Courtice Main Street

Transcription

Courtice Main Street
Master Development Plan Report
Prepared by:
In collaboration with:
For:
The Municipality of Clarington
Planning Services Department
August 31, 2010
LIST OF REFERENCES
Joseph Bogdan Associates (2010). Courtice Main Street Study: Issues Review Paper
Metrolinx (2009). 25-Year Plan for Regional Rapid Transit and Highway Improvements. Toronto
Region of Durham (2008). Regional Cycling Plan Study - Durham, ON
(2006) Places to Grow Better Choices. Brighter Futures. Growth Plan for the Greater Golden Hourseshoe. Ontario, Ministry of
Public Infrastructure Renewal
(2007) Official Plan – Municipality of Clarington
(2008) Durham Regional Official Plan
TABLE OF CONTENTS
1.0
1.1
1.2
1.3
1.4
1.5
2.0
2.1
2.2
3.0
3.1
3.2
4.0
5.0
5.1
5.2
5.3
5.4
5.5
5.6
6.0
6.1
6.2
6.3
6.4
6.5
7.0
PROJECT OVERVIEW...........................................................................................................................................................................1
Introduction
1
Courtice Study Area Profile
2
Historical Context of Courtice Main Street
4
Intensification, Growth Implications for Courtice
5
Infrastructure and Services Context
7
KEY OPPORTUNITIES AND CHALLENGES ............................................................................................................................................ 10
Opportunities
10
Challenges
10
URBAN DESIGN FRAMEWORK-EMERGING PRINCIPLES ...................................................................................................................... 12
Establishing a Vision
12
Development Principles for Consideration
12
PUBLIC RESPONSE ............................................................................................................................................................................ 13
PROPOSED DEVELOPMENT PLAN ...................................................................................................................................................... 17
Development Plan Concept
17
Precincts and Land use
18
Streets and Transportation Issues
25
Open Space, Pedestrian Pathways and Trails
27
Built Form
28
Phasing
31
URBAN DESIGN GUIDELINES ............................................................................................................................................................. 34
Urban Design Objectives and Principles
34
Purpose and Structure of the Guidelines
35
Site Planning and Built Form Guidelines
36
Open Space, Natural Heritage and Trails
50
Streetscaping and Gateways
55
CONCLUSION ................................................................................................................................................................................... 64
TABLE OF FIGURES
Figure 1.1: Study Area .................................................................................................................................................................................1
Figure 1.2: Commercial Plaza in Courtice West Gateway Precinct .................................................................................................................2
Figure 1.3: New Development in Courtice West Gateway Precinct ................................................................................................................2
Figure 1.4: Central Courtice Conversion of Residential Dwellings to Commercial Uses ...................................................................................3
Figure 1.5: Existing Dwelling in Courtice East Gateway Precinct ....................................................................................................................3
Figure 1.6: Historical Map of Courtice as it Existed in 1878 ...........................................................................................................................4
Figure 1.7: Current Zoning Allocations ........................................................................................................................................................5
Figure 1.8: Courtice Waste Water ................................................................................................................................................................8
Figure 1.9: Regional Cycling Plan (excerpt), Durham Regional Planning Department .....................................................................................9
Figure 2.1: Reference to the ‘OPPORTUNITIES AND CONSTRAINTS: URBAN DESIGN FRAMEWORK” Map in the Issues and Review paper ..... 11
Figure 4.1: Group Working Session ............................................................................................................................................................ 13
Figure 4.2: Group Working Session ............................................................................................................................................................ 13
Figure 4.3: Image used at the Public Workshop in February 2010 ............................................................................................................... 14
Figure 4.4: Images used at the Public Workshop in February 2010 .............................................................................................................. 16
Figure 5.1: Final Concept Master Plan ........................................................................................................................................................ 19
Figure 5.2: Land Use Plan .......................................................................................................................................................................... 20
Figure 5.3: Precinct Location Plan .............................................................................................................................................................. 21
Figure 5.4: Aerial View of Courtice West Gateway Precinct (Refer to “Land Use and Precincts” in Appendix A) ............................................ 22
Figure 5.5: Aerial View of Black Creek Mixed Use Precinct (Refer to “Land Use and Precincts” in Appendix A) ............................................. 22
Figure 5.6: Aerial View of Courtice Town Centre Precinct (Refer to “Land Use and Precincts” in Appendix A) ............................................... 23
Figure 5.7: Aerial View of Courtice East Gateway Precinct (Refer to “Land Use and Precincts” in Appendix A).............................................. 24
Figure 5.8: Existing section through the Black Creek Mixed Use Precinct showing the current Highway 2 scenario ....................................... 26
Figure 5.9: Proposed section through the Black Creek Mixed Use Precinct in the Interim Phase with a median ............................................ 26
Figure 5.10: Proposed section through the Black Creek Mixed Use Precinct in the Future Master Plan Phase with an 8m Transit lane .......... 26
Figure 5.11: Built Form, Gateways and Views Map
30
Figure 5.12: Interim Plan: 2010-2020
33
Figure 6.1: Attractive built form reinforces street edge .............................................................................................................................. 34
Figure 6.2: Landscaping to create pedestrian friendly environment ............................................................................................................ 34
TABLE OF FIGURES Cont'd.
Figure 6.3: Retail environment with pedestrian friendly street edge ........................................................................................................... 34
Figure 6.4: Streetscape Improvements for transit, walking and cycling ....................................................................................................... 36
Figure 6.5: Wide sidewalks with entrances at building edge ....................................................................................................................... 37
Figure 6.6: Building corner or entrances facing street ................................................................................................................................. 38
Figure 6.7: Example of parking structure with retail at grade ...................................................................................................................... 38
Figure 6.8: Typical Parking Condition ......................................................................................................................................................... 39
Figure 6.9: Example of servicing and loading .............................................................................................................................................. 39
Figure 6.10: Defined signage band ............................................................................................................................................................. 40
Figure 6.11: Cut out letter signage ............................................................................................................................................................. 40
Figure 6.12: Mixed use reinforcing pedestrian environment ....................................................................................................................... 41
Figure 6.13: Building addressing corner ..................................................................................................................................................... 42
Figure 6.14: Higher building with a podium base ........................................................................................................................................ 44
Figure 6.15: Mixed Use building at corner location ..................................................................................................................................... 44
Figure 6.16: Architecture of residential façade creates visually interesting streetscape ............................................................................... 45
Figure 6.17: Articulation of entrances and windows creating unified facade ............................................................................................... 45
Figure 6.18: Example of stacked townhousing ............................................................................................................................................ 46
Figure 6.19: Recessed attached garage integrated with house design ......................................................................................................... 46
Figure 6.20: Grade related units in multi-storey building ............................................................................................................................ 47
Figure 6.21: Example of small urban plaza ................................................................................................................................................. 48
Figure 6.22: Corner building design to frame plaza ..................................................................................................................................... 48
Figure 6.23: Main entrances accessed from internal pedestrian way........................................................................................................... 49
Figure 6.24: Possibility of sidewalk activity attached to small commercial uses ........................................................................................... 49
Figure 6.25: Architectural elements to promote pedestrian comfort........................................................................................................... 50
Figure 6.26: Access from parking lots in the interior of lots to be safe and comfortable and entrances to buildings to be easily visible ......... 50
Figure 6.27: View of Farewell Creek ........................................................................................................................................................... 51
Figure 6.28: View of Farewell Creek and Black Creek valleys ....................................................................................................................... 51
Figure 6.29: Example of valleyland parkettes and trail links ........................................................................................................................ 51
Figure 6.30: Example of a small parkette.................................................................................................................................................... 52
TABLE OF FIGURES Cont'd.
Figure 6.31: Example of a small urban plaza ............................................................................................................................................... 52
Figure 6.32: View of Farewell Creek trail .................................................................................................................................................... 53
Figure 6.33: Farewell Creek Trail ................................................................................................................................................................ 53
Figure 6.34: View of Millennium Trail ........................................................................................................................................................ 54
Figure 6.35: Community-oriented, pedestrian friendly, attractive street edge............................................................................................. 55
Figure 6.36: Gateway feature at intersection ............................................................................................................................................. 56
Figure 6.37: Gateway treatments with built form enhance intersections .................................................................................................... 56
Figure 6.38: Example of animated streetscape ........................................................................................................................................... 57
Figure 6.39: Example of animated streetscape ........................................................................................................................................... 57
Figure 6.40: Plan of proposed right-of-way ................................................................................................................................................ 58
Figure 6.41: Section through proposed right-of-way ................................................................................................................................... 59
Figure 6.42: Landscaped strips with trees providing shade ......................................................................................................................... 60
Figure 6.43: Continuous tree planting along the sidewalk ........................................................................................................................... 60
Figure 6.44: Street furniture for comfortable clustering.............................................................................................................................. 61
Figure 6.45: Example of street light with banners....................................................................................................................................... 61
Figure 6.46: Example of a gateway building ............................................................................................................................................... 62
Figure 6.47: Example of a gateway building ............................................................................................................................................... 62
Figure 6.48: Example of Gateway feature .................................................................................................................................................. 63
Figure 6.49: Existing Courtice gateway feature ........................................................................................................................................... 63
1.0
1.1
PROJECT OVERVIEW
INTRODUCTION
The Courtice Main Street Study is one of three Special Projects
being undertaken as part of the Municipality of Clarington’s
Official Plan Review. The Study is linked thematically to the
Intensification and Growth Management Studies, two
component studies of the Review process undertaken by Dillon
Consulting Limited.
The Courtice Main Street Study Area extends the full length of
Durham Highway 2 (referred to as “Highway 2” or “Courtice
Main Street”) from Townline Road to the proposed future 407
East Link highway interchange east of Hancock Road. The Study
Area also includes the Courtice Town Centre site, which is a
large parcel of mostly vacant land at the south-east quadrant of
Durham Highway 2 and Trulls Road.
Figure 1.1: Study Area
Courtice Main Street Master Development Plan Report – August 2010
Page 1
In 2001, a study was completed for the Town Centre site and a
limited portion of Durham Highway 2, but was not adopted. The
purpose of the current Study is to develop a new vision for the
redevelopment and intensification of the Regional Corridor in
light of recent planning goals toward compact growth. The
Study will result in a Secondary Plan, zoning and urban design
policy. The purpose of this Master Development Plan Report is
to highlight topics that will influence the shape of the Secondary
Plan and policies.
1.2
COURTICE STUDY AREA PROFILE
The Study Area can be separated into four distinct precincts and
defined by two prominent natural features, Farewell Creek and
Black Creek. Each precinct of the Courtice Main Street has its
own unique characteristics, and potential for redevelopment
and public realm improvements that are influenced by physical
features, property configurations, and current and anticipated
land uses.
Figure 1.2: Commercial Plaza in Courtice West Gateway Precinct
1.2.1 West Precinct
The west precinct forms a gateway into Courtice from Oshawa,
and will be referred to as the Courtice West Gateway Precinct. It
is also known as the Courtice West Shopping District, and due to
this as well as its proximity to Oshawa, this area has a strong
opportunity to become a major gateway for both Courtice and
Clarington. Themed streetscaping and landscaping would
improve the image and pedestrian comfort of this area.
Ultimate redevelopment of the large plaza properties into mixed
use sites would be ideal, and would likely occur in the very long
term.
Figure 1.3: New Development in Courtice West Gateway Precinct
Page 2
The east end of the Courtice West Gateway Precinct area has
significant potential for higher density development along the
Farewell Creek valley frontage. Special community streetscape
themes that celebrate the valley as a distinct Courtice asset and
link the area to the next precinct of the Main Street, east of
Prestonvale Road should be considered.
1.2.2 Central West Precinct
The central west precinct is bounded to the north and west by
Black Creek from Prestonvale Road to Courtice Road, and will
thus be referred to as the Black Creek Mixed Use Precinct. It is
primarily residential, with some small businesses in converted
dwellings and neighbourhood plazas. The conversion of
residential to business uses has already begun, indicating that
some mixed uses in this precinct could be planned.
Figure 1.4: Central Courtice Conversion of Residential Dwellings to
Commercial Uses
1.2.3 Central East Precinct
The central east precinct, referred to as the Courtice Town
Centre Precinct, is the site of the proposed Town Centre. This
precinct has the potential for higher density, mixed use
development along Durham Highway 2, with lower scale
development along its edges and the creek that is compatible
with the existing homes. It should be developed with a
distinctive streetscape theme, a central gathering space and
open space connections.
1.2.4 East Precinct
Where they meet, Durham Highway 2 and Courtice Road form
the intersection of two Regional Corridors. This precinct will be
referred to as the Courtice East Gateway Precinct.
Figure 1.5: Existing Dwelling in Courtice East Gateway Precinct
Page 3
This area should be developed with higher densities and mixed
uses, along with a gateway treatment.
Along the north side of Durham Highway 2, between Hancock
Road and Solina Road, most of the lands have been acquired by
The Ministry of Transportation for a proposed Transitway
station as part of the 407 East Link. An internal local street
network accessed from Courtice Road will be necessary to
provide access to any new development.
1.3
1626, 1678, 1697, 1717, 1719, 1721 and 1922 Durham Highway
2. Although these buildings are not designated under the
Ontario Heritage Act, they have been listed by the Municipality
as having “Heritage Merit”. A policy will be included in the
Secondary Plan that will explore the integration, where
practical, of these dwellings into the redevelopment of
properties.
HISTORICAL CONTEXT OF COURTICE MAIN
STREET
The Courtice area was first settled in 1795 by the Conants and
the Trulls, but the community which was to develop in later
years was named for the Courtices who came from Putford
Bridge in Devonshire, England. Thomas Courtice arrived in
Darlington in 1831, followed by his brothers and their families
in 1833.
Although Courtice lacks an identifiable downtown today, the
intersection of Durham Highway 2 and Courtice Road was once
a vibrant node. Formerly identified as Short’s Corners, the
intersection was populated throughout the mid-1800s with
George Short’s blacksmith shop, A.F. Rundles’ Market, James
Courtice’s carpenter shop, the Post Office, the old Methodist
Church and the Courtice Cheese Factory. When Highway 2 was
widened from two to five lanes in 1988, however, the historic
buildings that made up Short’s Corners were torn down, leaving
Courtice without a town centre.
In an effort to recognize Courtice’s remaining history, eight
buildings within the Courtice Main Street Area were identified
as being of interest by the Clarington Heritage Committee: 1586,
Figure 1.6: Historical Map of Courtice as it Existed in 1878
Page 4
1.4
INTENSIFICATION, GROWTH MANAGEMENT AND
IMPLICATIONS FOR COURTICE
The conformity of the Clarington Official Plan to Provincial and
Regional growth policies will be directed by the outcomes of the
Growth Management and Intensification Studies, two important
components of the Official Plan Review. As a Regional Corridor
and Centre, the potential for growth and intensification along
the Courtice Main Street will influence, and in turn be
influenced, by the Provincial Growth Plan and related regional
policies.
Figure 1.7: Current Zoning Allocations:
Environmental Protection
Preliminary analyses of Courtice’s projected housing demand
has indicated that intensification of Courtice Main Street is not
necessarily required to meet the overall numerical
intensification target of 6,181 units set by the Region for
Clarington. However, intensification of Courtice Main Street is
seen as a strategic component that creates an integrated
growth pattern for Clarington, responds to high level Provincial
policies and galvanizes the local community’s civic price.
Commercial
Residential
Page 5
The analysis reveals that limited, higher density development
could occur in the shorter term, and that the community would
benefit from other strategies such as enhanced streetscaping
and servicing, which may encourage more development. The
long term vision for redevelopment must plan for higher
densities than Clarington’s current practice, preferably in
development forms that are a mix of lower scale buildings (3 to
6 storeys) with some high density developments (6+ storeys).
Regional Official Plan Amendment (ROPA) 128 sets a logical
approach for an urban structure with an improved urban form,
pedestrian-oriented and transit supportive design that underlies
the Regional targets. These preliminary options illustrate a more
refined planning approach that carefully balances planning for
intensification to meet the increased densities with compatible
built form and protection of the natural environment.
connected to the valleylands through more formal trails and
recreational signage.
1.5
The LTTS identifies Durham Highway 2 as the priority route for
Light Rail Transit (LRT). Within the next twenty years, LRT is
planned for Durham Highway 2, extending from Oshawa to
Courtice Road. The GO Rail Transit Station in south Courtice will
also be a great benefit to the surrounding employment lands
and residential areas.
INFRASTRUCTURE AND SERVICES CONTEXT
The network of open space, roadways and servicing create the
necessary framework for where and how development will
occur.
1.5.1 Open Space
Courtice’s most visible and valued open space features are the
valleylands of Farewell Creek and Black Creek, both of which
have frontage along Durham Highway 2. Future development
along the north side of Durham Highway 2 will be constrained
by the proximity of the valley slope edges and drainage issues;
however, the views of the valley edges and the sloping
topography create excellent opportunities for special
streetscaping and developing a theme of “green links”. There
are numerous parks near the Study Area, which could be better
1.5.2 Transit
There are many policies and projects that call for the transition
to transit-supportive and pedestrian oriented development
along Durham Highway 2.
Regional policies designate Durham Highway 2 as both a Transit
and Cycling Spine, and the Region is completing a Long Term
Transit Strategy (LTTS) and a Transit-Oriented Design Strategy.
The Metrolinx initiatives of GO Transit Rail service to Clarington
(proposed west of Courtice Road at the CPR tracks) and the
proposed 407 East Link Highway and Transitway are all aimed at
improving transit usage in Clarington.
1.5.3 Durham Highway 2 Characteristics
Durham Highway 2 is a Regional Class B Arterial Road with an
ultimate planned right-of-way (ROW) of 36 metres. It is a wide
road that carries significant traffic, but it is also the front door
to many individual residences and businesses, each with
driveway access to the roadway. Residents have expressed
frustration with services and access along Durham Highway 2,
such as restricted turning and snow clearance blocking
driveways.
Page 7
However, as development proceeds, improvements to the
roadway will be made, which should alleviate some of these
concerns.
1.5.4 Municipal Servicing
The Region of Durham advises: “Courtice shares its servicing
capacity with Oshawa, which results in more complex analysis
and recommendations than the other areas of Clarington. For
development to succeed there must be capacity in the system
to support the greater demands of intensification. There are no
current constraints for water supply or sanitary sewers. Most of
the corridor is on private septic systems. Municipal storm
sewers along the Courtice Main Street Study were designed to
provide run-off capacity for the right-of-way. Therefore, the
storm sewers do not have increased capacity for intensification.”
In 2011, the Region will be undertaking a Fiscal Impact Analysis
Study to determine the future capacity needs of the area.
“A current Class Environmental Assessment for a new Courtice
Trunk Sanitary Sewer is evaluating alternative designs, but at
this time, selection of the preferred alternative has not been
identified. This Class Environmental Assessment process is in the
early stages and it is hoped that the selected alignment of the
trunk sanitary sewer will enable the Study Area to develop to its
full potential, to meet new Regional density recommendations
through the provision of full municipal services.”
Figure 1.8: Courtice Waste Water
Page 8
Figure 1.9: Regional Cycling Plan (excerpt), Durham Regional Planning Department
Page 9
2.0 KEY OPPORTUNITIES AND
CHALLENGES
There are many opportunities for the Study Area to become a
more urban and attractive community area. There are also
certain obstacles that may limit change.
2.1
OPPORTUNITIES
The community’s desire for a strong Courtice identity through
improvements to streetscaping, built form, transit, and
infrastructure, and enhancement of the views and access to
Farewell Creek and Black Creek encourages public support for
creating a master plan
All levels of planning policy mandate and support the need
for intensification.
The presence of the creek valleys and Courtice’s prime
location along Durham Highway 2 provide good opportunities
for redevelopment. Some properties are constrained, but
other, larger sites have good development potential.
The designation of Durham Highway 2 as a Regional Corridor
and the Town Centre site as a Regional Centre are strong
justifications for intensification and the eventual provision of
services so that the Study Area can develop to its full
potential and meet the ROPA 128 recommendations.
There are several Provincial and Regional transit initiatives
(GO Transit Rail Station, 407 East Link Transitway, Light Rail
Transit, etc) that, once implemented, will improve the
development potential of the Study Area and adjacent areas
in Courtice.
The Region has committed to undertaking a Fiscal Impact
Analysis Study to determine the capacity of services needed
to meet ROPA 128 and beyond. This indicates that the Region
will be addressing the necessary services to support Regional
growth policies, thereby recognizing the imperative for
services to support future development.
2.2
CHALLENGES
There is community concern that sanitary services will not be
provided to the Courtice Main Street. Residents have
expressed that this issue is critical to ensuring the
development potential and civic pride of the Main Street.
Courtice has enough land to fulfill its projected growth to
2031, which implies that development of the Study Area is
likely to occur in the long term. Planning policy will need
careful consideration to promote development with higher
densities in the Study Area and ensure that the appropriate
amount of intensification occurs in the long term.
Physical property configurations may be too small to
accommodate more intense land use. Planning policy will
need to determine minimum site areas to achieve higher
densities and require land assembly. Land assembly will take
time, thereby slowing potential development. Opportunities
for development lie in the transition of larger commercial
properties, but this may be challenging to achieve.
The lack of municipal services and the uncertainty of the
timing for provision of full services in the future is the most
critical issue influencing the planning for growth and
intensification along the Main Street. However, as noted
above, the Region has committed to undertaking a Fiscal
Impact Analysis Study to determine the service capacities
that will be needed to meet ROPA 128 and beyond.
A detailed analysis of opportunities and constraints across the
entire stretch of the Main Street is dealt with in Section 2 of the
“Courtice Main Street Study Issues Review Report.”
Page 10
Figure 2.1: Reference to the ‘OPPORTUNITIES AND CONSTRAINTS: URBAN DESIGN FRAMEWORK” Map in the Issues and Review paper
Page 11
3.0 URBAN DESIGN FRAMEWORKEMERGING PRINCIPLES
3.1
ESTABLISHING A VISION
Courtice Main Street should become a community hub for
Courtice that provides a broad mix of living, amenity and
mobility choices for its residents and businesses. This can be
achieved through enhancing the streetscape of the Courtice
West Shopping District; planning for the Town Centre site to be
a ‘village-like’ focal area where people live, work and gather;
and through planning for building types and heights that are
denser than what currently exists, but make sensitive transitions
to adjacent neighbourhoods and do not create a corridor of
isolated high rise buildings.
The Main Street already has distinct functions – from retail, to
office, to residential. New development should reinforce the
health of current businesses and create opportunities for new,
small-scale commercial uses to “fill the gaps”.
Recognizing that Durham Highway 2 is an important link across
Clarington, the edge of the Courtice Main Street should be
comfortable and attractive for pedestrians, transit and cars.
With signage and streetscaping, Farewell Creek and Black Creek
can be developed together into a unique Courtice community
theme – “Clarington’s Green Link”.
3.2
DEVELOPMENT PRINCIPLES FOR
CONSIDERATION
Work with the Region to ensure that the sanitary services are
provided along Durham Highway 2. A commitment to
services is of the utmost importance in order for the
Municipality to realistically address ROPA 128’s Urban
Structure and density recommendations.
Plan for the long term with densities and built form that will
be serviced by Municipal infrastructure.
Define distinct precincts or neighbourhoods throughout the
Study Area with built form and public realm policies that
identify and link these areas to create a contiguous Courtice
Main Street.
Design for built form that can be realistically achieved on
existing sites, both in terms of physical constraints and
market viability.
Encourage the immediate/short term redevelopment of
signature sites that can accommodate the higher densities
and mixed uses to signal the transition toward intensification
and mixed use development.
Encourage the redevelopment of the commercial plazas in
the Courtice West Shopping District to higher intensity and
mixed uses.
Partner with developers to protect for and provide rear
access for Durham Highway 2 properties off of existing local
roads through the construction of internal street/laneway
networks.
Plan for the relocation or redevelopment of auto-oriented
sites in the long term. Recognize that existing uses may
remain in the near term; propose interim streetscape
beautification measures that could be implemented to
enhance the image of existing sites and integrate them with a
new Courtice image.
Through policy and zoning, limit the re-construction of sites
in their current, low intensity uses. Facilitate land assembly in
order to achieve minimum parcel sizes that can
Page 12
accommodate a range of higher densities and Floor Space
Index (FSI) ratios.
Establish the east part of Courtice Main Street (Courtice East
Gateway Precinct) as a focal area for transit and transitoriented development.
Create new zoning that is flexible and simplified. Pre-zone to
encourage development.
Encourage the future creation of a public realm
strategy/theme for intersections, gateways and streetscaping.
Stage this work to initiate the process of redevelopment such
that it will deliver confidence, commitment and establish the
expectation of quality to developers and the community.
Where appropriate, propose more local street access points
as frequent signalized intersections, to slow traffic, support
transit and pedestrian movement, and enhance opportunities
for community signage and landscaping to create a sense of
“arrival” and community identity. Collaborate with the
Region on establishing locations and intersection features.
4.0
Figure 4.1: Group Working Session
PUBLIC RESPONSE
The first opportunity for public input to the Study was a
Community Vision Workshop held in July 2009. Approximately
60 residents and business owners discussed the Study Area’s
positive and negative attributes or challenges, and identified
goals and visions for development and improvement.
Durham Highway 2 was seen as an important and convenient
route within Clarington, with the potential for improvement
both in terms of its appearance and collaboration of residents
and businesses to create a more community-focused area.
Figure 4.2: Group Working Session
Page 13
Farewell Creek and Black Creek were seen by all participants as
great natural assets that are distinct to Courtice.
All participants stressed that new development and creating a
positive image for Courtice was dependent on investment in this
infrastructure. Other visions for development included higher
density and mixed use development at moderate heights (3-5
storeys) and an improved streetscape.
At a second public session in February 2010, the four different
precincts of the Courtice Main Street were looked at more
carefully during an interactive workshop where all participants
were able to provide their input and aid in developing a Concept
Plan.
Other comments included:
The need to respect the surrounding built form by creating
transitionary zones wherever new development would abut
existing fabric.
The provision of mixed use as a predominant land use to
cater to live/work or retail/office situations.
The idea of creating a human scale master planned
community with the absence of big box architecture.
Distinction in land uses for the different precincts was seen as a
core issue. The eastern precinct was identified as a viable
employment catchment zone, while the western precinct was
seen as a zone for expanding the existing commercial uses. The
central precincts were identified as areas where importance
must be placed on the valleylands through the provision of
parkettes and easy accessibility to the valleys and retention of
vistas from streetscapes through to these open spaces.
At this workshop, the viability of various components for the
Town Centre site was also discussed. The participants stressed
the idea that intense commercial activity was not a requirement
in this area as the western precinct is already redeveloping with
such activity, and the focus of the Town Centre should lie in
creating public and civic amenities with varying cultural uses and
interesting pedestrian oriented streetscapes, large parks and
plazas. Residential fabric infused with these activities was also
seen as a viable option for this site.
Figure 4.3: Image used at the Public Workshop in February 2010
Page 14
Overall, the participants were keen on creating a unique image
along Durham Highway 2, giving Courtice its own identity, but at
the same time valued the notion of four unique zones with
distinct characteristics.
A third opportunity for public input took place in June 2010
during an Open House held to present an update of the Courtice
Main Street Master Development Plan. Approximately 40
residents attended and provided their input on the proposal
prepared by the Consultants. Issues that were raised included:
The need for some community services at the Town Centre
(e.g. library).
The desire for a public square to be embedded in the Plan,
with a defined minimum size and an obvious connection to
the northern green space.
The need to ensure that regulations include provisions for
existing smaller properties.
Page 15
Figure 4.4: Images used at the Public Workshop in February 2010
Page 16
5.0 PROPOSED DEVELOPMENT PLAN
The Development Plan Concept proposes a vision for the
long term redevelopment and intensification of the Courtice
Main Street area for the planning period of 2010 to 2031.
This vision is projected to occur within the last five years of
the planning period, with an interim development scenario
in which selected sites are proposed for development. The
underlying parameters of the Plan are:
It respects existing built form and uses, constraints due to
parcel size, access restrictions, natural heritage issues and
community scale.
It anticipates potential transitional uses and related built
form and takes into consideration the local market trends
and densities for new development.
It assumes that servicing will be in place for any
intensification/redevelopment and that transit will be in
place by 2031.
The Plan fully supports the redevelopment and intensification
goals of Provincial, Regional and Municipal policy. The
Secondary Plan and Land Use Schedule have relatively open land
use designations and are intended to encourage development
by avoiding the need for subsequent Official Plan Amendments.
With respect to the density and FSI recommendations of ROPA
128, should the area evolve to its complete redeveloped/builtout form as envisioned in the Plan, it will substantially achieve
the recommended unit yields.
The Plan’s built form has been guided by applying the principles
of compatibility of use and scale, and considering the desired
community image to arrive at an “appropriate” level of
development for Courtice. It is recognized that full development
will follow infrastructure investments in sanitary and
stormwater servicing and transit. Development approaching
ROPA 128 unit yields may only occur well after the planning
period. As with all Secondary Plans, the Plan should be revisited
in 5 to 10 years.
5.1
DEVELOPMENT PLAN CONCEPT
The urban design concept for the Study Area is guided by
objectives that echo the opinions expressed during the Public
Workshops, and the needs of the Courtice Main Street as
understood by the Consultants and the Municipality.
The concept envisions a compact, transit oriented yet
pedestrian friendly community of neighbourhoods focused
around mixed use neighbourhood centres where living, working,
shopping, gathering and transit use are well integrated.
Durham Highway 2 acts as the connector between the different
zones, is intended to be developed uniquely through a set of
guidelines, and is envisioned to be transformed into a modern
streetscape.
The concept plan for the Courtice Main Street provides an
overall framework for redevelopment that supports
intensification and transit goals. It provides a plan for higher
densities and a range of housing type and scale along Durham
Highway 2.
The redeveloped Study Area is envisioned to strengthen
Courtice’s role within Clarington and be regarded as
“Clarington’s Green Link”.
Page 17
The Concept Plan for the Courtice Main Street will:
Emphasize and integrate the natural heritage of Farewell
Creek and Black Creek as “Clarington’s Green Link”.
Reinforce and support existing community business context
and strengths.
Promote higher densities.
Create a community or “downtown” in the Town Centre area.
Create more public gathering spaces, attractive sidewalks and
landscaping.
Encourage more urban buildings at the street edge that
combine working and living.
Improve property and community image.
Respect Courtice’s neighbourhood character.
Support transit goals, needs and opportunities.
Provide improved landscaping and pedestrian amenities at
street edge.
Provide new blocks and streets to integrate with the existing
pattern of street, blocks and open spaces.
Encourage development to respect and integrate the built
heritage of the area.
5.2
PRECINCTS AND LAND USE
The significance of the Durham Highway 2 corridor as a major
east-west spine in Clarington is recognized through the
development of a mixed use corridor. It will have different
characteristics along its length, with land uses ranging from
residential, commercial, main street retail and employment uses
and varying street widths and streetscape treatments.
low, medium and high density areas augmented by small
commercial uses at certain locations.
This variety of housing form accommodates the varying needs of
a diverse population over time, providing housing options for
the mix of different family structures and ages in each
neighbourhood.
While, low density housing types will include single detached,
semi-detached, duplexes and townhouse dwellings with a range
of densities and building form, medium density and high density
residential may include multi-family housing types such as
townhouses, stacked townhouses, and apartment complexes
from mid-rise to higher forms.
The Creek Valley frontages provide a natural separation and
transition of land uses along the entire stretch of the Durham
Highway 2 corridor which varies from commercial uses at the
western precinct, to mixed uses and a Town Centre site in the
central precincts, to a mix of residential and small commercial
uses in the eastern precinct.
The Corridor can be viewed as four distinct precincts as
illustrated in the Concept Development Plan.
The precincts are listed as follows:
Courtice West Gateway Precinct
Black Creek Mixed Use Precinct
Courtice Town Centre Precinct
Courtice East Gateway Precinct
The distribution of land use within the neighbourhoods is
structured so that each neighbourhood can be composed of a
mix of densities and housing types. Residential uses consist of
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Page 19
HANCOCK ROAD
COURTICE ROAD
TRULLS ROAD
PRESTONVALE ROAD
TOWNLINE ROAD
Figure 5.1: Final Concept Master Plan
1
1
Major retail/commercial uses will be directed to the Courtice West Shopping District and Courtice Town Centre site.
Page 20
HANCOCK ROAD
COURTICE ROAD
TRULLS ROAD
PRESTONVALE ROAD
TOWNLINE ROAD
Figure 5.2: Land Use Plan
Figure 5.3: Precinct Location Plan
Page 21
The existing commercial activity in this precinct, along with its
location, allows for the land use character of the Courtice West
Gateway Precinct to be a mix of retail, office, residential and
institutional uses. This well integrated mix encourages the
development of a gateway at Townline Road through high
density built fabric of up to 10 storeys at the intersection within
which 2 to 8 storeys of the built fabric can be integrated at the
street edge. This would create compact urban design, provided
all parking requirements are met. Major retail/commercial uses
will be directed to the Courtice West Shopping District.
PRESTONVALE
The Courtice West Gateway Precinct covers the length of
Durham Highway 2 from Townline Road to Prestonvale Road.
The intersection of Townline Road with Highway 2 forms the
gateway to the Courtice Main Street and is the commercial hub
of Courtice.
promoted in this precinct, where sensitivity to the Black Creek
edge is of high importance.
TOWNLINE
5.2.1 Courtice West Gateway Precinct
Figure 5.4: Aerial View of Courtice West Gateway Precinct (Refer to “Land
Use and Precincts” in Appendix A)
TRULLS
By encouraging office/medical use at Varcoe Road and high
density residential land use near the Farewell Creek valley to
best utilize the scenic views into the valley lands, the notion of
mixed land use is carried forward.
The Black Creek Mixed Use Precinct covers the length of
Durham Highway 2 from Prestonvale Road to Trulls Road and
primarily has a Mixed Use Residential designation.
The narrow yet deep lots within this precinct and its location
encompassed by the Black Creek valley would allow for a mixed
land use pattern, distinct from the Courtice West Gateway
Precinct. The idea of live/work or small business/commercial
activity on the ground floor of residential properties should be
PRESTONVALE
5.2.2 Black Creek Mixed Use Precinct
Figure 5.5: Aerial View of Black Creek Mixed Use Precinct (Refer to “Land
Use and Precincts” in Appendix A)
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Provided that all parking requirements are met, the integration
of up to 6 storeys at the street edge (2 to 4 storeys on the north
side and up to 6 storeys on the south side) would help to create
a compact urban form, while still providing a transition into the
surrounding low density residential neighbourhoods.
5.2.3 Courtice Town Centre Precinct
The Town Centre Precinct is a place that should attract residents
not only for its convenience, but also for its engaging
atmosphere as the heart of the community.
This Precinct can be divided into two distinct areas: the Courtice
Town Centre site, between Trulls Road and the future
Maplefield Drive; and a group of individual properties between
the Town Centre site and Courtice Road.
The Courtice Town Centre district is envisioned as a precinct
that will provide the Courtice Main Street with a public open
space/urban square at Trulls Road, within the Town Centre site.
The mixed use character of the precinct will reinforce the
creation of a strong street-related urban environment through
an active sidewalk environment, commercial/retail ground floor
uses, a variety of façade styles, and streetscape and landscaping
design. By orienting entrances and major façades along or
toward street edges, major retailers and supermarkets can
support the main street flavour for this focal area.
Parking areas internal to the blocks will support ground floor
retail and will be accessed through convenient pedestrian and
vehicular passageways from the streets.
Trulls Road to Maplefield Drive
COURTICE
Pedestrian plazas on the north east and south east corners of
Trulls Road and Durham Highway 2 will create a sense of
connectivity between the south and north sides of Durham
Highway 2 at this priority gateway location.
TRULLS
The land use of the Town Centre site will transition from
retail and commercial uses at Trulls Road and Durham
Highway 2, to mixed uses further south, and finally to a
medium density residential fabric at the southern portion of
the site as a transition into the abutting residential
neighbourhoods. The properties north of Durham Highway 2
and across from the Town Centre site will have a mixed use
designation intended to serve as a low scale institutional hub
for Courtice. Major retail/commercial uses will be directed
to the Courtice Town Centre site.
Figure 5.6: Aerial View of Courtice Town Centre Precinct (Refer to “Land Use
and Precincts” in Appendix A)
Page 23
Maplefield Drive to Courtice Road
With the valleylands abutting the edge of Durham Highway 2 in
this area of the Courtice Town Centre Precinct, there is an
opportunity to create natural landscape vistas through the
proposal of mixed use residential fabric up to 6 storeys in height
along the urban corridor.
The provision of mixed use residential development along the
south side of Durham Highway 2 between Maplefield Drive and
Courtice Road will serve as a transitionary zone between the 6
storey mixed use built form to the north and the existing low
density residential neighbourhood to the south, reinforcing the
Concept Plan’s notion of respecting the surrounding built
environment.
5.2.4 Courtice East Gateway Precinct
The Courtice East Gateway Precinct covers the length of Durham
Highway 2 from Courtice Road to the edge of the urban
boundary. The precinct falls under the Mixed Use and
Commercial land use designations, and forms the gateway into
the Eastern Precinct of the Courtice Main Street.
A higher density residential fabric is proposed in this precinct,
where the building heights may reach 8 to 10 storeys. This,
along with a gateway feature at the intersection of Courtice
Road and Durham Highway 2, will aid in promoting this as the
eastern gateway into Courtice.
The Concept Plan allows for a potential heritage cluster, as well
as community signage potential at the Ministry of
Transportation (MTO) Transit site and Black Creek edge through
the retention of existing homes.
COURTICE
By allowing for high density development at the south west
corner of Durham Highway 2 and Courtice Road, and for up to 8
storeys of residential built form along Durham Highway 2
between Trulls Road and Maplefield Drive, a strong urban edge
will be created at this priority location, reiterating the notion of
another important gateway for the Courtice Main Street. A
transition of building heights and densities is also intended to
integrate with the existing low density residential
neighbourhoods.
HANCOCK
The plan will also allow for the existing auto-sales use (Roy
Nichols) to remain, and any major new development on this site
shall be mixed use with the auto-sales use to be incorporated
into the ground floor.
Figure 5.7: Aerial View of Courtice East Gateway Precinct (Refer to “Land Use
and Precincts” in Appendix A)
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5.3
STREETS AND TRANSPORTATION ISSUES
5.3.1 Transportation issues
Currently Durham Highway 2 has numerous individual driveways
that evolved with the historic lot patterning and incremental
growth. Consolidation of accesses in the future as right-in and
right-out points will be necessary, with inter-parcel access lanes
as shown in the land use plan. Driveway blockages will be
diminished as properties develop.
Although there are no immediate plans for new roadways, the
Region’s transit oriented design strategy will contain the transit
lane in the long term plan (2020-2031), which can be
accommodated as shown in the sections below.
5.3.2 Streets
An enhanced streetscape is the key objective of the Concept
Plan and intends to create a sense of character and place for the
Courtice Main Street. Safe and efficient pedestrian access is of
utmost importance and includes continuous sidewalks, street
trees, a consistency in paving materials, appropriate pedestrian
lighting and snow storage strips.
Durham Highway 2 is a Regional Road and is classified in the
2008 Regional Official Plan as a Class B Arterial Road. As a Class
B Arterial Road, Durham Highway 2 will have an ultimate rightof-way (ROW) of 36 metres. The proposed streetscape design
will provide physical and visual connection between the various
segments of the corridor while containing special elements that
highlight the gateways, such as streetscaping, signage and
banners.
The introduction of medians in the interim period (2010 to
2020) will regulate turning movements at busy commercial sites
and improve pedestrian movement.
The long term master plan (2020 to 2031) illustrates a future
plan that will accommodate the 8 metre transit lane as seen in
the Arterial Corridor Guidelines. The 36 metre ROW will be
inclusive of a multi-use path for bicycles and pedestrians on the
north side of Durham Highway 2 and a sidewalk on the south
side, along with landscaping at the street edge as a buffer
between the traffic and the pedestrians. This buffer will also be
inclusive of a narrow strip along the curb for snow storage.
Based on the location, this landscaped buffer may be soft or
hard paved, or a combination of both.
Two lanes of traffic on either side of a central 8 metre transit
lane will form the 22 metre road width as shown in the section
diagrams.
A small setback from the ROW will be maintained and the
buildings are intended to be built to the edge of the ultimate
width of 43 metres to create a compact built fabric closer to the
street edge.
The intersections will be at a 300 to 350 metre range, with
proper pedestrian access, and gateways will be formed at the
intersection of Townline Rd and Durham Highway 2, the Town
Centre site (Trulls Road and Durham Highway 2), and the
intersection of Courtice Road and Durham Highway 2.
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Figure 5.8: Existing section through the Black Creek Mixed Use Precinct showing the current Highway 2 scenario
Figure 5.9: Proposed section through the Black Creek Mixed Use Precinct in the Interim Phase with a median
Figure 5.10: Proposed section through the Black Creek Mixed Use Precinct in the Future Master Plan Phase with an 8m Transit lane (Refer to “Sections” in Appendix A)
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5.4
OPEN SPACE, PEDESTRIAN PATHWAYS AND
TRAILS
The vision for the Courtice Main Street is based upon principles
that strive to create a strong relationship between people, their
communities and the natural environment. This is reflected in
the Concept Plan which places importance on a system of
natural features and open spaces that provide structure to the
community, create focal points within it and encourage the
connectivity of its parts to one another, the urban fabric and its
residents.
The Concept Plan creates a varied pattern of open space, both
in the public realm and through publicly accessible private open
space around the Town Centre site.
5.4.1 Valleylands
Courtice’s most visible and valued open space features are the
valleylands of Farewell Creek and Black Creek, both of which
have frontages along Durham Highway 2.
The presence of these valleys within the plan can be reinforced
through:
The street and block pattern, as appropriate.
The provision of open space that encourages visual and
physical access.
The planning of a well-connected pedestrian trail system with
proper signage.
The Environmental Protection areas identified on the various
figures include flood plain lands, valley lands and other natural
heritage features. These areas do not include additional
setbacks that are required as per Official Plan policy 14.4.3 or
that result from recommendations of Environmental Impact
Studies.
5.4.2 Parks and Trails
Key considerations for the planning of a pedestrian trail system
include:
Connections to the existing trail system and regional features
such as the valley lands.
Enhancement of the connectivity of the open space system.
Reinforcement of the connections between neighbourhoods
and to community amenities and facilities.
Promotion of pedestrian oriented communities.
Coordination with key streets such as the Durham Highway 2
corridor.
The Town Centre site will contain a significant park and public
square which will form the heart of Courtice’s Main Street and
an attractive gathering space for the neighbourhood. This park
and square will be the focal point of the Town Centre, providing
a public realm for everyday social life; places to meet and
mingle; and a backdrop for exceptional events such as farmers’
market, fairs and festivals.
There will be several neighbourhood and community parks near
and adjacent to the Town Centre area. Trails and pathways
should connect to the Town Centre Park and Square.
The Courtice Community Centre located north of the Study Area
offers passive and programmed open space with trails and
pathways to Black Creek. Mountain biking is a popular sport in
the area, and a multi-use path on the north side of Main Street
with trail links to the creek valleys will be created to reinforce
the existing trails.
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5.5
BUILT FORM
The Master Development Plan provides a pattern of built form
that will combine with the open spaces to transform the Study
Area into a neighbourhood of active streetscapes defined by
buildings and landscaping.
The Concept Plan recommends a built form pattern for new
buildings that supports the built form policies through:
Buildings that frame and support the Regional Corridor and
open spaces at an appropriate scale, balancing heights and
massing with street width.
Building massing and location that provides transition to
adjacent areas.
Orientation of buildings to be directly accessible from public
sidewalks and publicly accessible open spaces.
Buildings configured as combinations of podium levels with
retail uses at the ground level and residential uses above. The
building envelope should be distinct and reflect the different
uses in each of the precincts.
The built form concept plan will:
Support existing uses.
Encourage mixed uses and accommodate a range of business
types and scales.
Promote higher densities.
Plan for a range of housing type and scale.
Require new development to be built close to and face the
street edge.
Transition in scale and land use and ensure this does not
negatively impact existing neighbourhoods or natural
heritage edges.
Permit surface parking only at the rear or side of properties.
Require new blocks and streets to integrate with the existing
pattern of streets, blocks and open spaces.
Plan for higher densities that support intensification and
transit goals, but reflect the community’s desire for
moderately scaled buildings.
The Courtice West Gateway Precinct will consist of built fabric
allowing 8 storeys or more in height at the intersection of
Townline Road and Durham Highway 2 with built form that
creates an inviting environment, complete with streetscaping
and a pedestrian plaza. This will transitions into 6 storey high
built form east of the intersection to retain the feel of high
density mixed land use. Where the corridor meets the valley, 8
storey buildings are proposed on the south side of Durham
Highway 2 to capture vistas looking down into the valley.
The Black Creek Mixed Use Precinct will transition to a lower
building form to relate not only to the surrounding low density
residential neighbourhoods, but also to the valley north of
Durham Highway 2. Linear built form between 2 and 4 storeys
along the north side of Durham Highway 2 in this district will
define a strong urban edge along the corridor and also allow for
great views into the adjacent valley. This will require the
consolidation of different properties.
The Courtice Town Centre Precinct will consist of an important
gateway node at the intersection of Trulls Road and Durham
Highway 2. Surrounding this, the built form will vary from 3 to 6
storeys in a manner that incorporates views into the adjacent
valleys and encompasses the intersection to create a gateway
environment in the form of a pedestrian plaza. Further east,
beyond Maplefield Drive and west of Courtice Road, the built
fabric will be of a linear form of up to 6 storeys high running
Page 28
parallel to Durham Highway 2 to capture views into the abutting
valley lands.
The Courtice East Gateway Precinct will also incorporate a
gateway through the use of taller mixed use buildings, which
encompass the intersection of Courtice Road and Durham
Highway 2, as well as open up vistas into the valley lands north
of the Courtice Main Street.
Page 29
Figure 5.11: Built Form, Gateways and Views Map
Page 30
5.6
PHASING
The Courtice Main Street Study is one of three Special Projects
that are part of the Municipality of Clarington’s Official Plan
Review. The Study is linked thematically to the Intensification
and Growth Management Studies, two component studies of
the Review process.
The Courtice Main Street Master Development Plan will be
implemented in phases from 2010 to 2031.
The exact scope of these phases is not defined at this moment.
The phasing scenarios shown below are only illustrative.
“Interim Plan” 2010-2020
“Long Term Master Plan” 2020-2031
The Concept Plan accommodates a great level of flexibility to
allow phasing that will respond to the policy, market and
economic context. A potential pattern for phasing
development along the corridor is outlined below:
5.6.1 Interim Plan: 2010-2020
The Interim Master Development Plan will be a short term plan
from 2010 to 2020, which will include streetscape
improvements and some areas to be allocated to new
development as shown in the Interim Plan map.
The rationales for development in these selected areas are:
Contingent upon the constraints of sanitary servicing and
future requirements as discussed in the ‘Courtice Main
Street Study Issues Review Paper’.
Based on the existing applications and approvals of some of
the Development sites.
Based on development that is projected to initiate from road
intersections. These intersections are intended to have
streetscaping, signage and banners that form gateways to the
different precincts of the Courtice Main Street.
The Courtice West Gateway Precinct retains the existing uses
with no new automotive, fast food drive through or
industrial/manufacturing uses permitted. Improved landscaping
is to be provided at the street edge to promote a pedestrian
environment.
The Black Creek Mixed use Precinct is to be developed as a
range of townhouses and mixed use buildings along the north
and south side of the Main Street in response to the sanitary
servicing plans. An improved streetscape along Durham
Highway 2 can be achieved by planting trees, and installing
better signage and streetlight fixtures. Any new development
proposals should locate buildings close to the street edge.
The commercial segment of the Courtice Town Centre District is
to be developed in the interim phase with retail uses at ground
level and office spaces above. Parking should be provided at the
rear of the sites with improved landscaping at the street edge
and at the intersection of Trulls Road and Durham Highway 2.
This will help connect both the north and south side of the
street, by creating a public plaza at both ends to help bring a
pedestrian environment to this portion of the district.
The Courtice East Gateway District retains the existing uses
including the Roy Nichols site, which is being developed as per
the existing application. The plaza site, Courtice Corners, will
retain its existing retail use. Any new development that occurs
in this precinct is intended to be at the street edge with
enhanced landscaping.
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5.6.2 Long Term Master Plan: 2020-2031
The Long Term Master Plan will be the build out concept plan
that occurs by 2031. This phase takes into account the
availability of sanitary servicing and transit supportive,
pedestrian oriented development along Durham Highway 2.
The Master Plan shows the full development along the corridor
and the Town Centre site with pedestrian linkages and
connections between the north and south side of the Courtice
Main Street.
The Courtice West Gateway Precinct will be transformed into a
highly developed mixed use segment, retaining its commercial
uses with residential spaces above. The buildings and public
plazas at the intersection of Townline Road with Durham
Highway 2 will create a gateway into the Courtice Main Street.
New development in this phase is to occur alongside the existing
applications for development and respect the urban conditions.
The Black Creek Mixed Use Precinct will be transformed from
single detached dwellings to mixed uses. Stacked live/work
townhouses could develop around the northern segment of the
corridor (respecting the EPA boundary) with mixed, medium to
high density uses along the southern segment of the corridor.
The Courtice Town Centre Precinct will be fully developed in the
final Development Concept Plan with emphasis on public realm
and open spaces. The Town Centre will be developed with an
interconnected street pattern and walkable blocks to encourage
more pedestrian activity. A central park will form the ‘heart’ of
the Town Centre Site to create a gathering space for the
neighbourhood. North of the Town Centre at the intersection of
Durham Highway 2 and Trulls Road, the commercial buildings
will form a gateway at the public plaza.
The Courtice East Gateway Precinct shows development up to
the edge of the Urban Boundary. The parcel of land will
transition into high density residential and mixed use buildings
at the intersection of Courtice Road and Durham Highway 2,
followed by townhouses to allow for transition to future Living
Area Development. Gateway features will be provided at this
intersection through the use of signage, streetscape and
banners.
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Figure 5.12: Interim Plan: 2010-2020
2
Figure 5.13: Long Term Master Plan: 2020-2031
2
Rationale for development in these area in the Interim Period (2010-2020)
• Based on servicing (sanitary plans of 2010) and existing applications for development and Lawson Gay’s site
• Also based on intersections related to new development
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6.0 URBAN DESIGN GUIDELINES
6.1
URBAN DESIGN OBJECTIVES AND PRINCIPLES
The Background Review and Community Consultation parts of
this Study resulted in the definition of a Community Vision and
high level development principles.
This Vision and the principles, in turn, formed the basis for
creating an urban design framework for the Study Area and
subsequently the Development Concept Plan. The built form,
gateway and streetscaping strategy of the Concept Plan arises
from a set of guiding objectives and underlying urban design
principles that flow directly from urban design policies in the
Official Plan, current Provincial and Regional planning policy
objectives, and the community’s desire for a more urban,
attractive, diverse and commercially viable community along
Durham Highway 2.
Figure 6.1: Attractive built form reinforces street edge
6.1.2 Urban Design Objectives
Create compatible and attractive built form that balances
long term planning goals for intensification with the
evolution of an attractive Courtice community to reflect and
enhance its local image.
Encourage built form that reinforces the street edge and
creates an attractive image along Durham Highway 2.
Promote built form that supports existing local businesses
and is compatible with adjacent residential development.
Reinforce the strong presence of the Farewell Creek and
Black Creek valleys along Durham Highway 2 to inspire a
new image for Courtice as “Clarington’s Green Link”.
Figure 6.2: Landscaping to create
pedestrian friendly environment
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Figure 6.3: Retail environment with
pedestrian friendly street edge
6.1.3 Urban Design Principles
6.2
Define distinct precincts with built form and streetscaping
that identifies these areas and links them together.
Use built form and landscaping to emphasize intersections,
to create a more pedestrian friendly environment, slow
traffic and create a sense of arrival to identify Courtice while
travelling along Durham Highway 2.
Incorporate and enhance existing Official Plan policies that
encourage built form at the street edge and reduce the
visibility of cars and parking at the street edge.
Define the treatment of street related retail or commercial
uses to create a pedestrian friendly and active street edge.
Encourage the redevelopment of sites to achieve a high
quality of built form and landscape treatment to create a
pedestrian supportive, attractive and more urban street
edge.
Define built form relationships to ensure that new
development does not negatively impact existing stable
neighbourhoods.
Initiate Municipal streetscape improvement to promote
property improvement and instil a new image or identity
along the Main Street.
Promote streetscape improvements that will be supportive
of future plans for transit, walking and cycling.
Define building setbacks to allow for snow storage by the
Region.
Create guidelines to define landmark sites along Durham
Highway 2.
PURPOSE AND STRUCTURE OF THE GUIDELINES
6.2.1 Intent
The guidelines will reflect the Municipality’s intention to create
a more distinctive Courtice community along Durham Highway 2.
The guidelines are intended to be read in conjunction with the
Secondary Plan and complement and augment the Secondary
Plan urban design policies. The guidelines illustrate approaches
to redevelopment, new building and landscaping to fulfill the
Municipality’s objectives and to implement the urban design
principles.
In addition to the Secondary Plan, the guidelines are to be used
in combination with other site specific requirements and will be
used by Municipal staff to review development applications on a
site by site basis.
6.2.2 Structure of the Guidelines
The guidelines are presented in three categories:
Site Planning and Built Form: provide guidance on the
orientation and configuration of buildings, parking and other
site components, and specific guidelines on height, massing and
façade articulation for the three primary land uses of the
Secondary Plan:
Mixed Use
Residential Medium Density
Office-Retail Mixed Use
Page 35
Open Space, Natural Heritage and Trails: provide general
guidelines on the treatment for parks, development adjacent to
or near the creek valleys and integration of trails and pathways.
Streetscaping and Gateways: provide guidelines and diagrams
to describe landscaping and the relationship of building edges to
the ultimate future right-of-way (ROW) of 36 metres along
Durham Highway 2.
The site planning guidelines can be applied to all three of the
primary land uses in the Secondary Plan noted above. The
subsequent built form guidelines will describe the treatment of
height and relationships to existing areas and building
articulation, specific to the uses and related building types. The
site planning guidelines will reinforce the urban design policies
of the Official Plan, as well as the Regional Official Plan for the
Centres and Corridors designations. They will promote streetrelated, denser, pedestrian and transit supportive compact built
form.
6.3
Service and Loading
Signage
General Site Planning Guidelines
Buildings shall be located at or near the street edge. A
minimum front setback of 3.5 metres from the proposed
future 36 metre right-of way (ROW) is recommended. This
will facilitate wider sidewalks, private landscaping and/or
space for businesses to expand (seasonally) to the sidewalk
edge.
The front building face and entrances shall be oriented to
Durham Highway 2.
Buildings that are located at an intersection’s corner shall be
located at both street edges. If site conditions prevent the
building meeting both frontages, then the primary building
frontage shall be located at the Durham Highway 2 edge.
SITE PLANNING AND BUILT FORM GUIDELINES
Sustainable design principles are encouraged in all facets of
project development including site design, building design,
development of energy efficient building systems, and material
selection.
6.3.1 Site Planning Guidelines
The site planning guidelines are described under the following
headings:
General Site Planning
Pedestrian Areas
Parking
Figure 6.4: Streetscape Improvements for transit, walking and cycling
Page 36
Where redevelopment occurs at an intersection, the
orientation of the building and articulation of the ground
floor and landscaping should promote a generous
paved/landscaped area at the corner. The intent of this is to
provide for future transit stop waiting areas, benches,
planters and sidewalk and intersection specialty paving.
Where properties abut existing lower density residential
uses or natural heritage (creek valley) edges, increased
setbacks, building height transitions and landscape buffers
will be required. Sun/shade diagrams may be required to
ensure that no negative impact on adjacent low density
residential areas and the natural features being protected
results from the new development.
Where Regional access requirements permit a driveway
access to Durham Highway 2 from a redevelopment site, the
preferred location for the driveway would be at the east or
west property line to permit potential shared access for an
adjacent development. Proponents will be encouraged to
incorporate this strategy wherever possible.
Where interim phases of development are proposed,
proponents shall prepare and submit concepts for final
development stages. Site planning and built form of interim
development phases shall not preclude realisation of final
concept plans.
Where the sidewalk crosses a driveway entrance, the paved
area shall continue as a distinct and continuous route across
the driveway.
Pedestrian Areas
Sidewalk and entrance areas at the building’s edge should
receive the highest priority in terms of orientation and
material treatment.
Secondary entrances at the sides and/or rear of buildings
shall have direct and continuous walkways to the main
sidewalk along Durham Highway 2.
Figure 6.5: Wide sidewalks with entrances at building edge
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Treatment of paved areas within the private realm that abut
public realm pedestrian areas should create a smooth and
compatible transition.
Doors and window projections shall not impede pedestrian
movement.
Parking
Site planning shall orient parking areas interior to the sites
or at the rear.
Should structured parking be incorporated into a
redevelopment, it may occur at the street edge, but shall
have retail uses at grade and the structure shall be designed
with high quality architectural finishes, to reduce views of
parking levels.
Parking areas shall be adequately illuminated to ensure
safety for pedestrians, but shall not cause light spill-over to
adjacent uses.
Parking lots shall be designed with landscaped islands,
planted with hardy species.
Parking lots shall incorporate pervious paving or other
strategies to promote surface infiltration and reduce heat
island build-up of asphalt areas.
The presence of parking areas and parking circulation at
adjacent low-density residential areas shall be mitigated
with a landscape buffer, to screen both noise and views.
Similarly, the presence of parking areas on adjacent local
streets shall be treated with a 1.5 metre landscaped buffer,
consisting of a combination of low bushes and higher
decorative street trees, such that they mitigate the view of
parking along the street edge.
Parking lots shall be designed as smaller parking “courts”,
with a maximum of 60 spots per area.
Figure 6.6: Building corner or entrances facing street
Figure 6.7: Example of parking structure with retail at grade
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Service and Loading and Garbage Areas
Vehicular access and building orientation shall ensure that
loading, service and garbage areas are located to the side or
rear of the building.
On-street loading from Durham Highway 2 is not permitted.
All loading shall be from the building’s side or rear access.
All garbage areas shall be within the building’s enclosure.
These areas shall not face a public street frontage. Storage
of garbage in the public ROW at any time will not be
permitted.
Outside storage will not be permitted.
Loading/service doors shall be located so they are not visible
from any views from Durham Highway 2. In a case where
this is not possible, the door shall be screened with a screen
wall integrated with the building’s design.
Loading spaces shall be designed to ensure that during
loading, parked vehicles at loading/garbage areas do not
impede pedestrian movement.
Figure 6.8: Typical Parking Condition
Signage
Signage should be in keeping with the Municipality’s Sign Bylaw, as amended from time to time. Once a detailed
Streetscape Plan is prepared for the area, amendments to
the Sign By-law may be required. The following design
principles for signage will be incorporated in the Streetscape
Plan:
Figure 6.9: Example of servicing and loading
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o Signage for retail and commercial uses shall be located at
the ground floor level within a defined signage band or
fascia. This band should not be greater than 1.5 metres
in height.
o Other building signage may be permitted at upper levels,
where there is upper floor office/commercial uses. This
signage must be compatible with and complementary to
the building’s scale, material and overall design.
o Wall-mounted cut-out letters are preferred to backlit
signage boxes.
o Accent lighting over signage is preferred to back-lit
signage boxes.
o Where multiple tenants exist, signage style and
mounting should be coordinated.
Figure 6.10: Defined signage band
6.3.2 Built Form Guidelines
Mixed Use
The proposed Land Use Plan defines two mixed use categories
based on the height of the buildings: Mixed Use up to six storeys
and Mixed Use up to eight storeys.
The variation in height responds directly to the Concept
Development Plan and its response to the following factors:
street exposure
current land use and business activity
adjacency to the creek valleys
protection/enhancement of views
adjacency to existing, stable residential areas
proximity to future transit
location at high priority gateway or intersection/nodes
Figure 6.11: Cut out letter signage
Page 40
The designation of most of the lands along Durham Highway 2
as Mixed Use is based on the objective of creating a more active
urban edge along the roadway, and as a means to encourage
and support existing business activity, while allowing
incremental redevelopment to include both commercial and
residential uses. The fundamental principle of mixed use is to
create a strong pedestrian environment, promote diversity of
land uses and improve the convenience amenity in the
community. Retail uses are encouraged as the predominant use
the ground floor of buildings, with commercial or residential
uses on upper floors.
Built form should be located at or near the street edge with
street related retail activity supported by features such as wide
sidewalks lined with street trees, other planting, bench seating
areas, outdoor retail and attractive street lighting. Ground floor
uses should be treated with large, attractive shop-front
windows and recessed entrances, projecting elements such as
canopies or bays and attractive signage. Parking should be at
the side or rear of the development, with paved walkways from
the parking area to the street-facing shop entrances.
Courtice West
The highly commercial section of Courtice, between
Townline Road and Farewell Creek is envisioned with the
potential to redevelop at a higher intensity and to
incorporate a mix of retail, office and high density residential
uses.
Courtice Central
The properties in the central section of Courtice, from
Farewell Creek to Courtice Road are narrower, with direct
proximity to low density single family housing and the
sensitive natural heritage feature of Black Creek.
The recommended height limits of the Secondary Plan stem
from the community’s sentiment that Courtice’s residential
character and the strong presence of the creek valleys should be
incorporated into new development. Responding to this, the
rationale for the two building height limits is described in the
following subsections.
Figure 6.12: Mixed use reinforcing pedestrian environment
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Courtice East
Between Courtice Road and the future 407 Link, building
heights are envisioned to be higher, with higher residential
densities, responding to transit oriented densities, high
visibility to the 407 and long range views northwards over
the Black Creek valley. The mixed use designation allows
opportunities for commercial and other uses as this area
evolves with the transit infrastructure.
Courtice East and West: Mixed Use up to 8 storeys
The minimum building height should be 2 storeys. Additional
storeys are encouraged.
Buildings higher than 2 storeys, should be designed to provide
for variety along the streetscape, while defining a 2 to 3 storey
base or podium condition. The height of this base should be
consistent within any block.
Various massing configurations can be employed to create this 2
to 3 storey base in order to reinforce a sense of pedestrian scale.
These include:
Creation of the building base of 2 to 3 storeys with setback
of the building façade above that. For buildings higher than
6 storeys, further setback of the uppermost storeys is
required.
Creation of a strongly defined cornice line at the 2 to 3
storey height within a building mass of 4 to 6 storeys.
The use of angular planes from the street to define setbacks
of storeys may be considered.
Figure 6.13: Building addressing corner
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The minimum front lot building setback should be 3.5 metres
from the ROW, allowing for landscaping treatment such as
planting, seating or a widened sidewalk within the pedestrian
realm in front of the building.
The maximum setback from the ROW is 5.0 metres. In such a
case, the sidewalk must be treated to make regular connections
to the building face and the entire space between the building
edge and the ROW must create a high quality pedestrian
environment.
At corner lots, the maximum building setback should be 4.5
metres from the ROW along the Durham Highway 2 and 4.5
metres from the ROW for a minimum distance of 15 metres
along the secondary street. The minimum building setback along
the secondary street, more than 15 metres from the corner
should be aligned with, or complementary to, existing adjacent
uses.
Where the scale of proposed built form or land use differs from
the existing adjacent land use, the minimum side or rear lot
setback (as applicable) should be 7.0 metres and include a 3.5
metre thickly planted landscape buffer.
The design of building entrances and display windows should
relate to a pedestrian scale and reflect the desire to create a
distinct local, community character.
Below-grade parking access and egress should be provided from
the adjacent local street or from one of the internal rear
laneways, not from Durham Highway 2.
In general, the maximum building height shall be determined by
the demonstrated sun/shade impact to adjacent uses. The
massing of new buildings should be configured to mitigate
negative impacts on sunlight to existing uses.
Large site developments proposing higher density buildings
whose form, orientation or location does not adequately
address the streetscape or the existing block structure of the
community are discouraged.
Courtice Central: Mixed Use up to 6 storeys
The ground floor uses along Durham Highway 2 should be a mix
of retail and commercial uses. This area is intended to support
live/work building types and site developments.
Where there is no retail or commercial use planned, the
development must have a consistent edge of residential ground
floor uses in order to create a consistent building type along the
streetscape.
Retail and residential ground floor uses shall not be mixed or
intermingled. Residential lobby entrances are permitted
adjacent to retail or commercial uses.
The minimum building height should be 2 storeys. Additional
storeys are encouraged.
Buildings higher than 2 storeys, should be designed with the
primary building face at the street, with some recessed floors:
6 storey buildings should have a 4 storey base with a
strongly defined 2 storey cornice line, and the top two
storeys recessed beyond that. The maximum horizontal
distance for stepped back building faces is 2.0 metres.
3 and 4 storey buildings do not require setback floors.
Page 43
The minimum front lot building setback should be 3.5 metres
from the ROW, allowing for landscaping treatment such as
planting, seating or a widened sidewalk within the pedestrian
realm in front of the building.
At corner lots, the maximum building setback should be 4.5
metres from the ROW along the Durham Highway 2 and 4.5
metres from the ROW for a minimum distance of 15 metres
along the secondary street. The minimum building setback along
the secondary street, more than 15 metres from the corner
should be aligned with, or complementary to existing adjacent
uses.
Where the scale of proposed built form or land use differs from
the existing adjacent land use, the minimum side or rear lot
setback (as applicable) should be 7.0 metres and include a 3.5
metre thickly planted landscape buffer.
Figure 6.14: Higher building with a podium base
Below-grade parking access and egress should be provided from
the adjacent local street or from one of the internal rear
laneways, not from Durham Highway 2.
Residential and Medium Density
The Courtice Main Street Secondary Plan has identified very
specific locations suitable for medium density residential uses.
These areas occur as infill “pockets”, for the completion of
residential frontages along a local street, or to create a
transition between existing low-density residential areas and
new mixed-use and commercial categories associated with the
Courtice Town Centre site.
Figure 6.15: Mixed Use building at corner location
Page 44
The residential designation is intended to reinforce Courtice’s
strong local residential character, and promote business activity
along Durham Highway 2 and the high visibility areas of the
Town Centre site.
The architecture of residential façades should contribute to
creating visually interesting streetscapes and reinforcing the
relationship of the private dwelling to the public street. There
are two medium density residential categories: up to four
storeys and up to six storeys. For all building types, however,
the architectural design and relationship of the building to the
street should create a streetscape of high quality, composed of
well designed buildings and landscaping. For all medium density
residential uses, the following guidelines apply:
The street façade should be articulated through the
emphasis of entrance elements, such as vestibules, porches,
and bay windows.
The design of windows should create an image of a unified
façade; detailing of all windows that are visible from the
streetscape should be of a high quality.
Front yard areas should be planned to incorporate and
facilitate landscaping, pathways and tree planting.
Ground floor living units should be located close to the
street grade to promote a good visual and pedestrian
relationship between the dwelling unit and sidewalk.
Roof forms should be varied but complementary to each
other. Projecting elements such as dormer windows,
chimneys, projecting cornices and roof eaves contribute to
creating visually interesting roofs.
Materials should be of a high and durable quality.
Sustainable site and building design features and materials
selection are encouraged.
Figure 6.16: Architecture of residential façade creates visually interesting
streetscape
Figure 6.17: Articulation of entrances and windows creating unified facade
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Residential Medium Density – up to 4 storeys
The following guidelines are for new medium density residential
development such as townhouses and stacked townhouses that
are located adjacent to areas of existing low-medium density
residential. The guidelines are intended to reinforce the existing
smaller scale residential character of the local street and create
a transition to other areas of higher density.
Buildings that are compatible in scale with adjacent
residential buildings are encouraged; however, higher
densities are encouraged through compact form and
efficient land use.
Front lot building setbacks should match either the
neighbouring building setback or a line projected between
the nearest front corners of the existing adjacent dwellings.
The principle façade should be oriented to the primary
street.
At townhouse developments with garages, the garages
should be located at the rear. Front yard driveways and
garages are discouraged.
Figure 6.18: Example of stacked townhousing
A variety of options to reduce the impact of driveways on the
streetscape include small grouped parking areas, underground
and/or under deck parking structures, limited street parking and
landscaped screening.
Should front yard garages occur, the following guidelines shall
apply:
The garage shall not project beyond the front face of the
dwelling.
Site grading and the elevation of the garage and ground
floor should be similar to the existing adjacent dwellings.
Figure 6.19: Recessed attached garage integrated with house design
Page 46
The garage design should be integrated with the design of
the house.
The garage size should be designed appropriately
proportioned to the lot size and house façade; garages
should not comprise the majority of the house façade.
Residential Medium Density – up to 6 storeys
The following guidelines are intended for new residential
buildings in the Town Centre location, to be located internally to
that block and to create a residential “frame” around the central
park. These buildings and sites will require underground parking.
promote a diverse mix, and the flexibility to serve the day-today needs of Courtice residents over time. The design objective
is to develop a strong urban street façade and architecture that
places a priority on comfortable and dynamic pedestrian
shopping environments, and active mixed use streets.
Planning for retail uses must consider the needs of residents
and retailers for driving and parking access. Guidelines for
potentially larger retail uses and their associated parking and
servicing needs will require careful consideration. The objective
of these guidelines is to place built form and pedestrian comfort
and movement as priorities.
The buildings should have a strong multi-storey base with
the upper two floors set back by a maximum of 3.0 metres.
Access to underground parking should be located to the rear
and side of the site and building, and shall not impede
pedestrian movement between the sidewalk and the
building entrance/lobby.
Grade related residential units (maisonettes) are
encouraged at the base of the building. These units should
have front doors and gardens that face the street. The intent
is for buildings to engage the street and not turn internally,
away from the street with a rear garden façade or privacy
fence to the street edge.
Office-Retail Mixed Use – Town Centre Site
While grade-related retail/commercial uses are encouraged
across Durham Highway 2 in the mixed use areas, a more
focused commercial development area is envisioned at the
Town Centre site. The primary frontages and excellent visibility
of Durham Highway 2 and Trulls Road provide a good potential
to attract retail and office uses. As with all areas in the
Secondary Plan, this area permits a wide range of uses, to
Figure 6.20: Grade related units in multi-storey building
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Development Vision
The area is envisioned as a focal place for the community. The
Concept Plan structures the site with a small urban plaza at the
corner of Trulls Road and Durham Highway 2 that will be edged
with higher commercial buildings that transition to medium
density mixed use development.
The Concept recognizes that this location must balance the need
to provide parking for retail and office uses, and at the same
time promote a pedestrian oriented place. This is a challenge
that may be realized over a long period of time. The right
balance of cars and pedestrians may not be achieved until
transit is fully in place and a more diverse mixed use
environment is built out. This Concept Plan presents an urban
design vision for how the site might be initiated in the near term.
At the time of implementation the development potential for
the site may be different. Accordingly, these guidelines
encourage alternate forms of development that can realize the
objectives of the concept plan.
Figure 6.21: Example of small urban plaza
The scale and design of the corner buildings should create a
frame around the plaza, define the corner and establish a strong
urban, pedestrian street edge to the Town Centre site, both
along Durham Highway 2 and Trulls Road. Buildings up to the six
storey height maximum are encouraged to reinforce the plaza.
Retail with office uses above are encouraged along each of the
primary three street frontages: Trulls Road, Durham Highway 2
and the future Maplefield Drive. One vehicular site entrance is
provided at each primary frontage, and these entrances should
be designed with limited width to slow traffic and reinforce the
continuity of the pedestrian sidewalk.
Figure 6.22: Corner building design to frame plaza
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Street Related Development
Locate the building or buildings on the site so that the main
entrance and primary façade are visible from Durham
Highway 2 or Trulls Road.
At corner sites, locate buildings so that a significant portion
of the building mass addresses the corner intersection and
that building configuration and detailing emphasize the
corner.
Main entrances shall be accessed from the street sidewalk
or from internal pedestrian ways that lead to public
sidewalks.
Exterior development of the site should create comfortable
and safe pedestrian connections to the sidewalk and transit
stop locations.
Where larger format retail uses occur, designs should
accommodate for the division of larger floor plates into
smaller retail units, to reflect narrower storefront divisions,
typical of main street retail shops.
Smaller commercial uses should be oriented to the street.
Seasonal outdoor uses are encouraged to be located at the
streetscape to provide the possibility for sidewalk activity.
Figure 6.23: Main entrances accessed from internal pedestrian way
Parking and Access
Parking at the street edge is not permitted. Parking should
be located at the interior of the block to allow building siting
that reinforces the street; however, buildings can be spaced
along the primary frontages to facilitate views into parking
at the interior of the site.
Site accesses should be configured as a combined entry/exit
that can be treated as a “street” entrance. Built form
features, signage and high quality landscaping should
enhance these entrance points.
Figure 6.24: Possibility of sidewalk activity attached to small commercial
uses
Page 49
Built Form
Building design should emphasize architectural elements
that promote pedestrian interest and comfort, reinforce the
relationship to the street, and create a visually interesting
street façade. Such architectural elements include, but are
not limited to, canopy structures, arcades, prominent
entrances and large display windows.
The main building façades and entrances of large retail uses
should be visible to both the street and the internal parking
courts and should be accessible by sidewalks.
Access from and within parking areas should promote safety
and comfort for both drivers and pedestrians. Landscaping
and differentiated paving for pedestrian routes should be
employed to divide parking areas; large undifferentiated
parking areas will not be permitted.
Where phased development or intensification is envisioned,
built form development of initial and interim phases shall be
configured to facilitate final concepts for development.
Development is encouraged to respect the built heritage of
the area. This may be accomplished in a variety of ways.
6.4
Figure 6.25: Architectural elements to promote pedestrian comfort
OPEN SPACE, NATURAL HERITAGE AND TRAILS
The two Creek valleys of Farewell Creek and Black Creek create
a green spine that stretches from Darlington Boulevard to the
Courtice Main Street eastern boundary. These natural heritage
features were consistently cited by the residents as Courtice’s
most unique and valued assets.
Figure 6.26: Access from parking lots in the interior of lots to be safe and
comfortable and entrances to buildings to be easily visible
Page 50
The Development Concept’s open space system is based on
emphasizing the visual presence of the creek valleys through
view protection, streetscaping and enhancing physical
connections to them through new trails, parkettes and parks.
6.4.1 Natural Heritage Features
The Municipality of Clarington in consultation with the Central
Lake Ontario Conservation Authority (CLOCA) has delineated the
Environmental Protection limits.
Development adjacent to these lands will be guided by policies
within chapters 4 and 14 of the Clarington Official Plan.
Figure 6.27: View of Farewell Creek
Any development within 120 metres of a natural heritage
feature will require an Environmental Impact Study, which will
determine whether the extent and type of development that is
permitted can occur.
The urban design guidelines for treatment of development near
the creek valley edges are:
Figure 6.28: View of Farewell Creek and Black Creek valleys
Enhance the dramatic view of the creeks’ sloping
topography between Darlington Boulevard and Sandringham
Drive.
Higher buildings should be carefully placed to provide good
views from the buildings, and care should be taken to not
block views of the creek from the street.
Figure 6.29: Example of valleyland parkettes and trail links
Page 51
On the north side of Durham Highway 2, at Centrefield Drive,
the view of the branching of the creek should be protected
through the introduction of low scale buildings.
Lower scaled buildings are encouraged on the north side of
Durham Highway 2 at Centrefield Drive in order to protect
the view of the two creeks
Create sensitive development near the Creek valley edges
through low intensity land use, landscaping and
appropriately transitioned building heights.
Promote the evolution of a continuous pedestrian system
with a system of interconnected sidewalks and parkettes
near the creek edges and trail links where appropriate.
new development. Located at these prominent intersections,
they are intended to create small focal areas for pedestrians
with special landscaping, Courtice signage, comfortable transit
waiting areas and well articulated architecture as a “backdrop”.
6.4.2 Parkettes and Plazas
The Concept Plan proposes two dedicated green open spaces
which are supported by small urban plazas. They reinforce
Courtice’s existing open space pattern, and variety of parks and
parkettes.
The north-west corner of Trulls Road and Durham Highway 2 is a
municipally owned property, which should be developed as a
passive visual and physical space. Its location is ideal for
specialty Courtice signage and it provides a green gathering
space for the Courtice Town Centre site.
Figure 6.30: Example of a small parkette
The second open space will be a large parkette in the centre of
the Town Centre site. It will be a passive space that provides a
green focal area for the residential and live/work uses in the
southern portion of the Town Centre site. It has the potential of
becoming an identifiable location for that future neighbourhood
and could be used for larger community gatherings and events.
Small urban plazas are envisioned at Townline Road and at Trulls
Road. These spaces are not dedicated areas in the land use plan,
but are permitted uses that are strongly encouraged as part of
Figure 6.31: Example of a small urban plaza
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6.4.3 Trails
Courtice has a system of trails and worn paths that meander
through Farewell Creek and Black Creek and connect to
important public areas in Courtice, such as the Courtice
Community Centre, located along the north side of Black Creek,
and a cultural heritage location at Old Kingston Road and
Farewell Creek (Tooley’s Mill site).
Development within Courtice should, wherever possible, seek to
improve linkages to these trails and special areas. Greater
exposure and access to the Creek valleys was a high priority in
the community, both as a means to improve the walkability of
Courtice and as a recreational “offering” or “draw” that would
be distinct to Courtice. The Municipality could consider
providing incentives to improve connectivity to the trail system.
Figure 6.32: View of Farewell Creek trail
The trail system can include routes along streets. With future
plans for road widening and transit and infrastructure
investments along Durham Highway 2, the Regional Cycling Plan
identifies a 3 metre wide multi-use trail along the north side of
the roadway. This route should be considered a major
component of Courtice’s trail system. For example, a trail
extends from the Courtice Community Centre through Black
Creek; new development along the north side of Durham
Highway 2 should make a prominent connection to this trail link
to the new 3 metre or more multi-use path.
Guidelines for trails and pathways include:
Promote connections to Farewell Creek and Black Creek
wherever feasible.
Utilize the future Durham Highway 2 multi-use path to
create visible trailhead links to Black Creek.
Figure 6.33: Farewell Creek Trail
Page 53
Utilize local street intersections with Durham Highway 2 to
create safe and attractive trail crossing points, to link valley
trails to the local street system.
Identify an on-street trail route that connects the valleys to
parks and promotes the evolution of a fully interconnected
open space system.
Ensure that all pathways support barrier-free access.
Encourage new development to provide bicycle securing
facilities and landscaping near trail links.
Coordinate any trail links and trailheads with the
Municipality and Conservation Authority for access and
safety requirements or restrictions.
Figure 6.34: View of Millennium Trail
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6.5
STREETSCAPING AND GATEWAYS
Durham Highway 2 is the Courtice Main Street spine. As one
travels across the area, the roadway has distinctly different
characteristics resulting from the evolution of adjacent land
uses. The roadway is a Regional road, but functions as the
primary route through the Municipality. The challenge is that it
is both a highly travelled thoroughfare and a community street.
friendly environment, but it could change the perception of
Courtice from being a place to “drive through” to becoming a
point of “arrival”. The concept could also help create an identity
or image of Courtice as “Clarington’s Green Link”.
There is a strong public desire for Durham Highway 2 to become
a more community-oriented, more pedestrian friendly, greener
and attractive street edge. However, Courtice residents also
recognize that Durham Highway 2’s convenience as a direct
route to Oshawa and the future 407 East Link is a valuable asset.
The streetscape proposed in the Master Development Plan is
based on the community’s desire to celebrate the green edges
of the creek valleys along Durham Highway 2, be pedestrian and
transit supportive yet maintain vehicular functionality and
convenience.
The following sections about streetscape and gateway serve two
objectives. First, they should be considered as the framework
for the detailed Streetscape to be prepared once the Secondary
Plan is adopted; and second, they should be considered as
guidelines for any streetscape improvement prior to the
preparation and adoption of the Streetscape Plan.
6.5.1 Streetscape Concept
The Concept Plan proposes a series of gateways and enhanced
intersections that are connected with new streetscaping. This
concept serves to “break down” the stretch of Durham Highway
2 into intervals and points of visual interest. Not only can this
rhythm serve to slow traffic and make a more pedestrian
Figure 6.35: Community-oriented, pedestrian friendly, attractive street edge
Page 55
6.5.2 Strategy
At this Master Development Plan level, the primary
streetscaping strategy is to work within the Region’s existing
requirements and guidelines. This chapter presents street cross
sections that describe how the roadway could be improved over
time. The information is based directly on Durham Region’s
Arterial Corridor Guidelines (ACGs) and Durham Transit’s future
projections for implementing transit along Durham Highway 2.
The key streetscape elements include: primary gateways and
pedestrian nodes; a multi-use path and sidewalks; street trees
and planting boulevards; lighting and street furniture; specialty
paving and signage.
6.5.3 Right-of-Way
The current ROW varies from 21 metres to approximately 50
metres at some intersections. The ultimate Regional ROW is 36
metres. When a property is redeveloped, the Region requires
dedication and protection of the 36 metre ROW with the intent
that over time, the ultimate ROW will be achieved.
Figure 6.36: Gateway feature at intersection
6.5.4 Access Management
Currently, there are numerous individual driveways and
commercial property entrances along Durham Highway 2. These
are gradually being limited through the construction of medians
to control access and turning movements. Existing properties
will maintain their right to access, but once a property is
redeveloped, all access points will require Regional approval. It
is anticipated that future direct access will be very limited. To
that end, the Land Use plan proposes access points and shared
laneways or private internal streets toward the internal portions
of properties with highway frontage.
Figure 6.37: Gateway treatments with built form enhance intersections
Page 56
6.5.5 Implementation
The comprehensive implementation of a streetscape program is
unlikely to occur. The Region has implied that once
infrastructure renewal occurs, then streetscaping improvements
would be implemented. However, improving the streetscape
earlier would function as a catalyst or impetus for property
redevelopment.
The guidelines and cross sections presented here could form the
basis for a more detailed streetscape master plan and
implementation strategy. The Municipality and the Region will
need to determine if and how elements within the future ROW
can be reasonably implemented. If a streetscape program were
in place, the Municipality could consider providing incentives to
existing property owners to improve their properties at the
street edge, to eventually blend with new Regional works.
Similarly, new development could receive incentives for
streetscaping measures.
Figure 6.38: Example of animated streetscape
General Streetscaping Guidelines
The following guidelines are intended to apply to all planned
changes within the publicly-owned ROW, Sidewalks, Pathways
and Intersections:
The north side of Durham Highway 2 shall have a continuous,
3 metre or more, multi-use pathway that provides
intermittent connections to trails and cycle routes. The
multi-use pathway is a consistent element in the ACGs and
Durham Transit street sections.
Figure 6.39: Example of animated streetscape
Page 57
Figure 6.40: Plan of proposed right-of-way
Page 58
Figure 6.41: Section through proposed right-of-way
Page 59
The south side of Durham Highway 2 shall have a sidewalk of
minimum 1.5 metres. The sidewalk paving should continue
across driveways/site entries to ensure a continuous and
priority pedestrian route.
Pedestrian crossings should be emphasized with decorative
or textured paving as a means to slow vehicles and create a
pedestrian priority condition.
Implementation of Urban Braille 3 should be considered at
major intersections.
o Minimum 2.0 metre smooth concrete travel way.
o Contrasting and textured borders.
o Streetscape elements such as lighting, signage and
furniture shall be located outside the travel way.
o Pedestrian routes and street crossings shall provide
accessibility to all persons with disabilities. Reference to
the Accessibility for Ontarians with Disabilities Act, 2005
(AODA) and principles of Universal Design should be
incorporated.
o Trail connections must not impede movement along the
multi-use pathway. Coordination with the Municipality’s
recreation standards will be required.
Figure 6.42: Landscaped strips with trees providing shade
Street Trees and Landscaping
A landscaped strip or boulevard located between the curb
and the sidewalk/multi-use pathway shall be provided on
both sides of the street. An alternating pattern or rhythm of
light standards, tree planting and landscaped features
(planting beds) should be developed within the boulevard.
3
Urban Braille is a system of tactile information primarily designed to
eliminate various sidewalk obstructions and for use by the severely visually
impaired, the elderly or infirm and by users of variety of mobility devices
(wheelchairs, scooters, etc)
Figure 6.43: Continuous tree planting along the sidewalk
Page 60
A minimum setback of 1.2 metres for trees and light
standards is required for snow storage (per the ACGs).
Where possible, street trees should be planted further from
the curb to protect them from salt and roadway
maintenance damage.
Street trees should be of a hardy species to tolerate urban
conditions.
Street trees should provide shade to the sidewalk.
Coniferous planting should be explored at locations where a
year-round green image is desirable.
Street trees should be planted between 8 and 12 metres oncentre. The concentration and type of tree planted in each
precinct can vary to provide interval definition and variety.
At commercial areas, trees should be selected to be
decorative and not obscure ground floor signage, display
windows or store signage.
Appropriate irrigation and drainage to ensure tree survival
should be in place. If not planted in a landscaped strip, a
continuous planting bed is preferred wherever possible.
At locations that abut the creek valleys, tree planting and
landscaping could be more naturalized.
Figure 6.44: Street furniture for comfortable clustering
Street Furniture
Street furniture such as benches, waste/recycling
receptacles, cycle racks should be coordinated as a
recognizable style for Courtice Main Street.
Furniture should be selected to be low maintenance, vandalresistant and readily replaceable.
The placement and design of transit shelters should be given
high priority in the streetscape. Coordination with the
Region will be required.
Figure 6.45: Example of street light with banners
Page 61
Street Lighting
Illumination must meet Regional road requirements.
Lighting of private properties must follow the municipal
Lighting Guidelines.
The Municipality should guide the selection of the Courtice
light fixture. It could be the same as the Bowmanville fixture,
for consistency across the Municipality, or it could be
different as a distinct Courtice element.
Light standards should be equipped to accommodate
banners, hanging baskets and specialty/seasonal lighting.
Use of photovoltaics could be considered for power.
At the Town Centre site (at a minimum), the light standard
should include a pedestrian-scaled fixture (at a lower
mounting height).
Lighting should not create glare or unnecessary spillage.
Figure 6.46: Example of a gateway building
Gateways
The Concept Plan identifies three primary gateways to define
Courtice’s precincts.
The western gateway at Townline should be developed as
both a Clarington and Courtice Municipal gateway. In the
long term, the full complement of special signage, lighting,
landscaping, paving and buildings should create a prominent
visual focal point and encourage pedestrian activity. In the
short term, a minimum palette of signage, banners and
landscaping and specialty paving should be considered to
improve the overall pedestrian environment and announce
arrival into Clarington and Courtice.
Figure 6.47: Example of a gateway building
Page 62
The central gateway at Trulls Road should be developed as a
“four-corners” intersection. Specialty intersection paving
should encourage pedestrians and cyclists to cross between
the Town Centre site and the Black Creek trail connections.
The eastern gateway at Courtice Road is more vehicular in
nature and should relate to the higher traffic speeds of
vehicles entering Courtice from a more rural context and in
the future, exiting from the future 407 East Link. Courtice
signage and landscaping that is complementary to the
eastern gateway signage and landscaping should be used.
Directional Signage
Signs and messaging should be consistent and distinct to
Courtice. Signage should coordinate with the street furniture.
Wayfinding and street signage should be clearly distinct
from traffic signs and signals.
A special signage template for landmark sites, such as
natural and built heritage or special properties, such as The
Hilltop Restaurant property, should be developed that is
complementary to the overall Courtice family of signs.
Signage should be clearly legible but not oversized.
Figure 6.48: Example of Gateway feature
Figure 6.49: Existing Courtice gateway feature
Page 63
7.0 CONCLUSION
The Courtice Main Street Master Development Plan proposes a
vision for the long term redevelopment and intensification of
the Courtice Main Street area for the planning period from 2010
to 2031. It provides a plan for higher densities, transit, and a
range of housing types and scale along Durham Highway 2 with
a focus on creating a unique character for the area.
We recommend that the following next steps be taken:
Adopt a Secondary Plan and Implementing Zoning
Standards – The Courtice Main Street Secondary Plan will
provide a framework for addressing a number of issues and
opportunities. In addition to this, the Secondary Plan will be
prepared to meet a number of key Provincial and Regional
policies, including the Provincial Policy Statement, the
Growth Plan for the Greater Horseshoe and the Region of
Durham’s Official Plan. Immediately following the adoption of
the Secondary Plan, the Municipality should prepare the
necessary zoning by-law changes to implement the Plan.
Adopt Urban Design Guidelines – The Urban Design
Guidelines will reflect the Municipality’s intention to improve
the character and quality of development along Durham
Highway 2 and create a more distinct Courtice community
area. The Guidelines are intended to be used in conjunction
with the future Secondary Plan and will complement and
augment the Secondary Plan urban design policies. The
Guidelines will illustrate approaches to redevelopment, new
building and landscaping to fulfill the Municipality’s
objectives and as a means to implement the urban design
principles.
Urban Design Control – An urban design control process,
similar to the one currently employed by the Municipality for
subdivisions, should be put in place to review opportunities
for conformity to the urban design principles of the Master
Development Plan and the Urban Design Guidelines. Future
site plan applications for the Courtice Main Street area will
involve the review of the implementation documents. This
review would be in conjunction with the Municipality’s site
plan review or draft plan submission process. Urban design
control will require all site plans, architectural plans,
landscape plans and elevations for all buildings on the subject
property to be reviewed and approved by an urban designer
during the approval process.
Community Improvement Plan – A Community Improvement
Plan (CIP) should be developed either under the auspices of a
Business Improvement Area (BIA) or initiated by the
municipality with the business community and residents of
the area. A Community Improvement Plan may be instituted
by the Municipality as a relevant tool that could be applied to
support various infrastructure, streetscape and façade
improvements along Courtice Main Street. It would be an
extension of the programs currently available in the
downtowns of Orono, Newcastle and Bowmanville.
Business Improvement Area – The Municipality, working
together with the business community, should explore the
possibility of establishing a BIA for the Courtice Main Street
Area. BIA’s in Clarington and other communities in Ontario
are excellent vehicles for businesses to work together in
marketing and promotion and beautification of the area.
Page 64
Streetscape Improvement Plan and Capital Funding – The
Municipality of Clarington should make it a priority to invest
in the public realm and to promote private sector investment
in streetscaping. It is recommended that further design and
development of the Main Street concept be undertaken by
means of a Streetscape Improvement Plan. This would be an
important component of a CIP. If a BIA is not established, it is
recommended that a Streetscape Improvement Plan be
carried out independently by the Municipality.
Incentives for Improvement – It is recommended that the
Municipality of Clarington and the Region of Durham further
examine existing incentive programs for community and
streetscape improvement.
Page 65
APPENDIX A
MAPS AND SECTIONS
Page 66
LAND USE AND PRECINCTS
PRESTONVALE ROAD-----------
DARLINGTON BOULEVARD------------
TOWNLINE ROAD ------------------------------
COURTICE WEST GATEWAY PRECINCT
Page 67
TRULLS ROAD-----------
PRESTONVALE ROAD-----------
BLACK CREEK MIXED USE PRECINCT
Page 68
COURTICE ROAD-----------
TRULLS ROAD--------------
COURTICE TOWN CENTRE PRECINCT
Page 69
HANCOCK ROAD-----------
COURTICE ROAD-----------
COURTICE EAST GATEWAY PRECINCT
Page 70
SECTIONS
SECTION THROUGH THE COURTICE WEST GATEWAY PRECINCT
SCALE: 1:500
Page 71
SECTIONS
SECTION THROUGH BLACK CREEK MIXED USE PRECINCT
SCALE: 1:500
Page 72
SECTIONS
SECTION THROUGH THE CENTRAL EAST PRECINCT
SCALE: 1:500
Page 73
SECTIONS
SECTION THROUGH COURTICE EAST GATEWAY PRECINCT
SCALE: 1:500
Page 74

Courtice Main Street

Transcription

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