Loading...
HomeMy WebLinkAboutPD-142-89DN*REPT. TOWN OF NEWCASTLE REPORT MEETING: General Purpose and Administration Committee DATE: Monday, June 19, 1989 REPORT #: PD-142-89 FILE #: OP 2.2.6 SUBJECT: Courtice North Neighbourhood 3CI RECOMMENDATIONS: File k- -lb(!,, Res. # By-Law # It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-142-89 be received; 2. THAT the proposed Neighbourhood Development Plan for Courtice North Neighbourhood 3CI be referred back to Staff for a subsequent report pending receipt of all outstanding comments. 1. BACKGROUND 1.1 The Town of Newcastle Official Plan requires Neighbourhood Development Plans be prepared for residential neighbourhoods within the Courtice area prior to approval of plans of subdivision. The purpose of Neighbourhood Development Plans are to define the scale, scope and policies within the various neighbourhoods of the Courtice Major Urban Area. The plan is meant as a guide to Council in assessing various proposals for development and in the exercising of powers of subdivision approval, zoning By-laws and severances. In the preparation of Development Plans, the Town is to consider proposed subdivision plans as input to Development Plan preparation. ...2 REPORT NO.: PD-142-89 1.2 A revised proposed plan of subdivision submitted to the Region of Durham by Macourtice Developments was received and re-circulated by the Town, March 29, 1989. This Neighbourhood Development Plan (Attachment No. 1) was prepared with consideration being given to the proposed plan of subdivision. 1.3 The subject site is designated "Residential Area", "Major Open Space System with Hazard Land" and "Hazard Land", within the Town of Newcastle Official Plan, as shown in Attachment No. 2. 2. BASIS OF NEIGHBOURHOOD DEVELOPMENT PLANS 2.1 The Durham Regional official Plan, as approved by the Minister of Housing permits the Councils of Area Municipalities to prepare development plans detailing the urban design and physical planning details of part of an area municipality. 2.2 Neighbourhood Development Plans are to be prepared in conformity with both the Durham Region official Plan and Town of Newcastle Official Plan and may identify specific policies related to the development of each neighbourhood and shall indicate such matters as: - overall population levels based on the roads and service infra- structure and the environmental sensitivity of the land; - the location and residential density of specific land blocks; - the location and area of schools, open space, parks, recreation facilities, conservation lands and convenience commercial facilities; - the road alignments of arterial and collector roads and the general location of local roads; and ...3 J J 1r REPORT NO.: PD-142-89 PAGE 3 -------------------------------------------------------------------------------- - the provision of adequate buffering, screen planting and/or fencing between residential uses of different densities and between varying land uses. 3. DETAILS OF NEIGHBOURHOOD DEVELOPMENT PLAN FOR COURTICE NEIGHBOURHOOD 3CI 3.1 The proposed Neighbourhood Development Plan applies to the southerly portion of Neighbourhood 3C, bounded by Nash Road, Hancock Road, Courtice Road and Highway Number 2, and shall be referred to as Neighbourhood 3CI. 3.2 POPULATION 3.2.1 Population guidelines are indicated within the Town of Newcastle Official Plan and shall be more precisely defined in the Neighbourhood Development Plans. For Neighbourhood 3CI, the proposed population is 850 persons. This population guideline is based on potential for low-density residential development and is viewed as a reflection of the capacity to provide services. 3.3 ROAD ALIGNMENTS 3.3.1 Neighbourhood 3CI will be served by an internal road network. Access to the Nieghbourhood will come from two points onto Nash Road and one onto Courtice Road. The easterly access onto Nash Road will align with a collector road to the north in Neighbourhood 3CII, as shown in the Official Plan of the Town of Newcastle. Given the limited population of the neighbourhood, it is not considered necessary to designate a collector road. ...4 C 7 F j ') D REPORT NO.® PD-142-89 PAGE 4 3.4.1 Neighbourhood 3CI is to be designated predominantly low density residential with a maximum of 15 units per net residential hectare for low density residential uses, as established within the Town of Newcastle Official Plan. The policies of the Neighbourhood Development Plan indicate that low density residential uses should be encouraged to locate adjacent open space areas. 3.4.2 The southeast corner of Nash Road and Courtice Road is shown as "Residential Special Policy". This "Residential Special Policy" area contains lands which are characterized by high water table or hazard land conditions. The environmental impact of developing and/or permanently lowering the water table are unknown and as such further study is required to provide a more complete picture of anticipated impacts. A "Storm Water Management Study" for the Courtice Major Urban Area was conducted for the Town of Newcastle by Totten Sims Hubicki Associates Limited in 1980. Several Storm Water Management Alternatives were developed for Courtice, and two of the concepts identified the "Residential Special Policy" area as a potential site for a storm water retention pond. Development of this "Residential Special Policy" area would require further studies, including, but not limited to storm water management and hydrogeological studies. 3.5 PARKS 3.5.1 Preliminary conversations with Community Services have established the need for a 0.8 ha parkette. The preferred location is central to the Neighbourhood and adjacent to the "Major Open Space" system, to which the parkette may be linked. ...5 REPORT NO.: PD-142-89 PAGE 5 3.6.1 New residential growth within Neighbourhood 3CI is to develop on municipal water and sanitary sewer services in accordance with the policies of the Durham Region Official Plan and Town of Newcastle Official Plan. 3.6.2 On March 15, 1988, the Durham Region Tri-Committee provided procedures to deal with well water interference problems for private wells which have been adversely affected due to the construction of Regional Services required for new residential development within urban areas. These procedures will apply to possible well water interference problems associated with new residential development in Neighbourhood 3CI. 4. PUBLIC SUBMISSIONS 4.1 Public notice was provided to area residents through advertisements in the Bowmanville Statesman and the Oshawa Times. Public notices were also mailed to property owners within the subject site and to those property owners within 120 metres of the subject site. 4.2 At the date of the writing of this report, no written submissions have been received. 5. AGENCY COMMENTS 5.1 The proposed Courtice North Neighbourhood 3C plan was circulated by the Town to various agencies and departments to obtain comments. To date, only the Town of Newcastle Fire Department have provided comments. ...6 REPORT NO.® PD-142-89 5.2 The Town of Newcastle Fire Department indicate that water supply for this area should be adequate for fire fighting, however when roads are planned for subdivisions, it should be insured that they comply to the Ontario Building Code. 6. CONCLUSION 6.1 The attached draft Neighbourhood Plan is prepared for the purposes of soliciting comments from the general public and various agencies concerned. It is respectfully .recommended that the Neighbourhood Development Plan for Neighbourhood 3CI be referred back to Staff for further study and receipt of all outstanding comments. Respectfully submitted, -- --- ----- e—F ankliZu,..`C.I.P. Director of Planning & Development JDB*FW*lp *Attach. June 9, 1989 Recommended for presentation to the Committee r -7 n D � 6 0 0 W J °v. ATTACHMENT No. 1 a 0 0 i COURTICE NORTH NEIGHBOURHOOD 3C 0 100 2W 30ft LAND USE STRUCTURE PLAN SCHEDULE 1 C LOW DENSITY 'B' RESIDENTIAL L. ARTERIAL ROAD - TYPE f RESIDENTIAL ' ;'- '- �'� SPECIAL POLICY =�� MAJOR. COLLECTOR ROAD MAJOR OPEN SPACE '.'.'.' PARKETTE © pLOCAL ROAD 3 7 c c ATTACHMENT No. 2 COURTICE NORTH NEIGHBOURHOOD 3C COURTICE SECONDARY PLAN " ��° too so SCHEDULE 6 -1 Zoo IR Urban Area Boundary ` j Neighbourhood Park Residential Area Existing And Proposed Elementary School m6 Major Open Space System With Hazard Land ,: s ;' 4w Intersection impovement Required w+ Hazard Land ' t ;�o� ±fin, n �ei 9 hbourhood Boundary °r �4� 4 —pm NEIGHBOURHOOD DEVELOPMENT PLAN for C 0 U R T I C E N 0 R T H N E I G H B O U R H O O D S 3A, 3B & 3C part of the COURTICE URBAN AREA in the DISTRICT PLANNING AREA of the T O W N OF N E W C A S T L E First Draft: September 30, 1981 Revised: January, 1982 Approved: May 25, 1982 (3A) June 25, 1984 (3B) Proposed Amendments: May 1989 541 TABLE OF CONTENTS SECTION PAGE 1. INTRODUCTION 1.1 Purpose 1 1.2 Basis 1 1.3 Background 1 2. DEVELOPMENT POLICIES 2.1 Residential 2 2.2 Schools 8 2.3 Parkland and Open Space 8 2.4 Commercial 11 2.5 Transportation 13 2.6 Municipal Services 15 3. IMPLEMENTATION Schedule lA - Land Use Structure Plan - Neighbourhood 3A Schedule 1B - Land Use Structure Plan - Neighbourhood 3B Schedule lC -Land Use Structure Plan - Neighbourhood 3CI + 3CII Schedule 2A - Population - Neighbourhood 3A Schedule 2B - Population - Neighbourhood 3B Schedule 2C- Population - Neighbourhood 3CI + 3CII Appendix A - Student Generation - Neighbourhood 3A Appendix B - Student Generation - Neighbourhood 3B Appendix C - Student Generation - Neighbourhood 3CI 542 INTRODUCTION 1.1 PURPOSE The pupose of this Neighbourhood define the scale, scope and policie within Neighbourhoods 3A, 3B, AND 3C Area. This plan is meant as a guide various proposals for development powers of subdivision approval, severances. 1.2 BASIS Development plan is to s related to development of the Courtice Urban to Council in assessing and in the exercise of zoning by -laws and The Durham Regional Official Plan, as approved by the Minister of Housing permits the Councils of Area Municipalities to prepare development plans detailing the urban design and physical planning details of part of an area municipality. Any such plans, adopted by Council, shall be used as a guide in the preparation of restricted area (zoning) by -laws for that area. Section 6 of the Town of Newcastle Official Plan, requires Council to prepare development plans for the various residential neighbourhoods identified therein. 1.3 BACKGROUND This Neighbourhood Development Plan details policies for the development of Courtice North Neighbourhoods 3A, 3B AND 3C-. Neighbourhood 3A is bounded on the west by Farewell Creek, and Neighbourhood 3B is bounded on the east by Courtice Road, with Trull's Road dividing the two Neighbourhoods. NEIGHBOURHOOD 3C IS BOUNDED ON THE EAST BY HANCOCK ROAD WITH COURTICE ROAD (REGIONAL ROAD 34) DIVIDING NEIGHBOURHOODS 3B AND 3C . Neighbourhoods 3A, 3B AND 3C are bounded on the north by the Urban Area Boundary and on the south by Black Creek. 54) The policies detailed herein are related to such aspects of development as population yield relative to servicing capacities; residential densities; the location of education, commercial and park facilities; and the design of the internal road system. These details are provided on the generalized Land Use Plans attached as Schedule 1A, 1B AND 1C to this plan. As much of Neighbourhoods 3A, 3B AND 3C are designated as Environmentally Sensitive in the Courtice Urban Area Plan, this Neighbourhood Development Plan also addresses environmental concerns. The Plan sets out specific guidelines and criteria that are based on the findings of the Courtice Environmental Impact Analysis, and the Courtice Storm Water Management Study. These guidelines are intended to protect, as much as possible, the sensitive features of these neighbourhoods. DEVELOPMENT POLICIES 2.1 RESIDENTIAL 2.1.1 Section 6.1.2 (iv) of the Town of Newcastle Official Plan defines net residential areas as "all residential lands excluding local roads, junior elementary schools and neighbourhood parks." The Plan establishes a maximum of 15 units per net residential hectare for low density; and a range of 16 -40 units per net residential hectare for medium density; and a range of 41 -80 units per net residential hectare for high density. Based on these criteria and current urban design standards, most of Courtice North Neighbourhoods 3A, 3B, AND 3CI, would be designated as low density with some medium density and high density areas permitted where environmental conditions are suitable. 544 2.1.2 Specific areas in Neighbourhood 3A AND 3CI have not been designated for different densities on Schedule lA AND 1C. However, developers will be encouraged to integrate various housing types. Because of the greater extent of sensitive lands in Neighbourhood 3B, specific density designations have been indicated on Schedule 1B. During the review of subdivision and development applications the following locational criteria will be taken into consideration. (i) Low density residential should be located adjacent to open space areas and as extension or infilling of existing low density residential areas; (ii) Medium density residential with densities approaching the lower limit of the permissible range shall be encouraged to locate adjacent to parks and schools; (iii) High density uses, or uses in the upper permissible range of medium density, are not contemplated in Neighbourhoods 3A AND 3CI. 2.1.3 Where Residential uses abut non - residential uses, or between residential uses of varying densities, visual buffering and /or fencing as well as increased setbacks may be required in order to minimize visual impacts and to ensure residential privacy. 545 2.1.4 Population guidelines for Courtice Neighbourhoods 3A, 3B AND 3CI & 3CII have been established by the Town of Newcastle Official Plan. Population levels have been more precisely defined within this Neighbourhood Development Plan. Schedules 2A, 2B AND 2C to this Neighbourhood Development Plan illustrate how the total population has been distributed throughout the development areas.* * The critical factor in determining the number of units permitted is the occupancy ratio. In the recent past this ratio has been declining steadily, and forecasts prepared by the Ministry of Housing predict a continuation of this trend. These forecasts show that by 1991, Newcastle's average occupancy ratio will have dropped from the present 3.3 p.p.u. Consequently, if unit yields are based upon the current occupancy ratio of 3.8 p.p.u. for singles and semis, as utilized by Durham Region; there will be a lower unit yield and a shortfall of future population relative to the planned capacity of municipal services. To avoid such a shortfall, an occupancy ratio of 2.9 p.p.u. will be utilized. The Town of Newcastle, in co- operation with the Region of Durham, shall monitor, at regular intervals, the population of Courtice Neighbourhoods 3A, 3B AND 3CI & 3CII in order to ensure that development respects the Regional Sewage allocations for the neighbourhood. If necessary, the loading factors will be adjusted. 546 .1 2.1.5 Residential Design Guidelines Development of residential areas should have regard for the following design guidelines: (i) Residential structures should be sited and designed to satisfy the residents' needs including: (a) privacy; (b) inter - family and inter - neighbourhood interaction; (c) growth and development of the family unit; (d) safety and security; (e) association and identity with one's living environment; (f) comfort and convenience. (ii) Relationships between structures and circulation systems and environment should reflect character of site. Landforms, location, hydrology, geology, vegetation and climate should be major design criteria for spatial allocation of land use. (iv) Composition of man -made elements and distribution of activities should reflect: (a) balanced mix of housing types; (b) accessibility; (c) separation of vehicular and pedestrian traffic; (d) internal and external linkages with open space; (e) orientation to activity centres such as schools or parks. 547 I (v) Design of the circulation system should clearly recognize the functional hierarchy of the system. (vi) Street design and layout should incorporate natural features of the landscape. (vii) Design of streets should not be solely concerned with achievement of accepted engineering standards; the "appearance" of the street as a design element should also be evident. (viii) Street furniture should also be considered as elements of the visual composition of street design. (ix) Residential structures should exhibit consistent architectural character, height and massing. (x) Residential variety should be encouraged between groups of structures but identity should be maintained within groups. 2.1.6 Environmental Guidelines The Courtice Environment Impact Analysis and the Courtice Storm Water Management Study contain many recommendations aimed at perserving, to the greatest extent possible, the natural environmental features of the area. The recommendations contained in these Studies will form the "environmental base" for review of development proposals. Without limiting the generality of the above, in reviewing subdivision and other development applications, consideration will be given to: (i) developing an integrated drainage plan which follows the natural drainage patterns; staging development to reduce the impact of construction and to permit monitoring of the effects on the physical and biological environment; 548 L (iii) requiring additional studies as may be considered necessary by the Town, to determine appropriate setbacks from valley walls and other significant features and to address any outstanding environmental concerns including the detailed location of local roads in relation to significant vegetation and wildlife habitat, and the maintenance of a natural base flow of high quality groundwater to the Black and Farewell Creeks. (iv) preserving natural vegetations; (v) timing of construction to minimize erosion and environmental degradation; (vi) designing subdivision plans which will facilitate maintenance practices that limit the negative impacts of development. 2.1.7 Residential Special Policy Areas (i) Residential Special Policy areas, as outlined on Schedules 1A' and 1B, are lands which are characterized by sand or till soils and shallow water table conditions. RESIDENTIAL SPECIAL POLICY AREA, AS OUTLINED ON SCHEDULE 1C, CONTAINED LANDS WHICH ARE CHARACTERIZED BY HAZARD LAND CONDITIONS. The environmental impact of DEVELOPING AND /OR permanently lowering the watertable is unknown and as such further study is required to provide a more complete picture of anticipated impacts. Development within the Residential Special Policy Areas must conform to the policy guidelines contained in Section 2.1 of this Development Plan and may only proceed provided that further studies, including, but not limited to, STORM WATER MANAGEMENT and hydrogeological studies, as may be required by the Town have been prepared and the Town is satisfied that the type, pattern and density of development proposed is sensitive 549 2.2 SCHOOLS 2.2.1 It is anticipated that additional school facilities will be required in Neighbourhoods 3A and 3B. The approximate locations are depicted in Schedules 1A and 1B. The exact location of a school site will be reviewed and refined during the subdivision approval process. Appendixes A, B, AND C attached, provide and estimate of the expected student generation of Neighbourhoods 3A, 3B AND 3CI. Actual site requirements shall be determined by the respective school board(s). 2.2.2 In accordance with the policies of Section 6.3.2 (iii) of the Town of Newcastle Official Plan, neighbourhood parks have been identified adjacent to school sites. The joint utilization of school and park facilities shall be encouraged. 2.3 PARKLAND AND OPEN SPACE 2.3.1 Courtice North Neighbourhoods 3A, 3B and 3CI will be served by a hierarchy of parks and open space areas interconnected by pedestrian and bicycle pathways. Genrally, the hierarchy of open space shall be as follows: (i) Parkettes Neighbourhood Park Community Parks (iv) Minor Open Space (v) Major Open Space STI 2.3.2 Generally, parkland comprises those lands acquired by the municipality specifically for recreational purposes. Acquistion of public parkland shall be in accordance with the provisions of Secton 6.3.3 of Town of Newcastle Official Plan. In that regard, Courtice North Neighbourhood 3A will require approximately 3 hectares of parkland while Neighbourhood 3B will require approximately 6.5 hectares based upon present population estimates. About 2 hectares and 4.3 hectates respectively, will be neighbourhood oriented and the balance being community parkland located in the southern portion of Neighbourhood 3B. 2.3.3 Parkettes Parkettes are intended to provide visual diversity and limited recreational opportunities, both in terms of scale and type. Parkettes will, therefore, be smaller in size than, and supplemental to the Neighbourh000d and Community Parks identified by the Town of Newcastle Official Plan. Recreational activites envisioned for parkettes include tot lots, passive and general purpose play areas for recreational activities. 2.3.4 Neighbourhood Parks Neighbourhood Parks have been identified in the Town of Newcastle Official Plan and are further detailed by Schedules lA and 1B to this neighbourhood development plan. Neighbourhood parks shall play a central role and serve as a focus for the neighbourhood's open space system. Neighbourhood parks are intended to provide visual diversity, and provide opportunities for a range of minor outdoor recreational activities including tot lots, passive areas and minor playing fields, such as, softball diamonds and soccer pitches. 551 I 2.3.5 Community Park A community park, has been designated within Neighbourhood 3B to serve the Courtice North community. The community park will provide opportunities for a broader range of structured and passive recreational activates. 2.3.6 Minor Open Space Minor Open Space areas are intended to preserve, wherever possible, unique or important element of the natural environment having local significance, and may include woodlots, hazard lands and minor watercourses associated with storm water management. Minor Open Space areas shall provide visual diversity and opportunities for passive recreational activities. The boundaries of this designation are based on the findings of the Courtice Environmental analysis and on the Hazard Land designations shown on the Durham and Town of Newcastle Official Plans. Urban Development is not permitted in Minor Open Space Areas. 2.3.7 Major Open Space The Major Open Space designation generally corresponds to those lands shown as Major Open Space with Hazard Land in the Durham and Town of Newcastle Official Plans. This designation relates to the Farewell and Black Creek valleys. These valley lands are considered environmentally sensitive because they convey drainage, are floodprone, provide wildlife habitat and movement corridors and support rare or uncommon vegetation associations. In some areas, slopes are steep and erosion - prone. These areas also relate to the sensitive cold -water fishery in Farewell Creek. The Fishery is dependent upon good water quality, low summer time temperatures and consistent base flow which these areas provide during low -flow periods. Vegetation should be perserved and encouraged within these areas in order to stabilize stream banks, perserve wildlife habitat and to maintain low water temperatures in the streams. Development is not permitted in Major Open Space Areas. JJ� 2.3.8 Minor and Major Open Space Minor and Major Open Space areas within Courtice Neighbourhoods 3A, 3B AND 3CI may be either privately or publically owned. However, during the review of development proposals, the Town of Newcastle may require the dedication of these areas, or suitable maintenance easements, to an appropriate authority to ensure their preservation, protection and proper management. 2.4 COMMERCIAL 2.4.1 Residents of Courtice North will be served by a Community Central Area located at Highway 2 and Trull's Road; and convenience commercial areas identified on Schedule 1. 2.4.2 Local Central Area The designation of Local Central Areas within Courtice Neighbourhoods 3A and 3B shall require an amendment to the Town of Newcastle Official Plan in accordance with the policies of the Durham Regional Official Plan. 2.4.3 Convenience Commercial (i) Section 6.5.2 (iii) of the Town of Newcastle Official Plan limits Convenience Commercial areas to a maximum of 465 square metres. Schedules lA and 1B identify areas which may be developed for convenience commercial purposes subject to the provisions of Section 6.5.2 (iii) and 6.5.3 of the Town of Newcastle. 2.4.4 Automobile Service Stations The development of Automobile Service Stations within Courtice Neighbourhoods 3A and 3B shall be in accordance with the policies of Section 6.5.2 (v) of the Town of Newcastle Official Plan. 553 2.4.5 Commercial Design Guidelines (i) Development of commercial facilities shall be subject to the following design guidelines: (a) Respect and /or enhance the form, appearance, scale, order, unity, balance, proportion, colour and texture of existing, adjacent uses; (b) Provide a continuity and human scale for detailed facades, and physical activity areas to ground level; (c) Design would recognize characteristics of historic sites or areas; (d) Third dimension of structures would be analyzed as to its relationship with other structures and areas; (e) Design should respect and define public, semi - public and private spaces; (f) Buildings or structures should both emit elements of pollution which may cause undue hardships upon adjacent uses; (g) Mechanical equipment should be an integral part of the design composition; (h) Open storage should be discouraged; (i) Pedestrian, bicycle and vehicular access and pathways should be clearly defined and designed as an integral part of the site; (j) Landscape should be utilized to provide buffer zones to ease transition from commercial to residential uses; (k) Landscaping should provide continuity of streetscape elements to define and buffer distinct areas or uses and include consideration of lighting, signage, paving materials and building texture; JJ� I (1) Finished elevation should respect natural or existing grades of adjacent sites. 2.5 TRANSPORTATION 2.5.1 Arterial Roads (i) The development of Arterial Roads shall proceed in accordance with the provisions of the Durham Regional Official Plan, as may be amended 2.5.2 Collector Roads (i) Section 6.72 (vi0 of the Town of Newcastle Official Plan indicates that collector roads may vary in width from 20 to 26 metres. (ii) Major collectors shall have a road allowance width of 26 metres. Minor, or internal, collectors shall have a road allowance width of 20 metres. (iii) Unless otherwise specified, reverse frontages will not be required for residential uses abutting collector roads. 2.5.3 Local Roads (i) Notwithstanding Section 6.1.2 (iii) (c) of the Courtice Urban Area Plan, due to environmental concerns, the location of local roads within much of the Residential Development Areas will be determined during the subdivision approval process. Further environmental and /or engineering studies, may be required at that time by the Town. 5 55 I Such studies will provide a basis for determining the most appropriate location of local roads. In all cases street design and layout should attempt to incorporate the natural features of the landscape and should be sensitive to significant vegetation and wild life habitats. Where possible, streets should be designed to permit maximum exposure for solar heating purposes. Where local roads, other than existing or draft approved roads, have been shown on Schedule "A ", the location of these roads should be considered approximate. The alignments will be reviewed and refined during the subdivision approval process Minor variations to the location of these roads may be permitted without amendment, provided they do not alter the intent of the Plan. (ii) In accordance with the provisions of Section 6.7.2 (vii) of the Town of Newcastle Official Plan, local roads shall have a road allowance width of 20 metres. 2.5.4. Pedestrian and Bicycle Pathways (i) Pedestrian and bicycle pathways should be provided to provide safe, convenient and comfortable movement to schools, parks, commercial facilities, potential transit stops and other community amenities. This can best be achieved through utilization of greenbelts, walkways, and street sidewalks. Wherever feasible, bicycle and pedestrian traffic should be separated, to minimize potential conflicts, through utilization of separate rights -of -way. Where this approach is not feasible or economic, wider rights -of -way, walkways, or sidewalks will be required in order to accomodate both types of traffic. .55h I (iii) The delineation of pedestrian and bicycle pathways on Schedule 1B is conceptual only, and shall be further refined through subdivision and development approvals. The possible delineation of pathways within major or minor open space areas shall be subject to the approval of the Town of Newcastle. 2.6 MUNICIPAL SERVICES (i) At the present time, construction of watermains and trunk sanitary sewers to serve the area is complete. Development within Courtice Neighbourhoods 3A, 3B AND 3CI shall occur in accordance with the logical and economic extension of these services, as well, as, the staging policies of Town of Newcastle Official Plan. (ii) All development proposals must recognize the findings and recommendations contained in the Courtice Storm Water Management Study. (iii) Notwithstanding the above, storm drainage systems that service subdivision plans which were draft approved prior to the adoption of this Plan and which have been approved by the Central Lake Ontario Conservation Authority shall be considered to be in conformity with this plan. 3. IMPLEMENTATION This Neighbourhood Development Plan shall be implemented through the registration of plans of subdivision, severance applications, site specific rezoning and /or comprehensive restricted area (zoning) by -laws; subject to applicable Municipal and Regional policies, Provincial Statutes and the policies of any other agency having jurisdiction. The internal boundaries and alignments of the various land use components of Courtice Neighbourhoods 3A, 3B and 3CI represent a further refinement of those boundaries delineated by the Town of Newcastle Official Plan. They are not intended to define the exact location or extent of a designation except where such designation coincides with existing roadways, railways, valleys, transmission lines or other clearly recognizable physical features. The exact location of internal boundaries shall be defined through specific development proposals and implementing restricted area (zoning) by -laws. Nothing in this Plan shall be construed as to prevent the development of lands covered by Plans of subdivison which have received draft approval prior to the adoption of this Plan. -_s JO APPENDIX A STUDENT GENERATION COURTICE NORTH NEIGHBOURHOOD 3A Estimated Total Population 2300 persons Estimated Average Occupancy Ratio 2.9 p.p.u. Estimated Unit Yield 793 units Pupil Generation I Factors Elementary - 0.5 students /unit 0.5 x 793 = 396 students Secondary - 0.2 students /unit 0.2 x 793 = 159 students Separate - 0.5 students (unit x .25) 0.5 x (793 x .25) = 99 students 559 STUDENT GENERATION COURTICE NORTH NEIGHBOURHOOD 38 i Estimated Total Population 5000 persons Estimated Average Occupancy Ratio 2.9 p•p•u• Estimated Unit Yield 1724 units Pupil Generation factors Elementary - 0.5 students /unit 862 students 0.5 x 1724 = Secondary - 0.2 students /unit 345 students 0.2 x 1724 = Separate - 0.5 students (unit x .25) 215 students 0.5 x (1724 x .25) _ �60 APPENDIX B STUDENT GENERATION COURTICE NORTH NEIGHBOURHOOD 38 i Estimated Total Population 5000 persons Estimated Average Occupancy Ratio 2.9 p•p•u• Estimated Unit Yield 1724 units Pupil Generation factors Elementary - 0.5 students /unit 862 students 0.5 x 1724 = Secondary - 0.2 students /unit 345 students 0.2 x 1724 = Separate - 0.5 students (unit x .25) 215 students 0.5 x (1724 x .25) _ �60 .1 A P P E N D I X C STUDENT GENERATION COURTICE NORTH NEIGHBOURHOOD 3CI* Estimated Total Population Estimated Average Occupancy Ratio Estimated Unit Yield Pupil Generation Factors Elementary - 0.5 students /unit 0.5 x 293 = Secondary - 0.2 students /unit 0.2 x 293 Separate - 0.5 students (unit x .25) 0.5 x (293 x .25) * Neighbourhood 3CI deals only with Neighbourhood 3C south of Nash Road. a 850 persons 2.9 p.p.u. 293 units 147 students 59 students 37 students that portion of 0 0 v J °v. 0 0 v v °. 2 Z COURTICE NORTH NEIGHBOURHOOD 3C LAND USE STRUCTURE PLAN C 100 zoo SCHEDULE 1C LOW DENSITY -- - RESIDENTIAL ARTERIAL ROAD — TYPE 'B' RESIDENTIAL —` SPECIAL POLICY MAJOR. COLLECTOR ROAD MAJOR OPEN SPACE LOCAL ROAD PARKETTE F © 1 5 6 2 O I t E� i O COUR110E NORTH NEIGHBOURHOOD 3C A 100 200 soft SCHEDULE 2C — POPULATION / 100 so IN ACCORDANCE WITH THE NEWCASTLE OFFICIAL PLAN, THE PROJECTED POPULATION ( BOTH NORTH AND SOUTH OF NASH ROAD) IS 1900 PERSONS. 563