HomeMy WebLinkAboutPSD-027-12 Clarbgton REPORT
PLANNING Vi ARTMNT
PUBLIC MEETING
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: May 28, 2012 Resolution#: - By-law#:
Report#: PSD-027-12 File#: COPA2012-0004, S-C-2007-0007 and
ZBA2011-0027
Subject: PROPOSED OFFICIAL PLAN, REZONING, AND AMENDMENT TO DRAFT
APPROVED PLAN OF SUBDIVISION AND TO PERMIT A 261 UNIT
RESIDENTIAL PLAN OF SUBDIVISON
APPLICANT: PRESTONVALE HEIGHTS LIMITED
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-027-1 2, be received;
2. THAT the applications to amend the Official Plan, Zoning By-law and Draft Approved
Plan of Subdivision submitted by Prestonvale Heights Limited to permit the
development of 261 residential units continue to be processed including the preparation
of a subsequent recommendation report; and
3. THAT all interested parties listed in Report PSD-027-12 and any delegations be advised
of Council's decision.
Submitted by: Reviewed by: 4 David J.2Vome, MCIP, RPP ranklin Wu,
Director of Planning Services Chief Administrative Officer
TW/CP/sn/df/av
May 22, 2012
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T 905-623-3379
REPORT NO.: PSD-027-12 Page 2
1. APPLICATION DETAILS
1.1 Applicant/Owner: Prestonvale Heights Limited
1.2 Proposal: Clarington Official Plan Amendment
• Amend Map A2 "Land Use Courtice Urban Area" and Map A
"Land Use South West Courtice Secondary Plan" by deleting
the Medium Density Residential symbol at the northwest corner
of Prestonvale Road and Bloor Street and replacing it with a
High Density symbol.
• Amend Map H1 by changing the population of the Penfound
Neighbourhood from 3950 to 4050.
• Amend Table 9-2 by revising the housing target of the Penfound
Neighbourhood as follows:
i. Reducing medium density units from 150 to 75;
ii. Increasing the high density units from 0 to 200 ; and
iii. Amend all corresponding totals.
Proposed amendment to Draft Approved Plan of Subdivision
From: A total of 156 units, consisting of 90 lots for single detached
dwellings and a block for 66 townhouse units.
To: A total of 261 units, consisting of 59 lots for 49 single detached
dwellings, 10 semi detached lots for 20 dwelling units; and 4 blocks
for 192 apartment units.
Rezoning
To appropriate zones to permit the development of 3 storey, 12 unit
" garden flat" apartment buildings, semi detached dwellings on 18.0
metre lots; and single detached dwellings on 11.3 metre and 12.0
metre lots.
1.3 Area: 6.66 ha
1.4 Location: The subject lands are located on the west side of Prestonvale
Road, north of Bloor Street and west of Meadowglade Road
(Attachment 1).
2. BACKGROUND
2.1 The subject property was draft approved as a secondary school block which the
Kawartha Pine Ridge School Board opted not to pursue. The applicant then submitted
Official Plan Amendment, Rezoning and Plan of Subdivision applications for Draft Plan
of Subdivision S-C-2007-0007. The plan was approved in October 2008 for 90 singles
and a block for 66 townhouse units.
REPORT NO.: PSD-027-12 Page 3
2.2 In July 2009, the applicant submitted a site plan application (SPA 2009-0014) for the
townhouse block. The proposal consisted of 66 block townhouses with units fronting
onto Bloor Street and Meadowglade Road with garages at the rear of the units. It also
incorporated three amenity areas totalling 0.13 hectares, including a landscape feature
at the corner of Bloor Street and Meadowglade Road. The relevant departments and
agencies had completed their review of the first submission and comments were
provided.
2.3 On September 7, 2011, Prestonvale Heights Limited submitted applications to amend
Zoning By-law 84-63 and Draft Approved Plan of Subdivision S-C-2007-0007. In order
to address urban design concerns identified by Staff, the applicant submitted a revised
plan, accompanied by an Official Plan Amendment application on April 18, 2012.
2.4 The following chart illustrates the differences between the Draft Approved Plan of
Subdivisions of October 2008 (Attachment 2), the 2011 proposal (Attachment 3) and the
current proposal (Attachment 4).
TABLE 1
Dwelling Type Draft Approval 2011 Current Proposal
2008 Proposal
9.3 m Singles 10
11 m Singles 18
11.3 m Singles 51 24
12 m Singles 59 25
13.7 m Singles 4
15 m Singles 9 8
18 m Semis 20
Block Townhouses 66
7 m Street 77
Townhouses
Apartments 192
Total 156 146 261
Net Residential Density 29 31 39
(units/ha
Population/ha (gross 66 62 83
area)
Total Population 441 407 522
2.5 A Planning Justification Report, Noise Impact Study and Phase 1 Environmental Site
Assessment were submitted in support of the revised proposal. The studies are
summarized in Section 7 of this report.
REPORT NO.: PSD-027-12 Page 4
3. LAND CHARACTERISTICS AND SURROUNDING USES
3.1 The subject site is currently vacant.
3.2 The surrounding uses are as follows:
North - Dr. G.J. MacGillivray Public School
South - Residential and a newly constructed commercial plaza
East - Agricultural and single detached dwellings
West - Residential
4. PROVINCIAL POLICY
4.1 Provincial Policy Statement
4.1.1 The Provincial Policy Statement encourages planning authorities to create healthy,
liveable and safe communities by accommodating an appropriate range and mix of
residential, employment, recreational and open space uses to meet long term needs.
4.1.2 Policy related to Settlement Areas, states that new development shall occur adjacent to
built up areas and shall have compact form, a mix of uses and densities that allow for
the efficient use of land, infrastructure and public services.
4.1.3 The Housing Policies state that Planning authorities are required to provide for a range
of housing types and densities with a ten year supply of lands which are designated.
New housing is to be directed to locations where infrastructure and public services are,
or will be available. A full range of housing types and densities shall be provided to meet
projected requirements of current and future residents of the regional market area.
4.1.4 Infrastructure and public service facilities shall be provided in a coordinated efficient and
cost effective manner. Planning for these shall be integrated with planning for growth so
that they are available to meet current and projected needs. The use of existing
infrastructure and public service facilities should be optimized where feasible before
considering developing new infrastructure and public service facilities.
4.1.5 Transportation systems should be provided which are safe, energy efficient, facilitate
the movement of people and goods, and are appropriate to address projected needs. A
land use pattern, density and mix of uses should be provided that minimize the length
and number of vehicle trips and supports the development of viable choices and plans
for public transit.
REPORT NO.: PSD-027-12 Page 5
4.1.6 The application is consistent with the 2005 Provincial Policy Statement as it is proposing
a mix of low and high density housing. The subject lands are adjacent to the existing
built-up area and will make use of existing infrastructure and public service facilities.
4.2 Provincial Growth Plan
4.2.1 The Provincial Growth Plan encourages municipalities to manage growth by directing
population growth to settlement areas. The subject lands are outside of the 'built
boundary' and are considered 'greenfield area'. Growth is to be accommodated by
building compact, transit-supportive communities in designated greenfield areas and by
reducing dependence on the automobile through the development of mixed use,
pedestrian-friendly environments. Growth shall also be directed to areas that offer
municipal water and wastewater systems. Municipalities should establish an urban open
space system within built up areas which may include communal courtyards and public
parks.
The Provincial Growth Plan has set a minimum density target that is not less than 50
residents per hectare in the Greenfield areas. This proposal achieves this minimum
requirement.
The application conforms to the Provincial Growth Plan.
5. OFFICIAL PLANS
5.1 Durham Regional Official Plan
The Durham Regional Official Plan designates the subject lands as Living Area within
the Durham Regional Official Plan. Lands designated as Living Area permit the
development of communities with defined boundaries, incorporating the widest possible
variety of housing types, sizes and tenure.
Regional Council shall support the review of development proposals currently in the
approval process, to encourage higher densities where appropriate and promote area
municipal official plans to maximize permissible densities for vacant lands.
Regional Official Plan Amendment 128 (Growing Durham) has identified Bloor Street as
a Regional Corridor. This designation was established to promote public transit
ridership through well designed developments that have a mix of uses at higher
densities. Development shall be sensitive to urban design considerations and shall be
oriented to the corridor, complemented by the consolidation of access points.
Regional Corridors shall have higher density mixed use areas that support higher order
transit services and pedestrian oriented development. A long term density target of 60
residential units per gross hectare and a floor space index of 2.4 is to be supported.
The built form should be a wide variety of building forms, generally mid-rise in height
with some higher buildings.
REPORT NO.: PSD-027-12 Page 6
The proposed uses conforms to the Plan and Amendment 128. Amendment 128 has
been approved by Regional Council and is under consideration by the Ontario Municipal
Board. The Regional Corridor designation on the subject lands is not in dispute.
5.2 Clarington Official Plan
In the Clarington Official Plan the subject lands are designated as Urban Residential
with a Medium Density Residential Symbol. The lands are within the Penfound
Neighbourhood, which has a population allocation of 3950 and a housing unit target of
1400, including 150 medium density units. The applicant is requesting to amend the
land use schedule to replace the medium density symbol with a high density symbol,
increase the population allocation to 4050, reduce the medium density units to 75 and
add 200 high density units.
The goals of the South-West Courtice Secondary Plan are to provide a residential living
environment that promotes a desirable quality of life and social interaction; and to
provide a broad range of housing to meet evolving needs of current and future
residents.
Clarington Official Plan Amendment 77, approved by Council, introduced Urban Design
policies for Corridors. The built form in part, is to be designed to:
• Have buildings sited near the street line to contribute to a sense of enclosure and
a strong street edge;
• Locate main building entrances that are visible and directly accessible from the
public sidewalk of the main street;
• Enhance the built environment with attention to massing, building articulation,
architectural detail, the use of local materials and styles;
• Enhance the pedestrian environment.
Policies for Sustainable Design have also been introduced which promote higher
densities to efficiently utilize existing infrastructure. Integration of transit into the early
stages of new development is also promoted.
6. ZONING BY-LAW
6.1 Within the Comprehensive Zoning By-law 84-63, as amended, the lands are zoned a
mix of residential zones to implement the 2008 Draft Approved Plan of Subdivision. A
Zoning By-law amendment will be required in order to implement the proposed
amendment to draft approval.
REPORT NO.: PSD-027-12 Page 7
7. SUMMARY OF BACKGROUND STUDIES
7.1 The Planning Justification Report
Prepared by Sernas Associates the Planning Justification Report states that the
proposed development will have a high quality appearance facing Bloor Street,
Prestonvale Road, Meadowglade Road, and the internal streets. The buildings will be
paired with shared underground parking which allows for generous landscaping in the
front, back and many of the sides of the buildings.
The height and form of the proposed apartment's buildings would be classified as
Medium Density. However, because the development utilizes below grade parking, the
unit yield per hectare is higher than the maximum 60 units per hectare for medium
density specified in the Official Plan. The proposed density is 90 units per hectare.
The proposal will introduce high density units to the Penfound Neighbourhood. The
apartment blocks will contain three parkettes and amenity areas in each block. Public
walkways will connect the balance of the development to the intersections at Bloor and
Meadowglade and Bloor and Prestonvale. The outdoor amenity area provided is 22.3
m2/unit which exceeds the Clarington Amenity Guideline requirements of 4M2/unit. The
guidelines recommend 2 m2/unit of indoor amenity area although none is provided due
to the size of each building and their unique design.
The front doors of the garden flats will be connected to the sidewalk via short walkways
similar to a single detailed home creating a pedestrian-oriented environment. (see
Attachment 6).
7.2 The Noise Impact Study Update
Prepared by YCA Engineering Limited the Noise Impact Study Update recommends 1.8
metre barriers for Lot 1, the Amenity Nodes within Blocks 60, 61 and 62 and for the
Central Parkette between Blocks 61 and 62. A combination of noise fencing, berms and
alternative "living wall" construction is proposed.
Air conditioning will be required for the south unit in Block 60 and for all units within
Blocks 61 and 62. Provisions for air conditioning will be required for lots 1, 20, 21,
remaining units in Block 60 and for all units within block 63.
7.3 The Phase I Environmental Site Assessment
Prepared by Golder Associates the Phase I Environment Site Assessment concluded
that there are no issues of potential environmental concerns with the subject lands.
8. PUBLIC NOTICE AND SUBMISSIONS
8.1 Public notice was given by mail to each landowner within 120 metres of the subject
property and a public meeting notice was installed on the property in the centre of each
street frontage.
REPORT NO.: PSD-027-12 Page 8
8.2 At the time of the writing of this report, three residents contacted the Planning Services
Department to identify the following concerns:
• Concerned that 1.25 parking spaces per apartment unit is not adequate in an
area without good transit. Little arrangement for street level parking.
• Not enough enforcement of parking on local streets and student drop-off at Dr.
G.J. MacGillvray Public School.
• Where will construction workers park? They are currently double parking on
Partner Drive and sometimes blocking the street to hold conversations.
• Concerned with young children's safety crossing Bloor Street to get to the school
and Roswell Park. Bloor Street will be busier with 261 additional units. There are
no parks north of Bloor Street.
• Dr. G.J. MacGillvray Public School is full and although this concern rests with the
School Board, it is a community concern.
• Area is not readily accessible without a personal vehicle. There are no grocery
stores or banks within walking distance. Transit only runs at peak times. Proposal
would be better for Bloor and Townline, or Trulls Road and Highway 2, where
commercial area and better transit is accessible.
• Most single car garage homes cannot park two vehicles in their driveways and
garages leaving one on the street most of the time. The one on the street will fill
up with spaces for visitors.
• Disappointed notices only sent out to the area within 120 metres of the property.
• No consideration to the increased traffic at the corner has been made for the
many residents south of Bloor Street.
• 16 three storey buildings will create the appearance of a fortress.
• School Board should buy the parcel for expansion and additional parking.
• Property values will drop.
• Lower quality of homes will encourage vandalism.
• Concerned that the proposed development will become a rental housing project.
9. AGENCY COMMENTS
9.1 The application has been circulated to the appropriate agencies for comment.
9.2 The Kawartha Pine Ridge District School Board advised that the proposal will generate
up to 19 elementary students for Dr. G. J. MacGillvray Public School and up to 12
secondary students to Courtice Secondary School.
Minor and Major overland stormwater drainage flows from the subject draft plan are to
be self-contained and are not to enter the adjoining elementary school site.
The existing 1.8 metre high galvanized chain link fence around the elementary school
site is not to be altered or removed prior to, during and post construction of the subject
subdivision.
REPORT NO.: PSD-027-12 Page 9
In consideration of the number of units proposed, the Municipality of Clarington should
investigate proposed traffic levels, turning movements and peak times and if necessary
require traffic control sign(s) and/or traffic calming measures at the proposed
intersection of Meadowglade Road/Partner Drive/Cale Avenue and along Meadowglade
Road. Meadowglade Road has:
• A curvilinear design with four existing street intersections between Prestonvale
Road and Bloor Street;
• A signed student crossing at Meadowglade Road and Robert Adams Drive; and
• Dr. G. J. MacGillivray Public School is our largest elementary school in terms of
enrolment (2011/2012 Average Daily Enrolment is 777.25, and is projected to
increase in enrolment).
9.3 The Central Lake Ontario Conservation Authority (CLOCA) have no objections to the
proposed revisions. CLOCA conditions of draft approval from October 2008 remain
applicable.
10. STAFF COMMENTS
10.1 Clarington Emergency Services and the Clarington Building Division have no concerns
or objections with the proposed application.
10.2 Clarington Operations Services advised that snow storage will be required and shall
represent a minimum of 2% of the vehicular travelled portion of the site. The
designated snow storage area shall be shown on the plans and signed accordingly.
When refining the landscape plans, ensure that the trees and shrubs do not block sight
lines from the intersections, driveways and parking lots. The applicant will be required to
light the public walkways.
10.3 Clarington Engineering Services
The Clarington Engineering Services Department has reviewed the proposal and
requires that the following comments be addressed to the satisfaction of the Director of
Engineering Services prior to final approval of the subject applications:
• A traffic impact study must be submitted which clearly outlines the impact of the
traffic generated by this site on the adjacent road network. The study must include
an analysis of a.m. and p.m. peak periods which coincide with the school-in and
school-out times of the adjacent public school. The study must clearly define
recommended improvements to ensure that no additional traffic congestion occurs in
the area of this development. This study may be subject to a peer review to ensure
that all factors affecting traffic in this area have been accounted for and that all
recommendations are appropriate for the road network.
• A parking plan must be submitted which demonstrates that there is sufficient on-site
and on-street parking to accommodate the proposed number of units.
REPORT NO.: PSD-027-12 Page 10
• A grading and drainage plan and stormwater management brief must be submitted
which demonstrates that minor and major runoff is controlled in accordance with the
Robinson Creek Master Drainage Study.
Additional comments and observations relating to the detailed design of the
development will be provided to the applicant.
10. 4 The applicant has submitted the current proposal, in part, to address staff concerns with
the 2011 proposal (Attachment 3) compared with the 2008 Draft Approved Plan
(Attachment 2) which were:
• Increased infrastructure with fewer housing units. The road network increased by
an additional 383 metres while the unit count dropped by 10;
• Addition of a window street parallel to Bloor Street would set back the housing
from the arterial street and would act as a primary visitor parking area leading to
a less attractive street edge; and
• 2.1 metre high noise fence with a 0.3 metre berm for units flanking Bloor Street.
10.5 The current proposal addresses the above by:
• The road network increases in length over the 2008 Draft Approved Plan due to
the deletion of the block townhouses but has decreased by 204 metres from the
2011 proposal.
• Removal of the Window Street and provision of a built form that addresses the
streets on all sides of the development.
• The siting of the proposed 3 storey, 12 unit garden flats has allowed for a
reduction in the height of the noise barriers. There is no need for a barrier at the
corner of Bloor and Meadowglade. This area is now open for a landscaped
Amenity Area. The applicant is proposing to incorporate a living wall into the
required noise barriers which will add to the landscape elements (See
Attachment 5).
10.6 The proposed plan supports the density objectives of the Provincial Policy Statement,
the Growth Plan and Regional Official Plan Amendment 128 (Growing Durham).
Developments that support higher densities are encouraged in order to develop
communities that are both pedestrian and transit oriented. The proposed plan will
increase the population by 81 persons from what was approved in 2008.
10.7 To acknowledge the Regional Corridor Designation, the Clarington Official Plan has
been amended through OPA 77 to introduce Urban Design Policies for Corridors. The
proposal has adhered to these policies by:
• Siting the buildings close to the street edge; and
• Providing public walkways through the apartment blocks to provide pedestrian
access to the internal lots.
Additional architectural details will be reviewed through the Site Plan approval process.
REPORT NO.: PSD-027-12 Page 11
10.8 The Residential Density Standards contained in Table 9-1 of the Clarington Official Plan
permits low rise apartments up to 4 storeys in height within the Medium Density
Designation. Low rise apartments are permitted, provided the net density does not
exceed 60 units per net hectare. The current application proposes 90 units per net
hectare. The higher density can be attributed to the efficient use of space through the
provision of underground parking. If surface parking was provided instead the garden
flats would comply with the medium density residential designation.
10.9 Municipal Staff are aware of neighbourhood concerns with traffic congestion associated
with Dr. G.J. MacGillvray Public School, which is the largest school in the Kawartha
Pine Ridge School Board system and contains 9 portables. Municipal staff has been
working with the Kawartha Pine Ridge School Board, and the Durham Regional Police
Services to develop a solution to this existing issue.
The applicant will be submitting a Traffic Study in support of their proposal. The purpose
of the study will be to analyze the potential impacts of the proposed development on the
street network.
10.10 Staff will consider residents concerns through detailed review of the application,
together with comments from all agencies and departments, and a review of all
applicable policies. These will be detailed in a future recommendation report for
Committee and Council's consideration.
11. CONCURRENCE — Not Applicable
12. CONCLUSION
12.1 The purpose of this report is to satisfy the Public Meeting requirements under the
Planning Act and taking into consideration the outstanding comments, staff respectfully
request that this report be received and for staff to continue processing the application
including the preparation of a subsequent report under resolution of the identified
issues.
CONFORMITY WITH STRATEGIC PLAN — Not Applicable
Staff Contact: Tracey Webster
Attachments:
Attachment 1 - Key Map
REPORT NO.: PSD-027-12 Page 12
Attachment 2 - Draft Approved Plan, October 2008
Attachment 3 - Proposed Draft Plan, September 2011
Attachment 4 - Proposed Draft Plan
Attachment 5 - Master Site/Landscape Plan
Attachment 6 - Streetscape
Attachment 7 - Proposed Official Plan Amendment
List of interested parties to be advised of Council's decision:
Janice Robinson, Prestonvale Heights Limited
Nick Mensink, Sernas Associates
Hugh Neill
The Tassone Family
Beth Mackenzie
Patrick Eades
Janice Jones
Trishan Lawson
Douglas Crigger
Olaf Mantik
Jackie Adams
Attachment 1
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To Report PSD-027-12
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Attachment 7
To Report PSD-027-12
"Proposed Official Plan Amendment
As Submitted In
Support of the Application"
AMENDMENT NO.
TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN
PURPOSE: The purpose of this Amendment is to permit High Density
Residential development in lieu of Medium Density Residential
development on the subject property located on the north-west
corner of Bloor Street and Prestonvale Road in the Courtice Urban
Area.
Specifically, the Amendment will permit the development of
sixteen 3-storey apartment buildings each containing 12 units (for
a total of 192 units) in lieu of the 66 townhouse units currently
permitted.
BASIS: This Amendment is based upon an application by Prestonvale
Heights Limited. The review of the application indicates that it is
consistent with the Provincial Policy Statement and in conformity
with the Growth Plan for the Greater Golden Horseshoe, the
Durham Regional Official Plan and the general intent of the
Clarington Official Plan.
ACTUAL AMENDMENT: The Clarington Official Plan is amended as follows:
(1) By amending Table 9-2 "Housing Targets by Neighbourhood"
as it applies to Courtice Neighbourhood N9 "Penfound" to
reduce the Medium Density Housing target to 75, increase the
High Density Housing target to 200 and adjust the Courtice
Urban Area totals accordingly, as shown on the attached
Exhibit"A".
(2) By amending Map A-2 "Land Use Courtice Urban Area" by
deleting the Medium Density Residential symbol at the north-
west corner of Prestonvale Road and Bloor Street and
replacing it with a High Density Residential symbol as shown
on the attached Exhibit"B".
(3) By amending Map H-1 "Neighbourhood Planning Units —
Courtice Urban Area" by adjusting the population allocation to
the Penfound neighbourhood from 3950 to 4050 as shown on
the attached Exhibit"C".
(4) By amending Map A Land Use to the South-west Courtice
Secondary Plan by replacing the Medium Density Residential
designation at the north-east corner of Meadowglade Road
and Bloor Street with a High Density Residential designation
along Meadowglade Road, Bloor Street and Prestonvale Road
as shown on the attached Exhibit"D".
IMPLEMENTATION: The provisions set forth in the Clarington Official Plan regarding
the implementation of the Plan shall apply to this Amendment.
INTERPRETATION: The provisions set forth in the Clarington Official Plan regarding
the interpretation of the Plan shall apply to this Amendment.
EXHIBIT "A" TO OFFICIAL PLAN AMENDMENT No.
Table 9-2
Housin g Targets by Neighbourhoods
Urban Area lHousing Units
Neighbourhoods Low Medium High Intensification ITotal
C o urti ce
N1 Town Centre 0 0 250 100 350
N2 West Shopping District 0 0 0 350 350
N3 Worden 1175 85 0 100 1360
N4 Highland 1225 100 0 75 1400
N5 Glenview 550 535 0 50 1135
N6 Hancock 850 100 0 25 975
N7 Avondale 825 200 0 275 1300
N8 Emily Stowe 1475 275 0 550 2300
N9 Penfound 1175 75 450 200 $ 75 1525449G
N10 Darlington 450 25 175 375 1025
N11 Bayview 1150 300 125 50 1625
N12 Farewell Heights* - - - - 0
TOTAL 8875 1 76 659 2025 13220
Bowmanville 1695 750 13345
N1 East Town Centre 0 700 225 275 1200
N2 West Town Centre 0 350 1500 0 1850
N3 Memorial 975 0 250 350 1575
N4 Central 425 125 75 75 700
N5 Vincent Massey 1125 250 0 175 1550
N6 Apple Blossom 1300 225 0 125 1650
N7 Elgin 1025 200 50 150 1425
N8 Fenwick 1325 525 0 100 1950
N9 Knox 1350 300 175 125 1950
N10 Northglen 1500 525 100 50 2175
N11 Brookhill 950 550 0 75 1575
N12 Darlington Green 675 375 125 125 1300
N13 Westvale 900 425 500 75 1900
N14 Waverly 1075 275 50 75 1475
N15 Port Darlington 275 500 425 25 1225
TOTAL 129001 5325 3475 1800 23500
Newcastle Village
N1 Village Centre 0 100 50 75 225
N2 Graham 1075 100 0 100 1275
N3 Foster 1575 300 0 125 2000
N4 Port of Newcastle 500 325 250 0 1075
N5 North Village 1050 250 0 50 1350
N6 Wilmot 960 0 0 0 960
TOTAL 5160 1075 300 350 6885
* Potential housing units for Farewell Heights Neighbourhood subject to the
provisions of Special Policy Area No. 5 (see Secion 17.6)
Municipality of Clarington Official Plan—April 2012
Chapter 9—Page
EXHIBIT "B" TO OFFICIAL PLAN AMENDMENT No.
�ac.�rren�mnrsrrr
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MAP A2
LAND USE
COURTICE URBAN AREA
OFFICIAL PLAN
MUNICIPALITY OF CLARINGTON
AOGUST.2—
EXHIBIT "C" TO OFFICIAL PLAN AMENDMENT No.
I1 I
t FAR
1 *) 1
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1 PEN��FODUND W NEIGHBOURHOOD BOUNDARY
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NEIGHBOURHOOD PLANNING UNITS I
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OFFICIAL PLAN
MUNICIPALITY OF CLARINGTON
AUGUST, 2010 i/ii% 0/'/I//?/0
REFER TO SECTIONS 5 AND 9
THIS C04SOUDATION IS PRWD-FOR CONVENIENCE OH!Y
AND REPRESENTS REOUES M MODIRCARMS AND APP54E
EXHIBIT "D" TO OFFICIAL PLAN AMENDMENT No.
Iiiiii REPLACE "MEDIUM
.DENSITY RESIDENTIAL"
WITH "HIGH DENSITY
RESIDENTIAL"
1
1
PLANNING AREA BOUNDARY
FUTURE URBAN RESIDENTIAL
E _�BLOOR LOW DENSITY RESIDENTIAL
MEDIUM DENSITY RESIDENl1AL
1 HIGH DENSITY RESIDENTIAL
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1
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Lu 1
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1
1 OH HERITAGE HOUSE
----------- rW I ARTERIAL ROADS TYPE A
.........•..•.. 1
ARTERIAL ROADS TYPE B
——— ARTERIAL ROADS TYPE C
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------ • COLLECTOR ROADS
4-_ LOCAL ROAD ACCESS
INTERSECTION IMPROVEMENT
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SECONDARY PLAN
AUGUST, 2010
TEAS CONSOLIDATION IS PROVIDED FOR CONVENIENCE ONLY
AND REPRESENTS REOUEM YODIFICATMS MD APPROM'S