HomeMy WebLinkAboutPD-158-93 THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
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PUBLIC MEETING
Meeting General Purpose and Administration Committee File it - --- -
Date Monday, December 6, 1993
By 1-aw !f _
Rel)ort V m _ Pn`1 5.8-..9.3Fo1c td OP.A_93=C4_005; PLN 12 . 6
Subject AMENDMENT NO. 56 TO THE OFFICIAL PLAN OF THE FORMER TOWN OF
NEWCASTLE
SECONDARY PLAN FOR THE BOWMANVILLE WEST MAIN CENTRAL AREA
FILE: OPA 93-C/005; PLN. 12 . 6
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD-158-93 be received;
2 . THAT Amendment No. 56 to the Official Plan of the former Town of
Newcastle, being Attachment No. 1 to this Report, be approved, and
that the necessary by-law be adopted;
3 . THAT the Urban Design Guidelines for the Bowmanville West Main
Central Area, being Attachment No. 2 to this Report, be adopted;
4 . THAT the modifications to Official Plan Amendment No. 56 are minor,
and that a new Public Meeting to consider the modified Amendment
not be necessary;
5. THAT Official Plan Amendment No. 56 be forwarded to the Ministry of
Municipal Affairs, and the Ministry be requested to forward the
Amendment to the Ontario Municipal Board by January 14 , 1994 so
that the matter may be joined to the Hearing scheduled to commence
January 31, 1994 ;
6. THAT the Durham Region Planning Department, all interested parties
listed in this report and any delegation be advised of Council's
decision.
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501
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REPORT NO. : PD-158-93 PAGE 2
1. APPLICATION DETAILS
1. 1 Proponent: Municipality of Caarington
1.2 OPA: Secondary Plan for the Bowmanville West Main
Central Area
1. 3 Area: approximately 36 ha (89 acres)
2 . LOCATION
2 . 1 Legal Description: Part Lots 13 and 14 , Concession 1, former Town
of Bowmanville, and Part Lots 15 and 16,
Concession 1, former Township of Darlington
2 . 2 Relative Location: Lands north and south of Highway No. 2 between
Green Road and C.P. Rail overpass
3 . BACKGROUND
3 . 1 The Bowmanville Main Central Area Study commenced in October 1991,
primarily in response to the approval by Regional Council of
Amendment No. 255 to the Regional Official Plan and Amendment No.
40 to the Official Plan of the former Town of Newcastle. The Study
examined the existing Main Central Area and the proposed westerly
extension to Green Road. A primary objective of the Study was the
formulation of a Secondary Plan and an Urban Design Plan for the
West Main Central Area to guide the future development of this area
and to provide a context within which various commercial
development applications could be reviewed. Possible locations for
a future GO Rail station were also reviewed as a distinct component
of the Study.
3 . 2 Three options for the development of the West Main Central Area
were formulated through the Study and presented to Council,
technical agencies, landowners and the public for discussion:
Scenario 1 - Application Scenario, Scenario 2 - Main Street
Scenario, and Scenario 3 - Highway 2 Commercial Scenario.
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REPORT NO. : PD-158-93 PAGE 3
3 . 3 On July 26, 1993 , Council resolved to adopt Scenario 3 with
modifications as the development option for the West Main Central
Area. Council also resolved that the development of the West Main
Central Area be structured on a grid and block system, and that the
phasing of new retail growth in the West Main Central Area be on
the basis of population growth. Council also approved the
following commercial floor space allocations within the first phase
of development:
• a maximum of 200, 000 sq. ft. generally in a plaza format on
the site of the Markborough proposal;
• a maximum of 40, 000 sq. ft. on the Willsonia Industries lands
north of Highway 2 ;
• a maximum of 21900 sq. ft. on the southwest corner of Highway
2 and Regional Road 57 for a McDonald's restaurant.
3 . 4 On October 4, 1993 , Committee considered Report PD-137-93 which
presented a draft Urban Design Plan and a draft Secondary Plan for
the West Main Central Area. On October 12, 1993 , Council
authorized Staff to finalize the Secondary Plan for the West Main
Central Area, approved the Urban Design Plan in principle, and
directed Staff to submit the Urban Design Plan for final approval
in conjunction with the Secondary Plan.
4 . EXISTING AND SURROUNDING USES
4 . 1 Existing Uses: Predominantly vacant with the exception of a
Canadian Tire store, the Bowmanville
Recreation Complex, two churches and several
residences
4 . 2 Surrounding Uses: East - existing Main Central Area
West - residentially designated lands south of
Highway 2 , agriculture north of Highway 2
South - developing urban residential
subdivision
North - vacant lands
REPORT NO. : PD-158-93 PAGE 4
5. OFFICIAL PLAN POLICIES
5. 1 1976 Durham Regional Official Plan
5. 1. 1 The 1976 Regional Plan indicates that Central Areas should be
developed as focal points of activity, interest and identity
for residents through the provision of a full range of urban
functions and amenities. As well, Central Areas should
reflect the historic integration of shopping with other
traditional Central Area functions such as housing,
employment, recreation, social and cultural activities.
5 . 1. 2 Main Central Areas are intended as the main concentrations of
activities within area municipalities. The existing
Bowmanville Main Central Area is allocated a maximum of
500, 000 sq. ft. of gross retail and personal service floor
space, and is permitted to develop to an overall average floor
space index (f s i) of 2 . 5 .
5. 1. 3 Amendment 255 and Amendment 290 (Willsonia lands) extend the
boundaries of the Bowmanville Urban Area and the Main Central
Area westerly along Highway 2, and increase the gross retail
and personal service floor space allocation for the Main
Central Area to 1, 000, 000 sq. ft.
5. 2 1991 Durham Regional Official Plan
5. 2 . 1 The 1991 Regional Plan incorporates the basic concepts for
Central Areas contained in the 1976 Plan, as noted above. The
policies also state that Central Areas should be people-
oriented places accessible by public transit and an extensive
pedestrian network, should be developed on the basis of mixed
uses and a grid system of roads and walkways, and should have
direct street pedestrian access to buildings with parking
areas sited at the rear of or within buildings, wherever
possible.
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REPORT NO. : PD-158-93 PAGE 5
5. 2 .2 The Bowmanville Main Central Area has been allocated a maximum
of 200, 000 sq. m. (2 . 15 million sq. ft. ) of gross leasable
floorspace for the retailing of goods and services. The
location of the Main Central Area, as with all Central Areas,
is shown conceptually on the schedules to the Plan. The exact
boundaries and land use designations for the Central Area are
to be defined in the local official plan.
5. 3 Official Plan of the former Town of Newcastle
5. 3 . 1 The Official Plan generally reiterates the policies of the
1976 Regional Official Plan as they relate to the existing
Bowmanville Main Central Area. Within the area subject to
Amendment 56, the site located south of Highway 2 east of
Regional Road 57 is designated 'Minor Open Space' , while the
lands to the west of the road are generally designated
'Residential' . The Plan contains no policies or land use
designations for the lands to the north of Highway as they are
currently located outside the Bowmanville Urban Area.
5. 3 . 2 Amendment 40 extends the boundaries of the Bowmanville Urban
Area and the Main Central Area westwardly along Highway 2 to
Green Road south of the highway, and to the western boundary
of the Bowmanville Recreation Complex north of the highway.
The Canadian Tire store, as well as the lands subject of the
proposal by Markborough Properties/West Bowmanville
Developments for a retail commercial development at the
southeast corner of Green Road and Highway 2 , are designated
'Commercial' . Most of the rest of the lands within the
expanded Main Central Area, as well as the lands between the
Recreation Complex and Green Road north of Highway 2, are
designated 'Special Study Area' .
5. 3 . 3 Amendment 40 indicates that development of the Main Central
Area shall be based on the principle of appropriately sized
blocks separated wherever possible by a grid system of public
REPORT NO. : PD-158-93 PAGE 6
rights-of-ways. All blocks are generally to be developed for
a range of central area uses in buildings greater than one
storey. An Urban Design Plan is to be approved prior to the
zoning of any development block within the West Main Central
Area. This Plan is to establish guidelines for, among other
things, direct street access to buildings and parking in the
rear of buildings wherever possible. Amendment 40 also
increases the maximum gross retail and personal service floor
space for the Bowmanville Main Central Area to 100, 000 sq. m.
(1. 08 million sq. ft. ) .
6. OVERVIEW OF THE SECONDARY PLAN
6. 1 The primary purpose of Amendment 56 is to incorporate a
Secondary Plan for the West Main Central Area into the
Official Plan of the former Town of Newcastle. The Secondary
Plan provides for the preparation and adoption of Urban Design
Guidelines for the West Main Central Area as a separate policy
document adopted by Council.
6. 2 Amendment 56 builds upon the general direction established in
Amendment 40. As such, Amendment 56 repeals most of Amendment
40 with the exception of the policy indicating that the
development of Central Areas is to be based on the principle
of appropriately sized blocks separated wherever possible by
a grid system of public rights-of-ways. As well, it
incorporates proposed Ministerial modifications relating to
soil contamination, hazard lands and environmentally sensitive
areas.
6. 3 Amendment 55 (Willsonia lands) will also be repealed with the
approval of Amendment 56. Amendment 56 addresses the
development of the Willsonia lands in the overall context of
the West Main Central Area, and also extends the boundaries of
the Urban Area and the Main Central Area westward to Green
Road.
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REPORT NO. : PD-158-93 PAGE 7
6. 4 Role of West Main Central Area
6.4 . 1 The West Main Central Area is intended to serve as a focal
point for the Municipality, with a mix of higher density uses
and the integration of residential, employment, cultural and
community uses. However, it is the intent of the Secondary
Plan that the West Main Central Area be complementary in
function to the East (existing) Main Central Area, and that
the East Main Central Area continue to experience growth and
redevelopment.
6.4 . 2 In this regard, the Secondary Plan identifies the East Main
Central Area as the preferred location for major institutional
facilities and additional personal and business service uses.
The Plan also indicates that Council shall promote the
historic downtown as a point of tourist and specialty retail
activity, and that infrastructure improvements to provide
adequate parking and enhance the character of the historic
downtown will be pursued.
6. 5 Retail Allocation
6. 5. 1 Amendment 56 increases the retail and personal service
floorspace limit for the Bowmanville Main Central Area from
50, 000 sq. m. (538, 000 sq. ft. ) to 100, 000 sq. m. (1, 076, 000
sq. ft. ) . This is consistent with Amendment 40. While the
Arthur Anderson market study indicated additional potential
within the 20 year planning period, the Secondary Plan
establishes a process to review and monitor commercial growth
and progressively increase the permitted floorspace upwards in
accordance with the Regional Official Plan floorspace limits.
6. 5. 2 Amendment 56 distributes the floorspace potential by
allocating 60, 000 sq. m. (645, 000 sq. ft. ) to the (existing)
East Main Central Area and 40, 000 sq. m. (430, 000 sq. ft. ) to
the West Main Central Area. This provides for an increase to
the East Main Central Area of 10, 000 sq. m. (108, 000 sq. ft. )
allowing additional growth and development.
REPORT NO. : PD-158-93 PAGE 8
6. 5. 3 The Secondary Plan provides for the initial establishment of
22 , 840 sq. m. (245, 800 sq. ft. ) of retail and personal service
floorspace in accordance with Council's resolution of July 26,
1993 , and in order to provide a minimum critical mass of
commercial development to initiate development in the West
Main Central Area. Retail growth in the West Main Central
Area beyond this initial allocation will be linked to
population growth, in order to safeguard the continued
viability of businesses and to provide for redevelopment in
the East Main Central Area.
6. 5. 4 The Plan also indicates that, prior to further development for
retail and personal service uses beyond these initial
allocations, the Municipality will undertake an independent
market analysis at the expense of the applicant. This
analysis will address the anticipated impact of the proposed
development on existing retail uses in the entire Main Central
Area, as well as the impact of development that has already
occurred in the West Main Central Area on the East Main
Central Area and other designated Central Areas.
6. 6 Ultimate Build-Out of Secondary Plan
6. 6. 1 The Secondary Plan establishes the framework for the
development and subsequent redevelopment of the West Main
Central Area. The ultimate build-out of the lands within the
Secondary Plan area could potentially produce the following
levels of development:
• 75, 000 sq. m. (800, 000 sq. ft. ) of retail commercial
floor space at 0. 5 fsi (floor space index) ;
• 35,800 sq. m. (385, 000 sq. ft. ) of office commercial
floor space at 1. 0 fsi; and
• 1, 975 residential units.
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REPORT NO. : PD-158-93 PAGE 9
It should be noted that these maximum yields are based on
aggressive densities which would only be achieved in later
stages of development. It is likely that the average yields
would be lower than the maximum permitted.
6 . 6 . 2 In addition to the above, the Secondary Plan also provides for
the following levels of ancillary development:
• residential uses in combination with retail uses to a
maximum density of 80 units per hectare;
• residential uses in combination with office commercial to
a maximum density of 150 units per hectare;
• retail and personal service uses in combination with
office commercial uses and high density residential, to
a maximum of 200 sq. m. (2 , 150 sq. ft. ) ;
• retail and personal service uses in association with the
proposed GO Rail transit station.
6. 7 Future Redevelopment
6 . 7 . 1 It was recognized in the formulation of the Secondary
Plan that the ultimate realization of the goals of the
Plan for the West Main Central Area would, in all
probability, not be realized within the next twenty
years. As such, the Secondary Plan, together with the
Urban Design Plan, establishes a framework to ensure
that development initially permitted in accordance with
this Secondary Plan is designed in such a way so as to
facilitate redevelopment at greater intensity in the
longer term.
6. 8 Transportation Network
6. 8 . 1 The transportation network for the West Main Central Area will
be comprised of Highway 2 , Regional Road 57 and Green Road
which are designated as arterial roads. These roads will be
complemented by a system of collector and local streets which
will create a grid system of streets and blocks. The
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REPORT NO. : PD-158-93 PAGE 10
transportation network is intended to facilitate vehicular,
pedestrian and transit access throughout the West Main Central
Area. A future GO Rail station site is also identified on the
C.P. Rail line.
6. 8 . 2 The Secondary Plan indicates the creation of a new north-south
collector road which would connect to the residential
community south of the C.P. Rail line and extend north of
Highway 2 to the urban expansion lands in Concession 2 . This
new street, identified by the Secondary Plan as Commercial
Street B, is intended to act as the focus for retail
commercial development in the West Main Central Area.
6 . 8 . 3 In order to facilitate the development of a grid system of
public streets on the site of Markborough development, the
Secondary Plan indicates two 'Future Streets' through the
surface parking area. The Plan establishes a policy for the
transfer of the land for these streets to the Municipality at
such time as development above the initial allocation for the
Markborough site is proposed. Until such time as these lands
are acquired by the Municipality, the rights-of-way are
required to resemble a public road in function and appearance,
with no encroachment by buildings permitted.
7 . URBAN DESIGN PLAN
7 . 1 On October 12, 1993 , Council approved a draft Urban Design
Plan in principle and directed that the final approval be
considered in conjunction with the Secondary Plan.
7 . 2 The Urban Design Guidelines and attached Plan are prepared as
a separate document from the Secondary Plan in order to
provide a visual interpretation of the proposed development in
the West Main Central Area and to provide guidelines for the
evaluation of development proposals.
REPORT NO. : PD-158-93 PAGE 11
7. 3 The Urban Design Guidelines address a number of critical
design elements relevant to achieving the character and role
identified for the West Main Central Area. In addition to
identifying key elements for the design of the public realm
(eg. road pattern, special streetscape zones, retail shopping
pedestrian zones) , the guidelines address the form and
relationship of future buildings in private lands (eg.
architectural focal points, building height, zero building
setback to street) .
7. 4 The Guidelines envision Highway 2 as evolving from a highway
design to an urban road with a high level of street amenities.
However, the north-south Street B is identified as a
Commercial Street intended to accommodate pedestrians, slower
traffic, and will develop over time as a pleasant shopping
environment. A zero building setback from the street is
prescribed to contribute to a sense of enclosure and to foster
animation and activity.
7. 5 The Urban Design Guidelines address a number of other design
elements relevant to achieving the objectives of the 1991
Regional Official Plan and Amendment 56. Since the
consultant's presentation to Committee on October 4, 1993 , a
number of minor refinements have been made to clarify the
wording and reflect the adjustments to the proposed land uses
and street system.
8. AGENCY COMMENTS
8 . 1 Amendment 56 was circulated to a number of technical agencies
for comment. The following agencies indicated no objection to
the draft amendment:
• Municipality of Clarington Fire Department
• Peterborough-Victoria-Northumberland and Newcastle
Separate School Board.
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REPORT NO. : PD-158-93 PAGE 12
8 . 2 The Central Lake Ontario Conservation Authority noted that the
valleylands of Bowmanville Creek in the vicinity of the former
Vanstone Mill pond are seriously degraded. The Authority
recommended that the Amendment be modified to encourage not
only the preservation, but also the restoration and
enhancement of existing natural elements, notably the valley
system associated with Bowmanville Creek. The Authority also
requested that the Amendment be modified to indicate that
stormwater management implementation reports shall be prepared
to the satisfaction of the Municipality and the Conservation
Authority prior to the approval of individual development
applications.
8 . 3 The Ministry of Natural Resources indicated that they do not
support the location of utilities and passive recreational
uses such as golf courses within valleylands. Utilities
within the valleylands, including stormwater management
facilities, should only be considered when there is no other
technically feasible location.
8 . 4 The Durham Regional Planning Department indicated that they
reviewed the Amendment with respect to the 1991 Regional
Official Plan, and suggested a number of changes be included
in the Secondary Plan. These changes focused on achieving a
public realm consisting of a grid street system and pedestrian
connections, including the public ownership of the proposed
pedestrian links through the Markborough development
connecting to the south and to the west to Green Road. They
suggested that these pedestrian links be indicated on the Land
Use Plan.
It was also suggested that provisions be added which would
detail the phasing of development to ensure that initial
development will not prejudice the long term development
within the West Main Central Area. Finally, it was suggested
REPORT NO. : PD-158-93 PAGE 13
that educational facilities should be considered as an
institutional use under the 'Office Commercial' and the
'Community Facilities' designations.
8. 5 The Clarington Public Works Department had no objection to the
proposed Amendment, including the proposed grid network of
roads. The Department would require that local roads
intersecting with Regional or Provincial roads have full
turning movements.
8. 6 The following agencies had not provided comments on Amendment
56 as of the writing of this report:
• Clarington Community Services Department
• Region of Durham Works Department
• Northumberland and Newcastle Board of Education
• Ontario Hydro
• Ministry of Environment and Energy
• Ministry of Transportation
• C.P. Rail.
9. PUBLIC NOTICE AND SUBMISSIONS
9. 1 Public Notice
9 . 1. 1 Notice of the Public Meeting to consider Amendment 56 was
provided in accordance with the requirements of the Planning
Act. Specifically, notice was published in local newspapers
on Wednesday, November 3 , 1993 . As well, notices were
mailed to all property owners within the West Main Central
Area, and interested parties for the Bowmanville Main
Central Area Study.
9 . 1. 2 Staff also offered to meet with the parties to the Ontario
Municipal Board hearing scheduled to commence on January 31,
1994, to discuss Amendment 56. As of the writing of this
report, meetings were held with Markborough Properties,
Willsonia Industries, the Bowmanville Business Centre (BIA) ,
and Cosmart Marketing.
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REPORT NO. : PD-158-93 PAGE 14
9 . 1. 3 Submissions
9. 1. 3 . 1 G. M. Sernas & Associates Ltd. , on behalf of their client
Cosmart Marketing Corporation, suggested that the Secondary
Plan be amended to permit "institutional and community uses
including social, recreational and cultural facilities, day
care and nursery facilities" in all Residential areas.
They also suggested that business, professional,
administrative and government offices would be an
appropriate accessory use for Cosmart's lands at the
northeast corner of Green Road and Highway 2 . Such offices
could be restricted to the first or second storey of
residential apartment buildings fronting onto Highway 2 .
They suggest that such accessory office uses would have a
minimal impact on the overall supply and demand of office
space in the West Main Central Area, but would contribute to
the activity on Highway 2 across from the Markborough
development.
9 . 1. 3 . 2 Two meetings were held with representatives of the
Bowmanville Business Centre (BIA) with respect to proposed
Amendment 56 . It is understood that a submission will be
made on their behalf; however, it had not been received as
of the writing of this report.
10. STAFF COMMENTS
10. 1 Amendment 56 is the culmination of the work undertaken
through Bowmanville Main Central Area Study. In this regard
the Secondary Plan fulfills the intent of Amendment 40 to
ensure a comprehensive plan for the West Main Central area.
It also serves to implement the policies of the 1991
Regional Official Plan relating to Central Areas.
REPORT NO. : PD-158-93 PAGE 15
10. 2 Proposed Changes to Secondary Plan
10. 2 . 1 As a result of discussions with technical agencies and
interested parties, a number of changes are recommended to
be made to the draft version of Amendment 56 which was
originally circulated. The recommended changes are
indicated in bold in the actual Amendment. Most of the
changes are intended to clarify the intent of specific
policies, while others incorporate some of the changes
recommended by the technical agencies and interested
parties. Some of these changes are discussed in greater
detail below:
• The Regional Planning Department requested that, in
order to implement a finer grid system, pedestrian
connections through the proposed Markborough shopping
facility be shown on Schedule 10-1 (Land Use Plan) ,
and that the pedestrian system be under public
ownership. Staff are recommending that only the
southerly pedestrian walkway to Street 'A' be
identified for possible future public ownership at such
time as the Future Streets internal to the Markborough
site become public roads. The westerly pedestrian
connection to Green Road would remain as a private
walkway.
• In response to the submission on behalf of Cosmart
Marketing Inc. , the permitted uses under the
'Residential' designation (Section 10. 2 . 7 . 2) have been
expanded to include "Institutional and community uses
including social, recreational, educational and
cultural facilities, and daycare and nursery
facilities" . The request to permit some office uses on
their site is being discussed with Cosmart.
• Exhibit 'E' , which indicated Modification # 4 to
Amendment 40 as proposed by the Ministry of Municipal
Affairs in its referral of the Amendment to the Ontario
REPORT NO. : PD-158-93 PAGE 16
Municipal Board, has been deleted from Amendment 56.
The comments of the Central Lake Ontario Conservation
Authority and the Ministry of Natural Resources have
been addressed.
11. CONCLUSION
11. 1 The Secondary Plan for the West Main Central Area reflects
the Municipality's desire to provide for the orderly
development of this major new growth area. It also
establishes the planning framework within which the various
commercial development proposals in West Bowmanville can be
reviewed. As such, it is imperative that the Secondary
Plan, as adopted through Amendment 56, be considered by the
Ontario Municipal Board as part of the hearing scheduled to
commence on January 31, 1994.
11. 2 The Board has indicated that the Secondary Plan for the West
Main Central Area will be joined to the hearing provided the
Official Plan Amendment has been referred to the Board by
the Ministry of Municipal Affairs by January 14, 1994 .
Therefore, it is in the public interest that Committee and
Council deal with Amendment 56 without further delay.
Respectfully submitted, Recommended for presentation
to the Committee
Franklin Wu, M.C. I.P. M ie Marano, Acting
Director of Planning Chief Administrative
and Development Officer
* *CC
*Attach
1 December 1993
Attachment No. 1: Official Plan Amendment No. 56
Attachment No. 2 : Urban Design Guidelines
REPORT NO. : PD-158-93 PAGE 17
Interested parties to be notified of Council and Committee's decision:
Mr. Glenn Willson ELM Management Ltd.
Willsonia Industries Ltd. Thornton Road North
P.O. Box 488 R.R. # 1
140 Bond Street West OSHAWA, Ontario
OSHAWA, Ontario L1H 7K4
L1H 7L8
Rev. Richard Hilsden
Mr. Jose Ibanez Liberty Pentecostal Church
Baseline Holdings R.R. # 3
1409 Salem Road (corner Martin Rd and Highway 2)
R.R. # 1 BOWMANVILLE, Ontario
AJAX, Ontario L1C 3K4
L1S 4S7
Mr. Gerard Gervais
Mr. William J. Daniell Dekkema Gervais Development
The Kaitlan Group Corporation
1029 McNicholl Avenue 100 Allstate Parkway
SCARBOROUGH, Ontario Suite 501
M1W 3W6 MARKHAM, Ontario
L3R 3L1
Mr. George Kizoff
Ghods Builders Inc. Mr. Christopher Dodds
333 Sheppard Avenue East Canadian Tire Corporation
Suite 300 Limited
WILLOWDALE, Ontario P.O. Box 770, Station 'K'
M2N 3B3 2180 Yonge Street
TORONTO, Ontario
Ms. Gail Waisglass M4P 2V8
Cosmart Marketing Corporation
P.O. Box 401 Dino and Judith Penn
209 Dundas Street East 1569 Green Road
Suite 308 BOWMANVILLE, Ontario
WHITBY, Ontario L1C 3K7
L1N 5S4
Mr. Scott Muir
Mr. John E. Davies 1599 Green Road
Shopping Centres Group R.R. # 6
Markborough Properties Inc. BOWMANVILLE, Ontario
1 Dundas Street West L1C 3K7
Suite 2800
TORONTO, Ontario Mr. Colin Soutter
M5G 2J2 2374 Highway 2
BOWMANVILLE, Ontario
Mr. Harold St. Croix L1C 3K7
The Church of Jesus Christ of
Latter-Day Saints Mr. Sebastian Corbo
Bowmanville Branch 232 Spadina Road
94 Concession St East, Unit 29 TORONTO, ONTARIO
BOWMANVILLE, Ontario M5R 2V1
L1C 1V2
REPORT NO. : PD-158-93 PAGE 18
Mr. Roger Elliott Mr. Bob Martindale
Fasken Campbell Godfrey The Greer Galloway Group Inc.
Barristers and Solicitors 1415 King Street (Highway 2)
Toronto-Dominion Bank Tower COURTICE, Ontario
P.O. Box 20 L1E 2J6
Toronto-Dominion Centre
TORONTO, Ontario Mr. Bryce Jordan, M.C.I.P.
M5K 1N6 G.M. Sernas and Associates Ltd.
110 Scotia Court, Unit 41
Mr. Al Strike WHITBY, Ontario
Strike, Salmers and Furlong L1N 8Y7
38 King Street West
Box 7 Mr. Phil Stewart
BOWMANVILLE, Ontario Pound Stewart and Stein
L1C 3K8 175 West Beaver Creek Road
Suite 26
Mr. Jeffrey L. Davies RICHMOND HILL, Ontario
Davies Partners L4B 3M1
Lawyers
Suite 300 Mr. Tom Smith
166 Pearl Street Walker Nott Dragicevic
TORONTO, Ontario 172 St. George Street
M5H 1L3 TORONTO, Ontario
M5R 2M7
Mr. Ronald Worboy
153 Simcoe Street North Mr. Garth Gilpin
P.O. Box 21 Secretary-Treasurer and General
OSHAWA, Ontario Manager
L1H 7K8 Bowmanville Business Centre
P.O. Box 365
Mr. Ronald K. Webb Bowmanville, Ontario
Davies, Webb & Schulze L1C 3L1
Barristers & Solicitors
Brampton Executive Centre Mr. Chris Matson
8 Nelson Street West The River Oaks Group
Suite 600 P.O. Box 936
BRAMPTON, Ontario Thornhill, Ontario
L6X 4J2 L3T 4A5
Mr. Brian Roy Valiant Property Management
Regional Solicitor 177 Nonquon Road
Regional Municipality of Durham 20th Floor
605 Rossland Road East Oshawa, Ontario
WHITBY, Ontario L1G 3S2
L1N 6A3
Mr. John Kazmierowski
Mr. James Harbell McDonald's Restaurants of Canada
Stikeman Elliott Limited
P.O. Box 85 McDonald's Place
Suite 5300 Toronto, Ontario
Commerce Court West M3C 3L4
TORONTO, Ontario
M5L 1B9
REPORT NO. : PD-158-93 PAGE 19
Ms. Maureen Kitchen Mr. Gerhard Diefenbach
The Great Atlantic and Pacific 359 Salerno St.
Co. of Canada Ltd. Oshawa, Ontario
Real Estate Division L1J 7H7
P.O. Box 68, Station 'A'
Toronto, Ontario Mr. David Wall
M5W 1A6 287 Blue Heron Drive
Oshawa, Ontario
Mr. Steve Wilson L1G 6X7
72 Temperance Street
Bowmanville, Ontario Mr. Glen Bamber
L1C 3A9 2035 Highway # 2
R.R. # 6
Rev. Frank Lockhart Bowmanville, Ontario
7 Barley Mill Crescent L1C 3K7
Bowmanville, Ontario
L1C 4E5 Mr. M. McFadden
96 Vailmeadows Crescent
Mr. Ron Hope Bowmanville, Ontario
Newcastle Village BIA
Newcastle Laundromat Ms. Sher Leetooze
54 King Street East 80 Roser Crescent
Newcastle, Ontario Bowmanville, Ontario
L1B 1H3 L1C 3N9
Ms. Yvonne Maitland Mr. Rob Tooley
Orono BIA 32 The Bridle Path
The Apple Blossom Shop Bowmanville, Ontario L1C 3W1
Main Street
Orono, Ontario Mr. Les Jagoda
LOB 1M0 569 Townline Road North
Courtice, Ontario L1E 2J4
Mr. Eric A. Hanna
Executive Vice-President, Ms. Helen Phillips
Operations 5 Soper Creek Drive
Bowmanville Memorial Hospital Bowmanville, Ontario L1C 4K7
47 Liberty Street South
Bowmanville, Ontario T. I.M. International Corporation
L1C 2N4 Mr. M.R. (Iraj ) Gilanpour
P.O. Box 156, Station 'A'
Ms. Caroline Charman Willowdale, Ontario
2 Albert Street M2N 5S8
Bowmanville, Ontario
L1C 1G7 Mr. Mark McMillan
2173 Denby Drive
Mrs. Mavis Carlton Pickering, Ontario
119 Cove Road L1X 2A9
Bowmanville, Ontario
L1C 3K3 Mr. Wayne Haas
c/o Peter L. Mason Ltd.
Mr. David Crabb 1 Valleybrook Drive
20 Mansfield Crescent Suite 200
Whitby, Ontario Don Mills, Ontario
L1N 6T4 M3B 2S7
ATTACHMENT +1
AMENDMENT NO. 56 TO THE OFFICIAL PLAN OF
THE FORMER TOWN OF NEWCASTLE
PURPOSE: The Purpose of this Amendment is to incorporate a Secondary Plan and policies for the
Bowmanville West Main Central Area into the Official Plan of the former Town of
Newcastle.
LOCATION: The lands subject of this Amendment are located in part Lots 13 and 14, Concession 1,
former Town of Bowmanville and Part Lots 15 and 16, Concession 1, former Township
of Darlington, former Town of Newcastle, now Municipality of Claiington.
BASIS: This Amendment is based on the Bowmanville Main Central Area Study and
incorporates consideration of development applications submitted by cei tain landowners
within the Secondary Planning Ai ea.
ACTUAL AMENDMENT:
1. The Official Plan of the former Town of Newcastle is hereby amended as follows:
i) In subsection 7.2.5.2 (i), a) by adding a sentence at the end of the paragraph as follows:
"A total of 100,000 square metres of gross leasable retail and personal service floor
space shall be permitted to develop in the Main Central Area." ;
ii) In subsections b), c), d), and e) of Section 7.2.5.2 i), by adding the word 'Bast" before
the phrase "Main Central Area";
iii) In subsection 7.2.5.2 i) b), by deleting the words "and provides the genes al allocation of
retail and personal service floor space by sector" and by adding a sentence at the end
of the paragraph as follows:
"Policies for the development of the West Main Central Area are provided in Section
10.2 of this Plan."
iv) In subsection i) of Section 7.2.5.2 i) e), by deleting the phrase "46,500 square metres of
gross retail and personal service floor area" and inserting the phrase "60,000 square
metres of gloss leasable retail and personal service floor space" thereto;
v) By adding a new section 7.2.9.2 x) as follows:
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"x) GO Rail Service
Council supports the extension of GO Rail Service to Bowmanville as
indicated on Schedule 7-1 and 7-4 to this Plan.
vi) By adding a new Section 10 to the Plan as follows:
"SECTION 10 - SECONDARY PLANS
10.1 INTRODUCTION
10.1.1 Secondary Plans shall be part of and prepared in conformity with this
Plan. They shall include detailed land use designations to serve as a guide
for development or redevelopment and for the preparation of zoning by-
laws.
10.1.2 A Secondary Plan shall be prepared for the Bowmanville West Main
Central Area. The establishment of additional Secondary Plan areas shall
requir e an amendment to this Plan.
10.2 BOWMANVILLE WEST MAIN CENTRAL AREA SECONDARY PLAN
10.2.1 Purpose
The Bowmanville West Main Central Area comprises approximately 36
hectares, on the north and south sides of Highway 2, generally between
the CPR line and Green Road. It is adjacent to and is intended to be
complementary in function to Bowmanville East Main Central Area,which
extends generally east from the CPR line to Mearns Avenue along
Highway 2.
Through the establishment of a mix of higher density uses, and the
integration of residential and employment, cultural and community uses,
the Bowmanville Main Central Area, including the West Main Central
Area, will serve as a focal point of activity, interest and identity for
residents of the Municipality of Clarington. The purpose of the Secondary
Plan is to establish goals, objectives and policies to guide the development
of the lands in the West Main Central Area.
It is the intent of this Plan, that the East Main Centr al Al ea will continue
to experience growth and redevelopment. It shall be the preferred
location for major institutional facilities, such as a seniors activity centre,
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anew library and medical facilities. It shall also be the preferred location
for additional personal and business service uses.
It is Council's policy to promote the historic downtown as a point of
tourist and specialty retail activity. Council's policy is to make
infiastructure improvements considered necessary to provide adequate
parking and enhance the character of the historic downtown.
10.2.2 Goals
1) To extend the Main Central Area in a manner which will
complement the strengths of the Bowmanville East Main Centi al
Area in cr eating a strong and vibrant activity centre for residents
of Bowmanville, the Municipality of Clarington and the Region of
Durham.
2) To establish the physical framework through the creation of a
system of streets and public spaces, for more intensive development
through reurbanization in subsequent phases of development in the
West Main Central Area.
3) To ensure a high quality of architecture and urban design in all
phases of development in order to create a unique sense of place
and foster social inter action in the West Main Central Ai ea.
10.2.3 Objectives
1) Urban Structure/Land Uses
i) To provide for development at higher intensities than the
adjacent residential neighbourhoods to foster animation and
activity and maximize accessibility to public ti ansit,including
the proposed GO Station.
ii) To provide for a full range of land uses, providing
community facilities, employment and residential
opportunities to foster a good live/work relationship.
iii) To establish a fi amework for ultimate development thi ough
the identification of a public realm consisting of a grid
street system, pedestrian/bicycle connections and public
spaces.
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iv) To provide opportunities for a range of employment types
including office, retail, service commercial and institutional.
v) To provide housing opportunities at medium and high
densities to meet the changing housing requirements of the
population of the Municipality of Clarington.
vi) To provide a variety of retailing facilities which would
complement the East Main Central Area in serving
Regional and local r etail needs as population growth occur s.
vii) To control retail growth beyond the initial allocation in
order to safeguard the continued viability of the retail
businesses and provide for on-going redevelopment in the
East Main Central Area.
viii) To provide a comprehensive range of local and district
community facilities.
ix) To ensure that development occurs in a sustainable fashion,
with a maximum emphasis on the integration of land uses,
compact urban form, and the implementation of public
transportation initiatives.
2) Open Space/Environmental Features
i) To enhance the environmental, recreational and aesthetic
quality of the West Main Central Area through the
preservation, restoration and enhancement of existing
natural elements, notably the valley system associated with
the Bowmanville Creek.
ii) To ensure the provision of adequate new park facilities for
area employees and residents.
3) Transportation
i) To provide for the safe and efficient movement of people
and goods,with particular emphasis on implementing public
transportation services and facilities.
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ii) To develop a pedestrian system which encoui ages safe
pedestrian and bicycle movement within the West Main
Central Area and which provides safe and convenient
movements to adjacent residential communities, the
extensive valley system and other sectors of the
Bowmanville Urban Aiea.
4) Urban Design
i) To ensure a high quality of architecture and urban design to
create a unique sense of place which encourages and creates
the opportunity for human interaction, pedestrian activity
and facilitates high use of public transportation.
ii) To ensure that development initially permitted in
accordance with this Secondary Plan is designed in such a
way so as to facilitate redevelopment at greater intensity in
the longer term.
10.2.4 Land Use Policies
10.2.4.1 The land use designations for the West Main Central Area shown on
Schedule 10-1 establish the general pattern for future development in the
Secondary Plan area. The policies relating to these designations are set
out in Section 10.2.5 to 10.2.9.
10.2.4.2 Notwithstanding the ultimate densities for r etail and office uses allocated
to the various land use designations within this Plan, a maximum of 40,000
square metres of retail and personal services floor space shall be
permitted in the West Main Central Area. This floor space limit shall
only be increased after a comprehensive review of the Official Plan after
2001.
10.2.4.3 For the purpose of this Plan, floor space index (fsi) shall be defined as the
ratio of the gross building floor area measured between the exterior walls
of the building above ground excluding garages, parking structures and
loading facilities divided by the net development area of the parcel.
10.2.4.4 For the purpose of this Plan, retail and personal service floor space figures
include: department stores, food stores, general and specialty retail
stores, convenience retail stores, video stores, retail liquor stoles,
restaurants, taverns, barber shops,beauty salons, dry cleaners, shoe repair,
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travel agencies, art studios, financial institutions, medical offices, seal
estate offices, law offices, and other similar office uses. It does not
include service stations, automotive sales and services, corporate offices,
hotels, entertainment areas, theatres, bowling alleys and community uses.
10.2.5. Retail Commercial
10.2.5.1 Purpose
Lands designated Retail Commercial on Schedule 10-1 aie intended to
provide specific areas dedicated to concentrations of retail activities in the
West Main Central Area.
It is intended that retail development in the West Main Central Area be
phased in so as to ensure that retail growth in this area complements
existing businesses and potential commercial development in the East
Main Central Area.
10.2.5.2 Permitted Uses
The permitted uses shall be:
1) Retail and personal service uses,including: department stores,food
stores, general retail stor es, convenience i etail stor es, video stores,
retail liquor stores, restaurants, taverns, barber shops, beauty
salons, dry cleaners, art studios, travel agencies and financial
institutions.
2) Hotel and convention facilities.
3) Privately operated recreational and cultural facilities including
movie theatres, bowling alleys and places of entertainment; public
buildings and community uses, including social, recreational and
cultural facilities; daycare and nursery facilities.
4) Business, professional and/or administrative offices so long as they
are located on the second or upper levels above ground floor retail
uses.
5) Residential dwelling units to a maximum density of 80 units per
hectare on the net development parcel.
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10.2.5.3 Retail Commercial Policies
1) Maximum density for Retail Commercial shall be 0.5 fsi, calculated
on the net development parcel.
2) Notwithstanding the foregoing, residential uses may be permitted
in combination with retail uses subject to a maximum residential
density of 80 units pei hectare. The maximum combined density
on the site shall not exceed 1.0 fsi, calculated on the net
development parcel.
3) Retail Thresholds:
i) In order to ensure that retail development in both sectors
of Bowmanville's Main Central Area proceeds in a fashion
that sufficient population exists to support the continued
viability of both the east and west portions of the Main
Central Ai ea and to ensure ongoing redevelopment
potential within the East Main Central Area, new retail
development in the West Main Central Area will be linked
to the growth of population in the Municipality of
Clarington.
The development of retail floor space in the West Main
Cents al Area will proceed in an incremental fashion not to
exceed the following thi esholds of suppoi table retail floor
space.
Clarington Population Target Retail Thresholds
(gross leasable area in sg.m.)
78,000 27,000
94,000 4100
110,000 57,000
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ii) For purposes of calculating these thresholds, retail floor
space includes the following retail and personal service uses:
department stoles, food stores, general and specialty retail
stores, convenience retail stores, video stores, retail liquor
stores, restaurants, taverns, barber shops, beauty salons, diy
cleaners, shoe repair, travel agencies, and art studios. It
does not include other personal and business services such
as financial institutions, medical offices, real estate offices,
law offices, and other uses excluded in Subsection 10.2.4.4.
iii) A minimum critical mass of retail and personal service
development shall be established to initiate development in
the West Main Central Area. Council has allocated
potential to three parcels as follows:
a) 18,580 m2 on the parcel at the southeast quadrant of
Highway 2 and Green Road;
b) 3,720 m2 on the parcel adjacent to the Bowmanville
Recreaton Complex;
c) 270 m2 on the lands on the southwest cor ner of
Highway 2 and Regional Road 57, specifically for the
purpose of a fast food establishment.
Zoning By-laws to permit these three developments will i eflect
these specific allocations. Any additional potential accorded these
sites by this Secondary Plan shall be subject to implementation
through site specific amendments to the Zoning By-law, and shall
be subject to the fulfilment of the conditions of subsection (iv)
below.
iv) In addition to any other appropriate planning studies, prior to any
further development for retail and personal service uses beyond
those allocations specified in subsection (iii) above, the
municipality shall conduct an independent market analysis, at the
expense of the applicant for such permission, which addresses the
following:
• the impact of development that has occurred in the West
Main Central Area on the East Main Central Area,
including the historic downtown, and other designated
Central Areas in the Bowmanville Urban Area;
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• changes in consumer expenditure patterns from the patterns
documented in the Commercial Market Study foi the
Bowmanville Main Centi al Ai ea, dated November 23, 1992;
and
• the anticipated impact of the pi oposed development(s) on
the viability of existing retail uses in the entire Main Centi al
Aiea and planned growth and function of the East Main
Central Area.
4) The following policies shall apply to the development of lands
designated Retail Commercial in the West Main Central Area:
i) Commercial Sti eet B shall provide a focus for Retail
Commercial development in the West Main Centi al Ai ea.
The Urban Design Guidelines, attached as Appendix 1,
pi ovide direction 1 egarding the i elationship of buildings to
the street, landscape treatment, and parking ai eas as
requited to achieve a high quality pedestrian retail
environment.
ii) Where commercial uses are proposed adjacent to residential
areas, particular regard shall be had foi the implementation
of appropriate buffering mechanisms to eliminate potential
conflicts arising from noise, emissions and loss of view.
Buffering may be achieved through sensitive aichitectuial
design in conjunction with the use of walls, fences, planting
and/or other atti active streetscape elements.
iii) Access to parking and loading facilities shall be established
which will minimize disruption to the pedestrian use of the
streets and interference with adjacent residential areas.
Adequate, well-designed off-street parking, loading and
service areas shall be required on the site of each
commei cial development.
iv) It is the intention of this Plan that a new public sti eet of
streets forming pact of a grid system of public stieets shall
be established on portions of the major surface parking area
associated with the retail facility on the southeast coinei of
Green Road and Highway 2 at such time as, or after,
development of the lands occupied by the retail mall is
pi oposed in excess of the gi oss leasable floor ai ea of 18,580
square metres allocated to the lands by Subsection 10.2.5.3
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