HomeMy WebLinkAboutPSD-012-01
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REPORT
PUBLIC MEETING
PLANNING SERVICES DEPARTMENT
Meeting:
GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
MONDAY, SEPTEMBER 17, 2001 Resolution #:d.II-'I00-0 I
-r:O !5'OP
PSD-012-01 File # COPA 2001-002 By-law #
Date:
Report #:
Subject:
CLARINGTON OFFICIAL PLAN APPLICATION AMENDMENT FOR
COURTICE HIGHWAY 2 CORRIDOR/MAIN CENTRAL AREA
SECONDARY PLAN
Recommendations:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-012-01 be received;
2. THAT the application to amend the Clarington Official Plan initiated by the
Municipality of Clarington be referred back to Staff for further processing and
preparation of a subsequent report pending receipt of all outstanding comments;
and
3. THAT the Region of Durham Planning and Public Works Departments and all
interested partied listed in this report and any delegations be advised of Council's
decision.
Submitted by: Reviewed bQ ~22__~__Q____~~
David rome, M.C.I.P., R. P. P. Franklin Wu
Director, Planning Services Chief Administrative Officer
BN*DJC*sh
September 10, 2001
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REPORT: PSD-012-01
PAGE 2
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1.0 BACKGROUND AND PURPOSE
1.1 The Courtice Highway 2 Corridor/Main Central Area Study has been 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,
and 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 is:
. To provide urban design principles to guide the development of Highway 2
in Courtice as a Main Street for the community;
. To create an overall framework of mixed use development along the
Corridor that will accommodate change through various development
scenarios in the long term;
. 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, an access management plan 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 are similar, and any policy for one area will need to be
integrally linked with policies for the other area.
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REPORT: PSO-o12-01
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1.4 As a result, and with Council's approval in January 2001, a single Secondary
Plan is 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/
Main Central Area Study as appropriate. In addition, at Council's authorization
Staff advertised for a Public Meeting under the Planning Act to consider a
proposal to amend the Clarington Official Plan to incorporate the Secondary
Plan. The advertisement was placed in the local newspaper, sent to all residents
living within 120 metres of the Study area and all residents who have attended
the workshops.
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2.0 PROPOSED CLARINGTON OFFICIAL PLAN AMENDMENT
2.1 Attachment 2 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 - King Street Corridor and 17.2
- Special Study Area No. 1 - Courtice Main Central Area are to be
deleted in their entirety.
ii) Map A2 - Land Use Courtice Urban Area will be changed to indicate
that the above areas now constitute Courtice King Street/Main Central
Area Secondary Plan.
iii) To incorporate the proposed Courtice King Street/Main Central Area
Secondary Plan in the Official Plan.
3.0 AGENCY COMMENTS
3.1 The application was circulated to and comments are pending from the following
agencies:
. Clarington Engineering Services
. Clarington Operations
. Clarington Emergency Services
. Clarington Board of Trade (FYI Only)
. Hydro One Networks Inc.
. Durham Regional Planning Department
. Durham Regional Public Works Department
. Durham Regional Police Services
. Public School Board
. Separate School Board
. Conseil Scolaire de District Catholique Centre-Sud
. Conseil Scolaire de District Centre-Sud Ouest
. Central Lake Ontario Conservation Authority
. Canada Post Corporation
. Bell Canada
. Local Architectural Conservation Advisory Committee
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REPORT: PSO-ll12-1l1
PAGE 5
4.0 STAFF COMMENTS
4.1 Existing Section 16.8 - Special Policy Area F of the Official Plan provides general
guidelines for development and redevelopment in urban areas. Provision is made
for high and medium density residential development and limited office use. With
increasing pressure for redevelopment and conversion it became apparent that
further refining of policy direction is necessary to define the extent and location of
the various land uses and to address access management issues.
4.2 The existing Section 17.2 - Special Study Area No.2 requires the preparation of
a secondary plan detailing the land uses and what design guideline for the area
prior to any development.
4.3 The principles in the Official Plan used to develop the Secondary Plan include:
. The protection of Black Creek and Farewell Creek from development;
· Compact urban development which supports the provision of transit
along Highway 2, promotes a mixture of uses, and good urban design
which include linkages for pedestrians and cyclist;
. 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;
. Central areas are people-oriented places with a high quality pedestrian
environment that includes civic squares, parks and walkways.
4.4 The following highlights aspects of the proposed Secondary Plan:
4.4.1 Land Use Strategy
The proposed land use designations for the Secondary Plan include:
. A Local Central Area at Prestonvale Boulevard. This designation is an
expansion from the existing Neighbourhood Commercial designation.
The effect is additional retail and office space and residential units for
this area.
· Medium density residential is proposed on the south side of Durham
Highway 2 between Sand ring ham and Trulls Road, Maplefield to the
automotive dealership at Courtice Road and the north side of Durham
Highway 2 from the Local Central Area at Prestonvale to east of Trulls
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REPORT: PSD-012-01
PAGE 6
Road except for Rogers Cable property which is designated for office
use. It is felt that higher density residential use along the corridor is
important for achieving the transit supportive objective of the Official
Plan and for contributing to an active street environment. Thus,
requests from the property owners of 1603 Highway 2 and 1687
Highway 2 to allow commercial development of their properties were not
entertained in the formulation of this Plan.
. A special mixed use designation is proposed for the north side of
Courtice Highway 2 from Trulls Road to Maplefield. 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 Main Central Area will include retail commercial, community
facilities, a civic square and medium and high density residential uses.
Surrounding residents were particularly concerned about higher
residential densities proposed for the Central Main Area. To address
their concerns single detached homes area proposed adjacent to
existing single detached homes and residential densities increase
gradually towards Highway 2.
4.4.2 Urban Design Guidelines
The urban design guidelines are intended to assist in the interpretation and
implementation of development proposals for the Courtice Highway 2 Corridor
and Main Central Area (Attachment 3). Elements of the guidelines include
strategies to:
· Create distinct identity for Courtice through the development of gateways,
markers, interpretive locations, entrance treatments, signage 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
. Provide consistency and evolve over time
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5.0 CONCLUSIONS
As the purpose of this report is to satisfy the requirements for the Public Meeting
under the Planning Act, and taking into consideration all of the comments
received, it is respectfully requested that this report be referred back to Staff for
further processing and the preparation of a subsequent report.
Attachl1)ents:
Attachment 1 - List of Technical and Steering Committee Members
Attachment 2 - Proposed Amendment to the Clarington Official Plan
Attachment 3 - Proposed Urban Design Guidelines (Forwarded under separate cover)
Attachment 4 - Interested parties to be notified of Council and committee's decision
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T(905)623-3379 F(905)623-6506
62)
ATTACHMENT 1
COURTICE HIGHWAY 2 CORRIDOR STUDY
STUDY COMMITTEE MEMBER LISTING
Mr. Jim Schell
Regional Councillor
The Municipality of Clarington
Ms. Jane Rowe
Local Councillor
The Municipality of Clarington
Ms. Bin Newell
Manager. Community Planning
The Municipality of Clarington
Mr. Richard Holy
Planner, Community Planning Branch
The Municipality of Clarington
Mr. Ed Lisinki
Engineering Coordinator,
Engineering Department
The Municipality of Clarington
Mr. Gene Chartier
Manager of Transportation
Durham Region Public Works Department
Mr. Jeff Brooks
Senior Planner, Durham Planning
Durham Region Planning
Ms. Lisa Backus
Planning Enforcement Officer
Central Lake Ontario Conservation
Mr. Derek Baird
Resident
Mr. Ian Smith
Courtice Business Association
Remax Ability Real Estate Ltd.
Mr. Marcel Provenzano
Remax Ability Real Estate Ltd.
Mr. Robert Cook
Resident
Mr. Paul Wylie
Resident
Cecil Adema
Resident
Mr. George Gouldburn
Resident
622
COURTICE HIGHWAY 2 CORRIDOR STUDY
TECHNICAL COMMITTEE MEMBER LISTING
Ms. Bin Newell
Manager, Community Planning
The Municipality of Clarington
Mr. Ed Lisinki
Engineering Coordinator,
Engineering Department
The Municipality of Clarington
Mr. Richard Holy
Planner, Community Planning Branch
The Municipality of Clarington
Mr. Gene Chartier
Manager of Transportation
Durham Region Public Works Department
Mr. Jeff Brooks
Senior Planner, Durham Planning
Durham Region Planning
Ms. Lisa Backus
Planning Enforcement Officer
Central Lake Ontario Conservation
623
ATTACHMENT 2
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AMENDMENT NO. 24
TO THE CLARINGTON OFFICIAL PLAN
PURPOSE:
The purpose of this amendment is to incorporate a new Secondary Plan
entitled "Courtice King Street/Main Central Area Secondary Plan" in the
Clarington Official Plan.
BASIS:
The basis of this amendment are as follows:
1, The control and responsibility for Courtice King Street was given
to the Region 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 mainstreet;
2. Transportation land use, built form and urban design issues
relating to the Courtice King Street Corridor are generally
identified in the Official Plans of the Durham Region and the
Municipality of Clarington. Further study is required to define
these issues;
3, Durham Region is preparing a Transportation Master Plan,
Concurrently, Clarington is conducting a Transportation and
Traffic Study for Courtice King Street. Both of these studies are
examining the function and operation of this street and, as such,
these studies form an integral component of the Secondary Plan
process;
4. Land use, including commercial floor space, built form and urban
design issues relating to the Main Central Area, have been
identified in the Official Plans of the Durham Region and the
Municipality of Clarington;
5, The Secondary Pian 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.
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Amendment No. 24
Page 2
.
2. By amending Map A2-Land Use Courtice Urban Area as shown
on Schedule "A",
3. By incorporating the following as "Courtice King Street/Main
Central Area Secondary Plan" in Part VI of the Official Plan.
1.0 Introduction
The poiicies, designations and/or maps are provided for the following two
areas which make up the Courtice King Street/Main Central Area:
1,1 Courtice King Street Corridor extending from Farewell Creek in
the west to Courtice Road in the east, comprising 17 hectares.
This is an area of mixed uses consisting of commercial and
residential development Council has recognized the intensification
potential of the Courtice King Street Corridor to create a Main
Street that will provide a distinct identity for the community,
building on the small town character of Courtice,
1.2 The Courtice Main Central Area comprises approximately 13.54
hectares of land on the south wide of the Courtice King Street
Corridor bounded by Trulls Road, Maplefield Drive and
Sandringham Drive. 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.
The purpose of this Secondary Plan is to establish goals, objectives and
poiicies to guide the development to:
1, Provide a consistent approach to the Courtice King Street
streetscape features in developing a distinct identity for Courtice;
2, Provide for the intensification of land uses along Courtice King
Street that will change the focus of the Corridor from being
automotive dominate to a pedestrian friendly street while
maintaining traffic capacity; and
3. To create a framework for the development of the Main Central
Area into the main focal point of activity, interest and identity for
Courtice.
2.0 Goals
2.1 To estabiish Courtice King Street as a "main street" for Courtice
that creates 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 a regional
arterial road;
2,2 To establish the Courtice King Street as an intensive mixed use
area that can redevelop over time, in accordance with
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Amendment No. 24
Page 3
comprehensive urban design guidelines and consistent
streetscape features;
2,3 To establish the Main Central Area as a strong and vibrant focal
point of activity for the residents of Courtice. Vibrant shopping
areas, a range of housing and strategic links with community
facilities will be developed to encourage pedestrian activities;
2.4 To establish the physical framework through the creation of a
system of streets and public spaces within the Main Central Area.
This framework will facilitate the ongoing intensification of the
development in the future; and
2.5 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 Secondary Plan area.
3.0 Obiectives
3,1 Courtice Kina street Corridor
3,1,1 To manage in an appropriate manner the access to Courtice King
Street to increase the level of safety, for both the pedestrian and
motorist, and to maintain the traffic capacity;
3,1,2 To provide for development at higher intensities than the adjacent
residential neighbourhoods, to foster animation and activity and
maximize accessibility to public transit along the Courtice King
Street Corridor,
3,1,3 To encourage the consolidation of properties to allow for the
redevelopment for more intensive uses.
3.2 Main Central Area
3.2.1 To establish the MCA as a strong and vibrant focal point of activity
for the residents of Courtice. Vibrant shopping areas, a range of
housing and strategic links with community facilities will be
developed to encourage pedestrian activities;
3,2.2 To provide a full range of uses, including retail commercial,
community facilities, employment and residential opportunities to
foster a good live/work relationship;
3.2,3 To establish the physical framework through the creation of a
system of streets and public spaces and linkages within the MCA;
3,2.4 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 Main Central Area;
3.2.5 To ensure that development occurs in a sustainable fashion, with
a maximum emphasis on the integration of land uses, compact
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Amendment No. 24
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urban form, and the implementation of public transportation
initiatives; and
3,2.6 To develop a pedestrian system that encourages safe circulation
and bicycle movement within the MCA and which provides safe
and convenient movements to adjacent residential communities,
the extensive valley system, adjacent community facilities and
other sectors of the Courtice Urban Area.
4.0 General Policies - Courtice Kin!:! Street/Main Central Area
4,1 The land use designations for the Courtice King Street Corridor
and MCA are shown on Map A of this Secondary Plan.
4.2 The planned population for the MCA is 600 people,
4,3 The Municipality, in co-operation with the Region and local
businesses, will:
. undertake streetscape improvements in accordance with
the Urban Design Guidelines prepared for the Secondary
Plan Area;
. encourage co-ordination of signage;
. establish a linear walking/bicycling trail that will integrate
the various uses in the Main Central Area; and
. develop a distinct identity for the Secondary Plan Area.
4.4 The Urban Design Guidelines prepared for the Secondary Plan
Area are intended to assist in the interpretation and
implementation of development proposed for the Courtice King
Street Corridor and Main Central Area. They will provide
guidelines for the evaluation of development proposals at the site
plan approval stage.
4,5 The Guidelines are contained is a separate document entitled
"Courtice King Street Corridor/Main Central Area Urban Design
Guidelines". They may be reviewed from time to time and revised
without amendment to the Official Plan, provided they conform to
the intent of this Secondary Plan,
5.0 Hiqhwav Transformation Policies - Courtice Kinq Street
5,1 Courtice King Street Corridor shall be developed as an urban
activity corridor that facilitates and encourages multiple
transportation modes that include cars, transit, pedestrians, and
bicycles;
5,2 Gateways shall be developed along Courtice King Street from
Farewell Creek to Courtice Road. These gateways, strategically
located at key areas along Courtice King Street, will increase the
awareness of the former rural heritage of Courtice, The proposed
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Amendment No. 24
Page 5
design and specific location of each of these gateways is detailed
in the Urban Design Guidelines.
5,3 To ensure the development of buildings that are street-related, a
minimum front yard setback for all buildings in the Courtice King
Street Corridor shall be detailed in the implementing Zoning-by-
law. The Urban Design Guidelines contain some suggested "build-
to" lines.
5.4 Access management is critical for traffic safety and to maintain
traffic capacity, Access to Courtice King Street will be permitted in
accordance with the provisions of Section 19.5 of the Official Plan,
All development proposals shall be encouraged to reduce the
number of accesses to Courtice King Street in accordance with
the Access Management Plan that is incorporated in the Urban
Design Guidelines. In addition rear lane accesses shall be
required in certain locations where the depth of the lot permits.
5.5 Parking areas shail be located, wherever possible, underneath or
behind the front facades of buildings.
5.6 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 King Street and is included in the Urban Design
Guidelines, This Streetscape Program divides Courtice King
Street into four segments, The Central and Core segments are in
the Secondary Plan Area:
. West Townline to Farewell Creek
. Central: Farewell Creek to Courtice Road
. Core: Highway 2 at the Main Central Area
. East Courtice Road to Hancock Road.
5,7 The Streetscape Program identifies the 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;
. signage and the development of a distinct logo.
5.8 The Streetscape Program shall be implemented during the
consideration of planning applications, during road reconstruction
and through annual budget considerations.
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Amendment No. 24 Page 6
6.0 land Use Policies - Courtice Kinfl Street Corridor
6,1 Local Central Area
6,1,1 A local Central Area is designated in the vicinity of Prestonvale
Road and Courtice King Street in Map A, This designation
recognizes the existing commercial and residential uses and
permits the intensification of those uses.
6,1.2 Permitted Uses within the local Central Area include:
. 2000 square metres of retail and personal service uses;
. mixed use developments that include an office component;
. 1000 square metres of office space;
. medium density with 25 residential units
. community uses
6.1.3 In the redevelopment of lands in the Local Central Area, the
Municipality will:
. encourage the consoiidation of smaller land parcels;
. require the consolidation of accesses to Courtice King Street;
. require the preparation of comprehensive redevelopment
plans where necessary;
. encourage joint parking arrangements; and
. require that stormwater management be considered on a
comprehensive basis.
6.2 Medium Densitv Residential
6,2,1 Permitted uses include:
. net density (units per hectare) permitted is 31-80 units
. predominant housing forms shall be Townhouses,
TripleX/Quadruplex, Low Rise Apartments, Mixed Use
Developments that may include appropriate non-residential
components.
6.2,2 In the redevelopment of these lands, the Municipality shall:
. encourage the consolidation of smaller land parcels to
implement more intensive development;
. require the consolidation of accesses to Courtice King Street;
. require a comprehensive redevelopment plan that would ad-
dress joint issues such as servicing accesses, and parking, for
the specific area of Medium Density prior to the consideration
of the first redevelopment application; and
. require that storm water management be addressed in a
comprehensive manner,
6.3 Office
6.3.1 Permitted uses Include:
. comm,unication tower;
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Amendment No. 24 Page 7
. a corporate office building to a maximum height of 6 storeys;
. limited personal service uses such as a financial institution or
restaurant within the corporate office structure.
6.4 Parks and Open Space
6.4,1 In the northwest corner of Courtice King Street and Trulls Road
the following uses are permitted:
. interpretative information kiosk providing information on the
rural heritage of Courtice and Black Creek
. interpretative trail linkages
. community facilities
6.5 Special Mixed Use
6,5.1 Permitted uses include:
. institutional uses;
. medium density residential uses;
. offices;
. restaurant (no fast food or drive-through);
. limited retail in type and scale;
. personal service uses;
. financial institutions (no drive-through);
. hotel with convention/meeting facility.
6.5,2 In the consideration of development applications for the
redevelopment of the Special Mixed Use area, the Municipality
shall:
. permit uses that complement the retail and personal service
uses permitted in the MCA;
. encourage the preservation, renovation and reuse of the
existing residential dwellings;
. encourage the consolidation of smaller land parcels to
implement more intensive development;
. require the consolidation of accesses to King Street
. require the preparation of a comprehensive development plan
prior to the consideration of the first redevelopment
application; and
. require that stormwater management be addressed in the
comprehensive deveiopment plan.
6.5.3 Development and redevelopment may be permitted within 5
metres to the defined top-of-bank of Black Creek provided
provision is made for public access and connection to a valleyland
traii system, Environmental Protection lands shall be dedicated to
the Municipality.
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Amendment No. 24 Page 8
6.5.4 Notwithstanding the above, non-residential uses shall not proceed
within the Special Mixed Use designation until 5,000 m2 of retail
commercial development have occurred within the Main Central
Area.
7.0 Land Use Policies - Main Central Area
The lands designated within the MCA are shown on Map A.
7,1 Retail Commercial
7,1,1 Lands designated Retail Commercial in the northwest portion of
the MCA are intended to provide the main concentration of the
retail commercial uses, This area shall not be permitted to develop
as a strip commercial piaza.
7,1.2 For the lands facing Courtice King Street and Trulls Road, the
development shall generate pedestrian friendly street frontage
through the integration of windows, entrances and other retail
store front provisions, 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 pedestrian environment.
7.1.3 Permitted Uses include:
. 25,000 square metres of retail and personal service uses,
office uses;
. medium to high residential dwelling units equivalent to 100
. residential units; and
. recreational and cultural facilities.
7.1.4 Commercial facilities may be permitted to have limited drive
through components where they can be located away from major
streets,
7.1,5 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
the use of walls, fences, planting and/or other attractive
streetscape elements,
7,1,6 Access to parking and loading facilities shall be established which
will minimize disruption to the pedestrian use of the streets and
interference with adjacent residential area.
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Amendment No. 24 Page 9
7.2 Residential Uses
7.2.1 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
. to minimize use of the private automobile.
7.2,2 A range of housing densities, for a total of 250 new residential
units, are to be provided within the Residential designation in the
MCA, The density will increase from south to north, with the
overall density being appropriate to a Medium Density
designation.
7.2.3 Medium Density Residential
. net density (units per net hectare) shall range from 31-80 units
. the lower range, which couid include small lot singles with a
maximum of two storeys and be accessed from the rear (rear
lanes) are to be located along Sandringham drive and
Maplefield Drive south of Caleche Avenue;
. the remaining area is to develop at a higher density and will
Include townhouses and medium rise apartment buildings with
a maximum of four storeys.
7.2.4 High Density Residential
. net density (units per hectare) shall range from 81-150 units;
. the predominant housing form will be medium rise apartments
with a maximum height of six storeys.
7,2,5 Permitted uses in the High Density Residential designation
include:
. residential dwellings shall be the predominant use permitted
on lands designated Residential on Map A;
. home occupation uses that are compatibie with the
surrounding uses;
. institutional and community uses including social, recreational,
educational and cultural facilities; day care and nursery
facilities; and
. Park and Open Space uses.
7.2.6 Residential proposals should be prepared in accordance with the
Urban Design Guidelines prepared for this Secondary Plan Area.
7,3 Community Facilitv
7,3.1 South of the Retail and Personal Service designation is a
Community Facility designation in recognition of the proposed
municipai Fire Hall, This designation extends to Sandringham
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Amendment No. 24
Page 10
,
Drive to allow the possible location of a facility for community
policing and other community facilities,
7.4 Parks and Open Space System
7.4.1 It is intended that there be ample public spaces within the Main
Central Area to foster a lively environment. The public realm shall
include the following components:
. Civic Square
. Parkette
. Trail/sidewalk System
7.4,2 The civic square is intended to be a focal point of interest, identity
and year round activities for the community. It is an integral part of
the area designated retail and personal services area.
7.4,3 It is intended that there be a small parkette associated with the
Community Facility. Pedestrian access to the parkette should be
designed to ensure complete separation from vehicles accessing
the Fire Hall and/or the Police Station.
7.4.4 A Trail/sidewalk System shall be developed so that the following
features adjacent and within the Main Central Area are linked:
. the elementary school south of Sandringham Drive;
. the Parkette associated with the Community Facility
designated in the MCA;
. the Civic Square;
. the Community Centre and schools located north of Courtice
King Street and the Black Creek.
7.4.5 The sidewalk on the west side of Maplefield Drive shall be
developed with wide sidewalks, decorative trees and planters to
facilitate the function as a trail/sidewalk linkage. Similar treatment
could be considered for the north side of Sandringham Drive.
7.4.6 The Municipality shall generally take cash-in-lieu of parkland for
the purposes of providing additional civic spaces, pocket parks
and/or trails.
8.0 Transportation Policies
8.1 A grid system of public streets will be established in the Courtice
Main Central Area. The proposed transportation network serving
the Main Central Area is shown on Map B,Courtice King Street
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,
633
Amendment No. 24
Page 11
,
8.2 Until ownership is assumed by the Municipality, the development
of the future rights-of-way shall be designed to municipal road
standards and no buildings shall be permitted to encroach upon it.
In order to facilitate the implementation of this policy, the
Municipality shall acquire either ownership of or the right to require
the future transfer of rights-of-way to the Municipality, that the
Municipality considers desirable for the establishment of an
appropriate grid of public streets,
8,3 The Main Central Area is to be the transit hub for Courtice, serving
the interior of the Main Central Areas as well as the Courtice King
Street edge,
9.0 Municipal Services
9,1 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.
9.2 No development will be approved which exceeds the capacities of
municipal services that are or will be available when the
development is occupied.
9.3 The Municipality will work with the landowners and the Region of
Durham to develop a plan for the phasing of extensions to existing
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,
9.4 All comprehensive development plans prepared for portions of the
Secondary Plan Area must provide storm water drainage facilities
that conform to the Official Plan. In addition, storm water
management implementation reports shall be prepared for new
development or redevelopment sites, to the satisfaction of the
Municipality and Conservation Authority prior to the approval of
individual development applications, The storm water
management implementation report shall address specific design,
construction, storm water management and phasing of works
issues.
IMPLEMENTATION:
The provIsions set forth In the Clarington Official Plan, as amended,
regarding the implementation of the Plan, shall apply in regard to this
Amendment.
INTERPRETATION:
The provisions set forth in the Clarington Official Plan, as amended,
regarding the interpretation of the Plan, shall apply in regard to this
Amendment.
634
.
SCHEDULE "A.
AMENDMENT No. 24 TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN,
MAP A2, LAND USE, COURTICE URBAN AREA
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MAPB
CONCEPTUAL STREET GRID SYSTEM
1 - PUBLIC ROADS
2 - PRIVATE ROADS (FUTURE PUBLIC ROADS)
3 - POTENTIAL PRIVATE ROADS (FUTURE PUBLIC ROADS)
COURTICE HIGHWAY 2/
MAIN CENTRAL AREA
SECONDARY PlAN
SEPTEMBER 17, 2001
~~'&~
637
HIGHWAY 2 CORRIDOR STUDY -LIST OF INTERESTED PARTIES
ATTACHMENT 4
Revised September 19. 2001
Mavis Carlton Rick Gay Heather Sessions
LACAC Gay Property Management Gay Property Management
119 Cove Road 97 Athol Street East 97 Athol Street East
Bowmanville, Ontario Oshawa, Ontario Oshawa, Ontario
L1C 3K3 L 1 H 1 J8 L 1 H 1 J8
Stephen Armstrong Darcy Tompkins Troy Shaw
Armstrong Hunter 1628 Highway 2 1630 Highway 2
9251 Yonge Street, Suite 302 Courtlce, Ontario Courtice, Ontario
Richmond Hill, ON L 1 E 2R6 L 1 E 2R6
L4C 9T3
Jim Burr Vincent Baffa Ralph William
1604 Highway 2 Weston ConsultinQ Group Inc, 1635 Highway 2
Courtice, Ontario 201 Millway Avenue, Unit 19 Courtice, Ontario
L 1 E 2S3 Vaughan, Ontario L1 E 2R7
L4K 5K8
Ian A,R. Graham Sue Santoni Nantucket Condominiums
12 Mercer Street Courtice Business Association 2800 Courtice Road
Suite 400 C/O Royal Bank Courtice, Ontario
Toronto, Ontario 1405 Highway # 2 L 1E 2M6
M5V 1H3 Courtice, ON L 1 E 2J6
Debbie Clark Bob Hann Thomas Robinson
Valiant Property Management Valiant Property Management 1617 Highway 2
177 Nonquon Road 177 Nonquon Road Courtice, Ontario
Oshawa, Ontario Oshawa, Ontario L1E 2R7
L 1 G 3S2 L 1 G 3S2
Sheila & Bill Joynson Ms, Lorraine McEwen Bert Scanga
1634 Highway 2 8 Bridal Court 31 Thornbury Street
Courtice, Ontario Courtice, Ontario Courtlce, Ontario
L 1 E 2R6 L 1 E 2B1 L 1E 2C1
Mr. & Mrs, M. Stanisz Mr. & Mrs. Fred Elliot Ms, Margaret Pol man
72 Wade Square 1576 Highway 2 1431 Nash Road
Courtice, Ontario Courtice, Ontario Courtice, Ontario
L 1 E 3E6 L 1 E 2R6 L1 E 2J9
Mr, & Mrs. Sankey Mr. Irwin Beaudrie Mr. & Mrs, Carrigan
49 - 2800 Courtice Road 71 McMann Crescent 2 Granary Lane
Courtice, Ontario Courtice, Ontario Courtice, Ontario
L1 E 2M6 L 1E 2W9 L 1E 2X9
Eber & Vivian Gungner Mr, Paul McArthur Dr, Charles Murphy
2800 Courtice Road 74 Bushford Street Dr. Susan Stephenson
Unit 51 Courtice, Ontario 1556 Highway 2
Courtice, Ontario L1E2X1 Courtice, Ontario
L 1 E 2RC
Mr. & Mrs. Long Mr. Dave Macintosh
Mr. Brian Duffey 2637 Trulls Road S 46 Cabeche Avenue
Theduffeys@sympatico,ca Box C13 Courtice, Ontario
Courtice, Ontario L1 E 3C9
L 1 E 2N3
Diane Westerman Mr. Steve Vesters Brian & Elaine Burr
1707 Highway 2 135 Poolton Crescent 1604 Highway 2
Courtlce, Ontario Courtice, Ontario Courtice, Ontario
L 1E 2R5 L 1 E 2H6 L1 E 2S3
Mr. Frank Mazzotta Mr, Murray Small Mr. Les Jagoda
76 Edgerton Drive 144 George Reynolds Drive 569 Townline Road North
Bowmanville, Ontario Courtice, Ontario Courtice, Ontario
L 1C 4T8 L1 E 2B4 L1 E 2J4
John Town & Hames Tremlax George Jamieson Ms. Leanne Muir
1587 Highway 2 49 McMann Crescent 1675 Highway 2
Courtice, Ontario Courtice, Ontario Courtice, Ontario
L1 E 2H3 L 1 E 2R5
Erica Hobe Bob & Clair DeKort Cathy & Darcy Naveau
40 Brownstone Cres., 1595 Highway 2 1628 Highway 2
Courtice, Ontario Courtice, Ontario Courtice, Ontario
L1 E 2Y1 L 1 E 2R7 L1 E 2R6
Nicola Irwin-Childs Mr. & Mrs. Mark Denney Bill Pearce
Fraser Lee, Alan Lee 40 Daisyfield Dr. 2 Brownstone Cres.
1572 Highway 2 Courtice, Ontario Courtice, Ontario
Courtice, Ontario L 1 E 3E8 L1E2Y2
L 1E 2R6
Mr. David West Mr. & Mrs. Hargrove Mr. Ron Wilson
Mr. Wayne West 232 Sandringham Dr. 265 Kent Street W.
1564 King Street E Courtice, Ontario Lindsay, Ontario
Courtice, Ontario L1 E 2X9 K9V 2Z8
L 1E 2R7
Mr. & Mrs, Marsh Mr. & Mrs. Jones
Harold Westerman 234 Sandringham Dr. 41 Strathallan Dr.
1707 Highway 2 Courtice, Ontario Courtice, Ontario
Courtice, Ontario L1 E 2X9 L1 E 2H2
L 1 E 2R5
Mr. Gordon Heard Ms. Rose Planeta Mr, Jim Boate
18 Jane Avenue 2885 Hancock Road 02 Osgood Gate
Courtice, Ontario Courtice, Ontario Courtice, Ontario
L 1 E 2R6 L1 E 2M2 L 1 E 1V8
Mr. Marcel Provenzano Mr, Dan McLean Ms. Carol Munro
Remax Ability Real Estate Ltd, 15 Stirling Avenue 15 Stirling Avenue
1413 King Street East Courtice, Ontario Courtice, Ontario
Courtice, Ontario L1E1X7 L 1E 1X7
L 1 E 2J6
639
Marion Peters Mr. Robert Cook Elsie Pearce
8611 Enfield Road 1580 Highway # 2 6 Hartsfield Drive
Hampton, Ontario Courtice, Ontario Courtice, Ontario
LOB 1 JO L 1 E 2R6 L1 E 1 M5
Mr. Ted Ellis Kerry Meydam Jeanne Anderson
147 Wilkins Crescent 3828 Trulls Road 1598 Highway 2
Courtice, Ontario Courtice, Ontario Courtice, Ontario
L 1E 3B5 L 1 E 2L3 L1 E 2R6
Gordon Heard D, Naulls Rottner Leslie Fry
Courtice Baptist Church 27 Valleycrest Drive 1630 Highway 2
18 Jane Avenue Courtice, Ontario Courtice, Ontario
Courtice, Ontario L1E 1J2 L 1 E 2R6
L 1 E 2H9
Doreen Kemp Ian Smith James Mailer
c/o Roy Nicols Motors 1413 King Street East 30 Phair Avenue
2728 Courtice Road Courtice, Ontario Courtice, Ontario
Courtice, Ontario L 1 E 2J6 L1E 2W5
L1 E 2M7
Otto Bronerzart Mr. & Mrs. Brown Mr. Tomina
309 Kendalwood Road 8 Avondale Road 2735 Hancock Road
Whitby, Ontario Courtice, Ontario Courtice, Ontario
L 1 N 2G2 L1E 2Z2 L1 E 2M2
Mr. Andrew Scanlon Susanne Westlake Homeowner
49 Hillhurst Crescent 697 Greenbriar Drive 64 Homefield Square
Courtice, Ontario OShawa, Ontario Courtice, Ontario
L1E 2A4 L1G 7J5 L1E 1L1
Mr, John Wilson Erin Blow Bill MacDonald
1421 Highway 2 15 Weaver Street 85 Yorkvllle Drive
Courtice, Ontario Courtice, Ontario Courtice, Ontario
L1 E 2R7 L1E 2X8 L1 E 2A6
Walter Shirchenko John Pavicic Mr. Szirezenko
8 - 2800 Courtice Road 1571 Highway 2 2141 Trulls Road
Courtice, Ontario Courtice, Ontario Courtice, Ontario
L 1 E 2M6 L 1 E 2R8 L1 E 2N2
Mr. & Mrs. Branton Mr. Len Clement Sr. Mr. Les Colvin
21 Jane Avenue 2231 Hancock Road 62 Fox Hunt Trail
Courtice Ontario Courtice, Ontario Courtice, Ontario
L 1 E 2H9 L1 E 2M3 L 1 E 1 E4
Gail Syme Tim Stoop Mr. & Mrs, Stevenson
41 Avondale Road 2 Windham Crescent 148 Townline W.
Courtice, Ontario Courtice, Ontario Oshawa, Ontario
L1 E 2Z1 L 1 E 1Y8 L 1 K 2J6
640
Jerry Pannekoek
1715 Highway 2
Courtice, Ontario
L 1 E 2R5
Corrie & Shawn Closs
242 Sand ring ham Drive
Courtice, Ontario
L1 E 2X9
A. Dally
1584 Highway 2
Courtice, Ontario
L1 E 2R7
Jim Cochran & Lucia Kzanuski
2875 Trulls Road
Courtice, Ontario
L1 E 2N4
Laine Kunath
5 Caleche Avenue
Courtice, Ontario
L 1E 3A3
Dorothy & Bruce Ansell
16 Avondale Drive
Courtice, Ontario
L 1 E 2Z2
Andrew Stenhouse
37 Caleche Avenue
Courtice, Ontario
L 1E 3A9
John Shield
124 Avondale Road
Courtice, Ontario
L1E 3A3
Judl & James McLean
16 Robert Adams Drive
Courtice, Ontario
L 1 E 1V8
Cathy Trevisan
85 Short Crescent
Courtice, Ontario
L1E 2Z6
Mark & Kelly Smigielski
58 McMann Crescent
Courtice, Ontario
L 1 E 2H3
Gail Scott
61 Townline Road South
Courtice, Ontario
L 1 E 2J1
David & Jacque Ova
47 Caleche Avenue
Courtice, Ontario
L 1E 3C9
Henny & Gail Hartgers
1717 Highway 2
Courtice, Ontario
L1 E 2R5
Mr. & Mrs, Erdible
7 Caleche Avenue
Courtice Ontario
L 1E 3A3
Mr. & Mr. Gouldburn
1721 Highway 2
Courtice, Ontario
L 1 E 2R4
Libby Racansky
3200 Hancock Road
Courtlce, Ontario
L 1E 2M1
Joyce O'Connell
1 Cecil Found Crescent
Courtlce, Ontario
L1E2V9
Don Crossey
305 Sandringharn Drive
Courtice, Ontario
L 1 E 3A7
Glenn Turney
1602 Highway 2
Courtice, Ontario
L1 E 2R6
Mr, & Mrs. Stamp
45 Caleche Avenue
Courtice, Ontario
L 1E 3A9
David Sclberras
16 Brownstone
Courtice, Ontario
L 1E 2Y1
Michel Madore
15 Caleche Avenue
Courtice, Ontario
L1E3A3
Ed Poulley
12 Caleche Avenue
Courtice, Ontario
L1E3A3
Dave & Sandy White
2591 Trulls Road
Courtice, Ontario
L 1 E 2N3
Andrew Negenman
39 Caleche Ave
Courtice, Ontario
L 1 E 3C9
Rob Plaice
32 Brownstone Cr"
Courtice, Ontario
L1 E 2Y1
Shawn Clarke
35 Caleche Avenue
Courtice, Ontario
L1 E 3A9
Rick Neddow
309 Sandringham
Courtice, Ontario
L1 E 3A7
Andrew McKnight
315 Sandringham
Courtice, Ontario
L 1 E 3A7
641
Rick Fedorowicz
43 Caleche Avenue
Courtice, Ontario
L1E3A9
Colleen Webb
11 Caleche Avenue
Courtice, Ontario
L 1E 3A3
R.J, Cook
1580 Highway 2
Whitby, Ontario
L 1 E 2E6
Gina Clarke
135 Avondale Drive
Courtice, Ontario
L1E 3A3
Tony Rubino
Tunney Planning Inc.
340 Byron Street S,
Suite 200
Whitby, ON L 1N 4P8
Gordon Rund
1615 Highway 2
Courtice, Ontario
L 1 E 2R?
j
Brian Errey
42 Caleche Avenue
Courtice. Ontario
L 1E 3A9
M. Bowman
19 Caleche Avenue
Courtice, Ontario
L1 E 3A3
Stan & Alice Hoy
2629 Trulls Road
Courtice, Ontairo
L 1 E 2N3
Bryce Jordan
G.M, Sernas & Assoc. Ltd. .
110 Scotia Court, Unit 41
Whitby, Ontario
L 1 N 8Y?
Homeowners
2832 Courtice Road
Courtice, Ontario
L 1 E 2M6
G. Regan
1798 Highway 2
Courtice, Ontario
L 1 E 2M5
Mary Aker
93 Avondale Drive
Courtice, Ontario
L1E 2X5
First-Tech Mechanical Ltd.
& Maria Wulczyn
c/o Zeppieri & Associates
851 Wilson Avenue
Toronto, ON M3K 1 E6
Percy Napper
33 Kennedy Drive
Courtice, Ontario
L1 E 2H2
William Bryans
1560 Highway 2
Courtice, Ontario
L 1 E 2R6
642