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Public Meeting Report
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Report To: Planning and Development Committee
Date of Meeting: September 10, 2018
Report Number: PSD-068-18 Resolution Number:
File Number: COPA2017-0004 By-law Number:
Report Subject: Foster Northwest Secondary Plan
Amendment No. 117 to the Clarington Official Plan
Recommendations:
1. That Report PSD-068-18 be received;
2. That the Official Plan Amendment No. 117 be adopted;
3. That the Region of Durham Planning and Economic Development Department and the
Municipal Property Assessment Corporation be forwarded a copy of Report PSD-068-18;
and
4. That all interested parties listed in Report PSD-068-18 and any delegations be advised of
Council’s decision.
Municipality of Clarington
Report PSD-068-18 Page 2
Report Overview
This is a public meeting and recommendation report on the Foster Northwest Secondary Plan.
A previous public meeting was held in conjunction with draft plan of subdivision. Since that
time, staff drafted the text of the Secondary Plan document and revised the land use concept,
partially in response to input received from heritage groups.
A public information centre was held on August 30, 2018. Most people in attendance asked
questions and were generally supportive. The major concern, the location of the park, has
been addressed with wrapping the park around the Belmont House.
1. Proposed Secondary Plan
1.1 The Municipality proposes to adopt the Foster Northwest Secondary Plan through
Official Plan Amendment 117. The Secondary Plan will provide for:
Approximately 700 residential units;
A neighbourhood park adjacent to the Wilmot Creek valleylands;
A secondary and a potential elementary school sites;
Medium density residential uses along Durham Highway 2;
A mixed use area on the north west corner of Durham Highway 2 and Rudell Road;
and
Recognition of the Belmont House as a Heritage Dwelling
1.2 The location is Part Lot 31 and 32, Concession 2 Former Township of Clarke, bounded
by Durham Highway 2 on the south, the Wilmot Creek on the west, Highway 35/115 on
the North and Rudell Road on the east.
2. Background
2.1 On February 21, 2017, D.G. Biddle & Associates Ltd., on behalf of 2103386 Ontario Inc.
(Halminen), Louisville Homes Ltd. and Robert Stephenson (who has since sold his
portion to 2103386 Ontario Inc.) submitted applications for Neighbourhood Design Plan
Amendment, Clarington Official Plan Amendment, Draft Plan of Subdivision and
Rezoning to permit a proposed draft plan of subdivision with a mix of single detached
dwellings, street townhouse dwellings and link townhouse dwellings, a neighbourhood
park, a built heritage precinct for Belmont House and a stormwater management pond.
2.2 The Secondary School site was severed from the lands through a land division
application in 2015. The 7.93 hectare (19.6 acre) parcel will facilitate a Secondary
School.
Municipality of Clarington
Report PSD-068-18 Page 3
2.3 The Foster North West Neighbourhood Design Plan was approved on June 9, 2010.
Plans of subdivision were not submitted until 2017, at which time further changes were
required or proposed as outlined in subsequent sections.
2.4 With the approval of OPA 107, Neighbourhood Design Plans were no longer
recognized as part of the planning framework for Clarington. Secondary Plans were
identified as the basis of future planning of developing neighbourhoods; as a result
less detail was incorporated on the Official Plan maps, including the location of
medium and high density area, elementary schools and neighbourhood parks.
2.5 The more detailed land use plan for the Foster Northwest Area is now part of a
Secondary Plan. A secondary plan is recognized as a statutory planning document.
Much of the detailed background studies were either done through previous
Neighbourhood Plans or through development applications and thus the process has
been much abbreviated from the larger Secondary Planning studies that the
Municipality is currently undertaking.
2.6 The Foster Northwest Secondary Plan was prepared to:
a) Provide detailed land uses and related policies
b) Address the revised land uses resulting from the purchase of a school site internal
to the neighbourhood by the Kawartha Pine Ridge Public School Board;
c) Implement the Local Corridor and other polices contained in the Clarington Official
Plan; and
d) Improve the land use arrangement adjacent to the Wilmot Creek and Belmont
House having consideration for the recommendation of the Clarington Heritage
Committee
3. Land Characteristics and Surrounding Uses
3.1 The Foster Northwest area is the north-west quadrant of the Foster Neighbourhood,
which is divided north-south by Durham Highway 2 and east-west by Rudell Road. Both
the north-east and south-east quadrants are largely developed or have approved
development. The south-west quadrant is largely occupied by the Diane Hamre
Recreation Centre and an associated Community Park land.
3.2 The majority of the Foster Northwest Area is comprised of agricultural lands. Some
existing single detached dwellings are located along Durham Highway 2, Rudell Road
and Given Road. A stormwater management pond exists on the south-west corner of
Given Road and Rudell Road servicing lands in the Foster Northeast area and a portion
of the future development within Foster Northwest area.
3.3 The lands associated with the Wilmot Creek are predominantly forested. The Wilmot
Creek is recognized as an important fishery.
Municipality of Clarington
Report PSD-068-18 Page 4
4 Existing Neighbourhood Design Plan
4.1 In 2010 a Neighbourhood Design Plan (Attachment 1) was approved for the Foster
Northwest Area. The Neighbourhood Design Plan provided for:
Approximately 500 dwelling units comprising 330 single detached dwellings on 10,
12 and 15 metre lots and 152 street townhouses.
A modified grid of street with limited connections to Rudell Road and Durham
Highway 2. This included an extension of Grady Drive and a new north-south street
connecting to Durham Highway 2. The existing Given Road would be converted to
development blocks;
An 6.0 (14.83 acre) Secondary School site located on Durham Highway 2;
A 0.6 ha (1.5 acre) parkette located at the south-east corner of Grady Drive
extension and the new north-south collector street;
Two stormwater ponds, one on the east and a new one on the west near Durham
Highway 2 at the south limits of the area;
Open Space blocks at the north and south providing visual and physical access to
the Wilmot Creek valleylands;
A potential corner store location; and
A heritage dwelling area containing the Belmont House.
5 Key Elements of the Proposed Secondary Plan
5.1 The proposed Foster Northwest Secondary Plan (Attachment 2):
Recognizes in text and design the history of these lands from indigenous use by the
Mississauga First Nation, the history of the Wilmot family and their home “The
Belmont House” and the important contribution to the cultural history of the area of
the Newcastle Fish Hatchery and related activities such as the museum;
Implements the greater setbacks from natural heritage features along the Wilmot
Creek valley in accordance with the updated Official Plan policies;
Relocates the secondary school site to the lands purchased by the Kawartha Pine
Ridge District School Board in the north-of Grady Drive, west of Rudell Road.
Provides for a Medium Density Residential Area along Durham Highway 2 to
implement the Local Corridor provisions of the Official Plan. The Medium Density
Area allows for a range of building types from townhouses, stacked townhouses,
back-to-back townhouses, low rise apartments and retirement homes. The height is
proposed to be 2-5 stories. The result is that the range of households in the
neighbourhood can vary from 600-700 units, the higher end the result of apartments
or an assisted living/retirement facility.
Provides for the redevelopment of three existing single detached lots at the corner of
Durham Highway 2 and Rudell Road as a Mixed Use Area. Uses include mixed-use
buildings and office uses.
Municipality of Clarington
Report PSD-068-18 Page 5
6 Provincial Policy
Provincial Policy Statement
6.1 The Provincial Policy Statement identifies settlement areas as the focus of growth.
Land Use patterns shall be based on densities and a mix of land uses that efficiently
use land, resources and infrastructure.
6.2 Significant built heritage resources and cultural heritage landscapes shall be conserved.
Planning authorities can permit development and site alternation on adjacent lands to
designated heritage properties where the proposed development demonstrates that the
heritage attributes and designated property will be conserved.
6.3 Healthy and active communities should be promoted by planning public streets to be
safe, meet the needs of pedestrians, foster social interaction and facilitate active
transportation and community connectivity. Compact and diverse developments
promote active modes of transportation such as walking and cycling.
Provincial Growth Plan 2017
6.4 The Provincial Growth Plan, in force since July 1, 2017 requires all decisions made by
Council are to conform to the new plan. The new Growth Plan continues to reinforce
and provide stronger policies to guide growth. The development of complete
communities is encouraged by promoting a diverse mix of land uses, a mix of
employment and housing types, high quality public open spaces and easy access to
local stores and services. The Growth Plan establishes minimum residential targets.
The future subdivision applications will have to demonstrate their consistency with the
Growth Plan
6.5 The current gross density target across Greenfield Areas is 50 residents and jobs
combined per hectare. New development in Greenfield Areas shall support the
achievement of complete communities; support active transportation and encourage the
integration and sustained availability of transit services.
7 Official Plans
Durham Region Official Plan
7.1 The Durham Region Official Plan designates the lands as Living Area. Lands
designated Living Area permit the development of communities incorporating the widest
possible variety of housing types, sizes and tenure to provide living accommodations
and address various socio-economic factors. The proposed development conforms with
the Durham Region Official Plan.
7.2 Development applications in Living Areas must consider having a compact built form,
including providing intensive residential and mixed uses along arterial road and transit
routes. Consideration must also be given to urban design, pedestrian connections, grid
pattern of roads, and the availability of services and infrastructure.
Municipality of Clarington
Report PSD-068-18 Page 6
7.3 The Region’s Official Plan establishes a framework for Regional and Local Corridors.
The Region’s Official Plan identifies and maps Regional Corridors, and provides a policy
direction to local municipalities for designating Local Corridors in local Official Plans.
7.4 Local Corridors are mixed use areas, planned to support frequent transit service. Local
Corridors make connections to Regional Centres (i.e. Downtown Newcastle, Downtown
Bowmanville, Bowmanville West Town Centre). Local Corridors support a long term
density target of a minimum 30 units per gross hectare, and a Floor Space Index of 2.0.
7.5 Corridors have the following characteristics:
Promote transit having a mix of uses with higher densities;
Have a sensitive urban design that orients development to the corridor and access
points are consolidated;
Maintain and enhance historical main streets, and integrate new development with
existing;
Preserve and enhance cultural heritage resources.
Clarington Official Plan
7.6 The Clarington Official seeks to create walkable neighbourhoods and to provide a
variety of uses within each neighbourhood. New neighbourhoods will have a variety
of housing densities, tenure and types for all incomes, ages and lifestyles.
7.8 The Clarington Official Plan designates the lands as Urban Residential, Local Corridor
and Environmental Protection. A Secondary School site is identified for this area.
7.9 The Urban Residential designation shall predominantly be used for housing purposes,
providing for a variety of densities, tenure and types. Neighbourhoods are to be
walkable, compact, connected and create a high quality public realm.
7.10 The lands associated with the Wilmot Creek valleylands and tributaries are designated
Environmental Protection. The natural environment policies require a minimum 15
metres setback from natural heritage features including watercourses and valleyland.
7.11 The Clarington Official Plan identifies the lands along Durham Highway 2 from Wilmot
Creek to the Foster Creek as a “Local Corridor”. Local Corridors are mixed use higher-
intensity areas along existing and future transit routes that provide a structural element
so that higher density uses are located in the most appropriate and efficient locations.
Mixed-use buildings, apartments and townhouse units are permitted (between two and
six storeys) with a minimum net density of 40 units per net hectare along the local
corridor. The mix between low-rise (two-four storeys) and mid-rise (five-six storeys)
shall generally be split 80% and 20%, respectively. Corridors are approximately 100
metres deep on both sides of the road.
7.12 Neighbourhoods are to be served with Neighbourhood Park or Parkettes. In the case of
the Foster Neighbourhood, divided into four quadrants, the park arrangements are not
typical as there is no central location for the entire neighbourhood.
Municipality of Clarington
Report PSD-068-18 Page 7
8 Public Notice and Submissions
8.1 A Public Information Centre on the development proposal was held on September 28,
2017 at the Newcastle Branch of the Clarington Public Library. The information
available to the public at the time focused on the plan of subdivision. Comments
received at that time were:
Traffic congestion will increase;
The high school land swap didn’t make sense;
Concern for construction traffic using Rudell Road;
Maintenance of the heritage dwelling at 302 Given Road
Fencing adjacent to medium density block; and
A trail should be built on the to-be-closed Given Road allowance north of the
eastern storm water management pond.
8.2 At the public meeting on the Plan of Subdivision and the Secondary Plan held on
October 23, 2017, 10 members of the public spoke.
8.3 The statutory public open house and public meeting on the Proposed Secondary Plan
was advertised by:
Mail out on August 14, 2018 to all residents inside and within 120 metres of the
boundaries of the boundaries of the Secondary Plan Area;
Newspapers on August 13, 2018; and
On the Municipal website and social media
8.4 A statutory public open house on the proposed Secondary Plan was held in the
Newcastle Public Library on Thursday August 30, 2018. Approximately 20 people
attended. The display panels and presentation have been posted to the municipal
website since August 30th.
8.5 To date comments from the public received have been:
Traffic signals will be needed at the Pedwell/Massey intersection on Highway 2 for
future traffic
A suggestion that the playground could be designed to honour indigenous peoples
A suggestion to utilize some indigenous street names
8.6 Staff and members of Council have met with members of various heritage organizations
several times regarding the appropriate recognition of the areas heritage and more
recently the concept of a heritage park.
Municipality of Clarington
Report PSD-068-18 Page 8
8.7 On June 10, 2018 the Newcastle Village and District Historical Society wrote to Council
advising of their work to establish a basis for a heritage park in the area of the Belmont
House. They advised of their concerns regarding the development plan for Foster
Northwest Areas that would cut off any link between the Belmont House and the Wilmot
Creek. They request that more work be done so that this one time opportunity not be
lost to development that is insensitive to the cultural and heritage aspects of this part of
Newcastle.
8.8 On June 18, 2018, the Architectural Conservancy of Ontario Clarington Branch passed
a motion to provide a letter of support of a proposed Wilmot Creek Heritage Park
located immediately east of Wilmot Creek and north of Highway 2. (Attachment 5).
9 Agency Comments
Region of Durham
9.1 The Regional Planning Department provided comments focused on the draft plan of
subdivision. They encouraged the applicant and the municipality to increase the density
of residential development including higher density mixed uses within the medium
density block along Regional Highway 2 so that the minimum density target can be met
or exceeded. The Region requested bicycle lanes along Grady Drive and the new
north-south collector road as shown in the Secondary Plan. A 36 metre right-of-way
was required for King Avenue West (Durham Highway 2). They also requested transit
stops as shown at the intersection of the new collector road with King Avenue West.
Ganaraska Region Conservation Authority
9.2 The Ganaraska Region Conservation Authority (GRCA) submitted comments on the
proposed plan of subdivision. They are satisfied with the proposal for two stormwater
ponds to service the neighbourhood, including the retrofit and expansion of the existing
pond in the south-east near Rudell Road. There are technical details regarding the
sizing and detailed design of the ponds which are addressed through the Plan of
Subdivision.
Kawartha Pine Ridge District School Board
9.3 The Kawartha Pine Ridge (KPR) District School Board confirmed their intent to put at
least one school on the site identified and designated for that purpose. Based on
current enrolment projections, an elementary school to support growth and
development is required, particularly with the Board’s decision to gradually transition
French immersion students residing in the Newcastle area and currently attending the
Duke of Cambridge School to the Newcastle Public School. This transition
commenced this past year with the JK/SK students.
9.4 The KPR will consider a Secondary School on the designated lands at some point in the
future depending on the disposition of Clarke High School and continued growth.
Municipality of Clarington
Report PSD-068-18 Page 9
Clarington Heritage Committee
9.5 The Clarington Heritage Committee has passed three resolutions with respect to the
Belmont House and Park:
October 18, 2017
THAT the Clarington Heritage Committee recommends strengthening the link from
the Belmont House to the creek and enhancing the overall character and view of
the home by adding a pathway to the creek and increasing the parkland space
surrounding the home.
January 16, 2018
THAT the Clarington Heritage Committee recommends strengthening the link from
the Belmont House to the creek and enhancing the overall character and view of
the home by retaining the existing Given Road allowance as open space to
preserve a pathway to the creek and by increasing the parkland space surrounding
the home.
March 20, 2018
THAT the Clarington Heritage Committee recommends the establishment of a
Wilmot Creek Heritage park to be included in the development plans for the Foster
Northwest neighbourhood.
10 Departmental Comments
Engineering Services Department
10.1 Engineering Services Department have two concerns:
Parkland Location
10.2 We find the proposed relocation of the Neighbourhood Park in the northwest part of the
Plan to be unsuitable. We request that this Neighbourhood Park remain in the currently
designated central location. The proposed relocation of the park result in a major
impact to the park function and usability resulting from the revised servicing strategy for
this development
Legal Closure of Given Road
10.3 The implementation of the Plan and actual development with the subject neighbourhood
will require the legal closure of Given Road.
Municipality of Clarington
Report PSD-068-18 Page 10
11 Discussion
Environmental Protection Area
11.1 In conjunction with the updating of the plan of subdivision application, the Environmental
Impact Study was amended to conform to the Official Plan as amended by OPA 107.
This provides for a 15 m setback from the top of bank to the Wilmot Creek valley. This
Open Space area is shown in the Secondary Plan as part of the Environmental
Protection Area.
Park Location
11.2 The location of the Neighbourhood Park has evolved through the preparation of the
Secondary Plan. Generally speaking, staff seek a more central location for all parks,
including Neighbourhood Parks. The Foster Neighbourhood is split into four quadrants,
which have developed over time and has affected the ability to have a larger
neighbourhood level park. The primary Neighbourhood Park for the Foster
Neighbourhood is the Rickard Park on Grady Drive. It was selected for its relationship
with the former elementary school site. In addition, there is the Edward Street Park and
the future park in Foster Northwest. The south-west quadrant is the location of the
Community Park which includes the Diane Hamre Recreation Complex.
11.3 The Official Plan indicates that parks shall:
connect to the open space system wherever possible
be as central as possible
be accessible from two sides
have at least 30 % street frontage
Approved Neighbourhood Design Plan
11.4 The Foster West Neighbourhood Design Plan approved in 2010 provided a
neighbourhood parkette of 0.6 ha (approximately 1.5 acres) was located south of Grady
Drive extension. See Figure 1. It would have provided small playground and open park
area.
Municipality of Clarington
Report PSD-068-18 Page 11
Figure 1: Open space in Neighbourhood Design Plan
11.5 The Neighbourhood Design Plan also had two open space blocks along the Wilmot
Creek which provided physical and visual access to the creek valley at the north and
south ends providing opportunities for trail connections and opportunities for heritage
interpretation.
Park Proposed Through Subdivision Application
11.6 The applicants’ proposes a 1.2 ha (approximately 3 acre) park located closer to the
centre of the neighbourhood along the main collector road and north of Flood Avenue
extension. It has frontage on two sides.
Municipality of Clarington
Report PSD-068-18 Page 12
Figure 2: Park Proposed in Subdivision Application
11.7 Only the northerly open space block is retained along the Wilmot Creek which provides
for the most limited physical and visual access to the creek valley but connects the
Belmont House to the creek.
11.8 There are no trail connections to the park but there would be future bike lanes or multi-
use path connections along the collector road.
11.9 This park site was initially agreed upon prior to the concerns raised by the Clarington
Heritage Committee and the Newcastle Village and District Historical Society. This led
staff to an examination of how the park development could better serve the many
objectives, including providing for better integration of the Belmont House into the
neighbourhood and for the park to better located to integrate with the trail system and
provide for heritage interpretation.
Park in Proposed Secondary Plan
11.10 A neighbourhood park of 1.2 ha (approximately 3 acres, shown in Figure 3, was
proposed to be located to the south of the Belmont House adjacent to the Wilmot Creek
valley.
Municipality of Clarington
Report PSD-068-18 Page 13
Figure 3: Park Proposed in Secondary Plan
11.11 This park location would provide heritage interpretation opportunities for indigenous and
European settlement, connected to valley trail systems, and provide neighbourhood
recreation facilities such as a playground and open park space. It would have frontage
on two sides.
11.12 Although this site is not as central as staff would generally seek, it is more than offset
by:
the open space area associated with the relocated school block relocated to
the north-east; and
the opportunity to augment the setting of an important heritage building and
interpret the history of the area.
Municipality of Clarington
Report PSD-068-18 Page 14
11.13 An example of how such a park could enhance a historic building can be seen at the
Grange Park in Toronto.
Figure 4: Images of Grange Park, Toronto
11.14 There are challenges to this concept arising from the engineering scheme that was
done in support of the previous concept noted above. Implementing a park in this
location with the residential uses to the north would result in overland flow routes,
sanitary sewers and storm sewer infrastructure crossing the park in this location. These
were not insurmountable challenges but would also have a higher cost as a result.
Recommended Park Location
11.15 At the June 25th Planning and Development Committee, members encouraged the
heritage groups to meet with the developers on their ideas for a heritage park. An
alternative emerged from their discussions with the developers for a “heritage park”
behind the Belmont House and a small “recreational parkette” in a more central location.
The heritage park portion was created out of lands that were expensive to service for
residential purposes. This split configuration was not supported by staff for a variety of
design, maintenance and safety reasons. In staff’s view, it would be better for the park
to be multifunctional that split into two separate parcels with two separate functions.
Municipality of Clarington
Report PSD-068-18 Page 15
11.16 In further discussion with the developers since the Public Information Centre, a hybrid
park location emerged which surrounds the Belmont House on the north, west and
south sides (see Figure 5). The road crossing the south and west sides of the Belmont
House has been removed. There would be a laneway set aside to access the Belmont
House.
Figure 5: Recommended Park Location
11.17 While this configuration dilutes the sense of park size and creates a hidden space
behind the Belmont House, it does provide an attractive setting for the House, better
connects the House to the creek and, with the incorporation of the Given Road
allowance, provides a suitably-sized space for a playground and other features. There
would be many opportunities for heritage interpretation along the valley edge and
around the edges of the Belmont House.
Municipality of Clarington
Report PSD-068-18 Page 16
11.18 The recommended park location provides the same amenity benefits of a park facing
the Belmont House and eliminates that related engineering challenges and costs
associated with the park presented at the Public Information Centre. The expanded
park would be sized to complete the parkland dedication requirements for additional
residential lands and the anticipate scale of development along Durham Highway 2
rather the relying on cash-in-lieu payments for these subsequent phases. Planning staff
are recommending that the park configuration which surrounds the Belmont House on
three sides be incorporated into the Secondary Plan.
Ravine Lots
11.19 The approved Neighbourhood Design Plan provided for two open space blocks along
the Wilmot Creek valley, one at the north and one at the south. In between there were
11 ravine lots. The plan of subdivision proposes 14 ravine lots and eliminates the open
space block at the south end. The recommended Secondary Plan, with the park
location adjacent to the Wilmot Creek, allows for 7 ravine lots, a reduction of 4 lots from
the existing Neighbourhood Design Pan. While ravine lots attract a premium for the
developer, the valleylands access and visibility is an asset to the entire neighbourhood.
The Secondary Plan would allow for approximately 10-12 lots that front onto the park
which would also attract a premium.
Secondary School
11.20 A number of concerns were raised regarding the location of the Secondary School
internal to the neighbourhood and the resulting traffic from school buses and other
vehicles. The KPR’s plans still remain unsettled but the Municipality will ultimately have
to be prepared for both schools on this site. The Secondary Plan requires that a traffic
management plan be prepared through those future applications to address vehicular,
biking and pedestrian flows, access and safety.
Stormwater Management Facility
11.21 The studies submitted for the related plan of subdivision did not account for the post
development stormwater from the Secondary School Block. As a result the KPR would
have been required to provide their own stormwater management solution. This is not
the usual approach for newly developing neighbourhoods which contain centralized
stormwater ponds. The policies of the secondary Plan now require that the east
stormwater pond be sized to accommodate post-development flows from the school site
but provide for the future reimbursement of the additional costs to enlarge the pond at
the time the school site develops.
11.22 There is also some uncertainty as to whether the west stormwater management pond is
sized sufficiently. As further detailed studies are completed, there may be a loss in the
number of units that can be built. The proposed ponds and the surrounding Low Density
Residential Area can be adjusted through the development process without an
amendment to the Land Use Map contained in the Secondary Plan.
Municipality of Clarington
Report PSD-068-18 Page 17
Local Corridor Land Uses
11.23 The purpose of establishing Local Corridors in Clarington Official is to structure growth
and to meet the population and housing targets established by Clarington. Encouraging
higher densities in key areas further support transit initiatives and build a critical mass to
support the expansion of transit services. Higher densities also alleviate consumption of
agricultural land, support climate change initiatives, and provide a range of housing
choices.
11.24 The original proposal from the applicant for the Medium Density Area was for a
condominium townhouses for approximately 105 units. More recently, there has been
consideration of a development of a seniors facility combining assisted living and
apartments for approximately 250 units. Both are appropriate land uses for the Local
Corridor Area. The maximum permitted height would be 5 stories.
11.25 There are four single detached houses located along Durham Highway 2, which over
time would be considered for redevelopment of some sort. The proposed Secondary
Plan provides for the single detached home at 3382 Highway 2 located west of the
tributary to the Wilmot Creek to be developed for Medium Density uses. The concern is
that this is this parcel is left stranded without servicing options. On the other hand, the
developer has no interest in acquiring more land. The recommended Secondary Plan
now designates the site for mixed use, which would be somewhat easier to develop
independently e.g. an office.
11.26 The three single detached houses located west of Rudell Road on Durham Highway 2
are allowed to develop for Mixed Uses provided that all three properties are
consolidated into one parcel. The relatively narrow depth and limited size make these
properties difficult to redevelop without consolidation to provide for coordinated access.
Due to the signals at the Rudell Road and Durham Highway 2 intersection, access may
be restricted to right-in/right-out movements.
12. Concurrence
Not applicable.
13. Conclusion
Council’s adoption of the Foster Northeast Secondary Plan will provide the land use
guidance for the development and redevelopment of this portion of the Foster
Neighbourhood.
Municipality of Clarington
Report PSD-068-18 Page 18
Submitted by: Reviewed by:
David J. Crome, MCIP, RPP Andrew C. Allison, B.Comm LL.B
Director of Planning Services Chief Administrative Officer
Staff Contact: Carlo Pellarin, Manager of Development Review, 905-623-3379 ext. 2407 or
Bob Russell, Planner 905-623-3379 ext. 2421 or brussell@clarington.net.
Attachments:
Attachment 1 – 2010 Neighbourhood Design Plan
Attachment 2 - Official Plan Amendment No. 117
Attachment 3 – Letter from Newcastle Village District Historical Society
Attachment 4 – Letter from ACO – Clarington Branch
The list of the interested parties to be notified of Council’s decision is on file in the Planning
Services Department
DJC/CP/tg
I:\^Department\LDO NEW FILING SYSTEM\Application Files\COPA-Official Plan Amendment\2017\COPA2017-0004 Foster Northwest SP (See S-C-2017-0005 And ZBA2017-0007)\Staff
Report\PSD-068-18.Docx
Attachment 2 to
Report PSD-068-18
Amendment No. 117
To The Clarington Official Plan
Purpose:
The purpose of this Amendment is to create a planning framework that will facilitate the
development of the northwest portion of the Foster Neighbourhood as a walkable
neighbourhood with include low and medium density residential housing, parks, schools
and transit supportive, mixed use corridor along Durham Highway 2/King Avenue in
Newcastle. The Neighbourhood Plan recognizes and celebrates the history of the area.
Location:
This Amendment applies to an area within the Foster Neighbourhood in Newcastle. It
includes lands on the north side of Durham Highway 2/King Avenue between the Wilmot
Creek Valley in the west and Rudell Road in the east.
Basis:
This Amendment is based upon the study team’s analysis of the new Clarington Official
Plan (2018 Office Consolidation) and the existing Foster Northwest Neighbourhood
Design Plan. It has also been based on studies submitted in support of applications for
Draft Plan of Subdivision and Rezoning in this Neighbourhood and input from the
Clarington Heritage Committee and other heritage groups. This amendment was
presented to the commenting agencies, at a Statutory Open House on August 30, 2018.
A Statutory Public Meeting was held on the developer’s proposal on November, 2012
and a further Statutory Public Meeting on September 10, 2018.
Actual Amendment:
1. Existing Part VI, Section 3 “General Policies for Secondary Plans” is hereby
amended by adding a new subsection j) as follows and making appropriate
adjustments to the preceding sections:
“j) Foster Northwest.”
2. Existing Part VI Secondary Plans is amended by adding a new Secondary Plan to
Part VI as contained in Schedule 1.
Implementation:
The provisions set forth in the Municipality of Clarington Official Plan regarding the
implementation of the Plan, shall apply in regard to this Amendment.
Interpretation:
Schedule 1 forms part of Amendment No. 117
The provisions set forth in the Municipality of Clarington Official Plan regarding the
interpretation of the Plan shall apply in regard to this Amendment.
Schedule 1 to
Official Plan Amendment No. 117
Secondary Plan
Foster Northwest
Secondary Plan
Municipality of Clarington Official Plan
September 10, 2018
Foster Northwest Secondary Plan
2
1. Introduction
1.1 The Plan’s Role
As a secondary plan, this Plan provides more specific guidance regarding
the uses, intensity and form of development for the Foster Northwest Area.
New development will be carried out in accordance with the policies of the
Clarington Official Plan and the policies of this Secondary Plan.
1.2 Structure
The Foster Northwest Area is one quadrant of the Foster Neighbourhood.
The Neighbourhood structure as a whole is outlined in Section 2.
1.3 Plan Area
The Foster Northwest Area is bounded by Provincial Highway 35/115 to the
northwest, Rudell Road to the east, Durham Highway No. 2 to the south,
and the Wilmot Creek valleylands to the west. The Foster Northwest Area is
approximately 48 hectares in size. The limits of the Foster Neighbourhood
and the Foster Northwest Area Secondary Plan Area are identified in Map A
of this Secondary Plan.
1.4 History of the Area
The lands along the Wilmot Creek have been frequented by the Mississauga
First Nation for centuries to hunt and fish.
The Foster Northwest Area includes a significant property, known as
Belmont Farm. It was owned by Samuel Street (S.S.) Wilmot and
subsequently owned by his youngest son Samuel Wilmot. Both men were
prominent in Ontario life. S.S. Wilmot was the Deputy Surveyor for Upper
Canada and a member of the House of Assembly. Samuel Wilmot built the
first fish hatchery in Canada in an effort to combat the devastation of the
fishery in Lake Ontario by early settlement.
The Belmont House, located on the east side of the creek along for former
Kingston Road, occupies a prominent location in the neighbourhood.
1.5 Former Neighbourhood Plan and Updated Land Uses
These lands formerly were subject to a Neighbourhood Design Plan. Under
the provisions of the Durham Regional Official Plan, the Foster Northwest
Area was identified as an area where a Secondary Plan shall be prepared.
This Secondary Plan was prepared to:
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a) Provide detailed land use policies;
b) Address the revised land uses resulting from the purchase of a
school site internal to the neighbourhood by the Kawartha Pine Ridge
Public School Board;
c) Implement the Local Corridor and other polices contained in the
Clarington Official Plan; and
d) Improve the land use arrangement adjacent to the Wilmot Creek and
Belmont House having consideration for the input from various
heritage groups.
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2. Neighbourhood Structure
2.1 Neighbourhoods are self-contained areas with a mix of housing types, land
uses and activities. Neighbourhoods are edged either by natural features
or the primary road network, giving each neighbourhood a unique identity.
The Foster Northwest Secondary Plan applies only to the Northwest
quadrant of the Foster Neighbourhood but it implements neighbourhood
structure of the Foster Neighbourhood as whole. The components of the
Foster neighbourhood that define its urban structure are identified below.
2.2 Housing
Neighbourhoods have a mix of low and medium density housing types and
mixed-use development where appropriate. Residential densities, lot sizes
and building types will vary throughout each neighbourhood.
2.3 Local Corridor
The Foster Neighbourhood has a Local Corridor Area through the centre of
the neighbourhood. A Local Corridor is an area of higher intensity
development along both sides of King Avenue West which provides not only
for medium density mid-rise residential uses but also supports neighbourhood
convenience commercial functions.
2.4 Natural Corridors
The Foster Creek on the east and the Wilmot Creek on the west provide are
the defining easterly and westerly boundaries of the Foster Neighbourhood.
The Foster and Wilmot Creek valleylands are important natural heritage areas
that are to be protected and enjoyed, providing opportunities for trail
connections.
2.5 Parks
Each of the four quadrants of the Foster Neighbourhood contains parks of
various scales. Neighbourhood level parks are located in the north-east,
north-west and south-east quadrants. The neighbourhood park in the north-
west quadrant will provide a heritage interpretation opportunity for the
community.
The Community Park, including the Diane Hamre Recreation Complex,
occupies the greater portion of the south-west quadrant. This park provides
higher order park and indoor recreation facilities to the entire Newcastle urban
area and surrounding rural areas.
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2.6 Schools
The Foster Neighbourhood is intended to have both public and separate
elementary schools. The Neighbourhood is also the site of a future Secondary
School intended to serve residents of Newcastle, Orono and surrounding rural
lands.
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3. Goals & Design Principles
3.1 Goals for This Plan
1. To create a safe, walkable residential area connected to nature.
2.
To provide a range housing appropriately located and designed in order to
meet the evolving housing needs for approximately 700 households upon full
build out
3. To celebrate the cultural heritage of the area with the recognition of the
Belmont House, the Newcastle Fish Hatchery and the indigenous community.
4.
To celebrate the importance of the natural features of the Wilmot Creek as an
important design element and a significant feature for the quality of life for
local residents.
5. To promote high quality design practices centered on energy conservation,
efficiency and environmental sustainability.
3.2 Design Principles for the Foster Northwest Area
The Foster Northwest Area Secondary Plan is guided by design principles
outlined below:
3.2.1 Green Spaces
a) Access to a green environment is important for the health and well-being
of residents.
b) The neighbourhood park, natural heritage features and stormwater
management facilities shall form a connected system.
c) The natural heritage system will be protected, enhanced, interpreted and
enjoyed.
d) The neighbourhood park will be a neighbourhood focal point.
e) Stormwater management facilities shall be designed as landscape
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amenities.
f) Pedestrian connections adjacent to significant natural features shall be
planned to anticipate use and to avoid impact on the identified features’
environmental functions.
3.2.2 Cultural Heritage
a) The Foster Northwest Area contains the Belmont House, home of the
Wilmot family and the site of the first fish hatchery in Canada along the
banks of the Wilmot Creek. It is also a site frequented by indigenous
people.
b) The layout of the streets and the design of the neighbourhood park will
celebrate the cultural heritage of this area.
3.2.3 Land Uses
a) A diversity in housing types will be provided to achieve the minimum
densities stipulated by the Official Plan.
b) Development along the Local Corridor will be designed with densities that
are transit-supportive and incorporate limited commercial service uses.
3.2.4 Infrastructure
a) The neighbourhood design is based on a modified grid system to enable
ease of access and improved connections into and through the
community.
b) Complete streets will be designed have regard for all users: pedestrians,
cyclists, public transit and motor vehicles.
c) A continuous system of trails for walking and cycling will be constructed.
3.2.5 Environmental Sustainability
a) Community design shall incorporate state of the art environmental,
energy and water conservation measures designed to minimize the
carbon footprint of new development.
3.2.6 Design Excellence
a) The buildings, streetscapes, parks and open spaces and infrastructure
should be distinctive and aesthetically pleasing.
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4. General Policies
4.1 Maps
A general pattern of development is established through land use
designations for the Foster Northwest Planning Area as shown on Map B.
The Active Transportation Network is identified on Map C.
4.2 Relationship to Official Plan
Unless otherwise specified in the Secondary Plan, development shall be
undertaken in accordance with the relevant provisions of the Clarington
Official Plan.
4.3 Housing
4.3.1 This Secondary Plan Area provides opportunities for several forms of housing
in the Secondary Plan Area:
a) The interior part of the Neighbourhood shall be comprised primarily of
detached dwellings and very limited street townhouse dwellings.
b) The Local Corridor, as shown on Map A shall include the medium-density
housing and may include housing in live/work units or in mixed-use
buildings.
4.3.2 In order to meet housing affordability and accessibility needs, the Municipality
encourages that new residential dwellings be designed to meet the following:
a) A portion of the single detached units be designed as fully accessible
bungalows; and
b) A portion of residential units will be designed with smaller floorspaces to
provide for a smaller residential units that contribute to greater
affordability.
c) A portion of medium density residential units be designed for seniors or
special needs housing.
4.3 Cultural Heritage
4.3.1 The design and development of the Foster Northwest Area shall be
undertaken in a manner the highlights the important cultural history of this
area including indigenous history.
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4.3.2 The Belmont House will be maintained in a manner that preserves its
character and importance as designated property under the Ontario Heritage
Act.
4.3.3 The conservation and enhancement of significant cultural heritage resources
shall be consistent with the provisions of Chapter 8 in the Municipality of
Clarington Official Plan and all relevant Provincial legislation and policy
directives.
4.4 Sustainability
4.4.1 The Municipality seeks to minimize the carbon footprint of future development
in order to reach a net zero energy requirement in future years. To achieve
this new development shall:
a) Preserve and enhance tree cover including;
b) W here trees and other vegetation is removed through the development
process, it will be compensated through new plantings in accordance
with Section 9.5;
c) Houses will be designed with regard to the Municipality’s Priority Green
Framework; and
d) All housing should be constructed easily provide for future home
charging stations for electric vehicles.
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5 Land Use Policies
5.1 Low Density Residential
5.1.1 Role
The majority of the Foster Northwest Area is for lower intensity residential
dwellings that integrates with the existing development in the Foster
Northeast Area.
5.1.2 Permitted Uses
Uses will be fully defined in the Zoning By-law. Generally, the uses permitted
in the Low Density Residential Area are:
Detached dwellings;
Semi-detached dwellings;
Limited street townhouse dwellings;
Accessory apartments and garden suites;
Group homes;
Home occupation uses;
Daycare;
Place of worship
5.1.3 Intensity
a) Within this area, buildings will be between 1 and 3 storeys unless
otherwise specified.
b) Development surrounding the Belmont House will be sensitively
designed in terms of massing, scale and architectural character.
5.2 Medium Density Residential
5.2.1 Role
The Medium Density Residential Area is part of the Local Corridor along King
Avenue West.
5.2.2 Permitted Uses
Uses will be fully defined in the Zoning By-law. Generally, the uses permitted
in the Medium Density Residential Area are:
Townhouses, stacked townhouses and back-to-back townhouses;
Low-rise to mid-rise apartments;
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Retirement homes;
Special needs housing;
Place of worship;
5.2.3 Intensity
a) Within this area, buildings will be between 2 and 5 stories and have a
minimum density of 40 units per net hectare.
5.3 Mixed Use Area
5.3.1 Role
To provide for convenience commercial services in a mixed use format. A
small mixed-use area is identified as part of the Local Corridor on the north-
west corner of Ruddell Road and King Street West.
5.3.2 Uses
a) Permitted uses include:
Mixed-use buildings
Office buildings
Place of Worship
Community Facility including daycare
Existing single detached dwellings
b) Commercial uses that may cause conflicts with surrounding residential
uses, such as uses with the outdoor display of goods and materials, drive-
throughs, places of entertainment will not be permitted in the implementing
zoning by-law.
5.3.3 Intensity
a) Any ground floor commercial use will be limited to those that service the
convenience needs of the surrounding residential area. Individual stores
will be limited in size, generally 300 square metres or less.
b) Building heights shall be within a range of 2 to 4 storeys.
c) The lands designated Mixed Use must be consolidated into one property
prior to any redevelopment in order to create a suitable development block
and provide for appropriate entrance locations.
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5.4 Environmental Protection Area
5.4.1 Role
Lands designated Environmental Protection Area recognize the natural
heritage system and the associated buffers and setbacks. These lands shall
be subject to the Environmental Protection Area policies of the Official Plan.
5.4.2 Uses
a) No development shall be permitted in Environment Protection Areas,
except:
Low intensity recreation
Uses related to forest, fish and wildlife management
Erosion control
5.5 Heritage Dwelling Area
5.5.1 Role
The Belmont House is a historically and culturally significant structure that
provides a key organizational element for the Neighbourhood. Information on
the Wilmot family, Belmont House and the Newcastle Fish Hatchery is
contained in Appendix A.
5.5.2 Use
The Belmont House is a designated heritage dwelling under Part IV of the
Ontario Heritage Act. It will be will be conserved as a private residence.
5.5.3 Intensity
Additions to the rear of the Belmont house may be permitted subject to
approval in accordance with the Ontario Heritage Act and provided that the
architectural integrity of the building and landscape is not compromised or
overwhelmed. The large front lawn will be maintained.
5.6 Parks and Open Space
5.6.1 Parks and Open Space designation shall include lands within the following
categories:
a) A neighbourhood park;
b) Open space
c) Storm water management ponds.
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5.6.2 The Neighbourhood Park, as shown on Map B, shall be established in
accordance with the following:
a) The neighbourhood park shall be a key focus of the overall community.
b) The neighbourhood park shall be located adjacent to the Wilmot Creek
valley and the Belmont House. It may include an array of
neighbourhood recreational functions and it shall provide heritage
interpretation features related to the Belmont House, the Samuel
Wilmot Fish Hatchery and indigenous settlement.
c) The park shall have a minimum size of 1.20 ha outside of the
Environmental Protection and Open Space Areas;
d) The neighbourhood park will be part of the parkland dedication
required under the Planning Act for the Northwest Foster Area;
5.6.3 Dedication of lands for a neighbourhood park, shall be in accordance with the
policies of the Official Plan and the parkland dedication by-law.
5.6.4 Open space areas adjacent to valleylands and Highway 35/115 will be
designed appropriately to contribute to the green environment for residents of
the neighbourhood in addition to other functional requirements such as noise
mitigation and the location of connector trails.
5.6.5 Storm water management ponds will be designed in accordance with the
policies of Section 8.2.
5.7 Schools
5.7.1 Role
The Foster Northwest Area is the site of a future Secondary School that will
provide educational facilities for public secondary students in Newcastle,
Orono and the surrounding rural areas of the former Clarke Township.
5.7.2 Uses
A secondary school site is permitted within the Secondary Plan as shown on
Map A. It is understood that the Kawartha Pine Ridge District School Board
may consider a public elementary school site in conjunction with the
Secondary School.
5.7.3 Policies for school sites
School sites and buildings will be developed in accordance with the following:
a) The configuration and size of school sites will be defined in consultation
with the school boards in a manner to minimize traffic congestion;
b) The school will be designed as an architectural focus that integrates into
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the neighbourhood;
c) The Secondary school will be designed with direct pedestrian access
from Grady Drive;
d) Adequate off-site areas for school bus loading and unloading will be
provided in a manner that doesn’t impact street traffic;
e) Access points designed to minimize conflicts between pedestrian and
vehicular traffic and will enhance the aesthetic character of the
neighbourhood;
f) A segment of the local trail system will be constructed by the School
Board at their expense as part of the total integrated trail and pedestrian
system serving the school;
5.7.4 Prior to site plan approval, a traffic management plan shall be prepared to the
satisfaction of the Municipality to address the anticipated volume of buses
and private vehicular traffic of students, teacher and parents, pedestrian
traffic including primary access points and the location of school crossings.
.
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6. Urban Design Policies
6.1 General Provisions
The Secondary Plan is designed based on achieving a walkable community
that is diverse in use and population, and has a well-defined and high quality
public realm as follows.
a) The provision of a clearly defined public realm;
b) A highly interconnected pattern of lotting for development blocks;
c) Consistent built form;
d) Safety, accessibility, shade and comfort in the pedestrian environment;
e) Support for bicycle lanes, routes and storage throughout the
community; and
f) Support for public transit services throughout the community.
6.2 Public Realm
6.2.1 The public realm is comprised of: public roads, open spaces/parks, natural
heritage features and their associated buffers, stormwater management
facilities, and the public use activity areas of other public lands and private
development sites and buildings.
6.2.2 Roads and Lanes
Roads and lanes will:
a) Provide safe and convenient access for vehicles, pedestrians and
bicycles; and
b) Be subject to comprehensive streetscape requirements including
landscaping, that will provide a comfortable shaded environment for
pedestrians
6.2.3 Views and Focal Points
The preservation, enhancement and creation of significant views and focal
points shall be encouraged by:
a) Preserving and enhancing views to natural features including woodlots,
topographic features, water bodies and across open spaces; and
b) Providing opportunities for views of heritage buildings, open spaces
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and parks, natural heritage features and other landmarks.
6.3 Land Development
6.3.1 Development Blocks and Lots
a) All the available urban lands are to be subdivided into a series of
development blocks and lots, defined by a modified rectilinear grid
system of public roads.
b) The size and configuration of each development block will:
Be appropriate for its intended use;
Facilitate and promote pedestrian movement and a variety of
routes options; and
Provide a sufficient number and, where appropriate, a range
of building lots to achieve cost effective and efficient
development.
c) Ravine lots are discouraged to allow for visual and physical access to
the Wilmot Creek valley throughout the neighbourhood.
d) Each development lot in a block will:
Have frontage on a public road; and
Be of sufficient size and appropriate configuration to
accommodate development that reflects the planning and
urban design policies set out in this Secondary Plan.
6.3.2 Location of Buildings with Respect to Roads and Open Space
To reinforce the road and block pattern established by this Secondary
Plan, the following measures will be employed:
a) Buildings will be aligned parallel to a public road;
b) Buildings on corner sites will be sited and massed toward the intersection
of the adjoining public roads;
c) Siting and massing of buildings will provide a consistent relationship,
continuity and enclosure to the public roads;
d) Siting and massing of buildings will contribute to and reinforce the comfort,
safety, and amenity of the public roads;
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e) Buildings located adjacent to, or at the edge of parks and open spaces,
will provide opportunities for overlook onto the parks and open spaces;
f) The massing, siting and scale of buildings located adjacent to, or along
the edge of a park or open space will create a degree of enclosure or
definition appropriate to the type of park or open space they enclose; and
g) Buildings of significant public use or architectural merit may be sited to
specifically differ from the surrounding urban fabric in order to emphasize
their importance as landmarks.
6.3.3 Integration
a) Recognizing that the lands adjacent to Highway 2 are designated for
higher intensity uses, new development will be designed to minimize
privacy and shadow impacts on lower density housing forms internal to
the neighbourhood.
b) Cultural heritage features will provide context for new development. In
new areas, heritage buildings will be incorporated in a sensitive matter.
6.3.4 Location of Building Entrances
a) Primary entrances shall be clearly visible and located on a public
road frontage or onto public open spaces.
b) Access from sidewalks and public open space areas to primary
building entrances shall be convenient and direct, accessible with
minimum changes in grade.
6.3.5 Parking
a) To enhance the quality and safety of the public streetscapes
throughout the Secondary Plan Area, the construction of parking
lots/structures which occupy significant proportions of the at-grade
frontage of public roads shall not be permitted.
b) Underground parking shall be encouraged for development sites
fronting on to Durham Highway 2.
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7. Transportation Policies
7.1 General
7.1.1 The transportation network in the Foster Northwest Secondary Planning Area
shall be developed in accordance with Map C and standards established
through the Official Plan and this Secondary Plan. It shall include public
roads, transit, and bicycle and pedestrian routes and facilities.
7.1.2 Minor revisions to transportation routes to incorporate design features such
as streetscaping, bicycle lanes, traffic calming measures and bikeways may
be made without further amendment to this Secondary Plan, provided that the
principles of neighbourhood permeability and inter-connectivity are
maintained to the satisfaction of the Municipality.
7.2 Road Network Polices
7.2.1 Road classifications and right-of-way requirements shall be consistent with
Appendix C of the Official Plan with the exception of the policies contained in
Section 7.2. Design details shall be confirmed through the Traffic Studies
submitted in support of development applications.
7.2.2 Durham Highway No. 2 is a designated Type A arterial road subject to the
policies of the Official Plan. However the adjacent lands are designated Local
Corridor. Cycling and pedestrian movements will be important to serve
medium density and convenience commercial uses. The following exceptions
to the Road Classification Criteria contained in Appendix C of the Official Plan
apply:
Travel speed is 60 km/hour;
Private access locations may generally be located at an interval of 80
metres but may be less for access to medium density residential areas;
Combined or shared access is promoted;
Minimum intersection spacing is 150m;
Right-of-way width is 36 metres;
7.2.3 The Region is encouraged to install traffic calming measures prior to entering
the urban area to create a safe environment for pedestrians.
7.2.4 The design of all roads within plans of subdivision shall implement the
recommendations of the traffic studies submitted in support of development
applications, including recommendations for traffic calming measures.
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7.3 Public Transit
7.3.1 The Municipality will encourage Durham Transit and Metrolinx, to improve
transit service along the Durham Highway 2 corridor and throughout the
Newcastle Urban Area.
7.3.2 To facilitate the development of a transit supportive urban structure, the
following measures shall be reflected in development proposals, including the
subdivision of land:
a) Provision of greater residential and employment densities along the
Local Corridor;
b) Provision of a local road pattern and related pedestrian routes that
provide for direct pedestrian access to existing and potential transit
routes and stops;
7.4 Active Transportation System
7.4.1 The Active Transportation system identified on Map C is an essential part of
the Municipality’s integrated sustainable transportation network. The active
transportation system incorporates:
a) Major sidewalks and minor sidewalks.
b) bicycle lanes and multi-use paths.
c) valley trails.
d) connector trails.
7.4.2 Major and minor sidewalks are defined by the anticipated volume of
pedestrian traffic accessing schools, parks, access to transit stops and higher
density areas. Major sidewalks, generally located in the vicinity of schools or
along Durham Highway 2, will have a greater width and opportunities for
pedestrian rest areas.
7.4.3 Future locations for bicycle lanes or multi-use paths are identified with an
emphasis on safe passage to parks, schools and the GO commuter lot.
Future studies will determine the appropriate options to best accommodate
cyclists.
7.4.4 Valley trails will be designed to connect to a broader trail network along the
Wilmot Creek providing access to the natural environment, connections to the
waterfront and opportunities for natural and cultural interpretation
7.4.5 Connector trail will be designed to provide east-west connectivity from the
valley trail system on an open space alignment separated from traffic.
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7.5 Parking
7.5.1 Subject to the findings and recommendations of a traffic study, on-street
parking may be approved at certain locations for specified times of the day to
satisfy a portion of the parking requirements of adjacent non-residential
development.
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8. Municipal Services
8.1 All new development within the Secondary Planning area shall proceed on the
basis of the sequential extension of full municipal services in accordance with the
municipal capital works program.
8.2 The Stormwater Management Facilities shown on Map B of this Secondary Plan
shall be designed based on the following considerations:
a) Low impact development techniques should be considered to minimize
stormwater pond requirements;
b) Stormwater facilities will be designed to maintain environmental and
ecological integrity, and to provide a net benefit to the environment;
c) Stormwater facilities will be designed as a natural heritage feature and
aesthetic amenity for the neighbourhood;
d) The Stormwater ponds shall be sized and designed to accommodate
drainage for the entire Foster Northwest area including the secondary
school site; and
e) The stormwater pond beside the Wilmot Creek will be designed to provide
an entrance feature to Newcastle and integrate with the interpretation of
the historic Wilmot fish hatchery.
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9. Implementation
9.1 General
9.1.1 This Secondary Plan shall be implemented in accordance with the provisions of
the Planning Act, other applicable Provincial legislation, and the provisions of the
Municipality of Clarington Official Plan.
9.1.2 Phasing of development, will be implemented as required by the Municipality of
Clarington.
9.1.3 Development within the Secondary Plan Area shall be consistent with programs
intended to reduce the consumption of energy and water and to promote waste
reduction.
9.2 Capital Works
9.2.1 The capital works program for Foster Northwest is generally outlined through the
Development Charges Background Study as amended from time to time. Specific
timing of works may vary depending on the rate of growth and the Municipality’s
ability to incorporate required works in its capital budget and forecast.
9.2.2 Prior to the approval of any development, the Municipality of Clarington shall be
satisfied as to the availability of sufficient water supply and sewer capacity.
9.2.3 Prior to the registration of any phase of a draft plan of subdivision:
a) The Municipality shall have approved any necessary capital works for that
phase of development in its capital budget;
b) The owner shall have entered into a subdivision agreement with the
Municipality of Clarington that will identify among other things, the capital
expenditures associated with servicing the lands.
9.3 Cost-Sharing Arrangements
9.3.1 Public Schools, parks, storm water management facilities and other infrastructure
are located in areas where they best suit the overall plan for this segment of the
Foster Creek Neighbourhood. Developers will be required to enter into
appropriate private cost sharing agreements to recognize the fair distribution of
expenses for infrastructure and facilities in accordance with Section 23.12.7 of
the Official Plan.
9.4 Required Studies
9.4.1 The Official Plan identifies the studies, plans, and assessments to be completed
to the satisfaction of the Municipality of Clarington and any agency that has
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jurisdiction, prior to the approval of development applications. Additional study
requirements may be identified by the Municipality as development within the
Secondary Plan Area proceeds.
9.5 Tree Compensation
9.5.1 All trees are important for their aesthetic and environmental benefits. Every
opportunities will be utilized to maintain and enhance the tree canopy
9.5.2 Any tree to be removed, regardless of the reason and health, shall be
compensated for on the Aggregate Inch Replacement basis in a location
satisfactory to the Municipality but not necessarily within the boundaries of the
Secondary Planning Area. Tree compensation shall be over and above any
requirement for street trees, landscaping of private development, parks and
storm water management facilities. Shrubs will also be compensated on the
basis of a replacement pot size to provide an enhanced natural environment.
9.5.3 Prior to any construction on-site, landowners are required to enter a site specific
tree removal and protection agreement and to provide financial securities as a
condition of approval to allow for the removal of trees and shrubs on private
lands.
9.5.4 Where trees and shrubs are destroyed or harvested pre-maturely prior to proper
study and approval, compensation will be based the estimated tree value.
9.6 Architectural Control
9.6.1 The Architectural Control Plan for a plan of subdivision shall incorporate
appropriate provisions to ensure the integration and compatibility of the Belmont
House in terms of scale, height, and building materials.
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10. Interpretation
10.1 It is intended that the Foster Northwest Secondary Plan Area be developed in
accordance with the policies of this Secondary Plan and the Official Plan of the
Municipality of Clarington. Where there is a conflict, the principles, objectives
and/or policies of this Secondary Plan shall prevail.
10.2 Inherent to the Foster Northwest Secondary Plan is the principle of flexibility,
provided that the general intent and structure of the Plan are maintained to the
satisfaction of the Municipality. As such, it is the intent of the Municipality to
permit some flexibility in the interpretation of the policies, regulations and
numerical requirements of this Secondary Plan except where this Secondary
Plan is explicitly intended to be prescriptive.
10.3 The boundaries between land use designations are to be considered
approximate except where they meet with roads, river valleys or other clearly
defined physical features. Where the general intent of this Secondary Plan is
maintained, to the satisfaction of the Municipality, minor boundary adjustments
will not require an amendment to this Secondary Plan.
10.4 Defined terms in this Secondary Plan relate to terms defined in the Clarington
Official Plan.
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Appendix 1
Samuel Wilmot and the
Newcastle Fish Hatchery
Samuel Wilmot was born on August 22nd, 1822, at Belmont
Farm in Clarke Township, Upper Canada, now part of the
community of Newcastle, Ontario. His father, Samuel Street
Wilmot, belonged to a prominent New Brunswick loyalist family. He moved to Upper
Canada in 1796 and became the Deputy Surveyor of Upper Canada and while in this
role he surveyed Clarke and Darlington townships and the road from Kingston to
Toronto. He was also a member of the House of Assembly, and a prosperous farmer.
S.S. Wilmot purchased approximately 400 acres of land west of Newcastle and built the
original Belmont House.
His youngest son, Samuel Wilmot, was educated at Upper Canada College (1830–34).
When his father died in 1856, he took over the management of the farm in addition to
carrying on a general merchandising business in Newcastle. He served for some years
on the council of the Agricultural and Arts Association of Ontario; in 1879 he became its
president. He was also active in local government. From 1850 to 1854 and 1862 to
1868 he was the municipal clerk in Clarke Township; in 1859–61 and 1869–70 he sat as
a member of the township council; and from 1871 to 1877 he held the office of reeve. In
1871 he was warden of the united counties of Durham and Northumberland. He was
appointed a justice of the peace in 1856 and was an officer in the Durham militia from
1847 to the 1870s. However, it is his work in the artificial breeding of salmon for which
he is most widely known. Wilmot became the driving force behind the development of
the hatchery system in Canada.
Wilmot’s farm was situated on what became known as Wilmot Creek. The creek was a
noted spawning stream for Lake Ontario (Atlantic) salmon and figured prominently in the
lives of First Nations people and early settlers. However, overfishing and degradation of
shoreline by tree cutting and grazing had severely damaged the fishery as early as the
beginning of the nineteenth century. Indeed, legislation was passed in 1806 forbidding
the netting of fish in the creeks of the district. This effort proved unsuccessful and by the
1850s the runs of salmon in the creek, and in other salmon streams on Lake Ontario,
had been greatly depleted. Samuel Wilmot became interested in the possibility of
restocking the stream by means of artificial propagation. In 1866 he built an
experimental hatchery and succeeded in hatching the spawn from four salmon. The
humble beginnings of his work can still be seen in the basement of Belmont House,
where a small water course was constructed. Encouraged by Wilmot’s success, he
received support for his efforts from the federal government. Ontario’s first full scale
hatchery was developed on the site in 1868.
Foster Northwest Secondary Plan
2
In July of 1868, Wilmot was
appointed to the Department of
Marine and Fisheries as a
fishery overseer with special
responsibility for operating the
hatchery. On 1 July 1876,
Wilmot was made
superintendent of fish culture, a
position he held until his
retirement on 1 April 1895. He
was charged with the
construction and management of
a system of 15 hatcheries across
Canada and with the planting of
hundreds of millions of fry
annually. In addition, he advised
the government on fishery
regulations and pollution. In
1892–93 he carried out
extensive investigations into the fisheries of British Columbia and the Great Lakes.
Wilmot did not discover the process of artificial propagation of fish. The basic
techniques had been known in Europe for at least a century and a government fish
hatchery had been established in France in 1851. In British North America experiments
with artificial propagation had already been conducted by Richard Nettle,
superintendent of fisheries for Lower Canada. Wilmot did, however, develop apparatus
and techniques for hatcheries that were widely copied in North America. His equipment
was awarded medals by the Société Nationale d’Acclimatation of France in 1872 and by
the International Fisheries Exhibition at London in 1883.
Although the technical operation of hatching fish was a success, even the massive
plantings of fry could not maintain salmon stocks in the face of continuing environmental
degradation and overfishing. Wilmot recognized the importance of environmental
change in the decline of the Lake Ontario salmon and argued that the hatchery program
was only an adjunct to the strict enforcement of a system of closed seasons which
would allow natural reproduction of fish populations. Unfortunately, Atlantic Salmon, the
species which Wilmot began working with, never regained its original status. The last
Atlantic Salmon was taken from Lake Ontario in 1898. Wilmot Creek remains an
important fishery but the salmon ones sees in Wilmot Creek today are Pacific Salmon
(Coho or Chinook) introduced to Lake Ontario in later years to control alewife and carp
populations.
Samuel Wilmot died on May 17th, 1899. The hatchery he founded continued to operate
until 1914 and was successful at introducing a variety of game species into Ontario
waters. An historic plaque located just south of the family homestead at Belmont House
commemorates the site and Wilmot’s efforts.
Acknowledgments: The majority of the above text was taken from the Dictionary of
Canadian Biography and edited for chronology and space.
Grady DriveBelmont Avenue
Flood Avenue
Canadian Pacific Railway
Highway 35/115Durham Highway 2
Grad y Drive
Rudell RoadHDA
³LEGEND
Secondary Planning Area
Low Densit y Residential
Medium Density Re sidential
Mixed Use
Sch ool
Park
Environmental Protection Area
FOSTER NOR THWESTSECONDARY PLAN
SEPTEMBER, 2018
LAND USE
MAP B
Stormwater Manag ement Facility
Heritage Dwelling Are a
¬«SWF
¬«SWF
¬«SWF
Promin ent Intersection
n
Open Space
HDA
June 10, 2018
To: Mayor Foster and to members of Municipal Council,
For some time now, members of the Clarington Heritage Committee and the Newcastle Village and District
Historical Society have been working to establish a basis for the creation of a Heritage Park in the area of historic
Belmont House, east of Wilmot Creek.
We view this to be an important mission to preserve the link between the Creek and Belmont House and the
history of the Newcastle Fish Hatchery. We, in the Society, were alarmed to see the development plan currently
under review by Planning staff which, if approved as applied for, would see Belmont House virtually cut off from
any link to the Creek. It seems to us the historic importance would be lost if the development plan was allowed
to go ahead without significant recognition of early salmon fish breeding facility located on the east bank of the
Creek. As well, this was the site of one of Canada’s first Museums dedicated to fishery and, farther back than
our recorded history, the Creek served as the fishing grounds of Indigenous peoples. A number of artifacts have
been unearthed in the area immediately east of the Creek. The Heritage Impact Assessment completed in
November, 2014 does not address this area, only the north side of Given Road and the immediate environs of
Belmont House.
More work needs to be carried out so that a more detailed plan can be worked out with Planning staff, including
an all-important pedestrian link running north from Highway 2 along the east bank of the Creek. We urge Council
to table the matter to permit more research and plan development so that this one-time opportunity not be lost to
development insensitive to the cultural and heritage aspects of this important part of Newcastle.
We have met with and briefed the area Councillors and the Director of Planning and his staff. We intend to
meet with representatives of the local/nearby Indigenous peoples to engage their interest.
Sincerely
Bob Malone, Myno Van Dyke,
Immediate Past President and Director, NVDHS Vice-President and Director, NVDHS