trulls
Road, Townline Road, Street B and the east side of Street E, as identified in
Schedule C, shall be accessed from a Rear Lane.
d) Garages shall be recessed from the front wall of the house.
e) Single garages and double garages with living space directly above them
may extend partially beyond the front wall of the house.
f) The width of a driveway generally shall correspond with the width of the
garage, although in the case of single garages, a wider driveway may be
permitted where it does not prevent soft landscaping in the front yard with a
minimum width of three metres.
g) Buildings on corner lots shall have articulated facades facing both streets.
h) Front and exterior side yard porches shall be encouraged.
i) Air conditioning units, utility meters and similar features should not be
visible from the public realm (street/sidewalk) and should be well integrated
into a building massing, recessed and screened.
6.4.3 The following shall apply to the Business District and the Light Industrial and
General Industrial areas:
a) Buildings shall contribute to a consistent streetscape along Baseline Road
through the use of setbacks, landscaped front yards, well -designed
buildings and the orientation of main entrances to the streets.
b) Buildings that occupy at least 40% of the lot width shall be encouraged.
c) Buildings on corner lots generally shall be oriented on the corner towards
both streets.
d) A minimum of 20% of the site area shall be landscaped.
e) Parking lots generally shall be located to the interior side and/or rear of
buildings. A limited amount of visitor or accessible parking may be located
in the front yard.
f) Service and loading areas shall be located at the rear of buildings and
appropriately screened from public view.
7 Housing
7.1 Objectives
7.1.1 Build enough housing to accommodate a diverse population of approximately
29,000.
7.1.2 Ensure residential neighbourhoods and mixed-use areas within CTOC include a
mix of dwelling types and sizes to meet the needs of individuals and families
through all stages of life.
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7.1.3 Encourage the provision and retention of affordable housing and rental housing
for low and moderately low income households.
7.1.4 Integrate supportive housing to meet a spectrum of needs.
7.2 General Policies
7.2.1 CTOC is planned to include a wide range of housing types and tenure types,
including market ownership and rental units, as well as affordable housing units
in accordance with the policies of the Clarington Official Plan and the Durham
Region Official Plan (as applicable).
7.2.2 New development shall provide a range of unit sizes, in terms of number of
bedrooms, within multiple-unit buildings. Generally, a minimum of 25 percent of
units shall have two or more bedrooms.
7.2.3 The above minimum requirements for two - and three-bedroom units may be
reduced where development is providing:
a) Social housing or other publicly funded/subsidized housing; or
b) Housing to meet identified specialized needs which do not require multi-
bedroom units such as for health care institutions or residences owned and
operated by a post-secondary institution.
7.2.4 In Low Density Residential and Medium Density Residential, development is
encouraged to include additional dwelling units.
7.3 Affordable Housing
7.3.1 Affordable housing, including community housing, supportive housing and other
types of subsidized non-market housing units, are encouraged to be integrated
within neighbourhoods and combined in developments that also provide market
housing to deliver opportunities for a range of housing tenures and prices that
support diversity.
7.3.2 The Municipality will collaborate with community housing providers, including but
not limited to, the Region of Durham, to encourage a supply of subsidized non -
market housing units to be included within the Secondary Plan Area.
7.3.3 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 the Region (as applicable) to consider
further increasing financial incentives for affordable housing.
7.3.4 The Municipality may explore opportunities for inclusionary zoning in compliance
with Provincial regulations.
7.3.5 The co-location of affordable housing with community service facilities and
vertically integrated community hubs are encouraged.
7.3.6 The Municipality may prioritize development applications that include affordable
housing units.
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8 Parks and Community Facilities
8.1 Objectives
8.1.1 Locate parks, elementary schools and basic commercial amenities within a 10 -
minute walk for most residents.
8.1.2 Design buildings, infrastructure and open spaces to mitigate the impacts of
severe storms, flooding, droughts and the broader impacts of climate change.
8.1.3 Design parks and school sites to incorporate low-impact development features
for stormwater management.
8.1.4 Ensure parks and other open spaces are highly visible and accessible.
8.1.5 Locate parks to maximize the number of residents within a five-minute walk.
8.1.6 Provide parks of a sufficient size and configuration to accommodate a range of
potential recreation facilities for residents of all ages and abilities.
8.1.7 Support the timely delivery of elementary schools and indoor recreation facilities
within the community.
8.1.8 Integrate public art into the design of parks, streets and other public spaces.
8.2 General Policies
8.2.1 The dedication of lands for parkland shall be in accordance with the Planning
Act.
8.2.2 Parkland shall be integrated and connected into a broader public realm network
that also includes civic/institutional uses, streets, mid-block connections, trails
and privately owned publicly-accessible open spaces.
8.2.3 The design and programming of parks shall be guided by the Municipality’s
Parks, Recreation and Culture Master Plan and other applicable guidelines.
8.2.4 The park 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 CTOC’s identity.
8.2.5 Where feasible, parks should be designed to incorporate low -impact
development features to manage stormwater.
8.2.6 Parks generally shall be bordered by public roads, Environmental Protection
Areas, schools, and other community facilities. Residential and commercial uses
backing onto parks shall be minimized and private access shall not be permitted.
8.2.7 Environmental Protection Areas, associated vegetation protection zones and
stormwater management areas shall not be conveyed to satisfy parkland
dedication requirements under the Planning Act.
8.2.8 The following types of parks are planned in CTOC:
a) Special Park – a central multi-purpose gathering and recreation space
serving all of CTOC and the Courtice community more broadly;
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b) Neighbourhood Parks and Parkettes – traditional green spaces to meet the
daily passive and active recreation needs of residents in the surrounding
neighbourhood;
c) Urban Parks and Squares – smaller, multi-purpose open spaces generally
designed for passive uses but which also may accommodate programmed
events and activities.
8.3 Special Park
8.3.1 The Special Park identified in Schedules A and B will be a central gathering
place for residents, workers and visitors in CTOC and for the larger Courtice
community. It shall have a minimum area of 2.5 hectares and be bounded by
public streets on at least three sides.
8.3.2 The Special Park shall be designed to accommodate a range of civic, cultural
and recreational activities within a heavily treed landscape. Grassed and
hardscaped areas shall support special events and day-to-day uses.
8.3.3 The Special Park may include outdoor recreation facilities that are not land-
consumptive, such as a basketball courts, tennis courts, a skating rink, a
playground and/or a splashpad. Larger facilities, such as baseball diamonds,
soccer pitches and cricket ovals, will not be appropriate. A small dog park may
be accommodated.
8.4 Neighbourhood Parks and Parkettes
8.4.1 Schedule B identifies four Major Neighbourhood Parks intended to be central
places for recreation and gathering for the future neighbourhoods surrounding
them. The precise configuration and size of each of these parks shall be
determined in plans of subdivision. Minor changes to their configuration and size
shall not require an amendment to this Plan; however, their minimum sizes shall
be as follows:
• West Neighbourhood Park: 2.5 ha
• North Neighbourhood Park: 2.0 ha
• East Neighbourhood Park: 1.5 ha
• Central Neighbourhood Park: 1.5 ha
8.4.2 In addition to the Major Neighbourhood Parks delineated on Schedule B, other
Neighbourhood Parks and Parkettes will be required to meet the needs of
residents, give neighbourhoods a strong green character and enhance CTOC’s
natural environment. The location, size and configuration of these parks shall be
determined at the time of development applications, guided by the general
locations identified in Schedule B.
8.4.3 A Neighbourhood Park, notwithstanding the Municipality’s general standards,
shall have an area greater than 1.0 hectares, and a Parkette shall be 0.5-1.0
hectare.
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8.4.4 To ensure Neighbourhood Parks are an accessible and prominent feature of the
neighbourhood, a minimum of 50% of their boundaries, excluding any portion of
a boundary abutting an Environmental Protection Area or stormwater
management facility, shall front a public street.. Where a Neighbourhood Park
abuts a school, the minimum 50% street frontage requirement may be reduced,
provided the park has generous frontage on one street and public access from a
second street, at minimum.
8.5 Urban Parks and Squares
8.5.1 To complement parks with additional space for gathering and landscaping, Urban
Parks and Squares shall be encouraged in CTOC. Urban Parks and Squares
may vary in size but generally will be less than 0.5 hectares.
8.5.2 The location, size and function of Urban Parks and Squares shall be determined
at the time of development review and approval.
8.5.3 Urban Parks and Squares shall be defined by adjacent buildings and have at
least one edge abutting a public right-of-way.
8.5.4 Urban Parks and Squares may be publicly owned or privately owned but, in
either case, shall be publicly accessible. Publicly owned Urban Parks and
Squares shall count toward a development’s parkland contribution. Privately
owned Urban Parks and Squares may count toward parkland dedication where it
is unencumbered by underground parking and there is an agreement with the
landowner that the space will be maintained in perpetuity by the landowner.
8.5.5 Urban Parks and Squares shall be designed to offer a space for respite, outdoor
dining and special events. Generally, they shall feature lighting, seating areas,
trees and soft landscaping, low-impact development features, public art, or other
amenities to encourage casual use and gathering.
8.6 Schools
8.6.1 Approximately six (6) elementary schools and two (2) secondary schools are
planned in CTOC. The general locations for potential schools are identified on
Schedules A and B. Notwithstanding the potential locations identified on
Schedules A and B, schools may be located elsewhere in the Secondary Plan
area, and additional school sites added, without am endment to the Plan.
8.6.2 Should an alternative site be selected for a school, or a school site not be
required, the lands identified for the preferred site shall be developed in
accordance with the policies for the underlying land use designation. Final
locations and configurations for schools will be determined through the review of
development applications, in coordination with the school boards.
8.6.3 All elementary school sites, wherever possible, shall abut a park or other usable
green space to provide areas of shared amenity.
8.6.4 The size and configuration of each school site shall be to the satisfaction of the
School Board and the Municipality.
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8.6.5 The sharing of sites by two elementary schools or a school and another
community facility shall be strongly encouraged.
8.6.6 Shared parking between a school and an adjacent or nearby municipal facility or
other institutional use shall be strongly encouraged.
8.6.7 Schools required within the designated Mixed Use Core and Mixed Use
Transition areas are strongly encouraged to be located within the podium of
larger mixed-use buildings or take a compact, multi-storey form to optimize their
sites. Such schools shall provide their own outdoor play space on-site, which
may be located at-grade or on a rooftop.
8.6.8 Elementary schools shall be located on Collector Roads or at the intersection of
Collector Roads and Local Roads with a minimum right-of-way width of 20
metres. Road connections should facilitate easy and safe movement of school
buses and avoid the need for students to cross major roads.
8.6.9 Schools sites should be designed to encourage walking and cycling and should
be connected to the larger active transportation network of sidewalks, bike lanes
and multi-use paths.
8.7 Other Community Facilities
8.7.1 Community facilities such as libraries, recreation centres, child care centres, and
fire, ambulance and police stations will be required to meet the needs of
residents and workers in the area. The Municipality shall monitor CTOC’s growth
to ensure such facilities are provided in a timely manner and may require a
community services and facilities needs assessment with development
applications.
8.7.2 The preferred location for a library, a recreation centre and major cultural
facilities is identified in Schedule B as Preferred Location for Other Central
Community Facilities, where such facilities will reinforce the civic and cultural
heart of CTOC. If such a facility is located in the Special Park, it shall not occupy
more than 20% of the park area, including associated parking.
8.7.3 Community facilities generally shall be:
a) Designed to meet the requirements of the City and public agencies, boards
and commissions;
b) Located in highly visible locations with strong pedestrian, cycling and transit
connections for convenient access; and
c) Have prominent pedestrian entrances on the main building façade fronting
onto a public street.
8.7.4 Community facilities are encouraged, where appropriate, to promote partnerships
and optimize the use of space, considering the following measures:
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a) Providing for flexible, accessible, multi-purpose spaces that can be
programmed in different ways and be adapted over time to meet the varied
needs of different user groups;
b) Supporting the creation of community hubs and co -located facilities;
c) Exploring alternative delivery models, such as partnerships with non -profit
organizations;
d) Co-locating within mixed-use buildings; and
e) Integrating and coordinating programs.
9 Cultural Heritage
9.1 Objectives
9.1.1 Recover and protect Indigenous and other archaeological resources.
9.1.2 Conserve and interpret significant built heritage resources and facilitate their
integration with surrounding land uses, open spaces and built form.
9.1.3 Ensure opportunities for views and access to sites of cultural significance, as
appropriate.
9.1.4 Interpret the area’s cultural heritage, including its Indigenous history, within the
public realm.
9.1.5 Identify and protect view corridors and vistas to Lake Ontario down streets and
from public spaces, where possible.
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 the Municipality of Clarington 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,
including its Indigenous history, shall be integrated into the design of public open
spaces. The Municipality will also encourage the integration of public art in
publicly visible elements of the private realm.
10 Transportation
10.1 Objectives
10.1.1 Concentrate a mix of high-density uses close to the future GO station with direct
connections to the station that encourage residents, workers, and visitors to use
transit for daily trips.
10.1.2 Line main roads with transit-supportive development and pedestrian-friendly
streetscapes.
10.1.3 Ensure the road network facilitates and encourages the use of public transit by
allowing for efficient transit routes and minimizing walking distances to transit
stops.
10.1.4 Ensure roads and municipal services required for any part of the neighbourhood
are in place and operative prior to or coincident with development.
10.1.5 Ensure engineering and other design standards for the public realm and utilities
are applied consistently across CTOC.
10.1.6 Develop an interconnected grid of streets throughout the area wherever possible,
directly connected to the larger road network.
10.1.7 Establish an interconnected network of active transportation infrastructure across
CTOC linked to networks and trails in surrounding areas.
10.1.8 Minimize surface parking and its impact on the public realm.
10.1.9 Reduce the demand for parking over time.
10.2 General Policies
10.2.1 The road network shown in Schedule C identifies the road classifications, key
active transportation connections and a zone for transit facilities related to the
future Courtice GO station. The alignments of roads and active transportation
connections In Schedule C are approximate. Minor modifications to alignments
based on Municipal Class Environmental Assessments and detailed planning
and engineering studies shall not require an amendment to this Plan.
10.2.2 Table 1 identifies the classification and intended right-of-way of each road
identified in Schedule C.
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Road Classification Jurisdiction ROW Width (m)
Courtice Rd Type A Arterial Durham Region 45
Townline Rd Extension (west
of Courtice Rd)
Type B Arterial MoC 36
Trulls Rd (north of Townline
Rd Ext)
Type B Arterial MoC 36
Townline Rd Extension (east
of Courtice Rd)
Type C Arterial MoC 30
Trulls Rd (south of Townline
Rd Ext)
Type C Arterial MoC 30
Baseline Rd Type C Arterial MoC 30
Street E Special Collector MoC 26
Street B Collector MoC 26
Farmington Dr (south of
Street B)
Collector MoC 26
Farmington Dr (north of
Street B)
Collector MoC 23
Street C (east of Trulls Rd) Collector MoC 26
Street C (west of Trulls Rd) Collector MoC 23
Granville Dr Collector MoC 23
Street A Key Local MoC 20-23
Street D Key Local MoC 20-23
Street F Key Local MoC 20
Street G Key Local MoC 20
Table 1: CTOC Road Classifications
10.2.3 In addition to the roads identified in Schedule C, development will be structured
by an interconnected and grid-like network of Local Roads that facilitate direct
pedestrian, cyclist, transit and vehicular movement throughout the community.
Context Plans submitted with applications shall demonstrate how development
will be connected to existing or planned development on surrounding lands.
10.2.4 CTOC’s network of streets shall be supplemented by landscaped mid -block
active transportation connections that break up long blocks to further 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.
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10.2.5 Complete, interconnected pathway networks shall be identified in Context Plans
and plans of subdivision, demonstrating how the network will connect with
pathway network on adjacent lands.
10.2.6 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 Regional Municipality of Durham , with further
guidance provided in the CTOC Urban Design and Sustainability Guidelines
(Appendix A to this Secondary Plan)
10.2.7 The incorporation of low-impact development measures in the design of all
streets shall be encouraged.
10.2.8 On-street parking generally shall be accommodated on Collector Roads and
Local Roads to provide for anticipated parking needs and to assist in calming
traffic movement and thereby enhancing pedestrian safety.
10.2.9 Landscaped, pedestrian-friendly roundabouts may be considered for the
prominent intersections of Baseline Road and Trulls Road, and Baseline Road
and Courtice Road. Roundabouts may be considered elsewhere where two
Arterial Roads, two Collector Roads or an Arterial Road and a Collector Road
intersect. Roundabouts are generally discouraged along local roads, but small
ones may be considered for the purposes of traffic calming.
10.2.10 The conveyance of land consistent with the widening of the rights -of-way
identified in this Plan shall be required to permit the development of lands
adjacent to existing roads. Additional dedication for road widenings may be
required, such as for grading, drainage and stormwater management, auxiliary
turn lanes, transit facilities and utilities.
10.3 Arterial Roads
10.3.1 Arterial Roads will generally be designed in accordance with the standards set
out in Appendix C, Table C-2 of the Clarington Official Plan. Arterial Roads shall
include the following elements:
a) Townline Road, Trulls Road and Courtice Road may have a multi-use path
on at least one side for the convenience, comfort and safety of pedestrians,
cyclists and other active transportation modes. Where a multi -use path is
provided on only one side, a sidewalk shall be provided on the other side.
Alternatively, where these roads travel through mixed-use areas and a
multi-use path is not provided, sidewalks shall be located on both sides to
support retail and other active ground-floor uses.
b) Landscaped boulevards and building setbacks shall provide a buffer
between moving traffic and residential and non-residential land uses on
either side of the street.
c) Planting zones shall have sufficient width to accommodate appropriate low -
impact development measures.
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d) Signalized intersections shall be spaced to provide convenient crossing
points for pedestrians and cyclists and help distribute vehicular traffic evenly
across CTOC.
e) Turn lanes may be required at intersections. Double turn lanes and
channelized right turn lanes shall be avoided.
f) Driveway access from Arterial Roads shall be restricted except where
unavoidable.
10.3.2 As the rail corridor is upgraded to support the GO Rail Expansion, Trulls Road
will be upgraded at the rail corridor. Development on lands adjacent to the rail
crossing, and on other lands that may be affected by a future upgrade, may be
required to dedicate land and/or incorporate appropriate setbacks to
accommodate the upgrades.
10.4 Collector Roads
10.4.1 Collector Roads shall be designed in accordance with the road classification
criteria in Appendix C, Table C-2 of the Clarington Official Plan. Collector Roads
shall include the following elements:
a) A minimum of two through lanes shall be provided, and turn lanes may be
required at intersections;
b) Sidewalks shall be provided on both sides.
c) Cycling shall be accommodated in separated bike lanes within the roadway,
in raised lanes (cycle tracks) adjacent to the roadway or on a multi -use path
on one or both sides of the road.
d) Planting and furnishing zones shall be provided on both sides of the
roadway and have sufficient width to accommodate appropriate low-impact
development measures.
10.4.2 Notwithstanding policy 10.4.1, Street E shall have a 26-metre right-of-way to
accommodate a continuous, generous tree-lined multi-use path on one side.
10.5 Local Roads and Mews
10.5.1 Development will be accessed and serviced by Local Roads generally with right-
of-way widths between 18 and 20 metres, except the Streets A and D identified
in Schedule C, which may require a width of 23 metres. New Local Roads shall
be designed in accordance with the road classification criteria in Appendix C,
Table C-2 of the Clarington Official Plan. They shall include the following:
a) Local Roads shall feature sidewalks on both sides and generally shall also
have street trees on both sides to enhance the tree canopy and establish a
strong green character for CTOC.
b) On-street parking shall generally be accommodated on one side of the
right-of-way.
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c) A planting and furnishing zone shall be provided on both sides of Local
Roads of sufficient width to accommodate appropriate low-impact
development measures.
d) A multi-use path including appropriate signage and/or pavement markings
shall be provided on at least one side of the right-of-way or, alternatively,
bike lanes shall be accommodated on Streets A and D as shown on
Schedule C.
10.5.2 Local Roads generally shall be permitted to intersect with Arterial Roads, where
the Municipality and Region are satisfied such intersections will not cause an
undue safety risk to drivers, pedestrians and cyclists.
10.5.3 Private streets are vehicular connections between public streets that are deemed
necessary to enhance vehicular and pedestrian permeability. Private streets may
be permitted through the development application process, subject to the
following to the satisfaction of the Municipality:
a) They include pedestrian amenities such as sidewalks, lighting and street
trees or other plantings;
b) Access points to parking spaces shall meet municipal road standards;
c) No buildings or off-street parking spaces shall encroach into the private
street right-of-way; and
d) The developer shall provide for the future transfer of the rights -of-way to the
Municipality at the Municipality’s discretion.
10.5.4 Mews are streets designed primarily for pedestrians and cyclists and may be
dedicated full-time or part-time to active transportation but generally also
accommodate vehicles. Proposals for public and private mews will be subject to
the approval of the Municipality on a case-by-case basis and shall demonstrate
that they will support the placemaking objectives of this Plan and will not have a
significant adverse impact on the functioning of the larger road network in the
area. Mews may or may not include curbs but in all cases shall clearly demarcate
zones for pedestrians.
10.6 Rear Lanes
10.6.1 Public or private Rear Lanes are strongly encouraged to support safe and
attractive streets by providing access to driveways, garages, loading and
servicing areas, and other back-of-house uses away from the street-facing
frontage. Access to commercial loading areas shall generally be provided from
Rear Lanes.
10.6.2 Rear Lanes may be required where development fronts onto an Arterial or
Collector Road and for townhouse developments.
10.6.3 Public utilities may be located within public Rear Lanes subject to functional and
design standards established by the Municipality.
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10.6.4 Rear Lanes shall be designed in accordance with the road classification criteria
in Appendix C, Table C-2. They shall meet the following criteria:
a) Rear Lanes shall allow two-way vehicular travel and incorporate a setback
on either side of the right-of-way to the adjacent garage wall or private
fence.
b) Rear Lanes shall provide access for service and maintenance vehicles for
required uses as deemed necessary by the Municipality and may include
enhanced laneway 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 Manager of Development Engineering.
f) No Regional Municipality of Durham infrastructure shall be permitted.
g) Rear Lanes shall be graded to channelize snow-melt and runoff.
h) The design of Rear Lanes may incorporate appropriate elements of low -
impact design, such as permeable paving, where sufficient drainage exists.
i) Appropriate lighting shall be provided to contribute to the safe function of
the roadway for all users, including pedestrians, cyclists, drivers and
service/emergency vehicles.
10.7 Active Transportation
10.7.1 Key active transportation connections shall be implemented in general
accordance with Schedule C and will include dedicated cycling lanes, sidewalks
and multi-use paths in public rights-of-way. These will be complemented by multi-
use paths within parks and other public open spaces .
10.7.2 Where a multi-use path is located within the right-of-way of a Collector Road or
Key Local Road, as will be the case with Street E and may be the case with
Streets A and D, private driveways crossing the path shall be minimized and
generally shall not be permitted for accessing individual dwelling units to avoid
conflicts between vehicles and path users. Short blocks that result in frequent
Local Roads crossing multi-use paths shall be discouraged for the same reason.
10.7.3 The Municipality will work with the Conservation Authority to develop trail
networks within and adjacent to the Robinson Creek and Tooley Creek valleys,
as conceptually illustrated in Schedule C. The trail networks shall be accessible
from parks and public roads. They shall include Primary and Secondary Trails as
defined in Section 18.4 of the Clarington Official Plan.
10.7.4 The location, alignment and design of trails shall be subject to the following:
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a) Trail design and type will be based on each site’s sensitivity to minimize
environmental impacts and will be designed to accommodate a range of
users and abilities.
b) Trails will be directed outside of sensitive 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.
d) Trails should be integrated with the maintenance access route, where
feasible, to minimize the impermeable surface area and natural heritage
system disturbances.
10.7.5 Proposed trails in or adjacent to Environmental Protection Areas shall be subject
to Environmental Impact Studies.
10.8 Transit Facilities
10.8.1 The Municipality will ensure that transit facilities are integrated early and
appropriately throughout CTOC by including Durham Region Transit in all
development pre-application meetings and ensuring that transit requirements are
addressed through municipal capital works and private development applications.
10.8.2 The design of transit stops shall incorporate appropriate amenities, with the
following to be considered: transit shelters, seating, tactile paving, bike racks,
curb cuts and appropriate lighting. Generally, transit stops at major intersections
shall include shelters and seating.
10.8.3 The Transit Facilities Zone identified in Schedule A is the preferred location for
transit facilities related to the GO station, including commuter parking, passenger
pick-up and drop-off areas, bus terminals and the GO station building itself. Such
facilities may be standalone but shall be sited and designed to optimize the
station area for concurrent or future mixed -use development and to
accommodate direct pedestrian connections from the station to the public street
network and future development. The policies in Section 12.2 of this Plan shall
also apply.
11 Servicing
11.1 Objectives
11.1.1 Design buildings, infrastructure and the community as a whole to high standards
for energy and water conservation.
11.1.2 Design buildings, infrastructure and open spaces to mitigate the impacts of
severe storms, flooding, and the broader impacts of climate change.
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11.1.3 Ensure servicing infrastructure is located and designed to serve the planned
population efficiently while providing capacity for intensification over time.
11.1.4 Ensure roads and municipal services required for any part of the neighbourhood
are in place and operative prior to or coincident with development.
11.1.5 Ensure engineering and other design standards for the public realm and utilities
are applied consistently across CTOC.
11.1.6 Ensure the Municipality’s capital budget anticipates infrastructure and community
facilities required within CTOC in the long term.
11.2 General Policies
11.2.1 All new development within the CTOC Secondary Plan area will be serviced by
municipal water and sewer services and stormwater management facilities.
Existing development within the Secondary Plan area shall, over time, also be
connected to these same services, where appropriate.
11.2.2 New development will proceed based on the sequential extension of full
municipal services in accordance with the municipal capital works program.
11.2.3 Development applications are required to demonstrate there is adequate
servicing supply and capacity available to support the proposed level of density
in the context of existing and proposed development across the Plan area.
11.2.4 Any Regional infrastructure required to support the development of CTOC is
subject to the annual budget and business planning process.
11.2.5 The Municipality will work with the landowners and the Regional Municipality of
Durham to develop a plan for the phasing of extensions to existing services. A
phasing plan will be prepared as part of a functional servicing report by
development proponents at the time an application for draft plan of subdivision is
submitted.
11.2.6 Approval of development applications shall be conditional upon commitments
from the appropriate authorities and the proponents of development to the timing
and funding of required stormwater management, sanitary sewer and water
supply facilities. These works shall be provided for in subdivision and site plan
agreements. Phasing of development, based on the completion of external sewer
and water services, may be implemented if required by the Municipality of
Clarington.
11.2.7 Development proponents and the Municipality will seek to incorporate
infrastructure and utilities in a manner that is sensitive to the quality of the public
realm and design of the street network, and which reduces the impact of
development on hydrologic and ecological systems.
11.2.8 A Master Drainage Plan for CTOC Secondary Plan area shall be completed to
the Municipality’s satisfaction prior to the submission of development applications
for new land uses. The Master Drainage Plan shall address the
recommendations of the Robinson and Tooley Creek Flood Mitigation Study.
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Regulatory Storm control may be required and must be designed to the
satisfaction of the Conservation Authority and the Municipality of Clarington
11.3 Stormwater Management
11.3.1 Schedule A identifies general locations for stormwater management facilities in
CTOC. These locations shall be confirmed by a Master Drainage Plan and
Stormwater Management Reports submitted with development applications, and
the areas for stormwater management facilities shall be identified in plans of
subdivision. Alternative locations for stormwater management facilities may be
approved by the Municipality without amendment to this Plan. Stormwater
management facilities generally shall be located away from arterial roads,
wherever possible, to optimize arterial corridors for development.
11.3.2 Stormwater management facilities, such as ponds and low-impact development
features, shall be used 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 vegetation protection zone provided the intent of the
vegetation protection zone is maintained and it is supported by an Environmental
Impact Study.
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 Any crossings of valley features, flood plains and water courses shall be required
to consider wide open bottom culverts that have the width and height to facilitate
floodplain conveyance as well as wildlife crossings for mammals off roads to
avoid vehicle and wildlife fatalities.
11.3.5 Drainage patterns shall have regard for the existing drainage divide between
Robinson Creek and Tooley Creek lands.
11.3.6 Future stormwater system updates shall consider the 2051 urban expansion area
in upcoming secondary plans and include analysis for Regional release rate
targets to verify the flood mitigation strategy and any additional work need to
understand the impacts of additional lands upon downstream flooding and
stormwater management requirements.
11.3.7 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.
11.3.8 The submission of the following plans and reports, prepared in accordance with
the Subwatershed Study, shall be required to determine the impact of stormwater
quality/quantity, erosion and water balance of the proposed development:
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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.
11.3.9 The Stormwater Management Report and Plan identified in policy 11.3.8 and
prepared in accordance with the Subwatershed Study 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.
11.3.10 The Stormwater Management Report and Plan identified in policy 11.3.8
shall demonstrate how the water balance target set in the Subwatershed Study is
achieved. If the water balance target is not achieved, a justification shall be
submitted for review and acceptance by the Municipality of Clarington.
11.3.11 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, off
peak storage, water reclamation and/or reuse and the maintenance of pre-
development water balance shall be demonstrated.
11.3.12 High Volume Recharge Areas shall maintain a pre-development water
balance.
11.3.13 Stormwater management facilities shall incorporate naturalized
landscaping and accommodate trails and seating areas where appropriate.
11.3.14 Development of all low- and medium-density 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 a nd beyond tree protection areas.
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11.3.15 Development is encouraged to promote water conservation and efficiency,
including through strategies such as installing rainwater harvesting and
recirculation/reuse systems, using water efficient and drought resistant plant
materials where appropriate, supporting oth er agencies with programs related to
water conservation and water demand management, and considering
technological and other system improvements.
11.3.16 Green roofs, where applicable, shall be designed to help manage
stormwater.
11.3.17 The public realm will be designed to manage the quantity and quality of
stormwater run-off and mitigate the potential for downstream erosion during
storm events.
11.3.18 Xeriscaping using native, drought-tolerant plants as a cost-effective
landscape method to conserve water shall be encouraged.
11.3.19 The irrigation of street trees through green infrastructure or other passive
means may be considered as part of the broader stormwater management
system to improve the resilience of the urban tree canopy.
12 Implementation and Interpretation
12.1 Objectives
12.1.1 Ensure roads, road improvements, and municipal services required for any part
of the neighbourhood are in place and operative prior to or coincident with
development.
12.1.2 Support the timely delivery of public access to parkland, schools and other
community amenities.
12.1.3 Ensure engineering and other design standards for the public realm and utilities
are applied consistently across CTOC.
12.1.4 Ensure the Municipality’s capital budget anticipates infrastructure and community
facilities required within CTOC in the long term.
12.2 Policies
12.2.1 A Zoning By-law shall be an essential tool used to implement the policies of this
Secondary Plan.
12.2.2 The policies of this Secondary Plan shall be considered when making decisions
related to development of the lands within the CTOC Secondary Plan Area. The
policies of this Secondary Plan shall be implemented by exercising the powers
conferred upon the Municipality by the Planning Act, the Municipal Act and any
other applicable statues, and in accordance with the applicable policies of the
Official Plan.
Courtice Transit-Oriented Community (CTOC) Secondary Plan – Draft for Review
47
12.2.3 Submission of a Context Plan may be required with applications for rezoning,
plan of subdivision or site plan approval.
12.2.4 The purpose of a Context Plan is to demonstrate how proposed development will
relate and connect to existing or planned development on surrounding lands and
guide coordinated implementation of required infrastructure and community
facilities. Context Plans will identify the following:
a) The limits of Environmental Protection Areas based on area-specific
Environmental Impact Studies;
b) Planned public roads and active transportation connections, including mid -
block pathways;
c) Private streets, where appropriate, and other privately -owned connections
where a public easement may be required;
d) Existing and planned land uses;
e) Planned parks;
f) Delineated sites planned or reserved for schools and other community
facilities;
g) Areas for stormwater management facilities and low-impact development
features; and
h) Proposed sites and frontages for retail uses.
12.2.5 The boundaries of Context Plans will be determined by the Municipality and
generally will extend to the second Arterial or Collector Road beyond the
development site. Consultation with landowners within the Context Plan area
may be required to ensure the plan accurately reflects intended, proposed and
planned development in the area.
12.2.6 Alternative development standards for infrastructure may be developed and
approved for specific areas or all of CTOC without amendment to this Plan,
provided they meet the intent and support the objectives of the Plan.
12.2.7 An existing use of land, building or structure that is lawfully in existence prior to
the passage of the implementing Zoning By-law, and which does not conform to
this Secondary Plan but continues to be used for such purposes, shall be
deemed to be legal non-conforming. Expansions and extensions of legal non-
conforming uses will require an application to the Committee of Adjustment and
may be permitted provided the expansion or extension continues the non-
conforming use.
12.2.8 Non-conforming uses shall be encouraged to relocate or redevelop so that the
subject land may be used in conformity with the policies of this Secondary Plan
and the provisions of the implementing Zoning By-law.
12.2.9 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 those regarding minimum
Courtice Transit-Oriented Community (CTOC) Secondary Plan – Draft for Review
48
densities and minimum and maximum heights, where this Secondary Plan is
intended to be prescriptive.
12.2.10 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 CTOC area.
12.2.11 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.
12.2.12 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.
12.2.13 Development applications for lands abutting existing Arterial Roads and
Collector Roads may require the dedication of land for road widenings or road
upgrades, as determined by the Municipality or Region.
12.2.14 Approval of development applications shall be conditional upon
commitments from the appropriate authorities and the proponents of
development to the timing and funding of required infrastructure and community
facilities, including roads, sanitary sewers, water services, stormwater
management facilities, parks, schools and other community facilities. These
works shall be provided for in the subdivision and site plan agreements. Phasing
of development, based on the completion of the external public works, may be
required by the Municipality.
12.2.15 The Secondary Plan recognizes that comprehensive planning requires the
equitable sharing amongst landowners of the 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, applicants/landowners shall have
entered into appropriate cost sharing agreements that establish the means by
which the costs of developing the property, which may include parks, roads, road
improvements, external services, stormwater management facil ities,
public/private utilities, schools, fire and emergency facilities, and all related
community costs, are to be shared. The Municipality will 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.
12.2.16 Landowners are encouraged to enter into a Master Parkland Agreement
with the Municipality prior to the approval of any draft plan of subdivision. The
Master Parkland Agreement shall identify the minimum size and general location
of parks that shall be provided and dedicated in accordance with Schedule A.
Courtice Transit-Oriented Community (CTOC) Secondary Plan – Draft for Review
49
12.2.17 The Municipality will require, as a condition of draft approval, that proof be
provided to the Municipality that landowners have satisfied all their parkland
obligations with respect to the Master Parkland Agreement prior to registration of
a plan of subdivision.
12.2.18 In accordance with Provincial legislation and regulations, Council may
impose a transit station charge against land to pay for costs related to the
construction of the GO Transit Station (should the Municipality choose to fund the
station).
12.2.19 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 development application unit count;
e) Estimated population;
f) Amount/type of non-residential space and number of jobs; and
g) Number of purpose-built additional dwelling units.
12.2.20 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.
12.2.21 The CTOC Secondary Plan has been prepared to align with the policies of
the Official Plan. The policies of this Secondary Plan, along with Maps and
Appendices shall be read and interpreted in conjunction with the policies of the
Official Plan.
12.2.22 In the event of a conflict between the Official Plan and this Secondary
Plan, the policies of the Secondary Plan shall prevail.
12.2.23 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.
12.2.24 The Municipality recognizes the need for a degree of flexibility and allow
for well-designed buildings that respond appropriately to the conditions of their
site and its surroundings and are consistent with the principles of this Plan and
meet the general intent of its policies. Where “generally” is used to qualify a built
form policy found in Section 9.5 of this Plan, it is expected the requirement will be
met except where an applicant has demonstrated to the Municipality’s
satisfaction that site-specific conditions warrant the consideration of alternatives,
and that the proposed alternative built form parameters meet the general intent of
the policy. Such exceptions shall not require an amendment to this Secondary
Plan.
Courtice Transit-Oriented Community (CTOC) Secondary Plan – Draft for Review
50
12.2.25 The Municipality will monitor the policies of this Secondary Plan and
propose updates as deemed necessary.
DRAFT
LEGEND
DRAFT
Schedule B - Parks and Community Facilities
LEGEND
LEGEND
DRAFT
Schedule C - Roads and Active Transportation Network
Courtice Transit Oriented Community
APRIL 2025
URBAN DESIGN &
SUSTAINABILITY
GUIDELINES
DRAFT
Appendix A
TABLE OF CONTENTS
1. INTRODUCTION 1
1.1. PURPOSE OF THE GUIDELINES 2
1.2. STRUCTURE OF THE GUIDELINES 2
1.3 HOW TO INTERPRET AND USE THE GUIDELINES 2
2. CTOC VISION AND COMMUNITY STRUCTURE 3
2.1. VISION 4
2.2. COMMUNITY STRUCTURE 4
3. PRIVATE REALM GUIDELINES 7
3.1. HIGH-RISE AND MID-RISE MIXED USE AND RESIDENTIAL BUILDINGS 8
3.2. LOW-RISE BUILDINGS 13
3.3. OFFICE BUILDINGS 17
3.4. INDUSTRIAL BUILDINGS 19
4. PUBLIC REALM GUIDELINES 21
4.1. ROAD NETWORK AND BLOCK PATTERN 22
4.2. TRANSPORTATION NETWORK 23
4.3. STREETSCAPES 37
4.4. TRANSIT FACILITIES ZONE 41
4.5. PARKS AND OPEN SPACES 41
4.6. SCHOOLS AND OTHER COMMUNITY FACILITIES 46
4.7. ENVIRONMENTAL PROTECTION AREAS 47
5. GREEN DESIGN GUIDELINES 49
5.1. ENERGY AND WATER CONSERVATION AND EFFICIENCY 50
5.2. LANDSCAPE AND STORMWATER MANAGEMENT 51
1
INTRODUCTION
The Municipality of Clarington is
committed to building well-designed
urban environments that support
sustainability goals, ecomomic prosperity
and a high quality of life. This section
sets the context for the Courtice Transit
Oriented Community Urban Design and
Sustainability Guidelines. It addresses the
document’s purpose and explains how it is
organized and intended to be used.
2Urban Design and Sustainability Guidelines
1.1. Purpose of the Guidelines
The Courtice Transit Oriented Community (CTOC) is within
Courtice’s urban boundary, south of Bloor Street, east of
Robinson Creek, west of Tooley Creek and north of Highway
401. These Guidelines apply to the CTOC Secondary Plan
Area, including the Protected Major Transit Station Area
(PMTSA) around the future Courtice GO Station.
The CTOC Urban Design and Sustainability Guidelines
(CTOC Guidelines) complement and support the CTOC
Secondary Plan. They provide a comprehensive set of
design principles and urban design direction applicable
to all forms of development to guide the CTOC area’s
transformation into a complete, mixed-use, transit-
supportive community.
1.2. Structure of the Guidelines
Section 1: Introduction – provides an overview of the
context for the CTOC Guidelines and addresses their
purpose, how they’re structure and how they are to be used.
Section 2: Vision and Community Structure – describes
the vision for CTOC and the key elements that will organize
future development. A Demonstration Plan conceptually
illustrates the vision, showing one potential outcome of
applying the Secondary Plan policies and these Guidelines.
Section 3: Private Realm Guidelines – contains guidelines
for various building types, such as high-rise, mid-rise and
Section 4: Public Realm – contains guidelines applicable
to the street network, active transportation facilities, transit
facilities, streetscapes, parks and open spaces, community
facilities and environmental protection areas.
Section 5: Green Design Guidelines - provides direction
on how development can promote environmental
sustainability, with a focus on energy and water
conservation and stormwater management.
1.3 How to Interpret and Use the
Guidelines
The CTOC Guidelines will help to implement the
Secondary Plan policies and provide greater clarity on
policy intentions for urban design, streetscapes, built form
and environmental sustainability. The Guidelines will be
Plan policies, the implementing Zoning By-law and the
Municipality of Clarington’s General Architectural Design
Guidelines in reviewing development applications to ensure
a high level of urban design and sustainability is achieved.
Development proposals that differ from these Guidelines
may still be considered if they meet the intent of the CTOC
Secondary Plan and Guidelines. Evaluation will be based
on the merits of the development proposal. Where there
Architectural Design Guidelines, the CTOC Guidelines shall
prevail.
The CTOC Guidelines are intended to be used by the
building and development industry in the preparation of
development proposals. Municipal staff will refer to the
Guidelines in their review of development applications,
including draft plan of subdivision, zoning by-law
amendment, and site plan control applications.
2
CTOC
VISION AND
COMMUNITY
STRUCTURE
4Urban Design and Sustainability Guidelines
2.1. Vision
The Courtice Transit Oriented Community is envisioned
to be a unique new green community offering all types of
housing to accommodate 29,000 residents, a variety of jobs
for more than 8,000 workers, and a full range of amenities.
CTOC will be inclusive. A range of housing choices will
be provided, including single-detached and semi-detached
houses, townhouses, duplexes, triplexes, quadplexes and
of affordable ownership and rental housing as well as
supportive housing to ensure the needs of individuals and
families at all stages of life can be met.
CTOC will be diverse. A variety of housing and employment
opportunities will help ensure the community is socially
diverse. This will be matched with diversity in the built
environment—housing at all scales; different styles of
architecture; a mix of shops, restaurants and entertainment;
and open spaces and indoor facilities for all manner of
recreational interests.
CTOC will be vibrant. The design of neighbourhoods, parks
and streetscapes and a high-density, mixed-use core will
encourage street life, social interactions and community
gatherings. Institutional uses, a high-quality public realm
and a diverse local economy will support ongoing vitality
and attract visitors from across the region.
CTOC will be connected. The future Courtice GO station,
adjacent highways and existing arterial roads will connect
residents and businesses to destinations and communities
across the Greater Toronto Area. An interconnected
network of local streets, trails, pathways and bike lanes will
make it easy to get around by walking, cycling and taking
local transit.
CTOC will be green. The valley lands and forests that
surround CTOC will provide a rich green setting for
development, and neighbourhood parks scattered across
the community will provide a gathering and play space for
every neighbourhood. A central park and urban squares
will offset the high density of development in the core
and provide places for respite, picnicking and events.
Environmental design features applied to buildings, open
spaces, infrastructure and the community as a whole will
help ensure CTOC supports Clarington’s Priority Green
goals and standards for sustainability.
2.2. Community Structure
The vision, principles, and objectives of the CTOC
Secondary Plan are supported by a community structure
Natural Areas: The valley lands of Robinson Creek and
Tooley Creek, tributaries that feed them and forested areas
together surround the CTOC Secondary Plan Area, and
establish a rich and sensitive green setting for development.
As these areas are protected and enhanced, they will
become an amenity for future residents and visitors,
fundamental to the community’s environmental health and
social well-being.
Highways: Highways 401 and 418 are not technically
within the CTOC area but nevertheless play a vital role in its
physical structure. They help to frame the area, and their
and access the highways afford.
Future Courtice GO Station: The growth and prosperity of
CTOC will depend on a multi-modal transportation network
centred on the future Courtice GO Station. The station and
surrounding lands provide a focus for high-density housing,
together with a pedestrian-friendly public realm, contribute
to creating a unique mixed-use district.
Transit Corridor: Courtice Road is a Regional Corridor that will
be the primary transportation route to and through CTOC for
transit, commercial and personal vehicles. As such, it will be
a focus for transit-oriented development and streetscaping
that supports active transportation and reinforces Clarington’s
identity as an attractive, sustainable community.
Green Active Transportation Spine: Between Trulls Road
and Courtice Road, a continuous north-south landscaped
multi-use path will function as a green active transportation
corridor that connects neighbourhoods, parkland and forest
in the north half of the PMTSA to the future GO Station and
other destinations in the south half. In the long term, the
green spine may be extended to the Courtice waterfront via
a pedestrian/bicycle bridge over Highway 401.
Parks and Open Space Network: Future residential
and mixed-use neighbourhoods will be centred on
ensure most residents are within short walking distance
of public green space. In addition, a central “Special Park”
will serve all of CTOC and, as a multi-purpose space for
5 Courtice Transit Oriented Community (CTOC) Secondary Plan
events, is expected to be a civic destination for all Courtice
residents. Multi-use paths and mid-block connections
throughout the community will further contribute to a green
framework for development.
High-Density Mixed-Use Core: The core of CTOC, centred on
the future GO station, will be the area for the highest densities
of development, the tallest buildings and the greatest range
housing, working, shopping, dining and entertainment. At the
edges of the core, development will be less intense to provide
a transition to lower scale neighbourhoods.
Urban Residential Areas: North and west of the core,
CTOC will comprise mostly low-rise neighbourhoods at
varying densities and with a variety of housing types as
well as neighbourhood-oriented commercial amenities.
Within the PMTSA, medium-density forms of housing
will be dominant, while west of Trulls Road there will be
a full range of residential types, from detached homes to
mid-rise apartment buildings. Interconnected local street
networks will connect neighbourhoods to one another and
to the attractions in the core.
Employment Areas: South of the rail corridor, areas against
Highway 401 will be maintained mostly for industrial
broaden employment opportunities for Courtice residents.
Complementing the Clarington Energy Park, these areas will
provide a stable environment for the growth of established
and new businesses that diversify Clarington’s economy.
Figure 1: Community Structure
6Urban Design and Sustainability Guidelines
3
PRIVATE REALM
GUIDELINES
The private realm encompasses properties
that will remain in private ownership and
includes both buildings and the sites they
occupy. This represents the majority of
development areas within the Courtice
Transit Oriented Community. A wide variety
of new development is planned, ranging
from low-rise to high-rise and containing
industrial uses. The design and quality of
to creating a livable and healthy new
community.
8Urban Design and Sustainability Guidelines
3.1. High-Rise and Mid-Rise Mixed
Use and Residential Buildings
High-rise and mid-rise buildings are permitted in the
Mixed Use Core and Mixed Use Transition Area land use
designations, providing the highest densities around the
GO Station and along Arterial Roads. Mid-rise buildings
are also permitted along major roads and across from
parks and other open spaces within the Medium Density
Residential area.
High-rise buildings are generally those above 10 storeys,
while mid-rise buildings are generally 5-10 storeys. Both
building typologies may contain a mix of uses or solely
residential uses, depending on their location. In the Mixed
Use Core and Mixed Use Transition Area, high-rise and mid-
rise buildings will support the development of a community
hospitality, retail, commercial and institutional uses. These
building types will form the foundation of this new urban
area, and will be carefully designed with a high quality of
realm, prioritize pedestrian movement, and be well-integrated
with adjacent uses and buildings.
3.1.1. 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.
and planned context and mitigate potential impacts of
height, massing, and shadow on their surroundings,
including nearby lower scale areas, cultural heritage
resources, planned open spaces, and existing natural
areas.
C. Main building walls should establish a consistent
streetwall to create a sense of enclosure and frame the
public realm.
D. In the Mixed Use Core and Mixed Use Transition Area,
mixed-use buildings should have a consistent setback
along the street between 2 and 5 metres to provide
space for a wide walking zone, restaurant patios and
retail displays, where appropriate.
E.
setbacks generally should be 1-3 metres, except where
forecourts are appropriate.
F.
with entrances on the street, a setback of 3-5 metres
should be provided for a buffer between the public
and private realms and room for stairs, porches and
elevated patios.
G. On large sites, through-block pedestrian connections
and grade-related, publicly accessible open spaces
should be provided on-site to complement, connect,
and extend the existing network of public streets, parks,
and open space.
H. Sites should be designed to integrate natural
constraints and features on the site, where applicable.
I. Buildings should be located and oriented to maximize
penetration and minimize shadow and wind impacts on
the public realm and surrounding properties.
J. Building design should include environmental controls
such as canopies, awnings, and louvers to regulate sun
and wind exposure.
K. 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. Buildings should be articulated with high-
design excellence, innovation and building longevity.
Mixed-use high-rise building framing the street
9 Courtice Transit Oriented Community (CTOC) Secondary Plan
L. Architectural variation, texture, and materiality should
be incorporated into the design of buildings to establish
community identity and enhance visual interest.
M. Building façades should incorporate bird-friendly design
elements, such as sunshades or louvers, visual markers
minimize the potential for bird collisions.
N. On corner sites where the intersecting streets are
different types, buildings should be designed to respect
and respond to the planned height, scale, and built-form
character of both streets.
O. Vehicular access and loading/servicing areas should be
located away from streets and major open spaces to
maintain a pedestrian-friendly public realm.
P. Vehicular access should be located off secondary
streets, where feasible, integrated into the design of the
building to mitigate their visual impact on the public
realm.
Q. 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.
R. 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.
S.
residential uses, or the potential to convert uses in
4 metres for commercial uses and 3.5-4.5 metres for
residential uses.
3.1.2. MASSING OF HIGH-RISE BUILDINGS
A. High-rise apartment buildings may generally be in the
range of 11 to 40 storeys, and in some cases up to 45
storeys, depending on their location, in accordance with
CTOC Secondary Plan policies.
B. 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.
C. Podiums should have heights that related to the width
of the adjacent road right-of-way, generally 3-6 storeys.
Above the building base, stepbacks should generally
be incorporated to distinguish the tower from the
building base. This perception of articulation can also
be achieved in alternative ways, including the use of
cantilevers, canopies and material changes.
10Urban Design and Sustainability Guidelines
D. 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
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.
3.1.3. MASSING OF MID-RISE BUILDINGS
A. Mid-rise apartment buildings may be up to 10 storeys,
depending on their location, in accordance with CTOC
Secondary Plan policies.
B. Mid-rise buildings should be designed as compact,
street-related building forms with a strong streetwall
C. 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.
3.1.4. FACADES AND ENTRANCES
A. On commercial streets, the base building should
include continuous active commercial, institutional or
other active uses, with the exception of areas required
for lobbies.
B. On secondary street frontages where a commercial
be provided to accommodate the transition to active
commercial uses over time.
C. Additional setbacks from the property line should be
incorporated in strategic locations to accommodate
urban squares, seasonal retail and patio space,
extensions of the streetscape, public art, and entrances
to above-grade uses.
D. 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.
E. 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.
F.
should be designed in highly visible locations with
direct access from the public realm.
Commercial entrances set back from the pedestrian clearway, with bicycle
parking, street furniture and weather protection
11 Courtice Transit Oriented Community (CTOC) Secondary Plan
G. Architectural treatments, accent illumination and
landscaping may also be incorporated to accentuate
building entrances.
H. Ground level residential units directly accessed from
the public realm should establish a transition between
public and private space through a combination of
setbacks, low fencing, stairs, hedges, planters and/or
elevated patios.
I. Weather protection elements, such as awnings,
canopies, and projecting façade elements, should be
incorporated to provide coverage at main entrances,
entrances. Where provided, these elements should
provide a generous vertical clearance above grade.
J. Balconies and other projections should be
architecturally integrated into the structure and
detailing of the building. 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.
3.1.4. ROOFTOP ELEMENTS, MECHANICAL
EQUIPMENT AND UTILITIES
A. The architectural treatment of the rooftop should be
designed to complement the overall building design and
integrate penthouses, stair towers, elevator towers and
mechanical equipment.
B. 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.
C. Mechanical systems and utilities, such as drainage
pipes, vents and meters, should be architecturally
integrated into the façade and building design and
screened from view from the public realm.
3.1.5. PEDESTRIAN CIRCULATION, LANDSCAPING
AND AMENITY
A. Landscape design should incorporate trees and a mix
of soft and hard landscaping. Existing mature trees
should be retained, where possible
B. Clear, direct and accessible walkways should be provided
from the sidewalk to the main entrance of buildings.
C. Mid-block pedestrian connections should be provided
in blocks over 100 metres long to improve pedestrian
permeability and connectivity.
D. Green roofs should be integrated into mid-rise and high-
rise building rooftops.
E. Shared private outdoor amenity space should be
provided within building sites for residential and some
non-residential uses, located at grade and/or on
building rooftops.
F. 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. The following
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.
G. 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.
H. Places for pet runs either at the rear or side of the
building at-grade or on a shared rooftop space are
encouraged.
I. 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.
Wide and landscaped mid-block connection
12Urban Design and Sustainability Guidelines
3.1.6. 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 street and separated from
parks, amenity spaces or other open spaces.
C. Vehicular circulation should be located and designed
to minimize visual impacts on adjacent properties,
pedestrian movement and the public realm.
D. All required vehicle parking should be provided on-site.
E. Underground parking is strongly encouraged, with
driveway entrances integrated into the building design
and envelope.
F. 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.
G. 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.
H. Above-ground structured parking facilities should be
designed to allow for conversion to other uses in the
future.
3.1.7 LOADING AND SERVICING
A. Buildings should be designed to accommodate
separated waste stream storage and collection.
B. Waste and recycling collection areas should be located
within the building structure.
C. 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.
Screening measures include landscaping and/or solid
panel fencing.
D. 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 landscaping or a decorative
wall.
E. Noise attenuation measures should be incorporated
into the design of loading and service areas.
Mixed-use building with screened utilities at the side
13 Courtice Transit Oriented Community (CTOC) Secondary Plan
3.2.1. GENERAL SITE AND BUILDING DESIGN
A. Low-rise buildings should be oriented to public streets
and open spaces to frame the public realm and support
a safe, comfortable pedestrian environment.
B. Front setbacks along a street should generally align to
ensure visual continuity along the streetscape.
C. Building setbacks should be generous enough to
enable suitable areas for soft landscaping and provide
setbacks should be a 3-5 metres, except where parking
is located at the front of a house, in which case the
garage should be setback a minimum of 6 metres.
D. Building projections, such as covered porches,
balconies and stairs are encouraged and may project
into the front yard setback.
E. On long blocks greater than 200 metres, mid-block
pedestrian connections should be provided to
complement, connect, and extend the existing network
of public streets and parks.
F. Sites should be designed to integrate natural
constraints and features on the site, where applicable.
G. A variety of lot sizes is envisioned for low-rise building
types. This allows for variation in scale, massing and
form to create visual interest, while also ensuring a
diversity of housing types across CTOC.
3.2. Low-Rise Buildings
Low-rise buildings include a wide range of typologies
up to 4 storeys in height, including apartment buildings;
traditional townhouses; stacked townhouses (including
back-to-back stacked townhouses); quadplexes, triplexes
and duplexes; and semi-detached and detached houses.
They contain predominantly residential uses, though
they may also contain home businesses, and apartment
buildings on main streets may contain compatible
Low-rise apartment buildings, stacked townhouses and
traditional townhouses are permitted in the Medium
Density Residential area of CTOC. For clarity, traditional
townhouses are attached side-to-side in blocks of at
least three, are typically 3 storeys tall and have rear
yards. Stacked townhouses are attached side-to-side and
may also be attached back-to-back; generally they have
balconies, patios and/or rooftop decks rather than rear
yards for amenity space.
Traditional townhouses, quadplexes, triplexes, duplexes,
semi-detached houses and detached houses are permitted
in the Low Density Residential area. These forms are
generally 2-4 storeys in height and contain one to six
dwelling units in one building, although up to two additional
dwelling units are permitted in traditional townhouses and
semi-detached and detached houses.
Low-rise apartments framing pedestrian friendly streets
14Urban Design and Sustainability Guidelines
H. Vehicular access and loading/servicing areas for
multiple-unit developments should be consolidated and
located away from the street to maintain a pedestrian-
friendly public realm.
I. A variety of architectural expression among publicly
exposed elevations is encouraged, including variation in
roof lines, architectural styles, and material articulation.
3.2.2. HEIGHT AND MASSING
A. 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.
B. Blocks of townhouses should not exceed 8 units along
the street, and blocks of stacked townhouses should
not exceed 16 units.
C. Adequate separation should be provided between
townhouse blocks to allow for landscaping, fencing
and outdoor storage screened from view. Where no
pathway is required between townhouse blocks, 3
metres of separation is generally adequate, where a
private pathway to access the interior of the site is
provided, the separation should be a minimum of 4
metres.
3.2.3. FACADES AND ENTRANCES
A. Exterior walls of buildings should be articulated through
use of bays, gables and porches, or designed to provide
visual interest through the use of material changes.
B. Main building or unit entrances should be oriented
towards the public realm to improve legibility and
contribute to a comfortable pedestrian environment.
i. For stacked townhouses, a separate and clearly
articulated main front door for each unit should be
provided.
ii. Multi-unit buildings with shared lobby spaces or
entrances should promote visibility and views
between interior and exterior spaces. Main building
entrances should be designed to be at-grade with
barrier free access from the public sidewalk.
iii. Where provided, upper storey residential apartment
units should be accessed via a consolidated lobby.
iv.
public walkways are encouraged to have individual
entrances accessing the sidewalk. Front porches or
porticos are encouraged, where applicable, to give
prominence to grade-related main entrances.
v. All apartment building entrances should be well lit.
Natural lighting is encouraged through the use of
sidelights, fanlights or door glazing. Wall-mounted
down-cast lighting is also appropriate adjacent to
building entrances.
Design continuity along a block of townhouses Wood frame construction stacked townhouses fronting onto a park
15 Courtice Transit Oriented Community (CTOC) Secondary Plan
D. 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.
E. Where privacy fencing is proposed, it should be of high
architectural quality and the extent of fencing should be
minimized to avoid being an expansive visual barrier.
3.2.5. VEHICULAR ACCESS, PARKING, LOADING AND
UTILITIES
A. Vehicular entrance locations to multiple-unit
developments 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 landscaping, and
sidewalk
B. 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.
C. All required vehicle parking should be provided on-site.
D. Underground parking for apartment buildings is
strongly encouraged. Surface parking may be located at
the rear of buildings and is not permitted in the front or
exterior side yard of buildings. Rear yard parking should
be buffered from private amenity areas.
C. Architectural elements, primarily at the front elevation
or public-facing elevation, should be proportionate. This
includes, but is not limited to, window sizes and shapes,
D. Large areas of uninterrupted rooftops are encouraged,
particularly on south facing facades, to accommodate
solar photovoltaic infrastructure.
E. 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.
3.2.4. PEDESTRIAN CIRCULATION, LANDSCAPING
AND AMENITY AREAS
A. Landscape design should incorporate trees and a mix
of soft and hard landscaping. Existing mature trees
should be retained, where possible.
B. Clear, direct and accessible walkways should be
provided from the sidewalk to the main entrance of
buildings or units.
C. A range of outdoor amenity areas should be
incorporated in the design of buildings and sites, as
appropriate to the building type. This may include
private outdoor amenity areas such as porches, rear
yards, terraces and balconies or common outdoor
amenity areas such as courtyards, accessible rooftops
and forecourts.
in setback areas
Pedestrian pathway between facing blocks of townhouses
16Urban Design and Sustainability Guidelines
E. Rear lanes are strongly encouraged to provide access
to parking, especially for townhouse developments of
more than four units, and may be required for housing
that fronts a major road.
F. On corner lots, driveways should be accessed from the
G. Other than the permitted driveway, paving in the front
yard generally should be limited to walkways.
H. Where front yard driveways are provided, they should
parking entirely within private properties, without
obstructing adjacent sidewalks or vehicle sightlines.
I. Driveways, parking pads and walkways should be
adequately illuminated with low level, pedestrian-scaled
lighting.
J. The use of permeable surface materials are
encouraged for driveways, parking pads and surface
parking areas.
K. Individual unit garages may be provided for
townhouses, detached and semi-detached houses.
i. Garage entrances should be incorporated, either
architecturally integrated into the main building
massing.
ii. Where front yard garages are provided, the garage
should not dominate the width of the front façade
and they should have materials, colour and other
design elements consistent with the architecture of
the primary dwelling unit.
iii. The width of a driveway generally should
correspond with the width of the garage.
L. Front garages are encouraged to be expressed as two-
storey structures with usable space above to better
integrate this structure into the overall design of the
dwelling unit.
M. 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.
3.2.6. LOADING AND UTILITIES
A. Utilities should be concealed or buried. Where
not possible, utilities should be integrated into the
architectural composition of buildings or screened from
public view to minimize their visual impact on the public
realm.
B. Utilities and servicing areas should be located so that
they do not interfere with existing trees, mature tree
growth or landscaping.
C. Garbage and recycling storage areas should be located
at the side or rear of buildings and in rear laneways where
provided. Where not possible, garbage and recycling
storage areas should be screened from public view.
17 Courtice Transit Oriented Community (CTOC) Secondary Plan
3.3.2. HEIGHT AND MASSING
A.
materiality to break up their perceived mass and create
visual interest.
B.
C. Rooftop mechanical and other equipment should be
integrated into the overall building massing and design
and screened from public view.
3.3.3. FACADES AND ENTRANCES
A. Building facades should contain a high degree of
transparency and working windows to allow for views
and access to natural ventilation and daylight for
employees.
B. Building entrances and lobbies should be visually
prominent, have pedestrian access directly from a
public street and include weather protection.
C. Building signage should be designed to be compatible
with the overall building design
D. Units designed for mixed uses, including institutional,
retail, and services uses are encouraged on the ground
are permitted throughout the Mixed Use Core and the Mixed
building heights range from 2 to 10 storeys, while taller
Mixed Use Transition Area.
3.3.1. GENERAL SITE AND BUILDING DESIGN
A. Within the Mixed Use Core and Mixed Use Transition
podiums of mixed-use buildings that include residential
may not have retail and commercial service uses on the
B.
should be developed, through measures that include
compact building forms, building placement along street
edges, consistent streetwalls, and parking and servicing
located at the rear of buildings, away from the public
realm.
C.
open spaces to frame the public realm and contribute
to pedestrian-friendly streetscapes.
D.
back further from the property line than residential and
mixed-use buildings to allow for generous soft and hard
landscaping and tree planting on site edges.
E. Sites should be designed to integrate natural
constraints and features on the site, where applicable.
F. 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.
18Urban Design and Sustainability Guidelines
3.3.4. PEDESTRIAN CIRCULATION, LANDSCAPING
AND AMENITY AREAS
A. Landscape design should incorporate trees and a mix
of soft and hard landscaping. Existing mature trees
should be retained, where possible.
B. Amenity areas, such as forecourts, courtyards and
plazas should be incorporated into site design to
provide gathering, outdoor seating and break areas for
building employees. Amenity areas may be located at-
grade or on rooftops.
C. Pedestrian walkways should connect building
entrances to parking areas, nearby transit shelters and
adjacent developments.
3.3.5. VEHICULAR CIRCULATION, PARKING,
LOADING AND SERVICING
A. Provide separation between vehicular routes (especially
truck access/loading) and pedestrian routes on-site to
driving surfaces.
B. Structured parking, loading and waste storage areas are
encouraged to be integrated into the building design,
particularly within the Mixed Use Core and Mixed Use
Transition Area.
C. Where loading and waste storage areas are located at-
grade and outside a building envelope, they should be
and located in interior side yards or rear yards.
D. Surface parking areas, where provided, should be
located to the rear of buildings and should be designed
to incorporate areas of soft landscaping, and clear, safe
pedestrian routes.
E. Buildings should be designed to accommodate
separated waste stream storage and collection.
F. Pick-up and drop-off access and short-term delivery
areas should be provided at the side or rear of
buildings, or in lay-by zones within the on-street parking
lane, where provided.
pedestrian circulation
19 Courtice Transit Oriented Community (CTOC) Secondary Plan
F. 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.
G. Industrial sites consisting of multiple buildings should
consider establishing a micro-grid system using
renewable and low-carbon sources of energy.
3.4.2. FACADES AND ENTRANCES
A.
public road, with weather protection.
B.
should contain a high degree of transparency and
working windows to allow for views and access to
natural ventilation and daylight for employees.
C. Building signage should be designed to be compatible
with the overall building design and character.
3.4. Industrial Buildings
Industrial buildings will be located within the Light
Industrial and General Industrial land use designations.
Light industrial uses are also permitted within the Mixed
footprints and may be up to 4 storeys in height.
industrial buildings will follow the guidance in Section
3.3 and should be designed to be compatible with, and
sensitive to, future mixed-use developments in that area.
3.4.1. GENERAL SITE AND BUILDING DESIGN
A. In general, industrial buildings should be located to
frame public streets, with parking, loading, servicing
and other functions located to the side or rear, with
the exception of short-term visitor parking and delivery
drop-off, and accessible parking.
B. Buildings should be massed and located to provide
visual and physical separation from adjacent uses,
allow for landscaping and screen mechanical and
service areas.
C.
buildings should be located along the primary street
edge and should be designed to address the street
and provide direct pedestrian entry from the street or
customer/visitor parking areas.
D. Building facades may be set back further from the
property line to allow for generous soft and hard
landscaping and tree planting along site edges.
Generally, front yard setbacks should be a minimum
of 6 metres and a maximum of 18 metres where front
yard parking is provided.
E. Sites should be designed to integrate natural
constraints and features on the site, where applicable.
and bicycle parking located at main building entrance
20Urban Design and Sustainability Guidelines
3.4.3. PEDESTRIAN CIRCULATION, LANDSCAPING
AND AMENITY AREAS
A. Landscape design should incorporate trees and a mix
of soft and hard landscaping. Existing mature trees
should be retained, where possible.
B. The edges of industrial sites should incorporate soft
landscaping, attractive fencing and tree planting to
act as a visual screen. Landscape buffers should be a
minimum of 3 metres wide.
C. Employee and visitor amenities should be located in
convenient locations, close to building entrances.
D. Clear, direct and accessible walkways should be
provided from the public sidewalk to the main entrance
of buildings.
E. Pedestrian walkways should connect building
entrances to parking areas, nearby transit shelters and
adjacent developments.
F. Green infrastructure should be incorporated within
industrial sites, where feasible, including low-impact
development practices such as using native and
drought resistant vegetation; minimal maintenance
design; bioswales; and impervious paving materials in
appropriate locations.
3.4.4. VEHICULAR ACCESS, PARKING, LOADING AND
SERVICING
A. Provide separation between vehicular routes (especially
truck access/loading) and pedestrian routes on-site to
driving surfaces.
B. Surface parking areas should be designed to
incorporate areas of soft landscaping, and clear, safe
pedestrian routes.
C. Loading and waste storage should be enclosed within
the building envelope. Where this is not possible,
they should be screened, separated from vehicle and
rear yards.
D. Vehicular circulation areas should be designed to
manage dust and mud tracking where appropriate.
E. Outdoor storage, where permitted, as well as utilities
and mechanical systems, should be screened with
walls or landscaping.
Clearly delineated walkway through a parking areaNaturalized stormwater management feature integrated into industrial site
design
4
PUBLIC REALM
GUIDELINES
The public realm is comprised of
interconnected places and spaces that are
available for use by everyone for everyday
life – streets, parks, other open spaces,
multi-use paths and trails, and community
facilities. The public realm collectively
structure, identity and character of CTOC.
A successful public realm consists of well-
designed spaces that provide engaging
places for social interaction and community
life, support commercial vitality, encourage
outdoor activity, and maintain the
ecological well-being and hydrological
function of the community.
22Urban Design and Sustainability Guidelines
4.1. Road Network and Block
Pattern
The layout of roads and blocks provides the framework
for development and circulation patterns, for all modes
of travel. The following guidelines apply to the design and
layout of all existing and planned roads within the CTOC
community.
A.
design principles, balancing the needs of all users.
B. Roads should form an interconnected network and grid
pattern across the CTOC area. Figure 2 conceptually
illustrates how local roads can contribute to a grid
network; however, it is not intended to be prescriptive
with respect to the layout of local roads, with the
exception of Key Local Roads.
C. Blocks should generally have a maximum length of 300
metres. Where block lengths exceed 200 metres, mid-
block pedestrian connections should be provided.
D. Variation in block sizes is encouraged where they
facilitate the development of a mix of building
typologies.
E. Cul-de-sacs are generally discouraged as they reduce
connectivity, increase walking distances and typically
result in streetscapes dominated by driveways and
garages. Where cul-de-sacs are unavoidable, pedestrian
connectivity should be prioritized.
F. Rear laneways are encouraged throughout the CTOC
area to provide for access to parking, servicing and
loading off public streets.
23 Courtice Transit Oriented Community (CTOC) Secondary Plan
4.2. Road Hierarchy
The transportation network in CTOC will take a complete
streets approach to support a vibrant, walkable, mixed-
pedestrians, cyclists, transit and private vehicles.
The road network will prioritize connectivity and supporting
a comfortable public realm. The road hierarchy consists
of the following street types, with typical cross-sections
• Arterial Roads
• Collector Roads
• Local Roads
• Key Active Transportation Connections
• Rear Lanes
In addition to Key Active Transportation Connections, the
• Other multi-use paths
• Bike lanes
• Sidewalks
• Trails
The guidelines in this section should be read in conjunction
the relationship between the transportation network and
intended built form.
A. Roads within the CTOC area will all be designed to
balance the needs, safety and comfort of all users,
while being designed to prioritize safety for the most
vulnerable users.
B. The width of the right-of-way dedicated to vehicular
movement should be minimized, offering ample room
for cycling and pedestrian infrastructure as well as
planting and furnishing areas.
C. Landscaping should allow for adequate soil volumes
for mature street tree growth within and on both sides
of the public right-of-way.
D. Boulevard landscaping should consider opportunities
to incorporate low impact development features,
including road-side bioswales, rain gardens or the use
of permeable pavers, where appropriate.
E. Permeable pavers should not be used for the public
sidewalk or portions of other public space with high
F. Curb extensions or bump-outs may be provided at key
intersections with higher pedestrian volumes.
Local Road and streetscape alongside an urban institutional use
mixed use urban area
24Urban Design and Sustainability Guidelines
25 Courtice Transit Oriented Community (CTOC) Secondary Plan
4.2.1. ARTERIAL ROADS
Arterial Roads are intended to support high-density, mixed
lands in the south of the CTOC area. Arterial Road design
of vehicles and transit and the comfort and safety of
pedestrians and cyclists. Given the role of Arterial Roads
community, driveway access from Arterial Roads shall be
restricted except where unavoidable.
The following guidelines conform to the Region of Durham’s
Arterial Corridor Guidelines for Regional Corridors and
provide further guidance to achieve complete streets and
the intended built form and public realm for the different
road types.
TYPE A ARTERIAL (COURTICE ROAD)
a direct north-south connection through the community,
from Highway 401 and the waterfront, to the GO Station
and north to Southeast Courtice, Bloor Street and beyond.
Type A Arterials will feature a right-of-way width up to 45
metres, including two vehicular lanes in either direction,
street trees, plantings, sidewalks on both sides and cycling
infrastructure.
Where Courtice Road will be fronted by mostly residential
uses, a generous multi-use path divided by a landscape
strip can be built on both sides. Where the road travels
through commercial areas, there is an option to locate
either separated bike lanes in the roadway or cycle tracks in
the boulevard, adjacent to the curb.
In both options, there will be an opportunity to
accommodate a landscaped centre median that breaks
near intersections to accommodate left turn lanes.
26Urban Design and Sustainability Guidelines
Cycle Track Cycle Track
27 Courtice Transit Oriented Community (CTOC) Secondary Plan
TYPE B ARTERIALS
Type B Arterials that act as major connections through the
community and the wider Courtice area. Type B Arterials
will feature a right-of-way width up to 36 metres, including
two vehicular lanes in either direction, street trees, plantings
and sidewalks on both sides. The boulevards will be wide
enough to also accommodate dedicated bike paths on
both sides; alternatively, multi-use paths could replace the
sidewalks and bike paths.
Cycle Track Cycle Track
28Urban Design and Sustainability Guidelines
TYPE C ARTERIALS
Baseline Road, Trulls Road south of Street H, Street H
east of Courtice Road and Hancock Road will be Type C
Arterials. These roads will feature a right-of-way width up
to 30 metres, which will accommodate two vehicular lanes
in either direction, street trees, plantings and sidewalks on
both sides, and bike lanes. There will also be an opportunity
to accommodate a landscaped median, which can give way
to turning lanes at intersections.
Raised separators should be included to enhance safety for
cyclists; alternatively, raised cycle tracks at the curbs could
replace on-road bike lanes, increasing the boulevard widths
to approximately 6 metres. Multi-use paths on both sides
can also be considered.
29 Courtice Transit Oriented Community (CTOC) Secondary Plan
4.2.2. COLLECTOR ROADS
Granville Drive, Farmington Drive, Street B and Street C will
function as Collector Roads, providing connections between
Arterial Roads and Local Roads. Collector Roads will
feature right-of-way widths of 23-26 metres and will have a
Two types of Collector Roads are planned for CTOC.
Neighbourhood collectors should have a right-of-way of
23 metres to accommodate a 10-metre roadway with
space for on-street parking on one side. Boulevards of
approximately 6.5 metres should accommodate on both
sides a raised cycle track near the curb, a landscape strip
for street trees and a sidewalk.
Mixed use collectors will be sections of Collector Roads
where commercial uses are planned in the Mixed Use Core
and Mixed Use Transition areas. The should have a right-of-
way of 26 metres to accommodate parking on both sides
within a 12-metre roadway. Boulevards of approximately
7 metres should be similar to those of neighbourhood
collectors but with slightly wider sidewalks.
On both neighbourhood and mixed use collectors, bump-
outs should be incorporated, particularly at intersections,
to accommodate additional landscaping, street furniture,
30Urban Design and Sustainability Guidelines
31 Courtice Transit Oriented Community (CTOC) Secondary Plan
4.2.3. SPECIAL COLLECTOR ROAD
Street E will play a special role in CTOC as a Collector Road
for drivers and cyclists and a landscaped green north-south
spine providing direct connections to the future Courtice GO
Station and ultimately to the Courtice Waterfront. Street E
should have a right-of-way of 26 metres to accommodate
a roadway of 9.5-10 metres, which will provide space
for parking parking on one side, and boulevards of 4.5-5
metres on the west side and 11-12 metres on the east side.
The wider east boulevard will accommodate a multi-use
path of 5-6 metres between two rows of trees and other
landscaping. Benches and other pedestrian amenities
should also be provided in the landscape zones. Driveways
crossing the multi-use path should be avoided.
Where Street E is adjacent to parks or other public open
spaces, the path may meander and be partially located within
the open space. Striping or differentiated paving should be
used to delineate zones for pedestrians and cyclists.
Wide multi-use path adjacent to road
32Urban Design and Sustainability Guidelines
33 Courtice Transit Oriented Community (CTOC) Secondary Plan
4.2.4. LOCAL ROADS
Most development in CTOC will be directly accessed via
Local Roads, which will be designed to create intimate,
low-speed, pedestrian-priority streetscapes that encourage
walking and allow cyclists to share the roadway with
vehicles. An interconnected grid-like network of Local
Roads will be designed to weave together the community
with short walkable blocks. Most Local Roads will require a
right-of-way of 18-20 metres to accommodate underground
utilities, a single travel lane in each direction and parking
on one side. Both sides will have sidewalks and preferably
street trees.
Local Roads in areas of medium-density and high-density
housing, particularly where commercial uses are clustered
may require on-street parking on both sides of the street,
in which case the right-of-way should be a minimum of 20
metres.
Transportation Connections, should have a right-of-way of
23 metres to accommodate dedicated cycling infrastructure.
The design of these roads should be guided by the cross-
section for neighbourhood Collector Roads.
Local road in a high-density neighbourhood
Local road in a low-density neighbourhood
34Urban Design and Sustainability Guidelines
4.2.5. REAR LANES
Rear Lanes support safe and attractive public streets
by providing access to driveways, garages, loading and
servicing and other back-of-house uses away from the
street-facing frontage. Public Rear Lanes also provide
alternative pedestrian routes through a community and, in
areas of traditional townhouses and detached and semi-
detached houses, may facilitate additional dwelling units,
i.e., laneway housing.
A. Rear Lanes should allow for two-way vehicular travel
and incorporate a setback on either side of the right-of-
way to the adjacent garage or parking pad.
B. Rear Lanes should be prioritized where development
fronts onto an Arterial or Collector Road and for
townhouse developments.
C. Rear Lanes should provide access for service and
maintenance vehicles for required uses as deemed
necessary by the Municipality. They may include
enhanced laneway widths and turning radii to
accommodate municipal vehicles, including access for
snowplows, garbage trucks and emergency vehicles.
D.
buildings should be accessed from Rear Lanes,
wherever possible.
E. Lanes shall be clear of overhead obstructions and
shall be free from overhanging balconies and other
encroachments.
F. Rear Lanes should be graded to channelize snow-melt
and runoff.
G. The design of Rear Lanes should incorporate
appropriate low-impact development measures,
exists.
H. Appropriate lighting should be provided to contribute to
safety in Rear Lanes for all users.
35 Courtice Transit Oriented Community (CTOC) Secondary Plan
On-road cycling facility with a physical buffer
G. Active transportation facilities should be designed to
facilitate winter maintenance, including snow storage.
H.
be implemented to direct users at key intersections,
landmarks, and attractions.
I. The active transportation network should connect
to and through both the public and private realms,
incorporating mid-block connections and privately
owned but publicly accessible spaces.
CYCLING INFRASTRUCTURE
J. Where shared multi-use paths are provided for cycling,
a generous width of at least 3 metres should ensure
safety for all modes of movement.
K. Dedicated cycling facilities should be separated from
or furnishing zones, curbs or other physical buffers.
L. Signage and clear design treatments should indicate
routes of travel for cyclists and whether facilities are
shared with other users.
SIDEWALKS
M.
and unobstructed path.
N. Sidewalks should be designed to serve all users
including but not limited to children, elders, and those
with accessibility needs. Grading and sloping should be
minimized to facilitate ease of movement.
4.2.6. BROADER ACTIVE TRANSPORTATION
NETWORK
The CTOC Secondary Plan area will promote the use
infrastructure designed to create a comfortable, well
connected and safe environment. The active transportation
network is intended to be inclusive for all users and abilities,
encompassing pedestrian, cycling and trail networks.
A. The active transportation network will be
interconnected and complement the road network to
minimize travel distances for pedestrians and cyclists.
B. Sidewalks, cycling infrastructure and trails should be
located to connect major destinations, neighbourhood
facilities such as parks and community facilities, the
GO station and transit stops.
C. Infrastructure should promote improved safety and
visibility of vulnerable road users.
D. Pedestrian-activated signals or crosswalks should be
provided at major crossings or signalized intersections.
E. Planting and furnishing zones within the road right-
of-way should be designed to act as a buffer between
different modes of movement, while maintaining clear
sight lines and visibility.
F. Planting and furnishing zones within the road
right-of-way should provide space for pedestrian
amenities such as seating, transit shelters and active
transportation facilities such as bicycle racks.
36Urban Design and Sustainability Guidelines
TRAIL NETWORK
O. Trails should be seamlessly incorporated into the active
transportation and open space network.
P. Trails are generally permitted to be located within
Environmental Protection Areas, subject to guidance in
Section 4.7.
Q. Trails should be designed to avoid, minimize or mitigate
disturbance to sensitive natural areas.
R. Trails should have multiple access points, clear
S. Amenities for trails, including but not limited to
parking, washrooms, furniture, waste and recycling
bins, signage, interpretive facilities, and lighting, are
encouraged.
T. Trails should be a minimum width of 2 metres to
provide barrier-free access.
U. Where trails are for multiple types of users, trails should
be sized appropriately and clear signage should be
provided to indicate shared or dedicated uses.
V. Trail materials should be sensitive to the preservation
and protection of the surrounding natural heritage,
while being designed to accommodate maintenance
equipment, where required.
W. The design and construction of trails shall comply with
universal accessibility standards.
37 Courtice Transit Oriented Community (CTOC) Secondary Plan
4.3. Streetscapes
Streets are more than transportation routes; they serve
as places for economic activity, social interaction and
community identity. Streetscape design considers the
character of a street and the functions of its components
within the built form and landscape setting.
Guidance in this section focuses primarily on mixed-
otherwise noted.
4.3.1. BUILDING INTERFACE ZONE
The building interface zone accommodates the transition
between the public and private realms. Generally, the
interface zone along a mixed-use street will be 1-3 metres
wide.
A. A continuous streetwall of building facades should
be established and maintained to provide a sense of
enclosure and a backdrop to pedestrian activities.
B. Primary building facades and entrances should be
oriented directly towards streets.
C. Patios and outdoor retail displays should be designed
and constructed to be compatible with the surrounding
streetscape elements and architectural qualities of
abutting buildings. These features should not obstruct
pedestrian movement.
D. Canopies and awnings should be incorporated into
building facades to provide weather protection for
pedestrians.
4.3.2. PEDESTRIAN ZONE
The pedestrian zone is intended for predictable, continuous,
unobstructed, and barrier-free movement. The width of the
pedestrian zone depends on various factors, including the
function of the street, the width of the roadway, and the
A. Sidewalks should be at least 1.8 metres wide in
residential areas, and at least 2.3 metres wide in mixed-
use areas.
B. Continuous, unobstructed, and barrier-free sidewalks
should be provided on both sides of all streets.
C. Special paving materials or painted asphalt/concrete
should be used to highlight pedestrian zones and
crossings at intersections, and to generally enhance
streetscapes.
D. Where warranted, curb extensions should be
incorporated at intersections and mid-block locations
to expand the pedestrian zone, shorten crossings,
provide additional pedestrian queuing space, and
accommodate transit facilities.
4.3.3. PLANTING AND FURNISHING ZONE
The planting and furnishing zone helps to create an inviting,
comfortable pedestrian environment and allows for soft
landscaping and tree planting to mitigate the urban heat
island effect, enhance biodiversity and support stormwater
management. It also provides a buffer between the
pedestrian zone, cycling facilities and the roadway.
A. Street trees should be native and non-invasive species,
well suited to harsh urban conditions and of medium to
large stature. Seed-dropping plants along barrier-free
paths should be avoided, and pollinator species are
encouraged.
B. Adequate soil volumes, good soil structure, proper
drainage and, where possible, irrigation should be
provided to support the long-term health of street
trees. Where street trees are desirable in locations with
limited surface areas, soil cell systems should be used.
C. Where warranted, the installation of street trees with
continuous soil trenches, advanced rooting techniques
where soil volume targets cannot be achieved with
traditional planting methods, and/or drainage systems
is recommended.
D.
utilities and located far enough away from obstructions
and building faces to all for growth to maturity.
E.
should be established to adapt to the function of the
streetscape. Where possible, groupings of street tree
plantings should be integrated without impeding transit
facilities, pedestrian circulation and street furniture.
F. Planting beds should be incorporated into street tree
planting areas or designed as stand alone greening
features.
G.
used to support a comfortable environment, reinforce a
sense of place and aid navigation.
H.
roadway and sidewalk should be selected to minimize
the number of poles needed for adequate lighting.
I. Where warranted, supplemental pedestrian-oriented
lighting standards should be incorporated to illuminate
primary walkways and wider sidewalks.
38Urban Design and Sustainability Guidelines
Pedestrian clearway and coordinated street furnishings alongside an
J. Municipal standards will guide street lighting,
emphasizing downward illumination to reduce light
pollution and preserve dark night skies.
K. Public bicycle parking facilities should be located within
the planting and furnishing zone, close to transit stops,
building entrances, and parks and open spaces. Where
space permits and activity levels warrant, these facilities
can be located within the building interface zone.
L. The integration of public art into streetscape elements
should be considered.
M. Transit stops and shelters should be located in
convenient and barrier-free locations, and should
consider passenger pick-up and drop-off.
N. Transit shelters and seating should be provided at all
transit stops on Arterial Roads and at transit stops at
the intersections of two Collector Roads.
4.3.4. CURB ZONE
The curb zone accommodates utilities and provides for
pedestrian movement between parked vehicles and the
pedestrian path. The pedestrian and planting/furnishing
zones may encroach into the curb zone when additional
extension of the pedestrian environment is necessary.
A. Utilities and their associated equipment should
generally be located underground.
B. Above-ground utilities, where required, should be
integrated within the streetscape design or screened
from view from the public realm.
C. Barrier-free curb ramps with detectable warning
surfaces should be provided at all intersections.
mixed use area as well as curb extensions
39 Courtice Transit Oriented Community (CTOC) Secondary Plan
4.4. Transit Facilities Zone
The Transit Facilities Zone surrounds the GO Station and
will act as the central location for major transit facilities
and supportive uses associated with station. It will include
the GO Station itself, a bus terminal, commuter parking
areas, pick-up and drop-off facilities, active transportation
infrastructure, and complementary open spaces. The
design of elements in this zone will prioritize transit,
pedestrian and cycling movement.
4.4.1. STATION AREA LAYOUT AND ORIENTATION
The orientation and layout of station facilities should be
a clear structure around which movement and access
occurs. Achieving the optimal layout and orientation of
facilities within the station area is crucial to support station
functions and enable the Transit Facilities Zone’s full
potential over time.
A. A well-structured station area should be created with
the station building as the main organizing element.
B. The station area should be designed to provide obvious
materials, clear sightlines and highly visible signage.
C.
at the entrance to the station building. The plaza should
act as the primary receiving area for pedestrians
entering the station by foot, bike, bus or car. In the event
that the station straddles both sides of the rail corridor,
a pedestrian plaza should be provided on each side of
the tracks.
D. Bus loops and passenger pick-up and drop-off areas
(PPUDOs) should be located adjacent to the pedestrian
plaza.
E. Landscaping should be incorporated to ensure that
the station area is both attractive and comfortable for
users and supportive of functional considerations such
as stormwater management and snow removal and
storage.
4.4.2. STATION BUILDING
A. The station building, designed as a visible landmark,
should serve as the central focus for all transit-related
activity in and around the broader station area.
B. As the principal interface between the user and various
connecting transit services, the station building should
display the highest level of pedestrian/passenger
amenity and supportive services.
C. The station building should be highly transparent,
with extensive use of glass to provide clear sightlines
between all elements of the station area, especially
passenger waiting areas associated with train, bus, and
PPUDO facilities.
D. The station must be designed for universal access.
4.4.3. SUPPORTING PEDESTRIAN MOVEMENT
A. Sidewalks and pedestrian pathways should be designed
are comfortable for pedestrians of all ages and abilities.
B. Pedestrian waiting areas should be designed and
located to provide direct, easy pedestrian access to and
from the station building.
C. Pedestrian waiting areas should be designed to
maximize the comfort of waiting passengers and
provide the information and resources needed to
support customers and facilitate their journeys onward.
D.
pathways throughout the station area, capable of serving
both walk-in users and drivers walking between their
cars and the platform area, should be created.
E. Pedestrian routes within the Transit Facilities Zone
and should be organized to create continuous direct
connections between the station and area destinations.
F. Buffer zones should be provided between pedestrian
routes and roadways/parking lots.
40Urban Design and Sustainability Guidelines
Sheltered waiting and bicycle parking areas
G.
maintain clear sight lines to ensure safe pedestrian
movement.
H. Pedestrian crossings should be designed to be highly
visible, obstacle-free, seamlessly integrated into the
pedestrian path system and designed to minimize
crossing distances.
I. Crossings should be located where they can act as a
direct continuation of the pedestrian path network, and
should be signalized where appropriate.
J. Curb cuts should be installed at all street-level crossing
points to ensure fully accessible crossings and to
maintain a consistent grade for the length of the
crossing.
K. Where required, pedestrian overpasses and
i. Create clear, generous pedestrian routes
that enable users to see from one side of the
connection through to the other.
ii. Incorporate generous lighting or use of skylights
where appropriate to enhance a sense of safety
iii. Provide weather protection.
Secure bicycle locker
4.4.4. ENHANCING ACCESS FOR CYCLISTS
Providing priority access and enhanced amenities for
cyclists within the station area is an important strategy
towards redistributing the modal split and reducing the
need for expensive parking. Stations should promote
and enhance the cycling experience by providing secure
and convenient bicycle routes and secure bicycle parking
facilities with a range of supportive amenities.
A. Multi-use paths should be extended into and through
the station area and be sited where they will not
interfere with the function and safety of passenger
waiting areas or pedestrian pathways.
B.
be provided along adjacent arterials to direct cyclists
towards the appropriate points of access.
C. Where the use of stairs is unavoidable along bicycle
access routes, a bicycle ramp should be provided and
alternative stair-free routes should be marked.
D. Dedicated, sheltered bicycle parking should be provided
within the pedestrian plaza, the station building or a
separate bike parking structure.
E. Bicycle parking should be located in areas where
minimized.
F. Supportive amenities such as air pumps, drinking
fountains, and repair stands next to bicycle parking
areas are encouraged.
41 Courtice Transit Oriented Community (CTOC) Secondary Plan
4.4.5. SUPPORTING LOCAL TRANSIT
A. Station area planning should accommodate a bus
terminal close to the GO station and allow for its
expansion over time.
B. A generous and clearly marked pedestrian route should
be provided between the bus terminal and the GO
station that avoids crossing vehicular routes.
C. Canopies and other forms of weather protection
should be provided for waiting passengers, as well as
an appropriately sized, enclosed heated area for all-
season use.
4.4.6. ACCOMMODATING TAXIS AND RIDE
SHARING
A. Access to taxi service within the GO station should
be provided to integrate transportation networks,
allowing passengers without vehicles direct access to
destinations beyond walking distance from the station
or beyond the reach of local transit service.
B. Taxi stands should be located adjacent to the station
plaza to enhance pedestrian accessibility and visibility.
C. The taxi drop-off and pick-up location should ideally
be abutting the pedestrian plaza or a raised sidewalk
to ensure passenger safety when disembarking the
vehicle.
D.
4.4.7. COMMUTER PARKING
A. Surface parking may be provided within the Transit
Facilities Zone as an interim use and should be
designed to be replaced over time by structured parking
or other uses.
B. Where surface parking is provided, it should be
designed to establish clear pedestrian pathways to and
from the station building and pedestrian plaza.
C. Surface parking areas should be designed to include
clear and dedicated pedestrian routes as well as
landscaped areas throughout that can accommodate
mature tree growth.
D. Where surface parking areas are oriented perpendicular
to the rail corridor, lots should be located on either side
of the primary access drive, lined with sidewalks and
pedestrian amenities. Where surface parking areas are
oriented parallel to the rail corridor, a clear pedestrian
path should also be created running along the “bottom”
of the lot between the rail corridor and the parking
areas.
4.5. Parks and Open Spaces
The parks and open space system is a fundamental
organizing element for the CTOC area and serves a critical
role in providing recreational amenities, green spaces, play
areas and connectivity throughout the community. Parks
and open spaces will contribute to the area’s identity and
will be strategically located to ensure convenient access
for all residents and employees within the CTOC area. A
hierarchy of parks and open spaces throughout CTOC will
support a balanced distribution of facilities and activities
across the area.
4.5.1. GENERAL GUIDELINES
A.
Parks and a central “Special Park”. The precise location,
and Parkettes will be determined through Sector
Structure Plans and plans of subdivision.
B.
i.
ii.
iii.
iv.
v.
vi.
vii.
viii.
C.
i. Uninterrupted by major physical barriers, such as
rail lines, roads, and other physical barriers that
restrict access;
ii. Accessible by transit, bicycle and walking;
iii. Highly visible with prominent public street
frontages;
iv. Connected to other parks, open spaces, and natural
features through the active transportation network.
D. Parks should be designed to maintain existing natural
features, topography and trees.
E. Where buildings or structures that support the planned
function of parks and open spaces are proposed within
parks and open spaces, they should be sited and
i. Incorporate public amenities, including year-round
public washrooms and public art, to enhance the
user experience;
42Urban Design and Sustainability Guidelines
ii. Enhance open space linkages, public access,
visibility and effective use of the park or open
space.
F. Parks should include furnishings such as benches,
seating, tables and secure bicycle parking. These
elements should be coordinated in their design and
built of durable, low-maintenance materials.
G. Parks should incorporate universal design principles
and provide for a range of activities for people with
disabilities.
H. Parks should be designed to incorporate best practice
principles of sustainable design, including natural
heritage enhancement, naturalized stormwater
management features, use of native plant species,
incorporation of environmental education features and
and landscapes.
I. Plantings should generally consist of hardy, native
species and provide a transition between park green
space and natural areas, where relevant.
J. Public art should be integrated into the design
of park facilities or landscape features, including
pieces/elements that interpret the area’s history and
geography.
K. Utility infrastructure should be located away from park
and open space frontages.
L. Alternative methods of screening or integrating utility
services may be considered, including covers, wraps or
public art features, in compliance with utility authority
requirements.
M. Where development is proposed adjacent to parks and
i. Be sited and designed to minimize shadows on the
park or open space.
ii. Be oriented to maximize public access and views to
such spaces.
iii. Present a primary façade to the park or open
space.
iv. Buffer private amenity space with low fencing,
hedges, pathways and, where appropriate, grade
changes.
43 Courtice Transit Oriented Community (CTOC) Secondary Plan
landscaping and a library
4.5.2. SPECIAL PARK
The Special Park will be a prominent outdoor space in
the heart of CTOC. It will be designed and programmed
as a multi-purpose space that accommodates a range of
outdoor activities and community events.
A. The Special Park will have street frontage on at least
three sides to ensure it is highly visible and accessible
and park users feel safe.
B. Most of the park should be vegetated with trees, lawns
and gardens. Hardscaped areas should be integrated to
support casual gatherings, special events, and seasonal
food vendors/kiosks
C.
not include baseball diamonds, soccer pitches or other
casual games.
D. A playground for children of all ages should be included,
and small dog park may also be considered.
E. Smaller recreations facilities, such as a skating rink,
a splash pad, a basketball court, tennis/paddle board
courts (maximum 2) and a skateboard park may be
considered
F. The park may also include a community facility, such as
a recreation centre, club house or library, provided the
building and any associated parking/servicing areas do
not occupy more than approximately 20% of the park.
44Urban Design and Sustainability Guidelines
Playground in a Neighbourhood Park
4.5.3. NEIGHBOURHOOD PARKS
Neighbourhood Parks serve as social and recreational
focal points of a neighbourhood, generally located within
a 5-minute walk from the majority of residents. These
parks play a key role in shaping each community’s unique
identity through distinct design and landscaping. They
provide a balance of active and passive uses, such as
children’s playgrounds, skateboarding facilities, basketball
gathering spaces. Neighbourhood Parks meet the needs
of the local community, and in some instances, may
accommodate facilities serving the broader Courtice or
Clarington community. Where possible, Neighbourhood
Parks should be coordinated with elementary school sites
A. At least 40% a Neighbourhood Park’s boundary,
excluding where any portion of teh boundary abutting an
Environmental Protection Area, must abut a public street.
B. Neighbourhood Park programming should include a
diverse range of both passive and active recreational
and facilities over time.
C. The North, West and East Neighbourhood Parks
should be designed as an extension of and entry point
to adjacent natural heritage areas, integrating trail
connections and trailhead elements, such as waste
bins, signage, maps and seating.
D. Neighbourhood Parks should be designed to
accommodate year-round use and should complement
the amenities of nearby parks and open spaces.
E. Neighbourhood Parks are the most appropriate locations
for dog parks.
children’s play areas
45 Courtice Transit Oriented Community (CTOC) Secondary Plan
Parkette featuring benches, play elements and public art installation
4.5.4. PARKETTES
Most parkettes will serve many of the same functions as
Neighbourhood Parks but in a smaller area, and some may
play a critical connecting role within the broader open space
network.
A. Parkettes should generally be centrally located with
a highly visible and local gathering area for the
neighborhood.
B. Parkettes should have frontage on at least two streets
and may be located mid-block.
C.
i. Be connected to buildings and sidewalks with
landscaped pathways;
ii. Create barrier-free environments for all users and
adapt to both short and long-term needs of users;
iii. Support year round use and prolong the daily and
seasonal life of the space through illumination and
weather protection;
iv. Provide a comfortable microclimate for
pedestrians, including maximum sunlight access.
D. Parkettes should include grassy areas for casual
recreation and may be appropriate for court sports,
such as basketball, tennis or paddleboard.
4.5.5. URBAN SQUARES
Urban Squares are more intimate gathering spaces that
generally will be most appropriate in the high-density areas
of CTOC, where they will provide relief from the massing of
buildings and contribute to a vibrant public realm. They will
create opportunities to expand the public realm of streets,
providing room for relaxation in green space, socializing
and outdoor dining.
A. Urban Squares should have unique identities that
enhance the character of an area. Fundamental
elements, all of which should have a coordinated
design and be durable, should include seating, lighting,
trees and soft landscaping, low impact development
features, public art, or other amenities that encourage
casual use and gathering.
B. The preferred location for an Urban Square will be at
the corner of a block for maximum visibility and access.
Mid-block squares with frontage on just one street or
which extend through a block, however, may also be
considered where they will be enlivened on all sides by
C. Buildings adjacent to an Urban Square should front it
help make it feel safe. Restaurant patios should be
allowed to encroach on the public space of the square.
D. Grade-related residential units may front an Urban
Square provided they are appropriately set back 3-5
metres to accommodate a buffer between the private
and public realms.
46Urban Design and Sustainability Guidelines
E. Urban Squares generally should feature mostly
hardscaping to accommodate intensive use but should
and stormwater management. At a minimum, there
should be trees and planting beds, and grassy areas
should be considered.
F. Seating will be a critical element in Urban Squares. In
addition to benches, movable chairs and tables should
be considered where squares are surrounded by retail
4.6. Schools and Other Community
Facilities
Community facilities are crucial to healthy and complete
communities. These may include schools, recreation
centres, child care centres, libraries and shared multi-
purpose spaces.
Based on the projected CTOC population, up to eight
elementary schools and two secondary schools may
facilities will respond to the community’s needs as it
grows. The clustering of facilities into community hubs for
A. Elementary schools generally will be located centrally
within neighbourhoods, with frontage on a Collector
Secondary Plan. Secondary schools generally will be
located on Arterial Roads.
B. Elementary schools and recreation centres are
encouraged to be co-located with Neighbourhood Parks
or Parkettes to facilitate the sharing of open space and
reinforce such facilities as civic spaces.
C. Community facilities are encouraged to connect,
wherever possible, to active transportation systems to
enhance overall connectivity.
D. Alternative standards for schools will be encouraged to
ensure their form is compatible with the vision for CTOC
the use of land by promoting multi-storey school buildings
and minimizing parking and pick-up/drop-off areas.
E. Where possible, partnerships between private
landowners and public agencies, boards and
commissions to achieve the integration of schools
and other community facilities within mixed-use
developments will be encouraged.
F. Community facility design shall prioritize pedestrian
connectivity and be accessible by various modes of
transportation, including walking, cycling, and transit,
i. Visibly marked pedestrian crossings with
appropriate lighting and signage;
ii. Clearly delineated cycling connections should be
provided from the adjacent cycling lanes to the site;
iii. Sidewalks on both sides of the street, particularly
where crossings are required;
47 Courtice Transit Oriented Community (CTOC) Secondary Plan
nearby housescirculation
iv. Pedestrian-oriented lighting standards to illuminate
parking areas, driveways, and walkways;
v. Walkways to and through parking areas to provide
routes separated from vehicle movements to
vi. Vehicular parking areas at the side or rear of the
building, with the exception of accessible parking;
vii. Pick-up and drop-off where it will minimize impacts
on the pedestrian realm.
G. Public buildings should achieve the highest standard
of urban design and architectural quality, incorporating
sustainable building features.
4.7. Environmental Protection Areas
Environmental Protection Areas are recognized as the
environment and include natural heritage features,
hydrologically sensitive features, lands within the regulatory
associated with valley systems.
A. While connectivity through Environmental Protection
Areas is encouraged, trails should be directed outside
of sensitive areas or to buffer areas, and creek
crossings should be minimized.
B. 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).
C. 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.
D. Development, including the road network, will
consider drainage patterns and topography around
Environmental Protection Areas, including limited
watercourse crossings.
48Urban Design and Sustainability Guidelines
5
GREEN DESIGN
GUIDELINES
The green design guidelines are intended to
support environmental sustainability in the
CTOC Secondary Plan area through green
building design, resource conservation,
alternative energy sources, site and
building performance, and conservation of
natural areas. Progress toward achieving a
low-carbon community relies on a holistic
“green design” approach to infrastructure,
buildings and landscapes.
50Urban Design and Sustainability Guidelines
5.1. Energy and Water Conservation
Buildings and sites in the CTOC Secondary Plan area
on renewable and electric sources of energy, and conserve
energy, water and other resources. Green development will
help to reduce pollution and address climate change by
reducing carbon emissions.
A public district energy (DE) system to service CTOC
reduced carbon emissions in powering, heating and cooling
buildings, in which case, future development would be
required by the CTOC Secondary Plan to connect to the
DE system (or be DE ready if development precedes the
system being in place). The guidelines below should be
considered whether DE is implemented or not.
A. Buildings should be designed with high performance
envelopes.
B.
building designs that provide opportunities for passive
design strategies and maximize the potential for
passive solar and natural ventilation.
C. South facing roofs should be designed to
expanses of roof with no penetrations or articulated
D. Low-carbon and sustainable material alternatives
should be considered for the proposed structure or
envelope of buildings.
E. 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
F. Buildings should incorporate energy saving measures
such as window shading, daylight design, daylight
and lighting.
G. Building systems should be set up to automatically
turn off major lighting after hours or close blinds once
the sun has set to reduce energy use and minimize
H.
recycling.
I. Buildings should use electric sources of hot water
heating as well as water heat recovery technologies.
J. If a DE system is not implemented, renewable energy
sources for all or some of a building’s energy, heat and
cooling needs is encouraged. If not integrated at the
time of construction, provisions for future installations
should be considered.
K. 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.
L.
and multi-unit residential buildings. Where green roofs
should be incorporated for medium and high density
residential buildings in order to reduce solar heat
absorption and energy demand.
Bioretention area along a local street
51 Courtice Transit Oriented Community (CTOC) Secondary Plan
5.2 Landscapes and Stormwater
Management
Development in the CTOC Secondary Plan area should
incorporate landscapes and stormwater management
techniques that manage all stormwater on-site and
promote sustainability by providing habitat and enhancing
ecosystem functions, thereby contributing to the
community’s overall environmental health.
A. Low-impact development (LID) techniques are
encouraged, such as naturalized stormwater
manage stormwater.
B. Landscaping should feature native and adaptive, non-
invasive species that are drought-tolerant and require
associations to minimize maintenance, create natural
habitats for bird and pollinator species, and enhance
biodiversity.
C. Landscaped areas should be located to optimize the
D. Bio-retention areas, both on publicly- and privately-
owned lands, are encouraged to capture and treat
stormwater runoff, where feasible. They can be
integrated into a range of landscape areas including
medians and boulevards. A variety of planting and
landscape treatments should be employed to provide
wildlife habitat.
E.
landscape features that provide neighbourhood
amenities while achieving functional objectives related
F. Stormwater management ponds should be designed to
blend with the natural landscape, featuring grading for
natural and variable side slopes and curved contours.
Inlet and outlet structures should be concealed through
a combination of planting, grading, and natural stone
to create a seamless integration with the surrounding
environment.
G. Stormwater management ponds should be accessible
to pedestrians and cyclists via trails that are part of, or
provide connections to, the broader trail network.
H. Stormwater management ponds should be integrated,
wherever feasible, with parkland and treated as an
extension of the parks and open space system. They
are not permitted within Environmental Protection
Areas.
I. Where development is adjacent to a stormwater
management pond, access for maintenance shall be
provided.
J. Where there is a need to discourage public access
to areas around the perimeter of the stormwater
management ponds, living fences and barrier planting
should be used in place of, or to visually disguise,
fencing.
K. Stormwater channels may be designed with
meandering and naturalized slopes in designated
parks including the Central, West, North and East
Neighbourhood Parks.
L.
to treat runoff from roads, roof downspouts and low
M. Bioswales are encouraged, where feasible, particularly
for treating road runoff outside high-density urban
areas.
Naturalized stormwater pond with trail
52Urban Design and Sustainability Guidelines
S. Permeable paving and other pervious surface materials
for hard landscaping and on-site parking may be
and water quality treatment.
N. Designated snow storage areas should be provided
through the CTOC area to limit the entry of salt and
other substances into the stormwater sewer system.
O. Rainwater harvesting systems are encouraged,
where appropriate, and should incorporate treatment
technologies to improve the quality of rainwater before
and/or after storage while also accounting for both
P. Rainwater collection for reuse within buildings and/
or for irrigation purposes is encouraged wherever
possible.
Q.
be installed in areas where soil permeability is high and
designed to complement the landscape, on a base of
granular material and with tolerant plant material.
R. Green roofs are encouraged throughout the CTOC area,
to absorb rainwater and reduce stormwater runoff,
provide additional insulation to the building envelope,
and create habitat for wildlife. The use of native,
low-maintenance plant species is encouraged, and
biodiverse green roofs should be considered to support
pollinator species where possible.
Rain garden within streetscape Green roof on rooftop terrace
Courtice Transit-Oriented Community Secondary Plan –
Engagement Summary
As outlined in Figure 1, the Courtice Transit-Oriented Community Secondary Plan process
has comprised four phases, with each phase providing opportunities for public input and
feedback.
Figure 1: Secondary Plan Process Phases
Phase 1: Initial Engagement and Analysis
Public Information Centre – PIC #1
The flrst Public Information Centre (PIC) was held on June 18, 2019. The objective of the
PIC was to introduce the secondary plan process for both Southwest Courtice (SWC) and
the Courtice Employment Lands Secondary Plan (CEL), which has since been renamed to
the Courtice Transit-Oriented Community (CTOC). The project team shared background
information, an initial analysis of existing conditions in the plan areas, and draft guiding
principles for feedback.
The PIC was advertised in the Orono Times and Clarington This Week in the two weeks
preceding the meeting. All residents within the two study areas, as well as those within 120
meters and on the project’s interested parties list, received a copy of the PIC notice.
Approximately 60 members of the public attended the PIC.
Attachment 4 to
PDS-026-25
Key themes from PIC #1 include:
• Participants expressed a preference for more fiexibility in permitted land uses in the
CTOC Secondary Plan area. Comments focused on a desire for mixed-use
development around the future Courtice GO station and for land use conversions
from employment to residential uses.
• Participants expressed concerns with uncertainty over the Courtice GO Station and
how the area around the station would be impacted in terms of land uses and
traffic.
• Participants voiced support for more trail connections and active transportation
infrastructure throughout the project areas.
• Participants expressed that maintenance of and access to green spaces are
priorities in the community.
• Participants reinforced the need for municipal servicing in the area and potentially
fiood mitigation measures.
Public Information Centre – PIC #2
The COVID-19 pandemic was declared in March 2020. As a result, the second PIC that had
been scheduled for March 31, 2020 was held virtually on September 29, 2020 via Zoom.
Over sixty people participated and, following a presentation, provided feedback through a
series of live polls.
The objective of the meeting was to update the public on the status of the Lakeshore East
GO train extension, inform the public regarding past studies in the Secondary Plan area,
outline opportunities and constraints for employment uses and transit-oriented
development, and present updated Guiding Principles.
Notice of the PIC was distributed to all landowners in the Secondary Plan area and within
120 metres of the area. Invitations were also distributed to relevant municipal
departments, public agencies and more than 80 interested parties. Notice of the PIC wa s
advertised in the Orono Times on September 16th and 23rd, 2020, and in the Clarington
Weekly on September 17th and 24th. Notice was also posted twice on the Municipality’s
Facebook and Twitter accounts. Members of the general public were also able to register
for the webinar through the project website.
Key themes from PIC #2 were obtained through the live polling using precedent
photographs as summarized below:
• Participants recognized the need for a complete, transit-oriented community.
• Participants highlighted the need to respect existing residential, industrial and
agricultural uses as the area develops.
• Participants stressed the need for the protection of natural features.
• Participants wished to see enhanced trail, cycling, and transit networks.
• Participants indicated support for an expanded urban boundary and to consider the
area between Courtice Road and Highway 418 given the investments in both the GO
extension and highway network.
• Participants expressed a preference for the following to be included in future
development in the CEL and MTSA area (i.e., CTOC):
o Prestige employment uses;
o Mixed-use developments with co -working space;
o Mid-rise apartment buildings (6-15 storeys);
o Low-rise apartment buildings, townhomes and stacked townhouses;
o A range of community uses (library, recreation centre, cultural facilities)
o Pedestrian-oriented retail areas;
o Neighbourhood parks and squares;
o Multi-use trails; and
o Green design features (e.g., secure bike parking and low impact development
approaches to stormwater management).
Phase 2: Principles and Land Use Options
The second phase of the project involved preparing land use options and evaluating them
against the Guiding Principles.
Public Information Centre – PIC #3
The third PIC was held via a Zoom webinar on March 22, 2022. The objective of the meeting
was to provide an update on the Secondary Plan process for the CTOC area and to review
and receive feedback on the three land use options. Approximately sixty people
participated and, following a presentation, provided feedback through a series of live polls.
Key themes that emerged at this meeting included:
• Participants generally expressed support for the planning objectives and vision
presented in the options for CTOC.
• Participants expressed support for the concentration of higher-density residential
and mixed-use buildings around the future Courtice GO station.
• Participants expressed support for including a range of business and employment
opportunities in CTOC.
• There was interest in understanding how future development might affect existing
employment uses and support for promoting existing and future small businesses.
• Participants expressed support for affordable housing options and rental
opportunities being included in CTOC.
• Participants were interested in prioritizing local public transit and active
transportation, including increasing connectivity for cyclists and pedestrians.
• Participants expressed a desire to see a mix of housing typologies and tenures,
including apartment buildings and townhomes, with options for owning and renting.
Phase 3: Preferred Land Use Plan and Draft Deliverables
Public Information Centre – PIC #4
The fourth PIC was held on November 6, 2023. The purpose of the meeting was to provide
an update on the Secondary Plan process and present the Draft Preferred CTOC Land Use
Plan, Road Network and Policy Directions for feedback. Participants, most of whom had
followed the planning process, did not raise major concerns with the emerging directions
for the Secondary Plan and focused their comments on speciflc items of concern,
including:
- Whether provincial funding exists for the Courtice GO station and expanding active
transportation to the waterfront.
- The potential impact of the Secondary Plan on existing businesses and residents.
- Status of employment land conversion requests.
- Mapping and status of environmental protection areas and potential impacts of
development on wildlife.
- Location of water infrastructure and the status of the Functional Servicing Report.
- Proposed park locations.
- The alignment and nature of the proposed north-south active transportation corridor
(“green spine”) and cycling infrastructure generally.
Phase 4: Finalize Deliverables (current phase)
The intent of Phase 4 of the process is to flnalize the Secondary Plan and Urban Design and
Sustainability Guidelines, along with technical studies regarding transportation and
servicing. This phase includes the Statutory Public Meeting and Recommendation Report
to Council for Adoption.
Feedback from the public heard during the June 2025 Public Meeting and received
following the meeting will inform flnal revisions to the Secondary Plan and Guidelines.
Responses to all comments will also be included with the Recommendation Report.
Courtice Transit-Oriented Community Secondary Plan –
Summary of Technical Studies
Report Key Findings and Next Steps
Stage 1 Summary Report
Prepared by Urban Strategies
Inc.
August 2019
This report includes an overview of the work completed
since project initiation, including: analysis of the policy
context, consultation summary, preliminary technical
analysis of the existing conditions, identification of the key
issues and opportunities and development of the
preliminary guiding principles.
The following reports were prepared as part of Stage 1
and are appended to the Summary Report:
- Cultural Heritage Assessment Report, prepared by
Golder Associates Limited
- Stage 1 Archaeological Assessment Report,
prepared by Golder Associated Limited
- Transportation Impact Assessment Report,
prepared by CIMA+
- Servicing Existing Conditions, Opportunities and
Constraints Report, prepared by CIMA+
Cultural Heritage Assessment
Report
Prepared by Golder Associates
Limited
August 2019
The report provides an overview of heritage legislation and
policies in Ontario, an outline of the methods used to
investigate and evaluate cultural heritage resources, and a
summary of the historical development and existing
conditions. Properties with buildings or structures 40 or
more years old were field documented and evaluated as
having potential cultural heritage value or interest if they
met one or more of the criteria prescribed in O. Reg. 9/06.
The second part of this report identifies and assesses the
potential direct and indirect impacts on known and
potential cultural heritage resources.
The following was identified within the Courtice
Employment Lands study area:
- Two (2) properties listed (not designated) on the
Heritage Inventory
- Eleven (11) properties of potential cultural heritage
value or interest
- Four (4) potential cultural heritage landscapes
Recommendations to avoid or reduce adverse impacts to
each cultural heritage resource in study area are provided
in the report.
Attachment 5 to
PDS-026-25
Stage 1 Archaeological
Assessment Report
Prepared by Golder Associated
Limited
August 2019
The objective of the Stage 1 archaeological assessment
was to compile available information about the known and
potential archaeological resources within the study area
and to determine if a field survey (Stage 2) is required. 60
archaeological sites have been identified within a 1 km
radius of the study area.
Areas that have been subject to previous assessment and
cleared of archaeological potential no longer exhibit
archaeological potential. No further archaeological
assessment of these areas is recommended. Areas that
have been identified as cemeteries or burial grounds retain
archaeological potential and are recommended for Stage 2
archaeological assessment. Areas identified as retaining
archaeological potential are recommended for Stage 2
archaeological assessment prior to ground disturbance.
Transportation Impact
Assessment Report
Prepared by CIMA+
August 2019
The Transportation Impact Assessment Report documents
existing conditions, as of 2019, related to the road
network, intersections, and transit.
The Report then details planned area network changes for
freeways and interchanges, the arterial and collector road
network, provincial (GO Transit) and regional transit (BRT)
facilities and active transportation.
Servicing Existing Conditions,
Opportunities and Constraints
Report
Prepared by CIMA+
August 2019
The report purpose is to summarize the existing and
previously planned municipal infrastructure that will
provide water, wastewater and stormwater management
services to future development within the study area. The
Regional Municipal of Durham (Durham) is responsible for
the delivery of municipal water and wastewater services
across Durham Region, while stormwater infrastructure is
the responsibility of the Municipality of Clarington.
There are no major constraints associated with the
provision of water servicing to support growth within the
study area. The existing facilities have been planned to
support growth and over the long-term the planned
projects will provide a feedermain system capable of
supplying water to local watermains in the study area to
support development.
The planned trunk wastewater infrastructure within the
study area will provide the framework for a network of local
sanitary sewers to service development within the area.
Stormwater Management (SWM) objectives for the study
area are to be confirmed through the completion of a
subwatershed study for the Robinson Creek and Tooley
Creek catchment areas (which has since been completed).
Courtice Employment Lands
Secondary Plan: Employment
Growth Outlook
Prepared by Hemson
December 2020
This report analyzes job growth, employment land uses
and the economic structure of Clarington, Durham Region
and the GTHA with a view of understanding the potential
growth outlook for the Courtice Employment Lands (CEL)
Secondary Plan area.
Sustainability Best Practices
Report
Prepared by Urban Strategies
Inc.
August 2021
This report informs the Courtice Employment Lands and
MTSA Secondary Plan (now Courtice Transit-Oriented
Community) by describing best practices in sustainability
and green development. The findings of this report will be
used in subsequent project phases. The best practice
precedents fall into three categories:
1) Transit-Oriented Communities
2) Urban Centres
3) Employment Districts
Key themes:
- Integration of uses: Incorporate a wide mix of uses
that are all in close proximity to one another.
- Supporting transit and active transportation: An
urban form that is efficient for commuting.
- Protecting natural features and functions: Ensuring
development does not have adverse impacts on
the surrounding natural environment.
- Linkages to the natural environment and
accessible, useable open spaces: Strengthening
the social sustainability of a community.
- Stormwater management and green infrastructure:
Implementing alternative stormwater management
techniques such as low-impact development (LID).
- Green development standards: Opportunities to
encourage high levels of energy performance at
the district/building scales.
- District energy: Potential for system that distributes
thermal energy to multiple buildings in an area.
Draft Preferred Land Use Plan
and Key Policy Directions
Prepared by Urban Strategies
Inc.
June 2023
This document summarizes the draft preferred land use
plan, which is comprised of the following land uses:
- A mixed-use core provides the broadest mix of
residential, office, retail, and institutional uses at
high densities.
- The core transition area features predominantly
residential uses at medium and high density, with
some commercial uses.
- Transit-oriented neighbourhood designation
provides low-rise housing at medium densities, with
small-scale retail permitted on major road
intersections.
- Outer neighbourhood designation allows for a
mixture of lower-density and low-rise residential,
with small-scale retail permitted on major road
intersections.
- Institutional overlay is an appropriate location for
public uses requiring larger sites including schools,
community centres, and community parks.
- Mixed use office district features office and other
employment uses in a campus-like setting.
- The industrial area designation features a mixture
of non-noxious employment uses.
Summary of draft policy directions
- Local and collector streets will form an
interconnected network and a grid pattern within
the MTSA.
- Within the MTSA, buildings shall frame public
streets, with tall buildings taking podium and tower
form. Underground parking is encouraged.
- Parks and public open spaces will comprise a
minimum of 10% of the net developable area. Four
primary Neighbourhood Parks are identified on the
Draft Land Use Plan.
- Anticipated requirement of six primary schools and
two secondary schools
Draft Functional Servicing
Report
Prepared by CIMA+
February 2024
An analysis of servicing needs was completed through a
Functional Servicing Study Report.
Currently, there is limited water distribution infrastructure
within the Secondary Plan area. The Region of Durham
has planned projects to provide additional feedermain
capacity to support growth within the Secondary Plan area.
The undeveloped lands in the Secondary Plan area are
within a catchment area that will flow directly to the
Courtice Water Pollution Control Plant (WPCP) by gravity
via the Courtice Trunk Sanitary Sewer (CTSS), a planned
project by the Region of Durham. The development of a
local sanitary sewer network that will drain to the planned
trunk and sub-trunk sanitary sewer will likely influence the
sequence and progression of development in the area.
The study area is located within the watersheds of
Robinson Creek and Tooley Creek. The lands generally
drain towards Robinson and Tooley Creeks via roadside
ditches and smaller drainage courses that follow the
natural topography of the area. Stormwater Management
(SWM) objectives and a preferred SWM strategy have
been established through the Robinson Creek and Tooley
Creek Subwatershed Study prepared by Aquafor Beech
Limited. Traditional Stormwater Management combined
with Low Impact Development measures was identified as
the preferred strategy.
Transportation Impact Study
Prepared by CIMA+
Underway (Not yet complete)
A Transportation Impact Study is being undertaken to
evaluate the traffic operations within the study area , while
considering the impacts identified in the Southwest and
Southeast Courtice Secondary Plans. The Study will
include the following:
- Data collection and information gathering;
- Existing conditions traffic modelling;
- Calibration and validation of existing conditions;
- Updating traffic modelling with 2051 forecasts;
- Traffic operations evaluation; and
- Active transportation recommendations.
Study areas for Courtice Transit-Oriented Community
Secondary Plan overlap with study areas for the Courtice
Waterfront and Energy Park Secondary Plan and will be
coordinated to address overlapping study intersections.
The Transportation Impact Study will be delivered prior to
a final Recommendation Report.