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HomeMy WebLinkAboutPD-180-84 4 4 CORPORATION OF THE TOWN OF NEWCASTLE PLANNING AND DEVELOPMENT DEPARTMENT T.T.EDWARDS,M.C.I.P.,Director HAMPTON,ONTARIO LOB 1,10 TEL.(416)263.2231 REPORT TO THE GENERAL PURPOSE AND ADMINISTRATION COMMITTEE MEETING OF NOVEMBER 5, 1984 REPORT NO. : PD-180-84 SUBJECT: PROPOSED AMENDMENT TO DARLINGTON OFFICIAL PLAN (COURTICE) AND NEIGHBOURHOOD 3B DEVELOPMENT PLAN RECOMMENDATION: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following : 1 . That Report PD-180-84 be received; and 2. That Staff be authorized to proceed with the Public Notice for an amendment to the Official Plan for the former Township of Darlington related to the locational and buffering requirements of medium and high density development; axed- 3. That Staff be further authorized to proceed with a Public Notice for a related amendment to the Courtice Neighbourhood 3B Development Plan. i . ..2 REPORT NO. : PD-180-84 Page 2 BACKGROUND: On June 18, 1984, Committee considered Staff Report PD-122-84 which recommended approval of a Neighbourhood Development Plan for Courtice Neighbourhood 3B and a rezoning application submitted by Mr. E. Pollard for a high density development in Neighbourhood 3B. Committee adopted the recommendations in the report and, on June 25, 1984, Council resolved (Resolution #C-444-84) to endorse the recommendations of the Committee. i The Staff Report noted that the Courtice Urban Area Plan provides guidance with respect to residential densities and more particularly provides locational criteria for the various density ranges. In that regard, based upon these criteria, high density uses should be separated from low density areas by a transition through the medium density range. Such uses must also be located within the community central area or within residential neighbourhoods adjacent to arterial roads. Similarly, medium density uses should generally be located at the periphery of the neighbourhood and adjacent to arterial or collector roads. The development proposal submitted by Mr. Pollard has direct access to Regional Road #34 (Courtice Road). A parcel of land directly adjacent to existing low density development and which was shown as Block C on the development proposal , could take direct access to adjacent local streets provided it developed at the lower end of the medium density range or for low density uses. However, Staff noted that an Official Plan amendment would be required if the block were developed solely for a low density residential use since a transitional area would not be provided. Staff noted in the . ..3 i REPORT NO. : PD-180-84 Page 3 report that they would have no objection to such an amendment provided some form of physical separation of uses is provided in the alternative. Staff also indicated in the report that due to the concern expressed by the public about the landuse designations and densities of Block C of the Pollard proposal as well as lands to the west owned by First City Developments, it would be premature to finalize the landuse designations and densities for these blocks in the Neighbourhood 2B Development Plan. The Neighbourhood Development Plan as approved by Council indicated the designation of these subject areas as being deferred pending further detailed review. COMMENT: Staff have now drafted a proposed amendment to the Official * Plan for the former Township of Darlington (attached) which would provide more flexibility in the locational requirements of medium and high density residential development and the buffering requirements between high and low density residential developments. In particular, the amendment would permit a high density proposal to exceed the maximum density currently permitted by the Official Plan, provided that such higher density does not lower the development potential of other vacant residential lands in the neighbourhood below a specified density. This portion of the amendment is consistent with the wording as given for high density residential development in the Bowmanville Urban Area Plan. As well , the amendment also proposes that open space or medium density residential development at the lower end of the density range be permitted as a buffer I ...4 REPORT NO. : PD-180-84 Page 4 between high density and low density uses. This requirement could be eliminated if the high density and low density developments are both proposed as part of a comprehensive development scheme. It is respectfully requested that Staff be authorized to proceed with the public notice for the proposed Official Plan amendment and the related amendment to the Neighbourhood 3B Development Plan with respect to the deferred designations in that plan. Respectfully bmitted, T.T. Edwards, M.C. I.P. Director of Planning JAS*TTE*jip *Attach. October 22, 1984 cc: Mr. E. Pollard Group 19, Box 19 R.R. #3 BOWMANVILLE, Ontario Ll C 3K4 Mr. W. Manson WDM Consultants 20 Clematis Road WILLOWDALE, Ontario M2J 4X2 I AMENDMENT NO. 20 TO THE OFFICIAL PLAN OF THE FORMER PLANNING AREA OF THE TOWNSHIP OF DARLINGTON PURPOSE: The purpose of this Amendment is to provide more flexibility in the locational requirements of medium and high density residential developments and the buffering requirements between high and low density residential developments. BASIS: This amendment is based upon a review of policies in the Plan regarding the location of medium and high density residential developments in relation to major roads, and the requirement for a transition of medium density residential development between high density and low density residential areas. ACTUAL AMENDMENT: The Official Plan of the Former Planning Area of the Township of Darlington is hereby amended by: i ) deleting in the second item under Section 6.1 .2(iv) (b), the word "adjacent" and inserting the words "with direct access" so that the item now reads as follows : "- shall be generally located at the periphery of the residential neighbourhoods with direct access to collector or arterial roads." deleting in its entirety Section 6.1 .2(iv) (c) and replacing it with the following new Section 6.1 .2(iv) (c) : "6.1 .2(iv)(c) High Density Residential - shall generally not exceed a density of 80 units per net residential hectare. However, proposals for higher density residential development may, in some situations , be considered by Council to be in conformity with this Plan provided that the Region of Durham ascertains that servicing capacity exists and provided that the proposed higher density does not lower the development potential of other vacant residential lands in a given neighbourhood below the overall average density of 37 persons per gross hectare; - shall be located within the Community Central Area or residential neighbourhoods adjacent to the Community Central Area and have direct access to arterial roads; and - shall be located in such a manner that there is an open space and/or parkland buffer between High Density and Low Density Residential Uses, and/or a transition of Medium Density Residential Uses between High . ..2 Page 2 AMENDMENT NO. 20 TO THE OFFICIAL PLAN OF THE FORMER PLANNING AREA OF THE TOWNSHIP OF DARLINGTON "6.1 .2(iv) (c) High Density Residential (Cont'd) Density and Low Density Uses. This requirement may be eliminated insofar as they relate to one another if the High Density and Low Density developments are both proposed as part of a comprehensive development scheme which is covered by a site plan agreement with the Town." IMPLEMENTATION: The provisions set forth in the Official Plan of the Former Planning Area of the Township of Darlington, as amended, regarding the implementation of the Plan shall apply in regard to this Amendment. INTERPRETATION: The provisions set forth in the Official Plan of the Former Planning Area of the Township of Darlington, as amended, regarding the interpretation of the Plan shall apply in regard to this Amendment.