HomeMy WebLinkAboutPD-149-91 THE CORPORATION OF THE TOWN OF NEWCASTLE
DN: DEV91022
REPORT
P U B L I C M E E T I N G
Meeting: General Purpose and Administration Committee File# ID i 4.D 5V•9(.o Z2
Gate: Monday, July 8, 1991 Res. ,#
Report.#:PD-149-91 File #: DEV 91-022 By-Law#
Subject:
REZONING APPLICATION - ROSEBRIDGE NEWCASTLE INC.
PART LOT 34, CONCESSION 2, FORMER TOWNSHIP OF DARLINGTON
FILE: DEV 91-022
Recommendations:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD-149-91 be received;
2 . THAT application to amend the Town of Newcastle Comprehensive
Zoning By-law 84-63, as amended, submitted by Joseph Realty
Consultants on behalf of Rosebridge Newcastle Inc . be referred
back to Staff for further processing; 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: Rosebridge Newcastle Inc .
1 . 2 Agent: Joseph Realty Consultants
1. 3 Rezoning Application:
from "Special Purpose Commercial Exception (C5-
3) " to permit the development of 929 square metres
of office commercial and 3717 square metres of
retail commercial totalling 4646 square metres of
commercial office and retail floor space and 110
residential apartment units .
1.4 Land Area: 1 . 62 ha (4 . 0 acres)
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THIS is PRPJIM IX!❑[CYCLED PAPER
REPORT NO. PD-149-91 PAGE 2
2. LOCATION
2 . 1 The subject property is located in Part Lot 34, Concession 2,
former Township of Darlington. The lands are on the north-east
corner of Highway No. 2 and Varcoe Road. The site is municipally
known as numbers 1450, 1454, 1456, 1458, 1460, 1464, 1468 Highway
No. 2 and 7 and 9 Varcoe Road.
3. BACKGROUND
3 . 1 The subject rezoning application was received by the Town of
Newcastle Planning and Development Department on May 7, 1991.
The rezoning application was submitted concurrently with an
application for Site Plan approval. The site as described above
falls within the Courtice Highway No. 2 Corridor Study. The
applicant had previously submitted an Official Plan Amendment
application (O.P.A. 90-072/N) . Staff considered this application
in the preparation of the Official Plan Amendment for the Highway
No. 2 Corridor.
3.2 The application proposes to develop the 1. 62 Ha parcel with three
buildings . Two of the buildings are located in the proximity of
the Varcoe Road and Highway No. 2 intersection, paralleling each
of the two roads and connected by a covered walkway area. The
two buildings are both two (2) storey with a combined retail
floor space area of 1117 m2 and an office floor space of 929 m2 .
The third building is an L-shaped structure paralleling the north
and east property lines . It is proposed to be a five (5) storey
structure with a total of 2600 m2 of retail commercial on the
ground floor and four (4) floors of residential with a total of
110 apartment units .
4 EXISTING AND SURROUNDING USES
4 . 1 The existing site is currently occupied with a sales centre for
Birchdale Village which is marketing a development proposed for
the area north of Nash between Trulls Road and Courtice Road.
The site also contains a few vacant residential structures .
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REPORT NO. PD-149-91 PAGE 3
4 .2 Surrounding land uses are as follows :
South: an Esso Service Station, Pegasus Motor Vehicle Sales,
Oshawa Monument and vacant lands subject to a
development application for a mixed use proposal.
East: existing single family residential and parkette.
North: vacant lands subject to residential development
applications .
West: The Kingvar Motor Vehicle Sales Establishment and
existing residential fronting on Varcoe Road.
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 the subject lands.
In addition the appropriate notice was mailed to each landowner
and tenant within the 120 metre prescribed distance. As of the
writing of this report no letters of objection or concern with
regards to the applications have been received. Although Staff
have received telephone enquiries from neighbouring residents.
6 OFFICIAL PLAN POLICIES
6 . 1 Within the existing Durham Regional Official Plan the subject
property is designated "Residential" . The predominant use of
lands designated residential shall be for housing purposes .
Section 8 . 3 . 3 .2 of the current Regional Official Plan allows all
existing Special Purpose Commercial uses not designated on the
land use schedule 'A' to be recognized in the zoning by-law in
accordance with Section 16 . 6 of the Plan at the discretion of the
local Council.
6 .2 Through the Regional Official Plan review process, Regional
Council approved the new Durham Regional Official Plan which
designates the lands as a "Sub-Central Area" . The new Sub-
Central Area policies encourage areas designated as such to be
planned similar to, but generally smaller than a Main Central
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REPORT NO. PD-149-91 PAGE 4
Area. They are to servelarge segments of urban areas with uses
complementary to those offered in the Main Central Area. Typical
uses shall include an array of shopping, personal, recreational
and residential uses . Town Council has previously had
opportunity to review the draft Regional Official Plan and
concurred with recommendations contained there in.
6 . 3 Within the Town of Newcastle Official Plan the subject property
is designated "Gateway Commercial" and falls within Policy Area
"C" - "Mixed Use Development Policy Area" . These policies were
introduced through The Courtice Corridor Study and have recently
received Regional Council approval. The policies of the Gateway
Commercial attempt to achieve an appropriate range of commercial
uses and higher density residential uses in appropriate locations
that can be well integrated with the mixed use character of the
area. The lands designated as "Mixed Use Development Area" are
to be the focal point of activity and architectural interest in
the Gateway Commercial Area.
6 . 4 The uses permitted within Policy Area "C" include mixed-use
commercial/residential buildings having retail and personal
service uses on the ground floor, office buildings, and high
density residential buildings not exceeding 80 units per net
hectare. The maximum gross retail and personal service floor
space which may be constructed in Policy Area "C" is 14,000
square metres . In accordance with the Official Plan policies
Council shall require a market analysis for any development
proposing more than 1400 square metres of commercial floor space.
Lands in this designation are permitted to develop to a maximum
floor space index of 0 . 85 and to a maximum height of 5 storeys .
6 .5 The proponent has applied to develop a total 4646 square metres
of commercial floor space. This would appear to be in compliance
with the 14,000 for the Policy Area, however the applicant will
be required to submit a market analysis in support of the
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REPORT NO. PD-149-91 PAGE 5
proposal. The proposed site density of 67 . 9 units per net ha
would appear to comply as does the maximum floor space index of
0 . 85 and the number of storeys at five (5) .
6 . 6 In the Courtice West Neighbourhood Development Plan the subject
lands are identified as being within the "Gateway Commercial
Area" and further designated as a "Mixed Use Area" . The policies
are similar and consistent with those of the Town's Official
Plan.
7 ZONING
7 . 1 The current zoning on the subject property is "Special Purpose
Commercial Exception (C5-3) " . This special exception zone
category would permit all the uses in the parent "C5" zone.
These use however, would not permit the residential component of
the application or the office commercial floor space, hence this
application to amend the zoning by-law.
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 Newcastle
Community Services Department, Central Lake Ontario Conservation
Authority, Regional Planning, Regional Public Works, Ministry of
Transportation, Ministry of Natural Resources, Ontario Hydro and
Bell Canada.
8 .2 The Public School Board has advised that the 110 units proposed
would generate 35 students at S.T. Worden P. S . which is
currently over capacity with four portables on site. Although
the school board staff provided no objection they required that
sidewalks be constructed on Varcoe Road as a condition of
approval .
8 . 3 The Separate School Board's review of the proposal also raised no
objections . Students from this development will attend Mother
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REPORT NO. PD-149-91 PAGE 6
Teresa Elementary School in Courtice, while secondary students
will be bussed to St. Stephen's in Bowmanville.
8 .4 The Town's Fire Department review of the application noted the
site falls within the response area of station # 4 on Trull's Rd.
Response time to this site will be approximately 4 - 5 minutes
for full-time and 8 - 10 minutes for part-time personnel . Ideal
response time within an urban area is 3 - 4 minutes . Detailed
drawings for the site will have to be reviewed prior to site plan
approval to confirm compliance with the Ontario Fire and Building
Code.
8.5 The Town of Newcastle Public Works Department has advised that a
traffic study be prepared by a transportation engineer, to the
satisfaction of the Director of Public Works . The report should
deal specifically with the impacts on existing Town roads,
addressing the egress and ingress of a development of this nature
and the impact it will have. In addition, the report should
consider the geometric of the accesses in reference to the
traffic flow and queuing of vehicles . The applicant will also be
required to prepare a site servicing plan, for the approval of
the Director of Public Works. In addition the proponent will be
responsible for a stormwater management report for the storm
drainage of this development. The report should address in
detail major/minor systems, location of the detention facility,
impact of the site on the watershed and include relevant
information required from other reviewing agencies (ie.
C.L.O.C.A. and M.N.R. ) .
At such time as the above studies have been completed to the
satisfaction of the Director of Public Works, the applicant will
be required to satisfy the standard conditions of approval
regarding utility distribution, granting of easements, providing
a road widening at the north end of the site along Varcoe Road,
bearing the costs ( 100%) of any works required on Varcoe Road. ,
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REPORT NO. PD-149-91 PAGE 7
preparation of a lot grading plan and ensuring adequate sight
distance at Varcoe Rd. and Highway No. 2 in conjunction with the
Ministry of Transportation.
9 STAFF COMMENTS
9 . 1 The newly amended Official Plan policies, dealing with the
Courtice corridor area stress the importance of creating an
attractive environment for pedestrians, siting of buildings in
such a manner which will clearly define edges of streets, and
providing pedestrian amenities and appropriate landscape features
between buildings and public walkways . The proposal has a
setback in excess of 16 . 0 m (52 .5 ft) from both Highway No. 2 and
Varcoe Road. This would not appear to be in keeping with the
policies . The applicant has provided a greater setback from
Highway No. 2 , due to Ministry of Transportation comments on
similar proposals requesting a 14 m setback from the property
line. However, it would appear the building could be shifted
closer to Varcoe Rd in compliance with the policies while
providing appropriate landscape features .
9 .2 One of the objectives of the Corridor Study was to create a focal
point at the intersection of Highway No. 2 and Varcoe Rd. The
massing of buildings was one suggested element towards the
creation of the prominent corners . The application does not
achieve this objective with a two storey structure on the south
west corner of the site containing approximately 15% of the total
floor space proposed. The balance of floor space (85%) is
contained in a five storey structure in the north east corner of
the site, nearest the existing low density residential.
9 . 3 The landscaping currently proposed does not appear to satisfy the
Council approved Landscaped Design Guidelines . Mixed commercial/
residential developments require 4 .5 m landscaped strip abutting
public roads and parks and a 3. 0 m strip abutting residential
areas . Further landscape details such as species type, size and
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REPORT NO. PD-149-91 PAGE 8
number will be established at a latter date. Other site plan
issues which need to be resolved include the number of on-site
parking spaces proposed. The applicant is currently proposing to
provide parking for the residential component and the retail
portion of the commercial only. This is not in compliance with
the current parking requirements and will require further review.
9 .4 In addition to the retail market analysis, stormwater management
report and site servicing plan previously requested, should the
proposed site plan not change significantly through the
processing, the applicant will be required to provide shadowing
drawings for the five (5) storey building. The loading spaces
should be relocated, and the traffic study requested by the
Public Works Department should include supporting documentation
for the parking which is not being provided for the office
commercial component as the proponent believes it will be shared
and used jointly with the residential component of the project.
9 CONCLUSION
9 . 1 The purpose of this report is to facilitate the Public meeting as
required by the Planning Act, to provide Committee and Council
with some background on the application submitted and for Staff
to indicate issues or area of concern regarding the subject
application. It is recommend the application be referred back to
Staff for further processing and subsequent report upon
resolution of the above issues and receipt of all outstanding
comments and required supporting documentation.
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REPORT NO. PD-149-91 PAGE 9
Respectfully submitted, Recommended for presentation
to the Committee
(j ",— 4
Franklin Wu, M.C.I .P. LaV7renc Kotseff
DIrector of Planning Chief A nistrative
and Development Office
CP*FW*cc
*Attach
2 July 1991
List of attached schedules
Schedule No. 1 Key Map
Schedule No. 2 Site Plan
Interested parties to be notified of Council and Committee's decision:
Rosebridge Newcastle Inc . David Johnston Architect Inc .
4300 Steeles Avenue West 1110 Sheppard Avenue East
Unit 17 NORTH YORK, Ontario
WOODBRIDGE, Ontario M5N 1T9
L4L 4C2 Attn: David Johnston
Joseph Realty Consultants
310 Glencairn Avenue
TORONTO, Ontario
M5N 1T9
Attn: Henry Joseph
Schedule No 1
SUBJECT SITE
LOT 35 LOT 34 LOT 33
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Dev. 91 -022
EXIST ' G RES . ZONING i PARK
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SITE STATISTICS
PART OF LOT 34, CONCESSION 2 PARKING ISSUED
STANDARDS
RAT.7 1991
SITE AREA (174,473 ,q.ft.) 16,215 ,q.• —RETAIL • i SPACE/20 ,q•.. ( 4.64 SPACES/1,000 ,q.ft.)
RESIDENTIAL': 1.23 SPACES/UNIT (AVERAGE 2 BEDROOM)
—OFFICE: SHARED BASIS WITH OTHER USES DP— er: OCnJC�ED.
PROPOSED COVERAGE 85.0% SPACES REQUIRED SCALE: GATE:
-RETAIL ; 3,717,q.•. /20- 186 SPACES 1 000 MAY 1991
RESIDENTIAL; 6,136 ,q... .110 UNITS APPROX.
PROPOSED FLOORSPACE : io . 1.25 138 SPACES TITLE:
OFFICE 0 SPACES 1, PROPOSED
RETAIL 40,000,q.rl.) 3,7n.q.. SITE PLAN
OFFICE 10,000 ,q.ft; 929 ,q.• TOTAL REWIRED' 324 SPACES
RESIDENTIAL(itO IIIITS APPRox 96,J0.0,q:ft:i••➢,136,q.e PARKING PROVIDED
TOTAL AREA PROPOSED (146,300,q.ft,) 13,762,q.• _SURFACE PARKING 252 SPACES OvG. No.
-BELOW GRADE PARKING 62 SPACES
TOTAL PROVIDED 324 SPACES 90100
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