HomeMy WebLinkAboutP-87-80 / r
CORPORATION OF THE TOWN OF NEWCASTLE
PLANNING AND DEVELOPMENT DEPARTMENT D.N.SMITH,M.C.I.P.,Director
HAMPTON,ONTARIO LOB 1.10 TEL. (416)263-2231
REPORT TO THE PLANNING AND DEVELOPMENT COMMITTEE MEETING OF MAY 12, 1980.
REPORT NO. : P-87-80
SUBJECT: Neighbourhood Development Plan - Courtice West
BACKGROUND:
On November 12, 1979, staff received a proposed neighbourhood
development plan for neighbourhoods la and lb of the Courtice Urban
Area. The plan was prepared by the I.B.I. Group on behalf of property
owners within the area. The draft development plan was prepared in
accordance with Section 6.1.2 (iii) of proposed Amendment 12 to the
Darlington Official Plan.
Staff reviewed the submitted document and considered it as input
during the preparation of the attached development plan which was cir-
culated along with two alternative land use concepts to a number of
affected agencies for comment. The comments received are summarized
below:
Newcastle Public Works
One concern is in regard to Section 2.6.2 (iii) . It is stated:
"reverse frontages will not be required for residential uses
abutting collector roads". It is felt that reverse frontages
are required for major collector and arterial roads.
(Staff note that this matter has been discussed with Works
Department staff and resolved. Given the extremely low
densities expected in Courtice and the resultant lower volumes,
it does not appear that reverse frontages are warranted.)
(i Sj
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There are some minor problems with road alignments, but these
can be corrected at a later date. (Staff have met with Works
Department staff and have resolved the minor problems.)
With reference to ithe road layout, it would appear that a com-
bination of Alternatives I and II would be most beneficial; if
preference is to be given, however, Alternative I is suggested
subject to the following revisions:
(i) A second access near the northerly limit of Darlington
Blvd. South (Staff have reviewed this request and are of
the opinion that such an access is unnecessary considering
the number of access points presently proposed.)
(ii) For the road pattern immediately south of Highway 2 and
west of Farewell Creek, it is suggested that the inter-
section with the highway be moved easterly, and a crescent
be incorporated, instead of the proposed cul-de-sacs.
(Staff note that minimum intersection spacing requirements
would not permit relocation to the east. A crescent has
been incorporated to eliminate one cul-de-sac.)
(iii) For the area north of Highway 2, south of Nash Rd. and west
of Farewell Creek, a road pattern inter-connecting these
roads is preferred. Intersections opposite Tooley's Rd.
at the north, and the proposed road to the south with an
internal crescent from the connecting road. (Staff note
that owing to the location of the trunk sewer easement
in this area, the road pattern is to a certain extent fixed.)
(iv) West of Darlington Blvd. North and south of Nash Rd. , the
proposed road should be connected to either Nash Rd. or Reg.
Rd. 55 thus creating a through road. (Staff note that a
secondary access has been identified.)
(v) Immediately north of the Fourth Concession and opposite the
proposed major collector, the following is suggested:
(a) that the cul-de-sac be removed and replaced by a
crescent.
(b) that the proposed crescent to the east side of the
collector road intersect the minor collector road
rather than the major collector.
(Staff note that as a result of our discussions with Works
Dept. staff these matters were resolved and the major col-
lector changed to a minor collector. We also note that only
one item remains unresolved in respect of road patterns; this
being the use of cul-de-sacs versus crescent within the area
bounded by Tooley's Rd. on the east, the Goldfan property on
the west and Nash Rd. to the south. It is our contention that
present ownership patterns make the timing of development in
this area uncertain and that requiring crescents would require
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re-design of the Coldfan draft plan submission, Which would be
somewhat onerous, since a portion of their lands would be frozen until
such time as the adjacent properties could be developed.)
Town of Newcastle Community Services
I strongly agree with the development plan re: parks, schools,
play areas and open space. To me, a well designed plan with
easy access to the various indoor and outdoor facilities. I
highly recommend this plan.
Town of Newcastle Fire Department
(i) I would recommend the submitted plan for this area.
(ii) I am pleased to note that access roads are minimum
20 metres.
(iii) This area will receive first emergency fire service
response from fire station A, Trull's Rd. North, an
acceptable travel distance for residential and commercial
uses.
(iv) As the area is built up station #4 will require upgrading
with personnel and equipment.
(v) Again I will comment that a percentage of the lot levy
should be received by the fire dept. for upgrading and
equipment necessary to accommodate the required services.
(vi) Piped water system for fire protection in accordance with
occupancy requirements.
(vii) Fire safety design standards for buildings in accordance
with the O.B.C. particular attention to townhouse type
development.
Peterborough-Victoria-Northumberland and Newcastle Roman Catholic
Separate School Board
(i) The conceptual school site in the West neighbourhood
would not be of interest to this Board since the drawing
area to the west would be too limited.
(ii) It is possibly beyond the mandate of this Board but the
Planners could be complimented in respect to the Pedestrian/
Bicycle Pathway and especially those paths of considerable
length. In this day of participation, the paths may be
extensively used.
(iii) It was tentatively concluded, in an earlier assessment of
the total Courtice Urban Area, that the most suitable location
for a Separate School site would be north of Highway 2 in the
neighbourhood for which draft development plans have not been
completed.
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(iv) The proposed staging policies to be recommended by the
Planning Dept. will have an important affect upon the
Board's consideration of school sites.
Newcastle Northumberland Public School Board
At the time of writing, written comments had not yet been
received. Verbal discussions with representatives of the
Board had not indicated any major concerns and it is antici-
pated that we will receive a written response in the near
future.
Central Lake Ontario Conservation Authority
(a) On page 2, a statement should be added to indicate
the boundaries of the land uses proposed on Schedule 1
are schematic only, and may be subject to further refine-
ment. This is essential to provide flexibility in allowing
for possible future stormwater management facilities in
the plan and for lot line adjustments based on the recom-
mendations of an environmental impact assessment, or revisions
in previously submitted draft plans. For example, Schedule
1 allows for 100 feet of residential use between the western
limit of the 11.25 ha open space area and the local road
immediately to the west. Draft plans submitted to the Authority
for comment in 1977 and this year indicate lot coverage ex-
tending approximately 50 to 85 feet into the western edge of
of this wooded open space area. The requested statement is
necessary in order to ensure that individuals do not scale
Schedule 1 and construe the delineations shown thereon as being
commitments made by public bodies. (Staff note that Amendment
12 to the Darlington Official Plan requires further detailing of
land use designations by means of Neighbourhood Development Plan,
which in turn shall provide the basis for amendments to existing
restricted area zoning by-laws. This, therefore, represents a
further refinement of boundaries shown by the Urban Area Plan
and as such should be relatively accurate. We note that C.L.O.C.A. 's
concern in respect of the wood lot is a matter more appropriately
dealt with during the subdivision approval process, however, we
have included an Interpretation section which will address this
concern.)
(b) Section 2.3, Parkland and Open Space, and Section 2.4 Environ-
ment, should be rewritten to define the characteristics of each
designation and permitted uses. Hazard lands would, for example,
be subject to the authority's regulations pertaining to fill,
construction and alterations to waterways. The Open Space desig-
nation would be less restrictive, permitting recreation-oriented
activity and development, and environmentally sensitive areas would
be those featuring unique or important combinations of flora
and/or fauna which are to be preserved pending the approval of
an environmental assessment which identifies development constraints.
The relevant subsection should indicate that a property may be in-
cluded in more than one of the above categories. Schedule 1 should
r. o_
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be revised to reflect the text as amended. (Staff note
that these comments reflect similar staff concerns and
have been incorporated as a result of our own review. )
(c) In Subsection 2.4.3, it is recommended that the following
be added after the words "natural state":
"Any development in proximity to this sensitive area shall
be subject to an assessment of environmental implications
resulting from de-watering, both on and off the site which
shall proposed solutions to offset any anticipated adverse
affects."
(Staff note that during our review and revision of Section
2.4, this concern was addressed.)
(d) Subsection 2.6.4 (i) and Schedule 1 indicate the Town's
intention to provide pedestrian and bicycle pathways within
the previously mentioned sensitive area (woodlot) and a narrow
open-space strip, presently encompassing a small watercourse,
which drains to the Harmony Creek. A statement should be added
to the text which specifies that any facilities within the
woodlot would be subject to the Authority's approval. Further-
more it has been noted that the Authority has, in discussions,
previously held with the owner's consultants, agreed to a system
of check dams in the small stream flowing from the woodlot, as
a means of attenuating flows during periods of heavy rain and/or
snow melt. This may affect the Town's plans pertaining to the
bikeway in the area and possibly some mention of the need for
site-specific landscape plans should be made.
(Staff note that the final location of walkways will be deter-
mined during the review of subdivision or development appli-
cations. We note that the matter of C.L.O.C.A. review is dealt
with by Section 2.6.4 (iii) . We also note that although C.L.O.C.A.
may have agreed to certain storm water management proposals, these
will in turn be subject to local approval and the storm water
management study currently underway.)
(e) In subsection 2. 7 (i) "Municipal Services", it recommended that
the following be added after the words " said study".
"Development shall be permitted in accordance with the storm
water management study recommendations, as approved by the
Town and the Central Lake Ontario Conservation Authority."
(Staff note that since the recommendations of the storm water
management study will be incorporated within the development
plan and development proposals must conform to the plan, this
addition is unnecessary.)
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Durham Regional Planning and Works Dept.
1) General
(a) The Durham Regional Works Dept. has indicated that it
does not completely agree with the 2.9 p.p.u. loading
factor used to determine the maximum number of permitted
units. However, due to the additional capacity in the
sanitary sewer system for the Courtice Urban Area, the
Works Dept. is not objecting at this time. As discussed
in our meeting, this situation should be closely monitored
over time in order to determine the appropriateness of
these considerably lower loading factors.
(Staff note that a monitoring clause has been added to
the text of the Plan.)
(b) With respect to the open space designation identified in
the development plans, consideration should be given to
a review of the open space designations and policies.
A system could then be developed which would differentiate
between the Major Open Space system in accordance with the
Durham Regional Official Plan and the open space system as
defined by the Town of Newcastle.
(Staff note that the policies and designations relating to
open space have been reviewed and revised in a manner which
we feel will alleviate the Region's concern.)
(c) Section 2.6.4 (i) of both development plans should be ex-
panded to include "access to potential transit stops" as
one of the intended functions of the pedestrian and bicycle
pathways.
(Staff note that this addition has been made.)
2) Courtice West
(a) Staff of the Durham Regional Works Department has indicated
that the maximum length of cul-de-sacs should be approximately
100 metres. The cul-de-sac north of Hwy. 2 and west of Varcoe's
Rd. is considerably in excess of this maximum.
(Staff note that a second access has been identified, thus
alleviating the Region's concerns.)
(b) In Alternative II, the spacing between the local road and
the minor collector entering Hwy. 2 in the vi.cini.ty of the
convenience commercial designation is inadequate. Alternative
I is acceptable.
(Staff note that as a result of our review, this concern has
been alleviated and the proposed plan satisfies the minimum
intersection spacing requirements of the Durham, Regional
Official Plan) .
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COMMENTS:
Based upon the review of comments received through circulation,
staff have revised the Courtice West Neighbourhood Development Plan.
The attached plan is provided for the Committee's review and we would
suggest that a public meeting be held at the earliest possible opportunity.
We note that the development plan only requires local Council
adoption and upon such approval, we would be in a position to recommend
draft plan approval of subdivisions.
RECOMMENDATION:
That the Planning and Development Committee recommend to Council
the following:
(i) That report P-87-80 be received; and that
(ii) The draft neighbourhood development plan for Courtice West
be endorsed in principle, and that it be presented to
the public at the next possible regular evening meeting
of the Planning Committee, which shall be duly advertised
as a public meeting inviting public participation.
Respectfully submitted,
//J(J�4
TTE:lb D. N. Smith, M.C.I.P.
May 2, 1980 Director of Planning
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 the
C 0 U R T I C E W E S T N E I G H B O U R H O O D
part of the
C 0 U R T I C E U R B A N A R E A
in the
District Planning Area
of the
T 0 W N O F N E W C A S T L E
DRAFT FOR DISCUSSION PURPOSES ONLY
January 31, 1980
Revised April 25, 1980
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 6
2.3 Parkland and Open Space
2.4 Hazard Lands and Environment 9
2.5 Commercial 10
2.6 Transportation 12
2.7 Municipal Services 14
3. IMPLEMENTATION 15
SCHEDULE 1 — Land Use Structure Plan
SCHEDULE 2 — Population
APPENDIX A — Student Generation
1. INTRODUCTION
1.1 PURPOSE
The purpose of this Neighbourhood Development Plan is to define the scale, scope and policies
related to development within the Courtice West Neighbourhood. 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 de-
tails 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,
a s 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 iden-
tified therein.
1.3 BACKGROUND
In October of 1979, the Town began work upon the required development plans for neighbourhoods
1 and 2. At the same time, work was underway, by consultants on a storm water management study for the
Courtice Urban Area.
Concurrent to the plan preparation undertaken by the Town, the I.B.I. Group was engaged by
private interests to . 'repare a ne' hbourhood development plan for the subject area. This has been
considered as input to the Town's Development Plan for that area, and included a market study for
special purpose commercial uses.
The Town's neighbourhood development plan details policies for the development of the Courtice
West Neighbourhood which comprises approximately 165 hectares within the Courtice Urban Area; bounded on
the north and west by the Urban Area boundary and the south and east by the Farewell Creek. The policies
detailed herein are related to such aspects of development as population yield relative to servicing capa-
cities; 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 Land Use Plan attached as
Schedule 1 to this plan.
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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 area as "all residential
lands excluding local roads, junior elementary schools and neighbourhood parks." The Plan establishes a max-
imum 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 the Courtice
West Neighbourhood would be designated as medium density.
2.1.2
In order to permit greater flexibility in actual subdivision design and to encourage integration
of various housing types, specific areas have not been designated for different densities on Schedule 1.
However, during the review of subdivison applications the following locational criteria will be applied:
(i) Low density residential shall be located adjacent to hazard lands, environmentally
sensitive areas and as extensions or infilling of existing low density residential
areas.
(ii) Medium density residential shall be located in all other areas with densities at the
lower limit of the permissible range being located adjacent to existing low density
residential and fronting on local roads or minor collectors. Densities approaching
the upper limit of the permissible range shall be encouraged to locate adjacent to
other medium density residential uses, parks and schools; and fronting on minor and
major collectors.
(iii) High density residential uses shall not be permitted within the Courtice West neighbour-
hood and shall be encouraged to locate in or adjacent to the Courtice Community Central
Area.
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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
Determination of the number of units to be permitted will be derived from the application of
the maximum permitted density (37 persons per gross hectare) to the gross developable area (all lands
less hazard lands) to determine the maximum permitted population. A loading factor of 2.9 persons per
unit will then be applied to this population to determine the maximum number of permitted units. It is
noted that actual on site densities will vary from location to location, dependant upon other land uses
within that area and the residual amount of net residential land available once these other uses have been
deducted from the gross area. Schedule 2 indicates maximum permitted population for the various blocks.
2.1.5
The total population to be accommodate dwithin the GDurtice West Neighbourhood has been established
as 4,300 persons by the Darlington Official Plan. A variation of up to 10% may be permitted if in the
opinion of the Town of Newcastle and the Region of Durham such a variation is warranted, will not adversely
affect the intent of the Darlington Official Plan or the Durham Regional Official Plan, and will not re-
quire additional municipal expenditures for the provision, enlargement, or extension of services.
The critical factor in this method is the determination of occupancy ratio. In the recent past
this figure 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 shortfall of future population relative to the planned capacity of
municipal services. To avoid such a shortfall, an occupancy ration of 2.9 p.p.u. has been utilized.
The Town of Newcastle, in c ;-operation With the Region of Durham, shall monitor, at regular intervals,
the population of the Courtice West ne-i zbourhood and in order to ensure that development respects the
Regional sewage allocations for the nei ibourhood; and if necessary shall adjust the loading factor used
in determining unit yields . ,
2.1.6 Residential Design Guidelines
Development of residential areas shall be in accordance with the following design guidelines:
(i) Residential structures should be sited and designed to satisfy the residents' needs in-
cluding:
(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.
2.2 SCHOOLS
2.2.1
The Courtice West Neighbourhood is presently served by the Courtice West Public School located
on Nash Road. It is estimated that this facility will require expansion to accommodate the ultimate needs
of the neighbourhood.
In that regard, additional lands have been designated immediately adjacent to the existing school
site. Appendix A, attached, provides an estimate of the expected student generation for the Courtice West
Neighbourhood.
2.2.2
In accordance with the policies of Section 6.3.2 (iii) of the Darlington Official Plan, a neigh-
bourhood park has been identified adjacent to the school site; and the joint utilization of school and
park facilities shall be encouraged.
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2.3 PARKLAND AND OPEN SPACE
2.3.1
The Courtice West Neighbourhood will be served by a hierarchy of parks and open space intercon-
nected by pedestrian and bicycle pathways. Generally, the hierarchy of open space shall be as follows:
(i) Parkettes
(ii) Neighbourhood Parks
(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 recre-
ational 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, the Courtice West Neighbourhood will require approximately
5.0 hectares of parkland, with about 3.5 hectares being distributed among neighbourhood parks 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 en-
visioned for parkettes include tot lots, passive areas and general purpose play areas for unstructured re-
creational activities.
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2.3.4 Neighbourhood Parks
Neighbourhood Parks have been identified in accordance with the Darlington Official Plan, and
are further detailed by Schedule 2 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 neighbourhoods, has been designated
within neighbourhood 3b of the Courtice North community. The community park will provide opportunities for
a broader range of structured and passive recreational opportunities.
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 siinificance, and may include woodlots, hazard lands and minor water-
courses associated with storm water management. Minor Open Space areas shall provide visual diversity and
opportunities for passive recreational activities.
2.3. 7 Major Open Space
Major Open Space areas generally comprise those lands within the fill and construction limits
of the Farewell Creek, but may also include environmentally sensitive areas or hazard lands. Major Open
8
Space areas are intended to preserve and protect unique or important elements of the natural environ-
ment having regional significance, and shall provide visual diversity and opportunities for passive
recreational activities.
2. 3.8
Minor and Major Open Space areas within the Courtice West Neighbourhood may be either privately
or publicly owned. However, during the review of development proposals, the Town of Newcastle may require
the dedication of these areas, or suitable maintenance easements, to an appropriate authority to ensure
their preservation, protection and proper management.
2.4 HAZARD LANDS AND ENVIRONMENT
2.4.1 Hazard Lands
Hazard lands identified on Schedule 1 to this Neighbourhood Development Plan shall be protected
and managed in such a fashion as to complement and protect adjacent uses from any physical hazards or their
effects. The development or redevelopment of hazard lands shall be subject to the regulations of the
Central Lake Ontario Conservation Authority.
2.4.2 Environmentally Sensitive Areas
Environmentally Sensitive Areas identified by Amendment 12 to the Darlington Official Plan have
not been specifically identified by this Neighbourhood Development Plan but are included within the areas
designated as Major Open Space. In addition to these sensitive areas and other hazard lands, this develop-
ment plan identifies a wood lot in the north-east section of the neighbourhood, as Minor Open Space. This
9
wood lot has been identified by the Central Lake Ontario Conservation Authority, as possessing environ-
mentally sensitive qualities of local significance, and as such, should be preserved in a natural state.
In that regard, prior to development occurring adjacent to the subject wood lot, and as a condition of
development approval, the proponents of such development shall satisfy all requirements of the Central
Lake Ontario Conservation Authority in respect of the wood lot preservation.
2.5 COi`.MRCIAL
2.5.1
Residents of Courtice West will be served by a variety of commercial facilities: A Community
Central Area located to the east at Highway 2 and Trull's Road; Special Purpose Commercial uses along
Highway 2, from Townline Road to east of Darlington Boulevard; and convenience commercial areas iden-
tified on Schedule 1.
2.5.2 Special Purpose Commercial
(i) The Darlington Official Plan delineates an area to be developed for Special Purpose
Commercial uses along Highway 2 at the western extremity of the neighbourhood. This
development plan further delineates that area.
(ii) As defined by the Darlington Official Plan:
"Special Purpose Commercial Uses shall serve the needs of the residents on an occasional
basis with services and facilities which consume larger parcels of land and require ex-
posure to traffic such as and similar in kind to automotive sales and services, drive-
in restaurants, motels, hotels, furniture and major appliance sales."
(iii) An analysis of the Demand for Special Purpose Commercial uses was carried out by the I.B.I.
Group and is available for reference. Development or redevelopment of the Special Purpose
Commercial areas shall be in accordance with the provisions of Section 6.5.2 (iv) of the
Darlington Official Plan; and shall be implemented through preparation and adoption of a
comprehensive restricted area (zoning) by-law for those areas.
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2.5.3 Local Central Area
The designation of Local Central Areas within the Courtice West Neighbourhood shall require
an amendment to the Darlington Official Plan in accordance with the policies of the Durham Regional
Official Plan.
2.5.4 Convenience Commercial
(i) Section 6.5.2 (888) of the Darlington Official Plan limits Convenience Commercial to a
maximum of 465 square metres. Schedule 1 identifies areas, 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 com-
mercial facilities might be expected to be provided at a ratio of 0.50 square metres
per capita. It is expected that approximately 30% of the convenience commercial facilities
will be located within the Courtice Community Central Area.
(iii) Residents of the Courtice West Neighbourhood are expected to stimulate a demand for approxi-
mately 2,150 square metres of convenience commercial space. If 30% of this total is assumed
to be accommodated within the Community Central Area, the balance will be distributed between
new sites located within the neighbourhood, existing sites located within the Special Purpose
Commercial Area.
2.5.5 Automobile Service Stations
The development of Automobile Service Stations within the Courtice West Neighbourhood shall be
in accordance with the policies of Section 6.5.2 (v) of the Darlington Official Plan.
2.5.6 Commercial Design Guidelines
(i) Development of commercial facilities shall be subject to the following design guide-
lines:
(a) Respect and/or enhance the form, appearance, scale, order, unity, balance pro-
portion, colour and texture of existing, adjacent uses;
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(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 polloution 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.
2.6 TRANSPORTATION
2.6.1 Arterial Roads
(i) The Courtice West Neighbourhood is served in an east/west direction by Highway 2, which
is designated a Type B Arterial, and at some time in the future by a proposed extension
of Adelaide Avenue, also a Type B Arterial, along the northern limit of the neighbourhood.
In a north/south direction, Townline Road, a Type B Arterial serves the neighbourhood.
(ii) The development of Arterial Roads shall proceed in accordance with the provisions of the
Durham Regional Official Plan.
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2.6.2 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.
2.6.3 Local Roads
(i) The location of both collector and local roads are detailed on Schedule 1. Minor variances
to the location of these roads may be permitted without amendment, provided they do not
alter the intent of this plan.
(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.
2.6.4 Pedestrian and Bicycle Pathways
(i) In order to facilitate pedestrian and bicycle movement within the neighbourhood, specific
pathways have been identified on Schedule 1. These 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 achieve through utilization
of greenbelts, walkways, and street sidewalks .
(ii) Wherever feasible, bicycle and pedestrian traffic should be separated, to minimize poten-
tial 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.
(iii) The delineation of pedestrian and bicycle pathways is conceptual only, and shall be
further refined through subdivision and development approvals. The possible deline-
ation of pathways within major or minor open space areas shall be subject to the approval
of the Central Lake Ontario Conservation Authority and the Town of Newcastle.
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2. 7 MUNICIPAL SERVICES
(i) At the present time, construction of water mains and trunk sanitary sewers to serve
the area is complete. Development with the Courtice West Neighbourhood 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) The completion of storm water management study, presently underway, is prerequisite
to development occurring. In that regard, this plan shall be amended, as necessary,
to incorporate the findings and recommendations of said study.
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3. LHPLEMENTATION
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 policies, Provincial Statutes and
the policies of any other agency having jurisdiction.
The internal boundaries and alignments of the various land use components of the Courtice
Nest Neighbourhood 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 WEST NEIGHBOURHOOD
Estimated Total Population 4300 persons
Estimated Average Occupancy Ratio 2.9 p.p.u.
Estimated Unit Yield 1483 units
Pupil Generation Factors
Elementary - 0.5 students/unit
0.5 x 1483 = 742 students
Secondary - 0.2 students/unit
0.2 x 1483 = 297 students
Separate - 0.5 students (unit x .25)
0.5 x (1483 x .25) = 185 students