HomeMy WebLinkAboutPD-220-89DN: MARK
TOWN OF NEWCASTLE
REPORT File #60 "
Res. # _
By -Law #
MEETING: General Purpose and Administration Committee
DATE: Monday, September 18, 1989
REPORT #: PD- 220 -89 FILE #: DEV 88 -99 (REVISED)
SUBJECT: OFFICIAL PLAN AMENDMENT APPLICATION - FILE: 88- 87 /D /N (REVISED)
REZONING APPLICATION - FILE: DEV 88 -99 (REVISED)
APPLICANT: MARKBOROUGH PROPERTIES INC. & WEST BOWMANVILLE DEVELOPMENTS LTD.
PART LOTS 15 AND 16, CONCESSION 1, BOWMANVILLE
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration
Committee recommend to Council the following:
1. THAT Report PD- 220 -89 be received;
2. THAT Official Plan Amendment Application 88- 87 /D /N (Revised) and Rezoning
Application DEV 88 -99 (Revised) submitted by Markborough Properties Inc. and
West Bowmanville Developments Ltd. be referred back to staff for further
review and the preparation of a subsequent report upon receipt of all
outstanding comments; and
3. THAT the delegations and persons listed to be notified of Council's
decision.
517
submitted revised applications in respect of Official DImo Amendment
File 88-87/D/N and Rezoning File DEV 88-99. The revised official Plan
Amendment a[g?Iiomtioo proposes to designate a 23.0 ha parcel of land in
Pact Lots 15 and 16, Concession l, Bovnnaoville as a 'Sub Central Area,
(see Attachment 0V. l). The revised Re-zoning Application proposes to
develop a 21^408 sq. m shopping centre within the proposed 'Sub Central
Area' on a 10.2 ha parcel located at the southeast corner of Green Road
and Highway 2. The site plan for the proposed development is indicated
on Attachment 0o. 2.
1.2 The original Official Plan Amendment and Rezoning Application proposed
to locate the oboDpim] centre further to the east on the applicant's
lands, with a total of 37,870 sq. m of commercial floor area. The
Public Meeting pursuant to Section 34 of the Planning Act was held on
December 12, I988. Council resolved to refer the applications bank to
Staff pending receipt of all outstanding comments.
The lands at the southeast corner of Green Road and Highway # 2 were
previously subject of Subdivision Application I8T-88045 and Rezoning
Application DDV 88-76 submitted by West Bowmaoville Developments to
permit the development of Il single family dwellings, 201 apartments and
153 townhouses. The applicants have advised that they will be
requesting the Region of Durham and the Town to close these files.
1.3 The subject lands are currently occupied by an ozobacd' vacant
agricultural lands and three (3) single family homes. The site is
bounded by single family homes on the west, vacant lands and the
Bowmauville Recreation Complex to the north. The Town of Newcastle
Community Services depot and a church are situated to the east. The site
is bounded by the C. P. Rail line to the south.
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2.1 The subject lands are currently designated as 'Residential' by the Durham
Regional Official Plan and 2u*u of Newcastle official Plan. The Town
official Plan also io8ioeLea 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.
2.2 The Regional official Plan (Section 8.2.}.1) states that Central Areas are
to be developed as central focal points of activity, interest and identity
for residents through the provision of the fullest range of urban functions
and amenities. Specifically, the official Plan (Section 8.2.2.1h) states
that Sub-Central Areas, as proposed by the subject applications are to be
generally smaller in scale than the Main Central Area in order to serve
large segments of the Major Urban Area through the provisions of ooea which
complement those offered within the Main Central Area.
The Regional official Plan (Section 8,2.3.8) further states that the size of
any Central Area shall be based on the characteristics of the population of
the area it serves and on their ease of aooeon to other Central Areas equal
to or larger in scale. The retail and pecooumI 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 as provided for by the Plan.
The Regional official Plan (Section 8.2.2.18) further provides that the
development of all Central Areas shall have regard for architectural
treatment, landscaping, common internal traffic circulation, integration of
the location and design of structures, parking areas and mooeos with
adjacent land uses.
2.3 The subject lands are zoned 'Agricultural (8)' and 'General Commercial -
Holding ((H)Cl)' by By-law 84-63, the Town of Newcastle Comprehensive Zoning
By-law. The I(H)C11 zoning reflects a previous application submitted by
West BovmnaoviIle Developments Ltd. to utilize the 'Local Central Area'
designation. If and when a Sob Central Area is approved, the existing Local
Central Area designation will be redundant and will be deleted.
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REPORT 0O.: 9D-220-89
3.1 In accordance with Council's procedures and the requirements of the
Planning Act, the appropriate oiguage acknowledging the application was
installed on the subject lands. In addition, the appropriate notice was
mailed to each landowner within 1.20 m of the site and parties expressing
an interest in the application.
3.2 No public submissions have been received with respect to the revised
official plan amendment and rezoning applications. However, Mr. George
Webster, on behalf of the BuvmauvilIe Business Centre, previously
submitted a letter of objection with respect to the original
applications. The organization suggests that the 46,450 sq. m of retail
and DerounmI service floor space permitted by the Durham Region official
Plan for the Bovmmoville Main Central Area will adequately serve
residential development in BovmnaovilIe. Concern was expressed that the
approval of the proposed Sub-Central Area would have a significant
impact no the viability of businesses in the downtown.
4. AGENCY COMMENTS
4.1 The subject applications were circulated to various agencies for comment.
No responses had been received as of the writing of the report. For the
Committee's information, the applications were circulated to the
following agencies:
- Town of Newcastle Public Works Department
- Town of Newcastle Fire Department
- Town of Newcastle CVnnnuotty Services Department
- Newcastle Hydro Electric Commission
- Central Lake Ontario Conservation Authority
- Ontario Hydro
- Ministry of Transportation
- Ministry of the Environment
- C.D. Rail
- BovmnaoviIIe Business Centre
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REPORT 0D.: PD-220-89 PAGE 5
______________________________________________________________________________
5.1 As indicated by Attachment No. I, Staff are also processing anumber of
other commercial proposals fronting on Highway 0o. 2. These
applications are as follows:
- Murhbocougb Properties and West BowmaoviIIe Developments are also
proposing to utilize the 'Local Central Area' designation to develop
approximately 4220 sq. m of retail commercial floor space and
approximately 900 sq. m of motor vehicle repair garage and fuel bar ooem
on a 2.5 hectare site;
- Delbert Development Corporation is proposing to include m 2.5 hectare
parcel within the proposed Sub-Central Area in order to develop 8580
sq. m of retail commercial and yezaoomI service floor space;
- WilIsooia Industries Ltd. is proposing to include a 4 hectare parcel
within the 8owmonvilIe Urban Area for the purposes of developing
11,800 sq. m of Special Purpose Commercial floor space;
- Caruovale Construction Ltd. is proposing to designate a 'ImoaI
Central Area' with 2230 a4. m of retail commercial and office space.
6. RETAIL MARKET A0&LY8Z8
6.1 & Retail Market Analysis was submitted in support of the original
Official DIao Amendment and Rezoning applications. The applicant has
advised Staff that a new market study and impact assessment will be
submitted in support of the revised applications. The new market
assessment had not been received as of the writing of this report.
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7.
STAFF COMMENTS
7.1 One significant issue with respect to the proposal to establish a
Sub-Central Area with a major retail component is the total retail
floocapooe requirements for the Dnvmnauville Urban Area and careful
evaluation of possible impact on the Bovwnauville Maio Central Area. In
this regard, careful consideration must be given to a number of iaaoeov
as discussed below:
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REPORT 00.: PD-320-89 PAGE 6
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i) The commercial floor space requirements needed to adequately serve
the existing and ultimate population of 8owmaoville and the wider
trade area of Newcastle must be determined. This would include an
analysis of the amount of existing and future shopping dollars that
is and will be lost to commercial centres in other urban areas, most
notably Oshawa.
ii) The ability of the BovmnaoviIIe Main Central Area to meet the existing
and future commercial requirements of the BovmnonvilIe and Newcastle
trade areas would need to be established. An important factor in
this regard is the amount of commercial floor space that can
reasonably be expected to develop in the BovxnanvilIe Main Central
Area within the planning framework provided by the Town of Newcastle
Official Plan and By-law 84-63.
iii) The need for a major community focus on the west end of Bowmanville
and whether the proposed Sub-Central Area would complement the Main
Central Area as intended by the official Plan is also of primary
importance. Factors such as urban form and transportation
infrastructure, including public transit, will need to be evaluated.
7.2 Another issue of major significance in reviewing the subject Official
Plan Amendment and Rezoning applications is the extent to which the
proposed development would fulfill the requirements of the Durham Region
official Plan for a Sub-Central Area. The glou intends Sub-Central Areas
to incorporate a multiplicity of uses in order to reinforce their
intended functions as major focal points of community activity. In this
regard, it will be important for Staff to consider the comprehensive
urban design zegolcemeutn necessary for this area to truly function as a
Central Area, not simply to be a shopping centre. There must be an
integration of various laud uses and the creation of a node or focal
point of interest and activity.
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REPORT NO.: PD-220-89
8. CONCLUSIONS
PAGE 7
8.1 The purpose of this report is to provide the current status of the
applications as well as to facilitate the public meeting process as per
the Planning Act requirement. The pending revised retail market analysis
will be of great significance in providing the vital information that
would assist Staff in assessing the applications further and to report
back to Committee.
JAS*FWcC
*Attach.
September 8, 1989
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REPORT 0O.: PD-220-89 PAGE 8
_______________________________________________________________________________
Persons to be notified of Committee and Council's decision:
Went BovnnauvilIe Developments Ltd.
250 Consumers Road
Suite 403
North York, Ontario m21 VS
Mr. Donald Logie
Mackbocoogb Properties Inc.
l Duudao Street West
Suite 2800
Toronto, Ontario M5G 2J2
Mr. Ten C1eoiuca
Design Plan Services Inc.
385 The West Mall
Suite 303
Etobicoke, Ontario M9C 1E7
Tuooey Planning
340 Byron Street South
Suite %0O
Whitby, Ontario LI0 4P8
Mc. George Webster, Chairman
BVvmauvilIe 8oaiueoo Centre
P.O. Box 365
BnvmnanviIle, Ontario LlC 3LI
Mc. Roger Elliott
Campbell Godfrey and Lewtaa
Barristers & Solicitors
Toronto Dominion Centre
Suite ]6O0
P.O. Box 36
Toronto, Ontario M58 105
Mc. Ronald Strike
Strike 8almera @ Furlong
P.O. Box 37
38 King St. W.,
Bowmauville' Ontario LIC 3D8
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ATTACHMENT . 1
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DURHAM REGION g
POLICE STATION
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BOWMANVILLE
RECREATIONAL
COMPLEX
CHURCH
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HIGHWAY No.2
CHURCH
LOT 17
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COMMERCIAL APPLICATIONS
® SUBJECT PROPERTY
MARKBOROUGH PROPERTIES a WEST BOWMANVILLE DEVELOPMENTS
FILE, Dev.89 -93
DELBERT DEVELOPMENT CORPORATION
FILES: O.P.A.89- 67 /D /N a Dev. 89 -102
WILLSONIA PROPERTIES
FILES: O.P.A. 88- 43 /D /N a Dev. 88 -54
CARNOVALE CONSTRUCTION
FILES; O.P.A. 89 -60 /N a Dev. 89 -68
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