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Report To: Planning and Development Committee
Date of Meeting: January 19, 2026 Report Number: PDS-007-26
Authored By:
Submitted By:
Reviewed By:
File Number:
Report Subject:
Tim Cane/Ray Ziemba (SGL Planning & Design Inc.), and Sarah Gattie,
Principal Planner
Darryl Lyons, Deputy CAO, Planning and Infrastructure Services
Mary-Anne Dempster, CAO
ZBA2025-0015 (Cross: S-C-2025-0004) Resolution#: PD-004-26
Courtice Waterfront Proposed Development – Zoning By-law Amendment
and Draft Plan of Subdivision
Purpose of Report:
The purpose of this report is to provide information to the public and Council. It does not
constitute, imply or request any degree of approval.
Recommendations:
1.That Report PDS-007-26 and any related communication items, be received for
information only;
2.That Staff receive and consider comments from the public and Council with respect
to the Zoning By-law Amendment and Draft Plan of Subdivision applications
submitted by Weston Consulting on behalf of 172556 Ontario Ltd. and continue
processing the applications including the preparation of a subsequent
recommendation report; and
3.That all interested parties listed in Report PDS-007-26 and any delegations be
advised of Council’s decision.
Municipality of Clarington Page 2
Report PDS-007-26
Report Overview
The Municipality is seeking the public’s input on a
1. Application Details
1.1 Owner: 172556 Ontario Ltd.
1.2 Agent: Weston Consulting
1.3 Proposal: Zoning By-law Amendment and Draft Plan of Subdivision
Zoning By-law Amendment
To rezone the subject lands to “Residential Type 1 (R1)”, “Residential
Type 3 – Exception (R3-XX), “Residential Mixed-Use Exception (MU2-
XX)”, “Environmental Protection (EP)”, and “Environmental Protection
Exception (EP-XX)” to facilitate a mixed-use community of low-rise
dwellings, mid-rise apartment buildings, and mixed-use buildings
supported by a public park as well as environmental protections areas.
1.4 Area: 52.47 Hectares (as shown on proposed draft plan)
1.5 Location: LOTS 12 & 13 CONCESSION 8 GEOGRAPHIC TOWNSHIP
OF DARLINGTON MUNICIPALITY OF CLARINGTON
REGIONAL MUNICIPALITY OF DURHAM (see Figure 1)
1.6 Roll Numbers: 1817-010-070-00300, and 1817-010-050-02000
1.7 Within the Built-up Area? Yes
Municipality of Clarington Page 3
Report PDS-007-26
2. Background
2.1 A Pre-Application Consultation meeting with Municipality of Clarington Staff and other
review agencies was held February 6, 2025.
2.2 On July 2, 2025 Weston Consulting on behalf of 172556 Ontario Ltd. submitted
applications for Zoning By-law Amendment and Draft Plan of Subdivision to permit a 6-
storey mixed-use and apartment buildings, 3-storey low-rise dwellings, a new park and
environmental constraint buffers, on lands southwest of Canadian National Railway and
Courtice Shores Drive.
2.3 The proposed Zoning By-law Amendment and Draft Plan of Subdivision Applications
were deemed complete October 23, 2025.
2.4 The Applications include lands to the east by the Municipality to facilitate future land
transfers and establish the waterfront park.
2.5 The proposed Zoning By-law Amendment and Draft Plan of Subdivision applications are
being processed concurrently with the draft Courtice Waterfront Secondary Plan, which
will establish the policy framework to permit a mixed-use community.
2.6 The draft Courtice Waterfront Secondary Plan is an update to the existing Clarington
Energy Business Park Secondary Plan, which was approved in 2006. It outlines a vision
focuses on the development of prestige; energy-related employment uses on a site that
is adjacent to the Ontario Power Generation (OPG) Darlington Nuclear Station.
2.7 The draft Courtice Waterfront Secondary Plan and accompanying Urban Design and
Sustainability Guidelines provide detailed direction on how the area will grow and
develop over time. The Secondary Plan provides a framework that will guide and
facilitate the development of a well-connected and complete community consisting of
residential, commercial, employment, and recreation opportunities, including a
prestigious waterfront park.
2.8 The applications are being reviewed concurrently with the draft Courtice Waterfront
Secondary Plan, which will establish the policy framework for permitting the proposed
uses proposed as part of this application. The proposed Zoning By-law Amendment and
Draft Plan of Subdivision are intended to conform with the policies in the draft Courtice
Waterfront Secondary Plan, should the Secondary Plan be approved by Council.
2.9 The following reports were submitted by Weston Consulting support of the applications
and are currently under review:
Application Forms;
Draft Zoning By-law Amendment (text and schedule);
Draft Plan of Subdivision;
Environmental Impact Study;
Environmental Site Assessment Reports (Phase I and II);
Floodplain Analysis Report;
Municipality of Clarington Page 4
Report PDS-007-26
Functional Servicing & Stormwater Drainage Report;
o Conceptual Site Servicing Plan;
o Conceptual Site Grading Plan;
o Erosion and Sediment Control Plan;
Geomorphic Assessment Review;
Geotechnical Report (Preliminary);
Hydrogeological Report;
Landscape Analysis Report;
Landscape Conceptual Master Plan;
o Active Transportation Plan;
o Tree Inventory Plan;
Land Use Compatibility Study;
o Final Sign off from peer review;
Master Land Use Block Plan;
On-Street Parking Plan;
Parcel Register;
o Legal Boundary Survey;
o Topographical Survey;
Phasing Plan;
Planning Justification Report and Public Consultation Strategy;
Stage 1 Archaeological Property Assessment;
Technical Traffic Memo; and
Urban Design Brief and Sustainability Report + Block Shadow Study.
3. Land Characteristics and Surrounding Uses
3.1 The Subject Lands are generally bounded by Darlington Provincial Park to the
immediate west and the CN rail corridor to the north. The lands have frontage on Lake
Ontario along the south, and are bound by Courtice Road and Tooley Creek to the east.
3.2 Currently the Subject Lands are undeveloped, apart from an existing barn, silo structure,
and dwelling that support a farming operation on these lands for the existing apple
orchard.
3.3 The surrounding uses are as follows:
North: Directly north of the Subject Lands is the CN Rail Corridor, Darlington Park Road
and Provincial Highway 401.
East: Directly east of the Subject Lands consists of open space and environmental
protection areas surrounding Tooley Creek.
South: Directly south of the Subject Lands is Lake Ontario.
West: Immediately west of the Subject Lands is the Darlington Provincial Park and
Mclaughlin Bay.
Municipality of Clarington Page 5
Report PDS-007-26
3.4 The following policies, together with the submitted information, will be fully considered
by staff as part of a future staff recommendation report to Council.
4. Provincial Policy
Provincial Planning Statement 2024 (PPS 2024)
4.1 The 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.
4.2 The PPS policies direct growth to settlement areas and promote compact development
forms. The subject lands are proposed within the Bowmanville Urban Area. Planning
authorities are to facilitate a variety of housing forms and promote residential
intensification to achieve efficient development patterns, especially along public transit
and active transportation routes.
4.3 Planning authorities should also establish and implement phasing policies to ensure the
orderly progression of development within designated growth areas and the timely
provision of the infrastructure and public service facilities required to meet current and
projected needs.
4.4 Natural Heritage features and infrastructure corridors have applicable policies to protect
their functions and operations.
5. Official Plans
Durham Region Official Plan – Envision Durham 2024 (ROP)
5.1 The Durham Region Official Plan (ROP) provides a long-term policy framework that is
used to manage Durham’s growth and development. The intent of the ROP is to
manage resources, direct growth and establish a basis for providing Regional services in
an efficient and effective manner.
5.2 Housing policies of the ROP ensure that an adequate supply of housing units and land
are available to accommodate growth in Durham and that a range and mix of housing
options are provided, including affordable housing.
5.3 Envision Durham sets out a policy directive requiring that at least 25% of new residential
units produced throughout the region be affordable to low and moderate -income
housing.
5.4 Complete Communities are walkable, well-connected, age-friendly and have a mix of
housing options to create transit supportive, high-quality public spaces for the safe and
well-being of residents. Complete Communities should also promote the conservation,
protection and enhancement of natural and cultural heritage resources and landscapes.
Municipality of Clarington Page 6
Report PDS-007-26
5.5 Adequate municipal services including water, wastewater, and transportation should be
available to support the growing population and needs of current and future residents.
Clarington Official Plan (COP)
5.6 The Clarington Official Plan Urban Structure identifies the Subject Lands within the “Built
Up Area”.
5.7 The Subject Lands are designated “Waterfront Greenway”, “Municipal Wide Park”, and
“Environmental Protection Area”.
5.8 The COP states Lands in the Waterfront Greenway designation should primarily be
used for low intensity recreational uses, compatible tourism uses, conservation and
agriculture, the following additional uses shall also be permitted Marinas, Major
Recreation, and existing residential uses.
5.9 Section 4 of the COP sets out the growth management policies such as setting out
Clarington’s 2031 forecasts of total population of 140,340, and 38,420 jobs.
5.10 Section 6 of the COP sets out to encourage a broad range of housing types, tenure,
and cost within Settlement Areas to meet the evolving housing needs for people of all
ages, abilities and income groups. It also seeks to encourage a minimum of 30% of all
new housing to be affordable in Urban Areas.
5.11 Section 9 of the COP speaks to residential uses, specifically to provide a variety of
housing types, tenues and options; to create walkable neighbourhoods; to promote
subdivision and site design that contributes to sustainability and climate change
mitigation and adaptation; and to incorporate the natural environment and restore
ecosystem linkages.
Courtice Waterfront Secondary Plan
5.12 This new Secondary Plan includes a 101-hectare area between Darlington Provincial
Park to the west and Courtice Shores Drive to the east, south of Highway 401 .
5.13 Currently, the Secondary Plan area consists of an apple orchard, agricultural fields, a
rural residential dwelling, Tooley Creek and other natural heritage features.
5.14 The Courtice Waterfront is planned to evolve as complementary places that provide
employment, business, living and recreation opportunities for Clarington. The
development of industrial uses, diverse forms of housing, public open spaces, and
supportive infrastructure will extend the Courtice community to Lake Ontario.
5.15 The Courtice Waterfront is comprised of a predominately mid -rise community that will
feature a vibrant mixed-use area facing the new prestigious waterfront park: a
destination that will draw visitors from across Clarington.
Municipality of Clarington Page 7
Report PDS-007-26
5.16 The Subject Lands are designated “Low Density Residential”, “Medium Density
Residential”, “Mixed Use”, “Municipal Park”, “Waterfront Greenway”, with
“Environmental Protection Areas” overlay over portions of the Tooley Creek per the draft
Secondary Plan.
5.17 Section 7 of the proposed Secondary Plan contains housing policies including
affordable housing.
5.18 The proposed ZBA will be evaluated against the approved Secondary Plan for policy
conformity.
6. Zoning By-law 84-63
6.1 The Town of Newcastle Zoning By-law 84-63 zones the subject lands as General
Industrial with a Holding Provision((H)M2) , Agricultural (A), and Environmental
Protection (EP). The proposed Zoning By-law Amendment will rezone the Subject
Lands to “Residential Type 1 (R1)”, “Residential Type 3 – Exception (R3-XX),
“Residential Mixed-Use Exception (MU2-XX)”, “Environmental Protection (EP)”, and
“Environmental Protection Exception (EP-XX)”
6.2 A draft zoning by-law was prepared by the applicant and is included in Attachment 1.
6.3 Finalization of appropriate zone uses and provisions will be determined after all public
and agency comments have been received and will be brought forward at a future date
with the recommendation report. A Hold symbol will be implemented as part of the
rezoning to ensure the conditions of the draft plan of subdivision/condominium or site
plan have been fulfilled.
7. Summary of Background Studies
7.1 The applicant has submitted supporting documents which have been circulated to
departments and agencies for review and comment. The list of studies and drawings are
on the development application webpage at
https://www.claringtonconnected.ca/113DownRoad and are also available upon request.
A summary of the studies and reports will be provided in a future recommendation
report.
8. Public Notice and Submissions
8.1 Public Notice was mailed to 7 households within 120 metres of the subject lands on
Monday December 7, 2025. and 2 public meeting signs were installed on the Subject
Lands along Down Road and Darlington Park Road. Details of the proposed application
were also posted within the Clarington Connected e-newsletter.
8.2 As of writing this report, staff have received 0 public submissions and 0 comments on
social media regarding the applications.
Municipality of Clarington Page 8
Report PDS-007-26
8.3 Staff will continue to process any public inquiries received. Comments received at the
Statutory Public Meeting will also be considered and included in the recommendation
report.
9. Department and Agency Comments
9.1 The applications were circulated to internal departments and external agencies for
review and comments. A list and summary of the agency and internal department
comments received, as well as all public comments received, will be included in a
subsequent recommendation report.
10. Discussion
10.1 The proposal aims to introduce a new community with an approximately 2,538
residential units, comprising of low-rise dwellings, mid-rise apartment towers and mid-
rise mixed-use buildings supported by a new public park, and environmental constraints
buffers.
10.2 The following matters will be considered as part of the staff recommendation report to
Council:
Affordable Units
10.3 The Official Plan encourages a minimum of 30% of the proposed units to be affordable,
whereas Envision Durham requires at least 25% of new residential units produced
throughout the region be affordable. The Planning Act also requires the adequate
provision of a full range of housing, including affordable housing as a matter of
Provincial interest.
Coordination
10.4 The proposal may result in a potential population of 6,000 people, and local school
boards will be engaged through the review of the proposed development to ensure
sufficient student spaces as per Section 51 of the Planning Act.
10.5 Comments from CLOCA and Clarington’s Development Engineering Team will be
considered as part of the Draft Plan of Subdivision resubmission.
Compatibility
10.6 The proposal will require a setback from the rail corridor in accordance with applicable
standards and policies. Setbacks will be assessed against the supporting information
provided in consultation with CN Rail, prior to draft plan approval to establish limits of
development and appropriate setbacks.
Municipality of Clarington Page 9
Report PDS-007-26
Environment
10.7 The development limits of the Tooley Creek will established through additional review as
part of Draft Plan Approval.
Non-residential and Community Uses
10.8 Although the draft Zoning By-law Amendment (Attachment 1) permits non-residential
uses at grade within mixed-use buildings, a minimum non-residential/commercial floor
areas on the ground floors of mixed-use blocks will be considered to ensure the new
community has sufficient access to daily needs.
Transportation
10.9 The draft plan will consider appropriate access including the single entrance via
Collector Road “B” for a population of approximately 6000 people.
Transfer of Land
10.10 The proposed development includes a Stage 1 Archaeology Report, which is a desktop
study. A Stage 2 will be required as recommended by the Stage 1 Report to confirm if
any archaeological resources are present on the Subject Lands.
10.11 Prior to the transfer of any open space, parkland, and right of way (ROW ) lands to the
Municipality, a peer review should be undertaken to ensure that the lands are not
contaminated.
Servicing
10.12 The applicants have prepared a Phasing Plan as part of their Draft Plan of Subdivision
submission. The Phasing Plan establishes phases of development of the lands and
provides for the staging of construction of public infrastructure and services in relation to
phases of development.
10.13 All new development within this 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 Draft Plans of Subdivision.
10.14 Approval of development applications will be conditional (i.e., a holding (H) placed on
the lands) upon commitments from the appropriate authorities and the proponents of
development to the timing and funding of the required road and transportation facilities,
parks and community facilities. These works will be provided for in the subdivision and
site plan agreements.
Municipality of Clarington Page 10
Report PDS-007-26
11. Financial Considerations
11.1 As this is a public meeting report just to gather public input and the analysis of the
proposal and the reports are being reviewed by the different agencies, a fiscal impact
analysis of the proposal may be required once this analysis has taken place and prior to
preparing a recommendation report.
12. Strategic Plan
12.1 The proposed development will be reviewed against the three pillars of the Clarington
Strategic Plan 2024-27. Staff will give special attention to the priorities of growing
resilient, sustainable and complete communities and connecting residents through the
design of safe, diverse, inclusive and vibrant communities. An analysis of the proposed
development’s interaction with the specific priorities of the Strategic Plan will be included
in the future recommendation report.
13. Climate Change
13.1 The application, including submitted reports are being reviewed by staff and circulated
agencies. Analysis of the proposal, including the impacts on climate change will be
discussed in a subsequent recommendation report.
14. Concurrence
14.1 Not Applicable.
15. Conclusion
15.1 The purpose of this report is to provide background information and obtain comments
on the Zoning By-law Amendment and Draft Plan of Subdivision for a new mixed-use
community in the draft Courtice Waterfront Secondary Plan area for approximately
2,538 residential units at the Statutory Public Meeting under the Planning Act based on
information submitted to date. Staff will continue to review and process the applications,
including consideration of department, agency and public feedback and will prepare a
subsequent recommendation report for Council’s consideration. Comments received at
this public meeting will be considered and included in the final recommendation report.
Staff Contact: Sarah Gattie, Principal Planner, (905)-623-3379 x 2432 or
sgattie@clarington.net.
Attachments:
Attachment 1 – Draft Zoning By-law Amendment Submitted by Applicant
Attachment 2 - Draft Plan of Subdivision Submitted by Applicant
Interested Parties: List of Interested Parties available from Department.
The Corporation of the Municipality of Clarington
By-law 2026-XXX
Being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for
the Corporation of the Municipality of Clarington
Whereas the Council of the Corporation of the Municipality of Clarington deems it
advisable to amend By-law 84-63, as amended, of the Corporation of the Municipality of
Clarington for ZBA2026-XXXX;
Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of
Clarington enacts as follows:
1.Section 14.6 “Special Exceptions – Urban Residential Type Three (R3) Zone” is
hereby amended by adding thereto, the following new Special Exception Zone
14.6.XX as follows:
14.6.XX Urban Residential Exception (R3-XX) Zone
Notwithstanding the provisions of Section 14.1, those lands zoned R3-XX on
the Schedules to this By-law shall also be subject to the following zone
regulations:
a.Permitted Uses
i.) A Stacked Townhouse Dwelling, subject to the zoning regulations
in Section 14.4 of this By-law;
ii.) Back-to-Back Townhouse Dwellings, subject to the zoning
regulations in Section 14.4 of this By-law;
iii.) Apartment Building, subject to the zoning regulations in Section
15.2 of this By-law;
iv.) Long Term Care Facility, subject to the zoning regulations in
Section 15.2 of this By-law;
v.) Retirement Home, subject to the zoning regulations in Section
Attachment 1 to Report PDS-007-26
15.2 of this By-law; and,
vi.) All uses permitted in the Neighbourhood Commercial (C2) Zone,
subject to the zoning regulations therein.
b. In the case of an apartment building, retirement home, and/or long term
care facility, the following regulations shall be complied with:
i.) Building Height (maximum): 6 Storeys
ii.) Building Height (minimum): 3 Storeys
c. Density (minimum): 50 units per net hectare
2. Section 16A.7 “Special Exceptions” is hereby amended by adding thereto, the
following new Special Exception Zone 16A.7.XX as follows:
16A.7.XX Residential Mixed-Use Exception (MU2-XX)
Notwithstanding the provisions of Section 16A.2, those lands zoned MU2 -XX
on the Schedules to this By-law shall also be subject to the following zone
regulations:
a. Permitted Uses
i.) A Street Townhouse Dwelling subject to the zoning regulations in
Section 14.3 of this By-law;
ii.) A Link Townhouse Dwelling, subject to the zoning regulations in
Section 14.4 of this By-law;
iii.) A Stacked Townhouse Dwelling;
iv.) Back-to-Back Townhouse Dwellings, subject to the zoning
regulations in Section 14.4 of this By-law;
v.) Apartment Building;
vi.) A Conference Centre;
vii.) A Banquet Hall;
viii.) A Brewery, Winery or Cidery; and,
ix.) All uses permitted in the Neighbourhood Commercial (C2) Zone,
subject to the zoning regulations therein.
b. In the case of an apartment building, retirement home, and/or long term
care facility, the following regulations shall be complied with:
i.) Building Height (maximum): 6 Storeys
c.Density (minimum): 70 units per net hectare
3.Section 16A.7 “Special Exceptions” is hereby amended by adding thereto, the
following new Special Exception Zone 16A.7.XX as follows:
16A.7.XX Environmental Protection Exception (EP -XX)
Notwithstanding the provisions of Section 16A.2, those lands zoned EP-XX on
the Schedules to this By-law shall be subject to the following zone regulations:
a.Permitted Uses
i.) Public Park
ii.) Parking Lot
b.Setback from any zone to an EP-XX zone shall be 3.0 metres
4.Schedule ‘4B’ to By-law 84-63, as amended, is hereby further amended by
changing the below zones as identified in Schedule ‘A’ attached hereto:
“Holding - General Industrial ((H)M2) Zone” to “Urban Residential Type One
(R1) Zone”
“Holding - General Industrial ((H)M2) Zone” to “Urban Residential Type Three
Exception (R3-XX) Zone”
“Holding - General Industrial ((H)M2) Zone” to “Residential Mixed-Use
Exception (MU2-XX) Zone”
“Holding - General Industrial ((H)M2) Zone” to “Environmental Protection (EP)
Zone”
“Agricultural (A) Zone” to “Environmental Protection (EP) Zone”
“Agricultural (A) Zone” to “Environmental Protection Exception (EP-XX) Zone”
“Agricultural (A) Zone” to “Urban Residential Type One (R1) Zone”
“Agricultural (A) Zone” to “Urban Residential Type Three Exception (R3-XX)
Zone”
“Agricultural (A) Zone” to “Residential Mixed-Use Exception (MU2-XX) Zone”
“Environmental Protection (EP) Zone” to “Environmental Protection Exception
(EP-XX) Zone”
5.Schedule ‘A’ attached hereto shall form a part of this By-law.
6.This By-law shall come into effect on the date of the passing hereof, subject to
the provisions of Section 24(2) and 34 of the Planning Act.
Passed in Open Council this XX day XX, 202X.
_____________________________________
Adrian Foster, Mayor
_____________________________________
June Gallagher, Municipal Clerk
Written approval of this by-law was given by Mayoral Decision MDE-2026-XXX dated
XX, 202X.
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Will the EP remain as such or will it become trail for vehicles?
Courtice waterfront and human safety and health depends on protection and
rehabilitation of Tooley Creek coastal wetland, hedgerows, Lake bank erosion
and wildlife
STOPOVER for wildlife
STATUTORY PUBLIC MEETING
172556 Ontario Ltd.
Municipality of Clarington (Courtice)
Zoning By-law Amendment
File No. ZBA2025-0015
JANUARY 19, 2026
2January 19, 2026113 Down Rd., Municipality of Clarington (Courtice)
PROJECT TEAM
HWY 401
LAKE
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PROVINCIAL
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CN RAIL C
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NUCLEAR
GENERATING
STATION
MCLAUGHLIN
BAY WILDLIFE
RESERVE
FUTURE
COURTICE
GO STATION
LIGHT
INDUSTRIAL
AGRICULTURAL
LOW-DENSITY
RESIDENTIAL
INDUSTRIAL
Legend
Subject Lands
Secondary Plan Boundary
3January 19, 2026113 Down Rd., Municipality of Clarington (Courtice)
CONTEXT – COURTICE WATERFRONT
• Located within the Courtice Urban
Area
• Darlington Provincial Park directly to
the west and Energy Business Park
directly to the east
• Immediately south of Highway 401
and the future Courtice GO Station
• Within the proposed Courtice
Waterfront Secondary Plan Area
DARLING
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HWY 401
LAKE ONTARIO
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MP MP
Legend
Municipal Wide Park
Subject Lands
4January 19, 2026113 Down Rd., Municipality of Clarington (Courtice)
THE LANDS
• Bounded by:
ºNorth – CN Rail Corridor
ºEast – Tooley Creek
ºWest – Darlington Provincial Park
ºSouth – Lake Ontario
• Approximately 44 hectares of
developable land.
Legend
Subject Lands
Municipality of ClaringtonZoning By-Law 84-63
Industrial
EP
Agricultural
Schedule 4 (Courtice)August 2020
Legend
Subject Lands
Regional Municipality of DurhamOfficial Plan
Urban Area Boundary
2051 Urban Expansion Areas
PMTSA
Map 1 - Regional Structure –Urban & Rural SystemsSeptember, 2024
Regional Corridor
Community Areas
Employment Areas
Delineated Built Boundary
Major Open Space Areas
Waterfront Areas
Proposed GO Station
Proposed GO Rail
Rail
Municipal Service
Special Study Areas
S
Legend
Subject Lands
Municipality of ClaringtonOfficial PlanMap A2 - Land Use CourticeUrban AreaJune, 2018
Prestige Employment Area
Light Industrial Area
General Industrial Area
Business Park
Utility
Environmental Protection Area
Green Space
Regional Corridor
Waterfront Greenway
Municipal Wide Park
Transportation Hub
Urban Boundary
Special Policy Area
Special Study Area
Special Study D-4 Deferredby the Region of Durham
MP
GO
5January 19, 2026113 Down Rd., Municipality of Clarington (Courtice)
EXISTING POLICY FRAMEWORK
• Zoning By-Law 84-63
º((H)M2) General Industrial-Holding
º(A) Agricultural
º(EP) Environmental Protection
• Municipality of Clarington Official
Plan (2018)
ºWaterfront Greenway
ºEnvironmental Protection Area
• Durham Regional Official Plan
(2024)
ºSpecial Study Area #2
6January 19, 2026113 Down Rd., Municipality of Clarington (Courtice)
COURTICE WATERFRONT SECONDARY PLAN (“CWSP”)
• The Draft CWSP is proposed to
provide Official Plan land use
Permissions and policy framework
for the Subject Lands and
surrounding area.
• Proposed Land Use Designations
on the Subject Lands:
ºLow Density Residential
ºMedium Density Residential
ºMixed Use Area
ºWaterfront Greenway
ºEnvironmental Protection Area
7January 19, 2026113 Down Rd., Municipality of Clarington (Courtice)
PROPOSED DEVELOPMENT – MASTER BLOCK PLAN
• A comprehensive master-planned
community with residential and
mixed-use development.
• 2,575 residential units
º64 low-density units
º2,056 medium density units
º455 units in mixed-use area
• Stormwater Management Ponds
located on the eastern edge of the
developable area.
• Tooley Creek Tributary proposed as
an open, naturalized channel across
the north half of the lands.
8January 19, 2026113 Down Rd., Municipality of Clarington (Courtice)
PROPOSED DEVELOPMENT – LANDSCAPING
• Linear Promenade and Plaza
Gateway proposed along the park
interface
• Gateway features proposed at
various points on the Subject Lands
9January 19, 2026113 Down Rd., Municipality of Clarington (Courtice)
PROPOSED DEVELOPMENT – ACTIVE TRANSPORTATION
• Proposed cycling routes and
multi-use trail network will enhance
the existing waterfront active
transportation network
• Mid-block connections will
enhance connectivity between
the development blocks and the
Municipal Park
• Views and vistas proposed onto
Lake Ontario, Tooley Creek, and
Darlington Provincial Park
CO
U
R
T
I
C
E
S
H
O
R
E
S
DR
I
V
E
HIGHWAY 401
LAKE ONTARIO
CANADIAN NATI
O
N
A
L
RAILWAY
584-634B
R3-XX
EP
R1
R3-XX
EP
EP
EP
EP-XXEP
EP
EP-XX
R3-XX
R3-XX
MU2-XX
10January 19, 2026113 Down Rd., Municipality of Clarington (Courtice)
PROPOSED ZONING BY-LAW AMENDMENT
• Proposed Mixed Use Zone (MU2)
with site specific provisions
• Proposed Residential Zone (R3) with
site specific provisions
• Proposed Environmental Protection
Zone (EP) with site specific
provisions to reflect environmental
lands and municipal park
11January 19, 2026113 Down Rd., Municipality of Clarington (Courtice)
SUPPORTING DOCUMENTATION
• Urban Design and Cultural Heritage Brief
• Landscape Analysis Report
• Functional Servicing and Stormwater
Drainage Report
• Preliminary Geotechnical Report
• Hydrogeological Report
• Floodplain Analysis Report
• Land Use Compatibility Study
• Technical Traffic Memorandum
• Tree Inventory Plan
• Archaeological Assessment, Stage 1
• Environmental Impact Study
• Geomorphic Assessment
• Planning Justification Report
• Environmental Site Assessment,
Phase 1 and 2
Thank You
Comments & Questions?
Ryan Guetter, President
Weston Consulting
905-738-8080 ext. 241
rguetter@westonconsulting.com