HomeMy WebLinkAboutPD-1-93 Tt~ C0~0H~1°I®tJ 0. ` ~'F[ l°OiV 0 t~CAS7"L
DN:0PA91024.GPA
®
PUBLIC MEETING ~ ~ ~~~~-~~~~~`"f a ~ l~ ` ~ C``
~ , L _i.
Meeting: General Purpose and Administration Committee ~iie ~ 4~ ~ ~ ~
~~=-!~' ~ % f, ` ~
}ate; Monday, January 4, 1993 13es. G P/~ -3- 93
~y-Lam ~ ~ - ~
Ftep®~. PD-1-93 File OPA 91-024/N (x-ref DEV 91-019 and 18T-88046)
Subject; OFFICIAL PLAN AMENDMENT - MARTIN ROAD HOLDINGS
PART LOT 15, CONCESSION 1, FORMER TOWN OF BOWMANVILLE
FILE: OPA 91-024/N (x-ref DEV 91-019 and 18T-88046)
rn sntio~~:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD-1-93 be received;
2. THAT the revised application to amend the Town of Newcastle
Official Plan, submitted by Design Plan Services Inc. on behalf
of Martin Road Holdings Ltd. be Approved as per Attachment No. 1
to this report; and
3. THAT the necessary by-law, attached hereto, to adopt the above-
referenced Official Plan Amendment be passed and the Amendment be
forwarded to the Ministry of Municipal Affairs and the Region of
Durham Planning Department;
4. THAT the interested parties listed in this report and any
°°delegaton °be advised of Council's° decsion. - _
1. APPLICATION DETAILS
1.1 Applicant: Martin Road Holdings Ltd.
1.2 Agent: Design Plan Services Inc.
1.3 Official Plan Amendment: to introduce a "Local Central Area
(LCA)" symbol having a maximum 1200 m2
of retail commercial floor space and 650
m2 of day care floor space.
1.4 Land Area: 0.8 ha (2.0 acres)
2. LOCATION
2.1 The subject property is located in Part Lot 15, Concession 1,
former Town of Bowmanville. The property incorporates portions
of the property included in the Draft Approved and partially
RiIS IS PRINlEOI ECYIXED PAPER
REPORT NO.: PD-1-93 PAGE 2
Registered Plan of Subdivision 18T-88046 and 40M-1686
respectively. The subject lands are located west of Regional
Road 57 on the north side of Hartwell Avenue.
3. BACKGROUND
3.1 The subject application for Official Plan Amendment was
originally received by the Town of Newcastle Planning and
Development Department in May of 1991. The application for'
zoning by-law amendment had previously been received in April of
the same year. The application for amendment to the zoning by-
law includes additional blocks and parcels of land beyond those
subject to the application to amend the official plan. The
official plan amendment application originally proposed to
redesignate a block of land in the draft approved plan of
subdivision for Medium and High density development, introduce a
Local Central Area designation for up to 5,500 square metres of.
floor space in conjunction with a second high density block and
increase the population target of neighbourhood "3B".
3.2 After numerous meetings and discussions with. staff and in
response to comments received from circulated agencies the
application has been amended to delete the request for additional
Medium and High density blocks and a population target
adjustment. As well the commercial component has been reduced to
1200 square metres of retail and personal service floor space and
650 square metres of floor space for day care use, to be located
on the northwest corner of~Hartwell Avenue and Regional Road 57.
3.3 In support of .the various aspects of the application for official
plan amendment the proponent has submitted a market study
suggesting that through appropriate phasing, retail mix up to
55,000 square feet (5100 square metres) of commercial floor space
could be supported. In addition, a traffic study was submitted
to address concerns with regard to site access.
'J
REPORT NO.: PD-1-93 PAGE 3
4 EXISTING AND SURROUNDING USES
4.1 The existing site is currently vacant save and except the sales
pavilion associated with the first phase of the development (4oM-
1686) .
4.2 Surrounding land uses are as follows:
South: residential development associated with 40M-1686, and
existing residential development on Penfound Drive.
East: Regional Road 57 and existing residential fronting
thereon.
North: the Canadian Pacific Railway, new development
associated with the Canadian Tire store and vacant land
subject to development applications.
West: residential development associated with 40M-1686 and
vacant lands subject to development applications.
5 PUBLIC MEETING AND RESPONSE
5.1 Pursuant to Council's resolution of July 26, 1982 and the
requirements of the Planning Act, notice of this meeting was
advertised. in hree local papers on,December,2,.,:1992..,. In
addition, public meetings have previously been held for the
rezoning application. The appropriate signage acknowledging the
application was installed on the subject lands and notice was
mailed to each landowner and tenant within the 120 metre
prescribed distance. As of the writing of this report no letters
of objection with regards to the applications have been received.
However, a number of neighbouring residents have made inquiries
with regards to the circulation.
6 OFFICIAL PLAN POLICIES
6.1 Within the 1976 Durham Regional Official Plan the lands subject
to the Official Plan Amendment application are designated
"Residential". The predominant use of lands so designated shall
be for a variety of housing styles, type and tenure. Local
1-~e ps~~:it~a~ .:h__~ _s~g~a-ter- -. , i _
...4
REPORT NO.: PD-1-93 PAGE 4
amendment to the plan subject to conformity with other plan
policies. Within the 1991 Durham Regional Official Plan the
subject lands are designated "Living Area". The policies of this
designation are generally similar to those of the Residential
designation noted above. The application would appear to
conform.
6.2 Within the Town of Newcastle Official Plan the subject property
is designated "Low Density Residential" within neighbourhood "3B"
of the Bowmanville Major Urban Area. The applicant is proposing
to introduce a "Local Central Area" symbol to the neighbourhood.
.Should the application for a Local Central Area be approved the
amendment would permit the development of up to 1200 m2 (12920
ft2) of retail and personal service floor space, 650 m2 (7000
ft2) of floor space for day care use. As well the designation
would serve to include the 500 m2 of neighbourhood commercial
uses approved, and zoned "(H)C2", on the south west corner of
Hartwell Avenue and Regional Road 57.
7 ZONING
7.1 The current zoning of the property subject to application
proposed for the Local Central Area use is "(H)R2", "(H)C2" and
"A". The current zoning is generally in keeping with the draft
approval on plan 18T-88046. However, should the Official Plan be
amended as proposed the lands would need to be rezoned to
implement the Local Central Area designation.
8 AGENCY COMMENTS
8.1 In accordance with departmental procedure the subject revised
application was circulated to a number of agencies and
departments for comment. Newcastle Fire Department and Central
Lake Ontario Conservation Authority officials offered no
objection to the application as revised for 1200 m2 of commercial
floor space and 650 m2 of floor space .for day care use.
~J~+ ...5
REPORT NO.: PD-1-93 PAGE 5
8.2 Regional Planning Staff advised that the subject lands are
designated "Residential Area" in the 1976 Durham Regional
Official Plan. They further commented that as the subject
application in combination with the 500 m2 neighbourhood
commercial to the south totals 1700 m2 of commercial floor space,
the option of establishing a Local Central Area should be
examined.
8.3 Regional Works Staff commented that they have no objection in
principle with the proposed application for official plan
amendment, subject to access being restricted to the abutting
local streets. No access to Regional Road 57 will be permitted.
8.4 Newcastle. Community Services Staff commented that the proposed
application would eliminate five draft approved residential lots
for the commercial development. As a result Staff have advised
that the applicant be provided credit for the difference between
the 5% cash in lieu of parkland dedication for the lots and the
2% cash in lieu of parkland dedication for the commercial uses.
8.5 Newcastle Public Works Department advised they did not object to
the principle of the application for a Local Central Area.
However, as a result of Regional Works comments with respect to
not permitting access from Regional Road 57, Public Works staff
have a concern with the proposed development proceeding with only
a single access point on Hartwell Avenue. They recommended the
application for rezoning and site plan approval does not proceed
until such time this matter is addressed to the satisfaction of
the director of Public Works.
9 STAFF COMMENTS
9.1 The Official Plan Amendment application currently before
Committee and Council is to permit the establishment of a Local
Central Area having a maximum retail and personal floor space
~J ...6
REPORT NO.: PD-1-93 PAGE 6
area of 1200 sq/m, 500 sq/m of office floor space and 650 sq/m of
floor space for day care use. Staff note that 500 sq/m of office
floor space referenced above, was previously approved by Council
through the original draft approval of 18T-88046 and the
implementing zoning by-law and will be integrated as part of the
Local Central Area designation should the application be
approved.
9.2 The applicant has submitted a market analysis in support of the
original application for 5500 m2 of commercial floor area. The
revised application proposes to down scale the commercial
component to 1200 m2 of retail and personal service floor space
plus an additional 650 m2 is suggested to be utilized for a day
nursery. The applicant has also recently submitted an analysis
regarding site access options for the proposal. Access
considerations will assist in determining the ultimate
orientation and lay out of the development. Site plan and zoning
details will continue to be dealt with by staff should the
official plan amendment be approved.
9.3 Both the existing (1976) and the Council approved (1991) Durham
Regional Official Plan policies permit the local plans to
designate Local Central Areas (LCA) in the Residential and Living
Area designation respectively. All three applicable official
plans, two Regional and Town, state that LCA's should develop as
the focal point of activity serving the day to day needs of the
residents of the surrounding community. The Town's policies also
encourage community, cultural, institutional and recreational
opportunities be incorporated in a LCA. As well the applicant is
required to provide a market analysis, regardless of scale, to
justify the need for and to identify the effects of such proposed
LCA upon the viability of any existing Central Area designation.
9.4 The Market Study submitted concluded that ultimately 55,000
c.~„arc ~'I n~ m7 ) of rn~Prr-i a ~,f 1 nnr Cn»r.P rnuld be
1 ...7
506
REPORT NO.: PD-1-93 PAGE 7
supported on the subject property by 1996. Staff had concerns
with aspects of the market study as submitted to support 5100 m2
of floor area, including the selected trade area boundaries, both
primary and secondary; the lack of rationale or .support for the
location of the proposed development at the of edge of the
neighbourhood and the natural primary trade area; and the lack of
detail on the possible impact such a development would have on
the main central area, as expanded and other approved or
designated central areas.
9.5 Staff have reviewed the study findings as submitted for the 5100
m2 of commercial and personal retail floor space, and it would
appear the market study supports the application as revised to
1200 m2 of retail and personal service floor space and 500 m2 of
office space. In addition to the reduced size of the proposed
Local Central Area, the type of commercial uses will be limited
to convenience type uses to serve the new neighbourhood of Aspen
Springs and surrounding areas.
9.6 The variety of uses to be incorporated in the proposed LCA will
provide opportunity for the site to function as a focal point of
activity for residents of the area. The location of the
proposal, although not central to the neighbourhood, is at an
entrance way to the neighbourhood and therefore accessibility to
the development should not prove difficult.
9.7 This report deals with the principle.of the Official Plan
.Amendment to permit the Local Central Area designation. Should
the amendment be approved aspects such as access to the site,
site configuration, orientation of the development, landscaping,
parking and design issues will all be further examined in a
subsequent report to Committee and Council dealing with the
proposed zoning by-law amendment.
...8
~J~
REPORT NO.: PD-1-93 PAGE 8
10 CONCLUSION
In consideration of the above comments, Staff would recommend
approval of the subject application for Official Plan Amendment,
as contained in Attachment No. 1 hereto, for a maximum of 1200
sq/m of personal service and retail uses, 500 sq/m of office
space and 650 sq/m of floor space for day care use.
Respectfully submitted, Recommended for presentation
to the Committee
a
Franklin Wu, M.C.I.P. Lawrence E. Ko s f
Director of Planning Chief Adminis w ive
and Development Officer
CP*FW*jip
*Attach
17 December 1992
Attachment No. 1 - Amendment No. 52 to the Official Plan
Interested parties to be notified of Council and Committee's decision:
Peter R. King George Vice
56_ Alonna ,,Street 3.4 :.::Martin Road..
BOWMANVILLE, Ontario R.R. # 6
L1C 3P8 BOWMANVILLE, Ontario
L1C 3K7
Martin Road Holding Ltd.
1029 McNicoll Ave John Vanderkooi
SCARBOROUGH, Ontario 46 Martin Road
M1W 3W6 R.R. # 6
BOWMANVILLE, Ontario
Design Plan Services Inc. L1C 3K7
385 The West Mall
Suite 303
ETOBICOKE, Ontario
M9C 1E7
~Jg
EXHIBIT "A" TO AMENDMENT No.52
TO THE OFFICIAL PLAN OF THE TOWN OF NEWCASTLE
i~ a \\\~~~~-r
ADD LOCAL CENTRAL AREA ~
,
I tt~~
Y•
~Y,
C. r
~~L
~1"
:~M~~ .
e~~ -
-.
N
_
1.,
-
- -,.
,~~4'
••••.::••:::i::: is::::i:::::::
- _r
W
~ : i i
t::.::~;
t
~ ~
i,
i::::~:..
h
c ~
• iii.
!:'i !i :'::'::'i :':•:•::•i
_
~°.C
Y
t.i
.Y
~ Y
I
1 2 I ..1 ~I
1
r
1
'f
.- T
iJr~'r Jr..
L'~
....::i: •..i. .
i
J /
i ~ 1•
IY
-1
L.
3
C
::i::
~ :•~••:'i
iii: 'i
- .r ~t'
.I ~
1~
,T
v ~
,
O r r'f•-
P P la Ion 3A -.~y~
r_ -,
r
T-
I•
i-4` h~
~i
L
L
i
lotion
u
1 r
P
P
~ ~,>F
:.r •
F~ r
~-
1
. ,
r1.~
l
i ~
5
0
3
S
t
a.
t.
J.'. ~
0 I~
0
•,•r
~ s,:
1
~ .z~.
L•: .
~I
Mu` t
•I-
I
I.. R!
1 l
1
Y::'::
~':Y
`k'
I%
.n
E.
^.v^
t"s`'.
m_
.r• h
~
Yy.~.;..
r
.1
.M.
~
'~11
t.
•,.o Z.
.yt
. ,::::::::.}v
i
M~
-..
:1
••:~I n ~h
y..
t ~
'J
.1N
•:'J
1
t F'
a• vY
rr::::•: S 7-
.r.
:h••
N G
•.t J 1':::':
1~,
i
~'Y ~
~.t r::::. n/
1
In
~'i
:j:.•i :::.i'J
,
-:,
:•r t•
,
:•,iJ
n
S
•-~
_
,
--
Y
r.
U '7
•C 4.r. ~
,
' ~ ? .
N
9, .
.x.:.:::::.
LZ's
L
C 'ry,
w
L':
G
4
IJ
An
L
j~':`
;
•LC~
. i..k
t
.y
_ ~.-
Y•
„r
N~
~I
•t~
`x
• T'I
c7
x.
r rr
r~` ;.R
• 1•
L'• I
r.
r
a
Ai
~t~
1 N
.
1TT,,,,yyrr
P
- C
r
ti.
i'~'/~'~
~J u
,~'~fr
•A J~ ~-`~^"y
I~
3
4 Y
~••'t
j'~~~ ~
M .
. 1
.x ,
,
Y^
.:ITT
.v:
7 .'va
1
_.~-
d
- ~ r..•,
~M~ I:~
l. <
z= 1
- J
:t
:~:ti
~i
G
4i
~L
~'r ~
1
:t
^~a ~
?.k. : t
•r
.,t .r.-t~J.. -lu i~
J.
J:
r •r.• v''.
?:f . k.
.
. t d:.
M ~
^k
. /
a ~
.J
3.
t ~
Z..t L
~
I
_ _ a
t
2~
4~ ~y
t~
H ~
.A44 {
a(
~7
N
1
T 'V
~
:'•~-
! t t-
s
n
1.
N - ~
~ F
e
t
r. ,
R 1
a
~•'r
r
i~i'i;~'' o ulation
P P
~ 1
•~f: i
il- .
''1. ? „
:~i:.
'''r''
~•Y
,
-~
c
I
00:
8 t•
5
-,~
a
.-
.t, -
_
r,
~.~r.
iic~
iti• i:~ 'I
i i.~ art.! ~lYf~_ i i_ i i~~ i i i ~ i t : t : t ~ •f
~ i ~~n
:~'L~ F r:a.~
~ {
r
t-
_ ,r
~1
i.
..~-
- -
\ e3~~-~ ,zip
,Ir.
d-~
•
ti
0
f
y~
M
i.1
if
1
~Y
R:
1~
V
- ~
ee(( i N
~~Y w
41
~
iE9EeeeeeBEEE?9E:eEEEB99E9EEE
. r.;,~7
` ~kti
HWY
' _ :~y..
\ _
®~O
v?~
SCHEDULE 7-I (BOWMANVILLE )
~
J.~
AMENDMENT NO. 52 TO THE OFFICIAL PLAN
OF THE TOWN OF NEWCASTLE
PURPOSE: The purpose of this Amendment is to designate the
subject lands as a 'Local Central Area'.
LOCATION: The lands subject of this Amendment are located in Part
Lot 15, Concession 1, former Town of Bowmanville, and
more specifically described as a 0.8 ha site in
combination with a 0.31 ha site on the west side of
Regional Road No. 57 at the intersection of Hartwell
Avenue.
BASIS: This Amendment is based on Application OPA 91-024/N
which seeks to designate the subject lands for
commercial .purposes.
ACTUAL
AMENDMENT: The Official Plan of the Town of Newcastle is hereby
amended as follows:
1. By deleting section 7.2.5.2.(ii)(d) in its
entirety and replacing it with the following:
"As a general guideline, the maximum gross retail
and personal service floor space shall be 5,500
square metres, except as follows:
- a) t-hat the Local-Central Area -located-on the -
west side of Regional Road 57 at the
intersection of Hartwell Avenue shall only
have a maximum of 1200 square metres of
retail and personal service floor space, 500
square metres of office floor space and 650
square metres of day care floor space."
2. By amending Schedule 7-1 (Land Use Structure Plan
- Bowmanville) as indicated in Exhibit "A" to this
Amendment.
Exhibit "A" attached hereto shall form Part of this
Amendment.
-
THE CORPORATION OF THE TOWN OF NEWCASTLE
BY-LAW NUMBER 93-
being a By-law to adopt Amendment Number 52 to the Official Plan of the Town of
Newcastle.
WHEREAS Section 17 (6) of the Planning Act, R.S.O. 1990, as amended, authorizes
the Town of Newcastle to pass by-laws for the adoption of or repeal of Official"Pfi~ns
and amendments thereto.
AND WHEREAS the Council of the Corporation of the Town of Newcastle deems it
advisable to amend the Official Plan of the Town of Newcastle to permit the lands on
the west side of Regional Road 57 at the intersection of Hartwell Avenue, be
designated as a "Local Central Area" having a maximum of 1200 square metres of
retail and personal service floor area, 500 square metres of office floor space, and
650 square metres of floor space for day care use.
NOW THEREFORE BE IT RESOLVED THAT the Council of the Corporation of the
Town of Newcastle enacts as follows:
1. That Amendment Number 52 to the Official Plan of the Town of Newcastle,
being the attached Explanatory Text, is hereby adopted.
2. That the Clerk of the Town of Newcastle is hereby authorized and directed to
make application to the Minister of Municipal Affairs for approval of the
aforementioned Amendment Number 52 to the Official Plan of the Town of
Newcastle.
3. This By-law shall come into force and take effect on the date of the passing
hereof.
BY-LAW read a first time this day of 1993.
BY-LAW read a second time this day of 1993.
BY-LAW read a third time and finally passed this day of
1993.
MAYOR
CLERK