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HomeMy WebLinkAboutPD-102-871,,~ xMt11X~,y,, TOWN OF NEWCASTLE REPORT Imo: General Purpose and Administration Committee a4TE: Monday, April 6, 1987 T #: pr~_~ 0~-87 FILE #: $6-3/N~ CT: AMENDMENT N0. 24 TO THE DARLINGTON TOWNSHIP OFFICIAL PLAN (OFFICIAL PLAN AMENDt~NT APPLICATION 86-3/ND) COURTICE HEIGHTS DEVELOPMENTS LIMITED RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-102-87 be received; and 2. THAT Council provide Staff with direction in the matter of a referral of Amendment No. 24 to the Darlington Township Official Plan, as approved by the Region of Durham, to the Ontario Municipal Board; 3. THAT a copy of Council's decision be forwarded to the Ministry of Municipal Affairs. BACKGROUND: On February 25, 1987, Regional Council approved Official Plan Amendment Application 86-3/ND submitted by Courtice Heights Developments Limited to designate a Local Central Area at the northeast corner of Nash Road and Trulls Road in Courtice. The application was approved as Amendment No. 24 to the Darlington Township Offici al P1 an, and specifies a maximum of 1672 square metres (18,000 square feet) of retail and personal service floor * space. The amendment as approved is attached hereto as Attachment No. 1. ...2 REPURT NO.: PD-102-87 Page 2 The General Purpose and Administration Committee considered the Official Plan Amendment application submitted by Courtice Heights Developments on two * (2) previous occasions. Staff forwarded Report PD-135-86 (attached) to the May 20, 1986 Committee meeting in respect of the original application which proposed the development of a 2,191 square metre (23,585 square foot) Local Central Area. The applicant had also submitted an application to amend the Courtice North Neighbourhood Development Plan to permit the proposed development. In the Report, Staff identified a number of problems with respect to site design and the potential impact on the designated Community Central Area and other Neighbourhood Commercial sites in the Courtice North Neighbourhood. Staff recommended that the applications be referred back to Staff to permit further dialogue with the applicant. Committee and Council resolved that the two (2) subject applications be denied without prejudice. Courtice Heights Developments subsequently submitted a revised Official P1 an Amendment application proposing the development of a 2000 square metre (21,520 square foot) Local Central Area. In Staff Report PD-249-86 (attached) which was considered by Committee at its meeting of October 20, 1986, Staff concluded that there was sufficient market opportunity in the Courtice Norti~ Neighbourhood to support the development of a Local Central Area with a maximum area of 2000 square metres. Staff also concluded that, based on the evidence present by the applicant's market consultant, the impact of the designated Community Central Area on the proposed Local Central Area would be within tolerable limits. Staff further noted that both Nash and Trull's Road are designated as major roads by the Ufficial Plan, and that their function is to be the major carriers of traffic generated within Neighbourhoods 3A and 36. Staff agreed with the conclusion of the applicant's planning consultant that the Trulls Road/Nash Road intersection is the preferred location for a local retail facility to serve the Courtice North Neighbourhood. Staff recommended that the revised Official Plan Amendment application be approved to a specified maximum floor area of 2000 square metres, and that Staff be authorized to proceed with the necessary amendment to the Courtice ...3 ~~~~ REPORT NO.: PD-102-87 Page 3 North Neighbourhood Development Plan. Committee approved Staff's recommendation; however, Council failed to endorse Committee's recommendation. Staff further note that a number of letters from area residents objecting to the Local Central Area were also submitted. CUNII~NT: Under the provisions of Section 21(1) of the Planning Act, Council may request the Minister of Municipal Affairs to refer an official plan amendment to the Ontario Municipal Board. On March 11, 1987, Staff forwarded a letter to the Ministry advising of Town Council's position in respect of Amendment No. 24 to the Darlington Township Official Plan and requesting that, prior to any decision by the Ministry, Town Council be given an opportunity to review the Region's decision and determine whether or not to request a referral to the Ontario Municipal Board. It is Staff's understanding from Council's discussion of the subject application that Council wishes to maintain the status of Nash Road as a residential road and to encourage major commercial development to locate along Highway No. 2. Staff feel that there i s certai n meri t i n maintaining a distinct separation between residential and major commercial development within Courtice, noting that all other major commercial development within the Urban Area is presently concentrated along Highway No. 2. It is therefore respectfully recommended that Council consider its options in respect of whether or not to request the Ministry of Municipal Affairs to refer Amendment No. 24 to the Darlington Township Official Plan to the Ontario Municipal Board. Should Council decide to request a referral, it would also be appropriate for Council, at this time, to direct ...4 ~C~) REPURT NU.: PD-102-87 Page 4 the Town's Solicitor to appear before the Ontario Municipal Board to ,present the Town's position. Staff note that a response to the Ministry's circulation must be forwarded by April 18, 1987. JAS*TTE*jip *Attach. March 20, 1987 Recommended for presentation to the C ommi t to e A 1 ~ v. ~ 4 j ~(/( .~ ~ Laurence E ;Ko`tseff Chief Ad ni "trat i ve Office r i % e PURPOSE: The purpose of the Amendment is to permit the development of an 18,000 square foot (1,672 m2) Local Central Area in the Courtice Urban Area in the Town of Newcastle. LOCATION: The subject lands are located at the north-east corner of Trull's Road and Nash Road in the Courtice Urban Area in the Town of Newcastle. ACTUAL The Official Plan of the former Planning Area of the Township of AMENDMENT: Darlington is hereby amended by: i) deleting Section 6.5.2ii)b) in its entirety which reads as follows "b) There are no Local Central Areas presently designated within the Courtice Major Urban Area, however, the need for and location of such will be reviewed during the preparation of Neighbourhood Development Plans, and if necessary, designated by amendment to this Plan at that time." and replace it with the following new Section 6.5.2ii)b): "6.5.2ii)b) The following Local-Central Areas are delineated on Schedule 1: a) north-east corner of Nash Road and Trull's Road shall have a maximum of 1670 square metres (18,000 sq. ft.) of retail and personal service floor space." ii) amending Schedule 1 -Land Use Structure Courtice Major Urban Area as shown on Exhibit 'A' to this Amendment. IMPLEMENTATION: The provisions set forth in the Official Plan of the former Planning Area of the Township of Darlington regarding the implementation of the Plan shall apply in regard to this Amendment. INTERPRETATION: The provisions set forth in the Official Plan of the former Planning Area of the To~h~nship of Darlington regarding the interpretation of the Plan shall apply in regard to this Amendment. ' ~ r ~ ATTACHMENT N0. 1 TO ~~~ :•:~ _ ~::'I3 :I? ~:R R P :y ... r. •:r .t :.. :y :•:~ .,.~ _ pp ~kc3#oa:~•'''• .P!. :;:~:.•. ~~~~ ADD L OC A L :;.* ~:~~~:: . CENTRA LA E R A :~~ :. ~..•: :; ~ ;.. •~:: . rr .•f ..~.• ..~'•: '.':1'1'ir'. . 'I::•:':•:':':•:•:•:•:':'~':'.':'~':':'.•.'.':': •:'. . :;:~ G a . /K . ~.. ti: ~ ,•,. k.`.r!-: .~ :~:a ..~, T '.~ •.L `:N'i•: : a . . r: ...;.; ~ . '~~ ~•: {, :ti .• ': ~S.',~. ~~ ~'C. '.k •: ~.• :::s :•~ ..~,~ .r• •,;. '':C`a.. :r . .~ '~~ . x-: ;,~;. :~. ,~: h .'~ •.'1 .' .. ~ .:~~ ~~ ''~~. . :~~;: 1 . . f :•.c ~ • •:4• :• ''~ . 'r :'t .i. • S~ '•:C ~•. ~~ ~a,}; ~,~;~, *!.•~ - _ ~'~~~`r tfd ::~.t-C -•t..•.~-r: ~. ~.: :~.`~f . t;::L :. :~ .~ .~ ~~ 4 ;,d ;j f ~ .';c ~~ e. ~:~ ~,~~~ ~ ;®~ ,. r.s '~ is ` ;<''~ . ~ .,r. ~ "~ r ~ ' is ~. r`~ ............~:...~.~.,~.~:~.~ I ' .... t. ~• ~ :;. ~~ :. }..~ ; ;~ },. rr., ,- .................:~~r.~., ~. .~ :•'/:• :~. ;x ~~~ ~'.;~~' `~ • t .'C'iY G(''1.1=1.1 w`:J ~ . ~.': :'r : ~J J.'. ,.3~'~3 J ~~:J:. %i KEY Urban Area Boundary -i ~.J Reaidentiai Aree Community Central Area r-•-. i_. J Commercial Component Of Community Central Area Special Purpose Commercial Node Major Open Space System With Hazard Land `~~~ z d Land Ha ar Community Park C Neighbourhood Park N Existing And Proposed i Elementary School Existing And Proposed Secorxfary School ~ ---------- I Loeoi Centml Area I - 1 LC I O I ADD TO LEGEN Transportation Network -- Road network is generalized see schedule a for details Intersection Impovement '~" Required Neighbourhood Boundary -•-•-. COURTICE MA JOR URBAN ARE A LAND USE STRUCTURE SCHEDULE i -.gat. :~ J u~(,.: _ l'..'.~•,.,.._. ..~~~i.~,. ... ,.1 _. ..:~...,•; EXHI6IT 'A' TO ,; , :: AP~IENDMENT N0. 24 TO THE OFFICIAL PLAN OF THE FORMER PLANNING AREA OF THE :~:?~:~~~:.:~ ::::::::::::::::~:::~::::::::::: TOYJNSHIP OF DARLINGTON i . t :..:....:'.....::.. r: •:~:~:~:~:~:~:~: • • ~~.~1TTACHME~NT N4. 2 T'0. • • . !:.,,~,.,~,,y: •.. ~. ..: ~ REPOR•~' FD-102-8J ~ .;/~ ~ . ~~ G~i,~~,;~>~, •:. ....T0~1N '0F . N•EwCAST:LE .. . REPORT File 4r` Res. t~ By-Law ~ h~ETING: General Purpose and Administration Committee DATE: Tuesday, May 20, 1986 REPORT #: PD-135-86 Fj~ #: 86-3/ND and OP 2.2.3 ~~~; APPLICATION TO AMEND TOWN OF NEWCASTLE OFFICIAL PLAN FILE: 86-3/ND • APPLICATION TO AMEND COURTICE NORTH NEIGHBOURHOOD 36 DEVELOPMENT PLAN FILE: OP 2.2.3 PART LOT 30, CONCESSION 3, FORMER TWP. OF DARLINGTON (COURTICE URBAN AREA) APPLICANT: COURTICE HEIGHTS DEVELOPMENT LIMITED RECOt~SMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-135-86 be received; and 2. THAT Official P1 an Amendment Application 86-3/ND and the.. Application to ame hd the Courtice North Neighbourhood 3B Development Plan submitted by Courtice Heights Developments Limited be referred back to Staff for further di alogue with the applicant; and THAT a copy of Council's decision be forwarded to the applicant. BACKGROUND: On ~lanuary 21, 198b, the Town was advised by the Region of Durham of an application submitted by Courtice Heights Developments Limited to amend the Town of Newcastle Official Plan. The purpose of the application is to redesignate a 0.736 hectare (1.R acre) parcel of land in Part 'Lot 30, Concession 3, Courtice Urban Area from "Residential" to "Local Central Area" to permit the development of a 7500 square metre 07,000 square foot) retail ...2 f ~',~~,_ REPORT NO.: PD-135-86 Page ?_ commercial plaza: The applicant subsequently submitted a proposed Site Plan which indicated a retail plaza having an area of 2,191 square metres (23,585 square feet). The Town's Official Plan (Section 6.5.2(iii)) states that convenience commercial faci 1 i ti es may be pe rmi tted i n areas designated "Residential " and requires that such sites be specifically designated within the respective Neighbourhood Development Plan. The subject site is so designated within the Courtice North Neighbourhood 3B Development Plan. The Official Plan states that the maximum gross retail and personal service floor space for convenience commercial sites, as a general guideline, shall be 465 square metres (5,000 square feet). Staff note that the "C?_-Neighbourhood Commercial" zone of By-law 84-63 gives a maximum floor area of 500 square metres. Staff advised the applicant that the Neighbou rhood Development Plan would also require amending inasmuch as the proposed development represents a four-fold increase over the maximum floor area permitted for convenience commercial facilities. An application to amend the Neighbourhood Development Plan was received by the Town on March 26, 1986. The Durham Regional Official Plan (Section 8.2.3.4) states that prior to the desi gnation of a Local Central Area, a Retail An alysi s shall be underta};en i for proposed Central Areas exceeding 15,000 square feet of gross retail and/or personal service floor space in order to demonstrate the need and to ensure such proposed Local Central Areas do not unduly affect the viability of any existing Central Areas and/or any other Local Central Area. The Town of Newcastle Official Plan (Section 6.5.3(iii)) also requires a Market Analysis to be carried to justify proposed commercial development and to evaluate the potential impact upon existing and future development. The submitted impact report states that its purpose is to assess the market opportunity for tl~e proposed Local Central Area and identifies Neighbourhood 3B as providing the principle source of sales revenue for the proposed development. The Report provides an estimate of the potential sales capture ...3 • ~~ • REPORT NO.: PD-135-86 Page 3 of the subject site and further provides some analysis of the expected impact of the proposed development on other commercial facilities within the Courtice Urban Area. The Report states that, under reasonably competiti ve circumstances, sufficient market potential exists to support the subject proposal without prejudicing the development of other commercial facilities within either Neighbourhood 36 or the Courtice Urban Area. The Planning Department circulated the subject application to the Town Public Works Department, the Building Department and the Fire Department. None of these departments indicated any objection to the proposed development. The Region of Durham also circulated the Official Plan Amendment application to the Central Lake Ontario Conservation Authority; comments from the Conservation Authority have not as of yet been received by the Town. However, Staff note that these comments would relate to site development matters and therefore could affect the evaluation of these applications to amend the Official Plan and the Neighbourhood Development Plan. Public Notice of the proposed development and the Public Meeting were provided in accordance with the Planning Act requirements and Town Policy. No letters objecting to the proposed development have been received by the Town. COMI~1ENT: In the revie~f of the Retail Market Appraisal, Staff concentrated on the extent to which the Report satisfies the conditions established by the Official Plan for market impact studies. As a result of this review, Staff identified a number of the concerns with respect to the Market Report which were outlined in a letter to the applicant dated February 11, 1986. Staff noted in the letter the major concern with the Report is that it is primarily a market opportunity study for the proposed development and that, although tfie report does address tl~e i ssue of the potential impact upon ...4 ... . ... .. , .~ .. . . .. :~ ~ ~ ~ .. ., .. ,..... ... ' .. .... _ ,. . . .. .. .. REPORT NO.: PD-135-86 ~ ~ Page 4' other existing and designated commercial sites within the Courtice Urban Area, it does so in a collective sense. Staff noted that there was no attempt to analyze the individual impact upon each of the existing and proposed commercial centres within the Courtice Urban Area, in particular the convenience co~rmercial si to desi gnated in Neighbourhood 3A and the Community Central Area at the corner of Trulls Road and Highway No. ?_. Staff al so noted that the Report excludes any analysis of impact of a number of components of the proposed development -specifically, the bank, restaurant and personal services - from the analysis of sales impact due to the non-retail nature of these operations. Staff stated that, inasmuch as these components collectively absorb a significant portion of site development, and the total floor space allocation for Courtice reflect both retail and personal service uses, the exclusion of these factors from the impact analysis leaves some question with respect to real impact. Staff requested that a response be provided to the matters identified in the letter and that written confirmation be provided from the Marketing Consultant that the development of the subject site would not result in any undue economic impact upon existing or designated Central Areas within Courtice or East Oshawa. A written response from the Marketing Consultant was provided to the Town for march 21, 1986. 'nrith respect to the Town's concern regarding the identification of impact upon individual commercial sites, the Consultant noted that the market share of all existing and proposed facilities must be considered an impact calculation in order to determine whether the collective drawdown of market potential exceeds achievable limits. He also stated that impact calculations of a Local Central Area against a convenience convnerci al facility wotal d be conducted at so smal 1 a scale as to be relatively meaningless. ...5 The Consulstant also responded to the Town's concern regarding the exclusion of a number of components from the analysis of sales and impact. He indicated that the information required to determine such impacts, for example sales figures for the various types of personal service uses, is either not available or is very limited. The Consultant concluded by stating that the impact analysis takes into account the sales volume of other designated, proposed or simply alloca ted commercial facilities, including the convenience commercial centre and Neighbourhood 3B on Courtice Road north of Nash Road. Staff are satisfied with the Consultant's explanation with respect to the exclusion of certain components from the analysis of sales and impact. Staff are further satisfied that the Report demonstrates that sufficient market potential exists within the Courtice Urban Area to support the proposed development although, in Staff's opinion, the Consultant has failed to provide a clear statement as to impact on individual commercial sites. Staff note that the allocation and distribution of commercial sites within the Courtice Urban Area and respective neighbourhoods was based upon figures provided by the ICI Consulting Group and the Courtice Development Plan prepared in t~1arch, X979. The Study concluded that the per capita requirement in Courtice for Retail Commercial space was 10 square feet (x.93 square metres) and allocated approximately 70% of this space to the Community Central Area. The remainder, being equivalent to 3 square feet (0.28 square metres) per capita, would be located. in specific Neighbourho ods and/or along Hi gYn~ray No. ?. Staff note that the Town's Official Plan (Section 5.5.2(ii)) states that Local Central Areas shall serve the day to day needs of the residents of the surrounding residential areas. In that respect, the proposed Local Central Area would serve primarily the residents of Neighbourhoods 3A and 3B. The design population of these neighbour°hoods, as given by the Neighbourhood ..6 Development Plans, are 2.300 and 5000 respectively. Using the figure of 0.26 square metre per capita requirement for retail commercial space outside the Corr~nunity Central Area, the demand for retail space within the two neighbourhoods would be approximately 2000 square metres. Three Neighbourhood Commercial sites, including the subject site, are currently designated within Neighbourhoods 3A and 3B. Assuming a maximum floor area of 500 square metres each for the two other sites, i t would appear that, based upon IBI's figures, 1,000 square metres of retail commercial space could be supported on the subject ,site without a detrimental impact upon the other two commercial sites. With respect to the potential impact upon the designated Community Central Area at the southeast corner of Highway No. 2 and Trulls Road, Staff note that the subject site is located only 400 metres, or approximately 1 minute travelling time, from the Community Central Area. Staff therefore have concern that the development of a retail commercial plaza of the size proposed by the applicant, could be negatively impacted by the Comm unity Central Area in the long term. Staff have also reviewed the proposed Site Plan as submitted by the applicant and have identified a number of problems with respect to site design including the amount of landscaping provided, the location of parking spaces and vehicle and pedestrian circulation. Given the floor area required by the applicant, Staff feel that the "C2-Neighbourhood Conbnercial" zone would not be an appropriate zone for the proposed development and would suggest that provisions similar to those of the "C1-3" zone, which is the zoning which applies to the Bowmanville Mall, should apply to the proposed development. Given the problems identified by Staff with respect to site design, and the potential for impact due to its proximi ty to the Comm unity Central Area and other Neighbourhood Commercial sites designated within Neighbourhoods 3A and 3B, i t is recommended that the subject Official Plan Amendment application ...7 Page 7 x and the Neighbourhood Development Plan application be referred back to Staff to permit further dialogue with the applicant. Respect 1 bmitted, i~~ G- T.T..Edwards, M.C.I.P. Director of Planning JAS*TTE*j ip *Attach. May 8, 1986 cc: Mr. W. Manson W.D.P~1. Consultants 20 Clematis Road WILLOWDALE, Ontario M2J 4X2 cc: Mr. Don McKenna Box 22, Group 23 R.R. #3 BOWMANVILLE, Ontario .. L1C 3K4 cc: Mr. Ron Hennessy Group 23, Box 17 R.R. ~3 BOWh1ANVILLE, Ontario L1C 3K4 €Trl~1 ,~;R-•[~} REPORT )~ t0.' l~ ~ -„ ~1 ~ R hFFTIfVG: General Purpose and Administration Committee DATE; Monday, October 20, 1986 REPOT #: PD-249-86 FII.F #: OPA 86-3/ND File # Res_ # Qy-Law # SUBJECT: APPLICATION TO AMEND TOWN OF NEWCASTLE OFFICIAL PLAN (REVISED) . COURTICE NEI6NTS DEVELOPMENT PART LOT 30, CONCESSION 3, COURTICE URBAN AREA FILE: 86-3/ND RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-249-86 be received; and 2. THAT the Region of Durham be advised that the Town of Newcastle has no objection to the approval of Official Plan Amendment Application 86-3/ND as revised provided that the Local Central Area is limited to a maximum Gross Floor Area of 2000 - sguare metres; and 3. THAT Staff be authorized to proceed with the associated amendment to the Neighbourhood Development Plan; and 4. THAT a copy of Council's decision be forwarded to the Region of Durham, the applicant and the interested parties indicated hereto. ...2 • - ~ , REPURT.NO.: P0=249-86' ~ .. Page 2 BACKGROUND: Un September 2, 1986, Committee considered Staff Report PD-198-86 which advised that Courtice Heights Developments Limited had submitted a revised application to amend the Town of Newcastle Official Plan to permit the development of a "Local Central Area" on a 0.736 hectare parcel of land in * Part Lot 30, Concession 3, Courtice (see Key Map attached). Committee resolved (Resolution #GPA-770-86) that the revised application be referred to Staff for review and subsequent report. This resolution was endorsed by Council on September 8, 1986. As noted by Staff Report PD-198-86, the application has been revised to indicate the development of a 2000 square metre (21,520 square foot) retail commercial plaza.•~: The proposed site design was also redesigned in response to concerns identified by Staff. As well , letters from the author of the original Retail Market Analysis, and a Planning Consultant were submitted in support of the revised application. Both of these letters raise substantive questions which Staff will address in this report. COMMENT: In his letter, the Market Consultant argues that the per capita r~equirement for retail commercial space provided by I.B.I. Consulting Group in the Courtice Development Plan and used by Staff to determine the amount and distribution of commercial space in Courtice was too low. I.B.I.'s calculation was based on the Bowmanville situation, which yielded a per capita requirement for retail commercial space of 0.93 square metres, 70~ of which was allocated to the Community Central Area and the remainder, being equivalent to 0.28 square metres, being allocated to specific neighbourhoods and/or along Highway 2. Using these figures, Staff calculated that there would be sufficient demand in Neighbourhoods 3A & 3B to support 1,000 square metres of retai 1 comnterci al space on the subject site wi thout detri mental impact upon the other two convenience commercial sites designated in Courtice North. ...3 The MarketsConsultant states that the Bowmanville requirements are too low in comparison to provincial averages. For Metro Toronto and Durham Region, the Gross Floor Area space ratio is in the range of 2.48 square metres per capita. This figure includes restuarants, banks and office space within retail strips and shopping centres, but excludes non-retail establishments such as car dealerships. Use of this higher ratio would indicate that approximately 2666 square metres gross floor area, including restaurant and bank space, could be supported on the subject site. Staff do not dispute the Market Consultant's assertion with respect to per capita demand for retail commercial floor space. Research by Regional Planning Staff, who are currently reviewing the commercial floor space allocations in the Regional Official Plan, indicates that current commercial floor space requirements are in the range of 2.46 square metres per capita. However, Staff note that this demand figure encompasses total floor space within Main Central Areas such as downtown Oshawa. To apply this total figure to determine floor space requirements within the Courtice Urban Area in isolation is misleading. The Market Consultant, in discussions with Town Staff, has acknowledged this weakness in his analysis, but was unable to advise as to how~the figure for per capita requirement could be revised to determine the arr~unt of floor space a~hich could be supported on the site subject of the development proposal. Regional Planning Staff have advised that, since the mid-1970's when the commercial floor space allocations in the Regional Official Plan were generated, the per capita requirement for commercial floorspace has increased by approximately 50%. This increase is apparently due to changes in consumer demand and in the structure of retailing. Staff note that I.B.I.'s calculations were based on the floor space data collected during this same period (i.e. 1977) and that this data reflected only commercial floor space located within Bowmanvil le. Therefore, i t woul d be valid to use the per capita demand figures generated by I.B.I., as modified to reflect the general increase in consumer demand, to determine the current ccmmerci al floor space requirements within Courtice. ...4 Using an up-dated figure of 0.42 square metres per capita requirement for retail commercial space outside the Community Central Area, the demand for retail space with within Neighbourhoods 3A and 36 would be 3066 sq uare metres. Assuming a maximum floor area of 500 square metres for each of the two other Neighbourhood Commercial sites designated within these neighbourhoods, it would appear that 2,066 square metres of retail commercial space could be supported on the subject site without a detrimental impact upon the other two commercial sites. .Staff note that the revised application proposes the development of 2000 square metres of retail commercial space. Therefore, there appears to be sufficient market demand to support the development of the proposed Local Central Area on the subject site. The other major issue identified by both the Market Analyst and the Planning Consultant is the proximity of the proposed Local Central Area to the designated Community Central Area at the southeast corner of Highway 2 and Trull's Road. The two sites are located 400 metres apa rt, which translates to approximately one (1) minute travelling time. Staff were concerned that the Local Central Area of the size proposed by the applicant, could be negatively impacted by the Community Central Area in the long term= The Market Consultant states that, although some overlap in uses can be expected between the two centres, this overlap tends to be limited inasmuch as different types of uses tend to be attracted to each centre. For example, personal care service uses and convenience stores would be attracted to the Local Central Area, while clothing retailers would be mire likely to locate in the Community Central Area. The Consultant also notes that such features as highly convenient parking would make the Local Central Area more attractive to patrons. In his letter, the Planning Consultant supports the position of the Market Cons~~ltant. Staff have reviewed the arguments of the two consultants and agree with their conclusions with respect to tl~e degree of overlap between the uses in ...5 the Local Central Area and the Canmunity Central Area. As wel 1 , research by Regional Planning Staff indicates that lower order centres such as the proposed development are thriving in comparison to mid=range centres such as would be developed in the Community Central Area. Staff, therefore, conclude that the impact of the Community Central Area on the proposed Local Central Area would be within tolerable limits. A number of area residents have objected to the proposed development. They note that the site is located within a residential area and note the location of three schools within 1.5 kms. of the subject site. They are also concerned with the increased traffic which would be generated by the proposed development. One letter in support of the application has been submitted. With respect to the location of the proposed development within a residential area, Staff note that the function of a Local Central Area as defined by the Town of Newcastle Official Plan (Section 6.5.2) is to serve the day to day needs of the residents of the surrounding residential areas. Staff note further that Trulls Road and Nash Road east bf Trulls are designated as Type "B" Arterials, while Nash Road to the west is designated as a Major Collector. The function of these roads is to carry large volumes of traffic and are intended to be the major carriers of traffic generated within Neighbourhoods 3A and 3B. The Planning Consultant notes in his letter that the Trulls Road/Nash Road intersection is the preferred location for a local retail facility to serve the Courtice North Neighbourhood. Given the considerations outlined above, Staff have no objection to the approval of the revised application. It is therefo re recommended that the Region be advised that the Town has no objection to Offici al Plan Amendment application 86-3/ND (revised) to designate a Local Central Area on tl~e subject site, provided that such Local Central Area is limited to a maximum Gross Floor Area of 2000 square metres. Specific site design matters can be addressed at such time as the applicant applies for rezoning and Site Plan approval. ..6 Staff furti~er note that the subj ect site i s designated as a Conveni ence Commercial Facility by the Neighbourhood Development Plan, and that the applicant's application to amend the Neighbourhood Development Plan was denied by Council on May 26, 1986. It is therefore further recommended that, should the subject Offici al Plan Amendment be approved by Council, that Staff be authorized to proceed with the necessary amendment to the Neighbourhood Development Plan wit hout a further application being requir ed of the applicant. Respectful s 'tted, T.T. Edwards, M.C.I.P. Director of Planning JAS*TTE*j i p *Attach. October 8, 1986 CC: Mrs. Joyce Gunn CC: Mr. Don McKenna R.R. #3 Box 22, Group 23 BUWMANVILLE, Untario R.R. #3 L1C 3K4 BOWMANVIL LE, Ontario L1C 3K4 Ni rs . Grace Howard R.R. #3 Mr. Ron Hennessy BOWMANVILLE, Ontario Box 17, Group 23 L1C 3K4 R.R. #3 BOWMANVILLE, Ontario Mr. W. Manson L1C 3K4 WDM Consultants 20 Clematis Road Mrs. Jane Rowe WILLOWUALE, Ontario Group 12, Box 59 M2J 4X2 R.R. #3 BOWMANVILLE, Ontario L1C 3K4 ..~ . ... .. .LOT ~ . 30 ~.:. ~ .... .: ; ., ..... .,n _~ ~~ ,1.,~ ~ l` t J !• ~ ~- ~"G Rehil Plaza 1 ~nw I~~ Ip Ow Q ~~ ~. .. 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