HomeMy WebLinkAboutPD-105-94r�
Meeting: General Purpose and Administration Committee File # _LI ( L � p
Res. # c> fg -961
Date: Tuesday, September 6, 1994
Sy -Lave #
Report #: PLN 2 _4 _ 1.3
Subject: PROPOSED AMENDMENT TO THE CITY OF OSHAWA OFFICIAL PLAN
PART II PLAN FOR THE TAUNTON PLANNING AREA
FILE: PLN 2.4.1.3
Recornmen aVVIS:is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD- 105 -94 be received;
2. THAT Report PD- 105 -94 be approved as the comments of the
Municipality of Clarington on the proposed amendment to the City of
Oshawa Official Plan related to the Part II Plan for the Taunton
Planning Area;
3. THAT the City of Oshawa Planning Department, the Durham Region
Planning Department, and any delegation be advised of Council's
decision.
1. BACKGROUND
1.1 On June 13, 1994, the Planning Department received a request
from the City of Oshawa Planning Department for comments on a
proposed amendment to the City of Oshawa Official Plan. The
purpose of the proposed amendment is to:
• incorporate a Secondary Plan (which they refer to as a
'Part II Plan') for the Taunton Planning Area into the
Official Plan;
• amend the main Official Plan to reflect the detailed
designations in the Secondary Plan.
The proposed Official Plan Amendment forms Attachment No. 1 to
this Report.
1.2 Oshawa Planning Staff have advised that they will be
forwarding the Official Plan Amendment to their Planning and
Development Committee on September 12, 1994, with Council
approval anticipated on September 19, 1994.
THIS
6 PRIDE RECYCLED PAPER
REPORT NO.: PD- 105 -94 PAGE 2
2. TAUNTON PLANNING AREA
2.1 Overview
2.1.1 The Taunton Planning Area was brought into the Oshawa Urban
Area through Amendment No. 22 to the City of Oshawa Official
Plan, approved by Oshawa Council on July 26, 1993. This
Amendment also designated most of the land within the Planning
Area as 'Residential', and designated portions of the Oshawa
and Harmony Creek valleys as 'Open Space and Recreation'.
Amendment No. 22 is currently before the Ministry of Municipal
Affairs for approval.
2.1.2 The Taunton Planning Area consists of approximately 482 ha
(1,200 acres) of land bounded on the north by Conlin Road, on
the south by Taunton Road (Regional Road 4), on the west by
Wilson Road, and on the east by the Townline Road with
Clarington. The Planning Area is intended to be developed as
a predominantly residential community with supporting
community facilities such as schools, parks, open spaces and
commercial facilities, with a planned population of
approximately 20,000 persons.
2.2 Transportation Network
2.2.1 The road system for the Taunton Planning Area generally
reflects a modified grid road pattern. Major north -south
oriented streets are Harmony Road (Type A Arterial) , Townline
Road (Type B Arterial), and Grandview Street and Wilson Road
(Type C Arterials) . Taunton Road (Type A Arterial) and Conlin
Road (Type B Arterial) are designated as the major east -west
streets. A new Collector Road and a new Type C Arterial are
proposed to intersect with Townline Road.
2.3 Commercial Facilities
2.3.1 A Community Central Area (which is referred to as a 'Planned
Commercial Centre - Community') , with a maximum gross leasable
area (GLA) of 18,580 sq. m. (200,000 sq. ft.), is proposed to
be located at the southeast corner of Conlin Road and Harmony
Road. The first phase of development is to include a major
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REPORT NO ®: PD- 105 -94 PAGE 3
food store, with the second phase to include a junior or
discount department store or other mass general merchandiser.
Additional market studies will not be required prior to
approval of the implementing zoning by -law for the proposed
commercial uses.
2.3.2 A Local Central Area (which is referred to as a 'Planned
Commercial Centre - Neighbourhood'), with a maximum GLA of
7,400 sq. m. (80,000 sq. ft.), is proposed to be developed at
the northeast corner of Taunton and Harmony Roads. Additional
market studies will also not be required prior to the approval
of an implementing zoning by -law for the proposed commercial
uses.
2.3.3 Special Purpose Commercial' areas are proposed to be developed
at the northeast corner of Taunton and Wilson Roads (maximum
GLA of 11,148 sq. m./120,000 sq. ft.), and at the northwest
corner of Townline and Taunton Roads (maximum GLA of 4,180 sq.
m./45,000 sq. ft.). In addition to the uses permitted for
Special Purpose Commercial areas by the Official Plan, the
Part II Plan proposes to permit the following additional uses
within the Special Purpose Commercial areas in the Taunton
Community:
• large free - standing space- extensive specialty retailers
containing a minimum 1.395 sq. m. (15,000 sq. ft.) GLA;
• factory outlet centres;
• theme centres based on historical, architectural or
fashion themes;
• power centres with a minimum of three space - extensive
specialty retailers; and
• warehouse membership clubs with a minimum 1,395 sq. m.
(15,000 sq. ft.) GLA.
2.3.4 Two Planned Commercial Strips are designated within the
Taunton Planning Area on Townline Road: on the northwest
corner of the intersection with Taunton Road, and on the
southwest corner of the intersection with Conlin Road. The
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REPORT NO.: PD- 105 -94 PAGE 4
Oshawa Official Plan sets a maximum GLA of 1,400 sq. m.
(15,050 sq. ft.) for Planned Commercial Strips. The Part II
Plan further specifies that individual components shall not
exceed 223 sq. m. (2,400 sq. ft.).
2.4 Related Revisions to City of Oshawa Official Plan
2.4.1 The Official Plan Amendment also proposes a number of
revisions to the main body of the City of Oshawa Official Plan
to reflect the detailed designations in the Secondary Plan, as
follows:
• designation of a Community Central Area at Harmony Road
and Conlin Road;
• designation of a Local Central Area at Taunton Road and
Harmony Road;
• designation of two Special Purpose Commercial sites on
Taunton Road;
• designation of two Planned Commercial Strips on Townline
Road;
• designation of Collector Roads and Arterial Roads to
serve the Taunton Community;
• designation of portions of the Oshawa and Harmony Creek
Valleys within the Taunton Planning Area as Hazard Lands.
3. COMMENTS
3.1 Staff have no objection to the collector and arterial road
system proposed to serve the Taunton Community. It is noted
however that, under the Boundary Road Agreement between the
Municipality of Clarington and the City of Oshawa, the
maintenance of the section of Townline Road between Taunton
and Conlin Roads is Clarington's responsibility. Given the
increase in traffic on Townline Road which will be generated
by the development of the Taunton Community, the terms of the
Boundary Road Agreement should be re- examined.
3.2 Staff also have no objection to the Community Central Area
proposed to serve the Taunton Community. The amount of
commercial floor space proposed is within the range for
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REPORT NO.: PD- 105 -94 PAGE 5
Community Central Areas specified in the Regional Official
Plan. As well, given the site's location at the north end of
the Community, it will most likely not be built until the
later stages of community development.
3.3 Staff are concerned however, with the amount of Special
Purpose Commercial floor space being proposed for the Taunton
Community, as well as the expansion of the uses permitted in
these areas to include power centres and other 'big box'
retailers. The Market Study acknowledges that the service
area of many of these special purpose commercial uses will
extend beyond the Taunton Community, yet provides no analysis
of the need for nor the impact of these uses on existing and
planned Central Areas in Oshawa and other communities.
3.4 The City of Oshawa addressed the issue of 'big -box retailers'
in its comments on Official Plan Amendment Application OPA 94-
004/D submitted by Invar Industrial Limited to amend the
Regional Plan to permit the development of retail warehouses
within Employment Areas. The Staff Report on the application,
as approved by Oshawa Council, stated that power centres and
retail warehouses had not been contemplated in the commercial
structure set out in the Regional Official Plan and were not
adequately addressed during the recent review of the Durham
Regional Official Plan. The Report recommended that the
impacts of this particular form of development upon Central
Areas in the Region and the specific potential impacts on
existing and proposed Central Areas in the Region should be
conclusively established.
Given these comments, it would appear to be premature for the
City of Oshawa to be designating land for power centres and
other big -box retailers prior to a comprehensive Region -wide
study being undertaken.
599 () C'
REPORT NO.: PD- 105 -94 PAGE 6
3.5 Staff is also concerned that the Official Plan Amendment would
result in the existing pattern of strip commercial development
on Taunton Road west of Wilson Road being continued eastward
to Townline Road. The Amendment, through the designation of
one Planned Commercial Strip (15,000 sq. ft.), two Special
Purpose Commercial sites (165,000 sq. ft.), and one Local
Central Area (80,000 sq. ft.), would permit up to 260,000 sq.
ft. of new commercial floor space being developed along
Taunton Road.
3.6 Staff also note that the Commercial Market Study, in its
analysis of retail potential to support new commercial
facilities in the Taunton Community, assumed that the retail
activity at existing commercial facilities in Oshawa would
continue at its current level, with some additional
expenditures related to population growth in Oshawa and a 0.5%
per year increase in per capita income. The Study did not
account for the existing inflow of retail expenditures from
Clarington residents, and the anticipated recapture of these
expenditures through the development of new retail facilities,
most notably the Sub - Central Area at Townline road and Highway
2, the Courtice Main Central Area, and the Markborough
development in Bowmanville. As such, the market study may
have over - estimated the potential within the market place to
support new commercial development in the Taunton Community.
4. CONCLUSION
4.1 With the exception of the issues discussed in Section 3, Staff
have no concern with the proposed Official Plan Amendment
related to the Secondary (Part II) Plan for the Taunton
Planning Area.
REPORT NO.: PD-105-94 PAGE 7
Respectfully submitted, Reviewed by,
Fra lin Wu, M.C.I.P. W.H. Stockwell
Director of Planning Chief Administrative
and Development Officer
JAS*DC*FW*df
25 August 1994
Attachment No. 1: Proposed Amendment to City of Oshawa Official Plan
/ 04
Attachment Noe 1.
Amendment No. _ to the
City of Oshawa Official Plan
PART I
INTRODUCTION
Purpose
Location
Basis
PART II
ACTUAL AMENDMENT
PART III
IMPLEMENTATION
PART IV
INTERPRETATION
Note: Parts I, III and IV do not constitute the legal parts of this Amendment but serve
only to provide background information.
599 UJ
PART 1: INTRODUCTION
1. Purpose
The purpose of this Amendment to the City of Oshawa Official Plan is to: (i) amend
Schedule "A" Land Use to add certain commercial and open space designations and show
certain roads; (ii) amend Schedule "B" Transportation to add certain new roads and
redesignate certain existing roads; (iii) amend Schedule "D" Environmental Management
to add Hazard Lands along the Oshawa and Harmony Creek Valleys; and (iv) amend
certain existing Part I policies to incorporate the proposed new Part II Plan for the
Taunton Planning Area; and, (v) add a Part II Plan for the Taunton Planning Area to
Section 8 Part II Plans.
2. Location
The lands to which this Amendment applies includes the entire Taunton Planning Area
which is bounded by Conlin Road East on the north; Townline Road North on the east;
Taunton Road East on the south; and, Wilson Road North on the west. These bounding
roads are also within the area subject to this Amendment.
3. Basis
On July 26, 1993, City Council adopted, by by -law, Amendment No. 22 to the Oshawa
Official Plan to: (1) extend the Major Urban Area boundary to include the Taunton
Planning Area; (ii) include the Taunton Planning Area as a new Part II Planning Area; (iii)
redesignate as Residential those lands which are suitable for residential development;
and, (iv) redesignate to Open Space and Recreation those portions of the Oshawa and
Harmony Creek valleys for which previous studies and existing topographic and floodline
information was available. Amendment No. 22 is awaiting approval by the Ministry of
Municipal Affairs.
Section 8.1.1 of the Oshawa Official Plan directs that a Part II Plan be prepared for Part
II Planning Areas as shown on Schedule "E". Amendment 22 adds the Taunton Planning
Area as a Part II Planning Area to Schedule "E" Part II Planning Areas of the Official
Plan. Amendment No. 22 also proposes a revision to Section 8.2.2 of the Official Plan
such that it would read, in part, that, "A Part II Plan shall be prepared for the Taunton
Planning Area in accordance with Section 2.3 and any other relevant provisions of this
Plan. ". This present Amendment No. 36 fulfills the direction of the Official Plan, as
amended by Amendment No. 22, to prepare a Part II Plan for the Taunton Planning Area.
It is specified in Part I Introduction of Amendment No. 22 that additional Part I
amendments would be necessary in the future in order to adopt the Taunton Part II Plan
and to make further revisions in accordance with detailed Part II Plan designations. This
Amendment constitutes those required amendments to incorporate the Part II Plan into
the Part I Plan and amend the Part I Plan, as necessary, to ensure agreement with the
added details and refinements of the Part II Plan.
599 v5
A detailed Part II Planning Study for the Taunton Planning Area was completed by a
consortium of consultants led by Walker Nott Dragicevic Associates Ltd. which included
a comprehensive consideration of various environmental, engineering, traffic and land
use planning matters. In addition, a Commercial Study for Northeast Oshawa, which
includes the Taunton Planning Area, was undertaken by Robin Dee & Associates. Based
on the background, analysis, final report and recommendations of the consultants'
studies, a Part II Plan was prepared containing detailed land use designations and policies
for the Taunton Planning Area.
On this basis, the Council of the City of Oshawa is satisfied that this Amendment to the
Oshawa Official Plan is appropriate and necessary for the proper and orderly
development of the municipality.
PART II: ACTUAL AMENDMENT
This amendment to the City of Oshawa Official Plan consists of the following text and
the attached Exhibits "A -1 ", "A -211, "B -1", "B- 211, "C -1", "C -2" and "D ".
The Oshawa Official Plan is hereby amended by:
(i) amending Schedule "A" Land Use in accordance with Exhibit "A -1" such that
Schedule "A" Land Use, as amended, will be as shown on Exhibit "A -2 ";
(ii) amending Schedule "B" Transportation in accordance with Exhibit "B -1" such that
Schedule "B" Transportation, as amended, will be as shown on Exhibit "B -2 ";
(iii) amending Schedule "D" Environmental Management in accordance with Exhibit
"C -1" such that Schedule "D" Environmental Management, as amended, will be as
shown on Exhibit "C -2 ".
(iv) amending Section 2.1.2.2 by adding the following new paragraph:
"Gross leasable floorspace for the retailing of goods and services shall include the
total floor area designed for tenants' occupancy and exclusive use, including any
basements, mezzanines, or upper floors, expressed in square metres or square feet
and measured from the centreline of joint partitions and from outside wall faces."
(v) amending Section 2.12.1.3 by deleting the asterisk and adding the words
"stormwater management facilities, ", between the words "water wells" and "water
storage facilities ".
(vi) Amending Section 8.2.2 by deleting the words "the Taunton Planning Area ".
(vii) Adding a new Section 8.2.7 as follows:
"8.2.7 A Part II Plan has been prepared for the Taunton Planning Area and is
contained in Section 8.5."
(viii) Adding a new Section 8.5 Part II Plan for the Taunton Planing Area consisting of
text and schedules as shown in Exhibit "D" attached hereto.
50� ") u/
PART III: IMPLEMENTATION
The provisions set forth in the City of Oshawa Official Plan, as amended, regarding the
implementation of the Plan shall apply in regard to this Amendment.
PART IV: INTERPRETATION
The provisions set forth in the City of Oshawa Official Plan, as amended, regarding the
interpretation of the Plan shall apply in regard to this Amendment.
599,
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DESIGNATE FROM
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Land Use of the Oshawa
Official Plan
Date: 94 04 20
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EXHIBIT "B -1"
Amendment to Schedule "B"
Transportation of the
Oshawa Official Plan
Date: 94 04 21
LEGEND:
TYPE W ARTERIAL ROAD
TYPt lie ARTERIAL ROAD
TYPE V ARTERIAL ROAD
COLLECTOR ROAD
® PROVINCIAL HIGHWAY
D HIGHWAY 407 CORRIDOR
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004RA SIT REQUESTED ALIGNMENT
004RANZIT REQUESTED STATION LOCATION
G�WITTING INTERCHANGE
® "OPOSED INTERCHANGE THAT CITY COUNCIL
WISHES TO SEE CONSTRUCTED.
DEPARTMENT OF PLANNING AND DEVELOPMENT
EXHIBIT "B -2"
Amendment to Schedule "B"
Transportation of the
Oshawa Official Plan
Date: 94 04 21
LEGEND:
TYPE 'A' ARTERIAL ROAD
TYPE '0' ARTERIAL ROAD
TYPE V ARTERIAL ROAD
COLLECTOR ROAD
® PROVINCIAL HIGHWAY
PROPOSED HIGHWAY 401 CORRIDOR
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GOfiRANSIT REQUESTED ALIGNMENT
l.� GO- TRANSIT REQUESTED STATION LOCATR)N
(�:tJ EXISTING INTERCHANGE
® PROPOSED INTERCHANGE THAT CITY COUNCIL
WISHES TO SEE CONSTRUCTED.
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DEPARTMENT U PLANNING AND DEVELOPMENT
EXHIBIT "C -1"
Amendment to Schedule "D"
Environmental Management
of the Oshawa Official Plan
Date: 94 0421
LEGEND:
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EHV""0MENTALLY SENSITIVE AREAS
NNIN POTENTIAL LUNERAL AGGREGATE AREAS
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WASTE DISPOSAL ASSESSMENT AREAS} DC/ERRAL NO. S
DEPARTMENT OF PLANNING AND DEVELOPMENT
EXHIBIT "C-2"
Amendment to Schedule "D"
Environmental Management
of the Oshawa Official Plan
Date: 94 04 21
LEGEND:
%%//%ice ,.
ENVIRONAAENTALLY SENSITIVE AREAS
HIGH POTENTIAL MINERAL AGGREGATE AREAS
WASTE DWOSAL ASSESSMENT AREAS} DEFERRAL NO. S
59) /'+
EXHIBIT "D"
PROPOSED PART II PLAN
FOR THE
TAUNTON PLANNING AREA
JUNE 6, 1994
8.5 Part II Plan for the Taunton Planning Area
8.5.1 General Policies
8.5.1.1 The Part II Plan for the Taunton Planning Area, hereinafter referred to
as the "Taunton Part II Plan ", forms part of the Oshawa Official Plan,
hereinafter referred to as the "Part I Plan ".
8.5.1.2 The area outlined on the Schedule "A" - Taunton Land Use and Road
Plan, attached hereto and forming part of the Taunton Part II Plan,
constitutes the Taunton Planning Area and shall be subject to the
provisions of the Taunton Part II Plan.
8.5.1.3 The Taunton Planning Area consists of approximately 482 hectares
(1,200 acres) of land bounded by Taunton Road East on the south, Wilson
Road North on the west, Conlin Road East on the north, and Townline
Road North on the east.
8.5.1.4 The Taunton Planning Area is anticipated to accommodate a planned
population of approximately 20,000 persons.
8.5.1.5 The Taunton Planning Area shall be developed as a predominantly
residential community with the necessary community support facilities
such as schools, parks, open spaces and commercial facilities.
8.5.1.6 The Taunton Part II Plan was prepared on the basis of comprehensive
land use planning, municipal servicing, stormwater management,
environmental management, transportation and commercial studies.
8.5.1.7 For the purposes of this Taunton Part II Plan, references made to "areas
designated" shall mean the areas designated on Schedule "A" - Taunton
Land Use Plan and Road Plan.
8.5.1.8 The Taunton Planning Area shall be developed in general accordance
with the Schedule "A" - Taunton Land Use and Road Plan and Schedule
"B" - Taunton Environmental Management Plan.
8.5.1.9 The Taunton Part II Plan refines and complements the provisions of the
Part I Plan. Where the Taunton Part II Plan is silent on matters
contained in the Part I Plan, the relevant provisions of the Part I Plan
shall apply to the Taunton Planning Area. Where the Taunton Part II
Plan contains more detailed policies than the Part I Plan, such detailed
policies shall supersede. Similarly, where a list of permitted uses
within a land use designation provided in the Taunton Part II Plan
expands, contracts or further details permitted uses listed in the Part I
Plan, the permitted uses shall be those contained in the Taunton Part II
Plan.
8.5.2 Community Structure
8.5.2.1 The Taunton Planning Area will be defined by two key structuring
elements which will combine to provide an identifiable community
character. These structuring elements will be the open space corridors
59` l
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and the street corridors. The open space corridors will be connected by
a recreational trail system which provides the opportunity to link
significant natural features such as valleylands and woodlots to parks,
schools and stormwater management facilities. The street corridors
will be based on a modified grid pattern for the arterial and collector
road network.
8.5.2.2 The community structure will be further reinforced by two major focal
areas: one a Community Central Area comprising residential,
commercial, open space and community uses; the other a Community
Park /Secondary School complex comprised of a community park and
two secondary schools. These two focal areas will be surrounded by
neighbourhoods which incorporate community uses, schools, parks and
open space as local focal areas. The Community Central Area will
form the primary gateway to the, Taunton Planning Area from the
north.
8.5.2.3
A secondary focal area for the Taunton Planning Area, will be created
through the development of a Local Central Area at the northeast
corner of Harmony Road North and Taunton Road East. The Local
Central Area, centred on a neighbourhood shopping centre, will form
the primary gateway to the community from the south.
8.5.2.4
Harmony Road North will ultimately function as a main street linking
the Community Central Area, the Local Central Area and the
Community Park /Secondary School complex. Development along
Harmony Road North should incorporate a high quality of urban design.
8.5.2.5
Taunton Road East is an important regional and local transportation and
activity corridor which will function as a main street. It is intended
that Taunton Road East and adjacent lands be developed to integrate all
forms of local and through traffic including pedestrians and cyclists;
and to maintain a functional and livable streetscape.
8.5.2.6
Higher density land uses have been oriented to significant locations
along Harmony Road North and Taunton Road East to encourage a
pattern of transit - supportive land uses.
8.5.6.7
The recreational trail system will be located primarily within the open
space corridors and will utilize the major street system where
necessary to connect other natural features, residential, commercial
and community uses.
8.5.2.8 A high quality of urban design will be incorporated in all development
within the Taunton Planning Area and urban design studies shall be
required for development within Central Areas and along Type "A"
arterial roads, in accordance with Section 8.5.15 of this Plan.
8.5.3 Community Central Area
8.5.3.1 The Community Central Area, located at the southeast corner of
Harmony Road North and Conlin Road East, is intended to serve as a
major community focal area, in accordance with the City's hierarchy of
Central Areas.
59`) //
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8.5.3.2 Development within the Community Central Area shall be subject to
the relevant provisions of Section 2.1 of the Part I Plan.
8.5.3.3 The Community Central Area shall contain a broad range of uses
including:
(a) a major food store, and retail, personal service and office uses
within the area designated as Planned Commercial Centre -
Community;
(b) multiple- attached residential uses;
(e) community uses; and
(d) a neighbourhood park, as designated on Schedule "A" - Taunton
Land Use and Road Plan.
These uses will: be functionally integrated; be pedestrian- oriented; be
accessible by public transit; promote effective use of physical resources
and municipal services, and will develop at the highest levels of density
permitted by the Taunton Part II Plan.
8.5.3.4 A high quality of urban design of both private and public lands,
including roads, will be essential to the development of the Community
Central Area. Prior to final approval of plans of subdivision, zoning by-
laws or site plans within the Community Central Area, a comprehensive
urban design study shall be prepared for approval by the City, in
accordance with Section 8.5.15 of the Taunton Part II Plan.
8.5.3.5 The provisions of the Taunton Part II Plan shall be considered to
represent the Part II Plan for the Community Central Area as required
in Section 2.1.3.1 of the Part I Plan.
8.5.4 Planned Commercial Centre - Community
8.5.4.1 The area designated as Planned Commercial Centre - Community shall
be developed as the commercial component of the Community Central
Area and shall be subject to the relevant provisions of Sections 2.1 and
2.2 of the Part I Plan.
8.5.4.2 The area designated as Planned Commercial Centre - Community shall
be developed in accordance with Table 1 - Section 2.2.3.2 of the Part I
Plan. Notwithstanding any provisions respecting floor space in the Part
I Plan, the commercial component shall not exceed a maximum gross
leasable floor space of 18,580 square metres (200,000 square feet), with
a site area of approximately 6 to 8 hectares (15 to 20 acres).
8.5.4.3 Development of the permitted retail and personal service uses may be
phased, in accordance with the following:
(a) the first phase of development shall include a major food store
and ancillary retail and personal service floor space.
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(b) the second phase of development shall include a junior or discount
department store or other mass general merchandiser and
ancillary retail and personal service floor space.
(c) prior to development proceeding, a comprehensive site plan shall
be prepared to the satisfaction of the City which demonstrates
the ultimate development of all lands designated as Planned
Commercial Centre - Community.
8.5.4.4 Notwithstanding Section 2.1.2.6 of the Part I Plan, additional market
studies shall not be required prior to approval of an implementing
zoning by -law for the proposed commercial uses, provided the
development conforms to the provisions of the Taunton Part II Plan.
8.5.5 Planned Commercial Centre - Neighbourhood
8.5.5.1 The area designated as Planned Commercial Centre - Neighbourhood in
the Taunton Part II Plan is designated as a Local Central Area in the
Part I Plan. The Planned Commercial Centre is the commercial
component of the Local Central Area and shall be subject to the
relevant provisions of Sections 2.1 and 2.2 of the Part I Plan.
8.5.5.2
The area designated as Planned Commercial Centre - Neighbourhood
shall be developed in accordance with Table 1 - Section 2.2.3.2 of the
Part I Plan. Notwithstanding any provisions respecting floorspace in
the Part I Plan, the commercial component of the Planned Commercial
Centre - Neighbourhood shall not exceed a maximum gross leasable
floor space of 7,400 square metres (80,000 square feet), with a site area
of approximately 2.4 to 3.2 hectares (6 to 8 acres), and shall contain a
major food store.
8.5.5.3
Notwithstanding Section 2.1.2.6 of the Part I Plan, additional market
studies shall not be required prior to the approval of an implementing
zoning by -law for the proposed commercial uses, provided the
development conforms to the provisions of the Taunton Part II Plan.
8.5.5.4
The Planned Commercial Centre - Neighbourhood shall be developed
with a consistent urban design theme which reflects this site's
prominent location at the intersection of two Type "A" arterial roads.
8.5.6
Special Purpose Commercial
8.5.6.1
Areas designated as Special Purpose Commercial shall be subject to the
relevant provisions of Section 2.2 of the Part I Plan.
8.5.6.2
In addition to the uses permitted in Section 2.2.4.2 of the Part I Plan,
permitted uses may also include:
(a) large freestanding space- extensive specialty retailers containing a
minimum 1,395 square metres (15,000 square feet) of gross
leasable floorspace but excluding junior or discount department
stores or major food stores;
599 i'9
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individual components within a Planned Commercial Strip designation
shall not exceed 223 square metres (2,400 square feet).
8.5.7.3 The area designated as Planned Commercial Strip at the southwest
corner of .Conlin Road East and Townline Road North shall be developed
in accordance with any applicable Federal or Provincial regulations or
guidelines affecting the TransCanada Pipeline Limited easement.
8.5.8 Convenience Commercial Centre
8.5.8.1 Areas designated as Convenience Commercial Centre shall be subject
to the relevant provisions of Section 2.2 of the Part I Plan.
8.5.8.2 The maximum gross leasable floorspace of an individual component
within a Convenience Commercial Centre designation shall not exceed
223 square metres (2,400 square feet). Notwithstanding the foregoing,
the maximum gross leasable floorspace of a restaurant use shall not
exceed 110 square metres (1,200 square feet).
8.5.9 Residential
8.5.9.1 Areas designated as Low Density Residential, Medium Density I
Residential, Medium Density II Residential and High Density I
Residential shall be predominantly used for residential dwellings in
accordance with the relevant provisions of Section 2.3 of the Part I
Plan and of the Taunton Part II Plan.
Notwithstanding the provisions of Section 2.3.2 and Table 2 of the Part
I Plan to the contrary, the provisions the Taunton Part II Plan shall
apply with respect to residential density classification until such time
as Amendment No. 30 to the Part I Plan is approved following which,
the provisions of Section 2.3 and Table 2 of the Part I Plan and the
Taunton Part II Plan shall apply.
8.5.9.2 The residential density criteria within the respective Residential land
use classifications of the Taunton Part II Plan shall be as follows:
Units per Hectare of Net
Classification Residential Area
Low Density up to 30
(12 units per acre)
Medium Density I 30 to 60
(12 to 24 units per acre)
Medium Density II 60 to 85
(24 to 34 units per acre)
High Density I 85 to 150
(34 to 60 units per acre)
8.5.9.3 For the purposes of the Taunton Part II Plan, gross residential density
shall be calculated on the basis of gross residential area which shall
include lots on which residential development is permitted by the
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Taunton Part II Plan, and abutting local and collector roads, parks, and
schools, but shall exclude creek valleys, areas with steep slopes,
Ontario Hydro rights -of -way and arterial roads. Net residential density
shall be calculated on the basis of net residential area which shall
include all of the developable portion of any individual site or lot on
which residential development is permitted, after the conveyance of
any required road widenings.
8.5.9.4
Notwithstanding the provisions of Section 8.5.9.3 to the contrary, the
calculation of net residential density may be averaged across net
residential areas designated as Low Density Residential in the Taunton
Part II Plan within the same plan of subdivision, provided that any
multiple attached housing sites within areas designated as Low Density
Residential in the plan of subdivision conform with the net residential
density specified for areas designated as Low Density Residential on an
individual site or lot basis.
8.5.9.5
The residential densities provided in the Taunton Part II Plan are
intended to provide a range of housing types, in accordance with
Section 6.1.1 of the Part I Plan and the Provincial Policy Statement on
Land Use Planning for Housing.
8.5.9.6
Opportunities will be created for a broad range of residential
accommodation by housing type, tenure, size, location and cost which
are suitable for different income, age levels and household structures in
order to meet the housing needs of the future residents of the Taunton
Planning Area.
8.5.9.7
Innovative housing types will be encouraged to ensure that development
will create and foster continuing opportunities for affordable housing.
8.5.9.8
The Taunton Planning Area will contribute to the achievement of an
overall City -wide goal of providing a minimum 25% affordable housing.
Development will be monitored on a City -wide basis to determine if the
affordability objectives of the Part I Plan are being met and the
Taunton Part II Plan will be reviewed and may be revised to address this
situation, in the context of its role in the City's housing supply.
8.5.9.9 The City shall encourage an appropriate distribution of assisted housing
throughout the Taunton Planning Area having regard for the proximity
of public transit; community facilities, such as schools and parks;
commercial facilities which provide the convenience and weekly retail
and service needs of the residents; 'and, the availability of municipal
services.
8.5.9.10 Residential development within the Community Central Area as
identified on Schedule "A" - Taunton Land Use and Road Plan, shall be
subject to the relevant provisions of Sections 2.1 and 2.3 of the Part I
Plan and Section 8.5.3 of the Taunton Part II Plan.
8.5.9.11 Group home uses shall be permitted in Residential designations, in
accordance with the relevant provisions of the Part I Plan.
0
8.5.9.12 Home occupation uses shall be permitted in Residential designations, in
accordance with the provisions of Section 2.3.1.4 of the Part I Plan.
8.5.9.13 Nursing homes, homes for the aged, day care centres, libraries and
convenience stores may be permitted in areas designated as Medium
Density II Residential and High Density I Residential in accordance with
the provisions of the relevant land use designation, provided that such
uses are compatible with surrounding residential uses, and subject to
the inclusion of appropriate provisions in the zoning by -law.
8.5.9.14 Comprehensive development of lands in separate ownerships within a
Residential designation will be encouraged through the development
approval process in order to achieve well- designed and integrated
development. The following shall be examined to ensure that individual
proposals are properly integrated with adjacent lands:
(a) the distribution of residential lots and /or blocks;
(b) public road connections, where relevant;
(c) integration of internal circulation systems;
(d) coordination of access points, where appropriate, in order to
minimize the total number of access points to abutting roads;
(e) integration of parking areas, where appropriate;
(f) compatibility of building design and location, in order to achieve a
consistent streetscape;
(g) complementary landscaping; and,
(h) coordination and integration of stormwater management for the
area.
8.5.9.15 In the development approval process, consideration shall be given to
requiring designs which facilitate the severance of excess lands on
abutting existing residential lots, where appropriate.
8.5.9.16 For areas designated as Residential which are also identified on
Schedule "B" - Taunton Environmental Management Plan as being an
Environmentally Sensitive Area, the following policies shall apply:
(a) applications for development shall include an environmental
appraisal report, in accordance with Section 8.5.14.6 of this Plan;
(b) development shall provide opportunities for the retention of
existing vegetation, where appropriate; and,
(c) area - specific zoning provisions may be established in the
implementing zoning by -law which identify specific building
envelopes for each lot within the Environmentally Sensitive Area.
Such regulations are intended to reflect the delineation of
vegetation to be retained and restrict the construction of
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buildings including accessory buildings and structures to those
areas identified as having minimal impact on these
Environmentally Sensitive Areas.
8.5.9.17 In considering development applications within various Residential
designations, potential adverse impacts on the amenities of the lower
density development shall be mitigated through: building height,
location and setbacks; visual screening; landscaping; fencing; and other
forms of buffering.
8.5.9.18 The area designated as Medium Density II Residential at the southeast
corner of Conlin Road East and Wilson Road North may only be
developed subject to the following:
(a) the extent of the developable portion of the lands shall be
identified and staked, to the satisfaction of the City, and the
Conservation Authority; and,
(b) the permitted uses shall be limited to Medium Density II
Residential uses and professional and medical offices.
8.5.10 Community Use
8.5.10.1 Areas designated as Community Use may be used for social,
educational, cultural and religious land uses such as schools, places of
worship, day care centres, libraries, and nursery schools that, by nature
of their activity, scale and design, are compatible with surrounding land
uses.
8.5.10.2
The anticipated uses for certain areas designated as Community Use
are indicated on Schedule "A" - Taunton Land Use and Road Plan and
include public elementary and separate elementary schools, public
secondary schools and separate secondary schools. However, other
community uses may be permitted in such areas without requiring an
amendment to the Taunton Part II Plan, provided that such uses are
compatible with the surrounding land uses and subject to the inclusion
of appropriate provisions in the zoning by -law.
8.5.10.3
Where a Community Use designation is not intended or required for a
school, the maximum site area shall generally not exceed approximately
0.6 hectares (1.5 acres).
8.5.10.4
Notwithstanding the provisions of Sections 8.5.10.1 and 8.5.10.2, in the
event that a site intended for a public or separate elementary school is
not needed for that use or other community uses, such site may
alternatively be used for Low Density Residential uses without
requiring an amendment to the Taunton Part II Plan with the exception
of the elementary school site in the Community Central Area where a
Medium Density I Residential designation shall apply.
8.5.10.5
The development of areas designated as Community Use and intended
for school facilities shall have regard for the provisions of Sections
2.5.2 and 2.5.3 of the Part I Plan, and the permitted uses shall include
D9`) ;jib
schools and accessory or incidental uses normally permitted by the
School Board(s).
8.5.10.6 Where schools are located adjacent, or in close proximity to public
parks and open space, the City may require appropriate agreements
between the School Board(s) and the City to allow for the integrated
development, joint use and maintenance of land and facilities.
8.5.10.7 Notwithstanding Section 8.5.10.1 and 8.5.10.2 of this Part II Plan, if the
School Board(s) determine that a secondary school is not required and
the site is not needed for another community use, or that the school
site can be reduced in area, an Amendment to this Plan shall be
required to establish an appropriate Residential designation for the
lands.
8.5.10.8 The City and the relevant School Board(s), in consultation with the
developer, shall evaluate the potential for joint use and integration of
facilities and develop a concept plan for the Community Park and
secondary schools which reflects their prominent location within the
Taunton Planning Area, and which evaluates the potential to reduce the
total site area through the integration of facilities.
8.5.11 Open Space and Recreation
8.5.11.1 General
8.5.11.1.1 Areas designated as Open Space and Recreation are to include sites for
a Community Park, Neighbourhood Parks, land for open space purposes,
lands having environmental features worthy of conservation in a natural
state, and lands having environmental or other constraints to
development.
8.5.11.1.2 Areas designated as Open Space and Recreation shall be subject to the
relevant provisions of Sections 2.6 and 5.0 the Part I Plan and Section
8.5.14 of the Taunton Part II Plan.
8.5.11.1.3 The acquisition of lands by the City for parks, recreation and open
space purposes and any other lands necessary to achieve an integrated
and continuous parkland and open space system shall be subject to
Section 2.6 and other relevant provisions of the Part I Plan and the
Taunton Part II Plan.
8.5.11.1.4 The City shall require the conveyance of an area 7.5 metres (25 feet) in
width along both sides of the top -of -bank of the Harmony Creek
between Taunton Road East on the south and the confluence of the two
tributaries of Harmony Creek to the north. Such conveyance shall not
be considered to be included in the dedication of parkland pursuant to
the Planning Act.
8.5.11.1.5 For lands north of the confluence of the Harmony Creek tributaries, the
City may require the conveyance of an area along one or both sides of
the Hazard Lands or Environmentally Sensitive Areas wherever the area
within the top -of -bank cannot provide for a safe recreational trail in
accordance with Section 8.5.11.4. Such conveyance shall not be
5 9 �� '
considered to be included in the dedication of parkland pursuant to the
Planning Act.
8.5.11.2
Mountjoy Woodlot
8.5.11.2.1
The Mountjoy Woodlot, located on the north side of Coldstream Drive
and east of Wilson Road North, is a prominent natural heritage feature.
It is designated as Open Space and Recreation on Schedule "A" -
Taunton Land Use and Road Plan and represents a forested area for
passive recreation which will function as City -level parkland.
8.5.11.2.2
The Mountjoy Woodlot shall be acquired by the City as public open
space, in accordance with the provisions of Section 2.6.3 of the Part I
Plan, Section 8.5.16.2 of the Taunton Part II Plan, the Development
Charges Act or any combination thereof.
8.5.11.3
Community and Neighbourhood Parks
8.5.11.3.1
The Community Park is intended to satisfy the recreational needs of
the Taunton Planning Area, as well as contribute to the recreational
opportunities of other nearby communities, and shall be developed in
accordance with the provisions of the Part I Plan.
8.5.11.3.2
The Community Park is intended to contribute to the character of the
Taunton Planning Area by providing a focus for higher order
recreational and community uses in a central location.
8.5.11.3.3
The Community Park shall be integrated with the adjacent secondary
school(s) and other adjacent lands proposed for open space purposes to
encourage the complementary functioning of these land uses and
associated facilities such as parking areas, play fields, trails and
buildings. Any integration shall be determined in connection with the
investigations and concept plan undertaken for surrounding lands
pursuant to Section 8.5.10.8 of the Taunton Part II Plan.
8.5.11.3.4
The Community Park shall have a minimum site area of approximately
8.0 hectares (20 acres) unless a smaller site is found to be acceptable
pursuant to Section 8.5.10.8 of the Taunton Part II Plan.
8.5.11.3.5
The location of Neighbourhood Parks shall be coordinated, where
feasible and appropriate, with the location of elementary schools, storm
water management facilities, woodlots and other lands proposed for
open space purposes. The complementary integration of these land uses
and associated facilities such as parking areas, play fields and buildings
shall be encouraged.
8.5.11.3.6 The Neighbourhood Park at the northwest corner of Coldstream Drive
and the north /south collector road adjacent to Mountjoy Woodlot, and
the Neighbourhood Park on Coldstream Drive, east of Grandview Street
North, are approximately 3.6 hectares (9 acres) in area so as to permit
the provision of a higher level of recreational facilities and
programming.
8.5.11.4 Recreational Trail System
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8.5.11.4.1 Recreational trails and linkages are intended to serve as a multi -use
pathways and provide connections between neighbourhood and
community parks, open space areas, and adjacent land uses.
8.5.11.4.2 The recreational trails shall generally follow the alignments indicated
on Schedule "A" Taunton Land Use and Road Plan. The precise
implementation and location of the recreational trail shall be
determined through the development approval process.
8.5.11.4.3 Where feasible and appropriate, recreational trails and linkages may be
aligned to incorporate existing hedgerows.
8.5.11.4.4 Recreational trails may be accommodated within the open space
system, community use facilities, road rights -of -way and storm water
management facilities.
8.5.11.4.5 Where, on Schedule "A" - Taunton Land Use and Road Plan, the
recreational trails are indicated adjacent to arterial and collector
roads, these trails may be accommodated within the planned rights -of-
way and may comprise either:
(a) a separate pedestrian sidewalk and bicycle pathway within the
planned right -of -way; or,
(b) a combined multi -use pathway for both pedestrian and bicycle
usage within the planned right -of -way; or,
(c) a sidewalk for pedestrian use, and a delineated bicycle lane within
the paved portion of the planned right -of -way.
8.5.11.4.6 The intersection of recreational trails with collector or arterial roads
will be designed to promote user safety, and where feasible and
appropriate, may include grade separated crossings, or intersections
controlled through stop signs or traffic lights. Particular consideration
shall be given to the provision of pedestrian underpasses as shown on
Schedule "A" - Taunton Land Use and Road Plan at the time of
construction or reconstruction of roads.
8.5.11.4.7 The recreational trail situated south of the confluence of the two
tributaries of the Harmony Creek, shall be located within the 7.5 metre
(25 foot) setback along the top -of -bank, as required in accordance with
Section 8.5.11.1.4 of the Taunton Part II Plan.
8.5.11.4.8 Where recreational trails are accommodated within Environmentally
Sensitive Areas as shown on Schedule "B" - Taunton Environmental
Management Plan, the trail shall generally be located with
consideration to environmental sensitivity; erosion -prone areas; existing
vegetation; wildlife habitat; and user safety.
8.5.11.4.9 Recreational linkages shall be accommodated as connections within the
street network through planned walkways between residential lots to
connect local streets. Recreational linkages are intended to provide
easy access to recreational trails, schools, parks, community uses, the
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open space system and, where appropriate, commercial uses.
Recreational linkages are not indicated on Schedule "A" - Taunton Land
Use and Road Plan, and the precise location and implementation of the
recreational linkages shall be determined through the development
approval process.
8.5.12 Municipal Services
8.5.12.1 General
8.5.12.1.1 Development and redevelopment within the Taunton Planning Area shall
be subject to Section 9.7 of the Part I Plan with respect to servicing.
8.5.12.1.2 Development shall be phased in accordance with the availability and
provision of services.
8.5.12.1.3 Where feasible, electrical, cable, telephone and other utilities shall be
required to be located underground, and the design and location of
associated at -grade service boxes shall have regard to the pedestrian
environment and vehicular sight - lines.
8.5.12.2 Stormwater Management
8.5.12.2.1 Stormwater management facilities shall be permitted in any land use
designation on Schedule "A" - Taunton Land Use and Road Plan.
8.5.12.2.2 The City shall require the use of Best Management Practices, as
defined by current practices of the Ministry of Environment and
Energy, Ministry of Natural Resources and City of Oshawa, in order to
promote environmental objectives consistent with sound engineering
practices which maintain or, where feasible and practical, enhance the
condition of receiving watercourses.
8.5.12.2.3 The stormwater management facility symbols on Schedule "A" -
Taunton Land Use and Road Plan are intended to identify the potential
location for such facilities. The design and location of these facilities
will be determined through detailed stormwater management
engineering studies undertaken in conjunction with the development
approval process, and consideration shall be given to the following:
(a) the City Council- endorsed recommendations of the Oshawa Creek
Watershed Study and of the Harmony Creek Sub - Watershed Study;
(b) where feasible, the possible integration with facilities located
outside the Taunton Planning Area in order to encourage
efficiencies in the establishment and operation of such facilities;
(c) erosion control and stabilization of the downstream watercourse;
and,
(d) where practical and appropriate, infiltration Best Management
Practices to encourage base flow enhancement within the
receiving watercourse.
5 T) '
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8.5.12.2.4 If the City determines that a stormwater management facility proposed
to be located within a Residential designation on Schedule "A" -
Taunton Land Use and Road Plan is not required, a Low Density
Residential designation shall apply without further amendment to the
Taunton Part II Plan.
8.5.12.2.5 The location of stormwater management facilities shall be integrated,
where feasible and appropriate, with the location of neighbourhood
parks, woodlots and other lands proposed for open space purposes, to
encourage the complementary co- existence of these uses. Where such
facilities cannot be integrated with these uses the facility shall be
designed to complement and integrate with the adjacent land uses.
8.5.12.2.6 Stormwater management facilities shall be designed in a manner which
is safe, aesthetically pleasing, and appropriately landscaped to
complement adjacent land uses.
8.5.12.2.7 Any stormwater management facilities which are to be dedicated to the
City shall not be accepted as parkland dedication in accordance with
the. Planning Act.
8.5.13 Transportation
8.5.13.1 The road system for the Taunton Planning Area shall be comprised of
Type "A ", Type "B" and Type "C" arterial roads and collector roads, as
designated on Schedule "A" - Taunton Land Use and Road Plan. Local
roads are not designated in the Taunton Part II Plan and their location
shall be determined through the development approvals process.
8.5.13.2 Type "A" and Type "B" arterial roads shall
be subject
to the
relevant
provisions of Section 3.0 of the Part I Plan
and the Durham
Regional
Official Plan, and shall be subject to the
approval
of the
relevant
agencies. Type "C" arterial roads shall be subject
to the
relevant
provisions of the Durham Regional Official
Plan with
respect
to Type
"C" arterial roads.
8.5.13.3 The alignment of the arterial and collector road system will generally
reflect a grid road pattern, except where it is necessary to modify the
grid configuration due to creek valleys, topography and other natural
features or to ensure appropriate intersection spacing.
8.5.13.4 The alignment of arterial and collector road crossings of Harmony
Creek as indicated on Schedule "A" - Taunton Land Use and Road Plan,
are considered to be flexible and will be more precisely defined during
the development approvals process, through the preparation of detailed
engineering and environmental studies. These studies shall identify
precise creek crossing locations and recommend any necessary
mitigative measures required during and after construction.
8.5.13.5 Where feasible and appropriate, consideration shall be given to the
incorporation of existing hedgerows into the planned rights -of -way of
roads.
8.5.14 Environmental Management
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8.5.14.1
Hazard Lands and Environmentally Sensitive Areas shown on Schedule
1113" - Taunton Environmental Management Plan shall be subject to the
relevant provisions of Section 5.0 of the Part I Plan and the provisions
of the Taunton Part II Plan.
8.5.14.2
Identification of areas as Hazard Lands and Environmentally Sensitive
Areas along the Harmony Creek and Oshawa Creek are predicated on
mapping of the floodline and /or top -of -bank, and any required setback
thereto, available at the date of adoption of this Part II Plan.
8.5.14.3
The exact location and extent of Environmentally Sensitive Areas along
the Harmony Creek and Oshawa Creek shall be determined through the
design and review of development proposals and may be detailed in the
zoning by -law.
8.5.14.4
Areas shown as Environmentally Sensitive Areas on Schedule "B" -
Taunton Environmental Management Plan include forested areas with
the potential to contribute passive recreational opportunities.
Preservation of these forested areas is desirable, however, development
within or adjacent to these forested areas may be permitted in
accordance with Schedule "A" - Taunton Land Use and Street Plan and
shall be sensitively designed to maintain and incorporate, where
feasible, the forested areas into the development.
8.5.14.5
The exact location and extent of Hazard Lands along the Harmony
Creek and Oshawa Creek shall be determined through the design and
review of development proposals and shall be included in the zoning by-
law in accordance with detailed floodline, soil and contour mapping, in
consultation with the City and appropriate agencies.
8.5.14.6
Applications for plans of subdivision or site plan approval which include,
or are adjacent to, Hazard Lands and /or Environmentally Sensitive
Areas as shown on Schedule 1113" Taunton Environmental Management
Plan, may be required to submit an environmental appraisal report
which includes one or more of the following:
(a) a delineation of on -site existing physical and biological features
and functions and identification of those features suitable for
retention;
(b) the identification of potential environmental impacts resulting
from the proposed development;
(c) measures to be undertaken which will retain or enhance existing
environmental features and conditions, or to mitigate potential
negative impacts on these features and conditions that may result
from development;
(d) an assessment of the proposed grading plan, its potential impacts
on the lands, and potential mitigative measures to be undertaken
during and after grading;
59
M[3
(e) an engineering analysis to address erosion and sediment control
and /or surface and sub - surface drainage, both pre- and post -
development, and its potential impacts;
(f) mitigative measures to be undertaken during construction of the
development; and,
(g) a determination of the width of any buffer or setback required
between the adjacent development and the Hazard Lands, and /or
the confirmation of any buffer or setback that may be determined
by the City, or other relevant agency.
8.5.14.7 The City shall encourage the retention of other existing vegetative
features not shown on Schedule "B" - Taunton Environmental
Management Plan such as specimen trees,, tree stands and hedgerows.
These features may be retained and incorporated, where appropriate,
into the design of roads, parks, site plans, and plans of subdivision.
8.5.15 Urban Design
8.5.15.1 It is intended that various urban design principles shall apply in the
Taunton Planning Area to promote the integration of the natural and
built environments. These principles will create an identifiable
community character with a living environment that is attractive, safe
and convenient. This community character will be achieved by specific
attention to building siting, massing, landscape and streetscape design.
In order to achieve the above, one or more urban design studies and
implementing guidelines shall be prepared for the following areas within
the Taunton Planning Area:
(a) the Community Central Area;
(b) the Harmony Road North corridor; and
(c) the Taunton Road East corridor.
8.5.15.2 The urban design studies referenced in Section 8.5.15.1 should address
Sections 2.1.2.7, 2.2.7 and 2.2.8 of the Part I Plan and implement the
following principles for each study area.
8.5.15.2.1 Community Central Area
The Community Central Area at Conlin Road East and Harmony Road
North will develop as the primary mixed use focal area of the
community. The design and placement of buildings should create a
distinctive community character. The layout of all uses in this area
should be integrated to ensure a functional and harmonious design and
be at a pedestrian scale. The major elements of the Community Central
Area are described in Section 8.5.3.3 of the Taunton Part II Plan.
8.5.15.2.2 Harmony and Taunton Street Corridors
The major street corridors are Harmony Road North and Taunton Road
East. The major street corridors are defined by their rights -of -way and
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the adjacent commercial, residential and open space blocks and land
uses in the Taunton Planning Area which abut them. The design of the
major street corridors will have a significant influence upon the image
of the community which will be addressed in urban design studies. For
the Community Park /Secondary School complex and Low Density
Residential areas the study shall apply to a minimum 45 metres (150
feet) from the Harmony Road North road allowance.
The design of the major street corridors should address the following:
(a) both sides of the street should be coordinated, provide interesting
buildings, be pedestrian friendly and exhibit a high quality
streetscape design;
(b) the location and distribution of all land uses and general building
envelopes, establishing building setbacks which reinforce the
street edge and minimize the visual impact of parking and loading
areas from the street;
(c) the location of road intersections, the location and coordination
of all access points and necessary road and signalization
improvements;
(d) the incorporation of medians at major gateways;
(e) the distribution of transit routes and bus stops which minimize
walking distances to destinations; and,
(f) safe and convenient access to the recreational trail system.
8.5.15.3 Community Park /Secondary School Complex
A concept plan will be prepared for the Community Park /Secondary
School complex. The Community Park /Secondary School complex should
provide elements which contribute to its role as a primary community
focus and entrance to the recreational trail system. Major buildings in
this complex should be of a high quality design and be located to
provide a visible public presence on Harmony Road North. The location
of buildings in this complex should also provide convenient access to
public transit.
8.5.15.4 Comprehensive Site Plans
8.5.15.4.1 Development or redevelopment of lands within those areas for which
urban design studies are to be prepared may occur prior to the
preparation of such studies subject to the preparation of a
comprehensive site plan.
8.5.15.4.2 The comprehensive site plan is intended to indicate the layout of
buildings, parking, landscaped areas and access points, such that
development on individual properties may be integrated with that of
adjacent properties, in accordance with the relevant provisions of the
Taunton Part II Plan.
59 V 1/1 Z
8.5.15.5 Design Principles for Development Applications
Developments for which urban design studies are not required should
implement the following design principles.
8.5.15.5.1 Roads
The road layout in plans of subdivision should be designed, where
appropriate, to reduce the need for, or distance of, local vehicular
trips, while being sensitive to the topography, creek valleys and other
natural features. The road pattern should also contribute to the
efficient provision of public transit services. Transit stops along
arterial and collector roads should be located to provide safe, direct
and convenient access to buildings or uses at those locations.
8.5.15.5.2 Residential Areas
(a) Where residential areas are located at the intersection of arterial
and arterial or arterial and collector roads, consideration shall be
given to the establishment of entrance features to the community
through building form and location, landscaping, and /or
streetscape features.
(b) Existing natural features including woodlots, hedgerows,
valleylands and topographic features should be incorporated
wherever feasible and appropriate into developments.
(c) Existing views and vistas of features both within, and outward
from, the Taunton Planning Area should be protected and /or
enhanced through the placement of roads, buildings, and /or
significant landscaping or public open spaces.
(d) Residential development adjacent to arterial roads shall be
encouraged to incorporate alternative subdivision, site and
building design techniques which minimize or eliminate the need
for reverse lot frontages and visual or acoustical buffers. Where
buffers are required, their design shall:
(1) maximize the usage of planting, grading and building
orientation to provide the necessary buffering;
(ii) incorporate acoustical fences and walls that are unobtrusive
and proportioned to the local setting; and
(iii) consider the long -term environmental functioning of the
buffer.
8.5.15.5.3 Community and Open Space Uses
Community and Open Space uses such as schools, parks and open spaces
should be developed as attractive elements of the streetscape within
the community through the incorporation of landscape, site plan and
building elements. Community use buildings such as schools, churches
and libraries, should be prominently sited to serve as landmarks at the
5 9 `! J
termination or intersection of streets, and as orienting elements within
the community. In particular, special attention should be given to the
streetscape design along the edges of the community and open space
uses located on all four corners of the intersection of Coldstream Drive
and the north -south collector road.
8.5.15.5.4 _ Buildings
(a) The front facade of buildings should be encouraged to face the
public street to contribute to its active use and promote greater
surveillance and safety.
(b) The design of buildings should be encouraged to create a street
facade which is not dominated by garages through such measures
as incorporating the garage within the dwelling envelope, varying
depths of garage projection, placing the garage beside or behind
the dwelling, the sharing of driveways and possible laneway
development.
(c) The preservation or conservation of buildings of historical or
architectural significance will be encouraged. Where appropriate
and feasible, such buildings should be integrated into the design of
neighbourhoods to promote their continued use. Alternatively, the
relocation of such buildings elsewhere in City shall be encouraged.
8.5.15.6 Consideration shall be given in the review of development proposals to
the City's Landscaping Design Policies.
8.5.16 Implementation and Interpretation
8.5.16.1 General
8.5.16.1.1 The Taunton Part II Plan shall be subject to Section 9.0 and 10.0 of the
Part I Plan relating to Implementation and Interpretation.
8.5.16.1.2 Development on the lands affected by the Oshawa Airport zoning
regulations, shall comply with the requirements of the Federal
Aeronautics Act.
8.5.16.1.3 In order to encourage the continued use of the lands within the Taunton
Planning Area for agricultural production, agricultural uses such as cash
cropping or market gardening, but excluding intensive livestock
operations, may be permitted in all land use designations as interim
uses prior to development in accordance with the relevant land use
designation of the Taunton Part II Plan
8.5.16.1.4 Prior to the development of lands within the Taunton Planning Area an
archaeological assessment and artifact removal may be required in
consultation with the Ministry of Culture and Communications.
8.5.16.2 Density Bonus By -laws
8.5.16.2.1 The Mountjoy Woodlot designated as Open Space and Recreation on
Schedule "A" - Taunton Land Use and Road Plan shall be conveyed to
5 9 '� �,
-zo -
the City, in accordance with Section 2.6.3 of the Part 1 Plan, the
Development Charges Act and /or the City may permit an increase in
the residential density on adjacent lands, in accordance with Section
8.5.16.2.2 through the enactment of a zoning by -law, pursuant to
Section 37 of the Planning Act to authorize an increase in the density
of residential development otherwise permitted in the by -law, in
exchange for the conveyance of the woodlot. Where a density bonus is
permitted, the applicant must enter into an agreement with the City,
pursuant to Section 37 of the Planning Act, which would identify the
implementation of the density bonus provisions and such agreement
shall be registered on title of the lands to which it applies.
8.5.16.2.2 Density bonuses permitted under Section 8.5.16.2.1 shall be in
accordance with the following:
(a) Authorized increases in density shall not result in a scale or
intensity of development which is inappropriate, or would exceed
the capacity of available community or physical services. The
amount of the density transfer shall be calculated on the basis of
the number of units that could be constructed within the net
residential area of the woodlot, including any associated buffer
area, in accordance with a Low Density Residential designation.
(b) Any density bonus shall be applied to those areas designated as
Low Density Residential and situated on the east side of Wilson
Road North, north of the east -west Type "C" arterial road.
(c) The resultant density on the "receiving lands" shall not exceed the
maximum density permitted within a Medium Density I
Residential designation.
8.5.16.2.3 Density bonus by -laws within the Taunton Part II Plan shall be enacted
for no other purpose than for the conveyance and acquisition of the
Mountjoy Woodlot to the City.
:5- 9 i `i
RESIDENTIAL
°0$00 °000 °00 °0000 LOW DENSITY
'•:',': •:',':'•:',':'• MEDIUM DENSITY I
?;'',.' r� ,•;.''r',•';.i{';••.''r';+,.'' MEDIUM DENSITY it
HIGH DENSITY I
Schedule "A'
Taunton Land Use &
Road Plan
COMMERCIAL Part 11 Plan for the Taunton Planning. Area
PLANNED COMMERCIAL CENTRE
COMMUNITY
X PLANNED COMMERCIAL CENTRE•
' NEIGHBOURHOOD
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••,••,••,••�••,'•,'•,:,••�:,' SPECIAL PURPOSE COMMERCIAL hn
0 I00 200 300 400 600, -..•
PLANNED COMMERCIAL STRIP The Department of Development and Planning Services JUNE 7884
` C \ CONVENIENCE COMMERCIAL CENTRE
COMMUNITY USE
COMMUNITY USE
a PUBLIC ELEMENTARY SCHOOL
j SEPARATE ELEMENTARY SCHOOL
6 PUBLIC SECONDARY SCHOOL
j SEPARATE SECONDARY SCHOOL
OPEN SPACE & RECREATION
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TAUNTON R ��•' "•'�
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Schedule "A'
Taunton Land Use &
Road Plan
COMMERCIAL Part 11 Plan for the Taunton Planning. Area
PLANNED COMMERCIAL CENTRE
COMMUNITY
X PLANNED COMMERCIAL CENTRE•
' NEIGHBOURHOOD
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••,••,••,••�••,'•,'•,:,••�:,' SPECIAL PURPOSE COMMERCIAL hn
0 I00 200 300 400 600, -..•
PLANNED COMMERCIAL STRIP The Department of Development and Planning Services JUNE 7884
` C \ CONVENIENCE COMMERCIAL CENTRE
COMMUNITY USE
COMMUNITY USE
a PUBLIC ELEMENTARY SCHOOL
j SEPARATE ELEMENTARY SCHOOL
6 PUBLIC SECONDARY SCHOOL
j SEPARATE SECONDARY SCHOOL
OPEN SPACE & RECREATION
?+• �.�• OPEN SPACE 6 RECREATION
NEIGHBOURHOOD PARK
COMMUNITY PARK
•� • RECREATIONAL TRAIL
0 �0 PEDESTRIAN UNDERPASS
59�
TRANSPORTATION
TYPE'A' ARTERIAL ROAD
TYPE IT ARTERIAL ROAD
7WwtwrwXXtW TYPE'C' ARTERIAL ROAD
- - - - - - - COLLECTOR ROAD
0000000 COMMUNITY CENTRAL AREA
SMM STORMWATER
MANAGEMENT FACILITY
TAUNTON PLANNING AREA BOUNDARY
l
Schedule "B"
Taunton Environmental
Management Plan
Part II Plan for the Taunton Planning Area
w
0 100 i00 000 WO 500 -
The Department of Development and Planning Services JUNE 1894
® HAZARD LANDS
ENVIRONMENTALLYSENSmVEAREA
.w.«.+ww..w TAUNTON PLANNING AREA BOUNDARY
'519 I,t J, i