HomeMy WebLinkAboutPD-181-81 I
CORPORATION OF THE TOWN OF NEWCASTLE
PLANNING AND DEVELOPMENT DEPARTMENT D.N. SMITH, M.C.I.P.,Director
HAMPTON, ONTARIO LOB iJO TEL. (416)263-2231
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REPORT TO THE GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
MEETING OF NOVEMBER 9TH, 1981
REPORT NO. PD-181-81
SUBJECT: Draft Neighbourhood Development Plan for
Neighbourhood 3A, Courtice Urban Area
Recommendations
It is respectfully recommended that
1. This report be received for information by the
Committee; and
2. Staff be authorized to hold a public meeting
in late November or early December, 1981 to
present the draft Neighbourhood Development
Plan for Neighbourhood 3A of the Courtice
Urban Area.
Background
The attached Neighbourhood Development Plan for Neighbour-
hood 3A in the Courtice Urban Area has been prepared in accordance
with the policy guidelines set out in Section 6.1.2 iii) of the
Courtice Urban Area Plan. The Plan addresses overall population
levels, the location and density of residential development blocks,
the location of schools, open space, parks and the location of
convenience commercial facilities. The Plan also shows the road
alignments of arterial and collector roads and the general
location of local roads.
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Report No. PD-181-80 Page 2
Comment
Unlike the Neighbourhood Development Plans for the Courtice
West and Courtice South Neighbourhood areas, the preparation of
the development plan for Neighbourhood 3A has been complicated by
the "environmentally sensitive area" designation that the Urban
Area Plan placed upon much of the neighbourhood. However, the
completion of the Gartner Lee Environmental Analysis and its
adoption by Council on November 2, 1981 has provided staff with
the environmental base information, guidelines and recommendations
necessary to proceed with the preparation of neighbourhood
development plans. Staff havediscussed the draft Neighbourhood
Development Plan, and several alternative land use concepts with
Regional Planning and Central Lake Ontario Conservation Authority
staff.
The physical layout and density shown in the Plan reflect
staff efforts to prepare a plan which respects environmental
sensitivity, long standing development committments, and approved
Official Plans. It contains provisions that would give the Town
the authority to require additional studies to ensure that
environmental matters have been adequately addressed and/or
respected as development proceeds.
This plan, in its present form, may necessitate amendments
to both the Durham Regional and Darlington Official Plans to
reflect the extremely sensitive features of the Courtice Urban
Area as identified by the Gartner Lee study. However, the extent
and nature of these amendments will not be determined until the
final draft of the neighbourhood plan has been prepared. In that
regard, the attached plan is presently in circulation. Staff feels
that it would also be appropriate to solicit public comments and
staff is requesting permission to arrange a public meeting during
late November or early December of this year.
Following completion of the circulation and the proposed
public meeting, staff will further review the plan and, if necessary,
revise it to reflect concerns identified by the process. The plan
would then be presented to Committee and Council for formal adoption
as a basis for Council review and approval of development proposals
within Neighbourhood 3A.
Respectfully; sub lt'ted,
T.T. Edwards, M.C.I.P.
Deputy Director of Planning
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October 28, 1981
N E I G H B O U R H O O D D E V E L O P M E N T P L A N
for
C 0 U R T I C E N0 R T H N E I G H B O U R H O O D 3A
part of the
C 0 U R I I C E U R B A N A R E A
in the
DISTRICT PLANNING ARE-A.
of the
T 0 W N O F N E W C A S T L E
First Draft: September 30th, 1981.
Revised:
Approved:
TABLE OF CONTENTS
SECTION PAGE
1. INTRODUCTION
1.1 Purpose 1
1.2 Basis 1
1.3 Background 1
2. DEVELOPMENT POLICIES
2.1 Residential 3
2.2 Schools 7
2.3 Parkland and Open Space g
2.4 Commercial 11
2.5 Transportation 13
2.6 Municipal Services 14
3. IMPLEMENTATION 15
SCHEDULE 1 - Land Use Structure Plan
SCHEDULE 2 - Population
APPENDIX A - Student Generation
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1. INTRODUCTION
1.1 PURPOSE
The purpose of this Neighbourhood Development Plan is to define the scale, scope and policies
related to development with Neighbourhood 3A, of the Courtice Urban Area. This plan is meant as a guide
to Council in assessing various proposals for development and in the exercise of powers of subdivision
approval, zoning by-laws and severances.
1.2 BASIS
The Durham Regional Official Plan, as approved by the Minister of Housing, permits the
Councils of Area Municipalities to prepare development plans detailing the urban design and physical
planning details of part of an area municipality. Any such plans, adopted by Council, shall be used
as a guide in the preparation of restricted area (zoning) by-laws for that area. Section 6 of the
Darlington Official Plan, as adopted by the Town. of Newcastle as an amendment to the Official Plan
for the former Township of Darlington, requires Council to prepare development plans for the various
residential- neighbourhoods identified therein.
1.3 BACKGROUND
This Neighbourhood Development Plan details policies for the development of Courtice
North Neighbourhood 3A which comprises approximately 110 hectares within the Courtice Urban Area;
bounded on the north by the Urban Area boundary, on the east by Trull's Road, west by Farewell Creek
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and the south by Black Creek. The policies detailed herein are related to such aspects of develop-
ment as population yield relative to servicing capacities; residential densities; the location of
education, commercial and park facilities; and the design of the internal road system. These details
are provided on the generalized Lard Use Plan attached as Schedule 1 to this plan.
As much of Neighbourhood 3A is designated as Environmentally Sensitive in the Courtice
Urban Area Plan, this Neighbourhood Development Plan also addresses environmental concerns. The Plan
sets out specific guidelines and criteria that are based on input received from the Central Lake Ontario
Conservation Authority and on the findings of the Courtice Environmental impact Analysis, and the Courtice
Storm Water Management Study. These guidelines are intended to protect the sensitive features of the
landscape.
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2. DEVELOPMENT POLICIES
2.1 RESIDENTIAL
2.1.1
Section 6.1.2 (iv) of the Darlington Official Plan defines net residential areas as "all
residential lands excluding local roads, junior elementary schools and neighbourhood parks." The
Plan establishes a maximum of 15 units per net residential hectare for low density; and a range of
16-40 units per net residential hectare for medium density. Based on these criteria and current urban
design standards, most of Courtice North Neighbourhood 3A would be designed as low density with some
medium density areas permitted where environmental conditions are suitable.
2.1.2
In order to permit greater flexibility in actual subdivision design and to encourage inte-
gration of various housing types, specific areas have not been designated for different densities on
Schedule 1. However, during the review of subdivision applications the following locational criteria
will be applied;
(i) Low density residential shall be located adjacent to open space areas and
as extension or infilling of existing low density residential areas.
(ii) Medium density residential with densities approaching the lower limit of the
permissible range shall be encouraged to locate adjacent to parks and schools;
(iii) High density uses, or uses in the upper permissible range of medium density, are
not contemplated in Neighbourhood 3A.
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2.1.3
Where Residential uses abut non-residential uses, or between residential uses of varying
densities, visual buffering and/or fencing may be required in order to minimize visual impacts and to
ensure residential privacy.
2.1.4
The total population to be accommodated within Courtice Neighbourhood 3A has been estab-
lished in the Darlington Official Plan. Schedule 2 to this Neighbourhood Development Plan illustrates
how the total population has been distributed throughout the development areas.
The critical factor in determining the number of units permitted is the occupancy ratio.
In the recent past this ratio has been declining steadily, and forecasts prepared by the
Ministry of Housing predict a continuation of this trend. These forecasts show that by
1991, Newcastle's average occupancy ratio will have dropped from the present 3.3 p.p.u.
Consequently, if unit yields are based upon the current occupancy ratio of 3.8 p.p.u. for
singles and semis, as utilized by Durham Region; there will be' a lower unit yield and a
yield and a shortfall of future population relative to the planned capacity of municipal
services. To avoid such a shortfall, an occupancy ratio of 2.9 p.p.u. will be utilized.
The Town of Newcastle, in co-operation with the Region of Durham, shall monitor, at regular
intervals, the population of Courtice Neighbourhood 3A in order to ensure that development
respects the Regional Sewage allocations for the neighbourhood. If necessary, the loading
factor will be adjusted.
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2.1.5 Residential Design Guidelines
Development of residential areas should have regard for the following design guidelines:
(i) Residential structures should be sited and designed to satisfy the residents' needs
including:
(a) privacy,
(b) inter-family and inter-neighbourhood interaction,
(c) growth and development of the family unit,
(d) safety and security,
(e) association and identity with one's living environment,
(f) comfort and convenience.
(ii) Relationships between structures and circulation systems and environment should
reflect character of site.
(iii) Landforms, location, hydrology, geology, vegetation and climate should be major
design criteria for spatial allocation of land use.
(iv) Composition of man-made elements and distribution of activities should reflect:
(a) balanced mix of housing types,
(b) accessibility,
(c) separation of vehicular and pedestrian traffic,
(d) internal and external linkages with open space,
(e) orientation to activity centres such as schools or parks.
(v) Design of the circulation system should clearly recognize the functional hierarchy of
the system.
(vi) Street design and layout should incorporate natural features of the landscape.
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(vii) Design of streets should not be solely concerned with achievement of accepted
engineering standards; the "appearance" of the street as a design element should
also be evident.
(viii) Street furniture should also be considered as elements of the visual composition of
street design.
(ix) Residential structures should exhibit consistent architectural character, height and
massing.
(x) Residential variety should be encouraged between groups of structures but identity
should be maintained within groups.
2.1.6 Environmental Guidelines
The Courtice Environmental Impact Analysis and the Courtice Storm Water Management Study
contain many recommendations aimed at preserving, to the greatest extent possible, the natural environ-
mental features of the area. In addition, the Central Lake Ontario Conservation Authority has provided
valuable information and direction to the Town on sensitive feature management. The recommendations
contained in these Studies and the information obtained from the Central Lake Ontario Conservation
Authority, will form the "environmental base" for review of development proposals.
Without limiting the generality of the above, in reviewing subdivision and other develop-
ment applications, consideration will be given to:
(i) developing an integrated drainage plan which follows the natural drainage
patterns;
(ii) staging development to reduce the impact of construction and to permit moni-
toring of the effects on the physical and biological environment;
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(iii) requiring additional studies to determine appropriate setbacks from valley
walls and other significant features and to address any outstanding environmental
concerns including the detailed location of local roads in relation to significant
vegetation and wildlife habitat, and the maintenance of a natural base flow of
high quality groundwater to the Black and Farewell Creeks.
(iv) preserving natural vegetation;
(v) timing of construction to minimize erosion and environmental degradation;
(vi) designing subdivision plans which will facilitate maintenance practice that
limit the negative impacts of development.
2.1. 7 Residential Special Policy Areas
Residential Special Policy areas, as outlined on Schedule 1, are lands which are
characterized by sand or till soils and shallow watertable conditions. The environmental impact
of permanently lowering the watertable is unknown and as such further study is required to provide
a more complete picture of anticipated impacts. Development within the Residential Special Policy
Areas must conform to the policy guidelines contained in Section 2.1 of this Development Plan and may
only proceed provided that further studies, including, but not limited to, hydro logical studies, as
may be required by Central Lake Ontario Conservation Authority and/or the Ministry of Natural Resources
have been prepared and the Central Lake Ontario Conservation Authority and/or the Ministry of Natural
Resources is satisfied that the type pattern and density of development proposed is sensitive to the
environmental features of the area.
2.2 SCHOOLS
2.2.1
It is anticipated that additional school facilities will be required in Neighbourhood 3A.
The approximate location is depicted on Schedule 1. Appendix A, attached, provides an estimate of the \
expected student generation for Neighbourhood 3A. Actual site requirements shall be determined by the ��,
respective school boards.
2.2.2
In accordance with the policies of Section 6.3.2 (iii) of the Darlington Official Plan,
a neighbourhood park has been identified adjacent to the school site. The joint utilization of school
and park facilities shall be encouraged.
2. 3 PARKLAND AND OPEN SPACE
2. 3.1
Courtice North Neighbourhood 3A will be served by a hierarchy of parks and open space areas
interconnected by pedestrian and bicycle pathways. Generally, the hierarchy of open space shall be
as follows:
(i) Parkettes
(ii) Neighbourhood Park
(iii) Community Parks
(iv) Minor Open Space
(v) Major Open Space
2. 3.2
Generally, parkland comprises those lands acquired by the municipality specifically for
recreational purposes. Acquisition of public parkland shall be in accordance with the provisions of
Section 6.3.3 of the Darlington Official Plan. In that regard, Courtice North Neighbourhood 3A will
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require approximately 3 hectares of parkland, with about 2 hectares being distributed between
the neighbourhood park and parkettes and the balance being community parkland located elsewhere within
the Courtice Urban Area.
2.3.3 Parkettes
Parkettes are intended to provide visual diversity and limited recreational opportunities,
both in terms of scale and type. Parkettes will, therefore, be smaller in size than, and supplemental
to the Neighbourhood and Community Parks identified by the Darlington Official Plan. Recreational
activities envisioned for parkettes include tot lots, passive areas and general purpose play areas for
unstructured recreational activities.
2.3.4 Neighbourhood Parks
A Neighbourhood Park has been identified in the Darlington Official Plan, and is further
detailed by Schedule 1 to this neighbourhood development plan. Neighbourhood parks shall play a central
role and serve as a focus for the neighbourhood's open space system. Neighbourhood parks are intended
to provide visual diversity, and provide opportunities for a range of minor outdoor recreational activities
including tot lots, passive areas and minor playing fields, such as, softball diamonds and soccer pitches.
2. 3.5 Community Park
A community park, intended to serve this and other Courtice Neighbourhods, has been designated
within Neigbhourhood 3B of the Courtice North community. The community park will provide opportunities
for a broader range of structured and passive recreational activities.
2. 3.6 Minor Open Space
Minor Open Space areas are intended to preserve, wherever possible, unique or important
elements of the natural environment having local significance, and may include woodlots, hazard lands
and minor watercourses associated with storm water management. Minor Open Space areas shall provide
visual diversity and opportunities for passive recreational activities. The boundaries of this desig-
nation are based on the Open Space Areas shown on the Courtice Environmental Analysis. These lands were
idenitified as forested headwater areas possessing unusual biological attributes. Development is not
permitted in Minor Open Space Areas.
2. 3. 7 Major Open Space
The Major Open Space designation corresponds to those lands shown as Environmental/Hazard
Areas in the Courtice Environmental Impact Analysis and relate to the Farewell and Black Creek valleys
as well as the flood plains of the minor drainage network which drains the study area. These areas are
environmentally sensitive because they convey drainage, are floodprone, provide wildlife habitat and
movement corridors, contribute base flow and support rare or uncommon vegetation associations. In some
areas, slopes are steep and erosion-prone. These Areas also relate to the sensitive cold-water fishery
in Farewell Creek. The Fishery is dependent upon good water quality, low summer time temperatures and
consistent base flow which these areas provide during low-flow periods. Vegetation should be preserved
and encouraged within these areas in order to stablize stream banks, provide wildlife habitat and to
shade the streams. Development is not permitted in Major Open Space Areas.
2. 3.8 Minor and Major Open Space
Minor and Major Open Space areas within Courtice Neighbourhood 3A may be either privately
or publically owned. However, during the review of development proposals, the Town of Newcastle may
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require the dedication of these eas, or suitable maintenance e. :ments, to an appropriate authority
to ensure their preservation, protection and proper management.
2.4 COMMERCIAL
2.4.1
Residents of Courtice North will be served by a Community Central Area located at
Highway 2 and Trull's Road; and convenience commercial areas identified on Schedule 1.
2.4.2 Local Central Area
The designation of Local Central Areas within Courtice Neighbourhood 3A shall require
an amendment to the Darlington Official Plan in accordance with the policies of the Durham Regional
Official Plan.
2.4.3 Convenience Commercial
(i) Section 6.5.2 (iii) of the Darlington Official Plan limits Convenience Commercial areas
to a maximum of 465 square metres. Schedule 1 identifies an area which may be developed
for convenience commercial purposes subject to the provisions of Section 6.5.2 (iii)
and 6.5.3 of the Darlington Official Plan.
(ii) Background studies to the Durham Regional Official Plan indicated that convenience
commercial facilities might be expected to be provided at a ratio of 0.50 square metres
per capita. It is expected that approximately 50% of the convenience commercial facil-
ities will be located within the Courtice Community Central Area.
(iii) Residents of Courtice Neighbourhood 3A are expected to stimulate a demand for approxi-
mately 1,100 square metres of convenience commercial space. If 50% of this total is
assumed to be accommodated within the Community Central Area, the balance will be
located on the area designated on Schedule A.
2.4.4 Automobile Service Stations
The development of Automobile Service Stations within Courtice Neighbourhood 3A shall be
in accordance with the policies of Section 6.5.2 (v) of the Darlington Official Plan.
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2.4.5 Commercial Design Guidelines
(i) Development of commercial facilities shall be subject to the following design
guidelines:
(a) Respect and/or enhance the form, appearance, scale, order, unity, balance,
proportion, colour and texture of existing, adjacent uses;
(b) Provide a continuity and human scale for detailed facades, and physical
activity areas at ground level;
(c) Design should recognize characteristics of historic sites or areas;
(d) Third dimension of structures should be analyzed as to its relationship
with other structures and areas;
(e) Design should respect and define public, semi-public and private spaces;
(f) Buildings or structures should not emit elements of pollution which may
cause undue hardships upon adjacent uses;
(g) Mechanical equipment should be an integral part of the design composition;
(h) Open storage should be discouraged;
(i) Pedestrian, bicycle and vehicular access and pathways should be clearly defined
and designed as an integral part of the site;
(j) Landscaping should be utilized to provide buffer zones to ease transition from
commercial to residential uses;
(k) Landscaping should provide continuity of streetscape elements to define and
buffer distinct areas or uses and include consideration of lighting, signage,
paving materials and building texture;
(1) Finished site elevations should respect natural or existing grades of adjacent
sites.
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2.5 TRANSPORTATION
2.5.1 Arterial Roads
(i) The development of Arterial Roads shall proceed in accordance with the provisions
of the Durham Regional Official Plan, as may be amended.
2.5.2 Collector Roads
(i) Section 6. 7.2 (vi) of the Darlington Official Plan indicates that collector roads
may vary in width from 20 to 26 metres.
(ii) Major collectors shall have a road allowance width of 26 metres. Minor, or internal,
collectors shall have a road allowance width of 20 metres.
(iii) Unless otherwise specified, reverse frontages will not be required for residential
uses abutting collector roads.
2.5.3 Local Roads
(i) In accordance with Section 6.1.2(iii) (c) of the Courtice Urban Area Plan, Schedule 1
to this plan depicts the general location of local roads. The locations shown should,
however, be considered approximate and road alignment should be reviewed and refined
during the subdivision approval process. The local road pattern should be sensitive
to significant vegetation and wildlife habitats and be designed to encourage the use
of passive solar energy. The local road pattern should discourage through traffic.
(ii) In accordance with the provisions of Section 6. 7.2 (vii) of the Darlington Official
Plan, local roads shall have a road allowance width of 20 metres.
2.5.4 Pedestrian and Bicycle Pathways
(i) In order to ensure flexability on the location of pedestrian and bicycle movement
within the neighbourhood specific pathways have not been identified on Schedule 1.
However, as a general guideline, pathways are intended to provide safe, convenient
and comfortable movement to schools, parks, commercial facilities, potential transit
stops and other community amenities. This can best be achieved through utilization
of greenbelts, walkways, and street sidewalks.
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(ii) Wherever feasible, bicycle and pedestrian traffic should be separated, to
minimize potential conflicts, through utilization of separate rights-of-way.
Where this approach is not feasible or economic, wider rights-of-way,
walkways, or sidewalks will be required in order to accommodate both types
of traffic.
2.6 MUNICIPAL SERVICES
(i) At the present time, construction of watermains and trunk sanitary sewers
to serve the area is complete. Development within Courti ce Neighbourhood 3A
shall occur in accordance with the logical and economic extension of these
services, as well as, the staging policies of the Darlington Official Plan.
(ii) All development proposals must recognize the findings and recommendations
contained in the Courtice Storm Water Management Study.
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3• IMPLEMENTATION
This Neighbourhood Development Plan shall be implemented through the registration of
plans of subdivision, severance applications, site specific rezonings and/or comprehensive restricted
area (zoning) by-laws; subject to applicable Municipal and Regional g� policies, Provincial Statutes and
the policies of any other agency having jurisdiction.
The internal boundaries and alignments of the various land use components of Courtice
Neighbourhood 3A represent a further refinement of those boundaries delineated by Amendment 12 to
the Darlington Official Plan. They are not intended to define the exact location or extent of a
designation except where such designation coincides with existing roadways, railway, valleys, trans-
mission lines or other clearly recognizable physical features. The exact location of internal boundaries
shall be defined through specific development proposals and implementing restricted area (zoning) by-laws.
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A P P E N D I X A
STUDENT GENERATION
COURTICE NORTH NEIGHBOURHOOD 3A
Estimated Total Population 2300 persons
Estimated Average Occupancy Ratio 2.9 p.p.u.
Estimated Unit Yield 793 units
Pupil Generation Factors
Elementary - 0.5 students/unit
0.5 x 793 = 396 students
Secondary - 0.2 students/unit
0.2 x 793 = 159 students
Separate - 0.5 students (unit x .25)
0.5 x (793 x .25) = 99 students
M E M O R A N D U M
TO: Gert Gray Date: November 4, 1981
FROM: Fred Archibald, Long Range Planner
SUBJECT: Schedules 1 & 2, Neighbourhood Development Plan
Neighbourhood 3A, Courtice Urban Area, Report No. PD-181-81
Please find attached copies of Schedules 1 & 2 to the
Neighbourhood 3A Development Plan.
I would appreciate it if these Schedules could be given
out along with Report PD-181-81. However, I do not want them stapled
in with the text. As you no doubt are aware, sometimes when maps
like these are stapled into the reports, they are relectant to fold
out.
I hope this request will not cause any inconvenience.
ems'
F.A.
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FA:ld
attachments