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HomeMy WebLinkAboutPD-163-90 TOWN OF NEWCASTLE N: COURTICE.GPA REPORT File #/ • �� � � Res. # �E: =�• By-Law # P U B L I C M E E T I N G MEETING: General Purpose and Administration Committee DATE: Monday, May 7, 1990 REPOT #: PD-163-90 FILE #: PLN 12 .4 SLMECT: COURTICE WEST HIGHWAY NO. 2 CORRIDOR STUDY FILE: PLN 12.4 RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-163-90 be received; 2 . THAT the Courtice West Highway No. 2 Corridor Study be received; 3 . THAT the recommendations contained in the Courtice West Highway No. 2 Corridor Study be brought to Council at such time as the amendments to the planning documents are considered; and 4 . THAT the interested parties listed in this report and any delegation be advised of Council's decision. 1. BACKGROUND 1. 1 On March 26, 1990, Council authorized Staff to convene a Public Information Centre in Courtice West Highway # 2 Corridor Study and proposed amendments to the Town of Newcastle Official Plan, the Courtice West Neighbourhood Plan, and the Town of Newcastle Comprehensive Zoning By-law 84-63 . The Public Information Centre was held in Courtice Secondary School on Wednesday April 11, 1990 between 5 and 9 P.M. Approximately 80 persons attended the evening including representatives of development interests in the Study Area. Persons attending were invited to complete comment forms or mail in responses . REPORT NO. : PD-163-90 PAGE 2 1.2 As a result of this input Staff have completed the third phase of the Study. The "Courtice West Highway No. 2 Corridor Study: Recommended Land Use Plan and Urban Design Concept" is submitted under separate cover for the review of the General Purpose and Administration Committee. 1. 3 In accordance with Council 's resolution of March 26 , 1990 a Public Meeting on the results of the Corridor Study has been advertised in the local newspapers and through notices mailed to all landowners in the Study Area and within 120 metres of the boundaries of the Study Area. 2 . SUMMARY OF THE STUDY 2 . 1 The preparation of the land use plan and urban design concept was formulated on the basis of the original eight goals identified in earlier phases of the Study as follows: To develop as a gateway to the Town of Newcastle and the Courtice Urban Area. To reinforce the identity of Courtice as a distinct community. To ensure comprehensive integrated development which is visually attractive and provides nodes of architectural interests . To ensure the full development of a Courtice "Main Central Area" . To attract development which will enhance both retail and office job opportunities . To minimize future traffic congestion along the Highway No. 2 Corridor area. To minimize conflicts between pedestrians and cars . To optimize development potential of interior lands behind existing developments . 2 .2 The Concept Plan for the Courtice West Corridor Area proposes a linear mixed-use activity area at the entranceway to the municipality. The land uses and urban design concept will emphasize the following elements : . . . . 3 � 7 JJ � REPORT NO. : PD-163-90 PAGE 3 The "Gateway" to the municipality is at the Townline Road intersection. This area should be enhanced to provide an arrival/departure experience to the greatest extent possible. A "Focal Point" for the area should be developed at the intersection of Highway No. 2 with Varcoe Road/Darlington Boulevard. This should be emphasized with siting, massing, design and scale of buildings at this intersection. The "Image" for the Corridor Area should convey a sense of integration, urban identity and high quality development. This includes the design of the buildings with special attention given to landscaping elements . The image would convey an urban intensity and not that of a highway commercial strip. 2 . 3 The Commercial nature of the Corridor Area is confirmed but upgraded to allow higher order commercial services. Nevertheless the overall commercial floorspace will be restricted to 20,000 sq. metres. The retail floorspace will be limited by encouraging as much office space as possible and introducing a mixed-use designation with a substantial residential component. The many small residential parcels will be required to consolidate into parcels of substantial size to permit proper siting of buildings, integrated design and limited access points . 2 .4 Urban design guidelines and new policies for landscaping encourage an enhanced image for the area. The "highway commercial strip" character will be replaced with an urban character through reduced setbacks, buildings massing and human scale design features that encourage and promote pedestrian activity. The Concept Plan (Attachment #1) will serve as the basis for the planning documents and as a general guide for the preferred development of the area. It is not a detailed blueprint for the area and avoids the many details of local project design. It seeks to permit flexibility for site-specific initiatives provided the intent and purpose of the policie, -le followed. . . . .4 REPORT NO. : PD-163-90 PAGE 4 2 .5 The Development Concept proposes a number of changes to the current land use plan articulated in the Town of Newcastle Official Plan and the Courtice West Neighbourhood Development Plan. In preparing this plan, fifteen redevelopment blocks were identified and examined. These blocks require consolidation and in some cases, individual land parcels are required to be reconfigured to achieve suitable development blocks . In particular, the north side of Highway No. 2 between Townline Road and Varcoe Road was problematic due to the varied depth of the properties . As much as possible a uniform depth was maintained so that the internal lands could develop through an extension of the existing street. In order to achieve a consolidation of the existing smaller parcels, this minimum frontage for a commercial parcel shall generally be 80 metres . 2 . 6 The transportation plan for the area includes the following components: Minimum spacing for private commercial entranceways at 80 metres (with the exception of service stations) unless there are circumstances which make such a provision impractical or not possible to implement precisely. service lanes of 8 metres width to be provided for internal traffic circulation at the rear boundary of the properties between Varcoe Road/Darlington Blvd. and Townline Road. 3 . PUBLIC SUBMISSIONS 3 . 1 Residents and landowners were invited to submit written comments on the proposals for the Courtice West Corridor Area. The summary of the comments and the written submissions are attached. 3 .2 Residents were generally pleased with the proposed future planning for the areas abutting Highway No. 2 . Some residents did not want any plazas and some expressed concern with regard to mixing D . . . .5 REPORT NO. : PD-163-90 PAGE 5 residential uses with commercial uses . There was general support for building heights of 3 to 5 storeys at the Primary Node at the Darlington Blvd. /Varcoe Road intersection. The major concern of residents on Darlington Boulevard was the location of a proposed neighbourhood park. Five residents on Darlington Blvd. opposed a park in this location while one resident supported it. The owner of the major vacant parcel in the area, Delbert Development Corporation, also opposed the park in this location and indicated that their firm intends to build medium density housing in this location. Other concerns raised by residents included: - rapid pace of development - introduction of medium density residential uses on Townline Road - adequacy of schools to handle additional housing - signalization of Darlington Blvd. intersection. - ensuring adequate sidewalks and walkways 3 . 3 Residents were pleased with the Streetscape Plan but were concerned that the landscape improvements would raise taxes . It is intended that the streetscape plan be implemented primarily through site plan agreements, and as such, a major portion of the cost will be borne by those seeking redevelopment. Some public expenditure would be required for the entrance feature and some other improvements . 4 . COMMENTS AND CONCLUSIONS 4 . 1 The Courtice West Highway No. 2 Corridor Study (provided to members of Council under separate cover) , contains seventeen recommendations related to amending the planning documents, urban design guidelines, roads and traffic, implementation and further work. In light of the variety of recommendations, it is appropriate that the various commenting agencies have the opportunity to provide further input. Furthermore, it is . . . .6 . 0 REPORT NO. : PD-163-90 PAGE 6 anticipated that there will be verbal and written submissions presented at the Public Meeting which will require further review. Consequently, it is recommended that General Purpose and Administration Committee and Council receive the report "Courtice West Highway No. 2 Corridor Study: Recommended Land Use Plan and Urban Design Guidelines . " The seventeen recommendations will be brought back to Council at such time as the planning documents are brought forward. It is anticipated that this could be scheduled for the General Purpose and Administration Committee prior to summer recess . 4 .2 Additional parkland is necessitated by the introduction of additional population in the Highway No. 2 Corridor Study Area. It is Staff's intention to review park requirements for Neighbourhood lA (the area north of Highway No. 2) in conjunction with the draft neighbourhood plan for the lands bounded by Varcoe Road, Nash Road, Townline Road and Adelaide Avenue extension. Given the concern of local residents and the developer with regard to the proposed park off Darlington Blvd. , it is recommended that the consideration of the park site for Neighbourhood 1B be deferred at the present time to allow Staff time to review the concerns of the developer and the residents . Staff would then consider the park location in conjunction with a review of park requirements for the entire neighbourhood. 4 . 3 Staff will proceed to prepare "Landscape Design Guidelines for Site Planning" and present this concurrently with the next report on the Courtice West Highway No. 2 Corridor Study. � -) 7 . . . . 7 REPORT NO. : PD-163-90 PAGE 7 Respectfully submitted, Recommended for presentation to the Committee Franklin Wu, M.C. I.P. La Chief Kotseff Director of Planning Chief A Znistrative and Development Officer DC*FW*cc *Attach 2 May 1990 Interested parties to be notified of Council and Committee's decision: Kingvar Motors Limited 1428 King Street East Oshawa, Ontario. L1K 1A4 Mr. Bob Hann Valiant Property Management 177 Nonluon Road, 20th Floor, Oshawa, Ont. L1G 3S2 Wayne J. Bolahood Quantum Homes Ltd. 10 Mary Street South, Oshawa, Ont. L1H 8M3 Landawn Shopping Centre Ltd. 11 Polson Street Toronto, Ontario. M5A IA4 W. Kay Lycett Barrister, solicitor Box 87, 5367 Main Street Orono, Ont. LOB 1M0 D. G. Biddle & Associates 96 King Street East Oshawa, Ontario L1H 1B6 Mr. Larry Gold Walker Fox Gold & Schwarz 2040 Yonge Street, Suite 300 Toronto, Ont. M4S 1Z9 Aloise Construction Ltd. P.O. Box 2399 Oshawa, Ont. L1H 7V6 . . . .8 REPORT NO. : PD-163-90 PAGE 8 Marc Riva 11 Colborne Street West Oshawa, Ont. L1G 1L3 Andrew Percewicz 19 Cherry Blossom Crescent Bowmanville, Ont. LlE 1G9 Glenn Genge Planning Consultant, Greer Galloway Group Inc . 650 King Street East, # 217 Oshawa, Ont. LlH 1G5 Val Choloniuk Valeo Draperies 1145 King Street East, Oshawa, Ont. L1C 3K2 John M. Clarke Clarke Freeman Miller, Solicitor, 789 Don Mills Road, #310 Don Mills, Ont. M3C 1T5 Margaret Noble 45 Darlington Blvd. S . Oshawa, Ont. L1K 1A5 Raymond J. Cooke 48 Whitecliff Drive Bowmanville, Ont. LlE 1T2 John Wilson 1421 King Street Oshawa, Ont. L1K lA3 Theodore Filntissis Peter Floros Andreas Galanis 1269 Danforth Road Scarborough, Ont. M1J 1E6 T.M.J. Rytwinski 44 Whitecliffe Drive Bowmanville, Ont. LlE 1T2 Mr. & Mrs. Gordon Baker 11 Darlington Blvd. S. Oshawa, Ont. L1K 1A1 Mrs . Ella Dawson Mr. Ken Dawson 7 Darlington Blvd. S. Oshawa, Ont. L1K 1A1 539 REPORT NO. : PD-163-90 PAGE 9 Garnet Tubb 11 Old Kingston Road R.R.#6 Bowmanville, Ont. L1C 3K7 Mr. & Mrs . Shearing 1411 Nash Road Oshawa, Ont. LlK 1A5 Ronald R. M. Strike Strike, Salmers & Furlong 38 King Street West P.O. Box 7 Bowmanville, Ont. L1C 3K8 Delbert Development Corporation 5460 Yonge Street Suite 212 North York, Ont. M2N 6K7 Glen White 11 Bridle Court Bowmanville, Ont. LlE 2B1 David Fine 4300 Steeles Ave. W. , Unit 17 Woodbridge, Ont. L4L 4L2 Gordon J. Dinning R.R.#3 Nash Road Bowmanville, Ont. L1C 3K4 Mr. & Mrs . Tom Reynard 11 Kingsway Gate Bowmanville, Ont. LlE lYl A. Appleby 41 Cherry Blossom Crescent Bowmanville, Ont LlE 1G9 Glennys Simmons 41 Old Kingston Road R.R.#6 Bowmanville, Ont. LlC 3K7 Mr. E. Coke 14 Darlington Blvd. Oshawa, Ont. LlK 1A2 Tom Hodgins 15 B Darlington Blvd. , Oshawa, Ont. LlK lAl ) T . . . . 10 REPORT NO. : PD-163-90 PAGE 10 Pierre L. Deshommes 17 Bridle Court Bowmanville, Ont. L1E 2B1 Sandra Boyde 39 Darlington Blvd. S. , Oshawa, Ont. L1K lAl Figure 9: G»TNE.r G.vvOSY.9PE f7tEA7'MF�T MEViu�y nF�vS/Ty�pEsioEX�7AL Concept Plan MIME- (76WNNOUSES�WACK-VP AP�s'� s�/�_� f— � � _ -����Q.-- - -�---- ------ --.•- � - w --...ter- --•r- -- - ---r.•- -�t�` •W� (l'�J 100 L fto Em sit i \ •° S� �jJ o- ,, , �; Iuttninnilll11tt11IIggiWlllnll/ � ©����,■.■�' �( I ��E:7Q��1]EHIi7ta13 ka — / ■- . ✓ `�-°''='�,e,._/�!t-u F�Y77PANGE FERT//RE l UOUi/ D e�E \ -'_� � STJPEET T.TEE�LANY/N6 I • ! o�"'� „A��., /I171 7l 11ll7177tIf7fttflln111lilllfryfll �y�rT � o � ■� T a �� - a•� -- '-• , .:;:tom,,., u����v� ! ��]Q_..O � - , ■ ,�siE =`�'> ... rr4tt(uunuumfnl 25 / «�a +�� care - ! p,•.:},� ❑ h� {owl 'i Tw�v,. �;.� •'v,G � ��� ��— i �, s. �/A'/7EO Acz'ESS POIa'T.5'>il �l ;��.:i N_' '�:, ��y \ ``� p`o•°'��l i °.�• t //iii "�-'` ��ti c `i7 H16NWA ! '•���'fX i a iv: •�9 � Y �2 :O nrrrnttrlwttrnrtt ��' Q � .� rr`�rlrnllll7/`-1lrrn xr." _ ''}'�' � �y • � � nrrmnurnrtt 9rxvv ••� _ • ADO/T/dV ANP OOOIIIJJJ •w a° �.. O •r. RE.YOYA7701V OF „ D o - • �c• CQTNE.0 �l EX/STING PL.9Zq �' . .` .�e 'Xt.I..YOSriC�E BYICY/AAGE/MAPO✓En/fit'TS N ,6 f ` •`. L; •_ N97LRAL TD fJP//�JfI�PY MOLL: � •G'c_° l / •S77fEtTFQD.Y7^SU/GP/N65 �• O � � - o -EX/ST/NG BC//L 17/Nlrs •APG7Y?ECTY/fE FoeAL PeucT �` to o° so fill, t nj;7r�< •auiGP/Ni NF✓GAT3^SS7'dpEys 4 •"� _-- -%�"Y '�����'� N�W 8U/LD/N�s w• INCYVD/HaG PLNMERS BE.t�•.VES/ �'��_��x „Y�`,�._ ` �; `..7.` `¢ `f .. ACCESS PO//YTS H H DN: SUBMLSSLDC SUMMARY OF SUBMISSIONS RECEIVED AT OR SUBSEQUENT TO APRIL 11, 1990 PUBLIC INFORMATION CENTRE � N Comments on Concept Plan Comments on Streetscape Staff Comments Glen White 1. approves of the mixed use 1. Staff concur. 11 Bridle Crt. designations Bowmanville, Ont. 2. prefers keeping buildings to 2. Staff concur. L1E 2B1 less than 5 and 6 stories. 3. prefers a mix of townhouses, 3. Staff concur. semi-detached and detached dwellings. 4. concerned that snow 4. In most locations boulevard is wide enough for snow storage. In some locations at intersections, may be plowed from snow clearance would be required regardless. Highway 2 over the sidewalk. David Fine 1. parking for commercial sites L The merits of streetfront budding orientation and rear and side yard parking are discussed in Section (Rosebridge-Newcastle) should be infront. 3.2.3 of Report. 4300 Steeles Avenue 2. prefers higher density 2. Staff believe that the proposed 15 storey structure adjacent to a low density residential subdivision Unit.17 residential in mixed use would be out of character for this area Woodbridge, Ont. proposals. More density will make for more economical use space taking into account the cost of amenities. Gci d8iri J.Dinning 1. ensure adequate sidewalks and 1. Staff concur. The encouragement of safe pedestrian access is a key to the success of the corridor concept. R.R. #3 walkways. Bowmanville, Ont. 2. higher density housing should 2. Generally higher density housing is located on arterial roads. Traffic volumes will increase on Highway be discouraged because of No. 2 regardless. increasing traffic problems. Mr. &Mrs. Tom 1. No more plazas. 1. The underlying purpose of the corridor study is to better define the presently designated commercial Rey—rd area in order to ensure co-ordinated development. 11 Kingsway Gate 2. Poor exits at present plazas. 2. Staff concur. The re-alignment and joining of entrances are addressed within the study. 3. would like trees at 3. Some street tree planting will be incorporated into Townline Road widening. Kingsway Gate. 1t,1�d-A'�oN COTO 1 p pvrmlc tial dwelbngs 1gg maiden SZ SEQiJE� ���11, S�CO��. e the widest Poss ble dhversity° �PrO��dpop °n AT oB plan is to pr d °concern` th c anal �gToNS claldn both Pubh for throlt'gh Sj114Y oB S �� on SeetP° the housing goal of theschoolboardshaVevexbApm��d Pry a to Part ° �4.5 metre �eept Plan Co L $othth s paxateandPu dscaPing dsdscaF�is on Prl"ato lan � � on high rise 2• e�plementationT°vn�Orit9 of the Ion TOO many prop 3. to im tives tia � 1. Appleb9$loss°m 2 > tQ u o erdxowded 3 q a aemen e strip dor t- I 41 Cheer inadeq e to be Pro within the cO conceP Crescent thro°g'h taxes' t xestriions are noted 1 'jleigh Staff concur- ek wou]d tl"is be req'med' ding are not _�designs 2 of 2gp0. A 1.61ix both Public and ons 1 too ta t b 2• are utbul,�P1 mented. l a Prop°seo Ngeewcastle�eats wo d be Pzovided for two 4 lee 5 neon Rd• tbey 'Ne�bourh°Ohd.�es of the ping rmPro° 41 old 1• as Per the P° tation of the Tat' g R• #6 e The imPl�� govJman`*ill 1 Ne rpark � er crease 2• .ivate fund red � 2 �rav ets not . ° r taxes. �D Wigton Blvd' Staff c°nour. 1. 3 5 staxe9 Staff concnr- h SuPp°�eat at SR'9 2& 2. S�concur. develoPrA 3. oarcoe TOM 15B D lit°n Bl`d Dar rseCCtio, a g00d idea. S! c purchase of rear 2 Sppo nB�� r pIhc 3• of lots on D Park' SUMMARY OF SUBMISSIONS RECEIVED AT OR SUBSEQUENT TO APHiL 11,1990 PUBLIC INFORMATION CENTRE Comments on Concept Plan Comments on Streetscape Staff Comments Tom Hudgins (con'td) 4. Supports the new road from 4. Staff concur. Darlington Blvd.to the east accessing lands to the south of the proposed park.Please ensure that lots adjacent to the new road are appropriately buffered from the road. 5. Support the 5. Staff concur. preservation of the Norway Spruce at SW corner of Hwy. 2 and Darlington Blvd. 6. Supports pedestrian 6. Staff concur. walkways east of Darlington Blvd. on Hwy. 2. 7. Sign design and street 7. Staff concur. furniture are well done. 8. Supports low profile 8. Staff concur. signs and getting rid of mobile signs. Pierre C.Deshommes 1. Plan is acceptable if it does 1. The Plan seeks to encourage good development. 17 Bridle Court not depreciate the value of his property. 2. Concerned how development will 2. The proposed Landscape Guidelines will require a 3 metre landscape strip for buffering between residential affect his backyard. and commercial uses. Sandra Boyde 1. Too many people in Hwy. 2/ 1. Staff are encouraging higher density development at the focal point of the corridor. 39 Darlington Blvd. Darlington Blvd. area SOWARY OF SUMMONS RBMVED AT OR SUBSEQUENT TO APRIL M 1990 PUBLIC INFORMATION CENTRE Comments on Conarpt Plan Comments on Streetscape Staff Comments Sandra Boyde(Cont'd)2. Corridor should be commercial 2. Staff disagree. A range of commercial, residential and community uses,will better serve the Courtice or residential,not both. community 3. Large park should not be 3. A neighbourhood park in this location would provide better service given the adjacent high density located where proposed. proposals and the link to the Major Open Space System- Mr. &Mrs.Gordon 1. Oppose the relocation of the 1.&2. A neighbourhood park in this area would provide better service given the adjacent high density proposals Baker neighbourhood park. and the link to Major Open Space System, 11 Darlington Blvd. 2. Prefer present neighbourhood plan,which shows the residential development to the rear of their lot. Mr. &Mrs.Dawson 1. Plan caters to developers and 1-8. Community Groups in Courtice have noted a lack of available facilities for such activities as little league 7 Darlington Blvd. not to long time residents. soccer and baseball. The objective of parks is to provide for a range of leisure activities for all age and 2. Do not want neighbourhood park. interest groups. 3. Town has not maintained its The Town of Newcastle Community Services Department is presently in the process of developing a property in the past. comprehensive park by-law,which would restrict the uses and hours of activity within the Town's parks. 4. Parks are not presently utilized. 5. Should make better use of e�dst- ing schools and parks. 6. Parks do not bring any revenue to the municipality whereas housing development would. 7. Parks would cater to those who are drinking, partying and doing drugs. 8. Parks will attract garbage and abuse to our homes. 9. Residential density too high 9. Concept plan seeks to create urban character and intensity along corridor area including provision for along Highway 2 higher density housing. SUMMARY OF SUBIMSIONS RECEIVED AT OR SUBSEQUENT TO APRIL 11, 1990 PUBUC INFORMATION CENTRE Comments on Concept Plan Comments on Streetscape Staff Comments Garnet Tubb 1. Agrees with height 11 Old Kingston Rd. recommendation. 1• Staff concur. 2• Feels that study area 2. Staff believe this area is inappropriate for commercial uses. should be extended to incorporate Old Kingston Rd., and that alternative uses should be considered for this area. 3. Good idea but who is 3. The implementation of the landscaping improvements would be provided for through both public and going to pay for it? private initiatives. The majority of the Ian strip-dscaping is private on the required 4.5 metre landscape Mr- &Mme-ID- 1. No mention of how plan Noble affects schools 1. Both the separate and public school boards have verbally indicated no concerns with the proposed 45 Darlington Blvd. 2. Plan caters to developers Population targets. and not to long time residents. 3. Need signalization at 3. The 11linis Hwy. 2 &Darlington Blvd. try of Transportation reviews warrants as reqxnred. intersection. 4. Need advance green at Townline Rd. &Hwy. 2. 5. Concerned with the height Of buildings in the corridor. 5- Building heights are sped within the corridor concept. 6. Lumber yard should not be a permitted use in this area 6. The types ofcommercial uses to bepermitted within the corridor will be defined within future amendments to the Town's Zoning By-law. 7. Existing mature 7. The trees are difficult to save in all circumstances. The Concept Plan identifies the Norway Spruce for trees should be preservation protected. RMA7.70N CENTRE SUMMARY OF SUBMISSIONS RECEIVED AT OR S�()IiSEQUENT TO APRIL 11,1990 PUBLIC INI''O Staff Comments Comments on Concept I' comments on Streetscape balanced Urban structure in courtice. This study has I Commercial development will allow for a more I. Disagrees with rapid pace been initiated to ensure co-ordinated commercial development in the Courtice Corridor. 141 &Mrs Road of redevelopment occuring rated into site plan I 1411 Nash Raad �Gourtice 2. Some screening will be incorpo Oshawa Ontario L1K lA5 2. Development of a low rise apartment or townhouses on the southeast corner 0' Nash and Townline, will lead dnoconcern withtheproposedpopulation to loss of privacy and and public school boards have berbally indicate safety 3• Both the separate 3. Will local schools become targets. overcrowded with new must cater to the needs of present and future residents development? 4_ This municipality 4. Questions the need for redevelopment to plazas and apartments. 5 Plant material should 5- Staff concur• be mature, and not the usual sticks• most desirable and contains I. Staff have examined alternative sites. This location and confip att on is Strike,Salmers& I_ Objects to the location of a only many vacant parcel in neighbourhood. neighbourhood park on Delbert Furlong property. 2• Applications w$1 be considered when received. (Delbert Const-) 2 Wishes to develop these lands on of land uses Pt.Lt.34, Conc- 2 residential However,the re examinah Darlington for a Medium Density 's lands are adjacent to the Study Area boundary- I use. 3. Delbert the surrounding area. 3. Neighb ourhood Park is outside in the Corridor Area impacts Study Area boundary- C�� 00 :i7y�•1�,+i i.::�4i):N't:YrL{N.;"`ii+`.�,>`71'�•� S "•:cet r%y "mss',.':C1:1/t'2;Ws<`'""'; IF 0 U r, Ice u 0 r Go rr-I 1:70i::\' IDIJ�USSIC�I�I I��JI�I�C)JI=J C�I�II Y Phase 1 Report Town of Newcastle Planning and Development Department 40 Temperance Street Bowmanville, Ontario UC 3A6 JULY 1989 I DN: Report M5 CORPORATION OF THE TOWN OF NEWCASTLE 40 TEMPERANCE STREET BOWMANVILLE, ONTARIO Ll C 3A6 TELEPHONE 623-3379 FAX 623-4169 r- Mayor & Members of Council cc L. Kotseff SUBJECT: COURTICE WEST HIGHWAY #2 CORRIDOR PHASE 1 REPORT We are pleased to submit the Phase 1 Report of the above-referenced Study. This Report examines the various factors affecting the land uses in the Courtice West Highway #2 Corridor and proposes a land use concept for the development and redevelopment of this area. This Report is prepared to solicit input from the various landowners in the area and from the general public at large. It will also be circulated to the standard commenting agencies. Report PD-195-89 requests Council's authorization to notify . landowners in the vicinity of the Study Area and to conduct a Public Meeting on the land use concept. A Phase 2 Report is currently under preparation. It examines the various urban design considerations and will propose an urban design concept based on revised land uses. The Phase 2 Report will be submitted for public discussion in a similar manner to Phase 1. The Phase 3 Report will finalize the land uses and the urban design concept on the basis of the above reports and submissions received. Appropriate amendments to planning documents will be prepared and an implementation strategy will be devised at that time. 4ZP� Franklin Wu, M.C.I.P. David J. Crome Director Manager Planning and Development Strategic Planning Branch DN*Report PHASE 1 REPORT COURTICE WEST HIGHWAY NO. 2 CORRIDOR STUDY A. INTRODUCTION 1. BACKGROUND TO STUDY r. The Town of Newcastle Official Plan designates an area on both sides of Highway No. 2 extending approximately 600 metres east from Townline for Special Purpose Commercial uses. It has been anticipated that these lands would gradually redevelop from the existing scattered residential and strip commercial uses to a much more intense commercial area, to provide much needed commercial services to the residents of Courtice. As several initial developments were constructed, concern was raised concerning the quality and integration of commercial development in this area. As the western gateway to the Town, the concern was expressed that the area redevelop in an attractive manner and not result in a negative streetscape associated with many highway commercial areas or scattered plazas. As a result, at its meeting on March 28, 1988, Council passed the following resolution: "THAT Staff invite proposals for the Streetscape Design of Highway No. 2, east from Townline Road to Centrefield Road to include architecture, sidewalks, plantings, lighting, window signage and colours, and report to the General Purpose and Administration Committee." Planning Staff subsequently reviewed Council's request and suggested that addressing streetscape design would not be sufficient to address the current problems being experienced as a result of the tremendous development pressure and the haphazard mixture of development along the Highway No. 2 corridor. As a result, a more comprehensive study was proposed to address the major issues affecting the area. Such issues would include an examination of potential uses other than the commercial uses presently permitted under the Special Purpose Commercial designation. 2. PURPOSE OF THE STUDY This study is prepared to address the following: i) To determine the appropriate mix of commercial activity and other land uses as may be appropriate for this area. ii) To prepare an urban design concept for the development of this area as a distinctive gateway to the Town of Newcastle and the Courtice Urban Area. iii) To formulate a set of design criteria covering such matters as signage, landscaping, parking and architectural controls for use in the review of commercial development applications. I iv) To provide urban design solutions to prevent traffic congestion as the result of commercial development in the Study Area and the urbanization of Courtice. . . .2 I N 111 n uo _ nil so MEN III IL t� e =� �� A �p son � �i Page 4 6.2 Town of Newcastle Official Plan The Official Plan of the Town of Newcastle designates an area on both the north and south sides of Highway No. 2 for "Special Purpose Commercial" uses (Figure 2) . The designated area stretches east from Townlineogd approximately 600 metres. With the exception of the "Major Open Space" area associated with the Farewell Creek, the balance of the Study Area is designated "Residential". Within the "Residential Area", the lands may be used for various types of residential uses, convenience commercial uses, parks, schools, churches and similar community and recreational uses subject to the appropriate provisions in the Neighbourhood Development Plan. Special Purpose Commercial uses are defined as those uses serving the needs of residents on an occasional basis with services and facilities which consume larger parcels of land and require exposure to traffic such as automotive sales, drive-in restaurants, motels, furniture stores and major appliance sales. The Plan encourages the development and redevelopment of this area to, among other things, improve the image and character emphasizing this major entrance to Courtice, orient scale of development to minimize visual and physical intrusion upon residential areas, expand landscaped areas, consolidate entrances and utilize common landscaping themes, lighting and signage. The Plan also states that consolidation of residential lands into parcels of sufficient size, such size to be precisely defined in the zoning By-law. 6.3 Courtice West Neighbourhood Development Plan The Neighbourhood Development Plan refines the generalized concepts contained in the Newcastle Official Plan (Figure 3) . In addition to the suggested road pattern, the Neighbourhood Plan identifies the following elements: - A High Density Residential Area, south of Highway No. 2, near the Farewell Creek, which can develop up to 145 units per hectare. - A Convenience Commercial centre on the north-west corner of Centrefield and Highway No. 2; - A Parkette in the interior of Block B; - Five Pedestrian linkages from internal roads to Highway No. 2; and - A "Commercial Node" added to identify the retail and personal service commercial uses known as the Courtice Court Plaza. . . .5 • I HII I ILI .......... IN ........... ff MIM .. ..... .......... MM;::., 1; ............. ........... 0 F4 A AM A MAN • top -A - LOT 35 LOT 34 LOT 33 E P R3, R 11 J W W W u p M RI W (u)R1 ' CU EP A R2 '� R1 o R 5�. , -) CL ERFIE D NASH ROAD R1 R1 0 0. 0 s (M)R1 R1 m z o R1 r m Z W W w -- >- N a a � C7 C5 W V C5-3 U R1-4 �-- _ R 2 C2- ' Cl C5 C7 EP �--- C5 N C5 .._._.__.. Z R1 (H)R4-7 0 (H)R1 (n W I R1 (f) &KINGS W U EP Z m g 0 (H)R 1 ~(H)RI oRw U z �F o W w W R1 ? (H)RI I- X I J R R1 Figure 4: Zoning By-law 84-63 50 '°° 200 3 0°'" 50 LEGEND C1 GENERAL COMMERCIAL C2 NEIGHBOURHOOD COMMERCIAL EP ENVIRONMENTAL PROTECTION C3 HAMLET COMMERCIAL A AGRICULTURAL C4 SPECIAL PURPOSE COMMERCIAL RC RESIDENTIAL CLUSTER C5 SPECIAL PURPOSE COM. (SERVICED) RE RESIDENTIAL ESTATE C6 SERVICE STATION COMMERCIAL RH RESIDENTIAL HAMLET C7 SERVICE STATION COW SERVICED) RM RESIDENTIAL MOBILE HOME RS RESIDENTIAL SHORELINE M1 DRY LIGHT INDUSTRIAL R1 URBAN RESIDENTIAL TYPE ONE M2 GENERAL INDUSTRIAL R2 URBAN RESIDENTIAL TYPE TWO M3 EXTRACTIVE INDUSTRIAL R3 URBAN RESIDENTIAL TYPE THREE R4 URBAN RESIDENTIAL TYPE FOUR ARTERIAL ROAD TYPE V --- ARTERIAL ROAD TYPE 'B' ��� STUDY AREA BOUNDARY /1�l1l11�.. mom •++++++++++++� . OEM now ♦++++++� ++++.►+v+'lol ♦++♦ ►+i+i+i+i�+ii+i+i'i+i+i� ++++ �1► 11�1 No / o!! • .... Page 7 Block B Area bounded by Highway No. 2, Varcoe Road, Nash Road and Centrefield Road. This block is largely developed for urban residential uses. The eastern portion of the block contains 77 single detached residential dwellings on standard urban lots of 15 x 33.5m (50 x 110 ft.) . These dwelling units were built between 1985 and 1986. Cherry Blossom Parkette is located central to this block and is presently 0.57 ha (1.41 acres) . The WestCastle Plaza is located on the northwest corner of Centrefield Road and Highway No. 2. It contains 740 sq.m. of retail space on the ground floor and 370 sq.m. of office space on the second floor. It is accessed from Centrefield Road. The western portion of this block contains mostly older single detached homes built between 1947 and 1954 on larger unserviced lots up to 1.5 acares in size. Some redevelopment has occurred along Nash Road where infill lots have been created on urban services. Nine (9) properties are assembled by Rosebridge Newcastle Inc. on the south-west corner of Varcoe Road and Highway No. 2 for commercial redevelopment. Several homes have been removed from these lots in preparation for redevelopment. Block C Northeast corner of Centrefield Road and Highway No. 2. This is the site of the Oshawa Motor Court Motel. It would be possible to redevelop these lands although approximately one half of the 0.58 ha site is located within the floodplain of the Farewell Creek. This will constrain any redevelopment considerations. Block D Area located on the south side of Highway No. 2 between Townline Road and Darlington Boulevard. This block face is in the process of transition to commercial uses. Existing commercial uses are located in the western portion whereas the eastern half of the block face is currently residential. Block D is a strip of sixteen (16) properties most with a depth of 376 ft. from Highway No. 2. Three commercial uses presently exist in this Block: - Petro Canada Gas Bar - Old Biway Plaza - Courtice Court Plazas The latter is an integrated development of three properties under the ownership of Biway Stores Ltd., 465862 Ontario Ltd. and L. & V. Choloniuk. A listing of the tenants is included in Appendix I. The eastern half of the Block face consists of 8 single detached residences located on lots approximately 0.5 acres in size. Two residences date back to 1920's while the remaining were built between 1945 and 1953. Many of the lots are narrow (501 ) requiring consolidation for suitable redevelopment to occur. . . .8 l i l 1 1 1 1 1 CLOVERFIELD ST III NASH ROAD F- O Oa w DRIVE x r rn CL• U vi <_ o BRIDLE COURT _j o > o T a cf) o O w PARKS/DE � C) ° PROPERT/ES °' CO 00 BRIARHiLL vALLEYcREST V PLUS TOWNL/NE CENTRE w GATE o 5. KOMAZEC HIGHW 2 x w AY No. � U_ w F- M/DWALSH/ ,, •.. w HILLHALL`' NEWCASTLE INC. w .Y �' i BF ALO/SE r CONS Z LTD. 3 FOkHU O� o NT TRAIL °i w J LAti000 /r/NGSTpN ROAD U D W O KINGSWAY GATE Z t A Q o ; W[B F- r W G Courtice West/Highway No. 2 Corridor Study ' -, ' APPROVED DEVELOPMENT APPLICATIONS ® Figure 7: Development Activity DEVELOPMENT APPLICATIONS x ? �+ LAND ASSEMBLY Page 10. o Average family incomes have increased primarily as the result of increasing numbers of two income families. (In contrast, the position of the female single-parent family has worsened relative to other families.) o Changing lifestyles have led to a demand for new products and g g y p greater convenience. o The "baby-boom" generation is having a major influence on�the economy but in Durham in particular as a result of the new developmEqt An the area. o Retailers have restructured with food stores and other retail sectors adopting the superstore or warehouse outlet format as part of the overall merchandising strategy. o Specialty stores are making a comeback at the expense of the department stores. o Strip ommercial plazas have continued to be the p p preferred marketing vehicle due to cheaper land, cheaper rents, good exposure and convenient parking. o The marketplace is very competitive and has led to widespread franchising and chain store formats. o Major shopping centres have diversified with many different types of uses including medical clinics, day care facilities, community uses and recreational uses. o Shopping centres and strip commercial plazas have shown renewed attention to architectural details to provide the type of environment that will give them a competitive edge and maximize their selling potential. o Specialty heme areas have become a y popular selling device seeking special niches in the market related to the tourist trade, ethnic communities or upscale shopping in historic downtown environments. o Service Stations have become predominantly self-serve gas bars which have increased in size (12 or more pumps instead of 4 or 6) , decreased in number and integrated with convenience mini-stores, car washes and even automatic bank tellers. 3.2 The Courtice Urban Area Plan The planning concepts developed for the Courtice Urban Area included the development of the major commercial focus at Trulls Road and Highway No. 2. It was the intention to have the commercial focus central to the new urban area and to give it a distinct identity from Oshawa abutting the west. The Official Plans for Durham Region and the Town of Newcastle designate this major focal point as a "Community Central Area". Under the provisions of the Durham Regional Official Plan, this type of Central Area may contain up to 150,000 sq.ft. of commercial floorspace. It is to be the commercial, institutional and residential focal point of the urban area. . . .11 Page 12 Staff have reviewed and updated the overall retail floorspace requirements for Courtice. It is estimated that the planned population of 25,000 persons would require between 450,000 - 500,000 sq.ft. of retail space to serve the convenience and intermediate retail requirements. This is premised on the following: - an increasing amount of retail needs being serviced from lower-order centres rather than Regional centr ii - increasing retail floorspace per capita requirements - all intermediate and convenience level services being provided within Courtice - Courtice serving a portion of the rural community of Darlington Township - the necessity for some over-allocation of retail floorspace to provide for flexibility. With this global allocation for Courtice, the floorspace potential has been distributed in recognition of the following principles and constraints: - The Courtice "Community Centre" in the vicinity of Trulls Road and Highway No. 2 will remain distinctly pre-eminent and the commercial focus for the urban area; - Further additions to the Courtice Urban Area would result in additional floorspace allocations to the Courtice "Community Centre." - Adequate service levels to all Courtice residents should be provided; - There is a substantial area of special purpose commercial lands designated in the Courtice West Highway No. 2 corridor; and - There are existing or designated convenience commercial centres in other parts of Courtice. On this basis, the following allocation of retail floor space is proposed for the Courtice Urban Area. It should be noted that office floorspace requirements would be additional to the floorspace allocations noted below. Sq.M. Sq.Ft. Percentage Community Central Area 24,000 269,100 51 Courtice West Corridor Area 18,000 194,000 38 Local Central Areas & Convenience 5,000 53,800 11 Centres 47,000 505,900 100 . . .13 Page 14 C. LAND USE CONCEPT The redevelopment of the Courtice West Highway # 2 Corridor is still in its early stages. The purpose of this section is to formulate a land use concept for the Study Area. This land use concept is the basis for discussion with landowners, residents and interested parties. 1. GOALS FOR THE STUDY AREA The land use concept is premised on the following goals for the Courtice West Highway # 2 Corridor Study Area. i) To develop as a gateway to the Town of Newcastle and the Courtice Urban Area. ii) To reinforce the identity of Courtice as a distinct community. iii) To ensure comprehensive integrated development iv) To ensure the full development of a Courtice "Community Centre". v) To attract development which will enhance both retail and office job opportunities. vi) To minimize future traffic congestion along the Highway # 2 Corridor area. vii) To minimize conflicts between pedestrians and cars. viii) To optimize development potential of interior lands behind existing developments. . . .15 = P-10 OUT mom mm - • - /1�11111�.. �,�•• �•� -.- mom ,�j� • mom mom OEM `•!��i�i�i�i�i�►�ioili►��i! i�i!��i�i� tt �► 11111'mz,N FEE /�� • .�I X11 11 RA 111 Courtice West/Highway No. 2 . . : - RESIDENTIAL.OFFICE c • RESIDENTIAL. LOW DENSITY RETAIL FLOOR SPACE Figure 8: Proposed Land Use Concept SPECIAL USE COMMERCIAL RESIDENTIAL ALLOCATION (SQ.FT, APPENDIX 1 EXISTING TENANTS IN PLAZAS IN COURTICE WEST HIGHWAY #2 CORRIDOR STUDY AREA 1. Old Biway Plaza Retail Space Tenants Kingsway Carpet Royal Bank Goodes Hardware 2. Courtice Court Retail Space Tenants Biway St. Clair Paint G. C. Unisex Remax Cornerstone Realty Ltd. Blue Ocean Fish 'n' Chips M & D Meats Wedding with Elegence Selframe (Oshawa Inc.) Valeo's Claudette's Century 21 - Beck Ltd. 3. West Castle Plaza Retail Space Tenants Checker's Variety Courtice Pet Clinic New Image Decorative Centre Scotia Bank Professional Dry Cleaners Inc. Office Space Tenants W. E. Roth Parkside Properties Land Law Investment Corporation Passercise Salons