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HomeMy WebLinkAboutPD-52-90 TOWN OF NEWCASTLE Y, ` t R—ARM REPORT File #60 _5�67. � Res. # By-Law # PUBLIC MEETING (MEETING: General Purpose and Administration Committee DATE: February 5, 1990 REPORT #: PD—52 —90 FILE #: SUB,ECT: REZONING APPLICATION - NOR-ARM DEVELOPMENTS INC. PART LOT, 9 CONCESSION 1, BOWMANVILLE FILE: DEV 89-131 (X-REF. OPA 89-94/N) RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD- 52 -90 be received; 2 . THAT Application to amend the Town of Newcastle Comprehensive zoning By-law 84-63, as amended, submitted by Nor-Arm Developments Inc . , be referred back to Staff for further processing and the preparation of a subsequent report upon receipt of all outstanding comments; and 3 . THAT a copy of Council's decision be forwarded to the interested parties attached hereto and all delegations appearing before Committee. 1. APPLICATION DETAILS 1. 1 Applicant: Nor-Arm Developments Inc . 1 .2 Owner: Nor-Arm Development Inc. 1. 3 Official Plan Amendment: From - Main Central Area "Medium and High Density" predominant use to an appropriate designation to permit a general commercial development. 1.4 Rezoning: From - "Neighbourhood Commercial (C2) " to an . . .2 ` 3 1 , REPORT NO. : PD- 52 -90 PAGE. . .2 appropriate zone to permit a general commercial development with 500 metre square total floor area. 1.5 Area: 1800 metres square 2. BACKGROUND 2 . 1 The Town of Newcastle Planning and Development Department were circulated an Official Plan Amendment for comment in September 1989 . The applicant is seeking to amend Schedule 7 .2 from the Main Central Area designation, Medium and High density predominant use area to allow the development of a General Commercial development. 2 .2 In November 1989, the Town of Newcastle Planning and Development Department received an application for Zoning By- law Amendment. The application submitted by Nor-Arm was to rezone a portion of the lands identified as Block 83 of proposed Plan of Subdivision 18T-88071, to allow a general commercial development. 2 . 3 The application was submitted requesting a zone change from "Urban Residential Type Three - Holding ( (H)R3) " to permit the general commercial development. Since the application was submitted, the rezoning application for the subdivision has been approved. This zoning amendment included Block 83 of the subdivision and zoned the subject lands as "Neighbourhood Commercial Holding ( (H)C2) " . 3. LOCATION 3 . 1 The subject property is located in Part Lot 9, Concession 1, former Town of Bowmanville. The subject property is on the north side of Highway #2 having approximately 36 .0 m frontage . . .3 5SD REPORT NO. : PD- 52 -90 PAGE. . .3 on said Highway. The subject property is located between St. George Street and Mearns Avenue. The application proposes to gain access from the road which is contained in the Town approved Plan of Subdivision 18T-88071 adjacent to said proposal. 4. EXISTING AND SURROUNDING LAND USES 4 . 1 The site is currently vacant of any structures . The area which is subject to rezoning is relatively clear of any vegetation and is presently housing a sales trailer for the proposed Plan of Subdivision ( 18T-88071) to the north. 4 .2 Surrounding Uses: East: the lands house the Strathaven Nursing Home South: is the Bowmanville Mall West: is Hendry apartment building North: are vacant lands which are Town approved for development as a Plan of Subdivision ( 18T-88071) 5. OFFICIAL PLAN POLICIES 5 . 1 Within the Durham Region Official Plan the subject property appears to be designated "Main Central Area" . Within said designation areas shall be planned and developed to provide a full integrated array of shopping, personal and business service, office, institutional, community, recreational and residential uses . The maximum gross retail and personal service floor area of the Main Central Area is to be 500,000 square feet. Staff are currently undertaking a commercial inventory study which will assist in determining well this application complies to the official Plan Policies . . . .4 536 REPORT NO. : PD- 52 -90 PAGE. .4 5.2 Within the Town of Newcastle Official Plan the subject lands are designated as Main Central Area, however, the site is in the "Medium and High Density Residential" predominant use areas on Schedule 7 .2 . The Town of Newcastle Official Plan Policies for the Main Central Area echo the policies stated in the Durham Region Official Plan. However, the policies further state that land use designations within the Main Central Area are known as "Predominant Use Area" . The Predominant Use Areas are outlined on Schedule 7 .2 and serve as a general guide for development. 6. ZONING 6 . 1 The present zoning as approved by By-law 89-204 in November 1989 is "Neighbourhood Commercial Holding (H)C2) " . The "C2" zone is permitted in areas designated "Residential" without Official Plan Amendment. The "C2 " zone permits commercial development which provide items of daily necessity for the residents of the neighbourhood. The proposed zoning would allow a much broader range of uses, not limited to "items of daily necessity" . 7. PUBLIC MEETING AND RESPONSE 7 . 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 application was installed on the subject lands and, surrounding property owners and tenants within the prescribed distance were advised of the proposal. Said report is to provide background information for the required Public Meeting. . . .5 53 / REPORT NO. : PD- 52 -90 PAGE. . .5 7 .2 To date letters have been received from a few neighbouring residents . The concerns noted are with respect to the location of the garbage containers for the commercial proposal. Residents of the Hendry apartment building fear these containers will be located adjacent the common boundary line, therefore facing the main entrance of the apartment building. To that end, a 10 foot (3 m) high privacy fence has been requested by the residents . Other concerns note traffic problems which exist due to the number of access points on Highway #2 and the impact this proposed commercial development will have. 8. COMMENTING AGENCIES 8 . 1 The Official Plan Amendment has been circulated by Regional Planning Staff to a number of agencies, including the Town of Newcastle. Staff undertook a similar circulation to the appropriate agencies and departments for the Zoning By-law Amendment application. To date, comments remain outstanding from five (5) of the circulated agencies . These include the Community Services Department, Central Lake Ontario Conservation Authority, Regional Public Works Department, Ministry of Transportation and Ministry of Natural Resources. 8 .2 The Town of Newcastle Public Works Department Staff provided no objection to the application provided the following conditions are satisfied. The applicant will be required to provide a road widening as indicated in the submission; the applicant is responsible for all costs ( 100%) of any works on King Street necessitated as a result of this development; that no entrance will be permitted to King Street from the proposed commercial development. . . .6 REPORT NO. : PD- 52 -90 PAGE. . . .6 8 .3 The Town of Newcastle Fire Department indicated the applicant must comply with all appropriate requirements of the Ontario Fire Code and Ontario Building Code. 8.4 Both the Newcastle Hydro and Regional Health Departments commented no objection to the proposal as submitted. 9 . STAFF COMMENTS 9 . 1 The residents predominant concerns relate to traffic congestion and safety of added intersection on Highway #2 . They claim Highway #2 is too busy an artery to add further traffic too. The Newcastle Official Plan Schedule 7 .4 identifies Highway #2 as Type "A" arterial road. Arterial roads shall function primarily to facilitate inter-area or through traffic within the Region and the Town. 9 .2 The concern over fencing and garbage container location shall be reviewed in conjunction with Town policies and guidelines, this includes the Town's Landscape Design Guidelines for Site Plan which are in the process of being finalized and will be brought before Council for adoption. 9 .3 Greater Site Plan details will be required in order to properly review this application. This includes drainage and grading plans, detail landscaping plans, building elevations and location of refuse containers and loading spaces . 10. CONCLUSION 10 . 1 The purpose of this application is to provide background information for Committee's review and a status report on the application. As noted in the report a number of agency . . . 7 539 REPORT NO. : PD- 52-90 PAGE. . 7 comments remain outstanding, a number of issues and concerns have been identified, which the applicant must provide further information. In consideration of the above, it is recommended the subject application be referred back for further processing and a subsequent report upon receipt of all outstanding comments . Respectfully submitted, Recommended for presentation to the Committee Franklin Wu, M.C.I.P. 4�Chief otseff DIrector of Planning trative and D evelopment cer FW*CP*df *Attach 29 January 1990 INTERESTED PARTIES TO BE NOTIFIED OF COMMITTEE AND COUNCIL'S DECISION: Hendry Investments Limited 252 King Street East, Apt.601, Bowmanville, Ont. L1C 1R1 Mary C. Chapin 252 King Street East, Apt.303, Bowmanville, Ont. L1C 1R1 Marjorie McGregor 252 King Street, Apt.402, Bowmanville, Ont. L1C 1R1 Nor-Arm Developments Inc . 1110 Sheppard Avenue East, Suite 500, Willowdale, Ont. 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