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REPORT
PLANNING SERVICES
Meeting:
Date:
Report #:
GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Tuesday, September 7,2004
PSD-104-04
Files #: COPA 2003-003 & ZBA 2003-015
R~',faI-' 36;2-o'f
By-law #:
Subject:
OFFICIAL PLAN AMENDMENT AND REZONING APPLICATIONS
REGARDING COMMERCIAL AND RESIDENTIAL DEVELOPMENT IN NORTH
BOWMANVILLE
HALLOWAY HOLDINGS LIMITED & TOWCHESTER DEVELOPMENTS
LIMITED
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-104-04 be received;
2. THAT the Ontario Municipal Board be requested to DEFER the application submitted by
Halloway Holdings Limited and Towchester Developments Limited to redesignate lands
from "Local Central Area" to "Medium Density Residential" within SUbject Site 1 until the
Municipality's Commercial Policy Review has been completed;
3. THAT the Ontario Municipal Board be requested to APPROVE the application submitted
by Halloway Holdings Limited and Towchester Developments Limited to reduce the
amount of retail commercial f100rspace from 3,500 m2 to 1,700 m2 within the "Local
Central Area" located at Subject Site 2;
4. THAT the Ontario Municipal Board be requested to DENY the application submitted by
Halloway Holdings Limited and Towchester Developments Limited to redesignate lands
contained within the "Local Central Area" from "High Density Residential" to "Medium
Density Residential" located at Subject Sites 2 and 3; and,
5. THAT The Ontario Municipal Board and all interested parties and delegations listed in
this report and any deiegations be advised of Council's decision.
---~~$J
franklin Wu
Chief Administrative Officer
RH*DC*sh
August 30, 2004
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830
671
.,.
REPORT NO.: PSD-104-04
PAGE 2
1.0 APPLICATION DETAILS
1.1 Applicant: Halloway Holdings Limited and Towchester Developments Limited
1.2 Agent: Sernas Associates
1.3 Official Plan Amendment:
Subject Site 1: To delete the "Local Central Area" designation and replace
the 5,000 m2 of retail and office f100rspace with a "Medium
Density Residential" designation for the development of 57
medium density residential units
Subject Site 2: To reduce the amount of retail and office f100rspace from
3,500 m2 to 1,700 m2 space and to replace the high density
residential units in the "Local Central Area" designation for
the development of 66 medium density residential units
Subject Site 3: To replace the high density residential units in the "Local
Central Area" designation with 26 medium density
residential units
1.4 Rezoning:
Subject Site 1 :
Subject Site 2:
To rezone the subject lands from "General Commercial (C1)
Zone" to an appropriate zone to implement the proposed
Official Plan Amendment
To rezone the subject lands from "Holding - General
Commercial (C1) Zone" and "Holding - Urban Residential
Type Four ((H)R4) Zone" to appropriate zones to implement
the proposed Official Plan Amendment
To rezone the subject lands from "Holding - Urban
Residential Type Four ((H)R4) Zone" to an appropriate zone
to implement the proposed Official Plan Amendment
Subject Site 3:
1.5 Site Area and Location (See Attachment 1):
Subject Site 1: 1.43 hectare parcel at the northwest corner of Scugog
Street and Middle Road
Subject Site 2: 2.28 hectare parcel at the northwest comer of Liberty Street
North and Longworth Avenue
Subject Site 3: 0.72 hectare parcel at the southwest corner of Liberty Street
North and Longworth Avenue
2.0 BACKGROUND
2.1 On April 10, 2003, Staff received official plan amendment and rezoning
applications from Sernas Associates on behalf of Halloway Holdings Limited and
Towchester Developments Limited for lands in north Bowmanville that propose
to replace 6,800 m2 of retail and office f100rspace with medium density
residential development. It also proposes to replace high density residential
development with medium density residential development.
672
':-
REPORT NO.: PSD-104-04
PAGE 3
2.2 A statutory Public Meeting was held for the applications on September 22, 2003
at which the following concerns were raised.
· A couple living adjacent to Subject Site 3 spoke in opposition to the
proposal, indicating that medium density townhouse development is too
crowded for this parcel. They suggested that single detached dwellings
would be more compatible with surrounding development. They were
also concerned about the proximity of the playground to their property,
indicating that it could become a hangout for teenagers. Finally, they
were concerned about the maintenance of a private road through the
development block. The Zakarow's were the owner's of the land at the
time of draft approval of the Newcastle Meadows subdivision, which
included subject sites 2 and 3.
· A letter from an area developer voiced support for low density residential
development, indicating that it would be more compatible with low density
development proposed on his property. The lower student rates
generated by low density development would also be less taxing on the
local schools.
These issues are addressed in Section 7.13 of this report.
2.3 Since the Municipality failed to make a decision on the applications within 90
days, the applicant appealed the applications to the Ontario Municipal Board on
February 19, 2004.
A subsequent report was not forwarded to Council for a decision on this matter
for two reasons.
· Council has authorized Staff to proceed with the Commercial Policy Review,
which has a bearing on these applications. Since the applicant wishes to
remove a Local Central Area and reduce a second one, Staff felt that these
matters should be subject to the policy review.
· At one time, the applicant proposed to transfer commercial development
rights to his lands in the Bowmanville West Main Central Area. The
applicant has not clarified in writing whether he was still pursuing this
transfer of the commercial development rights to the Sowmanville West Main
Central Area to support their development aspirations at that location.
2.4 A pre-hearing date was held on Tuesday, June 22, 2004 to scope the issues
before the OMB and determine status of all participants. The applicant's
solicitor presented the applications to the OMB. It was indicated to the OMS
that Staff would prepare a report for the General Purpose and Administration
Committee and Council consideration, outlining the Staff position on the
applications as submitted by the applicant. The Council decision would be
forwarded to the Ontario Municipal Board. A further telephone pre-hearing
conference has been scheduled for September 15, 2004.
673
REPORT NO.: PSD-104-04
PAGE 4
,
2.5 On August 13, 2004, the applicant submitted a revised development concept
and planning report for Subject Sites 2 and 3. The conclusions of this report are
summarized in Section 7.3 of this report.
For Subject Site 2, the revised concept lowers the number of townhouse units
from 66 to 64 to accommodate a single loaded driveway parallel to Liberty
Street, which reduces the number of access points from two to one. The
commercial component of the site remains unchanged.
For Subject Site 3, the revised concept also proposes a single loaded driveway
parallel to Liberty Street in order to meet the Municipality's urban design
objectives, which does not permit rear yards to face onto arterial or collector
roads. The play area has also been eliminated to appease concerns raised by
the landowners to the south.
The applicant also submitted a noise study with the revised development
concept, which indicates that noise levels acceptable to the Ministry of
Environment and Region of Durham will be achieved using conventional
abatement methods.
2.6 The following chart has been prepared to summarize the differences between
Clarington's Local Central Area polices and the original and revised proposals
submitted by the applicants.
Local Central Area: Lonaworth Avenue and Liberty Street
Official Plan Original Proposal Revised Proposal
designation LCA:
Longworth/Liberty
Retail
Floorspace 3000 1700 1700
(sq.m.)
Office
Floorspace 500 0 0
(sq.m.)
Medium
Density 50 92 90
Housing
Units
High
Density 150 0 0
Housing
Units
Public
Square Yes No No
requirement
674
REPORT NO.: PSD-104-04
PAGE 5
The designated 50 medium density units forming part of the LCA have been
implemented through draft approved plan of subdivision 18T-89070, which has a
block approved for 42 medium density units immediately abutting the north limits
of Subject Site 2.
3.0 SITE CHARACTERISTICS AND SURROUNDING USES
3.1 Subiect Site 1
The property is currently vacant, with a gradual slope towards the intersection of
Scugog Street and Longworth Avenue. Townhouse development has occurred
along the site's eastern and northern perimeter.
Surrounding Uses:
East: Urban residential
North: Urban residential and St. Stephen's Secondary School
West: Vacant lands subject to draft approved plan of subdivision and
stormwater management facility
South: Vacant lands subject to draft approved plan of subdivision
3.2 Subiect Site 2
The southern half of the property is currently vacant and flat with a gradual slope
towards Liberty Street. The northern half of the site is used to store topsoil from
other parts of subdivision.
Surrounding Uses:
East: Urban residential
North: Vacant lands
West: Urban residential
South: Vacant lands (Subject Site 3)
3.3 Subject Site 3
The property is currently vacant and flat with a gradual slope towards Liberty
Street.
Surrounding Uses:
East: Urban residential
North: Vacant lands (Subject Site 2)
West: Urban residential
South: Urban residential
4.0 OFFICIAL PLAN POLICIES
4.1 Subiect Site 1
The Clarington Official Plan designates the northeast corner of Scugog Street
and Longworth Avenue as a "Local Central Area". A total of 5,000 sq.m. of retail
and office f100rspace and 150 medium density residential units are planned in
this location. A total of 68 townhouses have been developed to the north and
east along Sommerscales Drive. The vacant lands to the south are draft
675
REPORT NO.: PSD.104-04
PAGE 6
approved for 84 townhouse units. Since the applicant wishes to delete the
"Local Central Area" designation and replace the retail and office f100rspace
allocation with a "Medium Density Residential" designation containing 57
medium density residential units, an amendment to the Clarington Official Plan
was submitted for consideration.
Subject Site 2
The northwest corner of Liberty Street North and Longworth Avenue is part of a
"Local Central Area" in Clarington Official Plan. The Plan allocates 3,500 sq.m.
of retail and office f1oorspace, 50 medium density residential units, and 150 high
density residential units for this Local Central Area. This site has been draft
approved and zoned to permit retail commercial and high density residential
development. Since the applicant wishes to reduce the amount of retail and
office f100rspace allocation from 3,500 sq.m. to 1,700 sq.m. and replace the high
density residential units with 66 medium density residential units, an amendment
to the Clarington Official Plan was submitted for consideration.
Subiect Site 3
The southwest corner of Liberty Street North and Longworth Avenue is part of
the same "Local Central Area" as subject site 2. The Plan allocates 3,500 sq.m.
of retail and office f1oorspace, 50 medium density residential units, and 150 high
density residential units as part of this Local Central Area. This site has been
draft approved and zoned to permit high density residential development. Since
the applicant wishes to replace the high density residential units with 26 medium
density residential units, an amendment to the Clarington Official Plan was
submitted for consideration.
Attachment 2 contains a proposed amendment to the Clarington Official Plan as
prepared by the applicant for the original development proposal.
5.0 ZONING BY-LAW CONFORMITY
5.1 Subject Site 1
The property is zoned "General Commercial (C1) Zone", which does not permit
medium density residential development. In order to permit the townhouse
development, a rezoning application was submitted for consideration.
Subiect Site 2
The property is zoned "Holding - General Commercial (C1) Zone" and "Holding
- Urban Residential Type Four ((H)R4) Zone". Although the commercial zoning
may accommodate the commercial proposal, the zoning does not permit
townhouse dwelling units. In order to permit the townhouse development, a
rezoning application was submitted for consideration.
Subject Site 3
The property is zoned "Holding - Urban Residential Type Four ((H)R4) Zone",
which does not permit townhouse development. In order to permit the
676
REPORT NO.: PSD-104-04
PAGE 7
proposed townhouse development, a rezoning application was submitted for
consideration.
6.0 AGENCY COMMENTS
6.1 The Clarington Emergency Services Department has no objections to the
proposal provided that necessary fire routes are designated through the site
plan approval process.
6.2 The Clarington Engineering Services Department has no objections to the
application provided that the following requirements are fulfilled.
· All internal roadways must remain in private ownership.
· All entrance locations are subject to approval by the Engineering Services
Department. Entrances on Liberty Street will be subject to approval by
Durham Regional Public Works Department.
6.3 The Durham Regional Planning Department has no objections to the proposed
amendments since they pose no significant Regional interests. As the
residential proposals are located along arterial roads, the Region has requested
that a noise study be completed to ensure that noise attenuation requirements
are provided in accordance with Ministry of Environment Noise Guidelines. The
application has been deemed exempt from Regional approval.
6.4 The Durham Regional Public Works Department has no objections to the
applications and offers the following comments.
· All properties are serviced by municipal water and sewer services. Detailed
comments will be provided at site plan approval stage.
· Access to the residential development located on Subject Site 2 is proposed
from Liberty Street, which is a Type "B" arterial. A sufficient road widening is
required to provide a 15.0 metre right-of-way from the centrellne of Liberty
Street to the subject lands. The proposed access must also conform to the
80 metre entrance spacing requirements for Type "B" arterial roads.
6.5 Central Lake Ontario Conservation has no objections to the proposals. The
suggested land use changes do not appear to adversely impact the drainage
schemes previously approved through the Northwest Bowmanville Master
Drainage Plan. The Bowmanville Creek realignment will facilitate the
construction of the Longworth Avenue bridge and the installation of the
stormwater outfall to the Bowmanville Creek. Development should not proceed
until these necessary works are completed.
6.6 The Peterborough Victoria Northumberland and Clarington Catholic District
School Board has raised concems in regards to these applications. Their area
school, St. Elizabeth Elementary School on Longworth Avenue, has
experienced significant enrolment growth and is therefore over capacity. The
Board has requested that the commenting period be extended in order for the
Board to examine further options.
677
REPORT NO.: PSD.104-04
PAGE 8
6.7 The Kawartha Pine Ridge District School has not provided comments to date.
7.0 COMMENTS
7.1 This report has been written to obtain Council concurrence with the Staff
position on these applications at the Ontario Municipal Board. As noted in
Section 3, Council has authorized Staff to undertake a Commercial Policy
Review for the Municipality. In as much as these applications propose to delete
commercial floor space from designated Local Central Areas, and at one time,
there was discussion of transferring this floor space to other lands owned by the
applicant in the Bowmanville West Main Central Area, Staff considered it
appropriate to have these applications reviewed in context of the Commercial
Policy Review.
7.2 During a meeting with the applicant prior to the pre-hearing conference, it was
agreed by both parties that the Official Plan policies related to the Municipality's
future commercial hierarchy are subject to another Board hearing by a different
constituted panel and applications related to Site 1 should await the outcome of
the other Board Hearing. This position was recommended to the Board member
for this hearing. The Board agreed. Accordingly, this report only discusses
matters relating to Subject Sites 2 and 3. A further pre-hearing telephone
conference has been scheduled for September 15, 2004.
7.3 The August 2004 revised planning report in support of the application for Official
Plan Amendment is summarized as follows:
7.3.1 Commercial Amendments
· Since the Clarington Official Plan only provides a maximum floor area, there
is no policy compelling the entire f100rspace allocation to be achieved.
· The proposed 1700 m2 retail plaza is more in keeping within the range of
floor areas for other designated Local Central Areas (LCA) in Bowmanville.
This proposal can fulfill the role of providing day-to-day needs of area
residents similar to other LCA's.
· The applicant has received an offer of purchase and sale from a developer to
construct a 1,700 m2 commercial plaza on the subject site. No offers were
received for a 3,500 m2 development format.
7.3.2 Residential Amendments
· There is only one other LCA in Bowmanville that has an associated high
density component. Medium density housing is more appropriate and
consistent within an LCA designation.
· Bowmanville's residential neighbourhoods are predominantly low density
residential. High density areas are located primarily in Main Central Areas
(MCA).
· Using the persons per unit assumptions contained in the May 2000
Development Charges Report, the report states the proposed 90 townhouse
units would yield approximately 261 people while the 148 apartment units
678
REPORT NO.: PSD-104-04
PAGE 9
permitted based on current zoning would yield 266 people. Therefore, the
population target would be maintained.
· A reduction of 150 potential apartment units is not significant.
· The MCA and surrounding "shadow" will become the focus of more high
density development. .
7.4 The Municipality of Clarington has commenced the Commercial Policy Review
and expect a recommendation to be considered by Council in early October. In
reviewing the applications submitted, Staff concur with the reduction of the
commercial floor area from 3,500 m2 to 1,700 m2 at Subject Site 2. Staff do not
support the removal of the designated high density units. Provincial Policy, the
Durham Regional Official Plan and the Clarington Official Plan, as well as
emerging provincial initiatives are all supportive of development which provides
for intensification and efficient use of land, infrastructure and public service
facilities.
7.5 The Provincial Policy Statement requires "land use patterns based on .
densities which:
· Efficiently use land, resources, infrastructure and public service facilities;
· Avoid the need for unnecessary and/or uneconomical expansion of
infrastructure;
· Support the use of public transit, in areas where it exists or is to be
developed' .
7.6 Recent Provincial initiatives such as "Places to Grow Better Choices. Brighter
Future." recommends providing options for population and economic growth
using land and resources in an efficient manner. One specific policy requires
municipalities to plan to accommodate 40 % of the projected growth through
intensification prior to urban boundary expansions over the next five years.
Similarly the "Provincial Policy Statement: Consultation Discussion Paper #2"
speaks to land use requirements and land use patterns decisions based on the
provision of sufficient land - through intensification and redevelopment.
7.7 The Durham Region Official Plan requires local official plans to contain policies
that will enable a variety of housing types by size and tenure. Furthermore,
intensification is encouraged in existing urban areas and area municipalities are
to plan to accommodate 20% of all new population growth through
intensification.
7.8 Clarington's Official Plan requires that 20% and 10% of Clarington's housing
stock be provided in the form of medium and high density residential
development, respectively. The policies of the Clarington Official Plan also
speak to encouraging the provision of a diverse housing stock in terms of type,
tenure, density and cost within the Municipality. In addition, an objective of the
Clarington Official Plan is to provide a minimum 30% of all new housing to be
affordable.
679
REPORT NO.: PSD-104-04
PAGE 10
7.11
7.12
7.13
8.0
8.1
7.9
The consultant's planning report argues that the proposed number of medium
density units will provide an equal population to that of the existing high density
zoning; however, in addition to achieving population target, the Clarington
Official Plan requires that a range of housing types be provided by form and
tenure.
7.10
The subject lands are within a designated Local Central Area. Such
designations are to serve as focal points of activity for residential communities.
They should develop with a mix of uses. High density residential development
in this location is appropriate. Provincial, Regional and Municipal policies all
support the greater utilization of transit and the development of land use
patterns that support and can sustain transit operations. This includes higher
density housing forms, destination areas like shopping facilities, school and
community facilities.
The subject lands are located at the intersection of Liberty Street and Longworth
Avenue, which is relatively central, both within the Bowmanville urban area and
the residential designation north of King Street. These roads are designated as
Type "B" and "C" arterial roads respectively. Liberty Street is a major north-
south arterial road stretching from Highway 401 into northern Clarington.
Longworth Avenue is a major east-west Type "C" arterial road, and with the
completion of the Longworth Avenue bridge construction, Longworth Avenue will
prove to be a key east-west traffic route between Liberty Street and Regional
Road 57. Due to its locational characteristics, the intersection of Longworth and
Liberty is ideally suited to high density development. Therefore, this Local
Central Area exhibits opportunity for more intensive development levels
compared to other LCA's.
The Municipality of Clarington has recently introduced transit to the Bowmanville
community. Successful public transit service is based in part on higher
residential densities along the transit routes. Bus routes have been established
on both Liberty Street and Longworth Avenue. This would further support the
retention of high density development at this location.
Adjacent property owners and an area developer have indicated that medium
and high density residential development is incompatible with the surrounding
area, and therefore, only low density development should be permitted.
Clarington Official Plan requires that 20% and 10% of Clarington's housing stock
be provided in the form of medium and high density residential development
respectively. This provides for a greater variety of housing types by style,
tenure, and affordability. Any reduction in residential density must be reviewed
to ensure that these targets and designated function are still being fulfilled. Staff
do not support low density residential development on any of the subject sites.
CONCLUSIONS
Based on the comments contained in this report, Staff would recommend that
the Municipality request the Ontario Municipal Board to:
680
REPORT NO.: PSD-104-04
PAGE 11
a) DEFER the application for the redesignation of lands from "Local
Central Area" to "Medium Density Residential" at Longworth Avenue
and Middle Road until the Municipality's Commercial Policy Review
has been completed;
b) APPROVE the application for the reduce the amount of retail
commercial f100rspace from 3,500 m2 to 1,700 m2 in the "Local
Central Area" at Longworth Avenue and Liberty Street; and
c) DENY the application to replace "High Density" residential units with
"Medium Density" residential units in the "Local Central Area" at
Longworth Avenue and Liberty Street.
Attachments:
Attachment 1 - Key Map
Attachment 2 - Proposed Amendment to the Clarington Official Plan
Interested parties to be notified of Council's decision:
Robert Hann
Halloway Holdings Limited and Towchester Developments Limited
177 Nonquon Road
20th Floor
Oshawa, ON L 1 G 3S2
Lynda Townsend Renaud
1400 Cornwall Road
Suite 2
Oakville, ON L6J 7W5
Bryce Jordan
Semas Associates
110 Scotia Court
Unit 41
Whitby, ON L 1 N 8Y7
Marianne and Peter Zakarow
282 Liberty Street North
Bowmanville, ON L 1 C 2N 1
Mario Veltri
Marianna Developments
1038 Pinetree Court
Oshawa, ON L 1 K 1 P4
681
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COPA 2003-003
Clarington
Official Plan Amendment
ZBA 2003-015
Zoning By-law Amendment
Owner: Halloway Holdings Ltd, &
Towchester Developments Ltd.
682
PURPOSE:
BASIS:
AMENDMENT:
IMPLEMENTATION:
INTERPRETATION:
ATTACHMENT 2
AMENDMENT NO.
TO THE CLARINGTON OFFICIAL PLAN
The purpose of this Amendment is to replace the Middle Road/Longworth
Avenue Local Central Area designation with Medium Density Residential, and to
allow for a re-distribution of the planned land uses within the Liberty
Street/Longworth Avenue Local Central Area
The basis of this amendment is as follows:
1. This amendment is based on an application by the property owners (refer to
Planning Report)
The Clarington Official Plan is hereby amended as follows:
1. By amending Map A3 - Land Use Bowmanville Urban Areas as shown on
Schedule "A"
2, By amending Table 9-2 Housing Targets by neighboumoods as shown on
Schedule "B"
3, By amending Table 10-1 Local Central Areas as shown on Schedule "C"
The provIsions set forth in the Clarington Official Plan regarding the
implementation of the Plan shall apply in regard to this Amendment
The provisions set forth in the Clarington Official Plan regarding the interpretation
of the Plan shall apply in regard to this Amendment
683
"SCHEDULE A"
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To delete Local Central Area and
replace with Medium Density Residential
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LAND USE
BOWMANVIUE URBAN AREA
OFFICiAl PLAN
MUNICIPALITY OF ClARlNGTON
OECalBER.4,2000
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Table 9-2
Housing Targets by Neighbourhooods
Housing Units
Urban Area Residential Areas Central Areas
Neighbourhoods Low Medium High Medium Hiah Intensification Total
Courtice
N1 Main Central Area 0 0 0 0 250 100 350
N2 Sub Central Area 0 0 0 0 0 350 350
N3 Worden 1175 125 0 0 0 100 1400
N4 Highland 1225 100 0 0 0 I 75 1400
N5 Glenview 550 425 0 110 0 [ 50 1135
N6 Hancock 850 100 0 0 0 25 975
N7 Avondale 825 200 0 0 0 275 1300
N8 Emily Stowe 1475 275 0 0 0 550 2300
N9 Penfound 1075 75 0 0 0 75 1225
N10 Darlington 450 25 0 0 0 383 858
. 1625
N11 Bayview 1150 300 125 0 0 50
N12 Farewell Heights - - - - - -
Total 8775 1625 125 110 250 2033 12918
Bowmanville
N1 East Main Central Area 0 0 0 550 175 275 1000
N2 West Main Central Area 0 0 0 250 1500 0 1750
N3 Memorial 975 0 250 0 0 350 1575
N4 Central 425 125 75 0 0 75 700
N5 Vincent Massey 1025 400 0 0 0 175 1600
N6 Apple Blossom 1250 275 0 25 0 125 1675
N7 Elgin 1025 W 175 50 ~ 25 75 150 44+a 1425
N8 Fenwick 1325 525 0 0 0 100 1950
N9 Knox 1450 ~ 250 0 125 +a 0 125 '1-900 1950
N10 Northglen 975 150 0 100 50 50 1325
N11 Brookhill 1325 350 0 0 0 75 1750
N12 Darlington Green 700 175 ,0 0 0 125 1000
N13 Westvale 1025 350 275 25 0 75 1750
N14 Waverly 1075 250 50 25 0 75 1475
N15 Port Darlington 550 450 175 0 0 25 1200
Total 13125 = 3475 875 ~1125 .jgj'€i 1800 1800 22400
Newcastle Village
N1 Main Central Area 0 0 I 0 100 i 50 75 225
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'.1') Graham 1075 ","r - 100 1275
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N3 Foster 1450 200 0 0 0 125 1775
N4 Port of Newcastle 500 325 0 0 250 0 1075
N5 North Village II 1050 250 0 0 0 50 1350
N6 Wilmot 960 0 0 0 0 0 960
Total 5035 875 0 100 300 350 6660
*Potential housing units for Farewell Heights neighbourhood subject to the provision of Special Policy Area No.5 (See Section 17.6)
685
.
"SCHEDULE C"
Table 10-1
Local Central Areas
Housing Units
Local Central Area Retail Floorspace Office Floorspace Medium High Public Square
Locations (sq,m) (sq,m) Density Density Requirement
BOWMANVILLE
Liberty/Longworth JQOO 1700 500 W 150 - 0 Yes
MiElElle/loR€I'.'9r:th 4eOO BOO - G '{es
Concession/Mearns 2500 0 25 0 Yes
Waverly/Quinn 1200 350 25 0 Yes
Martin/Hartwell 1200 1150 0 0 No
MartinJ3TU Concession 2500 500 100 50 Yes
Coutice
NashfTrulls 1650 0 110 0 No
Courtice/King 3100 500 50 50 No
Newcastle Village
Port of Newcastle 2000 SOD 0 250 Yes
Orono 3500 1000 50 0 Yes
686