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Urban Planning + Design Studio

Preliminary Development Concept

Prepared for the Town of Paradise Prepared by UPLAND and CBCL LimitedProject No. 143045December 5, 2016

PICCO RIDGE

Urban Planning + Design StudioPicco RidgePreliminary Design Concept

Table of ContentsPage iii

Town of Paradise

Table of Contents 1 Introduction 11.1 Context 11.2 Objectives 11.3 Town Plan Guiding Principles 1

2 Site Analysis 22.1 The Site 32.2 Topography 52.3 Hydrology 82.4 Land Ownership 92.5 Land Use 122.6 Zoning 11

3 Development Concept 123.1 Opportunities & Constraints 133.2 Concept Plan 153.3 Zoning 193.4 Development Yields 203.5 Implementation 20 3.5 Street Design Standards 21


IntroductionPage iv

Town of Paradise

1 Introduction


IntroductionPage 1

Town of Paradise

1.1 Context Picco Ridge is an area of about 200 acres of largely undeveloped land along Highway 50 (St. Thomas Line) on the western periphery of the town. Picco Ridge is bounded by existing neigh-bourhoods and proposed subdivisions in varying planning and application

Much of the development of Paradise’s outlying areas has occurred on a piece-meal basis. The current Municipal Plan Review process presents the Town with an opportunity to encourage cohesive development of Picco Ridge through the preparation of a comprehensive development scheme. The development plan will provide landowners with a degree of certainty over the area’s de-velopment potential, while ensuring that

1.2 Objectives individual subdivision plans connect and functionally interact. A comprehen-sive development plan may also pro-vide opportunities for achieving some of the Town’s strategic goals such as diversifying Paradise’s housing options by including mid-density housing and mixed-use building forms - all within the context of a feasible development scheme.

stages, which will border the perime-ter of the area. A half dozen property owners share stewardship of the land. Owners’ interests range from attach-ment to its current undeveloped status to ambitious development goals.

The Picco Ridge Development Concept is grounded in the following guiding principles:

1. Design neighbourhoods that pro-mote a sense of community.

2. Promote and locate higher density development adjacent to the main transportation corridors and con-sider the future provision of public transit.

3. Pursue an interconnected street system and enhance connectivity to and within the key corridors and to

1.3 Guiding Principles the outlying communities for pedes-trians, cyclists, and motorists.

4. Locate core services within a 10-minute walk from residential neighbourhoods.

5. Create a physical and built environ-ment that provides opportunities for safe daily physical activity, oppor-tunities for social interactions and access to healthy food.

6. Provide a full range of housing types to create diverse and neigh-borhoods, including housing for seniors, students, and people living

with disabilities.7. Encourage employers to locate jobs

close to neighbourhoods.8. Create a linked system of natural

areas and parks and ensure these features are restored, enhanced, and are protected.

9. Build sustainable infrastructure and promote the use of renewable energy to improve the ecological footprint of the Town.

TRANSMISSION LINE

PlayGround

BallField

NEILS POND RIDGE

POWER PLANT

UNKNOWN STRUCTURE

FUEL TANKS

St. T

hom

as L

ine

BALLFIELD

NEILS POND RIDGE

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

PA

STORAGE AREA

UNKNOWN

Storage Area

STORAGE AREA

STORAGE AREASTORAGE AREA

STORAGE AREA

STORAGE AREA

PA

STORAGE AREA

STORAGE AREA

PA

PA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

Storage Area

OUTDOOR THEATRE

Soccer Field

TENNIS COURTS

BASKETBALL COURT

TOPSAIL BIGHT

TOPSAIL BEACH

TOPSAIL BEACH

PROVINCIAL PARK

PLAYGROUND

DOGBERRY HILL

TRAN

SMIS

SION

LIN

E

TRAN

SMIS

SION

LIN

E

DOGBERRY HILL

TRANSMISSION LINE

Summit Drive

Ridgewood Drive

Husse

y's

Roa

d

Ston

ewal

l D

rive

PARADISE ROAD

Topsail Pond Road

Vanellen Place

Dawe's Road

Angel'

s Roa

d Hanson Place

TOPSAIL ROAD

Crescent

Ortega D

rive

Vineyard Drive

Round P

ond Road

Kinder D

rive

Josh

ua Cardinal

Crescent

Buckingham Drive

Pon

d

Tops

ail

Gen

tler P

lace

Road

Tops

ail P

ond

Roa

d

Topsail Pond Road

New

dale

Roa

d

Buckingham Drive

Three Island Pond Road

Stokes Place

Shalloway Place


MANUALS ACCESS ROAD

Carb

erry

Pla

ce


Cor

cora

n's

Roa

d

Twin Brook Drive

Gre

enfie

ld's

Plac

e

Duf

f's C

resc

ent

Duff's

Cre

scen

t

Christopher Street

TOPSAIL ROAD

Tanya Place

Rockcliffe Ave.

Windmill

Sulliv

an's

Road

Line

Rosew

ell

Sum

mit

Drive

Desray Crescent

Pine

hill

Pla

ce

Place

St. Thomas

Meadow Road

Achary

a Driv

e

Rob

b's

Roa

d

Glendarek Drive

Clearview Heights

McNam

ara Road

Harcourt Road

Inwoo

d C

resce

nt

Adam's Pond Road

Arch

ibal

d Dr

ive

Dina

Place

Gosse's Road

Harcourt Road

Pleasa

ntview

Ave

nue

Irving Drive

Drover's Road

Venton Place

Bernard Drive

Woodville

Road

Janal's

Road

Kipawa

Drive

Pretty Place

Plateau Park

Dakota Place

Ashlen Crescent

Stephen's Road

Ashlen Crescent

Mad

ison

Plac

e

Morgan Avenue

Little John Avenue

Bra

ndyw

ind

Hickey's Road

Plac

e

Byrne's Road

Quilty's Road

Deborah Lynn Heights

Hayes Avenue

Picco Drive

ST. THOMAS LINE

Neary Road

Father Lace

y Place

Neary Road

Squires Road

Bayvie

w Heig

hts

Whelan Crescent

Springbrook Road

O'Brien's Way

Road

Lawlor's

Mille

r's P

ath

Clarke's Hillview

Cam

rose Drive

Cam

rose

D

rive


Country Road

Stapleton's Road

Laurie Road

ST. T

HOM

AS L

INE

KENMOUNT ROAD

Rathburn Drive

Sanderling Place

Eagle

Merlyn Place

Imogene

Gregg Avenue

TOPSAIL ROAD

Heightview Drive

Grandview Avenue

Milton R

oad

Gail Place

Elmer Place

Sunvalley Drive

Donna Road

TOPSAIL ROAD

Kestrel Drive

Crescent

Trail

s End

Driv

e

Street

Harp Place

Cormorant Pl.

Hector

Pl.

St. A

nne'

s C

resc

ent

Kinsdale Road

Wyn

nfor

d D

rive

Elizab

eth D

rive

Carli

sle

Cedar D

rive

Pinegrove D

rive

Elizabeth D

rive

TRA

NS

CA

NA

DA

HIG

HW

AY

TOPSAIL ROAD

Iris Place

Ashgrove Drive

Willow Drive

Jane Heights

Lombardy

Place

Christi

ne C

resce

nt

CloseM

oorgateCar

lisle

Driv

e

PlaceCalderw

ood

Ulv

erst

on

PlaceC

ardiff

Clo

se

Canterbury Drive

Drive

Evergreen D

rive

Pl.

Elgin Drive

Ellesmere Drive

Clevedon

Crescent

Dungarvan Street

Magno

lia P

lace

Beech

nut P

lace

Map

le Driv

e

Drive

Pric

illa P

l.

Ash

ley

Pla

ce

Gillian Pl.

Kenora Crescent

PlaceTennyson

Osp

rey

Pla

ce

Milton Road

Ungava Street

TOPSAIL ROAD

Ranger Avenue

Mastiff Place

Porteus Place

Car

risbr

ooke

Pla

ce

Aurora Place

Hummingbird Road

Brittany Drive

Was

hing

ton

Plac

e

Cro

ydon

Stre

et

Devaughn Street

Burnaby Street

Kinkora Street

Panoramic Pl.

Tipp

erar

y St

.

Tive

rton

Stre

et

Lanark Drive

Tudor Avenue

Sta

rlite

Driv

e

Brisbane Court

Rembrant Boulevard

Anquille Avenue

Blomidon Street

Mt.

Gre

gory

Pla

ce

Hei

ghts

Oct

agon

Roa

d

Car

lisle

Driv

e

Ger

vase

Pla

ce

Horncastle Drive

Sunderland Drive

Sheppard

Place

Palmerston Drive

Discovery Crescent

Halliburton Street

Daniberry Place

Cloudberry Drive

Hollyberry Drive

Hudsonberry Drive

Jonesberry

Place

New

castl

e

Stonehaven

San

dhur

stP

lace

Place

Joan

na

Stephanie Avenue

ArcadianC

lose

Gains borou

gh

Place

SkeffingtonPlace

Tiverton Street Ravenwood

Crescent

Limit of Street

Limit of Street

STORAGE AREA

AREA UC

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

AREA UC

AREA UC

STORAGE A

CANOPY

STOREAGE A

STORAGE AREA

STORAGE A

STORAGE A

PILE

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

Storage Area

Storage Area

Storage Area

TOWN OF PORTUGAL COVE / ST. PHILLIPS


CITY OF ST. JOHN'S

Seascape Drive

Ivy dale Place

Fairlane Street

Dellem

ere

Plac

e

Holland Place

TOWN OF CONCEPTION BAY SOUTH

Tyrell Drive

Monaco D

rive

Heightview Dr.

Toslo Place

Willi

amst

on C

lose

Dalebury Place

Mullingar Drive

Vam

bury

Liber

ty La

ne

Brittany Drive

Lana

rk D

rive

Lana

rk D

rive

Carlingford Street

Callag

han P

l.

SPRACKLIN BLVD

Leah

Way

Kate Marie

Damien Street

Kenm

ount

Roa

d

Kenmount Road

Kenmou

nt Roa

d

CITY OF MOUNT PEARL


- KESTREL DRIVE -

- KARWOOD DRIVE -

Ellington Close

Cameo

Driv

e

Stormon

t Stre

et

Barchester Street

Islington Place

Cres

Goldfinch Drive

Crane StreetFlamingo Drive

Mockingbird Drive

Goldfinch Drive

Karwood Drive

McNamara Road

McN

amar

a R

oad

Mav

rick

Plac

e

Canterbury Drive

Brougham Drive

Aragon Crescent

Supe

rior D

rive

Elizabeth Drive

Brougham D

rive

Durango Drive

Castletown Pl.

Summerford Pl.

Bridgewater Pl.

Sunderland Drive

Mon

tana

Driv

e

Beresford Place

Cam

elot

Cre

scen

t

Fairmont Pl.

Magee Drive

Mallow Drive

Lanark Drive

Lana

rk D

rive

Harmony StreetOssington Street

Stanhope Drive

Logan Street

Quinton Pl.

Brittany Drive

Hay

field

Pla

ce

Lady

wel

l Pla

ce

Hancock Place

cent

Hol

lybe

rry

Driv

e

Keystone Avenue

Crimson Street

Elizabeth Drive

Kemerton Pl.

Trai

ls E

nd D

rive

Shelburne Street

Sherbrooke StreetShelby Street

Southview Dr.

Roberts Hts

Juniper

Tickleview Lane

Callie's Lane

Lancefield Street

Fred W. Brown Drive

Denehurst Street

Burlington Place

Carlisle Drive

Everest Street

Greenvalley Lane

Tranquil

P

lace

Moonlight Drive

Westport Drive

Quantum

Drive

Mountaineer Drive

Sandpiper Pl.

Acha

rya

Drive

Beatrix Place

Street

Rea

rdon

Ave

nue

Sgt. Donald Lucas Drive

Ballyshannon Street

Pollard Avenue

Blue Jay Place

Mt. Sawyer P

lace

Marble Avenue

Octagon H

eights

Ellis

ton

Stre

et

Ellesm

ere D

rive

Aven

ue

Hartland

Ivan

y S

treet

Ivany Street

Pl.

Ellswor

th Str

Flan

nery

Street

eet

Mon

aco

Driv

e

Yellow Wood Drive

Mary

Seascape Drive

Tottenham Pl.

May

fair

Aven

ue

Ann Pl

Canterbury Drive Drum

m

Hills da

le

Crescent

ond Pl.

Regal Place

Bremigens Boulevard

Sum

mit D

rive

Hampton Place

Hermit

Place

age

Atlantica

Drive

Legend Drive

Ridgew

ood Drive

Mallow Drive

Howa

rd A

venu

e

Reardon Avenue

Kestrel Drive

Acharya Drive

Niag

ara

Pl.

Sgt.

Don

ald

Luca

s D

rive

Hardw

ood Pl.

Solar Pl.

Magee D

rive

Brid

gepo

rt A

venu

e

Cha

lleng

er C

resc

ent

Cop

per C

anyo

n Close

Eider Place

Merga

Patty Kay Drive

Tilti

ng P

lace

Mor

gan

Aven

ue

nserAve.

Denehurst Street

Hig

hway

No

50

Drawn by

TRANSPORTATION

LEGEND

MAP DESIGN

PARAMETERS & MAP DESIGN

LOCATOR MAP

Checked by

Date

Project No

Scale

SK

9/26/14

140102

Projected Coordinate System: NAD_1983_MTM_1Projection: Transverse_MercatorFalse_Easting: 304800.00000000False_Northing: 0.00000000Central_Meridian: -53.00000000Scale_Factor: 0.99990000Latitude_Of_Origin: 0.00000000Linear Unit: Meter

Data Sources: Town of Paradise

1401

02 P

icco

Rid

ge B

ase

Map

.vw

x

Study Area

PICCO RIDGE DEVELOPMENT CONCEPT

*


Background / AnalysisPage 2

Town of Paradise

2 Site Analysis



Town of Paradise

2.1 The Site Picco Ridge extends from St. Thomas Line in the east to the top of the ridge overlooking Conception Bay in the west. The area’s eastern portion is flanked by two older low-density suburbs, while the western portion is surrounded by lands

that have attracted recent interest by developers. The top of the ridge border-ing the western portion of Picco Ridge is slated for unserviced low-density development.

The majority of the site is designated and zoned Comprehensive Develop-ment Area (CDA) in the 2004 - 2014 Municipal Plan and Development Reg-ulations.



Town of Paradise

TRANSMISSION LINE

PlayGround

BallField

NEILS POND RIDGE

POWER PLANT

UNKNOWN STRUCTURE

FUEL TANKS

St. Th

omas

Line

BALLFIELD

NEILS POND RIDGE

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

PA

STORAGE AREA

UNKNOWN

Storage Area

STORAGE AREA


STORAGE AREA

STORAGE AREA

PA

STORAGE AREA

STORAGE AREA

PA

PA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

Storage Area

OUTDOOR THEATRE

Soccer Field

TENNIS COURTS

BASKETBALL COURT

TOPSAIL BIGHT

TOPSAIL BEACH

TOPSAIL BEACHPROVINCIAL PARK

PLAYGROUND

DOGBERRY HILL

TRANSM

ISSION

LINE

TRANSM

ISSION

LINE

DOGBERRY HILL

TRANSMISSION LINE

Summit Drive

Ridgewood Drive

Hussey's

R

oad

Ston

ewal

l D

rive

PARADISE ROAD

Topsail Pond Road

Vanellen Place

Dawe's Road

Angel'

s Roa

d Hanson Place

TOPSAIL ROAD

Crescent

Ortega D

rive

Vineyard Drive

Round P

ond Road

Kinder D

rive

Josh

uaCardinal

Crescent

Buckingham Drive

Pon

d

Tops

ail

Gen

tler P

lace

Road

Tops

ail P

ond

Roa

d

Topsail Pond Road

New

dale

Roa

d

Buckingham Drive


Stokes Place

Shalloway Place


MANUALS ACCESS ROAD

Carb

erry

Pla

ce


Cor

cora

n's

Roa

d

Twin Brook Drive

Gre

enfie

ld's

Plac

e

Duf

f's C

resc

ent

Duff's

Cre

scen

t

Christopher Street

TOPSAIL ROAD

Tanya Place

Rockcliffe Ave.

Windmill

Sulliv

an's

Road

Line

Rosew

ell

Sum

mit

Drive

Desray Crescent

Pine

hill

Pla

ce

Place

St. Thomas

Meadow Road

Achary

a Driv

e

Rob

b's

Roa

d

Glendarek Drive

Clearview Heights

McNam

ara Road

Harcourt Road

Inwoo

d C

resce

nt

Adam's Pond Road

Arch

ibal

d Dr

ive

Dina

Place

Gosse's Road

Harcourt Road

Pleasa

ntview

Ave

nue

Irving Drive

Drover's Road

Venton Place

Bernard Drive

Woodville

Road

Janal's

Road

Kipawa

Drive

Pretty Place

Plateau Park

Dakota Place

Ashlen Crescent

Stephen's Road

Ashlen Crescent

Mad

ison

Plac

e

Morgan Avenue

Little John Avenue

Bra

ndyw

ind

Hickey's Road

Plac

e

Byrne's Road

Quilty's Road


Hayes Avenue

Picco Drive

ST. THOMAS LINE

Neary Road

Father Lace

y Place

Neary Road

Squires Road

Bayvie

w Heig

hts

Whelan Crescent

Springbrook Road

O'Brien's Way

Road

Lawlor's

Mille

r's P

ath

Clarke's Hillview

Cam

rose Drive

Cam

rose

D

rive


Country Road

Stapleton's Road

Laurie Road

ST. T

HOM

AS L

INE

KENMOUNT ROAD

Rathburn Drive

Sanderling Place

Eagle

Merlyn Place

Imogene

Gregg Avenue

TOPSAIL ROAD

Heightview Drive

Grandview Avenue

Milton R

oad

Gail Place

Elmer Place

Sunvalley Drive

Donna Road

TOPSAIL ROAD

Kestrel Drive

Crescent

Trail

s End

Driv

e

Street

Harp Place

Cormorant Pl.

Hector

Pl.

St. A

nne'

s C

resc

ent

Kinsdale Road

Wyn

nfor

d D

rive

Elizab

eth D

rive

Carli

sle

Cedar D

rive

Pinegrove D

rive

Elizabeth D

rive

TRA

NS

CA

NA

DA

HIG

HW

AY

TOPSAIL ROAD

Iris Place

Ashgrove Drive

Willow Drive

Jane Heights

Lombardy

Place

Christi

ne C

resce

nt

CloseM

oorgateCar

lisle

Driv

e

PlaceCalderw

ood

Ulv

erst

on

PlaceC

ardiff

Clo

se

Canterbury Drive

Drive

Evergreen D

rive

Pl.

Elgin Drive

Ellesmere Drive

Clevedon

Crescent

Dungarvan Street

Magno

lia P

lace

Beech

nut P

lace

Map

le Driv

e

Drive

Pric

illa P

l.

Ash

ley

Pla

ce

Gillian Pl.

Kenora Crescent

PlaceTennyson

Osp

rey

Pla

ce

Milton Road

Ungava Street

TOPSAIL ROAD

Ranger Avenue

Mastiff Place

Porteus Place

Car

risbr

ooke

Pla

ce

Aurora Place

Hummingbird Road

Brittany Drive

Was

hing

ton

Plac

e

Cro

ydon

Stre

et

Devaughn Street

Burnaby Street

Kinkora Street

Panoramic Pl.

Tipp

erar

y St

.

Tive

rton

Stre

et

Lanark Drive

Tudor Avenue

Sta

rlite

Driv

e

Brisbane Court

Rembrant Boulevard

Anquille Avenue

Blomidon Street

Mt. G

rego

ry P

lace

Hei

ghts

Oct

agon

Roa

d

Car

lisle

Driv

e

Ger

vase

Pla

ce

Horncastle Drive

Sunderland Drive

Sheppard

Place

Palmerston Drive

Discovery Crescent

Halliburton Street

Daniberry Place

Cloudberry Drive

Hollyberry Drive

Hudsonberry Drive

Jonesberry

Place

New

castl

e

Stonehaven

San

dhur

stP

lace

Place

Joan

na

Stephanie Avenue

ArcadianC

lose

Gains borou

gh

Place

SkeffingtonPlace


Crescent

Limit of Street

Limit of Street

STORAGE AREA

AREA UC

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

AREA UC

AREA UC

STORAGE A

CANOPY

STOREAGE A

STORAGE AREA

STORAGE A

STORAGE A

PILE

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

Storage Area

Storage Area

Storage Area



CITY OF ST. JOHN'S

Seascape Drive

Ivy dale Place

Fairlane Street

Dellem

ere

Plac

e

Holland Place


Tyrell Drive

Monaco D

rive

Heightview Dr.

Toslo Place

Willi

amst

on C

lose

Dalebury Place

Mullingar Drive

Vam

bury

Liber

ty La

ne

Brittany Drive

Lana

rk D

rive

Lana

rk D

rive

Carlingford Street

Callag

han P

l.

SPRACKLIN BLVD

Leah

Way

Kate Marie

Damien Street

Kenm

ount

Roa

d

Kenmount Road

Kenmou

nt Roa

d

CITY OF MOUNT PEARL


- KESTREL DRIVE -

- KARWOOD DRIVE -

Ellington Close

Cameo

Driv

e

Stormon

t Stre

et

Barchester Street

Islington Place

Cres

Goldfinch Drive


Mockingbird Drive

Goldfinch Drive

Karwood Drive

McNamara Road

McN

amar

a R

oad

Mav

rick

Plac

e

Canterbury Drive

Brougham Drive

Aragon Crescent

Supe

rior D

rive

Elizabeth Drive

Brougham D

rive

Durango Drive

Castletown Pl.

Summerford Pl.

Bridgewater Pl.

Sunderland Drive

Mon

tana

Driv

e

Beresford Place

Cam

elot

Cre

scen

t

Fairmont Pl.

Magee Drive

Mallow Drive

Lanark Drive

Lana

rk D

rive


Stanhope Drive

Logan Street

Quinton Pl.

Brittany Drive

Hay

field

Pla

ce

Lady

wel

l Pla

ce

Hancock Place

cent

Hol

lybe

rry

Driv

e

Keystone Avenue

Crimson Street

Elizabeth Drive

Kemerton Pl.

Trai

ls E

nd D

rive

Shelburne Street

Sherbrooke Street

Shelby Street

Southview Dr.

Roberts Hts

Juniper

Tickleview Lane

Callie's Lane

Lancefield Street

Fred W. Brown Drive

Denehurst Street

Burlington Place

Carlisle Drive

Everest Street

Greenvalley Lane

Tranquil

P

lace

Moonlight Drive

Westport Drive

Quantum

Drive

Mountaineer Drive

Sandpiper Pl.

Acha

rya

Drive

Beatrix Place

Street

Rea

rdon

Ave

nue


Ballyshannon Street

Pollard Avenue

Blue Jay Place

Mt. Sawyer Place

Marble Avenue

Octagon H

eights

Ellis

ton

Stre

et

Ellesm

ere D

rive

Aven

ue

Hartland

Ivan

y S

treet

Ivany Street

Pl.

Ellswor

th Str

Flan

nery

Street

eet

Mon

aco

Driv

e

Yellow Wood Drive

Mary

Seascape Drive

Tottenham Pl.

May

fair

Aven

ue

Ann Pl


m

Hills da

le

Crescent

ond Pl.

Regal Place

Bremigens Boulevard

Sum

mit D

rive

Hampton Place

Hermit

Place

age

Atlantica

Drive

Legend Drive

Ridgew

ood Drive

Mallow Drive

Howa

rd A

venu

e

Reardon Avenue

Kestrel Drive

Acharya Drive

Niag

ara

Pl.

Sgt.

Don

ald

Luca

s D

rive

Hardw

ood Pl.

Solar Pl.

Magee D

rive

Brid

gepo

rt A

venu

e

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nserAve.

Denehurst Street

Hig

hway

No

50

Drawn by

TRANSPORTATION

LEGEND

MAP DESIGN


LOCATOR MAP

Checked by

Date

Project No

Scale

SK

9/26/14

140102



1401

02 P

icco

Rid

ge B

ase

Map

.vw

x

Study Area


*



Town of Paradise

2.2 Topography Elevations The western portion of Picco Ridge is generally sloping down from west to east with the highest elevations above the 190m contour line. A bluff in the north-western portion of the site reach-es up to 198 metres above sea level. The eastern portion of the site slopes down from north to south with the highest elevations reaching 180m. The center of the site features a depression dipping down to 168m and contains a wetland.

SlopesThe majority of the site features slopes between 0 and 10%. The most level area can be found at the center of Picco Ridge. Near St. Thomas Line, a steep embankment slopes down towards the collector road. Other steeper slopes are located around the bluff in the north-western section of the site and at an man-made embankment buffering a private residence in the south-western corner of Picco Ridge.

Top of Western Ridge Looking East



Town of Paradise

180m

190m

200m

198m

170m

160m

180m

170m

140m

180m

180m



Town of Paradise



Town of Paradise

2.3 Hydrology The study area generally drains towards the center and to the north of the site. A notable evidence of this drainage pat-tern is a wetland at the end of Stephen’s Road.

In 2015, the Town engaged CBCL Limit-ed to identify and delineate the extents of the wetland (known locally as Feath-erbed Marsh).

The wetland, as delineated is approx-imately 2.78 ha in its extent. Approx-imately 0.87 ha (31%) of the wetland is composed of bog type vegetation, 1.89 ha (68%) is treed swamp, and the balance (~1%) is composed of a series of open ditches and ATV trails.

Being composed mainly of robust woody vegetation (i.e., trees and shrubs) and containing no notable sur-face water features (except that present in the ditches), the wetland is consid-ered to be less sensitive to disturbance than one that is more dominated by herbaceous vegetation, or that has a greater proportion of open water.

The wetland is likely to be performing significant functions within the local watershed in terms of attenuating and storing stormwater flows, performing carbon sequestration (by virtue of its deep organic layer), and by providing habitat for various species of flora and fauna.

Though there appears to be no regu-latory recourse at present to prevent the eventual infill of featherbed marsh, it is recommended that the wetland be preserved as a natural feature in the landscape, in the interests of maintain-ing the functions mentioned above.

If the partial removal of the wetland was necessary, the treed swamp would likely be the less valued portion, and its position along the fringe of the wetland would probably make it the most prac-tical to remove if that were required. In case of a partial wetland removal, it would be prudent to maintain the wetland portion around the outflowing watercourse as a natural buffer around the watercourse.

Stephens Road

Ashlen Crescent

Dakota Place

INFLOW

OUTFLOW

[Scale when printed at 11"x17"1:1,500

FIGURE 1FEATHERBED MARSH

Wetland Boundary

0 10 20 30 40m

Drawing #

Sheet #

Project #

1 of 1

143045.03Date

04/09/2015

Designed Drawn

Checked Approved

Revision or Issue

No. Description Date By

Coordinate System: NAD 1983 CSRS UTM Zone 22N

KEY MAP0 7.5 153.75

km

Wetland Boundary

ATV Trail

Bog

Drainage Ditch

Treed Swamp

ICB

MB

Featherbed Marsh



Town of Paradise

In 2013, the Town of Paradise com-missioned a storm water study, which resulted in a master plan for storm water management and storm water infrastructure upgrades for the Town of Paradise (BAE-Newplan, 2013).

Picco Ridge is primarily located in Sub-Basin C1I of Drainage Basin C which drains into Conception Bay via Horse Cove Brook. “Basin C not only has the greatest number and percent-age of control structures requiring up-grading both under current and future development conditions but it also has the most structures undersized by more than 100%.” (BAE-Newplan, p.97).

The Storm Water Master Plan rec-ommends to consider storm water detention in areas where the increase in ultimate development flow requires major downstream upgrading. The Town is currently revising the Stormwater Model for a 10 year build out and it is understood that no stormwater can be directed towards Howard Avenue.

2.4 Land Ownership Information on land ownership was re-tained from two sources and is not con-clusive. Regardless of divergences the site is currently fragmented and owned by various individuals and land devel-opment companies, which include:

• James Duff;• 51039 Newfoundland & Labrador

Ltd.• Cosmos• Stanley Murphy• Octagon Development

• Gregory Adams• Lauramax• Cosmos Ho



Town of Paradise



Town of Paradise

2.5 Land Use The majority of Picco Ridge is unde-veloped wooded land. Some clear-ance has occurred above the 190m contour line where the area is now a large grassed field. Two developed lots can currently be found within the study boundary. One single residential

dwelling at the end of Dakota Place and a property containing a residential dwelling and an excavation business in the south-western corner. The business has been surrounded with a large man-made berm that separates it visually from the rest of the site.

2.6 Zoning 2016 Draft Municipal Plan and Develop-ment Regulations include the following land use zones be applied to the Picco Ridge and surrounding area:

Comprehensive Development Area (CDA)The Picco Ridge Study Area is zoned CDA. The Town of Paradise Develop-ment Regulations stipulate that the area “shall be developed in accordance with the Concept Plan prepared for the area and approved by Council. Portions of the area may be developed subject to a rezoning and approval of subdivision plans consistent with the Concept De-velopment Plan.” The regulations further prescribe that “in considering proposals for development within the Picco Ridge CDA, Council may require appropriate studies to be undertaken to determine the adequacy of municipal infrastruc-ture, including streets, to accommodate the development. Council may refuse development where it has been found that adequate servicing is not available, unless such infrastructure as may be necessary is provided by the develop-er.”

Residential Medium Density (RMD)The serviced existing and proposed developments surrounding Picco Ridge are all zoned RMD. Currently RMD zon-ing permits single detached dwelling, semi-detached dwelling, duplex dwell-ings, home office, family child care, as-sisted living residential complex, urban agriculture, municipal infrastructure, services and utilities and public open space and conservation. Discretionary uses include apartment buildings (up to 8 units), row dwelling, boarding houses, collective residential, daycare center, convenience store, educational, home based business, office, take-out food service, telecommunications tower, ani-mal and place of worship. The minimum lot area for serviced single dwellings is 450m2.

Rural Residential (RR)The unserviced areas above the 190m contour line are zoned RR. Permitted uses include single dwellings, family childcare, home office, urban agricul-ture,municipal infrastructure, services and utilities as well as public open space and conservation. Discretionary

uses include animal, bed and breakfast, home based business, general service,office, boarding house and telecom-munication towers. The minimum lot area for unserviced single dwellings is 4050m2.

Open Space/Recreation (OSR)The bluff in the north-western portion of the site is zoned OSR. Permitted uses include conservation, parks, playing fields, arenas cultural and civic, munici-pal infrastructure, services and utilities.

Discretionary uses include catering, child care, general assembly, indoor assembly, outdoor assembly and tele-communications towers.


NetworkPage 12

Town of Paradise

3 Development Concept


NetworkPage 13

Town of Paradise

Overlay

Constraints• Only one potential access point ex-

ists along Highway 50 (St. Thomas Line).

• The surrounding existing devel-opments along Ashlen Crescent and Picco Drive were built without connecting road right-of-ways or provisions for future road connec-tions into the undeveloped lands.

• Steep slopes make various areas of the site difficult or unsuitable to develop.

• The property of an excavation business in the southwestern corner of the site is surrounded by a tall man-made berm that visually impacts potential new properties in its vicinity.

• A wetland at the end of Stephen’s Road limits the development po-tential at the narrowest point of the property.

• The 190m contour, above which only large-lot unserviced develop-ment is permitted veers into the site along its western boundary.

• A potential future water tower in-stallation by the Town will allow for serviced development only up to the 180m contour.

• Serviced development above the 180m contour will require an addi-tional water tower to be installed by developersto to ensure adequate water pressures.

Opportunities• The subdivision plans for new

surrounding neighborhoods all feature reserved road right-of-ways and access points into Picco Ridge to ensure that development is not disconnected from its neighboring communities.

• The relatively flat center of the site provides an opportunity to create a higher-density neighborhood center with space for a neighborhood com-mons, school or other community facilities and neighborhood retail.

• Due to the central location of this area, many of the new residences would be within a 5-minute walk (400m radius) of the neighborhood center.

3.1 Opportunities & Constraints The site’s shape, location and topography pose a few challenges that need to be overcome to unlock its full development po-tential. At the same time, a number of opportunities can be capitalized upon to make Picco Ridge an integrated and complete community.

• Natural landscape features such as the bluff and wetland can be integrated into the development as amenities.

• The views from the top of the bluff over Paradise are spectacular and could be further enhanced and made accessible to new residents through a look-off and associated trails.


NetworkPage 14

Town of Paradise

Pretty Place

Plateau Park

Dakota Place

Ashlen Crescent

Stephen's Road

Ashlen Crescent

Mad

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Plac

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Morgan Avenue

Little John Avenue

Quilty's Road


Hayes Avenue

Picco Drive

Seascape Drive

Ivy dale Place

Fairlane Street

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RSA

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Little John Avenue

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Drawn by

OPPORTUNITIES & CONSTRAINTS

LEGEND

MAP DESIGN


LOCATOR MAP

Checked by

Date

Project No

Scale

SK

11/7/14

140102



1401

02 P

icco

Rid

ge B

ase

Map

.vw

x

0 100 200 m

STUDY AREA

Study Area

Lots Existing

Lots Proposed

Open Space

190 Contour

Pretty Place

Plateau Park

Dakota Place

Ashlen Crescent

Stephen's Road

Ashlen Crescent

Mad

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Plac

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Morgan Avenue

Little John Avenue

Quilty's Road


Hayes Avenue

Picco Drive

Seascape Drive

Ivy dale Place

Fairlane Street

Willi

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170

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160

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Plateau Park

Dakota Place RMD

RMD

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Stephen's Road

RSA

Ashlen Crescent

Mad

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Plac

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RSA

RMD

Morgan Avenue

Little John Avenue

RMD

CO

N

RMD

CL

CON

RSA

RMD

Quilty's Road

RLD


RMD

Hayes Avenue

RMDRSA

Picco Drive

RMD

RMD

CON

S

S

u/c

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RMD

RR

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OSR

CO

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RR

RMD

RMD

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Ivy dale Place

Fairlane Street

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8OPENSPACE

Drawn by


LEGEND

MAP DESIGN


LOCATOR MAP

Checked by

Date

Project No

Scale

SK

9/26/14

140102



1401

02 P

icco

Rid

ge B

ase

Map

.vw

x

0 100 200 m

STUDY AREA

Study Area

Lots Existing

Lots Proposed

Open Space

190 Contour

198 acres

PARADISEIMAGINE

PICCO RIDGEComplete Community Concept

LOCATION

Picco Ridge is an area of about 200 acres of largely undeveloped land along Highway 50 (St. Thomas Line). Picco Ridge is bounded by existing neighbourhoods and proposed subdivisions in varying planning and application stages which will border the perimeter of the area.

A half dozen property owners share stewardship of the land. Owners’ interests range from attachment to its current undeveloped status to ambitious development goals.

SITE


TRANSMISSION LINE

PlayGround

BallField

NEILS POND RIDGE

POWER PLANT

UNKNOWN STRUCTURE

FUEL TANKS

St. T

hom

as L

ine

BALLFIELD

NEILS POND RIDGE

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

PA

STORAGE AREA

UNKNOWN

Storage Area

STORAGE AREA


STORAGE AREA

STORAGE AREA

PA

STORAGE AREA

STORAGE AREA

PA

PA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

Storage Area

OUTDOOR THEATRE

Soccer Field

TENNIS COURTS

BASKETBALL COURT

TOPSAIL BIGHT

TOPSAIL BEACH

TOPSAIL BEACH

PROVINCIAL PARK

PLAYGROUND

DOGBERRY HILL

TRAN

SMIS

SION

LIN

E

TRAN

SMIS

SION

LIN

E

DOGBERRY HILL

TRANSMISSION LINE

Summit Drive

Ridgewood Drive

Husse

y's

Roa

d

Ston

ewal

l D

rive

PARADISE ROAD

Topsail Pond Road

Vanellen Place

Dawe's Road

Angel'

s Roa

d Hanson Place

TOPSAIL ROAD

Crescent

Ortega D

rive

Vineyard Drive

Round P

ond Road

Kinder D

rive

Josh

ua Cardinal

Crescent

Buckingham Drive

Pon

d

Tops

ail

Gen

tler P

lace

Road

Tops

ail P

ond

Roa

d

Topsail Pond Road

New

dale

Roa

d

Buckingham Drive


Stokes Place

Shalloway Place


MANUALS ACCESS ROAD

Carb

erry

Pla

ce


Cor

cora

n's

Roa

d

Twin Brook Drive

Gre

enfie

ld's

Plac

e

Duf

f's C

resc

ent

Duff's

Cre

scen

t

Christopher Street

TOPSAIL ROAD

Tanya Place

Rockcliffe Ave.

Windmill

Sulliv

an's

Road

Line

Rosew

ell

Sum

mit

Drive

Desray Crescent

Pine

hill

Pla

ce

Place

St. Thomas

Meadow Road

Achary

a Driv

e

Rob

b's

Roa

d

Glendarek Drive

Clearview Heights

McNam

ara Road

Harcourt Road

Inwoo

d C

resce

nt

Adam's Pond Road

Arch

ibal

d Dr

ive

Dina

Place

Gosse's Road

Harcourt Road

Pleasa

ntview

Ave

nue

Irving Drive

Drover's Road

Venton Place

Bernard Drive

Woodville

Road

Janal's

Road

Kipawa

Drive

Pretty Place

Plateau Park

Dakota Place

Ashlen Crescent

Stephen's Road

Ashlen Crescent

Mad

ison

Plac

e

Morgan Avenue

Little John Avenue

Bra

ndyw

ind

Hickey's Road

Plac

e

Byrne's Road

Quilty's Road


Hayes Avenue

Picco Drive

ST. THOMAS LINE

Neary Road

Father Lace

y Place

Neary Road

Squires Road

Bayvie

w Heig

hts

Whelan Crescent

Springbrook Road

O'Brien's Way

Road

Lawlor's

Mille

r's P

ath

Clarke's Hillview

Cam

rose Drive

Cam

rose

D

rive


Country Road

Stapleton's Road

Laurie Road

ST. T

HOM

AS L

INE

KENMOUNT ROAD

Rathburn Drive

Sanderling Place

Eagle

Merlyn Place

Imogene

Gregg Avenue

TOPSAIL ROAD

Heightview Drive

Grandview Avenue

Milton R

oad

Gail Place

Elmer Place

Sunvalley Drive

Donna Road

TOPSAIL ROAD

Kestrel Drive

Crescent

Trail

s End

Driv

e

Street

Harp Place

Cormorant Pl.

Hector

Pl.

St. A

nne'

s C

resc

ent

Kinsdale Road

Wyn

nfor

d D

rive

Elizab

eth D

rive

Carli

sle

Cedar D

rive

Pinegrove D

rive

Elizabeth D

rive

TRA

NS

CA

NA

DA

HIG

HW

AY

TOPSAIL ROAD

Iris Place

Ashgrove Drive

Willow Drive

Jane Heights

Lombardy

Place

Christi

ne C

resce

nt

CloseM

oorgateCar

lisle

Driv

e

PlaceCalderw

ood

Ulv

erst

on

PlaceC

ardiff

Clo

se

Canterbury Drive

Drive

Evergreen D

rive

Pl.

Elgin Drive

Ellesmere Drive

Clevedon

Crescent

Dungarvan Street

Magno

lia P

lace

Beech

nut P

lace

Map

le Driv

e

Drive

Pric

illa P

l.

Ash

ley

Pla

ce

Gillian Pl.

Kenora Crescent

PlaceTennyson

Osp

rey

Pla

ce

Milton Road

Ungava Street

TOPSAIL ROAD

Ranger Avenue

Mastiff Place

Porteus Place

Car

risbr

ooke

Pla

ce

Aurora Place

Hummingbird Road

Brittany Drive

Was

hing

ton

Plac

e

Cro

ydon

Stre

et

Devaughn Street

Burnaby Street

Kinkora Street

Panoramic Pl.

Tipp

erar

y St

.

Tive

rton

Stre

et

Lanark Drive

Tudor Avenue

Sta

rlite

Driv

e

Brisbane Court

Rembrant Boulevard

Anquille Avenue

Blomidon Street

Mt.

Gre

gory

Pla

ce

Hei

ghts

Oct

agon

Roa

d

Car

lisle

Driv

e

Ger

vase

Pla

ce

Horncastle Drive

Sunderland Drive

Sheppard

Place

Palmerston Drive

Discovery Crescent

Halliburton Street

Daniberry Place

Cloudberry Drive

Hollyberry Drive

Hudsonberry Drive

Jonesberry

Place

New

castl

e

Stonehaven

San

dhur

stP

lace

Place

Joan

na

Stephanie Avenue

ArcadianC

lose

Gains borou

gh

Place

SkeffingtonPlace


Crescent

Limit of Street

Limit of Street

STORAGE AREA

AREA UC

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

AREA UC

AREA UC

STORAGE A

CANOPY

STOREAGE A

STORAGE AREA

STORAGE A

STORAGE A

PILE

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

STORAGE AREA

Storage Area

Storage Area

Storage Area



CITY OF ST. JOHN'S

Seascape Drive

Ivy dale Place

Fairlane Street

Dellem

ere

Plac

e

Holland Place


Tyrell Drive

Monaco D

rive

Heightview Dr.

Toslo Place

Willi

amst

on C

lose

Dalebury Place

Mullingar Drive

Vam

bury

Liber

ty La

ne

Brittany Drive

Lana

rk D

rive

Lana

rk D

rive

Carlingford Street

Callag

han P

l.

SPRACKLIN BLVD

Leah

Way

Kate Marie

Damien Street

Kenm

ount

Roa

d

Kenmount Road

Kenmou

nt Roa

d

CITY OF MOUNT PEARL


- KESTREL DRIVE -

- KARWOOD DRIVE -

Ellington Close

Cameo

Driv

e

Stormon

t Stre

et

Barchester Street

Islington Place

Cres

Goldfinch Drive


Mockingbird Drive

Goldfinch Drive

Karwood Drive

McNamara Road

McN

amar

a R

oad

Mav

rick

Plac

e

Canterbury Drive

Brougham Drive

Aragon Crescent

Supe

rior D

rive

Elizabeth Drive

Brougham D

rive

Durango Drive

Castletown Pl.

Summerford Pl.

Bridgewater Pl.

Sunderland Drive

Mon

tana

Driv

e

Beresford Place

Cam

elot

Cre

scen

t

Fairmont Pl.

Magee Drive

Mallow Drive

Lanark Drive

Lana

rk D

rive


Stanhope Drive

Logan Street

Quinton Pl.

Brittany Drive

Hay

field

Pla

ce

Lady

wel

l Pla

ce

Hancock Place

cent

Hol

lybe

rry

Driv

e

Keystone Avenue

Crimson Street

Elizabeth Drive

Kemerton Pl.

Trai

ls E

nd D

rive

Shelburne Street

Sherbrooke Street

Shelby Street

Southview Dr.

Roberts Hts

Juniper

Tickleview Lane

Callie's Lane

Lancefield Street

Fred W. Brown Drive

Denehurst Street

Burlington Place

Carlisle Drive

Everest Street

Greenvalley Lane

Tranquil

P

lace

Moonlight Drive

Westport Drive

Quantum

Drive

Mountaineer Drive

Sandpiper Pl.

Acha

rya

Drive

Beatrix Place

Street

Rea

rdon

Ave

nue


Ballyshannon Street

Pollard Avenue

Blue Jay Place

Mt. Sawyer P

lace

Marble Avenue

Octagon H

eights

Ellis

ton

Stre

et

Ellesm

ere D

rive

Aven

ue

Hartland

Ivan

y S

treet

Ivany Street

Pl.

Ellswor

th Str

Flan

nery

Street

eet

Mon

aco

Driv

e

Yellow Wood Drive

Mary

Seascape Drive

Tottenham Pl.

May

fair

Aven

ue

Ann Pl


m

Hills da

le

Crescent

ond Pl.

Regal Place

Bremigens Boulevard

Summ

it Drive

Hampton Place

Hermit

Place

age

Atlantica

Drive

Legend Drive

Ridgew

ood Drive

Mallow Drive

Howa

rd A

venu

e

Reardon Avenue

Kestrel Drive

Acharya Drive

Niag

ara

Pl.

Sgt.

Don

ald

Luca

s D

rive

Hardw

ood Pl.

Solar Pl.

Magee D

rive

Brid

gepo

rt A

venu

e

Cha

lleng

er C

resc

ent

Cop

per C

anyo

n Close

Eider Place

Merga

Patty Kay Drive

Tilti

ng P

lace

Mor

gan

Aven

ue

nserAve.

Denehurst Street

Hig

hway

No

50

Drawn by

TRANSPORTATION

LEGEND

MAP DESIGN


LOCATOR MAP

Checked by

Date

Project No

Scale

SK

9/26/14

140102



1401

02 P

icco

Rid

ge B

ase

Map

.vw

x

Study Area


170

180

190

200

200

190

140

180

180

170

180

180


HIG

HW

AY N

O 5

0

PA

UC

170

FEATHERBED MARSH

170

170

160

150

150

140

150

160


SP

170

180

190

180

PILE

QUARRY

190

200190

200

190

190

180

170

16015

014013

0

120

110

100

90

80

70 130

DW uC

150160

160

150

140

HIG

HW

AY

NO

50

170

Pretty Place

Plateau Park

Dakota Place RMD

RMD

Ashlen Crescent

Stephen's Road

RSA

Ashlen Crescent

Mad

ison

Plac

e

RSA

RMD

Morgan Avenue

Little John Avenue

RMD

CO

N

RMD

CL

CON

RSA

RMD

Quilty's Road

RLD


RMD

Hayes Avenue

RMDRSA

Picco Drive

RMD

RMD

CON

S

S

u/c

S

RMD

RR

RSA

OSR

CO

N

CL

RR

RMD

RMD

Seascape Drive

Ivy dale Place

Fairlane Street

Willi

amst

on C

lose

Now or

For

merly

Cameo

Driv

e

RSA

22

24

27

33

30

20

3438

2926

25

37

40

39

Rea

rdon

Ave

nue

26

28/35 28

31

27

32

36

25

29

31

33

35

41

43

45

47

49

Seascape Drive

Tottenham Pl.

2

4

68

10

9

7

53

135

3331

29

26

2830

32

3638

4042

4446

4850

5254

30

28

26

24

22

20

1815

17

19

21

23

25

27

29

May

fair

Aven

ue

3129

2725

2321

19

17 1513

11

9

7

5

3

12

4

6

8

101214

161820

2224

21 1917 15 13 11 9

1

3

5

7

9

1110

8

6

4

4810121416

18

4 6

8

10

1311

9

7

5

3

1

21

22

20

1417

13

2

1

5

9

1511 7

3

297

295

293

291

215

Howa

rd A

venu

e

Reardon Avenue

RSA

30

28

26

24

22

20

18

16

1413

15

17

19

21

23

25

27

29

Brid

gepo

rt Av

enue

8082848688

5658

60

Mor

gan

Aven

ue

52

51

49

50

48

46

44

42

4041

43

45

47

13

15

17

19

21

23

25

27

24

22

20

18

16

15

17

19

2128

26 16

18

20

2224

29

27

25

23

32

34

3029

31

33

35

39

3736

38

35

33

3126

28

30

32

42

40

38

36

3437

39

41

43

45

47

49

48

46

44

8OPENSPACE

Drawn by


SLOPES

LEGEND

MAP DESIGN


LOCATOR MAP

Checked by

Date

Project No

Scale

SK

9/26/14

140102



1401

02 P

icco

Rid

ge B

ase

Map

.vw

x

0 100 200 m

Study Area

Lots Existing

Lots Proposed

190 Contour

> 1%

1 - 4%

5 - 9%

10 - 17%

18 - 24%

25 - 49%

50 - 99%

> 100 %

Much of the development of Paradise’s outlying areas has occurred on a piecemeal basis. The current Municipal Plan Review process presents the Town with an opportunity to encourage cohesive development of Picco Ridge through the preparation of a comprehensive development scheme. The development plan will provide landowners with a degree of certainty over the area’s development potential, while ensuring that individual subdivision plans connect and functionally interact. A comprehensive development plan may also provide opportunities for achieving some of the Town’s strategic goals such as diversifying Paradise’s housing options by including mid-density housing and mixed-use building forms - all within the context of a feasible development scheme.

Pretty Place

Plateau Park

Dakota Place

Ashlen Crescent

Stephen's Road

Ashlen Crescent

Mad

ison

Plac

e

Morgan Avenue

Little John Avenue

Quilty's Road


Hayes Avenue

Picco Drive

Seascape Drive

Ivy dale Place

Fairlane Street

Willi

amst

on C

lose

Cameo

Driv

e

Rea

rdon

Ave

nue

Seascape Drive

Tottenham Pl.

May

fair

Aven

ue

Howa

rd A

venu

e

Reardon Avenue

Brid

gepo

rt Av

enue

Mor

gan

Aven

ue

Hig

hway

No

50

170

180

190

200

200

190

140

180

180

170

180

180


HIG

HW

AY N

O 5

0

PA

UC

170

FEATHERBED MARSH

170

170

160

150

150

140

150

160


SP

170

180

190

180

PILE

QUARRY

190

200190

200

190

190

180

170

16015

014013

0

120

110

100

90

80

70 130

DW uC

150160

160

150

140

HIG

HW

AY

NO

50

170

Pretty Place

Plateau Park

Dakota Place RMD

RMD

Ashlen Crescent

Stephen's Road

RSA

Ashlen Crescent

Mad

ison

Plac

e

RSA

RMD

Morgan Avenue

Little John Avenue

RMD

CO

N

RMD

CL

CON

RSA

RMD

Quilty's Road

RLD


RMD

Hayes Avenue

RMDRSA

Picco Drive

RMD

RMD

CON

S

S

u/c

S

RMD

RR

RSA

OSR

CO

NCL

RR

RMD

RMD

Seascape Drive

Ivy dale Place

Fairlane Street

Willi

amst

on C

lose

Now or

For

merly

Cameo

Driv

e

RSA

22

24

27

33

30

20

3438

2926

25

37

40

39

Rea

rdon

Ave

nue

26

28/35 28

31

27

32

36

25

29

31

33

35

41

43

45

47

49

Seascape Drive

Tottenham Pl.

2

4

68

10

9

7

53

135

3331

29

26

2830

32

3638

4042

4446

4850

5254

30

28

26

24

22

20

1815

17

19

21

23

25

27

29

May

fair

Aven

ue

3129

2725

2321

19

17 1513

11

9

7

5

3

12

4

6

8

101214

161820

2224

21 1917 15 13 11 9

1

3

5

7

9

1110

8

6

4

4810121416

18

4 6

8

10

1311

9

7

5

3

1

21

22

20

1417

13

2

1

5

9

1511 7

3

297

295

293

291

215

Howa

rd A

venu

e

Reardon Avenue

RSA

30

28

26

24

22

20

18

16

1413

15

17

19

21

23

25

27

29

Brid

gepo

rt Av

enue

8082848688

5658

60

Mor

gan

Aven

ue

52

51

49

50

48

46

44

42

4041

43

45

47

13

15

17

19

21

23

25

27

24

22

20

18

16

15

17

19

2128

26 16

18

20

2224

29

27

25

23

32

34

3029

31

33

35

39

3736

38

35

33

3126

28

30

32

42

40

38

36

3437

39

41

43

45

47

49

48

46

44

8OPENSPACE

Drawn by


LEGEND

MAP DESIGN


LOCATOR MAP

Checked by

Date

Project No

Scale

SK

11/7/14

140102



1401

02 P

icco

Rid

ge B

ase

Map

.vw

x

0 100 200 m

STUDY AREA

Study Area

Lots Existing

Lots Proposed

Open Space

190 Contour

NeighbourhoodEntrance Feature?

190m Contour

190m Contour

190m Contour

Good Views

Wetland

Steep SlopesCommunity Facility/ School/Park?

Medium Density Housing?

*

Land Use Conflict


NetworkPage 15

Town of Paradise

3.2 Concept Plan Development VisionPicco Ridge will be developed as a comprehensive development that integrates a diversity of housing options including low-density single housing, mid-density and multi-unit housing as well as mixed-use building forms. The new community will be developed with respect to sensitive environmen-tal features to ensure that the natural heritage system is protected, enhanced or restored, and that ecological systems are not negatively affected through the development. The heart of the new community will be within walking dis-tance from most homes and will provide residents with a place to gather, shop and access neighborhood services.

Land UseThe highest densities of the new Picco Ridge community are concentrated around the commons, a large green space and neighborhood focal point at the center of the development. Land uses surrounding the commons include multi-unit housing, neighborhood retail and services and, if demand exists, a new school.

The remainder of the community is largely made up of medium-density single dwellings, many of which are situated within a five-minute walk from the mixed use center. Above the 190m contour, large-lot unserviced low-densi-ty housing is provided.

TransportationThe proposed road network is hierarchi-cal and consist of collector streets that are direct and continuous throughout the neighborhood. The local street net-work is grid-based and enables multiple travel options through the community. The road network connects and is well integrated with the surrounding streets. Cul-de-sacs are not part of the devel-opment concept to ensure maximum connectivity of the street network.

Picco Ridge is a walkable neighbor-hood with pathways, trails and side-walks that are accessible year round and that connect destinations such as playgrounds, parks, the look-off and the new commons. Block lengths do not exceed 250 meters.

Open SpacePicco Ridge will feature two key open spaces. One is a nature park at the bluff in the northwestern area of the site, the other one are is neighborhood com-mons, a flexible urban greenspace at the center of Picco Ridge.

The commons are a square field mea-suring approximately 130 by 130 meters and fronts on the surrounding streets for maximum exposure. The commons are complemented by small neighborhood pocket parks and playgrounds distribut-ed across the community.

Most of the existing wetland is retained as a natural stormwater retention area which has frontage onto a public road to make a visible contribution to the neighborhood. A potential boardwalk trail through the wetland would make it an accessible recreational asset to the neighbourhood.

Built FormThe Picco Ridge commons are sur-rounded by four-storey multi-unit build-ings, some of which can accommodate ground floor neighborhood retail. Town-houses create a transition in height from the taller buildings to adjacent single family housing.

Key buildings around the commons should be designed as landmark buildings, with enhanced architectural elements.

Surface parking areas of the multi-unit residential buildings are tucked behind the buildings away from public view from the commons.


NetworkPage 16

Town of Paradise


NetworkPage 17

Town of Paradise

Pretty Place

Plateau Park

Dakota Place

Ashlen Crescent

Stephen's Road

Ashlen Crescent

Madis

on P

lace

Morg

an A

venue

Little

John A

venue

Quilty's Road


Haye

s Ave

nue

Picco Drive

Seascape Drive

Ivy d

ale

Pla

ce

Fairlane Street

Will

iam

ston C

lose

Cam

eo D

rive

Reard

on A

venue

Seascape Driv

e

Tottenham

Pl.

Mayfa

ir A

venue

How

ard

Ave

nue

Reard

on A

venue

Bridgeport

Avenue

Morg

an A

venue

Hig

hw

ay N

o 5

0

Drawn by


LEGEND

MAP DESIGN


LOCATOR MAP

Checked by

Date

Project No

Scale

SK

16-12-5

140102



14

01

02 P

icco R

idge

Con

cep

t v2

01

5 0

3.v

wx

0 100 200 m

TRANSPORTATION

Collector Road

Local Road

Trail


NetworkPage 18

Town of Paradise

PMDRCON

OSROSR

OSR

OSR

CON

RMD

RMD

RMD

RLD

RMD

OSR

OSR

RMD

RR

RMD

RMD

PMDR

PMDR

CON

CON

RURAL

OSR


NetworkPage 19

Town of Paradise

The 2016 Draft Municipal Plan includes policies for development of the Picco Ridge area, designating and zoning in the Development Regulations for com-prehensive development. The intent of the Plan is that this area be developed as a neighbourhood to include a mix of housing, neighbourhood commercial services and open space uses. Con-sistent with the policies of the Municipal Plan, the following land use zones are applied to guide development within the Picco Ridge CDA.

Planned Mixed Development (Resi-dential)The neighborhood center around the commons is zoned Planned Mixed Development (Residential). The pur-pose of this zone is to provide for mixed use residential neighbourhoods with a variety of building forms, public spaces and commercial services. Within Picco Rodge the intent is that this area will include four-storey apartment buildings and other multi-unit buildings, as well as neighborhood retail and ser vices. The zone provides flexibility for design and development, in accordance with an approved development plan and subject to terms and conditions set out in a Development Agreement. This zone lo provides flexibility for designers to incorporate a variety of neighbourhood commercial space in mixed-use buildings.

Residential Medium Density (RMD)In keeping with the character of the sur rounding neighborhoods, the ma-jority of the site is zoned RMD. In new areas, this zone accommodates single detached dwellings, as well as semi-de-tached and duplex dwellings, small apartment buildings and row housing. Assisted Living Residential facilities may also be included in this zone. The minimum lot area for serviced sin gle dwellings in this zone is 450m2. Within this zone, a limited number of non-residential uses are envisioned, such as home occupations, childcare centres, schools, churches and small personal and professional service offices.

Residential Low Density (RLD)Areas that are above the 190m contour line are zoned for lower density residen-tial use. Here, the area will be charac-terized by single dwellings, on larger, serviced lots with a minimum lot area of 580m2. While the zone allows for a number of non-residential uses, within the Picco Ridge CDA, those uses will not include Assisted living residential facilities or daycares as these uses should be more appropriately located near the central common area closer to neighbourhood services and open space.

Open Space AreasOpen space areas within the CDA in-clude zones for recreation and conser-vation.

Recreation (OSR)The bluff in the north-western portion of the site and the central neighborhood commons as well as four smaller areas are zoned OSR. Here, the area is in-tended to be characterized by a variety of parks, playing fields, cultural and civic buildings.

The design of parks and open spaces with these sites should be consistent with the policies of the Municipal Plan that encourage universal design, active living and social interaction. Lands immediately surrounding the highest elevation of the bluff at the northwest-ern end of the area are also zoned for recreation that could be associated with walking trails to lookouts at the top of the bluff.

Conservation (CON)The Municipal Plan calls for a high level of protection for environmentally sensitive areas. As such, the wetland and drainage channels into and out of Featherbed Marsh are zoned Conserva-tion. This is particularly important given the need for stormwater management within the drainage subbasin.

3.3 Municipal Plan Policy


NetworkPage 20

Town of Paradise

The Picco Ridge development concept in full build-out accommodates about 3000 residents living in 343 multi-unit apartments and 769 single dwellings.

3.4 Development Yields

Gross Area (acre) Net Area (acre)1 Percent Minimum Lot Size (m2) per dwelling unit 2

Available Lots / Number of Households Number of People3

Population Density (people per residential acre)

Planned Mixed Development (Residential) PMD (RES) 18 13 8 158 343 926 69 Residential Medium Density (RMD) 116 87 55 450 782 2,112 24 Residential Low Density (RLD) 13 10 6 580 68 184 19

Open Space/Recreation (OSR) 8 8 5 - - - - Open Space/Conservation (CON) 23 23 14 - - - - Rural 18 18 11 - - - - TOTAL 196 159 100 1,193 3,222 20

1.) Assuming that up to 25% in a conventional residential subdivision are taken up by road right-of-ways.2.) Schedule C, Town of Paradise Development Regulations; for appartment buildings and equal mix of 1-, 2, 3- and 4+ bedrooms is assumed 3.) Assuming average household size of 2.7 (Statscan 2006 Community Profile)

Areas not suitable for development because of steep slopes on the east ern end of Picco Ridge and the are zoned CON. This includes the bluff area which is also designated for Open Space in the Municipal Plan and zoned Conser-vation in the Development Regulations. While areas zoned CON cannot be used for urban development, they can contribute to the visual amenity of the neighbourhood, and provide opportuni-ties for connecting people with natural areas and scenic vistas by way of pedestrian pathways.

RuralThe area to the northwest of the height of land zoned for conservation is des-ignated and zoned Rural in the Draft Municipal Plan and Development Reg-ulations. This area will be retained in its natural state until such time as it may be redesignated and rezoned for residen-tial development when other residential areas are built out and there is sufficient demand and infrastructure to support its development.


NetworkPage 21

Town of Paradise

3.6 Implementation

3.5 Street Design Standards The Picco Ridge concept plan features a clear road hierarchy consisting of collector and local roads. Road right-of-ways are consistent with the Town’s engineering design guidelines, howev-er, modifications are proposed to allow for street planting in the public road

right-of-way of all streets and for active transportation facilities along collector roads.

Local Road - 16m Right-of-Way

With On-Street Parking

A small phase of redevelopment fronting St. Thomas Line has already been approved for Residential Medi-um Density housing. The remainder of Picco Ridge should be developed in accordance with this Concept Plan when approved by Council. Council may require further studies to determine

the adequacy of municipal infrastruc-ture. Consultation with Industry Canada should be undertaken to determine the siting of communication towers. Fur-thermore, the school board should be consulted to determine if any land is needed for a school.


NetworkPage 22

Town of Paradise

Collector Road - 20m Right-of-Way

OPTION 2 - With On-Street Parking

OPTION 1 - Without On-Street Parking


NetworkPage 23

Town of Paradise


NetworkPage 22

Town of Paradise

3.5 Street Design Standards

4.5 4.5 1.51.51.5 1.5

3.5 3.53.53.5 3.5 1.51.52.75 2.75 2.002.00

LOCAL15m Right of Way

COLLECTOR20m Right of Way

ARTERIAL30m Right of Way

Sidewalk Sodding Lane Lane Sodding Sidewalk

LaneSodding SidewalkLaneSoddingSidewalk Lane Lane Bike laneBike lane Sodding

The Picco Ridge concept plan features a clear road hierarchy consisting of collector and local roads. Road right-of-ways are consistent with the Town’s engineering design guidelines, howev-er, modifications are proposed to allow for street planting in the public road

right-of-way of all streets and for active transportation multi-use trails along col-lector roads. On-street parking can be accommodated on both road classes

Local Road - 15m Right-of-Way


Ann-Marie to send UDG feedback


OPTION 3 - Without On-Street Parking

picco ridge - homepage - town of paradise planning design studio picco ridge preliminary design...

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