HomeMy WebLinkAboutPD-150-92
THE CORPORATION OF THE TOWN OF NEWCASTLE
STOLP.GPA
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PD-150-9file #:
DEV 89-41, OPA 89-32,
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18T-8903?
General Purpose and Administration Committee
Date:
Monday, June 15, 1992
Subject:
SOUTH-WEST COURTICE NEIGHBOURHOOD PLAN
STOLP HOMES (NEWCASTLE) DEVELOPERS INC.
Recommendations:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD-150-92 be received for information.
1. BACKGROUND
1.1 Stolp Homes (Newcastle) Developers Inc., submitted an
official plan amendment application in April 1989 to amend
the Town of Newcastle Official Plan and the Durham Region
Official Plan to add the subject lands (see Attachment # 1)
to the Courtice Urban Area and provide appropriate land use
designations to accommodate residential development.
The new Durham Region Official Plan (1991) included the
subject lands as part of the expansion to the Courtice Urban
Area; however the Town of Newcastle Official Plan still
needs to be amended.
1.2 As Council is aware, the Town of Newcastle Planning and
Development Department is currently in the midst of a review
of the Town's Official Plan. Staff recommended in Report
PD-13-92, that development applications for areas recently
added as urban expansion areas in the new Durham Region
Official Plan not be processed during the period of the
review to enable Staff to develop a new planning framework
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RECYCLED
PAPER
Rr~~I~I~EE
REPORT NO.: PD-150-92
PAGE 2
for the Town. These particular applications were to be
addressed and dealt with through the comprehensive review of
the Town's Official Plan.
On January 27, 1992 Council endorsed Report PD-13-92,
including the recommendation to apply an administrative
freeze on processing applications in the expansion areas;
however, on the request of the applicant's agent, council
exempted the applications by stolp Homes (Newcastle)
Developers Inc., (OPA 89-32, DEV 89-41, 18T-89037) in the
following resolution:
"That applications for residential development in the urban
expansion areas added by Regional Council in its new Durham
Regional Official Plan on June 5, 1991, not be processed for
the period of the Official Plan Review with the exception of
Application OPA 89-22, Rezoning Application DEV 89-42 and
Plan of Subdivision 18T-89037 filed by Stolp Homes."
2. SOUTH-WEST COURTICE NEIGHBOURHOOD PLAN
2.1 section 6.1.2 iii(a) of the Town of Newcastle Official Plan
requires that neighbourhood development plans be prepared
and approved by Council prior to approval of plans of
subdivision in the Courtice Urban Area. The neighbourhood
planning study must clearly identify how the subject site is
a logical expression in the development of the urban area
and includes such items as detailed land uses, housing mix,
transportation and servicing information.
2.2 As a result of the requirement for a neighbourhood plan, the
larger neighbourhood must be examined beyond the lands of
Stolp Homes Inc. The official plan amendment for the
subject site cannot be dealt with in isolation from the
remaining study area. Staff in conjunction with the
applicant, have defined a new neighbourhood boundary which
would apply to the Stolp Homes site (see Attachment #1).
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REPORT NO.: PD-150-92
PAGE 3
2.3 Given Council's direction to process the applicant's
proposal, the Official Plan requirements for a Neighbourhood
Plan, and limited staff resources; the applicant has offered
to undertake the Neighbourhood Plan study through its
consultants. Although this is not the best approach, Staff
feel that it is the only way that this Study can be
conducted, under the circumstances. In order to provide
some guidance, Staff prepared and provided a Terms of
Reference to the applicant (see Attachment #2). In
addition, Staff will be meeting with the applicant,
reviewing draft documents and coordinating public meetings.
The allocation of Staff resources to this Neighbourhood
Planning Study will inevitably result in a delay for other
projects.
2.4 The purpose of this report is to advise Council that this
new Study has been initiated by the applicant. Staff has
required the applicant to undertake the study in a staged
process to ensure an opportunity for ongoing public
participation and agency review. The applicant is also
required to coordinate with the consultants hired by the
Town to undertake a Secondary Plan Study for the adjacent
Courtice Employment Area.
2.5
It is anticipated that the Draft
Report will be prepared by July.
process, including workshops and
scheduled shortly.
Background and options
The Public Participation
a public meeting will be
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REPORT NO.: PD-150-92
PAGE 4
Respectfully submitted,
Recommended for presentation
to the Committee
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Lawrence E. Kots~f~\
Chief Administra~i\~
Officer
Franklin Wu, M.C.I.P.
Director of Planning
and Development
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8 June 1992
Attachment #1
Attachment #2
Neighbourhood Plan study Area
Terms of Reference
Interested parties to be notified of Council and Committee's
decision:
stolp Homes Developers Inc.
4950 Yonge street
suite 1501
North York, ontario. M2N 6Kl
Tunney Planning
340 Byron street South
suite 200
Whitby, ontario. L1N 4P8
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ATTACHMENT #1
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ATTACHMENT #2
DRAFT TERMS OF REFERENCE
NEIGHBOURHOOD PLAN FOR THE SOUTH-WEST PORTION OF THE
COURTICE URBAN EXPANSION AREA
1. study Purpose
To prepare a comprehensive land use plan for the south-west
portion of the Courtice urban area appropriate on the basis
of the eco-system approach. The Plan shall be appropriate
for adoption as part of the Town of Newcastle Official Plan
as a Secondary Plan if required.
2. study Objectives
a) To ensure that development in this area has regard for
the principles of adaptability over time, sustainable
development, harmony with nature and diversity and.
integration of structures and functions.
b) To address the "Healthy Communities" model in the
design of the neighbourhood including the human
services requirements.
c) To identify land requirements and appropriate locations
for a mix of residential, commercial and community
facility uses.
d) To identify requirements for the transportation system
of the area, including future transit and bikeway
systems.
e) To address the built form and urban design elements.
f) To ensure that important elements of the ecosystem
(streams, woodlots, etc.) and their natural functions
are retained and that the impacts of development are
mitigated.
g) To address any remediation measures required to restore
ecosystem functions or contamination.
h) To address all requirements of the Durham Region
Official Plan, especially:
. section 8 Urban Areas (8.2.1, 8.3.9)
. section 10 Living Areas (10.3.3, 10.3.4)
. section 16 Transportation (16.3.13, 16.3.14,
16.3.26, 16.3.27, 16.3.33).
i) To address all requirements of the Town of Newcastle
Official Plan.
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PAGE 2
j) To address all requirements of the community Services
and Public Works Departments.
k) To address the context of this neighbourhood with
surrounding areas.
3. study Area
The study area comprises all those lands south of Bloor
street, east of Townline Road, west of Prestonvale Road and
North of C.P.R. Mainline in the Town of Newcastle.
4. study Process
It is understood that the proponent has commenced the Study.
The Neighbourhood Plan may be processed as an amendment to
the Town Official Plan or be incorporated into the Town of
Newcastle Official Plan Review process.
Phase 1: Data Collection and Analvsis
The section will include the background analysis
related to land use, environment, demographic,
economic and transportation components. The
consultant will provide a detailed comprehensive
summary of all issues affecting existing and
future uses of the study area and identify
opportunities and constraints to development
scenarios. This will include investigating the
capabilities and timing of the sewage treatment
and water facilities proposed by the Region of
Durham.
Phase 2: Review of the Development options
The consultant will review a range of alternative
land use scenarios that are based on higher
density and lower density options. The assumption
shall be determined in conjunction with Staff.
Two options should be based on a higher density
scenario, while two options should be based on a
lower density scenario.
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PAGE 3
Phase 3: Recommended Land Use Plan
Preparation of a comprehensive land use plan for
the Courtice Urban Area appropriate for adoption
as part of the Town of Newcastle Official Plan.
The recommended plan will contain:
· Clearly defined stated goals and objectives to
provide vision, direction and priority for future
land uses of the area.
· Policies that relate specifically to the various
types of residential options.
· Urban design guidelines.
The study shall also provide a detailed implementation
program for all capital improvements required to facilitate
development.
5. Parallel studies
The consultant is required to consult with the firms, co-
ordinate information and have regard for the following
studies presently underway in the course of fulfilling the
terms of Reference of this study.
a) The Official Plan Review Process
The Planning and Development Department, Town of
Newcastle.
b) Commercial Hierarchv study
Price Waterhouse.
c) The South Court ice Employment Area Study
Macauley Shiomi Howson.
In addition, the following studies have recently been
completed and should be considered in the preparation of a
Secondary Plan.
d) The Town of Newcastle Municipal Housing Statement
J.L. Cox Planning, April 1992
e) Recreation Leisure Services Master Plan
Hough, Stansberry, Woodland Ltd.; Ellis & Associates,
September 1991
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PAGE 4
6. Public Participation
The consultant will be required to undertake a public
information and participation program in conjunction with
Town Staff. The consultant shall contact all other
landowners in the area and advise them of the Study and its
purpose. Public participation shall be co-ordinated with
the Official Plan Review if possible. Public Participation
shall consist of public workshops and public meetings as
follows:
After Phase 2
After Phase 3
After Final Revisions
7. Consultation Process
During the Study, the requirements and policies of all
affected agencies shall be considered.
8. Meetings
The consultant will be required to attend meetings including
but not limited to:
i) Meetings with the Town of Newcastle Staff as required.
ii) Presentation of the proposed Neighbourhood Plan at
Public Open Houses and Public Meetings of the Town
Council.
9. Deliverables
In addition to the client's requirements, the consultant
shall prepare the following documents for the Town through
the study process:
Draft
Final
Background and options Report
Recommended Land Use Plan
Public Participation Document
15
15
25
50
10
The public participation document shall outline the method
of consultation, including minutes and notices of all
meetings and true copies of all submissions from various
agencies and the general pUblic.
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PAGE 5
Appropriate visual displays which illustrate the various
reports will be prepared for the public participation
process and presentations to Council.
The Town shall be provided with reproducible originals of
all text, maps, plates, reports and other materials or
information collected or prepared. In addition, all reports
will be provided on a floppy computer disk.
10. study Direction and Timing
Although the Consultant is working for the major landowner,
stolp Homes (Newcastle) Developers Inc., they shall be
required to meet periodically with Town Staff to review the
Study progress.
This study shall be undertaken concurrent with the South
Courtice Employment Area Secondary Plan.
11. Qualification
This draft terms of reference is provided to assist Stolp
Homes (Newcastle) Developers Inc. to retain a consultant to
prepare a neighbourhood plan for the southwest portion of
the Courtice Urban Expansion Area in order to facilitate the
review and processing of various development applications
filed by Stolp Homes Ltd. The Town does not assume any
responsibility in the cost of the consultant's work nor does
it imply the Town will accept the conditions of the
consultant. Stolp Homes Ltd. shall proceed on the implicit
understanding stated herein.
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