HomeMy WebLinkAboutPSD-063-02
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REPORT
PLANNING SERVICES DEPARTMENT
Date:
GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
0/11-;216 -oJ-
Monday, June 17, 2002 ]){):5-[)F
PSD-063-02 File # COPA 2001-002
Meeting:
Report #:
Subject:
CLARINGTON OFFICIAL PLAN AMENDMENT APPLICATION FOR
COURTICE MAIN CENTRAL AREA AND HIGHWAY 2 CORRIDOR
SECONDARY PLAN
Recommendations:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-063-02 be received;
2. THAT Amendment No. 24 to the Clarington Official Plan with respect to the
Courtice Main Central Area and Highway 2 Corridor as contained in Attachment
3 be APPROVED and that the necessary by-law be passed;
3. THAT the Courtice Main Central Area and Highway 2 Corridor Urban Design
Guidelines, May 2002 be ADOPTED; and
4. THAT the Region of Durham Planning and Public Works Departments and all
interested parties listed in this report and any delegations be advised of Council's
decision.
Submitted by: Reviewed bY:U ~-~ .
Da id . Crome, M.C.I.P., R. P. P. Franklin Wu
Director, Planning Services Chief Administrative Officer
BN*RH*DJC*sh
June 11, 2002
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1.0 BACKGROUND AND PURPOSE
1.1 The Courtice Highway 2 Corridor/Main Central Area Study was initiated by the
Municipality of Clarington and the Region of Durham in July 2000. The consulting
firms of Markson, Borooah, Hodgson Architects, TSH Associates, Valerie
Cranmer and Associates and TCI Management Consultants were engaged to
conduct the Study. A Technical Committee consisting of Planning and
Engineering Staff of the Municipality of Clarington, Planning and Engineering Staff
of the Region of Durham and Central Lake Ontario Conservation Authority, as well
a Study Committee consisting of Municipal Councillors, major property owners
and residents were set up to work with the consultants on the Study (Attachment
1 ).
1.2 The purpose of the Study was:
. To provide urban design principles to guide the development of Courtice
Highway 2 as a Main Street for the community;
. To create an overall framework for a range of uses along the Corridor that
will accommodate change through various development scenarios in the
long term; and
. To create a framework for the development of the Main Central Area into
the primary focal point of activity, interest and identity for Courtice and to
provide urban design guidelines, access management strategies and an
implementation strategy to assist the Municipality in the development of
this critical part of the Courtice Urban Area.
1.3 The original study approach was to conceive of the Courtice Highway 2 Corridor
and the Main Central Area as separate and distinct entities. It was the intent to
complete the Courtice Highway 2 Corridor Study prior to developing the
Secondary Plan for the Main Central Area. However, during the course of the
study it became apparent that the issues along the Courtice Highway 2 Corridor
and the Main Central Area were similar, and any policy for one area would need
to be integrally linked with policies for the other area.
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1.4 As a result, and with Council's approval in January 2001, a single Secondary
Plan was prepared for both areas addressing policy, land use and urban design
issues.
The Study consisted of seven phases as follows:
. Identification of Issues, Constraints and Opportunities
. Principles of Land Use, Urban Design and Transportation
. Developing a Vision
. Confirming the Vision
. Policy Directions and Urban Design Guidelines
. Draft Secondary Plan and Implementation Strategy; and
. Final Report
1.5 Each phase was developed with input from the committees, major property
owners and five workshops held throughout the study process. In addition, the
planning process was supported by an extensive communication strategy and
the production and distribution of four interim reports, newspaper advertisements,
municipal web site updates and a series of newsletters that summarized the
results of the consultation process.
1.6 The completed Study, together with a summary of recommendations was
presented to Council on July 18, 2001. At Council's authorization Staff prepared
a Secondary Plan using the information contained in the Courtice Highway 2
Corridor/ Main Central Area Study as appropriate. The guideline principles used
in developing the Secondary Plan include:
. The protection of Black Creek and Farewell Creek from development;
. Compact urban development which supports the provision of transit along
Courtice Highway 2, promotes a mixture of uses and good urban design
which include linkages for pedestrians and cyclists;
. Courtice Highway 2 is a main street as well as a regional arterial road;
. The expansion of strip commercial development is not permitted;
. A variety of uses are permitted in the Main Central Area. This includes
25,000 square metres of commercial floor space and 250 units of high density
residential development with a maximum height of 6 storeys; and
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. Central areas are people-oriented places with a high quality pedestrian
environment that includes civic squares, parks and walkways.
1.7 In addition to the Secondary Plan, urban design guidelines were prepared. The
Urban Design Guidelines are intended to assist in the interpretation and
implementation of development proposals for the Courtice Main Central Area and
Highway 2 Corridor (Attachment 2, forwarded under separate cover). Elements
of the guidelines include strategies to:
. Create a distinct identity for Courtice through the development of
gateways, markers, interpretive locations, entrance treatments, sign age
and landscaping;
. Improve liveability;
. Create a pedestrian friendly environment through a grid street system in
the Main Central Area;
. Create pedestrian trail link for the elementary school through the Main
Central Area to the Community Complex; and
. Provide consistency and evolve over time.
1.8 At a Public Meeting held on September 17, 2001 a proposal to amend the
Clarington Official Plan to incorporate the Secondary Plan was considered by the
General Purpose and Administration Committee. A number of delegations were
made to the Committee regarding the proposal. These are discussed further
under Section 3.0 of this report.
2.0 PROPOSED CLARINGTON OFFICIAL PLAN AMENDMENT
2.1 Attachment 3 contains the proposed amendment to the Clarington Official Plan.
The amendment incorporates a number of issues raised during the study
process. The amendment proposes the following changes to the Clarington
Official Plan:
i) Sections 16.8 - Special Policy Area F - Highway 2 Corridor and 17.2-
Special Study Area No. 1 - Courtice Main Central Area are to be
deleted in their entirety;
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ii) Map A2 - Land Use Courtice Urban Area will be changed to indicate
that the above areas now constitute the Courtice Highway 2
Corridor/Main Central Area Secondary Plan;
iii) To amend Table 9.2 to adjust the population targets for the Courtice
Main Central Area by moving 100 residential units from the High
Density Designation to Medium Density Designation;
iv) To amend Table 10-1 to the include the Prestonvale/King node as a
Local Central Area; and
v) To incorporate the proposed Courtice Main Central Area and Highway
2 Corridor Secondary Plan in the Official Plan.
2.2 The following highlights aspects of the proposed Secondary Plan:
. A Local Central Area at Prestonvale Road and Courtice Highway 2. This
designation is an expansion from the existing Neighbourhood
Commercial designation. The effect is an additional 2,000 square
metres of retail space, 1,000 square metres of office space and 25
residential units for this area.
. Medium density residential is proposed on the south side of Highway 2
between Sandringham Drive and Trulls Road, Maplefield Drive to the
automotive dealership at Courtice Road and the north side of Highway 2
from the Local Central Area at Prestonvale Road to east of Trulls Road
except for the Rogers Cable property which is designated for office use.
It is felt that higher density residential use along the corridor for
approximately 500 units is important for achieving the transit supportive
objective of the Official Plan and for contributing to an active street
environment.
. A special mixed use designation is proposed for the north side of
Courtice Highway 2 from Trulls Road to Maplefield Drive. A range of
uses are permitted within this land use category which are intended to
complement the uses of the Main Central Area and facilitate the
development of a "main street" node along the corridor. The effect of
this designation is an additional 3,000 square metres of commercial
space if the Church property remains institutional use.
. The Main Central Area will include retail commercial, community
facilities, a civic square and medium and high density residential uses.
A total of 25,000 square metres of commercial space and 250 medium
and light density residential units can be accommodated. This includes
proposed single detached homes along Sandringham Drive and south of
Caleche Avenue.
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3.0 PUBLIC COMMENTS
3.1 At the statutory Public Meeting, held on September 17, 2001 input was received
from affected area residents and landowners. In addition, several delegations
submitted their comments in written form subsequent to the meeting. The
following summarizes issues that were raised through verbal presentations at the
meeting and through subsequent correspondence as well as Staffs response to
these issues. In addressing some of these issues Staff subsequently met with a
number of property owners to further discuss their concerns and find a resolution
to their problems. Comments received from the public together with Staff
comments are documented in greater detail in Attachment 4.
3.2 Southeast Corner of Courtice Highway 2 and Trulls Road
3.2.1 Comments
. The following comments relate to a 6.5 hectare commercial parcel at the
southeast comer of Highway 2 and Trulls Road.
. Although the owner agrees with the principles of the Plan, the proposed
amendment precludes a strip centre at this time. In reality, development
initially will consist of a strip centre, which will emerge into a larger centre
over time.
. More flexibility may be necessary in locating the building footprint of a
grocery store.
. The roads and open space shown in the proposed amendment occupy
35% of the site. The resulting blocks are too small to accommodate viable
commercial development.
. The proposed road network may result in traffic cutting through the plaza,
adversely affecting existing neighbourhoods.
. The open space shown exceeds the 2% parkland dedication permitted
under the Planning Act. The scale of the open space block is too large for
the area.
. The proposed urban design vision does not recognize market realities, nor
does the Municipality have the power to regulate urban design under the
Planning Act.
. Phasing policies limiting commercial potential are necessary in order to
allow the Courtice Main Central Area to become established.
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. The proposed public and future public roads for vehicular access are not
warranted and should be replaced with easements. The Avondale Drive
extension into the commercial area would be an easement and restricted
to pedestrian access until long term site redevelopment occurs.
. Single detached units will be developed along Sandringham Drive and
Maplefield Drive south of Caleche Avenue.
. Caleche Avenue must be removed from the plan since it sterilizes the
southern portion of the commercial lands. Caleche Avenue will not be
implemented since the existing commercial development on Trulls Road
will not move.
. The preference is to build an "L" shaped building with no external
vehicular access. The owner does not want traffic cutting through the
commercial centre. The proposed pedestrian access easements
represent a compromise. The landowners are willing to provide for a long
term grid road pattern as warranted through intensified development.
3.2.1 Staff Response
. Although the Municipality recognizes that commercial development will be
phased over time, it is not the goal of the Plan to have a strip plaza
developed in the Courtice Main Central Area. The Municipality will work
with the developer to phase development, ensuring that an appropriate
amount of street-related commercial development occurs on the property
over time.
. Two major changes have been made to provide a greater level of flexibility
in siting the grocery store.
a) Additional retail commercial road frontage on Courtice Highway 2
has been designated, allowing for greater siting flexibility. The
developer would have to purchase these lands from the abutting
owner; and
b) A public road, which previously separated the commercial and high
density residential uses, has been deleted from the Plan. The area
may instead be used for development purposes, such as a laneway
to service commercial development.
. The road pattern of the Main Central Area has been amended by deleting
one road and realigning the Caleche Avenue extension southward and
terminating it at the proposed northward extension of Granary Lane. The
traffic circle around the open space block has been removed in favour of
an intersection. The open space block previously delineated in the centre
of the retail designation has been shifted towards the western portion of
this designation. These changes require only 23% of the site area be
utilized for roads and open space use.
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. The Avondale Drive extension is a public road through the retail
commercial area which will link with Strathallan Drive on the west side of
Trulls Road. This grid road network is intended to increase connectivity
between neighbourhoods through the Main Central Area, rather than
requiring residents to travel around the retail area.
. The open space area has been reduced in scale to function as a green
area within the Main Central Area. This area could be developed in
conjunction with retail or restaurant uses. Any area in excess of 2% would
be purchased by the Municipality.
. The Plan will require street-related development along Courtice Highway 2
and Trulls Road. It also permits future retail and residential intensification
along all public and private roads over time. Urban design will be
regulated primarily through guidelines, which provide for flexibility.
. Phasing policies will only permit retail development to occur in the "Mixed
Street related Commercial Use Area" after 5,000 square metres of retail
development has occurred in the Courtice Main Central Area, allowing this
area to establish itself.
. Further road deletions will not fulfil the grid street objective. Avondale
Drive must be connected to Trulls Road as a public street to serve the
high density residential areas west of Maplefield Drive and the commercial
centre. This allows better access to the commercial centre for adjacent
residents to the east. There is no justification for a 20 metres pedestrian
easement.
. Staff agree with single detached units to buffer the residential areas to the
south and east. The overall density for the medium density area must be
between 50 and 60 units per hectare.
. Removing Caleche Avenue from the road grid network increases the
amount of commercial development area. The proposed change treats
the commercial block as an isolated parcel without any integration with
adjacent lands. It should be noted that this road functions as a major
access to the site and is necessary in some form. Staff does not support
the proposed change.
. The Municipality does not support an "L" shaped plaza separated from the
surrounding residential areas. The development will still function in
separate blocks. Staff do not share the view that traffic will short-cut
through the development. The Avondale Drive and Granary Lane
extensions are vital public roadways.
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3.3 Courtice Highway 2 and Maplefield Drive
3.3.1 Comments
The owner of lands at the corner of Courtice Highway 2 and Maplefield Drive
requested that they be redesignated from "Medium Density Residential" to "Mixed
Use Street-Related Commercial Use Area" for the following reasons:
. The property's corner location is a key transition point and gateway into
the community.
. The designation provides additional land use flexibility.
. The proposed land use is compatible with surrounding uses.
. This allows for conversion and preservation of the existing housing stock
in the area.
. Conversions are the first step towards intensification along the Corridor.
. The property has been in the family for generations.
It should be noted that the owner of these lands submitted a rezoning and a site
plan application to permit the conversion of an existing residential building on the
site both of which were later appealed to the Ontario Municipal Board (OM B).
The owner also appealed to the Board the Interim Control By-law 2001-163
which was passed by Council on September 10, 2001.
3.3.2 Staff Response
. Resolution of the issues associated with this property is considered under
a separate confidential report to Council.
3.4Courtice Highway 2 Corridor
3.4.1 Comments
A petition was presented by landowners along Courtice Highway 2 between
Prestonvale Road and Trulls Road requesting their land use designation be
changed from "Medium Density Residential" to "Mixed Use Street-Related
Commercial Area". All landowners on the south side of Courtice Highway 2 east
of Maplefield Drive subsequently requested that their names be added to the
petition.
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. The existing businesses along Highway 2 provide a commercial flavour to
Highway 2. The proposed designation is detrimental to further growth. In
order to promote continued commercial growth along Highway 2, the
"Mixed Use Street-Related Commercial Area" designation is necessary.
. This designation in conjunction with the single detached dwelling buffer
along the north side of Avondale Drive does not make redevelopment
economically feasible.
. The potential for low income housing will have a detrimental impact on
existing property values.
. The land use designation along Courtice Highway 2 should treat all
properties equally.
3.4.2 Staff Response
. The Official Plan concentrates the retail potential within the Main Central
Area to create a commercial node, rather than distributing retail potential
along Highway 2. The "Mixed Use Street-Related Commercial Area"
designation is located across from the Main Central Area to enhance the
nodal concept. Although some commercially zoned areas exist along
Courtice Highway 2 outside of the Main Central Area, previous policies
have never supported the Courtice Highway 2 Corridor as a commercial
strip. Also, both the Durham Region Official Plan and Clarington Official
Plan promote higher density residential in order to support the use of
transit along the corridor. Also, it is felt that a proliferation of commercial
development along Courtice Highway 2 will exacerbate traffic
management problems in this area. As a result Staff believe that the
"Medium Density Residential" designation as shown is appropriate for the
Highway 2 Corridor.
. The row of single detached residential use along the north side of
Avondale Drive was implemented to buffer existing residents on Avondale
Drive from more intensive residential development. These units would be
on wide-shallow lots, which would leave sufficient land area for medium
density uses, either in row or block form fronting Courtice Highway 2.
Financial feasibility will increase with housing demands as Courtice grows.
As this area along Avondale Drive was not originally part of Special Policy
Area F it is now removed from the Secondary Plan area.
. Medium density forms of housing can be developed for all income ranges.
It is noted that there are currently condominium projects under review in
Bowmanville and Newcastle. The Municipality will ensure that high
standards of urban design are implemented.
3.5 General
3.5.1 Comments
The following concerns relate generally to the Courtice Main Central Area.
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. Residential development with rear lanes should remain optional.
. Some landowners are not interested in developing high density residential
projects.
. High rise buildings and commercial parking lots are havens for youth
hangouts.
. The open space block indicated on the commercial lands could be shifted
onto the residential lands, which would be more cost effective to obtain for
the Municipality.
. The Durham Regional Police Department should establish a police station
in the Courtice Main Central Area to provide a presence.
3.5.1 Staff Response
. Residential development with rear lanes will remain optional.
Alternatively, rear lands may be utilized to accommodate development.
. The Official Plan policies provide for a variety of housing types. The
highest residential densities are concentrated in downtown areas and
along major arterial routes for transit accessibility. As the Courtice Main
Central Area fulfils both of these criteria, medium and high density
residential uses are appropriate at this location.
. Proper site and building design can minimize the opportunities for youth
hangouts.
. Moving the open space block onto the residential areas would limit the
feasibility for high density residential development. The open space block
has been reduced in scale and shifted west towards Trulls Road. Any
additional costs to the Municipality would be manageable.
. The Secondary Plan permits a police station in the community facility
block at Trulls Road and Sandrignham Drive. Staff support the
establishment of a Courtice detachment for the Durham Regional Police in
the Main Central Area.
4.0 AGENCY COMMENTS
4.1 The following agency comments were received through the circulation process of
the proposed amendment. An explanation of Staffs response to the comments is
provided below the list of agency issues.
4.2 Clarin9ton Emergency Services and Fire Department and the Public School
Board
These agencies have no objection to the proposal.
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4.3 Engineering Services Department
4.3.1 The Engineering Services Department has no objection to the proposal provided
that these issues are addressed.
. The Department favours private rear lanes over public rear lanes. These may
be required in certain situations where lot depths permit.
. Parking access points should minimize disruption to traffic flows.
. Traffic issues should be considered and addressed as required for larger
developments.
4.3.2 Staff Response
. Where rear lanes are required to service a development, they will be private
in nature and the Municipality will not be responsible for their maintenance.
. Parking access and transportation issues for development proposals will be
examined through the rezoning and site plan approval processes. A policy
has been added to allow transportation issues to be monitored and
addressed.
4.4 Durham Region Planning Department
4.4.1 Comments
The Durham Region Planning Department has no objection to the proposed
amendment but offers the following comments.
. Potential noise impacts may be present along the Courtice Highway 2
Corridor. Acoustic noise reports may be required for residential
developments.
. The northern portion of the Corridor has been assessed as having a high
potential for archaeological remains due to the proximity of Black Creek.
Archaeological assessments may be necessary prior to approval of
development proposals.
. A buffer has been incorporated along the northern limits of the Corridor to
protect Black Creek. Any proposed development must demonstrate that the
ecological function of Black Creek and the associated woodlands is not
impacted.
. As the proposed amendment is considered to have no significant Regional or
Provincial concerns the amendment is exempt from Regional approval.
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4.4.2 Staff Response
. Staff will ensure that the issues mentioned above are addressed through the
development application review process.
4.5 Durham Region Public Works Department
4.5.1 Comments
The Durham Region Public Works Department offers no objection to the
proposed amendment but offers the following comments:
. Municipal water abuts lands fronting on Courtice Highway 2 from Prestonvale
Road to Trulls Road and from Courtice Road to approximately 100 metres
west of the future Maplefield Drive.
. Municipal sewers are presently not available along Courtice Highway 2 from
Prestonvale Road to Courtice Road. The Region anticipates that a dual
sanitary system is required from Prestonvale Road to Courtice Road along
the north side of Courtice Highway 2 and by way of easement on the south
side of Courtice Highway 2. Sanitary sewer extensions are required to the
east and west of Maplefield Drive along Highway 2 to service abutting lands
between Trulls Road to Courtice Road.
4.5.2 Staff Response
. The Region should be encouraged to budget for the complete municipal
servicing of the Courtice Highway 2 Corridor in Courtice as soon as possible
to facilitate future development of the area.
4.6 Central Lake Ontario Conservation
4.6.1 Comments
Central Lake Ontario Conservation supports the proposed amendment provided
that the following concerns are addressed.
. The northwest comer of Courtice Highway 2 and Trulls Road may not be
large enough to support community facilities.
. Policies in the "Mixed Use Street-Related Commercial Area" should ensure
that development does not occur within 5 metres of the defined stable top-of-
bank.
. The policies should ensure that stormwater management is addressed as
development proceeds. This may include updating the Courtice Stormwater
Management Study or the preparation of a Master Drainage Plan or a
Subwatershed Study. Funding schemes would need to be addressed.
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. It may be appropriate to delineate the adjacent "Environmental Protection
(EP)" lands.
4.6.2 Staff Response
. The northwest corner of Courtice Highway 2 and Trulls Road is designated
as a park. Community facilities have been deleted as a permitted use for the
property .
. The development setback from the stable top-of-bank along the Black Creek
Valley located adjacent to land designated "Mixed Use Street-Related
Commercial Area" and "Medium Density Residential" will be defined through
Environmental Impact Studies submitted for individual development
applications but in no case will be less than 5 metres.
. It may be necessary that storm water management issues for large
development blocks be addressed through a Master Drainage Plan or
Subwatershed Study. A policy has been included to facilitate the preparation
of these studies.
. The "Environmental Protection Area" designation associated with Black
Creek is technically outside the Secondary Plan area, and therefore is not
identified on the land use schedule. The precise development limits of the
"Environmental Protection Area" will be established as a setback from the
stable top-of-bank through Environmental Impact Studies. This limit will be
at least 5 metres and shall be incorporated into the Zoning By-law.
4.7 Other Agencies
Comments were never received from the following agencies.
. Hydro One Networks Inc.
. Local Architectural Conservation Advisory Committee
. Separate School Board
. French Public School Board
. French Separate School Board
. Canada Post
. Bell Canada
. Durham Regional Police Department
Although comments were not received from these agencies, their input will again
be requested once development proposals are submitted.
5.0 SUMMARY AND CONCLUSION
In developing the Courtice Main Central Area and Highway 2 Corridor Secondary
Plan extensive consultation was undertaken with the residents and property owners
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in the area. At various stages in the process modifications were made to the Plan
to address public concerns without compromising the intent of the Official Plan.
Subsequent to the September 17, 2001 Public Meeting a number of additional
changes were made to address delegations concerns. Highlights of the major
changes are:
1. The policies have been reorganized and rewritten to clarify their intent, the
relationship to the Official Plan and the site development requirements.
2. The road system for the Main Central Area has been revised with the
westerly north-south road revised to be a private road, the easterly north-
south road eliminated and a road segment of Caleche Avenue extension
removed.
3. The amount of land dedicated for roads and open space on the lands
owned by Valiant Property Management in the Main Central Area is
reduced from 35% to 23% due to the elimination of certain roads and a
reduction in the open space area.
4. Additional land in the Main Central Area is designated Retail Commercial
to facilitate flexibility in the siting of buildings.
5. The area on the south side of Avondale Drive is removed from the
Secondary Plan area.
6. The Urban Design Guidelines which was prepared to guide the
implementation was modified to reflect the changes that were made to the
Secondary Plan.
Major issues that were not resolved include:
1. Avondale Road extension into the Main Central Area will not be granted
as a pedestrian easement as requested by Valiant Property Management.
This road extension will remain as public street since it is integral to the
connectivity of the Main Central Area and the surrounding
neighbourhoods.
2. The Medium Density Residential designation along Courtice Highway 2
Corridor will not be changed to Mixed Use Street-Related Commercial
designation as requested by the residents along this area. It is felt that
higher density residential development along the Corridor is appropriate
use for this area as it would support the transit supportive objective of the
Official Plan and contribute to an active street environment. To make this
change as requested would allow for commercial uses along the entire
length of the corridor. It is the intent of the Plan to concentrate
commercial activities at nodes such as the Main Central Area, the Mixed
Use Street-Related Commercial Area and the Local Central Area. In fact
an additional 5,000 square metres of retail commercial space and 1,000
square metres of office space are permitted at these areas in addition to
the 25,000 square metres permitted in the Main Central Area.
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3. Issues related to the property at the corner of Courtice Highway 2 and the
proposed Maplefield Drive are addressed under a separate confidential
report to Council.
6.0 RECOMMENDATION
6.1 Based on the comments contained in this report, it is respectfully recommended
that Council APPROVE Amendment No. 24 to the Clarington Official Plan as
contained in Attachment No.3.
6.2 That the Courtice Main Central Area and Highway 2 Corridor Urban Design
Guidelines be adopted.
6.3 The zoning to implement the policies of Amendment No. 24 will be developed
through the comprehensive Zoning By-law review.
Attachments:
Attachment 1 - List of Technical and Steering Committee Members
Attachment 2 - Urban Design Guidelines (Forwarded under separate cover)
Attachment 3 - Proposed Amendment to the Clarington Official Plan
Attachment 4 - Summary of Public Comments and Staff Response
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Interested parties to be notified of Council and Committee's decision:
Durham Regional Planning
Department
1615 Dundas Street East
4th Floor Lang Tower
PO Box 623
WHITBY, Ontario
L1N 6A3
Bryce Jordan
G.M. Semas & Assoc. Ltd.
110 Scotia Court, Unit 41
Whitby, Ontario
L 1 N 8Y7
Bob Hann
Valiant Property Management
177 Nonquon Road
Oshawa, Ontario
L 1 G 3S2
David and Wayne West
1564 Highway 2
Courtice, Ontario
L 1 E 2R7
Marcel Provenzano
Remax Ability Real Estate Ltd.
1413 King Street East
Courtice, Ontario
L 1 E 2J6
Bill Creamer
D.G. Biddle & Associates
96 King Street East
Oshawa, Ontario
L 1 H 1 B6
Ives and Pearl Funeral Home
1587 Highway 2
Courtice, Ontario
L 1 E 2R7
Durham Regional Public Works Department
105 Consumers Dr.
WHITBY, Ontario
L1N6A3 .
First-Tech Mechanical Ltd.
& Maria Wulczyn
c/o Zeppieri & Associates
851 Wilson Avenue
Toronto, ON- M3K 1 E6
Charles Murphy
Susan Stephenson
1556 Highway 2 ,
Courtice, Ontario
L 1E 2R6
Gordon Heard
Courtice Baptist Church
18 Jane Avenue
Courtice, Ontario
L 1 E 2H9
Jacob Groeneveld
1570 Highway 2
Courtice, Ontario
L 1 E 2R7
Micheline VerVoort
1574 Highwai2
Courtice, Ontario
L 1 E 2R7
Robert Cook
1580 Highway 2
Courtice, Ontario
L 1 E 2R7
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Robert Henry
1592 Highway 2
Courtice, Ontario
L 1 E 2R7
Glenn Tumey
1602 Highway 2
Courtice, Ontario
L 1 E 2R7
1490676 Ontario Limited
1607 Highway 2
Courtice, Ontario
L 1 E 2R7
Rogers Telecommunications Inc.
1 Mount Pleasant Road
11th Floor
Toronto, Ontario
M4Y 2Y5
Ralph Williams
1635 Highway 2
Courtice, Ontario
L 1 E 2R7
Morris Freedman
Bonnydon Limited
7111 Dufferin Street
Thornhill, Ontario
L4J 2K2
Michael Clay
1711 Highway 2
Courtice, Ontario
L 1 E 2R5
Henny and Gail Hartgers
1717 Highway 2
Courtice, Ontario
L 1 E 2R5
Raymond Perstaller
1597 Highway 2
Courtice, Ontario
L 1 E 2R7
Cathy & Darcy Naveau
1628 Highway 2
Courtice, Ontario
L 1 E 2R6
Bruce Robella
1626 Highway 2
Courtice, Ontario
L 1 E 2R6
Lezlie Fry
Troy Shaw
1630 Highway 2
Courtice, Ontario
L 1 E 2R6
Walter Michalejko
1679 Highway 2
Courtice, Ontario
L 1 E 2R5
Nicholas Purnell
1705 Highway 2
Courtice, Ontario
L 1 E 2R5
David White
2591 Trulls Road
Courtice, Ontario
L 1 E 2N3
389140 Ontario Inc.
2651 Trulls Road
Courtice, Ontario
L 1 E 2N3
627
. " , ..
REPORT: PSD-063-01 PAGE 19
Gene Chartier Ronald Worboy
Durham Regional Public Works Barrister and Solicitor
Department 153 Simcoe Street North
105 Consumers Drive Oshawa, Ontario
Whitby, Ontario L1H6A3 L 1G 4S6
Debbie Clark
Valiant Property Management Percy Napper
177 Nonquon Road 33 Kennedy Drive
Oshawa, Ontario Courtice, Ontario
L 1 G 3S2 L 1 E 2H2
Rick Gay Ron Wilson
Gay Property Management 265 Kent Street W.
97 Athol Street East Lindsay, Ontario
Oshawa, Ontario K9V 2Z8
L 1 H 1 J8
Libby Racansky Kevin Tunney
3200 Hancock Road Tunney Planning Inc.
Courtice, Ontario 340 Byron Street S.
L 1 E 2M1 Suite 200
Whitby, ON L 1 N 4P8
Ian Smith Waljan Holdings Limited
1413 King Street East 1540 & 1550 Highway 2
Courtice, Ontario Courtice, Ontario
L 1 E 2J6 L 1 E 2T5
Fred Elliot
John Pavicic 1576 Highway 2
1571 Highway 2 Courtice, Ontario
Courtice, Ontario L 1 E 2R7
L 1 E 2R8
Arlen Balby Derek Baird Holdings Limited
Madeleine Norris 1603 Highway 2
1584 Highway 2 Courtice, Ontario
Courtice, Ontario L 1 E 2R7
L 1 E 2R7
Francesco Longo Gordon Lund
1588 Highway 2
Courtice, Ontario 1615 Highway 2
L 1 E 2R7 Courtice, Ontario
L 1 E 2R7
628
!~' j
REPORT: PSD-063-01
PAGE 20
Bob and Clair DeKort
1595 Highway 2
Courtice, Ontario
L 1 E 2R7
Jeanne and Paul Anderson
1598 Highway 2
Courtice, Ontario
L 1 E 2R7
Darcy Tompkins
1628 Highway 2
Courtice, Ontario
L 1 E 2R6
Sheila & Bill Joynson
1634 Highway 2
Courtice, Ontario
L 1 E 2R6
Sung bum Kim
2812 Trulls Road
Courtice, Ontario
L 1 E 2N3
Stanley Hoy
2629 Trulls Road
Courtice, Ontario
L 1 E 2N3
Gail Regan
1798 Highway 2
Courtice, Ontario
L 1 E 2M5
Paul Wylie
19 Short Crescent
Courtice, Ontario
L1E2Z5
Robert Gatto
1620 Highway 2
Courtice, Ontario
L 1 E 2R6
Leanne and James Muir
1675 Highway 2
Courtice, Ontario
L 1 E 2R5
Robert Fletcher
1681 Highway 2
Courtice, Ontario
L 1 E 2R5
Diane and Harold Westerman
1707 Highway 2
Courtice, Ontario
L 1E 2R5
Victoria Bezener
1713 Highway 2
Courtice, Ontario
L 1E 2R5
Cecil Adema
1719 Highway 2
Courtice, Ontario
L 1 E 2R5
Jeff Brooks, Durham Regional Planning
Department
1615 Dundas St. W., Box 623
4th Floor, Lang Tower, West Bldg Whitby,
Ontario L 1 N 6A3
Vincent Baffa
Weston Consulting Group Inc.
201 Millway Avenue, Unit 19
Vaughan, Ontario
L4K 5K8
629
, " ; ..
REPORT: PSD-063-01 PAGE 21
William Bryans Lynda Townsend Renaud
1560 Highway 2 Suite 100
Courtice, Ontario 2896 South Sheridan Way
L 1 E 2R7 Oakville, ON L6J 7G9
Susan Rosenthal Stephen Armstrong
Davies Howe Partners Armstrong Hunter
4 th Floor 9251 Yonge Street, Suite 302
19 Mercer Street Richmond Hill, ON
Toronto, Ontario M5V 1 H2 L4C 9T3
John Wilson
1421 Highway 2 Joyce Rai
Courtice, Ontario 1566 Highway 2
L 1 E 2J6 Courtice, Ontario
L 1 E 2R7
Kerry Meydam Fraser Lee
3828 Trulls Road 1572 Highway 2
Courtice, Ontario Courtice, Ontario
L 1 E 2L3 L 1 E 2R7
Bahir Salib 1472574 Ontario Limited
Marilyn Kennedy 1577 Highway 2
1586 Highway 2 Courtice, Ontario
Courtice, Ontario L 1 E 2R8
L 1 E 2R7
Robert Hegadorn Leonard and Marie Broersma
1591 Highway 2 1622 Highway 2
Courtice, Ontario Courtice, Ontario
L 1 E 2R7 L 1 E 2R6
John Missons Cathy & Darcy Naveau
1596 Highway 2 1628 Highway 2
Courtice, Ontario Courtice, Ontario
L 1 E 2R6 L 1 E 2R6
John VanderHeyden Fridel Limited
1600 Highway 2 319 College Avenue
Courtice, Ontario P.O. Box 11
L 1 E 2R7 Oshawa, Ontario
L 1 H 7K8
630
'J' 1
REPORT: PSD-063-01
PAGE 22
Brian and Elaine Burr
1604 Highway 2
Courtice, Ontario
L 1 E 2R7
Stanley Konarowski
1646 Highway 2
Courtice, Ontario
L 1 E 2R6
Thomas Robinson
1617 Highway 2
Courtice, Ontario
L 1 E 2R7
Gerald Godfrey
1677 Highway 2
Courtice, Ontario
L 1 E 2R5
Cynthia Bosy
1690 Highway 2
Courtice, Ontario
L 1 E 2R6
Robert Long
2637 Trulls Road
Courtice, Ontario
L 1 E 2N3
Gregory Merkac
1709 Highway 2
Courtice, Ontario
L 1 E 2R5
Mark Tomina
2735 Hancock Road
Courtice, Ontario
L 1 E 2M2
Gerald Pannekoek
1715 Highway 2
Courtice, Ontario
L 1 E 2R5
Lisa Backus
Central Lake Ontario Conservation
100 Whiting Avenue
Oshawa, Ontario L 1 H 3T3
George and Marg Gouldburn
1721 Highway 2
Courtice, Ontario
L 1 E 2R5
631
ATTACHMENT 1
, "
, .
LIST OF TECHNICAL AND STUDY COMMITTEE MEMBERS
TECHNICAL COMMITTEE
Bin Newell
Gene Chartier
Jeff Brooks
Ed Lisinski
Lisa Backus
Richard Holy
Sharon Norris
Clarington Planning Services Department, Chair
Region of Durham Works Department, Co-Chair
Region of Durham Planning Department
Clarington Engineering Services Department
Central Lake Ontario Conservation (CLOC)
Clarington Planning Services Department
Clarington Planning Services Department, Secretary
STUDY COMMITTEE
Mary Novak
Jim Schell
Jane Rowe
Cecil Adema
Derek Baird
Robert Cook
George Gouldburn
Marcel Provenzano
Ian Smith
Paul Wylie
Regional Councillor (to November 2000)
Regional Councillor (from December 2000)
Local Councillor
Resident
Resident
Resident
Resident
ReMax Ability Real Estate
Courtice Business Association
Resident
(Study Committee also includes members of the Technical Committee)
632
ATTACHMENT 3
AMENDMENT NO. 24
TO THE CLARINGTON OFFICIAL PLAN
PURPOSE:
The purpose of this amendment is to incorporate a new Secondary Plan
entitled "Courtice Main Central Area and Highway 2 Corridor Secondary
Plan" in the Clarington Official Plan.
BASIS:
The following issues provide the basis of this amendment:
1. Land use and transportation policies relating to the Courtice Main
Central Area and the Highway 2 Corridor are generally identified
in the Official Plans of Durham Region and the Municipality of
Clarington. The Courtice Main Central Area is primarily a green
field area with some residential dwellings. Further study was
required to define land uses, formulate redevelopment and
transportation policies, define urban form, and develop urban
design guidelines. The Courtice Highway 2 Corridor consists
primarily of deep residential lots, which require consolidation for
redevelopment purposes.
2. A number of development applications have been submitted within
the area. Development pressure has necessitated this study to
define the appropriate distribution of land uses. Issues relating to
servicing, transportation, and urban design require further policy
formulation.
3. The control and responsibility for the section of Highway 2 in the
Region of Durham was 9iven to the Regional Municipality of
Durham in 1995. This change in responsibility has provided the
opportunity for the Region of Durham and the Municipality of
Clarington to collaborate on the transformation of this section of
the street from a Provincial Highway to a main street.
4. This Secondary Plan waS prepared through an extensive publiC
consultation process, which included a number of meetings,
workshops and a design charrette with area stakeholders.
Throughout the Plan preparation process, periodic newsletters
were distributed to those directly affected by the issues. As a
result, stakeholders and community members were actively
involved in the creation of the Secondary Plan.
ACTUAL
AMENDMENT:
The Clarington Official Plan is hereby amended as follows:
1. By deleting Sections 16.8 and 17.2 in their entirety and indicating
in the text that the respective sections have been deleted.
2. By amending Table 9.2 to adjust the population targets for the
Courtice Main Central Area by moving 100 dwelling units from the
High Density Designation to the Medium Density Designation.
. 633
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Amendment No. 24
Page 2
3. By amending Table 10-1 to include the Prestonvale/Hi9hway 2
node as a Local Central Area with targets of 3,000 square metres
of retail floor space, 1,000 square metres of office space and 25
medium density residential units.
4. By amending Map A2-Land Use - Courtice Urban Area as shown
on Schedule "A".
5. By incorporating the following amendment as the "Courtice Main
Central Area and Highway 2 Corridor Secondary Plan" in Part VI
of the Official Plan.
"COURTICE MAIN CENTRAL AREA AND HIGHWAY 2 CORRIDOR
SECONDARY PLAN
1.0 INTRODUCTION
The policies, designations and/or maps are provided for the following two
areas which make up the Courtice Main Central Area and Highway 2
Corridor Secondary Plan:
1.1 The Courtice Main Central Area will function as the focal point of
activity, interest and identify for the residents of Courtice and the
surrounding rural area.
1.2 The Courtice Highway 2 Corridor refers to lands along Highway 2
near to but except the Main Central Area. It extends from
Farewell Creek in the west to Courtice Road in the east. Included
within this area is the Local Central Area at the intersection of
Prestonvale Road and King Street. Courtice Highway 2 Corridor
is primarily residential in nature with some smaller commercial
uses. Council has recognized the intensification potential of the
Courtice Highway 2 Corridor. which will transform the area from a
highway character to an .urban main streer with street-related
built form and pedestrian friendly environment.
2.0 GOALS
2.1 To establish the Courtice Main Central Area as a strong and
vibrant focal point of activity for the residents of Courtice. Vibrant
shopping areas. a range of housing types and strategic links with
community facilities will be developed to encourage pedestrian
activities.
2.2 To encourage redevelopment of the Courtice Highway 2 Corridor
as an urban main street for Courtice with a distinct and cohesive
identity that reflects the historic rural character of the community,
is pedestrian friendly and transit supportive, while maintaining the
function of Highway 2 as a regional arterial road.
, ,
, Am~dment No. 24
Page 3
2.3 To ensure a high quality of architecture and urban design in all
phases of development in order to create a unique sense of place
and foster social interaction in the area.
3.0 OBJECTIVES
3.1 To provide a full range of uses, including retail and service
commercial, office, community facilities, and residential to foster a
good live/work relationship and provide employment opportunities.
3.2 To provide opportunities for medium and high density residential
development to foster animation and activity and maximize
accessibility to public transit in the Main Central Area and along
the Highway 2 Corridor.
3.3 To provide1000 jobs and 800 housing units by 2016.
3.4 To encourage more intensive redevelopment in the Secondary
Plan area.
3.5 To ensure a high quality of architecture and urban design in all
phases of development in order to create a unique sense of place
and foster social interaction in the Courtice Main Central Area.
3.6 To establish a framework for ultimate development through the
identification of a public realm consisting of a 9rid street system,
pedestrian/bicycle connections and public spaces.
3.7 To provide pedestrian linkages with trail networks and open space
areas.
3.8 To manage in an appropriate manner the access to Highway 2 to
increase safety levels for both pedestrians and motorists and to
maintain traffic capacity.
4.0 GENERAL LAND USE POLICIES
4.1 The land use designations for the Courtice Main Central Area and
Highway 2 Corridor Secondary Plan are shown on Map A. The
related land use policies are contained in Sections 5 to 10.
4.2 The Urban Design Guidelines for this Secondary Plan area
provide direction regarding the relationship of buildings to the
street, landscape treatment, and parking areas as required to
achieve a high quality urban environment. All development
proposals within the Secondary Plan area will be in accordance
with the Urban Design Guidelines.
4.3 The Municipality will encourage the consolidation of parcels
throughout the Secondary Plan area to facilitate more intensive
redevelopment.
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..' . Amerldment No. 24
Page 4
4.4
The Municipality, in co-operation with the Region and local
businesses, will:
. undertake streetscape improvements in accordance with the
Streetscape and Urban Design Guidelines prepared for the
Secondary Plan Area;
. encourage co-ordination of signage; establish a linear
walking/bicyclin9 trail that will integrate the various uses in the
Courtice Main Central Area; and
. develop a distinct identity for the Secondary Plan area.
4.5 In order to create a distinct identity for this main street, a
Streetscape Program has been developed for the public right-of-
way on Courtice Highway 2, which is included in the Urban Design
Guidelines.
4.6 The boundaries of the Local Central Area at the intersection of
Prestonvale Road and Highway 2 are indicated on Map A. Within
the Local Central Area up to 3,000 square metres of retail and
personal service uses; 1,000 square metres of office space and
25 units of medium density residential developments are planned.
4.7 The maximum amount of gross leasable space for retail and
personal services in the Main Central Area shall be 25,000 square
metres.
4.8 Residential uses will be developed within the Courtice Main
Central Area at higher densities than the adjacent residential
neighbourhoods in order to:
. expand the range of housing types available within the
municipality;
. take maximum advantage of existing and future public transit
opportunities; and
. minimize use of the private automobile.
4.9 A range of housing densities. for a total of 250 new residential
units, is to be provided in the Courtice Main Central Area. The
density gradient will increase from south to north to buffer existing
lower density residential areas.
4.10 In the redevelopment of lands in the Secondary Plan Area, the
Municipality will:
. require the preparation of comprehensive redevelopment
plans where necessary prior to the consideration of the first
redevelopment application; and
. encourage joint parkin9 arrangements where possible.
4.11 Where commercial uses are proposed adjacent to residential
areas, particular regard shall be had for the implementation of
appropriate buffering mechanisms to eliminate potential conflicts
arising from noise, emissions and loss of view. Buffering may be
achieved through sensitive architectural design in conjunction with
636
, " 'Amel1dment No. 24
Page 5
the use of walls, fences. planting and/or other attractive
streetscape elements.
4.12 Access to parking and loading facilities within the Secondary Plan
area shall be established which will minimize disruption to traffic
and pedestrian use of the streets and interference with adjacent
residential areas.
4.13 Development of lands adjacent to Black Creek within the
Secondary Plan area shall be subject to the policies contained in
Sections 4 and 14 of the Official Plan. Environmental Protection
lands. as defined through an Environmental Impact Study, shall be
dedicated to the Municipality.
5.0 RETAIL COMMERCIAL
5.1 Purpose
The lands designated Retail Commercial in Map A of this
Secondary Plan that are within the Main Central Area are intended
to provide the main concentration of retail uses in the Courtice
Urban Area. It is anticipated that this area will evolve into the main
centre for retail and cultural activities in Courtice.
5.2 Policies
5.2.1 Permitted uses are:
. retail and personal services;
. professional and business office;
. medium to hi9h residential dwelling units equivalent to 100
units; and
. Recreational. institutional and community facilities
5.2.2 Commercial facilities within the Main Central Area may be
permitted to have limited drive-through components where they
can be located behind the main fa9ade of a building. A maximum
of 2 drive-through facilities are permitted provided that:
a) the use has a primary pedestrian entrance on a public street
that is located no more than 4 m from the street; and
b) the drive-through is not located within 50 metres of the
Courtice Highway 2 road allowance.
5.2.3 Buildings constructed along Courtice Highway 2 and Trulls Road,
shall generate pedestrian friendly street frontage through the
integration of windows. entrances and other retail storefront
provisions.
637
.,' ,AmeMment No. 24 Page 6
5.2.4 The maximum height of buildings shall be six stories and the
density shall not exceed 1.5 F.S.1. In case of a mixed use
development, the maximum density for non-residential uses shall
not exceed 0.5 F.S.1.
6.0 MIXED USE STREET- RELATED COMMERCIAL
6.1 Purpose
The Mix Use Street-Related Commercial land use designation is
intended to complement the uses that are permitted in the
Courtice Main Central Area. The scale of the development,
however, will be much smaller as a result of several physical
constraints associated with the location.
6.2 Polices
6.2.1 Permitted uses are:
. retail and personal services except for an equipment rental
store and any use with a drive-through;
. professional and business offices;
. financial institutions;
. medium density residential uses in accordance with Section
6.2 of this Official Plan; and
. recreational, instructional and community facilities.
6.2.2 Notwithstanding the above. retail and personal service uses shall
not be approved within the Mixed Use Street-Related Commercial
designation until site plan approval has been issued for 5,000
square metres of retail commercial development have occurred
within the Courtice Main Central Area.
6.2.3 In the consideration of applications for the development of the
Mixed Use Street-Related Commercial Area, the Municipality
shall:
. permit uses that complement the retail and personal service
uses permitted in the Courtice Main Central Area; and
. encourage the preservation, renovation and conversion of the
existing residential dwellings.
6.2.4 Provision shall be made for publiC access and connection to a
valleyland trail system.
7.0 OFFICE COMMERCIAL
7.1 Purpose
The Office Commercial land Use designation is intended to
promote the development of employment opportunities within the
638
. " . Amemtment No. 24
Page 7
Courtice Hi9hway 2 Corridor that will complement and support the
surrounding uses.
7.2 Policies
7.2.1 Permitted uses are:
. professional and business offices; and
. ground floor personal services ancillary to professional and
business offices provided that the buildin9 is a minimum of 3
storeys.
7.2.2 Lands designated as Office Commercial comprise primarily
existing single detached dweliin9s which may be converted to
office uses or redeveloped for higher intensity office uses.
7.2.3 In consideration of applications of a for development in the Office
Commercial Area, the following policies will apply:
a) Buildings shall be street-oriented with parking at the rear.
b) The maximum height of buildings shall be three stories and
density shall not exceed 0.75 .F.S.1.
8.0 RESIDENTIAL
8.1 Purpose
Residential development is integral to the future success of the
Secondary Plan area as an area. It is envisioned that residential
development at higher densities than the surrounding area will
support transit use and enhance street activities at all times.
8.2 Policies
8.2.1 High Density Residential
a) Permitted uses are:
. apartment buildings with a maximum height of 6
storeys between Courtice Highway 2 and Avondale
Drive;
. an apartment building with a maximum of 3 storeys
between Avondale Drive and Caleche Avenue
. limited ground floor retail, personal services and office
uses ancillary to a residential use provided no such use
comprise more than 10% of the gross floor area of the
building; and
. community facilities.
b) The net density shall range from 81-150 units per hectare.
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..' . Ameridment No. 24
Page 8
8.2.2 Medium Density Residential
a) Permitted uses are:
. predominant housing forms shall include townhouses,
triplexlquadruplexes and low rise apartments with a
maximum height of three storeys;
. notwithstanding the above sin91e detached dwellings
shall be located alon9 Sandringham Drive, Maplefield
Drive south of Caleche Avenue and north of Kennedy
Drive; and
. recreational, institutional and community facilities.
b) The net density permitted is 31-80 units per hectare.
9.0 PARKS AND OPEN SPACE
9.1 Purpose
The presence of Black Creek in the Secondary Plan area presents
a unique opportunity to integrate this natural feature with the
remainder of the Secondary Plan area. Although the natural
integrity of the Creek will be protected through policies contained
in Sections 4 and 14 of the Official Plan, the area can be used for
passive recreational pursuits. It is the intent of this Plan to create
parks and open spaces which are linked through a well developed
trail system for active and passive recreational activities
9.2 Policies
9.2.1 The future parkette identified at the northwest corner of Courtice
Highway 2 and Trulls Road will provide appropriate amenities for
pedestrians and a link to a future trail system.
9.2.2 It is intended that there be ample public spaces within the Courtice
Main Central Area to foster a lively environment. The public realm
shall include the following components:
. civic square;
. parkette; and
. trail/sidewalk system.
9.2.3 The Parkette shown on the Land Use Map A is conceptual and
may be moved within the Secondary Plan area without
amendment to this Plan. This area is intended to be a focal point
of interest, identity and year round activities for the community. It
is an integral part of the retail commercial area and shall be
dedicated to the Municipality. The minimum size of this parkette
shall be 0.19 hectares.
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,,' ,Amendment No. 24 Page 9
9.2.4 A small parkette is intended to be located within the Community
Facility designation. Pedestrian access to the parkette should be
designed to ensure complete separation from vehicles accessing
the fire hall and/or the police station.
9.2.5 The Black Creek shall be linked with the rest of the Secondary
Plan area through a system of trails and lookouts as appropriate.
9.2.6 A trail/sidewalk system shall be developed so that the following
features adjacent and within the Courtice Main Central Area are
linked:
. the elementary school south of Sandrin9ham Drive;
. the parkette associated with the Community Facility
designation in the Courtice Main Central Area;
. the civic square; and
. the community centre and schools located north of Courtice
Highway 2 and Black Creek.
9.2.7 The sidewalk on the west side of Maplefield Drive shall be
developed with extra width, decorative trees and planters to
facilitate the function as a trail/sidewalk linkage. Similar treatment
could be considered for the north side of Sand ring ham Drive.
9.2.8 The Municipality shall generally take cash-in-lieu of parkland
except where open space lands are designated.
10.0 COMMUNITY FACILITY
1 0.1 Purpose
The Courtice Main Central Area is intended to be the focal point
for a number of community facilities to serve the needs of the
residents of Courtice. It is also intended that in planning and
developing community facilities provision will be made for
community-meeting spaces.
10.2 Policies
10.2.1 The area at the comer of Trulls Road and Sandringham Drive is
designated Community Facility. It is the intent of this Plan that a
municipal fire hall. community police station, other community
uses and a parkette be developed in this location.
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Page 10
11.0 URBAN DESIGN
11.1 Purpose
The Urban Design policies of this Plan are intended to act as a
visual interpretation of the proposed development of the Main
Central Area and Courtice Highway 2 Corridor and to provide
guidelines for the evaluation of development proposals at the site
plan approvals stage. These are based on more detailed Urban
Design Guidelines prepared for this Plan.
11.2 Policies
11.2.1 General Policies
The Secondary Plan establishes the following urban design
principles for the Courtice Main Central Area and Highway 2
Corridor:
a) To create a character reflective of the primary role of the
area in providing a commercial, residential and community
focus for the Courtice Main Central Area and Highway 2
Corridor through:
i) the provision of landmark landscape or architectural
features to identify major entry points to the
Courtice Main Central Area and Highway 2
Corridor;
ii) achieving a high quality architectural and landscape
treatment for all development in the Courtice Main
Central Area and Highway 2 Corridor;
iii) achieving compatibility between various land uses
with particular regard to the interface between the
proposed retail commercial areas and adjacent
residential areas through appropriate building siting
and desi9n, and landscape treatment;
iv) the consideration of built form and densities with
respect to the relationship to views, noise. wind and
shadows; and
v) providing for large scale surface parking facilities to
be attractively desi9ned and laid out so as to
provide effective landscape treatment; separation
of pedestrian and vehicular movements and the
ability to intensify the site with future development
phases.
b) To foster pedestrian accessibility among all parts of the
Courtice Main Central Area and Highway 2 Corridor and
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..' ,Amendment No. 24
Page 11
the existing and future adjacent residential communities,
through:
i) the creation of a grid of public and private streets
which are to be developed to fulfil a role in the
vehicular and pedestrian transportation systems
and as a place to encourage social interaction; and
ii) the creation of pedestrian zones which should
provide a suitable pedestrian sidewalk system,
enhanced by tree planting, pedestrian scale lightin9
and streetscape amenities such as benches.
awnings, canopies and possible outdoor display
and selling areas. The pedestrian movement
system should take precedence over automobile
movements in these areas except at the
intersection of two public streets.
11.2.2 The Urban Design policies establish design principles for open
space, gateways and major views.
a) Significant natural open space features such as the Black
Creek and Farewell Creek valley lands and their
associated woodlots should be protected from
development.
b) Farewell Creek at Highway 2 and its valley should be
developed as a western gateway while Black Creek at
Trulls Road and Highway 2 should be developed as the
eastern gateway. Trulls Road represents the northern
gateway into the Courtice Main Central Area. Special
interpretive faciiities, special pavement colouration, walking
trail entrances and watersourse si9nage could delineate
these features. These gateways are intended to increase
the awareness of the rural heritage of Courtice.
c) Significant views of Farewell Creek at Centrefield Drive,
Black Creek at Courtice Road, and the northwest corner of
Trulls Road and Highway 2 should be enhanced.
11.2.3 Courtice Main Central Area
The following urban design policies shall apply to the Courtice
Main Central Area.
a) Buildings should be limited to 6 storeys in height.
b) Buildings should be street-related to improve pedestrian
access to buildings.
c) Buildings should have a maximum front yard setback of 6.0
metres to accentuate the massing.
d) A minimum of 33% of the Highway 2 frontage for each
block should consist of buildings with their front facades
643
. . Amendment No. 24
Page 12
e)
within a maximum 9 metre setback from the road
allowance.
At least 50% of the Trulls Road frontage for each block
with the retail commercial area should consist of buildings
with their front facades within a maximum 9 metre setback
from the road allowance.
Street-related buildin9s should incorporate canopies,
arcades or front porches, to provide weather protection
and interest.
Streetscape treatment within the Main Central Area should
create a visually attractive and distinctive sense of place.
A high quality pedestrian environment should be present in
the Main Central Area. The landscape and streetscape
should be geared towards the comfort and safety of
pedestrian and transit users.
Pedestrian accessibility will be fostered through the
provision of sidewalks along streets and the creation of
smaller development blocks which foster pedestrian
activity.
f)
g)
h)
i)
11.2.4 Courtice Highway 2 Corridor
The following urban design policies shall apply to the Courtice
Highway 2 Corridor.
a) Building height should be limited to 3 storeys in.
b) New buildings should be street-related to frame the road.
The implementing zoning by-law will establish "build-to"
lines which shall generally be established between 6 and 9
metres. This will enhance pedestrian access and improve
the visual appeal of the area.
c) Buildings should have consistent setback from the road
allowance.
d) Minimal front yard setbacks, in conjunction with
landscaping and streetscaping treatments, will create a
visually attractive and distinctive character.
e) Reverse lot frontages are not permitted.
11.2.5 Parking areas shall be located, wherever possible, behind the
front facades of buildings. Surface parking should not separate
building entrances from the public realm. Underground parking is
encouraged where possible.
11.2.6 The Urban Design Guidelines may be reviewed from time to time
and revised without amendment to this Plan, provided they
conform to this Secondary Plan.
644
Amendment No. 24 Page 13
12.0 TRANSPORTATION POLICIES
12.1 Purpose
The purpose. of the transportation policies of this Plan is to
achieve safe and efficient movement of p~ople and goods within
and through the Secondary Plan area, facilitate the use of public
transit and enhance opportunities for pedestrian and cyclist.
12.2 Policies
12.2.1 Access management is critical in order to maintain public safety
and traffic capabilities along Courtice Highway 2. All development
proposals in the Secondary Plan Area shall be required to
construct development accesses to Courtice Highway 2 in
accordance with Section 19 of the Official Plan and with the
access management strategies incorporated in the Urban Design
Guidelines as appropriate. In addition. private rear lane access
may be required in certain locations where lot depths permit.
12.2.2 A grid system of public and private streets will be established in
the Courtice Main Central Area. The proposed transportation
network serving the Courtice Main Central Area is shown on Map
A. Courtice Highway 2 and Trulls Road are designated as Type B
arterial roads. These are complemented by a system of collector
and local streets that create a grid system of streets and blocks to
provide access throughout the Courtice Main Central Area. These
are intended to facilitate pedestrian access and to create a
framework for subsequent redevelopment of the lands in the
Courtice Main Central Area.
12.2.3 The "Private Streets" shown on Map A of this Plan shall be subject
to the following:
a) private streets will be designed to municipal standards
suitable for assumption by the Municipality at some future
date if deemed necessary;
b) access points to parking spaces will meet municipal road
standards;
c) no buildings or parking spaces shall encroach into the
private street right-of-way; and
d) the developer shall provide for the future transfer of the
rights-of-way to the Municipality at the Municipality's
discretion.
12.2.4 Courtice Highway 2 shall be developed as an urban activity
corridor that facilitates and encourages multiple transportation
modes including cars, transit, pedestrians and bicycles;
'( > Ame!ldment No. 24
Page 14
12.2.5 The Courtice Main Central Area shall serve as the transit hub for
Courtice.
12.2.6 Traffic issues will be monitored as necessary and appropriate
measures will be used to address any traffic problems that may
arise.
12.2.7 The Streetscape Improvement Program identifies the
transformation design intent for each road segment and the
specific design features to be used to fulfill the design intent. The
following items are addressed:
. intersection and sidewalk improvements to encourage
pedestrian traffic;
. tree and ornamental plantings;
. pedestrian-scale lighting; banners, flag poles;
. the size and length of a centre medianlisland; and
. signage and the development of a distinct logo.
12.2.8 The Streetscape Program shall be implemented during the
consideration of planning applications, during road reconstruction
and through annual budget considerations. Wherever possible. in
the redevelopment of lands, the developer will be required to
contribute to the Streetscape Improvement Program.
13.0 Municipal Services
13.1 Purpose
It is the intent of this Plan to ensure that development in the
Secondary Plan area occur in an effective and efficient manner.
Hence development are encouraged to proceed on full municipal
servicing.
13.2 Policies
13.2.1 Redevelopment within the Courtice Main Central Area and
Highway 2 Corridor shall generally proceed on full municipal
services or be required to connect to the full municipal services
when they become available.
1.2.2 Municipal services will be developed and maintained in the
Secondary Plan area to ensure a high standard of water supply,
sanitary sewage collection and treatment and storm water
management.
13.2.3 No development will be approved which exceeds the capacities of
municipal services that are or will be available when the
development is occupied.
13.2.4 The Municipality will work with the landowners and the Region of
Durham to develop a plan for the phasing of extensions to existing
646
". . Amendment No. 24
Page 15
services within the Secondary Plan area, to allow development to
proceed as expeditiously as possible. Implementation of
extensions to existing services or construction of new services will
be subject to the policies of the Official Plan and the approval of
the Region of Durham.
13.2.5 Storm water management for development within the Secondary
Plan Area shall comply with Section 20 of the Official Plan and the
Black Farewell Creek Master Drainage Plan, as amended or
replaced by a sub-watershed plan.
14 IMPLEMENTATION AND INTERPRETATION
14.1 This Plan refines and implements the policies of the Official Plan.
Unless otherwise indicated, the policies of the Official Plan shall
apply to this Secondary Plan.
14.2 The policies of the Plan shall be implemented and interpreted in
conjunction with the applicable polices of the Official Plan."
647
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ATTACHMENT ..
SUMMARY OF PUBLIC COMMENTS AND STAFF RESPONSE
1.1 The following tables summarize issues were raised through presentations at the Public
Meeting held on September 17, 2001 as well as written comments submitted as a result of
further discussions. All public comments and correspondence are grouped below by area.
Staff responses are provided for each issue.
1.2 The following comments relate to a 6.5 hectare commercial parcel owned by Halloway
Holdings Limited at the southeast corner of Highway 2 and Trulls Road.
Respondent
Issue
Staff Response
Debbie Clarke. . Need grocery store as anchor . Staff agree that a grocery store
Halloway Holdings Ltd. tenant must anchor development
. Proposed road pattern causes . One north-south roadway has been
siting difficulties eliminated
. Need more flexibility . Additional commercial frontage has
been designated along Highway 2
Lynda Townsend . Roads and parks shown on the . The number of roads and the open
Renaud, Solicitor Plan require 35% of the site space block size have been
Letter dated reduced to 23%
September 11, 2001
for Public Meeting Commercial blocks too small to . The commercial site is divided into
.
accommodate viable commercial four sectors, each with
development, therefore not approximately 4 acres - should
achieving the goals of the plan- provide flexibility to site buildings-
will promote people driving people would drive between areas
between blocks now, especially on large sites
Roads will cost the Municipality . The Municipality strives to ensure
.
because the developer doesn't that an effective and efficient road
need them network is constructed
Can only take 2% parkland . The Municipality will purchase the
.
dedication under Planning Act remaining open space block if
with remainder being purchased required
at fair market value
. Connectivity with neighbourhoods
. East-west roads across the site necessary to avoid long trips -
will result increase traffic in
neighbourhoods people unlikely to cut through
neighbourhoods unless they are
travelling to a destination within the
area
. Additional commercial frontage and
. Site not flexible enough and fewer roads should provide more
therefore may lose tenant flexibility
. Municipality has no right under . Urban design guidelines are
the Planning Act to regulate commonly used by Municipalities
urban design
C. "1;)
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'! ,'"
. Urban design does not . Urban design guidelines are
accommodate realities of the cognisant of market realities and try
marketplace to fulfil municipal urban design
objectives.
. Phasing policies must ensure . No commercial development may
that this MCA develops before proceed in the "Mixed Use Area"
the opportunities are used by until 5,000 m2 of commercial
competing sites fioorspace has been developed in
the MCA
Policies must address . Policies are flexible to allow for
. development without complete land
development potential if
assembly not achievable assembly
Roads and easements for . Staff have deleted one road -
Letter dated January . further deletions will not fulfil the
7,2002 vehicular and pedestrian access grid street objective
not warranted and should be
deleted but replaced with
easements
. Extension of Avondale Drive into . Avondale Drive must be connected
commercial area would be an to Trulls Road as a public street to
easement and restricted to serve the high density residential
. pedestrian access until the site areas west of Maplefield Drive and
redevelops long term the commercial centre - will allow
better access to the commercial
centre for adjacent residents to the
east - there is no justification for a
20 m pedestrian easement
. Provide single detached units . Staff agree with single detached
along Sandringham Drive and units along Sandringham Drive to
Maplefield Drive south of buffer the residential areas to the
Caleche south
. Provide a range of housing types . Agree with comment
and density higher than
surrounding area
. Plan provides for 250 residential . This is the requirement of the
units Official Plan
. Overall densities within the medium
. South Bannydon lands have density range must be between 50
residential development within to 60 uph
medium density range at 31.4
uph
. Proposal removes another portion
. Remove Caleche Avenue from of the road grid network while
the plan since it sterilizes the increasing the amount of
southern commercial portion of commercial area for development
the lands - will not be purposes - additional Highway 2
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implemented since the existing commercial frontage was supposed
commercial development on to compensate for loss at the rear -
Trulls Road will not move Staff opposed to proposed changes
. Municipality does not want an "L"
Prefer to build an "L" shaped shaped plaza separated from the
. surrounding residential areas - the
building with no external development will still function in
vehicular access - landowner separate blocks - if landowner is
does not want traffic cutting concemed about traffic cutting
through the commercial centre - through in the present, that would
proposed pedestrian access presumably continue in the future
easements represent a as well - Avondale Drive and
compromise - iandowners Granary Lane extensions are vital -
willing to provide for long term these roadways must be public
grid road pattern once
development
Rick Merril, Page & . Supports principles of plan . No comment
Steele Architects
. Concerned about lack of . Additional commercial frontage and
flexibility fewer roads should provide more
flexibility
. Policies would preclude a . The policies perm it all types of retail
grocery store on the site uses - the urban design guidelines
would not preclude a grocery store
. since site will initially develop as . Elements of the commercial
a strip plaza but intensify over development will be street-related -
time, concerned about lack of additional retail pads framing the
definition for a strip centre streets will fulfil the urban design
objectives
. Right-of-ways use too much land . One right-of-way has been deleted
and create blocks that do not to create blocks that would
accommodate commercial accommodate commercial
blocks development
Park too large to allow site to . Park has been scaled down and
. could be used in conjunction with
function retail uses
1.3 Richard H. Gay Holdings Limited, owner of lands at the southeast corner of Highway 2 and
Maplefield Drive, requested a redesignation from "Medium Density Residential" to "Special
Mixed Use Area" for the following reasons:
Respondent
Craig Hunter.
Armstong Goldberg
Hunter
Issue
. The application conforms to the
local and regional official plans
Staff Response
. "Medium Density Residential"
and low density buffer split do
not provide short or long term
flexibility
. Resolution of the issues associated
with this property is considered
under separate confidential report to
Council
6SD
, ~_ ,__ow
Reasons for redesignation include:
1. The property is at a key
transitional comer
2. Requested designation is
compatible with surrounding land
uses
3. Requested designation provides
flexibility
4. Allows for the conversion and
preservation of older homes
5. Short-term change by conversion
is appropriate and leads to further
intensification
6. Existing house has sentimental
value
1.4 A petition was presented by landowners along Highway 2 between Prestonvale Road and
Trulls Road requesting their land use designation be changed from "Medium Density
Residential" to "Special Mixed Use Area". All landowners on the south side of Highway 2
east of Maplefield Drive requested that their names be added to the petition.
Respondent
Issue
Staff Response
Derek Baird . Submitted a petition with . Staff in receipt of petition - other
signatures of landowners along parties have been included as
Highway 2 between Trulls Road requested
to Prestonvale Road
. Numerous commercial uses . Some commercial uses are illegal
along the area or may be classified as home
occupations
. Medium density residential . Medium density designation is not a
detrimental to growth deterrent to growth but a critical
component for a variety of housing
. Wants "Mixed Use Area" . Need to maintain commercial
designation to see continuation potential for a healthy downtown
of commercial growth along Hwy core in the MCA - "Mixed Use Area"
2 designation not appropriate outside
of designated area
George Gouldburn . Doesn't agree with single family . The row of single family units
buffer along the north side of buffers the interior deveiopment
Avondale as it will devaiue his from higher densities
property
. Low income housing will not be . Medium density residential need not
a suitable gateway to Courtice result in low income housing
651
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. Since medium density residential . Market will be available to support
uses are not economically medium density residential uses
feasible, the south side of
Highway 2 from Maplefield Drive
eastward should be designated
"Mixed Use Area"
. Wants these properties included
in the Baird petition . No comment
Margaret Gouldburn . Concerned about all the . No comment
businesses along Highway 2
. Roy Nichols Motors has recently . No comment
expanded
if Gay is requesting "Mixed Use . Since no additional lands will be
. designated "Mixed Use Area",
Area", then everyone along
Highway 2 should be treated everyone treated equally
equally
1.5 The following group of concerns related generally to the Courtice Main Central Area.
Respondent Issue Staff Response
Morris Freedman, . Concerned about parking for . Townhouses alternated in block to
Bonnydon Limited townhouses alleviate parking issues
. Objects to rear lanes . Rear lanes are now optional where
required
. Concerned high rise
development . High density development provides
for a housing mix
Ferdinand Longo, . Wanted to get his parents name . No comment
Courtice Area added to the petition
Residents Association
. Concerned that high rise blocks . Youth behavioural problems are not
and commercial parking lots part of the Plan - Staff cannot
would be havens for youth conclude the link between these
hangouts issues
. Wants police station or presence . MCA police station or presence
developed in the MCA being considered by the Durham
Regional Police Force
652
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SCHEDULE "Au
AMENDMENT No. 24 TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN,
MAP A2, LAND USE, COURTICE URBAN AREA
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1.-",
THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY-LAW NUMBER 2002 -
being a by-law to adopt Amendment No. 24 to the Clarington Official Plan
WHEREAS. Section 17 (22) of the Planning Act R.S.O. 1990, as amended, authorizes the
Municipality of Clarington to pass by-laws for the adoption or repeal of Official Plans and
Amendments thereto:
AND WHEREAS, the Council of the Corporation of the Municipality of Clarington deems it
advisable to amend the Clarington Official Plan to further define the land use designations and
policies for the Main Central Area and Highway 2 Corridor in Courtice;
NOW THEREFORE BE IT RESOLVED THAT, the Council of the Corporation of the
Municipality of Clarington enacts as follows:
1. That Amendment No. 24 to the Clarington Official Plan being the attached
Explanatory Text is hereby approved; and
2. This By-law shall come into effect on the date of the passing hereof.
BY-LAW read a first time this
day of
2002
BY-LAW read a second time this
day of
2002
BY-LAW read a third time and finally passed this
day of
2002
John Mutton, Mayor
Patti L. Barrie, Municipal Clerk
655
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ATTACHMENT 2
COURTICE MAIN CENTRAL AREA
AND HIGHWAY 2 CORRIDOR
URBAN DESIGN GUIDELINES
Cl![~lJgton
PLANNING SERVICES DEPARTMENT
MAY, 2002
Markson Borooah Hodgson Architects Ltd+Totten, Sims, Hubicki
+Valerie Cranmer & Associates+TCI Management Consultants
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TABLE OF CONTENTS
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2.0
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3.0
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4.0
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5.0
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INTRODUCTION 1
URBAN DESIGN PRINCIPLES FOR OPEN SPACE, GATEWAYS AND VIEWS 2
URBAN DESIGN OBJECTIVES 4
3.1 Courtice Highway 2 Corridor 4
3.2 Main Central Area 6
CULTURAL & NATURAL HERITAGE INTERPRETATION OPPORTUNITIES 10
URBAN DESIGN GUIDELINES 12
5.1 Courtice Highway 2 Corridor 12
5.2 Main Central Area 22
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URBAN DESIGN GUIDELINES
1.0 INTRODUCTION
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Urban design guidelines work in two ways - to create a cohesive identity for the public
realm and to guide development on private property. Guidelines for the public realm create
the visual identity for an area, since most people see, or are familiar with, a neighbourhood
primarily through the network of public streets, trails and open spaces. Development
guidelines encourage a built form that supports and enhances that identity.
Streetscape improvements in the public realm can begin to create the identity of Courtice
along the Courtice Highway 2 Corridor without waiting for new development to occur.
Improvement of the Courtice Highway 2 Corridor's public realm is more likely to happen in
the short to medium term, with major new development along the Corridor likely to occur in
the longer term.
In general, this approach is applicable along the Courtice Highway 2 Corridor for all areas,
except at the Main Central Area (MCA), which would only happen in conjunction with
development in that area. Implementation of streetscape improvements in the public
realm will set standards of quality and design which can be used at the level expected
from future private development.
The purpose of these Urban Design Guidelines are to:
· Assist the Municipality and the Region to create a distinct and consistent
image for Courtice along the Courtice Highway 2 Corridor through
streetscape treatment;
· Assist the Municipality to locate a distinct, visual identity for the MCA
through streetscape treatment;
· Explain the design intent of the Municipality with respect to future
development along the Courtice Highway 2 Corridor and MCA, and assist
the Municipality in the evaluation of development proposals.
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COURTICE MAIN CENTRAL AREA AND HIGHWAY 2 CORRIDOR URBAN DESIGN GUIDELINES Page 1
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2.0
URBAN DESIGN PRINCIPLES FOR OPEN SPACE, GATEWAYS
AND VIEWS
lilt
Significant natural environments should be protected and enhanced.
Development should respect the environmental features of the study area including
tableland woodlots, wildlife habitat and fish habitat (natural heritage features), and natural
hazards (steep slopes and flood plains).
Black Creek and Farewell Creek (Figure 1) should be protected from development
because of Natural Heritage issues (woodlots, fisheries habitat, wildlife habitat, significant
valley systems) and natural hazard issues (flood plains, erosion and steep slope, required
setbacks).
Development should be limited to outside a 5m-setback line from the stable top of bank for
hazard land protection (additional setbacks may be required for satisfying natural heritage
issues ).
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Figure 1 - Significant Natural Environment
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Opportunities for reinforcing gateways and landmarks should be capitalized upon.
Farewell Creek and its valley should be developed as a gateway to Courtice from the
west.
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Black Creek at Courtice Road should be developed as a gateway to Courtice from the
east.
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COURTICE MAIN CENTRAL AREA AND HIGHWAY 2 CORRIDOR URBAN DESIGN GUIDELINES Page 2
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The Trulls Road intersection with Highway 2 is highly visible from the east and west, and is
the potential site for a landmark, as well as a gateway to the MCA from the north (Figure
2).
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Figure 2 - Gateways, Views and View Terminations, and Landmarks
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Significant views & view terminations should be preserved and enhanced.
The sweeping view of Farewell Creek at Centrefield Drive while travelling east from
Darlington should be preserved and enhanced through streetscape elements in the public
realm, and new development at Courtice Highway 2 and Prestonvale Road should
reinforce its role as a view termination.
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The long view along Highway 2 traveling west toward Courtice Road, with the car
dealership and Black Creek as the view termination, should be improved with new
streetscape landscaping and signage elements in the public realm, and future
development should recognize its role as a view termination.
The view termination at the northwest corner of Trulls Road and Highway 2, when
traveling west to Trulls Road from Courtice Road, should be reinforced with new
streetscape treatment in the public realm, and future development should recognize its
role as a view termination.
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COURTICE MAIN CENTRAL AREA AND HIGHWAY 2 CORRIDOR URBAN DESIGN GUIDELINES Page 3
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3.0
URBAN DESIGN OBJECTIVES
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Create a distinct identity for Courtice along Highway 2 within Durham Region, using
streetscape and built form elements to create a 'Main Street' for Courtice.
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Courtice Highway 2 Corridor
· Building height should be limited to 3 storeys as of right, except in the
MeA.
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Buildings should be brought as close to the streetline as possible to
improve pedestrian access to buildings, and improve the visual appeal
of the Corridor.
Buildings should have consistent front yard setbacks.
Minimal front yard setbacks, in conjunction with streetscape
treatment, will help in reducing vehicle operating speeds on Courtice
Highway 2.
Streetscaping should be used to create a visually attractive,
distinctive, village character or small town atmosphere.
Streetscaping should provide more tree planting in public realm,
create small parks.
Street planting should build upon existing local trees species
(Hemlock, Maple, Beech) and add similar hardy local trees.
Reverse lot frontages along the street (e.g. walls, fences, barns)
should be avoided in any significant new residential development.
Streetscape elements should be extended into flanking streets from
inter-sections.
Flowering plants or beds at selected locations could invoke the
English and Dutch heritage of the area (e.g. tulips).
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Figure 3 - Buildings and Streetscape for the Main Street
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COURTICE MAIN CENTRAL AREA AND HIGHWAY 2 CORRIDOR URBAN DESIGN GUIDELINES Page 4
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Distinguish Courtice from adjacent communities along Courtice Highway 2 by using
local natural features and streetscape elements to create gateways at the east and
west edges of the community along Highway 2.
An integrated streetscape design should be provided along the Corridor to present a
consistent image of Courtice from Prestonvale Road to Courtice Road.
Streetscape design should be used to create and strengthen the visual character of the
area, and to reduce vehicle operating speed, particularly at the MCA.
Streetscaping should build upon existing mature trees and vegetation, and on existing
topography features (e.g. elevation changes).
Improve pedestrian accessibility along the entire section of Highway 2 through
Courtice, and identify pedestrian amenity zones.
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A hierarchy of streetscape should be designed with more intensity in pedestrian amenity
zones and the highest level at the MCA (Figure 4).
Streetscaping should be pedestrian friendly, with wide sidewalks on both sides of Highway
2 from Prestonvale Road to Courtice Road, even wider sidewalks in pedestrian amenity
zones.
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Figure 4 - Pedestrian Access Routes
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Create pedestrian amenity zones at all north south intersections: Prestonvale Road,
Sandringham Drive, Trulls Road, Maplefield Drive (future) and Courtice Road.
Pedestrian amenity zones should have pedestrian scale street lighting, street tree planting,
special sidewalk treatment and seating areas near bus stops, signage and barriers.
Pedestrian amenity zones should have signalized intersections where appropriate and
special pavement treatment for crosswalks.
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COURTlCE MAIN CENTRAL AREA AND HIGHWAY 2 CORRIDOR URBAN DESIGN GUIDELINES Page 5
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Streetscape treatment should be extended to north south streets to encourage pedestrian
activity.
North south streets should provide pedestrian and bicycle links through wide, well-lighted
sidewalks and dedicated bicycle lanes, along Prestonvale Road, Sandringham Drive,
Trulls Road, Maplefield Drive and (possibly) Courtice Road (Figure 4 on previous page).
Consider pedestrian and bicycle trail across Black Creek, connecting the Courtice
Community Complex to Highway 2 and the MCA.
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Support intensification of land uses along the Courtice Highway 2 Corridor to create
a transit supportive environment.
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Consider other opportunities for pedestrian trails along Black Creek. Maintain village
character with buildings, while encouraging intensification.
Encourage maintaining existing large, "older" houses; allow renovations, additions and
conversions of existing houses.
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Prevent strip retail development along the Courtice Highway 2 Corridor.
Discourage "plaza"-style buildings or "large" buildings.
Signage along the corridor should be coordinated with no portable signs permitted.
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3.2
Main Central Area
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Guide the long term evolution of the MCA as the centre of commercial, cultural and
community activity with a fully integrated array of land uses and a distinct visual
identity.
Streetscape treatment of the MCA should create a visually attractive, distinctive sense of
place, to make the MCA the focus of the community.
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Create the MCA as a people-oriented place in a high quality pedestrian environment
including civic squares, parks and walkways.
MCA should be a pedestrian amenity zone.
Streetscaping should be pedestrian friendly and geared towards the comfort and safety of
pedestrians and transit users.
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Streetscaping should provide more tree planting in public realm, create a treed gathering
place in the MCA, preserve and build upon existing trees where possible.
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Foster pedestrian accessibility among all parts of the MCA through the location of a
grid system of streets and walkways, and provide linkages to the adjacent
residential communities.
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The MCA should have a pattern of small blocks and a network of streets and public
access routes (whether public or private) (Figure 5).
Smaller blocks will create more intersections, more opportunities for ground floor retail and
other uses and more flexible development options.
Smaller blocks and more streets will create an open, inviting feeling for the Central Area
and allow for views into the MCA.
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Proposed streets and access
---------- Existing sidewalks
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~ ::: :{> Pedestrian trail
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TO AVONDALE
PARK
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Figure 5 - Pedestrian Accessibility in the MeA
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Provide a high quality landscape and streetscape treatment for all streets in and
around the MCA.
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Streetscape elements should be similar to those in the corridor but the level of treatment
should be the highest in the MCA.
Pedestrian scale street lighting should be provided along Courtice Highway 2, Trulls Road,
Maplefield Drive and Sandringham Drive, along with street tree planting, signage, banners
and special sidewalk treatment.
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COURTICE MAIN CENTRAL AREA AND HIGHWAY 2 CORRIDOR URBAN DESIGN GUIDELINES Page 7
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A design theme should be identified that is identifiable to Courtice. The theme must be
complementary, consistent and integrated with that of the corridor.
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Ensure a high level of architectural design and quality for building in the MeA.
Special lighting, seating areas, weather protection and other street furniture (newspaper
boxes, trash bins) should be provided at transit stops.
Streetscape treatment should be extended into the MCA along internal streets and access
routes.
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Encourage compatible built form that supports a pedestrian friendly environment.
Buildings should be brought as close to street line as possible to improve pedestrian
access to buildings, and improve the visual character of the MCA.
Buildings should not have parking in front yard, particularly along Courtice Highway 2 and
Trulls Road. Surface parking should not cause the separation of the public realm from the
building entrance.
Buildings on Courtice Highway 2 should have minimal side yard setbacks to create a
sense of the MCA (Figure 6).
Buildings on the street frontage should incorporate canopies, arcades or front porches, to
provide weather protection and interest (Figure 7).
Buildings should have detailing and features that create a comfortable pedestrian scale at
the ground level.
Buildings should be 4 - 6 stories high along Highway 2, lower on other streets.
Streetscape elements, along with minimal building setback, should work to partly reduce
vehicle operating speed.
Weather protection should be provided through storefront entrances, transit shelters and
street tree planting for weather protection along sidewalks.
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COURTICE MAIN CENTRAL AREA AND HIGHWAY 2 CORRIDOR URBAN DESIGN GUIDELINES Page 8
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Figure 7 - Pedestrian Weather Protection
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COURTICE MAIN CENTRAL AREA AND HIGHWAY 2 CORRIDOR URBAN DESIGN GUIDELINES Page 9
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4.0 CULTURAL & NATURAL HERITAGE INTERPRETATION OPPORTUNITIES
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Courtice has significant natural heritage features along Highway 2 in the form of Farewell
Creek & Black Creek.
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Farewell Creek acts as the western gateway into "Courtice Village", has a significant
regional presence, and provides the opportunity for a unique regional identity for Courtice.
Black Creek adjoins Highway 2 on the north side between Maplefield Drive and Courtice
Road, and can create a green gateway at the east end of "Courtice Village".
Black Creek also offers the opportunity to accommodate pedestrian viewing areas at
selected locations, e.g. Trulls Road, Courtice Road, Maplefield Drive. The latter could be
tied in with a north-south pedestrian trail.
The Courtice community has a rich cultural heritage based on its farming traditions, milling
operations at Farewell Creek, history of the pioneering families who initially settled in
Courtice, and from Courtice being the focus of the local economy.
Farewell Creek should be the western gateway to Courtice, with a reconstructed mill
structure and pedestrian lookout built at the existing culvert on Courtice Highway 2. The
mill structure could house exhibits displaying the cultural heritage of the community, while
the pedestrian lookout could have maps and information on Farewell Creek.
Courtice Highway 2 between Prestonvale Road and Trulls Road, and between Maplefield
Drive and Courtice Road, could have banners that can be changed at intervals displaying
the history of the community, its farming traditions, and the pioneering families who built
the community.
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Couttice Village:
Banners of prominent
persons, events and history
Pioneer Parle
History of Black Creek
and Trulls family
Black Creek
Gateway
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Natural and cultural Heritage:
Farewell Creek and Mill
interpretation and gateway on
bridge with lookout
Village Green:
Interpretation kiosk of
Couttice and regional
history
Natural Heritage:
Pedestrian trails. creek
interpretation, lookouts
and kiosks
Figure 8 - Interpretation Opportunities
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The proposed park at the northwest corner of Trulls Road and Courtice Highway 2 could
be a viewing platform to Black Creek as well as a "pioneer park" with plaques for
information on the history of local pioneering families, their activities and their buildings.
The proposed signalized intersection of Maplefield Drive and Highway 2 should be used
as a new north-south pedestrian trail, leading from Avondale Park to the south of
Sand ring ham Drive to cross over Highway 2, over Black Creek by means of a new
pedestrian bridge, and linkup with the Courtice Community Complex.
Black Creek offers the opportunity to create a green gateway at Courtice Highway 2 and
Courtice Road. This location should have a pedestrian lookout area and a map and an
interpretive display on Black Creek.
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5.0
URBAN DESIGN GUIDELINES
5.1
Courtice Highway 2 Corridor
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Courtice Highway 2 exhibits different characteristics along its route through Courtice,
reflecting the identity of the neighbourhood surrounding it (Figure 9). The role and design
intent of each segment is reinforced through the application of a representative "Design
Tool Kit" of streetscape elements (see Figures 10 and 11) including:
· ornamental and large trees
· decorative street lights (center median)
· decorative street lights (pedestrian scale)
· banners and flower pots
· flag poles
· special signage
· special transit shelters
· special road surfacing
· special walk surfacing
· decorative curb strips
· boulevard elements
· planted median
· sidewalk/bike path
· reduced lane widths
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These elements are used in different combinations to highlight the design intent of each
segment. The actual examples that constitute the streetscape elements of a "Design Tool
Kit" will be chosen later by the Municipality of Clarington and Durham Region. In addition,
this future step should include elements for use in private development proposals for
purposes of continuity and comprehensiveness.
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Townllneto Centerfield Dr
Farewell Cr..k
to PrHtonvale
Pre5tonvale to Courtlce Rd
Courtice Village, greally
increased streelscape treatment
Courtlce to Hancock Rd
T ransilion zone. urban to rural
Transition zone from Oshawa. Major
minor gateway, limited trealment. Gateway
commerdal1ocus
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Main Central Area
(TrullslMaplefield)
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Highway 21Prestonval. Int.rsectlon
Western enlrance to "Courtice Village"
Highway 2fTrull5 Intersection
Northern and southern entrance to
Main Central Area
Highway 2fTru1l5 Intersection
Eastern entrance 10 "Courtice Village"
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Figure 9 - Highway 2 Section Ro/es
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COURTICE MAIN CENTRAL AREA AND HIGHWAY 2 CORRIDOR URBAN DESIGN GUIDELINES Page 12
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Design Intent: Streetscaping to signify Streetscaping to signify Streetscaping to signify Main Streetscaping to signify
anivaltoCourt~e,and .Courtice Village" and slower Central Area and pedestrian MCA and complement
transition to slower speed speed. zone. Roadway theme.
- Design Tool Kit:
Large Trees Where feasible Where feasible Where feasible Retain & add where feasible
Ornamental Trees In medians, where feasible In medians In medians and boulevards In boulevards and throughout
Ornamental Plantings Medians & boulevards where In medians and boulevards At intersections and
... feasible throughout
Street Lights Decorative at intersections Decorative in boulevards In medians and boulevards Around periphery and
decorative or vehide & Sites throughout
Banners & Flower Pots At gateway locations At intersections In medians and boulevards Around periphery and
- throughout
Flag Poles In gateway medians At intersections In medians and boulevards At corners and intersections
Special Signage Interpretive and Directional Interpretive and Directional' Around periphery and
throughout
- Special Transit Shelters Entire length Entire length Around periphery and l
throughout _____._
Special Road Surfacing Entire length Entire length Around periphery and
throughout
Special Walk Surfacing At intersections At intersections Entire length Around periphery and
.. throughout
Curb Strip Decorative at Intersections Decorative at Intersections Decorative entire length Around periphery and
decorative or vehicle throughout
Boulevard Elements Decorative at intersections Decorative at intersections
- Median As per traffic design Decorative at intersections Decorative entire length
decorative or vehicle
Planted Median Where feasible Where feasible Entire length
Gateway / Structure Minor at Townline Road Major at Creek and Courtice At intersections & civic
... and Centre field Drive Road structure
Sidewalk/Bike Path Both sides where feasible Both sides where feasible Both sides where feasible Bikes on streets
Reduced Land Widths Transitions taper Reduce to 3.35m wide Reduce to 3.35m wide
Other Highlight Farewell Creek Connections to Trails/Parks Connections to TrailslParks
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Design Intent: Streetscaping to signify Streetscaping to signify Streetscaping to signify Streetscaping to signify
transitions to and from approach to special area. approach to special area. approach to special area.
- Courtice and speed
change, urban/rural.
Design Tool Kit:
Large Trees Retain existing & enhance Near intersection & boulevard Near intersection & boulevard Near intersection & boulevard
Or,!amental Trees In medians Near intersection & boulevard Near intersection & boulevard Near intersection & boulevard
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Ornamental Plantings In medians Near intersection & boulevard Near intersection & boulevard Near intersection & boulevard
Street Lights VehiclelDecorative at At intersection At intersection At intersection
decorative or vehide Courtice Road
... Banners & Flower Pots At Hancock
Flag Poles At Hancock
Special Signage At Hancock & Black Creek
Special Transit Shelters Along length
- Special Road Surfacing At Taper for Calming Near intersection Near intersection Near intersection
Special Walk Surfacing Near intersection Near intersection Near intersection
Curb Strip Near intersection Near intersection Near intersection
decorative or vehicle
Boulevard Elements Fencing, signage, planters
- Median As per traffic design
decorative or vehide
Planted Median At Hancock Near intersection Near intersection
Gateway / Structure Minor at Hancock & Black
- Creek
Sidewalk/Bike Path North Side entire length Connect to bike routes & Connect to bike routes &
paths paths
Reduced Land Widths Transitions taper On Street parking both sides On Street parking both sides
- Other
Figure 10 - Streetscaping Program Details
COURTICE MAIN CENTRAL AREA AND HIGHWAY 2 CORRIDOR URBAN DESIGN GUIDELINES Page 13
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COURTICE MAIN CENTRAL AREA AND HIGHWAY 2 CORRIDOR URBAN DESIGN GUIDELINES Page 14
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Townline Road to Farewell Creek: Western Entrance
· Distinguish from streetscape treatment on Highway 2 west of Townline
Road in Oshawa.
· Provide wide sidewalks on north and south sides.
· Move street lights to curb furniture strip.
· Add banners, pedestrian scale lights, flowering baskets to light poles.
· Encourage screen walls and fences along property lines, similar to
north side.
· Encourage lighting on properties to be similar to fixture being used by
several properties on north side.
· Ban temporary signs.
· Encourage tree planting in front yards of properties.
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Figure 12 - Highway 2 at Townline Road looking East
Farewell Creek to Prestonvale Road: Major Gateway to Courtice
· Farewell Creek creates a natural break along Highway 2 and provides
long views across the valley lands up to Prestonvale Road.
· Create a major gateway feature at this location, with a pedestrian
lookout area over Farewell Creek.
· Gateway element could be reconstruction of a mill type building which
existed on Farewell Creek, with the interior of the building being used
to describe the history of Courtice.
· Pedestrian look-out at Farewell Creek could have seating, lighting,
signage and information on natural heritage features of Farewell
Creek.
COURTICE MAIN CENTRAL AREA AND HIGHWAY 2 CORRIDOR URBAN DESIGN GUIDELINES Page 15
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Streetscape to include special lighting at this location, banners, special
signage identifying Farewell Creek, and pedestrian scale lighting at the
gateway.
Streetscape to include median with planting and lighting, as a measure
for slowing traffic from Centrefield Drive to Prestonvale Road, the start
of "Courtice Village.
3m wide sidewalks.
Special pavement treatment on roadway to identify crossing of
Farewell Creek.
.
.
.
Figure 13 - Major Gateway Rendering
Prestonvale Road to Courtice Road: "Courtice Village"
· "Courtice Village" is the heart of the study area, with both streetscape
improvements and land use changes proposed to create a new main
street for Courtice along Highway 2.
· Streetscape treatment will consist of 3m wide sidewalks on both sides
of Highway 2 to allow for pedestrians and recreational cyclist to use
these sidewalks, plus a sodded boulevard strip for light poles and large
trees.
· Light poles will have banners identifying "Courtice Village" and other
events, and flower baskets.
· Because of the numerous single family residences on both sides of
Highway 2 west of Trulls Road, and on the south side of Highway 2
east of Maplefield Drive, the roadway will maintain a centre turn lane,
along with two traffic lanes in each direction.
COURTICE MAIN CENTRAL AREA AND HIGHWAY 2 CORRIDOR URBAN DESIGN GUIDELINES Page 16
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· The existing roadway width and the right-of-way should be maintained
for cost efficiency purposes.
· Medians with left turn lanes to be introduced at signalized intersections
(e.g. Prestonvale Road, Trulls Road and possibly Maplefield Drive).
335m I 3.35m -'
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3 815m 1.5m
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Figure 14 - Highway 2 (Preston vale Road to Trulls Road and Maplefield Drive to Courtice Road) looking East
Trulls Road/Maplefield Drive: Main Central Area
· Highway 2 should function as the mainstreet through the "down-town"
of Courtice's Main Central Area with maximum streetscape treatment
along this block.
· Streetscape to consist of special streets lighting, fixtures on street side,
and pedestrian scale lighting on the sidewalk side. Also decorative
street lighting along median and light poles to have banners and
hanging flower baskets.
· New median along Highway 2 from Trulls Road to Maplefield Drive to
slow down traffic and address access management for MCA.
· New median to have raised plant bed for ornamental planting and
trees.
· Boulevard to have trees, lights and street furniture (bike racks, trash
cans, benches, etc.) in curb furniture strip 3m wide pedestrian
sidewalk.
COURTICE MAIN CENTRAL AREA AND HIGHWAY 2 CORRIDOR URBAN DESIGN GUIDELINES Page 17
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Figure 15 - Main Central Area (Trulls Road to Maplefield Drive) looking East
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Courtice Road to Hancock Road: Transition Zone
· Transition from rural at Hancock to urban at Courtice Road - need to
slow down traffic.
· New median from Courtice Road to extent of existing houses on north
side to slow traffic down; median to have tree planting.
· New 1.5m wide sidewalk on north side to frontage of four houses.
· Boulevard to have new light poles, banners, hanging baskets and
street lights.
· Provide fences at a diagonal on the north side of Highway 2 as an
additional measure for slowing down traffic.
· Also use painted striped areas at the curb to reduce traffic lane width
down to 3.35m at Courtice Road.
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Figure 16 - Courtice Road to Hancock Road: Transition Zone
COURTICE MAIN CENTRAL AREA AND HIGHWAY 2 CORRIDOR URBAN DESIGN GUIDELINES Page 18
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Highway 2 Intersections and Local Streets
Preston vale Road
· Western gateway to "Courtice Village".
· Provide special streetlight fixtures at intersection which allow for
banners and signage.
· Create a pedestrian amenity zone at the intersection with pedestrian
scale lighting on sidewalks, special walkway treatment and special
pavement treatment for pedestrian crosswalks.
· Integrate pedestrian scale lighting, walkway treatment and street
furniture (benches, trashcans, newspaper boxes) with the transit stop.
Trulls Road
· Intersection of Trulls Road and Highway 2 to receive similar treatment
as at Prestonvale Road to create pedestrian amenity zone regarding
lighting, sidewalk treatment, street furniture, cross walk zone
treatment, etc.
· Trulls Road will be the western boundary of the MCA, mediating
between residential uses on the west side and non-residential on the
east side.
· Trulls Road is planned for eventual expansion, with extra land
requirements obtained from properties on the east side.
· Two cross sections are proposed for Trulls Road, one as interim
measure until future road widening.
· Interim measure will allow for one traffic lane each way and on-street
parking along east curb - this will change to centre turn lane at
intersection with Strathallan Drive and Sandringham Drive.
· Boulevard to have special streets light fixtures, pedestrian scale lights
on east side, banners and hanging flower baskets.
· Allow for signage and lighting opportunities at Highway 2 and
Sandringham Drive to identify these intersections as the north and
south entrances to the MCA.
8.9m
Boulevard
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lO.Om
3.0m
Sidewalk
5m
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8m
300m
Figure 17 - Trulls Road existing looking North
COURTICE MAIN CENTRAL AREA AND HIGHWAY 2 CORRIDOR URBAN DESIGN GUIDELINES Page 19
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Maplefield Drive
· Eastern entrance to the MCA.
· Maplefield Drive shall have low density residential on the east side,
future medium and high density residential on the west side.
· Medians at intersection.
2.~ 3.0m
Boulevard' Sidewalk
.
Maplefield Drive shall act as the main pedestrian and bicycle link
between neighbourhoods to the south of the MCA, including Avondale
Park, and a future trail across Highway 2 to the Courtice Community
Complex to the north.
Maplefield Drive shall have special duel street light fixtures to signify
the MCA, plus pedestrian scale lights on west side.
Existing right of way and roadway width to be maintained, but allow for
on-street parking along the western curb of the street.
New 3m pedestrian trail on west boulevard, with one row of large trees
on curb furniture strip and one row to be provided in front yards of
future residential, to create a double row of trees.
Intersection of Maplefield Drive and Highway 2 to become a pedestrian
amenity zone, similar to Trulls Road.
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Traflic Lane Tralllc Lane ' On Street
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8.5m
Pedestrian Trail
11.5m
Pavement
26.0m Ondudes 3m West Widanlng)
5m
Figure 18 - Maplefield Drive looking North
Courtice Road
· Eastern gateway to "Courtice Village" and gateway.
· Similar treatment to Prestonvale Road and Trulls Road for creating a
pedestrian amenity zone regarding street lights, pedestrian scale
lights, walkway treatment, street furniture, integration with transit stop,
pedestrian street crossings, banners, planting etc.
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III Black Creek lands along the north side of Highway 2 at Courtice Road
offer opportunity for remedial planting and creation of a "green"
gateway to Courtice.
-
Built Form
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New buildings to be allowed only if existing lot is wide enough, or new lot is created through
land assembly of existing single family lots, to address access management issues
regarding development on Highway 2.
New buildings should have a minimum front yard setback of 6m for regional easements,
and a maximum setback of 9m to ensure that they provide containment of the street, a
sense of enclosure, and are close enough to slow traffic down on Highway 2.
New buildings on Highway 2 should have a height limit of 3 stories or 12m, whichever is
lower. The area on the north side of Highway 2 and east of Trulls Road should have new
buildings with a height limit of 4 stories or 12m, whichever is lower.
The rear yard setback of buildings adjoining residential lots should be based on a 1:1 ratio
of building height: rear yard setback, with a minimum setback of 7.5m.
New residential buildings should avoid the inclusion of garages in the front fac;ade, and
relocate garages along rear lanes where appropriate; in any case, parking for residents and
visitors should not be allowed in the front yards of buildings without adequate
compensating measures.
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Figure 19 - Built form - Height
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COURTICE MAIN CENTRAL AREA AND HIGHWAY 2 CORRIDOR URBAN DESIGN GUIDELINES Page 21
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Figure 20 - Built Form - Parking
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5.2
Main Central Area
Built Form
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The MCA should have the highest density and mix of land uses, to be achieved through a
grid system of streets and walkways, with buildings sited to provide a continuous fac;ade to
define the edge of the street and to provide a sense of enclosure (Figure 21). Buildings are
to be street-front oriented and parking is to be located behind the front fac;ade of buildings.
High quality landscaping, particularly between different land uses, and public safety
enhanced through siting of buildings and open spaces will provide unobstructed sight-lines
and easy access.
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At least 33% of the frontage per block along Highway 2 should consist of buildings with
their front facades located within a build-to zone of 6m - 9m from the property line.
At least 50% of the frontage per block along Trulls Road, in the retail and personal services
zone, should consist of buildings with their front facades located within a build-to zone of
6m to 9m from the property line,
No built form guidelines are being proposed currently for the community facilities precinct
until the building program is finalized.
Residential buildings with frontage on Sandringham Drive and Maplefield Drive (south of
Caleche) should be single family detached dwellings, with optional rear access for parking
to remove driveways and cars from the front yard, allow for narrower lot widths, allow for
buildings to be closer to the street, improve pedestrian amenity along the sidewalk and
allow for on-street parking on the north side.
With the provision of rear lane access, single family detached dwellings on Sandringham
Drive and Maplefield Drive (south of Caleche) should be located in a "build-to" zone
between 4.5m and 6.0m from the front property line. Front porches will be allowed to
encroach into the front yard for 2m.
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COURTICE MAIN CENTRAL AREA AND HIGHWAY 2 CORRIDOR URBAN DESIGN GUIDELINES Page 22
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STRA THALLAN
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33"10 of frontage in each block to
have buildings with main front
facade within build-to zone of 6-9m
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50"10 of frontage in each block to
have buildings with main front
facade within build-to zone of 6-9m
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Buildings to have main front facade
within build-to zone of 4.5-6m
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Buildings to have main front facade II
within build-to zone of 6-9m
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Figure 21 - MeA Build-to Zones
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Define the corner of Trulls Road and Highway 2 with a "landmark" feature building.
Residential buildings facing Maplefield Drive (north of Caleche) should be set back at least
6m from the property line.
Building heights should follow the guidelines as illustrated in Figure 23 and as outlined
below:
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· Highway 2 frontage: 6 storeys or 20m.
· Trulls Road frontage: 4 storeys or 14m.
· Sandringham Drive frontage: 10.5m.
· Maplefield Drive frontage (south of Caleche): 10.5m.
. Maplefield Drive frontage (Caleche to Avondale): 3 storeys or 12m.
. Maplefield Drive frontage (Highway 2 to Avondale): 6 storeys or 20m.
· Residential area, internal, south of Caleche: 10.5m.
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COURTICE MAIN CENTRAL AREA AND HIGHWAY 2 CORRIDOR URBAN DESIGN GUIDELINES Page 23
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Figure 22 - MeA Building Heights
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Streets
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The MCA should have a grid system of streets and walkways. The grid system allows the
Municipality to maintain the flexibility of development options and address changes in the
real estate market over the long term.
The streets in the retail/personal services zone are shown as private in Figure 22 but
should be built to municipal standards so the Municipality can assume ownership of them in
the future.
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Other streets in the MCA that serve proposed residential blocks are shown as public
streets.
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The municipality should request a traffic study at the time of development application to
ensure that the street pattern does not create additional traffic on adjacent existing streets
in residential neighbourhoods.
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COURTICE MAIN CENTRAL AREA AND HIGHWAY 2 CORRIDOR URBAN DESIGN GUIDELINES Page 24
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STRA THALLAN i L _ ,___ j I " ___ ~'AVONDALE
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1 - Public Roads
2 - Private Roads
(future public roads)
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Figure 23 - Grid System of Streets in the Main Central Area
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Signage
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"Pylon" signs for a group of commercial uses should be shared in a common ground
mounted sign.
Ground mounted signs should be located near the main entrance, and should have high
quality landscaping around them as part of the entrance treatment.
Ground mounted signs should be in scale with adjacent buildings, and should be limited to
a maximum height and area through zoning by-law regulations.
Wall mounted signs should be appropriate in size, scale and design with the buildings to
which they are attached, and should be limited to a maximum height and area through
regulations.
Wall mounted projecting signs or more human scale signs should be encouraged in
pedestrian oriented areas. These signs should be discouraged from being back lit, plastic
signs and should be located at a safe height above pedestrians.
Signs with flashing, animated or moving components should be prohibited.
Temporary signs in front yards or street rights of way should be prohibited.
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Landscape Treatment
Developers should be encouraged to extend the landscape theme and species used for
streetscape treatment to the inside of their properties.
Landscape plans should be required for all developments as part of site plan control, and
should address issues of entrance treatments, front and external side yards, street tree
planting, ornamental planting in open spaces, buffer planting and screen treatment
between separate adjoining land uses as well as service areas, landscape treatment of
private streets for future public dedications, and landscape treatment of large parking lots.
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