The URL can be used to link to this page

Home My WebLink AboutPD-237-89V, DN: ROS /NE TOWN OF NEWCASTLE . .MI MEETING: General Purpose and Administration Committee DATE: Monday, October 2, 1989 [EPORT #: Pn_ ?u_s9 FILE #: OPA 89 -72/N, OP 2.2.1(8) 0 File Res. # By -Law # SUB.ECT: OFFICIAL PLAN AMENDMENT AND NEIGHBOURHOOD PLAN AMENDMENT APPLICATIONS ROSEBRIDGE NEWCASTLE INC. PART LOT 34, CONCESSION 2, FORMER TOWNSHIP OF DARLINGTON FILE: OPA 89 -72/N & OP 2.2.1(8) RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD- 237 -89be received; 2. THAT the Official Plan Amendment and Neighbourhood Plan Amendment applications submitted by Rosebridge Newcastle Inc. be referred back to Staff for further review and the preparation of a subsequent report upon receipt of all outstanding comments and the completion of the Courtice West/ Highway No. 2 Corridor Study; 3. THAT the Region of Durham and the applicant be so advised and forwarded a copy of the Report PD- -89; and 4. THAT the delegations and interested parties be informed of Council's decision. 1. BACKGROUND 1..1 On June 22, 1989, the Town of Newcastle received an application by Rosebridge Newcastle Inc. to amend the Neighbourhood Development Plan for Courtice West. Subsequently, on July 6, 1989, the Town was advised by the Region of Durham of an application by Rosebridge Newcastle Inc. to amend the Town of Newcastle Official Plan. ...2 REPORT NO.: PD-237-89 1.2 The subject applications seek to change the designation of these lands to permit a mixed-use development containing: a 4004 sq. m of retail space including a restaurant; 1802 sq. m of office space; a library; and 125 condominium units (15 storeys). The site concept plan is shown in Attachment # 1. 1.3 It should be noted that although a site concept plan has been submitted with the above-noted applications, there is no rezoning or site plan application. As a result, the specific details of the project are not under consideration. The application seeks approval of the mixed use concept in principle only. 1.4 The 1.62 hectare site is located on the northeast corner of Highway No. 2 and varcoe Road. The surrounding uses are as follows: i) north low density residential uses; ii) west car dealership (Kingvar); iii) south - commercial uses (Oshawa Monuments, Pegasus Motors, Texaco); iv) east - low density residential uses. 2. OFFICIAL PLAN AND NEIGHBOURHOOD PLAN DESIGNATIONS 2.1 The subject lands are currently designated "Special Purpose Commercial Node" within the Town of Newcastle official Plan and "Special Purpose Commercial" within the Neighbourhood Development Plan for Courtice West. The applicant has requested that the subject site be redesignated as 'Local Central Area' within the Town of Newcastle official Plan and that the Neighbourhood Plan be amended to reflect this change. 2.2 The Town of Newcastle official Plan (Section 6.5.2) states that Local Central Areas shall act as a focal point of activities providing a full integrated array of shopping, personal and business service, offices, residential, social, cultural and recreational activities. Local Central Areas shall serve the day to day needs of residents of the surrounding residential areas. 5 ? 2 . o * 3 REPORT NO.: PAGE 3 PD-237-89 --------------------------------------------------------------------- ------------ 2.3 - The official Plan also states that additional 'Local Central Areas' may be permitted by amendment to the Plan. An application to designate a 'Local 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 Local Central Areas upon the viability of any existing and designated Central Area. 3. PUBLIC NOTICE 3.1 In accordance with Town's procedures, the appropriate signage acknowledging the application was installed on the subject lands and written notice was circulated to the property owners within 120 metres of the subject site. 4. PUBLIC SUBMISSIONS 4.1 No submissions have been received from the public to date, save and except for the general comments expressed by the residents on September 18, 1989 General Purpose and Administration meeting in with respect to the Courtice West Highway 2 Corridor Study. 5. CIRCULATION 5.1 The subject applications were circulated to various agencies and departments to obtain comments. The following agencies/departments offered no objection to the principle of this proposal, but have offered conditions to be complied with at later stages of planning and building approval process: - Town of Newcastle Fire Department - Ministry of Transportation 5.2 The Town of Newcastle Community Services Department are reserving comment until such time as the Courtice West/Highway No. 2 Corridor Study has been completed. ...4 REPORT NO.: PD- 237 -89 PAGE 4 5.3 The Newcastle Library Board have advised that they have not examined the suitability of this site for a library. The Board has suspended work on the temporary library site while other alternatives are being considered. 5.4 The following agencies have not commented on this proposal to date: - Town of Newcastle Public Works Department - Central Lake Ontario Conservation Authority - Public School Board - Separate School Board - Durham Region Works Department - Ministry of the Environment - Ontario Hydro 6. RETAIL ANALYSIS 6.1 As required by Section 8.2.3.4 of the Durham Region Official Plan, the applicant has submitted a Commercial Space Market Study prepared by Clayton Research Associates Ltd. The consultant has developed a trade area, shown in Figure 2, which would be supported by the Courtice Market. The consultants calculations indicate that Courtice should be able to support a potential 446,200 square feet of retail space when fully developed. It is the opinion of the Consultant that the Rosebridge Centre would be supported by the Courtice market, and would likly have no or little effect on the market viability of existing and known future developments in Courtice. 7. COMMENTS 7.1 On September 18, 1989, Staff presented the Courtice West Highway Corridor No. 2 Study, Phase 1 Report to the General Purpose and Administration Committee. The report examined the various factors affecting the land uses in the corridor and the retail floorspace requirements for the Courtice Urban Area. The report noted that with a planned population of 25,000 persons, Courtice would require between 450,000 and 500,000 sq. ft. of retail space. Approximately 200,000 sq. ft. of this retail space is proposed to be accomodated within the Courtice West Corridor Area. 524 The land use concept plan as illustrated in Figure 2, proposes that the intersection of Highway No. 2 with Darlington Blvd. /varcoe Road be developed as a focal point of visual interest and major activity. As such the preferred form of development for the northeast corner has been acknowledged as mixed use development with a retail floorspace limit of 40,000 sq. ft. 7.2 The Courtice West Highway No. 2 Corridor Study, Phase 2 Report, will examine urban design considerations and will propose an urban design concept based on revised land uses. The Phase 3 Report will finalize the land uses and urban design concept on the basis of Phase 1 and 2 reports, and submissions received from the public and various agencies and departments. Phase 2 is currently under preparation. S. RECOMMENDATION 8.1 It is recommended that the Official Plan Amendment and Neighbourhood Plan Amendment application submitted by Rosebridge Newcastle Inc. be referred back to Staff for further review and the preparation of subsequent report upon receipt of all outstanding comments and the completion of the Courtice West /Highway No. 2 Corridor Study. Respectfully submitted, d ak Franklin Wu, M.C.I.P. Director of Planning & Development JDB *DC *FW *cc *Attach. September 14, 1989 Recommended for presentation to the Committee _ Lawren Kotseff Chief dM nistrative Officer Persons to be notified of Committee and Council's decision: Rosebridge Newcastle Inc. 4300 Steeles Ave. W., Unit 17 Andrew Percew Blossosso WOODBRIDGE, Ontario L4L 4C2 19 Cherry m Cres., Bowmanville, Ont. LlE 1G9 Jones amd Jones 58 Rossland Road W., 2nd. Floor OSHAWA, Ontario L1G 2B5 Attention: Kathryn Harrison. r C i r s i J �- N r" W C 4 J G W w U. U. w w I� Or Z < G U d n f f J U � s < 4 *— i wi ®a®Y 44 u � mill m cr oq �J 300YVA 526 I N O' J V a Q V ttO V v G 3 Z �L 0 W !n �I r s i J �- N r" W C 4 J G w cl wi ®a®Y 44 u � mill m cr oq �J 300YVA 526 I N O' J V a Q V ttO V v G 3 Z �L 0 W !n �I 01