HomeMy WebLinkAboutPD-77-89DN: GPA /T
TOWN OF NEWCASTLE
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REPORT File #c;, a x.
Res. #
By -Law # -
MEETING: General Purpose and Administration Committee
DATE: Monday, March 20, 1989
REPORT #: PD -77 -89 FILE #: DEV 88 -74
WBJECT: REZONING APPLICATION - TUNNEY PLANNING
PART LOT 11, CONCESSION 2, FORMER TOWN OF BOWMANVILLE
FILE: DEV 88 -74 (X /REF: 18T -87021 AND DEV 87 -21)
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration
Committee recommend to Council the following:
1. THAT Report PD -77 -89 be received; and
2. THAT the application to amend the Town of Newcastle Comprehensive Zoning
By -law 84 -63, as amended, submitted by Tunney Planning on behalf of
Quadrillium Corporation to permit the development of a convenience
commercial lot be approved; and
3. THAT a copy of Council's decision be forwarded to the application and the
interested parties indicated hereto.
1. BACKGROUND
1.1 In July, 1988 the Town of Newcastle Planning and Development Department
received an application to amend the Town of Newcastle Comprehensive Zoning
By -law 84 -63, as amended. The application was submitted by Tunney Planning
on behalf of Quadrillium Corporation. The rezoning would allow the
development of a convenience commercial use on said site.
521 ...2
REPORT NO.: PD -77 -89
PAGE 2
1.2 The application affects a 0.225 ha (0.56 acre) "Agricultural (A)"
zoned parcel of land on the southwest corner of Liberty Street and
Concession 3. The proposal would allow the development of a
convenience commercial facility with municipal services.
1.3 Staff note the subject site comprises a 0.1 ha parcel that was most
recently used residentially and Block 207 (0.125 ha) of a Town
approved Plan of Subdivision 18T ®87021. The site is currently vacant,
all structures having been removed. The lands to the south and west
are vacant and incorporate the proposed Plan of Subdivision
(18T ®87021). Lands to the east are also vacant and the lands to the
north have a few residential dwellings, however, are primarily used
for agriculture.
2. OFFICIAL PLAN CONFORMITY
2.1 Within both the Durham Regional Official Plan and the Town of
Newcastle Official Plan (Bowmanville Major Urban Area), the subject
land is designated "Residential ". Section 8.1.2.1(x) of the Regional
Official Plan permits a convenience commercial use within the
"Residential" designation subject to the inclusion of appropriate
requirements within the Town's Zoning By -law.
2.2 Section 7.2.6.2(ii) of the Newcastle Official Plan also permits
convenience commercial facilities within a "Residential" designation.
The convenience commercial developments are to provide items of daily
necessity to the immediate surrounding neighbourhood. They are to be
located as close as possible to major pedestrian and vehicular routes
and that as a general guideline, the maximum gross retail and personal
service floor space shall be 500 sq.m. (5400 sq.ft.).
...3
522
3. COMMENTING AGENCIES
PAGE 3
3.1 Staff has now received comments from all the circulated agencies. The
following agencies have provided no objection to the application as
filed: Newcastle Fire Department, Newcastle Hydro Electric
Commission, the Central Lake Ontario Conservation Authority, and Bell
Canada.
3.2 Regional Public Works Staff and Regional Planning Staff commented
that, although the subject property is designated "Residential" in the
Regional Official Plan and convenience commercial use is a permitted
use, full services are required. Regional Staff further commented
that water supply is dependent on achieving satisfactory arrangements
for the provision of pressure to the Zone II water distribution
system. Similarily sanitary sewer service is not presently available
to the site and is dependent on development of 18T ®87021.
It was further noted a road widening along Liberty Street would be
required, however, access to the site would not be permitted via
Liberty Street. Regional Staff have commented that, given the above
servicing constraints, they consider the proposal premature.
3.3 The Town of Newcastle Public Works Department Staff have noted no
objection to the proposal, however, request that a 3.05 metre (10 ft.)
road widening be provided on Concession Road 3.
4. STAFF COMMENTS
4.1 Staff note the application was processed in accordance with Town
Policy and the Planning Act. The Public Meeting was held Monday,
October 3, 1988 and no objections were received. Staff further note
that a Site Plan has not been prepared at this time. However, prior
to any development taking place, a Site Plan Agreement would be
required for the subject site.
5 2�
REPORT NO.: PD -77 -89 PAGE 4
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4.2 Both the Regional and Town policies are relatively relaxed in terms of
criteria for permitting a convenience commercial use. There is no
limit to the number of convenience commercial sites permitted in a
neighbourhood, nor any requirements for a market analysis. The
application therefore conforms with the principle of policies provided
in both the Regional and Town Official Plan.
4.3 As noted above, the Newcastle Official Plan policies limit convenience
commercial sites to 50101 sq.m. of total floor area. The "Neighbourhood
Commercial (C2)" zoning allows a maximum of 465 sq.m. of total floor
area. Staff believe that in order to conform most closely with the
policies of the Official Plan, the main access to the site should be
from Street "C" of the proposed plan of subdivision 18T- 870121 (see
attached), with the secondary access being from Concession Road 3.
This should orient -the commercial facility towards the neighbourhood
which it is to be serving as opposed to the intersection.
4.4 The detail planning of the site in terms of building layout, site
access, traffic movement, landscaping, screening and orientation will
all be considered in detail at the time of site plan application.
Staff are satisfied that any reservations about rezoning the site, can
be addressed to the Town's satisfaction through Site Plan Approval.
4.5 With regards to Regional Planning Staff's concerns that the proposal
is premature because services are not yet available. Staff note the
proposed zoning category for the site "Neighbourhood Commercial (C2)"
stipulates in Section 17.4 Municipal Servicing Requirements:
- No building or structures may be erected and no use may be
established in the Neighbourhood Commercial (C2) Zone unless the
lot upon which it is situated is serviced by Municipal sewage and
water systems which have sufficient capacity to accommodate the
proposed use.
4.6 Staff further notes the Regional Official Plan makes provision for
utilizing of a "Holding (H)" symbol. This being in conjunction with
the zoning of lands in situations where the specific use of land has
been determined in accordance with the provisions of this Plan but the
details of development remain outstanding. Further, as previously
mentioned the adjoining lands which form the proposed plan of
Subdivision 18T- 870121 have received Town approval and the applicant is
negotiating the servicing aspect. _ 524
REPORT NO.: PD -77 -89
5. RECOMMENDATION
PAGE 5
5.1 In consideration of the above-noted comments, Staff would nave no
objection to the rezoning application to permit the development of a
convenience commercial block. Staff however, recommend a Holding (H)
symbol be placed on the rezoning until such time as municipal services
are available and the applicant has entered into a Site Plan Agreement
with the Town.
Respectfully submitted,
r
\ --
Franklin Wu, M.C.I.P.
Director of Planning & Development
CP *FW *cc
*Attach.
March 10, 1989
CC: Tunney Planning,
340 Byron Street South
Suite 200
WHITBY, Ontario L1N 4P8
Harold Konopny
Quadrillium
5300 Yonge Street
Suite 205
TORONTO, Ontario M2N 5R2
Laurie Stickwood
R.R. # 5
BOWMANVILLE, Ontario
L1C 3K6
525
Recommended for presentation
to the Committee
LaWre
Chief
tseff
rative Officer
Dev. 88�74
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THE CORPORATION OF THE TOWN OF NEWCASTLE
BY -LAW NUMBER 89-
being a By -law to amend By -law 84 -63, the Comprehensive Zoning By -law of
the Corporation of the Town of Newcastle.
WHEREAS the Council of the Corporation of the Town of Newcastle deems it
advisable to amend By -law 84 -63, as amended, of the Corporation of the Town
of Newcastle to recognize a convenience commercial site (DEV 88 -74)
NOW THEREFORE BE IT RESOLVED THAT the Council of the Corporation of the
Town of Newcastle enacts as follows:
1. Schedule 113" to By -law 84 -63, as amended, is hereby further amended by
changing the zone designation from "Agricultural (A)" to "Holding -
Neighbourhood Commercial ((H)C2)" as shown on the attached Schedule "X"
hereto.
2. Schedule "X" attached hereto shall form part of this By -law.
3. This By -law shall come into effect on the date of passing hereof,
subject to the provisions of Section 34 of the Planning Act.
BY -LAW
read a
first time this
day of
1989
BY -LAW
read a
second time this
day of
1989
BY -LAW
read a
third time and finally
passed this
day of
1989.
X28
MAYOR
CLERK
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