HomeMy WebLinkAboutPD-22-93 DN: NPA.GPA p
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PUBLIC MEETING
Meeting: General Purpose and Administration Committee Fiie#~t"?~"it~~~`~~~''`'1~~~~'~
Res. GPA -,'S'~-°13
Date: Monday, February 1, 1993
i3y-Law
Report PD 22---93F11e~ ---®n~ 9z-N/007; NPA 92-02/CN
Srablect: Official Plan Amendment and Neighbourhood Plan Amendment
Claret Investments Limited and Rexgate Holdings Limited
- Jointly known as Courtice Heights Developments Part Lots 27
and 28, Concessions 2 and 3, Former Township of Darlington
File: OPA 92-N/007 AND NPA 92-02/CN
Roeorr~rr~~r~datir~~:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD-22-93 be received;
2. THAT the applications submitted by Courtice Heights
Developments to amend the Town of Newcastle Official Plan
(OPA 92-N/007) and the Courtice North Neighbourhood Plan
(NPA 92-02/CN) be referred back to staff to be considered in
the context of the Town of Newcastle's Official Plan Review;
and
3. THAT the interested parties listed at the end of this report
be advised of Committee's and Council's decision.
1. APPLICATION DETAILS
1.1 Applicant: Claret Investments Ltd. and Rexgate Holdings
Ltd. (Courtice Heights Developments)
1.2 Agent: WDM Consultants
1.3 Official Plan Amendment:
• to establish a Local Central Area with 2508 m2
(27,000 sq.ft.) of commercial uses;
• to increase the target population of
Neighbourhood 3C from 1900 to 4585;
• to designate medium and low density
residential areas;
• to realign the collector road network;
• and to redefine the Hazard Lands areas.
~P~R D ~ ~{«Y~~E
TH 4515 PRiMEO ON RECYCLED PAPER
REPORT NO.: PD-22-93 PAGE 2
1.4 Neighbourhood Plan Amendment:
To establish a neighbourhood development plan for
Courtice North Neighbourhood 3C north of Nash Road
and to modify the existing neighbourhood
development plan for the lands south of Nash Road.
The applicant .has proposed three residential
catagories based on the following criteria:
• Low Density I - maximum of 10 units per ha
• Low Density II - 11 to 23 units per ha
• Medium Density - maximum of 41 units per ha
1.5 Land Area: Approximately 112 ha (277 acres).
2. LOCATION
2.1 Legal Description: Part lots 27 and 28, Concessions 2 and 3,
Former Township of Darlington
2.2 Relative Location: Neighbourhood 3C is bounded by the
Courtice urban area boundary to the north,
Black Creek and.. Highway Nom. 2 to_the_
south, Hancock Road to the east and
Courtice Road to the west. (see Attachment
No. 1)
3. BACKGROUND
3.1 On April 13, 1992, the Town of Newcastle Planning and
Development Department received applications from Courtice
Heights Developments for a Neighbourhood Plan Amendment and an
Official Plan Amendment for the area known as Courtice North
Neighbourhood 3C. The applicant has defined the portion of
the neighbourhood which lies to the south of Nash Road as 3CI
and to the north of Nash Road as 3CII.
REPORT NO.: PD-22-93 PAGE 3
3.2 On June 17, 1992, a application for rezoning of a 10.42 ha
site within Neighbourhood 3C was filed with the Town and a
related request for subdivision approval was also filed with
Durham Region. The Town of Newcastle Planning Department was
formally notified of the subdivision application on June 26,
1992. Both the rezoning and subdivision proposals apply to a
smaller parcel and are being addressed separately under
Planning report number PD-23-92.
4. PUBLIC NOTICE
4.1"`In accordance with the Town's procedures and the requirements
of the Planning Act, written notice was given as follows:
• the appropriate signage acknowledging all
applications was installed on the subject lands;
• written notice was circulated to all assessed
. property owners falling within Courtice North
Neighbourhood 3C and to those within a 120 metre
radius surrounding the whole site; and
• a Public Meeting notice was also published in the
appropriate newspapers on January 6, 1993.
4.2 At the time of mailing of the Notice of Public Meeting, the
assessment rolls did not show property addresses for a number
of newer homes in the neighbourhood. The year-end 1992
assessment information has since been received and additional
property owners were notified the week of January 21, 1993.
4.3 As of the writing of this report the following public
enquiries have been received by staff:
• three residents have made enquiries questioning the
proposed changes to the Hazard Lands area, with
mention being made of how the potential alteration
to the natural ecosystem may affect the existing
subdivision development south of Nash Road, as well
as concern being expressed about the removal of
tree cover, and the proposed increase in population
density;
f 1
REPORT NO.: PD-22-93 PAGE 4
• a petition was submitted to the Clerk's department
signed by 34 area residents, which specifically
dentified environmentalissues such as water
retention, soilerosion and oxygen production, as
well as expressing concerns with the proposed
increase in density. and the removal of tree cover
from the applicant's lands.
5. LAND USES
5.1 Existing Uses: The area has partially developed north of
Nash Road in the form of single detached
strip residential lots. Recent
construction in Lot 28 south of Nash Road
has resulted in single detached, links
and' townhouse units. Cultivated and
fallow farmland, along with wooded areas
and wetlands comprise the balance of the
lands. The wooded portions of the
applicant's lands was cleared
approximately 2 years ago.
5.2 Surrounding Uses: North - wooded area and agricultural
land
South - agricultural land south ofBlack
Creek and Highway No. 2
East - agricultural land and wooded
areas east of Hancock Road
- - - West -: single detached residential on-- -
large wooded lots west of
Courtice Road
6. OFFICIAL PLAN POLICIES
6.1 The current 1976 Durham Region Official Plan designates the
lands in the subject neighbourhood as predominantly
"Residential" with indications of "Environmentally Sensitive
Areas" and "Hazard Lands". Lands designated "Residential"
shall be primarily for housing purposes. The lands associated
with the Black Creek valleylands are designated "Major Open
Space".
_ ~- f
-~'
REPORT NO.: PD-22-93 PAGE 5
The "Environmentally Sensitive Areas" and "Hazard Lands" are
so designated for their environmental and biological
sensitivity. Section 1.2.1 b) of the 1976 Durham Region
Official Plan states that:
"environmentally sensitive areas refer ~to those natural
landscapes including those lands and/or watercourses of
inherent biological sensitivity, such as those areas
containing aquifer recharges,...vital ecological
functions,...or other combinations of habitat and landform
which could be essential for scientific research or
conservation education";
Hazard Lands are defined under Section 1.2.1 c) as referring
to:
"lands having physical characteristics such as poor drainage,
swamps, organic soils, flood and erosion susceptibility, steep
slopes, instability or any other physical condition which
could cause property damage, loss of life or damage to the
environment if developed upon".
6.2 Within the 1991 Council-adopted Durham Region Official Plan,
the subject property is designated "Living Area" and "Major
Open Space" with indications of "Environmentally Sensitive
Areas" . Lands designated "Living Area" shal l be__primari_ly__for
- -
housing purposes. The predominant use of lands in built up
areas within the "Major Open Space" system shall be for
conservation, recreation and reforestation. The
"Environmentally Sensitive Areas" have been identified to
ensure the preservation, conservation or enhancement of its'
deemed valuable ecological functions.
6.3 The Town of Newcastle Official Plan designates most of the
neighbourhood as "Residential Area" with an indication of
"Hazard Lands". The valley lands associated with the Black
Creek are designated "Major Open Space System With Hazard
Lands". The population target has been set at 1900 persons
and a Neighbourhood Park and an Elementary School are
indicated. There is also a proposed transportation network
. r~
REPORT NO.: PD-22-93 PAGE 6
which comprises of two collector roads with access on to
Courtice Road, Nash Road and Hancock Road.
Schedule 6-2 of the Town Of Newcastle Official Plan identifies
environmentally sensitive areas. Courtice North Neighbourhood
3C has been allotted a large portion of the environmentally
sensitive classification. Greater than 50% of the
neighbourhood north of Nash Road is an Environmentally
Sensitive Area. Section 6.4.2 (i) of the Official Plan states
that lands so identified:
"shall be examined through the preparation of an
Environmental Impact Analysis to be conducted by the
Town of Newcastle... to the satisfaction of the Town of
Newcastle, the Region of Durham, the Central Lake Ontario
Conservation Authority and the Ministry of Natural
Resources.
In 1981 the Town of Newcastle commissioned an environmental
impact analysis for the Courtice urban area. Its findings are
discussed in section 9.2 of this report.
- - _-
6.4 A Neighbourhood Development Plan has been prepared for the
portion of Courtice North Neighbourhood 3C which falls below
Nash Road. The larger area to the north of Nash Road has been
classified as "Lands Subject To Further Amendment To The
Neighbourhood Development Plan"(see Attachment #2). Section
6.1.2 iii(c) of the Town of Newcastle Official Plan states
that the following issues are to be addressed in the
preparation of a neighbourhood development plan:
• overall population levels based on the roads and
service infrastructure and the environmental
sensitivity of the land;
• the location and residential density of specific
land blocks;
`.t ~ l~
REPORT NO.: PD-22-93 PAGE 7
• the location and area of schools, open space,
parks, recreation facilities, conservation lands
and convenience commercial facilities;
• the road alignments of arterial and collector roads
and the general location of local roads; and
• the provision of adequate buffering, screen
planting and/or fencing between residential uses of
different densities and between varying land uses.
7. AGENCY COMMENTS
7.1 In accordance with departmental procedures the application was
circulated to obtain comments from other departments and
agencies. The following departments/agencies, in providing
comments, offered no objection to the application as filed:
• Ontario Hydro
• Ministry of Agriculture and Food
7.2 The Town of Newcastle Fire Department has no objection to the
proposal. However, they do mention that if developed as
proposed such a large expansion to the urban area could cause
a reduction in -the high= level -of service cu~~ ently offered to --°
existing Courtice residents.
7.3 The Town of Newcastle Community Services Department notes that
the proposed Neighbourhood Park must be located more central
to the neighbourhood. Moreover, the Neighbourhood Plan needs
to incorporate a pathway system through open space lands.
7.4 The Town of Newcastle Public Works Department states the
following:
• the proposal should take into account "all essential
services and drainage needs, in accordance with the East
(MaCourtice) Tributary of Black Creek Master Drainage
Study";
• "sequential development of the neighbourhood (entire
watershed)" should be addressed;
REPORT NO.: PD-22-93 PAGE 8
• all proposed works are to be designed in accordance with
the Town of Newcastle Design Criteria and Standard
Drawings, specifically:
• minimum road radii;
• minimum separation between intersections;
• minimum right-of-way widths;
• all collector roads should run continuously.
7.5 Comments from the Region of Durham Planning Department list a
number of suggestions and criteria for the development of the
Neighbourhood based on the policies of both the 1976 and 1991
Official Plans. They are as follows:
• a diversity of housing, beyond medium and low
density, should be provided,.
• intensive residential, office, commercial and mixed
uses should be located .along the arterial roads,
with Courtice and Nash roads especially being
considered for a wide mix of housing types and
mixed use developments,
• the Provincial Policy Statement on Land Use
Planning for Housing must also be addressed in the
proposed neighbourhood's development,
• a retail impact° study should he completed` to
justify the applicant's Local Central Area
designation request, and
• a grid system of roads should .be implemented in
accordance with the 1991 Regional Plan.
The Regional Planning Department notes that the proposal is
subject to the preparation of an Environmental Impact Study.
This study should become the terms of reference for the
' creation of an environmentally sensitive Neighbourhood Plan as
its analysis will highlight "environmental and physical
constraints".
7.6 With regards to ,municipal servicing, the Regional Works
Department has noted that there are some "minor modifications
r~l~
REPORT NO.: PD-22-93 PAGE 9
required with respect to sanitary sewerage drainage areas
and...servicing easement requirements". However, these will
be addressed when individual draft plans and engineering
drawings are received.
7.7 The Northumberland and Newcastle Board of Education has no
objection but have requested that the elementary school site
be positioned further south than indicated on the concept plan
and that it be located within 1.6 kilometres of all points to
avoid busing.
7.8 In reviewing the applications, the Ministry of Natural
Resources has deemed the project to be "premature" based on
the lack of a suitable environmental impact assessment. The
Ministry has noted that the proposal falls within the boundary
of the Courtice North Environmental Impact Study Area and as
such an Environmental Impact Study (EIS) is required by Durham
Region. Although the applicant has submitted a Preliminary
Environmental Overview Assessment, it "will not substitute for
the EIS requrer~-hy --the RPr~~-on" - CT„t-_,_a---much- act,_~d_y---;
completed the Ministry is not able to complete a comprehensive
review and provide the appropriate comments.
7.8 The Ministry of Transportation has determined that the
development will not be affected by the proposed 407/401.
connecting link. However, they do suggest that the close
proximity of the route be depicted on the plans.
7.9 As of the writing of this report comments remaining
outstanding from the following departments and agencies:
• Central Lake Ontario Conservation Authority
• Separate .School Board
• Regional Health Department
• Ministry of the Environment
• Bell Canada
4~~~~
REPORT NO.: PD-22-93 PAGE 10
8. CONSULTANT'S REPORTS
8.1 The applicant has submitted 5 reports from various consultants
to summarize and support his proposal. Their conclusions are
listed below:
8.2 "Courtice North Neighbourhood 3C by John Bousfield and
Associates Limited - A new Neighbourhood in the Town of
Newcastle", is an explanation of the applicant's development'
concept (See Attachment #3). It contains an overview of the
neighbourhood plan and how it correlates to the existing
natural features of the site, the official plans for Durham
Region and the Town of Newcastle and the current zoning. The
report also alludes to the lands owned by the developers which
are subject to applications for rezoning and subdivision
approval.
8.3 "Retail Demand & Impact Study", by Scott Morgan, addresses the
perceived commercial needs of Courtice North Neighbourhood
3CII, which falls to the north of the Nash Road boundary. Its
-.. _ - ur - owe is to- _stx - ort_ the-2 7 0=0 a- s - trace f-o°o- t-- Loca=lC=entr-a-1-
p --p- pp ~ q
Area proposed for the applicant's 1 hectare of land in the
north-west portion of the of the area. With a hopeful
population of 3650 by the year 2001, lower order goods and
services are to be provided within this commercial block. "A
delayed market entry by two or three years, or a phased
development or a combination of both" is recommended to be
applied to the development based on an estimated population
projection of 1825 persons for 3CII by the year 1998. The
consultant concludes that the project "is properly scaled" to
accommodate the 3650 persons estimated for 2001.
8.4 The "Municipal Servicing Report for Courtice North
Neighbourhood 3CII", by G.M. Sernas, analyses the hydrologic
fP,/ 1
REPORT NO.: PD-22-93 PAGE 11
and hydraulic impacts of the areas development and conceptual
servicing plans for stormwater, sanitary and water supply
systems. It indicates that the existing infrastructure and
the Macourtice Storm Water Detention Facility can service the
proposal.' The report recommends that a permanent water
quality facility be constructed just upstream of the detention
pond as a means of treatment of first flush storm drainage
from the neighbourhood. It also recommends that modified
house construction be utilized to minimize basement depth and,
consequently, fill requirements.
8.5 Impact. on groundwater functions are addressed in "Report,
Preliminary Hydrogeologic Assessment, Courtice North
Neighbourhood 3CII Concept", by Gibson and Associates Ltd.
The consultant concludes that development of the Neighbourhood
is deemed to have no discernable quantitative impact on the
total groundwater discharge into Black Creek or the
watercourse located in the south west corner of 3CII. The
consultant is of the opinion that "no significant drainage or
_permanent___ lowering of ___the____shallow___groundwater _in the____silt___
mantle" will result should the neighbourhood develop as
planned. However, mention is made of the need for a local
drainage blanket of clear stone to deal with wet seepage areas
(i.e. springs). Widely spaced seepage zones or springs in
depressional areas may result throughout the neighbourhood and
sufficient drainage methods must be applied.
8.6 An environmental analysis entitled "Preliminary Environmental
Overview Assessment", by Ecoplans Limited, concludes that the
major resource feature is a 15 ha woodland block in the
northeast corner. Surveys conducted during November of 1991
did not identify "critical wildlife habitat, rare/unusual
vegetation communities or significant species". However, the
applicant verbally confirmed on January 14, 1993, that an
I y
REPORT NO.: PD-22-93 PAGE 12
addendum to this report is forthcoming. The existing analysis
supports the development as proposed by advocating the
placement of the parklands in the mid northeast woodlot and by
recommending rear year tree preservation on lots proposed
within the woodblock. Nevertheless, the subject report is
considered inadequate to meet the requirements of an
Environmental Impact Study necessitated by the Regional and
municipal Official Plans.
9. STAFF COMMENTS
9.1 Section 2.1.2 of the Courtice North Neighbourhood Development
Plan states that a lower population density has been chosen
for Neighbourhood 3C due to the "greater extent of
environmentally sensitive lands" in the district. Schedule 2C
has assigned a target population of 900 persons for the area
south of Nash Road and 1000 for the area north of Nash Road.
The applicant is requesting an increase in density to 935 for
the south portion and to 3650 for the north portion, for a
total of 4585 persons. The population targets, as
estab-lished, --r--efle_cted---the--nt_e_nt_to_. bui_1.d___a_tl_owerdens_ties____ _-___
in order to preserve minor open space areas which would, in
turn, allow the natural habitat to be preserved and maintain
the baseflow to the creek tributaries.
9.2 In response to policies in the 1976 Regional Official Plan and
the Town's Official Plan, an "Environmental Impact Analysis
(EIA)" was prepared in 1981 for the Courtice Urban Area which
identifies Courtice North Neighbourhood 3C as being
environmentally fragile (see Attachment #4). The study
recommended four different zones of development based on the
environmental constraints of the area and the pre-existing
residential designation in the Official Plan:
~ 0
REPORT NO.: PD-22-93 PAGE 13
Residential Areas
This classification has been assigned to a portion of the
lands south of Nash Road and to a strip running northward
along Courtice Road.
Open Space Areas
Development in the Open Space Areas, which "relate mainly to
forested headwater areas of the numerous feeder streams and to
areas possessing unusual biological attributes", is
recommended to proceed as estate residential lots on 1 to 2
hectare parcels, in the interests of preserving as much of the
natural habitat as possible.
Environment/Hazard Areas
The Environment/Hazard Areas refer to sites which "convey
drainage, are flood prone, provide wildlife habitat and
movement corridors, contribute base flow and support rare or
uncommon vegetation associations". Preservation of these
areas is recommended due to the environmental functions they
serve. Sensitive storm water management, along with proper
setbacks from environmentally fragile areas, should allow the
areas which are recommended as Residential to develop
responsibly.
Special Policy Areas
Special Policy Areas "relate solely to those portions of the
sand or till plain characterized by shallow water table
conditions". The EIA states that the effects of lowering of
the water table were not known at the time of the study and
articulates that more work is required to "determine the area
of influence and effects on surface water hydrology and
quality". The Analysis recommends that hydrogeological
aspects be addressed to the Town's satisfaction before
development is permitted to proceed at an environmentally
sensitive density.
9.3 The applicant wishes to change the Hazard Land designation,
which runs through 3CII in a northeast direction from the
junction of Courtice and Nash Roads, to a minor open space
system. It is depicted to start at Nash Road just east of
Courtice road and run parallel to Courtice Road until it
r~ ~ 1
REPORT NO.: PD-22-93 PAGE 14
swings eastward and connects with the proposed elementary
school site. This contributes greatly to the density of the
neighbourhood as well as presenting a local road system
concept which would cut directly through the current Hazard
Land areas.
9.4 Environmental standards have evolved since the 1981 EIA Study
and it is recognized that conditions may have changed in
Neighbourhood 3C. For example, lands have been developed
south of Nash Road and several woodlots have been cleared.
The existing Official Plan's Hazard Lands designations, which
were established before 1981, were based on limited
information. The EIA indicated that additional Hazard Lands
should be incorporated. Each of the tributaries to the Black
Creek should be protected with the Hazard Lands designation.
As required by Section 2.3.14 of the new Regional Official
Plan, a comprehensive environmental impact analysis is
required before development can proceed in the Courtice North
urban area The Region of Durham Planning Department, in co-
operation with Town staff, will be hiring a consultant to
undertake a new study for the entire north Courtice area. The
Region has informed Staff that the majority of the developers
in the area are willing to participate by funding the project,
including the applicant. However, as not all of the
applicable developers have agreed to the monetary commitment
required a consultant has not been engaged to date. Until
such a study is completed to the satisfaction of the Town of
Newcastle, the Region of Durham, the Central Lake Ontario
Conservation Authority and the Ministry of Natural Resources
these applications under consideration can not be reviewed.
9.5 The 1991 Durham Region Official Plan proposes an extension of
Adelaide Avenue in Oshawa through north Courtice to connect
1
REPORT NO.: PD-22-93 PAGE 15
with Courtice Road in Newcastle. The alignment of this road
is a component of the above referenced Study. It is sound
planning to allow for a collector or arterial road access
through Neighbourhood 3C to connect with to Adelaide Avenue.
An appropriate route will be selected as part of an
environmental impact analysis for north Courtice.
9.6 The applicant has indicated a collector road access onto Nash
Road from his proposed subdivision site (see Attachment #3).
The existing neighbourhood plan for the area south of Nash
Road proposes collector road connections at slightly different
locations. Furthermore, as noted by Durham Region, the grid
system of roads should also be considered and reviewed further
by both municipal and regional staff.
9.7 Section 6.5.2 (iii) of the Town of Newcastle Official Plan
permits the development of convenience commercial facilities
in residential areas to a maximum of 5,000 sq ft. The
applicant has proposed to place a Local Central Area of 27, 000
sa ft__within _the residential designation. Local C__entral.Areas_
are allotted a square footage maximum of 60,000 sq ft,
therefore the proposal would fall under such a definition. As
part of the Town's Official Plan Review process a Commercial
Hierarchy Study is being conducted. The proposed Local
Central Area will be subject to the results of this study.
The required Environmental Impact Study may potentially place
limitations on developable areas and population targets for
this neighbourhood, thereby altering the number of consumers
necessary to support such a commercial development. During
the Official Plan Review process Staff will access the
location's viability as an appropriate commercial site based
on the results of both areas of research.
~Lj
REPORT NO.: PD-22-93 PAGE 16
9.8 The applicant has selected the northwest corner of the
neighbourhood for medium density development. This area was
identified in the 1981 EIA as an Environmental/Hazard and a
Open Space Area. Estate residential lots were recommended for
much of this site but the loss of forest habitat may make this
recommendation redundant. The updated EIA will address this.
9.9 As a final point, the elementary school and park facilities
should be central to the neighbourhood. This would work
towards minimizing busing costs, maximizing access to
community services and ensuring park development staged with
neighbourhood growth.
10. CONCLUSIONS
The Planning and Development Department is currently
conducting a comprehensive review of the existing Official
Plan for the Town. Through this exercise a new planning
framework will be created based on the three themes of
management of growth, sustainable development, and quality of
life. The applicant's background studies and the future
Environmental Impact Study will be utilized in the review of
the Official Plan and the preparation of a neighbourhood plan
for Courtice North Neighbourhood 3C.
The purpose of this report is to facilitate the Public
Meeting, provide Committee and Council with some background on
the applications submitted and for Staff to indicate issues or
areas of concern regarding the subject applications. Based on
the above comments, it is recommended that the applications be
referred back to Staff to be considered in the context of the
Town of Newcastle Official Plan review.
i_)~~
REPORT NO.: PD-22-93 PAGE 17
Respectfully submitted, Recommended for presentation
to the Committee
Franklin Wu, M.C.I.P. Lawrence E. Kots~~ff
Director of Planning Chief Administrat,,ive
and Development Officer
IW*DC*FW*df
*Attach
22 January 1993
Interested parties to be notified of Council and Committees
decision:
Ron Sheradon
3700 Hancock Road
Courtice, Ontario.
L1E 2M1
Cristina Rose
.3212 Hancock Road North
Courtice, Ontario.
L1E 2M1
Pam Callus
3452 Courtice Road
Courtice, Ontario.
L1E 2L6
Lesley Roger
John Bousfield Assoc.
219 Front Street East
Toronto, Ontario.
M5A 1E8
WDM Consultants
20 Clematis Road
Willowdale, Ontario.
M2J 4X2
Libby Racansky
3200 Hancock Road
Courtice, Ontario.
L1E 2M1
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Application N° =NPA 91-01 / CN (874279 Ontario Inc. )
Application N°-= DEV. 92-033,18T-9204 (Courtice Heights Dev.
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EXISTING NEIGHBOURHOOD PLAN Attachment #2
LANDS SUBJECT
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COURTICE NORTH NEIGNBOURH000 3C-LANO USE STRUCTURE PLAN-SCNEOULE 1
LEGEND
~ Neighbourhood Boundary Local Central Area
Residential Low Density ~ (N) ~ Neighbo~Srhood Park
Residential Medium Density Minor Open Space
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1981 ENVIRONMENTAL IMPACT ANALYSIS Attachment •#4
PLANNING CONCEPT
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N 7