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HomeMy WebLinkAboutPD-110-94THE CORPORATION REPORT P U B L I C M E E T I N G Meeting: General Purpose and Administration Committee File # � A - gel Date: Monday, September 19, 1994 Res. # r , v 0 .. 5:70 ° `> PD- 110 -94 OPA 87 -27/C, OPA 89 -32/C, NPA 87BVOYrAf Repent #: Fife # 041 /CS, NPA 94- 01 /CSW NFA Subject: OFFICIAL PLAN AMENDMENT #59 It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD- 110 -94 be received; 2. THAT Official Plan Amendment #59 to amend the Official Plan of the former Town of Newcastle be approved, that the necessary by -law to adopt Official Amendment #59 be passed, and the Amendment be forwarded to the Durham Region Planning Department; 3. THAT the Regional Municipality of Durham be requested to amend the Durham Regional Official Plan by amending Map B to designate: (i) Prestonvale Road between Highway #2 and Glenabbey Drive as a Type "C" Arterial Road; and, (ii) Townline Road south of Regional Road #22 as a Type "B" Arterial Road; 4. THAT the Neighbourhood Plan Amendment #5 to the Courtice South Neighbourhood Plan be approved; 5. THAT the South -West Courtice Neighbourhood Plan be approved; 6. THAT the application to amend the Official Plan by Stolp Homes (Newcastle) Developers (now Newcastle I Limited Partnership and Newcastle II Limited Partnership - OPA 89 -32) be approved in the context of Official Plan Amendment #59; 7. THAT the applications to amend the Official Plan and Neighbourhood Plan by Three D Developments (OPA 87 -27/C, NPA 87 -04 /CS and NPA 91- 04 /CS) be approved in the context of Official Plan Amendment #59, Neighbourhood Plan Amendment #5 to the Courtice South Neighbourhood Plan, and the South -West Courtice Neighbourhood Plan; ....2 o; t PAPER A YP't THIS IS PRIMER ON RECYCLED PAPER REPORT NO. PD- 110 -94 PAGE 2 8. THAT the modifications to Official Plan Amendment No. 59, Amendment #5 to the Courtice South Neighbourhood Plan, and the South -West Courtice Neighbourhood Plan as shown in Attachments 3, 4 and 5 are minor and that a new Public Meeting to consider the modified documents is not necessary; and, 9. THAT the interested parties listed in this report and any delegation be advised of Council's decision. 1. APPLICATION DETAILS FOR STOLP HOMES 1.1 Applicant and Owner Stolp Homes (Newcastle) Developers (now Newcastle I Limited and Newcastle II Limited Partnership) 1.2 Applications Applications have been submitted by Stolp Homes for a parcel in Part Lot 35, Concession 1, former Township of Darlington. The Official Plan Amendment application (File No. OPA 89 -32/C) seeks to amend the Official Plan of the former Town of Newcastle to include the subject lands in the Courtice Urban Area and to designate their lands for neighbourhood residential and related uses. The subdivision and rezoning applications will be considered independently. 1.3 Location and Area The subject site is located on the south side of Regional Road No. 22 (Bloor Street) immediately east of Townline Road. It is a 30.5 ha parcel of land in Part Lot 35, Concession 1, former Township of Darlington (Attachment #1). 2. APPLICATION DETAILS FOR THREE D DEVELOPMENTS 2.1 Applicant and Owner Three D Developments (765400 Ontario Ltd.) 2.2 Applications Three applications have been originally submitted by AKAL International Inc. The lands and the applications were subsequently assumed by Three D Developments. The subdivision 5012 ....3 REPORT NO. PD- 110 -94 PAGE 3 and rezoning applications will be considered independently. (i) The Official Plan Amendment application (File No. OPA 87- 027) seeks to extend the boundaries of the Courtice Urban Area and designate the lands for residential and related neighbourhood uses. (ii) Two applications to amend the Courtice South Neighbourhood Development Plan were also submitted (NPA 87- 04 /CS, NPA 91- 04 /CS) . The first application requested incorporation of the entire lands in the Courtice Urban Area. The second application dealt with a small portion of the applicant's lands, requesting a residential designation. 2.3 Location and Area The subject site is located in Part Lots 33 and 34, Concession 2, former Township of Darlington. The site is approximately 33 hectares in size (Attachment #1). 3. BACKGROUND 3.1 As noted earlier, Official Plan Amendment applications were filed by Akal International Inc., (now Three D Developments) and Stolp Homes (Newcastle) Ltd., in 1987 and 1989 respectively, for the expansion of the urban area south -west of the current urban limit. The 1976 Durham Regional Official Plan had designated the area subject of these applications as General Agriculture and Open Space, however, the new (1991) Regional Official Plan expanded the Courtice Urban Area and designated these lands as a Living Area with a small Employment Area component at the southerly limit. As a result, a Regional Official Plan Amendment is not necessary. The new Durham Region Official Plan, as approved by Regional Council on June 5, 1991, was approved by the Ministry of Municipal Affairs on November 24, 1993. 3.2 On January 27, 1992, Municipal Council resolved to undertake 503 ....4 REPORT NO. PD- 110 -94 PAGE 4 a review of the local official plan. At that time, Council exempted Stolp Homes (Newcastle) Developers from the administrative freeze on the processing of applications in the expansion areas during the period of the Official Plan Review. 3.3 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 Area. 3.4 Given Council's direction to process the applicant's proposal, the Official Plan's requirements for a Neighbourhood Plan and limited Staff resources, the applicant offered to undertake the Neighbourhood Plan Study. The size of the Study Area was expanded in Phase 3 to include the lands north of realigned Bloor Street (See Attachment #2). This incorporated the lands held by Three D Developments due to concerns raised with respect to the exclusion of their lands north of the future Bloor Street extension and south of Glenabbey Drive. 3.5 Several landowners, specifically Stolp Homes (Newcastle) Developers (now Newcastle I Limited Partnership and Newcastle II Limited Partnership) , Three D Developments and 289143 Ontario Limited engaged Tunney Planning Inc., to prepare a neighbourhood development plan for this area. 3.6 Staff prepared and provided a Terms of Reference for the applicant which was presented to the General Purpose and Administration Committee on June 15, 1992 (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. 504 ....5 REPORT NO. PD- 110 -94 PAGE 5 3.7 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 and they were also presented to residents at an Open House held on February 17, 1993 at the Courtice Secondary,School. 3.8 After reviewing the comments received by agencies and residents, Tunney Planning, produced a consultant Recommended Draft Neighbourhood Plan (dated October, 1993) presenting a preferred option. This Recommended Plan was presented to the public in the form of a public workshop held on December 1, 1993 at the Courtice Secondary School. A revised Draft Neighbourhood Plan was produced by the applicant in December 1993. This Draft Plan was circulated to various agencies for comments and it was presented at a Public Meeting on March 7, 1994 (PD- 23 -94). 3.9 On the basis of input to date and the review of the consultant's recommended plan, Clarington Staff have subsequently revised the South -West Courtice Neighbourhood Plan which is shown in Attachment #5. Staff also prepared Amendments to the Official Plan and the Courtice South Neighbourhood Plan on the basis of the South -West Courtice Neighbourhood Study prepared by Tunney Planning Inc., the subsequent review by the general public and agencies of the consultant's recommended draft plan, and certain work undertaken as part of the Municipality's Official Plan Review. !� i 4.1 The entire planning area is rural in character with agriculture being the predominant use. A major agricultural operation is located in the south -west corner of the study area. This is a mixed farm operation including hogs, cattle, 505 ....6 REPORT NO. PD- 110 -94 PAGE 6 haying and cropping. Also found in the planning area is sheep grazing and a horse boarding facility. The remaining agriculture uses consist mainly of haying and cropping. 4.2 Two parcels totalling 34 hectares, which were formerly used for agricultural purposes, are now vacant. 4.3 There are a total of nine dwellings in the planning area. Six houses are presently or were formerly associated with farm operations. The remaining three units are on half hectare estate type lots which may have been severed from the adjacent farms as retirement lots. 4.4 Other land uses in the planning area include a telephone communication tower located on a 0.70 ha site along Townline Road and a cemetery occupying an 8.35 ha site at the south end of the planning area. 5. SURROUNDING LAND USES 5.1 The planning area is surrounded by the following land uses: North - The existing Courtice Major Urban Area, consisting of predominantly single family dwellings. East - Agricultural uses along with rural non -farm residences. South - Two rail lines and Highway 401 are located to the immediate south of the Study Area. Further to the south is Darlington Provincial Park abutting Lake Ontario. West - A low density residential area and vacant lands is found along the west side of Townline Road in the City of Oshawa. 6. OVERVIEW OF PLANNED DEVELOPMENT 6.1 The South -West Courtice Planning Study was undertaken to incorporate additional lands into the Courtice urban area. This resulted in expanding existing Neighbourhood 2A and 7 0 6, .... REPORT NO. PD- 110 -94 PAGE 7 adding a new Neighbourhood 4. This is accomplished through the following planning instruments: i) Official Plan Amendment #59; ii) Amendment #5 to the Courtice South Neighbourhood Plan; iii) A New Neighbourhood Development Plan for Neighbourhood 4 (South -West Courtice Neighbourhood). The Planning Study covered an area of 154 hectares (380 acres) of which 124 hectare (306 acres) is in the new Neighbourhood 4. Some of the relevant statistics about the planned land uses are as follows: Neighbourhood 4 2A -South Estimated Housing Units low density 1448 337 medium density 392 113 medium -high density 225 0 Total 2065 450 Gross Residential Density 7 upa 7 upa Estimated Population low density 4923 1146 medium density 1137 328 medium -high density 405 0 6465 1474 Estimated Student Yield Public Elementary 590 145 Separate Elementary 330 77 Total 920 222 Public Secondary 207 45 Separate Secondary 41 9 Total 248 54 Planned Schools Public Elementary 2.2 ha 2.4 ha Separate Elementary 2.4 ha - Public Secondary - 6.1 ha Parkland Neighbourhood Park 3.8 ha - Parkettes 1.7 ha 0.6 ha Commercial Convenience Centre 0.2 ha Corner Stores Permitted in Residential Areas 507 REPORT NO. PD- 110 -94 PAGE 8 Transportation Network - one continuous collector road running in a north /south direction from Bloor St. through to the extension of Townline Road - an extension from Robert Adams Drive collector road south to the east /west collector road - an extension of Grandview Drive collector road - collector road will extend between Prestonvale Road and the westerly north /south collector road - local road connection will be permitted to Townline Road and to Prestonvale Road - Bloor Street and Townline Road will continue to operate as higher speed roads handling the majority of traffic out of this Neighbourhood * Estimated housing units are based on the assumption that the high school site is not situated in 2A 7. SUMMARY OF THE PROPOSED PLANNING DOCUMENTS 7.1 Amendment #59 to the Official Plan of the former Town of Newcastle The Amendment to the Official Plan (See Attachment #3) proposes to: • extend the Courtice Urban Area to the southwest of the current urban area and to provide for appropriate land use designations; • increase the population of Neighbourhood 2A from 2700 to 4500 persons; • establish a target population for Neighbourhood 4 of 5900 persons; • amend the road classifications for Townline Road, Bloor Street and Prestonvale Road and to designate new collector and arterial roads as part of the expanded urban area; • amend the definitions for Low, Medium and High density residential units; • provide for the secondary school site identified in Neighbourhood 2A to be relocated without amendment to the Plan; 508 REPORT NO. PD- 110 -94 PAGE 9 provide policies regarding the phasing of residential development and the conditions for which Council may declare a plan of subdivision premature; • amend policies regarding stormwater management;' • amend several other policies regarding urban design criteria, creek valley systems and Old Bloor Street; and, • delete the policy and schedule related to the sequence of the preparation of neighbourhood plans. 7.2 Amendment #5 to the Courtice South Neighbourhood Development Plan The Amendment to the Courtice South Neighbourhood Development Plan (See Attachment #4) proposes to: • redefine the boundaries of the Courtice South Neighbourhood Plan and to provide for appropriate land use designations including a site for a second secondary school identified in the Official Plan; • increase the population target for the Courtice South Neighbourhood; • amend the road classifications for Townline Road, Bloor Street and Prestonvale Road, and to designate new collector and arterial roads; • adjust the residential density categories consistent with Amendment #59; • provide policies regarding the relocation of the proposed secondary school site for South -West Courtice subject to an amendment to the Plan; and, • incorporate various technical modifications. 7.3 South West Courtice Neighbourhood Plan The purpose of the South -West Courtice Neighbourhood Plan (See Attachment #5) is to define the scale, scope, and polices related to development within the South -West Courtice Neighbourhood, also known as Neighbourhood 4. This Plan is meant as a guide to Council in assessing various proposals for developments and in the exercise of powers of subdivision approval, zoning by -laws and severances. ....10 509 REPORT NO. PD- 110 -94 PAGE 10 The Neighbourhood Plan is divided into two sections - Part 1 (Background) and Part 2 (Development Plan) . Part 1 discusses the purpose, basis, and background to the document. It also reviews some of the topics to be covered in the Plan such as land use, community facilities, pedestrian and bicycle routes, stormwater facilities, and roads. Part 2 of the document contains the Development Plan which includes polices for residential areas, schools, parks, open space and woodlands, commercial area, a church, a planning precinct, transportation, stormwater management, servicing and implementation. The highlights of these policies are summarized below. • Housing policies which provide for a mix of housing types, locational criteria and affordable housing requirements; • Identifies one public school, one separate elementary school, one Community Park, one Neighbourhood Park, and three Parkettes; • Open Space designation recognizes lands in and adjacent to the western sub - tributary of Robinson Creek and includes the central stormwater management facility; • Policies to encourage the preservation of woodland areas within and adjacent to on -going construction through mitigative measures; • Policies are included for a convenience commercial block of 0.2 ha and corner stores (maximum 100 square metres of gross leasable floor area); • Planning Precinct has been established to create a mix of land uses and a focal point of activity for the community and includes a church block, convenience commercial block, a small parkette, and medium and high density residential dwellings; • Road network to support planned land uses; • Land uses and the road system will be developed to support future local transit service and pedestrian and bicycle routes; and, • Policies in place to ensure adequate sewer and water services and appropriate stormwater management techniques. 510 ....11 REPORT NO. PD- 110 -94 PAGE 11 8. AGENCY COMMENTS 8.1 At various stages in the Study, the South West Courtice Neighbourhood Plan was circulated to obtain comments from other departments and agencies. The following is a summary of the comments provided on the consultant's recommended plan. 8.2 Clarington Public Works Clarington Public Works Department reviewed the consultant's recommended South -West Courtice Neighbourhood Plan (December, 1993) and provided a number of detailed comments which are summarized below. The Public Works Department indicated that development of the entire neighbourhood may require improvements to the Bloor Street /Harmony Road 401 interchange as well as Farewell Creek at Townline Road bridge. The consultant has provided further information to the satisfaction of the Region of Durham Works Department on this issue. Public Works is satisfied with the transportation network proposed in the Plan which addresses traffic, transit routing and pedestrian needs. Public Works concurs, in principle to the statements made in the Plan concerning stormwater management, however, the Department notes that implementation details need to be addressed with the Ministry of Natural Resources and the Conservation Authority. In terms of the "Servicing" section of the report, Public Works concurs with the contents of this section, but, suggests that this section address traffic as a servicing constraint. The report does not clearly identify the development that can be sustained relative to the construction of external road infrastructure improvements such as Harmony / Bloor Street 401 interchange, Farewell Creek / Townline Road bridge and the realignment of Regional Road 22. ....12 REPORT NO. PD- 110 -94 PAGE 12 Public Works also notes that the "Implementation" section of the report should be revised in consideration of the above noted comments. 8.3 Clarington Community Services Clarington Community Services Department reviewed the South - West Courtice Neighbourhood Plan (December, 1993) and noted that Neighbourhood 2A will require an additional parkette of 0.6 ha. to be acquired through the subdivision process. For Neighbourhood 4, the Department notes that they are prepared to accept a neighbourhood park rectangular in shape on developable land with at least 25% of its perimeter on road frontage. The park will be a minimum of 3.8 ha in size. The remainder of the park dedication entitlement will be received as parkettes or cash -in -lieu or a combination there of and will be decided upon through the subdivision application process. 8.4 Clarington Fire Department The Clarington Fire Department does not object to the proposed Neighbourhood Plan but does have some concerns with the increase in population and commercial occupancies given the distance from the station and the response time to this area. The Department notes that the recommended response time to urban areas is 3 -5 minutes. This will be barely possible for full time staff and is highly unlikely for part -time staff given the distance from the fire station. Ideal protection for this site can only be provided by full time staff, on a 24 hour basis. This level of service is not planned for Courtice in the immediate future, but may be considered once the economic status of the Municipality allows and the tax base can support it. ....13 512 REPORT NO. PD- 110 -94 PAGE 13 8.5 Central Lake Ontario Conservation Authority Central Lake Ontario Conservation Authority reviewed the revised South -West Courtice Neighbourhood Plan (December, 1993) and offered the following comments. It endorsed in principle, the Robinson Creek Master Drainage Plan (RCMDP) ; however, it noted that further refinement of the design of some of the stormwater management measures had identified difficulties with their implementation. To address these concerns, a revised stormwater control scheme was prepared by G.M. Sernas and Associates (April 1994). With regard to the South -West Courtice Neighbourhood Plan area, the amended document recommends certain modifications to the previously proposed, Robinson Creek West Tributary stormwater control scheme. These modifications will have some impact on the development plan for the South -West Courtice Neighbourhood. The principle modification to the RCMDP is the elimination of the online stormwater detention pond, which was to be situated immediately upstream of the C.P.R., on the main branch of the Robinson Creek. In order to compensate for the loss of this stormwater control structure, the volume and flow rate control of the west branch detention pond will be redesigned, such that sufficient over - control of post development runoff can be achieved from the contributing upgradient lands to permit the uncontrolled discharge of stormwater runoff from the lower 52 ha of the 'Neighbourhood'. A separate water quality facility will have to be provided for the southern 52 ha. CLOCA had noted that there might be potential impacts on the neighbourhood plan in terms of: • Neighbourhood Park - area may be infringed upon due to revised area requirements for the west branch stormwater management facility; ....14 513 REPORT NO. PD- 110 -94 PAGE 14 • Open Space - width of the 'Open Space' should at least in part, also be determined by the width of the excavated floodway channel; • Desired Pedestrian and Bicycle Routes - routes along the tributary and adjacent to the stormwater detention facility raise some concerns for public safety; and, • Road Classifications - April 1994 Amendment to the RCMDP requires Prestonvale Road to function as an overland flow route for area between Bloor Street and the existing urban boundary, east of Prestonvale Road to the Robinson Creek and consequently it must be designed accordingly. 8.6 Separate School Board The Separate School Board concurs with the South -West Courtice Neighbourhood Plan (December, 1993), but, offers the following comments: • separate school site should be a minimum of 6 acres, preferably with an adjacent municipal park; • in conjunction with the public school site, an "access strip" or "sidewalk corridor" was provided running between the two school sites; and, • elementary school site should be in the "first phase" of servicing capacity, without the need for a new sewage plan. 8.7 Public School Board The Separate School Board noted that: • Courtice South Public School is currently over capacity with six portables on site; • given projected student populations for South -West Courtice Neighbourhood, the school board will need at least one elementary school and possibly two school sites; • first elementary school site must be in the Phase I servicing area and should be adjoining a park or parkette which would be large enough to accommodate either a baseball diamond or a soccer pitch; • configuration of the elementary site in Neighbourhood 2A -south must be regular (either square or rectangular); • School Board was interested in the possibility of a green space (i.e. nature trail, bike path) between the southerly Public and Separate elementary sites; and, I REPORT NO. PD- 110 -94 PAGE 15 student yield referred to in the Neighbourhood Plan does not completely concur with the Board practice (e.g., .321 students per unit for all units and if Junior Kindergarten to Grade 8 then the generation factor is .358 students per unit). 8.8 Regional Public Works Regional Public Works noted the following comments: • servicing limits for this Neighbourhood Area is controlled by the depth of the existing sanitary sewer on Grandview Drive in Oshawa and consequently, the Region will only accept a gravity drainage catchment area to this sewer; • Region of Durham will permit the reconstruction of a portion of the existing Grandview Drive sanitary sewer at the applicable developer's expense so that a larger gravity catchment area can be accommodated with the Neighbourhood; • proposed east -west collector should be aligned with Grandview Drive; • signalization is recommended on Bloor Street intersecting with Townline Road, Robert Adams Drive extension and Prestonvale Road; • servicing for the southern portion of Neighbourhood 4 will be the subject of a future study which will include the interchange with Highway 401, a weigh station and an access for General Motors from the south side of Highway 401; • Regional Works Department would not consider the installation of sanitary sewers at a depth greater than 7.5 m to provide gravity drainage for lands external to the Grandview Sub -Trunk system; and, • they have reviewed the geotechnical investigation report and preliminary sanitary servicing plans and are satisfied that engineered fill can be placed and gravity sanitary sewers can be extended to the southeast quadrant of the subject plan. 8.9 Regional Planning Department The Regional Planning Department requested clarification on a number of points including: • policies and designations regarding hazard lands; ....16 515 REPORT NO. PD- 110 -94 PAGE 16 • policies for the protection, conservation, and /or enhancement of cultural heritage resources; • policies and designations for alternative forms of housing for special needs groups; • implementation and monitoring procedures required to meet the Provincial objective of ensuring an adequate amount of new affordable residential units; • policies and designations regarding maximum unit sizes; • policies which provide for appropriate criteria to permit garden suites; • need for an analysis to ensure that the proposed convenience commercial block will not adversely affect any Community or Local Central Area currently designated; • urban design guidelines and solutions which would implement Section 8.3.10 c) of the Durham Region Official Plan; • policies which promote transit supportive development forms and patterns; and, • policies regarding a grid pattern of roads. 8.10 Ministry of the Environment The Ministry of Environment has noted that it is unable to review the documents due to its current workload. 8.11 Ministry of Natural Resources The Ministry of Natural Resources has noted that the property is under review within the Robinson Creek Master Drainage Plan amendment document and until this study is completed, the Ministry wishes to defer comment of this Plan. 8.12 City of Oshawa The City of Oshawa has offered the following comments: • east -west collector road from Townline Road should not align with Grandview Drive, a collector road within the City of Oshawa; • Road Classifications refers to Townline Road as a Type "B" arterial whereas the Durham Regional Official Plan designates this as a Type "C" arterial; ....17 W REPORT NO. PD- 110 -94 PAGE 17 • Townline Road is subject to a Boundary Road Agreement between Clarington and Oshawa and it would have been preferable if this agreement has been referenced in the Draft Neighbourhood Plan; • City of Oshawa prefers housing types and densities similar to those which exist in Oshawa along Townline Road; • some concern that the possibility of servicing lands in the South -West Courtice area may affect the timing and level of servicing, in the short to midterm, of existing development areas; and, • previous concerns related to commercial- industrial land uses, residential density classifications and land use relationships across the municipal boundary. 9. OPEN HOUSES, PUBLIC MEETINGS AND SUBMISSIONS 9.1 Applicants' Public Open Houses ( February 17. December 1. 1993 In accordance with the terms of reference provided by Staff for the South -West Courtice Neighbourhood Study, 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 development; • traffic impacts on Grandview Drive and Prestonvale Road; • need for connecting bridge on Townline Road; and, • realignment of Bloor Street and intersection improvements. 9.2 Public Meeting (March 7, 1993) A Public Meeting concerning the South -West Courtice Neighbourhood Plan as prepared by the applicant was held before the General Purpose and Administration Committee on March 7, 1994 (PD- 23 -94). A written submission was received which voiced concerns and opposition to the proposed Neighbourhood Plan and in particular, the use of agricultural land for housing. Another resident raised concerns over the traffic problems in the vicinity of Old Bloor Street and Townline Road. ....18 REPORT NO. PD- 110 -94 PAGE 18 9.3 Public Notice for Amendments and Neighbourhood Plan A notice for this public meeting was placed in the Oshawa Times, Courtice News and Clarington This Week on August 17, 1994. All residents who were on the Interested Parties List also received a notice by mail. 10. STAFF COMMENTS Through the comprehensive planning study which was undertaken of the South -West Courtice area, a number of key issues have been raised including: • Grandview Street Extension • Prestonvale Road • Residential Densities • Fill Requirements for School Sites • Stormwater Management • Location of High School Site • Elementary School Campus • Phasing Policies • Prestonvale Road Interchange 10.1 Grandview Street Extension A number of residents and the City of Oshawa have raised concerns about a direct connection for the east -west collector to Grandview Drive (a collector road in Oshawa). The City of Oshawa is opposed to a collector road access aligning with Grandview Drive since their Staff anticipate that it will encourage short cutting through Grandview Drive to access Bloor Street East and Highway 401. The current plan proposes a road connection to Townline Road at Grandview Drive, however as a result of ongoing discussions, the internal road configuration would serve to limit the amount of traffic directly accessing Grandview Drive in Oshawa. The Region has agreed to permit several local roads intersecting with Townline Road. 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 for a large neighbourhood. It is noted that the City of Oshawa has four roads providing access to the residential neighbourhood west of Townline Road. ....19 REPORT NO. PD- 110 -94 PAGE 19 10.2 Prestonvale Road Several residents have raised concerns with the redesignation of Prestonvale Road from a local road to a Type "C" arterial. While the current Official Plan designates Prestonvale Road as a local road, it has been built to collector road standards. Prestonvale Road intersects directly with Highway No. 2 and is signalized. The expansion of the Courtice urban area has resulted in a large increase in the planned population (20,000 to 45,000) and the designation of a large industrial area. There is a need to provide an improved transportation network to serve these land uses. While the entire Prestonvale Road from Bloor Street to Highway 2 is proposed as a Type C arterial, the volume of traffic will be heavier to the south near Bloor Street. Traffic will access neighbourhood areas using Glenabbey Avenue and the new arterial proposed in the draft Official Plan and therefore, become progressively less on the northern segments. The designation is important to ensure that for future development applications, an appropriate width of road allowance can be dedicated and that there is appropriate public recognition of the ultimate use of this road. 10.3 Densities A number of residents raised concerns that housing densities will be too high. The Neighbourhood Plan proposes a gross residential density for Neighbourhood 4 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, accessible and comprised of mixed uses. Furthermore, it states that compact form development is to take place through higher densities and by intensifying and redeveloping existing areas, particularlya long arterial roads and in conjunction with present and potential transit facilities. The Neighbourhood Plan place the higher concentration of densities in the "Planning Precinct ". It is noted that the two high density sites in ...20 519 REPORT NO.: PD- 110 -94 PAGE 20 Neighbourhood 4 are designated on Prestonvale Road, away from most existing residential areas. The Plan amendments also proposes to amend the definition of net residential densities. This is consistent with the draft Official Plan and moves the Courtice densities closer to the existing densities for the Bowmanville urban area. A comparison is shown below: Net Density Standards (Units per Net Hectare) Density Existing Official Plan Proposed Category Courtice Bowmanville Amendment # 59 Low Up to 15 Up to 30 Up to 25 Medium 15 to 40 30 to 55 25 to 60 High 40 to 80* 55 to 80* 60 to 100 * can be exceeded subject to servicing capacity and no loss potential for other vacant residential lands. 10.4 Fill Requirements A concern which has yet to be fully addressed is the extent of fill required to bring the lands of Stolp and 765400 Ontario Limited into the Phase 1 servicing area. G. M. Sernas has undertaken a study of the area of fill indicated in Attachment #6. Further geotechnical studies have been prepared to satisfy the Region of Durham and the Municipality's Works Departments that the soils can be suitably engineered for their respective services. While cut and fill operations are a normal part of most residential development, this fill scheme is more extensive than normal. It optimizes the amount of land that can be readily serviced, however, it places the fill largely on future public lands including the school sites and the neighbourhood park. Furthermore, any existing natural features which may have been incorporated into the park will be lost. Staff have asked the school boards to review the implications of fill on their prospective sites. The fill would range from 0.5 m (2 ft.) to 4 m (13 ft.) and the fill will need to be properly engineered to support a structure. 520 ...21 REPORT NO.: PD- 110 -94 PAGE 21 The Separate School Board has indicated they have no problem with the amount of fill. No comments have been received from the Public School Board to date. In addition, Staff have asked the consultant to work with the school boards to determine alternative methods to minimize the amount of fill and to maintain the natural vegetation around the storm water management pond. This issue can be further examined at the time of the plan of subdivision. 10.5 Stormwater Management The stormwater detention pond is proposed for the southwest corner of the Stolp lands. This location seems to be generally acceptable to all review agencies and the detailed design can be finalized in conjunction with the plan of subdivision. The pond has been enlarged from earlier designs and will include water quantity and quality functions. The Plan requires a suitable buffer area to enable the pond to be appropriately integrated with adjacent development. It is noted, however, that the preliminary design necessitates a significant alteration to the downstream portion of the Robinson Creek tributary. The gradient of the stream will be lowered to accommodate the outfall from the pond. The policies of the Plan require the proponent to incorporate natural channel design features and maintain or improve the ecological state of the stream. This includes revegetation of the tributary. 10.6 Secondary School Sites The Official Plan currently designates a secondary school site in Neighbourhood 2A. The Official Plan review has confirmed the need for such a facility in south -west Courtice. The proposed Amendment #5 to the Courtice South Neighbourhood Plan designates a site on the lands owned by Three D Developments. While Three D Developments is opposed to this location, Staff wish to ensure that an appropriate site is secured prior to any further development in south -west Courtice. An alternate site has been proposed by Tunney Planning east of Prestonvale Road. The School Board is currently reviewing the ...22 REPORT NO.: PD- 110 -94 PAGE 22 feasibility of this site. In order to accommodate a potential relocation, the amendment documents provide policies which will allow for an alternate site without an amendment to the Official Plan, however, a further amendment to the Courtice South Neighbourhood Plan will be required. 10.7 Elementary School /Park Campus The Neighbourhood Plan provides for a large central neighbourhood park with public and separate elementary schools on either site. The configuration is preferred to the consultant's recommended scheme which necessitated a municipal walkway between two schools. The exact configuration will be determined through the subdivision process. Stolp Homes has agreed to further examine this matter. 10.8 Phasing Policies The South -West Courtice Neighbourhood Plan contains servicing policies which apply to Phase 1 and Phase 2 areas rather than referring to a twenty year boundary. While the 20 year boundary is still to be determined in the context of the Official Plan Review process, the Phasing is to indicate those areas which can be serviced with sewer, water and storm water management facilities from existing or readily constructed facilities. Development within the Phase 2 is dependent upon other Storm Water Management Facilities and 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. Amendment #59 incorporates some of the policies from the Draft Clarington Official Plan regarding phasing and prematurity of plans of subdivision. ��� ...23 REPORT NO. PD- 110 -94 PAGE 23 10.9 Prestonvale Road Interchange The South Courtice Employment Area Study recommended that a new interchange with Highway 401 be constructed in the vicinity of Prestonvale Road. While such a scheme is technically possible, more recent work has found that it may be prohibitively expensive. The Region is currently undertaking an Environmental Assessment for the Col. Sam interchange in the City of Oshawa. Access to the Courtice Employment Area is an issue in this Assessment. One alternative may be a connection to the Col. Sam interchange. The resolution of this issue will necessitate further amendments to the various planning documents. 11. CONCLUSION 11.1 As a result of publishing the documents, meetings with the applicants, and further review by the Planning Department, Staff have made minor revisions to the text of the documents as indicated in Attachments 3, 4 and 5. These changes are minor in nature and do not require another Public Meeting. Given Council's direction to process the Stolp application, Staff recommend that Official Plan Amendment #59, Amendment #5 to the Courtice South Neighbourhood Plan be approved and'that the South -West Courtice Neighbourhood Plan be adopted. 11.2 The adoption of Amendment #59 necessitates an amendment to the Durham Region Official Plan to revise the designation of Prestonvale Road (north of Glenabbey Drive) and Townline Road (south of Bloor Street). 11.3 It is recommended that the various applications submitted by Stolp Homes and Three D Developments to amend the Official Plan and the Courtice South Neighbourhood Plan be approved in the context of the Official Plan Amendment #59, Courtice South Neighbourhood Plan Amendment #5 and the Courtice South West Neighbourhood Plan. Accordingly the files will be closed. 523 •••24 REPORT NO. PD- 110 -94 PAGE 24 TH *DC *FW *cc *Attach September 13, 1994 Reviewed by, � ✓ S E W. H. Stockwell 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 Road Courtice, Ont. LlE 2P2 S. & M. Found 1246 Prestonvale Road 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. S. Oshawa, Ont. L1H 3Z7 Glen Maughan 608 Down Crescent Oshawa, Ont. L1H 7X9 K. Gray 751 Down Crescent Oshawa, Ont. L1H 7X9 M. Freedman Hampton House. 7111 Dufferin Street Thornhill, Ont. L4J 2K2 Paul & Vicki Groeneveld 1463 Bloor Street East Courtice, Ont. LlE 2N7 G. Bennie 1236 Delmark Court Oshawa, Ont. L1H 8K6 Mr. Hugh A. Neil 2111 Prestonvale Road Courtice, Ont. LlE 2S2 Ann Mittag 41 Turnberry Crescent Courtice, Ont. 11E 1A3 W. S. Penfound 2320 Prestonvale Road Courtice, Ont. LlE 2S1 REPORT NO. PD- 110 -94 PAGE 24 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 Tony Schuliga 49 Central Park Road South Oshawa, Ont. L1H 5W5 Greer Galloway Group 1415 Highway # 2 Courtice, Ont. LlE 2J6 Resident 120 Turnberry Crescent Courtice, Ont. LlE 2S1 Tom & Sharon Fleming 83 Glenabby Drive 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 Glenabby Drive Courtice, Ont. LlE 2B6 Walter Fracz 2212 Trulls Road Courtice, Ont. LlE 2N2 Ron & Penny Elson 1223 Norman Court Oshawa, Ont. L1H 7X2 A. Miyanji 38 Vanwat Drive Scarborough, Ont. M1G 1G7 Halminen Homes Ltd. 1748 Baseline Road W., Courtice, Ont. LlE 2T1 R. Gossman 1536 Bloor Street Courtice, Ont. LlE 2S2 Sidney Worden 1592 Presonvale Road Courtice, Ont. LlE 2N8 Mr. W. D. Manson W.D.M. Consultants 20 Clematis Road' Willowdale, Ont. M2J 4X2 525 - J GRANDOEN DRIVE 3 Q x o c o O O SOUTHGA j DRXI r U W z J Z 3 O 1� e II I� L I S ' T. 11.5 ha-, RIC MA" L O R r T TA i 4 R/TA GROENEVELD w 9/CICL PAUL BERTUS ( O� I MAHARA I �. I I 289143 I ONTARIO LIMITED 289143 AS07 E) I ■�-J ONTARIO LIMITED /5 ha I WORDEN y , I - - - -- - ---ill - JOSEPH LUCHKA JOHN HALIDAY L % L PHO PRESTONVALE -BLOOR HOLDINGS LTD. I II I I II I JULIAN ( STAT fY ARTHUR FOUND MARZEC II t II I II I ---------- �T -,�� I II HALMINEN HOMES LTD. (AY TON z II II -- ✓AMAPA INVESTMENTS COMPANY LTD. I ISABEL FRANZ II II II I � I (AY TON I\ I SHULIGA MGAI RET BOYCHYN ✓AMAPA INVESTMENTS COMPANY LTD. I H \ } \ UCPAOF E STER�i CAA AL) EXISTING C�ME7'lfiTY - -'� L E G E N D NEIGHBOURHOOD _ STUDY AREA LIMITS CURRENT DEVELOPMENT - APPLICATIONS 526 SOUTH-WEST COURTICE NEIGHBOURHOOD PLAN LAND OWNERSHIP/ CURRENT DEVELOPMENT APPLICATIONS 0 75 150 225 300 375 450 � RO Oi�ty`lpeuti Atteehment N E I G H B O U R H O O D 2 A— SO U T H BL 0 0 R \v� A O L D B L 040 R 5 T R££ T GRANDWE DR(VE Q � 0 x 4 N 'K p O a k 4! SOUTNGt �+ N E I G H B O U R H O O D DR EMT 4 ti G I` v w x w Cc za, 3 O � qQ cyy f2A Ic Y y ti 4 �� � E1c1571xC Cf}�tETy?Y PACIFIC F �l CANAIXAN 4 THE CORPORATION OF THE MUNICIPALITY B A S E OF CLARINGTON REGIONAL MUNICIPALITY OF DURHAM H I 0 N W A Y N A • 0 1 SOUTH -WEST COURTICE RESIDENTIAL NEIGHBOURHOODS 2A -SOUTH AND 4 527 Om ,Sys 150m 225m „a„ „Sm ,SGm Attachment • • 11 • A . • •- PURPOSE: The Purpose of this Amendment is: a) to extend the Courtice Urban Area to the southwest of the current urban area and to provide for appropriate land use designations and population allocations; b) to amend the road classifications for Townline Road, Bloor Street and Prestonvale Road and to designate new collector and arterial roads as part of the expanded urban area; c) to amend various policies regarding population, residential densities, urban design criteria, a secondary school for the south -west portion of the Courtice Urban Area, servicing and staging; and d) to delete the policy and schedule related to the sequence of the preparation of neighbourhood plans. LOCATION: The amendments to the general policy provisions apply to the entire Courtice Urban Area. The amendments to the Schedules affect the lands located east of Townline Road, north and south of Bloor Street, west of Prestonvale Road, being Parts 33, 34, 35, Concession 1 and 2 in the former Township of Darlington, former Town of Newcastle now the Municipality of Caarington. BASIS: Official plan amendment applications were filed by Three D Developments and Stolp Homes (Newcastle) Developers Inc., in 1987 and 1989 respectively, for the expansion of the urban area south -west of the current urban limit. On June 5, 1991, Regional Council adopted a new Durham Regional Official Plan which included the expansion of the Courtice urban area to incorporate lands subject to this amendment. The new Regional Official Plan was approved by the Ministry of Municipal Affairs on November 24, 1993. 1 528 On January 27, 1992, Municipal Council resolved to undertake a review of the local official plan. At that time, Council exempted Stolp Homes (Newcastle) Developers Inc. from the administrative freeze on the processing of applications in the expansion areas during the period of the Official Plan Review. In order to consider the Stolp application for a plan of subdivision, the Official Plan required the preparation and adoption of a neighbourhood development plan. The neighbourhood development planning area applied to an area larger than the Stolp Homes application. Several landowners, specifically Stolp Homes (Newcastle) Developers (now Newcastle I Limited Partnership and Newcastle II Limited Partnership), Three D Developments and 289143 Ontario Limited) hired Tunney Planning Inc. to prepare a neighbourhood development plan for this area. This Amendment to the Official Plan is based on the South -West Courtice Neighbourhood Study prepared by Tunney Planning Inc, the subsequent review by the general public and agencies of the consultant's recommended plan, and certain work undertaken as part of the Municipality's Official Plan Review. ACTUAL AMENDMENT: The Official Plan for the former Town of Newcastle is hereby amended as follows: i) In Section 6.1.2 (i) (a), delete the last sentence beginning with the words "Schedule 6 -3 indicates the sequence for the preparation...."; ii) In Section 6.1.2 (i)(c), replacing the number "20,000" with "31,000". iii) In Section 6.1.2 (iv), deleting subsections a), b) and c) and replacing them with the following: "a) Low Density Residential shall not exceed a maximum density of 25 units per net residential hectare; 2 will consist of housing forms similar in kind to detached, semi - detached, linked, duplex, garden suites and limited street townhouse dwelling units; shall generally be located at the interior of the residential neighbourhoods on local or collector roads; and street townhouse forms shall be generally located at the periphery of residential neighbourhoods within close proximity to arterial roads. b) Medium Density Residential shall develop at a range of 25 to 60 units per net residential hectare; will consist of housing forms similar in kind to street and block townhouses, triplex and low rise apartments; - shall M not exceed 6 units per block for street townhouses or 50 units per block for block townhouses and apartments; and shall be generally located at the periphery of the residential neighbourhoods. c) High Density Residential - shall .0" develop at a range of 60 to 100 units per net residential hectare; will consist of low to mid rise apartment housing forms with building heights not to exceed six storeys; and shall be located within the Community Central Area or adjacent to Type A or B arterial roads." 3 530 iv) Deleting Section 6.1.3 (i) and replace it with the following: "i) Development within Residential Neighbourhoods shall be by means of plans of subdivision prepared in conformity with the Neighbourhood Plan and the policies of Section 6.9 of this Plan and in accordance with the following urban design criteria: a) local roads shall be designed on the basis of a grid street system and modified only where there are physical constraints. The use of cul- de -sacs is discouraged; b) street design and layout should incorporate natural features of the landscape; c) street design and lotting should maximize passive solar gain; d) reverse lotting on arterial roads is discouraged; e) noise from arterial roads shall be mitigated by appropriate subdivision design while the use of acoustical fences will be permitted only to supplement other noise attenuation measures; f) access to future transit on arterial roads shall be maximized by locating higher densities on the periphery of neighbourhoods and ensuring ease of movement for pedestrians; g) provision for adequate on- street parking in the lotting of smaller frontage lots; h) appropriate landscaping and streetscape amenities shall be provided for local, collector and arterial roads; i) public safety will be incorporated in the design and siting of buildings by providing easy visual and physical access to publicly accessible spaces; 4 531 j) housing designs will encourage social interaction along public streets through the provisions of front porches, reduced front yard setbacks and innovative housing design; and k) housing designs will discourage garages as a dominant feature of the streetscape." v) Add a new Section 6.2.1 (iv) as follows: "iv) The Secondary School site for the south -west portion of Courtice is identified in Neighbourhood 2A. Council, in conjunction with the appropriate education authorities, may select an alternate location for this facility without amendment to this Plan. vi) In Section 6.3.2 (ii)(a), replacing the words "Black, Farewell and Harmony Creek Systems" with the words "Black, Farewell, Harmony and Robinson Creek Systems" vii) Add a new Section 6.4.2 (iv) (d) as follows: "d) The alteration to the natural state of watercourses and creeks is discouraged. However, any proposal to alter a section of any watercourse must maintain or improve its ecological state, and incorporate natural channel design features. In addition, a greater width for the open space area may be required to accommodate stable slopes, vegetation and buffer areas." viii) In Section 6.7.2 (v), (b) replacing the words "Type A and B arterial roads" with the words "Type A, B and C arterial roads" ix) In Subsection 6.7.2 (vi)(f), deleting the existing policy and replacing it with the following: "f) The new alignment for Bloor Street (Regional Road #22) is shown on Schedules 6 -1 and 6 -3. It is a policy of this Plan that the existing Bloor Street between Townline Road and Prestonvale Road be reconstructed as a local urban road connecting to the internal street system. New lots fronting on the 9 532 existing Bloor Street shall not be given final approval until such time as the new alignment for Bloor Street is constructed and transferred to the Regie and funding is secured and committed to enable the reconstruction of the existing Bloor Street to urban standards." x) In Subsection 6.8.2 (iii)(c), replacing it with the following: "c) The phasing of residential development in the Courtice Urban Area shall be based on the following principles: the sequential development of lands and the prohibition of leap- frogging; the preference for development in or adjacent to the Community Central Area shown in this Plan; the economic uses and extension of all services; the preference for intensification and infilling development; the preference for development of previously - designated urban lands in Neighbourhoods 1 to 3; and - increased density for new neighbourhoods having regard for the integration with existing residential areas. In the review of an application for draft plan of subdivision, the Municipality shall have regard for these policies and where necessary impose appropriate conditions of draft approval to implement the policies of this section." A) Delete the existing Section 6.8.2 (iv) and replace it as follows; "iv) Council may declare a residential plan of subdivision premature if any of the following conditions apply: W a) the capital works and services required to service the lands and the future residents are not within the 10 year capital works forecast as identified in the development charges study, as updated from time to time. Notwithstanding, the Municipality may consider the provision of capital works and services by the proponents of development provided that: it does not affect the development charge quantum; and it is permissable under the Development Charges Act; b) the plan of subdivision does not meet the phasing principles of Section 6.8.2.(iii)(c); d) the non - residential assessment ratio is less than 15 percent; or e) the Municipality does not have the administrative or financial capabilities to provide and maintain all services required by the future residents generated from the subdivison development." xii) Add new Sections 6.8.2.(v), (vi), and (vii): "v) Prior to the consideration for approval of a plan of subdivision, the Municipality requires the preparation of a master drainage plan of the affected sub - watershed. The plan shall meet the requirements of the Ministry of Natural Resources, the Conservation Authority and the Municipality and shall address such matters as: a) quality and quantity of storm water; b) flooding, sediment and erosion control; c) impact on natural systems and aquatic habitat; d) strategies to maximize infiltration and encourage base flow enhancement; and d) others matters as deemed necessary. 534 vi) Where a master drainage plan has been prepared and approved by the Municipality and the agencies having jurisdiction, Council shall require a subsequent site specific storm water implementation plan to accompany the submission of a plan of subdivision. Said implementation plan shall address the following: a) pre - development and post - development discharge; b) groundwater infiltration and baseflow enhancement; c) design of storm water management facilities; d) erosion, sedimentation and water quality controls; and e) site grading. vii) Storm water management facilities shall be designed as an amenity feature and integrated wherever feasible and appropriate, in conjunction with parks, open space and woodlots. The design of storm water management facilities shall ensure the following: a) adequate access for maintenance; b) adequate setbacks from adjacent properties and a naturalized landscaped buffer; c) public safety through design without any requirement for fencing; d) incorporate natural wetland features and native vegetation wherever possible; and e) opportunities for passive recreation such as connecting trail systems wherever possible. Any storm water management facilities which are to be dedicated to the Municipality shall not be accepted as parkland dedication under the Planning Act." xiii) Renumber the existing Section 6.8.2 (v) as appropriate. xiv) Amending 'Schedule 6 -1 - Courtice Secondary Plan' as indicated in Exhibit 'A' to this Amendment. xv) Amending 'Schedule 6 -2 - Environmental Sensitivity' as indicated in Exhibit 'B' to this Amendment. s 535 xvi) Deleting 'Schedule 6 -3 - Sequence of Neighbourhood Development Plan Preparation'. xvii) Amending 'Schedule 6 -4 - Transportation Network' as indicated in Exhibit 'C' to this Amendment. xviii) Renumber 'Schedule 6 -4' and all references in the text to 'Schedule 6 -3'. IMPLEMENTATION: The provisions set forth in the Official Plan of the former Town of Newcastle, as amended, regarding the implementation of the Plan, shall apply in regard to this Amendment. INTERPRETATION: The provisions set forth in the Official Plan of the former Town of Newcastle, as amended, regarding the interpretation of the Plan, shall apply in regard to this Amendment. In the event of a conflict between this Amendment and a new Clarington Official Plan, this Amendment shall prevail until such time as the latter receives approval from the Regional Municipality of Durham. 0 W EXHIBIT "A" O • TO THE OFFICIAL PLAN OF THE FORMER TOWN OF NEWCASTLE INDICATE TOWNLINE ROAD EXTENSION 11 DELETE BLOOR STREETE'`l-1 0 09 T EXTEND URBAN AREA BOUNDARY ADJUST POPULATION FROM *2700T0 °4500° m6 m6 7 ADJUST ALIGNMENT OF COLLECTOR ROADS ADD LAND USE DESIGNATIONS FOR EXTENSION OF NEIGHBOURHOOD 2a ADJUST NEIGHBOURHOOD 20 BOUNDARY ADD LAND USE. DESIGNATIONS FOR NEIGHBOURHOOD 4 RESIDENTIAL HAZARD LAND MAJOR OPEN SPACE WITH HAZARD LAND O PUBLIC ELEMENTARY SCHOOL ® SEPARATE ELEMENTARY SCHOOL ® PUBLIC SECONDARY SCHOOL O NEIGHOURHOOD PARK COLLECTOR ROAD - -- NEIGHBOURHOOD BOUNDARY - -- URBAN AREA BOUNDARY EXHIBIT "B'� TO AMENDMENT TO.THE OFFICIAL PLAN OF FORMER OF w —Urban Area Boundary ImMaJor Open Space System And Environmentally Sensitive Areas Environmentally �J Sensitive Areas Soil Contamination Assessment Area EXHIBIT "C" TO AMENDMENT +59 TO THE OFFICIAL PLAN OF THE FORMER TOWN OF NEWCASTLE 0 a 0 cr w z J z 3 0 ADJUST ALIGNMENT OF COLLECTOR ROADS ADD TYPE B ARTERIAL REDESIGNATE FROM COLLECTOR ROAD TO TYPE B ARTERIAL ADD TYPE A ARTERIAL DELETE TYPE A ARTERIAL ADD TYPE B ARTERIAL i EXTEND URBAN AREA BOUNDARY 1 DESIG RENATE FROM i COLLECTOR ROAD TO 1 1 TYPE C ARTERIAL 1 1 N REDESIGNATE FROM 1 LOCAL ROAD TO' TYPE C ARTERIAL I REDESIGNATE FROM COLLECTOR ROAD TO . TYPE C ARTERIAL ADD TYPE C ARTERIAL ADD COLLECTOR ROADS ®- URBAN AREA BOUNDARY ® TYPE A ARTERIAL ROAD ® TYPE B ARTERIAL ROAD, ®�.®® TYPE C ARTERIAL ROAD. COLLECTOR ROAD ......•••• LOCAL ROAD TO THE PURPOSE: The purpose of this amendment is: Attachment #4 a) to redefine the boundaries of the Courtice South Neighbourhood Plan and to provide for appropriate land use designations and population allocations for the additional lands; b) to amend the road classifications for Townline Road, Bloor Street and Prestonvale Road, and to designate new collector and arterial roads; c) to amend the policies regarding residential density categories and their respective locational criteria and policies regarding a secondary school site for South -West Courtice; and, d) to identify the existing Gatehouse parkette. LOCATION: The lands subject of this Amendment are located east of Townline Road, north of Bloor Street, west of Prestonvale Road, being Parts 33, 34, 35, Concession 1 and 2 in the former Township of Darlington, now the Municipality of Clarington. BASIS: A Neighbourhood Plan Amendment application (NPA 87- 04 /CS) was filed by Akal International Inc., in 1987 for the expansion of the Courtice Urban Area of Part Lots 33 and 34, Concession 2, former Township of Darlington. This application was subsequently assumed by Three D Developments. Official Plan Amendments applications were filed by Akal International Inc., (Three D Developments) and Stolp Homes (Newcastle) Ltd., in 1987 and 1989 respectively, for the expansion of the urban area south -west of the current urban limit. On June 5, 1991, Regional Council adopted a new Durham Regional Official Plan which included the expansion of the Courtice urban area to incorporate lands subject to these amendment applications. The new Regional Official Plan was approved by the Ministry of Municipal Affairs on November 24, 1993. 1 540 On January 27, 1992, Municipal Council resolved to undertake a review of the local official plan. At that time, Council exempted Stolp Homes (Newcastle) Developers from the administrative freeze on the processing of applications in the expansion areas during the period of the Official Plan Review. In order to consider the Stolp application for a plan of subdivision, the Official Plan required the preparation and adoption of a neighbourhood development plan. The neighbourhood development planning area applied to an area larger than the Stolp Homes application. This was extended to include lands owned by Three D Developments. Several landowners, specifically Stolp Homes (Newcastle) Developers (now Newcastle I Limited Partnership and Newcastle II Limited Partnership), Three D Developments and 289143 Ontario Limited) engaged Tunney Planning Inc., to prepare a neighbourhood development plan for this area. This Amendment to the Official Plan is based on the South -West Courtice Neighbourhood Study prepared by Tunney Planning Inc., the subsequent review by the general public and agencies of the consultant's recommended plan and certain work undertaken as part of the Municipality's Official Plan Review. ACTUAL AMENDMENT: The Courtice South Neighbourhood Development Plan is hereby amended as follows: 1. Throughout the document replace the words "Darlington Official Plan" with the words "Official Plan of the former Town of Newcastle" and replace the words "Town of Newcastle" with the words "Municipality of Caarington". 2. In the second paragraph of Section 1.3, delete the number "275" and replace with "2971'. Replace "Urban Area Boundary" with "Bloor Street and Prestonvale Road ". 3. Delete Section 2.1.1 and replace with the following: "Section 6.1.2 (iv) of the Official Plan for the former Town of Newcastle, defines net residential areas as "all residential lands excluding local roads, junior elementary schools and neighbourhood parks "; and establishes a maximum of 25 units per net residential hectare for low density; a range of 25 -60 units for medium density K M and a range of 60 -100 units per net residential hectare for high density ". 4. In section 2.1.2, delete subsections (i), (ii), and (iii) and replace with the following: "(i) Low Density Residential will consist of housing forms similar in kind to detached, semi - detached, linked, duplex, garden suites and limited street townhouse forms; shall generally be located at the interior of the residential neighbourhoods on local or collector roads; street townhouse forms shall be generally located at the periphery of residential neighbourhoods within close proximity to arterial roads. (ii) Medium Density Residential will consist of housing forms similar in kind to street and block townhouses, triplex and low rise apartments; and, shall be generally located at the periphery of the residential neighbourhoods. (iii) High Density Residential will consist of low to mid -rise apartment housing forms; building heights shall not exceed six storeys; and, shall be located with the Community Central Area or adjacent to Type A or B arterial roads." 5. In Section 2.1.5, replace the number "9500" with 10800 ". 6. In Section 2.2.1, add the following paragraph: "Notwithstanding the designation of a Secondary School site in Neighbourhood 2A, investigations of an alternative location is being undertaken by the Municipality and the School Board. Should an alternate site be K 542 identified to the satisfaction of all parties, the lands identified as a Secondary School site may be redesignated §# fGF IGW-- deRGity residential and a parkette by amendment to this Plan." 7. By amending Schedule 1 ( Courtice South Neighbourhood Plan) as indicated in Schedule "A" to this Amendment. 8. By amending Schedule 2 ( Courtice South Neighbourhood Population) as indicated in Schedule "B" to this Amendment. Schedules "A" and "B" hereto shall form part of this Amendment. IMPLEMENTATION: The provisions regarding implementation, as set forth in the Courtice South Neighbourhood Development Plan shall apply in regard to this amendment. INTERPRETATION: The provisions regarding interpretation, as set forth in the Courtice South Neighbourhood Development Plan shall apply in regard to this amendment. 4 L�iir� REDESIGNATE FROM "MINOR COLLECTOR ROAD Schedule to Amendment No. 5 TO "TYPE C ARTERIAL" to the COURTICE SOUTH NEIGHBOURHOOD, DEVELOPMENT PLAN, SCHEDULE 1 ...... wits G. It. .- zw REMOVE INTERSECTION iiiiii IMPROVEMENT" jrj :9 .......... o.v Z� tl X -X .......... ........... 5-2 ha ............ -C3 7 Cgs. DESIGNATE AS "TYPE B ARTERIA, JJ Ar KIT.-Yiy., JT) -,,6-Ohct • • 4' 2.5h REDESIGNATE FROM • • +. "LOCAL ROAD" TO "TYPE 8 ARTERIAL" .0 REDESIGNATE FROM "MAJOR COLLECTOW O"'' TO "TYPE B ARTERIAL" 7-773mr-T --7-77-7777% fAs X. ........................ R .................... ':.'' ............ mom♦ 0 • • • • REDESIGNATE T MINOR COLLECTOR" "LOCAL ROAD" 124up I I title lose Novell will evil 11111112111111111 52ha - I11— - --- I . . . . . . . . . . . . . . . . FZD—PARKETTE I DESIGNATE "MINOR COLLECTOR ROAD" DELETE LAND USE DESIGNATIONS ADJUST NEIGHBOURHOOD BOUNDARY DESIGNATE "TYPE A ARTERIAL" AS 544 REDESIGNATE FROM :LOCAL ROAD* To TYPE C ARTERIAL" ADJUST NEIGHBOURHOOD BOUNDARY ADD "LOCAL ROADS" AS INDICATED ADD LAND USE DESIGNATIONS AS INDICATED DESIGNATE "TYPE C ARTERIAL" Total 10725 persons ADJUST POPULATION FROM" 9825" TO "10725 �� BLACK NWY ADJUST POPULATION ° 2585 FROM "3600" TO "4500" 3640 a ir 4500 DELETE FROM COURTICE SOUTH NEIGHBOURHOOD w co J J 2 � ■ W 4 _ BLOOR STREET ADJUST NEIGHBOURHOOD -BOUNDARY _w U F- O V Schedule "B ". to Amendment +5 to the COURTICE SOUTH NEIGHBOURHOOD POPULATION PLAN, SCHEDULE 2 Attachment # SOUTH -WEST COURTICE NEIGHBOURHOOD DEVELOPMENT PLAN Approved: Office Consolidation: DN: FINAL- SW.DOC NEIGHBOURHOOD 4 part of the Courtice Urban Area MUNICIPALITY OF CLARINGTON SOUTH -WEST COURTICE NEIGHBOURHOOD DEVELOPMENT PLAN TABLE OF CONTENTS Section Page PART I - BACKGROUND ............ ............................... i 1.0 INTRODUCTION .............. ............................... iii 1.1 Purpose .............. ............................... iii 1.2 Basis ................ ............................... iii 1.3 Background ........... ............................... iii 2.0 THE RECOMMENDED PLAN - GENERAL ....................... iv 2.1 Land Use ............. ............................... iv 2.2 Community Facilities .... ............................... iv 2.3 Pedestrian and Bicycle Routes .............................. v 2.4 Stormwater Facilities ... ............................... v 2.5 Roads .............. ............................... v PART II - DEVELOPMENT PLAN 1.0 GENERAL .................. ............................... 1 2.0 RESIDENTIAL AREAS ......... ............................... 1 2.1 Low Density ............ ............................... 2 2.2 Medium Density ......... ............................... 2 2.3 High Density ........... ............................... 2 2.4 Affordable Housing ....... ............................... 2 3.0 SCHOOLS .................. ............................... 3 4.0 PARKS .................... ............................... 3 4.1 Community Park ........ ............................... 3 4.2 Neighbourhood Park ...... ............................... 3 4.3 Parkettes .............. ............................... 4 5.0 OPEN SPACE AND WOODLANDS ............................... 4 5.1 Open Space ............ ............................... 4 5.2 Woodlands ............. ............................... 5 SOUTH-WEST 1; ' 6.0 COMMERCIAL .............. ............................... 5 6.1 Convenience Commercial ... ............................... 6 6.2 Corner Stores ........... ............................... 6 7.0 CHURCH ................... ............................... 6 8.0 PLANNING PRECINCT ........ ............................... 6 9.0 TRANSPORTATION. 7 9.1 Road Classifications ...... ............................... 7 9.2 Bloor Street Realignment .. ............................... 8 9.3 Transit System .......... ............................... 8 9.4 Pedestrian and Bicycle Routes .............................. 9 10.0 STORMWATER MANAGEMENT . ............................... 9 11.0 SERVICING ................. ............................... 9 12.0 IMPLEMENTATION ......... ............................... 10 12.1 Phase .............. ............................... 11 12.2 Phase .............. ............................... 11 SCHEDULE "1" SOUTH -WEST COURTICE LAND USE PLAN SCHEDULE "2" SERVICING BOUNDARIES 547 SOUTH-WEST COURTICE NEIGHBOURHOOD 1 1' PLAN PART I - BACKGROUND 1.0 INTRODUCTION 1.1 Purpose The purpose of this Neighbourhood Development Plan is to define the scale, scope and policies related to development within the South -West Courtice Neighbourhood, also known as Neighbourhood 4. This Plan is meant as a guide to Council in assessing various proposals for development and in the exercise of powers of subdivision approval, zoning by- laws and severances. 1.2 Basis Section 6 of the Official Plan of the former Town of Newcastle, requires Council to prepare development plans for the various residential neighbourhoods to provide the urban design and physical planning details. 13 Background This Plan has been prepared following a review of the planning issues within South -West Courtice and also within the context of the overall planning issues of the Municipality of Clarington. In November 1992, Tunney Planning Inc. prepared four land use options for South -West Courtice. A recommended Plan was derived from the four options after input from Municipal Staff, Provincial agencies and the general public. The recommended Plan was further refined into the South -West Courtice Neighbourhood Plan. The Municipality's Neighbourhood Development Plan details policies for the development of the South -West Courtice Neighbourhood which comprises approximately 154 hectares within the South -West Courtice area. The limits of the Plan include the lands south of the future realigned Bloor Street, west of Prestonvale Road, and east of the Townline Road extension. l� are provided on the generalized Land Use Plan attached as Schedule "1" of this plan. 2.0 THE RECOMMENDED PLAN - GENERAL 2.1 Land Use The Neighbourhood Plan will be developed as a residential community with a complement of ancillary uses such as parks, open space, schools and commercial facilities, all of which will be developed on full municipal services. It is the intent of this Plan that new housing units in both Neighbourhoods provide a range and mix of housing in accordance with the Provincial Policy Statement of Land Use Planning for Housing and Section 2.1 of the Official Plan of the former Town of Newcastle. 2.2 Community Facilities The plan features a separate elementary school and a public elementary school centrally located in Neighbourhood 4, adjacent to a Neighbourhood Park. A second public elementary school has been located in Courtice South Neighbourhood 2A to serve a portion of Neighbourhood 4. All school sites have direct access to a collector road and are within the first phase servicing area. In addition to the Neighbourhood Park, Neighbourhood 4 is serviced with parkettes as a means of providing park access to residents within walking distance. A church site has also been sited within the Planning Precinct in Neighbourhood 4. WEN 2.4 Stormwater Facilities Stormwater facilities have been designed and located in principle to the satisfaction of the Central Lake Ontario Conservation Authority (CLOCA), the Ministry of Natural Resources (MNR) and the Municipality of Clarington. Issues regarding quality control ponds and detailed engineering issues will be resolved during the review of individual development applications. Specific policy provisions for the control of stormwater are included in the Official Plan and Part II of this document. 2.5 Roads This plan features one continuous collector road running in a north /south direction from Bloor Street through to the extension of Townline Road, and an additional collector road extending from Robert Adams Drive south to the east /west collector road. These roads will direct traffic north through Neighbourhood 4 to Bloor Street. An east /west road will extend between Townline Road and the westerly north/south collector road. This road is discontinuous so as to discourage thru- traffic into Oshawa. A collector road will extend between Prestonvale Road and the westerly north /south collector road, distributing traffic into the Neighbourhood from Prestonvale Road. In addition to collector roads, local road connections will be permitted to Townline Road and to Prestonvale Road, as a means of further distributing traffic throughout the Neighbourhood. Additional access will not be provided to Bloor Street beyond the `)50 SOUTH-WEST COURTICE IL 1; Ji^1 t 1 1 "I To two north -south collector roads. Local streets connecting to Townline will be subject to minimum sight line distances. Bloor Street and Townline Road will continue to operate as higher speed roads handling the majority of traffic out of the Neighbourhood. As a result of the recently designated Employment Area lands to the east of the Neighbourhood Plan, the Municipality, has identified the need for an interchange with Highway 401 in the vicinity of the Prestonvale Road road allowance. An interchange location has been identified, and a road pattern in the south end of Neighbourhood 4 has been proposed. The Region is conducting a more detailed review of the feasibility of the interchange, in conjunction with the Environmental Assessment for the Col Sam interchange. The results of this Study may necessitate minor modifications to the road alignments and land uses in the southerly portion of South -West Courtice Neighbourhood. A PART II - DEVELOPMENT PLAN South -West Courtice Neighbourhood Neighbourhood 4 5 2. SOUTH-WEST 1 ' NEIGHBOURHOOD DEVELOPMENT ,,: RT 11: TYF, UEIGHBOURHOOD DEVELOPMENT ,, The planned population of Neighbourhood 4 is approximately 5,900 persons at an overall density 14.8 units per gross hectare (approximately 6 units per gross acre). It is expected that 70% of new housing will be low density, 20% will be medium density and 10% high density. The Municipality will provide for the range and mix of housing types as required by the Provincial Policy Statement of Land Use Planning for Housing and Section 2.1 of the Official Plan of the former Town of Newcastle. 2.0 RESIDENTIAL AREAS 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. The density ranges provided herein shall generally be used to guide development with both Neighbourhoods. 1 553 SOUTH-WEST 1 ' NEIGHBOURHOOD DEVELOPMENT PLAN 2.1 Low Density Low density will consist of housing forms similar in kind to detached, semi- detached, linked, duplex, garden suites, and limited street townhouse forms. All low density areas will generally develop to a maximum of 25 units per net hectare (10 units per net acre). Limited street townhouse dwelling units may be permitted within the low density residential areas and shall be generally located at the periphery of residential neighbourhoods within close proximity to collector or arterial roads. 2.2 Medium Density Medium density will include housing forms similar in kind to street townhouses, block townhouses, maisonettes, triplex, and low rise apartments. Medium density areas will generally develop at a range of 25 to 60 units per net hectare (10 to 24 units per net acre). 23 High Density High density will permit the development of low and mid -rise apartment housing forms, at a range of 60 to 100 units per net hectare (24 to 40 units per net acre). Building heights shall not exceed six storeys. 2.4 Affordable Housing At least 25% of all dwellings proposed within Neighbourhood 4 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 high density areas in both Neighbourhoods is intended to provide sufficient flexibility to ensure the opportunity for affordable housing. 2 W OCOURTICE NEIGHBOURHOOD DEVELOPMENT PLAN 3.0 SCHOOLS The student yield estimates have resulted in the identification of a need for one Public and Separate elementary school in Neighbourhood 4. In addition, one Public elementary school site located in Neighbourhood 2A shall serve portions of Neighbourhood 2A and Neighbourhood 4. All schools will be developed to meet the requirements of the respective school boards. Neighbourhood 4 Public Elementary Site - 2.2 ha (5.5 ac) Separate Elementary Site - 2.4 ha (6.0 ac) In addition a need for a Secondary School site has been identified to serve the south -west portion of the Courtice Urban Area and portions of the rural area. 4.0 PARKS Parks 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 and the provisions of the Official Plan. 4.1 Community Park A Community Park to serve this and other Courtice Neighbourhoods will be designated in the southerly portion of Courtice in the vicinity of Bloor Street and Prestonvale Road. 4.2 Neighbourhood Park One Neighbourhood Park of 3.8 ha (9.7 +/- ac) is required in Neighbourhood 4 and shall be located in proximity to the elementary schools. The approximate location of a central neighbourhood park is shown on Schedule 111. A more precise location will be determined at the subdivision stage. 3 SOUTH-WEST 1 4.3 Parkettes Three parkettes are to be located in Neighbourhood 4 as shown on Schedule "1 ". The purpose of these parkettes is to provide park space where walking distances to a Neighbourhood Park exceed 400 m. One parkette is to be located within the Planning Precinct as described in Section 8.0 of this Plan. 5.0 OPEN SPACE AND WOODLANDS 5.1 Open Space The Open Space designation recognizes lands in and adjacent to the western sub - tributary of Robinson Creek and includes the central stormwater management facility. It has 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. As a condition of development, development proponents shall revegetate this tributary. 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. In addition, a greater width for the open space area may be required to accommodate stable slopes, vegetation and buffer areas. 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. 4 5,) SOUTH-WEST 1 ' II f' .Ii 1 1 1 1 1 I 1 u 1 ►f1 ►1 Young woodlands occupy the lowland portions of Neighbourhood 4 near the 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 disturbances. 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 Neighbourhood 4 (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 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. 6.0 COMMERCIAL Commercial facilities shall be developed in conformity with the provisions of the Official Plan and this Neighbourhood Development Plan. 5 M SOUTH-WEST 1 ' NEIGHBOURHOOD DEVELOPMENT PLAN 6.1 Convenience Commercial A Convenience Commercial block (0.2 ha) is located along the south side of Bloor Street in Neighbourhood 4. This block is located 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. 6.2 Corner Stores Individual corner stores with a maximum of 100 square metres of gross leasable floor area may be permitted in any Low Density Residential Area to provide items of daily necessity or services for the immediate surrounding residents. 7.0 CHURCH A potential for a church block of 0.9 ha (2.2 +/- ac) is reserved within the Planning Precinct in Neighbourhood 4. Should a church facility not be warranted, development of these lands shall be for Medium Density residential uses. 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 schematically indicated on Schedule "1 ", and may be altered from that shown without requiring an amendment to this Plan. 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 and site plans. This requirement is necessary in order to provide a visual 6 W SOUTH-WEST 1 ' 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. 9.0 TRANSPORTATION The development of the road network shall be based on the historic grid system of roads, where possible, to support the desirable urban form, to facilitate the movement of people and goods, and the development of an effective system of public transit. Arterial Roads shall be designed in accordance with criteria contained within the Durham Regional Official Plan. Collector and Local Roads shall be designed in accordance with the criteria contained with the Official Plan for the former Town of Newcastle. 9.1 Road Classifications The road network 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. Schedule 'T' 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 through - 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. 7 559 SOUTH-WEST 1; ' Local roads shall be designed on the basis of a grid street [pattern with sidewalks on both sides.] A modified grid pattern will accommodate physical constraints. 9.2 Bloor Street Realignment It is the intention of this Plan that the existing alignment of Bloor Street between Townline Road and Prestonvale Road be redesignated from a Regional road to a local road. For some portions it will be necessary to abandon the existing right -of -way. The existing Bloor Street shall be rebuilt to urban standards and will have the option of local road access to Townline Road. New lots fronting onto the existing Bloor Street shall not be given final approval until such time as: (i) the new alignment for Bloor Street is constructed and transferred to the Regional Munieipality of Durham; and (ii) funding is secured for the reconstruction of the existing Bloor Street to urban standards 93 Transit System Land uses and the road system shall be developed to support future local transit service which is intended to travel on the boundary arterial roads. Specifically, higher density development shall be 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. This is supportive of the Ministries of Transportation and Municipal Affairs policy of encouraging transit as outlined in the publication, "Transit - Supportive Land Use Planning Guidelines ". 8 SOUTH -WEST COURTICE NEIGHBOURHOOD DEVELOPMENT PLAN Higher transit - supportive land uses shall be located along the planned transit route. The grid network of streets will enable flexibility in determining access points and the location of transit routes as the area develops. 9.4 Pedestrian and Bicycle Routes A pedestrian and bicycle route system has been identified in the design of the South -West Courtice Neighbourhood. 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. 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 a-ppreved it by the Ministry of Natural Resources, the Central Lake Ontario Conservation Authority, and the Municipality of Clarington. The stormwater management facility will be sized t>'t€ according to quantity and quality eontrol. standard praetice for The facility is shown schematically on Schedule "1 ". The land area designated shall be appropriate 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. 11.0 SERVICING Sanitary sewers exist in the northwest quadrant of the study area and subject to minor modifications, the Grandview sub -trunk sewer has the capacity to serve a portion of this 9 561 The water distribution system is separated into two pressure zones. The boundary between Zone 1 and Zone 2 pressure districts generally follows the alignment of Old Bloor Street. The Zone 1 system will require a new link in the vicinity of the Grandview Street South pumping station to boost pressure as required for the fire flow. To the north, the Zone 2 system will be fed by an existing Zone 2 feedermain on (new) Bloor Street. Water can be supplied to the north half of Neighbourhood 4 from the existing Oshawa Water Supply Plant (subject to Regional priorities). 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, to function by gravity to suit topography and street pattern. 12.0 IMPLEMENTATION Schedule 2 indicates the approximate boundaries of the Servicing Areas for Neighbourhood 4. Development within the Neighbourhood shall be governed by the servicing and planning policies of the Official Plan. 10 562 SOUTH -WEST COURTICE NEIGHBOURHOOD DEVELOPMENT PLAN 12.1 Phase 1 Development within the Phase 1 Servicing Area can generally proceed through the extension of existing sanitary sewer, water supply and road systems. A new central stormwater management facility will serve the entire Phase 1 Area. School and park facilities are to be built as required in accordance with the phasing of development and the financial capability of the appropriate authorities. Notwithstanding the above, fi >jte #c> the central neighbourhood park shall be built at one time with the lead development proponent responsible for securing all necessary lands. 12.2 Phase 2 Development within the Phase 2 Servicing Area cannot beellr serviced by existing ............................ sanitary sewer rvices. A Hem, .iF,.. .. F..,Ir F. t1 will area eEessiate •—o Infrastructure improvement Ie be undertaken in conjunction with the servicing of the Courtice Employment Area. In addition, development of the Phase 2 area will need to incorporate a future access to Highway 401 which may necessitate minor modifications to this Plan. 11 M BLOOR ST. O 0 AND VIEW DRIVE W Z J Z 3 O ti SOU THGATE STRATECI- SWCRTSOI ®tl © 4 .................. ..2.. + . + + ++ 1 + ++ •.• .............• 1 + •+ + + + •• + 1 + ++ 1 + ;+ + + 1 + . + ++ +� + + ++ i 1 i 4 - O. 100. 200. 300. 400. 500m O •� W I j :IZ I �•I OO O OOn�� B L O O R S T. N CANADIAN L E G E N D NEIGHBOURHOOD BOUNDARY - — - LOW DENSITY RESIDENTIAL - D MEDIUM DENSITY RESIDENTIAL - HIGH DENSITY RESIDENTIAL - 1070 0 0 0 NEIGHBOURHOOD PARK - PARKETTE - OPEN SPACE - D STORM WATER FACILITY - :SWF SCHOOL - ELEMENTARY - PUBLIC SCHOOL - ELEMENTARY - SEPARATE CHURCH - CONVENIENCE COMMERCIAL - SPECIAL PLANNING PRECINCT - UTILITIES - ARTERIAL ROADS TYPE A - ARTERIAL ROADS TYPE B - ARTERIAL ROADS TYPE C - COLLECTOR ROADS - .......... LOCAL ROAD ACCESS - 4- PEDESTRIAN AND - ••••• ......... BICYCLE ROUTES Y BASE L1I1N) ROAD H� GH WA Y N o 4 O I 564 GRAND VI DRIVE O 0 W Z J 2 O ti SOU THGA TE STRA7E01- SWCRTS02 uu �H M- 0- W�C A � i EN1,19" I'll .1.1 PHASEt SE VICING RE"A.-- N i + +` w ++++++ + + �■ ■ ■ ■� J + +`+ + + + +. Q •SWF , . Z t i i 4 - O. 100. 200m J00. 400. 500. B L O O R S T. L E G E N D NEIGHBOURHOOD BOUNDARY - LOW DENSITY RESIDENTIAL - D MEDIUM DENSITY RESIDENTIAL — HIGH DENSITY RESIDENTIAL NEIGHBOURHOOD PARK PARKETTE - OPEN SPACE - STORM WATER FACILITY SCHOOL - ELEMENTARY - PUBLIC SCHOOL - ELEMENTARY - SEPARATE O� CHURCH - CONVENIENCE COMMERCIAL - SPECIAL PLANNING PRECINCT UTILITIES - ARTERIAL ROADS TYPE A - ARTERIAL ROADS TYPE B - ARTERIAL ROADS TYPE C - COLLECTOR ROADS - .......... LOCAL ROAD ACCESS - PEDESTRIAN AND - ••• ••••••••• BICYCLE ROUTES r WAY CANADIAN B A S E L I N R O A D Y — _ lGHwg N o. 4 6 °' • ... PLANNING AND DEVELOPMENT PD- 110 -94 OFFICIAL PLAN AMENDMENT # 59 PUBLIC MTG. AMENDMENT # 5 TO THE COURTICE SOUTH NEIGHBOURHOOD PLAN ADOPTION OF SOUTH -WEST COURTICE NEIGHBOURHOOD PLAN OPA 87 -27/C, OPA 89 -32/C, NPA 87- 04 /CS, NPA 91- 04 /CS, NPA 94- 01 /CSW DEVELOPMENT REVIEW BRANCH - STAFF REPORTS PD- 111 -94 REZONING AND SITE PLAN APPLICATION - FILE: DEV 94 -008 APPLICANT: ROMAN CATHOLIC EPISCOPAL CORPORATION PART LOT 29, CONCESSION 3, FORMER TOWNSHIP OF DARLINGTON PD- 112 -94 REZONING APPLICATION - FILE: DEV 94 -017 APPLICANT: ROBERT PINHEIRO ON BEHALF OF BETHESDA HOUSE OF MERCY PART LOT 10, CONCESSION 1, FORMER TOWN OF BOWMANVILLE PD- 113 -94 REMOVAL OF HOLDING SYMBOL - FILE: DEV 94 -020 APPLICANT: GEORGE WEST PART LOT 335, CONCESSION 2, FORMER TOWNSHIP OF DARLINGTON PD- 114 -94 MONITORING THE DECISIONS OF THE COMMITTEE OF ADJUSTMENT FOR THE MEETING OF SEPTEMBER 8, 1994 STRATEGIC PLANNING BRANCH - STAFF REPORTS PD- 115 -94 LANDFILL RECLAMATION PROPOSAL LAIDLAW WASTE SYSTEMS (DURHAM) LTD. FILE: PLN 17.4.1.1 BUILDING DIVISION - STAFF REPORTS PDA 16 -94 MONTHLY BUILDING REPORT FOR THE MONTH OF AUGUST