HomeMy WebLinkAboutPD-292-89TOWN OF NEWCASTLE
ME71NG: General Purpose and Administration Committee
DATE: November 20, 19 8 9
REPORT #: PD -292 -89 FILE #:
PiNe #
Res. #
By -Lava #
OPA 89- 90 /D /N & DEV 89 -102
SUBJECT: OFFICIAL PLAN AMENDMENT APPLICATION - FILE: OPA 89- 90 /D /N
REZONING APPLICATION - FILE: DEV 89 -102
APPLICANT: DELBERT DEVELOPMENT CORPORATION
PART LOT 15, CONCESSION 1, FORMER TWP. OF DARLINGTON
(BOWMANVILLE)
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD- 292 -89 be received;
2. THAT Official Plan Amendment Application OPA 89- 90 /D /N and
Rezoning Application DEV 89 -102 submitted by Delbert
Development Corporation be referred back to Staff for further
processing and the preparation of a subsequent report upon
receipt of the Market Analysis and all outstanding comments;
and
3. THAT the interested parties listed in this report and any
delegation be advised of Council's decision.
1. APPLICATION DETAILS:
1.1 Applicant: Delbert Development Corporation
1.2 Owner: Mr. Harry Locke
1.3 Official Plan Amendment Application:
From "Residential" to "Sub- Central Area"
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1.4 Rezoning: From "Agricultural (A)" to the appropriate
"Commercial" zone to permit the development of 7200
sq.m. (77,500 sq.ft.) of retail commercial
floorspace and 1300 sq.m. (14,000 sq.ft.) of
restaurant floor space (see Attachment No. 1)
1.5 Area: 2.4 ha (5.9 acres)
2. LOCATION•
2.1 Legal Description: Part Lot 15, Concession 1, former Town of
Bowmanville ( Bowmanville Major Urban Area)
2.2 Relative Location: southwest corner of Regional Road 57 and
Highway No. 2 (see Attachment No. 2)
3. BACKGROUND:
3.1 The Official Plan Amendment application was received by the Town
of Newcastle on August 17, 1989. The related Rezoning application
was received on August 4, 1989.
3.2 As indicated by Attachment No. 2, Staff are also processing a
number of other commercial proposals fronting on Highway No. 2 west
of Regional Road 57. These applications are as follows:
- Markborough Properties and West Bowmanville Developments are
proposing to designate a 23 ha (57 acre) parcel as a "Sub -
Central Area ", with a 21,400 sq.m. (230,000 sq.ft.) shopping
centre on a 10 ha (24.7 acre) portion of the site;
- Willsonia Industries Ltd. is proposing to include a 4 ha (10
acre) parcel within the Bowmanville Urban Area for the
purposes of developing 11,800 sq.m. (24,000 sq.ft.) of Special
Purpose Commercial floor space;
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Carnovale Construction Ltd. is proposing to designate a "Local
Central Area" with 2230 sq.m. of retail commercial and office
space.
The Public Meetings with respect to these applications were held
on September 18, 1989. Council resolved to refer all the
applications back to Staff for further review and the preparation
of subsequent reports.
The applications submitted by Delbert Developments seek to include
their lands within the "Sub- Central Area" proposed by Markborough
Properties and West Bowmanville Developments.
4. EXISTING AND SURROUNDING USES:
4.1 Existing Uses: 2 single family residential dwellings, and the
Town of Newcastle Parks & Cemetery Depot.
4.2 Surrounding Uses: East - Vacant
West - Church & Vacant Lands
South - C.P. Rail line
North - Bowmanville Recreation Complex
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 Regional Official Plan (Section 8.2.1.1) states that Central
Areas are to be developed as central focal points of activity,
interest and identity for residents through the provision of the
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fullest range of urban functions and amenities. Specifically, the
Official Plan (Section 8.2.21b) states that Sub - Central Areas 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 uses which complement those offered within the Main
Central Area.
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 serves 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 as provided for by the Plan.
The Regional Official Plan (Section 8.2.218) 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 access with adjacent land uses.
The Regional Official Plan (Section 8.2.3.7) states that a Retail
Market Analysis is required for a proposed Central Area to justify
the additional retail and /or personal service floor space proposed
and to ensure that the viability of the Central Area proposal is
not based on the undue economic decline of other Central Areas.
The Region of Durham Planning Department has advised the applicant
that a Retail Market Analysis is required for the subject
application; however, said study has not been submitted to date
although the applicant has advised that one is being prepared.
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6. ZONING:
A
6.1 The subject lands are zoned "Agricultural (A) " by By -law 84 -63, the
Town of Newcastle Comprehensive Zoning By -law.
6.2 The rezoning application seeks to change the zoning of these lands
to a "Commercial" zone to permit the proposed development. The
"Cl" zone sought by the applicant would permit a wide range of
commercial and personal services uses.
7. PUBLIC NOTICE•
7.1 In accordance with Council's procedures and the requirements of the
Planning Act, the appropriate signage acknowledging the application
was installed on the subject lands. In addition, the appropriate
notice was mailed to each landowner within 120 metres of the site.
7.2 No public submissions have been received with respect to the
subject Official Plan Amendment and Rezoning applications.
However, Mr. George Webster, on behalf of the Bowmanville Business
Centre, previously submitted a letter of objection with respect to
the Sub - Central Area proposed by Markborough Properties and West
Bowmanville Developments. The organization suggests that the
46,450 sq.m. (500,000 sq.ft.) of retail and personal service floor
space permitted by the Durham Region Official Plan for the
Bowmanville Main Central Area will adequately serve residential
development in Bowmanville. Concern was expressed that the
approval of the proposed Sub - Central Area would have a significant
impact on the viability of businesses in the downtown.
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8. AGENCY COMMENTS:
8.1 In accordance with departmental procedure, the subject applications
were circulated to various agencies for comment. The following
agencies have indicated no objection to the proposed development:
Town of Newcastle Fire Department;
Ministry of Natural Resources; and
Newcastle Hydro Electric Commission.
8.2 The Town of Newcastle Public Works Department indicated no
objection in principle to the proposed development, subject to a
number of conditions. These conditions include requiring the
applicant to enter into a cost- sharing agreement with the Town for
the construction of concrete sidewalks and street lighting on
Highway No. 2 from the subject site easterly to the Bowmanville
Downtown core.
The Town of Newcastle Community Services Department indicated no
objection to the subject applications, subject to the 2% parkland
dedication requirements being accepted as cash -in -lieu, and
consideration being given to landscape treatment along Regional
Road No. 57 and Highway No. 2.
9. STAFF COMMENTS:
9.1 The applications submitted by Delbert Developments must be
considered in conjunction with the other commercial proposals west
of Regional Road 57, in particular the proposed Sub - Central Area.
One significant issue with respect to the proposal to establish a
Sub - Central Area with a major retail component is the total retail
floorspace requirements for the Bowmanville Urban Area and careful
evaluation of possible impact on the Bowmanville Main Central Area.
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In this regard, careful consideration must be given to a number of
issues, as discussed below:
i) The commercial floor space requirements needed to adequately
serve the existing and ultimate population of Bowmanville 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 Bowmanville Main Central Area to meet the
existing and future commercial requirements of the Bowmanville
and Newcastle trade areas would need to be established.
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.
9.2 Another issue of major significance in reviewing the subject
Official Plan Amendment and Rezoning application is how the Delbert
Developments' lands would be integrated into the proposed Sub -
Central Area in order to fulfill the requirements of the Durham
Regional Official Plan. The Plan intends Sub - Central Area 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 requirements necessary for the total
area to function as a Central Area, and not just a collection of
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shopping centres. There must be an integration of various land
uses and the creation of a node or focal point of interest and
activity.
10. CONCLUSION:
10.1 The purpose of this report is to facilitate the public meeting
process pursuant to the Planning Act.
10.2 Furthermore comments on the subject applications remain outstanding
from the following agencies:
- Region of Durham Works Department;
- Central Lake Ontario Conservation Authority;
- Ontario Hydro;
- Ministry of Transportation;
- Ministry of the Environment; and
- C.P. Rail.
10.3 Staff are awaiting receipt of the full retail market analysis.
Staff will report back to Committee at such time as the required
information is received and the appropriate analysis has been
completed.
Respectfully submitted,
E
!r'..
Franklin Wu, M.C.I.P.
Director of Planning
and Development
JAS *FW *jip
November 7, 1989
Recommended for presentation
to the Committee
Lawrence Kotseff, M.C.I.P.
Chief A i istrative Officer
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REPORT NO.: PD-292-89
INTERESTED PARTIES TO BE NOTIFIED OF COMMITTEE AND COUNCIL'S DECISION:
Delbert Development Corporation
5460 Yonge Street
Suite 212
NORTH YORK, Ontario
M2N 6K7
Mr. Ron Strike
Strike, Salmers & Furlong
Barristers & Solicitors
38 King Street West
P.O. Box 7
BOWMANVILLE, Ontario
L1C 3K8
Mr. George Webster
Chairman
Bowmanville Business Centre
P.O. Box 365
BOWMANVILLE, Ontario
L1C 3L1
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ATT4,CWMENT # 1
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DURHAM REGION
POLICE STATION
STEVENS R0.
BOWMANVILLE
RECREATIONAL
COMPLEX
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CHURCH
HIGHWAY No.2
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COMMERCIAL APPLICATIONS
® SUBJECT PROPERTY
EMARKBOROUGH PROPERTIES & WEST BOWMANVILLE DEVELOPMENTS
FILE= Dev.89 -93
MARKBOROUGH PROPERTIES a WEST BOWMANVILLE DEVELOPMENTS
FILES, O.P.A. 88- 87 /D /N & Dev.88 -99
WILLSONIA PROPERTIES
''• FILES- O.P.A. 88- 43 /D /N & Dev. 88 -54
CARNOVALE CONSTRUCTION
FILES- O.P.A. 89 -60 /N & Dev. 89 -68
O 100 200 Mom
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