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CORPORATION OF THE TOWN OF NEWCASTLE
PLANNINGAND DEVELOPMENT DEPARTMENT D.N.SMITH,M.C.I.P.,Director
HAMPTON,ONTARIO LOB 1JO TEL. (416)263-2231
REPORT TO THE PLANNING AND DEVELOPMENT COMMITTEE MEETING OF JULY 21, 1980.
REPORT NO. : P-126-80
SUBJECT: Neighbourhood Development Plan - Courtice South
File: 2.2.2
BACKGROUND:
On June 24, 1980 a public meeting was held to obtain public
input to the proposed neighbourhood development plan for Courtice
South. Much of the discussion at that meeting centred around such
matters as ; the timing of development; road improvements; the provision
of services and the delineation of the urban boundary. Most, if not
all, of these matters were explained at the public meeting, and do not
require changes to the neighbourhood development plan. In that regard,
the only changes, which have been made are to Section 2.1.6 and 2.3.4,
which reflect minor changes also made to the Courtice West Neighbourhood
Plan; and to Schedule 1 to delete the proposed Secondary School Site,
which the Northumberland, Newcastle Board of Education has indicated
is not required. The latter change will require an Official Plan Amend-
ment, however, this can be dealt with at a later date. The revised
neighbourhood development plan for Courtice South is, therefore, included
as Attachment 1 to this report and we would, at this time, recommend it
for adoption.
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RECOMMENDATION:
That the Planning and Developmenc Committee recommend to
Council the following:
1. That Report No. P-126-80 be received; and that
2. The Neighbourhood Development Plan for Courtice South,
as included as Attachment to Report P-126-80, be approved,
and that
3. A copy of the approved Neighbourhood Development Plan for
Courtice South be forwarded to the Region of Durham and
the Ministry of Housing for their information.
Respectfully submitted,
TTE:lb D. N. Smith, M.C.I.P.
July 10, 1980 Director of Planning
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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 S 0 U T H 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 28, 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 6
2.4 Hazard Lands and Environment 9
2.5 Commercial 10
2.6 Transportation 13
2. 7 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 the Neighbourhood Development Plan is to define the scale, scope and policies
related to development within the Courtice South 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 details
of part of an area municipality. Any such plans, adopted by Council shall be used as a guide in the pre-
paration of restricted area (zoning) by-law for that area. Section 6 of the Darlington Official Plan, which
was adopted by the Town of Newcastle as an amendment to the Official Plan for the former Township of Darl-
ington requires Council to prepare development plans for the various residential neighbourho,Qds identified
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.
The preparation of this development plan included a review of existing and proposed develop-
ment patterns. The plan details policies for the development of the Courtice South Neighbourhood. which
comprises approximately 275 hectares within the Courtice Urban Area; bounded on the north and west by the
Black and Farewell Creeks and the south and east by the Urban Area Boundary. The policies detailed herein
are related to such aspects of development 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 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 areas as "all resi-
dential lands excluding local roads, junior elementary schools and neighbourhood parks"; and establishes
a maximum of 15 units per net residential hectare for low density; a range of 16-40 units for medium
density and a maximum of 80 units per net residential hectare for high density. Based on these criteria
and current urban design standards, most of the Courtice South Neighbourhood would be designated as med-
ium 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 identified 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 hazard lands, environmentally sensitive
areas and as extensions or infilling of existing low density residential areas.
(ii) Medium density residential may be located in all other areas with densities approaching
the lower limit of the permissible range being located adjacent to existing low density
residential uses and fronting upon 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 uses within the Courtice South Neighbourhood shall be encouraged to locate
within or immediately adjacent to the Courtice Community Central Area.
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2.1.3
Where residential uses abut non-residential uses, or between residential areas 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 the permitted 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 accommodated within the Courtice South, Neighbourhood has been established
as 9500 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 require
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. to approximately 2.89 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 ratio of
2.9 p.p.u. has been utilized. The Town of Newcastle, in co-operation with the Region of Durham, shall
monitor, at regular intervals, the population of the Courtice Sout ; neighbounc( 5d in order to ensure
that development respects the Regional sewage allocations for the neighbourhoc '; and if necessary shall
adiust the loading far.t_or used in determining unit viel.ds.
2.1.6 Residential Design Guidelines
Development of residential areas should have regard for the following design guide-
lines:
(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) Land forms, 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
It is anticipated that additional school facilities will be required within the Courtice South
Neighbourhood and these are identified on Schedule 1. Appendix A, attached, provides an estimate of the
expected student generation for the Courtice South Neighbourhood. Actual site requirements; shall be de-
termined by the respective school boards.
2.2.2
In accordance with the policies of Section 6.3.2 (iii) of the Darlington Official Plan, neigh-
bourhood parks have been identified adjacent to designated school sites; and the joint utilization of
school and park facilities shall be encouraged.
2. 3 PARKLAND AND OPEN SPACE
2.3.1
The Courtice South Neighbourhood shall be served by a hierarchy of parks and open spaces inter-
connected by pedestrian and,bicycle pathways. Generally, the hierarchy of open space shall be as follows:
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(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 re-
creational 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 South Neighbourhood will require approxi-
mately 11.5 hectares of parkland, with about 7.5 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 smallerin size than, and supplemental to the Neigh-
bourhood 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
Neighbourhood Parks have been identified in accordance with the Darlington Official Plan, and
are further detailed by Schedule 1 to this neighbourhood development plan. Neighbourhood parks shall play
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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 re-
creational activities including tot lots, passive areas and minor playing fields, such as, softball dia-
monds 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 activities.
2.3.6 Minor Open Space
Minor Open Space areas are intended to preserve, whever possible, unique or important elements
of the natural environment having local significance, and may include woodlots, hazard lands and minor
watercourses associated with stormwater 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 and Black Creeks, but may also include environmentally sensitive areas or hazard lands.
Major Open Space areas are intended to preserve and protect unique or important elements of the natural
environment 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 South 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 fromphysical 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, the Central
Lake Ontario Conservation Authority has indicated that woodlots located east and west of Courtice Road and
south of Highway 2 possess environmentally sensitive characteristics. In that regard, prior to development
occurring within or adjacent to the subject woodlots, and as a condition of development approval, the pro-
ponents of such development shall satisfy all requirements of the Central Lake Ontario Conservation Authority
in respect of the woodlots and their environmentally sensitive characteristics.
2.5 COMMERCIAL
2.5.1
Residents of Courtice South will be served by a variety of commercial facilities. A Community
Central Area located in the vicinity of Trull's Road and Highway 2; Special Purpose commercial nodes lo-
cated along Highway 2; and convenience commercial areas identified on Schedule 1.
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Minor and Major Open Space areas within the• Courtice South 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 suicable* r..aintenance easements , to an appropriate authority
to ensure their preservation, protection and proper management.
2.4 FAZL.D LANDS A:.D EN%17 RO INE:,T
2.4 .1 Hazard Lands
azard lands "identified on Schedule 1 to this `neighbourhood Development Plan s! all be protected
and managed in such a fashion as to complement and protect adjacent uses from:, any physcial hazards or their
erects . The dcvelopment or redevelopment of hazard lands shall be subject to the regulations of th, Central
Lake Ontario Conservation Authority .
2 .-!. . 2 Environmentally Sensitive Areas
Environmentally Sensitive Areas identified b•, Amendment 12 to the Darlington Official Plan have
not been specifically: identified by this \eighbournood Development Plan but are included within the areas
designated as `iajor Open Space.
2.5 C0.^CRCIAL
2.5.1
Residents of Courtice South will be served by a variety of commercial facilities . A Community
Central Area located in the vicinity of Trull`s Road and Highway 2; Special Purpose commercial nodes lo-
cated along Highway 2; and convenience coir.merci< e
il areas identified on Schedule I.
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2.5 .2 Community Central Area
(i) The Darlington Official Plan delineates the limits of the Courtice Community Central
Area. The commercial component of that Central Area is located on the south-east corner
of Trull's Road and Highway 2 and identified on Schedule 1 to this plan,
(ii) The maximum gross retail and personal service floor space, to be used as a general guide-
line, shall be 14,000 square metres, and the overall average floor space index shall be
1.50.
2.5.3 Local Central Areas
The designation of local central areas within the Courtice South Neighbourhood shall require
an amendment to the Darlington Official Plan in accordance with the policies of the Durham Regional
Official Plan.
2.5.4 Special Purpose Commercial
(i) The Darlington Official Plan delineates Commercial nodes at the intersections of High-
way 2 with Prestonvale Road and Courtice Road. These nodes are further delineated on
Schedule 1 to this plan.
(ii) The commercial nodes delineated on Schedule 1 shall be restricted to Special Purpose
Commercial Uses and developed in accordance with the provisions of Section 6 .5.2 (iv)
of the Darlington Official Plan, and implemented through preparation and adoption of
a comprehensive restricted area (zoning) by-law for those areas.
2.5.5 Convenience Commercial
(i) Section 6.5.2 (iii) 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 Sections 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 0.5 square metres per
capita. It is expected that approximately 30% of the convenience commercial facilities
will be located within the commercial component of the Courticn. Community Central Area.
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(iii) Residents of the 'Courtice South Neighbourhood are expected to stimulate a demand for
approximately 4750 square metres of convenience commercial space. If 30% of this total
is assumed to be accommodated with the Community Central Area, the balance will be dis-
tributed between new sites located within the neighbourhood.
2.5.6 Automobile Service Stations
The development of Automobile Service Stations within the Courtice South Neighbourhood shall
be in accordance with the policies of Section 6.5.2 (v) of the Darlington Official Plan.
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2.5. 7 Commercial Design Guidelines
(i) Development of Commercial facilities shall Piave regardfor the following design guidelines:
(a) Respect and/or enhance the form, appearance, scale, order, unity, balance, propor-
tion, 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 com-
mercial to residential uses;
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(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 South Neighbourhood is served in an east/west direction by Highway 2,
which is designated a Type B Arterial, and Bloor Street to the south which is desig-
nated a Type A Arterial. In a north/south direction Trull's Road, a Type B Arterial,
and Courtice Road, a Type A Arterial, serve the Neighbourhood.
(ii) The development of Arterial Roads shall proceed in accordance with the provisions
of the Durham Regional Official Plan.
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. In that respect, collectors which are ex-
pected to carry larger volumes of traffic are designated ag major collectors.
(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 general location of collector and local roads are detailed on Schedule 1. Minor
variations to the location of these roads may be permitted without amendment, pro-
vided 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.
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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 community amenities. This can best be achieved through utilization of
greenbelts, walkways and street sidewalks.
(ii) Wherever feasible, bicycle and pedestrian traffic should be separated, to minimize po-
tential conflicts, through utilization of separate rights-of-way. [,There 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 delineation of path-
ways 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.
2. 7 MUNICIPAL SERVICES
(i) At the present time, construction of water mains and trunk sanitary sewers to serve the
area is complete. Development within the Courtice South Neighbourhood shall occur in
accordance with the logical and economical extension of these services; as well as, the
Staging Policies of Section 6 of the Darlington Official Plan.
(ii) The completion of the storm water management study, presently underway, is prerequisite
to development occurring, with the exception of plans having received draft approval
prior to adoption of this plan. In that regard, this plan shall be amended, as necessary,
to incorporate the findings and recommendations of said 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 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
South 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 desig-
nation except where such designation coincides with existing roadway's, railway, valleys, transmission
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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COURTICE SOUTH NEIGHBOURHOOD
POPULATION
___o -82L200ft. 4
SCHEDULE 2 4W 4N
125
Tota8 9825 persons
BLACK
HWY.
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0 2585 0
3640
3600
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-OOR STREET
A P P E N D I X A
STUDENT GENERATION
COURTICE SOUTH NEIGHBOURHOOD
Estimated Total Population 9500 persons
- Estimated Average Occupancy Ratio 2.9 p.p.u.
Estimated Unit Yield 3275 units
Pupil Generation Factors
Elementary — 0.5 students/unit
0.5 x 3275 = 1638 students
Secondary — 0. 2 students/unit
0.2 x 3275 = 655 students
Separate — 0.5 students/(unit x .25)
0.5 x (3275 x .25) _ 409 students