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HomeMy WebLinkAboutPD-223-89DN: dORRID TOWN OF NEWCASTLE REPORT File # a ;7.- /(;' , i Res. # By-Law # MEETING: General Purpose and Administration Committee DATE: Monday, September 18, 1989 REPORT #: PD-223-89 FILE #: PLN 12.4 SU&JECT: COURTICE WEST HIGHWAY NO. 2 CORRIDOR STUDY - PHASE 1 FILE: PLN 12.4 NOTE: PLEASE BRING COPIES OF PHASE 1 REPORT TO THE MEETING RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-223-89 be received for information. 1. BACKGROUND 1.1 The Phase I Report of the Courtice West Highway # 2 Corridor Study was presented to General Purpose and Administration Committee on July 17, 1989. Staff were authorized by Council to notify landowners in the Study Area and invite public comment on the document. Furthermore staff were authorized to convene a Public Hearing at the earliest possible opportunity. 1.2 The Phase I Report provides background information on the Study Area and an analysis of the forces affecting land uses under consideration. A draft land use concept was presented for discussion purposes. The land ...2 546 REPORT 00.: PD-223-89 PAGE 2 use concept in the Phase I Report was prepared on the basis of the following goals: I. To develop asagateway to the Town of Newcastle and the Courtice Urban Area 2. To develop and reinforce the identity of Courtice as a distinct community 3. To ensure comprehensive integrated development 4. To ensure that the full development of a Coortice "Community Centre" is not jeopardized 5. To attract development which will enhance both retail and office job opportunities 6. To minimize future traffic congestion along the Biolnxav # 3 corridor area 7. To minimize conflicts between pedestrians and cars 8. To optimize development potential of interior lands behind existing developments. 1.3 Two fundamental issues emerged in the Phase I Report. Fizotly,Courtice West Corridor will be an important gateway to the Town of Newcastle and to Coortice. It nmnt be redeveloped in an integrated fashion to reflect the highest quality environment possible. An important aspect of achieving an integrated environment is the consolidation of smaller land holdings into larger parcels. The second issue is the Town's desire, expressed through its nIaouiog documents for over 10 years, to create e Conztime nCcxnovuoity Centre" at Tzull/s Road/Highway 4 2. This is to be the focal point of Coortice. Given the extent of commercially designated land in the CoortiVe West 8iobvzav # 3 Corridor, it is possible for the Corridor area to usurp the predominance of the future "Community Centre". There must remain certain constraints on the type and magnitude of commercial activity in the [bortioe West Biolmvay # 2 Corridor. REPORT 0O.: PD-223-89 PAGE 3 2. PUBLIC SUBMISSIONS 2.1 Public Notice was mailed to all landowners in the Study Area and those surrounding landowners within 150 metres of the Study Area boundary. & number of landowners within or near the Study Area made submissions on the proposed Land Use Concept. These are summarized below and form Attachments # 2 of this Report. (i) Mr. Raymond Cooke 48 White Cliffe Drive (ii) TVvmzIime Centre Inc. c/o Glen Ceuge' Greer-Galloway 605 King 8t. E., Oshawa, Ontario (iii) Edward Whiting Kingvar Motors Ltd. (iv) Midwalob-BiIlball Depv. Ltd. c/o Ron Strike 73 King St. W., Bowmanville Objection to B1ob Density Block south of Biobvmav # 2, west of Farewell Creek. Generally supportive of the land use concept but request that the northeast corner of their holdings be designated for retail ooea rather than low density residential. TovmnIioe Centre Inc. agrees that the ideal scenario would see the relocation of the existing \/ DIos Service Station but state that this is not practical nor acbieveeble. Object to the "Office" use ohnomz on the south-west onzuez of Highway # 2 and Darlington Blvd. Wishes to see these lands for retail commercial uses with offices on the second floor. Object to inclusion of Midmalsb- BiIlbaII site within Study Area and the "arbitrary restriction" placed on allowable floozaDaoe. Request recognition of 27 000 sq. ft. retail facility on their site. 1 O ��O `/ REPORT 0O.: DD-223-89 (v) T.M.J. Rvtzmiuoki 44 White Cliffe Dr. (vi) Alnioe Construction Ltd. c/o John Clarke 3. AGENCY COMMENTS PAGE 4 Object to "High Density Residential" block on lands south of Biolmvav #2, west of Farewell Creek. Suggest zedeoiguatiog these lands for Imv or medium residential use. Agree with other components of Land Use Concept. Object to mixed-use commercial designation. Wish to retain existing "Special Purpose Commerical" Official Plan designation and oC5n Zoning on lands owned by Aloise Construction. 3.1 The following agencies commentedthat -they either had no objection or no comment with respect to the proposed Land Use Concept: - Town of Newcastle Fire Department - Public School Board - Separate School Board. 3.2 The Central Lake Ontario Conservation Authority requested that the floor prone lands be recognized aoa development constraint on the proposed "Office" block on the Oshawa Motor Court Motel site. C.C.O.C.&. also commented that the nBiob Density Residential" block no the south side of 8igbvmsv # 2 should not extend beyond the top-of-bank of the Farewell Creek valley. 3.3 The Ministry of Natural Resources noted that the Farewell Creek flcmva into the Oshawa Second Bersbv a provincially significant wetland. In order to protect the creek and the wetland from water quality ...5 J1/ ��O REPORT NO.: PD-223-89 PAGE 5 degredation, the Ministry recommends that certain measures beundertaken to avoid sedimentation. In particular, the ministry suggests that the Town consider the importance of maintaining the area in a natural, undisturbed state. 3.4 Comments have not been received from the following departments or - Town of Newcastle Community Services Department - TVvml of Newcastle Public Works Department - Region of Durham DIaouiug Department - Region of Durham Works Department - City of Oshawa - Ministry of Transportation 4. SUMMARY AND CONCLUSION: This report has been prepared for the purposes of the Public Hearing. It provides Members of Committee with the onomxeuto of agencies and interested parties which have been received to date. Staff will proceed to complete the remaining phases of the Study in consideration of the public input and the comments of the various circulation agencies. Respectfully submitted, dwt/4--� att"J Franklin Wu' y{.C.I.P. Director of Planning 6 Development DC*FW*cc *Attach. September 7^ I989 F C0 J�U Recommended for presentation to the Committee 7- ------------ Lawrence / �otoeff Chief Anio��trative Officer TO: The Town of Newcastle - Planning Department .RE: Report #1 of the Courtice West Highway #2 Corridor Study PURPOSE: To file a Notice of Objection to the High Density Residential Zoning for the area south of Highway #2 and Old Kingston Road on the west bank of Farewell Creek REASONS: 1. Environmental Concern Low density development is preferred adjacent to the Creek Valley in order to preserve as much as possible the natural habitat of numerous birds and various wildlife. 2. Access to schools, parks, etc. would require that children would have to cross Highway #2 which is only going to get busier. 3. Proximity to Schools, 401, and proposed GO Station would be desirable for High Density Residential Development. Please consider carefully what the impact on this Creek Valley any future development may have. AUG 22 1989 TOVIM OF NEWCASTLE PLANNI ;�EPAR. ---� Sincerely, Raymond J. Cooke 48 White Cliffe Drive Bowmanville L1 E I•T2 552 i ( , Gfeer GgIIOWgy Engineers Planners Group , Inc.. August 24, 1989 Mr. Franklin Wu, M.C.I.P. Director of Planning Town of Newcastle Planning and Development Department 40 Temperance Street Bowmanville, Ontario L1 C 3A6 Dear Sir: AUG ,25 1989 TOVIN OF Re: Courtice West /Highway No. 2 Corridor Study Phase 1 Report Our File No. 89 -0 -8033 The Greer Galloway Group Inc. has been retained to represent the interests of Townline Centre inc. and Mr. Steve Komazec with respect to their 1.57 ha (3.9 ac) land holding north- east of the intersection of Highway No. 2 and Townline Road within Block A of the Courtice West /Highway No. 2 Corridor Study. The purpose of this letter is to respond to your Department's request for comments on the above noted Phase 1 Report and to advise that we will be in attendance to address the public meeting on September 18, 1989. Our clients generally support the proposed land use concept for Block A that designates the lands northeast of the intersection of Highway No. 2 and Townline Road for retail /office commercial uses with a floor space limitation of approximately 50,000 square feet for the retail component. However, it is requested that considera- tion be given.to a minor modification to the proposed land use concept*as it relates to the northeast corner of our client's land holding. It is recommended that the retail/ office commercial area be. squared off to include our clients lands in that area. The be modification is shown on the attached photocopy of the Land Use Concept. This modification will facilitate a redesign of our client's retail /office proposal necessitated by the loss of a parking area that on our client's current proposal extends into lands that are now designated in the study for medium density residential uses. It is our contention that the addition of this commercial area will not jeopardize the study recommendation to terminate Bridle Court in a cul -de- sac. The attached photocopy of the study Land Use Concept also shows a schematic design for the cul -de -sac. 5 _ ... 2 C� Mr. Franklin Wu, M.C.I.P. Paqe 2 Section 2.1 of the Land Use Concept indicates that .. "Focal points of visual interest and major activity are to be created at the intersections of Highway No. 2 with Townline Road" ... and 2.1 i) indicates that the north- east corner is to be developed for .. "retail /office development which would incorporate the corner properties including a portion of the Townline Centre proposal ". Section 2.2 also indicates that the V Plus Service Station on the northeast corner should be relocated to an interior portion of the block face. Our clients are in support of the study's contention that the northeast corner should be a focal point of visual interest to form a gateway entrance to the Town of Newcastle from Highway No. 2. However, we are of the opinion that this ideal scenario of relocating the service station off the corner and integration of these lands with our client's proposal may be too impractical to implement. This is particularly the case given the fact that the Town has recently concluded the planning for this corner by executing a site plan agreement with the service station owner giving him the right to redevelop the service station and to add a car wash to the site. Townline Centre Ltd. has approached the owner of the service station regarding the purchase or relocation of the service station,however the owner has expressed no interest in moving off what he considers to be a very strategic location for his business. We would suggest that the aforementioned sections in the study as they relate to the northeast corner of Townline Road and Highway No. 2 should be reviewed for their practicality of implementation such that a revised submission on our client's lands, once the overall study has been concluded, will not be tied to an unachievable integration with the corner property. It is our hope that Newcastle planning staff.and the Town Council will give serious consideration to the foregoing comments as input to the Courtice West /Highway No. 2 Corridor Study and that the Phase 2 and 3 Reports will be forthcoming as soon as possible. We look forward to working with your staff and the Newcastle Council in the development of a prestigious commercial facility on our client's lands that will be worthy of its prominent location. ... /3 554 Mr. Franklin Wu, M.C.I.P. Page 3 Should you wish to discuss any of the foregoing, please do not hesitate to contact the undersigned. Yours very truly, THE GREER GALLOWAY GROUP INC. Engineers and Planners w ... ;tiiiti• t Glenn J. Genge, B.E.S. Oshawa Branch Manager GJG /sa 555 August 24, 1989 The Corporation of the iY� Town of Newcastle t��� `'"� Planning & Development 40 Temperance Street A�� 28 19x9 BOWMANVILLE, Ontario L1C 3A6 �r y O; H? YSTI Att : David J. Crome pLAf i�ING D PnpzihENT Manager of Strategic Planning RE: Report #1 Courtice West Highway #2 Corridor Study Dear Mr. Crome; I am the owner of the North West corner of Varcoe's road and highway #2 and South West corner of Darlington and highway #2. The south property is of concern. I have owned this property since 1972 with the intentions of a retail /office Commercial Development. Your proposed land use shows for office use only. The general concept I proposed is Retail stores with office's on the upper level. Perhaps the.main store being a drug mart with adjoining office entrance to the upper level being that from Darlington Blvd. to Townline being of mainly Commercial Retail. My submission to your office is that the need for office is not that of Commercial Retail. In my opinion, a Professional or Medical building nearing a Residential area such as indicated in the Centerfield Dr. and highway #2 area would be more appealing to the need's in the area. I will be attending the public meeting should there be any questions to the above on September 18, 1989. at 9:30 a.m. 5 57 1 ........ ( 2 ) ....... In closing, I remain, Yours truly, �t • �-�- `'lam.' `- -�--_` Edward Whiting 1 558 tQ �L '^t 9 ro O a A3 t� Q s-h 0 (D to r+ w:• ,r.; O 0 O V � 0 r.� E D QN np II fN►t r rn D { m � rn � N m � n A � m0 A O 0g m rD~ � ,>:* �o N Gy N o pr my m K zm =ar- :jz o 0 o r>- z N p -n :-➢ � g ROAD :'•,<;•'•'': f:, �; }fir,;•, • ►.aa.a� � �� • ►aiaa� ROAD 55� :'•,<;•'•'': f:, �; }fir,;•, 55� N Strike Salmers and rurlon g Barristers & Solicitors Zenovi T. Salmers, Q.C. A. Alan H. Strike, Q.C. Allan W. Furlong David W. E. Salmers Ronald R. M. Strike Dan M. Strike W. Ross Strike (1895 -1987) August 28, 1989 Mr. Frank Wu Planning Director Town of Newcastle Dear Sir: Re: Midwalsh /Hillhall Developments Ltd. Your File 1 88 -105 Courtice West /Highway 12 Corridor Study Reply to: Boimianville HAND DELIVERED V -... ' -- , `, h •' 1, : �. � ,� �� _� d AUG 28 1989 OF NEWCASTLE NMRIPAHNT Pursuant to our application we understand that most comments from the circulated agencies have been received and anticipate a report in the immediate future. Further to our attendance before the General Purpose and Administration Committee on January 9th, 1989, members of the Committee clearly supported the processing of this application and the application was not to be delayed by the proposed interim control by -law or the Corridor Study. The bulk of the subject site, 0.95 acres is already zoned C -1 and the application before you is to re -zone 0.63 acres from C -5 to C -1. The total retail square footage would be approximately 27,000. In reviewing your Phase 1 Report of the Courtice West /Highway #2 Corridor Study, we find that our site is included in the Study and that secondly, an arbitrary restriction is placed on the allowable retail space. The subject site is located in Block D of the said Study. Figure 8 proposes that Block 8 have a maximum of 70,000 square feet of retail space. Recognizing that the existing retail space totals approximately 53,000 square feet, the residual retail space left which is being proposed by the Study is 17,000 SF for our site. We object to the inclusion of the subject site in the Corridor Study and strenuously object to the proposed restriction of retail space in Block D. We submit that any identification of proposed retail space square footage in Block D should reflect and include our application for a 27,000 square foot retail facility. We trust that the proposed retail square footage for Block D will be amended to reflect the inclusion of our application. 38 King Street West, 55 William Street East, McLaughlin Square, P.O. Box 7, Bowmanville, Ontario, L1C 3K8 P.O. Box 2096, Oshawa, Ontario, UH 7V4 416 -623 -5791 Fax 416 - 623 -8336 560 416 -723 -1101 416- 723 -4634 Fax 416 - 723 -1157 Page 2 I wish to appear as a delegation at the General Purpose and Administration Committee meeting of September 18, 1989, and request that I be included on the agenda therefore. Yours very truly STRIKE, SALMERS and FURLONG Per: /)/,—) Ronald R. M. Strike RRMS /bjs Encl. cc - Tribute Corporation Lucy Stocco (by fax) 561 Clarke/ Freeman /Miller BARRISTERS AND SOLICITORS September 6, 1989 DELIVERED Corporation of the Town .of Newcastlei 40 Temnerance Street:..: rec wit CI;AR.�E /FREE MAN/MI LLER Forester.House, 789 Don Mill, s Road, Suite 310, Do1'Mt11s;r:Ontario 3C 1T5 Telephone 416 -422 1 566 ;.eleFax 416= 4221067.` C August 24, 1989 Director of Planning and Development T.M.J. Rytwinski The Town of Newcastle 44 White Cliffe Dr. 40 Temperance Street Bowmanville, Ontario Bowmanville, Ontario LZE IT2 LZC 6A3 Dear Sir: Re: Land Use Concept - Courtice West Highway No. 2 Corridor ----------------------------------------------------- - - - - -- With regard to the above - mentioned Land Use Concept, I take this opportunity to compliment your Department on what I view to be, for the most part, a well thought out and comprehensive plan for the area. I do, however, have concerns regarding the proposed use of lands, situated south of Highway No. 2 and adjacent to Farewell Creek, which have been designated for a high density residential use. I feel very strongly, that such a use would create a great deal of traffic congestion on an already highly- travelled road, and more importantly, would infringe on the privacy of residents on Cherry Blossom Crescent, Old Kingston Road and White Cliffe Drive. Additionally, the entire area is very much a rural /residential area, and while I appreciate the need for a retail /commercial component, I feel that a high density residential tower would significantly detract from the current environment which I, as a resident, greatly enjoy and prefer to maintain. Accordingly, I suggest that thought be given to redesignating this piece of land for low to medium density residential use. By so doing, I feel that the aesthetics of the entire area would be maintained, the privacy of existing residents would not be adversely affected, and that a low to medium density residential component would best be suited to taking advantage of, and complementing, the natural beauty of the adjacent creek valley. Yours truly, I U11 ' AuG 29 �g69 bT ri PLq;V�,t;:;; Dot �.;ZTPnEt�S y 563 cc: Mayor Marie Hubbard Councillor Larry Hannah Councillor Arnott Wotten