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Staff Report
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Report To: Planning and Development Committee
Date of Meeting: October 26, 2020 Report Number: PSD-045-20
Submitted By:
Reviewed By:
File Number:
Report Subject:
Faye Langmaid, Acting Director of Planning and Development Services
Andrew C. Allison, CAO
ZBA 2020-0008
Resolution#: PD-170-20
By-law Number:
Removal of Holding (H) for three commercial properties located at 1556,
1560 and 1564 Highway 2, Courtice
Recommendations:
1. That Report PSD-045-20 be received;
2. That the By-law attached to Report PSD-045-20, as Attachment 1, be approved as it
meets the policies of the Official Plan; and
3. That all interested parties listed in Report PSD-045-20 and any delegations be
advised of Council's decision.
Municipality of Clarington
Report PSD-045-20
Report Overview
Page 2
Initiated by the Municipality, this report is recommending removal of the Holding (H) symbol
from commercial properties known as 1556, 1560 and 1564 Highway 2 in Courtice. These
properties received Site Plan Approval in 2019, to fulfil a requirement of the Courtice Main
Street Zoning By-law, approved in 2018.
1. Background
1.1 Owners: Connie Tang, Jim Bryans and Tomiah Holdings Inc.
1.2 Proposal: Removal of Holding (H) Symbol from "Holding -Mixed
Use Commercial Exception ((H)MU1-1) Zone" to
"Mixed Use Commercial Exception (MU1-1) Zone"
1.3 Locations (respectively): 1556, 1560 and 1564 Highway 2, Courtice
1.4 Roll Numbers (respectively)
1.5 Within Built Boundary:
2. Background
1817-010-060-12600, 1817-010-060-12700 and
1817-010-060-12800
Yes
2.1 The properties located at 1556, 1560 and 1564 Highway 2 in Courtice (Figure 1 below)
have operated as commercial businesses for many years without formal recognition in
the Zoning By-law. In 1999, the owners of each of these three properties had made
Zoning By-law amendment applications to legalize their businesses. At the time, the
Municipality was initiating a study of the Highway 2 corridor through Courtice.
2.2 Council will recall that an initial study was carried out in the early 2000's but not
adopted; later the Courtice Main Street Secondary Plan was completed and adopted in
2013. The corresponding zoning bylaw was approved in 2018. The subject properties
were given an exception zone through the Courtice Main Street Zoning By-law that
permits the existing uses on the properties while allowing for the future redevelopment
of these properties with additional uses and higher densities in accordance with the new
Commercial Mixed Use Zone regulations.
Municipality of Clarington
Report PSD-045-20
Figure 1: Key Map identifying 1556 to 1564 Highway 2, Courtice
Page 3
2.3 The approved Secondary Plan and Zoning By-law for the Courtice Main Street area
required site plan approval be obtained for each of the three properties to recognize the
existing uses. Once site plan approval was granted, the Holding (H) symbol could be
removed from the zoning. No additions or expansions to the existing commercial
buildings (Figure 2) are permitted. These three properties are permitted to continue to
be used as they exist or to redevelop as regulated by the Courtice Main Street Zoning
By-law. The intent of the Courtice Main Street Zoning By-law is to provide the
regulations for future redevelopment of this precinct of the Highway 2 corridor into a fully
urbanized mixed use area with four storey buildings.
Municipality of Clarington
Report PSD-045-20
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Page 4
Figure 2: Existing commercial properties at 1556 to 1564 Highway 2, Courtice
3. Staff Comments
3.1 The Holding (H) symbol is a provision enabled by the Official Plan to ensure that certain
obligations have been considered prior to specific uses or continuation of specific uses,
development or redevelopment of lands. This includes Site Plan Approval being
granted for the subject properties to recognize the existing commercial uses.
3.2 The subject properties are zoned "Holding -Mixed Use Commercial Exception ((H)MU1-
1) Zone". Council must be satisfied that the provisions of the Official Plan are met prior
to removing the Holding symbol. The properties have each received Site Plan Approval
from the Municipality in 2019 and Staff have no concerns with lifting the `H' symbol.
Municipality of Clarington Page 5
Report PSD-045-20
3.3 The existing businesses were required to submit for a "plans -only" Site Plan approval to
acknowledge the current limits of development on their respective properties. Since no
expansions to the existing buildings are proposed or permitted, no site improvements
were required at this time. When these properties are redeveloped in the future to
conform with the Courtice Main Street Secondary Plan (higher density and increased
uses), additional development standards will apply. This will include the future
dedication of hazard lands associated with the Black Creek valley along the northern
edge of these properties.
4. Concurrence
4.1 Not Applicable.
5. Conclusion
5.1 In consideration of the comments noted above, approval of the removal of the "Holding
H)" symbol, as shown on the attached By-law and schedule (Attachment 1) is
recommended.
Staff Contact: Paul Wirch, Senior Planner, 905-623-3379 ext. 2418 or pwirch(a�clarington.net.
Attachments:
Attachment 1 -Zoning By-law Amendment to Remove 'H' Symbol
Interested Parties:
The following interested parties will be notified of Council's decision:
Connie Tang
Jim Bryans
Tomiah Holdings Inc.
Attachment 1
to PSD-045-20
Attachment 2 to Report PSD-045-20
The Corporation of the Municipality of Clarington
By-law Number 2020-
being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for the
Corporation of the Municipality of Clarington
Whereas the Council of the Corporation of the Municipality of Clarington deems it advisable to
amend By-law 84-63, as amended, of the Corporation of the Municipality of Clarington to permit
the continued commercial use of properties located at 1556, 1560 and 1564 Highway 2 in
Courtice (ZBA 2020-0008);
Now Therefore Be It Resolved That the Council of the Corporation of the Municipality of
Clarington enacts as follows:
1. Schedule 'A" (Courtice)" to By-law 84-63, as amended, is hereby further amended by
changing the zone designation from:
"Holding — Commercial Mixed Use Exception ((H)MU1-1) Zone" to "Commercial Mixed
Use Exception (MU1-1) Zone";
as illustrated on the attached Schedule "A" hereto.
2. Schedule "A" attached hereto shall form part of the By-law.
3. This By-law shall come into effect on the date of passing hereof, subject to the
provisions of Sections 34 and 36 of the Planning Act.
By -Law passed in open session this day of , 2020
Adrian Foster, Mayor
C. Anne Greentree, Municipal Clerk
C:\Program Files\eSCRIBE\TEMP\8542966299\8542966299... Attachment 2 to Report PSD-045-20.docx
Attachment 2 to Report PSD-045-20
This is Schedule "A" to By-law 2020- passed this day of , 2020 A.D.
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Courtice - ZBA 2020-0008 • Schedule 4
Adrian Foster, Mayor C. Anne Greentree, Municipal Clerk
CAProgram Files\eSCRIBE\TEMP\8542966299\8542966299,,,Attachment 2 to Report PSD-045-20.docx