Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
PDS-002-26
Staff Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: January 19, 2026 Report Number: PDS-002-26 Authored By: Sylvia Jennings, Planner II; Amanda Crompton, Principal Planner Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure Services Reviewed By: Mary-Anne Dempster, CAO By-law Number: Resolution Number: File Number: COPA2022-0001 (PLN 41.6) Report Subject: Courtice Waterfront Secondary Plan Recommendation Report Recommendations: 1.That Report PDS-002-26, and any related delegations or communication items, be received; 2.That Clarington Official Plan Amendment 131 and Durham Region Official Plan Amendment 2, attached to Report PDS-002-26, for the Courtice Waterfront Secondary Plan be finalized and forwarded to Council for approval; 3.That Clarington Official Plan Amendment 146, attached to Report PDS-002-26, for the Clarington Energy Business Park Secondary Plan be finalized and forwarded to Council for approval; 4.That upon approval by Council, the Courtice Waterfront Secondary Plan be implemented through the annual capital budgeting process; 5.That the Urban Design and Sustainability Guidelines appended to the Secondary Plan be approved and be used by staff to guide development applications and public projects; 6.That the Deputy CAO, Planning and Infrastructure Services be authorized to finalize the Transportation Impact Study in support of the Secondary Plan; 7.That Council request Durham Region Transit to provide transit service to connect the Energy Business Park, future residential development and the Courtice Waterfront Park to the future Courtice GO Station; PD-017-26 Municipality of Clarington Page 2 Report PDS-002-26 8. That Council direct staff to undertake a Municipal Class Environmental Assessment to determine transportation improvements that may be required to facilitate access to the Courtice Waterfront Park and to unlock housing, subject to the Minister approving use of funding for this project through Clarington’s 2024 Build Faster Fund allocation up to $500,000. 9. That the Deputy CAO, Planning and Infrastructure Services be authorized to execute any agreements to implement the Secondary Plan once approved by Council; and 10. That all interested parties listed in Report PDS-002-26 and any delegations be advised of Council’s decision. Report Overview 1. Purpose of the Report 1.1 The purpose of this staff report is to recommend that Council approve Clarington Official Plan Amendment 131 (OPA 131) to include the new Courtice Waterfront Secondary Plan (Secondary Plan) in the Clarington Official Plan. The recommendation follows an extensive public engagement process. OPA 131 includes the Secondary Plan and the associated Urban Design and Sustainability Guidelines (UDSG), provided as Attachment 1 to this report. 1.2 To facilitate the creation of the new Secondary Plan, the report also recommends that Council approve Durham Region Official Plan Amendment 2 (ROPA 2), which removes the ‘Special Study Area 2’ overlay and redesignates a portion of the Courtice Waterfront lands to ‘Community Areas’. 1.3 ‘Special Study Area 2’ of the Durham Region Official Plan outlines that an amendment to permit the development of a mixed-use community at the Courtice Waterfront must satisfy the Durham Region Official Plan requirements regarding land use compatibility, transportation connectivity, and the execution of a land conveyance agreement with the Municipality of Clarington for the establishment of a public Waterfront Park. These requirements have all been addressed through the preparation of the Courtice Waterfront Secondary Plan and associated technical studies. Municipality of Clarington Page 3 Report PDS-002-26 1.4 As of January 1, 2025, Envision Durham, the new Durham Region Official Plan, became part of the Clarington Official Plan. As a result, Clarington Council is the approval authority for OPA 131 and ROPA 2. 1.5 This report includes an overview of the Secondary Plan and summarizes the process and feedback received since the release of the draft Official Plan Amendment, draft Secondary Plan, and draft UDSG in April 2025. 2. Background 2.1 In 2018, the Municipality initiated an update to the Clarington Energy Business Park Secondary Plan to identify a renewed vision and updated policy framework. 2.2 In 2019, the Secondary Plan area was expanded west to Darlington Provincial Park to include the Courtice Waterfront and renamed the Courtice Waterfront and Energy Park Secondary Plan. The Municipality has long recognized the future value of the waterfront as a public amenity by identifying the location of the Municipal Wide Park in the Clarington Official Plan. 2.3 In 2025, following the release of the new Provincial Planning Statement, 2024 and changes to the Planning Act definition of “employment area”, the Secondary Plan boundary was further revised to focus solely on the Courtice Waterfront area. Accordingly, this report recommends the establishment of a new Secondary Plan. 2.4 The existing Clarington Energy Business Park Secondary Plan will remain in effect and be updated at a future date, following completion of the Growth Management Study as part of the Official Plan Review. This study will include an employment lands assessment which will evaluate existing employment conditions, identify future employment land needs, and explore opportunities for employment growth within Clarington. 2.5 In the interim, and as directed by Clarington Council in May 2025, this report recommends that Council approve Clarington Official Plan Amendment 146, which introduces policy language that explicitly prohibits anaerobic digesters within the boundaries of the existing Clarington Energy Business Park Secondary Plan . 2.6 The 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 , as shown in Figure 1. Currently, the Secondary Plan area consists of an apple orchard, agricultural fields, a rural residential dwelling, Tooley Creek and other natural heritage features. 2.7 The Secondary Plan area is envisioned as a residential neighbourhood with visitor - oriented commercial, a new Municipal Wide Park at the waterfront and protected natural features like the Lake Ontario shoreline and Tooley Creek valley lands. Municipality of Clarington Page 4 Report PDS-002-26 2.8 The Courtice Waterfront is planned to accommodate approximately 4,800 residents and over 550 jobs. The Secondary Plan fosters an inclusive community by enabling a diverse range of housing options, including affordable housing. It supports a mix of building types and heights to create a balanced interface with Darlington Provincial Park while establishing a vibrant waterfront community. 2.9 The Municipal Wide Park, known as the Courtice Waterfront Park, together with the broader open space system, is planned to protect significant natural features, provide enhanced public access to and along Lake Ontario, and offer a wide range of active and passive recreational and cultural activities year-round. The Secondary Plan ensures the preservation of the Lake Ontario shoreline and protects an extensive area designated as Environmental Protection Area. 2.10 A preliminary Courtice Waterfront Park Master Plan was presented to Planning and Development Committee in June 2022. An updated version will be introduced as part of the Clarington Waterfront Strategy. The Secondary Plan supports many of the original 1992 Waterfront Strategy goals, including bringing more waterfront lands into public ownership, creating a connected trail system along the water’s edge, providing opportunities for views of the water, expanding public and private sector uses, and protecting “green infrastructure” to strengthen biodiversity and the local ecosystem. In addition, the proposed park configuration, intended uses, and integrated trail network outlined in the Secondary Plan are consistent with the recommendations of the Parks, Recreation and Culture Master Plan 2.11 The Statutory Public Meeting Report (PDS-021-25) and Presentation outline the Secondary Plan’s vision, framework, and key policy directions in detail. Municipality of Clarington Page 5 Report PDS-002-26 Figure 1: Courtice Waterfront Secondary Plan Area 3. Secondary Plan Process 3.1 Development of the Secondary Plan was informed by an extensive public engagement program and several technical background studies. 3.2 The Secondary Plan process for the Courtice Waterfront involved three Phases as described below. A full sequence of events is provided in Attachment 4. Phase 1 (Visioning and Analysis) included technical analysis through background studies and initial consultation with the community to determine the vision for the new neighbourhood and updated Energy Park. Engagement included a Public Information Centre in December 2019. Phase 2 (Preferred Plan) resulted in a draft land use and urban design concept that was presented to the public and agencies for comment. Two Public Information Centres (March 2020 and March 2022) and two surveys were used to gather feedback on the proposed concept. Municipality of Clarington Page 6 Report PDS-002-26 Phase 3 (Secondary Plan) focused on development of a Secondary Plan which was presented to Council and the public at a June 2022 Statutory Public Meeting. A second Statutory Public Meeting was held on May 12, 2025. Substantial changes to the Secondary Plan were made between 2022 and 2025 to reflect changes in the local planning context and updates to the provincial policy framework. 3.3 Public engagement included three Public Information Centres held between December 19 and March 2022, two Statutory Public Meetings, and landowner meetings held throughout the process. Feedback received over the last several years was used to inform the creation of this Secondary Plan. A more detailed summary of the Secondary Plan process and community engagement program is provided in the Statutory Public Meeting report (PDS-021-25). Background Reports 3.4 The technical analysis and recommendations from several background and technical reports informed the preparation of the Secondary Plan. A summary of the following technical reports is provided in Attachment 5 to this report: Natural Environment Existing Conditions Report, 2020 Phase 1 Technical Report, 2021 Land Use Compatibility Study, 2022 Functional Servicing and Stormwater Drainage Report, 2025 Natural Environment Report, 2025 3.5 In addition, a draft Traffic Impact Study assessed the proposed transportation network and intersection operations within the study area and provided recommendations to inform future areas of study. Final revisions are being made to the Traffic Impact Study to address comments from the Region and the Municipality. 3.6 A Municipal Class Environmental Assessment is required to determine the ultimate preferred alternative for road improvements to facilitate access to the Courtice Waterfront Park and to unlock housing opportunities in this location. Staff are requesting that up to $500,000 be allocated from the 2024 Build Faster Fund award to undertake this project. In accordance with the Build Faster Fund, the Ministry of Municipal Affairs and Housing requires that fund allocation be pre-approved and early communication with Ministry staff indicate that this would be eligible. This work will support readiness for any future grants to design and build the transportation improvements. 3.7 Council adopted the Robinson Creek and Tooley Creek Subwatershed Study in 2023, and an associated Flood Mitigation Study was completed . Both of these studies informed the limits of the natural heritage system and flood plain in the Secondary Plan. Municipality of Clarington Page 7 Report PDS-002-26 4. Public and Agency Submissions and Summaries 4.1 Comments on the draft Secondary Plan were received through oral and written correspondence from agencies, landowners and members of the public. This section summarizes the comments provided since the release of the draft OPA, draft Secondary Plan, and draft UDSG in April 2025. Section 6 outlines how these comments have been addressed. 4.2 All the comments on the draft Secondary Plan, along with staff responses, are documented in the Public and Agency Comments Summary Tables, included as Attachments 6 and 7 respectively, to this report. General Public Comments 4.3 A total of ten delegations were made at the Statutory Public Meeting held on May 12, 2025. Following the Public Meeting, the Municipality received over 20 written submissions via email and more than 40 additional comments through Clarington Connected. A summary of the public comments is detailed below: Opposition to residential development at the Courtice Waterfront. Requests to preserve and enhance the existing natural area, including adding bike and walking trails. Requests for improved connectivity to the Courtice Waterfront for cyclists and pedestrians. Support for recreational development, such as parks and trails. Concerns about potential loss of wildlife habitat. Concerns regarding insufficient community services and infrastructure to support new development (e.g., schools, hospitals, transit, grocery stores). Calls to protect Darlington Provincial Park and minimize negative impacts. 4.4 Public feedback on the vision for the Courtice Waterfront was also gathered through a survey conducted as part of Clarington’s Waterfront Strategy in July 2025. The results showed strong community support for developing a park: 73% of respondents agreed or strongly agreed with the vision for the Courtice Waterfront Park, while only 10% disagreed or strongly disagreed. The remaining respondents were neutral. 4.5 Responses were more mixed when asked about supporting the creation of a new residential community to help fund and secure land for the Courtice Waterfront Park. Survey results showed that 52% of respondents supported or strongly supported the idea, while 29% opposed or strongly opposed it, and 19% were neutral. Municipality of Clarington Page 8 Report PDS-002-26 Landowner Comments 4.6 Comments were provided by Weston Consulting on behalf of the owners of 1725596 Ontario Ltd. (113 Down Road). Staff have worked closely with the landowners throughout the Secondary Plan process and have incorporated revisions where appropriate to address earlier feedback. Their comments at and following the Statutory Public Meeting included a request for greater flexibility in the design of Street D, the Special Local Road abutting the Courtice Waterfront Park, as well as input regarding permitted uses and minimum building heights within the Mixed Use Area. 4.7 The landowners also provided comments on the Urban Design and Sustainability Guidelines to suggest increased flexibility related to parking, building heights, street design, and improvements to streetscapes and park facilities. Agency Comments 4.8 The Region of Durham expressed concerns related to ensuring the safe operation and future expansion of regional infrastructure. Most comments regarding regional infrastructure focused on lands located within the existing Clarington Energy Business Park Secondary Plan. The Region’s comments emphasized the need to recognize these facilities as critical infrastructure essential for supporting sustainable growth in Clarington and the Region. 4.9 Additional comments from the Region raised concerns regarding transportation connectivity, flagging that the Traffic Impact Study was not yet complete. Several recommendations to improve the active transportation network were provided. The Region has since reviewed the draft Traffic Impact Study and will continue to be engaged as the study is finalized. 4.10 The Central Lake Ontario Conservation Authority (CLOCA) is generally supportive of the Secondary Plan. CLOCA suggested that groundwater recharge ar eas should be protected, new flood control facilities should be a last resort, and that water should not be permitted to drain from one watershed into another. CLOCA also suggested adding a policy to support ‘wildlife friendly’ road crossings. 4.11 Comments from Hydro One Networks Inc. described the processes that may be applicable at the development application stage if additional hydro capacity is needed , or if development is undertaken near Hydro One infrastructure. 4.12 Comments from Ontario Provincial Parks focused on protecting natural features and reducing conflicts between residential development and Darlington Provincial Park. Municipality of Clarington Page 9 Report PDS-002-26 Indigenous Consultation 4.13 The following Indigenous communities were invited to provide comments or consult directly with Municipal Staff: Alderville First Nation Beausoleil First Nation Mississaugas of Scugog Island First Nation Curve Lake First Nation Georgina Island First Nation Hiawatha First Nation Kawartha Nishnawbe First Nation Métis Nation of Ontario Chippewas of Rama First Nation Huron-Wendat First Nation 4.14 Following circulation to the listed Indigenous communities, staff received two requests for funding to engage on the matter. The Municipality of Clarington is currently collaborating with the other lower-tier municipalities in Durham Region in the creation of an Indigenous Engagement Guide for Durham Region area municipalities, informed by Durham Region’s Braiding Pathways framework and upcoming engagement with Williams Treaties First Nations. 4.15 Staff held a virtual information meeting with representatives from Chippewas of Rama First Nation. No specific comments were received. 5. Key Revisions to the Secondary Plan 5.1 Following the Statutory Public Meeting, the draft Secondary Plan was revised to focus on the Courtice Waterfront area, address new technical work, and address feedback from agencies, area landowners, and members of the public. Key revisions are described below. Minor editorial changes were also made. Revised Secondary Plan Area 5.2 The Secondary Plan area was revised to include only the Courtice Waterfront area and exclude the Energy Park. This resulted in revisions throughout the Secondary Plan to exclude references to the Energy Park and the relevant land use designations and roads. Employment forecasts were also revised. Municipality of Clarington Page 10 Report PDS-002-26 Urban Design and Built Form Policies 5.3 Several policies related to built form and urban design were revised including: Added policies to support an inviting public realm; Revised the minimum height of buildings with destination -oriented uses in the Mixed Use Area to 7.5 metres; Removed the driveway width policy; Clarified the stepback requirements in the Mixed Use Area based on location; and Added a policy to improve compatibility between low density development and Darlington Provincial Park. Parkland and Natural Heritage 5.4 Revisions were made to provide additional access to and protection of natural features, including: Revised Courtice Waterfront Park policies to identify that the Lake Ontario Shoreline is designated Environmental Protection Area; and Added a policy to guide the development of additional parkland east of Tooley Creek focused on passive, nature-oriented uses. Transportation Policies 5.5 Several transportation policies were revised, including: Revised policies to clarify that a future Environmental Assessment will be initiated to evaluate transportation improvements to access the new community, including rail crossings; Revised Street D policies to provide additional flexibility in design and implementation; and Updated the Pedestrian Crossing policy to clarify that the crossing is a critical piece of infrastructure for ensuring multi-modal connectivity to the Secondary Plan area. Modifications to Schedule A – Land Use Plan 5.6 Changes made to Schedule A – Land Use Plan are summarized below and detailed in Figure 2: Revised the Secondary Plan boundary to only include the Courtice Waterfront portion and a Secondary Plan boundary line was added; The shape of the Municipal Wide Park was modified and additional lands were designated Municipal Wide Park east of Tooley Creek; Road network simplified and modified to reflect information from the draft Traffic Impact Study and the revised park shape; Municipality of Clarington Page 11 Report PDS-002-26 Lands north of the Darlington Park Access Road and east of the Gateway Commercial area were designated Waterfront Greenway; Additional lands were designated Environmental Protection Area lands along Darlington Provincial Park and east of Tooley Creek; A stormwater management facility symbol was removed east of Tooley Creek; and Other minor stylistic changes were made. Figure 2: Changes to Schedule A – Land Use Plan Municipality of Clarington Page 12 Report PDS-002-26 Modifications to Schedule B – Heights Plan (Storeys) 5.7 Changes were made to Schedule B – Heights Plan (Storeys) in accordance with the applicable modifications made to Schedule A. Modifications to Schedule C – Roads and Active Transportation Plan 5.8 Changes made to Schedule C - Roads and Active Transportation Plan are summarized below and detailed in Figure 3: Revised in accordance with the applicable modifications made to Schedule A; A Potential Future Road was added east of Courtice Shores Drive; Additional trails were added; Courtice Shores Drive, Street A and Darlington Provincial Park were defined as Collector Roads; and A conceptual local road network was added. Municipality of Clarington Page 13 Report PDS-002-26 Figure 3: Changes to Schedule C – Roads and Active Transportation Plan Municipality of Clarington Page 14 Report PDS-002-26 6. Policy Conformity 6.1 The recommended Secondary Plan is consistent with the Provincial Planning Statement, 2024, and conforms to the policies of the Durham Region Official Plan , as summarized below. Provincial Planning Statement, 2024 6.2 The Secondary Plan is consistent with the Provincial Planning Statement, 2024 (PPS). 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 including affordable housing, and transportation options should be planned to support accessibility for people of all ages, abilities, and incomes. The Courtice Waterfront has been planned to support Clarington’s housing target, with a variety of housing types at densities that can support walkability, transit, and local amenities. The Secondary Plan provides trails, and parkland, and will accommodate a range of activities that will appeal to and attract a diverse group of users. Durham Region Official Plan 6.3 The Secondary Plan generally conforms to the Durham Region Official Plan. It envisions the areas as a complete community, offering opportunities for residents to live, work, shop and access services and amenities within the Courtice Waterfront. The Seconda ry Plan provides for a diverse mix of housing types, sizes and tenures, a range of transportation options, community-serving commercial uses, and recreational amenities. 6.4 ‘Special Study Area 2’ of the Durham Region Official Plan outlines that an amendment to permit the development of a mixed-use community at the Courtice Waterfront must satisfy requirements regarding land use compatibility, transportation connectivity, and the execution of a land conveyance agreement with the Municipality of Clarington for t he establishment of a public Waterfront Park. 6.5 These requirements have been addressed through the preparation of the Courtice Waterfront Secondary Plan and supporting technical studies, as outlined below: A Land Use Compatibility Study has been completed and accepted by the Region of Durham and Municipality of Clarington; A Traffic Impact Study illustrating a road network that provides adequate access and egress has been reviewed by the Region of Durham and the Municipality of Clarington, with final revisions anticipated shortly; and An agreement for the conveyance of land for the Waterfront Park has been successfully executed with the Municipality of Clarington. Municipality of Clarington Page 15 Report PDS-002-26 6.6 This report recommends approval of ROPA 2 to remove the ‘Special Study Area 2’ overlay and redesignate a portion of the Courtice Waterfront lands to ‘Community Areas’. Clarington Official Plan 6.7 The Clarington Official Plan seeks to create a compact, connected community with efficient land use, a diverse built form, a mix of uses, and active transportation connections. The Secondary Plan conforms by planning for a broad variety of housing types and amenities, and a grid-like network of streets with sidewalks and bike lanes to support multi-modal transportation. 6.8 In addition, the Secondary Plan includes the Courtice Waterfront Park, which has been planned for in the Clarington Official Plan as a Municipal Wide Park. The Secondary Plan advances the Official Plan’s definition of a Municipal Wide Park by supporting recreational and cultural facilities and takes advantage of the natural features and attributes of Lake Ontario and Tooley Creek. It will create a sense of place and identity for the new neighbourhood and a new tourism node that attracts visitors from across the Municipality. 6.9 OPA 131 proposes to add the Courtice Waterfront Secondary Plan to the Clarington Official Plan. 7. Financial Considerations 7.1 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. Accordingly, Hemson Consulting Ltd. have prepared a draft FIA for the Secondary Plan, which is included as Attachment 8 to this report. 7.2 The draft FIA found that there would be a small net negative financial impact to the Municipality once fully developed. The analysis estimated that there would be a deficit of approximately $7 per person and employee annually, or a total of $22,256 annually. Hemson has advised that the draft FIA results should not be viewed as precise forecasts of what will occur at full build-out, given that there are many assumptions built into their modelling. 7.3 The fiscal projections of development charge revenue assume the use of the Municipality’s development charge rates as passed in December 2025 and does not account for the anticipated passage of new DC by-laws during the build out period. The draft FIA noted that the total CWSP DC revenue is therefore likely to exceed their estimates, resulting in a more positive financial impact overall. Municipality of Clarington Page 16 Report PDS-002-26 7.4 The fiscal projections of development charge revenue assume the use of the Municipality’s current development charge rates and therefore do not account for the passage of the new DC by-law in December 2025. The draft FIA noted that the total CWSP DC revenue is therefore likely to exceed their estimates once new rates are implemented, resulting in a more positive financial impact overall. 7.5 The draft FIA concluded the CWSP development will likely be fiscally neutral overall. Conservative estimates were used to calculate the total number of units and if the development exceeds the minimum targets used in the analysis, potential revenues may increase. 8. Strategic Plan 8.1 Adopting the Courtice Waterfront 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.2.2.1 Identify the range of housing needed G.2.1.3: Update and complete identified Secondary Plans 9. Climate Change 9.1 The Secondary Plan has been planned with sustainability as a key priority. It contains policies that encourage high standards for energy efficiency and high -performance building envelopes. It plans for a dense built form that supports transit use, efficien tly uses land, and preserves natural areas. 10. Concurrence Not Applicable. 11. Conclusion and Next Steps 11.1 The Secondary Plan has been updated based on feedback from agencies, area landowners, members of the public and recommendations from Background Reports. Revisions also improve clarity and correct typographical errors. Staff are satisfied that the Secondary Plan is consistent with the PPS and conforms to the direction set out both in the Durham Region Official Plan and Clarington Official Plan. 11.2 Therefore, it is respectfully recommended that Clarington Official Plan Amendment 131 and Durham Region Official Plan Amendment 2 for the Courtice Waterfront Secondary Plan be approved. Municipality of Clarington Page 17 Report PDS-002-26 11.3 Implementation of the Secondary Plan and development will be phased to align with the delivery of required infrastructure and community facilities, including necessary road improvements and rail crossings, sanitary sewers, water services, stormwater management facilities, and other community facilities. 11.4 It is also recommended that Council approve Clarington Official Plan Amendment 146 to incorporate language in the existing Clarington Energy Business Park Secondary Plan that prohibits anaerobic digesters. Staff Contact: Sylvia Jennings, Planner II, sjennings@clarington.net; Amanda Crompton, Principal Planner, acrompton@clarington.net; Lisa Backus, Manager of Community Planning, lbackus@clarington.net. Attachments: Attachment 1a – Recommended Clarington Official Plan Amendment 131 Attachment 1b – Courtice Waterfront Secondary Plan Attachment 1c – Urban Design and Sustainability Guidelines Attachment 2 – Recommended Durham Region Official Plan Amendment 2 Attachment 3 – Recommended Clarington Official Plan Amendment 146 Attachment 4 – Sequence of Events Attachment 5 – Summary of Technical Reports Attachment 6 – Public Comments Summary Table Attachment 7 – Agency Comments Summary Table Attachment 8 – Draft Fiscal Impact Analysis Interested Parties: List of Interested Parties available from Department. Amendment No. 131 to the Clarington Official Plan Purpose: The purpose of this Amendment is to include the Courtice Waterfront Secondary Plan in the Clarington Official Plan. This Secondary Plan creates a planning framework that will guide the development of a complete community consisting of residential, commercial, and recreation opportunities. The Secondary Plan includes Urban Design and Sustainability Guidelines, which are not an operative part of the Clarington Official Plan. Location: This Amendment applies to a 101-hectare area between Darlington Provincial Park to the west and Courtice Shores Drive to the east, south of Highway 401. The subject lands are entirely within the Courtice urban area boundary and located at the south and west edge of the Municipality of Clarington. Basis: In 2018, the Municipality initiated an update to the Clarington Energy Business Park Secondary Plan to identify a renewed vision and updated policy framework. In 2019, the Secondary Plan area was expanded west to Darlington Provincial Park to include the Courtice Waterfront and renamed the Courtice Waterfront and Energy Park Secondary Plan . The Municipality has long recognized the future value of the waterfront as a public amenity by identifying the location of the Municipal Wide Park in the Clarington Official Plan. In 2025, following the release of the new Provincial Planning Statement, 2024 and changes to the Planning Act definition of “employment area”, the Secondary Plan boundary was further revised to focus solely on the Courtice Waterfront area. The existing Clarington Energy Business Park Secondary Plan will remain in effect and be updated at a future date. The Courtice Waterfront Secondary Plan is based on extensive technical study and public engagement. It incorporates recommendations of the Robinson Creek and Tooley Creek Subwatershed Study and has been informed by a Land Use and Urban Design Analysis, a Functional Servicing Report, a Traffic Impact Study, and a Natural Environment Report. Given the proximity of the Darlington Nuclear Station, the Courtice Water Pollution Control Plant and the Durham York Energy Centre, a Land Use Compatibility Study was also completed. Attachment 1a to Report PDS-002-26 Public and landowner input was received through Public Information Centres and Public Meetings held in December 2019, March 2020, March 2022, June 2022, and May 2025 as well as through Steering Committee Meetings. Actual Amendment: Unless otherwise indicated, in the Amendment, newly added text is shown with underlining, and deleted text is shown with a strike- through. 1.Existing Clarington Official Plan, Map A2 Land Use Courtice Urban Area, is amended by redesignating the lands immediately north of the Municipal Wide Park, to Highway 401, from ‘Waterfront Greenway’ to ‘Urban Residential’, and from ‘Green Space’ to ‘Gateway Commercial’ as shown on Exhibit A attached hereto and forming part of this Amendment. 2.Existing Clarington Official Plan, Map C Secondary Plan Areas, is amended to delineate the Courtice Waterfront as a new and completed Secondary Plan. 3.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.; and n)Courtice Waterfront.” 4. Existing Part Six, SECONDARY PLANS, is amended by adding the new Courtice Waterfront Secondary Plan shown in Attachment 1. !( !( !(CP !(CP !(CP !(MP!(MP !(MP 5 5 ! ! ! ! ! !!!!!!!!!!!!!! ! !! !!!!!! ! ! ! ! ! ! !!! ! ! ! !!! ! !!!!! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !!! ! ! ! ! ! ! ! ! !!!!!! ! ! ! ! ! ! !! !!!!! !! !!!! !!!! ! ! ! ! ! ! ! ! ! ! ! !!!!!!!!!!! ! ! ! !!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!! !!! ! !! !!!!! ! !! !!!! !!!!! ! !! ! !! ! ! ! !!!!!!! ! !! ! !!!! ! !!! !! !! !!! !!!!!! !!!!! !!!! ! !!!!! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! !!!!!!!! !!! !!!!!!! !! !!! !!!! !!!!!!!!! !!!!! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! ! ! ! ! ! ! !!!!!!!!!!!!!!!!! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! VA R C O E R O A D CE N T E R F I E L D D R I V E TO O L E Y R O A D GE O R G E REYN O L D S DRIVE RO B E R T A D A M S DR I V E PR E S T O N V A L E R O A D RI DR I V E NG H A M SA N D DRI V E AVO N D A L E GLENABBEY DRIVE RO A D FE N N I N G D R I V E PR E S T O N V A L E RO A D TR U L L S R O A D BASELINE ROAD ENERGY DRIVE PEBBLESTONE ROAD HI G H W A Y 4 1 8 SPECIAL STUDY AREA 1 SP E C I A L P O L I C Y A R E A D SPECIAL STUDY AREA 1 C.N. R MEADOWGLADE AVENUE C.P.R CR A G O R O A D HA N C O C K CO U R T I C E R O A D SO L I N A R A O D SPECIAL STUDY AREA 4 SO L I N A R O A D SPECIAL STUDY AREA 4 SPECIAL STUDY AREA 4 A107-6 ³ McLaughlin Bay Lake Ontario URBAN RESIDENTIAL URBAN CENTRE LIGHT INDUSTRIAL AREA GREEN SPACE WATERFRONT GREENWAY BUSINESS PARK ENVIRONMENTAL PROTECTION AREA GENERAL INDUSTRIAL AREA UTILITY REGIONAL CORRIDOR MUNICIPAL WIDE PARK URBAN BOUNDARY ! ! ! ! ! ! ! ! ! ! SPECIAL POLICY AREA SPECIAL STUDY AREA COMMUNITY PARK!CP å SECONDARY SCHOOL PRESTIGE EMPLOYMENT AREA NEIGHBOURHOOD CENTRE !MP TRANSPORTATION HUB ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! GO D4-DEFERRED BY THE REGION OF DURHAM APPEALED TO THE OMBA107 COURTICE URBAN AREA OFFICIAL PLAN MUNICIPALITY OF CLARINGTON NOVEMBER, 2024 OFFICE CONSOLIDATION LAND USE MAP A2 GO TO W N L I N E R O A D DURHAM HIG H W A Y 2 NASH ROAD CO U R T I C E R O A D BLOOR STREET BASELINE ROAD Change From 'Waterfront Greenway' To 'Urban Residential' Change From 'Green Space' To 'Gateway Commercial' Exhibit 'A', Amendment No. 131 To the Municipality of Clarington Official Plan, Map A2. HIGHWAY 401 Change From 'Green Space' To 'Waterfront Greenway' Change From 'Municipal Wide Park' To 'Urban Residential' BUTTERY RO A D HI G H W A Y 3 5 / 1 1 5 ENERGY DRIVE CO U R T I C E (B O W M A N V I L L E A V E N U E ) ROAD ST R E E T N O R T H ME A R N S MA P L E RE G I O N A L R O A D 5 7 (TAUNTON ROAD) RO A D CONCESSION FI C E S R O A D TAUNUS CRT RE G I O N A L R O A D 1 7 RO A D CRT ROAD BET H E S D A OL D S C U G O G R O A D CONCESSION LA M B S CONCESSION PO L L A R D BE L L W O O D CRAGO ROAD TO O L E Y HA N C O C K DURHAM H I G H W A Y 2 (M A I N S T R E E T ) BR A G G ROAD 4 RI L E Y GLENELGE ME A R N S PR E S T O N V A L E NASH RO A D TR U L L S ROAD 5 AV E N U E ENERGY DRIVE LO C K H A R T R O A D CONCESSION ROAD 3 CONCESSION RO A D SQ U A I R R O A D ROAD HIGHWAY 40 1 RO A D CRT MI D D L E GR E E N CONCESSION ROAD 4 REGIONAL ROAD 4 RO A D 3 4 RO A D GAUD PEBBLESTONE SO L I N A RO A D BU C K L E Y MI L L STREET DR I V E ANDELWOOD TR U L L S RE G I O N A L R O A D 5 7 RO A D GI B S O N R O A D RE G I O N A L R O A D 4 2 (TAUNTON ROAD) RO A D BLEWETT RO A D CRT HO L T RI C K A R D RO A D CRT AV E N U E ROAD LA M B S GR O V E RO A D AR T H U R S T R E E T MO F F A T R O A D PR O V I D E N C E BROWVIEW ROAD CRAIG CRT RU N D L E RO A D OC H O N S K I R O A D MARYLEAH BASELINE ROAD 4 RO A D RO A D RO A D RE G I O N A L CONCESSION ROAD GATE RO A D ST R E E T DURHA M H I G H W A Y 2 GA M S B Y R O A D RO A D LI B E R T Y RO A D STEPH E N S M I L L LI B E R T Y S T S . LI B E R T Y TO W N L I N E R O A D N O R T H (B O W M A N V I L L E A V E N U E ) ³Lake Ontario Courtice Newcastle Village Bowmanville NOTE: ALL EXISTING SECONDARY PLANS NEED TO BE UPDATED TO CONFORM TO THE OFFICIAL PLAN EXCEPT FOR COURTICE MAIN STREET SECONDARY PLAN. Orono CLARINGTON URBAN AREAS OFFICIAL PLAN MUNICIPALITY OF CLARINGTON NOVEMBER, 2024 OFFICE CONSOLIDATION SECONDARY PLAN AREAS MAP C SETTLEMENT AREA BOUNDARY SECONDARY PLAN BOUNDARIES NOT COMPLETED COMPLETED HI G H W A Y 4 1 8 Add 'Courtice Waterfront' Secondary Plan Area as Completed Exhibit 'B', Amendment No. 131 To the Municipality of Clarington Official Plan, Map C. Secondary Plans Courtice Waterfront Secondary Plan Municipality of Clarington Official Plan January 2026 Attachment 1b to Report PDS-002-26 Table of Contents Courtice Waterfront Secondary Plan ........................................................................... 6 1 Introduction ...................................................................................................... 6 2 Vision and Principles ....................................................................................... 6 2.1 Vision .............................................................................................................. 6 2.2 Principles ........................................................................................................ 7 3 Community Structure....................................................................................... 7 3.1 Environmental Protection Areas and Waterfront Greenways .......................... 7 3.2 Courtice Waterfront Park ................................................................................ 7 3.3 Mixed Use Area .............................................................................................. 7 3.4 Medium Density Residential Areas ................................................................. 7 3.5 Low Density Residential Area ......................................................................... 8 3.6 Gateway Commercial Area ............................................................................. 8 3.7 Street Network ................................................................................................ 8 4 Environment and Energy ................................................................................. 8 4.1 Objectives ....................................................................................................... 8 4.2 Environmental Protection Areas and Natural Features ................................... 8 4.3 Green Development ...................................................................................... 10 5 Land Use and Built Form ............................................................................... 11 5.1 Objectives ..................................................................................................... 11 5.2 General Policies ............................................................................................ 11 5.3 Low Density Residential ................................................................................ 11 5.4 Medium Density Residential ......................................................................... 12 5.5 Mixed Use Area ............................................................................................ 13 5.6 Gateway Commercial .................................................................................... 14 5.7 Environmental Protection Area ..................................................................... 15 5.8 Waterfront Greenway .................................................................................... 15 5.9 Environmental Constraints Overlay ............................................................... 15 6 Urban Design .................................................................................................. 16 6.1 Objectives ..................................................................................................... 16 6.2 General Policies ............................................................................................ 16 6.3 Low Density Residential Policies .................................................................. 17 Courtice Waterfront Secondary Plan 4 6.4 Medium Density Residential Policies ............................................................ 17 6.5 Mixed Use Area Policies ............................................................................... 17 6.6 Prominent Intersection .................................................................................. 18 7 Housing ........................................................................................................... 18 7.1 Objectives ..................................................................................................... 18 7.2 Policies ......................................................................................................... 19 8 Parks and Community Facilities ................................................................... 20 8.1 Objectives ..................................................................................................... 20 8.2 General Policies ............................................................................................ 20 8.3 Municipal Wide Park ..................................................................................... 20 9 Community Culture and Heritage ................................................................. 22 9.1 Objectives ..................................................................................................... 22 9.2 Policies ......................................................................................................... 22 10 Transportation ................................................................................................ 22 10.1 Objectives .................................................................................................. 22 10.2 General Policies ........................................................................................ 23 10.3 Collector Roads ......................................................................................... 24 10.4 Key Local Roads ....................................................................................... 24 10.5 Special Local Road .................................................................................... 25 10.6 Local Roads ............................................................................................... 25 10.7 Rear Lanes ................................................................................................ 25 10.8 Active Transportation ................................................................................. 26 10.9 Site Access and Parking ............................................................................ 27 11 Servicing ......................................................................................................... 27 11.1 Objectives .................................................................................................. 27 11.2 General Policies ........................................................................................ 28 11.3 Stormwater Management .......................................................................... 28 12 Implementation and Interpretation ............................................................... 30 12.1 Objectives .................................................................................................. 30 12.2 Policies ...................................................................................................... 30 Courtice Waterfront Secondary Plan 5 SCHEDULES AND APPENDICES Schedule A – Land Use Plan Schedule B – Heights Plan (Storeys) Schedule C – Roads and Active Transportation Plan Appendix A – Courtice Waterfront Urban Design and Sustainability Guidelines Courtice Waterfront Secondary Plan 6 Courtice Waterfront Secondary Plan 1 Introduction The purpose of this Secondary Plan is to establish goals and policies to guide comprehensive development and strategic planning within the Courtice Waterfront. The Secondary Plan will be further implemented through subdivision, zoning and site plan control. The Urban Design and Sustainability Guidelines included in Appendix A support the policies of this Secondary Plan and will also be used to guide development. The Courtice Waterfront Secondary Plan area is generally bounded by Darlington Provincial Park to the west, Courtice Shores Drive to the east, Darlington Park Road to the north, and Lake Ontario to the south. The Clarington Energy Business Park Secondary Plan and Courtice Water Pollution Control Plant are located immediately east of the Secondary Plan area. The Secondary Plan area is approximately 101 hectares in size. The Secondary Plan area is envisioned as a residential neighbourhood with visitor- oriented commercial, a new Municipal Wide Park at the waterfront and protected natural features like the Lake Ontario shoreline and Tooley Creek valley lands. The future population for area will be approximately 4,800 residents and approximately 2,500 units. The future number of jobs will be approximately 550. 2 Vision and Principles The vision, principles and community structure within this section of the Secondary Plan provide the foundation upon which the goals and policies of the Secondary Plan are based. 2.1 Vision The Courtice Waterfront is a vibrant new community offering residential, recreation and commercial opportunities in Clarington against the backdrops of Lake Ontario and Tooley Creek. The Courtice Waterfront will feature a variety of housing types, including affordable housing, centred on a pedestrian -oriented prominent intersection. Restaurants, shops and potentially a hotel will draw visitors to the area. The Municipal Wide Park, known as the Courtice Waterfront Park, and broader open space system will protect significant natural features, provide public access to and along Lake Ontario, and accommodate a wide range of active and passive recreational and cultural activities year-round. Courtice Waterfront Secondary Plan 7 2.2 Principles The Courtice Waterfront Secondary Plan is based on the following seven principles. 2.2.1 Support a high quality of life for residents of Clarington 2.2.2 Conserve, enhance and protect significant natural features 2.2.3 Promote environmental sustainability, energy efficiency and resilience 2.2.4 Connect the Secondary Plan area to the broader community and region by all modes of travel 2.2.5 Create distinct, memorable places that reflect the area’s natural and cultural heritage and the community’s values 2.2.6 Create an accessible, walkable and bikeable community linked to adjacent transportation networks 2.2.7 Develop the Courtice Waterfront in an orderly, coordinated and cohesive fashion 3 Community Structure The Courtice Waterfront Secondary Plan is supported by a community structure comprised of the following, as reflected in Schedule A: 3.1 Environmental Protection Areas and Waterfront Greenways 3.1.1 Environmental Protection Areas along the Tooley Creek and Lake Ontario form a key component of a future open space system that will support critical environmental functions, establish the setting for development, and be an amenity for local residents and people from across the Region. Waterfront Greenway lands will be a major component of the open space system, protecting and linking natural areas. 3.2 Courtice Waterfront Park 3.2.1 The area will be anchored by a new Municipal Wide Park. The park will be designed to serve the broader Clarington community and local residents and act as a major destination with a range of facilities and access to Lake Ontario. 3.3 Mixed Use Area 3.3.1 At the heart of the Courtice Waterfront neighbourhood will be a mix of housing types at varying densities, overlooking the Courtice Waterfront Park and centred at a prominent intersection where commercial uses in mixed -use buildings will give the park a lively edge that draws visitors year-round. 3.4 Medium Density Residential Areas 3.4.1 Townhouses and apartment buildings up to six storeys are expected to be dominant forms of housing in the Medium Density Area, blending seamlessly with higher-density forms in the Mixed Use Area. Courtice Waterfront Secondary Plan 8 3.5 Low Density Residential Area 3.5.1 Detached, semi-detached and townhouses will provide a transition between taller buildings in the heart of the neighbourhood and Darlington Provincial Park. 3.6 Gateway Commercial Area 3.6.1 North of the CN rail corridor are lands suitable for a variety of commercial uses serving local residents, local employees and the travelling public. 3.7 Street Network 3.7.1 Collector and key local roads will facilitate movement to and through the area. They will provide the framework for a grid-like network of local roads serving development and supporting walkable places in the Courtice Waterfront. 4 Environment and Energy 4.1 Objectives 4.1.1 Minimize adverse impacts from development and human activity on natural heritage and hydrologically sensitive features, and their ecological functions. 4.1.2 Implement the recommendations and strategies contained in the Robinson Creek and Tooley Creek Subwatershed Study. 4.1.3 Ensure significant natural features are highly visible and contribute to the character of the waterfront. 4.1.4 Enhance and strengthen connections between natural heritage features, particularly through the creation of new east-west natural heritage connections. 4.1.5 Increase the tree canopy throughout the Secondary Plan area. 4.1.6 Design buildings, infrastructure and the Courtice Waterfront Park to high standards for energy and water conservation and integrate opportunities for renewable energy. 4.1.7 Design for a low-carbon community and contribute to a net-zero Clarington by 2050. 4.2 Environmental Protection Areas and Natural Features 4.2.1 Environmental Protection Areas, identified in Schedule A, include natural heritage features, hydrologically sensitive features, natural hazard lands associated with a watercourse and/or Lake Ontario , headwater drainage features and associated vegetation protection zones. 4.2.2 There may be additional environmentally sensitive terrestrial features and areas, natural heritage features, hydrologically sensitive features and areas, regulatory flood plain, and erosion hazards which, due to inadequate Courtice Waterfront Secondary Plan 9 information or the nature of the feature, area or hazard, are not shown on Schedules A or C of this Secondary Plan. These features are also important to the integrity of the natural heritage system and/or public safety and may be identified on a site-by-site basis for protection and/or conservation through the review of a development applications and their supporting studies, as well as other projects, including work related to new infrastructure, roads and servicing. 4.2.3 The Environmental Protection Area recognizes the interdependence of natural heritage features and their associated functions, and thus seeks to maintain connections among natural features, so that their existing ecological and hydrological functions are maintained or enhanced. 4.2.4 The biodiversity, ecological function, and connectivity of the Environmental Protection Area shall be protected, maintained, restored and, where possible, improved for the long-term, recognizing linkages between natural heritage features and areas, surface water features, and ground water features. 4.2.5 The delineation of the boundary of lands designated as Environmental Protection Area is approximate and shall be detailed through appropriate studies prepared as part of the review of development applications in accordance with the policies of this Secondary Plan and the Official Plan. 4.2.6 Where an Environmental Impact Study or other site -specific study required as part of development proposals within 120 metres of a natural heritage feature or where updated information from the Province or Conservation Authority results in refinements to the boundaries of the natural heritage feature or its related vegetation protection zone, such refinements shall not require an amendment to the Clarington Official Plan or this Secondary Plan. 4.2.7 Access to Environmental Protection Areas and associated areas through the development of public trails will be undertaken in a manner which conserves their ecological integrity. 4.2.8 All development shall adhere to the policies of the Clarington Official Plan as it pertains to the natural heritage system in Section 3.4, the Watershed and Subwatershed Plans policies in Section 3.5, the Hazards policies in Section 3.7 and the Environmental Protection Areas policies in Section 14.4. 4.2.9 Environmental studies prepared in support of development applications shall address the Robinson Creek and Tooley Creek Subwatershed Study (Subwatershed Study). Such studies may refine on a site-by-site basis the recommendations from the Subwatershed Study. 4.2.10 For those properties not assessed for Headwater Drainage Features in the Subwatershed Study or where agricultural fields have gone fallow, Headwater Drainage Feature Assessments may be required prior to any development in order to accurately assess hydrological functions of these features. 4.2.11 The vegetation protection zone shall be planted, maintained or restored with self-sustaining, native plant materials, in keeping with the Environmental Impact Study recommendations. Courtice Waterfront Secondary Plan 10 4.2.12 The preservation of mature trees within and outside of the Environmental Protection Area designation is strongly encouraged in order to fully derive benefits relating to microclimate, wildlife habitats, hydrology and scenic quality. 4.2.13 During development, mitigation measures shall be utilized to protect features in Environmental Protection Areas, such as tree protection fencing, silt fence/sedimentation control, dust control, and protection of soil moisture regime. 4.2.14 Through development, the planting of new trees shall be required in public spaces and encouraged in private spaces to fully derive benefits relating to microclimate, wildlife habitats, hydrology and scenic quality. New trees shall be non-invasive, tolerant of expected conditions and of the largest size and maturity that the planting location permits. New tree planting zones shall contain sufficient soil volume to support the healthy gr owth of trees to maturity. 4.2.15 Where trees, shrubs and/or natural heritage features are destroyed or harvested pre-maturely prior to Municipal approval, compensation should occur on site and will be calculated at a 3:1 ratio. 4.2.16 The Municipality may require Environmental Protection Areas to be conveyed to a public authority, where appropriate, as part of the development approval process at nominal or no cost to the receiving public authority. Conveyance of lands designated Environmental Protection Area and associated vegetation protection zones shall not be considered as contributions towards the parkland dedication requirements under the Planning Act. 4.3 Green Development 4.3.1 All development shall be encouraged to meet high standards for energy efficiency and sustainability in building design and construction. The use of energy efficient lighting and appliances, passive building standards and high - performance building envelopes shall be encou raged to reduce the amount of energy required to heat and cool buildings. 4.3.2 All development shall be encouraged to incorporate energy and water conservation measures, including consideration for renewable and/or alternative energy systems, such as solar panels. Individual buildings shall be encouraged to accommodate solar panels, a green roof or high albedo surfaces, or a combination of these. 4.3.3 Landscape design should maximize infiltration through “soft” landscape features and include hardy, native plantings and trees that provide shade. 4.3.4 All development will be encouraged to meet high standards for the use of Low Impact Development strategies and minimize impermeable surfaces, to aid in stormwater infiltration. Courtice Waterfront Secondary Plan 11 4.3.5 Should the Municipality or other public entity initiate a district energy system for the Secondary Plan area, development shall be encouraged to utilize the system and may be required to be District Energy-ready. 5 Land Use and Built Form 5.1 Objectives 5.1.1 Accommodate a diverse population and employment base of approximately 4,800 residents and approximately 550 jobs. 5.1.2 Establish the Courtice Waterfront as a tourist destination that supports recreation needs for residents from across Clarington. 5.1.3 Achieve a mix of residential, commercial and public uses that attracts visitors year-round. 5.1.4 Ensure development contributes to a public realm of streets, parks and other open spaces that is inviting, comfortable and safe for residents and visitors. 5.1.5 Ensure residents have convenient access to commercial amenities and community facilities by all modes of travel. 5.1.6 Ensure compatibility among land uses and building types. 5.1.7 Create opportunities for medium density, compact development that supports efficient use of infrastructure. 5.2 General Policies 5.2.1 Schedule A identifies the land use designations for the Secondary Plan area, and Schedule B identifies minimum and maximum heights in storeys. 5.2.2 The following land use designations apply within the Secondary Plan area: a) Low Density Residential b) Medium Density Residential c) Mixed Use Area d) Gateway Commercial e) Environmental Protection Area f) Waterfront Greenway 5.2.3 Drive-throughs are not permitted in any land use designation. 5.3 Low Density Residential Planned Function 5.3.1 The predominant use of lands designated Low Density Residential shall be for low-rise housing that provides a transition between higher density housing and Darlington Provincial Park. Courtice Waterfront Secondary Plan 12 Permitted Uses 5.3.2 The following uses are permitted within this designation: a) Residential Building Types 5.3.3 Permitted building types within this designation include: a) Detached dwellings; b) Semi-detached dwellings; and c) Street townhouses. 5.3.4 Detached and semi-detached dwelling units shall account for a minimum of 80 percent of the total number of units in the Low Density Residential designation, with units in other building types accounting for the remainder. Heights and Densities 5.3.5 The maximum height shall be 3 storeys. 5.3.6 Development on lands designated Low Density Residential shall have an overall minimum density of 25 units per net hectare. 5.3.7 Private streets and private rear lanes are not permitted within the Low Density Residential designation. 5.4 Medium Density Residential Planned Function 5.4.1 The predominant use of lands designated Medium Density Residential shall be for housing that provides a transition between low-rise development and higher mixed use development. Permitted Uses 5.4.2 The following uses are permitted within this designation: a) Residential b) Other uses, including small scale service and neighbourhood retail commercial uses, which are supportive of and compatible with residential uses, are also permitted in accordance with Clarington Official Plan Policies 9.3.1, 9.3.2, and 9.3.3. Building Types 5.4.3 Permitted building types within this designation include: a) All forms of townhouses; and, b) Apartment buildings. Courtice Waterfront Secondary Plan 13 Heights and Density 5.4.4 The minimum height shall be 3 storeys. The maximum height shall be 4 or 6 storeys, in accordance with Schedule B. 5.4.5 Development on lands designated Medium Density Residential shall have a minimum density of 50 units per net hectare. 5.5 Mixed Use Area Planned Function 5.5.1 The Mixed Use Area is intended to be a predominantly residential area with a mix of housing types and varying building heights, and the area will also accommodate commercial amenities for waterfront residents , visitors and employees in the Clarington Energy Business Park. It also may accommodate standalone commercial uses that support the Courtice Waterfront. Permitted Uses 5.5.2 The following uses are permitted within this designation: a) Residential; b) Retail and service commercial uses; and c) Institutional uses, including but not limited to public schools, community centres, cultural facilities, libraries, day cares, and places of worship. 5.5.3 In addition, the following destination-oriented commercial uses are also permitted within a mixed use or standalone building fronting Streets A, C, or D as delineated on Schedule A: a) Hotel; b) Conference centre and banquet hall; c) Winery, cidery, or brewery; d) Museum; e) Restaurant or retail establishments associated with one or more of the above uses; and f) Other destination-oriented commercial uses compatible with surrounding development, subject to a site-specific zoning by-law amendment. 5.5.4 In the area identified with the “Commercial Uses Required” overlay on Schedule A, mixed use buildings with one or more of the above commercial uses on the ground floor, or standalone commercial uses, shall be required. Building Types 5.5.5 The permitted building types within this designation include: a) All forms of townhouses; b) Apartment buildings; Courtice Waterfront Secondary Plan 14 c) Mixed use buildings with commercial uses and other active uses located on the ground floor and residential dwelling units on upper floors; and d) Commercial buildings. Heights and Density 5.5.6 The minimum height shall be 3 or 4 storeys, in accordance with Schedule B . 5.5.7 Notwithstanding policy 5.5.6, buildings with destination -oriented commercial uses described in policy 5.5.3 may be one storey but shall have a minimum height of 7.5 metres. Buildings with destination-oriented institutional uses, such as a theatre or community centre, may also be one storey but shall have a minimum height of 7.5 metres, subject to a Zoning By-law amendment, 5.5.8 The maximum height shall be 6 storeys, in accordance with Schedule B. 5.5.9 Heights above 6 storeys, to a maximum of 15 storeys, may be permitted in the locations identified on Schedule B subject to completing the following studies or assessments to the satisfaction of the Municipality: a) Land Use Compatibility Study to assess the potential adverse impact of existing and planned industrial and utility uses in the surrounding area and identify feasible measures to mitigate any impacts; b) Transportation assessment to confirm the additional height and density can be supported by the planned transportation capacity of the Secondary Plan; c) Servicing assessment to demonstrate the additional height and density can be supported by the planned servicing capacity of the Secondary Plan; and d) Housing assessment to monitor and encourage the implementation of a diverse and affordable housing stock. 5.5.10 Development on lands designated Mixed Use Area shall have a minimum density of 70 units per net hectare. 5.6 Gateway Commercial Planned Function 5.6.1 The planned function of the Gateway Commercial is to provide retail and service commercial uses aimed at people travelling to the Courtice Waterfront . Permitted Uses 5.6.2 The following uses are permitted within the Gateway Commercial designation: a) Retail and service commercial uses; b) Restaurants; c) Financial institutions; and Courtice Waterfront Secondary Plan 15 d) Service stations. Heights 5.6.3 The maximum height shall be 4 storeys. 5.7 Environmental Protection Area Planned Function 5.7.1 Lands designated Environmental Protection Area include natural heritage features, hydrologically sensitive features, lands within the regulatory flood plain of a watercourse, headwater drainage features and natural hazard lands. These lands contribute to the Municipality’s Natural Heritage System and are intended to be protected. The planned function of these areas is to preserve natural heritage features and their ecological functions, maintain hydrologically sensitive features, and prevent development within regulatory flood plains and natural hazard lands to reduce risk to life and property . Permitted Uses 5.7.2 No development shall be permitted in Environmental Protection Areas, except in accordance with Section 14.4 of the Clarington Official Plan. 5.8 Waterfront Greenway Planned Function 5.8.1 The lands designated Waterfront Greenway are intended to protect and regenerate the physical, natural and cultural attributes associated with the Lake Ontario Waterfront. Permitted Uses 5.8.2 The predominant use of land within the Waterfront Greenway shall be low intensity recreation uses and conservation. 5.8.3 Lands designated Waterfront Greenway shall be subject to the provisions of Section 14.3 and 14.8 of the Official Plan. 5.9 Environmental Constraints Overlay 5.9.1 The areas with an Environmental Constraints Overlay as shown on Schedule A have been identified as containing features consistent with Environmental Protection Areas designation. The underlying designation shall not apply until the limits of the Environmental Protection Area has been confirmed to the satisfaction of the Municipality in consultation with the Central Lake Ontario Conservation Authority and in accordance with the policies in this Section. 5.9.2 The presence and precise delineation of the natural heritage features and hydrologically sensitive features shall be determined through an Environmental Impact Study and a Flood Plain Analysis prepared as part of the review of development applications in accordance with the policies of this Secondary Plan and the Official Plan. Courtice Waterfront Secondary Plan 16 5.9.3 If the Environmental Impact Study and Flood Plain Analysis establishes that development can proceed, then the underlying designation shall apply over those lands without the requirement for an amendment to this Plan. Further, it may be determined that only a portion of the lands within the Environmental Constraints Overlay may be suitable for development. 5.9.4 If the Environmental Impact Study and Flood Plain Analysis determines that development may not proceed, the permissions in the underlying designation shall not apply and lands will be considered to be designated Environmental Protection Area and will be zoned accordingly. 6 Urban Design 6.1 Objectives 6.1.1 Encourage a high quality and consistent level of urban design for the public and private realms through adherence to the principles, policies, and requirements of this Secondary Plan and in accordance with the Urban Design and Sustainability Guidelines. 6.1.2 Design spaces that are accessible for people of all ages and abilities. 6.1.3 Ensure compatibility between developments of varying scales and forms. 6.1.4 Support Darlington Provincial Park’s recreational amenities by mitigating potential adverse impacts from development. 6.2 General Policies 6.2.1 The Urban Design and Sustainability Guidelines appended to this Plan as Appendix A shall be used as guidance in the interpretation and implementation of this Secondary Plan’s policies. 6.2.2 Development shall contribute to the creation of a high quality public realm which is safe, comfortable, visually-pleasing and animated, supports active transportation and community life, and contributes to the distinct character of the Courtice Waterfront. 6.2.3 Buildings on corner lots shall have articulated facades facing both streets . 6.2.4 Loading and service areas shall generally be located at the rear of the building, and enclosed loading and servicing areas shall be encouraged. 6.2.5 Garbage and recycling facilities shall be integrated within a building envelope, where applicable. 6.2.6 Where loading and servicing is visible at the rear or side of a building, it shall be screened. 6.2.7 Driveways shall be minimized and shared driveways shall be encouraged, where appropriate. Courtice Waterfront Secondary Plan 17 6.2.8 Mechanical and electrical equipment on the roof of an apartment building and industrial building should be screened with durable materials integrated with the design of the building. 6.2.9 Garbage and recycling storage for stacked townhouses shall be screened from public view and located within a shared rear lane where a rear lane is provided. 6.3 Low Density Residential Policies 6.3.1 The following urban design policies apply to lands designated Low Density Residential: a) Grade-related dwelling units, excluding additional dwelling units, shall have their main entrance visible and accessible from the sidewalk; b) Front single garages and double garages with living space directly above them may extend partially beyond the front wall of the house, but this condition shall not dominate the length of the block; c) Front and exterior side yard porches shall be encouraged; d) Development adjacent to Darlington Provincial Park shall minimize lighting and overlook impacts on the park; and, e) The interface of Darlington Provincial Park with residential lots shall consist of wooden fencing at least 1.8 metres in height. Gates into the adjacent Provincial Park are not permitted. f) Where the Low Density Residential Area abuts the future Courtice Waterfront Park, development shall be oriented to a north -south Local Road and have a fenced side yard and rear yard adjacent to the park. 6.4 Medium Density Residential Policies 6.4.1 The following urban design policies apply to lands designated as Medium Density Residential: a) Ground-floor units in apartment buildings shall have their entrances facing the street or a landscaped yard; b) Underground parking for apartment buildings is strongly encouraged; and c) Parking is generally not permitted in the front or exterior side yard of buildings. 6.5 Mixed Use Area Policies 6.5.1 To ensure development in lands designated as Mixed Use Area appropriately addresses public streets, supports an active public realm, and relates well to the existing and planned context, the following policies shall apply: a) Mixed use buildings with ground floor commercial uses and standalone commercial buildings fronting Streets A, C or D, as identified on Schedule A, shall be built close to the front property line to help frame the street, with generally a minimum setback of 1.5 metres and a maximum setback of 3 metres; Courtice Waterfront Secondary Plan 18 b) Access from sidewalks, other pedestrian facilities, and public open space areas to primary building entrances shall be convenient and direct, with minimum changes in grade, and shall be accessible and barrier free; c) Ground floors containing commercial uses shall generally have a minimum height of 4.5 metres; d) Long buildings, generally those over 40 metres in length, shall break up the visual impact of their mass with vertical recesses or other architectural articulation and/or changes in material; e) Buildings taller than 4 storeys shall provide built form transitions to low- rise development on adjacent properties through the stepping of heights or separation distances. f) Buildings over 4 storeys along Street A north of Street D shall incorporate stepbacks to reduce their perceived mass and contribute to a comfortable pedestrian realm, with stepbacks of at least 1.5 metres occurring at the fifth storey. Buildings of 5-6 storeys fronting Street A or D adjacent to the Courtice Waterfront Park do not require stepbacks. Buildings greater than 6 storeys facing the park shall incorporate stepbacks of at least 1.5 metres at the seventh storey ; g) The use of high-quality, enduring materials, such as stone, brick and glass, shall be strongly encouraged; h) Front patios for ground-floor residential units should be raised to provide for privacy and a transition between the public and private realms; and i) Parking shall be located in underground or above -ground structures or surface parking lots at the rear of the building. Above-grade structured parking adjacent to a public street(s) shall be lined with commercial and/or residential uses with direct access to the public street(s). 6.6 Prominent Intersection 6.6.1 As per Policy 5.4.10 of the Clarington Official Plan, the Prominent Intersection identified on Schedule A shall serve as a community focal point, and shall facilitate public spaces, café and restaurant patios, street trees/planters, and street furniture. 7 Housing 7.1 Objectives 7.1.1 Provide for a variety of housing forms, sizes and tenures that allow households of various sizes and incomes to find a home within the Courtice Waterfront. 7.1.2 Encourage the provision of affordable housing and rental housing. Courtice Waterfront Secondary Plan 19 7.1.3 Foster aging in place by encouraging a range of housing that can meet the needs of residents during all phases of life. 7.2 Policies 7.2.1 A variety of housing forms, sizes and tenures shall be provided in the Courtice Waterfront to meet the needs of a diverse population and households of various sizes, incomes and age compositions. This housing mix is encouraged to include purpose-built rental and seniors housing. 7.2.2 To support the Municipality’s affordable housing objectives, development shall include a variety of housing sizes and types. 7.2.3 Affordable housing, including community housing, supportive housing and other types of subsidized non-market housing units, are encouraged to be integrated within the Courtice Waterfront neighbourhood and combined in developments that also provide market housing to provide opportunities for a range of housing tenures and prices that support diversity. 7.2.4 New affordable housing and purpose-built rental housing should incorporate barrier-free, universal or flex design features in both common and living areas. 7.2.5 The Municipality will collaborate with the Region of Durham and community housing providers to encourage a supply of subsidized non-market housing units to be included within the housing mix in the Secondary Plan area. 7.2.6 To support the provision of affordable housing units, the Municipality will explore other potential incentives such as reduced application fees, grants and loans. The Municipality will also encourage Durham Region, the Provincial government and Federal government to consider financial incentiv es for affordable housing. 7.2.7 As an incentive for the provision of affordable housing, as defined in Section 24.2 of the Clarington Official Plan, reductions in the minimum parking requirement under the Zoning By-law may be considered by the Municipality on a site-by-site basis where housing that is affordable is provided as part of a development proposal. 7.2.8 A range of unit sizes are encouraged within apartment and multi -unit buildings, including those suitable for single people, and larger households and families. 7.2.9 In Low Density and Medium Density Residential, development is encouraged to include additional dwelling units. 7.2.10 The Municipality will fast track the approval of development applications that include affordable housing units. Courtice Waterfront Secondary Plan 20 8 Parks and Community Facilities 8.1 Objectives 8.1.1 Create a public realm of streets, parks and other open spaces that is inviting, comfortable and safe. 8.1.2 Establish a Municipal Wide Park at the waterfront that serves residents of all ages and abilities from across Clarington and attracts visitors from the Region with a range of facilities and access to Lake Ontario. 8.1.3 Design the Courtice Waterfront Park with a range of facilities and experiences that supports year-round use. 8.1.4 Use Environmental Protection Areas, naturalized stormwater management facilities and other public open spaces to enhance the character of, and connectivity within, the parks and open space network, where appropriate. 8.1.5 Integrate public art into the design of parks, streets and other public spaces. 8.2 General Policies 8.2.1 The parks and open space system, as a whole, shall provide a variety of opportunities for passive and active recreation and be comprised of well- designed spaces that contribute to the area’s identity and environmental functions. 8.2.2 Parkland dedication shall be done in accordance with the Planning Act. 8.2.3 Environmental Protection Areas, associated vegetation protection zones, and stormwater management areas shall not be conveyed to satisfy parkland dedication requirements under the Planning Act. 8.3 Municipal Wide Park 8.3.1 A Municipal Wide Park, known as the Courtice Waterfront Park, is planned for the Secondary Plan area, as identified on Schedules A and C. The Courtice Waterfront Park, including Environmental Protection Area lands along the Lake Ontario shoreline, shall be a minimum of 16 hectares and programmed with a variety of amenities and community recreation facilities intended to serve residents from across Clarington. 8.3.2 Development of the Municipal Wide Park and adjacent Environmental Protection Area lands and shall consider a range of opportunities, which may include, but not limited to the following: a) Realignment of the Waterfront Trail through the park; b) Accessible viewing platforms; c) Stairs or ramps to the beach, sensitively and safely integrated with natural features; d) Safety and environmental protection measures along the top of the bluff; Courtice Waterfront Secondary Plan 21 e) Measures to protect and maintain access to the shoreline; f) Places and facilities to support the launching of kayaks, canoes and paddle boards; g) A playground and a splash pad; h) Active recreation facilities, such as outdoor sport courts i) Winter recreation facilities; j) Picnic areas and shelters; k) Areas for naturalized landscaping; l) Interpretive signage; m) An outdoor cultural venue, such as a bandshell or amphitheatre; n) Potential locations for public art installations; o) Lawn space for informal games; p) Locations for seasonal food vendors and equipment rentals; q) Public washroom facilities; r) Vehicle and bike parking; and s) Transit stops and bike share stations. 8.3.3 Development of the Municipal Wide Park shall address the priorities and recommendations of the Parks, Recreation and Culture Master Plan and the Clarington Waterfront Strategy. 8.3.4 The predominant use of lands within the Municipal Wide Park shall be low intensity recreation uses, major recreation uses, and cultural uses. 8.3.5 In addition, small-scale, seasonal commercial uses, such as food vendors, may be permitted. 8.3.6 As shown on Schedules A and C, the Courtice Waterfront Park shall be bordered by public streets, Environmental Protection Areas, the Waterfront Greenway, Darlington Provincial Park, and other natural heritage areas. As per Policy 6.3.1 f), development in the Low Density Residential Area where it abuts the park shall flank the park with a fenced side yard and rear yard. Development shall not back onto the park. 8.3.7 Schedule A also identifies a Municipal Wide Park west of Courtice Shores Drive and north of Street A. The Municipality may pursue development of a park in this location as an additional public amenity and to manage public access to adjacent Environmental Protection Areas. The park shall be designed primarily for passive enjoyment, with trails and seating. Parking to serve users of the park as well as the Waterfront Park may also be accommodated. Courtice Waterfront Secondary Plan 22 9 Community Culture and Heritage 9.1 Objectives 9.1.1 Conserve and adaptively reuse built heritage resources and cultural heritage landscapes. 9.1.2 Assess, recover and protect archaeological resources. 9.1.3 Integrate public art in the design of the Courtice Waterfront Park and broader public realm. 9.2 Policies 9.2.1 The conservation and enhancement of significant cultural heritage resources shall be consistent with the policies of the Clarington Official Plan and all relevant Provincial legislation and policy directives. 9.2.2 The Municipality will determine if a Cultural Heritage Evaluation Report is required prior to development on or adjacent to any properties that are identified on Clarington’s Cultural Heritage Resource List, and any properties that have been identified as having potential cultural heritage value or interest. 9.2.3 A Heritage Impact Assessment shall be conducted prior to development on or adjacent to properties that are designated under Part IV of the Ontario Heritage Act, or properties for which a Cultural Heritage Evaluation Report has been conducted and determined that the properties meet the criteria for cultural heritage value or interest as prescribed in O. Reg. 9/06, as amended, or any successors thereto. 9.2.4 Cultural Heritage Evaluation Reports and Heritage Impact Assessments shall consider and provide strategies for the conservation and protection of cultural heritage resources. 9.2.5 Public art and/or other interpretive features recalling the area’s cultural heritage shall be integrated into the design of public open spaces within the neighbourhood. 10 Transportation 10.1 Objectives 10.1.1 Provide a multi-modal transportation network that encourages walking, cycling and public transit use while accommodating cars and trucks efficiently. 10.1.2 Establish new and improved road and active transportation connections between the areas of Courtice to the north and east and within the Secondary Plan. New and improved connections will include CN rail corridor crossings. Courtice Waterfront Secondary Plan 23 10.1.3 Plan for a direct connection for pedestrians and cyclists between the Courtice GO Station and the waterfront to the satisfaction of CN Rail and the Ministry of Transportation. 10.1.4 Establish an interconnected network of trails and other active transportation facilities throughout the Secondary Plan area, linked to the broader municipal network and the Waterfront Trail. 10.1.5 Establish inviting, comfortable transit stops and ensure the road network facilitates the use of public transit, walking and cycling to reduce greenhouse gas emissions. 10.1.6 Provide safe access to the Lake Ontario shoreline and protect views and vistas to the lake. 10.2 General Policies 10.2.1 Schedule C identifies the road classification and active transportation facilities network planned for the area. The transportation policies contained in Section 19 of the Clarington Official Plan and the policies of this Secondary Plan shall apply to the transportation network. 10.2.2 Development shall be structured around an interconnected and grid-like network of streets that facilitate direct pedestrian, cyclist and vehicular movement throughout the Secondary Plan area. 10.2.3 Development will be structured to provide a pedestrian-oriented community by integrating pedestrian linkages and multi-use pathways to supplement the grid- like network of streets. 10.2.4 Wherever possible, future streets shall be aligned and designed to maintain and enhance views of the Courtice Waterfront Park and Lake Ontario. 10.2.5 An environmental assessment (EA) shall be initiated to evaluate options for future rail crossings. The EA will consider the approximate locations identified on Schedule A and design variations (for example, at-grade improvements, a bridge, a tunnel). 10.2.6 Until the necessary rail crossing(s) is in operation, development will require a Transportation Impact Study that demonstrates the current road capacity and existing rail crossings provide adequate safety and access, to the satisfaction of the Municipality. 10.2.7 Where the length of a block exceeds 250 metres, a landscaped mid -block pedestrian connection may be required to enhance the pedestrian permeability of the area, the efficiency and variety of pedestrian routes, and access to transit. Mid-block pedestrian connections should have a minimum width that accommodates a multi-use path with landscaping on both sides to provide a buffer to any adjacent private spaces. 10.2.8 On-street parking will be encouraged at appropriate locations on all Key Local Roads and other Local Roads to provide for anticipated parking needs. Courtice Waterfront Secondary Plan 24 10.2.9 The Municipality, the Regional Municipality of Durham, and Metrolinx will work cooperatively to develop a long-term public transit strategy for the Courtice Waterfront. 10.2.10 The design of roads shall be based on a complete streets approach, in accordance with the transportation master plans, standards and guidelines of the Municipality of Clarington and Region of Durham, with further guidance provided in the Urban Design and Sustainability Guidelines (Appendix A to this Secondary Plan). 10.2.11 Darlington Park Road shall be designed in accordance with the road classification criteria in Appendix C, Table C-2 of the Clarington Official Plan. 10.2.12 All Roads shall be designed with the following lighting design standards: a) Appropriate lighting is to be provided to contribute to the safe function of the roadway as well as the safe and appropriate lighting of the pedestrian realm; and b) Lighting shall be downcast to reduce light pollution. 10.3 Collector Roads 10.3.1 Collector Roads shall be designed with a right-of-way width of 23 metres and in accordance with the road classification criteria in Appendix C, Table C -2 of the Clarington Official Plan and include the following design standards: a) Boulevards with a minimum width of 5 metres shall be provided on both sides of the street to accommodate a sidewalk or multi-use path and a planting and furnishing zone with space for street trees on both sides of the street; b) On-street parking may be accommodated on either side of the right-of- way within lay-by spaces that alternate with the planting and furnishing zone; and c) The roadway of Collector Roads generally shall accommodate two travel lanes, a centre turning lane where required, and cycling facilities, except where a multi-use path in an adjacent open space and aligned with the road provides a convenient alternative. Lane widths shall be sufficient to accommodate public transit and/or shuttle buses. 10.4 Key Local Roads 10.4.1 Key Local Roads identified on Schedule C are intended to have a special character based on their prominence, adjacent land uses and importance for circulation within the Secondary Plan area. The precise location of new Key Local Roads shall be determined through Plans of Subdivision. 10.4.2 Key Local Roads shall have a right-of-way width of 20 metres and shall contain sidewalks and a planting and furnishing zone on both sides to enhance the tree canopy and reinforce the Secondary Plan area’s pedestrian network and green Courtice Waterfront Secondary Plan 25 character. Sidewalks shall be separated from travel lanes by the planting and furnishing zone. 10.4.3 Key Local Roads shall be designed in accordance with the Local Road classification criteria in Appendix C, Table C-2 of the Clarington Official Plan. 10.5 Special Local Road 10.5.1 Street D is intended to be a unique and flexible public right -of-way that complements the Courtice Waterfront Park on one side and future land uses on the north side. It shall be designed to function at times as a car-free promenade for pedestrians and cyclists and as a shared street with vehicular access at other times. 10.5.2 The alignment of Street D may vary from the conceptual alignment shown in Schedules A, B and C without amendment to this plan, provided the street fully abuts the Courtice Waterfront Park and does not reduce the planned minimum size of the park. 10.5.3 Street D shall be designed in conjunction with the Courtice Waterfront Park on the south side and private development on the north side . It shall have a minimum right-of-way width of 15 metres and accommodate the following, to the satisfaction of the Municipality: a) A dedicated pedestrian zone on the north side, which may differ in materiality from the right-of-way to clearly articulate a pedestrian priority area; b) A roadway/promenade with rolled curbs that may include other traffic calming measures such as bollards, road curvature and interlocking paving; c) A landscaped “flex zone” on the south side to accommodate food trucks, other vendors and street furniture intended to enhance the waterfront experience for residents and visitors. 10.6 Local Roads 10.6.1 Local Roads shall generally be designed in accordance with the requirements set out in Appendix C, Table C-2 of the Clarington Official Plan and include the following design standards: a) On-street parking shall be accommodated on either side of the right-of- way; b) Sidewalks are encouraged to be provided on both sides of Local Roads; and c) A planting and furnishing zone with street trees shall be provided on both sides of Local Roads. 10.7 Rear Lanes 10.7.1 Rear lanes are encouraged to support safe and attractive streets by eliminating the need for driveways and street-facing garages. Courtice Waterfront Secondary Plan 26 10.7.2 Rear lanes can provide alternative pedestrian routes through a community and shall provide a safe environment for pedestrian and vehicle travel. 10.7.3 Public utilities may be located within public rear lanes subject to functional and design standards established by the Municipality. 10.7.4 All rear lanes shall be designed in accordance with the road classification criteria in Appendix C, Table C-2 and include the following design standards: a) Rear lanes shall allow two-way travel and incorporate a setback on either side of the right-of-way to the adjacent garage/building wall; b) Rear lanes shall provide a minimum pavement width of 6.5 metres; provide access for service and maintenance vehicles for required uses as deemed necessary by the Municipality and may include enhanced rear lane widths and turning radii to accommodate municipal vehicles including access for snowplows, garbage trucks and emergency vehicles where required; c) Rear lanes shall be clear of overhead obstruction and shall be free from overhanging balconies, trees and other encroachments; d) Rear lanes shall intersect with public roads; e) No municipal services, except for local storm sewers, shall be allowed, unless otherwise accepted by the Municipality; f) No Region of Durham infrastructure shall be permitted; g) Rear lanes shall be graded to channelize snow-melt and runoff; h) The design rear lanes shall incorporate appropriate elements of low impact design including permeable paving where sufficient drainage exists; and i) Access for waste collection and emergency service vehicles is to be accommodated. 10.8 Active Transportation 10.8.1 A conceptual active transportation network as shown on Schedule C has been designed to connect the Secondary Plan area to the Great Lakes Waterfront trail, Lake Ontario shoreline and the Tooley Creek lands, while protecting and enhancing the natural features and functions of these areas. 10.8.2 The active transportation network may include pathways, pedestrian bridges, lookouts and seating areas, to the satisfaction of the Municipality. Trails identified on Schedule C shall be assessed as part of an Environmental Impact Study undertaken on adjacent lands, including but not limited to the Courtice Waterfront Park. 10.8.3 All development shall provide for the implementation of the active transportation network in accordance with the conceptual location of facilities Courtice Waterfront Secondary Plan 27 identified on Schedule C. In addition to sidewalks, dedicated cycling facilities and multi-use paths, the network will include Primary and Secondary Trails as defined in Section 18.4 of the Clarington Official Plan. The precise location, type and design of trails shall consider: a) Trail design and type will minimize environmental impacts and be designed to accommodate a range of users and abilities. b) Trails will be directed outside of natural areas where possible or to the outer edge of vegetation protection zones. c) Trails located adjacent to natural features and stormwater management facilities should incorporate interpretive signage at various locations to promote understanding and stewardship of the features and functions of the natural environment. 10.8.4 Proposed trails in or adjacent to Environmental Protection Areas shall be subject to Environmental Impact Studies. 10.8.5 A Pedestrian Crossing is shown conceptually on Schedules A and C. The Pedestrian Crossing is essential to providing active transportation access and connectivity to the Secondary Plan. It will enhance pedestrian and cyclist connectivity within the Secondary Plan area and provide access to the areas of Courtice to the north, including the Courtice GO Station. The location and feasibility of the Pedestrian Crossing will be determined through a future feasibility study initiated by the Municipality. 10.9 Site Access and Parking 10.9.1 Individual site access for residential uses from a Collector Road generally shall not be permitted. Rear Lanes or Local Roads shall be the preferred option for accessing development sites. Reverse frontage development is not permitted within the Secondary Plan area. 10.9.2 Parking regulations shall be provided in the Zoning By-law. The Municipality may modify the parking requirements subject to a parking study and site- specific zoning amendment. The Municipality shall encourage development not to exceed the minimum parking requirements in the Zoning By-law. 11 Servicing 11.1 Objectives 11.1.1 Ensure the Secondary Plan area is developed on the basis of full municipal sanitary sewer, storm sewer and water services. 11.1.2 Integrate stormwater management with the open space system while minimizing impacts on the natural environment. 11.1.3 Design buildings, infrastructure and all open spaces to mitigate the impacts of severe storms, and flooding. Courtice Waterfront Secondary Plan 28 11.2 General Policies 11.2.1 Utilities shall be located below grade in the street right-of way, or in easements, where required. For ease of access and maintenance, shared utility trenches are encouraged. 11.2.2 Telecommunications/communications utilities, electrical stations or sub- stations, mail boxes or super mail boxes and similar facilities should be incorporated and built into architectural or landscaping features, rather than being freestanding, wherever possible. They should be compatible with the appearance of adjacent uses and include anti-graffiti measures. 11.2.3 Building utilities, including but not limited to gas lines/metres and hydro boxes, shall be located at the rear or interior side of a building, and shall be integrated into the building or visually screened. 11.3 Stormwater Management 11.3.1 Stormwater management ponds and their associated open spaces shall generally be located in accordance with Schedules A and C of this Secondary Plan. 11.3.2 Stormwater management facilities, such as ponds and Low Impact Development features, shall be incorporated in the Secondary Plan area to mitigate the impacts of development on water quality and quantity, consistent with the Robinson Creek and Tooley Creek Subwatershed Study and the policies of Section 20 of the Clarington Official Plan. Such facilities shall not be located within natural heritage features but may be permitted within the outer limits of the vegetation protection zone provided the intent of the vegetation protection zone is maintained and it is supported by an Environmental Impact Study. 11.3.3 The precise siting of stormwater management facilities shall make use of natural drainage patterns to minimize the risk of flooding. Stormwater management facilities will not drain lands located in another subwatershed. 11.3.4 Stormwater management facilities shall include the installation of naturalized landscaping and accommodate trails and seating areas, where appropriate. 11.3.5 Proposed stormwater management quality, quantity, erosion control and water balance for ground water and natural systems may be assessed during the development approval process to determine the impact on the natural heritage system and environmental features. 11.3.6 The submission of the following plans and reports shall be required to determine the impact of stormwater quality/quantity, erosion and water balance of the proposed development. All reports shall be prepared in accordance with the Robinson Creek and Tooley Creek Subwatershed Study, including: a) Stormwater Management Report and Plan; Courtice Waterfront Secondary Plan 29 b) Erosion and Sediment Control Plan; c) Servicing Plans; d) Grading Plans; e) Geotechnical reports; f) Hydrogeologic reports; and g) Other technical reports as deemed necessary. 11.3.7 The Stormwater Management Report and Plan identified in Policy 11.3.6 shall explore and consider the feasibility of and opportunities to implement such Low Impact Development measures as: a) Permeable hardscaping; b) Bioretention areas; c) Exfiltration systems; d) Bioswales and infiltration trenches; e) Third pipe systems; f) Vegetation filter strips; g) Green roofs (multi-unit buildings); h) Rainwater harvesting; and i) Other potential measures. 11.3.8 Stormwater management plans shall demonstrate how the water balance target set in the Robinson Creek and Tooley Creek Subwatershed Study is achieved. 11.3.9 Stormwater management for all development shall be undertaken on a volume control basis and shall demonstrate the maintenance of recharge rates, flow paths and water quality to the greatest extent possible. Peak flow control and the maintenance of pre-development water balance shall be demonstrated. 11.3.10 High Volume Recharge Areas shall maintain a pre-development water balance. 11.3.11 Development of all detached, semi-detached and townhouse dwellings shall demonstrate the use of an adequate volume of amended topsoil or equivalent system to improve surface porosity and permeability over all turf and landscaped areas beyond three metres of a buildin g foundation and beyond tree protection areas. 11.3.12 The establishment of new flood control facilities to accommodate development within this Secondary Plan are not encouraged and will only be considered once all other reasonable alternatives have been fully exhausted in accordance with the Robinson Creek and Tooley Creek Subwatershed Study or an update or addenda to that study. Other alternatives to flood control facilities could Courtice Waterfront Secondary Plan 30 include infrastructure improvements such as relief culverts, road crossings or land acquisition. 12 Implementation and Interpretation 12.1 Objectives 12.1.1 Ensure roads, road improvements, and municipal services required for any part of the Courtice Waterfront are in place and operative prior to or coincident with development. 12.1.2 Ensure each phase of development is contiguous to a previous phase. 12.1.3 Facilitate development through coordinated and timely infrastructure investments. 12.1.4 Ensure lot patterns are rational and efficient to achieve adequately sized lots and well-defined street frontages and discourage remnant parcels. 12.2 Policies 12.2.1 Applicants shall prepare and update phasing plans for submission with plans of subdivision. The phasing plan shall establish phases of development of the lands and shall provide for the staging of construction of public infrastructure and services in relation to phases of development. The phasing plan shall take into account the responsibility for construction of the public infrastructure and services and shall be considered by the Municipality in enacting amendments to the Zoning By-law and in recommending plans of subdivision for approval. 12.2.2 All new development within the Secondary Plan area shall proceed on the basis of the sequential extension of full municipal services through the Regional and Municipal capital works programs and plans of subdivision. 12.2.3 The Municipality encourages utility providers such as hydroelectric power, communications/telecommunications facilities and utilities, broadband fibre optics, and natural gas to ensure that sufficient infrastructure is or will be in place to serve the Secondary Plan area. 12.2.4 Approval of development applications shall be conditional upon commitments from the appropriate authorities and the proponents of development to the timing and funding of the required road and transportation facilities, parks and community facilities. These works shall be provided for in the subdivision and site plan agreements. 12.2.5 Approval of development applications shall also be conditional upon commitments from the appropriate authorities and the proponents of development to the timing and funding of required stormwater management, sanitary sewer and water supply facilities. These works shall be provided for in subdivision and site plan agreements. Courtice Waterfront Secondary Plan 31 12.2.6 Minor alterations to Schedule A may occur without amendment to this Secondary Plan through rezoning and plan of subdivision or site plan approval applications provided such minor alterations are in conformity with Policies 24.1.2 and 24.1.3 of the Clarington Official Plan and the general intent of this Secondary Plan is maintained, to the satisfaction of the Municipality. 12.2.7 The Secondary Plan recognizes that comprehensive planning requires the equitable sharing amongst landowners of costs associated with the development of land. It is a policy of this Secondary Plan that prior to the approval of any draft plan of subdivision for lands under multiple ownership or benefitting multiple landowners, applicants/landowners shall have entered into appropriate cost sharing agreem ents which establish the means by which the costs (including Region of Durham costs) of developing the prope rty are to be shared. The Municipality may also require, as a condition of draft approval, that proof be provided to the Municipality that landowners have met their obligations under the relevant cost sharing agreements prior to registration of a plan of subdivision. 12.2.8 Development applications shall include the following information : a) Net residential density by land use designation; b) Identification of total area of non-residential land uses; c) Number and type of units by land use designation; d) Total residential unit count; e) Estimated population; and f) Number of purpose-built additional dwelling units. 12.2.9 A land use compatibility study that assesses noise, vibration and air quality impacts and mitigation measures shall be required as part of a complete application for development. This study will determine the viability of sensitive uses within the proposed development, and the need for, types of, and extent of receptor-based mitigation measures. The Municipality may waive this requirement for lands that are not within th e area of influence of Regional infrastructure or other emission sources within the Clarington Energy Business Park and/or lands that are outside of 450 metres of the CN rail corridor . 12.2.10 The Municipality will monitor the policies of this Secondary Plan and propose updates as necessary. 12.2.11 Where examples of permitted uses are listed under any specific land use designation, they are intended to provide examples of possible uses. Other similar uses may be permitted provided they conform to the intent and all applicable provisions of this Secondary Plan. 12.2.12 It is the intent of the Municipality to permit some flexibility in accordance with Official Plan Policy 24.1.5 in the interpretation of the policies, regulations and numerical requirements of this Secondary Plan, except where this Secondary Plan is explicitly intended to be prescriptive, such as those regarding minimum Courtice Waterfront Secondary Plan 32 densities and minimum and maximum heights, and the size of the Courtice Waterfront Park. 12.2.13 This Secondary Plan refines and implements the policies of the Clarington Official Plan. Where there is a conflict between the Secondary Plan and the Clarington Official Plan, this Secondary Plan shall prevail, including density and intensification policies. 12.2.14 All policies of the Clarington Official Plan shall apply to this Secondary Plan area. Policies that cite specific Clarington Official Plan policies have been provided for convenience only. 12.2.15 The land use boundaries shown on Schedule A to this Secondary Plan are approximate, except where they meet with existing roads, valleys or other clearly defined physical features. Where the general intent of this Secondary Plan is maintained to the satisfaction of the Municipality, minor boundary adjustments will not require an amendment to this Secondary Plan. 12.2.16 The Urban Design and Sustainability Guidelines appended to this Secondary Plan as Appendix A provide specific guidelines for both the public and private realms. They clarify the Municipality’s expectations with respect to the form, character and qualities of development in the Courtice Waterfront area. Schedule A - Land Use Plan Courtice Waterfront Secondary Plan N Schedule B - Heights Plan (Storeys) Courtice Waterfront Secondary Plan Numbers indicate minimum and maximum heights in storeys. The minimum height of standalone commercial uses in the Mixed Use Area (excluding hotels) shall be one storey - see Policy 5.5.7. * Buildings up to 15 storeys may be permitted subject to policy 5.5.9. N Schedule C - Roads and Active Transportation Plan Courtice Waterfront Secondary Plan N Courtice Waterfront DECEMBER 2025 URBAN DESIGN & SUSTAINABILITY GUIDELINES DRAFT Appendix A Attachment 1c to Report PDS-002-26 TABLE OF CONTENTS 1. Introduction 2 1.1. Overview & Purpose 3 1.2. Structure of the Guidelines 4 1.3. Interpretation and Implementation of the Guidelines 4 2. Vision and Community Structure 5 2.1. Community Vision 6 2.2. Community Character Statement 6 2.3. Community Structure 7 3. Private Realm Guidelines 8 3.1. Low Density Residential Development 9 3.2. Medium Density Residential Development 11 3.3. Development in Mixed Use Areas 13 3.4. Development in the Gateway Commercial Area 16 4. Public Realm Guidelines 18 4.1. Streets 19 4.2. Streetscapes 29 4.3. Parks and Open Space 29 4.4. Environmental Protection Areas 32 5. Green Design Guidelines 34 5.1. Energy and Water Conservation 35 5.2. Landscapes and Stormwater Management 36 1. INTRODUCTION 3Urban Design and Sustainability Guidelines - DRAFT 1.1. OVERVIEW & PURPOSE The Courtice Waterfront Secondary Plan Area, comprising 102 hectares, is bounded by Darlington Provincial Park to the west, Courtice Shores Drive to the east, Darlington Park Road to the north and Lake Ontario to the south (see Figure 1). The planned population for the area is approximately 5,000 occupying approximately 2,500 units of housing. Development is also expected to generate approximately 550 jobs. Bordering the Clarington Energy Business Park and located immediately south of the Courtice Transit- Oriented Community, north of Highway 401, the Courtice Waterfront is intended to complement the neighbouring areas by accommodating a mix of housing and commercial businesses and providing access to a range of recreation opportunities on the Lake Ontario waterfront and in the Tooley Creek valley. Residential, mixed-use and commercial development, together with new streets, pedestrian connections and open spaces, will extend the Courtice community to the lake. The Courtice Waterfront will feature a variety of low-rise, mid-rise and potentially high-rise residential buildings. Restaurants, shops and destination commercial uses, some in mixed-use buildings, will serve residents and draw visitors and Energy Park employees to the area. A municipal wide park intended for all residents of Clarington, will protect significant natural features, provide public access to and along Lake Ontario, and accommodate a range of recreation and cultural activities year-round. These guidelines build on the policies of the Courtice Waterfront Secondary Plan as well as Priority Green Clarington, which promotes sustainable community design. Sustainable communities begin with conservation and sensitive integration of significant environmental features. Various aspects of community design are also fundamental to sustainability, including: street networks and block patterns that encourage walking and cycling; an interconnected system of parks and open spaces that supports healthy lifestyles and social wellbeing; and compact development that uses land and infrastructure efficiently. The Secondary Plan provides a policy framework for the development of the Courtice Waterfront to a high standard of urban design and sustainability. The Guidelines provide further direction on how this is to be achieved. Figure 1: Secondary Plan areas Robinson Creek Highway 401 Co u r t i c e S h o r e s D r i v e Baseline Road West Energy Drive Megawatt Dri v e Do w n R o a d Darlington Park Road Osborne Road Cr a g o R o a d CP Ra i l CN Ra i l Co u r t i c e R o a d Tr u l l s R o a d Pr e s t o n v a l e R o a d Hi g h w a y 4 1 8 WATER POLLUTION POLLUTION CONTROL PLANT DARLINGTONPROVINCIALPARK EFWEFW 418 OPGOPG 401401 Tooley Creek COURTICE WATERFRONT ENERGY PARK COURTICE TRANSIT-ORIENTED COMMUNITY DARLINGTONDARLINGTONNUCLEARGENERATINGSTATION LAKE ONTARIO 4 Courtice Waterfront 1.2. STRUCTURE OF THE GUIDELINES This document contains five main sections: Section 1 summarizes important background information and explains the purpose of the Guidelines. Section 2 describes the overall physical vision for the community, highlights structuring elements and explains how the Guidelines will be implemented. Section 3 contains Guidelines applicable to the private realm, addressing site design, built form, parking and other matters. They are organized based on the land use designations of the Secondary Plan. Section 4 contains the Public Realm Guidelines, which will apply to the design of the street network, individual streets, streetscapes, parks and other open spaces, and Environmental Protection Areas. Section 5 provides guidance for how development can promote environmental sustainability through measures related to energy efficiency, water conservation and stormwater management. 1.3. INTERPRETATION AND IMPLEMENTATION OF THE GUIDELINES The Courtice Waterfront Urban Design and Sustainability Guidelines are intended to help implement the policies of the Official Plan and Courtice Waterfront Secondary Plan and provide greater clarity on policy intentions respecting overall urban design, streetscapes, built form and environmental sustainability. The Guidelines are to be read in conjunction with the policies of the Official Plan – in particular Chapter 5, Creating Vibrant and Sustainable Urban Places, and Chapter 9, Livable Neighbourhoods – and the policies of the Secondary Plan – in particular the chapters on Land Use and Built Form (5), Urban Design (6), Parks and Community Facilities (8) and Transportation (10). The Guidelines also should be read in conjunction with the Clarington Zoning By-law as it applies to the Courtice Waterfront and the Clarington General Architectural Design Guidelines, Landscape Design Guidelines for Site Planning, Lighting Guidelines, and Amenity Guidelines for Medium and High Density Residences. The Guidelines build on zoning provisions with more detailed guidance respecting such matters as building setbacks and heights. Where there is conflict between these Guidelines and the General Architectural Design Guidelines, these Guidelines shall prevail. The Guidelines, in concert with Official Plan policies, Secondary Plan policies, the implementing Zoning By-law and the General Architectural Design Guidelines, will be used to evaluate development applications to ensure that a high level of urban design and sustainability is achieved. 2. VISION AND COMMUNITY STRUCTURE 6 Courtice Waterfront 2.1 COMMUNITY VISION The following components comprise the physical vision for the community: • Highly visible, accessible and protected natural heritage features. Development and infrastructure will respect and enhance existing natural heritage features and topography. Residents will enjoy parks and trail networks that provide increased access to natural heritage features while being environmentally sensitive. • Accessible public spaces and other amenities for people of all ages and abilities. The open space network will comprise a 15-hectare waterfront park, environmental areas, stormwater management ponds, and other green spaces centred on the Tooley Creek valley. Overlooking Lake Ontario, the Courtice Waterfront Park will accommodate a range of recreational and cultural activities. • Stormwater management features integrated into the open space network. The open space network will incorporate a naturalized stormwater management system by integrating a mix of low impact development features and ponds adjacent to the Tooley Creek valley. • An interconnected, pedestrian-oriented mobility network. The grid-like network of streets and active transportation connections planned for the Courtice Waterfront will maintain views toward the lake and convenient access to the Waterfront Park. The development sites defined by streets will have the flexibility to accommodate a range of housing types. Streets and multi-use paths will also help connect residents to other community amenities within and outside the Courtice Waterfront. • A diversity of housing forms and building typologies. The Courtice Waterfront community will develop with a diversity of housing choices to accommodate residents of all ages and households of all sizes. Attention to good urban design will ensure the desired range of housing types, from detached houses to apartment buildings, are integrated seamlessly to create a cohesive community with a distinct identity. The Courtice Waterfront will consist of low-rise, mid-rise and potentially high-rise buildings reflecting a variety of architectural styles. • Streetscapes defined by street trees, other landscaping and buildings that contribute to an inviting public realm. Streetscapes in the Courtice Waterfront will be designed to a high standard, incorporating complete street principles to provide safe and comfortable space for pedestrians, cyclists, transit users and drivers. The facades of buildings and landscaped front yards will be dominant streetscape features. • Commercial uses that meet the needs of residents and attract visitors. Restaurants and shops on the ground floor of mixed-use buildings and unique standalone destination uses will complement the Waterfront Park, contributing to a complete community and drawing visitors from across the region. 2.2. COMMUNITY CHARACTER STATEMENT The Courtice Waterfront Secondary Plan envisions a diverse and inclusive community distinguished by a broad mix of land uses, housing forms, and business and employment opportunities; an interconnected green network of natural features, parkland and tree-lined streets; and a unique waterfront park with views and physical access to Lake Ontario and places to play and gather. 7Urban Design and Sustainability Guidelines - DRAFT 2.3. COMMUNITY STRUCTURE The Courtice Waterfront Secondary Plan provides a framework for future development based on the following high-level structuring elements: Waterfront Park, Natural Areas and Other Open Spaces: Green spaces will be a dominant feature of the Secondary Plan Area. The Tooley Creek valley and adjacent woodlands are a central feature that both separates and joins the Courtice Waterfront and the Energy Park, while the Lake Ontario shoreline defines the area’s southern boundary. These features will be protected and enhanced as the Waterfront Park is developed as a destination for recreation, community gatherings and passive enjoyment. Waterfront Greenway lands will complete the open space system, accommodating trails, land use buffers and stormwater management facilities. Transportation Network: The historic CN Rail corridor plays an important role in separating a planned highway-oriented commercial area from a pedestrian-oriented, mixed-use neighbourhood. The planned network of streets, multi-use paths and other active transportation infrastructure will help define development sites, establish views to Lake Ontario and other natural features, and ensure easy access by all travel modes to and through the area. Residential, Mixed-Use and Commercial Areas: North of the Waterfront Park, areas for low-, medium- and high- density housing in a variety of forms will comprise the Courtice Waterfront neighbourhood. Commercial uses facing the Waterfront Park and potentially a north-south main street will be integrated with housing to create a more complete community and destination. Commercial uses north of the rail corridor will serve travelers on Highway 401 as well as locals. Figure 2: Land Use Plan 3. PRIVATE REALM GUIDELINES While the public and private realms often overlap and intersect, the private realm typically includes places and spaces to which access is controlled and/or restricted and lands which are not owned by the Municipality or another public agency. 9Urban Design and Sustainability Guidelines - DRAFT 3.1. LOW DENSITY RESIDENTIAL DEVELOPMENT Buildings in the Low Density Residential Area, namely single detached dwellings, semi-detached dwellings, and townhouses will contribute to a diversity of housing in the Courtice Waterfront and provide a transition from denser development farther east to Darlington Provincial Park. The guidelines below focus on massing and the relationship of development to streets and open spaces, with the intention of ensuring development contributes to an attractive, comfortable and safe public realm. 3.1.1. GENERAL SITE AND BUILDING DESIGN The following guidelines should be applied in conjunction with the zoning provisions applicable to Low Density Residential Areas and should not conflict with them. A. The height and massing should be consistent within a building type to create a unified character for the community. B. A variety of architectural expression among publicly exposed elevations is encouraged, including variation in roof lines, architectural styles, and material articulation. C. There should be a variety of lot widths and dwelling sizes on each block. D. Detached and semi-detached houses and townhouses generally should have a front setback of 4-5.5 metres to the front wall of the house. Front garages should have a minimum front setback of 6 metres. E. Front yard setbacks along a street should be consistent. F. Building projections, such as covered porches, balconies and stairs are encouraged and may project into the front yard setback. G. The base of the porch and stair shall be enclosed with material that suitably complements the exterior cladding of the dwelling unit. H. The entrance to homes may be emphasized through stone porticos, two-storey porches and built-over porticos. I. Dwellings on a corner lot, including townhouses, should have side elevations that include windows and details consistent with the front elevation. Front porches should wrap around the corner of the house. J. There should be no more than six attached townhouses in a row where the garages are accessed from a Rear Lane or where front garages face a local street. K. The separation between rows of attached townhouses should be a minimum of 2.4 metres to allow for landscaping, fencing and outdoor storage screened from view. Where the separation between rows will also provide shared access and pedestrian circulation, the separation distance should be a minimum of 3 metres. L. Front driveways and garages for townhouses fronting Street A, Street C and Street D will not be permitted to prioritize these streets for pedestrians. M. Development adjacent to Darlington Provincial Park should seek to carefully control public exposure, lighting, and access to the Provincial Park. N. Properties backing onto Darlington Provincial Park should have deep rear yards. The back of rear yards should be planted with deciduous and coniferous trees, and a solid wood fence 2.4 metres high should be built. Detached houses with living space located above the garage 10 Courtice Waterfront 3.1.2. GARAGE AND DRIVEWAY DESIGN GUIDELINES A. Attached front garages should not dominate the massing of the dwelling from the front. B. Garages generally should occupy a maximum of 50-60% of the lot frontage, depending on the width of the lot. C. Front garages are encouraged to be expressed as two-storey structures with usable space above to better integrate the garage into the overall design of the dwelling unit. D. Front garages are encouraged to be recessed from the front wall of the house by a minimum of 0.5 metres where the lot frontage is greater than 7.5 metres. E. Attached front yard garages should have materials, design elements and colour consistent with the architecture of the primary dwelling unit. F. The width of a driveway generally should correspond with the width of the garage, although in the case of single garages, a wider driveway is allowed where it does not prevent a minimum of 30% of the front yard being used for the purpose of landscaped open space. G. Front double-car garages are encouraged to have two separate openings and two doors. Single doors for double car garages should be articulated vertically and horizontally to give the appearance of two doors. Windows are encouraged to avoid a blank-wall effect. H. Driveways should be buffered from side property lines by a landscape strip. I. Lots serviced by a Rear Lane should locate garages or parking pads at the rear of the property. J. Garages fronting onto Rear Lanes should be carefully arranged in groupings for an attractive visual environment. Garages should be sited to allow for access and drainage from the rear yard of the unit to the Rear Lane. K. Both parking pads and garages accessed from a Rear Lane shall be set back from the lot line separating the rear yard from the Rear Lanes. Setbacks should consider the need for visitor parking, snow storage, and space for garbage and recycling bins. 3.1.3. LANDSCAPING, GARBAGE/RECYCLING AND UTILITIES GUIDELINES A. On lots not serviced by a Rear Lane and with a lot frontage greater than 9 metres, a minimum of approximately half of the front yard should consist of soft landscaping including an attractive combination of foundation landscaping, trees, and deciduous and coniferous ornamental planting. Other than the permitted driveway, paving in the front yard generally should be limited to walkways. B. Rear yards on corner lots should be screened from public view from the flanking street with a minimum 1.5-metre high fence made of durable, attractive wood or a hedge. Builders shall be encouraged to provide such screening. C. Utility box locations should be planned to minimize their visual impact on the public realm. House on a corner lot addressing both streets 11Urban Design and Sustainability Guidelines - DRAFT Stacked townhouses fronting an open space 3.2. MEDIUM DENSITY RESIDENTIAL DEVELOPMENT A range of low-rise and mid-rise housing, from street townhouses to 6-storey apartment buildings, are planned in the Medium Density Residential Area (the maximum height over much of the area is 4 storeys, but a portion adjacent to the Mixed-Use Area has a maximum height of 6 storeys). Lot sizes may vary to accommodate a variety of housing forms within a porous pattern of streets and blocks that encourages walking and cycling. The guidelines below apply primarily to multiplex and multi-unit developments (i.e., stacked and back-to-back townhouses and apartment buildings). Where street townhouses are proposed, the guidelines in Section 3.1 will apply. 3.2.1. GENERAL SITE AND BUILDING DESIGN A. Buildings should be oriented to streets and help to frame them. Front setbacks generally should be 3 to 5 metres to accommodate front yard landscaping and, where appropriate, porches, front patios and stairs. B. Front yard setbacks along a street should be consistent. C. External side yard setbacks should be 3-5 metres. D. All buildings on corner lots shall address both edges with articulated facades and windows. Blank walls visible from streets or public spaces should be avoided. E. Buildings should be articulated with high-quality, sustainable materials and finishes to promote design excellence, innovation and building longevity. F. Architectural variation, texture, and materiality should be incorporated into the design of buildings to establish community identity and enhance visual interest. G. Front driveways and garages for townhouses fronting Street A, Street C and Street D will not be permitted to prioritize these streets for pedestrians. 3.2.2. GUIDELINES FOR APARTMENT BUILDINGS AND STACKED TOWNHOUSES Stacked townhouses and low-rise apartment buildings are permitted throughout the Medium Density Residential Area, and apartment buildings up to six storeys are permitted in an area between Street A and Street B. The following guidelines apply to such developments. A. Apartment buildings should be articulated with vertical recesses or other architectural elements to reduce their perceived mass and provide visual interest. B. Mid-rise buildings of 6 storeys fronting a Local Road should incorporate a minimum stepback of 3 metres at the sixth storey to mitigate shadow impacts on the pedestrian realm and ensure compatibility with low- rise buildings in the area. C. Building façades should incorporate bird-friendly design elements, such as sunshades or louvers, visual markers within large glazed areas, and non-reflective glazing, to minimize the potential for bird collisions. D. Apartment building lobbies should occupy a prominent location along the street and should exhibit architectural elements such as porticos, canopies or other weather protection elements. E. Ground-floor units in apartment buildings are encouraged to have their entrances facing the street or a landscaped yard. Front patios for ground-floor units may encroach in the setback zone but not closer than 2 12 Courtice Waterfront metres from the street. Front patios should be elevated 0.6-1.0 metre from the street and partially screened from public view with a low wall or decorative fence and coniferous landscaping, although some patios may be located at grade for accessibility. F. Landscape design should incorporate trees and a mix of soft and hard landscaping. Existing mature trees should be retained, where possible. G. Clear, direct and accessible walkways should be provided from the sidewalk to the main entrance of buildings or units. H. Private outdoor amenity spaces should generally be provided in the rear; however, balconies and terraces may be provided at the front. Screening elements, including landscaping and fencing, should be provided between the private outdoor amenity spaces or rear yards of neighbouring units. I. Balconies on apartment buildings should be integrated into the overall design of the building façade and wholly or partially recessed a minimum of 1.5 metres. They may project 1.5 metres into the building setback zone. J. The wrapping of balconies around the corners of an apartment building is encouraged. K. Mechanical and electrical equipment, satellite dishes, and communications apparatuses on the roof of an apartment building should be screened with durable materials integrated with the design of the building. L. Underground parking for apartment buildings and back- to-back stacked townhouses is strongly encouraged. Parking may be located at the rear of buildings and is not permitted in the front or exterior side yard. M. Entrances to underground parking should be integrated with the building design, located away from building corners and with minimal interruption of walkways and sidewalks. N. Shared driveways between adjacent developments to access parking at the rear of buildings is strongly encouraged. O. Pick-up and drop-off access should be provided at the rear of apartment buildings, or in layby zones within the on-street parking lane, where provided. P. Garbage and recycling storage for apartment buildings should be located within the structure. Garbage and recycling storage for stacked townhouses should be located in the shared Rear Lane, screened from public view, or in underground parking areas. Q. Loading and service areas should be integrated into the building design or placed away from street frontages and screened from view by walls or solid panel fencing. R. Long-term bicycle parking and storage should be provided in secure spaces within apartment buildings or within underground parking garages. S. Utility meters, transformers and HVAC equipment for individual units should be located in compliance with utility authority requirements and located away from public view and/or screened with low walls and landscaping. Low-rise apartment building with partially inset balconies and buffered patios Pedestrian pathway between facing blocks of townhouses 13Urban Design and Sustainability Guidelines - DRAFT 3.3. DEVELOPMENT IN MIXED USE AREAS The Mixed Use Area in the Courtice Waterfront is intended to be a predominantly residential area with a wide mix of housing types, from street townhouses to 6-storey mid- rise buildings. Taller buildings up to 15 storeys may be permitted where it is demonstrated they will be compatible with industrial uses to the east, be supported by planned transportation and servicing capacity, and contribute to diverse and affordable housing stock. The area will also accommodate commercial amenities for waterfront residents and visitors and employees in the Energy Park. It also may accommodate standalone commercial uses with a regional draw. The guidelines below apply primarily to buildings not permitted in Low and Medium Density Residential Areas, including mixed-use buildings, mid-rise residential buildings of 7-10 storeys, high-rise buildings of 11-15 storeys, and standalone commercial buildings. Street townhouses will be subject to the guidelines in Section 3.1, and residential buildings of 4-6 storeys will be subject to the guidelines in Section 3.2. 3.3.1. GENERAL SITE AND BUILDING DESIGN A. Buildings should be oriented towards streets and open spaces to frame the public realm and support pedestrian-friendly environments. B. Residential buildings should have a consistent setback along the street between 3 and 5 metres to provide space for front yard landscaping and, where appropriate, porches, elevated patios and stairs. C. Mixed-use and standalone commercial buildings should have a consistent setback along the street between 2 and 4 metres to accommodate a generous pedestrian zone, restaurant patios and retail displays. D. Buildings should be articulated with high-quality, sustainable materials and finishes to promote design excellence, innovation and building longevity. E. Architectural variation, texture, and materiality should be incorporated into the design of buildings to establish community identity and enhance visual interest. F. Building façades should incorporate bird-friendly design elements, such as sunshades or louvers, visual markers within large glazed areas and non-reflective glazing to minimize the potential for bird collisions. G. Vehicular access and loading/servicing areas should be located away from streets and major open spaces to maintain a pedestrian-friendly public realm. H. 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. I. 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. J. The ground floor height of mixed-use buildings should be at least 4 metres to maintain flexibility to accommodate a range of active uses over the life of the building. K. 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. Low-rise mixed-use building on the Halifax waterfront 14 Courtice Waterfront i. Buidings fronting a Local Road should incorporate a minimum 3-metre stepback at the sixth storey. ii. Buildings fronting a Collector Road should incorporate a minimum 3-metre stepback at the eighth storey. B. Long mid-rise buildings should break up their mass with offset facades, vertical recesses and/or changes in material or colour. Generally, mid-rise buildings should not exceed 70 metres in length. 3.3.3. MASSING OF HIGH-RISE BUILDINGS A. High-rise buildings should be architecturally interesting and create a cohesive design composition through their proportion, scale, massing and building materials. These building forms typically feature a defined base or podium that can support and frame the public realm, helping to create an inviting and comfortable pedestrian environment; a middle section, or tower, that can mitigate the perception of bulk and impacts on the public realm; and a top section that creates an interesting skyline. B. Podiums should have a minimum height of 2 storeys and a maximum height of 4 storeys. Above the building base, stepbacks should generally be incorporated to distinguish the tower from the building base. C. The building tower should be designed to ensure L. 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. M. Ground-floor units in apartment buildings are encouraged to have their entrances facing the street or a landscaped yard. Front patios for ground-floor units may encroach in the setback zone, but not closer than 2 metres from the street. Front patios should be elevated 0.6-1.0 metre from the street and partially screened from public view with a low wall or decorative fence and coniferous landscaping, although some patios may be located at grade for accessibility. N. Balconies and other projections should be architecturally integrated into the structure and detailing of apartment buildings. Generally, balconies should be partially or wholly recessed to avoid being a dominant architectural feature and mitigate the visual impact of balconies used for private storage on the public realm. Balcony railings made entirely of transparent glass should be avoided. 3.3.2. MASSING OF MID-RISE BUILDINGS A. Mid-rise buildings greater than 6 storeys should incorporate stepbacks to maintain a consistent streetwall of 3-5 storeys or 4-7 storeys, depending on the street: Tall building with a 2-storey podium and commercial uses on the ground floor Tall buildings with townhouses in the podium 15Urban Design and Sustainability Guidelines - DRAFT access to sky views and daylight, mitigate shadows and adverse microclimate conditions on the public realm and private amenity areas, and maintain privacy for occupants. Measures should include: iii. Staggering towers on a block and across blocks wherever possible. iv. Floorplates should not exceed 850 square metres. v. 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. 3.3.4. ROOFTOP ELEMENTS, MECHANICAL EQUIPMENT AND UTILITIES A. Rooftop mechanical or telecommunications equipment, signage, and amenity space, where appropriate, should be integrated into the design and massing of the upper floors of the building and should be screened with durable materials integrated with the design of the building. B. Mechanical systems and utilities, such as drainage pipes, vents and meters, should be architecturally integrated into the façade and building design and screened from public view. 3.3.5. PEDESTRIAN CIRCULATION, LANDSCAPING AND AMENITY SPACE 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. Shared private outdoor amenity space should be provided within residential building sites, located at grade and/or on building rooftops. D. Common amenity spaces should be designed to maximize access to sunlight, minimize noise and air quality impacts from site servicing and mechanical equipment, and include elements that facilitate use year-round for people of all ages and abilities. E. The following features should be considered in the design of common amenity space: high-quality, universally accessible, and environmentally sustainable materials; four-season landscaping; seating; pedestrian- scale lighting; trees and other vegetation; shade structures; weather protection; privacy screening; children’s play structures; and barbecue equipment. Mid-rise apartment building with upper floors stepped back F. 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. G. Places for pet runs either at the rear or side of the building at-grade or on a shared rooftop space are encouraged. H. In residential or mixed-use developments, family-sized units should have access to secure outdoor play space and equipment, and should be located with windows and balconies overlooking outdoor play areas. 3.3.6. VEHICULAR CIRCULATION, PARKING, LOADING AND SERVICING A. Vehicular entrance locations should be minimized in width and consolidated and shared, where possible, in order to reduce the extent of curb cuts in the streetscape, maximize opportunities for soft landscaping, and reduce potential conflicts with pedestrians along the sidewalk. B. Where possible, vehicular access ramps should be provided from a secondary Local Road or Rear Laneway. C. Underground parking is strongly encouraged, with driveway entrances integrated into the building design and envelope. 16 Courtice Waterfront D. Surface parking may be located at the rear of buildings and is not permitted in the front or side yard of buildings, with the exception of accessible parking spaces, which may be located in a side yard. E. Above-ground structured parking should be wrapped with residential units or active uses or otherwise integrated into the design of a building to separate parking areas from the public realm. F. Waste and recycling collection areas should be located within the building structure. G. Loading and service areas should be integrated into the building envelope or placed away and screened from any street, park, amenity space or public open space by a wall or solid panel fencing. H. Utility meters, transformers and mechanical equipment should be located in compliance with utility authority requirements and should be located away from public view and/or screened with a decorative wall and landscaping. 3.4. DEVELOPMENT IN THE GATEWAY COMMERCIAL AREA The Gateway Commercial Area is planned for commercial uses catering to the travelling public, while also serving residents of the Courtice Waterfront and employees in the Energy Park. The guidelines below are intended to ensure development in the area contributes to a distinct identity for Courtice Waterfront and invites visitors. 3.4.1. GENERAL SITE AND BUILDING DESIGN GUIDELINES A. Multi-storey buildings accommodating two-storey commercial uses and/or office space on upper floors are strongly encouraged. B. The siting and massing of buildings should provide a consistent relationship, continuity, and enclosure to adjacent public roads. C. Restaurant patios may be located at the front or side of a building. D. Where located at a corner, buildings shall be designed to address both street frontages and be massed towards the corner location for visibility and visual interest. E. Primary entrances to buildings should be clearly visible and located on a public road or onto public open spaces. Secondary doors, such as those that face the parking area, emergency exits, or service doors should be designed to blend in with the building façade. F. Access from sidewalks and public open space areas to primary building entrances should be convenient and direct, with minimal changes in grade. G. A minimum of 50% of the street-level façade should be glazed. H. Bird friendly glazing should be used on all windows in every new building. Private amenity space in the courtyard of a residential development 17Urban Design and Sustainability Guidelines - DRAFT Restaurant built to a 2-storey height and oriented to a street 3.4.2. ACCESS, PARKING AND SERVICING AREAS A. Driveways shared between adjacent developments are encouraged. B. Parking for retail, restaurants, financial institutions and service commercial uses is encouraged to be located at the side or rear of buildings. Two rows of parking may be permitted in the front yard provided it is buffered from the street with soft landscaping to a minimum depth of three metres. C. Driveways to service stations should be separated by landscape islands with a minimum depth of 3 metres. D. Servicing and loading areas should be located at the rear of buildings and be screened from public view as much as possible by walls and/or landscaping. E. Waste storage facilities within an external structure should be consistent in design, colour, and materials to that of the main dwelling and should be located to the rear of the building in a prominent location. 4. PUBLIC REALM GUIDELINES The public realm comprises publicly owned places and spaces that belong to and are accessible by everyone. The public realm includes municipal streets, active transportation facilities, streetscape elements, parks and other open space, multi-use paths and trails, Environmental Protection Areas and stormwater management facilities. 19Urban Design and Sustainability Guidelines - DRAFT 4.1. STREETS In addition to serving as infrastructure for access and circulation for various modes of urban transportation, streets play a vital role as social spaces and in supporting economic activity. Their design also contributes to the identity and character of places. 4.1.1. GENERAL GUIDELINES A. All roads will be planned and designed to facilitate the movement of pedestrians, cyclists and vehicles. Arterial and Collector Roads will be designed to accommodate transit vehicles. All roads in the Energy Park will be designed to accommodate large trucks. B. The network of streets serving the Courtice Waterfront should be highly inter-connected for the efficient movement of pedestrians, cyclists and vehicles, respecting existing natural features and topography. C. North-south Local Roads in the Courtice Waterfront should establish view corridors to the Waterfront Park and Lake Ontario wherever possible, and east-west Local Roads should provide views to natural features associated with the Tooley Creek valley. The conceptual alignment of Local Roads shown in Schedule C of the Secondary Plan should guide the layout of streets; however, it is not intended to be prescriptive. D. Future Local Roads in the Energy Park should contribute to a grid network and support a pattern of lots that can accommodate a range of employment uses over time. E. Block lengths in the Courtice Waterfront generally should be no more than 250 metres. Where block lengths exceed 200 metres, mid-block pedestrian connections should be considered. F. Cul-de-sacs are discouraged since they reduce connectivity, increase walking distances and typically result in streetscapes dominated by driveways and garages. G. Rear Lanes are encouraged throughout the Courtice Waterfront to minimize the need for driveways on public streets. Rear Lanes may be required on blocks where medium or high density forms of housing are dominant, to prevent driveways from limiting landscaping in front yards and the street right-of-ways. Figure 3: Road and Active Transportation Network (Secondary Plan - Schedule C) 20 Courtice Waterfront 4.1.2. COLLECTOR ROADS Darlington Park Road, which may be re-aligned, will function as a Collector Road and be designed as such based on the Municipality's Engineering Standards. It should have a right- of-way of 23 metres and accommodate a multi-use path. Street A and Courtice Shores Drive will also function as Collector Roads and have 23-metre right-of-ways. The cross-sections below identify the appropriate roadway width and boulevard features for these roads STREET A – NORTH OF STREET D Street A is expected to become the main entry to the Courtice Waterfront community for drivers and at a minimum will form part of a critical active transportation connection between the Courtice Transit-Oriented Community north of Highway 401 and the Waterfront Park in the long term. The cross-section below illustrates the preferred approach to accommodating cyclists and pedestrians and shows the option to accommodate on-street parking bays. This cross- section would support commercial uses along Street A, notably in the vicinity of Streets C and D, where such uses will be required. Building setbacks will provide additional space for pedestrians, restaurant patios and retail displays. Benches and waste/recycling bins should be provided in the furnishing zone. 21Urban Design and Sustainability Guidelines - DRAFT STREET A – ADJACENT TO WATERFRONT PARK Street A between Street D and Courtice Shores Drive will define the north edge of the Waterfront Park. The road should have a single travel lane in each direction, a sidewalk on the north side and a multi-use path on the south side, although there is the potential for the path to be located partly or entirely within the park. Parking bays should be located on one or both sides of the street, and angled parking on the south side may be considered through the design process for the park. Traffic calming measures, such as speed humps and pedestrian crossings may be appropriate to ensure traffic moves slowly and pedestrians can cross safely away from intersections. Benches and waste/recycling bins should be provided in the furnishing zone. 22 Courtice Waterfront COURTICE SHORES DRIVE Courtice Shores Drive will serve as a Primary Access Route to the waterfront for cyclists and pedestrians, and a Primary or Secondary Entry Road for vehicles. It should have two travel lanes, a sidewalk on the east side and a multi-use path on the west side, although the path may be located partly or entirely within the adjacent public open space. Parking on one or both sides should be accommodated for visitors to the green space of the Tooley Creek valley and along the waterfront. 23Urban Design and Sustainability Guidelines - DRAFT 4.1.3. KEY LOCAL ROADS Key Local Roads identified in the Secondary Plan are those intended to play a critical role in terms of access and circulation, forming development sites, and/or supporting ecomomic and social activity. As such, their locations are prescribed. The design of two Key Local Roads planned in the Courtice Waterfront should vary from typical standards, as described and illustrated below. STREET B Street B will provide a secondary entry to the waterfront and therefore will carry more traffic than other Local Roads. It is expected to be lined with traditional and stacked townhousing and potentially low-rise apartment buildings with landscaped front yards. Sidewalks should be provided on both sides, and driveways to individual units will be limited to allow for continuous rows of street trees on both sides. The roadway should be 10.5 metres to accommodate parking on one side. Traffic calming measures, such as speed humps and bump-outs, should be considered for the safety and comfort of pedestrians, cyclists and children at play. 24 Courtice Waterfront STREET C Street C will play an important role in linking Street A to Street B and has the potential to become a mixed-use street with small-scale, neighbourhood-oriented commercial uses located on the ground floors of apartment buildings. Sidewalks of at least 2.5 metres, lined with street trees, should be located on both sides to ensure ample space for pedestrians. Parking should be provided in bays on one or both sides of a two-lane roadway. 25Urban Design and Sustainability Guidelines - DRAFT 4.1.4. STREET D - SPECIAL LOCAL ROAD Street D will border the Waterfront Park and creates an opportunity for a unique right-of-way of 15-18 metres. The street will function like a mews for all travel modes when the waterfront has a limited number of visitors due to weather or time of day and can be closed to vehicles at other times to effectively extend the public space of the park on weekends and for special activities or events. The roadway should be no wider than 6.5 metres, its edges defined by rolled curbs or no curbs and by a combination of bollards and planters for the safety of pedestrians. The pedestrian realm on the north side should be landscaped and designed in anticipation of commercial uses on the ground floor of buildings spilling out. Benches should be included in the landscaping. The design and function of the south side should be considered in conjunction with the design of the park. It will have the potential to accommodate parking, food trucks, other vendors and other park amenities. The cross-section illustrated below anticipates a straight alignment of Street D. The right-of-way has the potential, however, to accommodate a roadway with curves, in which case the widths of the boulevard on the north side and the flex zone on the south side may deviate from the widths shown, provided the boulevard on the north side has a minimum width of 2.5 metres for pedestrians. 26 Courtice Waterfront 4.1.5. TYPICAL LOCAL ROADS All other Local Roads in the Courtice Waterfront generally should have a right-of-way of 18 metres, except where on- street parking for visitors is appropriate on both sides, in which case 20 metres will be required. Given the population density anticipated in the community (medium to high) and the proximity of the Waterfront Park, which will encourage walking, sidewalks should be located on both sides of the street. Cyclists will share a minimum 8.5-metre roadway with vehicles. 27Urban Design and Sustainability Guidelines - DRAFT 4.1.6. MID-BLOCK PEDESTRIAN CONNECTIONS Mid-block pedestrian connections will be used to break up long blocks and shorten walking distances. They should have a minimum width of 6 metres to accommodate a 3-metre wide multi-use path and landscaping on both sides. Pedestrian-scale lighting should be provided. 4.1.7. REAR LANES Rear Lanes are encouraged throughout the Courtice Waterfront community since they result in more pedestrian- friendly streetscapes. They are stongly encouraged through blocks where medium density forms of housing are dominant, to prevent front driveways from limiting landscaping in front yards and the street right-of-way. Rear Lanes may be required where development fronts Street A or a Key Local Road, where driveways to individual units will not be permitted. Rear Lanes, whether public or private, should have a minimum right-of-way of 8.5 metres to accommodate a roadway of 6.5 metres and one-metre verges on both sides for lighting and a buffer to garages or parking pads. 4.1.8. ROUNDABOUTS Roundabouts may be used as an alternative to traditional intersections with stop signs or traffic signals. They can help to calm traffic while also marking gateways and contributing to community identity through landscaping. A. The size and configuration of roundabouts shall meet Regional and Municipal standards. B. Landscape elements within roundabouts must not impede critical sightlines. C. Roundabouts should feature decorative paving and soft landscaping designed to a high standard and with durable, low-maintenance materials. D. The size of roundabouts should be minimized to avoid diverting and lengthening pedestrian routes through the intersection, and pedestrian crossings should be clearly marked. E. Public art should be considered in designing roundabouts. Rear lane providing access to servicing at the rear of a mid-rise building Roundabout at the intersection of two collector roads 28 Courtice Waterfront 4.2. STREETSCAPES Streets are not just for moving people and goods but are also places for social interaction, and their design contributes fundamentally to the character of a community. The Guidelines below apply primarily to the boulevards of streets to ensure the public realm of the Courtice Waterfront is optimized for residents, employees and visitors. A. Sidewalks should be designed to provide fully accessible, barrier-free connectivity throughout the community, as per Regional and Municipal standards. B. Sidewalks generally should have a minimum width of 1.8 metres unless prescribed to be wider in the guidelines under Section 4.1. C. The space between the sidewalk and the curb should be reserved for street trees, grass or other ground cover, street lighting and, where appropriate, transit shelters, seating and bicycle parking. D. Transit shelters, seating and wayfinding should be provided at all transit stops. E. Curb extensions (bump-outs) may be considered at intersections and mid-block locations to expand the pedestrian zone, accommodate transit shelters and seating, and shorten roadway crossings. F. Street trees should be large canopy species tolerant of droughts and salt and primarily native, non-invasive species that maximize biodiversity. Pollinator species are encouraged. G. Ornamental or flowering trees should be considered for key entry streets. H. Trees of the same species should be planted on both sides of the street, but tree monocultures are to be avoided. I. Adequate soil volumes, good soil structure, proper drainage and, where possible, irrigation should be provided to support the long-term health of street trees. The bridging of soil rooting areas below adjacent hard surfaces is encouraged. J. Street lighting will be guided by Municipal standards and should focus illumination downward to minimize light pollution and support dark night skies. K. The integration of public art into streetscape elements, such as benches, transit shelters and paving, should be considered. L. Utilities, such as gas, hydro, cable and telecommunications should be located underground, where feasible. M. Above-ground utilities should be integrated into the streetscape and be located so as to minimize conflicts with street tree planting. Alternative methods of screening or integrating utility services may be considered, including covers, wraps or public art features, in compliance with utility authority requirements. Streetscape with generous pedestrian zone, patio and street trees 29Urban Design and Sustainability Guidelines - DRAFT 4.3. PARKS AND OPEN SPACE The Courtice Waterfront has a wealth of open space, including the environmentally significant natural spaces associated with the Lake Ontario shoreline and the Tooley Creek valley and tributaries. Adjacent to these are open fields and other green spaces designated "Waterfront Greenway." To these spaces will be added a new Municipal-wide Waterfront Park between Darlington Provincial Park and Courtice Shores Drive as an amenity for all Clarington residents. This section provides guidelines for the future Waterfront Park and Waterfront Greenway, as well as spaces and facilities that will enhance connectivity within the open space system. Section 4.4 addresses Environmental Protection Areas. Trillium Park, Toronto Figure 4: Open Space System 30 Courtice Waterfront 4.3.1. COURTICE WATERFRONT PARK DESIGN GUIDELINES The Courtice Waterfront Park will be a major new addition to the open space network along the north shore of Lake Ontario. The 15-hectare park will be an amenity for local residents and serve all of Clarington with a range of recreational and cultural opportunities and as a place to access the lake. It also has the potential to draw visitors from across the region. The guidelines below are intended to ensure the design and programming of the Waterfront Park meets the needs and desires of Clarington residents while protecting valued natural features. A. Facilities in the park should complement those in other areas of the Clarington Waterfront. B. Programming in the Waterfront Park should facilitate a range of active and passive recreational uses. As per Clarington's Parks, Recreation and Culture Master Plan, features and amenities should consider seasonality, year-round use, and existing features and amenities in nearby parks and facilities. C. The park should include a playground and splash pad with shade structures. D. Large playing fields are not an appropriate use in the park. However, lawn areas should accommodate pick- up sports and may be used for temporary fields. E. Courts for basketball, tennis, pickle ball and/or bocce should be considered. F. Facilities to encourage winter use of the park, such as fire pits, should be considered. G. The park should accommodate permanent or seasonal kiosks for food and beverage vendors and equipment rentals. H. Facilities for cultural programming, such as an open pavilion and covered stage, should be considered. I. The design and potential programming of Street D should be integrated into the design of the park. J. Multi-use paths within the Waterfront Park should follow desire lines between intersections and destinations within and beyond the park, including lookouts and trailheads within the Environmental Protection Areas. K. Multi-use paths should clearly delineate between zones for pedestrians and cyclists through markings, different paving or landscaping. L. Secure bicycle parking should be provided in and around the park. M. Facilities for easy access to the beach, including the transporting of kayaks and canoes, should be provided at the foot of Courtice Shores Drive. N. Public washrooms should be provided at the east end of the park, near the access to the beach, and in a central location, close to play areas. O. Plantings should generally consist of hardy, native species and provide a transition between park greenspace and natural areas. P. The park should include furnishings such as benches, other seating and tables. Picnic shelters should also be included. These elements should be coordinated in their design and built of durable, low-maintenance materials. Q. Public art should be integrated into the design of park facilities or landscape features. Public art that celebrates and/or interprets the area’s natural and cultural history is encouraged. R. Facilities for outdoor educational programming should be considered adjacent to significant environmental features. S. Utility infrastructure such as gas, hydro, cable, and telecommunications should be located away from the park and its edges and open space frontages. Kiosk cafe in a park 31Urban Design and Sustainability Guidelines - DRAFT T. Alternative methods of screening or integrating utility services may be considered, including covers, wraps or public art features, in compliance with utility authority requirements. U. On-street parking adjacent to the park should be maximized to minimize the need for parking lots in the park. Parking lots, where required, should be small and landscaped. V. An operations yard for the park should be located away from active areas, preferrably at the west end of the park, where it can provide a buffer to Darlington Provincial Park. 4.3.2. WATERFRONT GREENWAY The Waterfront Greenway lands comprise a mix of public and private lands, including farmland. The public lands, except the landscape buffer surrounding the Courtice Water Pollution Control Plant, are publicly accessible but largely unprogrammed, with the exception of trails. A. Ongoing naturalization of Waterfront Greenway lands should be encouraged. B. Trails should be planned in public Waterfront Greenway lands adjacent to the Tooley Creek valley to provide and manage public access. C. Benches or other seating and shade structures should be located at rest stops or lookouts along trails and multi-use paths. D. Where permitted, stormwater management facilities on Waterfront Greenway lands should incorporate naturalized landscaping. Trail rest area with navigation and other information 4.3.3. MULTI-USE PATHS AND TRAILS The trail network provides a network of connections for pedestrians and cyclists and can be both a safe option for travelling to and from local destinations and for recreational activities. A. The trail network should prioritize connecting key destinations in the Waterfront Park and larger community. B. Multi-use paths in road boulevards and open spaces will generally be at least 3 metres wide. Paint or contrasting paving materials and signage should be used to delineate between zones for walking and cycling/rolling. C. The design of trails should be sensitive to nearby natural features. D. As an important part of the larger mobility network, access points to trails and paths should be highlighted along streets and in open spaces with signage and lighting. Trail heads should include navigation aids. Nature-based playground 32 Courtice Waterfront G. The interface of the Environmental Protection Area with residential lots should consist of fencing that meets Central Lake Ontario Conservation Authority standards. Gates to the adjacent Environmental Protection Area are not permitted. 4.4.2. LAKE ONTARIO SHORELINE GUIDELINES A. Where appropriate, opportunities for passive recreation along the Lake Ontario Shoreline should be provided, along with trail connections to the future Waterfront Park, Waterfront Greenway and larger Courtice Waterfront. B. The naturalization and restoration of the function of the Lake Ontario shoreline should be pursued where possible. C. Shoreline protection and enhancement measures, such as groynes, piers and/or breakwalls, may be considered, subject to environmental assessments. D. Access to the Lake Ontario shoreline shall only be provided where it has been determined that there will be no long-term adverse impact on the ecological function of these areas. 4.4. ENVIRONMENTAL PROTECTION AREAS The Courtice Waterfront contains an extensive natural heritage system largely centered on the Tooley Creek and related valley lands. The Environmental Protection Areas identified in Figure 3: Open Space System will prioritize preserving ecological diversity, promoting environmental sustainability, and ensuring recreational uses are compatible. 4.4.1. GENERAL GUIDELINES A. Developments adjacent to Environmental Protection Areas should optimize public exposure and views to them through the provision and incorporation of parks and trails which provide access and additional linkages to the natural heritage system. B. While connectivity with Environmental Protection Areas is encouraged, trails should be directed outside of natural areas, or to the outer edge of buffer areas, and creek crossings should be minimized. C. Where parks, trails and adjacent development connect to Environmental Protection Areas, their interface, access, and usage should be managed in a way that preserves the area’s ecological integrity and adheres to the policies and guidelines of the Central Lake Ontario Conservation Authority (CLOCA). D. The integration of parks, trails and infrastructure adjacent to an Environmental Protection Area should enhance natural features and functions. Encroachments into the natural feature should be avoided. Where encroachments cannot be avoided, compensation may be required. E. Trail and drainage infrastructure should incorporate the natural topography and drainage patterns. F. Development, including the road network, will consider drainage patterns and topography around Environmental Protection Areas. Watercourse crossings should be limited. Courtice Waterfront shoreline 33Urban Design and Sustainability Guidelines - DRAFT 4.4.3. WOODLANDS AND VALLEYLANDS A. Where appropriate, opportunities for passive recreation along the Tooley Creek Valleylands should be provided, along with trail connections to the future Courtice Waterfront Park and the planned Waterfront community. B. The naturalization, replanting and restoration of the function of woodlands and valleylands should be pursued where possible. C. Existing tree cover shall be preserved and expanded to connect and buffer protected woodlands and other natural areas and provide shade to the public realm. D. Direct access from private properties backing onto woodlands will not be permitted. E. Access to woodlands and valleylands shall only be provided where it has been determined that there will be no significant long-term impact on the ecological function of the areas. Tooley Creek 5. GREEN DESIGN GUIDELINES The overall design of Courtice Waterfront is intended to support environmental sustainability by protecting and enhancing natural features and including interconnected pedestrian and trail networks that encourage walking and cycling. Making progress toward the ultimate goal of a zero carbon community will also depend on a “green design” approach to infrastructure, buildings and landscapes that follows the guidelines in this section. 35Urban Design and Sustainability Guidelines - DRAFT 5.1. ENERGY AND WATER CONSERVATION A. Energy efficiency should be promoted through site and building designs that provide opportunities for passive design strategies and maximize the potential for passive solar and natural ventilation. B. Buildings should incorporate energy saving measures such as window shading, daylight design, daylight sensors, heat recovery ventilation, high efficiency mechanical equipment, and energy efficient appliances and lighting. C. The use of renewable energy sources for all or some of a building’s energy, heat and cooling needs is encouraged. If not used, provisions for future installations should be considered. D. Renewable energy technologies should be integrated into the design of building façades and roofs as well as outdoor spaces. E. Green roofs should be considered for commercial and multi-unit residential buildings. Where green roofs are not provided, reflective or light-coloured roofs should be incorporated to reduce solar heat absorption and energy demand. F. Solar panels on rooftops are also encouraged. South facing roofs should be designed to accommodate solar panels by maximizing flat expanses of roof with no penetrations or articulated rooflines. G. Buildings should be located and oriented to maximize energy efficiency, natural ventilation and sunlight penetration and minimize shadow and wind impacts on the public realm and surrounding properties. H. Building design should include environmental controls such as canopies, awnings, extended eves and louvers to regulate sun and wind exposure. I. Water collection and storage are encouraged, and all buildings should be designed to use water efficiently through such measures as ultra-low flow fixtures, waterless urinals, dual flush toilets, and grey-water recycling. J. Buildings should be designed with high performance envelopes. K. Low-carbon and sustainable material alternatives should be considered for the proposed structure or envelope of buildings. L. 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 be sourced from certified local businesses. M. Buildings should use electric sources of hot water heating, as well as water heat recovery technologies. N. Renewable energy use to reduce electric energy supply in the public realm, such as solar-powered lighting for trails, parks and open spaces, is encouraged. Green roof 36 Courtice Waterfront 5.2. LANDSCAPES AND STORMWATER MANAGEMENT Development in the Courtice Waterfront will be designed to manage stormwater through Low Impact Development techniques such as, but not limited to, bioswales, rainwater harvesting systems, infiltration trenches, the use of permeable surface materials, and naturalized stormwater management ponds. A. Landscaping should feature native and adaptive, non- invasive non-native species that are drought-tolerant and require little or no irrigation. B. The use of permeable surface materials should be considered within driveways to minimize run-off. The use of permeable paving and other pervious surface materials for hard landscaping and on-site parking is encouraged to maximize water infiltration. C. Rainwater harvesting systems for collecting rainwater and storing it for later use are encouraged. D. Rain gardens are encouraged to detain, infiltrate and filter runoff discharge from roof leaders. E. Rain gardens should be designed to complement the landscape, on a base of granular material and with tolerant plant material. They should be installed in areas where soil permeability is high. F. Vegetated Filter Strips, which are gently sloping and densely vegetated areas designed to treat runoff as sheet flow from adjacent impervious surfaces by slowing runoff velocities and filtering out sediments and other pollutants, are encouraged where feasible. They are best suited to treating runoff from roads, roof downspouts and low traffic parking areas, and can be used for snow storage. G. Stormwater management ponds should be developed as naturalized ponds, incorporating native planting, creating natural habitat for pollinator species, and enhancing biodiversity. H. Stormwater management ponds should integrate safe public access into their design through trails and seating. Fencing should be avoided and railings or densely planted areas should be used to discourage direct access. I. Stormwater management facilities should incorporate low impact development measures, including but not limited to, vegetated swales and planters, trees, shrubs and porous paving materials. J. Soil amendments, soakaway pits, infiltration trenches and chambers are encouraged on medium density, multi- family lots, with green roofs and rainwater harvesting as additional measures on mixed use blocks. Bioretention area along a local street 37Urban Design and Sustainability Guidelines - DRAFT Amendment No. 2 to the Durham Region Official Plan Purpose: The purpose of this Amendment is to remove the ‘Special Study Area 2’ overlay and redesignate a portion of the Courtice Waterfront lands from ‘Waterfront Area’ to ‘Community Areas’. This Amendment will facilitate the creation of a new Courtice Waterfront Secondary Plan in the Clarington Official Plan. The Secondary Plan provides a planning framework that will guide the development of a complete and mixed- use community consisting of residential, commercial, and recreation opportunities. Location: This Amendment applies to a 101-hectare area between Darlington Provincial Park to the west and Courtice Shores Drive to the east, south of Highway 401. The subject lands are entirely within the Courtice urban area boundary and located at the south and west edge of the Municipality of Clarington. Basis: ‘Special Study Area 2’ of the Durham Region Official Plan outlines that an amendment to permit the development of a mixed-use community at the Courtice Waterfront must satisfy requirements regarding land use compatibility, transportation connectivity, and the execution of a land conveyance agreement with the Municipality of Clarington for the establishment of a public Waterfront Park. These requirements have all been addressed through the preparation of the Courtice Waterfront Secondary Plan and associated technical studies: •A Land Use Compatibility Study has been completed and accepted by the Region of Durham and Municipality of Clarington; •A Traffic Impact Study addresses transportation connections; and •An agreement for the conveyance of land for the Waterfront Park has been successfully executed with the Municipality of Clarington. Actual Amendment: Unless otherwise indicated, in the Amendment, newly added text is shown with underlining, and deleted text is shown with a strike- through. Attachment 2 to Report PDS-002-26 1. By amending existing Section 9.1.2 b) as follows: “9.1.2 b) Special Study Area 2 – Deleted applies to lands designated as Waterfront Area south of Highway 401, west of Courtice Road/Courtice Shores Drive, east of Darlington Provincial Park and north of the Lake Ontario shoreline in the Municipality of Clarington. An amendment to this Plan to allow the development of a mixed-use community shall be subject to satisfaction of the following: i) land use compatibility considerations, due to the proximity of existing Regional facilities including future expansions, planned Regional facilities, railways, transportation and related infrastructure has been addressed to the satisfaction of the Region; ii) Transportation connections and access/egress has been addressed to the satisfaction of the Region, the Municipality of Clarington and CN Rail; and iii) An agreement has been executed for the conveyance of land for a public Waterfront Park with the Municipality of Clarington.” 2. Existing Region of Durham Official Plan, Map 1 Regional Structure – Urban & Rural Systems, is amended by deleting ‘Special Study Area 2’ and designating the Courtice Waterfront lands ‘Community Areas’ and ‘Waterfront Area’ as shown on Exhibit A attached hereto and forming part of this Amendment. * ** * ** ** ** * ** ** ** ** ** * * N× * * * * Hydro Line Hydro Line Hydro Line Hydr o L i n e Hydro Line Hydro Li n e TransCanadaGas Pipeline Trans-NorthernOil Pipeline TransCa n a d aGas Pip e l i n e Pipeline Pipeline NGS NGS C.N.R. KingstonC.N.R. Kingston/GO C.N.R . B a l a C.N . R . B a l a Y.D.H.R C.P.R . H a v e l o c k C.P.R. B e l l e v i l l e C.P.R. Havelock We s t n e y R d Whites Rd Baseline Rd Ganaraska Rd Br o c k R d Th i c k s o n R d Bowmanville Av St e v e n s o n R d Brock St Bloor St Taunton Rd En f i e l d R d Winchester Rd To w n l i n e R d Re g i o n a l R d 1 La k e R i d g e R d Regional Rd 15 KingstonRd Li b e r t y S t Ha r m o n y R d King Av RegionalRd23 Al t o n a R d Alexander Knox Rd Co u r t i c e R d Seventh Con Rd Th o r n t o n R d Ho p k i n s S t Regional Rd 18 Finch Av An d e r s o n S t Mi l l S t Regional Rd 39 Reach St Third Con Rd Regional Rd 20 Ninth Con Rd Baldwin St Regional Hwy 48 Rossland Rd Bayly St Dundas St Co n 3 Regional Hwy 2 Regional Rd 6 Salem Rd Ch u r c h S t Goodwood Rd Ri t s o n R d Myrtle Rd Regional Rd 12 Si m c o e S t Regional Hwy 2 Regional Rd 3 Da r l i n g t o n - C l a r k e T o w n l i n e R d Yo r k D u r h a m L i n e Regional Rd 10 Isl a n d R d Regional Rd 19 Nash Rd Columbus Rd Regional Rd 8 Shirley Rd Victoria St Regional Rd 21 Regional Rd57 Zephyr Rd Sandford Rd Regional Rd 13 Regional Hwy 47 Si m c o e S t Regional Hwy 47 A B C D D E E S S S S S S S S S S S S S S S S 12 13 18 29 31 32 33 30 14 26 07 22 19 11 17 20 15 23 16 28 21 24 05 02 01 03 27 34 35 08 36 10 4 09 Leaskdale Cherrywood GreenRiver Whitevale Brougham Greenwood Kinsale Balsam MitchellCorners Haydon Tyrone Caesarea Nestleton Solina MapleGrove Newtonville MacedonianVillage Ashburn Myrtle MyrtleStation Brownsville Burketon Enfield Enniskillen Hampton KendalKirby Leskard Raglan Glasgow Goodwood CoppinsCorner Siloam SandyHook Sanford Zephyr Udora Utica Manchester Epsom Greenbank Seagrave Blackstock NestletonStation Sonya Manilla Wilfrid PortBolster Gamebridge Claremont #1 #2 #3A #3B #1 #3 #2 N o r t h u m b e r l a n d C o u n t y Simcoe County Regional Municipality of York P e t e r b o r o u g h Co u n t y C i t y o f T o r o n t o City of Kawartha Lakes Scugog Uxbridge Ajax Pickering Whitby Oshawa Clarington Brock D1 401 401 401 401 35 115 35 115 77 48 7A 7A 127 7 12 127 407 407 412 407 12 12 7 418 Mississaugas of Scugog Island First Nation 0 5 10 15 Kilometres Regional Structure – Urban & Rural Systems Map 1. Official Plan of the Regional Municipality of Durham Lake Simcoe Lake S c u g o g Lake Ontario Note: 1) This map forms part of the Official Plan of The Regional Municipality of Durham and must be read in conjunction with the text. 2) Roads are for reference purposes only. 3) Regional Official Plan Consolidation December 13, 2024. Sources: 1) Greenbelt Boundary (Urban River Valley removed): Ministry of Municipal Affairs and Housing, © King's Printer for Ontario, 2022. Reproduced with permission. 2) Oak Ridges Moraine data: Ministry of Municipal Affairs and Housing, © King's Printer for Ontario, 2006. Reproduced with permission. Specific Policy Areas Special Study Areas Special Areas Municipal ServiceS Nuclear Generating StationNGS Future Airport Existing Airport Rail Proposed GO Rail Existing GO Rail Proposed GO Station Existing GO Station Infrastructure Prime Agricultural Areas Shoreline Residential Rural Employment Areas Country Residential Subdivision Hamlets Rural System Greenbelt Boundary(excluding Urban River Valleys) Oak Ridges Moraine Waterfront Areas Major Open Space Areas Greenlands System Former Hamlet Areas Delineated Built Boundary Rapid Transit Corridor - Employment Employment Areas Community Areas Waterfront Place Rural Regional Centres Regional Corridor Rapid Transit Corridor Regional Centres UGC / PMTSA Overlap Protected Major Transit Station Area (PMTSA) Urban Growth Centres (UGC) 2051 Urban Expansion Areas Urban Area Boundary Urban System Designate 'Community Areas' Exhibit 'A', Amendment No. 2 To the Region of Durham Official Plan, Map 1. C.N.R. Kingston S #2 'Community Areas' Delete 'Special Study Area 2' 'Waterfront Areas' Designate 'Waterfront Areas' Amendment No. 146 to the Clarington Official Plan Purpose: The purpose of this Amendment is to prohibit Anaerobic Digesters in the existing Clarington Energy Business Park Secondary Plan. Location: This Amendment applies to a 129-hectare area located immediately south of Highway 401 and north of the CN rail corridor, between Courtice Road and Crago Road. Basis: In 2020, Clarington declared itself an unwilling host community for any anaerobic digestion or waste pre-sort facilities. When the draft Courtice Waterfront and Energy Park Secondary Plan was presented at the Statutory Public Meeting in May 2025, Claringto n Council directed that language prohibiting anaerobic digesters be incorporated into 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. 1.By amending existing Policy 3.2.4 of the Clarington Energy Business Park Secondary Plan as follows: “3.2.4 Stand-alone warehouses, distribution facilities, truck terminals, truck service centres, gas stations, anaerobic digesters and storage units are strictly prohibited in all areas of the Energy Park.” Attachment 3 to Report PDS-002-26 Attachment 4 to Report PDS-002-26 Sequence of Events Summary April, 2018 Award the contract to Urban Strategies May 14, 2018 Kick-Off Meeting: Steering Committee Meeting #1 October 5, 2018 Steering Committee Meeting #2 November 19, 2018 Steering Committee Workshop #3 November 19, 2019 Joint Steering Committee Meeting #1 February 7, 2020 Joint Steering Committee Meeting #2 March 5, 2020 Meeting with landowner representative April 21, 2021 Joint Steering Committee Meeting #3 July 21, 2021 Joint Steering Committee Meeting #4 February 9, 2022 Joint Steering Committee Meeting #5 April 28, 2022 Joint Steering Committee Meeting #6 Statutory Public Meeting September 11, 2025 Ongoing meetings with landowner commence, occurring approximately every 3 weeks Steering Committee Meeting #7 April 24, 2025 Notice of Statutory Public Meeting sent to Interested Parties Draft OPA and Secondary Plan materials available to the public May 12, 2025 Statutory Public Meeting Planning and Development Committee meeting and Recommendation Report to Council Attachment 5 to Report PDS-002-26 Summary of Technical Studies Report Key findings and Next Steps Natural Environment Existing Conditions Report December 2020 Prepared by GHD This study focuses on existing significant natural heritage features within the Courtice Waterfront study area, including wetlands, woodlands, valley lands, and significant wildlife habitat. A phased approach was taken to carry out the study. Phase 1 involved the collection and review of existing information, including previously completed reports, maps, and Official Plan schedules. In phase 2, GHD biologists conducted multi-season site visits to collect new site-specific information. A report based on phase 1 and 2 was prepared in phase 3. The topography in the study area is predominantly gently rolling, with highest elevations in the north, and steep eroding banks along the south-western portion. The southeast portion connects to Lake Ontario in the form of beaches. The banks and cliffs along the lakeshore are of some importance to wildlife but not considered provincially rare vegetation community types. Results of field surveys: • A total of 142 plant species have been identified. • Six (6) of the bird species detected during the surveys are considered significant at the national and/or provincial level. • One significant reptile species was indirectly detected by staff: snapping turtle. • One significant species of mammal has been detected during field surveys: the tri-coloured bat. • The woodlands identified on site are all outside of designated settlement areas A 30-metre buffer from the Tooley Creek mainstem in the study area is recommended in the report. The maintenance of other tributaries and buffers will be discussed into the development plan stage. Phase 1 Technical Report July 2021 Prepared by Urban Strategies Inc. The purpose of this Technical Report is to provide a summary of studies conducted in Phase 1 of the Secondary Planning process, including a land use analysis, policy analysis, market analysis, stakeholder interviews. The report identifies issues and opportunities for both the Courtice Waterfront and Energy Park areas and provides a draft of a vision and guiding principles to develop the two areas as distinct but compatible places. The draft vision of the Secondary Plan area contains a large municipal waterfront park, a residential neighbourhood, commercial destinations and amenities, office and prestige industrial buildings, vital regional infrastructure, and a network of environmen tal and recreational amenities. Access to and within the Courtice Waterfront is limited, with new or enhanced connections across these corridors being necessary to support redevelopment. This area provides a unique waterfront destination with the potential mix of uses, with a major new park as the central theme. The redevelopment of this area will provide transportation connections that benefit the broader Courtice area, overcoming the existing barrier effect of the 401 and rail corridors. At the time of preparing the technical report, t here was pressure for more land use flexibility in the Energy Park, with a shortage of serviced employment land in Clarington. Land Use Compatibility Study January 2022 Prepared by SLR Consulting (Canada) Ltd. A Land Use Compatibility Study was conducted focusing on air quality, odour, dust, noise, and vibration. Potential environmental impacts from the following sources were considered: - Industrial air quality, odour, and dust emissions; - Transportation-related air pollution; - Industrial noise and vibration; and - Transportation-related noise and vibration (road, rail, and air traffic). A compatibility and mitigation assessment was completed to examine the potential for the above impacts to affect the development of sensitive uses. Several existing and proposed industrial land uses in the Energy Park lands were examined which have the potential to have significant air quality and noise emissions. Air quality and noise impacts from Highway 401 and the CN railway corridor were examined. The report concludes that with the implementation of sufficient buffer separations, physical mitigation measures, and warning, the development of sensitive uses in the Courtice Waterfront is anticipated to be compatible with the surrounding land uses in terms of acceptable air quality, noise, and vibration levels. Dust and odours may be perceptible from the Durham York Energy Centre, the Durham Waste Sorting and Anaerobic Digestion Facility, the Courtice Water Pollution Control Plant, and Miller Compost, thus warning clauses are recommended to be included in agreements for residential units within the study area. Areas where future studies and mitigation measures may be required: • Mandatory air conditioning should be used for all sensitive uses . • Within 450 m of Highway 401, transportation noise studies should be conducted at the time of future planning applications. • Within 300 m of the Highway 401 centreline, traffic related air pollution studies should be conducted as part of future planning applications. • Within 75 m of the CN railway right-of-way, vibration studies should be conducted as part of future planning applications. • A series of noise and odour warning clauses will be required for new residential development. Functional Servicing and Stormwater Drainage Report October 2025 Prepared by D.G. Biddle & Associates Limited An analysis of servicing needs of the Courtice Waterfront was completed through a Functional Servicing and Stormwater Drainage Report. There is an existing 300mm watermain located on the south side of the CN Railway, extending across the study area. A new watermain network is proposed to be constructed within new municipal roads, connecting to existing watermains. A new network of gravity sewers, with a sanitary lift station at the topographic low point, will be required. Soakaway pits and infiltration trenches are being proposed on municipal property within the study area to promote infiltration and reduce stormwater runoff. Two stormwater management ponds are proposed to serve the area. Since the remaining parkland areas will remain relatively undisturbed, natural drainage can continue to Lake Ontario and Tooley Creek. There are two existing watercourse crossings of Tooley Creek in the vicinity of the study area; the CN railway crossing at the northern limit of the study area, and the Darlington Park Road crossing . To provide improved access to the study area, new crossings of Tooley Creek will be required. Natural Environment Report October 2025 Prepared by Beacon Environmental Limited The purpose of this Natural Environment Report is to characterize natural heritage resources and functions associated with the study area, as well as assess potential impacts of the proposed development and recommend appropriate mitigation efforts to avoid or minimize potential adverse effects on significant natural heritage features and their functions. Impact assessment: • Vegetation removal. • Potential increase in surface runoff and decrease in infiltration. • The subject property is divided by a watercourse that drains to Tooley Creek. Three new watercourse crossings will be required. • Four territories for Bobolink, a threatened avian species, were recorded on the southeast portion of the property. A portion of this habitat will be removed to accommodate for the proposed development. • Bank Swallows, a threatened avian species, were observed nesting and foraging within a barn on the subject property. The barn will be removed to accommodate for development. • Anthropogenic effects including noise, light, garbage dumping, and the introduction of non-native species. Recommended mitigation measures: • Vegetation Protection Zones that match or exceed Official Plan regulations. o Wetlands: + 30 m o Significant woodlands: + 15m; and o Watercourse: + 15 m. • The impacts of the three new watercourse crossings will be addressed through detailed design. • Timing of vegetation removal to avoid peak nesting period of local avian species. • Prior to the removal of Bobolink breeding territories, a plan should be developed to ensure compliance with Ministry of Environment, Conservation, and Parks regulations. • Barn Swallow habitat replacement to occur by constructing a structure within 300m of the existing barn buildings. • Water balance requirements to be met through design. • Chain-link fence installation between subject property and natural feature boundaries to reduce anthropogenic effects. Traffic Impact Study October 2025 Prepared by WSP Canada Ltd. A Traffic Impact Study assessed the transportation demand that will be created by approximately 4,800 residents (2,500 units) and 3,400 jobs to the area. The study included: • Transportation demand modelling; • Analysis of alternative road network scenarios; • Future traffic operations assessment; • Darlington Provincial Park assessment; and • Multi-modal assessment. The Study concluded that most intersections are anticipated to operate well under the 2051 future model in the tested road network scenarios. There are a few exceptions, including Baseline Road & Holt Road , Courtice Road & Highway 401 EB and WB Ramps, and Courtice Road/Energy Drive & Megawatt Drive. The Study offers recommended improvements to remedy the anticipated capacity issues. Public Comment Summary Table Submission Number Details of Submission Staff Response S-1 J. Boate Commented that the Courtice Shores waterfront is not accessible by means other than a vehicle and requested that a multi-use path be incorporated into the plans to support accessibility. The Secondary Plan provides for a multi-modal transportation network that includes cycling facilities on all Collector Roads. In addition, a future pedestrian crossing is shown conceptually on Schedules A and C. The pedestrian crossing will enhance pedestrian and cyclist connectivity within the Secondary Plan area and provide access to the areas of Courtice to the north, including the Courtice GO Station. S-2 J. Boate Highlighted the recent 30th anniversary of the Great Lakes Waterfront Trail and noted that in 2017 the trail was designated as a legacy trail with Clarington having 40 km of its length. J. Boate urged Committee to consider the trail in the decisions of the waterfront. Acknowledged. S-3 S. Conway Explained that their vision of the waterfront includes a fresh sandy beach, multi-use park, an amphitheatre, and fun food such as permanent trailers. S. Conway expressed concerns regarding the high-density proposal, increased traffic, increased taxes, transit, affordable housing, and the Ontario Land Tribunal process. Comments acknowledged and considered. The Municipal Wide Park, known as the Courtice Waterfront Park, along with the broader open space system will provide public access to and along Lake Ontario, offer new trails and accommodate a wide range of active and passive recreational and cultural activities year-round. Attachment 6 to Report PDS-002-26 The preparation of the Secondary Plan was guided by extensive public engagement and several technical background studies addressing land use compatibility, the natural environment, servicing and stormwater, and traffic and transportation. The Secondary Plan establishes policies to promote compatibility among land uses and building forms and to support the creation of new affordable housing. The Secondary Plan provides a multi- modal transportation network designed to safely accommodate walking, cycling, public transit and automobiles. S-4 J. Derlatka Expressed concerns regarding the negative impacts on Darlington Provincial Park, the number of housing units, and affordable housing. J. Derlatka provided an overview of the average cost of a home in Clarington and suggested slowing down development and saving green space. J. Derlatka requested that a traffic study be completed at a time of normalcy. J. Derlatka expressed concerns regarding the loss of wildlife habitat, beaches, creeks, and park areas. J. Derlatka stated that a petition was circulated, which obtained over 850 signatures to support saving the greenspace. Comments acknowledged and considered. Ontario Parks, part of the Ministry of the Environment, Conservation and Parks, was engaged throughout the Secondary Plan process. The Secondary Plan directs higher density housing away from Darlington Provincial Park and includes policies aimed at mitigating potential adverse impacts. The Secondary Plan establishes policies to support and incentivize the creation of new affordable housing. The Plan designates lands along the Tooley Creek and Lake Ontario as Environmental Protection Area. These areas will support critical environmental functions, including animal habitat, while providing beautiful spaces for residents and visitors to enjoy. Lands designated Waterfront Greenway will also play a role in this network, protecting and linking natural areas. A Traffic Impact Study assessed the proposed transportation network and intersection operations and provided recommendations to inform future areas of study. S-5 R. Guetter (Weston Consulting on behalf of 1725596 Ontario Ltd.) Outlined support for the plan and congratulated the planning team for their efforts. R. Guetter expressed happiness about the progress made, welcomed comments and feedback on improving the plan, and shared excitement about creating a destination that transitions a significant portion of the waterfront from private to public use. Acknowledged. S-6 J. Jones Expressed concerns regarding residential zoning and opposed the housing development. J. Jones stated that the area should be all park, trails, and be used all season. J. Jones requested that Committee connect with the provincial government on expanding Darlington Provincial Park. J. Jones questioned why Bowmanville is no longer the focus of being developed first. J. Jones stated that Clarington is an unwilling host of an anaerobic digester; however, is Comments acknowledged and considered. Only part of the Courtice Waterfront Secondary Plan area is publicly owned; the rest is privately owned. The Courtice Waterfront Park and broader open space system will provide public access to and along concerned that a digester would qualify under the plan. J. Jones added that an evacuation plan should be considered. Lake Ontario, new trails and accommodate a wide range of active and passive recreational and cultural activities year-round. Staff are recommending Official Plan Amendment 146 to prohibit Anaerobic Digesters in the existing Clarington Energy Business Park Secondary Plan. S-7 K. Kemp Thanked Council and planning Staff for their hard work on the project. K. Kemp explained that their family bought the farm years ago. K. Kemp suggested that creating several trails leading to the waterfront would be a great idea. K. Kemp explained that there is a park by the waterfront, which is one of the largest transitions from private to public hands for the community's enjoyment. K. Kemp added that development in the area is necessary to generate development charges, which will help fund further development and infrastructure. K. Kemp explained that the plan used a comprehensive approach, which includes enhancing employment opportunities and reducing commuting. K. Kemp added that the plan will improve access to the waterfront, has a nearby gazebo for shade, and food options. Acknowledged. S-8 L. Racansky Expressed concerns regarding residential development north of Highway 401, lack of parks, erosion, accessibility, and the safety of the trail. L. Racansky stated that protecting natural features could improve the poor air quality caused by the negative impacts of climate change and added that the incinerator will add more pollution. L. Racansky stated that flowering plants and shrubs should be planted around the trail to attract pollinators and swallows. L. Racansky Comments acknowledged and considered. Lands in the Secondary Plan designated Environmental Protection Area along the Tooley Creek and Lake Ontario are essential parts of the future open space network. These questioned the purpose of the park and whether there will be plants, not trees, planted. areas will support critical environmental functions while providing beautiful spaces for residents and visitors to enjoy. Lands designated Waterfront Greenway will also play a role in this network, protecting and linking natural areas. S-9 S. Rae S. Rae expressed concerns regarding communication with the MPP, lack of recreational areas and park space, and the number of housing units. S. Rae requested that the plan include a park like Sunnybrook Park in Toronto. Comments acknowledged and considered. The Municipal Wide Park, known as the Courtice Waterfront Park, and broader open space system will provide public access to and along Lake Ontario, and accommodate a wide range of active and passive recreational and cultural activities year-round. Development of the proposed neighbourhood within the Secondary Plan supports the creation of the Courtice Waterfront Park. S-10 T. Rekar Expressed concerns regarding high-density housing, a walkable community in the winter season, crime, decreased property values, and traffic. Comments acknowledged and considered. The preparation of the Secondary Plan was guided by extensive public engagement and several technical background studies addressing land use compatibility, the natural environment, servicing and stormwater, and traffic and transportation. The Secondary Plan establishes policies to promote compatibility among land uses and building forms. The proposed trail network (including the Great Lakes Waterfront Trail) will be expanded and enhanced, with many new segments added and existing portions realigned to bring more of the route closer to the Lake Ontario shoreline. A key focus of the plan is to improve safety and user experience by increasing the number of off-road connections, reducing interactions with vehicle traffic. A Traffic Impact Study assessed the proposed transportation network and intersection operations and provided recommendations to inform future areas of study. S-11 M. Whitefield Expressed concerns regarding the density and height of the proposed development and the impact on the flood plain, climate, unsupported infrastructure, roads, education, health care, and safety. M. Whitefield stated that there is a lack of public feedback and engagement. M. Whitefield requested that the matter be tabled as more homes by the waterfront are not required. M. Whitefield questioned the position of the local MP and the Minister of Conservation and Parks on the plan. M. Whitefield expressed concerns regarding the lack of schools with no proposals for a new one in sight. Questioned who is paying for the bridge access to the waterfront, if the Comments acknowledged and considered. The preparation of the Secondary Plan was guided by extensive public engagement and several technical background studies addressing land use compatibility, the natural environment, servicing and stormwater, and traffic and transportation. province has committed to the project, and who is paying for the erosion process. The Secondary Plan establishes policies which protect the significant natural features, promote environment sustainability, prohibit development within the flood plain and ensure necessary infrastructure is phased appropriately. Clarington is committed to the development of “complete communities” to meet people’s needs for daily living. This means creating communities where people can live, work, learn, and play without needing to travel far. S-12 N. Philip Outlined current enjoyment of the Courtice waterfront and Darlington Provincial Park for their quiet, serene, not crowded and peaceful trails they have. Expressed opposition to the proposed development of residential buildings of up to 15 storeys, approximately 2500 new units, more roads, less green space and an industrial area that will take away from the beauty and reduce wildlife. Requested other areas in Courtice be considered for residential development. Comments acknowledged and considered. The Secondary Plan will ensure the protection of the Courtice waterfront within the Secondary Plan area, provide enhanced access to Lake Ontario and facilitate the development of an extensive trail network that connects to existing trails. S-13 J. Boate Requested safe cycling and pedestrian access to the Courtice Waterfront. The Secondary Plan provides for a multi-modal transportation network that includes cycling facilities on all Collector Roads. In addition, a future pedestrian crossing is shown conceptually on Schedules A and C. The pedestrian crossing will enhance pedestrian and cyclist connectivity within the Secondary Plan area and provide access to the areas of Courtice to the north, including the Courtice GO Station. S-14 A. Livingstone Expressed opposition to the destruction of the Waterfront. Commented that the waterfront is a beautiful place that many residents use and enjoy all year long. Comments acknowledged and considered. The Secondary Plan will ensure the protection of the Courtice waterfront within the Secondary Plan area, provide enhanced access to Lake Ontario and facilitate the development of an extensive trail network that connects to existing trails. S-15 A. A Expressed opposition to the development and loss of the small-town status. Acknowledged. S-16 J. Clements Expressed opposition to new housing at the Courtice Waterfront. Requested a beach, somewhere open to the public to spend their time, make memories and keep the small town alive. Requested funds be used to fix potholes, educate kids, and put on events for the community. Comments acknowledged and considered. The Municipal Wide Park, known as the Courtice Waterfront Park, along with the broader open space system will provide public access to and along Lake Ontario, and accommodate a wide range of active and passive recreational and cultural activities year-round. S-17 E. Cornett Expressed dismay and opposition to building high rises in the Courtice waterfront area. Requested the area be developed as a recreational area with parks and a trail system. Comments acknowledged and considered. Only part of the Courtice Waterfront Secondary Plan area is publicly owned; the rest is privately owned. The Courtice Waterfront Park and broader open space system will provide public access to and along Lake Ontario, new trails and accommodate a wide range of active and passive recreational and cultural activities year-round. Development of the proposed neighbourhood within the Secondary Plan supports the creation of the Courtice Waterfront Park. S-18 D. Cullen Expressed opposition to developing high-density housing in this area, which would permanently alter the character of the shoreline, impact local wildlife, and restrict public access to a place that should be preserved for everyone. Commented that the lake is a treasured natural space that provides beauty, peace, and recreation for residents and visitors. Concerned that the type of housing proposed would be premium housing and not affordable housing. Requested that any development at the lake allows all residents to enjoy it. Comments acknowledged and considered. The Courtice Waterfront Park and broader open space system will provide public access to and along Lake Ontario, new trails and accommodate a wide range of active and passive recreational and cultural activities year-round. The Secondary Plan sets out clear policies to encourage affordable housing within the community. Future development will provide a mix of housing sizes and types, helping to meet the Municipality’s goals for affordability and ensuring options for a wide range of residents. S-19 R. Kolisnyk Expressed opposition to new development in the area. Commented that the Municipality should protect the environment and biodiversity by refusing to develop this area. Comments acknowledged and considered. Noted that a better location for development would be near the proposed Courtice GO train. Expressed concern the natural environment and animal habitat is being destroyed . Requested that a safe pathway winding along the highways could be made to connect the waterfronts of the existing areas such as Whitby, Oshawa and Bowmanville. Lands in the Secondary Plan designated Environmental Protection Area along the Tooley Creek and Lake Ontario are essential parts of the future open space network. These areas will support critical environmental functions, including animal habitat, while providing beautiful spaces for residents and visitors to enjoy. Lands designated Waterfront Greenway will also play a role in this network, protecting and linking natural areas. The proposed trail network (including the Great Lakes Waterfront Trail) will be expanded and enhanced, with many new segments added and existing portions realigned to bring more of the route closer to the Lake Ontario shoreline. S-20 C. Morvai Expressed opposition to condo buildings at the Courtice Waterfront. Acknowledged. S-21 B. & M. Walker Expressed opposition to the development of residential and condo buildings at the waterfront. Requested that Clarington Council work to preserve the wild and nature life in this area beside Darlington Provincial Park for future generations. Comments acknowledged and considered. Lands in the Secondary Plan designated Environmental Protection Area along the Tooley Creek and Lake Ontario are essential parts of the future open space network. These areas will support critical environmental functions, including animal habitat, while providing beautiful spaces for residents and visitors to enjoy. Lands designated Waterfront Greenway will also play a role in this network, protecting and linking natural areas. S-22 S. Wale Expressed opposition to developing the Courtice Waterfront with more unaffordable and unappealing houses . Noted concern for more displaced animals. Commented that there are already not enough schools, hospitals, public transit options, gas stations, grocery stores, etc. to serve the community. Comments acknowledged and considered. The Secondary Plan sets out clear policies to encourage affordable housing within the community. Future development will provide a mix of housing sizes and types, helping to meet the Municipality’s goals for affordability and ensuring options for a wide range of residents. Clarington is committed to the development of “complete communities” to meet people’s needs for daily living. This means creating communities where people can live, work, learn, and play without needing to travel far. S-23 K. Hughes Expressed concern about allowing residential development along the Courtice Waterfront. Commented that development would destroy the natural habitats and enjoyment of the area by residents. Requested that Darlington Provincial Park be expanded to this area. Comments acknowledged and considered. Lands in the Secondary Plan designated Environmental Protection Area along the Tooley Creek and Lake Ontario are essential parts of the future open space network. These areas will support critical environmental functions, including animal habitat, while providing beautiful spaces for residents and visitors to enjoy. Lands designated Waterfront Greenway will also play a role in this network, protecting and linking natural areas. S-24 R. Clarry Expressed opposition to development at the Courtice Waterfront. Commented that residents of Clarington deserve to have a waterfront that they can enjoy and feel welcome. Concerned about the loss of land that supports wildlife and farming. Comments acknowledged and considered. The Municipal Wide Park, known as the Courtice Waterfront Park, and broader open space system will provide public access to and along Lake Ontario, new trails and accommodate a wide range of active and passive recreational and cultural activities year-round. Lands in the Secondary Plan designated Environmental Protection Area along the Tooley Creek and Lake Ontario are essential parts of the future open space network. These areas will support critical environmental functions, including animal habitat, while providing beautiful spaces for residents and visitors to enjoy. Lands designated Waterfront Greenway will also play a role in this network, protecting and linking natural areas. S-25 D. LeBlanc Expressed opposition to residential at the Courtice Waterfront. Requested family uses along the water and bike trails. Comments acknowledged and considered. The Municipal Wide Park, known as the Courtice Waterfront Park, and broader open space system will provide public access to and along Lake Ontario, new trails and accommodate a wide range of active and passive recreational and cultural activities year-round. S-26 A. Medlock Expressed concern regarding the proposed development of Courtice’s waterfront. Commented that Courtice’s waterfront is an irreplaceable asset. Its proximity to Darlington Provincial Park and its naturalized shoreline provides vital habitat for local wildlife, a peaceful refuge for residents, and a connection to the natural world. Commented that land to the north, that is not ecologically sensitive, and already close to infrastructure like schools, roads, and businesses, is better suited for responsible development. Prioritizing these areas allows us to meet housing needs without sacrificing the most environmentally and culturally valuable land that we have. Noted concern that the development would not be affordable, would displace wildlife and that infrastructure would be funded by taxpayers. Comments acknowledged and considered. Lands in the Secondary Plan designated Environmental Protection Area along the Tooley Creek and Lake Ontario are essential parts of the future open space network. These areas will support critical environmental functions, including animal habitat, while providing beautiful spaces for residents and visitors to enjoy. Lands designated Waterfront Greenway will also play a role in this network, protecting and linking natural areas. S-27 T. Norman- Beljo Expressed opposition to development at the Courtice Waterfront and requested that the waterfront be protected instead of overdeveloped. Requested the preservation of what makes the area special today for generations to come. Comments acknowledged and considered. Lands in the Secondary Plan designated Environmental Protection Area along the Tooley Creek and Lake Ontario are essential parts of the future open space network. These areas will support critical environmental functions, including animal habitat, while providing beautiful spaces for residents and visitors to enjoy. Lands designated Waterfront Greenway will also play a role in this network, protecting and linking natural areas. S-28 D. York Expressed opposition to residential at the Courtice Waterfront and requested the area be a nature park. Comments acknowledged and considered. Lands in the Secondary Plan designated Environmental Protection Area along the Tooley Creek and Lake Ontario are essential parts of the future open space network. These areas will support critical environmental functions, including animal habitat, while providing beautiful spaces for residents and visitors to enjoy. Lands designated Waterfront Greenway will also play a role in this network, protecting and linking natural areas. S-29 S. Young Expressed opposition to the inclusion of residential units in the draft Courtice Waterfront and Energy Park Secondary Plan. Requested the creation of a vibrant park and protection of the area around Darlington Provincial Park. Comments acknowledged and considered. The Municipal Wide Park, known as the Courtice Waterfront Park, and broader open space system will provide public access to and along Lake Ontario, new trails and accommodate a wide range of active and passive recreational and cultural activities year-round. Development of the proposed neighbourhood within the Secondary Plan supports the creation of the Courtice Waterfront Park. S-30 B. Zimny Expressed concern about the proposed development of waterfront lands in the Courtice area. Outlined concern about the potential environmental impact – siltation in nearby waterways, the destruction of vital habitats, and the creation of artificial "green space" that cannot replicate true ecological systems – given the site's proximity to a provincial park. Comments acknowledged and considered. Lands in the Secondary Plan designated Environmental Protection Area along the Tooley Creek and Lake Ontario are essential parts of the future open space network. These areas will support critical environmental functions, including animal habitat, while providing beautiful spaces for residents and visitors to enjoy. Lands designated Waterfront Greenway will also play a role in this network, protecting and linking natural areas. S-31 E. Coates Expressed opposition to the plan for the Courtice Waterfront. Requested a natural area with more trails and picnic benches, and protection of existing wildlife. Comments acknowledged and considered. The Municipal Wide Park, known as the Courtice Waterfront Park, and broader open space system will provide public access to and along Lake Ontario, new trails and accommodate a wide range of active and passive recreational and cultural activities year-round. S-32 D. Fasken Expressed opposition to development at the Courtice Waterfront and requested the area be maintained as an accessible green space for families to explore and for wildlife. Comments acknowledged and considered. The Municipal Wide Park, known as the Courtice Waterfront Park, and broader open space system will provide public access to and along Lake Ontario, new trails and accommodate a wide range of active and passive recreational and cultural activities year-round. S-33 E. Longo Expressed opposition to development at the Courtice Waterfront and requested that the beauty of the Clarington Waterfront be preserved. Noted concern about loss of land near nature, displacement of animals, and pollution of the lake. Comments acknowledged and considered. Lands in the Secondary Plan designated Environmental Protection Area along the Tooley Creek and Lake Ontario are essential parts of the future open space network. These areas will support critical environmental functions, including animal habitat, while providing beautiful spaces for residents and visitors to enjoy. Lands designated Waterfront Greenway will also play a role in this network, protecting and linking natural areas. S-34 R. Guetter (Weston Consulting on behalf of 1725596 Ontario Ltd.) Policy 5.5.9: The landowners previous comment not addressed - "6 up to 15 storeys". More than 6 storeys is only permitted within the Mixed Use Area designation. Policy 5.5.9 describes that up to a maximum of 15 storeys will be permitted, subject to conditions, in the locations on Schedule B. S-34 Section 5: "additional dwelling units" has been removed from the list of permitted building types. Additional Dwelling Unit policies have been added to the Clarington Official Plan to clearly identify their permissions in single detached, semi- detached, and townhouses. They have therefore been removed from this plan since they are permitted as of right by the Official Plan. S-34 With Policy 12.2.11 added, would it be amendable to strike out "subject to a site-specific zoning by-law Amendment" from Policy 5.5.3 f)? A site-specific zoning by-law amendment will still be required to permit other destination-oriented uses that are distinct from those listed. S-34 Policy 5.5.7: suggest there may be single storey commercial, please adjust to 1 storey. Revised policy 5.5.7: Notwithstanding Policy 5.5.6, buildings with destination-oriented commercial uses described in Policy 5.5.3 may be one storey but shall have a minimum height of 7.5 metres. Buildings with destination-oriented institutional uses, such as a theatre or community centre, may also be one storey but shall have a minimum height of 7.5 metres, subject to a Zoning By-law amendment. S-34 Policy 6.3.1 and 6.4.1: some parts have been deleted. Assuming because these parts were now captured in the separate urban design guidelines document? Urban Design policies were consolidated and streamlined. S-34 Policy 6.5.1: Comment not addressed: "where possible". We may need some flexibility here to account for all possible scenarios and lot patterning. Any comfort that can be provided to ensure that sites that could have unique challenges can be developed without an amendment to this plan is appreciated. Policy 6.5.1 i) revised: Parking shall be located in underground or above- ground structures or surface parking lots at the rear of the building. Above- grade structured parking adjacent to a public street(s) shall be lined with commercial and/or residential uses with direct access to the public street(s). S-34 Schedule A: Consider shifting Street D connection west to connect to cul-de-sac, and Mixed Use Area extended westwards. Darlington Provincial Park is located further to the west, perhaps just the setback is appropriate. Street D configuration has been revised. Mixed Use Area cannot extend westwards due to conflicts with Darlington Provincial Park. S-34 Schedule A: The area east of Tooley Creek should be labelled as Municipal Wide Park. Schedule A revised to show Municipal Wide Park lands east of Tooley Creek. S-34 Policy 5.5.3: Consider adding additional uses such as; Community Centre, Recreational, Gymnasium or Sports Facility, Sports Rental Facility, Library, Childcare Facility, Performance Space or Theatre. Should you require a stipulation that indicates certain uses such as private gyms be on the second floor of buildings, we are comfortable with that. Policy 5.5.7 revised: Notwithstanding Policy 5.5.6, buildings with destination-oriented commercial uses described in Policy 5.5.3 may be one storey but shall have a minimum height of 7.5 metres. Buildings with destination-oriented institutional uses, such as a theatre or community centre, may also be one storey but shall have a minimum height of 7.5 metres, subject to a Zoning By-law amendment. S-34 Policy 5.5.6: There may be instances of 1 storey as discussed. We recommend this be revised to enable flexibility with no need for an amendment. See above. S-34 Policy 8.3.3: Given the interface at the southwest corner of the site where residential uses abut the Waterfront Park adjacent to Street D, additional clarity may be considered for this policy to ensure there is no conflict with residential uses immediately adjacent to the Waterfront Park. Revised policy (now 8.3.6): As shown on Schedules A and C, the Courtice Waterfront Park shall be bordered by public streets, Environmental Protection Areas, the Waterfront Greenway, Darlington Provincial Park, and other natural heritage areas. As per Policy 6.3.1 f), development in the Low Density Residential Area where it abuts the park shall flank the park with a fenced side yard and rear yard. Development shall not back onto the park. S-34 Policy 10.6.2: We understand that the Municipality is working on revised wording for this policy to provide additional flexibility and look forward to further reviewing. Revised policy (now 10.5.3): Street D shall be designed in conjunction with the Courtice Waterfront Park on the south side and private development on the north side. It shall have a minimum right-of-way width of 15 metres and accommodate the following, to the satisfaction of the Municipality: a) A dedicated pedestrian and landscaping zone on the north side, which may differ in materiality from the right-of-way to clearly articulate a pedestrian priority area; b) A roadway/promenade with rolled curbs that may include other traffic calming measures such as bollards, road curvature and interlocking paving; c) A landscaped “flex zone” on the south side to accommodate food trucks, other vendors and street furniture intended to enhance the waterfront experience for residents and visitors. Agency Comment Summary Table Agency Details of Submission Staff Response Region of Durham (April 30, 2025) As a property owner within the Energy Park, it is requested that the Region be included in consultations related to any potential changes to employment area land use designations. This area is no longer included in the Secondary Plan area. The Courtice Transit Oriented Community (CTOC) District Energy System (DES) Project concept has been endorsed by Regional Council and Clarington Council. Further work on this project is actively underway. It is recommended that the Secondary Plan note the potential for future connections between the Energy Park and DES. Policy 4.3.5 encourages District Energy to be utilized should it be initiated. To allow for the safe operation and expansion of Regional infrastructure in this area, that supports future growth in Clarington and beyond, the Municipality should avoid any language in the Secondary Plan policies that would restrict the current and planned uses and expansions at the Courtice WPCP, DYEC and Mixed Waste Pre-sort and Anaerobic Digestion Facility. Specifically, Policy 5.2.3 includes waste processing facilities among the land uses not permitted in any land use designation. It should be clarified that this policy applies to private facilities, not public/Regional Facilities, which should be permitted in any land use designation/zone. This area is no longer included in the Secondary Plan area. A separate Official Plan Amendment is being recommended that prohibits an Anaerobic Digestion Facility in the Clarington Energy Business Park Secondary Plan. The Region of Durham’s development agreements will include clauses that require clear identification of the locations of the Courtice WPCP, DYEC, and Mixed Waste Pre-sort and Anaerobic Digestion Facility to future purchasers, including the current and plan ned uses and expansions. It is recommended that the Municipality do the same. Acknowledged. The prepared Land Use Compatibility Study contemplated building heights of no more than 6-storeys. Policy 5.5.7 of the Secondary Plan indicates that an additional land use Policy 5.5.8 a) explicitly requires the Land Use Compatibility study to assess impact of planned facilities, in Attachment 7 to Report PDS-002-26 compatibility study(ies) would be required for development proposals above 6-storeys (up to 15-storeys) to assess potential impacts of existing and planned industrial uses in the surrounding area. Increased building heights bring greater concern of potential interactions between Regional Facilities and proposed residents. Clarity should be provided in how the land use compatibility study(ies) will incorporate opportunities for growth and increased capacity at Regional Facilities.' addition to existing. This language ensures that any planned increases/growth will be assessed. Additionally, the WPCP is referenced as a “utility” within the Secondary Plan. To ensure that all Regional Facilities are captured in policy 5.5.7, the text should be amended to include both industrial and utility uses. This area is no longer included in the Secondary Plan area. The previous version of the Secondary Plan proposed Residential land between the New Park Road and CNR corridor on top of existing Region servicing easements for a watermain, a large sanitary sewage forcemain and a future forcemain twinning. Easement limits should be confirmed and should be considered undevelopable. Easement limits are not assessed through the Secondary Plan process. Developers will be required to assess easement limits at time of development application. Easements extend ~25 metres into the parcels. 30 m setback recommended by Land Use compatibility study in this area. This comment will be shared with the landowner, as a member of the steering committee. It is recommended that the reference to “Darlington Energy Centre” in Policy 5.7.3 be changed to “Ontario Power Generation – Darlington Energy Centre” to prevent confusion with the nearby DYEC. Language revised. Sub-policies related to detailed studies for alternative and renewable energy generation, cogeneration facilities, and alternative fuels manufacturing (Policy 5.8.3) should be clarified as being for any new or expanded uses. The existing This area is no longer included in the Secondary Plan area. DYEC should not be subject to these policies unless there is an expansion to the facility. A portion of the future site of the Durham Mixed Waste Pre - sort and Anaerobic Digestion Facility is designated as “Waterfront Greenway”. This area is intended for development of office spaces to support the more industrial aspects of the facility on the eastern portion of the property and incorporate more gateway-like features into the facility. Please clarify. This area is no longer included in the Secondary Plan area. In the absence of a completed TIS, there is no technical basis on which the Region can assess whether the proposed transportation network and Secondary Plan policies are adequate to support the proposed land uses. Changes to draft Secondary Plan policies and schedules are being proposed depending on the findings and recommendations of the TIS. It would be preferrable to complete the TIS prior to finalizing the Secondary Plan to minimize the need for subsequent amendments. Acknowledged. We understand that the project teams for this TIS are working with the CTOC TIS project team to coordinate the future travel demand between the two Secondary Plans. This coordination is important as the Secondary Plan has potential impacts on Courtice Road, which is a Regional road north of Highway 401. Further, the Region operates all existing and planned traffic signals, including signalized intersections at the Highway 401 ramp terminals and at the Courtice Road/Energy Drive/Megawatt Drive/Courtice Shores Drive intersections. Ensuring appropriate connectivity for all travel modes to the existing community north of Highway 401, future Courtice GO Station, and surrounding CTOC is also a key issue. Acknowledged. The existing Courtice Road underpass is limited to two traffic lanes with no active transportation facilities, and MTO has no Acknowledged. plans to replace or expand it for the foreseeable future. The TIS will need to demonstrate whether there is sufficient capacity to accommodate the forecast traffic volumes at this location, particularly with the planned growth within the CWEP and CTOC Secondary Plans. A sentence should be added to Policy 10.1.4 noting that the realignments of the existing Waterfront Trail on dedicated active transportation facilities, from the route identified at the time of the Secondary Plan preparation, are proposed within the secondary plan area including in the Courtice Waterfront Park as recognized in policy 8.3.1 a). 10.1.4 is an objective statement, not a prescriptive policy. Policy 10.2.6 requires a new grade-separated railway crossing, but it is not clear whether the intent is to have only one road crossing of the rail corridor or two. The policy should be clarified to ensure that two road crossings of the rail corridor (at least one grade-separated) are maintained to provide redundancy for emergency egress (Durham Regional Police Services and Durham Paramedic Services). Policies regarding railway crossings have been modified. Policies 10.2.5 and 10.2.6 clarify that an EA is required to determine the appropriate crossings and that development can't proceed until a TIS has been completed. The description of the roundabout in Policy 10.2.14 should be for the intersection of Energy Drive/Courtice Road/Megawatt Drive/Courtice Shores Road. Consideration for the roundabout should be noted as being subject to an Intersection Control Study conducted by the Municipality of Clarington that would review the merits of a roundabout vs. maintaining or upgrading the existing signalized intersection. This area is no longer included in the Secondary Plan area. Section 3 – Community Structure – The street network is described as having “special collector streets”, but the only collector road designation proposed is Megawatt Drive. The Region recognizes that the designations for roads as collector roads is to be determined. This determination is based on locations for grade separated crossings which, presumably, will be confirmed though the upcoming TIS. As such, the description should describe, “a network of This policy was modified in advance of the Statutory Public Meeting: "Street Network: Collector and key local roads will facilitate movement to and through the area…." proposed arterial and collector roads, each with their own character (with certain road designations still to be confirmed), will facilitate movement to and through the area.” Policy 10.2.7 and Schedule C identify that the classifications of Courtice Shores Drive, Darlington Park Road, and Street A will be determined after an Environmental Assessment for the planned grade-separated railway crossing is competed. However, given the planned land uses in the area and the configuration of the road network, it appears that Street A, Darlington Park Road, and Courtice Shores Drive north of Street A would function as collector roads regardless of the ultimate location of the new grade separation and could be classified as such in the Secondary Plan without further study. Roads have been classified as collectors, as recommended. Policy 10.2.13 should reference Schedule C in addition to A and B. Policy was modified as suggested. Potential Pedestrian Crossings are shown conceptually on Schedules A and C, but a symbol for Pedestrian Crossings is only shown on Schedule A. It is recommended that the dual - arrow symbol label be made as “Potential Pedestrian Crossings” on Schedule A to be consistent with Policies 8.4.3 and 8.4.4. It is also recommended that the symbol be added to Schedule C for clarity underneath the green dashed symbol for Multi-Use Paths and Other Key Active Transportation Connections. Policy was modified to match the schedules. Pedestrian Crossings have been added to Schedule C. Active Transportation policies were moved to Section 10.10. Policy 10.10.5 was modified to clarify the importance of these crossings. Schedule C – The Potential Pedestrian Crossings symbol (on Schedule A and recommended to be added to Schedule C as per above comment) should be added at Courtice Road/Highway 401. Active Transportation will be directed to the Pedestrian Crossing west of this intersection. The Municipality can't ensure that the crossing be widened in the near future since it's under Provincial jurisdiction. Schedule C – The Multi-Use Paths and Other Key Active Transportation Connections symbol should be added along This is no longer within the Secondary Plan area. Energy Drive through the Secondary Plan Area, consistent with policy 10.3.2. Schedule C – Consistent with the Regional Cycling Plan’s Primary Cycling Network, the Highway 401 underpass of Courtice Road should be enhanced to support pedestrian and cyclist connectivity, either through a future rehabilitation of the underpass structure or creation of a separate grade- separated structure, between the secondary plan area and CTOC. Active Transportation connectivity between CTOC and this Secondary Plan area will primarily be directed to the Pedestrian Crossing west of Courtice Rd. An active transportation connection has been added on Schedule C along Darlington Road to provide a connection to the Energy Park. Central Lake Ontario Conservation Authority (May 08, 2025) Staff notes that the TYLin Floodplain Mapping Update for the Robinson Creek and Tooley Creek Subwatershed Study has been updated on the constraints plan. It is also noted that the extent of the floodplain has been qualified in the staff report to be potentially open to refining the limits of the floodplain through the submission and approval of an Environmental Impact Study and Flood Plan Analysis. Staff note the analysis will be required to demonstrate no upstream or downstream flooding impacts, while ensuring the continued necessary flood conveyance requirements. Acknowledged. Section 5.5.8 identifies a maximum height of 6 storeys, to a maximum of 15 storeys may be permitted subject to the completion of specifically listed studies. Further, Section 5.6 includes mixed land uses to a maximum height of 4 storeys. Staff note that the general area is within an Ecologically Significant Groundwater Recharge Areas as per the Sourcewater Protection Plan. Section 6.4-6.6 identify the preference for underground parking. As underground structures often require ongoing dewatering, it is recommended that groundwater investigations be required to be undertaken as a requirement. The investigations should demonstrate that the policies of the Sourcewater Protection This level of detail can be addressed at the Development Application stage. Applicants are required to address the Robinson-Tooley Subwatershed Study which outlines groundwater recharge areas and provides recommendations. Plan under the Clean Water Act (2006) will be met, and that clean water will continue to provide contributions to the receiving wetland and other features. While the report is identified under Section 11.3.6, it is with respect to stormwater management and not potential impacts associated with dewatering activities. CLOCA staff recommend that Section 7.2.9 include a statement that additional residential units not be permitted in areas that are subject to flooding, slope hazards, or do not have safe access. This plan does not have specific policies for ADUs. As this is new development, there are no existing dwellings that might be within a hazard that could be permitted to add an ADU. It is recommended that Section 8.1.4 add the term ‘naturalized’ to stormwater management facilities, to be consistent with Provincial Policies and consistent with Section 5.1 (g) of the Urban Design and Sustainability Guidelines in support of the Secondary Plan. Policy amended as suggested. CLOCA staff suggest adding wording within Section 10 that speaks to the design of road crossings over tributaries, to have regard for CLOCA requirements as well as wildlife crossing opportunities. Environmental studies are required to address the Robinson Creek and Tooley Creek Subwatershed Study, which contains recommendations for wildlife crossings. Staff are satisfied with Section 11.3.12 with respect to discouraging the establishment of new flood control facilities to accommodate development, that other alternatives should be considered (including land acquisition), and that the flood control facilities only be considered after all reasonable alternatives have been exhausted. Acknowledged. CLOCA staff support Section 11.3.3 which states that stormwater management facilities will not drain lands located within another subwatershed. This is not consistent with the information provided in the FSR. Please refer to the attached Acknowledged. Comment referred to the consultant completing the Functional Servicing Report. Technical Memo with respect to the proposed Diversion of the Burk Watershed flows to Tooley Creek. Hydro One Networks Inc (June 23, 2025) Thank you for sending us notification regarding Courtice Waterfront and Energy Park Secondary Plan. In our assessment, we have confirmed that Hydro One has existing high voltage Transmission Right of Way and Distribution facilities within your study area. At this time we do not have sufficient information to comment on the potential resulting impacts that your project may have on our infrastructure. As such, we must stay informed as more information becomes available so that we can advise if any of the alte rnative solutions present actual conflicts with our assets, and if so; what resulting measures and costs could be incurred by the proponent. Note that this response does not constitute approval for your plans and is being sent to you as a courtesy to inform you that we must continue to be consulted on your project. In addition to the existing infrastructure mentioned above, the applicable transmission corridor may have provisions for future lines or already contain secondary land uses (e.g., pipelines, watermains, parking). Please take this into consideration in your planning. Acknowledged. Also, we would like to bring to your attention that should Courtice Waterfront and Energy Park Secondary Plan result in a Hydro One station expansion or transmission line replacement and/or relocation, an Environmental Assessment (EA) will be required as described under the Class Environmental Assessment for Transmission Facilities (Hydro One, 2024). This EA process would require a minimum of 6 months for a Class EA Screening Process (or up to 18 months if a Full Class EA were to be required) to be completed. Associated costs will be allocated and recovered from proponents in accordance with the Transmission Acknowledged. System Code. If triggered, Hydro One will rely on studies completed as part of the EA you are current undertaking. Consulting with Hydro One on such matters during your project's EA process is critical to avoiding conflicts where possible or, where not possible, to streamlining processes (e.g., ensuring study coverage of expansion/relocation areas within the current EA). Once in receipt of more specific project information regarding the potential for conflicts (e.g., siting, routing), Hydro One will be in a better position to communicate objections or not objections to alternatives proposed. If possible at this stage, please formally confirm that Hydro One infrastructure and associated rights-of-way will be completely avoided, or if not possible, allocate appropriate lead-time in your project schedule to collaboratively work through potential conflicts with Hydro One, which ultimately could result in timelines identified above. In planning, note that developments should not reduce line clearances or limit access to our infrastructure at any time. Any construction activities must maintain the electrical clearance from the transmission line conductors as specified in the Ontario Health and Safety Act for the respective line voltage. Be advised that any changes to lot grading or drainage within, or in proximity to Hydro One transmission corridor lands must be controlled and directed away from the transmission corridor. Please note that the proponent will be held responsible for all costs associated with modifications or relocations of Hydro One infrastructure that result from your project, as well a s any added costs that may be incurred due to increased efforts to maintain said infrastructure. We reiterate that this message does not constitute any form Acknowledged. This project is located west of existing transmission lines. of approval for your project. Please note that your project may require you to submit a Compatibility Review for Hydro One to fully assess the impact to our assets. To learn more about this process please visit Compatible Land Uses (hydroone.com) MECP Ontario Provincial Parks (July 14, 2025) In general, we would like to express our support for the protection of significant natural features and greenspace along the Lake Ontario waterfront included in the vision, goals and policies of the draft Secondary Plan and associated documents. We appreciate that in multiple areas the Secondary Plan and Guidelines consider and speak to mitigation of potential impacts of future development to the provincial park. Recognition of the provincial park and the need to minimize negative impacts on the provincial park regulated area aligns with Section 3.9.1(d) of the Provincial Planning Statement, 2024 under the Planning Act. Acknowledged. Darlington Provincial Park (the “Provincial Park”) is a 209 hectare recreational class park that provides a wide range of recreational opportunities, such as camping, swimming, picnicking, hiking, and natural heritage appreciation. The Park protects significant natural and cultural heritage features, including Lake Ontario shoreline, the majority of McLaughlin Bay provincially significant coastal wetland and species at risk, such as the endangered Piping Plover. Crown land within the Provincial Park boundary is managed by Ontario Parks, MECP and is subject to the Provincial Parks and Conservation Reserves Act, 2006 (PPCRA) and its regulations. The Darlington Provincial Park Management Plan (Amended 2014) guides protection, development and management of the Park. The Provincial Park is important to local recreation and tourism in the Clarington area. It is popular partly due to its proximity to the Greater Toronto Area and ease of access, Acknowledged. being the only provincial park located immediately adjacent to Hwy 401. It is among Ontario’s most popular provincial parks for recreation, welcoming 178,000 visitors in 2024. Total visitation has increased approximately 30% in recent years. The Provincial Park operates year-round for day use and from May to October for camping. Day-use, camping and picnic shelter rentals are fully reservable during the main operating season. The Provincial Park offers 323 campsites in three separate campgrounds which are located on the east side of the Provincial Park in close proximity to proposed development. Some campsites are within 50 m of the eastern park boundary. There is one official access point to the Provincial Park through the park’s front gate. Visitors are required to display a valid park permit, and the majority of the Provincial Park’s operating costs are funded by user fees. For your consideration, as the Provincial Park is a recreational class park that provides a wide range of recreational opportunities, the Secondary Plan could incorporate an objective that speaks to supporting recreation by mitigating potential adverse impacts from development and human activity on recreational values of the Provincial Park (e.g., camping, beach recreation, natural heritage appreciation). Objective 6.1.3 was added: "Support Darlington Provincial Park's recreational amenities by mitigating potential adverse impacts from development." We appreciate that the draft 2025 Secondary Plan and associated Guidelines specifically touch on mitigation of potential adverse impacts from adjacent low density residential development on the Provincial Park (e.g., access, lighting and overlook impacts in Section 6.3.1 of the Secondary Plan). We also appreciate that low density housing immediately adjacent to the park boundary will be Tree planting requirements in the Secondary Plan will provide visual buffers from development. Lighting standards for the Municipality of Clarington guide development to limit light pollution. used to provide a transition between higher density housing and the Provincial Park. The revised Secondary Plan (2025) Schedules A and B indicate potential for increased density and taller buildings closer to the Provincial Park boundary and campgrounds. Proposed medium density (3-4 storey) residential areas are a short distance from the eastern boundary, with potential for up to 15 storey buildings within approximately 400 m of the boundary. We feel it is important to continue to incorporate ways to minimize potential future conflicts between Provincial Park users and any potential adjacent residents (e.g., residential areas near the Provincial Park’s campgrounds may experience frequent campfire smoke, campers in the Provincial Park may experience reduced privacy and increased noise and artificial light). We recommend incorporating mitigation measures beyond the low density residential area, which immediately borders the Provincial Park, into the medium density residential and mixed use areas. It is proposed that access to the Provincial Park may be routed through the residential area along the Proposed New Darlington Park Access Road. All vehicles accessing the Provincial Park travel the same route to access the front gate, including park users, park staff, contractors, deliveries, and emergency vehicles. The Provincial Park experiences high visitation, particularly during peak season (e.g., June to September) and shoulder season weekends (e.g., May long weekend). Traffic volume along this route can be high at peak periods, occasionally backed up along Darlington Park Road to Courtice Road. Additional traffic accessing the municipal park and new proposed development may intensify this and there is potential for traffic congestion within the new residential area. It is recommended that road network design and evaluation of alternative access routes consider recent A Traffic Impact Study was undertaken to evaluate the proposed transportation network. The study assessed potential impacts on Darlington Provincial Park in conjunction with anticipated traffic generated by the Courtice Waterfront Park and the new neighbourhood. traffic data collected during these peak periods and incorporate mitigations to avoid potential traffic congestion. The draft 2025 Secondary Plan does not include a concept of the municipal park design and amenities, which was included as Schedule D in the draft 2022 Secondary Plan. We are interested in any future opportunities for input on the municipal park design. Avoiding features that facilitate access to the Provincial Park boundary, such as nearby parking facilities, may help to mitigate the potential for increased challenges associated with trespassing on Provincial Park property. Additionally, distancing municipal park amenities and access points from the Provincial Park may help to mitigate potential impacts of development and human use, such as noise and artificial light, on the Provincial Park campgrounds. Some amenities being considered in the draft 2025 Secondary Plan and associated Guidelines, such as a bandshell or amphitheatre, are more likely to bring associated uses to the area that could impact adjacent campers (e.g., concerts, fireworks). A plan for the Courtice Waterfront Park is currently underway and is being incorporated into the Clarington Waterfront Strategy. The Municipality will ensure that Ontario Parks are included in consultation for the Clarington Waterfront Strategy. DRAFT REPORT PREPARED BY HEMSON FOR THE MUNICIPALITY OF CLARINGTON COURTICE WATERFRONT SECONDARY PLAN FISCAL IMPACT ANALYSIS January 7th, 2026 1000 - Attachment 8 to Report PDS-002-26 CONTENTS 1. INTRODUCTION AND BACKGROUND 1 A. Growth Forecasts for Build-Out of CW 1 B. Key Data and Assumptions 5 2. CAPITAL COST ANALYSIS 7 A. Developer Funded Capital (Local Service Capital) 8 B. DC-Funded Capital 9 3. OPERATING COST ANALYSIS 12 4. REVENUE ANALYSIS 15 A. Assessment 15 B. Municipal Property Tax Revenue 15 C. Development Charge Revenue 17 5. SUMMARY OF FISCAL IMPACT 19 Introduction and Background | 1 1. INTRODUCTION AND BACKGROUND As part of the Courtice Waterfront (CW) Secondary Plan presented by the Municipality of Clarington, Hemson Consulting Ltd. has been retained to complete a fiscal impact analysis. This report summarizes Hemson’s evaluation of the capital costs, operating costs, and revenue sources associated with the secondary plan area. A. GROWTH FORECASTS FOR BUILD-OUT OF CW The total area of the CW Secondary Plan Area (CW Area) is 147.9-hectares, of which 37.4- hectares are developable (See Figure 1 and Figure 2). The focus of this analysis and of residential and commercial development in the CW is the northwestern segment, which includes both low- and medium – density residential areas, as well as higher – density mixed use and commercial areas, with a target gross density of 90.6 people and jobs per hectare. The remaining area which includes Environmental Protection Areas, a Rail Corridor, a Waterfront Greenway, and a Municipal Park encompassing both Tooley Creek and the Lake Ontario shoreline, each of which will not be subject to any residential development. A minimum of 1,431 units is estimated at full build-out of the CW Area. For the purpose of the fiscal impact analysis, the minimum projections of residential units, population, and employment are used throughout in forecast of costs and revenues associated with the CW Area build-out; see Tables 1 and 2 for a summary of the development potential of the site (Table 1) and the anticipated minimum forecast development used in the fiscal impact analysis (Table 2). Introduction and Background | 2 Figure 1. Map of CW Area Source: Municipality of Clarington Introduction and Background | 3 Figure 2. CW Area Land Use Plan Source: Municipality of Clarington Introduction and Background | 4 Densities across the CW Area are expected to range as follows, based on minimum projections of units, population, and jobs: Residential unit densities: from 25 units per gross hectare for low-density residential to 70 units per gross hectare for mixed-use residential. Population and employment densities: from 51 persons and jobs per gross hectare for Low Density Residential Area development to 103 persons and jobs per gross hectare for Mixed Use Area Development. As shown in Table 1, the CW Area is anticipated to add approximately 2,580 residential units to accommodate a population of approximately 4,790. The addition of approximately 560 new jobs within the CW Area are projected to generate approximately 16,700 square metres of new non-residential floor space at build-out, based on an estimated floor space per worker of 30 square metres. Table 1: Summary of CW Area Growth to Build Out (Target)1 Land Use Residential Units Population Jobs People + Jobs Persons Per Unit (PPU) Non-Res. Floor Space2 (m2) Low Density Residential 98 307 - 307 3.14 - Medium Density Residential 823 2,114 - 2,114 2.57 - Mixed Use 1,658 2,364 239 2,603 1.43 7,177 Gateway Commercial - - 318 318 - 9,541 Total 2,579 4,785 557 5,342 16,719 1 Forecast provided by Municipality of Clarington 2 At 30m2 per worker. Table 5 provides a summary of the “projected minimum” development: 1,430 residential units, accommodating a population of 2,830 and 560 jobs in approximately 16,700 square metres of non-residential space. The projected minimum amounts have been used for the purpose of the fiscal impact analysis to determine the low-end of the fiscal impact, and thus higher levels of development will generally produce a higher level of positive (or less negative) fiscal impacts. Introduction and Background | 5 Table 2: Summary of CW Area Growth to Build Out (Projected Minimum)3 Land Use Residential Units Population Jobs People + Jobs Persons Per Unit (PPU) Non-Res. Floor Space4 (m2) Low Density Residential 70 219 - 219 3.14 - Medium Density Residential 588 1,510 - 1,510 2.57 - Mixed Use 774 1,103 239 1,342 1.43 7,177.11 Gateway Commercial - - 318 318 - 9,541.80 Total 1,431 2,832 557 3,390 16,718.91 3 Forecast provided by Municipality of Clarington 4 At 30m2 per worker. B. KEY DATA AND ASSUMPTIONS The results of the analysis are advanced in nature and are intended to illustrate the potential fiscal impact of new development on municipal budgets at full build-out of the CW Area, based on the projected minimums development. Actual impacts will be influenced by several factors, including the cost and timing of infrastructure projects and the rate of development. The analysis is based on the following key inputs: Municipality of Clarington Financial Data: actual expenditures and non-tax revenues for 2024, as reported in the Financial Information Returns (FIRs) and municipal budget documents, were used to establish current municipal expenditures per capita and employment; Current value assessments (CVAs): derived from the current assessment roll to estimate future property tax revenues, using data from recently constructed (last ten years) units and buildings; and Development assumptions: derived from the CW Draft Preferred Land Use Plan to estimate future total costs and revenues. Minimum projected amounts for residential units, population, and jobs are used exclusively. Introduction and Background | 6 Unless otherwise stated, all values are expressed in constant 2025 dollars. This report is organized as follows: Section 2 provides the analysis of the capital costs associated with the anticipated servicing needs of the CW Area to build-out. Developer-funded, DC-funded, and Municipality-funded costs are examined, as well as the long-term lifecycle costs associated with the new infrastructure. Section 3 examines the additional annual operating costs arising from the new infrastructure, as well as the associated population and employment growth in the CW Area. Section 4 provides a forecast of the assessment growth and Municipality property tax revenue potential of the CW Area at full build-out and compares this potential with Municipality-wide averages. Section 5 summarizes the long-term annual tax-supported costs and revenues associated with the CW Area and provides concluding observations on the fiscal impact analysis. Capital Cost Analysis | 7 2. CAPITAL COST ANALYSIS The fiscal impact analysis examines growth-related capital costs to be funded through direct developer contributions and development charges (DCs) on new development; no non-growth shares of the project to be funded by the Municipality have been identified. The potential long-term lifecycle costs associated with the new infrastructure is also examined. Given that the Courtice Waterfront Secondary Plan is a primarily greenfield development and therefore will require net new infrastructure during the build-out, no existing infrastructure is being replaced or upgraded during development, and therefore none of the capital costs are allocated as replacement shares; all costs are fully development-related. Anticipated capital costs to support growth within the CW Area are summarized in Table 3 and total $49 million to full build-out of the area. These capital costs will be paid for through a combination of development charges and local services, without the need of property tax funding. The Average Annual Cost values shown on Table 3 are the amounts necessary to replace the assets at the end of useful life, providing monies to maintain assets in a state of good repair (SOGR). To estimate the Municipality’s incremental increase in capital replacement contributions, useful life assumptions were applied. Assumptions for long-term inflation (2.0%) and borrowing (3.5%) were also used. The costs have been assigned against the development as part of this fiscal impact analysis. Capital Cost Analysis | 8 Table 3: Capital Cost Summary Asset Type Gross Cost Average Annual Cost Source Stormwater $6,150,000 $59,715 Hemson DCBS Transportation Services $23,207,352 $375,941 Secondary Plan Infrastructure Details Recreation & Parks $5,824,522 $102,390 Draft CW Secondary Plan Fire Protection $1,654,309 $93,805 Hemson DCBS + Capital Provision Indoor Recreation $9,582,684 $155,232 Hemson DCBS + Capital Provision Public Works $1,147,278 $56,243 Hemson DCBS + Capital Provision Library Services $1,478,372 $57,770 Hemson DCBS + Capital Provision Total $49,044,518 $901,096 Note: DC Study costs have been indexed to current $. A. DEVELOPER FUNDED CAPITAL (LOCAL SERVICE CAPITAL) This analysis estimates the amount of additional funding for the future lifecycle replacement capital cost (or state of good repair costs) required as a result of the installation of local services capital by developers. Local services capital typically includes local roads, streetlights, and sidewalks, as well as any water, sanitary, and storm sewer infrastructure that is internal to a development. For the purposes of this analysis, any sanitary sewers, storm sewers and associated infrastructure along local roads are considered to be local services capital. In addition, parkland improvements provided by developers through Section 42 of the Planning Act is considered to be local services capital. To estimate the Municipality’s incremental increase in capital replacement contributions, useful life assumptions were applied. Assumptions for long-term inflation (2.0%) and borrowing (3.5%) were also used. This information was used to estimate an annual replacement contribution that would be required by the end of each asset’s useful life. As shown in Table 4, the anticipated replacement costs are estimated at approximately $268,500 per year, which translates to $79.24 per capita and employment when allocated across the CW development forecast. Capital Cost Analysis | 9 Table 4: Summary of Replacement Costs and Annual Tax-Supported Replacement Contribution for Local Services Capital Asset Type Replacement Cost Useful Life Annual Provision Per Capita + Employment Municipality Stormwater $37,281,274 90 years $59,715 $17.62 Municipality Transportation Services $28,318,433 50 years $208,864 $61.62 Total $65,599,707 $268,580 $79.24 B. DC-FUNDED CAPITAL For the purposes of this analysis, DC-eligible capital costs include collector and arterial roads and related infrastructure to be developed in the CW Area. DC-eligible general services capital costs have also been estimated based on service levels set out in the Municipality’s 2025 DC Background Study. Table 5 compares the total anticipated DC-eligible costs with anticipated revenues associated with the build-out of the CW Area under the recently updated (2025) DC rates imposed by the Municipality. Overall, DC revenues exceed DC costs by approximately $139,200. This notional DC revenue “surplus” is primarily associated with the Municipal Road infrastructure. As Roads and Related Infrastructure account for 57% of current Municipal DC rates, it is the primary source of revenue from DCs in the CW Area during it’s build-out. It is important to stress that development of the subject lands will generate additional road activity which will necessitate improvements to roads across the Municipality, these needs are reflected in Clarington’s DC Background Study. The difference may also be due to the categorization of costs as local vs. DC-eligible services in the analysis (it is noted that municipalities are granted some flexibility in the determination of local services). The development-related infrastructure needs for general services are based on the level of service standards and capital program costs set out in the respective DC Background Studies. Capital Cost Analysis | 10 DC revenue calculations incorporate the inability of the Municipality to impose DCs for social housing and public health as of November 28, 2022. The calculations also do not account for DC revenue losses arising from other Bill 23, the More Homes Built Faster Act changes: rental housing discounts, exemptions for affordable housing, attainable housing, non-profit housing, and inclusionary zoning, changes to historical service level calculations, fixed interest rates on frozen DCs, and potential ineligibility of certain capital costs (e.g. land acquisition). Any such revenue loss is assumed to be minor or indeterminable for the CW Area at the present time. Table 5. DC-Eligible Costs and Revenues Under Current (2025) DC Rates DC Service Category Total Cost DC Revenues Under Current Rates Net Revenue Transportation & Public Works $11,461,140 $14,690,282 $3,229,142 Indoor Recreation & Parks $15,407,207 $12,837,868 ($2,569,339) Library Services $1,478,372 $1,301,971 ($176,402) Land Acquisition $0 $54,461 $54,461 General Government $0 $474,374 $474,374 Fire Protection $1,654,309 $781,317 ($872,992) Total $30,001,028 $30,140,273 $139,245 i. Lifecycle Costs Once again, useful life assumptions were used to estimate the Municipal long-term incremental increase in capital replacement contributions associated with the new DC- funded infrastructure. As shown in Table 6, at full build-out these replacement costs are estimated at approximately $632,500 per year, which translates to $186.60 per capita and employment when allocated across the CW Area development forecast. Capital Cost Analysis | 11 Table 6. Summary of Replacement Costs and Annual Tax-Supported Replacement Contribution for DC-Funded Capital Asset Type Replacement Cost Useful Life Annual Provision Per Capita + Employment Transportation Services $22,652,704.61 50 years $167,076.49 $49.29 Recreation & Parks $13,882,277 25 years $102,390 $30.21 Indoor Recreation $21,046,793 50 years $155,232 $45.80 Library Services $3,549,842 10-50 years $57,770 $17.04 Public Works $2,215,287 15-50 years $56,243 $16.59 Fire Protection $3,439,161 10-50 years $93,805 $27.67 Total $66,786,065 $632,516 $186.60 Operating Cost Analysis | 12 3. OPERATING COST ANALYSIS Tax-supported operating costs arising from the construction of new developer- and DC- funded capital, and the addition of households, people and jobs in the CW Area, were estimated based on data from the Municipality and Region’s 2024 FIR, CW Draft Revised Land Budget and projected development minimums. Utility-supported Water and Wastewater services are not included in this analysis. Table 7 summarizes the gross operating costs anticipated to be associated with development in the CW Area. Cost drivers were applied to FIR operating cost data net of any amortization and interest on long-term debt. Where appropriate, costs are driven by the planned infrastructure investments (e.g. Roads and Related, Parks), whereas many services are considered to be driven by population growth, population and employment growth, or household growth. For all services, incremental cost savings are common and factors of 50% and 75% were applied accordingly. The total additional annual operating cost associated with development of the CW Area is calculated at approximately $2.1 million. Table 8 summarizes the anticipated non-tax revenues and resulting net operating costs. These non-tax revenues include grants, user fees, and service charges as per the FIR. It is assumed that these revenues will remain consistent on a per-capita basis in the CW Area. Annual non-tax revenues associated with the CW Area at build-out are calculated at approximately $435,000. The total net annual operating cost associated with the CW is approximately $1.67 million. This translates to about $492.77 per capita and employee in the CW Area. Operating Cost Analysis | 13 Table 7. Anticipated Additional Operating Costs Based on 2024 Financial Information Return Service Municipality Cost / Unit Unit of Measure CW Quantity CW Total Operating Cost General Government $33.95 Pop + Emp (50%) 3,390 $115,078 Fire $380.84 Households (75%) 1,431 $545,132 Protective Inspection and Control $11.16 Pop + Emp (75%) 3,390 $37,816 Building Permit and Inspection Services $57.79 Households (75%) 1,431 $82,724 Emergency Measures $0.10 Pop + Emp (75%) 3,390 $341 Roads and Related $135.78 Pop + Emp (75%) 3,390 $460,253 Parking $4.46 Pop + Emp (75%) 3,390 $15,107 Storm - Urban $16.98 Households (75%) 1,431 $24,308 Storm - Rural $32.49 Households (75%) 1,431 $46,500 Erosion Control & Region Services $1.30 Households (75%) 1,431 $1,861 Cemeteries $7.78 Population (75%) 2,832 $22,025 Social Services $0.00 No impact 2,832 $0 Parks $51.30 Population (75%) 2,832 $145,289 Recreation $138.05 Population (75%) 2,832 $391,022 Libraries $34.88 Population (75%) 2,832 $98,782 Museums & Cultural Services $4.95 Population (50%) 2,832 $14,026 Planning and Development $31.01 Pop + Emp (50%) 3,390 $105,098 Total $2,105,363 Notes: Unit costs based on 2024 FIR operating expenditures, Census estimates of population (109,379), Households (38,265), and Draft 2025 DC Background Study estimate of employment (33,376) Operating Cost Analysis | 14 Table 8. Anticipated Grant, User Fees, and Service Charges and Resulting Net Operating Costs Service Municipality Non-Tax Revenues Per Unit Unit of Measure CW Total Non-Tax Revenues CW Total Net Operating Costs Per Pop + Emp General Government $5.26 Pop + Emp (3,390) $17,845 $97,233 $28.68 Fire $11.38 Households (1,431) $16,285 $528,847 $156.02 Protective Inspection and Control $0.45 Pop + Emp (3,390) $1,512 $36,304 $10.71 Building Permit and Inspection Services $0.15 Households (1,431) $210 $82,513 $24.34 Emergency Measures $0.00 Pop + Emp (3,390) $0 $341 $0.10 Roads and Related $30.86 Pop + Emp (3,390) $104,601 $355,652 $104.92 Parking $1.41 Pop + Emp (3,390) $4,776 $10,331 $3.05 Storm - Urban $2.10 Households (1,431) $3,006 $21,303 $6.28 Storm - Rural $0.00 Households (1,431) $0 $46,500 $13.72 Erosion Control & Region services $0 Households (1,431) $0 $1,861 $0.55 Cemeteries $3.09 Population (2,832) $8,738 $13,287 $3.92 Social Services $0.00 No impact $0 $0 $0.00 Parks $5.99 Population (2,832) $16,967 $128,322 $37.86 Recreation $63.28 Population (2,832) $179,240 $211,783 $62.48 Libraries $1.60 Population (2,832) $4,532 $94,251 $27.81 Museums & Cultural Services $1.59 Population (2,832) $4,497 $9,529 $2.81 Planning and Development $21.48 Pop + Emp (3,390) $72,815 $32,283 $9.52 Total $435,024 $1,670,339 $492.77 Revenue Analysis | 15 4. REVENUE ANALYSIS This section describes the analysis of the future assessment, property tax revenues, and development charge revenues in the CW Area. A. ASSESSMENT The major source of new revenue generated by new development in the CW Area will be annual property taxes. To estimate future property taxes, forecasts of new residential and non-residential assessment were prepared. Assessed values for residential units were determined with reference to the current value assessment (CVA) of homes constructed in Clarington between 2014 - 2024 that are of similar quality and size to those that are likely to be constructed in CW Area. Three categories of CVAs are used to calculate residential property tax revenues: Low Density Residential. Medium Density Residential, and High Density Residential (corresponding to all Mixed Use Area Units in the CW Area). Similarly, the non-residential assessment forecasts were based on values per square metre of gross floor area of recently constructed buildings in Clarington. The CVAs used in the analysis are as follows: Low Density Residential Units $500,000 per unit Medium Density Residential Units $375,000 per unit High Density Residential Units $250,000 per unit Non-Residential Buildings $3,200 per sq.m. B. MUNICIPAL PROPERTY TAX REVENUE The property tax revenue forecasts at build out of the CW Area were developed by applying the current (2025) Municipal tax rates for the applicable land classes to the projected assessments. The projected total of non-residential floor area in the CW Area is estimated based on an assumed average space requirement of 30 square metres per worker. Based on the projection of 557 new jobs within the CW Area, total non-residential floor area is estimated at 16,700 square metres at full build-out. Revenue Analysis | 16 As shown in Table 9, the total CVA of new buildings within the CW Area is forecast at approximately $502.3 million, primarily associated with Medium Density Residential Development (~$220.5 million) and High Density Residential Development (~$193.4 million). After applying the Municipality’s 2025 tax rates to each property class, total annual Municipal property tax revenue is calculated at approximately $2.5 million, or an average of $752.03 per person or employment in the area (see Table 10). Table 9. Summary of Annual Municipal Tax Revenues at Build Out Land Use Forecast Assessment (2025) Total Assessment Municipality Tax Rate (2025) Annual Municipality Tax Revenue Per Unit / m2 Residential Units Per Unit Low Density 70 $500,000 $34,937,500 0.004671510 $163,211 $2,335.76 Medium Density 588 $375,000 $220,500,000 0.004671510 $1,030,068 $1,751.82 High Density 774 $250,000 $193,375,000 0.005138660 $993,688 $1,284.67 Non-Res. m2 Per m2 Population- Related 16,710 $3,200 $53,472,000 0.006773690 $362,203 $21.68 Total $502,284,500 $2,549,170 Generally, development of the CW Area is anticipated to generate higher taxation revenues per capita and employment than the most recent (2024) Municipality-wide averages (see Table 10). This reflects the higher assessed values of newer homes, which are typically larger and constructed with more modern materials and amenities. The significantly higher non-residential assessment per employee reflects the anticipated high quality of non- residential building and jobs planned for CW. Table 10: Municipal Property Tax Revenue Comparison with Municipality Average CW Area Municipal Average (2024) Annual Revenue Per Capita/Job Annual Revenue Per Capita/Job Residential $2,186,967 $772.23 $65,623,144.00 $603.37 Non-Residential $362,203 $650.27 $10,435,421.00 $321.32 Total $2,549,170 $752.03 $76,058,565.00 $538.51 Revenue Analysis | 17 C. DEVELOPMENT CHARGE REVENUE Table 11 summarizes the development charge revenue that would be generated up to full build-out of the CW Area, using current (2025) development charge rates. The development charge revenue calculations assume 60% of High Density Residential development in the Mixed Use Area will be in two-bedroom or larger apartments with the remaining 40% of developed units being one-bedroom or smaller apartments. The applied calculations also account for the inability of the Municipality to impose DCs for social housing and public health. The calculations do not account for DC revenue loss arising from the following changes arising from the More Homes Built Faster Act 2022: rental housing discounts, exemptions for affordable housing, attainable housing, non-profit housing, and inclusionary zoning, changes to historical service level calculations, fixed interest rates on frozen DCs, and potential ineligibility of certain capital costs (e.g. land acquisition). Any such revenue loss is assumed to be minor or indeterminable for the CW Area at the present time. Revenue Analysis | 18 Table 11: Development Charge Revenue Generated in CW (Current Rates) Residential Non-Residential Low Density Medium Density Mixed Use Area Mixed Use Area Gateway Commercial Total Municipal DCs Library Service $103,460 $713,832 $484,679 $0 $0 $1,301,971 Emergency & Fire Services $56,350 $388,080 $263,779 $31,383 $41,725 $781,317 Parks & Indoor Recreation $1,020,460 $7,037,184 $4,780,224 $0 $0 $12,837,868 Operations $0 $0 $0 $0 $0 $0 General Government $34,020 $234,612 $159,134 $20,007 $26,600 $474,374 Land Acquisition $3,780 $25,872 $17,647 $3,074 $4,087 $54,461 Roads & Public Works $1,740,760 $1,429,050 $8,154,090 $1,445,094 $1,921,288 $14,690,282 Total CW Area DC $2,958,830 $9,828,630 $13,859,554 $1,499,559 $1,993,701 $30,140,273 . Summary of Fiscal Impact | 19 5. SUMMARY OF FISCAL IMPACT Table 12 provides an overall summary of the estimated fiscal impacts associated with the full build-out of the CW Area. Revenues are projected at $752 per capita and employment per year, while expenditures are estimated at $759, resulting in an annual deficit of approximately $7 per capita and employment, or a -0.9% difference. This result indicates that the CW development will likely be fiscally neutral, and thus additional revenues (largely property taxes and development charges) should generally cover the additional municipal costs generated by the development, especially if the development exceeds the minimum targets used in this analysis. Table 12: Overall Findings Revenue or Expenses Total Amount $/Person & Employee Revenue Assessment $ 2,549,170 $ 752 Sub-Total Revenue $ 2,549,170 $ 752 Expenses Developer Constructed Assets - AMP Contribution $ 268,580 $ 79 DC Funded Assets - AMP Contribution $ 632,516 $ 187 Net Operating Impacts $ 1,670,339 $ 493 Sub-Total Expenses $ 2,571,435 $ 759 Net Difference ($) $ (22,265) $ (7) Net Difference (%) -0.9% -0.9% Before reviewing the key implications, it is important to reiterate that the main purpose of the analysis is to inform decisions regarding the Courtice Waterfront Secondary Plan as it relates to the CW Area. The fiscal impact analysis results should not be viewed as precise forecasts of what will occur at full build-out of the CW Area. The results point to incremental operating cost efficiencies within the CW Area. Due to economies of scale arising from the high density and localized nature of development, the cost to service new residents and employees is expected to be lower on a per capita basis than the cost to services existing populations. As well, the relatively high assessed values of new apartment units, commercial, and institutional developments in the CW Area are expected to generate higher property taxes per capita/employee than existing development Summary of Fiscal Impact | 20 in the Municipality. Overall, the CW Area is anticipated to be fiscally sustainable over the long-term. That said, several areas of caution must be noted: First, the analysis uses minimum estimates of total units and populations at full build- out, and as such estimates could be considered conservative relative estimates of costs and revenues that would be estimated using the target amounts. It is also possible that estimates based on targets for units and populations as opposed to minimum estimates may show relatively lower cost per unit, reflecting greater economies of scale. Second, the analysis assumes full municipal funding of new infrastructure lifecycle costs. In reality, contributions toward lifecycle funding for existing infrastructure may not currently meet 100% of calculated needs. Moreover, infrastructure renewal requirements are expected to grow as existing infrastructure ages and is adapted to address climate change. Third, the fiscal projections of development charge revenue assume the use of the Municipality’s recently-passed development charge rates, but do not account for the anticipated passage of new DC by-laws during the build-out period. Therefore, the total CW Area DC revenue is likely to exceed estimates when new rates are inevitably implemented. In addition, any future legislative changes that restrict the ability to levy development charges could materially affect the financial outlook set out in this report negatively. Finally, the fiscal impact analysis evaluates the fiscal impact at full build-out of the CW Area. However, costs associated with financing CW Area infrastructure—such as debt costs incurred to cover servicing expenditures prior to development—are not included in the analysis. Page 1 of 2 Municipality of Clarington January 16, 2026 Land Development and Building File 9365 40 Temperance Street Bowmanville, ON L1C 3A6 Attn: Darryl Lyons, Deputy CAO, Planning and Infrastructure Services RE: Comments on Courtice Waterfront Secondary Plan – Report PDS-002-26 Clarington Planning and Development Committee – Item 6.2 1725596 Ontario Limited 113 Down Road (Courtice Waterfront) Weston Consulting is the planning consultant for 172556 Ontario Ltd. (“client”) the owners of the lands municipally known as 113 Down Road & PT LT 31 CON BROKEN FRONT DARLINGTON PT 1 in the Municipality of Clarington (herein referred to as the “subject lands”) municipally addressed as 113 Down Road. We have been actively participating in the Courtice Waterfront Secondary Plan (the “Secondary Plan”) process and are pleased to submit a letter of support for the Secondary Plan on behalf of the owner. The subject lands form a significant component of the Secondary Plan, generally bound by the CN Railway corridor to the north, Darlington Provincial Park to the west, Lake Ontario to the south, and Tooley Creek to the east. Since the Secondary Plan was expanded to include the Subject Lands in 2019, our client has worked closely with the Municipality of Clarington as a key stakeholder and has been actively involved in its evolution to date. On behalf of our client, we support the recommendations in Report PDS-002-26. Our client is committed to contributing to the vision of the Secondary Plan through Zoning By -law Amendment and Draft Plan of Subdivision applications that will deliver a vibrant, mixed-use community to the Courtice Waterfront and will result in a municipal wide park of a significant size. These applications are currently under review with the Municipality, and we are working in close collaboration with Staff to see them advance. We would like to sincerely thank the Municipality of Clarington Staff for their efforts and collaboration on advancing the Secondary Plan to this stage, and we appreciate the opportunity to provide this letter of support. We look forward to the opportunity to continue working with Staff on implementing the vision of the Secondary Plan through the ongoing Zoning By -law Amendment and Draft Plan of Subdivision applications. If you have any questions or comments, please do not hesitate to contact the undersigne d (rguetter@westonconsulting.com) or Nicholas Klymciw (nklymciw@westonconsulting.com). Page 2 of 2 Yours truly, Weston Consulting Per: Ryan Guetter, BEST, MCIP, RPP President c. 172556 Ontario Ltd. Paul DeMelo, Kagan, Shastri, DeMelo, Wine, Park Lawyers LLP Lisa Backus, Municipality of Clarington Amanda Crompton, Municipality of Clarington `