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HomeMy WebLinkAbout2013-005Ontario Municipal Bard Commission des affaires municipales de ['Ontario ISSUE DATE: November 28, 2014 Ontario CASE NO(S).: PL140177 PROCEEDING COMMENCED UNDER subsection 17(40) of the Planning Act, R.S.O. 1990, c. P.13, as amended Appellant: Bonnydon Limited Appellant: Halloway Developments Limited Subject: Failure of the Region of Durham to announce a decision respecting Proposed Official Plan Amendment No. OPA 89 (Deferral of subject areas) Municipality: Town of Clarington OMB Case No.: PL140177 OMB File No.: PL140177 PROCEEDING COMMENCED UNDER subsection 17(36) of the Planning Act, R.S.O. 1990, c. P.13, as amended Appellant: Bonnydon Limited Appellant: Halloway Developments Limited Subject: Proposed Official Plan Amendment No. OPA 89 Municipality: Town of Clarington OMB Case No.: PL140177I�� OMB File No.: PL140178 Heard: APPEARANCES: Parties Halloway Developments Limited Bonnydon Limited Municipality of Clarington October 14, 2014 in Counsel J. Meader S. Zakem A. Allison vmanville, Ontario ❑ COUNCIL Q COMM ❑ FILE DMECTIGO INFORMATITI COPY TO: ❑ f"WOR ❑ MPMERS C] CAO OF CCUNCIL U COMMUN0 ❑ CORM24TE ❑ Et, %V,6EtIGY SERVICES SERVICES SER'diC[S ❑ ENGMIERIPIG ❑ V.UNICiPAL u OPERATIOti5 ERViCES PLA17i:lilG CC ERK'S SOLICITOR C] TREASURY SERVICES ❑ OTHER r 1,11JUICIPAL CLERK'S FILE MEMORANDUM OF ORAL DECISION DELIVERED BY M. A. SILLS ON OCTOBER 14, 2414 AND ORDER OF THE BOARD 2 PL140177 [1] This proceeding was a settlement hearing pertaining to certain aspects of appeals filed by Halloway Developments Limited ( "Halloway ") and Bonnydon Limited ( "Bonnydon ") with respect to Amendment No. 89 ( "OPA 89 ") to the Municipality of Clarington Official Plan ( "OP "). [2] The Council of the Municipality of Clarington ( "Clarington ") adopted OPA 89 by By -law No. 2013 -005 ( "BL ") on January 28, 2013. OPA 89 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. The affected lands also comprise 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 OP. [3] On January 30, 2014, the Region of Durham ( "Region ") approved OPA 89 in part, with modifications, and deferred the balance of OPA 89, that being with respect to select lands, including the lands owned by Halloway. [4] Halloway is the owner of the lands located at the south -east corner of Trulls Road and Durham Highway No. 2 ( "Halloway Lands "), and within the Town Centre designation. Bonnydon is the owner of lands legally described as Part Lot 30, Concession 2, in the former Township of Darlington. [5] Of note, an Interim Order has been issued by the Ontario Municipal Board with respect to the lands owned by Bonnydon, and forming part of the Town Centre designations in OPA 89. Bonnydon takes no issue with the proposed settlement subject to the provision of a "without prejudice" clause in the current order. [s] Andrew Allison advised that the Region endorses the provisions of the settlement proposal before the Board. [7] In effect, the settlement agreement results in certain modifications to Schedule "A" of OPA 89, and approval of the corresponding mapping. 3 PL140177 [81 Municipal planner Lisa Backus provided explicatory and expert opinion evidence with respect to the modifications being proposed. In summary, it is her professional opinion that OPA 89 as proposed to be modified conforms to the policy directives of the Growth Plan for the Greater Golden Horseshoe and is consistent with the Provincial Policy Statement (2005 and 2014). The intent and effect of these modifications is consistent with the policy direction established by the Regional Official Plan, and represent good planning policy. [9) The Board accepts and adopts the expert opinion of Ms. Backus to find that OPA 89 as proposed to be modified conforms to the policy directives established by the Provincial and local planning regime, and is consistent with the principles of good land use planning. The Board is satisfied that proper regard has been given to matters of the public interest, and therefore, the proposed modifications and corresponding mapping are appropriate. • . I .., [10] The Board orders that the appeals respecting OPA 89 are allowed in part, and the policy and mapping of OPA 89 that have not come into force and effect by virtue of s. 17(38) of the Planning Act, R.S.O. 1990 c. P. 13 are approved as modified by Schedule "A" appended to this order as Attachment 1, save and except for policy 5.1.5; [11 ] Policy 5.1.5 of OPA 89 remains unapproved and under appeal insofar as it applies to the property identified by tax assessment roll number 181701005022700 (the "Halloway lands "); [12] The appeal of policy 5.1.5 of OPA 89 is adjourned sine die, as it applies to the Halloway Lands, until the earlier of: a) a municipally initiated zoning by -law intended to implement OPA 89 has been passed by Clarington Council; or M PL140177 (b) site - specific applications have been submitted for the Halloway Lands. [13] The approval by the Board of policy 5.1.5 as it relates to all lands within OPA 89 other than Halloway Lands is without prejudice to Halloway's rights in respect of its' appeal and/or any position Halloway may tape at any future hearing respecting policy 5.1.5; and, [14] Further, this order is without prejudice to any future adjudication and /or Final Order [reference: Ontario Municipal Board File PL1210261 with respect to the lands owned by Bonnydon Limited, and forming part of the Town Centre designation in OPA 89. W. A. Sills" M. A. SILLS MEMBER Ontario Municipal Board A constituent tribunal of Environment and Land Tribunals Ontario Website: www.elto.gov.on.ca Telephone: 416 -212 -6349 Toll Free: 1- 866 -448 -2248 ATTACHMENT 1 Schedule "A" Proposed Modifications to Amendment 89 to the Clarington Official Plan. Unless otherwise indicated in the Amendment, newly added text is shown with underlining, and deleted text is shown with a sue ke keugh; Part A Proposed Changes to official Plan Existing Section 17.2.1 (Special Study Area No. 1) is deleted in its entirety. 17.2 SPECIAL STUDY AREA No. 1 CAbt DELETED BY AMENDMENT NO. 89 h a_ rive.— c�iv"I nnienta E} and _futura ! lll�ft.f�i.�al ! R t�I. ! Mal i 1 • l A l a f R- Milo a) the PFOPe ORGOee -of %eGtjGR Map A2, Land Use, Courtice Urban Area as amended. Map H1, Neighbourhood Planning Units, Courtice Urban Area as amended. Part B Proposed Changes to the Courtice Main Street Secondary Plan. 5.1.5 The minimum height for all new buildings in the Courtice Main Street Secondary Plan Area shall be 2 storeys. ** *This policy remains under appeal to the OMB as it applies to the property_ identified by tax assessment roll number 181701005022700 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 Plant. However, the exact location of the Central Square and any public facilities shall be determined through the preparation of an Urban Design Plan -D~-4 a Phan deGGrib e Sertiep-6.6.4 of this Plan The Urban Design Plan shall demonstrate how the Town Centre including the Central Square, is to be developed overtime. The Municipality would consider innovative urban design and public private partnerships for the development of these public facilities. 5.5.5 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. shall . be determiner_tln —h +h ISr2.fC.�rJC1ri!'Y OlrJ YL �� ri -, • Plan. LiQ {T7GVTic_ 5.5.4 Applications for development on lands within the Town Centre Ce and bounded by Durham Highway 2, Truils Road, Sandringham Drive and Richard Gay Avenue shall include an Urban Design Implementation Report , demonstrating how the , develeped-ov& ro osed development is in keeping with the Seconds Plan the Urban Des! n Guidelines in Appendix A and the Urban Design Dian, if applicat' �t has been o completed and adopted by Council prior to the submission of t he [ n. ped -acrd Where the develo ment of the lands within the Town Centre proceeds by way of site plan app lication an Urban Design Implementation Re ort for the whole site will be required only.as part of the initial application Updates to the Urban Design Implementation Report will not be required in the event that revisions to the site Plan are proposed. 5.5.5 The Policies of Section 5.4.5 and 5.4.6 agply to the lands designated Medium Density Residential and Low -Rise High Density Residential within the Town Centre. An Environmental IMPaGt Study and a Hydrageolegical be 6e44R,'e£t#oqZ-.&.4. (a) The Environmental impaet Study --i;d Hydregeeiegleal Study-shall pG 11 Yen.'S YAd iM finnpi...v t .iL Ak^ �i tI nil A Heritage- Assessr ae,,L, � - t- nY.rl +hn rnlLtrr�rt}�tern w MrM ow w • w 7.2.4 f A prominent landscaped Pedestrian walkway will connect the Medium Density Residential Area to the Town Centre Commercial Area. 10.2,2 Consolidated Plans and Studies a) Where multiple properties are proposed to be developed, the Municipality will consider tha potential for consolidated supporting plans and studies to assist with the development review process. b) The preparation of the Urban Design epo an ¢h&R4kw Plan or the Urban Design Implementati ©n Report that is to be prepared for the Town Centro Commercial Area must incorporate the recommendations of the EIS as well a any other studies required as part of a complete application. Map A Land Use Courtice Main Street Secondary Plan as amended. Map B Urban Design Precincts Courtice Main Street Secondary Plan as amended. HIGH DENSITY A�lA2 RESIDENTIAL TOWN CENTRE CORRIDOR a � M { r s NEIGHBOURHOOD CENTRE HIGHWAY COMMERCIAL i . r ' M PRESTIGE . f r L"! EMPLOYMENT AREA NASH ROAD }O M LIGHT � DUSTRIAL AREA -5.� . 7 GENERAL INDUSTRIAL AREA a BUSINESS PARK 5,. UTILITY M 0 ENVIRONMENTAL n � PROTECTION AREA GREEN SPACE WATERFRONT GREENWAY COMMUNITY PARK DISTRICT PARK M NEIGHBOURHOOD b PARK PUBLIC SECONDARY SCHOOL SEPARATE 0 SECONDARY SCHOOL O J PUBLIC ELEMENTARY ELEMENTARY SCHOOL H H = SEPARATE ELEMENTARY SCHOOL M . ® SECONDARY ® ! PLANNING AREA ®� " ? �•Y ® ®m® ®®ray SPECIAL POLICY AREA a j�� rawaee�aaeoSPECIAL STUDY AREA � �l QED Go STATION 0 [25 254 AO 750 t.006 Id.trn a� I FAREWELL { HEIGHTS {'1 °a a WORDEN HIGHLAND (3900) (4000) GLE:NVIEW HANCOCK (3100) (2900) HASH ROAD = tuH C g arURTICE NBTREEF � E N. T S�sao} J DARLINGTON 11500) EMILY STOWEs (5300) 0 sr AVONDALE: a URBAN BOUNDAiRY PENFOUND (3100) (4000) NEIGHBOURHOOD BOUNDARY p w ti co (1000) POPULATION ur -' (') SELF SECTION 1 T.6 U w BLOOR STREET BAYVIEW 0 295 590 1,160 1,770 2,36D ig— M61Te 1 is lO 1 BASELItiE ROAD � IHIGHWAY 401 w a r I� eti� I I I 1 MAP H1 NEIGHBOURHOOD PLANNING UNITS COURTICE URBAN AREA OFFICIAL PLAN LAKE ONTARIO MUNICIPALIT( OF CmwoTON OCT56ER, 27ra +.rT me trr ror � nc+uo rcr arniw.0 w.r 4Mr tMK4Xlm ulsrhrr u(,In�we i UL c�ta�ras in & Y, 0 55 � Z - �} fir..., ar —. CL V) j:L LLI C!3 r , LU ow y �� i,y vs e RFfM a U f_ � i [FYwM.I ate, V, IL RmnsH �aoP T„C+K» � � 1 vf:+>b+J�KTh1 � r vFdt:�,n.ax� 3 - - .rxaA.iinr� aroi nnrEa .. CORPORATION OF THE MUNICIPALITY OF CLARINGTON BY -LAW NO. 2013 -005 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. Patt L. rne,, nicipal Clerk 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. 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 underlininq, and deleted text is shown with a stroke +h. Existing Table 9 -2, Housing Targets by Nei bourhoods is hereby amended as follows: Table 9 -2 Housing Tar` ets by Neighbourhoods Urban Area Housing Units Neighbourhoods Low Medium I High I Intensification Total Courtice Na Courtice Main Street 0 0 02-58 200088 2000358 N2 West Shopping DiStFiGt 8 8 358 358 43 Worden 1175 75 0 40050 13681300 N4 Highland 1225 100 0 7-550 44981375 45 Glenview 550 535 0 5025 44351100 N& Hancock 850 100 0 25 975 47 Avondale 825 200 0 27550 43881075 N8 Emily Stowe 1475 275 0 558 75 23881825 N9 Penfound 1175 150 0 7-550 44981375 N48 Darlington 450 25 4750 37-525 1025500 -N44 Bayview 1150 300 125 50 1625 �' Farewell Heights* - - - - 0 TOTAL 8875 1770 558125 20 2400 4422-013175 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 129001 5325 3475 1800 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 300 350 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 adjacent 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, the GGUFtF e West Shopping District Corridors and the Port of Newcastle Harbourfront Centre are shown on Map A, with population allocations indicated on Map E 6. The existing Section 10.3.2 is amended hereby as follows: 10.3.2 No new Town or Village Centre, Highway Commercial District or Corridor or expansion to any of these Centres, or 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 objectives for intensification, mixed -use development and pedestrian and transit supportive development. 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 si_gnage. 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 desiqned 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." 8. Existing Section 16.8 (Special Policy Area F). is amended as follows: 16.8 SPECIAL POLICY AREA F DELETED BY AMENDMENT XX ZI WA - �- ■ - - - EMWME r _ _ Hr-wdi r _ 1 _ ■ _ _ . WA _ 8. Existing Section 16.8 (Special Policy Area F). is amended as follows: 16.8 SPECIAL POLICY AREA F DELETED BY AMENDMENT XX • -. 1 MIN- I M, 1- M 111111111 WIN Iva* IT Ir • , • . Existing Section 17.2 (Special Study Area No. 1) is amended as follows: 7.2 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. - -. • _ -. . .. - _ r . ...... - - ... - - - 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: "I Secondary Plans have been prepared for the following areas: a) Bowmanville East Town Centre; b) Bowmanville West Town Centre; c) Courtice Main Street; West Shepping DiStFiGt7 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: - - - M-1.1 Offi 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: "I Secondary Plans have been prepared for the following areas: a) Bowmanville East Town Centre; b) Bowmanville West Town Centre; c) Courtice Main Street; West Shepping DiStFiGt7 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: 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 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 over time 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. 53.3 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 5.4.2 5.4.3 5.4.4 5.4.5 5.4.6 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. 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. A range of housing types, tenure and unit sizes is encouraged within the Residential designations. Flexible space designs such as live /work units are encouraged in the Medium Density Residential Areas. 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. 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 I 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 7.2.2 7.2.3 7.2.4 The West Gateway Precinct: a) b) C) d) e) f) Courtice Main Street 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; 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; 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; The expanse of surface parking will be replaced by underground and structured parking; Residential Areas will be developed with buildings designed and oriented to maximize views into the adjacent valley; and New development will be designed to mitigate the impact with established low density residential uses adjacent to this precinct. 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. 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 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. 725 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 Secondary Plans 8.0 PARKS, OPEN SPACE AND TRAILS Courtice Main Street 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 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 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 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. Municipality of arington January 21, 2013 Courtice Main Street Secondary Plan — Page 15 1 1 i 1 fY�.�Hic 1 Y� Commercial Commercial Mixed Use Community Facility Environmental Protection Area ® Town Centre Commercial Special Study Area AL 1 -J H RHgM McryVygY gM'icv ' 1- - - - - -' F-1 Mid -Rise High Density Residential iIE Greenway Feature - - - - Private Laneway Low Rise High Density Residential Proposed Location Of Central Square =__= Private Street Medium Density Residential Proposed Location of Public Library - -- Trails Secondary Plan Boundary i -�� Prominent Intersection Town Centre -- SPECIAL STUDY AREA 1A111111AM DRIVE MAP A LAND USE COURTICE MAIN STREET DRAFT SECONDARY PLAN JANUARY 21, 2013 WEST GATEWAY J SL BLACK CREEK PRECINCT �J p PRECINCT S— NASH N—SAA, Lj—� A511 ° TSAIL _ G g v E°v`2diE U 1 PILL �NDSD 1 10 0 a I D uRHAM HicHWAV / � - - /�' DURHAM H' iGHVVAY2 "'A—G HW2 INIA111 1111 ° ` I W DURH I AM HIG4WAY2 FGkHDM,R4ii / ' � w f�♦ 1 ` - � �� F RPVENUE rc GAVENUE � ` �I ° PDNAS DR >. i O8ER1 ' oM I�'( RATH WQ I ❑g DALECMEAVRy(IE 3 °z¢ SANDR�NGi14MDR ¢ EAST GATEWAY PRECINCT p TOWN CENTRE sp D PRECINCT N� Greenway Feature MAP B Prominent Intersection URBAN DESIGN PRECINCTS - -- Trails COURTICE MAIN STREET Secondary Plan Boundary DRAFT SECONDARY PLAN JANUARY 21, 2013 COURTICE MAIN STREET SECONDARY PLAN 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. 1.1.1 Urban Design Objectives • Create compatible and attractive built form that balances long term planning goals for intensification with the 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 ". Page 1 JANUARY 212013 Figure 1.1: Attractive built form reinforces street edge Figure 1.2: Landscaping to create Figure 1.3: Retail environment with pedestrian friendly environment pedestrian friendly street edge COURTICE MAIN STREET SECONDARY PLAN 1.1.2 Urban Design Principles • Define distinct precincts with built form and streetscaping that identifies these areas and links them together. • Use built form and landscaping to emphasize intersections, to create a more pedestrian friendly environment, slow traffic and create a sense of arrival to identify Courtice while travelling along Durham Highway 2. • Encourage the redevelopment of sites to achieve a high quality of built form and landscape treatment to create a pedestrian supportive, attractive and more urban street edge. • Define built form relationships to ensure that new development does not negatively impact existing stable neighbourhoods. • Initiate Municipal streetscape improvement to promote property improvement and instil a new image or identity along the Main Street. • Promote streetscape improvements that will be supportive of future plans for transit, walking and cycling. 1.2 Purpose and Structure of the Guidelines 1.2.1 Intent The guidelines will reflect the Municipality's intention to create a more distinctive Courtice community along Durham Highway 2. The guidelines are intended to be read in conjunction with the Secondary Plan and urban design policies in the Official Plan, and complement and augment the Secondary Plan urban design Page 2 JANUARY 212013 policies. The guidelines illustrate approaches to redevelopment, new building and landscaping to fulfill the Municipality's objectives and to implement the urban design principles. In addition to the Secondary Plan, the guidelines are to be used in combination with other site specific requirements and will be used by Municipal staff to review development applications on a site by site basis. 1.2.2 Structure of the Guidelines The guidelines are presented in three categories: Site Planning and Built Form: provide guidance on the orientation and configuration of buildings, parking and other site components, and specific guidelines on height, massing and fagade articulation for the three primary land uses of the Secondary Plan: • Commercial • Residential • Town Centre Commercial Open Space, Natural Heritage and Trails: provide general guidelines on the treatment for parks, development adjacent to or near the creek valleys and integration of trails and pathways. Streetscaping and Gateways: provide guidelines and diagrams to describe landscaping and the relationship of building edges to the ultimate future right -of -way (ROW) of 36 metres along Durham Highway 2. The site planning guidelines can be applied to all three of the primary land uses in the Secondary Plan noted above. The subsequent built form guidelines will describe the treatment of COURTICE MAIN STREET SECONDARY PLAN height and relationships to existing areas and building articulation, specific to the uses and related building types. The site planning guidelines will reinforce the urban design policies of the Official Plan, as well as the Regional Official Plan for the Centres and Corridors designations. They will promote street - related, denser, pedestrian and transit supportive compact built form. 1.3 Site Planning and Built Form Guidelines Sustainable design principles are encouraged in all facets of project development including site design, building design, development of energy efficient building systems, and material selection. 1.3.1 Site Planning Guidelines The site planning guidelines are described under the following headings: • General Site Planning • Pedestrian Areas • Parking • Service and Loading • Signage General Site Planning Guidelines * Buildings shall be located at or near the street edge. A minimum front setback of 3.5 metres from the proposed future 36 metre right -of way (ROW) is recommended. This will facilitate wider sidewalks, private landscaping and /or Page 3 JANUARY 212013 space for businesses to expand (seasonally) to the sidewalk edge. • The front building face and entrances shall be oriented to Durham Highway 2. • Buildings that are located at an intersection's corner shall be located at both street edges. If site conditions prevent the building meeting both frontages, then the primary building frontage shall be located at the Durham Highway 2 edge. Figure 1.4: Streetscape Improvements for transit, walking and cycling • Where redevelopment occurs at an intersection, the orientation of the building and articulation of the ground floor and landscaping should promote a generous paved /landscaped area at the corner. The intent of this is to provide for future transit stop waiting areas, benches, planters and sidewalk and intersection specialty paving. COURTICE MAIN STREET SECONDARY PLAN 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, proponents shall prepare and submit concepts for final development stages. Site planning and built form of interim 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 shall have direct and continuous walkways to the main sidewalk along Durham Highway 2. • Where the sidewalk crosses a driveway entrance, the paved area shall continue as a distinct and continuous route across the driveway. • Treatment of paved areas within the private realm that abut public realm pedestrian areas should create a smooth and compatible transition. • Doors and window projections shall not impede pedestrian movement. Page 4 JANUARY 212013 Figure 1.5: Wide sidewalks with entrances at building edge COURTICE MAIN STREET SECONDARY PLAN Parking • Site planning shall orient parking areas interior to the sites or at the rear. • Should structured parking be incorporated into a redevelopment, it may occur at the street edge, but shall have retail uses at grade and the structure shall be designed 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. • Parking lots shall be designed with landscaped islands, planted with hardy species. • Parking lots shall incorporate pervious paving or other 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. Page 5 JANUARY 212013 Figure 1.6: Building corner or entrances facing street Figure 1.7: Example of parking structure with retail at grade COURTICE MAIN STREET SECONDARY PLAN Service and Loading and Garbage Areas • Vehicular access and building orientation shall ensure that 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. • All garbage areas shall be within the building's enclosure. 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. • 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 loading, parked vehicles at loading /garbage areas do not impede pedestrian movement. Signage * Signage should be in keeping with the Municipality's Sign By- law, as amended from time to time, and with the Signage policies in the Official Plan. Once a detailed Streetscape Plan 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: Page 6 JANUARY 212013 o a► e o e e o e ,. — —AWL Al - LOCAL ROAD Figure 1.8: Typical Parking Condition Figure 1.9: Example of servicing and loading COURTICE MAIN STREET SECONDARY PLAN • Signage for retail and commercial uses shall be located at the ground floor level within a defined signage band or fascia. This band should not be greater than 1.5 metres in height. • 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. • Wall- mounted cut -out letters are preferred to backlit signage boxes. • Accent lighting over signage is preferred to back -lit signage boxes. • Where multiple tenants exist, signage style and mounting should be coordinated. 1.3.2 Built Form Guidelines 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 • protection /enhancement of views • adjacency to existing, stable residential areas • proximity to future transit • location at high priority gateway or intersection /nodes Page 7 JANUARY 212013 Figure 1.10: Defined signage band Figure 1.11: Cut out letter signage COURTICE MAIN STREET SECONDARY PLAN The designation of most of the lands along Durham Highway 2 is intended for Mixed Use building development and is based on the objective of creating a more active urban edge along the roadway, and as a means to encourage and support existing business activity, while allowing incremental redevelopment to include both limited commercial and residential uses. The fundamental principle of mixed use is to create a strong pedestrian environment, promote diversity of land uses and improve the convenience amenity in the community. Retail and service uses are encouraged as the predominant use on the ground floor of buildings, with office or residential uses on upper floors. Built form should be located at or near the street edge with street related retail and service activity supported by features 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 character and the strong presence of the creek valleys should be incorporated into new development. Responding to this, the rationale for the two building height limits is described in the following subsections. JANUARY 212013 Commercial Designation (West of Farewell Creek) * The highly commercial section of Courtice, between Townline Road and Farewell Creek is envisioned with the potential to redevelop at a higher intensity and to incorporate a mix of retail, office and high density residential uses. Commercial Mixed Use, Medium and Low -Rise High Density Designations * The properties in the central section of Courtice, from Farewell Creek to Courtice Road are narrower, with direct proximity to low density single family housing and the sensitive natural heritage feature of Black Creek. Figure 1.12: Mixed use reinforcing pedestrian environment COURTICE MAIN STREET SECONDARY PLAN 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 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 of the building fagade above that. For buildings higher than 6 storeys, further setback of the uppermost storeys is required. • 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. Page 9 JANUARY 212013 10. Figure 1.13: Building addressing corner COURTICE MAIN STREET SECONDARY PLAN 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. The maximum setback from the ROW is 5.0 metres. In such a case, the sidewalk must be treated to make regular connections to the building face and the entire space between the building edge and the ROW must create a high quality pedestrian environment. 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 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 uses. 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 metre thickly planted landscape buffer. The design of building entrances and display windows should relate to a pedestrian scale and reflect the desire to create a distinct local, community character. 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. In general, the maximum building height shall be determined by the demonstrated sun /shade impact to adjacent uses. The Page 10 JANUARY 212013 massing of new buildings should be configured to mitigate negative impacts on sunlight to existing uses. Large site developments proposing higher density buildings whose form, orientation or location does not adequately address the streetscape or the existing block structure of the community are discouraged. Commercial Mixed Use, Medium and Low rise High Density Designations The ground floor uses along Durham Highway 2 should be a mix of retail, service and office uses. Where there is no retail or service use planned, the development must have a consistent edge of residential ground floor uses in order to create a consistent building type along the streetscape. Retail /service and residential ground floor uses shall not be mixed or intermingled. Residential lobby entrances are permitted adjacent to retail or commercial uses. The minimum building height should be 2 storeys. Additional storeys are encouraged. Buildings higher than 2 storeys, should be designed with the primary building face at the street, with some recessed floors: 6 storey buildings should have a 4 storey base with a strongly defined 2 storey cornice line, and the top two storeys recessed beyond that. The maximum horizontal distance for stepped back building faces is 2.0 metres. 3 and 4 storey buildings do not require setback floors. COURTICE MAIN STREET SECONDARY PLAN 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 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 uses. 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 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 The Courtice Main Street Secondary Plan has identified specific locations suitable for medium and Low Rise High density residential uses. Page 11 JANUARY 212013 Figure 1.14: Higher building with a podium base y-, x MWI Figure 1.15: Mixed Use building at corner location COURTICE MAIN STREET SECONDARY PLAN Where stand -alone medium or low rise high density residential development is proposed, the following guidelines 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 are two medium density residential categories: up to four 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 residential uses, the following guidelines apply: • 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 streetscape should be of a high quality. • 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 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. Page 12 JANUARY 212013 Figure 1.16: Architecture of residential facade creates visually interesting streetscape Figure 1.17: Articulation of entrances and windows creating unified facade COURTICE MAIN STREET SECONDARY PLAN Medium Density Residential — up to 4 storeys 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. • Buildings that are compatible in scale with adjacent residential buildings are encouraged; however, higher 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. • 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. Page 13 JANUARY 212013 * Site grading and the elevation of the garage and ground floor should be similar to the existing adjacent dwellings. Figure 1.18: Example of stacked townhousing COURTICE MAIN STREET SECONDARY PLAN 'a P ell P y iii — __ Figure 6.19: Recessed attached garage integrated with house design • The garage design should be integrated with the design of the house. • The garage size should be designed appropriately proportioned to the lot size and house fagade; garages should not comprise the majority of the house fagade. Low Rise High Density Residential — up to 6 storeys The following guidelines are intended for new low rise high density residential buildings, to be located on deeper lots along Durham Highway 2. These buildings and sites may require underground parking. * The buildings should have a strong multi- storey base with the upper two floors set back by a maximum of 3.0 metres. Page 14 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 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 fence to the street edge. Mid -Rise High Density Residential The following guidelines are intended for new Mid -Rise High Density Residential buildings, to be located immediately west of the Farewell Creek, south of Durham Highway 2. Preference will be given to structured or underground parking. • Structured or any above - ground parking must be designed to mitigate any negative impacts on the streetscape, and can include measures such as landscape buffering and hiding a car park behind the building fagade. • Residential buildings will be well connected to each other and to the public realm. • Site entries and exits will be created to also allow direct pedestrian and cycle routes to shops and public transit stops. • New development will be located and orientated to maximize visual privacy between buildings on the development site and adjacent sites by orientating new building blocks so that they do not directly face neighbouring buildings. COURTICE MAIN STREET SECONDARY PLAN • Buildings will be located to optimize solar access to residential apartments. • Buildings will be located and orientated to provide views to the Farewell Creek while mitigating any negative aspects on the site, such as visual intrusions or noise. Figure 1.20: Grade related units in multi- storey building Town Centre Commercial While grade - related retail /service uses are encouraged across Durham Highway 2 in most of the land use designations, a more focused commercial development area is envisioned at the Town Centre site. The primary frontages and excellent visibility of Durham Highway 2 and Trulls Road provide a good potential to attract retail and office uses. As with all areas in the Secondary Plan, this area permits a wide range of uses, to promote a diverse mix, and the flexibility to serve the day -to- Page 15 JANUARY 212013 day needs of Courtice residents over time. The design objective is to develop a strong urban street fagade and architecture that places a priority on comfortable and dynamic pedestrian shopping environments, and active mixed use streets. 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. Development Vision The area is envisioned as a focal place for the community. 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 encourage alternate forms of development that can realize the objectives of the Secondary Plan. The scale and design of the corner buildings should define the corner and establish a strong urban, pedestrian street edge to the Town Centre site, both along Durham Highway 2 and Trulls Road. Buildings up to the six storey height maximum are encouraged to reinforce a small public square to be located at the corner of Durham Highway 2 and Trulls Road. Retail with office uses above are encouraged along each of the primary three street frontages: Trulls Road, Durham Highway 2 COURTICE MAIN STREET SECONDARY PLAN 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. Figure 1.21: Example of small urban plaza Page 16 JANUARY 212013 Figure 1.22: Corner building design to frame plaza Street Related Development ♦ 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. COURTICE MAIN STREET SECONDARY PLAN 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. * 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 enhance these entrance points. Figure 1.23: Main entrances accessed from internal pedestrian way Page 17 JANUARY 212013 Figure 1.24: Possibility of sidewalk activity attached to small commercial uses Built Form • Building design should emphasize architectural elements that promote pedestrian interest and comfort, reinforce the relationship to the street, and create a visually interesting street fagade. Such architectural elements include, but are not limited to, canopy structures, arcades, prominent entrances and large display windows. • 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 and differentiated paving for pedestrian routes should be COURTICE MAIN STREET SECONDARY PLAN employed to divide parking areas; large undifferentiated parking areas will not be permitted. • Where phased development or intensification is envisioned, built form development of initial and interim phases shall be 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 1.25: Architectural elements to promote pedestrian comfort Page 18 JANUARY 212013 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 The Development Concept's open space system is based on emphasizing the visual presence of the creek valleys through view protection, streetscaping and enhancing physical connections to them through new trails, parkettes and parks. 1.4.1 Natural Heritage Features The Municipality of Clarington in consultation with the Central Lake Ontario Conservation Authority (CLOCA) has delineated the 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 feature will require an Environmental Impact Study, which will COURTICE MAIN STREET SECONDARY PLAN determine whether the extent and type of development that is 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 topography between Darlington Boulevard and Sandringham Drive. • Higher buildings should be carefully placed to provide good views from the buildings, and care should be taken to not block views of the creek from the street. Figure 1.27: View of Farewell Creek Figure 1.28: View of Farewell Creek and Black Creek valleys Page 19 JANUARY 212013 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 through low intensity land use, landscaping and appropriately transitioned building heights. • Promote the evolution of a continuous pedestrian system with a system of interconnected sidewalks and parkettes 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. COURTICE MAIN STREET SECONDARY PLAN 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. 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 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 ". Page 20 JANUARY 212013 Figure 1.30: Example of a small parkette Figure 1.31: Example of a small urban plaza COURTICE MAIN STREET SECONDARY PLAN 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 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 JANUARY 212013 Figure 1.32: View of Farewell Creek trail COURTICE MAIN STREET SECONDARY PLAN 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 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. Page 22 JANUARY 212013 * Coordinate any trail links and trailheads with the Municipality and Conservation Authority for access and safety requirements or restrictions. Welcome to the Court iceMilieniulm Trail. This 1.5kmtrail network winds its way thFOLrgh woodlands, meadows and KFQ55. the Black Creek- It is part of an effort to maintain ecological green space,resture natural habitats and provide an area for your enjoyment. Wf;_ . _,13 usahsinterpretiwrsignsfaryoureduutl .n, lh Ml: slops for your [onseotpludon, i!s wall for yaw npereatiVn pad yQUr wisd.m JpF I" eoaSNYari.n. Community groups com61md t6elr laleew and rerourreslo build th[ trail and rest.,. the nt.ral habllml- The planningand comtru[tign.f this prole[l Nivolvad the [.operative dl.ris arthe staff and stud—is of Courrlee 5emodaty School, Lines Club or Counkt. Marilitpallty of Claringtmt. Durkm L."Sto rdrhi,p C. ,,iL hn.ds.l5n d Marsh, cmimlo roweeGwerarleh, ClEringten Af[eSSiblritT Cvmmitlea alga Ce."l La #e dnreri.Co -rr ti..Authority. GENEP04S FINANCIAL 5WPWT FgitTHIS P[OlE[T W 0.f SUPKIER RT: - Th. Anwia T.�Ir...n� PnwEatlpn - TCI f rl.nds N dr Enulranm.m Fauna[f ion - tiatada P.xw Grarernl.n - rlynlaipN +Ip W C4rlagtan COMM r , s.rr wnr r f �._._ 1 Ce..r...�..r 1. ylr twllualrx r f l f�R IIHiHPoI] Figure 1.34: View of Millennium Trail COURTICE MAIN STREET SECONDARY PLAN 1.5 Streetscaping and Gateways Durham Highway 2 is the Courtice Main Street spine. As one travels across the area, the roadway has distinctly different characteristics resulting from the evolution of adjacent land 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 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 community's desire to celebrate the green edges of the creek valleys along Durham Highway 2, be pedestrian and transit supportive yet maintain vehicular functionality and convenience. The following sections about streetscape and gateway serve two 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. 1.5.1 Streetscape Concept The Secondary Plan proposes a series of gateways and enhanced intersections that are connected with new streetscaping. This concept serves to "break down" the stretch of Durham Highway 2 into intervals and points of visual interest. Not only can this rhythm serve to slow traffic and make a more Page 23 JANUARY 212013 pedestrian friendly environment, but it could change the perception of Courtice from being a place to "drive through" to becoming a point of "arrival ". The concept could also help create an identity or image of Courtice as "Clarington's Green Link ". Figure 1.35: Community- oriented, pedestrian friendly, attractive street edge COURTICE MAIN STREET SECONDARY PLAN 1.5.2 Strategy 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 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 JANUARY 212013 laneways or private internal streets toward the internal portions of properties with Durham Highway 2 frontage. Figure 1.36: Gateway feature at intersection COURTICE MAIN STREET SECONDARY PLAN 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 JANUARY 212013 street edge, to eventually blend with new Regional works. Similarly, new development could receive incentives for streetscaping measures. 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 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. COURTICE MAIN STREET SECONDARY PLAN Figure 1.38: Example of animated streetscape Page 26 JANUARY 212013 Figure 1.39: Example of animated streetscape COURTICE MAIN STREET SECONDARY PLAN a ro +} m CL au Q 2 = I cr- O L as aj a) aj a) a= a= m c: i m i i H H H H I— Page 27 iii a 3 JANUARY 212013 COURTICE MAIN STREET SECONDARY PLAN 6.0m BIGHT OF WAY 3.5m 2_5m 3. 0m 2,8m 3,5m 3.5m CL OF R.O.W. I L OF TRANSIT LANE 8, Or n Page 28 ................... JANUARY 212013 2.Bm 1.6m 3.5m 3.5m 5�agl 3.5rn Oil 3.5m 2_5m 3. 0m 2,8m 3,5m 3.5m CL OF R.O.W. I L OF TRANSIT LANE 8, Or n Page 28 ................... JANUARY 212013 2.Bm 1.6m 3.5m 3.5m 5�agl 3.5rn COURTICE MAIN STREET SECONDARY PLAN • The south side of Durham Highway 2 shall have a sidewalk of minimum 1.5 metres. The sidewalk paving should continue across driveways /site entries to ensure a continuous and priority pedestrian route. • 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. • Pedestrian routes and street crossings shall provide accessibility to all persons with disabilities. Reference to the Accessibility for Ontarians with Disabilities Act, 2005 (AODA) and principles of Universal Design should be 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 1 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 JANUARY 212013 standards, tree planting and landscaped features (planting beds) should be developed within the boulevard. PFPP� Figure 1.42: Landscaped strips with trees providing shade COURTICE MAIN STREET SECONDARY PLAN Figure 1.43: Continuous tree planting along the sidewalk • A minimum setback of 1.2 metres for trees and light 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. JANUARY 212013 • At commercial areas, trees should be selected to be decorative and not obscure ground floor signage, display 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. Street Furniture Page 30 • 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. • The placement and design of transit shelters should be given high priority in the streetscape. Coordination with the Region will be required. COURTICE MAIN STREET SECONDARY PLAN 3 Figure 1.44: Street furniture for comfortable clustering Page 31 JANUARY 212013 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. COURTICE MAIN STREET SECONDARY PLAN Gateways The Concept Plan identifies three primary gateways to define Courtice's precincts. + The western gateway at Townline should be developed as both a Clarington and Courtice Municipal gateway. In the 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 landscaping and specialty paving should be considered to improve the overall pedestrian environment and announce arrival into Clarington and Courtice. Figure 1.46: Example of a gateway building Page 32 JANUARY 212013 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 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 "four- corners" intersection. Specialty intersection paving should encourage pedestrians and cyclists to cross between the Town Centre site and the Black Creek trail connections. • 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 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. COURTICE MAIN STREET SECONDARY PLAN 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. • 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. • Signage should be clearly legible but not oversized. Figure 1.48: Example of Gateway feature Page 33 JANUARY 212013 Figure 1.49: Existing Courtice gateway feature Exhibit "A ", Amendment No. 89 To The Municipality Of Clarington Official Plan, Map A2, Land Use, Courtice Urban Area SPECIAL STUD, 'J i URBAN BOUNDARY a ♦ SPECI L ■ AREA5 �I V J ® A 6 FUTURE _I URBAN RESIDENTIAL URBAN RESIDENTIAL MEDIUM DENSITY ■ •••■ • .. ...• •• . _ _ _ _ O RESIDENTIAL O M ~ 1 O HIGH DENSITY I 1 RESIDENTIAL 1 I TOWN CENTRE 1 I � CORRIDOR NEIGHBOURHOOD 1 Delete "Courtice West Shopping District" designation I • CENTRE Atltl "Corridor" designation O Delete "Special Policy Area F" Delete "Urban Residential "designation 1 HIGHWAY COMMERCIAL Of O Atltl "Town Centre" designation Delete "Urban Residential" tlesignation 5H ROAD I PRESTIGE M ENT AREA Atltl 'Corridor" designation Delete "High Density" symbol LIGHT L O M ® INDUSTRIAL AREA Delete "Special Policy Area E" GENERAL puRHAM 1 O Delete "Urban Resitlemial" tlesignation INDUSTRIAL AREA HIGHWgy2 Atltl "COmldor" designation BUSINESS PARK J Delete "Neighbourhood L UTILITY Centl'e" symbols M fe, O ENVIRONMENTAL Atltl dart' tlary Planning Area" PROTECTION AREA Delete "Special Policy Area F" � boundary Delete "Urban Residential" designation O &O GREEN SPACE Atltl "Corridor" designation O I M WATERFRONT O Delete "Special Policy Area F" GREENWAY Delete "Urban Residential" designation °� Delete "Urban Residential" designation Atltl "Town Centre" tlesignation Add 'Cote idol "and "Town Cenn'e" designations p COMMUNITY PARK 1 O Q ® DISTRICT PARK M "Amend "To wn Centre "tlesignation boundary ® NEIGHBOURHOOD Amend "Special Study Area" boundary PARK 1 PUBLIC SECONDARY SCHOOL SEPARATE O % PUBGCARV SCHOOL M ELEMENTARY SCHOOL l O O O H M SEPARATE ELEMENTARY SCHOOL SECONDARY 11 MO PLANNING AREA IOM ■■■■■■■■r SPECIAL POLICY AREA io •••••��0 • GO STATION STUDY AREA a/ ■ • PO CCV• i- AREAD Mews ■ ■ I m MAP A2 LAND USE COURTICE URBAN AREA OFFICIAL PLAN MUNICIPALITY OF CLARINGTON JANUARY 21 , 2013 Exhibit "B ", Amendment No. 89 To The Municipality Of Clarington Official Plan, Map 1-11, Neighbourhood Planning Units, Courtice Urban Area Delete all Planning Unit Numbers for all Neighbourhoods -1r WORDEN (3900) Delete "2 Courtice West Shopping District (600)" qPENFOUND DARL(1Change Population From "(2400)" To "(1500)" (4000) 0 a O o: w z 41 1 Change Population BAYVIEW From "(3940)" To "(4000)" (4500) MAP H1 NEIGHBOURHOOD PLANNING UNITS COURTICE URBAN AREA OFFICIAL PLAN MUNICIPALITY OF CLARINGTON JANUARY 21, 2013 0 270 540 1,080 1,620 2,160 Metres Q t BASELINE ROAD [y LAKE ONTARIO i I i I i I FAREWELL HEIGHTS N In Change Population From "(4100)" To "(4000)" o eY a ° HIGHLAN z (4000 GLENVIEW Y HANCOCK o (3100) (2900) z a Add "Courtice Main Street (4000)" URTICE MAIN STREET - (4000) Delete "1 Town Centre (600)" EMILY STOWE Change Population (5300) X From "(3600)" To "(3100)" AVONDAL o URBAN BOUNDARY Q (3100) o O Q NEIGHBOURHOOD BOUNDARY Change Population (1000) POPULATION From "(6100)" To "(5300)" ( *) SEE SECTION 17.6 41 1 Change Population BAYVIEW From "(3940)" To "(4000)" (4500) MAP H1 NEIGHBOURHOOD PLANNING UNITS COURTICE URBAN AREA OFFICIAL PLAN MUNICIPALITY OF CLARINGTON JANUARY 21, 2013 0 270 540 1,080 1,620 2,160 Metres Q t BASELINE ROAD [y LAKE ONTARIO i I i I i