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HomeMy WebLinkAbout74-98PROPOSED REVISIONS INTERIM DISTRICT PLAN TOWN OF NE34CASTLE CONSULTANTS REPORT N0. 8 PN: 4440/1 DRAFT: 4 September 1974 REVISED: 24 September 1974 27 November 1974 MUNICIPAL PLANNING CONSULTANTS CO. LTD. TOWN PLANNERS & PROFESSIONAL ENGINEERS TORONTO & KINGSTON . ONTARIO, CANADA 1. TERMS OF REFERENCE At our meetings with the Planning Advisory Committee on August 26, September 5, September 17, September 30 and October 17, and with Mr. Entwisle and Mr. Howden on August 30, we were instructed to prepare revisions to the Interim District Plan policies. Revisions have also been made to accommodate mapping changes requested at the Planning Advisory Committee meetings of November 13 and November 25. 2. PROPOSED REVISIONS The following is a list of proposed revisions to the Interim District Plan policies: (An asterisk ( *) denotes those policies yet to be ap- proved by the Committee.) (1) SECTION 1(2):- PURPOSE OF THE PLAN (page 1) The purpose of this Plan is to provide interim planning policies for the Town of Newcastle until the new District Plan is approved and to avoid premature commitments to development prior to the completion of detailed planning studies for the Town. This Plan is based on the following principles: (a) it provides a consistent policy for dealing with the rural areas of the Town for such matters as severance applications; (b) it recognizes existing development commitments for which servicing capacity is available; (c) it permits minor infilling in developed areas; (d) it defers, until the new District Plan, any extensive new development which would require new or expanded services. (2) SECTION 3(1)(b)(iii):- Road Access (page 4) Consents to create new building lots should on3,v be granted when the land fronts on a public road which is of adequate width, is acceptable to the Ministry of Transportation and Communications for subsidy purposes and is included in the Town's summer and winter maintenance programs. In the opinion of the appropriate Municipal official, the access to the potential lot should not create a traffic hazard because of its concealment by a curve or grade. Outside Bowmanville, Orono and Newcastle Village, con- sents for lots which require access to Provincial Highways or arterial roads should be discouraged. (1) (3) SECTION 3(l)(b)(v):- Consents in Rural Areas (page 4) The breaking up of existing farms shall be discouraged. The following policies shall not apply to farm - related severances. The policies for farm - related severances are found in Section 4(16)(b)(i) of this Plan. Consents for non - agricultural uses should not be granted on lands where the soil capability for agriculture is rated by A.R.D.A. as Class 1, 2 or 3. No con- sents for non - agricultural uses should be granted in proximity to any existing specialized farm. To prevent strip development, consents for non - agricultural uses should only be granted in areas zoned for non - agricultural purposes or within, or adjacent to, existing development clusters. *(4) SECTION 3(1)(b)(vii):- Protection of Environment (page 4) Consents for building lots should not be granted on lands sub- ject to environmental problems. A consent should not be granted if the development of the proposed lot would have any adverse effects on unique natural features. (5) SECTION 3(2)(a):- PIPED SERVICES: (page 4) Where possible, urban development in the Municipality will take place on full piped services. The servicing of new urban de- velopment will generally be financed, constructed and maintained by the developer before being turned over to the Region. (6) SECTION 3(3):- MUNICIPAL FINANCES AND DEVELOPMENT (page 5) New residential development should only be permitted in locations where the demands on municipal services will be minimized, where they will most effectively help pay for existing facilities, or where new facilities can be provided in the most economical man- ner. No residential development shall be approved by the Munic- ipality unless development levies, as established by the Munic- ipality, are guaranteed as a condition of development or rede- velopment. New commercial and industrial assessment should be sought to offset the cost associated with residential development. *(7) SECTION 3(4):- RECREATIONAL FACILITIES (page 6) (a) LAND CONVEYANCES: Whenever the development or redevelopment of land occurs in the Municipality, the Municipality shall require that the (2) developer convey 5% of the lands to be developed or redevel- oped to the Municipality for parks purposes. Lands having environmental problems may not be acceptable. All lands conveyed for parks purposes shall be approved by the Munic- ipality. Where a waterbody adjoins such lands, adequate space shall be provided for maintenance and operations. (b) ALTERNATIVE CONVEYANCES: The Municipality, at its discretion, may require the devel- oper to convey cash in lieu of such lands. The cash value of such lands will be determined by an appraisal authorized by the Municipality. Alternatively, the Municipality may require the developer to convey the required lands for fu- ture sale in accordance with Section 35b(5) of The Planning Act, R.S.O. 1970. (c) MUNICIPAL FACILITIES: (i ) Neighbourhood Standards Neighbourhood parks and playgrounds should be estab- lished on the basis of 3.75 acres per 1,000 popula- tion. Such facilities should be located to serve areas within a radius of 1/4 to 1/2 mile. (ii) Community Standards Community parks and playgrounds should be established on the basis of 6.25 acres per 1,000 population. Such facilities should be located to serve areas with- in a radius of 1 mile. If suitable in terms of acre- age and location, community facilities may also serve a neighbourhood function. (d) REGIONAL FACILITIES: Recreational facilities for regional use will normally be provided and developed by the Conservation Authority, the Region or the Province. (8) SECTION 3(5):- EDUCATIONAL FACILITIES (page 7) The school boards having jurisdiction in the Municipality will determine the size and timing of new required educational facili- ties. Before any application for development or redevelopment, which will generate additional pupils, is approved, the Munic- ipality shall be assured that adequate educational facilities (3) will be provided by the appropriate school board. At such time as the school boards have completed long range accommodation planning, the proposals may be added to this Plan by amendment. (9) SECTION 4(1):- LAND USE PLAN (page 8) The land resources of tha District Planning Area shall be de- veloped in accordance with the land use pattern shown on Sche- dule "A" and the policies contained within this Plan. Schedule "A" establishes the pattern of development, in very general terms, by dividing the District Planning Area into the following land use designations: Urban Residential Hamlet Major Institutional Commercial Downtown Study Area Industrial Deferred Industrial Pits and Quarries Major Open Space Environmental Protection Environmental Study Area Rural Mosport The policies governing the use of lands in the District Planning Area are described in tie following subsections. *(10) SECTION 4(5)(0):- POLICILS FOR SENIOR CITIZENS' HOUSING IN URBAN RESIDENTIAL AREAS: (page 12) (i) Location and Uses Permitted The area designated Urban Residential north of Station Street and west of the creek on Map 2 of Schedule "A" shall be used for no purpose other than medium density senior citizens' housing. (ii) Zoning Until such time as the Municipality has entered into an agreement pursuant to Section 35a of The Planning Act, R.S.O. 1970, in respect of the lands described in Sec- tion 4(5)(c)(i) hereof, such lands shall be placed in a rural zoning category. (4) *(11) SECTION 4(5)(d):- POLICIES FOR ESTATE RESIDENTIAL USES IN URBAN RESIDENTIAL AREAS: (page 12) (i) Location and Uses Permitted The area designated Urban Residential north of King Street and west of Bowmanville Creek on Map 4 of Sche- dule "A" shall be used for no purpose other than es- tate residences on lots of at least 2 acres in area. (ii) Zoning The lands described in Section 4(5)(d)(i) hereof, which are undeveloped, may be placed in a develop- ment zoning category in the implementing zoning by- laws . (12) SECTION 4(6)(a)(v):- Development Patterns (page 13) The Hamlet areas should develop in depth rather than in strips along major roads. To facilitate future in -depth development, rights -of -way should be obtained by the Municipality at appro- priate intervals to provide eventual access to lots behind existing development. Wherever possible, the Municipality shall obtain such rights-of-way in the course of approving plans of subdivision, development or redevelopment applica- tions and consents for land severances. (13) SECTION 4(7)(b):- DEVELOPMENT CONTROL: (page 15) Development or redevelopment in Major Institutional areas may be subject to development agreements pursuant to Section 35a of The Planning Act. (14) SECTION 4(8)(b)(i):- Uses Permitted (page 16) The uses permitted may include retail stores, recreational es- tablishments, restaurants, banks, offices, hotels, laundro- mats, service shops, clinics, undertaking establishments and institutional uses. In addition, accessory residential uses and apartments over stores may be permitted. However, new apartments over stores will only be permitted by an amendment to the appropriate zoning by -law. Uses of a highway commer- cial nature should not be permitted in the central business districts. (5) (15) SECTION 4(8)(b)(ii):- Location (page 17) General commercial uses shall be restricted primarily to the approximate locale of the central business districts of Bow - manville, Newcastle village and Orono. In order to serve the pedestrian most effectively, these central business districts should remain as compact as possible. New development should locate within, or adjacent to, the central business districts. Non - residential development should not be allowed to infiltrate unnecessarily into the residential areas surrounding the central business districts. #(16) SECTION 4(8)(c):- POLICIES FOR ARTERIAL COMMERCIAL USES IN COMMERCIAL AREAS: (page 17) (i) Uses Permitted The uses permitted may include neighbourhood stores, restaurants, banks, offices, vehicle agencies, service stations, car washes, laundromats, service shops, clinics, undertaking establishments and similar commercial uses; and compatible public and institutional uses. (ii) Location Arterial commercial uses shall be restricted to those lands fronting on King Street and located east of Ontario Street and west of Simpson Avenue, plus those lands in Block A on Registered Plan 698. (iii) De_ sign In order not to detract from neighbouring residential uses, a high quality of development will be required. (17) SECTION 4(8)(d)(ii):- Location (page 18) Highway commercial uses shall be restricted primarily to loca- tions outside the central business districts of Bowmanville, Newcastle village and Orono. Such uses should be located ad- jacent to Provincial Highways, arterial roads or collector roads. (18) SECTION 4(8)(e):- POLICIES FOR RECREATIONAL COMMERCIAL USES IN COMMERCIAL AREAS: (page 18) (i) Uses Permitted The uses permitted may include marinas, tourist estab- lishments, restaurants, neighbourhood stores, and es- (6) tablishments for the sale of boats, snowmobiles and re- lated supplies, and similar recreational commercial uses. In addition, accessory office, retail and residential uses may be permitted. (ii) Open Storage The open storage of goods or materials shall be subject to the provisions of the implementing zoning by -laws. *(19) SECTION 4(9):- DOWNTOWN STUDY AREA (page 18) The predominant land uses in the area designated Downtown Study Area shall be commercial, institutional and residential. It is the intention of this Plan that such area shall be multi-func- tional in nature. The policies for the development and zoning of the Downtown Study Area are as follows: (a) USES PERMITTED: The uses permitted may include general commercial, insti- tutional, residential and specific existing uses. (b) FUTURE DEVELOPMENT: In order to guide future development and redevelopment of the Downtown Study Area, the Municipality is undertaking planning studies of downtown Bowmanville. When these stu- dies are completed, this Plan may be amended to incorporate the recommendations of the planning studies. Pending completion of the planning studies, the following criteria shall serve as an interim guide for development and redevelopment of the Downtown Study Area: (i) In order to establish an identifiable civic centre, major institutional and public uses will be encour- aged to locate in an area bounded by Silver Street, Wellington Street, Division Street and a line paral- lel to and approximately 150 feet south of Church Street. (ii) The continuation of the commercial use of land ad- jacent to King Street will be encouraged. (7) (iii) The renovation and refurbishing of commercial struc- tures and their facades will be encouraged. (iv) The establishment of off - street parking facilities to serve the Downtown Study Area will be encouraged. (v) The redevelopment of the low density residential uses on the fringes of the Downtown Study Area to high density residential will be encouraged. (vi) The establishment of a centre for community and recreational activities between Temperance Street and Division Street south of Queen Street will be encouraged. (vii) The establishment of a major recreation facility at the Mill Road will be encouraged. (c) ZONING: Lands designated Downtown Study Area may be placed in one or more commercial, institutional or residential zoning categories or may be zoned for their specific existing use in the implementing zoning by -laws. (20) SECTION 4(10)(a)(iii):- Servicing (page 19) In the absence of full piped services, only those uses which can properly function on private water supply and /or sewage disposal systems, in accordance with Section 3(2) of this Plan, will be permitted. (21) SECTION 4(10)(b)(ii):- Location (page 20) Because of their more restrictive emission controls, landscaping requirements and similar performance standards, restricted in- dustrial uses will be encouraged to locate in those portions of the Industrial areas adjacent to freeways and to land use desig- nations sensitive to industrial development. (22) SECTION 4(10)(b)(iii):- Building Design (page 20) The implementing zoning by -laws will contain building design provisions to ensure a high quality of design and building ma- terials for the restricted industrial uses. (s> *(23) SECTION 4(11):- DEFERRED INDUSTRIAL (page 22) The long -term use of lands designated Deferred Industrial is primarily industrial. However, it is not intended that such lands will be so utilized until such time as land designated for Industrial purposes is substantially built up. The policies for the development and zoning of Deferred In- dustrial areas are as follows: (a) USES PERMITTED: The uses permitted may include agriculture and related uses, conservation and specific existing uses. No new development which would detract from the use of these ar areas for future industrial development shall be per- mitted. (b) FUTURE DEVELOPMENT: This Plan shall be amended prior to permitting any new non - agricultural development in these areas. (c) ZONING: Lands designated Deferred Industrial shall be placed in a rural or development zoning category in the implement- ing zoning by -laws. Such by -laws shall include specific provisions to protect these areas for future industrial development. (24) SECTION 4(12)(b):- BUFFERING (page 23) Adequate planting strips, earth berms, screening and /or fencing shall be provided between Pits and Quarries areas and other land uses. (25) SECTION 4(12)(d):- DEVELOPMENT AGREEMENTS: (page 23) Development agreements may include the following provisions, together with any additional provisions which the Municipality may require: (i) the posting of a performance bond to assure compliance with the terms of the agreement; (ii) arrangements for the specific rehabilitation of the sub- ject lands after use, or in stages during use: (9) (iii) control of routes to be used by gravel trucks and pro- visions for the pit or quarry owners to contribute to the construction and maintenance of such roads used by the gravel trucks; (iv) control of the location of all entrances or exits; (v) control of the timing and scale of blasting operations; (vi) provisions for a tree screen providing an effective visual buffer between any proposed excavations and any road (which may include unopened road allowances) and any abutting area used for non - industrial purposes and provision that no new excavation or processing shall take place until such screening has been established effectively; (vii) provision that no polluted water from washing or screen- ing operations shall be discharged into any creek or watercourse; (viii) provision for stockpiling any of topsoil removed in order to conserve such topsoil for future rehabilita- tion; (ix) control of site drainage: and (x) control of the specific use to be made of the site and the location of each portion of the operation on the site by a site plan. (26) SECTION 4(14): - ENVIRONMENTAL PROTECTION (page 26) The Environmental Protection designation includes lands sub- ject to environmental problems such as flooding, poor drainage, organic soils, erosion or other environmentally detrimental conditions. This designation also includes lands having unique natural features which should be protected from development. The purpose of designating lands as Environmental Protection is to identify those general areas where development should be either entirely prohibited, or should be discouraged unless appropriate measures are taken to protect both the environment and the development. The policies for the development and zoning of Environmental Protection areas are as follows: (10) *(27) SECTION 4(14)(4): -- DEVELOPMENT AGREEMENTS: (page 27) If any development or redevelopment in Environmental Protection areas requires remedial works to overcome an environmental prob- lem, the Municipality may require an agreement from the appli- cant wherein the applicant agrees that the remedial works shall be subject to Conservation Authority approval and be paid for by the applicant. *(28) SECTION 4(14)(8) : - ACCESS: (page 28) Entrances and internal driveways shall be limited in number and designed in a manner so as to minimize the danger to pedestrian and vehicular traffic in the immediate area. (29) SECTION 4(15):- ENVIRONMENTAL STUDY AREA (page 29) The Environmental Study Area designation includes lands where detailed planning studies will be required prior to permitting any development other than minor infilling and the continuation of existing uses. The policies for the development and zoning of Environmental Study Areas are as follows: (a) USES PERMITTED: The uses permitted may include agriculture and specific existing uses. (b) FUTURE DEVELOPMENT: This Plan shall be amended prior to permitting any devel- opment in these areas, other than minor infilling. (c) ZONING: Lands designated Environmental Study Area may be placed in a rural or development zoning category or may be zoned for their specific existing use in the implementing zoning by -laws. (30) SECTION 4(16)(a)(iv):- Development Patterns (page 30) Ribbon development along all roads would be discouraged. (11) (31) SECTION 4(16)(b):- POLICIES FOR FARMS IN RURAL AREAS: (page 31) (i) Farm- Related Severances With the consent of the Land Division Committee, bona fide farmers may be permitted severances of parcels of not less than 1/2 acre, but preferably not larger than 2 acres; (a) for a son or daughter engaged full -time in the farming operation; (b) for the farmer's use upon retirement from farming; (c) for a farm house made surplus through farm consoli- dation. Under Section 4(16)(b)(i)(a) and (b), the Land Division Committee shall require that no further conveyance of such lots shall take place for a ten year period without the further consent of the Municipality or by inheritance. It is the intention of this Plan to discourage farm - related severances on lands where the soil capability for agriculture is rated by A.R.D.A. as Class 1, 2 or 3, or on orchard lands. (ii) Certificate of Compliance Before a farmer begins construction of new farm build- ings, he shall be required to obtain a Certificate of Compliance from the Ministry of the Environment. (iii) Specialized Farm Location The establishment of any new specialized farming opera- tions such as piggeries, feedlots, poultry farms, fur farms or mushroom farms will be prohibited in close proximity to any existing or proposed residential or urban development. Conversely, new non -farm residential uses will not be permitted in close proximity to special- ized farms. (32) SECTION 4(16)(e)(i) :-- Number of Lots (page 32) Until studies have been completed to designate lands for estate residential purposes, only a limited number of individual estate residential lots will be permitted on lands uniquely suited to (12) this type of development. To the end of 1975, not more than approximately 25 severances for individual estate lots shall be granted. Development beyond 1975 or in greater quantity will only be permitted by amendment to this Plan. (33) SECTION 4(16)(c)(iii):- Agricultural Potential Criteria (page 32) Estate residential development should take place where the soil capability for agriculture is rated by A.R.D.A. as Class 7. (34) SECTION 4(16)(c)(v):- Lot Areas (page 33) The minimum lot area shall be at least 2 acres, but preferably not more than 5 acres. (35 ) SECTION 4 (16) (c) (vi) : - Zoning ( page 33 ) Prior to granting a consent for an estate residential lot, the Land Division Committee shall ensure that the proposed lot is located in an estate residential zoning category. Such zoning category shall have standards to ensure suitable assessment. (36) SECTION 4(16)(d):- POLICIES FOR RECREATIONAL, COMMERCIAL AND INDUSTRIAL USES IN RURAL AREAS: (page 33) (1) Location Wherever possible, new commercial and industrial uses should be grouped with similar existing uses rather than permitted to spread out along major roads. The location of such uses should be compatible with the surrounding areas. (ii) Tourist Cams and Similar Recreational Uses The development of tourist camps and similar recreational uses will be regulated by by -laws passed pursuant to The Municipal Act. The location of such uses brill be controlled through the implementing zoning by -laws. (iii) Zoning To control their location, recreational, commercial and industrial uses may each be placed in separate zoning categories in the implementing zoning by -laws. (13) (37) SECTION 4(16)(e):- POLICXES FOR HOME INDUSTRIAL USES IN RURAL AREAS: (page 33) (i) Uses Permitted The permitted home industries may include such uses as agricultural agencies, antique shops, carpentry shops, metal working shops, plumbing shops, electrical shops, welding shops and storage buildings for school buses, boats, snowmobiles and similar vehicles. No use con- sidered obnoxious under The Public Health Act shall be permitted. (ii) Scale of Operations Home industrial uses should be secondary to the main rural use of the property and should be located on lots having an area of at least 25 acres. The employment of persons other than the owner or his family should not exceed 3 persons. (iii) Advertising and Storage Advertising devices and open storage of goods or mater- ials shall be strictly limited. (iv) Zoning Home industrial uses may be placed in a separate zoning category in the implementing zoning by -lags. (38) SECTION 4(17) : - MOSPORT (page 34) The predominant land use in the area designated Mosport shall be a racetrack for motor vehicles. The policies for the development and zoning of the Mosport area are as follows: (a) USES PERMITTED: The uses permitted may include a racetrack for motor ve- hicles, together with accessory uses to meet the needs of the competitors, support staff, employees, spectators and sports officials. Such accessory uses may include offices, workshops, overnight accommodation, retail stores, enter- tainment facilities, restaurants and camping facilities. (14) A residence for a full -time employee on the site may also be permitted. All accessory uses shall be orientated to serve people within the site. Music festivals are not a permitted use. (b) DEVELOPMENT CONTROL: Development or redevelopment of any accessory uses per- mitted in the Mosport area shall be subject to develop- ment agreements pursuant to Section 35a of The Planning Act. (c) SERVICING: No development or use shall be permitted which will cause the pollution of ground or surface water. Any application for a zoning amendment to allow the construction of resi- dences, overnight accommodation, offices, retail stores or restaurants shall be accompanied by an engineering re- port indicating that there is available an adequate supply of potable water for each proposed use and that soil con- ditions will permit the installation of a septic tank. All septic tanks shall conform to the standards of the Health Unit. (d) ACCESS: Access points to the site shall be limited in number and designed in a manner which will minimize the danger to pedestrian and vehicular traffic in the immediate area. Such access points shall be located so as to encourage traffic to use arterial roads or Provincial Highways, and to discourage the use of other classes of roads. Direct access from public roads to accessory uses on the site will not be permitted. Fencing shall be provided to pre- vent access being gained from the site to adjacent private land. (e) CAMPING SITES: Camping sites may be regulated by by -laws passed pursuant to The Municipal Act. (f) PARKING FACILITIES: On -site parking shall be provided for all uses as required by the implementing zoning by -laws. Parking off the site will be strictly controlled by appropriate Municipal by-laws. (15) (g) OTHER RESTRICTIONS: All development shall occur, and all uses shall be con- ducted, in a way which minimizes the impact in terms of noise, fumes and visual intrusion on the existing devel- opment in the surrounding area. (h) ZONING: The various permitted uses in the Mosport area will be placed in appropriate zoning categories in the implement- ing zoning by -laws. (39) SECTION 5(2):- UNIMPROVED OR UNMAINTAINED ROADS (page 36) It shall be the policy of this Plan that permits to create new permanent (as opposed to seasonal), non - agricultural uses will not be issued unless the lot has direct access to a road which the Municipality has included in its summer and winter main- tenance programs. 3. RECOMMENDATIONS Those draft revisions marked ( *) should be thoroughly reviewed by the Planning Advisory Committee, so that the Interim District Plan text can be finalized at the next meeting. When all revisions to the text and maps are resolved to the satisfaction of the Committee, we will prepare new revised pages and maps (suitable for reduction) to com- plete the Interim District Plan. DB /ia Respectfully submitted, MUNICIPAL PLANNING CONSULTANTS CO. LTD. (16) f j, David Barber, Director of Planning.