HomeMy WebLinkAboutPD-283-86 REPORT #2
TOWN OF NEWCASTLE
REPORT File #
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MEETING: Council
DATE: Monday, November 24, 1986
REPORT #: PD-283-86 FILE #:
SUBJECT: TOWN OF NEWCASTLE OFFICIAL PLAN
COMMUNITY IMPROVEMENT POLICIES
RECOMMENDATIONS:
It is respectfully recommended to Council that:
1. THAT Report PD-283-86 be received; and
* 2. THAT the attached amendment to the Newcastle Official Plan, in respect of community
improvements, be approved and forwarded to the Regional Municipality of Durham for
approval and subsequent submission to the Minister of Municipal Affairs; and
3. THAT the Regional Municipality of Durham be advised that, in view of the January
31, 1987 deadline for approval of Community Improvement Policies in order to be
eligible for funding in 1987, the Town requests their assistance in expediting
Regional and Ministry approval of the subject policies.
BACKGROUND AND COMMENTS:
As Members of Council will recall , Staff were directed to prepare the necessary amendment
to the Newcastle Official Plan to permit the Town to take advantage of Provincial funding
available through the P.R.I .D.E. Program. In accordance with that direction, Staff have
hastily finalized the background documents and draft amendment for submission to the
Region of Durham for their approval . Staff note that the subject amendments have not been
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REPORT NO.: PD-283-86 Page 2
circulated nor has the Town obtained any public input into these policies.
Accordingly, Staff note that approval of these policies, by the Region and
the Ministry of Municipal Affairs, by the January 31, 1987 deadline is
somewhat optimistic. Nevertheless, if every effort is made to expedite the
necessary approvals, it may be possible.
Accordingly, Staff are recommending Council approve the attached amendment
to the Newcastle Official Plan and forward same to the Region for approval .
Respectfully s d,
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T.T. Edwards, M.C.I .P. arry ots qf
Director of Planning Chief Admi i�trative Officer
TTE*j i p
*Attach.
November 12, 1986
COMMUNITY IMPROVEMENT AND THE TOWN OF NEWCASTLE
For the purpose of discussion , community improvement may be
defined as encompassing all those activities, both public and private, which
maintain , restore, rehabilitate and redevelop the existing physical
environment to accommodate the social and economic priorities within the
community.
While community improvement is, by no means, a new phenomenon, the
importance of the activities in terms of policies, programs and projects, at
the municipal and provincial level , has increased dramatically in response
to, and as a result of, today's economic conditions. Given past projections
of slow-growth, unsure monetary performance, and limited forecast growth in
the housing, manufacturing and resource industries; public attention was
focused on job creation initiatives and on the maintenance of an attractive
climate for private investment. At the same time, there has been an
increased demand for public services to be provided to overcome deficiencies
in the public infra-structure. Community Improvement addresses both of
these issues; utilizing resources made available through a number of
Government Programs.
The Planning Act R.S.O. 1983 provides new and comprehensive
legislation regarding Community Improvement, which enables municipalities to
obtain funding, designate areas for improvement, acquire land, utilize
private and government sources of funding for land owners through loans and
grants, and enter into agreements with senior levels of government and
private interests for the purpose of implementing redevelopment plans.
Prior to funding being granted, or areas being designated for improvement,
the local municipality must, in its Official Plans, have policies dealing
with community improvement and areas designated within the Official Plan for
community improvement before eligibility for the various programs will be
considered.
The purpose of this report , therefore , is to identify, in the
Official Plan , areas worthy of consideration as Community Improvement areas
and provide policy to govern the establishment, identification, priorization
and implementation of community improvement.
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Attached is the actual amendment to the Official Plan for the Town
of Newcastle which establishes Community Improvement Policies in the
Official Plan, the criteria for the selection of Community Improvement
Areas, the Background Report which is a detailed inventory of opportunities
and deficiencies in the Town of Newcastle, and the available Provincial
funding programs and their requirements for participation and eligibility,
and the schedules and maps which are attached to the Background Report.
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AMENDMENT NO. TO THE OFFICIAL PLAN
FOR THE TOWN OF NEWCASTLE
PURPOSE
The purpose of this amendment is to add to the Official Plan of the
Town of Newcastle policies in respect of community improvement and to delineate,
within the Official Plan, Community Improvement Areas.
BASIS
This amendment has been prepared in consideration of the requirements
of Sect ion 28 of the Planning Act, 1983, which requires that, prior to
designation of any part of the municipality as community improvement project
area, appropriate Official Plan policies shall be in effect. The provision of
policies in respect of community improvement are intended to encourage the
examination of existing Town facilities and services to permit the
identification of existing deficiencies and required improvements as well as
encourage the rehabilitation and redevelopment of designated improvement areas.
ACTUAL AMENDMENT
(1 ) Section 2 of the Official Plan of the Town of Newcastle, entitled
"Strategic Planning" is hereby amended by adding thereto the following
new Subsection 2.3.
2.3
2.3. 1 GOAL
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To provide for those activities, of both the public and private
sector, which lead to the maintenance, rehabilitation and redevelopment of the
existing physical environment of the Town and to encourage efficient
residential , commercial and industrial areas to redevelop in a comprehensive
manner.
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2.3.2 OBJECTIVES
(a) To encourage the rehabilitation of the existing housing stock
and new i nfi 1 1 development to prescribed minimum property
standards.
(b) To maximize efficiencies in the use of existing public
services and facilities;
(c) To improve the public infra-structure where deficiencies or
deteriorating conditions exist in municipal , soci al ,
recreation and physical facilities in order to maintain the
quality of the community;
(d) To provide guidance to Council in the priorizing of municipal
spending with respect to community improvement; and
(e) To encourage and assist in the co-ordination of private
sector efforts to rehabilitate and/or redevelop properties in
a manner which would have a positive impact on the
community.
2.3.3 COMMUNITY IMPROVEMENT AREA CRITERIA
(i ) The delineation of the Community Improvement Areas shown on
Map B has been based upon the following criteria.
(a) A significant portion of the housing and/or building stock is
in need of rehabilitation or redevelopment.
(b) Deficiencies exist in municipal services such as sanitary
sewers, watermains, storm sewers, or water supply and waste
disposal facilities.
(c) Deficiencies exist in roads or streetscapes including
sidewalks, street lighting, storm drainage.
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(d) Deficiencies exist in social or recreational facilities.
(e) Deficiencies exist in traffic circulation or parking
facilities.
(ii ) It is the intention of this policy that the Town shall designate,
by by-law, within the areas delineated for community improvement by Map 6,
specific community improvement project areas.
(iii ) The Town shall prepare community improvement plans for the
individual community improvement project areas. These community improvement
plans shall serve as the basis for community improvement upon their
approval .
(iv) Community improvement plans shall be prepared and implemented in
accordance with the following guidelines.
(a) Prior to commencing any community improvement project, the
Town shall be satisfied that it can adequately finance the
municipal share of any cost associated with such
improvements.
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(b) The improvements which will most substantially address
deficiencies of sanitary sewers, watermai ns, roads,
sidewalks, street lighting, stormwater drainage and/or
community facilities shall be undertaken as a first
priority.
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(c) Improvements which will address existing facilities and
services which have deteriorated or are in a state of repair
below municipal standards shall be undertaken as a second
priority.
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2.3.4 IMPLEMENTATION
The policies of this section shall be implemented by the Town as
follows:
(a) Designation, by by-law, of community improvement project
areas;
(b) Preparation of community improvement plans which shall be
adopted by by-law;
(c) Application for Provincial or Federal grants or loans to
assist in funding of community improvement projects;
(d) Participation in Provincial and Federal Government Programs
intended to assist private sector, maintenance,
rehabilitation and redevelopment of property and buildings;
(e) Enforcement of the Town' s Maintenance and Occupancy Standards
By-law and Zoning By-law restrictions;
(f) Municipal support of Business Improvement Area organizations
in their efforts to maintain their commercial viability.
(2) The Official Plan of the Town of Newcastle is hereby further amended
by adding thereto a new Map B delineating Community Improvement
Areas.
(3) Implementation and Interpretation - The provisions set forth in the
Official Plan of the Town of Newcastle in respect of implementation
and interpretation shall apply in respect of this amendment.
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APPENDIX I
CRITERIA FOR THE SELECTION OF COMMUNITY IMPROVEMENT AREAS
Criteria usd to select community improvement areas are included in
the Town of Newcastle Official Plan. Upon approval of these areas by
Council , a community improvement plan would be prepared. The initial stage
of delimiting the community improvement areas will be aided through
reference to the Background Report and the following description of each
criteria.
The general criterion applied in the selection of community
improvement areas requires that an area has potential for improvement,
redevelopment, renovation and/or rehabilitation. Each criteria used,
indicates an i ni tati ve where municipal efforts can be applied. Further,
those efforts should result in the efficient use of existing and additional
public investment and the encouragement of increased public investment to
effectively improve and rehabilitate an area.
The specific criteria are not equally applicable to residential , ;
commercial , or industrial areas. The description of each criteria presented
below, therefore, indicates the relative applicability to each type of
landuse.
1 ) CONDITIONS OF THE EXISTING BUILDING/HOUSING STOCK
In older residential areas, the existing housing stock may be of
an age where exceptional levels of upkeep, and therefore expense, are
required to maintain -the buildings in a good state of repair. A windshield
survey is likely the best method for determining the number of homes in need
of repair. Conditions such as peeling paint, wooden trim and porches which
are deteriorating, broken windows, and crumbling brickwork are good
indicators. Existing housing stock reports may also be used in this regard.
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Community improvement projects in these areas should attempt to
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preserve the character' of the neighbourhood by encouraging rehabilitation
where applicable, and spot clearance where extreme deterioration exists.
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2) PARKS AND OPEN SPACE AND/OR COMMUNITY FACILITIES
A lack of adequate park and open space or community facilities is
a criteria applicable to residential areas and commercial areas. The need
for parks can be determined through recreational studies and surveys
prepared for the Town. In addition, open space standards can be applied to
the current inventory of recreational facilities. Appropriate additional
facilities should be examined for inclusion in Community Improvement
Policies.
3) BUSINESS IMPROVEMENT AREAS
The prescence and effectiveness of Business Improvement Areas
directly impacts the commercial viability of the downtown commercial areas
in Newcastle. The potential for further designation and an examination of
the current status of Business Improvement Areas within the Town will
provide an excellent indicator of a commercial areas worthiness for
inclusion.
4) DEFICIENCIES IN THE PHYSICAL INFRA-STRUCTURE
y An obvious disincentive to new investment in our area is the lack
of, or inadequate provision of roads, watermains, water sources, sewermains,
and stormwater drainage facilities. Deficiencies in any of these areas lead
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to high maintenance costs, property damage, and a negative amenity feature
in the area.
The provision of streetscape amenities is likewise important.
Street lighting, proper curbs, sidewalks , can have a positive amenity
feature on the streets they are provided for.
5) CONFLICTING LAND USES
This criteria is primarily applicable to residential areas where
commercial or industrial uses may also exist. They may adversely influence
the amenity of an area by virtue of their built form, open storage, heat,
noise and light pollution , traffic and parking problems, and generally,
unsafe conditions. Landuse conflict areas identified by Staff would be
confirmed as such by adjacent land owners. Reasonable solutions put forth
by residents should have priority in Community Improvement Planning.
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6 ) TRAFFIC MANAGEMENT AND STREETSCAPE FEATURES
Road system deficiencies have impacts on commercial and
residential areas, which include air pollution, noise and congestion. In
commercial areas this can lead to a loss of business. In residential areas
this can lead to safety problems and a loss of ambience that the area is a
people place. A lack of on and off street parking, the prescence of traffic
control devices, lighting and effective signage all have impacts on the
viability of commercial areas and the perception of residential and
commercial areas as safe. Areas requiring improvements can be identified
from road need studies, parking studies, and commercial impact analysis.
7) OPPORTUNITIES FOR IMPROVEMENT AND INFILLING
Vacant lots, under-utilized areas and potential infilling sites
are important opportunity features in a community improvement area. These
sites indicate areas of potential for private investment to follow public
upgrading and improvement. Detailed analyses of potential i nfil li ng areas
should be undertaken in the Community Improvement Plan, general areas with
the potential for i nfi l l i ng have been inventoried through existing plans.
8) IMPROVEMENTS TO STREETSCAPE
Residential and commercial areas can be enhanced simply by the
prescence of curbs, gutters, sidewalks, streetl ighti ng, and street
furniture. (The opposite, however, is also true) . Opportunity areas exist
where there is the potential to replace curbs, resurface roads, plant trees
along boulevards, develop planters, parkettes, street furniture, remove
overhead wires, etc. Investments of this nature boost civic pride and
beautify an improvement area. Candidate areas have been found in present
inventories, specific sites should be detailed in Community Improvement
Plans.
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APPENDIX 2
BACKGROUND REPORT FOR THE SELECTION OF COMMUNITY
IMPROVEMENT AREAS IN THE TOWN OF NEWCASTLE
GENERAL
The Town of Newcastle was created on January 1, 1974 by the
amalgamation of the former Town of Bowmanvil le, the former Village of
Newcastle, and the former Townships of Clarke and Darlington, through the
Regional Municipality of Durham Act, 1973. The Town' s location is in the
eastern most portion of the Region of Durham, bounded on the west by the
City of Oshawa, bounded on the north by the Township of Scugog, on the east
by Hope Township, and the south by Lake Ontario.
The Town covers an area of 576 km2 in size of which 95% is held under
rural designation. The agriculturally designated lands account for 46.5
of all lands in the Town. Conversely urban areas account for 3.9% of the
land.
The 1985 assessed population for the Town of Newcastle totalled 32,712,
which represented a 5.5% increase from 1976. Since 1976 the trend in the
Town of Newcastle has seen a reduction in the age group under nineteen and
an increase in the seniors population. The long range forecast for the Town
of Newcastle is that the decreasing birth rate, and attractiveness of the
area for retirement homes and mature families will have a stabilizing effect
on the population with small periods of growth. However, since 19895, the
Town has been experiencing rapid growth which is expected to result in an
increase of 10% in the assessed population for 1986.
The Town of Newcastle is divided into the Bowmanville and Courtice Urban
Areas, the Village of Newcastle and fourteen (14) hamlets scattered
throughout the rural areas of former-Darlington and Clarke. Major access to
the Town is provided by Highway #401 east and west, Highway #2 east and
west, and Highway 35/115 and Regional Road #57 north and south. Major CNR
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and CPR rights-of-way are located in the southern portion of the Town. A
smaller CPR right-of-way is located in the northern portion of the Town.
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The Town supports a smal 1 i ndustri al communi ty wi t major Regi onal
employers being St. Mary' s Cement, Goodyear Tire Co. , and Ontario Hydro. In
addition, there are some 1700 active farming operations within the Town.
Town history dates back to the eighteenth century with many
hamlets being settled in the 1800's. Residential Clusters and Nodes are
also located in the rural countryside and the housing stock of the Town is
quite old with many areas utilizing frame construction. Most areas are
still on private services and many roads are still built to a rural
designation and level of service.
PLANNING LEGISLATION
Under Sections 28 through 32 of the Planning Act, R.S.O. 1983, a
municipality may undertake community improvement. F urther Regional powers
have been given in the Durham Regional Official Plan to incorporate
j Occupancy and Maintenance By-laws, for the location of community and
cultural facilities and lastly, to incorporate provisions enabling the use
of the "Holding" symbol in a zoning by-law.
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Specific sections of the Regional Plan have encouraged the
development of Heritage Conservation Districts, the preservation,
improvement and rehabilitation of older residential areas in the Town and
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the beautification improvement and/or redevelopment of the Region ' s Main
Central Areas.
The Town of Newcastle has an adopted Property Standards By-law
(82-63) which applies to all property in the Town and is administered on a
complaint basis. There are some 27 separate criteria evaluated within the
By-law and several specific requirements for each criteria which cover all
aspects of the yard, structure, and general building conditions of a
property. It can be used as an extremely effective tool in Community
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Improvement.
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By developing community improvement policy and designating
community improvement areas, the Town will incorporate all of the provisions
in the Regional Official Plan which encourage community improvement, and all
other legislation which applies to the development of historical areas,
maintains property standards, etc.
What follows is a detailed inventory based on the criteria for
the selection of Community Improvement Areas. A summary matrix which
examines the deficiency and opportunity areas within the Town' s communities
is provided. From the matrix a prio rization of areas can be found. The
areas chosen for Community Improvement are delineated on Schedule "A".
SERVICE DEFICIENCIES
1. ROADS
Of the 743.8 kilometres of municipal roads in the Town of
Newcastle (exluding highway links) , a total of 239.5 kilometres of road were
identified as deficient by the Roads Needs Study undertaken for the Public
Works Department in 1984. All of the deficient areas were identified as
such in the now - 1 year time period. The report also identified seven
bridges which require replacement or repair and three railroad crossing
signals which require immediate upgrading.
The total system adequacy which is based upon the total road
kilometres minus the identified road sections was rated at 67.8% in the
immediate repair time period.
Schedule "B" indicates those Regional and Municipal roads which
require immediate repair. There are five (5) types of road deficiency
listed in the study: structural adequacy, surface type, surface width, safe
speed condition, level of service. The most common deficiency type is
structural adequacy which usually prescribes the road being reconstructed to
standards for either the urban or rural area served.
A majority of the sections in the urban areas of Hampton,
bowmanville, and Newcastle Village require reconstruction of the road with
storm sewers. In smaller areas, resurfacing is the major concern with
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virtually all roads in the Hamlets of Newtonville , Haydon , Burketon Station
and some of the roads in Orono and Newcastle Village requiring major repair.
In Bowmanville, portions of the road between Highway No. 401 and
Highway No. 2, between Bowmanville Creek and Liberty Street in the Central
Area, require replacement to design standards. The 4.7 km. of roads
requiring repair will cost an estimated $1,669,000 in 1984 constant dollars.
In Hampton , fifteen ( 15) sections of road require replacement totalling same
3.2 km. to be reconstructed with storm sewers at a cost of $1,290,000.
2. SANITARY AND WATE RMAI NS
The Regional Department of Works Sewer Deficiency Study detailed
those sewer and watermains in Bowmanville, Newcastle Village and Orono which
require repair, extension, or construction. Schedule "C" contains all those
sections which require replacement or upgrading. In addition, areas subject
to watersource contamination, such as the Hamlet of Newtonville, have been
marked on the schedule in accordance with the Report to the Ministry of the
Environment, September, 1984. The Hamlet Development Plans for Haydon,
Burketon Station, and Tyrone mention possible instances of well water
contamination, however, no information as to the extent of this has been
found.
3. STORMWATER DRAINAGE SEWERS
For the Urban Areas of Newcastle Village, Orono, and Bowmanville,
ddrainage areas were established for each individual sewer system based on
an examination of the existing outfall location. Where present outfall
arrangements were considered unsatisfactory, new outfall locations are
proposed. Both the deficient sections and outfall areas are marked on
Schedule "C". The Stormwater Drainage Study, prepared for the Town of
Newcastle, was aimed at analysing both present and future requirements. The
basic criteria used to evaluate sewer deficiencies is the hydraulic
condition, or pipe size and slope; however, other equally important criteria
are adequacy of cover to avoid frost problems, condition, type and location
of manholes, condition, type and location of catchbasins, condition of
inlets, and the structural adequacy. At present, there are some 27.8 km.
of storm sewer in Bowmanville and a further 4.5 km. in Orono and Newcastle
Village. The rest of the Urban and Rural Areas are serviced by a system of
open channels, culverts, drainage ditches and swales, many of which require
improvements.
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RECREATIONAL AND COMMUNITY FACILITIES AND SERVICES
Tile Town of Newcastle is supplied with 3539.8 hectares (8746.3
acres) of open space and parkland. Of that land, 80.7% is controlled
provincially with some 2288 hectares under direct control of the
conservation authorities.
3.8% of the recreational land is municipally controlled, of which
only 1.3% is developed. In terms of park supply, the Town of Newcastle
would seems to have an overabundance of open space and recreational land.
However, the table below compares the supply of parkland by type, per
thousand people, versus the Canadian Standards for park supply.
TABLE 1
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PARK TYPE CANADIAN STANDARD SUPPLY IN NEWCASTLE
a people a peop e I
Parkette/Totlot 0.3 to 0.4 0.08
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I Neighbourhood/Local Area 0.4 to 0.8 3.4
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Community Park 2.4 to 2.8 1.1
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Regional Area 1.6 to 4.1 94.3
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The apparent disparity in parkland provisions is influenced by two
factors: i ) community parks such as those in Bowmanville are small in land
area, compared to the "General Standards for Open Space" which recommend
minimum park sizes of 12 hectares; and ii ) many park areas in the Regional
category supply recreation opportunities commonly provided at the community
park level . Deficiencies in the Town' s recreational land supply are
therefore, more related to the type of land than the total supply of
parkland and open space.
The Culture and Recreation Masterplan, prepared in 1983, undertook
a comprehensive set of surveys to find out what recreational needs were and
were not being met through the Town' s programs and facilities. Excerpts of
the survey results are provided below.
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I ) In a general question , people were asked what needs were not being
met adequately by the Town. Significantly, 41.5% of the people had no
response. However, for the remaining 58.5%, many concerns were raised. The
top seven, and two lowest concerns are listed below:
HIGHEST LOWEST
1. Provision of cultural services 5.0% ( 1. New facilities required 1.4%
2. Maintenance of Parks 4.5% ( 2. Decrease progams -
3. Need for New Arena 4.0% ( Competitive Nature 1.4%
4. Lack a Theatre 4.0%
5. Distance too far to participate 4.0%
6. Lack of Childrens Programs 4.0%
7. Recreational Programs too
expensive 4.0%
2) When asked for suggestions for new cultural or recreational
programs or facilities, five (5) key responses were evident.
1. Sports Fields 6.0%
2. Bicycle Trails 5.8%
3. Indoor Facilities 4.9%
4. Racquet Facilities 4.9%
5. Outdoor Winter Facilities 4.7%
From these two general questions, general deficiencies can be
found in the upkeep and provision of sports fields, the lack of bicycle
trails, theatres and cultural facilities. In addition, a signficant
proportion of the respondants feel the programs are too far, too costly and
oriented only towards certain groups.
3 ) The Recreational Masterplan surveyed and took specific
recommendations from a number of organized local groups and neighbourhood
panels. From these groups, a list of specific deficiencies has been
identified.
ORGANIZED GROUPS RECOMMENDATIONS
* Increase Staff at the Bowmanville Pools to allow greater use
* Upgrade plantings and seating areas in the parks for viewing
soccer and tennis, and increased seating for baseball
* Consider more even subsidies for girls skating and boys ice
hockey
* Provide plants to replace removed trees
* Upgrade and maintain existing soccer pitches and provide new
facilities to allow for growth
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ORGANIZED GROUPS RECOMMENDATIONS (Cont'd)
* Upgrade and maintain baseball diamonds in the Town
* Provide crafts and interest courses or other recreation programs
in some of the smaller communities
* Provide library, daycare, playground and senior needs space
within community facilities
* Provide rennovations for community hall facilities
NEIGHBOURHOOD PANELS COMMENTS AND RECOMMENDATIONS
SOLINA * lack of maintenance
* present park areas scheduled to capacity
TYRONE * lack of communications with local officials;
especially for service provisions for street
lighting, road maintenance, fire protection , and
garbage pick-up
HAMPTON * need an improved community centre
* improved maintenance for all sports fields
* lack of maintenance of the marshland owned by the
Central Lake Ontario Conservation Authority
COURTICE * satisfied with recreational opportunities
NORTH BOWMANVILLE * inadequate outdoor parks, while indoor facilities
may be in oversupply
* improve the co-ordination between various levels
of administration
SOUTH BOWMANVILLE * develop non-sport leisure programs in art, music,
and dance
KENDAL * lack of a community hall
* lack of town services
ORONO * commercial area is rundown; new parking areas are
needed
* lack of organization and facilities for art ,
music , and photography (such as the Bowmanvil le
Visual Art Centre)
NEWCASTLE VILLAGE * lack of local recreational programs for youth
* present sports facilities are substandard
NEWTONVILLE * public school facility requires improvement
greater use of the community centre is needed
through increased and improved recreational
programs.
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Many of the conclusions reached in the Culture and Recreation
Iviasterplan are applicable to Community Improvement Goals for Lhe Town of
Newcastle. The Town appears to be oversupplied in the quantity of
recreational land, particularly at the Regional level , but localized
deficiencies related to park type and quality are evident. Cultural
resources are not evenly distributed throughout the municipality. The local
area concentrations of population in the rural areas and Hamlets wish to
maintain a strong sense of identity by reinforcing and rehabilitating their
supply of leisure facility resources, especially outdoor playfields and to a
lesser extent to community halls. The population is generally satisfied
with the available recreational resources, but overall organization and
co-ordination are poor.
As a result, recreational , cultural and public service facility
deficiencies have been marked on Schedule "D". The standard for parkland
and open space in the conclusions and recommendations of the Recreational
Masterplan suggest that each Neighbourhood Area should have, at least, one
sports playfield, one playground, and one passive parkette.
The library and fire service deficiencies can be alleviated by
greater distribution of the range of services as shown. In a brief to the
Planning Department, the Fire Department said that the present five (5) fire
stations provide a less than satisfactory level of service and at present,
there are too few full-time firemen and insufficient equipment. The
northern areas are especially prone to service shortages. It was
recommended that the Town consider a larger station in Bowmanvil le, more
full-time Staff, more equipment for the present stations and a number of
smaller fire stations to be built in the northern communities.
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The public library's services are located at Bowmanville with
branches in Orono and Newcastle Village. The present level of service is
below even minimum standards. Both books and materials acquisition were
listed as major concerns, however, the northern communities have no service
provided at present and this area could be remedied through facilities
sharing with the public schools. What is needed are more branches, more
books and an increased Staff, for the present and necessary future library
facilities.
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LANDUSE CONFLICTS AND NUN-COMPATIBLE USE AREAS
A study of landuses and zoning designations within the Town sought
to find areas where residential , commercial , and industrial 1 and uses were
in very close proximity. Given the proximity of the various landuses, a
number of adverse conditions contribute to landuse conflict. These
influences include the size, bulk and density of the built form, open
storage, yard conditions, buffering, noise, heat, air and light pollution,
parking requirements, increases in the traffic volume and traffic type,
conflicting transportation modes, perceived health and safety problems,
degradation of services, and loss of amenity value of the Neighbourhood and
Commercial Area. Schedule "E" outlines those areas where landuse conflicts
are seen to exist. Below, each conflict area is described in some detail ,
delimiting the area itself and the conditions which contribute to this
degradation and/or conflict.
1. BOWMANVILLE (CPR tracks and Scugog Street)
This area is predominantly residential in zoning, with low
densities involved. The second predominant use is the Environmental
Protection zone which runs along the river valley and backs onto the
Industrial area. The Industrial Area consists of a former factory now
utilized for various industrial uses, and the Bowmanville Foundry which has
two large buildings and a large storage area behind the two buildings. In
addition, there is a Gas and Diesel Fuel Storage facility immediately to the
north. The CPR right-of-way crosses Wellington Street at the intersection
with Scugog Street at grade. The right-of-way also provides air and noise
pollution as well as a potential safety hazard. The fuel depot provides
high levels of truck traffic and there is an inherent danger in the storage
of fuel in a residential area.
2. BOWMANVILLE (Central Area)
This area is bounded by Baseline Road, Liberty Street, Wellington
Street and Bowmanvi 1 le Creek, taking in the Main Commercial Area as well as
the Goodyear Tire Company complex. The predominant zoning is Residential ,
Low Density between Baseline Road and Queen Street. There is an active
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railway spurline running along Hunt Street North to the Goodyear Tire
Company. The housing in this area is very old with a mixture of brick and
frame dwellings; many of which are of historical significance and
architectural value. The location of the tire company is has visual
implications as well as the noise, air and light pollution which emanate
from it. There are traffic problems associated with the site as well as the
CPR spur line. The location of the railway line is wholly incompatible with
the developed surroundings. Not only is the right-of-way a visual
incompatible, but it also presents a health and safety hazard to pedestrian
and vehicular traffic. There is a large vacant site immediately south of
the Goodyear Tire plant; and while it is Industrially zoned, it may be
better used for parkland or residential infill project purposes. The area
north of Queen Street is a mix of commercial and residential uses with
traffic conerns being the main problem. There are parking problems in some
areas and some buffering problems between existing commercial and
residential uses.
3. BOWMANVILLE (Waterfront Area, South of Highway No. 401)
The area is comprised of three main types of landuse, Industrial
Extraction, Environmental Protection, and Residential Shoreline. The area
east of Simpson Street along the lakeshore has mixed zoning. There are no
services provided for the area and much of the housing is seasonal and
rundown in nature. The area north of that has a commercial marina and with
residential and industrial uses along Simpson Street. The area north of
that is zoned Industrial as well . West of Bowmanville Creek seasonal
dwellings are located along the shoreline. Adjacent to these dwellings is a
licensed gravel extraction operation. The industrial areas provide visual
conflicts as well as high levels of dust , noise , air pollution , and truck
traffic. Much of the wetland associated with the creeks is under Industrial
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designation and mineral extraction may lead to water degradation as well as
destruction of the habitat. The potential impact of expansion of the
industrial uses will only concentrate higher levels of traffic, pollution
and amenity loss in the residential areas.
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4. NEWCASTLE VILLAGE
The area is near the northern limit of the Village along the CPR
right-of-way. This area is predominantly Residential Low Density; however,
there is an active industrial activity in the area which poses problems
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concerning the upkeep of the yard and storage facilities, the traffic
problems and the effects of noise pollution from this site.
5. ORONO
The conflict area contains a mixture of residential and commercial
uses with an industrial use abutting them. The traffic pattern also
presents a problem and a potential hazard as several side streets join an
arterial road at an odd angle. This will be compounded in the future as
this junction becomes a limited access. Adverse conditions come in the
various forms of pollution and amenity loss associated with a highway as
well as traffic conflicts visual eyesores and the effects of an industrial
use in a residential area.
6. UURKETON STATION
Burketon Station is a small hamlet located west of Regional Road
No. 57 along Scugog Street. The area is exclusively Residential and
Agricultural with approximately 43 houses in the existing community. The
CPR railway right-of-way has been sited in the middle of the Hamlet dividing
it in half. This section of track has been cited as noisy and a place where
siding tracks are used to double up engines on trains to traverse the steep
grades in the area. As a result, there is noise pollution, air pollution
and a certain safety problem. As the right-of-way supports a VIA line it is
more of a benefit than development constraint. In the immediate vicinity of
the hamlet are extraction operations which have a number of impacts on the
area. Traffic, noise and dust are the main incompatabilities in the Hamlet.
BUILDING CONDITION AND HERITAGE CONSERVATION
The Town of Newcastle is a mixed rural and urban area comprised of
some 8,645 dwelling units. Of these units, 82.2% are single family
dwellings. There are also some 1,745 farms within the Town lands, some 213
industrial units, and 944 commercial units.
The majority of the residential , commercial , and industrial units
are found within Bowmanville, and to a less extent, in the Village of
Newcastle. The outer areas are composed of clusters and nodes of
residential housing, estate lots, farms and small hamlets. There are twelve
21 -
hamlets within the Town with populations ranging from 150 to 1300. These
areas are almost exclusively residential with compatible commercial uses and
generally agricultural areas surrounding them.
Building conditions vary greatly within the Town, and a complete
survey of housing stock has never been taken for many parts of the Town,
including most of Bowmanville. In many of the smaller areas, especially for
those hamlets with development plans detailed reports of the condition of
the housing stock are available.
In Bowmanville there are two areas with buildings built 100 - 150
years ago, north of King Street between Scugog Street and Liberty Street,
and west of Liberty Street between Baseline and King Street. Many of the
houses are reported to be in sound physical condition especially north of
King Street. In many areas active restoration is taking place according to
the Local Architectural Conservation Advisory Committee.
In the Central Commercial Area of Bowmanville a Study of Building
Conditions prepared by George Baird in 1979 revealed that, of the 115
businesses located in the area, the exteriors of 90 and interiors of 94 were
in good condition. In addition, there was a low incidence of vacant or
closed stores.
The lakeshore area of Bowmanville has a mixture of seasonal and
permanent dwellings located along the lakeshore in strip development. Many
of these buildings are in need of repair and restoration. There are no
municipal services and the general quality of the area is poor.
Because of
the relatively recent formation of the Town of
Newcastle complete inventories are not available for all housing stock,
however, as specific areas are targeted for improvement, detailed accounts
of all the deficient areas will be prepared and made available.
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HERITAGE CONSERVATION
Under the Ontario Heritage Act, R.S.O. 1980, a Council of a
municipality may establish an Advisory Committee which may designate
properties or areas within the municipality deemed to be of architectural or
historic interest or value. The Committee may also designate heritage
conservation districts.
The Local Architectural Conservation Advisory Committee has not
proposed the designation of districts within Newcastle, however, many sites
have been recommended within Bowmanville, Courtice, Hampton, Orono,
Newcastle Village and Tyrone. Schedule "F" shows the areas where historic
sites and buildings within the Town may be found.
According to the Advisory Committee in its "Tours of the Town of
Newcastle" document, the Town has many excellent examples of italianate,
gothic, tuscan and victorian architecture. Many of the small hamlets have
retained their original housing stock and commercial buildings which were
built in the 1840 's, 1850 ' s, and 1860 's. Many older industrial buildings
also remain, especially some of the mills which once predominated the area.
There are, therefore, several areas which could be chosen or
designated as Heritage Districts. A short summary of each of the areas is
outlined below.
1. ENNISKILLEN
The Hamlet of Enniskillen contained some 47 homes and buildings at
its peak in 1878. At the time it had a population of 150. Today, of the 31
remaining buildings, 27 were constructed prior to 1900. At its peak, the
hamlet supported a school , two churches, a foundry, 'a hotel , post office,
two general stores, a builder, a doctor, surgeon and vetrinarian. Many of
the original structures are in sound condition and are worthy of
preservation.
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2. HAMPTON
Hampton originated as a mill community on Bowmanville Creek in the
1840 's. The original Elliott Mill still stands, and many of the buildings
in the hamlet are over 100 years old. Excellent buildings include the
church and some of the homes along Scugog Street which have retained much of
their original detail , and virtually the whole hamlet has retained its
character.
3. ORONO
The four block area around Main, Dixon, Church and Park Streets
hold some 20 historic sites recommended for designation by the Local
Architectural Conservation Advisory Committee. Included in this group of
buildings are several old homes, the Clarke Township Museum built in 1882,
St. Saviours Anglican Church built in 1845, and the North American Hotel ,
Orono's first brick building.
4. NEWCASTLE VILLAGE
The Village of Newcastle holds some 90 historical buildings spread
throughout the 14 block area running from James Street to Munroe Street, ;
between Beaver and Baldwin Streets. A large number of old homes and
businesses including the United Church built in 1867, the Town Hall built in
1923, the Box factory site built in 1849, and the Elmhurst Hotel built in
1903 are worth preserving. There is along King Street a Business
Improvement Area which strived to beautify the commercial area in the
community.
5. BOWMANVILLE
The area chosen in the Bowmanville Urban Area closely approximates
the area selected for the Community Improvement Area. There are 163
architecturally and historically significant buildings as indicated in both
The George Baird Report, 1979 and the Murray V. Jones Report, 1975. One
prime area for designation is the improvement area along King Street where
most of the businesses were built in the 1880 ' s and 1890 's and are of fine
quality and sound condition. A partial list of some of the sites is found
below.
- 24 -
HISTORICAL BUILUINGS 1N BOWMANVILLE CENTRAL AREA
STREET BUILDING(S ) YEAR
Silver Bowmanville Museum 1847
Wellington Central Public School 1889
Trebilcock House 1858
Power House 1858
Watham Cottage 1862
Octagon 1864
Lowe # 17, 23, 30
Beech # 5, 8, 9, 27, 33
Lion's Centre 1878
Dundurn Home 1853
Centre # 35, 50, 55, 64, 68, 70 ?
Division # 57 - 59 1888
Church St. Paul ' s Church 1871
Scugog Vanstone 1850
Bowman Store 1840
Millers House 1830
King West # 30 - 36 Commercial Block 1914
# 46 - 82 Commercial Block @ 1880 's
# 47 - 55 Commercial Block @ 1880 's
# 77 - 95 Commerci al Block @ 1880 's
Town Hall and Opera House 1903-4
Wellington Buildings 1894
King East Bleakley Block # 9 - 21 ?
Meads House # 29 1848
# 33 - 47 Commercial Block 1875
Trinity Church 1870
Queen Bowmanville Arena 1949
School Building 1890
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Simpson Cream of Barley V.A.C. 1866
Brown Cubitt House
1860
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Carlisle Row Houses @ 1920
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Lover's Lane Alexander Fstate @ 1850
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2.5
BUSINESS IMPROVEMENT AREAS AND
STREETSCAPE AMENITIES
The Town of Newcastle has three designated Business Improvement
Areas, the Bowmanville Business Centre on King and Church Streets, the
Newcastle Village Business Improvement Area, and the Orono Business
Improvement Area.
The Bowmanville B. I .A. was formed in 1977 by the Town of Newcastle
By-law 77-33 in order to revitalize and provide amenities for the central
shopping area and its patrons. In 1982 the Bowmanville B.I .A. applied for
funding under the Main Street Revitalization Program to acquire land for two
new parking lots on Church and Silver Streets and to provide a number of
streetscape amenities.
The proposed budget for improvements in the program is listed
below.
TABLE 3
BOWMANVILLE B. I .A. BUDGET
U L ' TOWN'S in s
IMPROVEMENT I COST I PROVINCIAL I SHARE I B. I.A.
I Land Acquisition 1 165.0 100 I 65
Construction 72.2 - 49.7 23
I Lighting I 16 .3 16.3
Walkways
Landscaping 6.9 6.9
Planters/Furniture 6.7 I 6.7
I Signs I 2.6 I 2.6
Engineering 15.8 I - 15.8 -
Consulting I 1.5 I - I - I 1.5
TOTAL COST 297.0 141.9 130 5 24 5
The amenities provided were , an interlocking brick walkway between
the Church Street parking lot and King Street, the plantings, planters ,
benches, pedestrian scale lighting fixtures, waste receptacles and signs.
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- 26 -
While previous budgets had utilized 25,000 to 30,000 per year for promotions
and small scale improvement, the approximate $300,000 would be paid back
over a ten year period with revenues generated by parking and a special
levy.
The Village of Newcastle B.I .A. was created in 1981 to improve the
commercial viability of the approximately 27 busi ns ses located there. This
area represents 90% of the business establishments in the village. The
proposal presented under the M.S.R.P . has beautified King Street following
its reconstruction.
The budget summary for the Newcastle Village B. I .A. is listed
below in Table 4.
TABLE 4
VILLAGE OF NEWCASTLE I I
TOIAL B. I .A.y SHARE—i in j
IMPROVEMENT i COST i PROVINCIAL I TOWN AND B. I .A.
Planters, Trees 4.5 4.5 -
Resurfacing Bricks 3.1 3.1 ( -
Consulting .5 -
Lighting 30.8 j 30.8 j -5
TOTAL COST 38.9 38.4 .5 1
The Orono B.I .A. was created in 0. Objecti ves of thi s group include
streetscape improvements and off-street parking.
STREETSCAPE AMENITIES
Streetscape amenities is a "catch-all" term for a wide range of
services which can be provided to improve a streetscape. In urban areas
these can include planters, furniture, decorative paving, decorative
lighting, bus shelters, parkettes, drinking fountains , etc. In rural or
suburban areas the provision of safe sidewalks and lighting is the level of
amenity required to improve the safety and visual impression of the
streetscape. Areas marked on the individual urban area maps denote where
streetscape amenities are required and what form they should take.
- 27 -
In genera) , the most often requested amenities in the Culture and
Recreation Masterplan were sidewalks, lighting, garbage pickup, bicycle
trails (or paths ) , street furniture and planters. In areas where trees have
been removed new ones_ should be planted or replaced by planters or shrubs.
The use of bicycle trails; (the hightest ranking new cultural or
recreational program after sports fields) throughout the Town , will provide
an alternative transportation route in safety through the various local
areas, and provide a more human scale on the street.
The provision of storm sewers and curbs is closely tied to the
resurfacing of roads within the Town, and so areas will have to be priorized
for the provision of streetscape services.
In areas such as the Bowmanville, Newcastle and Orono B. I .A. ,
walkways, furniture, signs, decorative lights and planters have all enhanced
the ambiance of the downtown area, and parking lots have enhanced the
economic viability of the central area. Their use in areas such as Orono's
business improvement area will not only foster civic pride, but also improve
economic viability.
PARKING PROBLEMS
Most areas within the Town have adequate parking facilities. Site
plan control and zoning regulations ensure that all new developments have
proper parking provisions. In older areas such as the downtown Bowmanville
area, there are streets where there has been a deficiency for sometime
amounting to approximately 175 parking spaces. Certainly the Bowmanville
B.I .A. has reduced the amount of parking required, however , in certain areas
there is a substantial concern. In the downtown area there are 154
on-street spaces and 312 parking spaces in small off-street lots ranging in
size from 8 to 50 spaces in each.
Similar off-street parking problems exist in both the Orono and
Newcastle Village Business Improvement Areas.
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Watermains
------------------------------
Water Sources
------------------------------
*
*
Sewer Services
Stormwater Drainage
Roads
------------------------------
-----------------------------
--
=
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Streetscape
------
-----------------------
Parkland Deficiency
.
.
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Upgrading Parkland
-----------------------------
----------------
Community Facility
—
—
----------------
—
Upgrading Facility
—
— --- — — --
—
—
------------------------------
------------------
*
Recreational Programs
*
*
*
Library Facility ,
--------
---------------------
Fire Protection
-----------
------------------------------
------------------
Landuse Conflict
------------------------------
-<
B.I A.
------------------------------
Building Condition
------------------------------
-----------------
Historical Potential
------------------------------
Traffic Concern
-------------------------------
Infilling Potential
------------------------------
—
-
-
—
Development Constraint
----
——
---
——
——
——
——
——
——
Parking Problem
—————— — —
Ranking of Priority
- 28 --
APPENDIX 3
AVAILABLE ASSISTANCE PRA
1. Business Improvement Area
2. Community Planning Grant Program
3. Ontario Neighbourhood Improvement Program
4. Commercial Area Improvement Program
These are the four programs for which monies can be appropriated
from the Provincial Government. Each is described below in terms of
eligible costs, repayment, etc.
BUSINESS IMPROVEMENT AREA
* business organization which manages improvement to area
* 70% of businesses must agree to form area
* area designated by By-law (Section 217 Municipal Act)
* money available through Council on the basis of a prepared
annual budget, and a project proposal
* Province will provide loans for the cost of site acquisition,
clearance, construction, signs, lighting, street furniture
* the money received is to be repaid to the Province by a
special levy on each business over a 10 year repayment period
COMMUNITY PLANNING GRANT PROGRAM
* eligible municipalities are from 15 - 65,000 people
* eligible funding is up to 100% of the cost of approved studies
* approved studies include:
i ) studies which examine the built environment
ii ) land components of economic development strategies or
studies which examine landuse implications of economic
opportunity studies
iii ) planning management studies which examine ways of
maximizing municipal resources and streamlining the planning
and development process
iv) special landuse studies to resolve local planning issues
or to address matters of provincial interest
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ONTARIO NEIGHBOURHOOD IMPROVEMENT PROGRAM
* designed to assist Ontario municipalities in the
revitalization of older residential areas and neighbourhoods by
providing grants for improvements to municipal services and
community facilities.
* As a prerequisite for eligibility, every municipality must have
policies relating to community improvement in its official
plan.
* The program is designed to improve conditions in older
deteriorating, but potentially stable and predominantly
residential neighbourhoods occupied by low and moderate income
households to improve services public utilities, social and
recreational facilities in eligible residential neighbourhoods.
* Eligible neighbourhoods must meet both municipal and
neighbourhood eligibility criteria.
* The Province will contribute 50% of the approved eligible costs
within the overall agreement amount once a completed claim form
with the necessary documentation has been submitted and after
the expenditures have been paid for by the municipality.
* Projects must be completed within four years complying with the
following rate of expenditure at 1/3 of amount by end of year 2,
2/3 by end of year 3, and the remainder by the end of year 4.
* Money not spent to the requirements will be taken back by the
government.
* Eligible Costs Loans and Grants
i ) Administration * may not exceed 15% of total
project cost.
* may include salaries of Staff,
consulting fees, maps, document
preparation costs and
acquisition of data
ii ) Social & Recreational * Capital costs of the
Facilities construction and renovation of
parks, wading pools, swimming
pools, ball diamonds, skating
rinks, community centres, day
care centres, libraries, senior
citizens centres and youth
centres.
*
land and building costs,
demolition, grading of lands,
soil tests and surveys related
to social and recreational
projects.
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UNTARIO NEIGHBOURHOOD 1MPkOVEMENT PROGRAM Cont'd
* Eligible Costs Loans and Grants
iii ) Relocation * moving costs and other related
compensation paid to
individuals, families or
businesses.
iv) Service & Utilities * preparation of detailed
architectural design plans for
the construction , repair or
abandonment of water, sewer and
lateral mains.
* construction of new and/or
paving and repairing of
existing roads, streets, lanes,
curbs, gutters, boulevards,
sidewalks, catchbasins, street
signs, street lighting, traffic
light signals and garbage
receptacles
* acquisition and/or demolition
of the lands and/or buildings,
if needed for the construction
of new roads, streets, lands
and sidewalks.
iv) Land for Housing * the acquisition and/or clearing
of land for low and moderate
income housing projects or
infill projects where the
property consists of residential
building beyond the stage of
economic rehabilitation
* the assembly of suitable sites
for housing where the existing
landuse is inconsistent with
the general character of the
area.
* total project costs are all eligible costs except
administration, and at least 20% of the total project cost must
be spent on either municipal services, social or recreational
facilities.
* all facilities constructed or repaired under the program must be
acceptable in terms of neighbourhood needs and can only be used
to improve lands which are municipally owned or where a long
term agreement for use is in effect.
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ONTARIO NEIGHUOUkH00U IMPROVEMENT PROGRAM Cont'd
* In the case of land acquisition the Provincial contribution
shall be on a net cost basis unless the property is bought well
in advance of anticipated Provincial funding.
* The list of eligible items may be expanded at the request of a
municipality and with approval of the Minister.
COMMERCIAL AREA IMPROVEMENT PROGRAM
* designed to assist Ontario ' s municipalites to upgrade older
commercial districts by providing grants and loans for municipal
services, parking, aesthetic and economic improvements
* as a prerequisite for eligibility every municipality must have
policies relating to community improvement in its Official
Plan.
* the area must meet both the municipal and commercial eligibility
criteria to receive funding
* funding is available from the Province up to 50% of the total
cost on a project. The maximum provincial contribution will be
$500,000
* grant portions of funding will not exceed 33% and the remainder
will be made available as a loan
* completion of the project should take 4 years with the following
schedule for expenditure 1/3 by the end of year 2, 2/3 by the
end of year 3 and the remainder by the end of year 4.
* repayment by the municipality will equal 100% of the loan
portion plus accrued interest over the entire period of
repayment which is a maximum of 10 years.
* Eligible Costs Loan and Grant
i ) Administration * may not exceed 15% of the total
cost
* may include municipal salaries,
consulting fees, preparation of
maps, data acquisition, etc.
ii ) Service and Utilities * preparation of detailed
architectural design
* construction of new sewer and
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COMMERCIAL AREA IMPROVEMENT PROGRti14 Cont'd
* Eligible Costs Loan and Grant
ii ) Service and Utilities * repair or abandonment of sewer
or watermains
* construction of new and/or
paving and repairing of
existing roads, streets, lanes,
sidewalks, boulevards, curbs,
gutters, catchbasins, street
signs, street lighting and
traffic light signals
* land acquisition and
improvements for parkettes or
tot lots
Loans Only
iii ) Parking * acquisition of site and
resurfacing or construction of
new surface parking
* parking control booths and
amenities associated with
parking lots such as lighting
and streetscape
iv) Aesthetic Improvements * street furniture, decorative
lighting, flag poles, banners,
sidewalks , interlocking
brickwork, trees, planters etc.
v) Small Anchor * site acquisition and preparation
Redevelopment
* renovation and/or restoration of
buildings.
* at least 25% of the total project cost must be expended for those
eligible costs that qualify by means of a loan only
* a maximum 15% may be added for administration costs
* moving costs and other related compensation are eligible for a
grant or loan depending on the reason for the land acquisition
* funds can only be used to improve lands which are municipally
owned or where the municipality has a long term use agreement
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ONTARIO NEIGHBOURHOOD IMPROVEMENT PROGRAM
MUNICIPAL ELIGIBILITY CRITERIA
* have an approved official plan with policies relating to
community improvement
* have a neighbourhood which complies with the eligibility criteria
* have an adopted property maintenance and occupancy standards
by-law applicable to the improvement area pursuant to Section 31
of the Planning Act or under Private Bill
* undertake to involve the residents of the neighbourhood during
the preparation of the Community Improvement Plan
• have the financial and administrative capability to implement the
Community Improvement Plan
• be able to develop and submit within eight (8) months a Community
Improvement Plan (under Section 28(4) of the Planning Act)
capable of being implemented within four years of receiving
approval of the Provincial funding.
NEIGHBOURHOOD ELIGIBILITY CRITERIA
* the area is identified as an area in need of improvement in the
Community Improvement policies in the municipality's Official
Plan
* at least 25% of the housing stock is in need of rehabilitation
* there is a deterioration or deficiency in municipal services such
as water sewers, roads and sidewalks, street lighting
* there is a deterioration or deficiency in public community
services such as indoor recreational facilities, open space,
community centres, libraries, etc.
* the area is composed of predominantly low and moderate income
households. (The average household income of the ON IP area is
below either the average provincial household income or the
average household income of the municipality
* the area is at least 50 percent residential
* the area will remain stable in terms of residential landuse and
density as reflected in the Official Plan and Zoning By-law
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COMMERCIAL AREA IMPROVEMENT PLAN
MUNICIPAL ELIGIBILITY CRITERIA
* have an approved official plan with policies relating to
community improvement
* have a core area or commercial district which complies with
commercial area eligibility criteria and an economically viable
commercial area improvement project
* have an adopted property maintenance and occupancy standards
by-law applicable to the improvement area pursuant to Section 31
of the Planning Act or under a Private Bill
* undertake to involve the public during the preparation of the
Community Improvement Plan
* have the financial and administrative capability to implement the
Community Improvement Plan
* be able to develop and submit within eight (8) months, a
Community Improvement Plan capable of being implemented within
four (4) years of receiving approval of Provincial funding.
COMMERCIAL AREA ELIGIBILITY CRITERIA
* the area is identified as an area in need of improvement in the
Community Improvement policies in the municipality's Official
Plan
* the area is at least 50% commercial and is appropriately zoned
* the area is deficient in municipal services such as water and
sewer mains, streets, sidwalks and lighting
* the area would benefit from improvement to the streetscape and
parking
* the area is defined in whole or in part as a B. I .A. under Section
217 of the Municipal Act
* the area exhibits symptoms of physical , functional or economic
decline.
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