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HomeMy WebLinkAboutPD-168-93 REPORT #2 THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON DN: I:OPA56.ADD REPORT Meeting Council File ,11 Date Monday, December 13 , 1993 Rey It Report 9 PD-168-93 Fileff OPA 93-C/005; PLN 12 . 6 By-law ,',/ 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 r1ocornmendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-168-93 be received; 2 . THAT the modifications contained in this report be incorporated into Amendment No. 56 to the Official Plan of the former Town of Newcastle; 3 . 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; and 4 . THAT the Ministry of Municipal Affairs, Durham Region Planning Department, all interested parties listed in this report and any delegation be advised of Council's decision. 1. 0 BACKGROUND 1. 1 At the time of the writing of Report PD-158-93 , there were several outstanding agency comments. In addition, staff were reviewing several submissions to see if possible accommodations could be made within the context of Amendment 56. The purpose of this report is to: • address additional public submissions and matters raised at the Public Meeting on December 6, 1993 . • address additional agency comments received since the preparation of Report PD-158-93 . • recommend several technical modifications. REPORT NO. : PD-168-93 PAGE 2 2. SUBMISSIONS 2 .1 Cosmart Marketing Corporation In his written submission, the agent for Cosmart Marketing requested two modifications to Amendment 56 as follows: • the inclusion of institutional and community uses in residential areas designated in the Plan. • the inclusion of business, professional, administrative and government offices as ancillary uses in residential apartments buildings fronting onto Highway 2 . The first request was incorporated into the Amendment document considered by Committee on December 6th. Staff required additional time to evaluate the second request and meet with representatives of Cosmart Marketing. It is recommended that under the Residential designation, a new subsection 10. 2 . 7 . 2 (6) be added as follows: 116) Notwithstanding the foregoing, on the lands designated Residential Density 2 on the northeast corner of Highway 2 and Green Road, Council may permit, through the enactment of a Zoning Bylaw, offices uses for business, professional or administrative purposes up to a maximum of 200 square metres, provided that they are compatible with their surroundings and located on the ground floor of a residential apartment building. " 2 .2 Bowmanville Business Centre The Bowmanville Business Centre has raised four matters: i) Location of GO Station It is suggested that the candidate GO Station site on the southeast corner of Highway 2 and Regional Road 57 would provide a more cohesive factor between the East and West portions of the Main Central Area. While this site has some positive attributes, the work undertaken through the GO Rail component of the Study found that this site was constrained by: • impacts on an existing residential area • traffic and access constraints . . . 3 REPORT NO. : PD-168-93 PAGE 3 In addition, it does not benefit from potential "walk-on" traffic which might be associated from closer proximity to higher intensity residential and commercial uses planned for on the west side of Regional Road 57 . As a consequence the site west of Regional Road 57 was incorporated into the Secondary Plan. ii) Role of East Main Central Area The Bowmanville Business Centre supports the role identified for the East Main Central Area in Section 10. 2 of the Plan. iii) Target Retail Thresholds and Possible Limitation on Uses The extension of the Main Central Area to the west was supported by the Bowmanville Business Centre in the context of an additional 140, 000 square feet and retail thresholds identified in the Phase 2 Report on the Main Central Area Study. However, in the absence of these conditions, the Bowmanville Business Centre suggests that an agreement might be possible if acceptable limitations were imposed on the types and/or sizes of stores permitted in the West Main Central Area. Discussions between the Municipality, Markborough Properties and the Bowmanville Business Centre on this issue commenced on December 6, 1993 . It was agreed that some of the concerns of the Bowmanville Business Centre could be addressed in the site specific zoning by-law for the Markborough and Willsonia sites. While there is no certainty that an agreement can be reached, further discussions have been scheduled. iv) Office Commercial The Bowmanville Business Centre suggested that the zoning for the Official Commercial sites located at southwest and southeast corners of the intersection of Regional Road 57 and Highway 2 be zoned with a "holding" prefix at this time. This . . .4 REPORT NO. : PD-168-93 PAGE 4 matter would be considered at the time of dealing with the site specific zoning by-laws. 3. AGENCY COMMENTS Additional agency comments have been received from the Region of Durham and the Ministry of Transportation. 3. 1 Region of Durham Servicing comments were received from the Region as follows: • Municipal water and sanitary sewers are available to the area and can be extended to individual sites. Detailed servicing requirements will be imposed through future plans of subdivision, severances, or site plan approvals. • Access to commercial uses from Regional Road 57 will be only by Street A. Improvements will be required at the intersection with Regional Road 57 and Highway 2 . Should Regional Road 57 be widened in the future, it may be necessary to rectify sight line deficiencies caused by the CPR overpass structure. • Traffic signals will be installed, as warranted, at Green Road and New Street B on Highway 2 . • For the retail commercial block owned by Markborough Properties and West Bowmanville Developments, additional road access via Green Road may be desirable and should be examined. With regard to the last point, Council's approval of the Markborough proposal "generally in a plaza format" effectively precludes additional road access from Green Road. Only a pedestrian walkway and service entrances are being proposed from Green Road. 3.2 Ministry of Transportation The Ministry has indicated that in order to maintain the Ministry's minimum standards for traffic signals, only one full intersection will be permitted on Highway 2 between Green Road and Regional Road 57 (Street B as identified in the Secondary Plan) . The Ministry made the following comments on other matters as follows: . . .5 � REPORT NO. : PD-168-93 PAGE 5 • Only mid-block right-in/right-out private accesses will be permitted at the locations of Streets D,F and G. • Reduced building setbacks from the required 14 meters from the road allowance will not be permitted. • Further analysis is required for the operation of the intersection of Street A at Martin Road and Street E at Green Road. • The removal of the superelevation on Highway 2 will not be permitted since the highway operates at a high speed. The Ministry's comments are based on the protection of all sections of Highway 2 (except existing connecting links) for highway purposes. It does not allow for the evolution of the transportation network in urban areas and is contrary to the principles advocated in "Transit-Supportive Land Use Planning Guidelines" , a document jointly issued by the Ministry of Transportation and Municipal Affairs. Discussions are ongoing with regard to the Ministry's position and the Region has requested a meeting with the Provincial Facilitator. 4. TECHNICAL MODIFICATIONS In light of discussions over the past week, five technical modifications are proposed to provide greater clarity or correct errors in the text: • In Section 10. 2 . 12 . 3 (1) , it is recommended that the words "a retail, commercial and residential focus" be changed to "a commercial, residential and community focus" . • In Section 10. 2 . 16. 2 (iv) , it is recommended that the words "Ministry of the Environment's" be replaced with the word "Ministry's" . • In Section 10. 2 . 16 . 3 replace points (ii) and (iii) with the following: " (ii) are not premature; (iii) are in the public interest; and . . . 6 REPORT NO. : PD-168-93 PAGE 6 (iv) are conditional upon agreement made by the Owner with the Municipality under the Planning Act to provide for the construction and installation of appropriate new streets, services and streetscape treatment of new street allowances shown on the Secondary Plan. " • In Section 10. 2 . 17, it is recommended that after the second sentence, the following sentence be added: "The boundaries for land use areas are approximate only and shall be defined by the alignment of the new streets or implementing Zoning By-laws. " • In Section 10. 2 . 17, it is recommended that the word "application" be changed to "applicable" . 5. CONCLUSION The modifications proposed in this report resolve the concerns raised by Cosmart Marketing Corp. and incorporate several technical changes. The recommended modifications have been incorporated in Amendment 56 as attached to Bylaw 93-207 . The concerns of the Bowmanville Business Centre are the subject of ongoing discussions. Respectfully submitted, Recommended for presentation to the Committee Franklin Wu, M.C. I.P. Marie Marano, Acting Director of Planning Chief Administrative and Development Officer DC*FW*jip December 81 1993 Interested parties to be notified of Council and Committee's decision: Mr. Glenn Willson Mr. Jose Ibanez Willsonia Industries Ltd. Baseline Holdings P.O. Box 488 1409 Salem Road 140 Bond Street West R.R. # 1 OSHAWA, Ontario AJAX, Ontario L1H 7L8 L1S 4S7 REPORT NO. : PD-168-93 PAGE 7 Mr. William J. Daniell Mr. Christopher Dodds The Kaitlan Group Canadian Tire Corporation Limited 1029 McNicholl Avenue P.O. Box 770, Station 'K' SCARBOROUGH, Ontario 2180 Yonge Street M1W 3W6 TORONTO, Ontario M4P 2V8 Mr. George Kizoff Ghods Builders Inc. Dino and Judith Penn 333 Sheppard Avenue East 1569 Green Road Suite 300 BOWMANVILLE, Ontario WILLOWDALE, Ontario L1C 3K7 M2N 3B3 Mr. Scott Muir Ms. Gail Waisglass 1599 Green Road Cosmart Marketing Corporation R.R. # 6 P.O. Box 401 BOWMANVILLE, Ontario 209 Dundas Street East L1C 3K7 Suite 308 WHITBY, Ontario Mr. Colin Soutter L1N 5S4 2374 Highway 2 BOWMANVILLE, Ontario Mr. John E. Davies L1C 3K7 Shopping Centres Group Markborough Properties Inc. Mr. Sebastian Corbo 1 Dundas Street West 232 Spadina Road Suite 2800 TORONTO, ONTARIO TORONTO, Ontario M5R 2V1 M5G 2J2 Mr. Roger Elliott Mr. Harold St. Croix Fasken Campbell Godfrey The Church of Jesus Christ of Barristers and Solicitors Latter-Day Saints Toronto-Dominion Bank Tower Bowmanville Branch P.O. Box 20 94 Concession St. E. , Unit 29 Toronto-Dominion Centre BOWMANVILLE, Ontario TORONTO, Ontario L1C 1V2 M5K 1N6 ELM Management Ltd. Mr. Al Strike Thornton Road North Strike, Salmers and Furlong R.R. # 1 38 King Street West OSHAWA, Ontario Box 7 L1H 7K4 BOWMANVILLE, Ontario L1C 3K8 Rev. Richard Hilsden Liberty Pentecostal Church Mr. Jeffrey L. Davies R.R. # 3 (corner of Martin Rd and Davies Partners Highway 2) Lawyers BOWMANVILLE, Ontario Suite 300 L1C 3K4 166 Pearl Street TORONTO, Ontario Mr. Gerard Gervais M5H 1L3 Dekkema Gervais Development Corporation Mr. Ronald Worboy 100 Allstate Parkway 153 Simcoe Street North Suite 501 P.O. Box 21 MARKHAM, Ontario OSHAWA, Ontario L3R 3L1 L1H 7K8 REPORT NO. : PD-168-93 PAGE 8 Mr. Ronald K. Webb Mr. Chris Matson Davies, Webb & Schulze The River Oaks Group Barristers & Solicitors P.O. Box 936 Brampton Executive Centre Thornhill, Ontario 8 Nelson Street West L3T 4A5 Suite 600 BRAMPTON, Ontario Valiant Property Management L6X 4J2 177 Nonquon Road, 20th Floor Oshawa, Ontario Mr. Brian Roy L1G 3S2 Regional Solicitor Regional Municipality of Durham Mr. John Kazmierowski 605 Rossland Road East McDonald's Restaurants of Canada WHITBY, Ontario Limited L1N 6A3 McDonald's Place Toronto, Ontario Mr. James Harbell M3C 3L4 Stikeman Elliott P.O. Box 85 Ms. Maureen Kitchen Suite 5300 The Great Atlantic and Pacific Commerce Court West Co. of Canada Ltd. TORONTO, Ontario Real Estate Division M5L 1B9 P.O. Box 68, Station 'A' Toronto, Ontario Mr. Bob Martindale M5W 1A6 The Greer Galloway Group Inc. 1415 King Street (Highway 2) Mr. Steve Wilson COURTICE, Ontario 72 Temperance Street L1E 2J6 Bowmanville, Ontario L1C 3A9 Mr. Bryce Jordan, M.C. I.P. G.M. Sernas and Associates Ltd. Rev. Frank Lockhart 110 Scotia Court, Unit 41 7 Barley Mill Crescent WHITBY, Ontario Bowmanville, Ontario L1N 8Y7 L1C 4E5 Mr. Phil Stewart Mr. Ron Hope Pound Stewart and Stein Newcastle Village BIA 175 West Beaver Creek Road Newcastle Laundromat Suite 26 54 King Street East RICHMOND HILL, Ontario Newcastle, Ontario L4B 3M1 L1B 1H3 Mr. Tom Smith Ms. Yvonne Maitland Walker Nott Dragicevic Orono BIA 172 St. George Street The Apple Blossom Shop TORONTO, Ontario Main Street M5R 2M7 Orono, Ontario LOB 1M0 Mr. Garth Gilpin Secretary-Treasurer and General Mr. Eric A. Hanna Manager Executive Vice-President , Bowmanville Business Centre Operations P.O. Box 365 Bowmanville Memorial Hospital Bowmanville, Ontario 47 Liberty Street South L1C 3L1 Bowmanville, Ontario L1C 2N4 REPORT NO. : PD-168-93 PAGE 9 Ms. Caroline Charman Mr. Les Jagoda 2 Albert Street 569 Townline Road North Bowmanville, Ontario Courtice, Ontario L1C 1G7 L1E 2J4 Mrs. Mavis Carlton Ms. Helen Phillips 119 Cove Road 5 Soper Creek Drive Bowmanville, Ontario Bowmanville, Ontario L1C 3K3 L1C 4K7 Mr. David Crabb T. I.M. International Corporation 20 Mansfield Crescent Mr. M.R. (Iraj) Gilanpour Whitby, Ontario P.O. Box 156, Station 'A' L1N 6T4 Willowdale, Ontario M2N 5S8 Mr. Gerhard Diefenbach 359 Salerno St. Mr. Mark McMillan Oshawa, Ontario 2173 Denby Drive L1J 7H7 Pickering, Ontario L1X 2A9 Mr. David Wall 287 Blue Heron Drive Mr. Wayne Haas Oshawa, Ontario c/o Peter L. Mason Ltd. L1G 6X7 1 Valleybrook Drive Suite 200 Mr. Glen Bamber Don Mills, Ontario 2035 Highway # 2 M3B 2S7 R.R. # 6 Bowmanville, Ontario L1C 3K7 Mr. M. McFadden 96 Vailmeadows Crescent Bowmanville, Ontario Ms. Sher Leetooze 80 Roser Crescent Bowmanville, Ontario L1C 3N9 Mr. Rob Tooley 32 The Bridle Path Bowmanville, Ontario L1C 3W1 I