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Home My WebLink AboutPD-4-89 DN: 12 5(0,) TOWN OF NEWCASTLE REPORT File # Res. # I By-Law # MEETING: General Purpose and Administration Committee DATE: MONDAY JANUARY 9TH. , 1988 REPORT #: * PD-4-89 FILE #: DEV 88-105 SUB-JECT: REZONING AND SITE PLAN APPLICATION - MIDWALSH/HILLHALL DEVELOPMENTS CO. PART LOT 35, CONCESSION 2, FORMER TOWNSHIP OF DARLINGTON OUR FILE DEV 88-105 RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-4-$9 be received; and 2. THAT the application submitted by Ron Strike of Strike and Strike on behalf of Midwalsh and Hillhall Development Companys to amend By-law 84-63, be referred back to Staff for continuous review and input to the Highway #2 corridor study currently underway, and to report back to General Purpose and Administration Committee when the study is completed. 3. THAT the applicant be so advised. 1 BACKGROUND 1.1 On September 22, 1988, the Planning Department received an application for Rezoning and Site Plan Approval submitted by Mr. Ron Strike on behalf of Midwalsh Developments Ltd. and Hillhall Developments Inc. 2. . s (a) REPORT NO.: PD-4-89 PAGE 2 --°------------------------------------------------------------------------------ 1.2 The application would seek to rezone a 2573.8 square metre parcel, currently zoned "Special Purpose Commercial (C5) " zone and is to meld with a 3846 square metre parcel presently zoned "General Commercial (Cl) zone, thereby creating a 8988.2 square metre parcel. The creation of this larger parcel would permit the construction of a 2541 square metre plaza, which would allow for the uses in the (Cl) zoning category. 2. LOCATION 2.1 The subject property is located on the southeast corner of Highway No. 2 and Townline Road, being Part Lot 35, Concession 2, former Township of Darlington. 3. SURROUNDING LAND USES 3.1 Directly to the north is a Petro Canada Fuel Bar, as well, on the north side of Highway No. 2 is situated a V. Plus fuel bar. The lands north of No. 2 are also the subject of appliation by Townline Centre Inc. for a 4780 square metres of retail commercial use and 870 square metres of office use, tabled by Council at the meeting of December 19, 1988. The lands to the east are also commercial, being the Biway/Valeo Plaza. The lands to the south are basically residential. The land to the west, being within the city limits of Oshawa, are also commercial with a small strip mall on the south side of No. 2 Highway and a larger commercial Plaza on the north side, where Zellers and Loblaws Groceries are the major anchors. 4. PUBLIC NOTICE 4.1 Staff would note for the Committee's information that pursuant to council's resolution of July 26, 1982 and the requirements of the Planning Act, the appropriate signage acknowledging the appliation was installed on the subject lands. 3. . . 5/� > REPORT 00. ; PD-4-84 PAGE 3 _______________________________________________________________________________ 5 CIRCULATION 5.1 In accordance with departmental procedures, the application was circulated to obtain oononeuto from other departments and agencies. Staff would note the following departments/agencies in providing cnnxneuto' offered no objections to the application as filed. Town of Newcastle Fire Department Ontario Hydro 5.2 The Town of Newcastle Public Works Department in reviewing the application noted an objection. The Works Department will be able to provide detail ( comments once o proposal for on site storm sewer system and connection has been reviewed. 5.3 Staff would note for the Committee's information that comments are still outstanding from the following departments/agencies. C.L.0.C.&. Regional Planning Regional Works Ministry of Transportation City of Oshawa / 6. COMMENTS The subject site is designated as "Residential" in the Durham Regional Official Plan. Notwithstanding, Section 8.3.2.2 permits existing special purpose commercial uses to be consolidated into a node. In situation such as this, minor expansion to the node can be entertained by local Council without an amendment to the Official Plan. Staff would note that the parcel is vacant, however on the parcel currently zoned CI is situated a sales office for Tribute Homes. This use is permitted on a temporary basis and will be removed by September 1989. Staff is not satisfied that the current proposal would conform to the intent of the Official Plan. REPORT NO. : PD-4-89 PAGE 4 ------------------------------------------------------------------------------- 6.2 Within the Town of Newcastle Official Plan the subject lands are designated as "Special Purpose Commercial" in the Courtice Urban Area. The Special Purpose Commercial uses shall serve the needs of area residents on an occasional basis with services and facilities which consume larger parcels of land and require exposure to traffic such as, and similar to, automotive sales and services, drive-in restaurants, motels, hotels, furniture and appliance sales. In that regard, the uses proposed are those uses that are considered personal services uses, meeting the needs of the residents on a daily basis. These uses would require a "Local Central Area" designation and a "General Commercial (Cl) zoning. Accordingly, an amendment to the Town of Newcastle official Plan and Courtice West Neighbourhood Development Plan is warranted. In addition to the above comments, Staff would note that Section 6.5.3 iii of the Town of Newcastle Official Plan states that council may require a Retail Market Analysis be carried out to justify a proposed commercial development and to evaluate the potential impact on existing and future development. Furthermore, Section 8.2.3.4 of the Durham Regional official Plan would require a retail analysis as well, for such purposes exceeding 1393.5 square (15000 square feet) of gross retail and/or personal service floor space in order to demonstrate the need for the use. This will ensure that the proposal will not jeopordize future commercial development in the Courtice Urban Area. 6.3 As the Committee is aware, the Courtice West Highway #2 Corridor Study is underway and will be examining land use designations and urban design matters associated with the development of this area. It is estimated that the study will be completed within 1989. 7. RECOMMENDATIONS Given the above-noted information, Staff would respectfully recommend that the application be referred back to Staff for further review in conjunction with the current planning study now underway for the general area. 5. . . ��"' ~r REPORT 0D. : PD-4-89 PAGE 5 _______________________________________________________________________________ Respectfully submitted, Recowmended for presentation to the Coonittee ~- h--J � __--_____-__ Fzanklio V�z' y�.C.I.P. Lawzeuff DirectVz of plaouiog 6 DemeIolnmeot Cbief tive Officer CBV*FW* 'ip *Attach. December 22, 1988 • -• , /► ' R ff► t s NASH RI Ifs � Am