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HomeMy WebLinkAboutPD-23-94Subject: APPLICATION BY STOLP HOMES (NEWCASTLE) DEVELOPERS INC. TO AMEND THE COURTICE SOUTH NEIGHBOURHOOD DEVELOPMENT PLAN SOUTH -WEST COURTICE NEIGHBOURHOOD PLAN FILE: NPA 94 -01 /CS (X -REF: DEV 89 -41, OPA 89 -32, 18T- 89037) Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD -23 -94 be received; 2. THAT the South -West Courtice Draft Neighbourhood Plan be referred to Staff for review and further processing and a subsequent Public Meeting report at such time the plan is ready to be adopted by Council; and, 3. THAT the interested parties listed in this report and any delegation be advised of Council's decision. 1. PURPOSE 1.1 The purpose of this report is to provide an opportunity for public input with respect to the South -West Courtice Draft Neighbourhood Plan. The proposed policy document covers the lands south of Glenabbey Drive, west of Prestonvale Road, and north and east of the Townline Road extension (see Attachment #1) . 2. BACKGROUND 2.1 In 1989, Stolp Homes (Newcastle) Developers Inc. submitted a plan of subdivision, an official plan amendment and rezoning application. In undertaking the review of the Municipality's Official Plan, in January 1992 Council placed an administrative freeze on processing applications in the expansion areas. However, at the request of the applicant's agent, Council exempted Stolp Homes from this freeze. 5 U6 ....2 PPAPEiio ECYC LE REPORT NO. PD -23 -94 PAGE 2 2.2 Before Stolp Homes could proceed with the plan of subdivision it was necessary to fulfil Section 6.1.2 iii(a) of the Official Plan of the former Town of Newcastle which requires that neighbourhood development plans be prepared and approved by Council prior to the approval of plans of subdivision in the Courtice Urban Areas. Given Council's direction to process the applicant's proposal, the Official Plan's requirement for a Neighbourhood Plan and limited Staff resources, the applicant offered to undertake the Neighbourhood Plan Study through its consultants, Tunney Planning Inc. 2.3 Staff prepared and provided a Terms of Reference to the applicant which was presented in Report PD- 150 -92. The Terms of Reference required a three stage process as follows: Phase 1: Data Collection and Analysis; Phase 2: Review of the Development Options; and, Phase 3: Recommended Land Use Plan. 2.4 In November 1992, the applicant completed a Background Report and accompanying Environmental Resource Analysis Report. In addition an Options Report was completed which presented four options for the neighbourhood. These reports were circulated to various agencies to receive comments. The four options were also presented to residents at an Open House held on February 17, 1993 at Courtice Secondary School. 2.5 After reviewing the comments received by agencies and residents, Tunney Planning, produced a consultant Recommended Plan presenting a preferred option. A second public workshop was held on December 1, 1993 at the Courtice Secondary School to present the draft neighbourhood plan. No written comments were provided by residents at this time. ....3 REPORT NO. •D PAGE 91 2.7 Discussions with Clarington Staff, Regional Staff, and the City of Oshawa necessitated further revisions to the road patterns. A revised Draft Neighbourhood Plan was produced by the applicant in December 1993. This Draft Plan has been circulated to various agencies and Staff are still awaiting comments prior to be in a position to recommend approval of a Neighbourhood Plan. 3. SOUTH -WEST COURTICE NEIGHBOURHOOD PLAN The consultant's Draft Neighbourhood Plan will include a land use schedule and text to guide and direct growth, development, and the utilization of land in south -west Courtice. The Plan identifies land uses, a transportation network and development controls intended for the study area. The South -West Courtice Neighbourhood would be an addition to the existing Courtice South Neighbourhood Development. The portion north of the future extension of Bloor Street would be an extension to Neighbourhood 2A. The lands south of the future extension of Bloor Street would be a new Neighbourhood 2D. A copy of the Neighbourhood Plan is attached to this report (see Attachment #2) . Land Use The plan proposes the following land uses by Neighbourhood Neighbourhood 2A Neighbourhood 2D Expansion Residential Low Density Units 337 1448 Medium Density Units 113 392 High Density Units 0 222 450 2065 Schools 1 Public Elementary 1 Public Elementary 1 Separate Elementary Parks 1 Parkette (2.4 ha) 1 Neighbourhood Park (3.6 ha) 3 Parkettes (1.7 ha) Commercial None 1 Convenience Centre Community Facilities None 1 Church Site ....4 REPORT NO. PD -23 -94 PAGE 4 Housing Mix Neighbourhood 2A -South will accommodate approximately 1,500 persons at an overall gross residential density of 15 units per hectare (6.25 units per acre). The proposed density split will be 75% low density, and 25% medium density. The planned population of Neighbourhood 2D is approximately 6,500 persons at an overall gross residential density of 17.3 units per hectare (7 units per acre). It is expected that 70% of new housing will be low density, 20% will be medium density and 10% medium -high density. Pedestrian Routes As a means of promoting walking as the preferred mode for person trips, the Plan identifies a series of desired pedestrian routes following along the open space designation, future road allowances and community facilities. Stormwater Facilities Stormwater management techniques are incorporated to mitigate the impacts of development on water quality and quantity consistent with those outlined in the Robinson Creek Master Drainage Study. A storm water management facility is shown adjacent to the neighbourhood park block and will incorporate wetland features and native vegetation into the pond design. Roads and Transit System The road network for the entire Neighbourhood has incorporated collector road connections to the arterial grid system and is based upon road design standards and classifications related to function, traffic volume and vehicular operating speed. Higher density development is located in close proximity to future transit routes and the planned road and walkway system. ....5 X09 REPORT NO. PD -23 -94 PAGE 5 4. PUBLIC NOTICE 4.1 Public Open Houses In accordance with the terms of reference provided by Staff, the applicant conducted two public open houses which were held on February 17, 1993 and December 1, 1993. The concerns raised by Oshawa residents to the Options Report are summarized as follows: • opposition to higher density residential • traffic impacts on Grandview Drive , • need for connecting Bridge on Townline Road • realignment of Bloor Street and intersection improvements. 4.2 Public Meeting Clarington's procedures require a public meeting concerning the South -West Courtice Neighbourhood Plan. A public notice for a public meeting was placed in the Oshawa Times and the Courtice News on February 9, 1994. All residents who were on the Interested Parties List also received a notice by mail. 5. COMMENTS 5.1 The size of the Study Area was expanded in Phase 3 to include the lands north of realigned Bloor Street (for study purposes it is called Neighbourhood 2A- South) . This incorporates the lands held by 3 -D Developments, who raised concerns with respect to the exclusion of their lands north of the future Bloor Street extension and south of Glenabbey Drive. 5.2 A number of Oshawa residents raised concerns that housing densities will be too high. The Draft Neighbourhood Plan proposes a gross residential density for Neighbourhood 2D of 7 units per acre in comparison to the current gross residential density for Courtice of approximately 5 units per acre. The proposed density is in conformity with the new Durham Region Official Plan which promotes urban areas to be compact, efficient and accessible comprised of mixed uses. Furthermore, it states REPORT NO. PD -23 -94 PAGE 6 that compact form development is to take place through higher densities and by intensifying and redeveloping existing areas, particularly along arterial roads and in conjunction with present and potential transit facilities. The Draft Neighbourhood Plan places the higher concentration of densities in a node on the south -west corner of Prestonvale Road and Bloor Street. 5.3 A number of residents in Oshawa and the City of Oshawa Staff raised concerns with a direct connection of the east -west collector to Grandview Drive (a collector road in Oshawa), As a result of ongoing discussions, the current plan proposes four local road connections to Townline Road, one being located at Grandview Drive. The internal road configuration would serve to limit the amount of traffic directly accessing Grandview Drive in Oshawa. It is impossible, however, to stop all traffic due to the westerly orientation of trip movements and the need to provide access to Townline Road. 5.4 The proposed addition of the South -West Neighbourhood to the Courtice Urban Area is undertaken at the developers' initiative to establish a planning framework for the development of those lands. Municipal Staff have provided an outline to guide the work of the developers, consultants, as per the Terms of Reference contained in Staff Report PD- 150 -92. Staff have also provided comments to the developers' consultant through this planning exercise. Staff has not, however, completed the review of the work undertaken to date nor do Staff endorse the proposed Neighbourhood Plan. 5.5 The expansion lands proposed to be added by this planning exercise will not necessarily be recommended for short term development under the plans of subdivision submitted by various applicants. These lands have not been accounted for within the current Development Charges By -law. Furthermore, any emerging planning concepts for this area would also be subject to the growth management policies of the new Official Plan. ....7 REPORT NO. PD -23 -94 PAGE 7 It is recommended that the South -West Courtice Neighbourhood Plan be referred back to Staff for processing and a subsequent Public Meeting report at such time the plan is ready to be adopted by Council. Respectfully submitted, Franklin Wu, M.C.I.P. Director of Planning and Development TH *DC *FW *cc *Attach February 24, 1994 Recommended for presentation to the mittee, MAri6 Marano, Acting Chief Administrative Officer Interested persons to be notified of Council and Committee's decision: Mike & Lori McNair 361 Southridge Street Oshawa, Ont. L1H 8A4 Robert & Josette Rene 873 Grandview Drive South Oshawa, Ont. L1H 8G9 Mr. Jack Crosbie Penta Stolp Corp. 100 Allstate Parkway, Suite 201 Markham, Ont. L3R 6H3 Bill Reid 602 Down Crescent Oshawa, Ont. L1H 7X9 William & Sharon Marritt 1429 Prestonvale Rd. Courtice, Ont. LlE 2P2 S. & M. Found 1246 Prestonvale Rd., Courtice, Ont LlE 2N9 Craig Smith 75 Hemmingway Dr., Courtice, Ont. LlE 2C6 Sam & Betty McNair 601 Down Crescent Oshawa, Ont L1H 7X9 Mr. K. Tunney Tunney Planning 340 Byron St. S., Suite 200 Whitby, Ont L1N 4P8 Mr. Terry Wertepny, Planner City of Oshawa Planning and Development 50 Centre St. South Oshawa, Ont. L1H 3Z7 Glen Maughan 608 Down Crescent Oshawa, Ont. L1H 7XZ9 K. Gray 751 Down Crescent Oshawa, Ont. L1H 7K9 M. Freedman Hampton House 7111 Dufferin Street Thornhill, Ont. L4J 2K2 AIL ....8 REPORT NO. PD-23-94 PAGE 6 Mary Novak 1712 Pebblestone Road Courtice, Ont. L1C 2L4 Paut & Vicki Groeneveld 1463 Bloor Street East Courtice, Ont. L1C 3K3 G. Bennie 1236 Delmark Court Oshawa, Ont L1H 8K6 Mr. Hugh A. Neil 2111 Prestonvale Road Courtice, Ont. L1C 2S2 Ann Mittag 41 Turnberry Crescent Courtice, Ont. LlE 1A3 Maureen Crawford 20 Summerlea Court Courtice, Ont LlE 1B5 W. S. Penfound 2320 Prestonvale Road Courtice, Ont. LlE 2S1 Mrs. Moore 603 Down Crescent Oshawa, Ont L1H 7X9 A. White 5 Bruntsfield Street Courtice, Ont. LlE 1A5 Casper Jarvis 109 Glenabbey Dr. Courtice, Ont. LlE 2B7 John Stezik 125 Glenabbey Dr. Courtice, Ont. LlE 2B7 John Delve 2152 Prestonvale Road Courtice, Ont. LlE 2S2 Tony Schuliga 49 Central Park Road South Oshawa, Ont L1H 5W5 1- 13 Bob Martindale Greer Galloway Group 1415 Highway # 2 Courtice, Ont. LlE 2J6 Resident 120 Turnberry Crescent Courtice, Ont. LlE 2S1 Tom & Sharon Fleming 83 Glenabbey Dr. Courtice, Ont. LlE 1B8 Resident 1440 Bloor Street Courtice, Ont. LlE 2N6 Resident 38 Pinedale Crescent Courtice, Ont. LlE 106 Resident 3432 Tooley's Road Courtice, Ont. LlE 2K7 Resident 105 Glenabbey Dr. Courtice, Ont. LlE 2B6 Walter Fracz 2212 Trulls Road Courtice, Ont. LlE 2N2 Ron & Penny Elson 1225 Norman Court Oshawa, Ont. L1H 7X2 A. Miyanji 38 Vanwat Drive Scarborough, Ont M1G 1G7 Halminen Homes Ltd. 1748 Baseline Rd. W., Courtice, Ont. LlE 2T1 R. Gossman 1536 Bloor Street Courtice, Ont. LlE 2S2 ATTACM T O W N O F N C W C A 5 T L£ N E I G H B O U R H O O D 2 A— 5 0 U T H BL 0 0 R r ` � OL D BL 040R 5 TREE T GRANDVIE DRIVE O � aT � � O x o O � 14 lb Q SOUTHJG NEIGHBOURHOOD DR! 1 2 D t~ U x w a J Q 3 0 rv5nfv'O c dwr W;fr I o! ' `•'^ .may FA�C R �4 CANAIX AN ,,,, r. �• �^ ,> y .� ♦. BAi F L fNE 11ROAD H f G N W A Y N p t 0 f ANa 514 Om 75. 150. 225. 300m 375m 450. R/P "t - OCT. 18, ISN3 F7e. 223 -IFGI THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON REGIONAL MUNIgPAIITY OF DURHAM SOUTH-WEST COURTICE RESIDENTIAL NEIGHBOURHOODS 2A -SOUTH AND 2D 7UNNEY PLANNING MJC. 340 M ST. S., SU1L 700. W� =n scwu N.T.S �TUN22S -1 DA1[ OMMNG No. OCT.. 1993 um # i FIG. 1 # i PART II ATTAQm4ENT # 2 South -West Courtice Neighbourhoods 2A -South and 2D Draft Neighbourhood Plan 515 Section 1.0 GENERAL 2.0 HOUSING MIX 3.0 RESIDENTIAL AREAS 3.1 Low Density 3.2 Medium Density 3.3 Medium -high Density 3.4 Affordable Housing 4.0 SCHOOLS 5.0 PARKS AND OPEN SPACE 5.1 Neighbourhood Park 5.2 Parkettes 5.3 Open Space 5.4 Woodlands 5.5 Desired Pedestrian Routes 6.0 COMMERCIAL 6.1 Convenience Commercial 7.0 CHURCH 8.0 PLANNING PRECINCT 9.0 TRANSPORTATION 9.1 Road Classification 9.2 Transit System 10.0 STORMWATER MANAGEMENT 11.0 SERVICING 12.0 IMPLEMENTATION SCHEDULE A SCHEDULE B 516 -.- 1 1 1 2 2 2 2 3 3 3 4 4 4 5 6 6 6 6 7 7 8 8 9 10 Back Cover End of Document A l 1.0 GENERAL The development of Neighbourhood 2A -South and Neighbourhood 2D is governed by the policies set out in the Official Plan of the former Town of Newcastle (herein known as the Official Plan) and the Regional Municipality of Durham Official Plan, 1991. The development controls set out in these documents should be read in conjunction with the policies outlined in this Neighbourhood Plan. 2.0 HOUSING MIX The residential areas in South -West Courtice are intended to provide a range of low, medium and medium -high density residential uses. Neighbourhood 2A -South will accommodate approximately 1,500 persons at an overall density of 15 units per hectare (6.25 units per ac.). The proposed density split will be 75% low density, and 25% medium density. The planned population of Neighbourhood 2D is approximately 6,500 persons at an overall density 16.75 units per hectare (approximately 7 units per ac.). It is expected that 70% of new housing will be low density, 20% will be medium density and 10 % medium -high density. The Municipality will review Neighbourhoods 2A -South and 2D jointly to ensure that the range and mix of housing types as required by the Provincial Policy Statement of Land Use Planning for Housing and the Municipality of Clarington Municipal Housing Statement is adhered to. 3.0 RESIDENTIAL AREAS Throughout both Neighbourhoods, it is intended that residential development will provide a greater range of lifecycle housing types, in order that first time home buyers, families, empty nesters, and seniors can all be located within a short walk of each other and need not leave the community to find appropriate housing. 1 The density ranges provided herein shall generally be used to guide development with both Neighbourhoods. Proposals which extend beyond permitted density ranges may be considered by Council, provided they meet the intent of this Plan. 3.1 Low Density Low density will consist of housing forms similar in kind to detached, semi- detached, linked, duplex, and street townhouse forms. All low density areas will generally develop to a maximum of 25 units per net hectare (10 units per net acre). Street Townhouse dwelling units shall be generally located at the periphery of residential neighbourhoods within close proximity to collector or arterial roads. 3.2 Medium Density Medium density will include the range of housing forms permitted in the low density category, plus housing forms similar in kind to block townhouses, maisonettes, triplex, and low rise apartments. Medium density areas will generally develop at a range of 26 to 50 units per net hectare (10 to 20 units per net acre). 3.3 Medium -High Density Medium -High density will permit the development of townhouse, maisonette, low and mid -rise apartment housing forms, at a range of 51 to 100 units per net hectare (20 to 40 units net acre). Building heights shall not exceed six storeys. 3.4 Affordable Housing At least 25% of all dwellings proposed within Neighbourhoods 2A -South and 2D shall conform to the affordable housing requirements in accordance with the Provincial Policy Statement on Land Use Planning for Housing. The mix of medium and medium -high density areas in both Neighbourhoods is intended to provide sufficient flexibility to ensure the opportunity for affordable housing. 2 4.0 SCHOOLS Part I established the estimated Public and Separate elementary and secondary school populations. These estimates have resulted in the identification of a need for one Separate elementary school in Neighbourhood 2D, and two Public elementary school sites, one in each of the two Neighbourhoods. All schools will be developed to the following area requirements: Neighbourhood 2D Public Elementary Site - 2.2 ha (5.5 ac) Separate Elementary Site - 2.4 ha (6.0 ac) Neighbourhood 2A -South Public Elementary Site - 2.4 ha (6.0 ac)' 5.0 PARKS AND OPEN SPACE Parks and Open Space shall be developed in accordance with existing policies of the Official Plan of the former Town of Newcastle. The acquisition of these lands will be made as a dedication under the Planning Act, 1990. 5.1 Neighbourhood Park One Neighbourhood Park of 4.5 ha (11.0 + /- ac) is required in Neighbourhood 2D and shall be located in proximity to the elementary schools. The approximate location of this park is shown on Schedule ,'A'. A more precise location will be determined at the subdivision stage. 1. The Public elementary school site in Neighbourhood 2A -South is not adjacent to a park; therefore, a larger site is required to accommodate active facilities. KI 519 5.2 Parkettes One parkette of 0.5 ha and two parkettes of 0.6 ha each are to be located in Neighbourhood 2D as shown on Schedule 'A'. The purpose of these parkettes is to provide park space where walking distances to a Neighbourhood Park exceed 400 m. A fourth parkette is to be located in Neighbourhood 2A -South within the Planning Precinct as described in Section 8.0 of this Plan. 5.3 Open Space The Open Space designation extends from the central stormwater management facility to Prestonvale Road along the western sub - tributary of Robinson Creek, with a width conforming to the greater of the requirements of the Ministry of Natural Resources (minimum 15.0 metres beyond the streambank), for a warm water stream or the requirements of the Central Lake Ontario Conservation Authority for regulatory floodplain.. Revegetation would include planting of trees and shrubs in consideration of enhancing fisheries and wildlife habitat potential. Any proposal to alter a section of this sub - tributary must maintain or improve its ecological state, and incorporate natural channel design features to the satisfaction of the Central Lake Ontario Conservation Authority, Ministry of Natural Resources, and the Municipality of Clarington. The Open Space system is fundamental not only as a means of protecting a natural feature within the Neighbourhood, but also in providing a connecting link to various community facilities. 5.4 Woodlands The vegetation in the Neighbourhood Plan may be separated into several categories including: well succeeded hedgerows between remnant and active agricultural fields and along fence and property lines; coniferous plantations; old field regeneration; upland mixed forests; immature lowland forests; riverine systems; plantings associated with existing residences; and, roadside trees. The majority of vegetation possess low species diversity, regular edges, low interpretive potential and relatively high adaptability to disturbances. 4 - 520 Young woodlands occupy the lowland portions of Neighbourhood 2D near he bottom of the Robinson Creek tributary floodplain. This unit is comprised of vigourous young hardwoods and softwoods of high scenic quality, and in good biological health with a relatively high adaptability to disturbance. This stand of young woodlands is protected within the open space designation associated with the Robinson Creek tributary. Consideration should be extended, wherever possible, towards preserving those portions of the mature woodlands which occur within both Neighbourhoods (as identified in the Environmental Resource Analysis, Cosburn Giberson, November, 1992) in order to fully derive benefits relating to microclimate, wildlife habitats, hydrology and scenic quality. Vegetation which is favourable to transplanting, such as coniferous trees of trunk diameter no greater than 300 mm should be considered. Preservation of woodland areas is encouraged within and adjacent to on -going construction through mitigative measures such as: tree protection fencing; silt fence /sedimentation control; dust control; and, protection of soil moisture regime. 5.5 Desired Pedestrian Routes A desired pedestrian route system has been identified in the design of both I Neighbourhoods. The system will follow along the open space designation, public rights -of way and community facilities. The design of public rights -of -way should be sympathetic to pedestrian use through the provision and maintenance of inter- connected sidewalks and foot paths, adequate lighting for safety and security, and accessability for the physically challenged. 5 1 •' Commercial facilities shall be developed in conformity with the provisions of the 6.1 Convenience Commercial A Convenience Commercial block (0.2 ha) is located along the south side of Bloor Street in Neighbourhood 2D. This block is in at the intersection of an arterial and a collector road, and is at the periphery of a designated planning precinct. Development of this block is subject to the provisions outlined in Section 8.0 of this Plan. 7.0 CHURCH A potential for a church block of 0.9 ha (2.2 +/- ac) is reserved at the southeast corner of Bloor Street and the new north -south collector road in Neighbourhood 2D. Should a church facility not be warranted, development of these lands shall be in accordance with the provisions of Section 3.1 of this Plan. 8.0 PLANNING PRECINCT A Planning Precinct has been established to create a mix of land uses and a focal point of activity for the community. Uses within this area are indicated on Schedule'A'. Prime consideration shall be placed on urban design, including the spacial distribution of structures and architectural treatment. An Urban Design plan shall be approved by Council prior to the implementation of zoning by -laws or plans of subdivision. This requirement is necessary in order to provide a visual interpretation of proposed land uses, massing of buildings, configuration of roads and walkways, future transit stops, parkland uses, and any other matters identified by the Municipality. Notwithstanding any other provision of this Plan, the actual scale of any development in the Planning Precinct in terms of permitted building height, lot coverage, floorspace, density and setbacks shall be included in an implementing zoning by -law. 6 522 ON \_s 1 0 i ' L 9.1 Road Classifications The road nehtvork for both Neighbourhoods has incorporated strategic collector road connections to the boundary arterial grid system and is based upon road design standards and classifications related to function, traffic volume and vehicular operating speed. Roads within both Neighbourhoods are classified as follows: Road Bloor Street Townline Road Prestonvale Road All Collector Roads Classification Type "A" Arterial Type "B" Arterial Type "C" Arterial In accordance with the Official Plan Schedule 'A' identifies the potential for local street connections as a means of providing access to residents within the immediate area. Local streets in the vicinity of these connections will be designed to discourage thru- traffic or a collector road function. Municipal Council, in the review of independent development applications will determine the need for local streets to exit onto boundary arterials. The proposed road design standards and classifications are considered as guidelines for local planning and engineering purposes. However, the Municipality of Clarington maintains the flexibility to asses standards and location on roads under its jurisdiction during the development approval stage. Existing roads not illustrated on Schedule 'A' ps arterial or collector roads are intended to become either local roads (designed to minimize thru- traffic) or to be closed with the right -of -way included in the development area. 7 523 9.2 Transit System The land use plan and road system has been developed to support future local transit service (intended to travel on the boundary arterial roads). Specifically, higher density development is located in close proximity to future transit routes and the planned road and walkway system, so that over 90% of all residents are within 400 m of a transit stop. As well, the grid of arterial and collector roads on 800 m to 1000 m spacing is suitable for efficient local transit service. 10.0 STORMWATER MANAGEMENT Stormwater Management techniques must be incorporated to mitigate the impacts of development on water quality and quantity, consistent with those outlined in the Robinson Creek Master Drainage Study, as adopted by the Ministry of Natural Resources and the Central Lake Ontario Conservation Authority and the Municipality of Clarington. As recommended in the master drainage study, a stormwater management facility has been sized according to standard practice for quantity and quality control. This pond will service Neighbourhood 2A -South and the north half of Neighbourhood 2D located along the western tributary of Robinson Creek. The pond is to provide for peak flow attenuation and the treatment of the first flush of stormwater runoff. Stormwater will discharge to Prestonvale Road along the western sub - tributary of Robinson Creek. Although the facility is shown schematically, the land area designated is appropriate and will allow for incorporating natural wetland features and native vegetation with the pond design. The stormwater facility is located within the Open Space designation independent of parkland. A second facility, sited immediately upstream of the Canadian Pacific Railway embankment east of Prestonvale Road, would be provided to service the balance of the Neighbourhood Plan. This facility would also provide peak flow attenuation and water quality control. 0 524 11.0 SERVICING Neighbourhoods 2A -South and 2D are to be serviced to urbanized standards, with sanitary and storm sewers as well as watermains. Sanitary sewers already exist in the northwest quadrant of the study area and can be extended (with relatively minor modifications) to service Neighbourhood 2A- South and the north half of Neighbourhood 2D. Sanitary sewage treatment is also available at the Harmony Creek Water Pollution Control Plant. Sanitary Sewage for the balance of the study area can be directed to either the Harmony Creek Water Pollution Control Plant (with expanded treatment capacity) through an extension of sewers on Southgate Drive, and a pumping station for the south east portion of the Neighbourhood Plan, or to a new treatment facility. The location of the new facility will be determined by Region wide considerations and a coordinated solution with the South Courtice Employment Area. Similarly, water can be supplied to Neighbourhood 2A -South and the north half of Neighbourhood 2D (via the existing watermain on Townline Road) from the existing Oshawa Water Supply Plant (OWSP). For the balance of the study area, water will be provided from an expanded Whitby Water Supply Plant and /or through an expanded Oshawa Water Supply Plant. The selection of the best alternative will require coordination on a Region wide basis. Minor system storm sewers can be designed in a conventional manner, i.e. to function by gravity to suit topography and street pattern. A Master Municipal Servicing Report must ,be submitted and approved by the Municipality of Clarington prior to any development proceeding in this Neighbourhood Plan. 0 525 12.0 IMPLEMENTATION Services are available to the study area in two phases as outlined on Schedule'B'. The first Phase which comprises Neighbourhoods 2A -South and the north half of Neighbourhood 2D, can proceed immediately with the extension of existing services (with minor improvements downstream), the extension of trunk facilities and construction of the stormwater management facility located centrally to the Neighbourhood within the Open Space block. The Phase 2 servicing Area will align itself approximately with that area outlined on Schedule 'B'. Development within Phase 2 is dependent upon a Storm Water Management facility north of the CPR east of Prestonvale Road. It is also dependent upon the availability of sanitary sewers from: i) gravity connections to South Gate Court; or, ii) a coordinated strategy with the Employment Area for either a new treatment plant in South Courtice or a pumping station and force main to either Harmony Creek or Bowmanville Creek Water Pollution Control Plant. Road traffic needs are accommodated through existing east -west road links, and the Harmony Road interchange with Highway 401. Improvements to existing roads will be made to facilitate these links. In addition, construction of the Bloor Street re- alignment from a point between Prestonvale Road westerly to approximately 600 metres due east of Townline Road will be required. Road improvements for the south half of Neighbourhood 2D would include the extension of those roads constructed in Neighbourhood 2A -South and the north half of Neighbourhood 2D, i.e. Townline Road, Prestonvale Road, the industrial drive proposed in the South Courtice Employment Study Area, and the interchange at Highway 401. Development of Phase 2 is not contingent upon the 401 interchange being constructed. However, the alignment of the roads to facilitate such an interchange may alter the roads as shown on the Plan. Such road realignments will necessitate minor modifications to the land use boundaries within Phase 2. 10 526 Development within Neighbourhoods 2A -South and 2D can take place by one of two means: i) passing an amendment to the Municipality of Clarington Development Charge By -law; or, ii) through front - ending certain municipal works in order to allow development to commence. 11 527 3 x h P� 4 O BLOOR S1 • ti �V \ �y o S O a W 2 O F` oil, 111 z 111111 � s ' ■11111111 � / r .� login 11 I N 11. Emmons ,> 1 III ► ••� sn oil � C. �■ 1 Iillf ��, 11 111111 1 1111111 S� ■1 ■111 +� ♦ 11111 111111 ■ ...euunuuuuu 11 I: I: I: I: E I; I; O O F r ,� I II IIIII � 1 Q 1� ■ � �I � '� �'_' i� 11 ■ i �� �� 1 /1N1111f/ 1 �_ _� � IIII� �f r■� 1 11111111 i� 11 BL OOR I ST• O4f I: W SOUTHOATE " q GO i I •� B A S E R O , ]��xi L E G E N D NEIGHBOURH000 BOUNDARY - — — LOW DENSITY RESIDENTIAL - MEDIUM DENSITY RESIDENTIAL - ;' L`;. ';•'.•�.';•'.•.',•'.•'.',::',:: MEOIUM -HIGH DENSITY RESIDENTIAL NEIGHBOURHOOD PARK PARKETTE OPEN SPACE - STORM WATER FACILITY SCHOOL - ELEMENTARY - PUBLIC ENTA - SCHOOL - ELEMENTARY SEPARATE - ILL�LLJ CHURCH CONVENIENCE COMMERCIAL - SP PLANNING PRECINCT _ PRECINCT UTILITIES - ARTERIAL ROADS - - -- COLLECTOR ROADS - - - - -- POSSSIBLE ACCESS LOCAL ROAD p DESIRED PEDESTRIAN ROUTES - � � • HIGHWAY 40 A! o. Fl /7UflE UNh' ro nAntrNrrcw TUNNEY u r w a .P LrA NxaoN, m.i(xeG N PAR z w a aw msr. s, aE 1 r 6000 1 DECEMBER. 9G "22.1 -i rux;c uw — rItc 223--IM5 A/P DOC - DEC. 11. 1933