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HomeMy WebLinkAboutPSD-009-13 Clar*m-n REPORT PLANNING VI DEPARTMENT Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: January 21, 2013 Resolution #: Mfi- 30-13 By-law #: X013-065 Report #: PSD-009-13 File #: COPA 2012-0006 Subject: AMENDMENT NO. 89 TO THE CLARINGTON OFFICIAL PLAN TO INCORPORATE THE COURTICE MAIN STREET SECONDARY PLAN OFFICIAL PLAN REVIEW RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-009-13 be received; 2. THAT Amendment No. 89 to the Clarington Official Plan be approved and that the By-law contained in Attachment 4 to PSD-009-13 be passed; 3. THAT Amendment No. 89 to the Clarington Official Plan be forwarded to the Regional Municipality of Durham for approval; 4. THAT the Regional Municipality of Durham Planning Department be forwarded a copy of PSD-009-13; and 5. THAT the interested parties list in Report PSD-009-13 and any delegations be advised of Council's decision. Submitted by: Reviewed by: G - ' bavWJ. Crome, MCIP, RPP Franklin Wu Director, Planning Services Chief Administrative Officer LB/COS/df/ah 16 January 2013 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T (905)623-3379 F (905)623-0830 REPORT NO.: PSD-009-13 PAGE 2 1. PURPOSE 1.1 The purpose of this staff report is to recommend to Council the approval of the amendments to the Clarington Official Plan as contained in Attachment 1. 2. BACKGROUND 2.1 The Courtice Main Street is a regional corridor and is one of the primary intensification areas in Clarington. The Courtice Main Street (CMS) project has developed integrated solutions for land use, transportation services, built form and streetscaping with the emphasis on pedestrians and public transit in order to strengthen the identity for Courtice. The CMS project has included extensive public participation and the recommended Courtice Main Street Secondary Plan is a product of that participation. The Official Plan Amendment and Courtice Main Street Secondary Plan policies, as contained in Attachment 1, are in keeping with the Provincial Growth Plan and Regional Official Plan Amendment 128 (ROPA 128); the Region's approved policy response to the Provincial Growth Plan. The proposed Official Plan Amendment has also been developed in consideration of the comments heard through the Official Plan Review public consultation process. The statutory public meeting for the proposed Official Plan Amendment was held on November 26, 2012, All Planning Act procedures regarding notice and availability of information were adhered to. Public notice requirements regarding Official Plan Amendment No. 89 (Attachment 1) have also been adhered to. 2.2 More detailed information on the process and the policy context is found in the public meeting report PSD-052-12 contained in Attachment 2. 3. PROVINCIAL POLICY CONFORMITY 3.1 The Provincial Policy Statement and the Provincial Growth Plan have provided significant direction to municipalities regarding growth management such as intensification, pedestrian and transit supportive development and "place making". The Courtice Main Street Secondary Plan has incorporated these directives by providing the land use designations, density requirements and built form guidance that will allow the Courtice Main Street to evolve into a more compact and diverse area. 4. OFFICIAL PLAN COMFORMITY 4.1 The Clarington Official Plan provides many directions regarding the development of Courtice Main Street. The Courtice Main Street Secondary Plan incorporates some of the existing Official Plan policies. Issues such as increased density, intensification and mixed use development in a Clarington context have been explored in many of the Official Plan Review discussion papers, such as the REPORT NO.: PSD-009-13 PAGE 3 Intensification Discussion Paper, the Growth Management Discussion Paper and the Courtice Main Street Issues Paper. 4.2 The proposed Official Plan Amendment including the Secondary Plan is based on the Growth Plan and Regional Official Plan policies for Regional Corridors and Regional Centres such as mixed use development, increased density, transit supportive development, and the protection of the natural environment. 4.3 The Public Meeting Report (Attachment 2) provides a full description of the existing applicable Clarington and Region of Durham Official Plan policies. 4.4 It is also important to note that the Region of Durham Official Plan has identified Key natural heritage and hydrologic features on the Town Centre Site and along both the Black and Farewell Creek Valleys. Corresponding policies regarding the identification and potential protection of these features have been included in this Secondary Plan. 5. OTHER POLICY DOCUMENTS CONFORMITY 5.1 The preparation of the Courtice Main Street Secondary Plan has also considered a number of other Regional, Conservation Authority and local policy documents including: • Durham Region Arterial Corridor Guidelines; • Durham Region Long Term Transit Strategy; • Black/Harmony/Farewell Creeks Watershed Plan; • Robinson Creek and Tooley Creek Watershed Management Plan; and • Natural Environment Assessment Report for Courtice Town Centre, Staff Report PSD-052-12 (Attachment 2) provided a description of the applicability of each of these policy documents to the Courtice Main Street Secondary Plan. 6. OFFICIAL PLAN AMENDMENT AND SECONDARY PLAN PROCESS 6.1 Public Meeting Notice The draft Official Plan Amendment was published on November 8, 2012. The public meeting was held on November 26, 2012. It was advertised in the Clarington This Week and the Orono Times in advance of the meeting. Notice of the Public Meeting was mailed to the interested parties list; it was announced in the Planning Services E-Update newsletter and on the Official Plan Review website. Residents, developers and other stakeholders and public agencies reviewed the Draft Secondary Plan and Official Plan Amendment and provided comments. 6.2 Public Submissions Throughout the Courtice Main Street project residents, businesses and developers submitted comments. Some were in response to a specific document that was released (Issues Report; Master Development Plan) or as a result of a public REPORT NO.: PSD-009-13 PAGE 4 information session. Staff and Council have subsequently received a number of written submissions in response to the Courtice Main Street Secondary Plan Public Meeting Report (Attachment 2). Submissions have also been made in response to the Proposed Plan of Subdivision 18T-90022 within the Courtice Town Centre proposed by Bonnydon Limited (Bonnydon). These written submissions have been documented as part of this Staff Report because of the relevance to the Courtice Main Street Secondary Plan Special Study Area 1 designation. In Summary, the submissions have requested: • Site specific inclusion/exclusion within a land use designation; • Preservation of the `forested wetland' on the un-built portion as well as the north and south side of Sandringham Drive; • More commercial floor space to be permitted within the Residential designation; • Densities should be decreased as high densities are not desired due to their reduction of property values of adjacent properties; • That more commercial be built because there is too much residential without enough commercial; • Employment lands be located closer to the residential lands; and • Shifting the Town Centre to Courtice Road and Durham Highway 2. Staff considered the comments received regarding the proposed Official Plan Amendment and those received at the public meeting when preparing the recommended Official Plan Amendment (Attachment 1). 7. DISCUSSION 7.1 Of all of the public submissions received, the major issue has been the request that the forested wetland located north and south of the un-built portion of Sandringham Drive, within the Town Centre, be protected from development. In the preparation of the Secondary Plan Policies, staff aimed to strike a balance between the protection of the environmental features and the future development of a Town Centre. The proposed Secondary Plan identifies much, not all, of the environmentally significant lands as Special Study Area. The precise limit of the Town Centre Commercial and the Environmental Protection Area will be determined through further environmental studies and planning applications. As Council is aware Bonnydon Inc. has filed a revised application for residential development and subsequently appealed that application to the Ontario Municipal Board. 7.2 The policies in the Courtice Main Street Secondary Plan are intended to provide the necessary planning framework to allow for the transition of the Courtice Main Street into a mixed use, transit supportive and pedestrian friendly place. The Region of Durham has identified Courtice Main Street as Regional Corridor, thus a priority REPORT NO.: PSD-009-13 PAGE 5 area for intensification with a prescribed minimum residential density target of 60 units per net hectare. Land within the corridor must be designated, or set aside, to accommodate this necessary residential intensification. Regional Corridors and Regional Centres (Courtice Town Centre site) are the appropriate locations for this residential intensification because without supporting population, the Provincial and Regional transit goals couldn't be met. It is equally important to focus commercial uses to specific areas such as the existing commercial area at the west end of the Main Street and the Courtice Town Centre site at Trulls Road and Durham Highway 2 to ensure compatibility of uses. 7.3 A concern for two of the submissions is the minimum two storey height requirement for new development throughout the corridor. This minimum height requirement assists with achieving the Region's prescribed 2.5 fsi (Floor Space Index) requirement across the Corridor, creates densities that will support the Province's and Region's future bus rapid transit line along Durham Highway 2 and will discourage the development of traditional strip commercial development patterns. A minimum height measurement will not meet these same ends. 7.4 One written submission is concerned about the limited amount of retail floor space that is permitted in the low rise high density residential designation. As recommended in the Secondary Plan, only up to 20% of the total ground floor area of a building within any residential designation may be used for retail purposes. This floor area limit ensures that the retail use are generally convenience in nature and by the nature of their size and or function, are compatible with residential uses or for the mixed use format of the building. The floor space limitation does not apply to other commercial uses such as offices, hair salons (service), or community facilities; it only applies to retail uses. 7.5 The proposed land use policies affecting Roy Nichols Motors were also raised as a concern. The Secondary Plan allows for the continued use of the existing property as a motor vehicle sales establishment but it is the long term vision of the Secondary Plan that this property would support higher density mixed use development given the close proximity to the proposed Highway 407 transit way. On January 15th the owner of Roy Nichols Motors indicated that he would prefer to see a strictly commercial designation on the existing motor vehicle dealership and the two adjacent residential properties. Staff do not support this request and it has not been considered throughout the public process. 7.6 A number of submissions have expressed the objection to increased residential densities in the Courtice Main Street Secondary Plan area. These same submissions were also made in opposition to the proposed Plan of Subdivision by Bonnydon. As noted in previous sections of this report, Regional Corridors and Regional Centres are the appropriate locations for increased residential densities. The Region's density targets of 60 units per net hectare, the 2.5 fsi requirement and the long term transit goals will only be fulfilled, by increasing residential densities in the identified areas. Other priority areas for increased residential densities are Waterfront Places, and local centres and corridors. REPORT NO.: PSD-009-13 PAGE 6 In Courtice, close to 90% of all new residential units constructed between 2006 and 2011 were low density (single family and semi detached). During the same period Courtice did not see any significant change in the percentage of higher density units (row or apartments) being constructed. In fact, only 8 purpose-built apartment units have been constructed in Courtice since 2003 within a mixed use project on Bloor Street. On the other hand, in Bowmanville the share of low density house built for the same period was close to 73% and medium and higher densities reached 27% of the share. The Courtice Main Street provides for one of the key intensification areas in the Municipality that will provide a greater variety of housing for residents. 7.7 One submission has cautioned to keep in mind the long term global recession, global warming, energy supply and the ever growing world population as we prepare the Courtice Main Street Secondary Plan. In particular, we should consider fast (electric or light rail) transit, supported by feeder transit vehicles, provide dedicated separate bike and pedestrian lanes, reduce the distance between residential intensification areas and employment lands and that high density residential areas should be located closer to the commercial areas. The Courtice Main Street Secondary Plan has been prepared in keeping with the Provincial and Regional policy direction including the intensification of corridors and centres. The Secondary Plan has considered the provision of multiuse paths as well as the Bus Rapid Transit lane as included in the Durham Region Arterial Design Guidelines. The timing of the implementation of these aspects is dependant on the Regional capital budget and future investment from the Province. Needless to say, Bus Rapid Transit for this area is a longer term initiative. Employment opportunities, although not on designated employment lands, are available across the Secondary Plan Area, either in the Commercial Designations, or in limited capacity in the remaining designations. Employment opportunities on non- employment lands accounts for approximately 48 percent of employment in Clarington. 7.8 A number of site specific requests made during the June 2012 public consultations have not been incorporated into the Secondary Plan because they were not in keeping with the goals and objectives for the Secondary Plan or the principles of the Regional official Plan as amended by ROPA 128. 7.9 Several written submissions also provided their support for the Courtice Main Street Secondary Plan and urged the adoption of the Plan. 8. CHANGES TO THE OFFICIAL PLAN AMENDMENT OR SECONDARY PLAN SINCE THE PUBLIC MEETING Most of the revisions to the Official Plan Amendment or Secondary Plan were made in response to submissions at the Public Information Centre/Open House in June of 2012. REPORT NO.: PSD-009-13 PAGE 7 Since presenting the Official Plan Amendment and the Secondary Plan to the public at the November 26, 2012 Statutory Public, a minor change has been made including the following: • The future trail connection from Black Creek Trail (street) to Durham Highway 2 has been incorporated to provide better access from the residential neighbourhood north of the Black Creek to the Courtice Main Street area and transit opportunities. • Deletion of the future trail located to the east of Tim Hortons has been removed due to the physical constraints of the valley. • Minor adjustments to the Urban Design Precincts. These changes are not significant from a land use planning perspective. 9. CONCLUSION 9.1 Official Plan Amendment 89 incorporates changes to the Clarington Official Plan and provides a Secondary Plan for the Courtice Main Street and Town Centre. It provides a long term plan for the growth and redevelopment of the lands along Highway 2 as the primary commercial and residential intensification area of the community. In addition to retail and residential uses, the Town Centre provides for a new community facility (possibly the library) and a community square. The Plan provides a framework for the transition of Highway 2 into an urban place with a mix of uses, a full range of transportation choices and a linear trail system along the Black Creek. 9.2 The Secondary Plan has been developed with extensive public consultation and, although all landowners are not satisfied with the designations affecting their lands, the public has influenced key directions of the Plan. Official Plan Amendment is in conformity with the Region of Durham Official Plan, the Provincial Growth Plan, and the Provincial Policy Statement. 9.3 It is respectfully recommended that Amendment No. 89 to the Clarington Official Plan be ADOPTED and forwarded to the Region of Durham for their approval. CONFORMITY WITH STRATEGIC PLAN The recommendations contained in this report conform to the general intent of the following priorities of the Strategic Plan: 1 X Promoting economic development Maintaining financial stability Connecting Clarington X Promoting green initiatives Investing in infrastructure Showcasing our community Not in conformity with Strategic Plan REPORT NO.: PSD-009-13 PAGE 8 Staff Contacts: Carlos Salazar and Lisa Backus Attachments: Attachment 1 - Amendment No. 89 Attachment 2 - Report PSD-052-12 (attachments excluded) Attachment 3 - Comments Summary Table Attachment 4 - By-law to Adopt Amendment No. 89 Interested parties list to be notified of Council's decision: List of Interested Parties to be obtained from the Planning Services Department. Attachment 1 To Report PSD-009-13 AMENDMENT NO.89 TO THE CLARINGTON OFFICIAL PLAN PURPOSE: The purpose of this Amendment is to create a planning framework that will facilitate the development of a transit supportive, pedestrian friendly, mixed use corridor along Durham Highway 2 through Courtice. This initiative complements the Official Plan principle of promoting a compact urban form with an emphasis on infill, redevelopment, higher densities and mix of uses. It also gives recognition to the directive in the Growth Plan for the Greater Golden Horseshoe to designate intensification corridors to achieve increased residential and employment densities that support and ensure the viability of existing and planned transit service levels. LOCATION: This Amendment applies to an area that extends the full length of Durham Highway 2 through Courtice, from Townline Road in the west to the intersection of Highway 2 and Courtice Road in the east, and also includes a large parcel of mostly vacant land at the southeast quadrant of Durham Highway 2 and Trulls Road, currently designated Courtice Town Centre in the Official Plan. The subject lands are entirely within the Courtice urban area boundary. BASIS: In 2001 a planning study was completed for parts of Durham Highway 2 through Courtice, but its recommendations were never adopted. Following the approval of the Growth Plan for the Greater Golden Horseshoe in 2006 and the completion of the Growing Durham Study by the Regional Municipality of Durham in 2008 to provide policy direction for the Region's Growth Plan conformity exercise, the Municipality of Clarington resurrected the initial planning study for Durham Highway 2 through Courtice by identifying it as a special project as part of the Municipality of Clarington's Official Plan Review process. In 2009 a planning and urban design study was prepared for the lands described in this Secondary Plan. The purpose of the study was to develop a new vision for the redevelopment and intensification of the lands along this Regional corridor in response to recent Provincial and Regional directives towards intensification, mixed use and more compact development. This Secondary Plan also intends to implement the recommendations of the Robinson/Tooley Creek and Black /Harmony/Farewell Creek Watershed Management Plans. i This Amendment is based upon the study team's analysis and an extensive public consultation process which included a community visioning workshop in July 2009, a public workshop in February 2010, two Public Open House events in June 2010 and June 2012, and the Statutory Public Meeting held in November, 2012. ACTUAL AMENDMENT: Unless otherwise indicated, in the Amendment, newly added text is shown with underlining, and deleted text is shown with a stF*ke threu . 1. Existing Table 9-2, Housing Targets by Neigbourhoods is hereby amended as follows: Table 9-2 Housing Tar' ets by Neighbourhoods Urban Area I Housing Units Neighbourhoods Low Medium I High Intensification Total Courtice N4 R-Cede-Courtice Main Street 0 0 02-50 200090 2000358 0 0 3a0 350 N3 Worden 1175 75 0 40050 43601300 -N4 Highland 1225 100 0 7-550 44801375 PJ5 Glenview 550 535 0 50 25 44351100 N6 Hancock 850 100 0 25 975 W Avondale 825 200 0 2-7550 43881075 N9 Emily Stowe 1475 275 0 558 75 23881825 N9 Penfound 1175 150 0 7-550 44001375 X140 Darlington 450 25 4-750 37525 482-5500 P144 Bayview 1150 300 125 50 1625 N42- Farewell Heights* - - - - 0 TOTAL 8875 1770 558125 2425-2400 432-813175 Bowmanville N1 East Town Centre 0 700 225 275 1200 N2 West Town Centre 0 350 1500 0 1850 N3 Memorial 975 0 250 350 1575 N4 Central 425 125 75 75 700 N5 Vincent Massey 1125 250 0 175 1550 N6 Apple Blossom 1300 225 0 125 1650 N7 Elgin 1025 200 50 150 1425 N8 Fenwick 1325 525 0 100 1950 N9 Knox 1350 300 175 125 1950 N10 Northglen 1500 525 100 50 2175 N11 Brookhill 950 550 0 75 1575 N12 Darlington Green 675 375 125 125 1300 N13 Westvale 900 425 500 75 1900 N14 Waverly 1075 275 50 75 1475 N15 Port Darlington 275 500 425 25 1225 TOTAL 1 12900 53251 3475 1 1800 1 23500 Newcastle Village N1 Village Centre 0 100 50 75 225 N2 Graham 1075 100 0 100 1275 N3 Foster 1575 300 0 125 2000 N4 Port of Newcastle 500 325 250 0 1075 N5 North Village 1050 250 0 50 1350 N6 Wilmot 960 0 0 0 960 TOTAL 5160 1 1075 3001 350 6885 * Potential housing units for Farewell Heights Neighbourhood subject to the provisions of Special Policy Area No. 5 (see Section 17.6) 2. The existing heading of Section 10 is hereby amended as follows: Town, Village And Neighbourhood Centres, Corridors And Commercial Uses. 3. By including a new policy under Section 10.1 as follows: "10.1.5 To develop Corridors that will strengthen the connections between Town or Village Centres, while maintaining the character and function of Town or Village Centres and adiacent established neighbourhoods." 4. By including a new policy under Section 10.2 as follows: 10.2.7 To encourage the development of identified Corridors through residential intensification, mixed-use development and the promotion of transit supportive development." 5. The existing Section 10.3.1 is amended hereby as follows: "10.3.1 Town and Village Centres, Neighbourhood Centres, Highway Commercial Districts, , Corridors and the Port of Newcastle HarbourFront Centre are shown on Map A, with population allocations indicated on Map €- H1; 6. The existing Section 10.3.2 is amended hereby as follows: 10.3.2 No new Town or Village Centre, SheppffiRg DiStFiGt 9 Highway Commercial District or Corridor or expansion to any of these Centres, eF Districts or Corridors shall be permitted unless approved as part of the comprehensive review of the Official Plan. It is the Municipality's policy to seek additional development and intensification of the Bowmanville East and West Town Centres and the Courtice Main Street prior to consideration of the expansion of existing Centres or Districts or designating new Centres or Districts. Notwithstanding the above, new Neighbourhood Centres may be designated through a neighbourhood planning process." 7. Existing Section 10.5 is amended as follows: "10.5 Corridors 10.5.1 Corridors form the main linkages between Town or Villages Centres. New and redevelopments within identified Corridors shall fulfill the policy obiectives for'intensification, mixed-use development and pedestrian and transit supportive development. i 10.5.2 Density and built form within Corridors will be balanced with local character and scale to create a compatible and attractive built form and functional places with a distinctive community image. 10.5.3 The development or redevelopment of Corridors will acknowledge the protection and enhancement of key natural heritage features and sensitively integrate them with new development, streetscaping and signage. 10.5.4 Corridors will be developed or redeveloped to accommodate a range of higher density residential uses, complemented by compatible retail, service and institutional uses. 10.5.5 Corridors will be designed to accommodate public transit and a range of alternative transportation modes, having the pedestrian as a first priority. 10.5.6 The Courtice Main Street area is a Corridor and shall be developed or redeveloped in accordance with the policies contained in the Courtice Main Street Secondary Plan." 10' 1; f1n, oTmnr. Wri;T Cun NG DISTRIGT �v-vrv�-rcr�v-r I Q.F9.I The I E)Urtine \Nest ShOpPiRg DaStri�Gerhe urban TOWR Ger,tre iRrli 1diRg retail, seR4Ge e nffine s residential, 6 n 1Iti oral s nnmmunity and renreatinnal uses 10.5.2 In nnniUnntinn With the ad anent lards in the Gity r)f Oshawa the crvrru vrcrrmczra�cry u-»rrurra�-m-n-r�vrry-vrvvrra-a Oshawa,�arry i n 5.3 Spenifin deve Menf nnlinies and land uses shall he nreyided fnr in vpcam-r�acv c�vpn-rci-rt�vnvrca--urrmorr-ra-av�.rorrcm'-,r,�„�p/r�'v o-rcru-tirrvi--rT �e West ShnnniRg Distri��pRdary..PlaR. j`ii prepesed 8. Existing Section 16.8 (Special Policy Area F) is amended as follows: 16.8 SPECIAL POLICY AREA F DELETED BY AMENDMENT XX -ii 6.8.i The lands ideRtified as SpeGial PGliGy Area C ran Map A are predGR1inantly evisfinry residential GlWellings situated nn larger lofs The M Unieipality reeogniZes the rerdev pgenf potential of these lands and the desirability of ereating a transit sU mnnrtive I e b �opp4ept alGRg the Reg'Gnal Transit Spine identiied nn Map R. 16. SpeGial Doliey A yea C is�desigRaated to nr`eyii'r�l"`e'' f``or the #eP&fflGa P of land uses the Street eerrider. The uses permitter) in �TfRT7GTT7�Ti� a � TI'v vT�'m'f'IgV�T1�J�J"f7GTfTTiRV�ITi this designation ine161de medium and high density re idential e FeGFeatieR, addition limited nffi,ee de � grip4ent is permitted It IS the pnliGy of the et to permit retail er Innrr Minty Street a itside of T-GWR and Village (centres • I ,_6�.3 M density iden�l uses shall he deyelop�e 'e•Sicrv-rr 'r'cr�c0�•riu'ir'�cr�P ."F' 16.8.4 The aapppplino design prineiples of SeGtion 10-2-22 and the Area F. 9. Existing Section 17.2 (Special Study Area No.1) is amended as follows: 17.2 SPECIAL STUDY AREA NO. 1 COURTICE TOWN CENTRE 17.2.1 The boundary of the Courtice Town Centre Special Study Area is delineated on Map A. These lands have been designated Special Study Area because they have been identified in background studies as having environmentally sensitive features. The precise limits of the lands to be designated Environmental Protection and Town Centre Commercial will be determined through further environmental studies and through existing and future planning applications. Drier to any development the M 1nieipality shall prepare a e the urban design pr%E; for eb e,` n4e t of Town Gent�rt o r seeondany plan shall address the Ieng term eVGl��tion �a�F6 � ��ca un-ac�ar�.r.� n-rc-rvrrgzcn-rrc�-vTarrvr-r r and nnmmUnity aetiyity with a fully integrated array of land uses 17.2.2 NetwithsteedRg the-abeve, the 6.4 TeGtar paFGel of land at the south_east eorner of tiling Street and Tri ills Road (identified 6 1nder Assessment Reg # 18-17-010 050 227-l0090) may he permitted 19.3-7; ar-Td I f F the � 6 1FtiGe TewR G fro Whinh ad dFesses the -ret-tFtC���arcrvc-rv-wrrv�crc-vcrtrorr-a-cra-rc��c�rz-nc fribUtleR gF eS the cifiRg aR d+s �arte9,-a-t�e�--o��a�d-�sc�� e s s 10. Existing Map A2, Land Use, Courtice Urban Area is amended, as depicted on Exhibit `A' to this Amendment. 11. Existing Map H1, Neighbourhood Planning Units, Courtice Urban Area, is amended as depicted on Exhibit 'B' to this Amendment. 12. Existing Part VI, 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 Town Centre; b) Bowmanville West Town Centre; c) Courtice Main Street; " d) Newcastle Village Main Central Area; e) Port Darlington Neighbourhood; f) South-West Courtice; g) Clarington Energy Business Park; h) Brookhill Neighbourhood; and i) Clarington Technology Business Park." 13. Existing Part VI Secondary Plans is amended by deleting the 'Courtice West Shopping District Secondary Plan'.in its entirety. 14. Existing Part VI Secondary Plans is amended by adding a new Secondary Plan to Part VI as follows: Exhibit "A", Amendment No. 89 To The Municipality Of Clarington Official Plan, Map A2, Land Use, Courtice Urban Area C / SPECIAL STUDY URBAN BOUNDARY • fS• SPECI AREAS •h 5 Y ® FUTURE I• s URBAN RESIDENTIAL ti e•I URBAN RESIDENTIAL MEDIUM DENSITY • •••• ••■/•••• •• . _ _ RESIDENTIAL OM ^� O HIGH DENSITY I RESIDENTIAL 1 - TOWN CENTRE 1 I1 CORRIDOR Delete"Courtice West Shopping District"designation NEIGHBOURHOOD CENTRE I Add"Corridor"designation O Delete"Special Polley Area F" Oelele"Urban Resldenllal"deslgnatlon 1 � HIGHWAY COMMERCIAL ® Delete"Urban Residential"deslgnatlon O Adtl"Town Centre"deslgnatlon I EMP Add"Corrldor'designation SH ROAD LOYMENT AREA O,late"High Density"symbol LIGHT M INDUSTRIAL AREA �w�^ Delete"Special Pol Icy Area E" GENERAL WRHgN Delete"Urban Resldentlal"designation E� INDUSTRIALAREA HIGHWgya Add"Corridor"designation BUSINESS PARK J De late"Neighbourhood UTILITY Centre"symbols A, �M o„• O ENVIRONMENTAL Oel¢le"S y Add"Secondary Planning Area" PROTECTION AREA peclal Pollc Area F" boundary Delete"Urban Resldentlal"deslgnatlon Q �® GREENSPACE 1 Add"Comldar"deslgnallon O I a O Delete"Special Policy Area F' WATERFRONT Delete"Urban Residential"designation Delete"Urban Residential"designation GREENWAY Add Carlos"desl designation a , gna ¢° Add"COrrldoi'and"Town Centre"designations COMMUNITY PARK I OM ® DISTRICT PARK M Amend Town Centre"deslgnatlon boundary ® NEIGHBOURHOOD Amend"Special Study Area"boundary PARK 1 PUBLIC SECONDARY SCHOOL SEPARATE SECONDARY SCHOOL LJ M PU BLIC ELEMENTARY SCHOOL IO OM H H M ELEMENTARY SCHOOL I O SECONDARY r PLANNING AREA IOM j O .........SPECIAL POLICY AREA ...........SPECIAL STUDY AREA 4'.® GO STATION SA= I ■.SHAD Meves ■ ■ I ■ ■ I / 1 I 1 1. I � I PP MAP A2 LAND USE COURTICE URBAN AREA OFFICIAL PLAN MUNICIPALITY OF CLARINGTON JANUARY 21,2013 SOIIDATION IS FROVIDED FOR CONVENIENCE ONLY PNO REPRESENTS REQUESTED MODIFICATIONS AND APPROVAL i I Exhibit "B", Amendment No. 89 To The Municipality Of Clarington Official Plan, Map 1-11, Neighbourhood Planning Units, Courtice Urban Area 1 Delete all I Planning Unit Numbers for all Neighbourhoods FAREWELL 1 HEIGHTS N Change Population From"(4100)"To"(4000)" 0 WORDEN HIGHLAN 6 Y (3900) (4000)/ GLENVIEW HANCOCK o Delete"2 Courtice West (3100) (2900) Shopping District(600)" ASH ROAD Add"Courtice Main Street(4000)', KING COURTICE MAIN STREET STREET (4000) A Delete"1 Town Centre(600)" DARLINGTON g (1500) EMILY STOWE Change Population (5300) From"(3600)"To"(3100)" Change Population a From"(2400)"To"(1500)" AVONDAL URBAN BOUNDARY°¢ PENFOUND w °a (3100) � (4000) j Q NEIGHBOURHOOD BOUNDARY Z 0 Change Population (1000) POPULATION O w From"(6100)"To"(5300)" ( a (*) SEE SECTION 17.6 U W STREET Change Population BAYVIEW From"(3940)"To"(4000)" (4500) 0 270 540 1,080 1,620 2,160 Metres 1 1 BASELINE ROAD Ify I HIGHWAY 401 w 0 1 1� I q I.R I I 1 MAP H1 NEIGHBOURHOOD PLANNING UNITS COURTICE URBAN AREA OFFICIAL PLAN LAKE ONTARIO MUNICIPALITY OF CLARINGTON JANUARY 21,2013 1M9 CANSIXlOAIiON IS PROVmm FOR CONVEM1NI ONLY ANO REPRESENl9 REOUE9iE0 MOOIRGPONS MOAPP-4 i ® ® a l i COURTICE MAIN STREET SECONDARY PLAN MUNICIPALITY OF CLARINGTON OFFICIAL PLAN REVIEW January 21, 2013 Courtice Main Street Secondary Plan 1. INTRODUCTION The Courtice Main Street Secondary Plan area occupies approximately 81 hectares and is located along Durham Highway 2 within Courtice, and extends approximately 4 kilometres from Townline Road in the west to Courtice Road in the east. Courtice Main Street is classified as a Regional Corridor in the Durham Regional Official Plan and is intended for mixed-use transit oriented development. A Regional Centre is identified at the intersection of Trulls Road and Durham Highway 2. 2. PURPOSE This Secondary Plan provides a long-term land use and design vision for the Courtice Main Street. The aspiration is to create a dense, mixed use, transit supportive and pedestrian friendly environment while preserving what is deemed valuable in terms of natural heritage, built form and community character. However, it is also recognized that this is a long-term vision. Accordingly, it is important that the Plan provides policy guidance to allow for gradual change. 3. GOALS The goals of the Courtice Main Street Secondary Plan are as follows: a) To provide a policy framework which allows for the transition of the Courtice Main Street into a mixed use, transit supportive and pedestrian friendly place; b) To create a Town Centre for Courtice to implement community aspirations for growth and development; C) To minimize the impacts of development on the natural environment; d) To ensure buildings are designed with high urban design standards which will contribute to a positive image of the Courtice Main Street; and, e) To encourage sustainable development within the Courtice Main Street Secondary Plan area that is consistent with the programs which reduce energy consumption, water consumption, greenhouse gas emissions and promote waste reduction. Municipality of Clarington January 21,2013 Courtice Main Street Secondary Plan—Page 1 Secondary Plans Courtice Main Street I 4. OBJECTIVES The objectives of the Courtice Main Street Secondary Plan are as follows: a) To achieve an increase in the overall long-term residential density in keeping with the intensification targets in the Durham Regional Official Plan; b) To facilitate the provision of approximately 2000 residential units over the long term; C) To attract economic investment; d) To provide for the development of a bus rapid transit system along the Courtice Main Street within the next 20 years; e) To facilitate the redevelopment of the Courtice Main Street over the next 20 years into a compact mixed use area; f) To encourage sustainable practices in development or redevelopment; g) To encourage new buildings to be LEEDO certified or equivalent to demonstrate excellence in environmental and energy conservation measures from preconstruction to operation; and, h) To protect significant natural heritage and hydrological features and strengthen their function and inter-relationship through conservation and environmental stewardship. 5. LAND USE 5.1 General Land Use Policies 5.1.1 The limits and land use designations for the Courtice Main Street Secondary Plan area are shown on Schedule A of the Secondary Plan. The designations establish the general pattern for future development in the Secondary Plan area. 5.1.2 Large auto oriented uses such as existing motor vehicle sales establishments are encouraged to redevelop over time in a manner that achieves the vision of the Courtice Main Street or to relocate to designated Highway Commercial districts within the Municipality. 5.1.3 The transformation of the Courtice Main Street will include the demolition of existing single detached dwelling units and redevelopment over time in a manner that achieves the vision of the Courtice Main Street. 5.1.4 In the consideration of development applications, the Municipality shall determine how proposals contribute towards the achievement of the following long term density targets as established in the Durham Regional Official Plan: Municipality of Clarington January 21,2013 Courtice Main Street Secondary Plan—Page 2 Secondary Plans Courtice Main Street a) A minimum of 75 residential units per gross hectare within the Town Centre; and b) A minimum of 60 residential units per gross hectare on other lands within the Secondary Plan area that are designated for higher density residential purposes. The Municipality may request a proponent to submit a phasing plan to demonstrate how the property can be developed over time to meet the density targets. 5.1.5 The minimum height for all new buildings in the Courtice Main Street Secondary Plan Area shall be 2 storeys. 5.1.6 Publicly owned community facilities, such as a community centre and a library, should be located within the Town Centre Commercial designation, to reinforce the area's role. 5.1.7 All new development shall be required to consider potential impacts on adjacent land uses. The Municipality may require studies and measures to mitigate environmental, shade, light, noise or traffic impacts, to ensure compatible land use development. 5.2 Commercial 5.2.1 The Commercial Area is the western gateway into Courtice and currently includes conventional strip plazas and fuel bars. Over the long term this area will redevelop into a more compact built form by incorporating office uses as well as high density residential uses. 5.2.2 The permitted uses are: a) Retail, service and office uses; b) High density residential uses such as mid and high rise apartments, either in a single use building or part of a mixed-use building; and C) Limited community facilities including social, recreational, educational and cultural facilities. 5.2.3 Development within the Commercial Area shall be subject to the following: a) The maximum height for buildings in the Commercial area shall be 8 stories. b) Notwithstanding Section 5.1.5, the minimum height of buildings on the north-east and south-east corners of Durham Highway 2 and Townline Road shall be 4 stories. 5.3 Commercial Mixed-Use 5.3.1 This designation recognizes the existing small retail, office and service oriented businesses anchored by small-scale commercial plazas. This area will redevelop overtime by introducing more intensive retail and service uses at grade with residential uses generally on upper floors. Municipality of Clarington January 21,2013 Courtice Main Street Secondary Plan—Page 3 Secondary Plans Courtice Main Street 5.3.2 The permitted uses are: a) Retail, service, office and residential uses within a mixed use building; and b) Limited community facilities including social, educational and cultural facilities within a mixed-use building. 5.3.3 Development within the Commercial Mixed-Use Area shall be subject to the following: a) Retail and service uses should generally be of a convenience nature and shall include retail or service uses, which by nature of their size or function are compatible with residential uses or a mixed-use format; b) Non-residential uses within a mixed-use building shall not exceed 50% of the total floor area of the building; C) The maximum height for buildings is 4 storeys; and d) New development will occur on consolidated lots and adhere to street-front oriented design principles. 5.3.4 Notwithstanding Sections 5.3.2 and 5.3.3, the existing office, retail and service uses within this designation in existence at the time of adoption of this Secondary Plan may continue to be used for such purposes, subject to the following: a) No expansion of the existing floor space is permitted; b) Driveway entrances will be consolidated in conformity with arterial road policies of the Official Plan with appropriate easements provided; C) Parking will generally be located in the rear and the landscaped yard will be maintained in the front yard; d) If parking is located in the front yard, appropriate landscaping features will be incorporated to soften the visual impact of the parking areas; e) Urban design policies and guidelines of both this Secondary Plan and the Official Plan; and f) That a site plan agreement be entered into with the Municipality within 1 year of the date of adoption of this Secondary Plan implementing the above criteria. 5.3.5 Notwithstanding Section 5.3.2, the property located at 1540 Durham Highway 2 may be used for retail, service, office and residential purposes either in a mixed-use building or in a single use building. 5.4 Residential 5.4.1 The section of the Courtice Main Street containing single detached dwellings presents a unique opportunity to assemble multiple properties to develop Medium and Low Rise High Density Residential uses with complementary service and retail uses, while the lands on the west side of the Farewell Creek, south of Durham Highway 2 lend themselves to be Municipality of Clarington January 21,2013 Courtice Main Street Secondary Plan—Page 4 Secondary Plans Courtice Main Street developed into a Mid-Rise High Density Residential node based on past approvals for apartment buildings. The Medium Density Residential designation has been accorded those properties that have a relatively shallow lot depth and are located adjacent to low density residential uses. The Low Rise High Density Residential designation has been accorded to the residential lands east of the Farewell Creek lands, these properties have a deeper lot depth where residential buildings with greater mass and height can be accommodated. The Mid- Rise High Density Residential designation has been accorded the remaining residential lands west of the Farewell Creek. 5.4.2 The permitted uses are: a) Residential dwellings which conform to the minimum height and the permitted dwelling type of each Residential Area designation; b) Home occupation uses which are compatible with the surrounding uses and appropriate within a building containing multiple dwellings; C) Retail, service and office uses, on the ground floor of a mixed-use building and which are compatible with residential uses or a mixed- use format; d) Limited community facilities including social, educational and cultural facilities on the ground floor of a mixed-use building; and e) Park and open space uses. 5.4.3 A range of housing types, tenure and unit sizes is encouraged within the Residential designations. 5.4.4 Flexible space designs such as live/work units are encouraged in the Medium Density Residential Areas. 5.4.5 Medium Density Residential a) The maximum height of any building shall be 4 storeys. b) Permitted dwelling types shall include townhouses, stacked townhouses, low rise apartment buildings, and dwelling units as part of a mixed-use building; and, C) Retail uses will generally not exceed 20% of the total ground floor area of a building, except in live/work dwelling types. 5.4.6 Low Rise High Density Residential a) Notwithstanding Section 5.1.5, the height of any new building shall be a minimum of 3 storeys and a maximum of 6 storeys. b) Permitted dwelling types shall include townhouses, stacked townhouses, low rise apartment buildings, and dwelling units as part of a mixed-use building; and C) Retail uses will generally not exceed 20% of the total ground floor area of a building, except in live/work dwelling types. d) Notwithstanding section 5.4.2 the motor vehicle sales establishment on the lands located on the south-west corner of Courtice Road and Durham Highway 2 will be recognized through a site-specific zoning in the implementing Zoning By-law and may continue to operate Municipality of Clarington January 21, 2013 Courtice Main Street Secondary Plan—Page 5 Secondary Plans Courtice Main Street until such time as alternative land uses are proposed for development. There shall be no expansion to the land area occupied by the motor vehicle sales establishment. 5.4.7 Mid-Rise High Density Residential a) Notwithstanding Section 5.1.5, the height of any building shall be a minimum of 6 storeys and a maximum of 10 storeys; 5.5 Town Centre 5.5.1 The Town Centre area is the primary focus for retail and service use development and the focal point of culture and civic gathering in Courtice that will benefit from high visibility from Durham Highway 2 and Trulls Road. 5.5.2 It is the Municipality's intent to develop public facilities like the Central Square and a branch of the public library in the Town Centre. The objective of this policy is to ensure that these facilities act as catalysts for the development of the Town Centre concept. The preferred location of a Central Square is shown on Map A Land Use of this Secondary Plan. However, the exact location of the Central Square and any public facilities shall be determined through the preparation of an Urban Design Report and a Phasing Plan described in Section 5.5.4 of this Plan. The Municipality would consider innovative urban design and public private partnerships for the development of these public facilities. 5.5.3 The Central Square is a public plaza and/or commons intended as a focal point for community events, passive recreation, social gatherings, public art and exhibitions within the Town Centre area. Its exact location and size shall be determined through the Urban Design Report and a Phasing Plan described in Section 5.5.4 of this Plan. 5.5.4 Applications for development on lands within the Town Centre Commercial Area and bounded by Durham Highway2, Trulls Road, Sandringham Drive and Richard Gay Avenue shall include an Urban Design Report and a Phasing Plan, demonstrating how the Town Centre Commercial area, including the Central Square, is to be developed over time. This Urban Design Report and Phasing Plan will be prepared by the Municipality in co- operation with the property owners, the Region of Durham and the respective agencies. 5.5.5 An Environmental Impact Study and a Hydrogeological Study must be prepared for the Town Centre as part of the Urban Design Report and the Phasing Plan referenced in Section 5.5.4. (a) The Environmental Impact Study and Hydrogeological Study shall be prepared in keeping with the guiding principles in the Natural Heritage Assessment, 2012 and the relevant watershed plan. 5.5.6 Town Centre Commercial a) The permitted uses are: Municipality of Clarington January 21,2013 Courtice Main Street Secondary Plan—Page 6 Secondary Plans Courtice Main Street i. Retail, service and office uses appropriate in scale and function for the Town Centre; ii. Community facilities such as community centres and libraries, either stand alone or part of a mixed use building; and iii. Residential uses, either in a single use building or part of a mixed-use building. b) The maximum height for buildings in the Town Centre Commercial area shall be 6 stories. 5.5.7 Community Facility a) The permitted uses include but are not limited to: i. Municipal facilities including library, fire, and police stations; ii. Public recreation facilities, parks and squares; iii. Public or private schools; and iv. Places of worship or assembly halls. 5.6 Environmental Protection Area 5.6.1 Environmental Protection Areas identified on Map A to this Secondary Plan include significant valleylands, woodlands and wetlands. Lands designated Environmental Protection Area shall be subject to the policies of the Official Plan. 5.6.2 No development or site alteration shall be permitted on lands designated Environmental Protection except environmental preservation and restoration, limited passive recreation, and uses related to erosion control and stormwater management if it has been demonstrated that there will be no negative environmental impact of the stormwater management facilities and that there are no reasonable alternative locations for stormwater management facilities outside of the Environmental Protection Areas. 5.6.3 Any resulting changes to the boundaries of the Environmental Protection Area designation resulting from the recommendations of an EIS shall not require an amendment to the Official Plan or this Secondary Plan. 5.7 Special Study Area 5.7.1 These lands have been designated Special Study Area because they have been identified in background studies as having environmentally sensitive features. The precise limits of the lands to be designated Environmental Protection and Town Centre Commercial will be determined through further environmental studies and through existing and future planning applications. Municipality of Clarington January 21,2013 Courtice Main Street Secondary Plan—Page 7 Secondary Plans Courtice Main Street 6. NATURAL HERITAGE AND HYDROGEOLOGICALLY SENSITIVE FEATURES 6.1 The protection of hydrogeologically sensitive features is necessary to support the long term health of the watersheds. 6.2 Prior to any development within a High Volume Recharge Area (HVRA), a Hydrogeological Report shall be completed satisfactory to the Municipality and the Conservation Authority to demonstrate that the proposed development or site alteration will have no adverse effects on groundwater quantity or quality or on natural heritage functions and hydrological features that rely on groundwater. 6.3 Prior to development within 120 meters of a HVRA, the requirement to prepare a Hydrogeological Report will be determined during Pre- consultation and in consultation with the Conservation Authority. 6.4 An Environmental Impact Study (EIS) shall be undertaken for all development proposals within 120 metres of a natural heritage feature in accordance with Official Plan policies. 7.0 URBAN DESIGN 7.1 Objectives 7.1.1 The urban design policies of this Secondary Plan are intended to: a) Create compatible and attractive built form that accommodates the long term planning goals for intensification and reflects local community aspirations for growth; b) Develop a street oriented built form along the Courtice Main Street that meets the needs of pedestrians, cyclists, and transit users as well as automobiles; C) Preserve and enhance the view and connectivity to the natural heritage features; d) Facilitate the development of an attractive streetscape along the Courtice Main Street; and e) Create gateways at strategic locations. 7.2 Policies 7.2.1 The urban design policies relating to the Secondary Plan are organized into four Precincts, which are shown on Map B to the Secondary Plan. New development shall be consistent with the following: a) Precinct specific urban design policies; b) The urban design policies contained in the Official Plan; and C) The intent of the urban design guidelines contained within Appendix A of this Plan Municipality of Clarington January 21, 2013 Courtice Main Street Secondary Plan—Page 8 Secondary Plans Courtice Main Street 7.2.2 The West Gateway Precinct: a) The greatest massing of new buildings will be along Durham Highway 2 in support of transit oriented development and to better define the street edge; b) Buildings located at the intersection of Townline Road and Durham Highway 2 will have massing, height and architectural detailing to accentuate the western gateway into Courtice; C) Height limits shall be set below an angular plane, typically 45 degrees, to minimize the overlook of buildings over established low density areas with the angular plane measured from the proposed building to buildings located on adjacent lots at the rear or side of new buildings as appropriate; d) The expanse of surface parking will be replaced by underground and structured parking; e) Residential Areas will be developed with buildings designed and oriented to maximize views into the adjacent valley; and f) New development will be designed to mitigate the impact with established low density residential uses adjacent to this precinct. 7.2.3 The Black Creek Precinct: a) Existing single storey retail and service use buildings will be encouraged to redevelop into multi-storey mixed-use buildings; b) The redevelopment new buildings on the north and south sides of Durham Highway 2 will have the greatest density, height and massing of new buildings to be along Durham Highway 2; C) Views to Black Creek will be incorporated in site and building design; d) All new development adjacent to the Black Creek valley will dedicate such lands as necessary for environmental protection purposes and to provide for a recreational trail; e) Design will be introduced which ensures compatibility with adjacent established residential uses, providing for an appropriate transition in terms of height, density and massing of buildings; and f) Buildings will be encouraged to locate at the street edge in support of public transit and a safer and more effective pedestrian environment. 7.2.4 The Town Centre Precinct: a) Uses within the Town Centre will be integrated through an interconnected street pattern and walkable blocks while maintaining visual connectivity to the natural heritage features in the precinct; b) The greatest density, height and massing of buildings will be along Durham Highway 2. Buildings are to be located at the corner of Trulls Road and Durham Highway 2 and will have massing, height and architectural detailing to accentuate this intersection as a gateway and to create a sense of"arrival'; C) A central square, as defined in Section 5.5.3 of this Plan shall provide a focal area in the Town Centre and a place for community gatherings and events; Municipality of Clarington January 21,2013 Courtice Main Street Secondary Plan—Page 9 i Secondary Plans Courtice Main Street d) The Central Square shall contain landscape architectural design elements that provide structure, identity and visual connectivity within and to surrounding land uses. The street pattern and buildings around this square will be designed and located to provide safe pedestrian access and views into the square; and e) The permitted land uses shall complement the function of the Central Square and will be designed to provide pedestrian connection to and views of the Central Square. 7.2.5 East Gateway Precinct: a) The area between the Town Centre Precinct and the eastern end of the Secondary Plan area is temporarily anchored by an auto-sales use and single detached dwellings, but will be redeveloped over time into a mixed-use precinct with high density residential uses occupying the east end of this precinct and medium density residential uses filling up the western parts of the precinct with limited service, retail and community uses at grade; b) Buildings located at the intersection of Courtice Road and Durham Highway 2 will have massing, height and architectural detailing to accentuate the eastern gateway into Courtice; C) Design will be introduced which ensures compatibility with adjacent established residential uses, providing for an appropriate transition in terms of height, density and massing of buildings; and d) Buildings will be encouraged to locate at the street edge in support of public transit and a safer and more effective pedestrian environment. 7.2.6 Prominent Intersections a) The prominent intersections shown on Map A are considered to have significance and shall be designed in accordance with Section 5A.4.6 of the Official Plan. 7.2.7 Streetscaping a) An attractive streetscape shall be created throughout the Secondary Plan area by including the following key streetscape elements: gateways, greenway features, pedestrian nodes, bike facilities, sidewalks, street trees and planting boulevards, lighting and street furniture, signage and at appropriate locations specialty paving; b) A detailed Streetscape Master Plan and implementation strategy will be developed by the Municipality and the Region using the Urban Design guidelines contained in Appendix A to this Secondary Plan as a guide. 7.2.8 Cultural Heritage resources listed by the Municipality in its inventory will be assessed and evaluated with every development or re-development proposal, in accordance with the policies of the Official Plan. Municipality of Clarington January 21,2013 Courtice Main Street Secondary Plan—Page 10 i Secondary Plans Courtice Main Street 8.0 PARKS, OPEN SPACE AND TRAILS 8.1 Parks and Open Space shown on Map A include the following: a) Environmental Protection Areas; b) Central Square; and C) Greenway Feature. 8.2 The Central Square shall be a focal point in the Town Centre Commercial area and shall be developed in accordance with the policies in Section 5.5.3 of this Plan. The Central Square is to be accepted as part of the parkland dedication required under the Planning Act. 8.3 Greenway Features are small scale open spaces that could be linkages within the open space system, providing entrances/identity features to the community or trailheads. 8.4 Both future and existing trails are shown on Schedule A to this Plan. A V Trail Plan will be developed by using the guidelines for trails and paths as contained in the Urban Design Guidelines contained in Appendix A to this Secondary Plan. 9.0 TRANSPORTATION 9.1 Objectives 9.1.1 The transportation objectives are: a) To transform Durham Highway 2 from a "highway" environment to an urban arterial corridor providing for multiple modes of transportation with greater emphasis on the "pedestrian environment"; b) To improve and expand the road network to provide improved access throughout the Secondary Plan area and connectivity to adjacent areas; and a framework for subsequent development or redevelopment of the lands in accordance with this Plan; C) To provide for future higher order transit; d) Maximize the efficiency of parking facilities by promoting shared parking; and e) Improve the public realm and make the Corridor more transit supportive through high quality streetscaping. 9.2 Policies 9.2.1 The transportation network serving the Secondary Plan area is shown on Schedule A to this Plan. Durham Highway 2 and Trulls Road are designated arterial roads in the Official Plan. These roads are complemented by a system of local streets and an internal private laneway system. Municipality of Clarington January 21,2013 Courtice Main Street Secondary Plan—Page 11 Secondary Plans Courtice Main Street 9.2.2 The right-of-way width for Durham Highway 2 is planned to be 36 metres. The Municipality encourages the Region to design the right of way in a manner which supports the objectives and policies of this Plan. 9.2.3 The redesign and redevelopment of the right-of-way for Durham Highway 2 will be co-ordinated with the Streetscape Master Plan where practical and may include the following: a) The introduction of raised medians to regulate turning movements at busy commercial sites; b) The introduction of a multi-use path for bicycles and pedestrians; and C) The construction of a bus rapid transit lane. 9.2.4 The alignments of the proposed new local streets, collector roads and internal laneways are intended to be conceptual (except where the right-of- ways are already established). Detailed alignments and location of local streets and private laneways shall be determined through further engineering studies and through the development approval process. 9.2.5 The "Private Streets"within the Town Centre Commercial area shown on Schedule A of this Plan shall be subject to the following: a) Private streets will be designed to municipal standards suitable for transfer to and assumption by the Municipality as public streets at some future date if deemed necessary by the Municipality; b) No buildings or parking spaces shall encroach into the private street right-of-way; and C) The developer shall provide for the future transfer of the right-of- way to the Municipality at the Municipality's discretion. 9.2.6 An integrated system of"Private Lanes" shall be provided to permit movement of passenger vehicles between adjoining properties and to access signalized intersections. The integrated laneway system shall have a minimum of width of 7 metres and be implemented by means of registered easement in favour of the abutting property owners. It is not the intention of this Plan that such laneways be assumed by the Municipality. 9.2.7 Entranceways to commercial uses from arterial roads shall be limited to 80 meter intervals. Development or redevelopment will seek the consolidation of access points and common traffic circulation in accordance with the provisions of this Plan. 9.2.8 When undertaking environmental assessments for road or other servicing upgrades, the Municipality encourages the Region to consider the streetscape policies in Section 7.2.7 of this Plan. 9.2.9 Existing and future transit services within the Courtice Main Street shall be supported by transit oriented development that has regard for the following Transit Oriented Development design objectives: a) Enhancing mobility options; b) Enhancing the public realm; Municipality of Clarington January 21, 2013 Courtice Main Street Secondary Plan—Page 12 i Secondary Plans Courtice Main Street C) Integrating transit-supportive land uses; d) Creating an inspiring urban built form; e) Managing parking; and f) Ensuring transit station design contributes to place making. 9.2.10 The Municipality encourages transit providers to locate transit stops at key destinations along the Courtice Main Street. The Municipality encourages the upgrading of existing transit stops along the Courtice Main Street in an effort to improve comfort and safety. Transit waiting areas that are incorporated into buildings must be located adjacent to transit stops. 9.2.11 Transit, cycling and walking shall be promoted as the preferred modes of transportation along the Courtice Main Street. The implementing Zoning By-Law may require the provision of secure bicycle parking facilities in a conspicuous location, long-term bike parking areas within buildings, and on-site shower facilities for employees who bike to work. The Municipality may allow for a reduction in the number of required parking spaces where bicycle parking facilities are provided. 9.2.12 Shared on-site parking areas for two or more uses may be permitted where: a) The maximum demand of such parking areas by the individual uses occurs at different periods of the day; and b) The maximum demand of such parking areas is substantiated by a parking study approved by the Municipality. 9.2.13 The Municipality recognizes the role of Travel Demand Management (TDM) in promoting a more efficient use of existing transportation infrastructure, making automobile use more sustainable, and promoting increased transit use. The Municipality will work to introduce new TDM initiatives to reduce car dependency and peak period congestion. 10. IMPLEMENTATION 10.1 General 10.1.1 The policies of this Plan shall be considered when making decisions related to development of the lands within the Courtice Main Street Secondary Plan Area. The policies of this Plan shall be implemented by exercising the powers conferred upon the Municipality by the Planning Act, the Municipal Act and any other applicable statues, and in accordance with the applicable policies of the Official Plan. 10.1.2 The Municipality will monitor the policies of this Plan as part of the five year Official Plan review and propose updates as deemed necessary. 10.1.3 The Municipality encourages innovative measures to help reduce the impacts of urban run-off and maintain base ground water flow. Such measures may include bio-swales, permeable pavers, rain barrels and green roofs. Municipality of Clarington January 21,2013 Courtice Main Street Secondary Plan—Page 13 i Secondary Plans Courtice Main Street 10.1.4 The Municipality will work with the Region of Durham to ensure that appropriate servicing capacity is provided for the Secondary Plan area, allowing the Municipality to meet the Region's density targets for Centres and Corridors. 10.1.5 The Municipality will encourage the Region of Durham to provide full municipal services to the Courtice Main Street within the next 10 years following the adoption of this Plan. 10.2 Additional Municipal Implementation Tools 10.2.1 In order to support the implementation of this Secondary Plan, the Municipality of Clarington will consider the development of the following implementation items: a) Community Improvement Plan: A Community Improvement Plan for the Courtice Main Street area may be prepared to facilitate the implementation of this Plan in particular for redevelopment for greater intensity land uses and improving community character and identity. b) Streetscape Master Plan: A Streetscape Master Plan for the Courtice Main Street area shall provide a detailed design for the non-travel portion of Highway 2 right-of-way, in accordance with policy 7.2.7 b) of this Secondary Plan. 10.2.2 Consolidated Plans and Studies a) Where multiple properties are proposed to be developed, the Municipality will consider the potential for consolidated supporting plans and studies to assist with the development review process. b) The preparation of the Urban Design Report and the Phasing Plan that is to be prepared for the Town Centre Commercial Area must incorporate the recommendations of the EIS as well as any other studies required as part of a complete application. 11. INTERPRETATION 11.1 General Interpretation Policies 11.1.1 The Courtice Main Street Secondary Plan has been prepared to align with the Policies of the Official Plan. The Policies of this Secondary Plan, along with Schedules and Appendices shall be read and interpreted in conjunction with the Policies of the Official Plan. 11.1.2 In the event of a conflict between the Official Plan and this Secondary Plan, the Policies of the Secondary Plan shall prevail. 11.1.3 The boundaries shown on Schedule A to this Plan are approximate, except where they meet with existing roads, river valleys or other clearly defined physical features. Where the general intent of this Secondary Plan is Municipality of Clarington January 21,2013 Courtice Main Street Secondary Plan—Page 14 Secondary Plans Courtice Main Street maintained to the satisfaction of the Municipality, minor boundary adjustments will not require an amendment to this Secondary Plan. 11.1.4 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. 11.2 Definitions Mixed-Use Building: means a building used partly for residential use and partly for non- residential use. Shared Parking: means parking shared among different buildings and facilities on the same property or a group of properties in an area to take advantage of different peak periods. 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COURTICE MAIN STREET SECONDARY PLAN JANUARY 212013 1,0 URBAN DESIGN GUIDELINES -- 1.1 Urban Design Objectives and Principles The background review and community consultation parts of °( the Courtice Main Street Study resulted in the definition of a Community Vision and high level development principles. This Vision and the principles, in turn, formed the basis for creating an urban design framework for the Study Area and subsequently the Secondary Plan. The built form, gateway and streetscaping strategy of the Secondary Plan arises from a set of guiding objectives and underlying urban design principles that flow directly from urban design policies in the Official Plan, °-' - current Provincial and Regional planning policy objectives, and the community's desire for a more urban, attractive, diverse and commercially viable community along Durham Highway 2. Figure 1.1:Attractive built form reinforces street edge 1.1.1 Urban Design Objectives * Create compatible and attractive built form that balances IA � long term planning goals for intensification with the �II evolution of an attractive Courtice community to reflect and enhance its local image. Encourage built form that reinforces the street edge and creates an attractive image along Durham Highway 2. * Promote built form that supports existing local businesses and is compatible with adjacent residential development. Reinforce the strong presence of the Farewell Creek and - Black Creek valleys along Durham Highway 2 to inspire a new image for Courtice as "Clarington's Green Link". Figure 1.2: Landscaping to create Figure 1.3: Retail environment with pedestrian friendly environment pedestrian friendly street edge Page 1 .................................................................................................................................................................................................................................................................................................................................................................................................. ................................................................................................................................................................................................................................................................................................................................................................................................., COURTICE MAIN STREET SECONDARY PLAN JANUARY 212013 1.1.2 Urban Design Principles policies. The guidelines illustrate approaches to redevelopment, new building and landscaping to fulfill the Municipality's • Define distinct precincts with built form and streetscaping objectives and to implement the urban design principles. that identifies these areas and links them together. • Use built form and landscaping to emphasize intersections, In addition to the Secondary Plan, the guidelines are to be used to create a more pedestrian friendly environment, slow in combination with other site specific requirements and will be traffic and create a sense of arrival to identify Courtice while used by Municipal staff to review development applications on a travelling along Durham Highway 2. site by site basis. + Encourage the redevelopment of sites to achieve a high quality of built form and landscape treatment to create a 1.2.2 Structure of the Guidelines pedestrian supportive, attractive and more urban street The guidelines are presented in three categories: edge. + Define built form relationships to ensure that new Site Planning and Built Form: provide guidance on the development does not negatively impact existing stable orientation and configuration of buildings, parking and other neighbourhoods. site components, and specific guidelines on height, massing and • Initiate Municipal streetscape improvement to promote fagade articulation for the three primary land uses of the property improvement and instil a new image or identity Secondary Plan: along the Main Street. + Promote streetscape improvements that will be supportive * Commercial of future plans for transit, walking and cycling. • Residential • Town Centre Commercial 1.2 Purpose and Structure of the Guidelines Open Space, Natural Heritage and Trails: provide general guidelines on the treatment for parks, development adjacent to 1.2.1 Intent or near the creek valleys and integration of trails and pathways. Streetscaping and Gateways: provide guidelines and diagrams The guidelines will reflect the Municipality's intention to create to describe landscaping and the relationship of building edges to a more distinctive Courtice community along Durham Highway the ultimate future right-of-way (ROW) of 36 metres along 2. Durham Highway 2. The guidelines are intended to be read in conjunction with the The site planning guidelines can be applied to all three of the Secondary Plan and urban design policies in the Official Plan, primary land uses in the Secondary Plan noted above. The and complement and augment the Secondary Plan urban design subsequent built form guidelines will describe the treatment of Page 2 '.................................................................................................................................................................................................................................................................................................................................................................................................. ................................................................................................................................................................................................................................................................................................................................................................................................... COURTICE MAIN STREET SECONDARY PLAN JANUARY 212013 height and relationships to existing areas and building space for businesses to expand (seasonally) to the sidewalk articulation, specific to the uses and related building types. The edge. site planning guidelines will reinforce the urban design policies * The front building face and entrances shall be oriented to of the Official Plan, as well as the Regional Official Plan for the Durham Highway 2. Centres and Corridors designations. They will promote street- • Buildings that are located at an intersection's corner shall be related, denser, pedestrian and transit supportive compact built located at both street edges. If site conditions prevent the form. building meeting both frontages, then the primary building frontage shall be located at the Durham Highway 2 edge. 1.3 Site Planning and Built Form Guidelines Sustainable design principles are encouraged in all facets of project development including site design, building design, a development of energy efficient building systems, and material selection. 1.3.1 Site Planning Guidelines "ask The site planning guidelines are described under the following headings: * General Site Planning * Pedestrian Areas * Parking * Service and Loading * Signage Figure 1.4: Streetscape Improvements for transit, walking and cycling General Site Planning Guidelines * Where redevelopment occurs at an intersection, the * Buildings shall be located at or near the street edge. A orientation of the building and articulation of the ground minimum front setback of 3.5 metres from the proposed floor and landscaping should promote a generous future 36 metre right-of way (ROW) is recommended. This paved/landscaped area at the corner. The intent of this is to will facilitate wider sidewalks, private landscaping and/or provide for future transit stop waiting areas, benches, planters and sidewalk and intersection specialty paving. 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COURTICE MAIN STREET SECONDARY PLAN JANUARY 212013 Where properties abut existing lower density residential uses or natural heritage (creek valley) edges, increased setbacks, building height transitions and landscape buffers - will be required. • Where Regional access requirements permit a driveway access to Durham Highway 2 from a redevelopment site, the preferred location for the driveway would be at the east or west property line to permit potential shared access for an adjacent development. * Where interim phases of development are proposed, I proponents shall prepare and submit concepts for final development stages. Site planning and built form of interim �-�- r development phases shall not preclude realisation of final concept plans. -- ' Pedestrian Areas - + Sidewalk and entrance areas at the building's edge should receive the highest priority in terms of orientation and material treatment. * Secondary entrances at the sides and/or rear of buildings k shall have direct and continuous walkways to the main 1 sidewalk along Durham Highway 2. • Where the sidewalk crosses a driveway entrance, the paved area shall continue as a distinct and continuous route across 1 the driveway. * Treatment of paved areas within the private realm that abut public realm pedestrian areas should create a smooth and compatible transition. Figure 1.5: Wide sidewalks with entrances at building edge * Doors and window projections shall not impede pedestrian movement. 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COURTICE MAIN STREET SECONDARY PLAN JANUARY 212013 Parking ;_ _, •� r + Site planning shall orient parking areas interior to the sitesr{_ ' or at the rear. - Should structured parking be incorporated into a ' r redevelopment, it may occur at the street edge, but shall have retail uses at grade and the structure shall be designed :. nis fM�r with high quality architectural finishes, to reduce views of parking levels. * Parking areas shall be adequately illuminated to ensure safety for pedestrians, but shall not cause light spill-over to adjacent uses. �d * Parking lots shall be designed with landscaped islands, planted with hardy species. * Parking lots shall incorporate pervious paving or other Figure 1.6: Building corner or entrances facing street strategies to promote surface infiltration and reduce heat island build-up of asphalt areas. * The presence of parking areas and parking circulation at - adjacent low-density residential areas shall be mitigated with a landscape buffer, to screen both noise and views. * Similarly, the presence of parking areas on adjacent local ' ~~ streets shall be treated with a 1.5 metre landscaped buffer, consisting of a combination of low bushes and higher decorative street trees, such that they mitigate the view of parking along the street edge. * Parking lots shall be designed as smaller parking "courts", with a maximum of 60 spots per area. F' f Figure 1.7: Example of parking structure with retail at grade Page 5 .................................................................................................................................................................................................................................................................................................................................................................................................. ................................................................................................................................................................................................................................................................................................................................................................................................... COURTICE MAIN STREET SECONDARY PLAN JANUARY 212013 Service and Loading and Garbage Areas ` MW qr 1W W W W W * Vehicular access and building orientation shall ensure that LOCAL ROAD 3 m LANDSCAPE 5 m BUFFER loading, service and garbage areas are located to the side or rear of the building. -- * On-street loading from Durham Highway 2 is not permitted. All loading shall be from the building's side or rear access. 31 1 1 1 . * All garbage areas shall be within the building's enclosure. TYPICAL SO CAR LANDSCAPE g g g PARKING COURT DIVIDER These areas shall not face a public street frontage. Storage of garbage in the public ROW at any time will not be permitted. + Outside storage will not be permitted. 15m * Loading/service doors shall be located so they are not visible from any views from Durham Highway 2. In a case where this is not possible, the door shall be screened with a screen wall integrated with the building's design. * Loading spaces shall be designed to ensure that during Figure 1.8:Typical Parking Condition loading, parked vehicles at loading/garbage areas do not impede pedestrian movement. Signage LANDSCAPING OFFICE! OFFICE/ ENTRANCE 1 ENTRANCE * Signage should be in keeping with the Municipality's Sign By- ly law, as amended from time to time, and with the Signage policies in the Official Plan. Once a detailed Streetscape Plan I PAR INGAT 115iOC SIC)E ARC is prepared for the area, amendments to the Sign By-law may be required. The following design principles for signage will be incorporated in the Streetscape Plan: nn n LOADING A i REAR LOADING AT REAR Figure 1.9: Example of servicing and loading Page 6 .................................................................................................................................................................................................................................................................................................................................................................................................. ................................................................................................................................................................................................................................................................................................................................................................................................... COURTICE MAIN STREET SECONDARY PLAN JANUARY 212013 o Signage for retail and commercial uses shall be located at + � � the ground floor level within a defined signage band or RP fascia. This band should not be greater than 1.5 metres ' in height. o Other building signage may be permitted at upper levels, where there is upper floor office/commercial uses. This signage must be compatible with and complementary to _ the building's scale, material and overall design. o Wall-mounted cut-out letters are preferred to backlit signage boxes. 4 . o Accent lighting over signage is preferred to back-lit i r 5. , signage boxes. o Where multiple tenants exist, signage style and mounting should be coordinated. 1.3.2 Built Form Guidelines Figure 1.10: Defined signage band The proposed Land Use Plan consists of land use categories that are aimed primarily at mixed use building development that vary from buildings up to 2 storeys to buildings up to 8 storeys. The variation in height responds directly to the Secondary Plan - and its response to the following factors: * street exposure * current land use and business activity - * adjacency to the creek valleys _ ,�•��. ..,...,. * p rotection/enhancement of views Ain- adjacency s _ - to existing, stable residential areas - * proximity to future transit * location at high priority gateway or intersection/nodes Figure 1.11: Cut out letter signage Page 7 ................................................................................................................................................................................................................................................................................................................................................................................................. ................................................................................................................................................................................................................................................................................................................................................................................................... COURTICE MAIN STREET SECONDARY PLAN JANUARY 212013 The designation of most of the lands along Durham Highway 2 is Commercial Designation (West of Farewell Creek) intended for Mixed Use building development and is based on the objective of creating a more active urban edge along the * The highly commercial section of Courtice, between roadway, and as a means to encourage and support existing Townline Road and Farewell Creek is envisioned with the business activity, while allowing incremental redevelopment to potential to redevelop at a higher intensity and to include both limited commercial and residential uses. The incorporate a mix of retail, office and high density residential fundamental principle of mixed use is to create a strong uses. pedestrian environment, promote diversity of land uses and improve the convenience amenity in the community. Retail and Commercial Mixed Use, Medium and Low-Rise High service uses are encouraged as the predominant use on the Density Designations ground floor of buildings, with office or residential uses on upper floors. * The properties in the central section of Courtice, from Farewell Creek to Courtice Road are narrower, with direct Built form should be located at or near the street edge with proximity to low density single family housing and the street related retail and service activity supported by features sensitive natural heritage feature of Black Creek. such as wide sidewalks lined with street trees, other planting, bench seating areas, outdoor retail and attractive street lighting. Ground floor uses should be treated with large, ,: attractive shop-front windows and recessed entrances, ` projecting elements such as canopies or bays and attractive signage. Parking should be at the side or rear of the development, with paved walkways from the parking area to the street-facing shop entrances. The recommended height limits of the Secondary Plan stem from the community's sentiment that Courtice's residential , 6 character and the strong presence of the creek valleys should be so incorporated into new development. Responding to this, the rationale for the two building height limits is described in the following subsections. °" f Figure 1.12: Mixed use reinforcing pedestrian environment Page 8 ................................................................................................................................................................................................................................................................................................................................................................................................. ................................................................................................................................................................................................................................................................................................................................................................................................... COURTICE MAIN STREET SECONDARY PLAN JANUARY 212013 Commercial Designation (West of Farewell Creek) The minimum building height should be 2 storeys. Additional storeys are encouraged. Buildings higher than 2 storeys, should be designed to provide for variety along the streetscape, while defining a 1 to 2 storey ' base or podium condition. The height of this base should be consistent within any block. Various massing configurations can be employed to create this 1 h to 2 storey base in order to reinforce a sense of pedestrian scale. , These include: • Creation of the building base of 1 to 2 storeys with setback i of the building fagade above that. For buildings higher than riz 6 storeys, further setback of the uppermost storeys is required. �+ r �• Creation of a strongly defined cornice line at the 2 to 3 storey height within a building mass of 4 to 6 storeys. * The use of angular planes from the street to define setbacks of storeys may be considered. � S Figure 1.13: Building addressing corner Page 9 .................................................................................................................................................................................................................................................................................................................................................................................................. ................................................................................................................................................................................................................................................................................................................................................................................................., COURTICE MAIN STREET SECONDARY PLAN JANUARY 212013 The minimum front lot building setback should be 3.5 metres massing of new buildings should be configured to mitigate from the ROW, allowing for landscaping treatment such as negative impacts on sunlight to existing uses. planting, seating or a widened sidewalk within the pedestrian realm in front of the building. Large site developments proposing higher density buildings whose form, orientation or location does not adequately The maximum setback from the ROW is 5.0 metres. In such a address the streetscape or the existing block structure of the case, the sidewalk must be treated to make regular connections community are discouraged. to the building face and the entire space between the building edge and the ROW must create a high quality pedestrian Commercial Mixed Use, Medium and Low rise High environment. Density Designations At corner lots, the maximum building setback should be 4.5 The ground floor uses along Durham Highway 2 should be a mix metres from the ROW along the Durham Highway 2 and 4.5 of retail, service and office uses. metres from the ROW for a minimum distance of 15 metres along the secondary street. The minimum building setback along Where there is no retail or service use planned, the the secondary street, more than 15 metres from the corner development must have a consistent edge of residential ground should be aligned with, or complementary to, existing adjacent floor uses in order to create a consistent building type along the uses. streetscape. Where the scale of proposed built form or land use differs from Retail/service and residential ground floor uses shall not be the existing adjacent land use, the minimum side or rear lot mixed or intermingled. Residential lobby entrances are setback (as applicable) should be 7.0 metres and include a 3.5 permitted adjacent to retail or commercial uses. metre thickly planted landscape buffer. The minimum building height should be 2 storeys. Additional The design of building entrances and display windows should storeys are encouraged. relate to a pedestrian scale and reflect the desire to create a distinct local, community character. Buildings higher than 2 storeys, should be designed with the primary building face at the street, with some recessed floors: Below-grade parking access and egress should be provided from ; 6 storey buildings should have a 4 storey base with a the adjacent local street or from one of the internal rear laneways, not from Durham Highway 2. strongly defined 2 storey cornice line, and the top two storeys recessed beyond that. The maximum horizontal In general, the maximum building height shall be determined by distance for stepped back building faces is 2.0 metres. the demonstrated sun/shade impact to adjacent uses. The • 3 and 4 storey buildings do not require setback floors. 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COURTICE MAIN STREET SECONDARY PLAN JANUARY 212013 The minimum front lot building setback should be 3.5 metres from the ROW, allowing for landscaping treatment such as planting, seating or a widened sidewalk within the pedestrian realm in front of the building. �` `�-� At corner lots, the maximum building setback should be 4.5 metres from the ROW along the Durham Highway 2 and 4.5 metres from the ROW for a minimum distance of 15 metres - II f� _ ■ iE�lyu����, liiru along the secondary street. The minimum building setback along the secondary street, more than 15 metres from the corner should be aligned with, or complementary to existing adjacent a it uses. I �` OMN Where the scale of proposed built form or land use differs from the existing adjacent land use, the minimum side or rear lot setback (as applicable) should be 7.0 metres and include a 3.5 Figure 1.14: Higher building with a podium base metre thickly planted landscape buffer. Below-grade parking access and egress should be provided from the adjacent local street or from one of the internal rear laneways, not from Durham Highway 2. Stand-alone Medium and Low Rise High Density Residential d ...� a, The Courtice Main Street Secondary Plan has identified specific ; locations suitable for medium and Low Rise High density residential uses. Figure 1.15: Mixed Use building at corner location Page 11 ................................................................................................................................................................................................................................................................................................................................................................................................. ................................................................................................................................................................................................................................................................................................................................................................................................... COURTICE MAIN STREET SECONDARY PLAN JANUARY 212013 Where stand-alone medium or low rise high density residential development is proposed, the followin g g uidelines will apply: The architecture of residential fagades should contribute to creating visually interesting streetscapes and reinforcing the relationship of the private dwelling to the public street. There ' s are two medium density residential categories: up to four k storeys and up to six storeys. For all building types, however, the architectural design and relationship of the building to the _ �- street should create a streetscape of high quality, composed of well designed buildings and landscaping. For all medium density r residential uses, the following guidelines apply: �'- t' * The street facade should be articulated through the emphasis of entrance elements, such as vestibules, porches, and bay windows. * The design of windows should create an image of a unified facade; detailing of all windows that are visible from the Figure 1.16:Architecture of residential facade creates visually streetscape should be of a high quality. interesting streetscape Front yard areas should be planned to incorporate and facilitate landscaping, pathways and tree planting. + Ground floor living units should be located close to the street grade to promote a good visual and pedestrian 1 relationship between the dwelling unit and sidewalk. * Roof forms should be varied but complementary to each other. Projecting elements such as dormer windows, chimneys, projecting cornices and roof eaves contribute to creating visually interesting roofs. _ .. * Materials should be of a high and durable quality. Figure 1.17:Articulation of entrances and windows creating unified facade Page 12 ................................................................................................................................................................................................................................................................................................................................................................................................. ................................................................................................................................................................................................................................................................................................................................................................................................... COURTICE MAIN STREET SECONDARY PLAN JANUARY 212013 Medium Density Residential— up to 4 storeys * Site grading and the elevation of the garage and ground floor should be similar to the existing adjacent dwellings. The following guidelines are for new stand-alone medium density residential development such as townhouses and stacked townhouses along Durham Highway 2. The guidelines are intended to reinforce the residential scale and character of the surrounding area and create a transition to other areas of lower density. i * Buildings that are compatible in scale with adjacent = -� residential buildings are encouraged; however, higher e z " •.. densities are encouraged through compact form and efficient land use. * Front lot building setbacks should match either the neighbouring building setback or a line projected between the nearest front corners of the existing adjacent dwellings. , The principle fagade should be oriented to the primary street. Figure 1.18: Example of stacked townhousing + At townhouse developments with garages, the garages should be located at the rear. Front yard driveways and garages are discouraged. A variety of options to reduce the impact of driveways on the streetscape include small grouped parking areas, underground and/or under deck parking structures, limited street parking and landscaped screening. Should front yard garages occur, the following guidelines shall apply: * The garage shall not project beyond the front face of the dwelling. 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COURTICE MAIN STREET SECONDARY PLAN JANUARY 212013 + Access to underground parking should be located to the rear and side of the site and building, and shall not impede pedestrian movement between the sidewalk and the - �a building entrance/lobby. + Grade related residential units (maisonettes) are encouraged at the base of the building. These units should } have front doors and gardens that face the street. The intent is for buildings to engage the street and not turn internally, away from the street with a rear garden fagade or privacy y fence to the street edge. _ Mid-Rise High Density Residential The following guidelines are intended for new Mid-Rise High y ' Density Residential buildings, to be located immediately west of Figure 6.19: Recessed attached garage integrated with house design the Farewell Creek, south of Durham Highway 2. Preference will be given to structured or underground parking. * The garage design should be integrated with the design of the house. Structured or any above-ground parking must be designed * The garage size should be designed appropriately to mitigate any negative impacts on the streetscape, and proportioned to the lot size and house fagade; garages can include measures such as landscape buffering and should not comprise the majority of the house fagade. hiding a car park behind the building fagade. ■ Residential buildings will be well connected to each other Low Rise High Density Residential— up to 6 storeys and to the public realm. ■ Site entries and exits will be created to also allow direct The following guidelines are intended for new low rise high pedestrian and cycle routes to shops and public transit density residential buildings, to be located on deeper lots along stops. Durham Highway 2. These buildings and sites may require New development will be located and orientated to underground parking. maximize visual privacy between buildings on the development site and adjacent sites by orientating new * The buildings should have a strong multi-storey base with building blocks so that they do not directly face the upper two floors set back by a maximum of 3.0 metres. neighbouring buildings. Page 14 ................................................................................................................................................................................................................................................................................................................................................................................................. ................................................................................................................................................................................................................................................................................................................................................................................................... COURTICE MAIN STREET SECONDARY PLAN JANUARY 212013 ■ Buildings will be located to optimize solar access to day needs of Courtice residents over time. The design objective residential apartments. is to develop a strong urban street fagade and architecture that ■ Buildings will be located and orientated to provide views to places a priority on comfortable and dynamic pedestrian the Farewell Creek while mitigating any negative aspects on shopping environments, and active mixed use streets. the site, such as visual intrusions or noise. Planning for retail uses must consider the needs of residents and retailers for driving and parking access. Guidelines for potentially larger retail uses and their associated parking and ' servicing needs will require careful consideration. The objective of these guidelines is to place built form and pedestrian comfort and movement as priorities. F, Development Vision The area is envisioned as a focal place for the community. i The location must balance the need to provide parking for retail and office uses, and at the same time promote a pedestrian oriented place. This is a challenge that may be realized over a long period of time. The right balance of cars and pedestrians - may not be achieved until transit is fully in place and a more diverse mixed use environment is built out. These guidelines Figure 1.20: Grade related units in multi-storey building encourage alternate forms of development that can realize the objectives of the Secondary Plan. Town Centre Commercial The scale and design of the corner buildings should define the While grade-related retail/service uses are encouraged across corner and establish a strong urban, pedestrian street edge to Durham Highway 2 in most of the land use designations, a more the Town Centre site, both along Durham Highway 2 and Trulls focused commercial development area is envisioned at the Road. Buildings up to the six storey height maximum are Town Centre site. The primary frontages and excellent visibility encouraged to reinforce a small public square to be located at of Durham Highway 2 and Trulls Road provide a good potential the corner of Durham Highway 2 and Trulls Road. to attract retail and office uses. As with all areas in the Secondary Plan, this area permits a wide range of uses, to Retail with office uses above are encouraged along each of the promote a diverse mix, and the flexibility to serve the day-to- primary three street frontages: Trulls Road, Durham Highway 2 Page 15 ................................................................................................................................................................................................................................................................................................................................................................................................. ................................................................................................................................................................................................................................................................................................................................................................................................... COURTICE MAIN STREET SECONDARY PLAN JANUARY 212013 and the future Richard Gay Avenue. One vehicular site entrance is provided at each primary frontage, and these entrances should be designed with limited width to slow traffic and reinforce the continuity of the pedestrian sidewalk. 1if 1� X77 URik%oli'F�TTtRi y Figure 1.22: Corner building design to frame plaza Street Related Development Figure 1.21: Example of small urban plaza ♦ Locate the building or buildings on the site so that the main entrance and primary fagade are visible from Durham Highway 2 or Trulls Road. + At corner sites, locate buildings so that a significant portion of the building mass addresses the corner intersection and that building configuration and detailing emphasize the corner. • Main entrances shall be accessed from the street sidewalk or from internal pedestrian ways that lead to public sidewalks. * Exterior development of the site should create comfortable and safe pedestrian connections to the sidewalk and transit stop locations. 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COURTICE MAIN STREET SECONDARY PLAN JANUARY 212013 Where larger format retail uses occur, designs should accommodate for the division of larger floor plates into smaller retail units, to reflect narrower storefront divisions, „ typical of main street retail shops. F; • Smaller commercial uses should be oriented to the street. Seasonal outdoor uses are encouraged to be located at the streetscape to provide the possibility for sidewalk activity. _ Parking and Access * Parking at the street edge is not permitted. Parking should be located at the interior of the block to allow building siting ' that reinforces the street; however, buildings can be spaced along the primary frontages to facilitate views into parking ' at the interior of the site. * Site accesses should be configured as a combined entry/exit that can be treated as a "street" entrance. Built form features, signage and high quality landscaping should Figure 1.24: Possibility of sidewalk activity attached to small enhance these entrance points. commercial uses Built Form s Building design should emphasize architectural elements that promote pedestrian interest and comfort, reinforce the relationship to the street, and create a visually interesting street fag�^ade. Such architectural elements include, but are Y ;' •.'Y not limited to, canopy structures, arcades, prominent entrances and large display windows. R- + The main building fagades and entrances of large retail uses should be visible to both the street and the internal parking courts and should be accessible by sidewalks. + Access from and within parking areas should promote safety and comfort for both drivers and pedestrians. Landscaping Figure 1.23: Main entrances accessed from internal pedestrian way and differentiated paving for pedestrian routes should be Page 17 ................................................................................................................................................................................................................................................................................................................................................................................................. ................................................................................................................................................................................................................................................................................................................................................................................................... COURTICE MAIN STREET SECONDARY PLAN JANUARY 212013 employed to divide parking areas; large undifferentiated parking areas will not be permitted. t * Where phased development or intensification is envisioned, T�f Nf built form development of initial and interim phases shall be p p configured to facilitate final concepts for development. + Development is encouraged to respect the built heritage of the area. 1.4 Open Space, Natural Heritage and Trails The two Creek valleys of Farewell Creek and Black Creek create a green spine that stretches from Darlington Boulevard to the Courtice Main Street eastern boundary. These natural heritage features were consistently cited by the residents as Courtice's most unique and valued assets. Figure 1.26:Access from parking lots in the interior of lots to be safe and comfortable and entrances to buildings to be easily visible �� �,� `• i - The Development Concept's open space system is based on emphasizing the visual presence of the creek valleys through T +1� view protection, streetscaping and enhancing physical •,l` connections to them through new trails, parkettes and parks. Mill P 1.4.1 Natural Heritage Features t The Municipality of Clarington in consultation with the Central Lake Ontario Conservation Authority (CLOCA) has delineated the K' Environmental Protection limits. Development adjacent to these lands will be guided by policies within chapters 4 and 14 of the Clarington Official Plan. - Any development within 120 metres of a natural heritage Figure 1.25:Architectural elements to promote pedestrian comfort feature will require an Environmental Impact Study, which will Page 18 ................................................................................................................................................................................................................................................................................................................................................................................................. ................................................................................................................................................................................................................................................................................................................................................................................................... COURTICE MAIN STREET SECONDARY PLAN JANUARY 212013 determine whether the extent and type of development that isnr permitted can occur. "° + '► The urban design guidelines for treatment of development near - the creek valley edges are: " * Enhance the dramatic view of the creeks' sloping ``a"� r' k _'' r topography between Darlington Boulevard and Sandringham M Drive. * Higher buildings should be carefully p laced to provide good views from the buildings, and care should be taken to not block views of the creek from the street. Figure 1.29: Example of valleyland parkettes and trail links On the north side of Durham Highway 2, at Centrefield Drive, the view of the branching of the creek should be protected through the introduction of low scale buildings. * Lower scaled buildings are encouraged on the north side of Durham Highway 2 at Centrefield Drive in order to protect the view of the two creeks �< + Create sensitive development near the Creek valley edges +� L through low intensity land use, landscaping and appropriately transitioned building heights. Promote the evolution of a continuous pedestrian system Figure 1.27:View of Farewell Creek with a system of interconnected sidewalks and parkettes f near the creek edges and trail links where appropriate. 1.4.2 Central Square and Greenway Features The Secondary Plan proposes one central square in the Town Centre supported by three small greenway features (open spaces). They reinforce Courtice's existing open space pattern, and variety of parks and parkettes. Figure 1.28:View of Farewell Creek and Black Creek valleys Page 19 .................................................................................................................................................................................................................................................................................................................................................................................................. ................................................................................................................................................................................................................................................................................................................................................................................................... COURTICE MAIN STREET SECONDARY PLAN JANUARY 212013 The north-west corner of Trulls Road and Durham Highway 2 is a municipally owned property that will be developed as a passive visual and physical space. Its location is ideal for specialty Courtice signage and it also provides a gathering space for residents. PW Another prominent open space will be a large central square in the Town Centre site. It will be a passive space that provides a _ focal area for the employees and residents around and inside the Town Centre. It has the potential of becoming an identifiable location for that future neighbourhood and could be used for larger community gatherings and events. Small public squares are envisioned at Townline Road and at Trulls Road. These spaces are not dedicated areas in the land use plan, but are permitted uses that are strongly encouraged as part of new development. Located at these prominent Figure 1.30: Example of a small parkette intersections, they are intended to create small focal areas for pedestrians with special landscaping, Courtice signage, comfortable transit waiting areas and well articulated architecture as a "backdrop". Figure 1.31: Example of a small urban plaza Page 20 ................................................................................................................................................................................................................................................................................................................................................................................................. ................................................................................................................................................................................................................................................................................................................................................................................................... COURTICE MAIN STREET SECONDARY PLAN JANUARY 212013 1.4.3 Trails Courtice has a system of trails and worn paths that meander through Farewell Creek and Black Creek and connect to important public areas in Courtice, such as the Courtice Community Centre, located along the north side of Black Creek, ;: and a cultural heritage location at Old Kingston Road and Farewell Creek (Tooley's Mill site). Development within Courtice should, wherever possible, seek to improve linkages to these trails and special areas. Greater exposure and access to the Creek valleys was a high priority in the community, both as a means to improve the walkability of - Courtice and as a recreational "offering" or "draw" that would Figure 1.32:View of Farewell Creek trail be distinct to Courtice. The Municipality could consider providing incentives to improve connectivity to the trail system. The trail system can include routes along streets. With future plans for road widening and transit and infrastructure investments along Durham Highway 2, the Regional Cycling Plan identifies a 3 metre wide multi-use trail along the north side of the roadway. This route should be considered a major component of Courtice's trail system. For example, a trail extends from the Courtice Community Centre through Black Creek; new development along the north side of Durham Highway 2 should make a prominent connection to this trail link to the new 3 metre or more multi-use path. Guidelines for trails and pathways include: * Promote connections to Farewell Creek and Black Creek wherever feasible. * Utilize the future Durham Highway 2 multi-use path to create visible trailhead links to Black Creek. Page 21 ................................................................................................................................................................................................................................................................................................................................................................................................. ................................................................................................................................................................................................................................................................................................................................................................................................... COURTICE MAIN STREET SECONDARY PLAN JANUARY 212013 * Coordinate any trail links and trailheads with the _ Municipality and Conservation Authority for access and safety requirements or restrictions. X. 0 t etr"• s It J III, 1 Welcome to the Courtice Millen-rum Trail,This 1.5km trail network,wind s its way thraugh woodland€,meadows and arras€the Black Creek- It is part of an effort to maintain ecelogital green space,restore natural habitats and provide an area foryDurenjrryment. U-11 a irmt,pwd-signs fur your edu tlnn, 1hmtstops for your tom MDUdanis ,ivaII r -'/ for Vow Fq Creitipn lnd"LAF wIjdOM f9F I" a eUlYrlrYdlian. �* Community groups com61ned tlyde lalenis -j a d ourc�as ro build the[ it and restora '�'. "_-�i• w�Q°' the at raI Mhhati-ilne plenning and °} 'Y comYnucSl9n o-f Iihls preJeci l iy*Ned tM s - [aoperalive eflonsarthe sieFFaid studmis or Coutdee Semsdsty School,Lines flub al Counkt.iiumkbyalltyofClalmgtmt.Durham land S[oxardrhip CuumiL rriauds ul5nund • -a - Y t Mx,d,N rlmtarlaDowsecirederadem.CArlhgtom ..'f .. AtSesYhpitYCammillet Flea{Mlrrl L#T<•t i� ©menu Conrer—tion Authority. r FOR THIS PROJICTWOLS Sl1PKIER RT: nFri�enr„aads�Ir -FnwEJplO T rice Enurann .Feundrrlen ° °, -dntada Pemw Gnsrnlwe -Aiynlriptr,ly Pf L4ringtar D04YIfiC11 j / rAl t- �' '.= 1. 7[GGXYArSY �jrli ,l llrf �`ei,e.�.ir.. {��r.rY�4 Figure 1.33: Farewell Creek Trail °`"°°` —" • Utilize local street intersections with Durham Highway 2 to create safe and attractive trail crossing points, to link valley Figure 1.34:View of Millennium Trail trails to the local street system. * Identify an on-street trail route that connects the valleys to parks and promotes the evolution of a fully interconnected open space system. * Ensure that all pathways support barrier-free access. * Encourage new development to provide bicycle securing facilities and landscaping near trail links. 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COURTICE MAIN STREET SECONDARY PLAN JANUARY 212013 1.5 Streetscaping and Gateways pedestrian friendly environment, but it could change the perception of Courtice from being a place to "drive through" to Durham Highway 2 is the Courtice Main Street spine. As one becoming a point of "arrival". The concept could also help travels across the area, the roadway has distinctly different create an identity or image of Courtice as "Clarington's Green characteristics resulting from the evolution of adjacent land Link". uses. The roadway is a Regional road, but functions as the primary route through the Municipality. The challenge is that it is both a highly travelled thoroughfare and a community street. - There is a strong public desire for Durham Highway 2 to become a' a more community-oriented, more pedestrian friendly, greener and attractive street edge. However Courtice residents also recognize that Durham Highway 2's convenience as a direct ' �= _ route to Oshawa and the future 407 East Link is a valuable asset. ..- The streetscape proposed in these guidelines is based on the ��s^ h �f community's desire to celebrate the green edges of the creek z, �__ - valleys along Durham Highway 2, be pedestrian and transit a supportive yet maintain vehicular functionality and convenience. The following sections about streetscape and gateway serve two M - objectives. First, they should be considered as the framework for the detailed Streetscape to be prepared once the Secondary = Plan is adopted; and second, they should be considered as guidelines for any streetscape improvement prior to the preparation and adoption of the Streetscape Plan. - s 1.5.1 Streetscape Concept The Secondary Plan proposes a series of gateways andr - enhanced intersections that are connected with new EW streetscaping. This concept serves to "break down" the stretch of Durham Highway 2 into intervals and points of visual interest. Figure 1.35: Community-oriented, pedestrian friendly, attractive Not only can this rhythm serve to slow traffic and make a more street edge Page 23 .................................................................................................................................................................................................................................................................................................................................................................................................. ................................................................................................................................................................................................................................................................................................................................................................................................... COURTICE MAIN STREET SECONDARY PLAN JANUARY 212013 1.5.2 Strategy laneways or private internal streets toward the internal portions of properties with Durham Highway 2 frontage. The primary streetscaping strategy is to work within the Region's existing requirements and guidelines. This chapter presents street cross sections that describe how the roadway could be improved over time. The information is based directly on Durham Region's Arterial Corridor Guidelines (ACGs) and Durham Transit's future projections for implementing transit along Durham Highway 2. The key streetscape elements include: primary gateways and pedestrian nodes; a multi-use path and sidewalks; street trees and planting boulevards; lighting and street furniture; specialty paving and signage. ` 1.5.3 Right-of-Way The current ROW varies from 21 metres to approximately 50 metres at some intersections. The ultimate Regional ROW is 36 metres. When a property is redeveloped, the Region requires Figure 1.36: Gateway feature at intersection dedication and protection of the 36 metre ROW with the intent that over time, the ultimate ROW will be achieved. 1.5.4 Access Management Currently, there are numerous individual driveways and commercial property entrances along Durham Highway 2. These are gradually being limited through the construction of medians to control access and turning movements. Existing properties will maintain their right to access, but once a property is redeveloped, all access points will require Regional approval. It is anticipated that future direct access will be very limited. To that end, the Land Use plan proposes access points and shared Page 24 ................................................................................................................................................................................................................................................................................................................................................................................................. ................................................................................................................................................................................................................................................................................................................................................................................................... COURTICE MAIN STREET SECONDARY PLAN JANUARY 212013 street edge, to eventually blend with new Regional works. Similarly, new development could receive incentives for streetscaping measures. �+ l General Streetscaping Guidelines The following guidelines are intended to apply to all planned changes within the publicly-owned ROW, Sidewalks, Pathways and Intersections: * The north side of Durham Highway 2 shall have a continuous, 3 metre or more, multi-use pathway that -. j1WW -- - _ _ provides intermittent connections to trails and cycle routes. The multi-use pathway is a consistent element in the Arterial Corridor Guidelines and Durham Transit street sections. Figure 1.37: Gateway treatments with built form enhance intersections 1.5.5 Implementation The comprehensive implementation of a streetscape program is unlikely to occur. The Region has implied that once infrastructure renewal occurs, then streetscaping improvements would be implemented. However, improving the streetscape earlier would function as a catalyst or impetus for property redevelopment. The guidelines and cross sections presented here could form the basis for a more detailed streetscape master plan and implementation strategy. The Municipality and the Region will need to determine if and how elements within the future ROW can be reasonably implemented. If a streetscape program were in place, the Municipality could consider providing incentives to existing property owners to improve their properties at the Page 25 ................................................................................................................................................................................................................................................................................................................................................................................................. ................................................................................................................................................................................................................................................................................................................................................................................................... COURTICE MAIN STREET SECONDARY PLAN JANUARY 212013 run , � x i 4 a i . m 71 7�1 Figure 1.39: Example of animated streetscape Figure 1.38: Example of animated streetscape Page 26 .................................................................................................................................................................................................................................................................................................................................................................................................. ................................................................................................................................................................................................................................................................................................................................................................................................... COURTICE MAIN STREET SECONDARY PLAN JANUARY 212013 -1 J ■ CV 2 C7 cr- d ro ro m m a as aj v a) cu iE ca f0 m f'6 fo ip H H H H aj Z3 i iw Page 27 ................................................................................................................................................................................................................................................................................................................................................................................................. ................................................................................................................................................................................................................................................................................................................................................................................................... COURTICE MAIN STREET SECONDARY PLAN JANUARY 212013 6.0m BIGHT OF WAY CL OF R.O.W. I L OF TRANSIT LANE I i M f I y v 72.6m 1.6rn 3.5m 2_Em _0m 2,8m 3.5m 3.5rm 8.Orn 3.5m 3,5rrn 5. 3.5rn Page 28 .................................................................................................................................................................................................................................................................................................................................................................................................. COURTICE MAIN STREET SECONDARY PLAN JANUARY 212013 • The south side of Durham Highway 2 shall have a sidewalk of standards, tree planting and landscaped features (planting minimum 1.5 metres. The sidewalk paving should continue beds) should be developed within the boulevard. across driveways/site entries to ensure a continuous and priority pedestrian route. BU • Pedestrian crossings should be emphasized with decorative or textured paving as a means to slow vehicles and create a pedestrian priority condition. • Implementation of Urban Braille' should be considered at major intersections. - • Minimum 2.0 metre smooth concrete travel way. • Contrasting and textured borders. _ • Streetscape elements such as lighting, signage and furniture shall be located outside the travel way. o Pedestrian routes and street crossings shall provide - Y accessibility to all persons with disabilities. Reference to - - — - - the Accessibility for Ontarians with Disabilities Act, 2005 (AODA) and principles of Universal Design should be Figure 1.42: Landscaped strips with trees providing shade incorporated. • Trail connections must not impede movement along the multi-use pathway. Coordination with the Municipality's recreation standards will be required. Street Trees and Landscaping + A landscaped strip or boulevard located between the curb and the sidewalk/multi-use pathway shall be provided on both sides of the street. An alternating pattern or rhythm of light Urban Braille is a system of tactile information primarily designed to eliminate various sidewalk obstructions and for use by the severely visually impaired,the elderly or infirm and by users of variety of mobility devices (wheelchairs, scooters, etc) Page 29 COURTICE MAIN STREET SECONDARY PLAN JANUARY 212013 At commercial areas, trees should be selected to be w � decorative and not obscure ground floor signage, display f a, 9 windows or store signage. Appropriate irrigation and drainage to ensure tree survival should be in place. If not planted in a landscaped strip, a continuous planting bed is preferred wherever possible. At locations that abut the creek valleys, tree planting and landscaping could be more naturalized. i . " Street Furniture * Street furniture such as benches, waste/recycling --°` receptacles, cycle racks should be coordinated as a recognizable style for Courtice Main Street. Furniture should be selected to be low maintenance, vandal- resistant and readily replaceable. Figure 1.43: Continuous tree planting along the sidewalk * The placement and design of transit shelters should be given high priority in the streetscape. Coordination with the Region • A minimum setback of 1.2 metres for trees and light will be required. standards is required for snow storage (per the ACGs). Where possible, street trees should be planted further from the curb to protect them from salt and roadway maintenance damage. • Street trees should be of a hardy species to tolerate urban conditions. • Street trees should provide shade to the sidewalk. Coniferous planting should be explored at locations where a year-round green image is desirable. • Street trees should be planted between 8 and 12 metres on- centre. The concentration and type of tree planted in each precinct can vary to provide interval definition and variety. Page 30 COURTICE MAIN STREET SECONDARY PLAN JANUARY 212013 t - a _ s Figure 1.44: Street furniture for comfortable clustering Figure 1.45: Example of street light with banners Street Lighting • Illumination must meet Regional road requirements. Lighting of private properties must follow the municipal Lighting Guidelines. • The Municipality should guide the selection of the Courtice light fixture. It could be the same as the Bowmanville fixture, for consistency across the Municipality, or it could be different as a distinct Courtice element. • Light standards should be equipped to accommodate banners, hanging baskets and specialty/seasonal lighting. Use of photovoltaics could be considered for power. • At the Town Centre site (at a minimum), the light standard should include a pedestrian-scaled fixture (at a lower mounting height). • Lighting should not create glare or unnecessary spillage. Page 31 COURTICE MAIN STREET SECONDARY PLAN JANUARY 212013 Gateways The Concept Plan identifies three primary gateways to define Courtice's precincts. * The western gateway at Townline should be developed as L both a Clarington and Courtice Municipal gateway. In the 1 long term, the full complement of special signage, lighting, landscaping, paving and buildings should create a prominent ' visual focal point and encourage pedestrian activity. In the short term, a minimum palette of signage, banners and s landscaping and specialty paving should be considered to improve the overall pedestrian environment and announce arrival into Clarington and Courtice. Figure 1.47: Example of a gateway building -- + The gateway at Darlington Boulevard should be redeveloped by locating more building mass and height closer to the street intersection and by incorporating architectural and 1 r . � 4 {.•� �: , '� streetscape design elements that announce the arrival to the western shopping district for westbound traffic users on Durham Highway 2. + The central gateway at Trulls Road should be developed as a z "four-corners" intersection. Specialty intersection paving should encourage pedestrians and cyclists to cross between the Town Centre site and the Black Creek trail connections. y * The eastern gateway at Courtice Road is more vehicular in - nature and should relate to the higher traffic speeds of vehicles entering Courtice from a more rural context and in Figure 1.46: Example of a gateway building the future, exiting from the future 407 East Link. Courtice signage and landscaping that is complementary to the eastern gateway signage and landscaping should be used. Page 32 COURTICE MAIN STREET SECONDARY PLAN JANUARY 212013 Directional Signage • Signs and messaging should be consistent and distinct to Courtice. Signage should coordinate with the street furniture. • Way-finding and street signage should be clearly distinct from traffic signs and signals. T_ • A special signage template for landmark sites, such as natural and built heritage or special properties, such as The Hilltop Restaurant property, should be developed that is complementary to the overall Courtice family of signs. Courtice • Signage should be clearly legible but not oversized. Figure 1.49: Existing Courtice gateway feature y. - k�kl:U1P f r � Figure 1.48: Example of Gateway feature Page 33 i Attachment 2 To Report PSD-009-13 clubooll REPORT PLANNING SERVICES DEPARTMENT PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE /� Date: November 26, 2012 Resolution #: By-law#: Report#: PSD-052-12 File #: COPA 2012-0006 Subject: OFFICIAL PLAN AMENDMENT FOR COURTICE MAIN STREET SECONDARY PLAN RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-052-12 be received; 2. THAT the proposed Secondary Plan and Official Plan Amendment continue to be reviewed by staff and that a further report be prepared following the receipt of additional agency and public comments; and 3. THAT the interested parties listed in Report PSD-052-12 and any delegations be advised of Council's decision. Submitted by: Reviewed by. avi . Crome, MCIP, RPP Franklin Wu, Director of Planning Services Chief Administrative Officer LB/COS/sn/df/ah 19 November 2012 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T 905-623-3379 � �� x.- ^- - i� �-; �� C _= I - -111 ^,^= __-� -- ■11111111 II 1 ��www��11 1111 �� u- -� � /�♦�"��IIII - -=� I IIIIII 1� hill J �r C : �� � - �- : •.f��� � � 1111 I 011 IIII uli IUII\%Inllll� ••� r� . !�!� i_ 11 I 1 �HI •� • � ,,��� 1111 •^ I ' 1��I'% "=�1!�III IIIIIIIII!I'd01 ♦ � �� • ���� ^ .•-� i 111 111 1\11111 11111 1111111 it �= = �� iil II !e♦ ���� � ��� r.' � +�� ���III\��%� w� � `� \ � 111�p�1 /1 ����'•,��'� �: – = --- lUr�• ._-- – u,,�l�,i� n, _ �1� a ulu����-�— 1 11\Q- :.' 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COURTICE MAIN STREET BACKGROUND 3.1 The Courtice Main Street Planning Study The CMS area is a regional corridor and is one of the primary intensification areas in Courtice and Clarington. Its development is central to the intensification forecast for the Municipality as well as other regional and local planning initiatives. Regional Official Plan Amendment 128 (ROPA 128) forecasts a minimum of 6,181 intensification units for all of Clarington between the years 2015-2031. Corridors play an important role in structuring urban form, and aligning development with transportation and infrastructure goals. Corridors are areas of transition that have a mix of residential and commercial uses. The CMS project has developed integrated solutions for land use, transportation, services, built form and streetscaping with emphasis on pedestrians and public transit in order to create a community identity and opportunities for development to the year 2031. 3.2 Project Chronology The CMS project has included extensive public participation, the Municipality hosted three open houses, a workshop, and this statutory public meeting. In addition the Robinson Creek and Tooley Creek Watershed Management Plan and the Harmony, Farewell and Black Creek Watershed Study were essential components of providing up-to-date planning of this area. All reports were made available though the Official Plan Review webpage. 2009 • The Robinson Creek and Tooley Creek Watershed Management Plan (RTWMP) was initiated by the Municipality of Clarington. • The first open house for the CMS project was held and consisted of a Community Vision Workshop. Approximately 60 residents and business owners attended to discuss the strengths and weaknesses of the CMS study area and participated in the setting of general goals and visions for the redevelopment of the area. • CLOCA--presented an existing conditions report for the Black Harmony-Farewell Watershed to the public at an Information Centre. - - 2010 • The Courtice Main Street Study Issues Review Paper was issued. It provided the historic, legal and planning context for the development of a planning framework for the CMS area and served also as an important tool to inform and educate the public and business community on the planning process and dynamics associated with this exercise. • A second open house was held at which the different parts of the CMS were looked at in more detail, which included an interactive workshop where participants provided input in developing a concept plan. During this workshop i REPORT NO.: PSD-052-12 PAGE 4 participants stressed the idea that the Town Centre area should be the focus of public and civic amenity activities and various cultural uses, and not just a commercial plaza. • The Robinson Creek and Tooley Creek Watershed Management Plan Existing Conditions report was presented to the public at an Open House along with target setting. • A third open house was held to present and discuss the proposed Courtice Main Street Master Development Plan, Approximately 40 residents and business owners attended. • The Courtice Main Street Master Development Plan Report was presented at a public meeting before the General Purpose and Administration Committee. It was approved in principle and staff were directed to prepare the Secondary Plan for the Courtice Main Street to implement the Master Development Plan. 2011 • The Natural Heritage System for the Robinson Creek and Tooley Creek Watershed, including the functional system (existing on the ground today) and the targeted system (areas that could be targeted for restoration to improve the functional system) were presented to the public at the Open House. • The Draft Robinson Creek and Tooley Creek Watershed Management Plan was released for review. Comments were received and additional stakeholder meetings were held. • A second public information centre was held to present the Black/Harmony/Farewell Watershed Plan scenario analysis, management plan recommendations and next steps to the public. 2012 • The final Robinson Creek and Tooley Creek Watershed Management Plan was approved by the CLOCA Board of Directors. It was subsequently received by Clarington Council. • A fourth CMS project open house was held and included-a presentation of a draft Secondary Plan and implementing Official Plan amendment. • The Black/Harmony/Farewell Creek Watershed Plan was presented in draft at an Open House. A number of stakeholder sessions have also been held with the stakeholders including municipal and regional staff throughout this process. All these reports have also been posted on either the Official Plan Review website (www,clarington.net/ourplan) or the CLOCA website (www.cloca.com) REPORT NO.: PSD-052-12 PAGE 5 3.3 Current Conditions 3.3.1 Existing Built Form and Uses Durham Highway 2 (Courtice Main Street)through the project area supports an assortment of uses and built form including the commercial district in the west, a mix of small plazas, single family dwellings, incubator type retail/service uses within residential buildings, and vacant lots. Sensitive natural heritage features (Farewell and Black Creeks, headwaters of the Robinson Creek, the woodlands in the Town Centre and the high volume groundwater recharge area in and surrounding the Town Centre) have also been identified throughout the CMS project area. These features may impede development on the one hand but have the potential to be sensitively integrated into the development of the corridor and contribute towards an urban form and scale that is more environmentally friendly and sustainable. The relatively shallow depth and narrow lot frontages of multiple properties along Highway 2, coupled with required setbacks from sensitive natural heritage features pose certain challenges for larger development proposals and will require land assembly and consolidation of parcels and vehicular access points. The majority of the CMS properties are occupied by many single storey and single use buildings and development density that are incompatible with the vision of the Secondary Plan, which will require significant redesign and redevelopment. Compatible land use development will form an integral part of any development or redevelopment project and may require special studies in terms of noise and shadow impacts, parking provisions, etc. 3.3.2 Infrastructure within the CMS project area Regional Sanitary Service: Most of the CMS area is on private septic systems, except for the former Courtice West Shopping District up to Centrefield Drive, and a section between Prestonvale Road and Sandringham Drive that has just been serviced with a municipal sanitary sewer along Highway 2. Sanitary sewer service will be the largest impediment for the redevelopment of area. - - - Regional Water Service: All of the lands within the CMS are serviced with municipal water with the exception of the properties fronting onto Durham Highway 2 between Richard Gay Avenue and 7rulls Road. Stormwater Management: The section of the CMS west of the Farewell Creek has storm sewer systems in place but redevelopment of sites may necessitate the introduction of stormwater quality control measures and additional quantity controls. The storm sewer system east of the Farewell Creek would require additional stormwater control for redevelopment, likely many of these on site. REPORT NO.: PSD-052-12 PAGE 6 Road network: Durham Highway 2 through Courtice is the "back bone" of the CMS area. It is classified as a Type B Arterial Road under the jurisdiction of the Regional Municipality of Durham. 3.3.3 Cultural Heritage There are twenty-one (21) Cultural Heritage Resource buildings located within the CMS area. These buildings are not designated under the Ontario Heritage Act however the protection and integration of these structures in the redevelopment of the CMS will be encouraged whenever possible. 4. POLICY ANALYSIS 4.1 Provincial Policy Statement The Provincial Policy Statement 2005 (PPS) states that municipalities shall promote: • opportunities for intensification and redevelopment that respond to the local context of existing buildings; and • the availability of suitable existing and planned infrastructure required to accommodate anticipated needs. The PPS stipulates that appropriate development standards should be promoted which facilitate intensification, redevelopment and compact form, while maintaining appropriate levels of public health and safety, and it also requires municipalities to set minimum targets for intensification and redevelopment within built-up areas, however where Provincial targets have been set (Growth Plan) those are to be used as the minimum. The PPS requires Municipalities to promote economic development and competitiveness by providing for a diversified economic base, to take into account the needs of existing and future businesses, and ensuring the provision of necessary infrastructure to support current and estimated employment needs. The PPS calls for the promotion of a land use pattern, density and mix of uses that minimizes the length and number of vehicle trips and supports the development of viable choices and plans for public transit and other alternative transportation modes, including commuter rail and bus. The PPS states that the diversity and connectivity of natural heritage features in an area, and the long-term ecological function and biodiversity of natural heritage systems should be maintained, restored, or where possible, improved, recognizing linkages between and among natural heritage features and areas, surface water features and ground water features. REPORT NO.: PSD-052-12 PAGE 7 4.2 Provincial Growth Plan i The Growth Plan stipulates that population and employment growth will be accommodated by directing a significant portion of new growth to the built-up areas of the community through intensification and by focusing intensification in specific areas. The CMS is within Clarington's designated Built Boundary and has been delineated through ROPA 128 as an intensification corridor. The Growth Plan requires population and employment growth be accommodated by reducing the dependency on the automobile through the development of mixed-use, transit-supportive, pedestrian friendly urban environments. Building compact, vibrant and complete communities is one of the key guiding principles of the Growth Plan. The term "Complete Community" refers to a community that meets people's needs for daily living throughout an entire lifetime by providing convenient access to an appropriate mix of jobs, local services, housing and community infrastructure. The Growth Plan requires all intensification areas be planned and designed to: • provide a diverse and compatible mix of land uses, including residential and employment uses; • provide high quality public open spaces with site design and urban design standards that create attractive and vibrant places; • support transit, walking and cycling for everyday activities; and • generally achieve higher.densities than surrounding areas whilst achieving appropriate transition of built form. The Growth Plan also: • specifies that in the planning for the development, optimization and or expansion of existing transportation corridors, the municipality and other public agencies will support opportunities for multi-modal use where feasible and consider separation of modes within corridors, where appropriate; • requires municipalities to integrate pedestrian and bicycle networks into transportation planning in order to provide safe and comfortable travel for pedestrians and cyclists and to provide linkages between intensificationareas, adjacent neighbourhoods and transit stations; - • stipulates that an-appropriate-range of community infrastructure (e.g. community facilities) should be planned to meet the needs from population changes and to foster complete communities; and • encourages municipalities, in conjunction with conservation authorities, to prepare watershed plans and use such plans to guide development decisions, including the identification of natural heritage features and areas that complement, link, or enhance natural systems. REPORT NO:: PSD-052-12 PAGE 8 4.3 Durham Regional Official Plan I The Durham Regional Official Plan (DROP) designates the CMS as a Regional Corridor. Similar to the Growth Plan, the DROP requires the development of corridors to promote public transit ridership through high quality urban design, higher residential densities and compact form, and to achieve a mix of commercial, residential, employment and institutional uses. I The Regional Official Plan states that Regional Corridors shall be planned and developed as mixed-use areas, which include residential, commercial and service areas with higher densities, supporting higher order transit services and feature a high degree of pedestrian oriented design. ROPA 128, the Region of Durham's conformity amendment to implement the Growth Plan, has added specific performance criteria to the redevelopment of regional corridors and town centres including: ROPA 12$ standards _ _ Main Street.(F�wy 2) TowO Centre ' Density At least 60 units least 7 * per At lea 5 units/gross toss hectare hectare Floors ace index ** 2.5 2.5 * Gross [Density]: is a means of measuring the ratio of people, jobs or units to a broad land area (e.g. greenfield areas). For the purposes of this Plan, the measurement excludes significant natural heritage features. ** Floor Space Index (FSI): means the ratio of gross floor area of a building to its respective lot area. For example, a lot with an area of 10,000 square metres would support a building of 25,000 square metres of more, based on an FSI of 2.5 (ratio of 2.5:1). The Regional Official Plan designates the southeast corner of Durham Highway 2 and Trulls Road as a Regional Centre and it requires the area: • be planned and developed as a concentration of urban activities, providing a fully -integrated array of community, office,service and shopping, recreational and residential uses; generally function as a place of symbolic and physical interest for the residents, and provide identity to the surrounding area; • be the primary and priority locations for public investment, including public buildings and community facilities and services; and • the built form should be an appropriate mix of high-rise and mid-rise development as determined by the area Municipality. i REPORT NO.: PSD-052-12 PAGE 9 The Region of Durham has also developed a long term transit strategy and arterial corridor guidelines. The ultimate right-of-way of Highway 2 through Courtice (up to 36m), the urban and streetscape design and transportation policies in the Secondary Plan have incorporated the Region's long term transit strategy and arterial design guidelines. 4.4 Other Regional and Conservation Authorities Policy Documents 4.4.1 Durham Region Arterial Corridor Guidelines In February 2007, the Durham Regional Council adopted the Arterial Corridor Guidelines to help guide the evolution of the Region's higher order transportation network towards creating a more attractive, pedestrian and transit supportive environment. The Master Development Plan and the Secondary Plan reflects these guidelines. The Arterial Corridor Guidelines are intended to assist in promoting a balance between mobility and liveability in the planning, design and construction of features within and abutting the public road allowance. These guidelines represent a toolbox of potential strategies and common reference points to be applied in the process of the planning and design of arterial road corridors by the Region of Durham, the various municipalities, the public and other interested parties. The guidelines are intended to supplement, not replace, existing transportation guidelines and design standards. 4.4.2 Durham Region Long Term Transit Strategy The Region's Long Term Transit Strategy (LTTS) completed in March 2010, identifies Durham Highway 2 as the priority route for inter-Regional transit service by Bus Rapid Transit (BRT) and possibly Light Rail Transit (LRT). The purpose of the LTTS is to develop a long-term regional transit strategy that considers multi-modal transportation alternatives as they relate to and impact transit. This includes looking at rapid transit as a component of sustainable transportation options that will help the Region address anticipated transportation demands to 2031 and beyond. The LTTS is intended to provide specific directions regarding the role that rapid transit will take in the years to come, including the identification of specific transit corridors. The Proposed Secondary Plan are supportive of long term transit vision for Courtice. 4.43 Black/Harmony/Farewell Creek Watershed Plan The Black Harmony Farewell Creek Watershed Plan (BHFWP), 2012 encompasses most of the CMS. The only exception to this is the southern portion of the Town Centre, which lies within the Robinson Creek Watershed. The BHFWP has identified portions of the Town Centre as a High Volume Groundwater Recharge area. A high volume groundwater recharge area simply means an area where the predicted groundwater recharge rate is greater than the REPORT NO.: PSD-052-12 PAGE 10 average groundwater recharge rate for a typical watershed. Maintaining infiltration in these areas is critical to the overall health of the watershed. The function of high volume groundwater recharge should be protected to ensure pre-development infiltration rates. The BHFWP has also identified portions of the natural heritage system along the Farewell and Black Creek Valleys, and within the Town Centre. The BHHWP recommends protection of the natural heritage system and that development within the watershed should not result in the net loss of area of the natural heritage system. This watershed plan was presented to the public and agencies in draft form on November 6, 2012 4.4.4 Robinson Creek and Tooley Creek Watershed Management Plan, 2012 Two Public Information Centres were held during the preparation of the Robinson Creek and Tooley Creek Watershed Management Plan. The final Watershed Plan was approved by the CLOCA Board of Directors in January 2012. It was subsequently received by Clarington Council on January 23, 2012 and was referred to staff for consideration during the Official Plan Review process. Resolution #GPA-024-12 also directs staff to use the Watershed Management Plan in the preparation of the Courtice Main Street Secondary Plan. The RTWMP has identified the existence of a "High Volume Groundwater Recharge Area", in various locations throughout the CMS area, including the Town Centre. The RTWMP has also recommended that development in the southeast quadrant of Durham Highway 2 and Trulls Road should maintain pre-development groundwater infiltration rates, post-development. Combined, these factors contributed to the WMP recommendation that the area south of Durham Highway 2 and east of Trulls Road be designated a Special Study Area and that further investigation of planned development and mitigation measures, to promote recharge and reduce flooding, be undertaken. The above mentioned issues identified in the RTWMP triggered the preparation of a Natural Heritage Evaluation for the lands within the Courtice Town Centre area, to provide the information on the terrestrial characteristics of the lands affected by high volume groundwater recharge. Further details of the Natural Heritage Evaluation and its key recommendations are discussed in the following Section. 4.4.5 Natural Heritage Evaluation A Natural Heritage Evaluation by SLR Consulting (Canada) Ltd., was issued in February 2012, it was prepared generally for the lands located in the southeast quadrant of Durham Highway 2 and Trulls Road, This Evaluation further identified the implications of both the Robinson and Tooley Creeks Watershed Plan and the Black/Harmony/Farewell Watershed Plans on the CMS Secondary Plan. REPORT NO.: PSD-052-12 PAGE 11 The Natural Heritage Evaluation provides scientific evidence in support of protection of the natural heritage features identified at the southeast quadrant of Durham Highway 2 and Trulls Road. Generally the study recommends that in order to maintain the natural heritage features and functions on the subject lands the following guiding principles should be followed: • Although lands have multiple landowners, the natural features on the property should be studied and managed as a functional unit. • An Environmental Impact Study (EIS) should be completed prior to a proposed change in land use to demonstrate that the key natural heritage features and functions of the area are maintained or enhanced as a whole functioning unit. • High functioning areas should be identified and designed for protection. • Engineering and Hydrogeological studies should be undertaken to demonstrate the maintenance of water infiltration and that post development flows are maintained to pre-development levels. The implications of the above recommendations are further discussed in Section 5.7 (Staff Comments). 4.5 Clarington Official Plan The lands within the CMS area currently have a multitude of designations including; • Town Centre • Courtice West Shopping District • Urban Residential with a High Density Residential symbol • 3 Neighbourhood Centre symbols • Special Policy Area F — King Street Corridor Redevelopment Area • Special Policy Area E — Commercial/Industrial Redevelopment District • Environmental Protection See Figure 2.an extract from Map A2 Land Use, Courtice Urban Area on the following page. The Clarington Official Plan contains specific goals and objectives to guide the development of Town Centres, Town Centres, shall: • be developed as the main concentration of urban activity in the community, providing a fully integrated array of retail and personal service, office, residential, cultural, community, recreational and institutional uses. • function as the focal point of culture, art, entertainment and civic gathering, be places of symbolic and physical interest for resi ent�cr foster a sense of ocaf identity. • be comprehensively developed through a Secondary Plan, which shall encourage and provide for residential and/or mixed use developments in order to achieve higher densities and reinforce the objective of achieving a diverse mix of land uses, and to redevelop and intensify with a wide array of uses. REPORT NO.: PSD-052-12 PAGE 12 .j FUTURE`., --URBAN BOUNDARY � URBAN RESIDENTIAL URDANREOIDENTIAL �1 ✓ �1 t k ;1 Mt101UhI bENOTY ®111011DENSITY a.`. H RESKN'Tk1l NASN ROAD h"t_ T01AWCENTRE i xI T LI K` M 00'URTICE MT SIIOPPINO DIPTRICT IOFIB L ! NEOURHOOD P.ENt11E HIGHWAY COMMERCIAL t ' rrMt SPCC{ G ppLlO'f q •, r" i PRESTIM 1 i 1W P A � rt i 5 EMPLOYAIENTMEA 11 i M M AM .. i } LL�T„If UGHT Y ■y{ .. I INDUSTRIAL AREA GENERAL llf �Y . ,y GENERAL r T NS INDUSTRIALAREA BUSINESS PARK I ' UTILITY EMPAOTECTIONARFA GREEN SPACE N y 5 WATERFRONT GHEDNWAY COAUAUNITY PARK I 1L 1 W � jti �jY7 dlSTftICT PARK PARKiS0V1U100D PUBLIC SECONUNkY SCHOOL SEPARATE MP per[ TLY!/ � SECONDARY SCHOOL . .. PUBLIO ELEMENTARY GLEMEHTNiY SCHOOL t. SEPARATE ELHAENTARYSCHOOL SECONDARY -mow PLANNING NiEA Figure 2. Map A2 Land Use Courtice Urban Area. Municipality of .........SPECIAL POLICYAREA Clarington Official Plan August 2010 Consolidation. ...I.......SPECIAL STUDY AREA tl�iCl OO STATILNI The Official Plan also contains specific urban design guidelines for Town Centres that supports: • the creation of active street life through the provision of squares, street-related buildings, and other amenities; • the provision of quality streetscaping, defining the street edge through continuous building facades; • developing a transit supportive environment; and • locating and designing buildings and open spaces that are safe through the provision of easy access, multiple routes and unobstructed views from streets and buildings. 4.6 Comprehensive Zoning By-law 84-63 Tare m-uMple-zo-es-withirvthe boundaries of-the eCourtioe Main Street, The majority of the existing zoning categories and associated regulations are not consistent with the vision for the CMS Secondary Plan, specifically with regard to built form and scale. Subsequently, the majority of them will not likely be carried forward into an implementing zoning by-law amendment for the CMS. i REPORT NO.: PSD-052-12 PAGE 13 5. COURTICE MAIN STREET 5.1 Proposed Vision 5.1.1 The Courtice Main Street will become a community hub for the residents that provide a broad mix of retail, living, and amenity, and transportation choices to the community and businesses. The Secondary Plan area will: • Balance ROPA 128 density and built form targets with local character and scale to create a compatible and attractive built form, as well as and public places with a distinctive community image to foster social interaction — place making; • Recognize current businesses and create opportunities for new commercial, service and residential uses to create a more compact and diverse land use district; • Ensure that new and redevelopment proposals fulfill the policy objectives for intensification, mixed use development, and pedestrian and transit oriented development; and • Develop a unique Courtice community theme—"Clarington's Green Link" through the protection and enhancement of the Farewell and Black Creeks and other key natural heritage features. The Plan envisions new developments integrating these natural features; the Green Link should be complemented by municipal initiative such as streetscaping, greenway features and trails. 5.2 The Courtice Main Street Secondary Plan The Courtice Main Street Secondary Plan is a combination of policies, mapping and Urban Design Guidelines. The proposed land uses in the Secondary Plan include the following key components: • Commerclal This area (former Courtice West Shopping district) is the western gateway to Clarington where the main focus remains retail and service uses at grade, but the intent is to redevelop and intensify this area by introducing more compact, mixed- use development with buildings oriented towards the street edge. • Mid-Rise High Density Residential This designation is assigned to large tracks of vacant lands located south of Durham Highway 2, immediately adjacent and west of the Farewell Creek valley and lends itself to be developed into a high density residential node based on past approvals for apartment buildings. Limited retail and service floor space will be permitted at grade along the street front of Durham Highway 2, based on previous approvals. • Commercial Mixed-Use This area consists of a cluster of properties that are already characterized by a mixture of low density residential, retail and service uses. Properties within this designation will be redeveloped to introduce more intensive retail and service uses at grade with residential uses generally on upper floors. REPORT NO.: PSD-052-12 PAGE 14 • Medium Density Residential This designation is assigned to those properties along Durham Highway between the "Commercial Mixed-Use" area and Courtice Road that have a relatively shallow lot depth and are located adjacent to low density residential uses. The main focus is residential intensification up to a maximum of 4 storeys with limited non-residential uses at grade. • Low Rise High Density Residential This designation is assigned to pockets of properties located between Medium Density Residential areas and which have more lot depth where residential buildings with greater mass and height can be accommodated. The main focus is residential intensification up to a maximum of 6 storeys with limited non- residential uses at grade • Community Facility This designation is assigned to the property on Trulls Road that already houses a fire and police station. • Environmental Protection This designation encompasses natural heritage features and flood line areas e.g. the Farewell and Black Creek valleys systems, and significant woodlots and wetlands. Lands within this designation shall not be available for urban development. • Town Centre Commercial The lands located at the southeast of the corner of Trulls Road and Highway 2, most of which is currently undeveloped, is the primary focus for major new commercial use development at grade within a mixed-use built-form. This area is also intended to become the focal point of culture and civic gathering in Courtice that will benefit from high visibility from Highway 2 and Trulls Road. The existence of sensitive natural heritage features and a high volume groundwater recharge areas on parts of these lands require the preparation of an environmental impact study to determine which parts can be developed and which needs protection from development. It is also stipulated that development in the Town Centre may only proceed after the approval of a comprehensive development and phasing plan, which will essentially be informed by the environmental impact studies. • Special Study Area The southern portion of the lands within the Town Centre have been designated Special Study. These lands have been identified in background studies as having_environmentally__sensitive_features and functions. The precise limits of the lands to be designated Environmental Protection and Town Centre Commercial will be determined through further environmental studies and through existing and future planning applications. REPORT NO.: PSD-052-12 PAGE 15 5.3 Related Clarington Official Plan Amendments To facilitate the desired development along the CMS, amendments to existing Clarington Official Plan policies will be required. The changes will include; • remove certain Special Policy areas and designations such as the "Courtice West Shopping District" and replacing it with a corridor designation; • amending some of the existing land use designations on Map A; • amendments to population and household targets in the neighbourhood planning units associated with the CMS, by creating a new neighbourhood planning unit "Courtice Main Street" along Durham Highway 2 to make provision for residential intensification along the CMS; • the CMS area will be identified and added as a Community Improvement Area. This will recognize the corridor as a priority area for redevelopment into a mixed- use development district and will provide a planning tool to provide incentives and possibly access funding for infrastructure, upgrading and economic development once a CIP is prepared; and • Part 6 of the Official Plan is being amended by adding a Secondary Plan which explains the vision, framework and guidelines for the CMS and adopts them as policy. Map A of the Secondary Plan has also identified a network of existing and future public roads and private laneways. This interconnected network responds to the existing characteristics and the future vision for the CMS. It maximizes property frontages and optimizes vehicular access and movement through and within the mixed-use corridor. Two proposed private streets (eventually to be assumed by the municipality) form the main grid within the Town Centre area. A finer hierarchy of local roads and/or private laneways within the Town Centre will be established through a comprehensive development and phasing plan, as set out in Section 5.5.4 of the proposed Secondary Plan. 5.4 Public Meeting Notice Public notice for the Public Meeting on the draft proposed amendment was provided in accordance with the provisions of the Planning Act and the Municipality of Clarington Official Plan. The meeting notice was mailed the interested parties list as well as to property owners located within 120m of Durham Highway 2 within the study are and around the Town Centre. The notice was placed in the local newspaper on November 21, 2012. The Public Meeting notice and supporting documentation has been available on the Official Plan review website and the Municipality of Clarington website since November 8, 2012. The proposed Official Plan Amendment and Secondary Plan for the CMS project has also been circulated to internal and outside agencies for comments. REPORT NO.: PSD-052-12 PAGE 16 5.5 Public Submissions Throughout this CMS project we have received a number of written submissions from the public. Some have been in response to the documents produced (Issues Report and the Master Development Plan Report), or as a result of an information session. The majority of comments received from the public were property specific, and usually either requesting inclusion or exclusion from a particular land use designation. Other comments included: • Questions regarding the timing and cost for the provision of sanitary, water and storm sewers throughout the CMS area • Whether the proposed land use designations would alleviate the red-tape associated with expanding a legal non-conforming use • The need to include the required size of the public square to be provided in the Town Centre Commercial designation The revised draft plan of subdivision proposed by Bonnydon Limited referenced in Report PSD-053-12 was submitted as input into the Secondary Pan process. Within the Town Centre it proposes medium density street townhouses, an apartment block and future development lands. Bonnydon is opposed to recognition of any environmental features for protection. Since the release of the proposed Courtice Main Street Secondary Plan and as of the date of this report, staff have received only one written submission by Valerie Cramner on behalf of Otto Provenzano. The submission is supportive of the proposed Secondary Plan and Official Plan amendment. 5.6 Agency Comments A number of comments were received from the Regional Municipality of Durham, Clarington's Engineering Services Department, CLOCA and the Clarington Heritage Committee throughout the CMS project. A draft of the Secondary Plan was circulated to the Region of Durham and CLOCA following the Public Open House in June 2012. With respect to the June 2012 version of the Secondary Plan CLOCA reviewed, they noted that their Natural Heritage System is consistent with the areas identified as EPA in the draft Secondary Plan, with the exception of the area within the "Town Centre Precinct". CLOCA acknowledges that the policies make reference to the environmental protection area in this area as being conceptual. However, the mapping of an environmental protection area should represent the best available information. As a result, CLOCA recommended that the CLOCA's NHS mapping for the Black Creek Watershed be used to identify the EPA in the "Town Centre". REPORT NO.: PSD-052-12 PAGE 17 5.7 Staff Comments I The Engineering Services Department has provided comments on a draft of the proposed Official Plan Amendment and Secondary Plan. Most importantly they stress that the construction of Sandringham Drive, to provide the continuous link between Trulls and Courtice Roads. Sandringham is identified as a collector road, and is intended to provide a secondary east-west link south of and parallel to Hwy. 2, which is absolutely essential in order for the Municipality's transportation goals and objectives to be met in Courtice. Engineering Services has also noted that in addition to pedestrian activity, a reference to cycling be included-in the goals and objectives, that cycling and transit be included in the Transportation Objectives and that they would not support proposed policy which states "the Municipality may allow for a reduction in the number of required parking spaces where bicycle parking facilities are provided". While we would like to see every effort made to encourage people to bike to work and other destinations, there is no guarantee that they will, particularly in inclement weather. 6.0 DISCUSSION 6.1 The Official Plan Amendment presented in Attachment 1 to staff report PSD-052-12 has been prepared with the assistance of the public, landowners and commenting agencies. It is prepared in keeping with the new Provincial and Regional policies for growth management such as intensification, pedestrian and transit supportive development and place making. 6.2 Some land at the southeast quadrant of Trulls and Durham Highway 2 have been designated Special Study Area because they have been identified in background studies (RTWMP, the BFHWMP and the Natural Heritage Evaluation), as having environmentally sensitive features. These lands are also the subject of an application that has been inactive for some time. A recently revised plan of subdivision by Bonnydon is also the subject of a public meeting. The limits of the lands to be designated Environmental Protection and Town Centre Commercial will be determined through further environmental studies and through existing and future planning applications. 6.3 The redevelopment possibilities of the Courtice Main Street are dependant upon the provision of regional infrastructure, market forces and upon the level of collaboration between the multiple land owners. 6.4 The Urban Design Guidelines contained in Appendix 1 to the proposed Secondary Plan (Attachment 1 to PSD-052-12) and the complementary land use standards are intended to ensure that development within the CMS maintains a consistent, high quality image and sense of place, suitable to the scale and character of the built and natural environment of the area. REPORT NO.: PSD-052-12 PAGE 18 7.0 CONCLUSION The purpose of this staff report and the associated public meeting is to receive input on the proposed amendments to the Clarington Official Plan to implement the Draft Courtice Main Street Secondary Plan. Given that comments have not been received from all agencies, it is appropriate to have the Draft Official Plan Amendment be finalized having consideration for public and agency comments. CONFORMITY WITH STRATEGIC PLAN — The recommendations contained in this report conform to the general intent of the following priorities of the Strategic Plan: X Promoting economic development Maintaining financial stability Connecting Clarington X Promoting green initiatives Investing in infrastructure Showcasing our community Not in conformity with Strategic Plan Staff Contact: Carlos Salazar, Manager of Community Planning and Lisa Backus, Senior Planner Attachments: Attachment 1 — Draft Clarington Official Plan Amendment including Courtice Main Street Secondary Plan Contact: Oh behalf of: Submission No. Date of Submission Details of Submission Staff Comments Recommendation Robert Owen Regarding Roy Nichols Motors (2728 Courtice Staff explained the proposed policies for the No action W 120-C 17-Dec-12 Road) and 1719 and 1721 Durham Highway 2. existing car dealership and the two adjacent recommended Verbal 30-Nov-12 Mr. Owen inquired as to the proposed residential properties which is Low Rise W 121-C 15-Jan-13 designation of the existing car dealership and High Density. This proposed designation the two adjacent properties. Mr. Owen has includes an exception policy which permits requested these properties be designated the auto dealership to remain on the current Commercial. land area. Only portions of the Courtice Main Street are intended for purely commercial development to ensure the viability of the existing commercial areas. Commercial uses are permitted in the current proposed designation however they must be within a mixed use building. Meaghan Boisvert 20-Nov-12 Ms. Boisvert has a number of concerns The Region of Durham has identified No action W1 15-C 14-Dec-12 particularly with the Bonnydon Plan of Courtice Main Street as a Regional recommended Subdivision. She is concerned that the Corridor, thus a priority area for increased and continuing development of intensification with a prescribed minimum medium and high density housing is problematic residential density target of 60 units per net because it brings down property values. She is hectare. Land within the corridor must be also concerned that higher density blocks are on designated, or set aside, to accommodate small lots which in turn cause parking problems. this necessary residential intensification. Regional Corridors and Regional Centres Concern is also raised about the loss of green (Courtice Town Centre site) are the space that the residents have become appropriate locations for this residential accustomed to enjoying. Ms. Boisvert is also intensification because without supporting concerned that we continue to build houses but population, the Provincial and Regional no supporting commercial development. transit goals couldn't be met. It is equally- important to focus commercial uses to specific areas such as the existing commercial area at the west end of the Main Street and the Courtice Town Centre site at Trulls Road and Durham Highway 2 to ensure compatibility of uses. -i 0 X CD -0 0 Uu Cn v � 3 o3 00 (P 0 W w Contact: Oh behalf of: Submission No.' Date of Submission Details of Submission Staff Comments Recommendation Bryce Jordan 30-Nov-12 Regarding the property at the southeast corner Staff met with the proponent and his agent No action Halloway to Trulls Road and Durham Highway 2. The in August 2012 to discuss these policies recommended Developments Inc. submission: with respect to development proposal on W1 18-C • Agrees with the Town Centre the subject property. At the time staff Commercial designation but objects to committed to preparing the requisite studies the Special Study Area 1 designation for in tandem with the developer preparing the a portion of the site. requisite EIS. The tandem approach • Objects to the minimum two storey ensured that the both municipal and the building policy requirement and would proponents interests were furthered. Staff prefer a minimum height requirement has been waiting for a response from the instead. applicant with respect to this proposal. • Is concerned with the Study requirements of policies 5.5.4 and 5.5.5 The minimum 2 storeys requirement is not which requires the Municipality to only aimed at accomplishing a certain complete a number of studies. Instead building mass and height, but to ensure they would prefer the studies to be mixed-use development and residential completed by the proponent. Would like intensification in accordance with the the opportunity to discuss these policies Growth Plan and the Regional Official Plan further. policies for this corridor. Bryce Jordan 30-Nov-12 Regarding the Bonnydon Lands located within The subject lands are within the existing Bonnydon Limited the Town Centre (speaking notes from Courtice Town Centre and within Special No action W119-C November 26, 2012 Public Meeting) Study Area 1. Until the requisite background recommended. studies and detailed land use policies The proponent requests the subject lands be formulated, the proposed Special Study designated Medium Density Residential instead Area 1 policies are appropriate. of Special Study Area 1. It is the proponent's opinion that too many years of commitment to Residential is a permitted use in the Town development of the Bonnydon lands to consider Centre. any Environmental Protection on the property regardless of whether natural features may be Until the requisite studies recommended by present on the site. the CLOCA and staff are completed and the Ontario Municipal Board hearing regarding Bonnydon is concluded staff are not in a position to make any recommendations. Contact: Oh behalf of: Submission No. Date of Submission Details of Submission Staff Comments Recommendation Marie Clair and 26-Nov-12 The submission is concerned with the potential Policies are included into the Courtice Main No action James Stiers traffic and too many driveways along Street Secondary Plan to ensure that new recommended W111-C Sandringham given the proposed Plan of development is compatibility with the Subdivision (Bonnydon) in particular Block 19. surrounding and adjacent land uses. Larger building blocks should not look down upon single family dwellings. Until the requisite studies recommended by the CLOCA and staff are completed and the Ontario Municipal Board hearing regarding Bonnydon is concluded staff are not in a position to make any recommendations. John Stephenson 25-Nov-12 Mr. Stephenson made oral submission as The Courtice Main Street Secondary Plan No action W105-C November 26, 2012 GPA meeting and a has been prepared in keeping with the recommended subsequent written submission. Provincial and Regional policy direction including the intensification of corridors and Mr. Stephenson cautions that we must keep in centres. The Secondary Plan and the mind the long term global recession, global Master Development Plan have considered warming, energy supply and the ever growing the provision of multiuse paths as well as world population as we prepare the Courtice the Bus Rapid Transit lane as included in Main Street Secondary Plan. the Durham Region Arterial Design Guidelines. In summary, Mr. Stephenson notes that we should Employment opportunities, although not on • Have fast(electric or light rail)transit, designated employment lands, are available supported by feeder transit vehicles. across the Secondary Plan Area, either in • Provide dedicated separate bike and the Commercial Designations, or in limited pedestrian lanes capacity in the remaining designations. • Reduce the distance between residential Employment opportunities on non- intensification areas and employment employment lands accounts for lands. approximately 48 percent of employment in • Locate high density areas closer to the Clarington. commercial areas. • Develop the Centres instead of The Town Centre location has been reinforcing the Corridors between designated in the Regional Official Plan centres. since 1991. • Move the Town Centre to the southwest corner of Courtice Road and Highway 2 where it can incorporate the existing community centre and public library. Contact: Date of Details of Submission Staff Comments Recommendation Oh behalf of: Submission Submission No. Derek Baird 20-Nov-12 Regarding properties 1589, 1591, 1593, 1597, The entire Courtice Main Street Secondary No action W99-C 1601, and 1603 Durham Highway 2. Plan Area is not intended to be a recommended commercial strip. The policies allow for a Mr. Baird is concerned that the Low Rise High mixture of uses across the Area, as well as Density Designation does not allow for enough a mix of uses on individual parcels. commercial/professional uses on the main floor Commercial uses are focused in specific of potential buildings. Mr Baird has consulted areas like the Town Centre and the Western with staff regarding the construction of a mixed Gateway. Limited retail floor space is use building with an office and gym on the main permitted in other areas. floor with residential above. He would like more flexibility for the main floor space. Staff have clarified with Mr. Baird that commercial uses are permitted within this designation, but with a limitation (20% of ground floor area)on Retail uses only Tony Provenzano 19-Nov-12 Regarding 2651 Trulls Road, Courtice. Staff provided Mr. Provenzano with No action Verbal Questions regarding the proposed designation, requested information. recommended for this property and the properties immediately to the north and immediately to the south. Questioned whether the proposed designation will restrict the types of commercial that will be permitted on the site as a result of the proposal. Bruce O'Leary 15-Nov-12 The submission is concerned about the The concerns expressed by the residents No action and Gillian Bonnydon Plan of Subdivision in particular the are in part a response to the proposed Plan recommended McCullough construction of the remainder of Sandringham of Subdivision (Bonnydon)which is located W1 13-C Drive. The submission questions whether or not within the Courtice Main Street Secondary the Municipality has completed a road usage Plan (Town Centre Commercial and Special study to determine the effects of connecting Study Area 1 designations). Sandringham Drive. The resident is concerned about increased traffic volumes. Until the requisite studies recommended by the CLOCA and staff are completed and the Ontario Municipal Board hearing regarding Bonnydon is concluded staff are not in a position to make any recommendations. Contact: Date of Details of Submission Staff Comments Recommendation Oh behalf of: Submission Submission No. Mr. Holliday 13-Nov-12 Questioned whether or not the proposed Staff explained the proposed amendment No action Verbal Inquiry amendment affected his land in Newcastle. does not impact his property in Newcastle. recommended. (No number) Maureen Harrison 12-Nov-12 Questioned whether or not the proposed Staff explained the proposed amendment No action Verbal Inquiry amendment affected the land she represents in does not impact the properties Ms. Harrison recommended. (No number) Newcastle. represents in Newcastle. Nancy Marsh 10-Nov-12 Ms. Marsh has a number of concerns with not Staff spoke to Ms. Marsh about many of her No action W109-C only the proposed plan of subdivision concerns. Ms. Marsh was using the recommended (Bonnydon) but also the Courtice Main Street demonstration plan (artist's rendering) from Secondary Plan. She is concerned about September 2010 as a basis for the majority parking, capacity of Lydia Trull Public School, of these questions. Staff has provided Ms. why existing developments are not shown on the Marsh with the current plans. Ms. Marsh demonstration plans, when will the apartment has also made a further written submission buildings be constructed, how many regarding the proposed Bonnydon plan of units/families in each building, and where is the subdivision. (Second Submission listed park that was to be at Trulls and Sandringham? below). She is also concerned that the public meeting is held during the day when most people work. Dave (meson 09-Nov-12 The submission requested information regarding The concerns expressed by the resident are No action W-1 12-C the forest that he thought was designated Green also in response to the proposed Plan of recommended. Space. He had the understanding that the area Subdivision (Bonnydon)which is located had a high water table_ within the Courtice Main Street Secondary Plan (Town Centre Commercial and Special The submission wanted to know what he and the Study Area 1 designations). other concerned residents can do to prolong or stop development within the area. Until the requisite studies recommended by the CLOCA and staff are completed and the Ontario Municipal Board hearing regarding Bonnydon is concluded staff are not in a position to make any recommendations. Contact: Oh behalf of: Submission No. Date of Submission Details of Submission Staff Comments Recommendation Valerie Cranmer 9-Nov-12 The policies and designations regarding the In early versions of the Secondary Plan, No action Valerie Cranmer& subject lands are supported and Council is the subject property was not included in the recommended Associates encouraged to proceed with the adoption of the Town Centre Commercial designation. Otto Provenzano Secondary Plan and the related Official Plan Given the range of uses permitted in the W96-C Amendment and Urban Design Guidelines. Town Centre Commercial designation it is the most appropriate choice. Olaf Rudolph 9-Nov-12 Residents are concerned about the forested The concerns expressed by the residents No action W110-C wetland located in the Town Centre. They have are in part a response to the proposed Plan recommended. Robert Bell requested that the land on the south side of of Subdivision (Bonnydon)which is located W1 17-C Sandringham be designated Environmental within the Courtice Main Street Secondary Tim Teasdale Protection similar to the north side of Plan (Town Centre Commercial and Special W98-C Sandringham. It is noted that the Province has Study Area 1 designations). Brian Errey instructed Council to consider both intensification W100-C and natural heritage when reviewing the entire Until the requisite studies recommended by David Kennedy area. First and foremost the natural heritage the CLOCA and staff are completed and the W101-C should be protected then the remaining lands be Ontario Municipal Board hearing regarding Maher Ziadeh developed to create a walkable, intensified and Bonnydon is concluded staff are not in a W1 02-C complete community. Provincial policy should position to make any recommendations. Jay Davidson not be twisted and abused to allow natural W103-C heritage features found in an Environmental Melissa Behr Protection Area to be turned into pavement. The W104-C Bonnydon subdivision applicant should be Clint Van Atter instructed that under no circumstances should W106-C any alterations be made to the area in dispute. Leo &Gwyneth Bryant W1 07-C Florence Alexander-Parray W108-C Brian Nicholl W1 16-C Nancy Marsh W109-C Contact: Oh behalf of: Submission No. Date of Submission Details of Submission Staff Comments Recommendation Adam Thompson 15-Aug-12 At a meeting with Staff on August 15, 2012, The extent of the EP designation on the No further action Novatech Novatech conveyed a number of concerns with property was modified and is in keeping recommended Engineering the Draft Secondary Plan dated June 18, 2012 with site-specific Environmental Impact Consultants Including: Study recommendations TDL Group Verbal The extent of the EP designation on their Tim The minimum 2 storeys requirement is not Horton's property located at the c/o Centerfield only aimed at accomplishing a certain Drive and Highway 2; building mass and height, but to ensure mixed-use development and residential Minimum building heights should be in the intensification in accordance with the zoning by-law and not the OP; Growth Plan and the Regional Official Plan policies for this corridor. Concerned that the prerequisite of a Comprehensive Development and Phasing Plan for Town Centre area is too drastic in that it may prevent interim small scale commercial development in the Town Centre area. MMM Group 31-Jul-12 Regarding 1540 Durham Highway 2 (Former The site's location and existing No further action Limited Hilltop Restaurant property). characteristics deems it more suitable for recommended EFS Investments less intensive commercial use in a form that Inc. Request made on behalf of the owner of that the is more compatible with its immediate W93-C designation be changed to permit a broader surroundings. W1 14-C range of retail and service uses.Also requesting that the site permit residential uses, but not Site specific provisions have already been mandate them. included in the Secondary Plan to allow a number of uses, retail, service and The draft Secondary Plan does not go far residential either as stand alone or part of a enough in addressing the evolution of the street mixed use building. from a predominantly automobile-oriented space to a more complete street, and request that the municipality must be pro-active in reducing the minimum parking rates for commercial uses where there is shared parking arrangements and on-street parking. Requests stronger pedestrian connection from adjacent residential neighbourhoods located north of Durham Highway 2 to reduce automobile usage and to contribute towards creation of a more"complete street". Contact: Date of Details of Submission Staff Comments Recommendation Oh behalf of: Submission Submission No. Heather Sessions, 21-Jun-12 Concerned that the Draft Secondary Plan shows 1701 Durham Highway 2 is significantly No action Richard Gay that 1697 Durham Highway 2 is within the Town shallower than the adjacent 1697 Durham recommended Holdings Ltd. Centre Commercial Area, but the adjacent lot Highway 2. To add 1701 to the Town W92-C;W37-C 1702 (now 1701) Durham Highway 2 is in the Centre could potentially set a precedent for Medium Density Residential area, although both the remaining properties further east to properties are in the same ownership. Ms. follow suit, which is not desirable in view of Sessions requests that 1702 (now 1701) their comparatively shallow lot depth. Durham Highway 2 be included in the Town Centre Commercial area to allow for the combined development of the two lots. Marcel Provenzano 20-Jun-12 Request that"Town Centre Commercial' area be Staff supported the addition of these lands No further action Otto Provenzano extended northwards to include lands north of to the"Town Centre Commercial'area. recommended Verbal Highway 2 because it is immediately across from Future land uses should integrate with the the Town Centre. A commercial development Town Centre as a whole as well as the can be better integrated with the town centre integration with the Black Creek to the uses to the south and the open space system to north. the north. Cindy Bosy 20-Jun-12 Regarding 1690 Durham Highway 2. Staff has considered these submissions and No further action W95-C;Verbal have included 1690 Durham Highway 2 into recommended Request that Secondary Plan and zoning permit the Town Centre Commercial designation. the existing single storey home at 1690 Highway 2 be used for office use. The site is isolated and the adjacent land owner to the west would have little or no interest to acquire 1690 because of its limited redevelopment potential. The site already has sufficient lot frontage (approx. 80 m) but the proposed policies of having a minimum height of 2 storeys and a mixed use building is too restrictive to make redevelopment possible. Marcel Provenzano 20-Jun-12 Request that"Town Centre Commercial' area be Staff supports the addition of these lands to No action Otto Provenzano extended northwards to include lands north of the"Town Centre Commercial'area. recommended Verbal Highway 2 because it is immediately across from Future land uses should integrate with the the Town Centre. A commercial development Town Centre as a whole as well as the can be better integrated with the town centre integration with the Black Creek to the uses to the south and the open space system to north. the north. Contact: Oh behalf of: Submission No. Date of Submission Details of Submission Staff Comments Recommendation Adam Thompson 01-Nov-10 Express opinion that an Official Plan is not an The Secondary Plan no longer contains No action Novatech appropriate tool to prohibit drive-through prohibitions on drive through facilities. recommended Engineering facilities. Drive through facilities and stacking Prohibitions on land uses will however be Consultants lanes can be regulated through zoning by-law contained in the implementing zoning by- TDL Group and/or urban design guidelines and through site law. W52-C plan control. Novatech, on behalf of their client, object to the prohibition of drive through facilities in Courtice West Gateway Precinct as set out in the CMS Master Development Plan Report and request that the prohibition be removed. Kurt Franklin 01-May-10 Regarding 1613 Durham Highway 2. Medium Density Residential permits a No action Weston Consulting mixture of uses. Retail is limited to 20% of recommended Group Requesting that a mix of uses be permitted on the ground floor area. First Tech the subject lands. Mechanical W38-C Attachment 4 To Report PSD-009-13 CORPORATION OF THE MUNICIPALITY OF CLARINGTON BY-LAW NO. 2013- being a by-law to adopt Amendment No. 89 to the Clarington Official Plan WHEREAS .section 17 of the Planning Act, R.S.O. 1990, c. P.13, as amended, authorizes municipalities to pass by-laws for the adoption of official plans and amendments thereto; and WHEREAS section 26 of the Planning Act requires that the Council of a municipality that has adopted an official plan to update it not less frequently than every five years; and WHEREAS the Council of the Corporation of the Municipality of Clarington deems it advisable to update the Clarington Official Plan to, amongst other matters, incorporate a Courtice Main Street Secondary Plan; NOW THEREFORE BE IT RESOLVED THAT the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. That Amendment No. 89 to the Clarington Official Plan, being the attached Explanatory Text and Maps, is hereby adopted. 2. This By-law shall come into force and take effect on the date of passing. BY-LAW passed this 28th day of January, 2013. Adrian Foster, Mayor Patti L. Barrie, Municipal Clerk i it