HomeMy WebLinkAboutP-88-80 4
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-88-80
SUBJECT: Neighbourhood Development Plan
Courtice South
BACKGROUND:
In December of 1979, staff began work on a draft neighbourhood
development plan for neighbourhoods 2a, 2b and 2c of the Courtice Urban
Area. The draft development plan was prepared in accordance with Section
6.1.2 (iii) of the proposed Amendment 12 to the Darlington Official Plan
and was circulated to a number of affected agencies for comments. The
comments received are summarized below:
Newcastle Public Works
The Development Policies and Plans have been reviewed and there
appears to be very few problems with the proposal. 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 Dept.
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.)
There are some minor problems with the road alignments, but these
can be corrected at a later date. (Staff have met with the Works
Dept. staff and have resolved the minor problems.)
Of significant concern is the major collector roadway into the
King property and the inferior intersection with Prestonvale Road.
This will have to be amended to create an improved flow of traffic
through this area. (Staff note that this concern has been resolved
by identification of the intersection as being need of improvement.) �'
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Town of Newcastle Community Services
I strongly agree with the development plan of South Courtice
which involves parks, play areas, walkways and bicycle paths.
We finally have a plan that fits parks, play areas and schools
in their proper place in the Community. The walkways and bicycle
paths are excellent and interwind towards the various outdoor and
indoor facilities. Another strong point of this plan is the open
space, along the Black and Farewell Creeks.
For years, bicycle paths and walkways have been lacking through-
out the Town of Newcastle.
I highway recommend this plan.
Town of Newcastle Fire Department
i) As with Courtice West, fire emergency service will be out
of Station A.
ii) Again this area is within acceptable travel distance of the
fire station for emergency fire service.
iii) As development will require upgrading of fire department.
Peterborough-Victoria-Northumberland and Newcastle
Roman Catholic Separate School Board
i) 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 used
extensively.
ii) It was tentatively concluded in an earlier assessment of the
total Courtice Urban Area, that the most suitable location
for a separate school would be north of Highway 2 in the
neighbourhood for which draft development plans have not been
completed.
iii) The proposed staging policies to be recommended by the Plan-
ning Dept. will have an important effect upon the Board's
consideration of school sites.
Newcastle-Northumberland Public School Board
At the time of writing comments had not yet been received.
However, verbal discussions with representatives of the
Board have indicated a definite concern about the need for
and location of the high school identified within neighbourhood
2a. We note that this concern is of critical importance since
a change will require a modification to the Courtice Urban Area
Plan. Staff have verbally advised Ministry staff of this possi-
bility, and will await written confirmation of the School Board's
desired changes before taking further action.
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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 concerns.)
(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 South
(a) The alignment of Bloor St. is not in conformity with the
Durham Regional Official Plan as approved by the Ontario
Municipal Board, or the Courtice Urban Area Plan, as adopted
by Regional Council and now before the Ministry of Housing
for approval. We would suggest that the alignment presently
approved by the O.M.B. be shown in your plans until such time
as any subsequent amendment to realign Bloor St. is approved.
(Staff note that the plan has been revised to reflect the
O.M.B. approved designation, however, the route of the pos-
sible re-alignment has also been shown to indicate the Town's
intent.)
(b) The 0.5 ha convenience commercial designation on the south
east corner of Hwy. 2 and Prestonvale Rd. would not appear to
conform to the Special Purpose Commercial Node in the Courtice
Urban Area Plan.
(Staff note that this designation has been deleted.)
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(c) The short local road between Prestonvale Road and
the Minor collector to the east is shown as a collector
in the Courtice Urban Area Plan. A short portion of
Prestonvale Rd. south of Hwy. 2 is shown as a local
road in the Courtice Urban Area Plan and as a major col-
lector in the development plan.
(Staff note that in the case of the former, the correction
has been made, in the case of the latter, Regional staff
inadvertently changed the designation during their review
and revision. This error was brought to their attention
accompanied by a request to initiate a modification to
correct the error.
Central Lake Ontario Conservation Authority
General
Several of the comments and recommendationsmade by the Authority
regarding the Courtice West Neighbourhood Plan apply to this
circulation.
1) That the boundaries of the proposed land uses shown on
Schedule 1 are schematic only, and subject to further refine-
ment. (Staff note that this concern has been addressed through
inclusion of an interpretation clause.)
2) Section 2.3, Parkland and Open Space, and Section 2.4. Environ-
ment, should be rewritten to define the differences between
Hazard Lands, Open Space and Environmentally sensitive areas,
and permitted uses in each type of area. More than one of the
above may, of course, apply to a particular parcel of land and
this should also be noted. Schedule 1 should be revised accord-
ingly. (Staff note that these comments reflect similar staff
concerns and have been considered as a result of our own review.)
3) In Section 2.6.4 (i) and on Schedule 1, future pedestrian and
bicycle pathways are indicated. Since these facilities may
affect environmentally sensitive areas, a statement should be
added which indicates that such routings shall be approved by
the municipality and the Authority, and may require site specific
landscaping plans.
(Staff note that Section 2.6.4 (iii) provides for review of
routes by C.L.O.C.A.)
4) In Section 2.7 (i) a statement should be added which indicates
that development shall be permitted in accordance with the storm
water management study, recommendations as approved by the Town
and the 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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Specific Comments
1) The Robinson Creek is currently being floodline mapped
and the Town may wish to note in the Plan that such infor-
mation, when available, may alter the extent of hazard lands
and therefore areas deisgnated for development.
(Staff note that the delineation of hazard lands is general
and shall be further refined through subdivision approvals
and zoning by-laws. We presume that possible revisions would
only affect the extent of Tesently designated hazard lands.
Naadesignations would require an Official Plan amendment and
should be dealt with at such time as the new mapping is avail-
able.)
2) Section 2.4.2 should be expanded two-fold"
a) It should include the wooded area within plan of sub-
division 18T-76027 as possessing environmentally sensi-
tive characteristics and subject, therefore, to special
considerations aimed at preserving natural features;
(Staff note that the noted plan is draft approved; and that
the environmental sensitivity of the site is not recognized
by the Regional Official Plan or the Courtice Urban Area
Plan.)
b) It should incorporate the statement,
"Any development in proximity to this sensitive area shall
be subject to an assessment of environmental implications
to be expected both on and off the site, which shall propose
solutions to offset any anticipated adverse effects."
after the words "upon this area".
(Staff note that the lands subject of this request, possess
a medium level of sensitivity. Only the top two levels of
sensitivity require environmental impact analysis pursuant
to proposed Amendment 19 to the Durham Regional Official
Plan. An appropriate revision has been made.)
3) The provision, "and may include such things as the preservation
of as many of the existing trees as possible." should be delted.
(Staff note that revisions made in respect of 2(b) above address
this comment.)
4) The headwater area of the Robinson Creek has not, in our opinion,
been given adequate consideration on Schedule 1. On the attached
copy, we have indicated in green, the area we feel should be
designated as Open Space and preserved from development, pending
the approval of an environmental assessment.
(Staff note that such a request requires an amendment to the
Durham Regional Official Plan which designates the area as
residential, as well as, the Courtice Urban Area Plan. We
note that the development plan incorporates a considerable
amount of the subject area within parkland and open space
i C a)
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areas and that revised policies in respect of this area
would permit C.L.O.C.A. to attach conditions to draft plan
approval in order to further control development of this
area.)
5) The headwater area of the Tooley Creek, comprising stands
of black ash, solft maple and a pond has been designated
for residential use on Schedule 1. It is recommended that
the area be included in the Open Space Classification, as
indicated in green on the attached copy.
(Staff note that the area in question is designated as resi-
dential in both the Durham Regional Official Plan and the
Courtice Urban Area Plan, nor is it recognized by Amendment
19 to the Durham Regional Official Plan. We note that revisions
to Section 2.4 would permit C.L.O.C.A. to attach conditions
to draft plan approval in order to further control development
of this area.)
6) As a final note, it should be indicated that certain areas east
of Courtice Rd. which are designated for development are actually
prone to flooding under regional storm conditions. The area north
of the red line on the attached copy should be shown as Hazard
Lands rather than Residenti.a:l.
(Staff note that the area in question contains existing resi-
dential development, however, the plan has been revised to iden-
tify the hazard conditions.)
COMhIENTS:
Based upon the review of comments received through circulation,
staff have revised the Courtice South 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 opportun-
ity.
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 subdivision.
RE COMHENDATI ON:
That the Planning and Development Committee recommend to Council
the following:
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1. That report P-88-80 be received; and that
2. The draft neighbourhood development plan for Courtice
South 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,
TTE:lb D. N. Smith, M.C.I.P.
May 5, 1980 Director of Planning.
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