HomeMy WebLinkAboutPD-275-90 TOWN OF NEWCASTLE
�"' DN: STUDY.GPA REPORT File #�. 6
P U B L I C M E E T I N G Res. #
By-Law #
MEETING: General Purpose and Administration Committee
DATE: Monday, September 17, 1990
REPORT #: PD-275-90 FILE #: PLN 15. 2
SRECT: BOWMANVILLE WATERFRONT STUDY
FILE: PLN 15.2
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD-275-90 be received;
2 . THAT the Port Darlington Secondary Plan be received for information
and referred back to Staff for further review; and
3. THAT the interested parties listed in this report and any
delegation be advised of Council's decision.
1. BACKGROUND
1. 1 In March 1990 the consulting firm of F. J. Reinders and Associates
were retained to prepare a secondary plan of the Bowmanville
Waterfront Area. F. J. Reinders collaborated the study with
subconsultants, Hough Stansbury Woodland, Michael Michalski
Associates and Jack B. Ellis and Associates Ltd.
1.2 The consultants have completed the third phase whereby a draft
Secondary Plan is available for public review. The attached
document contains an Introduction and Background to the Study as
well as the Draft Secondary Plan for the Study Area. The Secondary
Plan is based on extensive collection of background material,
F k . . .2
REPORT NO. : PD-275-90 PAGE 2
analysis of this material, a review of the opportunities and
constraints for the area and the formulation of development
options . As a result of selection of a final development option,
a draft secondary plan has been drafted for review of Committee and
Council. The Background Report is submitted under separate cover.
1. 3 Through the study, it has been recognized that this area has
important historical significance to the Town. The lakefront lands
associated with the Bowmanville and Soper Creek and have always
been referred to as Port Darlington. In this regard, the Plan will
be referred to as the Port Darlington Secondary Plan.
1.4 Two information sessions were held for public review and
consultation. In addition and in accordance with Council
resolution, notice of this meeting was advertised in local
newspapers and through notices mailed to all landowners in the
Study Area and within 120 metres of the boundaries of the Study
Area.
2 . THE SECONDARY PLAN
2 . 1 The Port Darlington Secondary Plan will establish a land use
patterns and policies for the Port Darlington planning area and
will form part of the Town of Newcastle Official Plan. In order
to implement the plan however, a number of amendments will be
required to the Durham Region Official Plan, Town of Newcastle
Official Plan and Zoning By-law 84-63 .
a) Amendments to the Durham and Newcastle Official Plans would
be as follows:
i) include this area into the Bowmanville Urban Area
Boundary
ii) appropriate adjustments to the land use and population
schedules
iii) to establish provisions in the Newcastle Official Plan
for Secondary Planning Areas
REPORT NO. : PD-275-90 PAGE 3
b) Amendments to the Comprehensive Zoning By-law 84-63 would be
as follows:
i) zoning amendments to properties along shoreline
designated for long term acquisition for public access.
ii) zoning amendments to industrial areas, to preserve and
maintain the function of the marsh and wetlands.
iii) zoning amendments to implement commercial and residential
areas, such as hotel facilities and marina facilities.
3 . COMMENTS AND CONCLUSION:
3 . 1 The draft Document will now be circulated to various agencies and
the public for review and comment. Following this consultation
process, a recommended Port Darlington Secondary Plan will be
brought to Committee.
After the review and adoption of the various Plan amendments, the
Final Phase of the Study will be completed. It will involve the
development of an implementation strategy including the preparation
of a detailed site Master Plan, Environmental and Resource
Management Guidelines and Urban Design and Architectural
Guidelines.
3 .2 This report has been prepared for purposes of a Public Meeting
under the Planning Act. Staff would recommend that the draft Port
Darlington Secondary Plan be referred back to Staff for further
review.
Respectfully submitted, Recommended for presentation
to the Committee
Franklin Wu, M.C. I.P. Lawrence Kotseff
Director of Planning Chief A istrative
and Development Officer
CRV*DC*FW*cc
*Attach
6 September 1990
. . . .4
REPORT NO. : PD-275-90 PAGE 4
INTERESTED PARTIES TO BE NOTIFIED OF COUNCIL AND COMMITTEE'S DECISION:
Philip Brent Gary Parks
Corporate Properties Ltd. Parks Property Management
99 Scarsdale Road, Suite 100 27 Ingleborough Drive
DON MILLS, Ontario M3B 2R2 WHITBY, Ontario L1N 8J9
841222 and 841221 Ontario Ltd. St. Marys Cement Co.
Irving Rosenberg 410 Waverly Road
c/o Walker Gold Fox & Schwartz R. R. #2
2040 Yonge St. , Suite 3000 BOWMANVILLE, Ont. L1C 3K3
TORONTO, Ontario M4S 1Z9
Port Darlington Community Association
P.O. Box 100
BOWMANVILLE, Ontario L1C 3A6
Debbie Williams
Royal Commission on Future of the Toronto Waterfront
207 Queens Quay West
5th. Floor
P.O. Box 4111, Station A,
TORONTO, Ontario M5W 2V4
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TABLE OF CONTENTS
1.0 INTRODUCTION
1.1 Background . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1-1
1.2 Bowmanville Waterfront Study . . . . . . . . . . . . . . . . . . . 1-2
1.3 Study Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1-4
1.4 Planning Issues . . . . . . . . . . . . . . . . . . . . . . . . . . . 1-6
2.0 DEVELOPMENT POLICIES
2.1 Goals and Objectives . . . . . . . . . . . . . . . . . . . . . . . . . 2-1
2.2 General Policies . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-3
2.3 Open Space and Parkland . . . . . . . . . . . . . . . . . . . . . 2-5
2.4 Residential . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-10
2.5 Commercial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-13
2.6 Prestige Industrial . . . . . . . . . . . . . . . . . . . . . . . . . . 2-17
2.7 Services and Transportation . . . . . . . . . . . . . . . . . . . . 2-18
2.8 Environment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-23
3.0 IMPLEMENTATION
3.1 Overview . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3-1
3.2 Interpretation of The Plan . . . . . . . . . . . . . . . . . . . . . . 3-6
PORT DARLINGTON INTRODUCTION
SECONDARY PLAN 1.1 - Background
1.0 INTRODUCTION
1.1 Background
Most of the Lands south of the Canadian National Railway at Bowmanville are designated
as "Waterfront Open Space" in the Durham Regional Official Plan. Section 12.3.3 of this
said plan requires a specific plan to be prepared for these areas, to address such matters as
the appropriateness of nodes functioning as centres of tourist activities, active recreation uses,
seasonal residential uses or any other uses desirable. To date there has been no such study
to address the future development of the Bowmanville Waterfront.
On February 27, 1989, Town Council considered a Background Report reviewing some of
the constraints and opportunities in the immediate area of Port Darlington. As a result staff
were directed to investigate, in detail, future land use options.
Subsequently, two major land owners located to the east of Port Darlington have indicated
their desire to develop their waterfront properties for a mixture of residential, commercial
and tourist oriented facilities.
On October 17, 1989, the Premier of Ontario announced the establishment of the Royal
Commission on the Greater Toronto Area Waterfront to inquire into and recommend
initiatives to preserve and created a continuous public access to the Waterfront, from the
Western boundary of Halton Region to the Eastern boundary of the Town of Newcastle.
The Port Darlington Secondary Plan was prepared to fulfil Council's intention as required
by the Regional Official Plan and in recognition of the Royal Commission's mandate, in
order to direct future development of the Bowmanville Waterfront Area.
1-1
J44
PORT DARLINGTON INTRODUCTION
SECONDARY PLAN 1.2 - Bowmanville Waterfront Study
1.2 Bowmanville Waterfront Study
In 1989 the Council of The Town of Newcastle requested that the Planning Department
undertake a Study of the Bowmanville Waterfront. The Study was to include an intensive
public input process, throughout each stage of the Planning Process. The Port Darlington
Secondary Plan is intended to detail the most appropriate land uses for those lands within the
southern sector of Bowmanville adjacent to Lake Ontario.
The Study was undertaken as a Four Phase process. The First Phase comprised of
background studies and analysis of background data, and a definition of opportunities and
constraints for the planning area. The Second Phase saw the development of a series of
options for review and further consideration. As part of the first two (2) phases, a
Background report was prepared. This document forms the basis of the Secondary Plan.
The third stage involved the development of a preferred option in further detail and the
development of the secondary plan. The fourth and final phase yet to be completed, will
involve the detailed implementation strategies with respect to the plan, the preparation of a
detailed site Master Plan, the development of Environmental/Resource Management guidelines
and Urban Design/Architectural guidelines.
A Technical Advisory Committee comprised of Town, Regional and Provincial Staff, and
chaired by the Chair person of the Town Planning Committee, directed this study throughout
the entire process.
1-2
G) 4 J
PORT DARLINGTON INTRODUCTION
SECONDARY PLAN 1.2 - Bowmanville Waterfront Study
Throughout the Study public involvement has been key in the collection and analysis of
background data, as well as review of options for future consideration. Two major open-
house workshops were held during the data collection and options review phase. This was
supplemented by questionnaires that were handed out at each workshop, as well as
discussions with principal interest groups and land owners within and adjacent to the Study
area, to seek their input.
The Technical Advisory Committee has met seven times, from March 1990 to August 1990,
and in September the Draft Secondary Plan was presented at a Public Meeting of the General
Purpose and Administration Committee.
The objectives and policies of the Secondary Plan serve as a guide for the future development
of the study area. They explain and clarify the Secondary Plan Schedule. They should be
considered by Town Council, Town and Regional Staff, other Agencies, the Federal and
Provincial Governments and the Private Sector as setting forth a course of action for the
enhancement and development of the Waterfront planning area. The policies and designations
also guide Planning Staff through the development control process.
A Background Report on the Bowmanville Waterfront, prepared by F.J. Reinders and
Associates Canada Limited, summarizes the information and analysis utilized to support the
Draft Secondary Plan.
1-3
'A "
PORT DARLINGTON INTRODUCTION
SECONDARY PLAN 1.3 - Study Area
1.3 Study Area
The geographic boundaries of this Secondary Planning Area include all of the lands south of
the Canadian National Railway Main Line along Lake Ontario generally including the lands
from Lot 4, Broken Front Concession to West Beach Road south of the present Bowmanville
Urban Area. A small portion of this study extends north to Highway No. 401, between Port
Darlington Road and the Bowmanville Creek (See Figure 1.1).
The Study Area is rolling country, currently used fora mixture of purposes. Historically
built as a seasonal community, the neighbourhood located at the mouth of the Bowmanville
Creek has deteriorated significantly over time. Some upgrading to permanent dwellings has
occurred, but such work is separate and completed without the benefit of upgraded
infrastructure. Many of the properties located along the shore are subject to erosion hazards
by retreating bluffs that are largely unprotected. Industrial, commercial and public works
facilities have all been constructed in the area with little consideration to apparent land use
and visual conflicts.
In addition to the Lake Ontario Shoreline, the Bowmanville Creek.represents a Regionally
significant fisheries and wildlife resource. Currently, much of the wetlands is controlled by
the Conservation Authority, however, it is endangered by adjacent industries, commercial use
and by upstream developments.
1-4
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Figure 1 . 1
PORT DARLINGTON INTRODUCTION
SECONDARY PLAN 1.4 - Planning Issues
i
1.4 Planning Issues
There are many Planning Issues identified in the Port Darlington Planning Area to be
addressed in Policies contained in this plan. The main issues are:
• The importance of the Area for the development of Regional and Local
recreation and tourist opportunities; i
• The suitability of the existing development;
• The need to identify and preserve significant wetland areas for their inherant
natural function and the future enjoyment of the public;
• The need to improve access to the area from the built portions of
Bowmanville, in light of the barriers created by the Highway 401 and the
CNR main line;
• The need to resolve or mitigate landuse conflicts internal and nearby to the
Planning Area;
• Development of an integrated open space recreational park system, to
enhance the Waterfront access and improvement of the overall quality of life
for the neighbourhood; and
• Recognition of the role of both the private and public sector in the
development of new sites as well as the redevelopment of the existing built
up area.
1-6
iJ 4 9
PORT DARLINGTON DEVELOPMENT POLICIES
SECONDARY PLAN 2.1 - Goals and Objectives
2.0 DEVELOPMENT POLICIES
2.1 Goals and Objectives
2.1.1 Goals
2.1.1.1 To provide a comprehensive plan to guide the use of the waterfront that balances
the need for public access, environmental protection, recreational use, tourism and
residential growth.
2.1.1.2 To establish an identity for the area based on its unique waterfront setting,
historical aspects, environmental components and landscape resources.
2.1.1.3 To recognize the importance of the waterfront to achieve an improved quality of
life for local residents.
2.1.2 Objectives
r
2.1.2.1 To establish continuous waterfront access that links with the existing and future
Local and Regional Open Space Systems.
2.1.2.2 To provide for a variety of Local and Regional Waterfront Recreational
opportunities.
2.1.2.3 To protect, maintain and enhance the significant and unique environmental
components while at the same time where environmentally feasible, allow for the
interpretation of the environmental units.
2-1
PORT DARLINGTON DEVELOPMENT POLICIES
SECONDARY PLAN 2.1 - Goals and Objectives
2.1.2.4 To provide for housing that is desirable for the area, while meeting the housing
policies of the Town, Region and Province.
2.1.2.5 To minimize impacts and provide buffer areas, where feasible, adjacent the nearby
industrial land use conflicts.
2.1.2.6 To provide for viable tourism and commercial facilities and uses, that are
appropriate for the site constraints, are compatible with environmental and
community goals, and enhance economic objectives of the Town, Region and
Province.
2.1.2.7 To allow for the continued maintenance and expansion of the existing water
I
treatment and pollution control plants.
2.1.2.8 To provide for an effective and efficient transportation network that links with the
northern portions of the Bowmanville Urban Area.
2.1.2.9 To provide a framework under which the existing community can be improved and
upgraded as deemed appropriate.
i
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PORT DARLINGTON DEVELOPMENT POLICIES
SECONDARY PLAN 2.2 - General Policies
2.2 General Policies
2.2.1 The designations shown on Schedule 'A' establish the pattern of land use in the
Secondary Plan area. Policies have been set out for the following categories:
• Open Space and Parkland
• Residential
• Commercial
• Prestige Industrial
• Services and Transportation
• Environment.
2.2.2 A series of design guidelines shall be prepared to address, among other things,
landscape treatments, building massing, facade and colour, views and heights of
building, in order to achieve the highest quality image and character for this area,
appropriate to its location, constraints and opportunities.
These guidelines, once adopted by Council, shall be used to evaluate all future
development within the Planning Area.
2.2.3 Future development will be encouraged in keeping with the historical themes and
waterfront attributes of the area.
2.2.4 In the design of any development, measures shall be taken to mitigate potential
impacts from the presence of adjacent industrial lands. This shall include, but not
be limited to:
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PORT DARLINGTON DEVELOPMENT POLICIES
SECONDARY PLAN 2.2 - General Policies
a) visual impacts
b) noise
c) dust
d) odour; and
e) vibration.
2.2.5 A review of policies and zoning on adjacent Industrial Lands shall be undertaken
With the objective of reducing potential impacts on land uses proposed in the
Secondary Plan Area.
2.2.6 Due to the high potential for the discovery of artifacts in this area, applicants are
required to undertake archaeological surveys to the standards of the Ministry of
Culture and Communications, prior to the finalization of any development proposal.
2.2.7 The Local Architectural Conservation Advisory Committee (L.A.C.A.C.) shall
undertake an identification and review of historical buildings within the Secondary
Planning Area. Prior to the finalization of development proposals, the applicant
shall demonstrate how architectural resources defined -by L.A.C.A.C. will be
preserved.
2.2.8 Council shall encourage the improvement and upgrade of buildings, services and
infrastructure in the Secondary Plan Area, as deemed necessary.
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PORT DARLINGTON DEVELOPMENT POLICIES
SECONDARY PLAN 2.3 - Open Space Uses
2.3 Open Space and Parkland
2.3.1 General Policies
2.3.1.1 Lands designated on Schedule 'A' as "Open Space", shall be used primarily for
conservation related uses. Ancillary active and passive recreation uses may be
permitted in accordance with the type of open space designated in this plan. Five
types of Open Space Uses have been identified in the Secondary Plan Area.
Specific policies associated with each area are given below.
2.3.1.2 The actual boundaries of the open space designations shall be determined more
exactly in consultation with:
a) the Town of Newcastle
b) the Central Lake Ontario Conservation Authority
c) the Ontario Ministry of Natural Resources.
The boundaries shall be detailed in the restricted area (zoning) by-law(s). With
respect to neighbourhood and regional parks, the boundaries shall be established
through the Subdivision Process or through land acquisition.
2.3.1.3 It is the intent of this plan to provide for the continuous park and open space
system along the shoreline.
2.3.1.4 It is the long term goal of this plan to see the eventual acquisition of the West and
East Beach Residential Areas for Shoreline Open Space Purposes. The continued
maintenance of the existing buildings shall be permitted, however, the issuance of
building permits for renovation or new works, shall not be permitted.
2-S
I
PORT DARLINGTON DEVELOPMENT POLICIES
SECONDARY PLAN 2.3 - Open Space Uses
2.3.1.5 Except as prohibited by policies pertaining to the Hazard Lands, buildings and
structures, incidental to the permitted uses, shall be permitted in all open space
areas.
2.3.1.6 In accordance with policy 7.2.3.2 (i)(e), of the Official Plan of the Town of
Newcastle, (July, 1989) as amended from time to time, Lands subject to flooding
or erosion, as set out in Section 2.8 of this Secondary Plan, or below the 'Top of
Bank', shall not be considered for park dedication. Such lands shall be dedicated
gratuitously to the Town of Newcastle. Where measures have been taken to
mitigate these hazards, to the satisfaction of the Town of Newcastle and the Central
Lake Ontario Conservation Authority, such lands may be considered for parkland
dedication to the Town of Newcastle. i
2.3.1.7 Provisions for the dedication of park land as set out in Section 7.2.3.3 of the
Official Plan of the Town of Newcastle, (July, 1989), as amended from time to
time, shall apply to the Secondary Plan Area. Without limiting the foregoing, it
shall be the policy of the Town of Newcastle to require the conveyance of lands
for public park purposes from residential developments, as-provided by the Planning
Act, 1983, at the rate of:
i
a) 5% of land area, or
b) one hectare per 300 dwelling units,
whichever is greater.
i
Furthermore, the Town shall require the conveyance of lands for public park
purposes, from commercial or industrial purposes, as provided by the Planning Act,
1983, at the rate of 2% of land area.
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PORT DARLINGTON DEVELOPMENT POLICIES
SECONDARY PLAN 2.3 - Open Space Uses
Currently, the Town of Newcastle is undertaking a Recreation Master Plan to
determine among other things park standards and buffering requirements against
hazard land and environmental sensitive areas. Once approved, amendment of this
plan, may be required.
2.3.1.8 In requiring the dedication of lands for public recreation purposes, priority shall be
given to establishing park facilities along the waterfront. Complementary park and
minor open space purposes inland from the waterfront will be considered subsequent
to securing shoreline lands.
2.3.2 Shoreline Open Space (OS-S)
2.3.2.1 Shoreline Open Spaces represent regional and community wide resources. It is the
policy of Council to ensure the acquisition or dedication of shoreline open space
areas for public use.
2.3.2.2 Types. of uses permitted in Shoreline Open Spaces may include conservation,
shoreline protection/stabilization, beach activities, boating facilities, walking and
cycling trail systems, picnic areas and viewing areas. Consideration may be given
to restaurants, theatres and similar commercial uses ancillary to the open space
uses, where these are permitted °by Hazard Land Policies and where they do not
adversely hinder public visual or physical access to the water.
2.3.2.3 Shoreline protection works, lakefilling or other related construction in the water,or
below the top of bank shall be subject to the policies of Sections 2.8 and 3.0 of
this plan.
2-7
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PORT DARLINGTON DEVELOPMENT POLICIES
SECONDARY PLAN 2.3 - Open Space Uses
2.3.3 Marsh Open Space (OS-VO
2.3.3.1 Marsh Open Spaces shall protect environmental features for the continued enjoyment
of Regional and Local residents. Regard shall be given for policies set out with
respect to the Environment including (i) and (ii) of Section 7.2.4.2 of the Official
Plan for the Town of Newcastle, as amended from time to time.
2.3.3.2 Marsh Open Spaces may be used for conservation, wildlife and habitat
enhancement, watershed management, nature interpretation and angling, as well as
limited walkway and trail systems and overhead hydro lines.
2.3.4 Valley Land Open Space (OS-V)
2.3.4.1 Valley Land Open Spaces shall be protected for the continued enjoyment of
Regional and Local residents. Regard shall be had for environmental policies in
Section 7.2.4.2 of the Official Plan for the Town of Newcastle, as amended from
time to time.
2.3.4.2 Valley Land Open Spaces may be used for conservation, wildlife and habitat
enhancement, watershed management, nature interpretation, boat launching and
mooring facilities, parking areas, walking and cycling trail systems, transportation
facilities, public utilities and other public works.
2.3.5 Minor Open Space (OS-M)
2.3.5.1 Minor Open Space includes areas with unique or important elements of the natural
landscape, the Ontario Hydro Corridor Lands and linkages to the shoreline area.
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PORT DARLINGTON DEVELOPMENT POLICIES
SECONDARY PLAN 2.3 - Open Space Uses
2.3.5.2 In addition to the uses permitted in Section 2.3.5 (i) above, other uses in this area
may include trial systems, parking lots, and boat storage. Athletic fields may also
be considered in this area.
2.3.6 Neighbourhood Park Open Space (OS-NP)
2.3.5.1 In addition to Open Space areas provided for in this plan, neighbourhood parks
shall be developed as indicated on Schedule 'A'. These shall be specifically
developed to meet the residential needs of the planning area. Except as otherwise
indicated policy 7.2.3.2 (v)(b) of the Official Plan of the Town of Newcastle, as
amended from time to time, shall pertain to the development of these facilities.
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PORT DARLINGTON DEVELOPMENT POLICIES
SECONDARY PLAN 2.4 - Residential
2.4 Residential
2.4.1 General Policies
2.4.1.1 Lands designated on Schedule 'A' as residential shall be used primarily for
residential dwelling purposes. Other uses permitted will include minor
neighbourhood facilities as deemed appropriate by Council.
2.4.1.2 The target population for the residential components of this planning area will be
4,200 people. This guideline is based on a general review of the area available for
residential development multiplied by an assumed unit occupancy level of 2.75
people/unit.
2.4.1.3 The shoreline set back for residential lands adjacent the shorelines will be subject
to review and approval of the Town, Central Lake Ontario Conservation Authority
and The Ministry of Natural Resources.
2.4.1.4 Consideration may be given to the reduction of the shoreline setback through
shoreline protection and Lake filling schemes. These schemes will be subjected to
an Environmental Impact Analysis as per Sections 2.8 and 3.0 of this plan,
approval of the Central Lake Ontario Conservation Authority, The Ministry of
Natural Resources and other agencies as prescribed by various legislation.
2.4.1.5 In the absence of approved Town Policy on housing, Provincial Policy on housing
shall govern for this planning area. Each proposal shall be reviewed and evaluated
on its own merit, with respect to housing, type, mix and affordability, within the
context of the Provincial Policy Statement on Land Use Planning for Housing, (July
2-10
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PORT DARLINGTON DEVELOPMENT POLICIES
SECONDARY PLAN 2.4 - Residential
13, 1989), and the intent of this plan. Once the Town's Housing Policy is
approved, Council shall amend this plan to comply with this policy.
2.4.2 Density
2.4.2.1 The following Residential densities will apply to the Study Area:
i) Low Density Residential
Shall not exceed 25 units per net residential hectare.
ii) Medium Density Residential
Shall have a density greater than 25 and up to 50 units per net residential
hectare.
2.4.2.2 An increase in density may be considered by Council should additional land be
dedicated above the land dedication required as per Section 2.3 of this plan. The
maximum densities that may be allowed for the designated Low and Medium
Residential Density areas of this plan, shall be respectively 40 and 65 units per net
residential hectare. Furthermore, Council may also consider increases in density
should the applicant propose the development, enhancement or improvement to
waterfront and valley land areas, or the provision of major community recreation
facilities within or outside the Secondary Planning Area,
2.4.2.3 In order for council to evaluate the suitability of density increases, the applicant
must demonstrate, how their development/proposal will address amongst other
things, such issues and potential impacts on:
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PORT DARLINGTON DEVELOPMENT POLICIES
SECONDARY PLAN 2.4 - Residential
1) servicing and infrastructure capacity;
2) schooling;
3) housing policies;
4) hospitals;
5) transportation and traffic;
6) compatibility with Adjacent Land Uses;
7) conceptual building design, height and massing;
8) views and shoreline access;
9) parks and open space requirements;
10) location of hazard lands, environmental sensitive areas; and
11) suitability of proposed land that may be dedicated.
The applicant shall provide a report to Council for consideration on the above
matters.
2.4.2.4 Council shall require the owner to enter into one or more agreements, should the
applicant wish to increase density. These agreements shall be registered against the
land to which they apply, and Council shall be entitled to enforce the provisions
thereof against the owner and any subsequent owners.
2.4.2.5 To implement this section of the plan, Council shall prepare a by-law as per
Section 36 of the Planning Act, 1983.
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PORT DARLINGTON DEVELOPMENT POLICIES
SECONDARY PLAN 2.5 - Commercial
2.5 Commercial
For the purposes of this plan, the Commercial designation has been broken down into three
(3) designations: Tourist Commercial, Village Commercial, and Convenience Commercial.
2.5.1 Tourist Commercial
2.5.1.1- The Tourist Commercial designation is broken down into 3 categories, Tourist
Commercial -Entrance, Tourist Commercial - Marina and Tourist Commercial -
Hotel.
2.5.1.2 Entrance (E)1
Uses permitted in this area shall be Motels, Restaurants, a Tourist Information
Centre and a Farmer's Market. In order to obtain a high quality of design and
entrance feature, any proposal to develop these lands will be subject to a Site Plan
Control.
2.5.1.3 Marina
Two areas have been designated for Marina Use, the existing marina and a new
offshore facility at the southern end of Lamb's Road adjacent to Lake Ontario.
1 Development within this area is subject to Section 2.8 of this plan prior to the
finalization of any plans.
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PORT DARLINGTON DEVELOPMENT POLICIES
SECONDARY PLAN 2.5 - Commercial
a) Existing Marina (EM)1
Uses within the Existing Marina will allow for the provision of docks for
moorage, boat repairs, boat manufacturing and sales, and associated marina
uses, including the existing restaurant and motel.
b) Offshore Marina (OM)
Uses within the Offshore Marina will provide for boat moorage and storage,
marina centre, boat launching as well as associated marina uses. The
development of this site will be subject to Site Plan Control measures, to
ensure good site design with adequate provision for public use of the
breakwater, development of public beaches, adequate landscaping, parking
and circulation.
Development of this new marina site will involve the alteration of the.
existing shoreline through the development of breakwaters and other shore
protection measures. In recognition of the potential environmental impacts,
this development may have, detailed studies must be undertaken by the
applicant to define and mitigate against such possible impacts. This
environmental review process will be subject to approval of the Town,
Central Lake Conservation Authority, Ministry of Natural Resources and
other Provincial and Federal Agencies and/or Ministries with jurisdiction.
i
1 Development within this area is subject to Section 2.8 of this plan prior to the
finalization of any plans. j
2-14
i
PORT DARLINGTON DEVELOPMENT POLICIES
SECONDARY PLAN 2.5 - Commercial
2.5.1.4 Hotel (H)
Uses within the Hotel designation shall include, Hotels or Motels, Conference
Facilities, Restaurants and other uses associated with Hotel Facilities.
In the preparation of design for this hotel, the applicant shall give consideration to
the adjacent residential lands in terms of views, shadowing, massing and other
design related aspects, as deemed necessary by the Town of Newcastle.
2.5.2 Village Commercial
2.5.2.1 The existing Port Darlington Harbour area east of the main harbour entrance was
at one time a vibrant setting for numerous harbour related activities. In order to
recapture the character and history of this setting, this area has been designated as
Village Commercial.
2.5.2.2 Uses permitted in this area will include restaurants, small retail speciality shops and
studio facilities. Associated with these uses will be small-offices along with small
residential units.
2.5.2.3 This area is subject to flooding and therefore special provisions and flood proofing
measures will be required. Development within this area will be subject to
approval by the Central Lake Ontario Conservation Authority, and Section 2.8 of
this plan.
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PORT DARLINGTON DEVELOPMENT POLICIES
SECONDARY PLAN 2.5 - Commercial
2.5.3 Convenience Commercial
2.5.3.1 Uses permitted within the Convenience Commercial Area shall be as per Section
7.2.6.2 of the Town of Newcastle Official Plan, as amended from time to time.
2.5.3.2 In the preparation of designs for this area, the applicant shall give consideration to
adjacent residential and tourist commercial lands in terms of architectural style,
height, massing, shadowing, access, parking, and other design related aspects, as
deemed necessary by the Town of Newcastle.
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PORT DARLINGTON DEVELOPMENT POLICIES
SECONDARY PLAN 2.6 - Prestige Industrial
2.6 Prestige Industrial
2.6.1 Uses permitted within this area shall include high quality light industrial,
manufacturing or service. Other uses permitted within this area shall include
offices, and indoor recreation facilities. No outside storage of goods and/or
materials will be allowed.
2.6.2 Consideration shall only be given to uses which have low levels of noise, dust and
air pollution.
2.6.3 The approval of site plans for prestige industrial development shall provide for the
control of the massing and conceptual design of buildings, the design and
maintenance of yards, landscaping and compatibility of adjacent uses within the
planning area. In accordance with Section 40 of the Planning Act, 1983, the Town
shall have due consideration for such matters as:
a) the siting, massing, and conceptual designs of buildings;
b) vehicular access points, parking layout, internal circulation system and
location of loading docks;
c) location and design of lighting, signage and screening of parking areas;
d) landscaping and fencing;
e) location of garbage disposal facilities and areas for snow storage; and
f) site grading and storm water drainage.
2-17
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PORT DARLINGTON DEVELOPMENT POLICIES
SECONDARY PLAN 2.7 - Services and Transportation
2.7 Services and Transportation
2.7.1 Services
2.7.1.1 All new development, within the Secondary Plan Area, shall be fully serviced by
municipal water, sewage and minor storm drainage systems. All roads and utilities
shall be designed and constructed to the current municipal standards existing at the
time of construction.
2.7.1.2 The Town shall require that all development and redevelopment of land incorporate
effective storm water management techniques as provided for by Section 7.2.10.2
(iv) of the Official Plan of the Town of Newcastle, as amended from time to time.
2.7.1.3 The development of the Secondary Plan Area shall be undertaken to the degree
proposed by this Secondary Plan, therefore, the Town shall encourage the design
of all utilities and services to accommodate the population capacities and
development potential shown on Schedule 'A' and detailed herein.
2.7.1.4 Provisions have been made to expand the existing Water Treatment and Pollution
Control Plants at their current locations. These expansions shall be permitted,
subject to the provisions of the Environmental Assessment Act. The Town shall
encourage the use of high quality landscape, fencing and architectural treatments to
buffer the impacts on the adjacent land uses and to incorporate the facilities
sensitively into the urban setting of the area.
2.7.1.5 The extension of municipal water and sanitary sewer services to the West Beach
residential area shall not be permitted.
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PORT DARLINGTON DEVELOPMENT POLICIES
SECONDARY PLAN 2.7 - Services and Transportation
2.7.2 Transportation
2.7.2.1 The proposed transportation network, as shown on Schedule W, classifies the road
system within the Secondary Plan as arterial, collector, local (urban) and local
(rural) on the basis of their function and design. All other roads shall be classified
as local (urban) roads.
2.7.2.2 The Town shall encourage the development of efficient, convenient, safe and
attractive means of access to the Secondary Plan Area from the remainder of the
community, region and province.
2.7.2.3 The Town shall encourage the long term development of new interchanges at
Highway 401 and Liberty Street and at Highway 401 and Lambs Road. Further,
the Town shall support the illumination of the interchange at Highway 401 and
Lambs Road once completed.
2.7.2.4 The Town shall undertake, in cooperation with other agencies and individuals, the
eventual construction of grade separated crossing of the CNR rail lines at Liberty
Street and at Lambs Road. As an interim measure, the Town shall study and if
feasible, construct an at-grade crossing of the CNR rail lines at Liberty Street and
eliminate the at-grade crossing at Port Darlington Road.
2.7.2.5 The road alignments of all collectors are conceptual. An amendment to this plan
shall not be required for minor changes of such roads provided that the general
purpose and intent of this plan is maintained. Local roads may be modified or
deleted without amendment to this plan.
2-19
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PORT DARLINGTON DEVELOPMENT POLICIES
SECONDARY PLAN 2.7 - Services and Transportation
2.7.2.6 Arterial Roads
Provisions of the Official Plan of the Town of Newcastle, as amended from time
to time, shall apply.
2.7.2.7 Collector Roads
a) Provisions of the Official Plan of the Town of Newcastle, as amended from
time to time, shall apply.
b) Parking, associated with recreational and commercial areas, shall be allowed
at selected locations established by detailed traffic analysis and site design.
2.7.2.8 Local Roads
a) Provisions of the Official Plan of the Town of Newcastle, as amended from
time to time, shall apply.
b) All local roads shall have a right-of-way of 20 metres.
c) The West Beach Road west of the Liberty Street Extension shall be
maintained as a rural cross section. All other local roads shall be
constructed and maintained to an urban standard.
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PORT DARLINGTON DEVELOPMENT POLICIES
SECONDARY PLAN 2.7 - Services and Transportation
2.7.2.9 Road Design Standards
a) The Town shall, as -necessary, develop design standards for each road
category. These shall be used in the design of all roads in the Secondary
Plan Area.
b) To reflect the interests of the Town in creating a particular theme and
appearance in the Secondary Plan Area, the Town may undertake to develop
specific standards for arterial and collector roads in and adjacent to the
Secondary Plan Area. Once developed, these shall be used in the design of
all collector and arterial roads in this area.
2.7.2.10 Impact Studies
The Town may require the applicant to prepare and submit, for its approval, a
traffic analysis assessing the impact of any development on the proposed or existing
road system. This report may be used in its consideration of the development
proposal.
2.7.2.11 Walkway and Bicycle Path System
a) The Town shall encourage the development of a continuous walkway and
bicycle path system. This system shall provide access for both area and
regional residents to and along the shoreline, to shoreline recreational
facilities, to neighbourhood parks, to commercial facilities, and to the Town
Centre. The system shall be circulus, or insofar as possible, to allow trips
of various lengths at various seasons.
2-21
5 � ��
PORT DARLINGTON DEVELOPMENT POLICIES
SECONDARY PLAN 2.7 - Services and Transportation
b) The systems shall further connect with the Ontario Hydro corridor lands and
creek valleys and shall provide connections to other path systems to be
planned by the Town:
C) The standards for the systems shall be developed by the Town. Once
developed, these shall be used in the design of all separate walkways and
bicycle systems within the Secondary Plan Area.
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PORT DARLINGTON DEVELOPMENT POLICIES
SECONDARY PLAN 2.8 - Environment
2.8 Environment
2.8.1 General Policies
2.8.1.1 The provisions of 7.2.4.2 of the Official Plan of the Town of Newcastle, as
amended from time to time, shall pertain to the Secondary Planning Area.
2.8.1.2 For any construction on the shoreline or in the lake, the environmental sensitivity
and potential for impact on neighbouring shorelines shall be examined through the
preparation of an Environmental Impact Analysis, to be conducted by or under the
direction of the Town of Newcastle, in accordance with Section 2.8 and to the
satisfaction of the Town of Newcastle and the Central Lake Ontario Conservation
Authority.
Notwithstanding the generality of the above, an Environmental Impact Analysis shall
not be required for any undertaking which has been authorized pursuant to the
provisions of the Environmental Assessment Act, 1975.
2.8.1.3 The contents of the Environmental Impact Analysis shall be determined in
consultation with the Town of Newcastle and the Central Lake Ontario Conservation
Authority. Except as modified above, it shall contain:
a) a description of the proposed undertaking and the purpose of that
undertaking;
b) a description of the possible area of influence;
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PORT DARLINGTON DEVELOPMENT POLICIES
SECONDARY PLAN 2.8 - Environment
C) a detailed description of the physical and biological characteristics of the site
and its relationship to neighbouring areas, with specific regard to the
following factors:
• shoreline type
• size of beach
• wave regime
• littoral drift rate and characteristics
• erosion/accretion
• local water circulation
• groundwater
• water quality
• fish and wildlife habitat
• vegetation
• existing and proposed uses of site
• existing and proposed uses of neighbouring sites
• construction techniques and impacts;
d) a description of the positive and/or negative effects of the proposed
development upon the factors listed in (c);
e) a description of the recommended methods of mitigating negative effects
upon the sensitive characteristics of the shore system.
2-24
PORT DARLINGTON DEVELOPMENT POLICIES
SECONDARY PLAN 2.8 - Environment
2.8.2 Hazard Lands
2.8.2.1 Shoreline hazard lands shall consist of lands subject to flooding due to water level
rises in Lake Ontario and subject to erosion of shorelines. The hazard limit due
to erosion shall be calculated on the basis of 100 times the average annual erosion
rate plus an allowance for stabilization of the shore slope calculated as 3 times the
height of the top of bank above the still high water level. The limits of the hazard
lands due to lake flooding shall be the intersection of the land with the established
1 in 100 year lake flood level calculated to include wave set up and up rush.
These limits shall be as defined by engineering lines established by the Central
Lake Ontario Conservation Authority.
2.8.2.2 Shoreline hazard lands shall be primarily for the preservation and conservation of
the natural land and/or environment and managed in such a fashion as to
complement adjacent land uses and to protect such uses from any physical hazards
and their effects. In this regard, only buildings and structures necessary for flood
or erosion control, necessary for public works, such as water pollution control
plants, water supply plants, pumping stations, sewers, roads, bridges and ancillary
parking lots and water based recreational activities, such as beaches, launching
ramps, marinas and ancillary parking lots, will be permitted in those areas affected
by shoreline hazards and only after acceptable.mitigating measures have been taken
to eliminate the hazard as recommended by the Environmental Impact Analysis.
2.8.2.3 Where acceptable measures, to the Town of Newcastle, the Central Lake Ontario
Conservation Authority and the Ontario Ministry of Natural Resources, have been
undertaken the hazard limits along the shoreline may be reduced.
2-25
PORT DARLINGTON DEVELOPMET TT POLICIES
SECONDARY PLAN 2.8 - Environment
2.8.2.4 The Town of Newcastle shall undertake or shall arrange for the Central Lake
Ontario Conservation Authority to undertaken an engineering study of flooding on
the Bowmanville and Soper Creeks. This study shall re-establish the engineering
lines for regional and the 1 in 100 year flood condition in the lower creek valleys.
It shall review the feasibility of reducing the flood concerns and shall investigate
the feasibility of employing a 'two zone' approach to the flood plain control within
the Secondary Plan Area.
2.8.2.5 Based on the results of the study provided in Section 2.8.2.4 above, the viability
of the Village Commercial, and Tourist Commercial Entrance and Existing Marina
Areas in this plan shall be re-evaluated and this plan amended appropriately.
i
I
I
2-26
PORT DARLINGTON IMPLEMENTATION
SECONDARY PLAN 3.1 - Overview
3.0 IMPLEMENTATION
3.1 Overview
The development policies contained in this plan shall be implemented in a number of ways
including:
a) Zoning By-laws;
b) Registered Plans of Subdivision;
c) Development and Site Plan Agreements;
d) Provision of Capital Works Budgets regarding Public Works;
e) Environmental and Resource Management Guidelines;
f) Architectural/Urban Design Guidelines;
g) Lakeshore Protection;
h) Site Master Plan; and
i) Implementation Strategy.
Items 'a' through to 'd' inclusively are discussed in detail in Section 7.3 of the Town of
Newcastle Official Plan, as amended from time to time. This should be referred too for
further information on these matters.
3.1.1 Environmental and Resource Management Guidelines
Environmental protective measures are to be highlighted prior to, or simultaneously with, the
submission of any development proposals by the applicant within the Port Darlington
Secondary Planning Area. These measures shall be subject to review and approval of the
Town, Central Lake Ontario Conservation Authorities, Ministry of Natural Resources, and
other Provincial or Federal Agencies with Jurisdiction. In order to prevent or reduce
3-1
'� 16
PORT DARLINGTON IMPLEMENTATION
SECONDARY PLAN 3.1 - Overview
detrimental effects on the environment, Environmental and Resource Management guidelines
shall be prepared by Council in the areas of.
• Earth and life science areas for wetlands, River Valley and fish and wildlife
habitat;
• Dredging and disposal of dredged material;
• In-water construction;
• Noise Protection;
• Shoreline management including provisions for acceptable setbacks and
stabilization techniques; and
• Storm water water management.
Subject to these guidelines, an Environmental Impact Assessment may be required to
effectively evaluate development proposals which are proposed in areas where either the
natural environment is affected by development or where existing environmental conditions
would create problems for development.
These guidelines will be prepared as a separate document and once_approved shall apply to
this planning area.
3-2
PORT DARLINGTON IMPLEMENTATION
SECONDARY PLAN 3.1 - Overview
3.1.2 Urban Design/Architectural Guideline
A variety of Urban Design/Architectural guidelines shall be prepared and adopted by Council
to address the following:
a) new buildings
b) building restoration
c) upgrading of existing development
d) street facade and building massing
e) streetscape
f) open space and recreation areas
g) parking
h) roads
i) pedestrian and path systems
j) planting
k) special engineering feature.
These guidelines will be prepared as a separate document and once approved shall apply to
this planning area.
3.1.3 Site Master Plan
A site master plan shall be prepared, for the Open Space and Park Areas within the Planning
Area. Once approved by Council this Master Plan shall apply to this Planning Area.
In the review and approval of development applications, any adjustment or detailing required
for the site master plan shall be undertaken at the expense of the applicant.
3-3
51 �
PORT DARLINGTON L"PLEMENTATION
SECONDARY PLAN 3.1 - Overview
3.1.4 Lakeshore Protection
Subject to Section 2.8 of this plan, when waterfront properties are to be developed, special
measures shall be undertaken to ensure that such development will not be subject to shoreline
erosion or will increase the erosion of any neighbouring properties.
The development or redevelopment of waterfront properties may require the construction of
onshore erosion protection measures. These improvements must be designed by a competent
professional, prior to new construction and/or redevelopment of buildings and/or facilities.
a) A minimum setback from the shoreline for any building shall be established by the
Central Lake Ontario Conservation Authority and Town. Setback requirements will
vary depending on the level of the shoreline erosion and protective measure being
proposed with the development.
Currently, the Central Lake Ontario Conservation Authority are undertaking a study
to determine the level of setback required. Until approved, the setback required shall
be 120 metres.
b) The proposed marina site shall be subjected to a detailed and thorough environmental
analysis as required by Section 2.8 of this plan. Prior to Council considering any
development proposal for those lands designated for Marina purposes the owner will
be required to:
i) submit and receive approval of a detailed shore erosion study, prepared by a
qualified Engineer, evaluating the proposed marina facilities and also its effect
on neighbouring properties;
3-4
PORT DARLINGTON ]IMPLEMENTATION
SECONDARY PLAN 3.1 - Overview
ii) obtain any approvals, permits and/or licences required by other public agencies
(Federal and Provincial);
iii) Install the necessary and approved protective measures prior to any
development approval of the marina site.
3.1.5 Implementation Strategy
A final aspect, to be completed in the fourth phase of the study, will be the implementation
strategy. This strategy will outline the specific phases of development, the actions to be
executed, and the appropriate parties for involvement. A series of activities related to the
plan will be identified for private and public participation, including approval procedures,
financing and funding sources and priorities. A priority listing of all public improvements
required to facilitate the implementation of the Plan with estimated costs will be prepared.
3-5
. J80
PORT DARLINGTON EVIPLEMENTATION
SECONDARY PLAN 3.2 - Interpretation of the Plan
3.2 Interpretation of The Plan
3.2.1 The land use schedule and policies of this plan shall form a portion of the Town of
Newcastles Official Plan, as amended from time to time.
3.2.2 The urban boundary of Bowmanville shall be expanded to incorporate the entire Port
Darlington Secondary Planning Area.
3.2.3 Deviations from the polices or land use designations of the plan, will require an
Official Plan amendment.
3.2.4 In order to provide flexibility in the interpretation of the text and schedules of this
plan, it is intended that all schedules and quantities shown in this plan be considered
approximate only and not absolute, and that minor changes may be permitted without
amendments to this plan, provided they do not affect the intent of this plan.
3.2.5 Where the Secondary Plan and Official Plan are in conflict, the Secondary Plan shall
be deemed the governing plan. Where the Secondary Plan.-is silent the Official Plan
shall govern.
3-6
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.EC-.� ENTRANCE gE�C7 PROVINCIAL /
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CONVENIENCE: +--�--� RAILWAY LAND USE
Schedule 'A'