HomeMy WebLinkAboutPD-105-87r
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TOWN OF NEWCASTLE
REPORT
I~'a General Purpose and Administration Committee
~~° Monday, April 6, 1987
T #: -Pn-115-87 FILE #: _o.P?_?..~
CT: PROPOSED AMENDMENTS TO THE COURTICE URBAN AREA PLAN AND
THE COURTICE NEIGHBOURHOOD dEVELOPMENT PLANS
FILE: OP 2.2.1
RECOP4NlENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PD-105-87 be received; and
2. THAT the draft amendments to the Courtice Urban Area Plan and the Courtice West,
Courtice South and Courtice North Neighbourhood Development Plans, as prepared by
Staff and as attached to Report PD-105-87, be endorsed by Council; and
3. THAT Staff be authorized to proceed with the necessary Public Meeting and to
initiate circulation of the proposed amendments; and
4. THAT Council provide Staff with direction as to the manner of Public Notice.
BACKGROUND:
At its meeting of July 21, 1986, Committee considered Staff Report PD-156-86 which
discussed a number of possible amendments to the Courtice Urban Area Plan and the Courtice
Neighbourhood Development Plans. The Report recommended that Planning Staff convene a
Public Meeting at the Courtice High School in order to obtain input into the proposed
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REPORT NO.: PD-105-87
Page 2
amendments. Committee resolved to adopt Staff's recommendation and further
resolved that Staff be authorized to proceed with the preparation of a draft
document to Con~nittee.
Subsequent to Council's consideration of Report PD-156-86, Staff conducted a
thorough review of the planning documents governing development in the
Courtice Urban Area. In addition to the amendments previously discussed,
Staff are also proposing to relax the requirement for the preparation and
amendment of Neighbourhood Development Plans as a prerequisite of
development. Nlost of the proposed changes can be accomplished through
amendrnent to the Neighbourhood Development Plans; however, a number of
official plan amendments will be required. The amendments as proposed by
Staff are outlined below and are detailed by the attachments to this
Report.
1. PREPARATION OF NEIGHBOURHOOD DEVELOPMENT PLANS
Currently, the Courtice Urban Area Plan requires that the details of
proposed developments be defined by Neighbourhood Development Plans. Staff
are proposing to bring the requirement for the preparation and amendment of
such plans into line with that required by the Qowmanville and Newcastle
Village Official Plans, thereby introducing a greater degree of flexibility
into the development approval process. Development proposals would still be
required to maintain the intent of the approved Neighbourhood Development
Plan and the Official Plan. Amendments to the texts of the Darlington
Township Official Plan, now the Town of Newcastle Official Plan, and the
Courtice Neighbourhood Development Plans would be required to implement this
* revision. Draft amendment documents as prepared by Staff are attached
hereto as Attachments No. 1 through 4 inclusive.
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REPORT NO.: PD-105-87
Page 3
2. COURTICE WEST NEIGHBOURHOOD
a) Neighbourhood la
i) Extend the re-aligned Varcoes Road north and east to intersect
with Tooley's Road, and designate same as a collector. This
amendment would be partially implemented through proposed Plan of
Subdivision 18T-86068. In Report PD-23-87, Staff noted that only
one option, being a vacant lot, is available for the connection
with Tooley's Road. The lot is eligible for a residential
building permit inasmuch as the front portion is zoned "R1". The
delineation of the col 1 ector road i n the Uf fi ci al P 1 an and the
Neighbourhood Development Plan is necessary to maintain the option
of providing a collector system linking Nash Road and Tooley's
Road. The proposed amendments to the Land Use and Transportation
Schedules of the Courtice Urban Area Plan are shown by Schedules
"X-1" and "X-2" of Attachment 1. The proposed amendments to the
Land Use Schedule of the Courtice West Neighbourhood Development
Plan is shown by Schedule "X-1" of Attachment 2.
ii) Redesignate a wood lot in the northeast sector of the
Neighbourhood from "Minor Open Space" to "Residential". The
redesi gnati on of the western portion of the woodl of i s the subject
of a current application to amend the Neighbourhood Development
Plan to permit the development of Subdivision Plan 18T-86068. The
Public Meeting on the Neighbourhood Plan Amendment was held on
January 19, 1987; no one appeared in objection.
Staff note that the entire site is designated "Residential" by the
Courtice Urban Area Plan and that, at the time of the preparation
of the Neighbourhood Development Plan, was identified by the
Central Lake Ontario Conservation Authority as being
environmentally sensitive. An Environmental Study submitted by
the applicant's consultant states that the wood lot is a se asonal
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REPORT NU.: PD-105-87
a) Neighbourhood 1a (Cont'd)
Page 4
swamp with no individual elements of particular significance or
rarity being found. Although the Environmental Study only covers
the area subject of the Plan of Subdivision, Staff see no merit in
preserving the remainder of the Minor Upen Space design at ion i n
that the woodlot is not part of a larger wildlife movement
corridor. Staff also note the proposed Varcoes Road extension
will substantially reduce the environmental significance of the
woodlot .
The Central Lake Ontario Conservation Authority has recommended in
correspondence to the Town that the Minor Open Space designation
be retained and the subject woodlot protected. Mrs. Jane Rowe, on
behalf of the Courtice and Area Community Association, has
submitted a letter objecting to the proposed designation. In view
of the residential designation in the Official Plan, Staff are of
the opinion that public ownership is the only means of protectiang
or preserving this woodlot. Given the proximity of urban
development and the potential intrusion and degradation resulting
therefrorn and, given higher priorities by the Town and Central
Lake Ontario Conservation Authority for property acquisitions,
Staff do not recommend acquisition of this area. We do however,
support preservation of healthy specimens of trees wherever
possible and feel that control of subdivision design and
construction activities will facilitate meeting this objective.
We would also note at this time that some unauthorized removal of
trees has occurred by persons unknown to the Owner or Staff
suggesti ng that resi denti al development i s already i mpacti ng thi s
area.
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REPORT NU.: PD-105-87
Page 5
a) Neighbourhood la (Cont'd)
The proposed amendment to reflect the deletion of the Minor Open
Space is shown by Schedule "X-1" of Attachment No. 2. The
amendment also indicates a revised road pattern for the northern
section of the Neighbourhood. Staff are proposing the retention
of a "Minor Open Space" corridor to connect a pedestrian
connection between Centrefield Drive and Tooley's Road. A
revision to the population figure on Schedule 2 of the
Neighbourhood Plan, as shown by Schedule "X-2" of Attachment No.
2, is also proposed to reflect the deletion of the Minor Open
Space.
iii) Provide landuse designations and a road pattern for the area west
of Varcoes Road and north of Nash Road and revise the Population
Schedule accordingly, as indicated by Schedule "X-1" and Schedule
"X-2" of Attachment No. 2 respectively.
b) Neighbourhood lb
i) Designate a Neighbourhood Park site, as indicated by Schedule
"X-1" to Attachment No. 2.
3. COURTICE SOUTH NEIGHBOURHOOD
a) Neighbourhood 1a
i) Adjust the transportation network in the Neighbourhood Development
Plan, as shown by Schedule "X" of Attachment No. 3, to provide an
east-west collector road system to serve the Courtice South area
and to better facilitate connections between the future GO Station
in East Oshawa and the Community Central Area.
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REPORT NO.: PD-105-87
Page 6
b) Neighbourhood 1b
i) Redesignate the site on the southeast corner of Highway No. 2 and
Prestonvale Road from "Special Purpose Commercial" to
"Residential" on Schedule 1 of the Urban Area Plan, as shown by
Schedule "X-1" of Attachment No. 1 hereto, and to "Convenience
Commercial" in the Neighbourhood Development Plan, as shown by
Schedule "X" of Attachment No. 3. The site is currently zoned
"Neighbourhood Commercial (C2)" by By-law 84-63. The Courtice
Urban Area Plan permits Convenience Commercial uses in areas
designated Residential.
3. COURTICE NORTH NEIGHBOURHOOD
a) Neighbourhood 3b
i) Delete the collector road system in the Urban Area Plan, as shown
by Schedules "X-1" and "X-2" to Attachment No. 1, and in the
Neighbourhood Plan, as shown by Schedule "X" to Attachment No. 4.
Due to the site characteristics of the Neighbourhood, the deletion
of the collector system provides Staff with greater flexibility in
dealing with individual development applications.
COMMENT:
Regional Planning Staff have reviewed the proposed amendments and have
indicated all of the proposed amendments would appear to be in conformity
with the provisions of the Durham Regional Official Plan.
It is therefore respectfully requested that the draft amendments to the
Courtice Urban Area Plan and the Courtice Neighbourhood Development Plans as
prepared by Staff and as attached to this Report, be endorsed by Committee
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REPORT NO.: PD-105-87
Page 7
and Council, and further that Staff be authorized to proceed with the
necessary Public Nieeting and to initiate circulation of the proposed
amendments. With respect to the matter of Public Notice, Staff would
suggest personal service for persons within areas directly affected by the
proposed schedule amendments coupled with publication in local newspapers.
Committee's direction in this matter is respectfully requested.
Respectful ly~u,~mi tted,
i~ . tawaras, i~i.~.1.r'.
Director of Planning
JAS*TTE*jip
*Attach.
March 25, 1987
Recommended for presentation
to the Committee
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~awrence otse
Chie~dmi£nitrative ,Officer
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ATTACHMENT N0. 1 TU
REPORT NO.: PD-105-87
AMENDMENT N0. TO THE OFFICIAL PLAN OF THE FORMER
PLANNING AREA OF THE TOWNSHIP OF DARLINGTON
PURPOSE: The purpose of Amendment No. to the Official Plan of the
former Planning Area of the Township of Darlington is:
i) to make various adjustments to the transportation
network serving the Courtice Urban Area;
ii) to designate a Neighbourhood Park within Courtice
Neighbourhood 16;
iii) to delete the requirement for the preparation and
amendment of Neighbourhood Development Plans;
BASIS: The proposed amendment is based upon the need to adjust the
transportation network to accommodate changes in traffic
patterns resulting from the deletion of the Adelaide Avenue
extension; to correct a deficiency in recreational facilities
within the Courtice West Neighbourhood 1B; to make the
requirement for the preparation and amendment of
Neighbourhood Development Plans consistent with the policies
for the Bowmanville and Newcastle Village Urban Areas.
ACTUAL AMENDMENT: The Official Plan of the former Planning Area of the
owns ip of Darlington i s hereby amended as follows:
1. Schedules 6-1 and 6-4 are hereby deleted and replaced
with new Schedules 6-1 and 6-4 attached hereto as
Schedules "X-1" and "X-2" respectively.
2. Section 5.2 is hereby amended by deleting the second
sentence and inserting thereto the following sentence:
"Detailed community studies may be undertaken and
development plans may be prepared in order to guide
future development."
3. The word "shall" shall be deleted and replaced with the
word "may" in the following sections:
a) Section 6.1.2i)b), third sentence
b) Section 6.1.2i)c), first sentence
c) Section 6.1.2iii)a), first line
...2
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ANIENDNIENT N0. TU THE OFFICIAL PLAN OF THE FORMER
PLANNING ~R A OF THE TOWNSHIP OF DARLINGTON
ACTUAL AMENDNIENT (Cont'd):
d) Section 6.1.2iii)b), first sentence
e) Section 6.1.2iii)d), first line
f) Section 6.2.1i), fourth line
g) Section 6.9.'L, first line
4. Section 6.1.2ii)c), is hereby amended by deleting the
phrase "and the restricted area (zoning) by-laws" and
inserting the following phrase:
".... and/or the zoning by-law."
5. Section 6.1.2iii) is hereby amended by inserting thereto
the following new subsection (c) and renumbering the
following subsections accordingly:
"c) In determining whether the preparation of a
neighbourhood development plan within a given
neighbourhood or an amendment to an existing
neighbourhood development plan is required, Council
shall consider among other things: the pattern of
land ownership; the density of development proposed;
environmental sensitivity; the land use and.
transportation patterns in surrounding
nei ghbourhoods; the avai 1 abi li ty and adequacy of
existing services; and the intent of this Official
Plan."
6. Section 6.1.2iii)c) is hereby amended by inserting the
words "Where required," at the beginning of the first
sentence.
7. Section 6.1.2v) is hereby amended by deleting the words
"the Neighbourhood Development Plans" and inserting
thereto the words "any development proposal".
8. Section 6.1.3iii) is hereby deleted and replaced with
the following:
"iii) Development proposals for medium or high density
residential shall be subject to Site Plan
Control."
9. Section 6.1.3vii) is hereby amended by deleting the word
"i nfi 11 i ng" from the third line and inserting thereto
the words "new residential or commercial development".
...3
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AMENDMENT NO. TO THE OFFICIAL PLAN OF THE FORMER
PLANNING AREA OF THE TOWNSHIP OF DARLINGTON
ACTUAL AMENDMENT (Cont'd):
10. Section 6.3.2i)a) is hereby amended by deleting the second
sentence in its entirety and inserting thereto the following
sentence:
"The precise boundaries of the components of the Open Space
Areas may be delineated in the Neighbourhood Developme nt Plans
and/or the Zoning By-law."
11. Section 6.3.2ii)a) is hereby amended by deleting the phrase
"shall be delineated in the Neighbourhood Development Plans
and the restricted area (zoning) by-law" from the third
sentence and inserting thereto the following phrase: "may be
delineated in the Neighbourhood Developments and/or the zoning
by-law".
12. Section 6.3.2iii)b) is hereby amended by deleting the third
sentence in its entirety and inserting thereto the following
sentence:
"The precise location may be determined in the Neighbourhood
Development Plans and/or the zoning by-law and shall be
detailed in subdivision and other development applications."
13. Section 6.3.2iv)a) is hereby amended by adding the following
phrase to the end of the second sentence: "and/or in the
zoning by-law".
14. Section 6.4.2iv)b) is hereby amended by deleting the phrase
"determined during the preparation of Neighbourhood
Development Plans and identified in the respective restricted
area (zoning)" from the second sentence and inserting thereto
the following phrase: "identified in the Neighbourhood
Development Plans and/or in the zoning".
15. Section 6.5.2i)b) is hereby amended by deleting the word
"shall" from the third sentence and inserting thereto the word
"may", and adding the following phrase to the end of the third
sentence: "and/or the zoning by-law".
16. Section 6.5.2ii)b) is hereby deleted in its entirety and the
following inserted thereto:
"There are no Local Central Areas presently designated within
the Courtice Major Urban Area. Local Central Areas may be
permitted by amendment to this Official Plan. The precise
boundaries of such Local Central Areas sh al 1 be determi n ed i n
the respective Neighbourhood Development Plan and/or the
Zoning By-law."
...4
AMENDMENT N0. TO THE OFFICIAL PLAN OF THE FORMER
PLANNING ~A OF THE TOWNSHIP OF DARLINGTON
ACTUAL AMENDMENT (Cont'd):
17. Section 6.5.2iii)b) is hereby amended by adding the following
phrase to the end of the first sentence: "and/or the zo Wing
by-law."
18. Section 6.7.2iii) is hereby amended by deleting the words
"shall be defined in the" from the second sentence and
inserting thereto the following words: "may be further
defined by."
Schedules "X-1" and "X-2" attached hereto shall form part of
this Amendment.
IMPLENIENTATIUN: The provisions set forth in the Official Plan of the Former
Planning Area of the Township of Darlington, as amended, regarding
the implementation of the Plan shall apply in regards to this
Amendment.
INTERPRETATION: The provisions set forth in the Official Plan of the Former
Tanning Area of the Township of Darlington, as amended, regarding
the interpretation of the Plan shall apply in regards to this
Amendment.
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ATTACHMENT N0. 2 TO
REPORT NO .: PD-105-87
AMENDMENT N0. 3 TO THE COURTICE WEST
NEIGHBOURHOOD DEVELOPMENT PLAN
PURPOSE: The purpose of this Amendment is to establish land use
designations and road patterns for the northern portion of
Neighbourhood 1a and the area west of Varcoes Road north of Nash
Road; to designate a Neighbourhood Park in Neighbourhood 1b; and
to make minor amendments to the text to reflect the above
changes and proposed and approved Official Plan Amendments.
BASIS: This Amendment is based upon the review of a development
proposal for the northern portion of Neighbourhood 1a; the
expansion of the Urban Area to the west of Varcoes Road; an
identified need for additional park space in Neighbourhood 1b;
and a proposed Official Plan Amendment to revise the requirement
for the preparation and amendment of Neighbourhood Development
Plans.
ACTUAL AMENDMENT: The Courtice West Neighbourhood Development Plan is
ere y amended as follows
1. Section 1.2 is amended by replacing the words "requires
Council to" in the sixth line with the words "states that
Council may".
2. Section 1.3 is amended by replacing the number "165" in the
second line of the third paragraph with the number "205".
3. Section 2.3.2 is amended
"3.5" in the fourth line
respectively.
by replacing the numbers "5.0" and
with the numbers "8,•5" and "5.0"
4. Section 2.4.2 is amended by deleting the last three
sentences of the Section in their entirety.
5. Section 2.6.1(i) is amended by deletiang the following
words from the first sentence "and at some time i n the
future by a proposed extension of Adelaide Avenue, also a
Type B Arterial, along the northern limit the
neighbourhood".
6. Schedule 1 entitled "Land Use Structure Plan" is hereby
replaced with a new Schedule 1, being Schedule "X-1"
attached hereto.
7. Schedule 2 entitled "Population" is hereby replaced with a
new Schedule 2, being Schedule "X-2" attached hereto.
...2
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ATTACHMENT N0. 2 TO
REPORT NO.: PD-105-87
AMENDMENT N0. 3 TO THE CUURTICE WEST
NEIGHBOURHOOD DEVELOPMENT PLAN
ACTUAL AMENDMENT (Cont'd)
8. Appendix A entitled "Student Generation" is hereby replaced
with a new Appendix A, being Schedule "X-3" attached
hereto.
Schedules "X-1", "X-2", and "X-3" attached hereto shall
form part of this Amendment.
IMPLEMENTATION: The provisions set forth in the Courtice West
Neighbourhood Development Plan, as amended, regarding the
implementation of the Plan shall apply in regard to this
Amendment.
INTERPRETATION: The provisions set forth in the Courtice West
eighbourhood Development Plan, as amended, regarding the
implementation of the Plan shall apply in regard to this
Amendment.
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SCHEDULE "X-1"
TO THE COURTICE
N0.
PLAN
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oa 1598 person s
SCHEDULE "X-2" TO ANiENDMENT N0. 3
TU THE COURTICE WEST NEIGHBOURHOOD
DEVELOPMENT PLAN
coU~T~cE ~ES~ t~~~o~~aU~HOOo
t~oPUL~~~o~
SCHEDULE 2 4
0 20`0 _ _~ Oft.
O 60 120 240 m
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A P P E N D I X A
STUDENT GENERATION
COURTICE WEST NEIGHBOURHOOD
Estimated Total Population
5985 persons
Estimated Average Occupancy Ratio
Estimated Unit Yield
2.9 p.p.u.
2064 units
Pupil Generation Factors
Elementary - 0.5 students/unit
0.5 x 2064 =
1032 students
Secondary - 0.2 students/unit
0.2 x 1483 =
Separate - 0.5 students (unit x .25)
0.5 x (1483 x .25) _
413 students
258 students
SCHEDULE "X-3" TO AMENDNiENT N0. 3
TO THE CUURTICE WEST NEIGHBOURHOOD
DEVELOPMENT PLAN
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ATTACHMENT N0. 3 TO
REPORT NO.: PD-105-87
AMENDMENT N0. 2 TO THE CUURTICE SOUTH
NEIGHBOURHOOD DEVELOPMENT PLAN
PURPOSE: The purpose of this Amendment is to redesignate a Special
Purpose Commercial site at Highway 2 and Prestonvale Road to
Convenience Commercial; to make minor adjustments to the road
pattern to provide a continuous east-west collector system; and
to make minor amendments to the text to reflect a proposed
Ufficial Plan Amendment.
BASIS: This Amendment is based upon a review of land use designations;
the need to provide a continuous collector system to serve the
Courtice South Neighbourhood and to provide a more direct
connection to Townline Road South and the proposed new GO
Station in East Oshawa; and a proposed Official Plan Amendment
to revise the requirement for the preparation and amendment of
Neighbourhood Development Plans.
ACTUAL AMENDMENT: The Courtice South Neighbourhood Development Plan is
ere y amended as follows:
1. Section 1.2 is amended by replacing the words "requires
Council to" in the sixth line with the words "states that
Council may".
2. Schedule 1 entitled "Land Use Structure Plan" is hereby
replaced with a new Schedule 1, being Schedule "X" attached
hereto.
Schedule "X" attached hereto shall form part of this
Amendment.
IMPLEMENTATTON: The provisions set forth in the Courtice South
~ghbourhood Development Plan, as amended, regarding the
implementation of the Plan shall apply in regard to this
Amendment.
INTERPRETATION: The provisions set forth in the Courtice South
eighbourhood Development Plan, as amended, regarding the
implementation of the Plan shall apply in regard to this
Amendment.
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SCHEDULE "X" TO AMENDMENT N0. 2
TU THE COURTICE SOUTH
NEIGHg0URH00D DEVELOPMENT PLAN
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ATTACHMENT N0. 4 TO
REPORT NO.: PD-105-87
AMENDMENT N0. 4 TO THE COURTICE NORTH
NEIGHBOURHOOD DEVELOPMENT PLAN
PURPOSE: The purpose of this Amendment is to delete the collector road
system from the approved Land Use Structure Plan for
Neighbourhood 36 and to make minor amendments to the text to
reflect a proposed Official Plan Amendment.
BASIS: This Amendment is based upon a proposed Official Plan Amendment
to delete all collector roads from Neighbourhood 36 to provide
the Town with greater flexibility in dealing with development
proposals, and a proposed Official Plan Amendment to revise the
requirement for the preparation and amendment of Neighbourhood
Development Plans.
ACTUAL AMENDMENT: The Courtice Nouth Neighbourhood Development Plan is
here y amended as follows:
1. Section 1.2 is amended by replacing the words "requires
Council to" in the eighth line with the words "states that
Council may".
2. Schedule 16 entitled "Land Use Structure Plan -
Neighbourhood 36" is hereby replaced with anew Schedule
16, being Schedule "X" attached hereto.
Schedule "X" attached hereto sha11 form part of this
Amendment.
IMPLEMENTATION: The provisions set forth in the Courtice North
eighbourhood Development Plan, as amended, regarding the
implementation of the Plan shall apply in regard to this
Amendment.
INTERPRETATION: The provisions set forth in the Courtice North
eig bourhood Development Plan, as amended, regarding the
implementation of the Plan shall apply in regard to this
Amendment.
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".~..~r~.r~, JUNE 5 1984 z ~
COURTICE NOR__H NEIGHBOURHOOD 3B S~LAND USE STRUCTURE PLAN -SCHEDULE 1
~- F-
FIRE HALL ~~ CONVENIENCE COMMERCIAL..........] z z
NEIGHBOURHOOD BOUNDARY ..............~•--•~ MAJOR OPEN SPACE..................,
RESIDENTIAL -LOW DENSITY........... `.`''.`•'.'''`•`C~~ `•. HAZARD LANDS ....................... ~~--~
-MEDIUM DENSITY............ <~'` M~•`•''',`:`'•`•'''••`•`•.'' ARTERIAL ROAD-TYPE 'A ..... . .......--~
t I ¢ ~° W
-HIGH DENSITY ............. >'•~ ARTERIAL ROAD-TYPE B............ -~~-~ o w a
RESIDENTIAL SPECIAL POLICY AREA. ~==%=~~~ ~' ,,,,,,,,,,,,, ~' ,.~-'~ o
MINOR COLLECTOR ROAD ...............
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ELEMENTARY SCHOOL ........... ....... LOCAL ROAD........................... x ~ o
SECONDARY SCHOOL ...................® PEDESTRIAN/BICYCLE PATHWAY.........•""•'~ o ~
J U O
COMMUNITY PARK .....................•. ~ DEFERRED.. ................,...........®
NEIGHBOURHOOD PARK ... . .......... ® L
• N DENOTES DENSITY DESIGNATION-------- a = _
MINOR OPEN SPACE ...... ... ... ......•"~G^'~~ ~NTS PER NETHECTARBER OF (5 mow
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