HomeMy WebLinkAboutPDS-064-26Staff Report
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Report To: Planning and Development Committee
Date of Meeting: June 15, 2026 Report Number: PDS-064-26
Authored By:
Submitted By:
Reviewed By:
By-law Number:
File Numbers:
Report Subject:
Ruth Porras, Senior Planner, Development Review
Darryl Lyons, Deputy CAO, Planning and Infrastructure
Mary-Anne Dempster, CAO
Resolution Number: PD-082-26
ZBA2022-0006 (x S-C-2022-0003)
Applications for a Zoning By-law Amendment and Draft Plan of
Subdivision to permit 352 residential units at 2350 Courtice Road in
Courtice
Recommendations:
1.That Report PDS-064-26 and any related delegations or communication items, be
received;
2.That the Zoning By-law Amendment application submitted by Riley Park
Developments (Tribute Communities), attached to Report PDS-064-26 as
Attachment 1, be approved;
3.That the Region of Durham Community Growth and Economic Development
Department and Municipal Property Assessment Corporation be forwarded a copy of
Report PDS-064-26 and Council’s decision; and
4.That all interested parties and any delegations be advised of Council’s decision.
2026-069
Municipality of Clarington Page 2
Report PDS-064-26
Report Overview
The proposed application would change the zoning on the subject lands from an “Agricultural
(A) Zone” and “”
1. Application Details
1.1 Owner/Applicant: Riley Park Developments (Tribute Communities)
1.2 Proposal: Zoning By-law Amendment
To change the current zoning on the lands from “Agricultural (A) Zone” and
“(Holding- Urban Residential Type One ((H) R1) Zone” to various urban
residential exceptions zones, a mixed-use zone, and an environmental
protection zone to permit the proposed development.
Delegated: Draft Plan of Subdivision
Proposed Draft Plan of Subdivision to permit 70 single detached lots, 59
townhouse units, and two Medium Density Regional Corridor blocks with a
proposed unit range of 174 to 223 units. The Plan also shows open space
lands, road widenings, a pedestrian access block, and facilitates the future
extension of Meadowglade Road.
1.3 Area: 9.1 hectares (22.48 acres)
1.4 Location: 2350 Courtice Road, Courtice (see Figure 1)
1.5 Roll Number: 18-17-010-050-20100
Municipality of Clarington Page 3
Report PDS-064-26
Figure 1 – Proposed Draft Plan of Subdivision and Surrounding Context
Municipality of Clarington Page 4
Report PDS-064-26
2. Background
2.1 On March 30, 2022, Riley Park Developments Inc. (Tribute Communities) submitted
applications for a Draft Plan of Subdivision and Rezoning for lands at 2350 Courtice Road,
Courtice. The applications were deemed incomplete in April 2022 since there was an
appeal related to the medium-density requirement for the Medium Density Regional
Corridor designation of the Southeast Courtice Secondary Plan. It was initially determined
that the application could proceed with the lands within the Medium Density Regional
Corridor being identified as a Future Development Block requiring a future zoning change.
The appeal was resolved on August 3, 2022, and the applications were deemed complete
on November 22, 2022.
2.2 A Statutory Public Meeting was held on March 6, 2023, to provide background information
regarding the applications and to obtain public comments. The applicant submitted studies
and plans in support of the applications, which were circulated to departments and
agencies for review and have been available upon request. The studies and plans
illustrated a development containing 140 residential units consisting of 50 single detached
units, 24 semi-detached units, 66 townhouse units, and a Medium Density Regional
Corridor Block containing approximately 202 units, and an Environmental Protection Area
Block.
2.3 Several discussions with the applicant and Staff occurred to address comments and
resolve issues to allow the applications to proceed with a recommendation as illustrated in
the revised studies and plans. The revised Draft Plan of Subdivision shows 129 residential
units consisting of 70 single detached lots, 59 townhouse units, and two Medium Density
Regional Corridor blocks with a proposed unit range of 174 to 223 units, two roads,
widening Blocks along Courtice Road and Meadowglade Road, an Environmental
Protection Area Block, and a pedestrian access Block.
2.4 Applications for Site Plan approval and Condominium for the proposed medium-density
blocks will be required at a future date once the zoning land use permissions are approved.
3. Land Characteristics and Surrounding Uses
3.1 The subject land is located west of Courtice Road, south of Durham Highway 2, and north
of Bloor Street, in Courtice. There is a woodlot located on the subject lands in the north-
west quadrant of the site.
3.2 The surrounding uses are as follows:
North: Existing residential
West: Holy Trinity Catholic Secondary School, Good Sheppard Catholic Elementary
School and existing residential
East: Cultivated lands and existing residents on large lots
South: Vacant lands - cultivated and pasture land, subject to subdivision application
(S – C - 2024-0006).
Municipality of Clarington Page 5
Report PDS-064-26
4. Provincial Policy
Provincial Planning Statement (2024)
4.1 The Provincial Planning Statement (PPS) encourages planning authorities to create
healthy, livable, and safe communities by accommodating an appropriate range and mix of
housing types and development patterns, while making efficient use of land and
infrastructure. Opportunities for redevelopment and intensification are to be promoted
where it can be accommodated.
4.2 The PPS policies direct growth to settlement areas and proposed compact development
forms. The subject lands are proposed within the Courtice Urban Area. Planning authoriti es
are to facilitate a variety of housing forms and promote residential intensification to achieve
development patterns, especially along public transit and active transportation routes.
4.3 The proposal is consistent with the Provincial Planning Statemen t.
5. Official Plans
Durham Region Official Plan (Envision Durham)
5.1 The Durham Region Official Plan designates the subject lands as “Regional Corridor” and
“Community Areas.”
5.2 Regional Corridors shall be planned and developed as higher density mixed use areas,
supporting higher-order transit services and pedestrian-oriented development. The
community area designation shall be developed to incorporate the widest possible variety
of housing types, sizes, and tenures to provide living accommodations that add ress various
socioeconomic factors. Development applications in Community Areas must consider
having a compact built form through higher densities and by intensifying and redeveloping
existing areas. Consideration must also be given to urban design, pedestrian connections,
a grid pattern of roads, and the availability of services and infrastructure.
5.3 The site is adjacent to Courtice Road, a Type ‘A’ Arterial Road and identified as a High
Frequency Transit Network in the Region’s Official Plan.
5.4 The proposal conforms to the Regional Official Plan.
Clarington Official Plan
5.5 The Clarington Official Plan designates the subject lands as Regional Corridor, Urban
Residential and Environmental Protection Area. Regional Corridors provide for
intensification, mixed-use development, and pedestrian and transit supportive development.
5.6 The development of Regional Corridors aims to improve the public realm and establish
walkable, transit-supportive corridors through high-quality streetscaping and built form.
Regional corridors are approximately 100 metres deep as measured from the extent of the
ultimate road allowance. A variety of densities, tenures, and housing types are permitted ,
including 3-storey townhouses and apartment buildings up to 6 storeys.
Municipality of Clarington Page 6
Report PDS-064-26
5.7 The predominant land use within the Urban Residential designation is for housing
purposes. A variety of densities, tenures, and housing types are encouraged, generally up
to 3 storeys in height. Detached dwellings and townhouses are permitted.
5.8 Environmental Protection Areas are recognized as the most significant components of the
Municipality’s natural environment, and their ecological functions are to be conserved and
protected. There is woodland on the subject lands. The presence and precise delinea tion
of this feature and the limits of development were determined through the Environmental
Impact Study.
5.9 Courtice Road is a Type A Arterial Road, controlled by the Region of Durham.
Meadowglade Road is a Type C Arterial Road and will be extended from Trulls Road to
Hancock Road. The two proposed new roads within the plan of subdivision connecting
Fieldcrest Avenue to Courtice Road and Street B to Meadowglade Road will be local roads.
5.10 The proposal conforms to the Clarington Official Plan.
Southeast Courtice Secondary Plan Area
5.11 The Southeast Courtice Secondary Plan (SECSP) designates a portion of the subject lands
as Medium Density Regional Corridor along Courtice Road.
5.12 The SECSP establishes that development within the Medium Density Regional Corridor
designation shall have an overall average density of 85 units per net hectare. In no case
shall an individual development application have a density less than 60 units per net
hectare, with building heights between 3 and 6 storeys.
5.13 The SECSP establishes policies to ensure that development contributes to an attractive
and animated public realm, fine grain connectivity, an enhanced pedestrian environment,
and appropriate transitions between areas of different development intensity and uses.
5.14 The Southeast Courtice Urban Design and Sustainability Guidelines were established to
support the vision and objectives of the SECSP. Guidelines address community structure,
street, and block patterns, built form, public realm (including roads), cultural and natural
heritage, stormwater management, transitions between uses and implementation.
5.15 The proposal conforms to the Southeast Courtice Secondary Plan.
6. Zoning By-law
6.1 Zoning By-law 84-63 zones the subject lands as “Holding - Urban Residential ((H)R1)
Zone” and “Agriculture (A)”. A Zoning By-law Amendment is required to permit the
proposed development on the subject lands.
Municipality of Clarington Page 7
Report PDS-064-26
Holding Symbol
6.2 The proposed zoning by-law amendment includes a Holding (H) Symbol. The Holding
would remain on the lands until the necessary conditions of draft approval and development
agreements are in place for the Draft Plan of Subdivision.
7. Summary of Background Studies
Planning Justification Report prepared by KLM Planning Partners Inc., dated March
2022, and Planning Rational Addendum Letters, Sept. 24, 2024, August. 22, 2025 May
5, 2026
7.1 A Planning Justification Report was submitted by KLM Planning Partners Inc., and
Addendum Letters were later submitted to address various comments. The report indicated
that the applications represent an appropriate form of development, consistent with the
Provincial Planning Statement, conform to the Region of Durham Official Plan, the
Municipality of Clarington Official Plan, the Southeast Courtice Secondary Plan, and
represent good planning.
Transportation Impact Study prepared by WSP Canada Inc. (“WSP”), dated March 28,
2022, revised September 24, 2024, and August 22, 2025
7.2 The Transportation Impact Study concludes that the proposed subdivision will generate
modest traffic volumes that can be accommodated within the existing road network, with all
intersections projected to operate at acceptable levels of service under future conditions.
Recommended Transportation Demand Management measures support active
transportation and transit use, and the proposed parking supply meets municipal
requirements, including 39 on-street spaces.
Functional Management Report prepared by SCS Consulting Group Ltd., March 2022,
revised September 2024, August 2025, and May 2026
7.3 The Functional Servicing Report demonstrates that the proposed development can be
appropriately graded and serviced in accordance with applicable municipal, regional, and
provincial requirements. The report concludes that the development can be accommodated
from a servicing, grading, and stormwater management perspective without adverse
impacts on surrounding properties.
Geotechnical and Hydrologic Investigation Report prepared by GHD, dated March 21,
2022
7.4 The geotechnical investigation confirms that the site is well-suited for the proposed
residential development, with groundwater conditions that can be effectively addressed
through standard engineering practices. The study supports that, with appropriate design
and construction measures, the development can proceed while maintaining the integrity of
groundwater and surface water systems and accommodating the proposed residential uses
and infrastructure.
Noise Impact Study, prepared by WSP Canada Inc. (“WSP”), dated March 2022,
revised September 2024 and August 2025
7.5 WSP prepared a Noise Impact Study in accordance with MECP guidelines, concluding that
some units require central air conditioning and that recommended sound barriers will
ensure compliance, while noise from nearby schools meets applicable limits without
additional mitigation.
Municipality of Clarington Page 8
Report PDS-064-26
Phase One Environmental Site Assessment, prepared by GHD, dated July 13, 2020,
updated September 16, 2024
7.6 The Phase One Environmental Site Assessment (ESA) prepared in accordance with
Ontario Regulation 153/04 in support of a Record of Site Condition, concludes that the
property poses a low environmental risk and is suitable for residential development. The
Phase One ESA update confirms that the property is suitable for residential development,
with no on-site contaminating activities and no areas of potential environmental concern.
Based on site investigations and prior reports, no further environmental assessment is
recommended. A Record of Site Condition (RSC) has been filed in the Environmental Site
Registry.
Environmental Impact Study, prepared by Stantec, May 23, 2022, revised August 22,
2022
7.7 The Environmental Impact Study (EIS) submitted in support of the proposal states that
there is a 1.047 hectare woodland on the subject property. The study concludes that the
proposed development maintains an appropriate setback from the woodland, supporting
the protection of existing vegetation and allowing for enhancement plantings, while also
incorporating low-impact development measures to maintain natural infiltration functions.
7.8 Construction-phase mitigation will include standard erosion and sediment controls and
construction monitoring, along with long-term strategies such as fencing, light
management, and stewardship practices. Additional ecological enhancements are
proposed, including woodland edge planting and invasive species management to improve
biodiversity.
Stage 1 & 2, Archeological Assessment and Supplementary Document prepared by
York North Archaeological Services Inc., December 21, 2018
7.9 A Stage 1 and 2 Archaeological Assessment was prepared for the site. The Stage 1
assessment concluded that there is a high potential for recovering significant
archaeological resources within the boundaries of the study area. The Stage 2 assessment
found an isolated partial projectile point of indeterminate age or cultural affiliation that does
not meet the criteria outlined by the Ministry to require Stage 3 excavation. Further
assessment is not recommended. The Ministry has acknowledged the reports’ entry into
the public register.
Urban Design Brief prepared by MBTW-WAI, August 2025
7.10 The Urban Design Brief states that the proposed development envisions a vibrant,
walkable, and sustainable community emphasizing high-quality urban design, a mix of
housing options, a well-designed public realm, safe streetscape design and appropriate
landscape buffers for the environmental protection area. The design prioritizes walkability,
active transportation, and green infrastructure to support active lifestyles, foster a sense of
place, and create a modern, inclusive, and resilient neighbourhood. The report states that
the proposal is an appropriate development that represents good planning.
Landscape Analysis Report prepared by GHD, March 2022
7.11 GHD prepared a Landscape Analysis Report to inform the Draft Plan of Subdivision. The
report concludes that the site has no significant landform constraints, can accommodate
the proposed development with minimal grading changes, and should maintain existing
drainage patterns. It notes no existing built form and identifies one small natural feature to
be retained.
Municipality of Clarington Page 9
Report PDS-064-26
Tree Plan prepared by Stantec, March 2022
7.12 Stantec’s Tree Management Plan identified forty-nine trees on site. The majority of the
trees on-site are located within the woodlot which is proposed to be protected.. Only the
trees closest to the development were inventoried, including those within the proposed ten
metre vegetation protection buffer. The plan confirms that appropriate tree protection and
removal measures have been identified and can be implemented in accordance with the
proposed development. Subject to these measures, the proposed works will not result in
undue impacts to the trees on or adjacent to the site.
Environmental Sustainability Plan prepared by GHD, March 2022, revised March 2024
and July 2024
7.13 The Environmental Sustainability Plan concludes that the measures to be used in the
subdivision development and dwelling design and construction to mitigate environmental
impact and promote environmental sustainability would ensure energy efficiency, protection
of air and water quality, the management of solid waste, protection of the natural
environment, and education of residents on these sustainable principles.
8. Public Notice and Submissions
8.1 Public Notice was mailed to each landlord within 120 metres of the subject lands, and
public meeting signs were installed on the subject lands fronting Courtice Road and Pingle
Drive.
8.2 Details of the proposed application were also posted on a dedicated webpage and in the
Clarington Connected e-newsletter.
8.3 While no members of the public spoke at the March 6, 2023 statutory Public Meeting, staff
received two inquiries from members of the public. The inquiries included questions
regarding the anticipated timing of construction and initial build-out, confirmation that the
environmental designation will remain protected, and a request for secure fencing along the
environmental area to prevent unauthorized access.
8.4 Additional questions relate to the potential for traffic signal installation on Courtice Road to
address increased traffic, and clarification on whether submitting comments provides
appeal rights to the Ontario Land Tribunal. These comments and concerns are addressed
in Section 10 of this report.
9. Department and Agency Comments
9.1 Various agencies and internal departments were circulated for comments on the
applications. The circulated external agencies, authorities and internal departments have
no objection to the Zoning By-law Amendment application, subject to conditions that will be
implemented through the draft plan approval process. Attachment 4 to this report is a chart
that provides the list of circulated external agencies, authorities and internal departments.
10. Discussion
Conformity with Provincial, Regional, and Municipal Policies
10.1 The site is located within the Courtice Urban Area and is considered Greenfield
development. The proposed development represents a form of residential development
encouraged by Provincial, Regional, and Municipal policies. The proposed draft plan is
consistent with the housing types permitted in the Urban Residential Designation of the
Clarington Official Plan and the Medium Density Regional Corridor of the Southeast
Courtice Secondary Plan.
Municipality of Clarington Page 10
Report PDS-064-26
Construction Timing
10.2 A resident inquired about the anticipated timing for construction commencement and initial
phase completion of the development. The timing is dependent on the applicant receiving
development approvals. No phasing plan was provided with the applicat ions. The applicant
indicated they would like to start construction as soon as possible. Once a subdivision is
approved, an applicant typically has 3 years to fulfill the conditions of approval, prior to that
approval expiring.
Infrastructure, Roads, Pedestrian connections, and Parks
10.3 New roads and other services will be provided to service this development , in coordination
with the planned future development located to the south (1738 Bloor Street, Courtice - S-
C-2024-0006). More specifically, the proposed road pattern will align with the future
Meadowglade extension and the development to the south, thereby enabling planned
connectivity between the two developments.
10.4 New public roads (Street A) would allow the extension of Pingle Drive to connect Courtice
Road and Street B is a north-south connection to Meadowglade Road. The proposed
development also incorporates sidewalks along Street A and B and Meadowglade Road,
providing connections to the future sidewalk and cycling lane along Courtice Road.
Meadowglade Road is a Type C Arterial Road and will eventually extend to Hancock Road.
10.5 No parks are proposed within this development, given the proximity to Avondale Park,
Stuart Park, Glenabbey Park, and W & D Courtice Memorial. Any required payment in lieu
of parkland for this proposal will be addressed through the conditions of draft plan approval
of the subdivision.
Traffic Signals
10.6 The proposed draft plan of subdivision shows vehicular accesses to the site via Courtice
Road, Meadowglade Road, and Pingle Drive. The New Street A would allow the extension
of Pingle Drive to Courtice Road, and Street B will connect Street A to Meadowglade Road.
10.7 The public inquired about potential traffic signals on Courtice Road to address
development-related traffic. The subdivision is expected to generate manageable traffic
that can be accommodated within the existing road network, with intersections operating at
acceptable levels of service. The development does not trigger the need for a signalized
intersection; any future intersection control and timing will be determined through the
ongoing Environmental Assessment for the Meadowglade Road extension.
Lot Frontage, Parking, and Front Yard Landscaping
10.8 The applicant revised the plan in collaboration with Municipal Staff, resulting in about 70.53
% of lots generally meeting Clarington’s minimum frontage standards. The updated
subdivision removes all semi-detached units, reduces townhouse blocks, and includes
single-detached lots ranging from 9.75 metres to 11.0 metres. Although some lots are
slightly below the typical 10 metres minimum, they still accommodate required on-site
parking standards and represent 54% of the total units within the Low Density designation.
Municipality of Clarington Page 11
Report PDS-064-26
10.9 The revised plan better aligns with the 1999 Council direction requiring a minimum of 7.0
metres frontage for townhouse units on public roads to address parking and streetscape
concerns, including the removal of all the lots with a frontage of 6.0 metres. The updated
layout includes 38 lots at 6.1 metres and 21 lots ranging from 6.31 metres to 7.51 metres,
with an average frontage of 7.57 metres, representing 16.27% of the subdivision.
10.10 The applicant proposes reducing the required front yard soft landscaping to 30% for
townhouse and single-detached homes, compared to the current 40% requirement, noting
that the higher standard makes it difficult to accommodate required parking, walkways, and
design needs, especially on smaller lots. The proposed 30% aligns with previous standards
while better balancing landscaping and parking needs, with the key difference being that it
must now be entirely soft landscaping.
Overall Development and Site Plan Applications
10.11 The Clarington Official Plan contains criteria for multi-unit residential development.
Development shall be suitable in terms of size and shape, with consideration given to
building form, height, scale, setbacks, and siting and compatibility with the surrounding
neighbourhood. Developments should provide a mix of unit types, well-located amenity
spaces, adequate parking, and multiple vehicular accesses while minimizing traffic impacts
on local streets. The proposed development would provide lot sizes and a mix of frontages
supporting varied building types, which are compatible with the surrounding neighbourhood.
10.12 Block 83 is proposed to be a future condominium, and includes an apartment building
ranging from 4 to 6 storeys and 3-storey townhouses on the rest of the block. Vehicular and
pedestrian access to the block is proposed off Street B with two vehicle access points
W alkways are proposed along the internal drive aisles with pedestrian connections to the
amenity area, Courtice Road.
10.13 Block 84 is shown on the conceptual site plan to be used for 3-storey condominium
townhouses. The internal drive aisle connecting Block 84 to Street A is located on the east
part of the block and will allow for a future shared access with the properties to the east.
Block 84 will be subject to a cross access easement through a condition of the site plan
application. The site is located at the edge of the neighbourhood, with a portion of the site
within the corridor. The specific performance standards in the zoning by-law capture the
requirements for the block, the character of the neighbourhood, and the planned vision
along the corridor.
10.14 Site Plan approval is required for both future condominium blocks. Staff will continue to
collaborate with the owner through a future site plan application on the design of the site.
Detailed site design refinements of technical aspects of the project will occur through the
site plan approval process.
Municipality of Clarington Page 12
Report PDS-064-26
Figure 2 – Conceptual Site Plan for Block 83 - Townhouses and Apartment, and Block 84 -
Townhouses Block
Figure 3 – Conceptual Townhouses rendering along the Medium Density Regional Corridor
Municipality of Clarington Page 13
Report PDS-064-26
Affordable Units
10.15 The Clarington Official Plan encourages a minimum of 30% of the proposed unties to be
affordable. The Planning Act requires adequate provision of a full range of housing,
including affordable housing, as a matter of Provincial interest.
10.16 The Secondary Plan policies encourage the development of affordable housing within the
Secondary Plan boundaries. Staff will work with the applicant to encourage the inclusion of
affordable housing.
Proposed Zoning By-law Amendment
10.17 A rezoning is required to facilitate the development and rezone the lands from an “Holding -
Urban Residential ((H)R1) Zone” and “Agricultural (A) Zone” to various Urban Residential
Exception Zones, Mixed-use Zone, and Environmental Protection Zone. A hold symbol is
proposed for the subject lands and will be removed once the Applicant fulfills the conditions
of the subdivision. The conditions of the subdivision will be prepared at a later date,
provided Council supports the recommendations in this report.
Appeal Rights
10.18 A resident inquired about appeal rights to the Ontario Land Tribunal. Amendments
introduced through Bill 185 have removed third-party appeal rights for the public, including
those who provided oral or written submissions.
11. Financial Considerations
11.1 The capital infrastructure required for this development will be built by the developer and
assumed by the Municipality upon acceptance. The Municipality will include the new capital
assets in its asset management plans and be responsible for the major repair,
rehabilitation, and replacement in the future.
12. Strategic Plan
12.1 The proposed development has been reviewed against the three pillars of the Clarington
Strategic Plan 2024-27. Clarington’s Strategic Plan prioritizes applications resulting in the
creation of growing, resilient, sustainable, and complete communities and connecting
residents through the design of safe, diverse, inclusive, and vibrant communities. The
proposal aligns with Clarington’s Strategic Plan.
13. Climate Change
13.1 The applicant has prepared an Environmental Sustainability Plan. This proposal considers
climate risks by implementing sustainable design techniques, features and attributes that
will include active and passive strategies reducing energy and water consumption through
building materials and fixtures, protecting water quality though enhanced storm water
management strategies and low-impact development (LID) measures, and reducing the
urban heat island effect through landscaping measures.
14. Concurrence
14.1 Not applicable.
Municipality of Clarington Page 14
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15. Conclusion
15.1 In consideration of the review of the detailed plans, all agency, staff, and public comments,
it is respectfully recommended that the Zoning By-law Amendment included in Attachment
1 be approved.
Staff Contact: Ruth Porras, Senior Planner, (905) 623-3379 x 2412 or rporras@clarington.net
Attachments:
Attachment 1 – Draft Zoning By-law Amendment
Attachment 2 – Draft Plan of Subdivision
Attachment 3 – Conceptual Site Plan
Attachment 4 – Department and Agency Comments
Interested Parties:
A list of Interested Parties is available from the Planning Department.
Attachment 1 to Report PDS-064-26
If this information is required in an alternate format, please contact the
Accessibility Coordinator at 905-623-3379 ext. 2131
The Corporation of the Municipality of Clarington
By-law Number 2026-__
Being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for the Corporation of
the Municipality of Clarington.
Whereas the Council of the Corporation of the Municipality of Clarington deems it advisable to
amend By-law 84-63, as amended, of the Corporation of the Municipality of Clarington for ZBA-
2022-0006;
Now Therefore Be It Resolved That, the Council of the Municipality of Clarington enacts as
follows:
1. Section 12.4 “Special Exceptions – Urban Residential Type One (R1) Zone” is hereby
amended by adding thereto, the following new Special Exception Zone 1 2.4.107 as follows:
12.4.107 Urban Residential Exception (R1-107) Zone
Notwithstanding Sections 3.1 g. iv), 3.16 c. iii), 12.1, 12.2 a., b., c., d., f., h., i. ii), those
lands zoned R1-107 shall only be used for the permitted uses listed in the R1-107 zone and
shall be subject to the following regulations and the applicable provisions not amended by
the R1-107 zone:
a. Permitted Uses:
i) Single detached dwelling
ii) A home occupation uses in accordance with the provisions of Section 3.11 of
this By-law, save and except the retail sale of antiques, arts, crafts, or hobby
items.
b. Lot Area (minimum) 290 square metres
c. Lot Frontage (minimum)
i) Interior Lot (to a maximum of 45% of the total units within the R1-107 zone)
9.75 metres
ii) All other Lots 11 metres
iii) Exterior Lot 12 metres
d. Yard Requirements (minimum)
i) Front Yard 6 metres to private garage or carport,
4.5 metres to dwelling, 2 metres to porch
ii) Exterior Side Yard 3 metres
iii) Interior Side Yard 1.2 metres on one side and 0.6
metres on the other side
iv) Rear Yard 7.5 metres
e. Lot Coverage (maximum)
i) Dwelling 50 percent
ii) Total of all Buildings and Structures 55 percent
iii) Notwithstanding the above lot coverage provision, a covered and unenclosed
porch/balcony having no habitable floor space above it, shall be permitted
subject to the following:
a) In the case of an interior lot, an unenclosed porch/balcony up
to a maximum area of 12.0 square metres shall be permitted
provided it is located in the front yard of the lot and shall not
be calculated as lot coverage.
b) In the case of an exterior lot, an unenclosed porch/balcony up
to a maximum area of 20.0 square metres shall be permitted
provided it is located in the front and/or exterior side yard of
the lot and shall not be calculated as lot coverage.
f. Building Height (Maximum): 12 metres
g. Number of Storeys (maximum) 3 storeys
h. Parking spaces provided in the front yard for single detached dwellings must not
reduce the minimum soft landscaping within the front yard below 30 percent.
i. Driveway width (maximum)
i) Single detached dwellings with 9.75 m frontage 4.6
metres
ii) Single detached dwellings with 11 m frontage or greater 6.0
metres
j. Garage Requirements
i) All garage doors shall not be located any closer to the street line than the
dwellings front wall or exterior side wall or covered porch projection.
ii) The outside width of the garage shall be a maximum of 55% of the width of
the lot frontage.
k. Height of floor deck of unenclosed porch located in the front yard (maximum)
1.5 metres
l. Special Yard Regulations
i) Steps may project into the required front or exterior side yards, but in no
instance shall the front or exterior side yard be reduced below 1 metre.
ii) Visibility Triangle (minimum) 1 metre
iii) Notwithstanding the above, steps, unenclosed porches, patios, ramps,
landscape features, attached or directly abutting the principal or main
building, may project closer to the visibility triangle lot line of up to 0.5 metres.
2. Section 14.6 “Special Exceptions – Urban Residential Type Three (R3) Zone” is hereby
amended by adding thereto, the following new Special Exception Zone 14.6.87 as follows:
14.6.87 Urban Residential Exception (R3-87) Zone
Notwithstanding Sections 3.1 g. iv), 3.16 c. iii), 14.1, 14.3 a., b., c. iii), iv), e., g., and h.,
those lands zoned R3-87, shall only be used for the permitted uses listed in the R3-87 zone
and shall be subject to the following regulations and the applicable provisions not amended
by the R3-87 zone:
a. Permitted Uses:
i) Street townhouse dwelling
ii) A home occupation uses in accordance with the provisions of Section 3.11B
of this By-law.
b. Lot Area (minimum) 150 square metres
c. Lot Frontage (minimum)
i) Interior Lot 6.1 metres
ii) Exterior Lot 9.0 metres
d. Yard Requirements (minimum)
i) Exterior Side Yard 3 metres
ii) Rear Yard 6 metres
e. Lot Coverage (maximum)
i) Dwelling 50 percent
ii) Total of all Buildings and Structures 55 percent
iii) Notwithstanding the above lot coverage provision, a covered and unenclosed
porch/balcony having no habitable floor space above it, shall be permitted
subject to the following:
a) In the case of an interior lot, an unenclosed porch/balcony up to a
maximum area of 12.0 square metres shall be permitted provided it is located
in the front yard of the lot and shall not be calculated as lot coverage.
b) In the case of an exterior lot, an unenclosed porch/balcony up to a
maximum area of 20.0 square metres shall be permitted provided it is located
in the front and/or exterior side yard of the lot and shall not be calculated as
lot coverage.
f. Building Height 3 storeys
g. Parking spaces provided in the front yard for street townhouse dwellings must not
reduce the minimum soft landscaping within the front yard below 30 percent.
h. Driveway width (maximum) 3 metres
i. Garage Requirements
i) All garage doors shall not be located any closer to the street line
than the dwellings front wall or exterior side wall or covered porch
projection.
j. The outside width of the garage shall be a maximum of 55% of the width of
the lot frontage.
k. Height of floor deck of unenclosed porch located in the front yard
(maximum)
1.5 metres
l. Special Yard Regulations
i) Steps may project into the required front or exterior side yards, but in
no instance shall the front or exterior side yard be reduced below 1
metre.
ii) Visibility Triangle (minimum) 1 metre
iii) Notwithstanding the above, steps, unenclosed porches, patios,
ramps, landscape features, attached or directly abutting the principal
or main building, may project closer to the visibility triangle lot line of
up to 0.5 metres.
3. Section 15.4 “Special Exceptions – Urban Residential Type Four (R4) Zone” is hereby
amended by adding thereto, the following new Special Exception Zone 15.4.56 as follows:
15.4.55 Urban Residential Exception (R4-56) Zone
Notwithstanding the provisions of Sections 2, 3.1 g. iv), 15.1, and 15.2 those lands zoned
R4-56 shall only be used for the permitted uses listed in the R4 -56 zone and shall be
subject to the following regulations and the applicable provisions not amended by the R4 -
56 zone:
a. Definitions:
i) “Storey” means the portion of a building, other than an attic, basement or
cellar, included between any floor level and the floor, ceiling or roof next
above it but excludes portions that provide access to roof terraces.
b. Permitted Uses:
i) Stacked townhouse dwelling
ii) Link townhouse dwelling
iii) Apartment building
iv) A home occupation, in accordance with the provisions of Section 3.11B of this
By-law.
c. Regulations for Residential Uses
i) Density (minimum) 60 units per hectare
ii) Lot frontage 12 metres
d. Yard Requirements (minimum)
i) Front Yard 3 metres
ii) Interior Side Yard 1.5 metres
iii) Interior Side Yard (to EP Zone) 1.2 metres
iv) Rear Yard 6.0 metres
e. Lot Coverage (maximum) 65 percent
f. Landscaped Open Space (minimum): 25 percent of the entire block
g. Building Height (maximum): 12 metres
h. Number of Storeys: 3 storeys
i. Parking structure regulation (minimum)
j. Underground Parking Structure setbacks, whether below or above ground, to any
property line (minimum) 0.5 metres
k. Driveway Width (maximum)
i) For linked townhouse dwellings and stacked townhouses dwellings
3 metres
l. Minimum unit width for Linked Townhouse Dwellings 5.0 metres
m. Special Yard Regulations
ii) Minimum setback to a sight triangle 1 metre
iii) Notwithstanding the above, steps, unenclosed porches, patios, ramps,
landscape features, attached or directly abutting the principal or main
building, may project closer to the visibility triangle lot line of up to 0.5 metres.
4. Section 16A.7 “Site Specific Exceptions” is hereby amended by adding thereto, the
following new Special Exception Zone and renumbering the remaining sections:
16A.7.13 “Special Exceptions – Residential Mixed-Use Exception (MU2-11) Zone”
Notwithstanding Sections 2, 3.1 g. iv), 16A.2, 16A.4, 16A5 a., c., 16A.6 b., those
lands zoned MU2-11 shall be subject to the following zone regulations and the
applicable provisions not amended by the MU2 -11 zone:
a. Definitions:
b. “Storey” means the portion of a building, other than an attic, basement or cellar,
included between any floor level and the floor, ceiling or roof next above it but
excludes portions that provide access to roof terraces.
c. Permitted Uses:
i) All permitted uses within Section 16A.2 “Permitted Uses” Table 16A.2:
“Permitted Uses in the Mixed-Use Zone” for MU2
i) Additional permitted uses:
a) Linked Townhouse Dwellings
d. Density (minimum) 60 units per hectare
e. Rear Yard, abutting an Urban Residential Type Three (R3) Zone or exception zone
(minimum) 6 metres
f. Minimum length of the street façade along Courtice Road 70%
g. Six-storey buildings shall setback all floors above the fourth storey that face a public
street (minimum) 1.5 metres
h. Minimum planting strip abutting an Urban Residential Type Three (R3) Zone or
exception zone 1.5 metres
i. Parking structure regulations
i) Underground Parking Structure setbacks, whether below or above ground, to
any property line (minimum) 0.5 metres
j. Driveway width (maximum)
i) For linked townhouse dwellings and stacked townhouses dwellings
3 metres
m. Minimum unit width for linked townhouse dwellings 5 metres
n. Special Yard Regulations
i) The minimum setback to a sight triangle 1 metre
ii) Notwithstanding the above, steps, unenclosed porches, patios, ramps,
landscape features, attached or directly abutting the principal or main
building, may project closer to the visibility triangle lot line of up to 0.5 metres .
5. Schedule ‘4’ to By-law 84-63, as amended, is hereby further amended by changing the
zones as illustrated on the attached Schedule ‘A’ hereto.
6. Schedule ‘A’ attached hereto shall form part of this By-law.
7. This By-law shall come into effect on the date of the passing hereof, subject to the
provisions of Section 34 and Section 36 of the Planning Act.
By-Law passed in open session this ___ day of June, 2026
__________________________
Adrian Foster, Mayor
_________________________
June Gallagher, Municipal Clerk
Attachment 2 to Report PDS-064-26
TH-3EL. ' 'A-1 TH-3EL. ' 'REV.A-1TH-3EL. ' 'A-1
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PRELIMINARY
RILEY PARK 2
TRIBUTE COURTICE
SCHEME 5C - VERSION 2
81 to 130 UNITS (4-6 STOREYS) (BASED ON UC TOWER 2)
60 RANDALL DRIVE SUITE 11, AJAX ONTARIO. L1S 6L3
Tel: (905) 619-1270
Fax: (905) 619-1269
WWW.CASSIDYCO.COM
CASSIDY & COMPANY ARCHITECTURAL TECHNOLOGISTS
4-May-26
TOTAL: 159 to 208 UNITS @ 1.96ha (4.83ac) = 81.12 - 106.12 UNITS/ha (32.92 - 43.06 UNITS/ac)
REGIONAL CORRIDOR / CONDO BLOCK
*Layout based on private waste collection, turnaround maneuvering to be confirmed with the Regional of Municipality of Durham.
REQUIRED VISITOR PARKING 0.25/UNIT = 20 SPACES
RESIDENT PARKING -1 BED UNITS: 54 x 1 = SUBJECT TO SPA
2 BED UNITS: 64 x 1.25 = SUBJECT TO SPA
3 BED UNITS: 12 x 1.5 = SUBJECT TO SPA
TOTAL REQ'D = 152 RESIDENT SPACES
TOTAL PROVIDED = TBD
REQUIRED VISITOR PARKING 0.25/UNIT = 33 SPACES
PROPOSED VISITOR PARKING 0.25/UNIT = TBD
PROPOSED VISITOR PARKING 0.25/UNIT = 20 SPACES
PRIVATE AMENITY SPACE = 0.109ha (14.03sm/TOWNHOUSE UNIT)
42 3-STOREY 16' WIDE TOWNS - REAR YARD (1,530 sf)
36 3-STOREY 16' WIDE TOWNS - DOUBLE FRONT (1,530 sf)
2350 Courtice Road
MUNICIPALITY OF CLARINGTON
PROJ.# 2020-47
CONDO BLOCK
TOTAL: 15 UNITS @ 0.47ha (1.17ac) = 31.91 UNITS/ha (12.82 UNITS/ac)
15 3-STOREY 16' WIDE TOWNS - REAR YARD (1,530 sf)
REQUIRED VISITOR PARKING 0.25/UNIT = 4 SPACES
PROPOSED VISITOR PARKING 0.25/UNIT = 4 SPACES
TOTAL UNIT/DENISTY w/ 6 Storey Mid-Rise:
242 UNITS @ 2.93ha (7.24ac) = 82.59 UNITS/ha (33.42 UNITS/ac)
FREEHOLD BLOCKS 21 - 24
TOTAL: 19 UNITS @ 0.50ha (1.235ac) = 38 UNITS/ha (15.38 UNITS/ac)
TOTAL UNIT/DENISTY w/ 4 Storey Mid-Rise:
193 UNITS @ 2.93ha (7.24ac) = 65.87 UNITS/ha (26.65 UNITS/ac)
$WWDFKPHQW3 to Report PDS-064
TBD
Attachment 4 to Report PDS-064-26
Attachment 4 – Agency and Department Comments
The following agencies and internal departments were circulated for comments on the
applications. Below is a chart showing the list of circulated parties and whether we have
received comments to date.
Department/Agency Comments
Received
Summary of Comment
☒No objection to the proposal subject
to Conditions of Draft Approval
☒No objection to the proposal subject
to Conditions of Draft Approval
☒No objection to the proposal subject
to Conditions of Draft Approval
☒No objection to the proposal subject
to Conditions of Draft Approval
☒No objection to the proposal subject
to Conditions of Draft Approval
☒
☒
☒No objection to the proposal subject
to Conditions of Draft Approval
☒No objection to the proposal subject
to Conditions of Draft Approval
☒
☒
☒No objection to the proposal subject
to Conditions of Draft Approval
☒
☒
☒No objection to the proposal subject
to Conditions of Draft Approval
☒No objection to the proposal subject
to Conditions of Draft Approval