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Background Report City of Mount Pearl

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Background Report City of Mount Pearl DRAFT KENMOUNT HILL COMPREHENSIVE DEVELOPMENT SCHEME BACKGROUND REPORT CITY OF MOUNT PEARL | MARCH, 2018 | CONTACT INFORMATION: 100 LEMARCHANT ROAD | ST. JOHN’S, NL | A1C 2H2 | P. (709) 738-2500 | F. (709) 738-2499 WWW.TRACTCONSULTING.COM Kenmount Hill Comprehensive Development Scheme BACKGROUND REPORT City of Mount Pearl March 2018 Contact Information: Neil Dawe, President Tract Consulting Inc. P. 709.738.2500 F. 709.738.2499 email [email protected] www.tractconsulting.com Tract Consulting Inc. Proposed Development Plan for Lands Above the 190 Metre Contour: Kenmount Hill Comprehensive Development Scheme BACKGROUND REPORT Table of Contents 1. UNDERSTANDING THE PROJECT ............................................................................ 1 1.1. Purpose and objectives of the study ......................................................................................... 1 1.2. Study location ............................................................................................................................ 2 1.3. Land ownership patterns........................................................................................................... 3 1.4. Civic Policy Context ................................................................................................................... 3 1.5. Review of City of Mount Pearl planning documents, growth data and mapping .................... 4 1.6. Planning Methodology .............................................................................................................. 4 1.7. Overview of Property Owner and Public Agency consultations ............................................... 5 2. UNDERSTANDING THE STUDY LAND BASE / ENVIRONMENTAL FOOTPRINT .... 7 2.1. Introduction ............................................................................................................................... 7 2.2. Topography ............................................................................................................................... 7 2.3. Slope .......................................................................................................................................... 8 2.4. Wetlands ................................................................................................................................... 8 2.5. Site Geology and Soils ............................................................................................................... 9 2.6. Vegetation ................................................................................................................................. 9 2.7. Climate..................................................................................................................................... 11 2.8. Landscape Character ............................................................................................................... 13 2.9. Telecommunications Towers .................................................................................................. 14 2.10. Conclusion ............................................................................................................................... 15 3. DRAFT LAND USE DEVELOPMENT PLAN ............................................................. 16 3.1. Identification of land use designations and needs for each neighbourhood .......................... 16 3.2. Identification of proposed Municipal Plan designations and land use zone categories for each neighbourhood ......................................................................................................................... 20 3.3 Residential Development Typologies ...................................................................................... 23 3.4 Green Network - Open Space and Trail Network .................................................................... 28 4. INFRASTRUCTURE AND THE ROAD NETWORK ................................................... 30 4.1. Introduction ............................................................................................................................. 30 4.2. Key Roadways .......................................................................................................................... 30 4.3. Access and Internal Road Network Layout.............................................................................. 30 4.4. Horizontal and Vertical Alignments ......................................................................................... 33 4.5. Road Cross Section .................................................................................................................. 33 5. TRAFFIC & TRANSPORTATION .............................................................................. 34 5.1. Roundabouts as an Alternative to Signals Control .................................................................. 34 5.2. General Discussion of Existing and Future Traffic Conditions ................................................. 34 5.3. Choices .................................................................................................................................... 36 5.4. Considerations for Public Transit ............................................................................................ 37 6. ENGINEERING (WATER, STORMWATER & SANITARY) ....................................... 38 6.1. Water ....................................................................................................................................... 38 6.2. Sanitary .................................................................................................................................... 38 6.3. Storm ....................................................................................................................................... 38 7. REFERENCES ........................................................................................................... 40 APPENDICES A – Consultations B- Maps: Constraints to Development Proposed Development Plan for Lands Above the 190m Contour Tract Consulting Inc. 1. UNDERSTANDING THE PROJECT 1.1. PURPOSE AND OBJECTIVES OF THE STUDY This study was commissioned by the City of Mount Pearl to set out a plan for the future development of lands located above the 190 metre contour elevation adjacent to Kenmount Road in the Kenmount Hill area within the City. This Comprehensive Development Scheme ("the CDS") provides the basis for the revision of City planning policy required to permit development of the lands within the study area and to assist in providing the City with a development scenario which will direct the future servicing needs for the area. The 190 metre contour elevation has been the traditional limit employed by the City when considering the future expansion of municipal water and sewer services. Urban development has not been possible on the lands within the study area due to the lack of municipal services and due to provincial planning policy which has been relaxed in recent years to provide for consideration of the development of lands above the 190 m contour. Amendments were made several years ago to the St. John's Urban Region Regional Plan, the City of Mount Municipal Plan and the City of Mount Pearl Development Regulations 2010 to permit the City to have a comprehensive plan prepared for future servicing and development in the study area. This report sets out a vision and detailed plan of how urban growth may be accommodated on these lands. The terms of reference for the project requires the preparation of a detailed plan that will guide the development of vacant lands in the study area. The objective is to balance the wishes and objectives of the property owners in the study area with the municipal planning goals and objectives of the community as a whole. The urban form proposed under this Comprehensive Development Scheme can establish a complete community neighbourhood, providing future new residents with places to live, work, shop and play and do business. When developed, the area covered under the CDS is to be walkable, have convenient commercial services and amenities, and provide a variety of housing forms to meet the needs of a diverse population at various ages and stages of life. The open space system is to provide public parks, Mount Pearl-Kenmount Hill Comprehensive Development Scheme – BACKGROUND REPORT 1 City of Mount Pearl walking trail connections and respect the important public views and to protect environmentally sensitive areas. The CDS will establish a development layout for a variety of compatible land uses and with appropriate municipal plan and zoning designations and standards; establish a street layout with traffic planning for both private vehicles and municipal transit and access points and connections to the municipal road network. The CDS will reference the municipal requirements needed to service the planned development. 1.2. STUDY LOCATION The focus of the study is undeveloped land located above the 190 metre contour elevation in the vicinity of Kenmount Hill as shown in Figure 1. The land under consideration is located to the south of Kenmount Road; to the east of the Kenmount Park and Mount Carson Avenue; and to the north of Blackmarsh Road. The study area comprises approximately 100 hectares with the City Water tower located east of Kenmount Park . Figure 1: Study Area Boundary Mount Pearl-Kenmount Hill Comprehensive Development Scheme – BACKGROUND REPORT 2 City of Mount Pearl Tract Consulting Inc. 1.3. LAND OWNERSHIP
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