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HomeMy WebLinkAboutPD-222-89DN: CARN TOWN OF NEWCASTLE REPORT File Res. # By-Law # MEETING: General Purpose and Administration Committee DATE: Monday, September 18, 1989 REPORT #: PD-222-89 FILE #: . 89-60/N and DEV 89-68 SUBJECT: OFFICIAL PLAN AMENDMENT APPLICATION - FILE: 89-60/N REZONING APPLICATION - FILE: DEV 89-68 APPLICANT: CARNOVALE CONSTRUCTION LTD. PART LOT 17, CONCESSION 1, BMMWILLE RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-222-89 be received; 2. THAT Official Plan Amendment Application 89-60/N and Rezoning Application DEV 89-68 submitted by Carnovale Construction Ltd. be referred back to staff for further review and the preparation of a subsequent report upon the receipt of all outstanding comments; and 3. THAT the Region of Durham and Carnovale Construction Ltd. be so advised and forwarded a copy of Report PD-222-89; and 4. THAT the delegations and persons listed to be notified be informed of Council's decision. 1. BACKGROUND: 1.1 Carnovale Construction Ltd. has submitted an official Plan Amendment application to designate a 0.65 ha site at the southwest corner of Green Road and Highway No. 2 in Bowmanville as a "Local Central Area" (see Attachment 2 ) 3 7 REPORT 0O,: pD_222_89 PAGE 2 ______________________________________________________________________________ No. l). The related rezoning application also submitted byCarnovale Construction Ltd. would permit the development of 1115 sq.m. of retail commercial floor space and 1115 sq.m. of office space on the second floor. The site plan for the proposed development is indicated on Attachment 0o. 2. 1.2 The subject site is currently vacant. To the uoctb^ south and west are located single family residences, while the lands to the east are occupied by an orchard. 2. OFFICIAL PLAN AND ZONING BY-LAW 2.1 The subject lands are currently designated as "Low Density Residential" by the Town of Newcastle Official Plan. 2.2 The Town of Newcastle Official Plan (Section 7.3.5.2il) states that Local Central Areas are intended to serve as focal points of activity for residential communities servicing the day to day needs of the residents of the aocc000diog residential areas. Council is to encourage the location and sharing of space of future community, educational, cultural, institutional, recreation and commercial activities with Local Central Areas. As n general guideline, the maximum gross retail and personal service floor space of a Local Central Area shall be 5500 og.m. 2.3 The official Plan also states that additional "Local Central Areas" may be permitted by amendment to the Plan. An application to designate oImnal Central Area", regardless of scale, is to be accompanied by a retail analysis to justify the need for and to identify the effects of the proposed ImoaI Central Areas upon the viability of any existing and designated Central Area. 3.4 The aob'a:t lands are zoned "Agricultural (&)v by By-law 84-63, the Town of Newcastle Comprehensive Zoning By-law. ...3 JJU 3. PUBLIC NOTICE AND SUBMISSIONS: 3.1 In accordance with Council's procedures and the requirements of the Planning Act, the appropriate signage acknowledging the applications was installed on the subject lands. In addition, the appropriate notice was mailed to each land owner within 120 metres of the site and parties expressing an interest in the application. 3.2 No submissions have been received from the public with respect to the proposed development. 4. AGENCY COMMENTS: 4.1 In response to the circulation of the applications, the Newcastle Hydro Electric Commission indicated no objection to the proposed development. 4.2 The Town of Newcastle Fire Department noted that the subject site falls within the recognized response area of Station No. 1, Bowmanville. The Department noted however, that with the continued growth in both the residential and commercial occupancies in this area, the level of service provided by the station may be affected. 4.3 The Town of Newcastle Community Services Department requested the 20 cash -in -lieu of parkland dedication permitted by the Planning Act for commercial developments was requested. 4.4 Comments remain outstanding from the following agencies: - Town of Newcastle Public Works Department - Central Lake Ontario Conservation Authority - Bowmanville Business Centre ...4 539 REPORT NO.: PD-222-89 PAGE 4 5.1 For the information of the Committee, Staff are also processing a number of other commercial proposals fronting on Highway No. 2 as indicated by Attachment No. 1. These applications are as follows: - Markborough Properties and West Bowmanville Developments are proposing to develop approximately 4230 sq.m. of retail commercial floorspace and approximately 900 sq.m. of motor vehicle repair garage and fuel bar uses on a 2.5 ha site (File: DEV 89-93); - Markborough Properties and West Bowmanville Developments have also applied to designate a 23 ha parcel as a Sub-Central Area with a 21,400 sq.m. shopping centre on a 10 ha portion of the lands (Files: OPA 88-87/D/N; DEV 88-99); - Delbert Development Corporation is proposing to include a 2.5 ha parcel within the proposed Sub-Central Area in order to develop 8500 sq.m. of retail commercial and personal services floorspace; - Willsonia Industries Ltd. is proposing to include a 4 ha parcel within the Bowmanville Urban Area and to develop 11,800 sq.m. of Special Purpose Commercial floorspace on the site. 6. RETAIL MARKET ANALYSIS: 6.1 As required by the Official Plan, Carnovale Construction Ltd. submitted a Retail Market Analysis with respect to the proposed Local Central Area. The Report suggests that the primary trade area for the proposed development would lie within a 2 km radius of the subject site. The population of the trade area is projected to increase to 3700 persons in 1996 and 7500 persons by the year 2001. The Report suggests that all shopping needs of the residents of the primary trade area are currently ...5 5 Ar 0 REPORT NO.: PD-222-89 served by stores and facilities located elsewhere in Bowmanville, and by retail commercial facilities in adjacent municipalities. The Report also suggests that the major shopping centre proposed by Markborough Properties and West Bowmanville Developments would not provide the residents of the primary trade area with access to the day-to-day convenience shopping and service facilities that would be provided by the proposed Local Central Area. 7. STAFF COMMENTS: 7.1 The principle of designating a "Local Central Area" on the subject site and the area of commercial floor space which could be supported must be established through the Official Plan Amendment prior to a decision being made with respect to the related rezoning application. Issues related to site design can be addressed through the rezoning and site plan applications if the official Plan Amendment is approved. 7.2 In reviewing the application to establish a "Local Central Area" on the subject site, a number of issues need to be addressed, as discussed below: (i) The need for the proposed "Local Central Area" must be established. This involves determining how well the day-to-day commercial needs of the residents of West Bowmanville would be served by existing and designated Central Areas. As well, the potential trade area to be served by the proposed Local Central Area and the projected population of this area are important in determining the supportable commercial floor space. (ii) The proposed development must be evaluated in the context of other commercial applications in the West Bowmanville area, in particular, the proposal by Markborough Properties and West Bowmanville Developments to establish a 21,400 sq.m. shopping centre on the east side of Green Road. -541. NW. REPORT NO.: PD- 222 -89 PAGE 6 __-®®_____-_____®______________®______®__ m_®___ ___ ® ®_ ®_______-- ___-- __________ (iii) The suitability of the subject site for a Local Central Area must also be examined. Ease of accessibility to the site, including road infra - structure and public transit, are important considerations. As well, the proximity to other community, educational, cultural, institutional and recreational services would reinforce the subject site's function as a neighbourhood focus. 7.3 Many of the issues discussed above have been addressed by the Retail Market Analysis submitted by the applicant. However, given the number and the scale of the other commercial applications for the West Bowmanville area, a decision must be deferred on the subject application pending a detailed review by Staff of the commercial needs of area residents. 8. CONCLUSIONS AND RECOMMENDATIONS: 8.1 A number of issues, including the need for the proposed Local Central Area, other commercial applications in the West Bowmanville area, and the suitability of the subject site for the proposed development, must be examined prior to a recommendation on the subject lands being presented to Committee. 8.2 It is therefore recommended that the Official Plan Amendment and Rezoning Applications submitted by Carnovale Construction Ltd. be referred back to Staff for further review and the preparation of a subsequent report upon the receipt of all outstanding comments. Respectfully submitted, Franklin Wu, M.C.I.P. Director of Planning & Development JAS *FW *jip *Attach. September 7, 1989 54? M REPORT NO-: PD-222-89 110ERSONS TO BE NOTIFIED OF COMMITTEE AND COUNCIL'S DECISION: Mr. Glen Genge The Greer Galloway Group 650 King Street East Suite 217 OSHAWA, Ontario LlH 1G5 Carnovale Construction Ltd. 633 King Street East OSHAWA, Ontario LlH 1G3 Mr. Roger Elliott Campbell, Godfrey & Lewtas Barristers & Solicitors Toronto Dominion Centre Suite 3600 P.O. Box 36 TORONTO, Ontario M5K IC5 Mr. George Webster, Chairman Bowmanville Business Centre P.O. Box 365 BOWMANVILLE, Ontario LlC 3L1 f-- 7 543 BOWMANVILLE RECREATIONAL COMPLEX HIGHWAY No. 2 ......... ....... . ......... ... CHURCH ......... .... ........... . . . . . . . . . . . ......... ........ . . . . . . . . ........... ........... .......... ............... . .......... ......... ........ ...... ................. ....... ........... . .............. ............... . ............. .................. .......... w I COMMERCIAL APPLICATIONS SUBJECT PROPERTY MARKBOROUGH PROPERTIES a WEST BOWMANVILLE DEVELOPMENTS FILE- Dev.89-93 17-7-77 MARKBOROUGH PROPERTIES 8; WEST BOWMANVILLE DEVELOPMENTS L;••:•:•:•� FILES: O.PA.88-87/D/N &Dev.88-99 DELBERT DEVELOPMENT CORPORATION FILES-O.PA.89-67/D/N a Dev.89-102 WILLSONIA, PROPERTIES FILES-. O.P.A. 88-43/D/N a Dev. 88-54 m DOREEN e--rTrrrrT 0 100 200 300m P� 100 ATTACHMENT No. ------------ , KINO�S Hit_ �� IC$JVAY l P ai 'r IS RKI S D7 m 2\ aw. 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