HomeMy WebLinkAboutPD-61-92 THE CORPORATION OF THE TOWN OF NEWCASTLE
DN: DEV92003 .GPA
REPORT
P U B L I C M E E T I N G
Meeting: General Purpose and Administration Committee File # 2iA-LL(2-4 A--2--0 6`5'
Date: Monday, March 16, 1992 Res. #
PD-61-92 DEV 92-003 (X-REF OPA/N 92-001, OPAW4tLG43--&- -
Report#: File #:
Subject: REZONING APPLICATION - VALIANT PROPERTY MANAGEMENT
PART LOT 35, CONCESSION 2, FORMER TOWNSHIP OF DARLINGTON
FILE: DEV 92-003 (X-REF OPA/N 92-001, OPA/D 92-003 & NPA 92-001)
Recommendations:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD-61-92 be received;
2 . THAT the Rezoning and Site Plan application submitted by Valiant
Property Management on behalf of Halloway Holdings Ltd. be
referred back to Staff for further review and a subsequent
report at such time as all outstanding comments have been
received and the related Official Plan Amendments have been
dealt with and all issues resolved; 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: Halloway Holdings Ltd.
1. 2 Agent: Valiant Property Management
1. 3 Rezoning Application:
from "Special Purpose Commercial (C5) 11 and "Urban
Residential Type One (Rl) " , "Urban Residential
Type One - Holding ( (H)R1) 11 and "Urban
Residential Exception - Holding ( (H)R3-10) " to an
appropriate zone to permit the development of a
8082 m2 (87000 sq. ft. ) commercial shopping
centre, including retail, personal and financial
uses.
1.4 Related Applications:
Durham Region Official Plan Amendment
Newcastle Official Plan Amendment
Courtice West Neighbourhood Plan Amendment . . . .2
REPORT NO. PD-61-92 PAGE 2
1. 4 Land Area: 3 . 3 ha. (8.0 acres)
2. LOCATION
2 . 1 The subject property is located in Part Lot 35, Concession 2,
Former Township of Darlington. The consolidated land holding
has frontage on the north side of Highway No. 2, the east side
of Townline Road North (Regional Road 55) , and the south side of
Nash Road. The land parcel includes the following municipal
addresses 1406 inclusive to 1414 Highway No. 2, 3 inclusive to
17 Townline Road North and 1403 inclusive to 1415 Nash Road.
3. BACKGROUND
3 . 1 The subject Zoning By-law Amendment and Site Plan Approval
applications were received by the Town of Newcastle Planning and
Development Department on January 10, 1992 . Applications for
amendment to the Newcastle Official Plan and the Courtice West
Neighbourhood Plan were submitted simultaneous to the rezoning
proposal. On February 3, 1992 Planning Staff received notice of
a Durham Region Official Plan Amendment as circulated by the
Region of Durham Planning Department.
3 . 2 The applicant proposes to develop a commercial plaza having one
main building mirroring the plaza on the west side of Townline
Road and a second separate building containing a drive-through
restaurant. The proposal surrounds the existing fuel bar/car
wash and the veterinary clinic on the corner of Highway No. 2
and Townline Road North. The total floor space proposed equals
8082 m2 (87000 sq. ft. ) . This includes a 3252 m2 (35000 sq.
ft. ) supermarket, 4552 m2 (49000 sq. ft. ) of retail floor space
and a 278 m2 (3000 sq. ft. ) take-out restaurant.
4 EXISTING AND SURROUNDING USES
4 . 1 The existing site is partially vacant and graded with
. . . . 3
� ° 1.
REPORT NO. PD-61-92 PAGE 3
residential dwellings remain on portions of the site fronting on
Townline Road North and Nash Road.
4. 2 Surrounding land uses are as follows:
South: Highway No. 2 existing commercial plazas and
residential.
East: existing residential structures and automobile
dealership on Highway No. 2 and residential
development on Bridle Court and fronting on the south
side of Nash Road.
North: existing residential dwellings fronting on Nash Road
and Townline Road North.
West: V-plus fuel bar and car wash, the East Oshawa Animal
Hospital Veterinary Clinic and commercial development
on west side of Townline Road north.
5 PUBLIC MEETING AND RESPONSE
5. 1 Pursuant to Council's resolution of July 26, 1982 and the
requirements of the Planning Act, the appropriate signage
acknowledging the application was installed on each frontage of
the subject lands. In addition the appropriate notice was
mailed to each landowner and tenant within the 120 metre
prescribed distance, as well as the City of Oshawa.
5. 2 Letters of concern regarding the proposal have been received by
the Town from neighbouring land owners. The issues raised by
the residents relate mainly to site plan issues, such as
location of delivery lanes between the commercial building and
their residential properties. The proposed location of garbage
dumpsters, the location of the drive through restaurant and the
lay out of the parking are all noted concerns. Issues of a more
general nature resulting from the proposed commercial
development include greater traffic congestion, increase of
. . . .4
€J0J
REPORT NO. PD-61-92 PAGE 4
crime and vandalism, increase noise, the potential of becoming a
hang out for school children and a decrease of market value to
existing residents.
6 OFFICIAL PLAN POLICIES
6. 1 Within the current Durham Regional Official Plan the subject
property is designated "Residential" . The predominant use of
lands so designated shall be for housing purposes.
6. 2 In the Durham Region Official Plan as adopted by Regional
Council on June 5, 1991, the subject property is designated
within the Sub-Central Area. The sub-central area designation
identifies lands on both the Oshawa and Newcastle side of
Townline Road at Highway No. 2 . Commercial floor space
development in the Courtice Corridor is permitted to a maximum
of 20, 000 m2 (215, 000 sq. ft. ) . Sub-Central areas are to be
planned and developed similar to, but generally smaller in scale
than, a main central area. Central areas are to develop as the
focal point of culture, art, entertainment and assembly through
the provision of public squares. They should be based on a mix
of uses and grid system of roads and walkways and have provision
for potential transit.
The applicant has filed an application for an Official Plan
Amendment with the Durham Region Planning Department. The
application is to permit the commercial development at the scale
proposed. Although the 8082 m2 of commercial floor area is
considerably less than the 20, 000 m2 of the sub-central area
maximum, the size of the proposed development would exceed the
commercial floor space allocated and would negatively impact
other lands commercially designated and undeveloped within the
sub-central area designation.
6. 3 The Town of Newcastle Official Plan, has recently been amended
. . . .5
'. 0 4
REPORT NO. PD-61-92 PAGE 5
through the Courtice West Corridor Study. The amendment as
approved by both the Town and Regional Council's designates the
subject property as "Residential" and "Gateway Commercial Area" .
The Official Plan Amendment dealing with the commercial
designation is currently before the Ministry of Municipal
Affairs for approval. The portion of the lands designated
gateway commercial area are further identified as Policy Area
"B" Special Purpose Commercial. Lands designated as such are
intended to serve the needs of residents on an occasional basis
with services and facilities which consume larger parcels of
land, are larger in floor area and require exposure to traffic.
The policies allow second storey office uses on lands that have
consolidated into parcels with greater than 80 metres of
frontage. In addition retail and personal service uses with
lessor floor area than the special purpose commercial uses may
be permitted to a maximum of 30% ground floor coverage. The
uses proposed through the application would not appear to be in
keeping with either of the current designations, hence the
application for amendment.
6.4 The Courtice West Neighbourhood Plan designates the subject
lands as Special Purpose Commercial and Medium density
residential reflecting the designations of the recent amendment
to the Town of Newcastle Official Plan (Courtice West Corridor
Study) . The proposal as submitted would appear to require an
amendment to the Neighbourhood Plan to a "General Commercial"
designation.
7 ZONING
7 . 1 The current zoning on the subject property is "Special Purpose
Commercial (C5) 11 , "Urban Residential Type One - Holding
( (H)R1) ", "Urban REsidential Type One (R1) " and "Urban
Residential Exception - Holding ( (H)R3-10) . The uses permitted
. . . . 6
,.; D,
REPORT NO. PD-61-92 PAGE 6
in the 1105" zone are generally in compliance with the Policy
Area "B" Special Purpose Commercial designation of the Gateway
Commercial Area policies. The uses permitted would typically
occupy larger tracts of land. The 11 (H)R1" zone would permit
single family dwellings and semi-detached/link dwelling units.
The 11 ( (H)R3-10) " permits duplexes, townhouses and apartments.
Both zones are subject to the removal of the 'Holding (H) '
provision. The proposal does not comply, hence the Zoning By-
law Amendment application.
8 AGENCY COMMENTS
8. 1 In accordance with departmental procedure the subject
application was circulated to a number of agencies and
departments for comment. To date comments remain outstanding
from the majority of the circulated agencies. The Fire
Department advised that the subject lands will be serviced by
Station No. 4 in Courtice and that should the application be
approved detailed plans will be required to ensure compliance
with Ontario Building Codes and Fire Codes. The Public School
Board advised they have no objection subject to sidewalks being
provided on the perimeter of the site.
9 STAFF COMMENTS
9. 1 The application for zoning by-law amendment proposes to rezone
the subject lands to permit 8082 m2 (87000 sq. ft. ) of
commercial floor space for retail, personal and financial uses.
Prior to implementation of an amendment to the comprehensive
zoning by-law, an amendment to both the Region and the Town's
Official Plan are required. Furthermore a neighbourhood plan
amendment is also required. These amendments must all be
approved prior to further consideration of the application for
Zoning By-law amendment.
. . . .7
506
REPORT NO. PD-61-92 PAGE 7
9.2 The applicant has submitted a market demand and impact analysis
prepared by Larry Smith & Associates in support of the
application. Staff have not completed a detailed examination of
the study at this early stage of review. The Region of Durham
Planning Department Staff have indicated that they will require
the applicant to pay for an independent peer review of the
report submit and further advise as to scale impact and
appropriateness of the development.
9. 3 Staff have several concerns with the appropriateness of the
application and the potential impact on current designated
developed and undeveloped commercial lands in Courtice.
However, these issues and others will be discussed in more
detail with the applicant following the peer review to be
conducted in conjunction with the Regional Planning Staff, as
well as a thorough review of the supporting documentation and
input from circulated agencies.
9. 4 With respect to the site plan, Staff will not carry out any
detail review until such time, if and when the principles of
development through the Official Plan Amendment is established.
10 CONCLUSION
10. 1 The purpose of this report is to facilitate the Public meeting
for the Zoning By-law Amendment only as required by the Planning
Act, to provide Committee and Council with some background on
the proposed application, and for Staff to advise of issues or
areas of concern regarding the subject application. A separate
public meeting dealing with the amendment to the Town's Official
Plan will be facilitated at a latter date as required by the
Planning Act. It is recommend the application be referred back
to Staff for further processing and a subsequent report upon
resolution of the above issues and receipt of all outstanding
comments and required revisions. . . . .8
REPORT .NO. PD-61-92 PAGE 8
Respectfully submitted, Recommended for presentation
to the Committee
Franklin Wu, M.C.I.P. Lawrence E Kotseff
DIrector of Planning Chief A i istrative
and Development Officer
CP*FW*cc
Attachments: Key Map
Site Plan
9 March 1992
Interested parties to be notified of Council and Committee's
decision:
Halloway Holdings Limited
177 Nonquon Road
20th Floor
OSHAWA, Ontario L1G 3S2
MAN
All
i
- �► �
w 'fF'
i
vv
NASH ROAD
..�
�
iii .
.SUPERMARKET 5 I❑O_ I�
33.=>F
s
DEVELOPMENT DATA:
C.R.U. 4 SET 35.000 S.F. 3251.6 S.M.
soAOn
C E 5 pE7Ail STORES 49.000 S.F. 45523 S.M.
£ ( �•--� RESTAURANT 3.000 S.F. 2W S.M.
TOTAL- 87.000 S.F. 8082.6 S.M.
EXISTING
KWGSWAY -"I
VILLAGE 0 PARKING PROVIDED: 496 CARS
C.R.U.
a
SITE PLAN
yNV3
FOG VV 2
PROPOSED SHOPPM PLAZA
NEW TOWNLINEROAD
NEW CASTLE" ONURW
FOR:VALIANT PROPERTIES
Pphoff ,��
. — 91104