Loading...
HomeMy WebLinkAboutPD-282-90 TOWN OF NEWCASTLE t p, File # . . RK.GPA REPORT 1J Res. # By-Law # MEETING: General Purpose and Administration Committee DATE: September 17, 1990 REPORT #: PD-282-90 FILE #: S &JE T. OFFICIAL PLAN AMENDMENT APPLICATION 88-87/D/N (REVISED) REZONING APPLICATION DEV 88-99 (REVISED) APPLICANT: MARKBOROUGH PROPERTIES INC. AND WEST BOWMANVILLE DEVELOPMENTS PART LOT 16, CONCESSION 1, FORMER TOWNSHIP OF DARLINGTON RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-282-90 be received; 2 . THAT Official Plan Amendment Application 88-87/D/N (Revised) submitted by Markborough Properties and West Bowmanville Developments be recommended to the Region of Durham for approval through an appropriate amendment to the Durham Regional Official Plan and the Town of Newcastle Official Plan to permit the development of a 21,400 sq.m. (230,000 sq. ft. ) shopping centre on the subject property subject to the owners entering into an agreement with the Town with respect to payment of $300,000 as their share of the provision of water supply services including escalation clause; and 3 . THAT Rezoning Application DEV 88-99 (Revised) submitted by Markborough Properties and West Bowmanville Developments to permit the development of the proposed shopping centre be APPROVED; and, 4 . THAT the amending by-law be passed subsequent to the owners meeting the following conditions: a) Official Plan Amendment Application 88-87/D/N be approved by the Region of Durham; b) The owners satisfy the requirements of the Ministry of Transportation with respect to transportation and access REPORT NO. : PD-282-90 PAGE 2 issues . This condition is applicable in the event Highway 2 is transferred to the Region or the Town. c) The owners enter into an agreement with the Town of Newcastle, satisfying all requirements, site planning, financial and otherwise of the Town of Newcastle. 5 . THAT any delegation and those persons listed in this report be advised of Council's decision, and that a copy of this report be forwarded to the Region of Durham Planning Department. EXECUTIVE SUMMARY Markborough Properties Inc. propose to amend the Durham Regional Official Plan, the Town of Newcastle Official Plan and Comprehensive Zoning By-law 84-63 to accommodate retail and personal service commercial facilities totalling approximately 21,400 sq.m. (230,000 sq. ft. ) floor space at the southeast corner of Green Road and Highway 2 , within the designated Urban Area of Bowmanville. The research and analysis carried out by Staff and discussed in this report indicate that the proposal can be supported on the following grounds: 1. The methodology, assumption and conclusion reached in the retail market analysis prepared by L. Smith and Associates on behalf of the applicant are acceptable. 2 . The commercial structure analysis carried out by Town Planning staff reinforces the conclusion reached in the report by L. Smith & Associates and validates the need for additional commercial floorspace to service the Bowmanville trade area. 3 . The location of the proposal is in proximity to existing and future residential development, well served with excellent transportation corridors, within the existing designated urban area, and can be considered complementary to the current designated Main Central Area in Bowmanville. 4 . The existing Main Central Area in Bowmanville does not present spatial opportunity to accommodate commercial growth and development to meet the needs of future residents . REPORT NO. : PD-282-90 PAGE 3 5 . The impact on existing commercial establishments is minimal and short term. They are anticipated to recover in a short time given the expected growth in the market and by recapturing current "leakage" of retail dollars now going to Oshawa. 1. APPLICATION DETAILS 1. 1 Owner: West Bowmanville Developments Limited and Markborough Properties Inc . 1.2 Agent: Tunney Planning and Malone Given Parsons 1.3 Official Plan Amendment: From 'Residential ' and 'Local Central Area' To 'Sub-Central Area' 1.4 Rezoning: From 'Agricultural'To a 'General Commercial Exception (Holding) ' zone to permit the development of a 21,400 sq.m. (230,000 sq. ft. ) shopping centre (See Attachment No. 1) 1.5 Area: 10 . 8 ha (26 . 7 acres) 1. 6 The subject property lies immediately to the west of the proposed Canadian tire store approved through By-law 90- 50 . The opportunity exists for the store to be structurally linked to the proposed shopping centre. 2. LOCATION 2 . 1 Legal Description: Part Lot 16, Concession 1, former Township of Darlington 2 .2 Relative Location: Southeast corner of Green Road and Highway No. 2 (see Attachment No. 2) 5 9 ) 8 REPORT NO. : PD-282-90 PAGE 4 3. BACKGROUND 3 . 1 The original Official Plan Amendment and rezoning applications, submitted by West Bowmanville Developments in September 1988, proposed to develop a Sub-Central Area with a 22,300 sq. m. (240,000 sq. ft. ) shopping centre approximately midway between Green Road and Regional Road 57 . The Public Meeting in respect of the rezoning application was held in December 1988 . 3 .2 In August 1989, Tunney Planning advised the Region and the Town that Markborough Properties Inc . had assumed Joint ownership of the lands owned by West Bowmanville Developments, and that the site of the proposed shopping centre was being relocated to the south-east corner of Green Road and Highway No. 2 . The related Rezoning application to permit the development of the shopping centre was also amended to reflect the revised proposal. 3 . 3 The Public Meeting in respect of the revised Official Plan Amendment and rezoning applications was held on September 18, 1989 . Staff noted in their report that a number of significant issues needed to be considered in assessing the proposal to establish a major retail facility. Committee resolved to refer the application back to Staff for further review and the preparation of a subsequent report upon receipt of all outstanding comments. Committee also resolved that the installation of sidewalks be considered by Staff for all future applications located in the extension of the Main Central Area. REPORT NO. : PD-282-90 PAGE 5 4. EXISTING AND SURROUNDING USES 4 . 1 Existing Uses : Orchard and vacant lands 4 .2 Surrounding Uses: North - Agricultural 1 ands , Bowmanville Recreation Complex and Rural Residential South - Canadian Pacific Rail line and vacant residentially designated lands East - Church and Town Community Services Depot West - Vacant residentially designated lands 5. OFFICIAL PLAN POLICIES 5 . 1 The subject lands are currently designated as 'Residential' by the Durham Regional Official Plan and the Town of Newcastle Official Plan. The Town Official Plan also indicates symbols for 'High Density Residential' , 'Medium Density Residential' , a 'Local Central Area" , 'Neighbourhood Park' and an 'Elementary School' in the general vicinity of the subject lands . 5 .2 The Regional Official Plan also establishes a hierarchy of Central Areas, to act as focal points of activity and to meet the retail and personal service needs of area residents . Main Central Areas are intended to serve the population of the area municipality in which they are located. The Bowmanville Main Central Area is allocated 46,450 sq. m. (500,000 sq. ft. ) of retail and personal service floor space. 5 .2 . 1 Sub-Central Areas and Community Central Areas, in that order, are to be similar to but generally smaller in 5 % 1 8 1 REPORT NO. : PD-282-90 PAGE 6 scale than the Main Central Area, and are to include uses complementary to those offered within the Main Central Area. No specific floor space maximum is set out for Sub- Central Areas; however, the three such Areas currently designated by the Regional Official Plan are generally permitted to develop up to 46,450 sq.m. (500,000 sq. ft. ) .Community Central Areas are generally permitted to develop to a maximum of a 1400 sq.m. ( 150,000 sq. ft) . 5 .2 .2 The Regional Official Plan (Section 8 .2 .2 . 8) further states that the size of any Central Area shall be based on the characteristics of the population of the area it is intended to serve and on their ease of access to other Central Areas equal to or larger in scale. The retail and personal service components of a Central Area are not to be of such a size as to preclude the development of other Central Areas of appropriate scale. 5 .2 . 3 The Town of Newcastle Official Plan also designates a total of five Local Central Areas within the Bowmanville Urban Area. No Sub-Central Areas or Community Central Areas are currently designated. 6. ZONING 6 . 1 The subject lands are zoned 'Agricultural (A) ' by By- law 84-63, the Town of Newcastle Comprehensive Zoning By-law. Rezoning Application DEV 88-99 (revised) seeks to rezone the 10 . 8 ha (26 .7 acre) site subject of the Official Plan Amendment application to permit the development of the proposed shopping centre. The "General Commercial (Cl) Zone' regulations would be appropriate, although a special exception would be required in order to specify a maximum floor space for the proposed centre. 9 8 ' REPORT NO. : PD-282-90 PAGE 7 7. SHOPPING CENTRE MARKET DEMAND AND IMPACT ANALYSIS 7 . 1 This Study, dated August 1989, was prepared by Larry Smith and Associates for Markborough Properties . One of the primary purposes of the study is to determine the retail and personal service floor space which could be supported within the proposed shopping centre. In this regard, the Primary Trade Area for the centre was generally defined as the Bowmanville Urban Area, with the Secondary Trade Area encompassing the remainder of the Town of Newcastle east of Hancock Road. 7 . 1. 1 The Study noted that from the base year of 1988, the population of the entire Trade Area is expected to increase from 29,700 persons to 43,300 persons by the year 2001 . This would represent a 45.5% growth or 13,600 persons over the study period. Specifically, the population of the Primary Trade Area is expected to increase by approximately 7100 persons over the study period, reaching an estimated population of 22,700 by 2001. This study was prepared prior to the recent update of the Region's population and household forecast which indicate a higher projection. 7 . 1. 2 The Study also noted that, within the Primary Trade Area, the average household income has been calculated at 9 .7% above the Provincial average. In the Secondary Trade Area, per household income is calculated as being 23 . 8% higher than the provincial average. 7 . 1. 3 The authors of the Study also undertook an inventory of the existing retail and service sector in the Primary and Secondary Trade Areas . The inventory identified a total of 54,700 sq. m. (588,800 sq. ft. ) of occupied retail and service space in the Trade Area, plus an � 9 8 7 REPORT NO. : PD-282-90 PAGE 8 additional 1800 sq. m. ( 19 ,400 sq. ft. ) of vacant space. This represents a vacancy rate of 3.2% . The Study indicated that a vacancy rate of 5 . 0% represents a healthy balance in the supply and demand of commercial floor space. Specifically, within the Bowmanville Main Central Area, 34,550 sq. m. (371,900 sq. ft. ) of retail/ service space was inventoried, with a vacancy rate of 2 . 1% . 7 . 1.4 The Study also included an In-Home Consumer Survey of almost 400 residents in the identified Trade Area. The purpose of the survey was to determine expenditure patterns of trade area residents in selected store categories . The survey identified that in certain key sectors there was a significant outflow of consumer expenditures, primarily to Oshawa. These sectors include Department Store, apparel and accessories, household furnishings and miscellaneous specialty store expenditures . In estimating the potential expenditures for 1988 from trade area residents . it was determined that approximately 50 percent or $59 . 1 million of retail and food store expenditures occur outside of the trade area. 7 . 1.5 The Study concluded that there is sufficient retail potential generated within the Trade Area to justify the development of 18,000 sq. m. ( 194,000 sq. ft. ) to 22,000 sq. m. (237,000 sq. ft. ) of retail/service floor space, including a 6225 sq. m. (67,000 Sq. ft. ) junior department store and a 3250 sq. m. (35,000 sq. ft. ) supermarket by the year 1992 . The Study also concluded that the proposed shopping centre, in addition to other future trade area retail projects, could expect to recapture a portion of trade area residents ' expenditures :599 8 / REPORT NO. : PD-282-90 PAGE 9 currently made outside the Trade Area, in particular at shopping facilities in Oshawa. 7 .2 The other purpose of the Study was to identify the anticipated impact on existing retail and service facilities in Bowmanville, particularly those located in the Main Central Area. The Study recognized that the introduction of any retail facility in the Bowmanville market would likely cause a transfer of some sales from existing stores in the short term. 7 .2 . 1 The Study also concluded that there will be some impact on existing supermarkets in the Primary Zone. In particular, there will be a decline in their sales levels in the first year of operation of the proposed development. The Study also concluded however,that the remaining volume is more than adequate to permit a continued profitable operation of all existing trade area supermarkets. 7 .2 .2 In other retail categories, sales levels are not expected to decline below current levels with the introduction of the proposed facilities at the site.The Study concluded that, overall the impacts generated by the proposed development are relatively small and should dissipate easily with the expected future market growth. 8. TRAFFIC IMPACT ANALYSIS 8. 1 Markborough Properties and West Bowmanville Developments have retained a consultant to examine the site access requirements and the traffic impact associated with the development of the proposed shopping centre. A Preliminary Analysis prepared by the consultant indicates that the provision of a signalized access on Highway No. 5 9 j 83 REPORT NO. : PD-282-90 PAGE 10 2 for the shopping centre is warranted. The analysis also recommends the provision of traffic signals on Highway No. 2 at Green Road and at the new collector road adjacent to the Canadian Tire store. 8 .2 The subject property fronts on Highway No. 2 and Green Road. Highway No. 2 is under the jurisdiction of the Ministry of Transportation. The Town of Newcastle has requested the Minister to transfer this portion of Highway No. 2 to the Town. However, this matter is pending further discussion with the Ministry and the Region of Durham. Until circumstances change, the applicant will have to comply with the standards and requirements of the Ministry. 8 . 3 We understand the traffic consultant is currently reviewing the traffic analysis in an attempt to address the Ministry's standards and requirements. 8 .4 The issues of access and traffic will have to dealt with satisfactorily by the applicants prior to the passing of the Zoning By-law. 9. PUBLIC MEETING AND RESPONSE 9 . 1 Two letters of concern have been submitted to the Town in respect of the subject Official Plan Amendment and rezoning applications . 9 .2 The solicitors for Bowmanville Mall expressed serious concerns about the cumulative effects of various commercial applications in the area west of Regional Road 57 north and south of Highway 2 . In particular, they expressed specific concerns regarding the Markborough/ West Bowmanville proposal to designate a Sub-Central r REPORT NO. : PD-282-90 PAGE 11 Area. They stated that the Main Central Area is the proper location for a department store, and that the development of a department store on the subject site would preclude the location of an anchor at the Bowmanville Mall. They stated further that the proposed development would result in the over-designation of commercial floor space and detract from the Main Central Area as the focal point of the Town. The development of the shopping centre would therefore conflict with the policies of the Official Plan which give emphasis to the Main Central Area. 9 . 3 The Bowmanville B.I .A. stated that Official Plan policies assign a priority to the development of the Bowmanville Main Central Area, and that only 200,000 sq. ft. of the 500,000 sq. ft. allocated to the Main Central Area has been developed. Reference was also made to the decision of the Ontario Municipal Board in 1985 to deny the application by Pythbow Developments to develop a 180,000 sq. ft. shopping centre on Baseline Road east of Regional Road 57 . The letter also states that insufficient population currently exists in the Bowmanville area to warrant the additional retail floor space being applied for in the area west of Regional Road 57 . 9 .4 The Public Meeting in respect of the subject Official Plan Amendment and rezoning applications was held on September 18, 1989 . Ms . Joanne Davies, the solicitor for the Bowmanville Mall, appeared in opposition to the applications on the basis that commercial uses should be consolidated within the existing Main Central Area. REPORT NO. ; PD-282-90 PAGE 12 9 .5 Mr. Ron Strike, the solicitor for Delbert Developments, spoke in support of the proposed development. Official Plan Amendment Application 89-90/D/N submitted by Delbert Developments proposes to expand the boundaries of the 'Sub-Central Area' proposed by Markborough Properties and West Bowmanville Developments to include a 2 .4 ha (6 . 0 ha) site at the southwest corner of Regional Road 57 and Highway 2 . 10. AGENCY COMMENTS 10. 1 In accordance with departmental procedure, the subject applications were circulated to various agencies for comment. The Regional Planning Department also circulated the Official Plan Amendment application. 10 .2 The Town of Newcastle Fire Department indicated no objection to the proposed development, noting that the site falls within the 8 km response area of Station No. 1 in Bowmanville. 10 . 3 The Town of Newcastle Public Works Department indicated no objection in principle to the proposed development. As a condition of approval, the Department requires the submission and approval of a lot grading plan and a traffic analysis concerning the proposed entrance configuration and the impact on Green Road and Highway No. 2 . The applicant is responsible for the reconstruction of Green Road to urban standards along the frontage of the proposed development, and is also required to enter into a cost-sharing agreement with the Town and other land owners for the construction of sidewalks and street lighting on Highway 2 from Green Road to Roegnik Drive. 591/ 91 REPORT NO. : PD-282-90 PAGE 13 10 .4 The Town of Newcastle Community Services Department stated that the 2 % parkland dedication is to be accepted in land, but will not be specifically required within the subject site. Town staff met with the applicants on several occasions and indicated that the land dedication will be at the location south of the existing church (see attachment #2) . The total area required will be 2% of 26 .7 acres or 0.534 acre. It is intended this small parcel will be consolidated into a larger parcel through future parkland dedication of other undeveloped lands in the general area so that the Town will ultimately end up with a sizeable land parcel to be used for future municipal purposes . 10 .5 The Central Lake Ontario Conservation Authority noted that the subject site is traversed by the main branch of Westside Creek with the lands in the vicinity of the creek subject to potential flooding. The plans submitted with the application indicate development occurring adjacent to and directly over the existing creek. The Authority indicated that the elimination of the open section of the watercourse may be possible, subject to details to be provided by the applicant regarding the conveyance of flows through the site. A Master Drainage Plan is currently being prepared for Westside Creek. 10 . 6 The Region of Durham Works Department noted that the necessary watermain and sanitary sewer are not immediately available to the frontage of the subject lands . The extension of these services are proposed by West Bowmanville Developments to serve the subject development. The Department indicated no objection to the proposed commercial development subject to the ID99 9 REPORT NO. : PD-282-90 PAGE 14 applicant entering into an agreement with the Region to satisfy all Regional concerns . 10. 7 The Ministry of Transportation also required the submission and approval of a traffic study and a drainage study for the proposed development. The costs of any required improvements to the highway system, including widenings, intersection improvements and illumination, will be borne by the developer. 11. STAFF COMMENTS 11. 1 The following issues have been reviewed in formulating staff's recommendation: i) current commercial structure ii) market potential within the Bowmanville Trade Area iii) alternate sites for commercial development within the Bowmanville Urban Area 11.2 Review of Current Commercial Structure 11.2 . 1 Town Planning Staff undertook a review of the Bowmanville commercial structure in order to establish a context within which the Markborough/West Bowmanville proposal could be evaluated. The Commercial Review included an inventory of existing commercial floorspace. On the basis of the definition for retail and personal service uses provided in the Section 8 .2 .2 . 15 of the Durham Regional Official Plan, the following commercial space was identified: Sq.Ft. Sq.M. Main Central Area 379,400 35,245 Remainder of Bowmanville 20,050 1,865 399,450 37, 110 51/ y .) REPORT NO. : PD-282-90 PAGE 15 Commercial activity was proportioned as follows: Retail Stores 37% Food & Convenience Stores 23% Services & Offices 38% Vacant 2% In addition to the retail and personal service floorspace, a further 8550 sq.m. ( 104,400 sq. ft. ) of commercial floorspace was identified but excluded on the basis of the Official Plan definition. This included community services, government uses, hotels, auto service stations, places of entertainment or other similar uses . The above work confirms the general reliability of the data in the Larry Smith and Associates Market Study. 11.2 .2 At the present time there are thirteen commercial projects in the Main Central Area which are under review or have been approved or constructed since the inventory. The construction of these projects, which would result in a net increase of 10,058 sq.m. ( 108,268 sq.ft . ) of commercial floorspace, would bring the Main Central Area floorspace to 45,900 sq.m. (494, 100 sq. ft. ) . This floorspace figure would indicate that the current Official Plan target of 46,450 sq.m. (500,000 sq. ft. ) has virtually been achieved. 11.2 . 3 Staff also examined the commercial redevelopment potential within the existing boundaries of the Main Central Area. The future pattern of redevelopment which could be anticipated, was based on a review of development applications in the Main Central Area submitted between 1986 and 1990 . On the basis on this analysis, staff concluded that there was maximum 599 V,4 REPORT NO. : PD-282-90 PAGE 16 potential for up to 211290 sq.m. (229, 165 sq. ft. ) of additional retail and commercial floorspace within the Main Central Area. This included the Phase 3 proposal for extension of the Bowmanville Mall. It should be noted, however, that the maximum redevelopment scenario may be contrary to other objectives such as historic preservation and as a result, the figure may be reduced. Staff's analysis concluded that within the existing Main Central Area boundaries, the designated land can accommodate approximately 60,000 sq.m. of retail and personal service floorspace as follows: Sq.Ft. Sq.M. Existing Floorspace 379,400 35,245 Approved/Proposed Floorspace 108,268 10,058 Redevelopment Potential 229 , 165 21,290 716,833 66,593 It is Staff's intention to consider this matter in preparing a response on the Draft Changes proposed in the Durham Region Official Plan Review. 11.2 .4 Outside of the Main Central Area, three Local Central Areas have been identified in the Official Plan (including the Canadian Tire site) and not constructed. These represent a total commercial floorspace of 16,565 sq.m. ( 178,300 sq.ft. ) . As well, three convenience commercial sites have been identified through the subdivision and rezoning approval process . 11. 3 Assessment of Market Potential 11. 3. 1 The 1976 Durham Regional Official Plan allocated a limit of 46,450 sq.m. (500,000 sq. ft. ) of retail and personal service floorspace for the Bowmanville Main Central Area. 9 9 �) -11 REPORT NO. : PD-282-90 PAGE 17 Since 1976 two additional residential areas have been added to the Regional Official Plan: Area west of Regional Rd. 57 8,300 persons Wilmot Creek Retirement Community 1,500 persons It is noted that Durham Region did not make any adjustment to the commercial floorspace allocation for the Bowmanville Main Central Area to account for the additional residential areas . 11. 3 .2 Since the approval of the Durham Regional Official Plan there have been significant changes in the commercial market. Some of these are as follows: there has been substantial growth in purchasing power of households average family incomes have increased largely due to increasing numbers of two-income families retailing has restructured in many sectors with various new formats being utilized (ie. warehouse stores) changing lifestyles have led to new products, greater convenience and more service uses . As a consequence, there has been a significant increase in commercial floorspace per capita. In Durham, the floorspace per capita increased from 14 .4 sq.ft. to 30.3 sq. ft. between 1976 and 1986 . This change has been reflected largely in the lakeshore municipalities, with the exception of Newcastle. The Metropolitan Toronto 5 (% `i () C) REPORT NO. : PD-282-90 PAGE 18 Planning Department reported the following figures for 1986 . Municipality Sq.Ft. Per Capita Pickering 35 . 1 Ajax 24 .5 Whitby 28 .4 Oshawa 44 . 7 Newcastle 11. 1 The Pickering and Oshawa figures are elevated due to the presence of the two main Regional centres . However, the Newcastle figure is less than one half of the Ajax and Whitby figures . 11. 3. 3 It is staff's conclusion that on basis of recent trends in retailing and the current urban structure for Bowmanville (with a target population of 42,500 persons) , there is a requirement for approximately 100,000 square metres (1,076,000 square feet) of commercial floorspace in the Bowmanville Urban Area. 11. 3 .4 The Market Analysis submitted by Larry Smith and Associates concluded that there was sufficient retail potential generated in trade area to justify a "community shopping centre" at the site by 1992 . The Study examined up to a planning horizon of 2001. Staff is satisfied that the Study represents a reasonable assessment of the market potential in the Bowmanville trade area. Moreover, given that it utilized earlier population forecasts and is more conservative that the recently adopted Regional forecast, the market potential is actually understated. 5 9 ` ` l REPORT NO. : PD-282-90 PAGE 19 11. 3 .5 There is substantial "leakage" of retail dollars from the Town of Newcastle at the present time. This is evidenced by the low per capita floorspace figures . It has also been noted in many recent market analyses submitted to the Town, including that for the subject application, as noted previously. The major reason for this leakage is the lack of comparison shopping and Department Store facilities . It is evident that the retail and personal service needs of Bowmanville residents can no longer be met through small scattered independant retailers . Therefore, the development of a shopping facility with a high profile anchor within Bowmanville is warranted and desirable. 11.4 Location of Additional Commercial Floor Space 11.4 . 1 Within the existing commercial hierarchy as set out by the Official Plan, there are two basic options for the location of a major shopping centre with a high profile anchor in Bowmanville - within the Main Central Area or in another location within the Urban Area. 11.4 .2 The intersection of Regional Road 57 and Highway No. 2 has, to a certain extent, already become a focal point, due to the presence of the Bowmanville Recreation Complex and two churches . The addition of a shopping centre in the general vicinity will achieve the Central Area concept envisioned in the Regional Official Plan. As well, it is important to note that Bowmanville, in particular the Main Central Area and Highway No. 2, function as the activity centre of the Town of Newcastle. The development of a Central Area to the west of Regional Road 57 would not only serve the retail and personal service needs of Trade Area residents in the short term, 9 , 9 � REPORT NO. : PD-282-90 PAGE 20 it would also build on the natural attraction provided by the Main Central Area, thereby strengthening its function as the focal point for the Town. It is not unrealistic to have a vision of a major activity corridor of mixed uses along Highway No. 2 stretching from the Bowmanville Mall in the east to the proposed Markborough Shopping Centre in the west. 11.4 . 3 The linear form of historic portion of the Main Central Area offers limited potential for the development of a major new shopping facility. For the most part, the commercially designated lands only extend to a depth of one-half block on either side of King Street, thereby only allowing for strip development. The demolition of a significant number of existing commercial structures on King Street is possible, as is the expansion of commercial development into residentially designated lands within the Main Central Area. In fact, six of the redevelopment proposals in the downtown currently being reviewed by the Town involve expansions into residential areas. This is indicative of the limited opportunity for new commercial space in the Main Central Area. However, significant demolition activity is undesirable in that redevelopment should complement rather than detract from the historic character of the downtown. As well, the destruction of established residential areas for commercial development would be contrary to the intent of Official Plan policies which encourage a variety of uses within Central Areas . 11. 4 .4 Limited opportunities also exist in that portion of the Main Central Area east of Liberty Street for the development of a large-scale shopping centre. For the most part, the commercially designated lands are already i REPORT NO. : PD-282-90 PAGE 21 already intensively used for commercial purposes . The existing Bowmanville Mall could accommodate up to an additional 5575 sq.m. (60,000 sq. ft. ) floorspace. The few remaining non-commercial parcels are not of an adequate size. 11.4 .5 Notwithstanding the policies of the Official Plan which emphasize the predominance of the Main Central Area, it would appear that the development of a major new comparison shopping facility in the existing designated Main Central Area of Bowmanville is unlikely to occur. The possibility of designating a new Central Area to permit the development of a comparison shopping facility was examined. In all cases, the facility would have to be located on the periphery of the developed portion of the urban area. Staff examined all peripheral areas and concluded that the Markborough site offers many opportunities . 12 . WATER SUPPLY SERVICES 12 . 1 The proposed shopping centre will be serviced with municipal water supply via watermain on Highway #2 . This is possible due to the fact that the Town has expended money to cause the watermain to be constructed to the Bowmanville Recreational Complex. Since the watermain will benefit West Bowmanville Development, staff negotiated with the owner of West Bowmanville Development who agreed to reimburse the Town for a share of the watermain cost when he proceeds with the development of his property. 12 .2 The amount owing to the Town is $300,000 which staff recommend that the owner enters into an agreement with the Town to account for this payment prior to recommending approval of the Official Plan Amendment application to the Region. 9 1OC) REPORT NO. : PD-282-90 PAGE 22 13. CONCLUSIONS 13 . 1 Having analyzed the proposed shopping centre, Staff is of the opinion that the proposed development is needed and in the proper location. Accordingly, it is recommended that the Official Plan Amendment and rezoning applications submitted by Markborough Properties and West Bowmanville Developments be APPROVED subject to the recommendations stated in this report. Respectfully submitted, Recommended for presentation to the Committee Franklin Wu, M.C. I .P. Lawrenc Kotseff Director of Planning Chief nistrative and Development Offic FW*df Attach 11 September 1990 Interested parties to be notified of Council and Committee's decision: Mr. George Webster, Chairman Bowmanville Business Centre P.O. Box 365, Bowmanville, Ontario. L1C 3L1 Campbell, Godfrey & Lewtas Barristers and Solicitors, Toronto-Dominion Centre, P.O. Box 36 Toronto, Ontario. M5K 105 Mr. Ted Cieciura Design Plan Services Inc. 385 The Wet Mall, Suite 303, Etobicoke, Ontario. M9C 1E7 REPORT NO. : PD-282-90 PAGE 23 Tunney Planning 340 Byron Street South, Suite 200, Whitby, Ontario. L1N 4P8 Delbert Developments 5460 Yonge Street, Suite 212, North York, Ontario. M2N 6K7 Mr. Ron Strike Salmers, Strike and Furlong Barristers and Solicitors, 38 King Street West, P.O. Box 7, Bowmanville, Ontario. L1C 3K8 Mr. Jack Burgeron Beaver Lumber 246 king Street East, Bowmanville, Ontario. L1C 1P5 Ms. Maureen Kitchen A & P Research P.O. Box 68 Station 'A' , Toronto, Ontario. M5W 1A6 Mr. Keith Travis Markborough Properties 1 Dundas Street West, Suite 2800, Toronto, Ontario. M5G 2J2 West Bowmanville Development Ltd. 250 Consumers Road Suite 403, North York, Ontario. M2J 4V6 Mr. Dino Pen R.R. #6 Green Road Bowmanville, Ontario. L1C 3K6 Mr. Phillip Stewart Pound Welch Associates Ltd. 50 Fasken Drive, Unit 26, Rexdale, Ontario. M9W 1K5 9910 REPORT NO. : PD-282-90 PAGE 2 Jill Caygill Oshawa Foods Ltd. 6355 Viscount Road, Mississauga, Ontario. L4V 1W2 Mr. Steve Noble Speedy Muffler King, 365 Bloor Street East, Toronto, Ontario. M4W 3M7 Mr. Jerry Sprackman Landawn Shopping Centres Limited 11 Polson Street, Toronto, Ontario. M5A 1A4 Mr. David B. Greenspan Thomson Rogers Barristers & Solicitors, Suite 3100 390 Bay Street, Toronto, Ontario. M5H 1W2 Mr. Rainer A. Gaic First City Shopping Centre Group 2851 John Street Suite One, Markham, Ontario. WR 5R7 Jose & Aurelio Ibanez 1409 Salem Road R.R.#1 Pickering, Ontario. L1V 2P8 ATTACHMENT No. 1 2 \ 05 �y iui 1 .. •. �� 1 i U o I I \ 1111111 W \ U to II �. 111111t���LL111111J ' ' \ . i i�l I I I I < W� i I lei RtHf < I G N < =mi lli-iiiii iiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiii�iiiin � � I d I R / / Z 1 >< ' I x �� 99 �NH / J N W W O 1m3 < wl O O �O No I =8j p CN 2o o w N nz p J AOAO Y J_INOd �0 h xx I a Km ♦ o I I 1 ♦` a z ATTACHMENT No. 2 ® SUBJECT SITE LOT 17 LOT 16 LOT 15 A t E A A H R aHIG11W No 2 I s A A-13 (H)C H i RC H)R / H)R JA o o APPROXIMATE to _ o LOCATION OF o (H)RI (H)RI z PARKLAND Z o z w �/ DEDICATION & W !k�� (H)R2 N o U N�5 I (9 0 w OA �1�� I A � I R o so m zoo soo. KEY MAP 59910 `)