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Report To: Planning and Development Committee
Date of Meeting: January 19, 2026 Report Number: PDS-001-26
Authored By:
Submitted By:
Reviewed By:
File Number:
Report Subject:
Ruth Porras, Senior Planner
Darryl Lyons, Deputy CAO, Planning and Infrastructure Services
Mary-Anne Dempster, CAO
COPA-2024-0005, ZBA-2024-0011 Resolution#: PD-009-26
Clarington Official Plan Amendment and Zoning By-law Amendment to
permit 63 residential units at 1420 and 1422 Nash Road in Courtice
Recommendations:
1.That Report PDS-001-26 and any related delegations or communication items, be
received;
2.That the Official Plan application submitted by by Meredith Consultant Services on
behalf of Alesandro Sirizzotti, Rico Patrick Sirizzotti, Luigi Sirizzotti, Pasquale
Sirizzotti, Adelina Pelosi, Giulio Sirizzotti, Marisa Sirizzotti be approved and the
Official Plan Amendment in Attachment 1 to Report PDS-001-26 be approved;
3.That the Zoning By-law Amendment application submitted by by Meredith
Consultant Services on behalf of Alesandro Sirizzotti, Rico Patrick Sirizzotti, Luigi
Sirizzotti, Pasquale Sirizzotti, Adelina Pelosi, Giulio Sirizzotti, Marisa Sirizzotti be
approved and that the Zoning By-law Amendment in Attachment 2 to Report PDS-
001-26 be approved;
4.That once all conditions contained in the Clarington Official Plan and Zoning By-law
84-63 with respect to the removal of the (H) Holding Symbol and the conditions as
outlined in Section 6 of this report are satisfied, the By-law authorizing the removal
of the (H) Holding Symbol be approved by the Deputy CAO of Planning and
Infrastructure Services;
5.That the Durham Region Community Growth and Economic Development
Department and Municipal Property Assessment Corporation be forwarded a copy of
Report PDS-001-26 and Council’s decision; and
6.That all interested parties listed in Report PDS-001-26 and any delegations be
advised of Council’s decision.
Bylaw#: 2026-005
Municipality of Clarington Page 2
Report PDS-001-26
Report Overview
1 Application Details
Owner/Applicant: Meredith Consultant Services on behalf of Alesandro
Sirizzotti, Rico Patrick Sirizzotti, Luigi Sirizzotti, Pasquale
Sirizzotti, Adelina Pelosi, Giulio Sirizzotti, Marisa Sirizzotti
Proposal: Official Plan Amendment (OPA):
To amend the Clarington Official to permit a 4-storey
apartment building and one 3 1/2-storey stacked townhouse
block on the north part of the site.
Zoning By-law Amendment (ZBA):
To rezone the subject lands from “Agricultural (A) Zone” to
“Holding- Urban Residential Exception ((H)R4-52) Zone”
and “Agricultural (A) Zone” to “Environmental Protection (EP)
Zone”.
Area: 7.51 acres (3.039 hectare)
Location: 1420 and 1422 Nash Road in Courtice (see Figure 1)
Roll Numbers: 18-17-010-100-14500
18-17-010-100-13200
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Report PDS-001-26
Figure 1 – Proposed Conceptual Plan
2 Background
2.1 On July 31, 2024, Meredith Consultant Services, on behalf of Alesandro Sirizzotti, Rico
Patrick Sirizzotti, Luigi Sirizzotti, Pasquale Sirizzotti, Adelina Pelosi, Giulio Sirizzotti,
Marisa Sirizzotti submitted applications for an Official Plan Amendment and Zoning By-
law Amendment. The applications were deemed complete on August 30, 2024.
Municipality of Clarington Page 4
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2.2 A Statutory Public Meeting was held on December 9, 2024, to provide background
information regarding the applications and to obtain public comments.
2.3 Following the Statutory Public Meeting, the applicant and their consulting team have
been working on addressing the identified issues from the public, staff and agencies .
Several follow-up meetings were held with Staff and the applicant’s team to discuss
design options and find solutions to the comments and concerns raised. The revised
concept plan as provided by the applicant in December 2025, is shown in Figure 1
The revised plan includes Walkways added along the internal drive aisles.
The total number of units has been reduced from 73 units to 63 units.
The concept plan now shows an east-west internal drive aisle connection to
adjacent future redevelopment sites.
The proposed number of parking spaces for residents and visitors has been
increased to meet the zoning by-law requirement of 98 parking spaces for 63
units.
The private indoor and outdoor amenity spaces have been provided in a more
central location, with the indoor amenity space located within the ground level of
the proposed apartment and adjacent to the outdoor private amenity space.
The development has been redesigned to provide an appropriate setback to a
0.07-hectare wetland complex, consistent with the recommendations of the
Environmental Impact Study.
The building massing and location of townhouses, apartment buildings, and
stacked townhouses have been redesigned. The townhouses are oriented
towards the southern part of the site, and the apartment buildings and stacked
townhouses, with the greatest heights located at the rear portion of the property,
having the least amount of impact on the streetscape and existing low -rise built
forms.
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The proposed changes are outlined in Table 1 below:
Apartment
Building
Two Bedroom -14 units Two Bedroom - 10 units
One Bedroom - 37 units One Bedroom- 37 units
Townhouses Three Bedroom - 10 units Three Bedroom - 8 units
Stacked
Townhouses
One and Two Bedroom -
12 Units
Two-bedroom 8 Units
Total Units 73 Units 63 Units
Parking Spaces 95 parking spaces
proposed (including 12
Visitor Parking Spaces)
100 parking spaces proposed
(including 16 Visitor Parking
Spaces)
Private Indoor
and Outdoor
Amenity Space
Indoor Requirement: 102
square metres. Proposed:
120 square metres.
Outdoor Requirement:
292 square metres.
Proposed: 228 square
metres
Indoor Requirement: 94 square
metres.
Proposed: 120 square metres.
Outdoor Requirement: 252
square metres.
Proposed: 275 square metres
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3 Land Characteristics and Surrounding Uses
3.1 The subject lands are comprised of two properties on the north side of Nash Road
municipally known as 1420 and 1422 Nash Road, Courtice, mid -block between
Townline Road and Varcoe Road. The combined sites have approximately 55 metres of
frontage along Nash Road. 1420 Nash Road also has approximately 10 metres of
frontage on Townline Road.
3.2 The combined site area is approximately 3.03 ha (7.50 acres) and is vacant. 1422 Nash
Road did contain a single detached dwelling, which has recently been demolished.
Natural heritage features are located towards the rear of the property. Two tributaries
transverse the property connecting to Harmony Creek. The properties also contain
wooded areas and a wetland.
3.3 The surrounding uses are as follows:
North: Existing single detached dwellings and wooded areas.
East: Existing single detached dwellings.
South: Existing single detached dwellings and shopping plaza.
West: Existing single detached dwellings and newly constructed 3 storey townhouses
in the City of Oshawa.
4 Provincial Policy
The Provincial Planning Statement (2024)
4.1 The Provincial Planning Statement (PPS) encourages planning authorities to create
healthy, livable, and safe communities by accommodating an appropriate range and mix
of housing types, including affordable housing and shall promote development patterns
that efficiently use land and infrastructure. Opportunities for redevelopment and
intensification are to be promoted where it can be accommodated.
4.2 The PPS policies direct growth to settlement areas and promote compact development
forms. The subject lands are located within the Courtice Urban Area. Planning
authorities are to facilitate a variety of housing forms and promote residential
intensification to achieve efficient use of land, especially along public transit and active
transportation routes.
4.3 The PPS encourages a minimum density target of 50 residents and jobs per gross
developable hectare in designated growth areas.
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4.4 The diversity and connectivity of natural features in an area, and the long-term
ecological function and biodiversity of natural heritage systems, should be maintained,
restored or, where possible, improved, recognizing linkages between and among
natural heritage features and areas, surface water features, and ground water features.
Development and site alteration shall not be permitted on adjacent lands to the natural
heritage features and areas unless the ecological function of the adjacent lands has
been evaluated and it has been demonstrated that there will be no negative impacts on
the natural features or their ecological functions.
4.5 The proposal is consistent with the Provincial Planning Statement.
5 Official Plan
Durham Region Official Plan
5.1 The Durham Region Official Plan (Envision Durham) designates the subject lands as
“Community Areas.”
5.2 Community Areas are to be planned for a variety of housing types, sizes, and tenures,
including townhouses and apartments within connected neighbourhoods. These areas
can also include population-serving uses and shall be developed in a compact form
through higher densities and by intensifying and redeveloping existing areas. Envision
Durham Greenland System mapping identifies Regional Natural Heritage System and
Key Hydrologic Features to the north of the subject lands. Site alteration is not permitted
in Regional Natural System and Key Hydrologic Features including any vegetation
protection zone (VPZ). Within Urban Areas the VPZ shall be determined through an
Environmental Impact Study (EIS).
5.3 The proposal conforms to Envision Durham.
Municipality of Clarington Official Plan
5.4 The Clarington Official Plan designates the subject lands “Urban Residential” along Nash
Road, and the balance is designated “Environmental Protection Areas.” Located within
the Courtice Built Boundary, the Urban Residential designation supports a mix of
housing types, densities, and tenures to accommodate residents of all ages, incomes,
ages, and lifestyles.
5.5 The Clarington Official Plan contains criteria for multi-unit residential development. Sites
shall be suitable in terms of size and shape, with consideration given to building form,
height, scale, setbacks, and siting. Developments should provide a mix of unit types,
well-located amenity spaces, adequate parking, and safe vehicular access while
minimizing traffic impacts on local streets. Intensification or infill within established
neighbourhoods must respect and complement the existing character of the area .
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5.6 The Clarington Official Plan provides the Urban Structure Typologies for specific areas of
the Municipality. These identified areas are where growth and higher intensity-built forms
are to be directed. Sites adjacent to arterial roads shall have a minimum density of 19
units per hectare. The built form shall be between 1 to 3 storeys and primarily used for
ground-related units, including townhouses, semi-detached, or detached dwellings, and
limited apartments. The development does not conform to the height requirements in the
Clarington Official Plan and therefore requires an Official Plan Amendment (see
Attachment 1).
5.7 Environmental Protection Areas are recognized as the most significant components of
the Municipality’s natural environment. As such, these areas and their ecological
functions are to be preserved and protected from the effects of human activity.
Environmental Protection Areas include the natural heritage features and hydrologically
sensitive features that comprise the natural heritage system as well as those lands within
the regulatory flood plain of a watercourse.
5.8 A woodlot and wetland have been identified on the site, as well as a tributary of Harmony
Creek with the Provincially Significant Harmony-Farewell Wetland Complex located to
the east of the site. An Environmental Impact Study (EIS) was required to determine the
exact limits of development, including limits to the natural heritage system. The
Environmental Impact Study (EIS) has been deemed satisfactory to determine the
proposed limit of development. As per Clarington’s Parkland and Open Space By-law,
lands in the NHS and MVPZ may be dedicated to the municipality, free and clear of all
encumbrances, as part of the development application process in order to meet the
Municipality’s long-term goals or their protection and conservation. Dedication of open
space lands do not count towards fulfilling the parkland dedication requirements but are
excluded from the total developable area.
6 Zoning By-law 84-63
6.1 The subject lands are currently zoned “Agricultural (A) Zone” and “Environmental
Protection (EP) Zone”. A Zoning By-law Amendment is required to permit the proposed
residential development on the subject lands.
6.2 The proposed Zoning By-law defines the limits of the “Environmental Protection (EP)
Zone” and rezones the developable portion of the property to “Holding- Urban
Residential Exception ((H)R4-52) Zone” to allow the proposed development. The
proposed zoning by-law amendment is included as Attachment 2.
Holding Symbol
6.3 In addition to the regulations of Section 3.10 of Zoning By-law 84-63, the symbol ‘H’
following the zoning on the Zoning Schedule is identified; the ‘H’ shall not be removed
until:
a) The Applicant provides satisfactory evidence which addresses all concerns listed
in this report and fulfills conditions of the future site plan with the Municipality of
Clarington.
Municipality of Clarington Page 9
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7 Summary of Background Studies
Planning Justification Report, Meredith Consulting Services, July 2024, Addendum
December 2025,
7.1 The Planning Justification Report submitted in support of the proposal concludes that
the applications represent an appropriate form of development, consistent with the
policy framework that applies to the subject property. The proposed development will
result in negative impacts on the identified natural heritage features or their functions.
The proposed development has not been created in isolation and has considered the
future development of adjacent lands on the north side of Nash Road, east and west of
the subject property.
Environmental Impact Study, GHD, June 2024, October 2025
7.2 EIS in support of the proposal concludes that development will have no negative impact
on the Provincially Significant Wetland (PSW), woodland, watercourse , or Head
Drainage Feature, with the implementation of proposed measures outlined in the study.
7.3 The EIS recommends a variable Vegetation Protection Zone setback on the southern
part of a small, isolated wetland pocket due to its composition consisting of grassland, a
wooded area, and a maintained lawn and recommends a restoration plan with d ense
native species to enhance the Minimum Vegetation Protection Zone (MVPZ) and
compensation that will be applied also to the removal of the treed area located outside
the Natural Heritage System on the southern portion of the site. In no instance has the
MVPZ been reduced below 15 metres.
Transportation Impact Study, Nextrans, April 2024, October 2025
7.4 The TIS in support of the proposal and concluded that the capacity analysis under
future total traffic conditions indicates that the projected site traffic generated by the
proposed development will have a negligible impact on the future operations of the
surrounding road network. As such, the projected site traffic generated by the proposed
development can be accommodated by the existing road network.
7.5 The study concludes the revised concept provides parking to meet the Zoning By-law
requirements, and the review finds the proposed parking supply adequate to
accommodate the projected parking demands of the site. The site is accessible by the
waste collection vehicles that are expected to service the site.
Functional Servicing Report and Stormwater Management Report D.G. Biddle &
Associates Limited, August 2023, October 2025
7.6 The study confirms the site can be serviced via existing Nash Road servicing
connections. On-site storm sewers are designed for a 5-year post-development event
per Clarington standards.
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7.7 Stormwater flows will be controlled to pre-development levels using underground
storage, surface ponding, and an orifice plate, with water quality enhanced by an oil/grit
separator. Extended detention and erosion control will be provided through soak away
pits, while temporary sediment controls during construction will use perimeter fencing,
catch basin filters, controlled vehicle access, and standard engineering practices.
Hydrogeological Assessment, Cambium Inc., May 2023
7.8 The Hydrogeological Assessment concludes that, based on the information collected
during the investigation, development at the site is feasible from a hydrological
perspective but will require consideration of groundwater conditions and the
development and implementation of various management plans and monitoring to
ensure compliance with local and provincial regulations. Appropriate LID and sediment
and erosion control measures can be implemented to mitigate impacts.
Geotechnical Investigation, Cambium Inc., May 2023
7.9 The Geotechnical Investigation presents geotechnical findings and recommendations
for the proposed development to ensure that design and construction are safe and
appropriate for the site-specific ground conditions, excavation for the foundations,
temporary groundwater control measures, underfloor drainage, and exterior perimeter
system for finished floor slabs, drainage system for the exterior walls, and design review
and inspections.
Stage 1 and 2 Archeological Assessment, A. M. Archaeological Associates, June 2022
7.10 The Stage 1 and 2 Archeological Assessment submitted in support of the proposal
concludes that no archaeological resources were discovered from the background
research or during the visual and Stage 2 test pit survey of the property at 1420 and
1422 Nash Road. The property does not require further archaeological assessment.
7.11 The Stage 1 and Stage 2 archaeological Assessment of the property is to be submitted
to the Ministry of Citizenship and Multiculturalism for approval. A clearance letter from
the Ministry of Citizenship and Multiculturalism will be required prior to the approval of
the Site Plan Application.
Urban Design Brief, Cord Design, December 2023, BBA, October 2025
7.12 The Urban Design Brief states that the proposed scale and intensity of the development
consider its context and respond to the urban design principles and objectives of the
Official Plan to create an appropriate built form interface with surrounding land uses and
high-quality architectural and landscape treatments.
Municipality of Clarington Page 11
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Environmental Noise Assessment, YCA Engineering Limited, August 2023, October
2025
7.13 The Noise Impact Study submitted in support of the application states that the proposed
development is feasible and that acceptable sound levels are expected to be achieved
using the abatement measures, including air conditioning for the units. Standard
windows and exterior wall construction meeting the Building Code requirements are
sufficient for all locations within the development. Further investigation is recommended
once the final plans and all mechanical details become available. All the required
warning clauses shall be included in the site plan agreement and Agreements of
Purchase and Sale for units as outlined in the final Noise Report.
Phase One Environmental Site Assessment (ESA) Cambium, February 2023
7.14 The Phase One ESA submitted in support of the proposal identified three off site
potentially contaminating activities (PCA) within the Phase One study area. Based on
the research conducted during the Phase One ESA, it was concluded that none of the
PCAs contributed to areas of potential environmental concern at the Site. As such as
Phase Two ESA is not required. An updated Phase One ESA, including a Regional
Reliance letter and certificate of insurance, would be required as part of a site pla n
application.
8 Public Notice and Submissions
8.1 Public Notice was mailed to 64 households within 120 metres of the subject lands on
November 14, 2024, and two public meeting signs were installed on the subject lands
along Nash Road and Townline Road North. Details of the proposed application were
also posted on the Municipality’s website, and in the Clarington Connected e-newsletter
8.2 Staff received several inquiries, and 9 members of the public spoke at the Public
Meeting with respect to the applications. Residents have expressed the following
comments and or concerns:
The location of the proposed density, building typologies, building heights, the loss
of privacy, the future tenure of the proposed apartment building, and the need for a
park.
The character of the existing neighbourhood is better suited for single-family homes.
The need for an additional entrance to the site and connections to Varcoe Road as
shown on the neighbourhood design plan prepared back in 1990. The lack of
through road connections in the proposed concept to allow deep lots to develop.
The negative impact on the quality of life and home values with the increase in units
that would impact the capacity of schools, adjacent properties, and roads,
particularly Nash Road, during pick-up and drop-off times from nearby schools.
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The reduction of parking requirements and increase in vehicle parking on Nash
Road from new development would further aggravate the existing traffic conditions.
The impact of development on the community’s infrastructure, schools and traffic,
noise, safety, and construction-related issues.
The natural heritage features located to the north and environmental impacts to
wildlife. Access to the conservation area and future Ownership.
The Grading and disruption of groundwater flow causing negative impacts such as
flooding and respiratory diseases.
9 Department and Agency Comments
9.1 Various agencies and internal departments were circulated for comments on the
applications. Attachment 3 to this report is a chart that provides the list of circulated
parties.
10 Discussion
Proposed Residential Development
10.1 The proposed residential development is located within the Courtice Built Boundary,
and the proposed residential uses represent a compact urban form of development. The
proposed 63 units and would be located near shopping areas, parks, schools, and
transit.
10.2 Through the completion of an Environmental Impact Study, combined with the
requirement for a 5.0 metre road widening along Nash Road, the resulting net
developable area has been determined to be 0.723 hectares, which represents
approximately 24% of the overall site. The proposal comprises of 47 apartment units
and 16 townhouse units.
Urban Structure and Typologies, Multi-unit Residential Development Locational Criteria,
Urban Design and Site Development
10.3 The subject site fronts onto Nash Road, a Type C Arterial Road, and is located at the
edge of the established neighbourhood. The site shall have a minimum density of 19
units per hectare. The proposal is approximately 87 units per hectare. The Official Plan
permits a predominant built form and mix consisting of townhouses, stacked
townhouses, and limited apartment buildings on the subject lands with a height of a
maximum of 3 storeys.
10.4 The applicant has redesigned the concept plan to meet the Multi-unit Residential
Development Locational Criteria of the Clarington Official Plan and to allow for a
development that is suitable to accommodate the proposed density, built form, heights,
and yard setbacks, and would be compatible with the surrounding context.
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10.5 The revised proposal removes 10 units, resulting in a reduction of the footprint of all the
proposed building types. The 3-storey townhouse blocks on the southern part of the
site facing Nash Road would provide the required transition with the surrounding
established neighbourhood. An additional transition is provided with the location of
private outdoor amenity spaces between the 4-story apartment building and the link
townhouses. These measures reinforce an appropriate transition and buffer between
the proposed building typologies and the surrounding established neighbourhood. The
implementing site-specific zoning-by-law contains performance standards to ensure that
the new development will be compatible with the existing low-rise built form character of
the established neighbourhood (See Figures 2 – 5 below).
Figure 2: Applicant’s Elevation of the proposed Link Townhouses
Figure 3: Applicant’s Elevation of the proposed Stacked Townhouses
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Figure 4: Applicant’s Elevation of the proposed 4 storey Apartment Building
10.6 A one-phase development and sequencing of the construction will be required. The
requirements and conditions to ensure development does not negatively impact the
adjacent neighbourhood and environmental features will be confirmed through the site
plan review process.
Parkland and Amenity Space
10.7 No parks are proposed within this development, given the amount of developable area
available. Courtice Park is within walking distance of the subject lands. As an
alternative, cash in lieu of parkland will be required as a condition of Site Plan Approval.
10.8 The concept plan has been revised and identifies a centralized area where private
outdoor amenity space could be accommodated adjacent to the ground level of the
apartment building. The exact location will be detailed through the Site Plan Approval
process. The subject lands will be required to provide amenity space for the residents
that meet Clarington’s Amenity Space Guidelines.
Vehicle Access, Pedestrian Connections, Traffic, Infrastructure, Parking, Truck
Movements
10.9 Vehicle and pedestrian access to the site is proposed off Nash Road, and walkways are
proposed along the internal drive aisles. All the proposed units are accessed by a
private road network on the subject lands. The internal drive aisle located on the
southern part of the site has been designed to allow for a future shared access in both
an easterly and westerly direction and will be subject to an easement through a
condition of the site plan application. The area of the proposed western connection on
the concept site plan will accommodate two extra parking spaces until the connection
on the western part of the site occurs.
10.10 The TIS confirmed that the projected site traffic generated by the proposed
development can be accommodated by the existing road network.
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10.11 The proposed number of parking spaces for residents and visitors has been increased
to meet the zoning by-law requirement of 98 parking spaces; a total of 100 parking
spaces is provided. 75 parking spaces are located along the proposed driveways, and
23 parking spaces are located within the ground level of the apartment building and
townhouses. The proposed parking spaces for each stacked townhouse are proposed
in tandem along the northern part of the site and represent 20 % of the total parking for
the development. Truck Movements have been designed to occur entirely within the
site.
Figure 5 – Applicant’s rendering of the propped buildings along the northeast side of
the property facing Nash Proposed Conceptual Plan
Housing Diversity
10.12 The Clarington Official Plan encourages a broad range of housing types, tenures , and
cost within Settlement Areas to meet the evolving housing needs for people of all ages,
abilities, and income groups with a minimum of 30% of the proposed units to be
affordable.
10.13 The applicant has indicated that the proposed development would be a residential
standard condominium. Further discussions through the site plan application process
would be needed in order to determine the type of tenure for the apartment units and
townhouse units. Discussions about the provision of affordable units will be part of the
site plan application process.
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Schools
10.14 It has been confirmed that there is adequate capacity within the School Board to
accommodate the number of students generated by the proposed development .
Proposed Zoning By-law Amendment
10.15 The lands zoned Agricultural (A) would be rezoned to “Environmental Protection (EP)
Zone” and “Holding- Urban Residential Exception (H)R4-52) Zone”. Based on the
review of the technical studies submitted, it is the staff’s opinion that the subject lands
and the amount of land area and depth available can support the proposed
development and will not result in any compatibility concerns to the adjacent low-density
residential neighbourhood.
10.16 The proposed Zoning By-law meets the intent of the Provincial Planning Statement, the
Durham Region Official Plan, and the Clarington Official Plan.
10.17 The proposed Official Plan and Zoning By-law Amendments represent good planning.
Courtice West Neighbourhood Development Plan
10.18 The Courtice West Neighbourhood Development Plan was prepared back in 1990 to
implement the Newcastle Official Plan and identified developme nt, including a road
connection to Varcoe Road through lands that are environmentally protected today.
While the Neighbourhood Design Plans guide the development of neighbourhoods,
Clarington’s current Official Plan was last updated in 2018; the current Of ficial Plan
Land Use Map designates 75% of the site as Environmental Protection Area where
development is not permitted. The proposed concept plan shows an internal drive aisle
with potential future shared access in both an easterly and westerly direction. As
redevelopment occurs, future connections will be secured and eventually connect to
Varcoe Road.
Environmental Protection Areas, Hydrology of the Wetland
10.19 Staff have determined that the findings of the Environmental Impact Study (EIS) to be
satisfactory and the proposed development limits meet the policies of the Clarington
Official Plan. The EIS provided a restoration and preservation plan (see Figure 6) and
proposes compensation for the removal of the treed area located outside the Natural
Heritage System on the southern portion of the site. The proposed planting will increase
diversity and provide additional cover for wildlife. The findings of the studies have been
implemented through the site-specific Zoning By-law Amendment which will add 1.16
hectares of Environmental Protection Area to the existing 1.12 hectares currently zoned
as Environmental Protection Areas.
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Figure 6 – Restoration and Preservation Plan Concept
10.20 The Harmony-Farewell Iroquois Beach PSW and adjacent woodland areas presently
are part of a north-south movement corridor within an urban area. The MVPZ
associated with the watercourse, PSW , and woodland will protect the movement
corridor for wildlife. The wildlife will continue to utilize the western portions of the site
and the PSW, woodland, and watercourse features post-development. The proposed
development will not have a significant negative impact on this corridor function.
Fencing with no gate is recommended to protect the natural heritage system. The
wetland pocket is under the 0.5-hectare threshold to be part of the natural heritage
system established in the Clarington Official Plan; however, the EIS recommends the
protection of this feature and that a minimum 15 metre buffer be applied. The proposal
maintains the 15-metre setback and proposes an extra 6 metre setback to the future
rear property line, enabling a total of 21 metre setback to the wetland feature.
10.21 Grading, groundwater flows, and flooding control are subject to detailed studies and
design through the Site Plan process to ensure there are no negative impacts on
adjacent properties and natural heritage features. Given the small reduction in pervious
surface within the catchment area, the hydrology of the wetland is not expected to
undergo significant change. All plant species recorded by GHD biologists in the wetland
pocket are known to occur outside of wetland environments with moderate tolerances of
disturbance. The EIS states that the proposed MVPZ will maintain the vegetation
composition within the natural heritage features.
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Site Plan Application
10.22 Staff will continue to collaborate with the owner through a future site plan application.
Detailed site design refinements of technical aspects of the project will occur through
the Site Plan approval process.
11 Financial Considerations
11.1 This proposal is considered an infill development. The capital infrastructure required for
this development will be built by the developer and assumed by the Municipality upon
acceptance. The Municipality will include the new capital assets in its asset
management plans and be responsible for the major repair, rehabilitation, and
replacement in the future.
12 Strategic Plan
12.1 The proposed development has been reviewed against the three pillars of the
Clarington Strategic Plan 2024-27. Clarington’s Strategic Plan prioritizes applications
resulting in the creation of growing, resilient, sustainable, and complete communities
and connecting residents through the design of safe, diverse, inclusive, and vibrant
communities. The proposal aligns with Clarington’s Strategic Plan.
13 Climate Change
13.1 The applicant has prepared a Sustainability Analysis within the Urban Design Brief. This
proposal considers climate risks by implementing sustainable design techniques,
features and attributes that will include active and passive strategies r educing energy
and water consumption through building materials and fixtures, protecting water quality
though enhanced storm water management strategies and low-impact development
(LID) measures and reducing the urban heat island effect through landscaping
measures.
14 Concurrence
14.1 Not Applicable
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Report PDS-001-26
15 Conclusion
15.1 In consideration of the review of the detailed plans, all agency, staff and public
comments, it is respectfully recommended that the Clarington Official Plan and Zoning
By-law Amendments included in Attachments 1 and 2 be approved. The (H) Holding
provision will be removed once the applicant enters into a Site Plan Agreement and all
the conditions therein are satisfied.
Staff Contact: Ruth Porras, Senior Planner, (905)623-3379 ext. 2412 or
rporras@clarington.net.
Interested Parties:
List of Interested Parties available from the Department.
Attachments:
Attachment 1 – Official Plan Amendment
Attachment 2 – Zoning By-law Amendment
Attachment 3 – Department and Agency Comments Interested Parties:
Attachment 1 to Report PDS-001-26
The Corporation of the Municipality of Clarington
Amendment Number 147 to the Municipality of Clarington Official Plan
Purpose: The purpose of this Amendment is to amend the Clarington Official to
permit a 4-storey apartment building and one 3 1/2-storey stacked
townhouse block on the north part of the site.
Location: This Amendment to the Clarington Official Plan applies to the properties
at 1420 and 1422 Nash Road in Courtice.
Basis: This amendment is based on applications by Meredith Consultant
Services on behalf of Alesandro Sirizzotti, Rico Patrick Sirizzotti, Luigi
Sirizzotti, Pasquale Sirizzotti, Adelina Pelosi, Giulio Sirizzotti, Marisa
Sirizzotti to permit 63 units consisting of a 4-storey apartment building
with a total of 47 units, 3 1/2-storey stacked townhouses with 8 units,
and two 3-storey townhouses each with 4 units in Courtice.
The amendment meets the review criteria for amendments to the
Clarington Official Plan under section 23.2.6 of the Official Plan by:
conforming to municipal goals and objectives of the Durham Regional
Official Plan and the Clarington Official Plan; contributing to the overall
structure of the Municipality; being compatible with adjacent land uses;
and being supported by infrastructure to service the development.
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 Clarington Official Plan is hereby amended by adding an exception to
Section 23.19.1. “Residential Exceptions” as follows:
x. Notwithstanding Table 4-3 Summary of Urban Structure Typologies,
lands identified by Roll Numbers 181701010014500, 181701010013200
(municipally known as 1420 and 1422 Nash Road in Courtice) shall, in
addition to the Standard Minimum and Maximum Height identified for the
General Location Criteria ‘Edge of neighbourhoods and adjacent arterial
roads’, also be permitted to include apartment buildings with a maximum
height of 4 storeys and stacked townhouses with a maximum height of 3
1/2-storeys.
Implementation: The provisions outlined in the Clarington Official Plan regarding
the implementation of the Plan shall apply in regard to this
Amendment.
Interpretation: The provisions set forth in the Clarington Official Plan regarding
the interpretation of the Plan shall apply in regard to this
Amendment.
Attachment 2 to Report PDS-001-26
The Corporation of the Municipality of Clarington
By-law Number 2026-______
1.“Special Exceptions –) Zone” is
“
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c. Lot coverage (maximum) 25%; to a maximum of 1,816 sq. metres
d. Landscape Open Space (minimum) 35%
e. Building Height
i) Building Apartment (maximum) 4 Storeys (15.0 metres north and
south building façade)
ii) Link Townhouse units(maximum) 3 Storeys (10.5 metres north and
south building façade)
iii) Stacked townhouse (maximum) 3 ½ Storeys (12.0 metres north
and south building façade)
f. Amenity Space
i) Minimum outdoor amenity space 4.0 square metres
per unit
ii) Minimum indoor amenity space (apartment building) 2.0 square
metres per unit
g. Parking Spaces
i) Notwithstanding the requirements of 3.16 e., a maximum of 20% of
the required parking spaces may be tandem parking spaces. Each
tandem parking space shall be a minimum of 2.75 metres wide and
11.5 metres long and shall be equal to 2 parking spaces. All other
spaces shall be a minimum of 2.75 metres wide and 5.7 met res
long, unless designated as an accessible parking space.
h. Private Aisle (minimum) 6.5 metres
i. Accessory structures are prohibited
2. Schedule ‘3’ to By-law 84-63, as amended, is hereby further amended by changing
the zone from:
“Agricultural (A) Zone“ to “Holding - Urban Residential Type Four ((H)R4-52)
Zone”
Agricultural (A) Zone“ to “Environmental Protection (EP) Zone” as illustrated on
the attached Schedule ‘A’ hereto.
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3. Schedule ‘A’ attached hereto shall form part of this By-law.
4. This By-law shall come into effect on the date of the passing hereof, subject to the
provisions of Section 24.2, 34, and Section 36 of the Planning Act.
Passed in Open Council this day of January, 2026
__________________________
Adrian Foster, Mayor
__________________________
June Gallagher, Municipal Clerk
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Attachment 3 to Report PDS-001-26
Attachment 3 – Agency and Department Comments
Department/Agency Comments
Received
Summary of Comment
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Attachment 3 to
PDS-001-26
Conseil Scolaire
Viamonde
☒ The Conseil Scolaire Viamonde
has no objection to the Official Plan and
Zoning By-law Amendment.
Canada Post ☒ Canada Post has no objection to the Official
Plan and Zoning By-law Amendment.
Enbridge Gas ☒ Enbridge has no objection to the
Official Plan and Zoning By-law Amendment.
Hydro One ☒ Hydro One has no objection to the
Official Plan and Zoning By-law Amendment
Rogers Cable ☒ Rogers has no objection to the
Official Plan and Zoning By-law Amendment