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HomeMy WebLinkAboutPD-281-90 "�" TOWN OF NEWCASTLE FF ty . RR-STY. REPORT File # V Res. # By-Law # MEETING: General Purpose and Administration Committee DATE: September 17, 1990 REPOE2T #: PD�281 90' FILE #: Pln 12 .4 SUBJECT: COURTICE WEST HIGHWAY NO. 2 CORRIDOR STUDY OFFICIAL PLAN AND NEIGHBOURHOOD PLAN AMENDMENT APPLICATIONS BY ROSEBRIDGE-NEWCASTLE INC. FILE: OPA 89-72/N; OP 2.2.1(8) OFFICIAL PLAN AMENDMENT APPLICATION BY ALOISE CONSTRUCTION FILE: OPA 89-146/N RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1 . THAT Report PD-281-90 be received; 2 . THAT Council recommend to the Region of Durham that the Town of Newcastle Official Plan be amended as shown in Attachment #1; 3 . THAT the Courtice West Neighbourhood Development Plan be amended as shown in Attachment #2 and that the Region of Durham be forwarded a copy of the amendment for information. 4 . THAT the applications to amend the Town of Newcastle Official Plan and the Courtice West Neighbourhood Development Plan submitted by Rosebridge-Newcastle Inc . (Files: OPA 89-72/N and OP 2 .2 . 1 (8) ) be approved within the context of the amendments shown in Attachments #1 and #2 . 5 . THAT the application to amend the Town of Newcastle Official Plan submitted by Aloise Construction Ltd. (File: OPA 89- 146/N) be recommended for approval within the context of the amendments in Attachments #1 and #2 . 6 . THAT the Town of Newcastle Comprehensive Zoning By-law be amended to incorporate new zoning provisions for the Special Purpose Commercial Area and Medium Density Residential Area in accordance with Section 10 of this report; 7 . THAT the Town of Newcastle Comprehensive Zoning By-law 84-63 be amended to bring the zoning into conformity for the Mixed REPORT NO. : PD-281-90 PAGE 2 Use Area subsequent to Regional Council's approval of the Official Plan amendment; 8. THAT the Streetscape Plan prepared by Greer Galloway be endorsed and serve as a guide for reviewing site plans in the Courtice West Gateway Corridor area; 9 . THAT a comprehensive review of the Town of Newcastle Sign By- law be undertaken in accordance with the objectives established in Section 4.4.6 of the Courtice West Highway No. 2 Corridor Study: Recommended Land Use Plan and Urban Design Concept; 10 . THAT Council petition the Minister of Transportation to provide relief from the Ministry's setback requirements for commercial developments in recognition of the Town's effort to provide an urban streetscape, the Town's commitment to ensure limited access points and provide for the development of a rear service lane, and in having regard for the existing setbacks in the Study Area; 11. THAT Council petition the Region of Durham to assume Highway No.2 as a Regional Road at the earliest possible opportunity; 12 . THAT staff be authorized to take the necessary steps to rename the segment of Highway No.2 within the Courtice Urban Area easterly to Hancock Road as "King Street" ; 13 . THAT the Town of Newcastle initiate, negotiate or undertake the physical improvements along Highway No.2 relative to: a) landscaping improvements including the planting of street trees at various locations; b) an entrance feature at Townline Road; and c) pedestrian amenities including benches, trash receptacles bus shelters and decorative lighting. 14 . THAT a staff Implementation Committee consisting of Planning, Works & Community Services Department representatives be established to review site plans and prepare an implementation program for public improvements in the Corridor Area. 15. THAT a reserve account be established for a streetscape improvement program and that development interests be encouraged to make contributions to the reserve fund for improvements to the area; 16 . THAT a Land Use Study for the balance of the Courtice Highway No.2 Corridor Area from the Farewell Creek to Hancock Road 5 / 9 S �_ REPORT NO.: PD -281-90 PAGE 3 be incorporated within the 1991 Work Program; 17. THAT the Region of Durham and the City of Oshawa Planning Departments be notified of Council's decision and forwarded a copy of Report PD -281-90; and 18. THAT the interested parties listed in this report and any delegation be advised of Council's decision. 1. BACKGROUND 1.1 On May 7, 1990, the General Purpose and Administration Committee received Report PD -163-90 and held a public meeting on the results of the Courtice West Highway No. 2 Corridor Study. At that time the Study was received and the matter referred back to staff for further consideration. 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 the area 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 interest. 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 vehicles. REPORT NO.: PD -281-90 PAGE 4 To optimize development potential of interior lands behind existing developments. 2.2 The Concept Plan prepared for the Courtice West Corridor Area proposed a linear mixed-use activity area at the entranceway to the municipality. The land uses and urban design concept emphasized the following elements: 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 was confirmed but upgraded to allow higher order commercial services. Nevertheless, it was recommended that the overall commercial floorspace will be limited by encouraging as much office space as possible and introducing a mixed-use designation with a substantial residential component. 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, building massing and ,1 4� REPORT NO.: PD -281-90 PAGE 5 human scale design features that encourage and promote pedestrian activity. 2.5 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 INFORMATION CENTRE - APRIL 11 1990 3.1 A Public Information Centre on the Corridor Study Area was held on April 11, 1990 in Courtice Secondary School. Residents and landowners were invited to submit written comments on the proposals for the Courtice West Corridor Area. A summary of the submissions was documented in previous Report PD -163-90. 3.2 Residents were generally pleased with the proposed future planning for the areas abutting Highway No. 2. Some residents did not want any new plazas and some expressed concern with regard to mixing 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. A 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. REPORT NO.: PD -281-90 PAGE 6 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 4. PUBLIC MEETING - MAY 7 1990 At the public meeting before the General Purpose and Administration Committee on May 7, 1990, a number of deputations were made in opposition to the proposed amendment. Mr. Ron Strike on behalf of Mr. T. Flintissis and Mr. P. Floros, owners of lands at 1422 King Street East objected to the restriction in uses on this site. Mr. John Wilson on behalf of his wife, himself and Mr. George Charqitz owners of land at 1417, 1419 and 1421 King Street objected to the minimum frontage requirement of 80 metres and requested Cl zoning on their land. Ms. Katherine Harrison on behalf of Rosebridge-Newcastle Inc. supported the general thrust of the proposed changes but objected to the height restriction, the limitation on the commercial floorspace and the urban design requirement for the streetfront orientation for buildings. Three residents (Margaret Noble, Sandra Boyde and Harold Gasgoine) and Mr. Ron Strike on behalf of Delbert Development Corporation reiterated their objections to a proposed neighbourhood park south of Highway No. 2 and west of Farewell Creek. 599 4 REPORT NO.: PD -281-90 PAGE 7 Residents also raised concerns with respect to higher density residential development, the type of commercial uses proposed and the amount of traffic on Highway No. 2. Mr. Andrew Perseweiz, a resident of 19 Cherry Blossom Crescent, supported the general intent of the study and the attention given to urban design matters. He supported a 3- 5 storey height limitation for development on the Rosebridge site. S. SUBMISSIONS RECEIVED SINCE THE RELEASE OF RECOMMENDED LAND USE PLAN Subsequent to the Public Meeting, several written submissions were received from landowners in the Corridor Area. i) Rosebridge-Newcastle Inc. reiterated concerns with regard to requirements for a street orientation, the height restrictions, proposed population and density and the proposed commercial floorspace allocation as it would affect their lands. ii) Mr. Steven Komasek, through his agent Mr. Edward Rensink, owner of lands at 1406 King Street East objected to the consolidation requirements posed by the 80 metres frontage requirements. iii) Mr. Edward Whiting, owner of property at 1428 and 1437 King Street East objected to the "Office Commercial" designation on the south-west corner of Darlington Blvd. and Highway #2, and requested a designation to permit a retail/office development of three storeys. 5915 REPORT PD -281-90 PAGE 8 iv) Mr. Sherry Bassin, through his agent, Mr. Mike Armstrong, owner of land at 1414 King Street East submitted a letter objecting to a zoning restricting uses to auto sales and service related uses and requested C1 zoning. Mr. Bassin advised that he would be seeking a consolidation with Townline Centre Inc., owners of lands to the west. 6. AGENCY COMMENTS The Town of Newcastle Fire Department had no objection but requested that the proposed rear service lane should be adequate to handle fire vehicles and possibly accommodate fire hydrants. Newcastle Community Services Department supported the thrust of the report and, in particular, the revisions for parkland development. The Community Services Department requested that the park be large enough to incorporate an area 450 feet square for a sports field thus necessitating a 2.1 ha (5 acre) park. Newcastle Public Works indicated no objection to the proposed amendment but noted that the separation of pedestrian and vehicular traffic must be carefully considered. They noted that illumination of the rear service lanes may be required and that there may be some difficulty in obtaining connections through existing commercial sites, in part due to parking, loading and stormwater flow requirements. C.L.O.C.A. supports the recognition of the Farewell Creek valley as a predominant natural feature. The Authority reiterated its opposition to any development beyond the top - of -bank on the Quantum Homes site on the south side of Highway #2. REPORT NO.: PD -281-90 PAGE 9 The Ministry of Natural Resources indicated no objection to the proposed amendments to the Official Plan and Neighbourhood Development Plan. The City of Oshawa indicated that they would not be in a position to forward comments but had no objection to finalizing the Study. The Separate School Board had no objections to the proposed amendments. The Separate School Board noted that higher density developments would yield far fewer students per unit than single family homes. The Public School Board raised a concern with regard to the increased population in the area, noting that S.T. Worden Elementary School was becoming overcrowded. The Board noted that another school site would be required in Courtice to accommodate growth in this area. The Region of Durham Works and Planning Departments and the Ministry of Transportation have not submitted written comments as of the date of writing of this report. 7. REVIEW OF THE ISSUES 7.1 Through the agency review and public consultation process, there have been a number of substantive issues which have emerged. These have been the subject of further review by staff and are discussed below under the following headings: allocation of commercial floorspace, intensity of corridor development, consolidation of properties, height limitation, streetfront orientation of buildings, transportation considerations, parkland proposals. 5 9 �� REPORT NO.: PD -281-90 PAGE 10 7.2 Allocation of Commercial Floorspace Most landowners along the Highway No.2 corridor have requested a general commercial (Cl) zoning for their properties to enable the broadest range of commercial uses. Several landowners objected to the proposed restrictions to types of uses not deemed as profitable (auto -related commercial uses or office commercial). Staff remain concerned that limitations are required to ensure that the Gateway Commercial Area does not jeopardize the development of a Courtice "Main Central Area" at the southeast corner of Trull's Road and Highway No.2. The revised amendments recognize that the intersection at the Darlington Blvd./Varcoe Road will be the focal point of activity in this area. Consequently, these lands are designated "Mixed -Use Area" and allocated the majority of the retail and personal service floorspace up to a maximum of 14,000 sq.metres. The remaining undeveloped lands would retain their "Special Purpose Commercial" designation but would have the option of incorporating some general retail and personal service floorspace provided that the proponents met some specified urban design objectives of the Plan. Consequently, the allocation of this type of retail space would become an incentive to meet the Town's objectives. 7.3 Intensity of Corridor Development A number of residents raised concerns with regard to the intensity of development along Highway No.2. In some cases this concern related to the number of high density buildings; the amount of commercial development; the mixture of residential with commercial uses; and/or the traffic impact associated with new development. The purpose of this study 599 46 REPORT NO.: PD -281-90 PAGE 11 is to define the type of commercial development to be allowed and as a result, the consideration of impacts is related to any additional impact rendered by the proposed changes. It should be noted that at the present time, already 10.74 ha (25.5 acres) is designated for Special Purpose Commercial uses and a further 0.88 ha (2.2 acres) is designated for Convenience Commercial or Office uses. Consequently, with or without the recommended amendments, there will be considerable commercial development in this area. It should also be noted that the residential areas in Courtice will continue to grow and the background volumes of traffic generated by other areas in Courtice will impact Highway No.2. The concern of residents as it relates to density, is twofold. There is a concern related to the height of the proposed developments. The matter is reviewed separately later in this report. There is also a concern for the impact of new residents on available community services. With respect to this concern, it should be noted that provision is made through the general amendment to the Courtice West Neighbourhood to rationalize the parkland requirements. With regard to schools, the Separate School Board has indicated that the additional higher density residential development would not result in a major impact on the planned allocation of school facilities. The Public School Board, however, has indicated that S.T. Worden Elementary School was getting overcrowded. In this regard, Staff note that the Public School Board recently relinquished a site in Neighbourhood 3A for which the S.T. Worden School must also serve. It is staff's intention to work with School Board officials to address the impact of this and other changes in Courtice including those proposed in the Durham Regional Official Plan review. Staff are confident that an additional site can be found to meet the Board's 0 9 V REPORT NO.: PD -281-90 PAGE 12 site can be found to meet the Board's concern. The proposed Courtice Gateway Commercial Area designations and policies are consistent with the thrust of the draft changes to the Durham Regional Official Plan and Provincial housing policies. The proposal seeks to integrate residential and commercial use in higher densities along an identified major transit route. The proposed policies also seek to encourage the development of affordable rental housing. It is the opinion of staff that while an increased intensity of development in the Corridor area will occur, the impacts actually attributable to the recommended amendments are minimal. Moreover, the proposed changes serve to support desireable planning objectives recognized by the Province, Durham Region and the Town. 7.4 Consolidation of Properties Many of the landowners with properties along the Highway No.2 frontage objected to the provisions in the proposed amendments which would require the physical consolidation of lots into parcels with 80 metres of frontage. The intention of these policies was to ensure suitably sized development blocks and avoid haphazard, piecemeal development on narrow lots. The preferred development block would be roughly square to enable an efficient design, exposure of stores, and generally a higher quality development. Given the 84 metre depth of many of these lots and the 80 metre spacing of access points, it was determined that an 80 metre frontage would be most desireable. Staff have reviewed the concerns of the landowners, and although desireable, it has been recognized that requiring physical consolidation with 80 metres of frontage may be too 599 40 REPORT NO.: PD -281-90 PAGE 13 onerous on some landowners. Consequently, a revised amendment to the Comprehensive Zoning By-law would require only 40 metres of frontage. However, the Plan strongly encourages the consolidation of lands to at least 80 metres of frontage and provides incentives to implement this objective. The incentives take the form of a broader range of commercial uses. Moreover, the Plan would require that a comprehensive development proposal be submitted for smaller parcels to indicate how they would be integrated with adjacent parcels. 7.5 Height Limitation The draft amendments affecting the Courtice Corridor Area proposed 3-5 storey height limit for buildings at the Darlington Blvd./Varcoe Road intersection and a 5-7 storey height limit for the Aloise site. Rosebridge-Newcastle Inc. have objected to this restriction. Their current proposal seeks to build a 15 storey condominium tower as part of their mixed-use development. It is the opinion of staff that 15 storeys represents a major intrusion into an existing residential area. The same densities can be achieved by using a much lower style of building that would use a "block" rather than a "point" massing of the structure. This also helps to achieve a continuity of building mass along the streetline. The recommended amendment would allow up to a five storey building within the "mixed-use" area. Provided that proposals meet the bonus criteria in the official plan policies, buildings within the mixed-use area could be constructed up to seven storeys. These bonusing policies are developed under Section 36 of the Planning Act which permits municipalities to authorize increases in height and density in return for the provision of such facilities, services or other matters established in a Section 36 by-law. The recommended policies incorporate X99 49 REPORT NO.: PD -281-90 PAGE 14 requirements for detailed study of such increases to that determine there will not be a negative impact on infrastructure, services or neighbouring residential areas. 7.6 Streetfront Orientation for Buildings Rosebridge-Newcastle Inc. have objected to the requirement for the streetfront orientation of buildings, that is, that buildings be sited close to the street line with parking oriented to the rear and side yard of the site. Rosebridge- Newcastle Inc. indicated that this form of development was not desired by tenants and was not as economically viable. In addition, the Ministry of Transportation maintain a policy requiring a 14 metre (45 ft.) setback from highways for commercial uses (although only a 7.5 metre (25 ft.) setback for residential uses). Staff are proposing that the residential setback be utilized. Ministry officials could not provide a satisfactory rationale for the continuance of the 14 m. setback provision other than to provide some leverage in ensuring the transfer of the Highway to Regional authority at the earliest opportunity. It is noted that this requirement has been a point of contention in Pickering and Ajax. As a result, these municipalities have requested the Region to assume Highway No.2 through their municipalities. Staff remain convinced that a streetfront orientation remains essential to the creation of the urban streetscape that is desired, particularly at the focal point at the Darlington Blvd./Varcoe Road intersection. Consequently, staff have maintained this requirement. Where this is in conflict with Ministry of Transportation Regulation policy, it is anticipated that this can be dealt with by specific exception or through the eventual transfer of Highway No.2 to the Region. It is noted that the Region has no setback requirement from Regional roads. REPORT NO.: PD -281-90 PAGE 15 7.7 Transportation Considerations Although Ministry of Transportation and Region of Durham staff have not provided written comments on the Courtice West Corridor Study, there has been consultation on the principles proposed by Town staff and the Regional Director has responded to an earlier request by Town staff. Furthermore, comments have been received on the applications by Rosebridge- Newcastle Inc. and Aloise Construction Ltd. With regard to the principle of establishing entranceways/access points at 80 metre intervals, there has been support by all agencies and no objection by the affected landowners. This policy provision is included in the recommended amendment. The rear service lane concept proposed in the draft amendment has generally been viewed as positive means to enable traffic flows between commercial sites to occur off-road. Newcastle Public Works staff noted that the existing commercial sites utilize the rear parking areas as overland flow routes and that grades cannot be altered substantially. There are also existing parking and loading areas. It is recognized that the existing commercial sites have not been designed with a service land but there is still the opportunity to incorporate this element without any substantive change to these sites. Public Works also noted the possibility impacts on adjacent residential properties with regard to noise and headlights. In this regard, certain site planning measures including privacy fencing and a 3 metre landscaped vegetative buffer will be required to mitigate the impact of the parking area. Residents have also raised a concern with regard to the signalization of the Darlington Blvd./Varcoe Road intersection with Highway No. 2. This intersection is periodically REPORT NO.: PD -281-90 PAGE 16 monitored by the Ministry of Transportation with regard to the warrants for signals. It is anticipated that at some time in the future, these signals will be installed. 7.8 Parkland Several residents and Delbert Development Corporation objected to the proposed designation of a new park east of Darlington Blvd. adjacent to the Farewell Creek. This issue was referred to the consideration of the General Amendment for the Courtice West Neighbourhood Plan and has not been included with the Highway No. 2 Corridor amendments. 8. PROPOSED AMENDMENT TO THE OFFICIAL PLAN Following further review of the concerns raised in relation to the Courtice West Highway No.2 Corridor Study , staff have retained the same basic concepts but taken a more flexible approach to the achievement of these objectives. The Plan proposes less restrictive measures than the draft plan presented in May. The revised policy framework provides for incentives to encourage the fulfillment of the objectives of the Plan. Rather than allocating retail and personal service floorspace (Cl Zoning) to specific locations, the recommended amendment would allocate this more desirable designation to those landowners who would meet the Town's objectives regarding consolidation of property and siting of buildings. In addition, the recommended amendment contains provisions for increasing density and height in return for public benefits. Section 36 of the Planning Act, enables Council to establish policies which would allow increases in density in exchange for the provision of facilities, services or matters deemed appropriate by Council. This enables Council to meet certain public objectives without direct expenditure of tax dollars. ..J l REPORT NO.: PD -281-90 PAGE 17 As proposed in the recommended amendment there are three objectives which could be addressed by development proponents: a) the provision of non-profit or co-operative housing by allocating all or a portion of the residential units for this purpose to a non-profit operator at below market value; b) dedication of space for municipal use as a day care centre, senior citizens centres or other appropriate use deemed desirable by Council; c) payment of 2 percent of the value of new construction to a reserve account to be established by the municipality for improvements to the Highway No.2 streetscape or the development of valleyland areas. All of these options or any combination would be subject to careful study, both of the value of the public benefit and the anticipated impacts of such a density increase. 8.2 The amendment to the Plan identifies three distinct policy areas. Policy Area A would recognize the existing and approved commercial development on the south side of Highway No.2. Policy Area B would permit Special Purpose Commercial uses. Subject to the consolidation and siting criteria, landowners would be entitled to the general commercial uses permitted in the Cl zoning for up to 30 percent of the ground floor area. Policy Area C would be the mixed-use development area centred on the Varcoe Road/Darlington Blvd. intersection. For mixed- use commercial/residential buildings, commercial uses would be restricted to the ground floor. If, however, the proponent REPORT NO.: PD -281-90 PAGE 18 met the consolidation and siting criteria, office and community uses would be permitted on the second floor of the structure. If the proponent wanted to increase the height and density to greater than 5 storeys and with a floor space index greater than 0.85, they would be required to apply for a Section 36 bonus by-law described above. In addition to mixed-use commercial/residential buildings, both office buildings and high density residential buildings would be permitted uses. 8.3 As a result of the introduction of residential uses in Policy Area C, the population targets have been adjusted to permit approximately 300 residential units within this area. 9. PROPOSED AMENDMENT TO THE COURTICE WEST NEIGHBOURHOOD PLAN 9.1 The proposed amendment to the Courtice West Neighbourhood Development Plan reflects the changes proposed in the amendment to the Official Plan. There are no substantive differences. There are some further details with regard to pedestrian walkways and service lanes and some technical amendments to have internal roads reflect the existing development pattern. In addition, there have been some editorial changes to clarify the provisions with regard to the Community Central Area, Convenience Commercial and Automotive Service Stations uses. 9.2 The Official Plan Amendment is required to be quite detailed due to the provisions for incentives and bonuses, particularly with regard to Section 36 of the Planning Act. Consequently, there is, on the whole, less detail in the proposed amendment to the Neighbourhood Development Plan. D;'9 :)4 REPORT NO.: PD -281-90 PAGE 19 9.3 The proposed amendment revises the population schedule such that a population target is increased from 985 to 1300 persons for the area between Nash Road and Highway No.2. Futhermore, the population for the area south of Highway No.2 and east of Darlington Blvd. is increased from 1400 to 1800 persons. 10. PROPOSED AMENDMENT TO THE ZONING BY-LAW 10.1 In order to implement the Official Plan and Neighbourhood Development Plan, it is proposed that Comprehensive Zoning By- law 84-63 be amended in two stages. 10.2 An amendment to the zoning by-law will be prepared for those areas where changes can be made without the necessity of an amendment to the Durham Region Official Plan or the Town of Newcastle Official Plan. These are as follows: a) Prezone the lands identified for medium density residential use in a holding category. b) Rezone the lands identified as Policy Area B - Special Purpose Commercial to establish the base uses permitted in this area. Furthermore, the by-law amendment would establish a minimum floorspace of 600 square metres for an individual retail commercial establishment in the C5 zone. The base uses to be permitted as a right would include the following: retail commercial establishment for: - furniture - major appliances - office furniture - motor vehicle equipment and accessories - home improvement REPORT NO.: PD -281-90 PAGE 20 - beer, liquor or wine garden or nursery sales and supplies a motor vehicle sales establishment an eating establishment an eating establishment, take-out an eating establishment, drive-in a tavern a place of entertainment a hotel or motel 10.3 An amendment to the zoning by-law would be prepared subsequent to the approval of the amendments to the Durham Region Official Plan and the Town of Newcastle Official Plan for Policy Area C - Mixed -Use Area. As above, the base uses, height and density would be established. Any enhancements would be made by specific rezoning and site plan applications in accordance with the policies of the various Plans. 11. APPLICATIONS BY ROSEBRIDGE NEWCASTLE INC. 11.1 Background In June of 1989, Rosebridge Newcastle Inc. made application to the Town of Newcastle to amend the Courtice West Neighbourhood Development Plan. Similarly in July of 1989, Rosebridge Newcastle Inc. made application to the Region of Durham to amend the Town of Newcastle Official Plan. The applicant seeks to change the designation of these lands permit a mixed-use development containing: 4000 square metres (43060 square feet) of retail space, including a restaurant; 1800 square metres (19375 square metres) of office space; a library; and 125 condominium units (15 storeys). 11.2 Public Meeting At the October 2, 1989, Public Meeting, the General Purpose and Administration Committee resolved to refer the Official 9 `D 6 REPORT NO.: PD -281-90 PAGE 21 Plan Amendment and Neighbourhood Plan Amendment applications submitted by Rosebridge Newcastle inc., back to staff for further processing and the preparation of a subsequent report pending the receipt of all outstanding comments and the completion of the Courtice West/Highway No.2 Corridor Study. 11.3 Objectives of the Courtice West Highway No.2 Corridor Study Within the context of this report, the subject site is shown as forming a portion of Policy Area C of the Courtice Gateway Commercial Area (as shown in Schedule 'A ' to the attached Official Plan Amendment). Policy Area C is permitted to develop up to a maximum floor space index of 0.85 and a maximum of 5 storeys. Through bonusing clauses, however, the maximum floor space index could be increased to 1.25 and the maximum height increased to 7 storeys. The applicant has proposed a mix of office, commercial, residential uses with a 15 storey residential tower and a floor space index of 1.25. Both the height and floor space index proposed exceed that which is allowed as of right under the policies of the proposed Official Plan Amendment. The proposed configuration of the buildings is also contrary to the streetfront oriented objectives of the Courtice West/Highway No.2 Corridor Study. 11.4 Recommendations on Rosebridge-Newcastle Inc. Application The type of uses proposed by Rosebridge Newcastle Inc. are in keeping with the type of uses proposed by the Courtice West/Highway No. 2 Corridor Study. However, the scale of uses applied for by Rosebridge Newcastle Inc. exceeds that which is proposed by Courtice West/Highway No.2 Corridor Study. 599 '.)/ REPORT NO.: PD -281-90 PAGE 22 As a result, staff cannot support the Official Plan Amendment application as submitted and would only recommend that approval be given within the context of the overall amendments as contained in Attachment #1 and #2. 12. APPLICATIONS BY ALOISE CONSTRUCTION LTD. 12.1 Background On June 29, 1989, the Town of Newcastle Planning and Development Department received an application for Site Plan Approval as submitted by Marc Riva on behalf of Aloise Construction Ltd. The application proposed a two (2) storey retail and office commercial development with a total of 5090 square metres (54,790 sq.ft.) of floor space. The application complied with the existing "Special Purpose Commercial" designation, as well as the "Special Purpose Commercial (C5)" zoning on the subject lands. As a result of detailed discussion between Staff and the proponent with respect to the Courtice West Highway No.2 Corridor Study, the application was revised and an Official Plan and Zoning By-law Amendment application were submitted in December 1989. The application as revised proposed a mixed use building with 1393 square metres (15,000 sq.ft.) of commercial floorspace and 100 residential apartment unit. The amendment application reflected the general intent of the proposed draft policies of the Courtice West/Highway No.2 Corridor Study. 12.2 Public Meeting The Public Meeting for the subject application was February 19, 1990, at which time the General Purpose and Administration Committee resolved to refer the Official Plan and Zoning By- law Amendment applications submitted by Aloise Construction Ltd., back to Staff for further processing and preparation of a subsequent report pending receipt of all outstanding REPORT NO.: PD -281-90 PAGE 23 comments and the completion of the Courtice West/Highway No.2 Corridor Study. No one appeared at the Public Meeting in opposition to the application.as submitted. 12.3 Objectives of the Courtice West Highway No.2 Corridor Study Within the context of this report, the subject site is shown as forming a portion of Policy Area C of the Courtice Gateway Commercial Area (as shown in Schedule 'A' to the attached Official Plan Amendment). Policy Area C shall be permitted to develop up to a maximum floor space index of 0.85 and a maximum height of 5 storeys. Through bonusing clauses however, the maximum floor space index could be increased to 1.25 and the maximum height increased to 7 storeys. The applicant has proposed a mixture of office and retail commercial uses and residential uses within a seven storey building and a floor space index of 1.09. Both the height and floor space index as submitted exceed the base provisions in the proposed Official Plan Amendment policies. The types of uses proposed by Aloise Construction Ltd. are, however, in keeping with Courtice West/Highway No.2 Corridor Study, as is the streetfront oriented location of the proposed development. 12.4 Recommendation The Official Plan Amendment application submitted by Aloise Construction Ltd. complies to the general intent of the proposed Courtice West/Highway No.2 Corridor Study policies. It may be possible with minor modifications to the site plan to accommodate the proposed development, provided that the applicant meets the bonus incentives. It is respectively recommended that the Official Plan Amendment application, as submitted by Aloise Construction Ltd., be recommended for REPORT NO.: PD -281-90 PAGE 24 approval within the context of the recommended amendments in Attachments #1 and #2. 13. OTHER RECOMMENDATIONS AND CONCLUSIONS 13.1 In addition to the amendments to the various planning documents, there are recommendations with regard to matters considered important for the successful implementation of the objectives of the Courtice West Highway No.2 Corridor Area. These matters were included in the April report and the rationale is also explained within that document. 13.2 The various recommendations are summarized under the following headings: i) Urban Desicm Council's endorsement of the Streetscape Plan prepared by Greer Galloway is recommended to serve as a guide for reviewing site plans. A comprehensive review of the Sign By-law is recommended to correct some existing problems and to ensure greater control with regard to signage in the area. ii) Transportation and Roads It is recommended that Council petition the Minister of Transportation to provide relief from the setback requirement of the Ministry. It is recommended that, like Ajax and Pickering, Town Council request the Region to expedite negotiations to assume Highway No.2 at the earliest opportunity. It is recommended that within the Courtice Urban Area, Highway No.2 be officially renamed as King Street. 5�)) 6()' REPORT NO.: PD -281-90 PAGE 25 iii) Implementation of Streetscape Improvements It is recommended that the Town begin taking steps to improve the public streetscape including an entrance feature and planting of street trees. It is recommended that a staff implementation committee be established to co-ordinate the review of site plans and to develop a detailed program of streetscape enhancements. it is recommended that a reserve account be established for a streetscape improvement program and that development interests be requested to make contributions to such a reserve account. iv) Further Study It is recommended that staff be authorized to include in the 1991 Work Program, a Land Use Study to review the type of redevelopment to be encouraged along other sections of Highway No . 2 in the Courtice Urban Area 13.3 The Courtice West Highway No.2 Corridor Study proposes a new vision for the Corridor area which would enhance the character and identity of Courtice. The extensive public consultation process has provided ample opportunities to the public for their input and comments. Although not all of the requests of the development interests and public are incorporated in the final recommendation, it is noted that private interests are often conflicting with good planning principles, the ultimate objective of the Corridor Study. The recommendations will provide the Committee the necessary tools to establish a high quality urban environment in this area, as well as to serve the public interest. 599 61 REPORT NO.: PD-2�S1-90 PAGE 26 Respectfully submitted, Franklin Wu, M.C.I.P. Director of Planning and Development CP*JB*DC*FW*df Attach 12 September 1990 Recommended for presentation to the Committee L ,E7renc E Kotseff Chief A i � strative Officer 1 Interested parties to be notified of Council and Committee's decision: Kingvar Motors Limited 1428 King Street East Oshawa, Ontario. L1K lA4 Mr. Bob Hann Valiant Property Management 177 Nonquon Road, 20th Floor, Oshawa, Ont. L1G 3S2 Wayne J. Bolahood Quantum Homes Ltd. 10 Mary Street South, Oshawa, Ont. L1H 8X3 Landawn Shopping Centre Ltd. 11 Polson Street Toronto, Ontario. M5A 1A4 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 Glenn Genge Planning Consultant, Greer Galloway Group Inc. 650 King Street East, # 217 Oshawa, Ont. L1H 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. L1E 1T2 John Wilson 1421 King Street Oshawa, Ont. L1K lA3 59`) 6 REPORT NO.: PD -281-90 PAGE 27 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 Marc Riva 11 Colborne Street West Oshawa, Ont. L1G 1L3 Andrew Percewicz 19 Cherry Blossom Crescent Bowmanville, Ont. LlE 1G9 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 Garnet Tubb 11 Old Kingston Road R.R.#6 Bowmanville, Ont. L1C 3K7 Mr. & Mrs. Shearing 1411 Nash Road Oshawa, Ont. L1K 1A5 Ronald R.M. Strike Strike, Salmers & Furlong 38 King Street West P.O. Box 7 Bowmanville, Ont. L1C 3K8 Delbert Development Corp. 5460 Yonge street Suite 212 North York, Ont. M2N 6K7 Glen White 11 Bridle Court Bowmanville, Ont. LlE 2B1 Theodore Filntissis Peter Floros Andreas Galanis 1269 Danforth Road Scarborough, Ont. M1J 1E6 T.M.J. Rytwinski 44 Whitecliffe Drive Bowmanville, Ont. LlE 1T2 David Fine Rosebridge-Newcastle Inc. 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 11 Kingsway Gate Bowmanville, Ont. LlE M Glennys Simmons 41 Cherry Blossom Crescent Bowmanville, Ont. L1C 3K7 Mr. E. Coke 14 Darlington Blvd. Oshawa, Ont. L1K 1A2 Tom Hodgins 15 B Darlington Blvd. Oshawa, Ont. L1K 1A1 Joe Wood Dinnerex Inc. Suite 420 Yonge Street North York, Ont. M2P 2A9 REPORT NO.: PD -281-90 PAGE 28 David Fine 11 Bridle Court Bowmanville, Ont. L4L 4L2 Gordon J. Dinning R.R.#3 Nash Road Bowmanville, Ont. L1C 3K4 (0 () J % :) �r ATTACHMENT# 1 AMENDMENT TO THE TOWN OF NEWCASTLE OFFICIAL PLAN PURPOSE: The purpose of this Amendment is to redefine the types of uses permitted in the corridor area along Highway No.2 (King Street) east of Regional Road #55 (Townline Road) to the Farewell Creek. BASIS: This Amendment is based on a planning study undertaken by the Town of Newcastle known as the Courtice West Highway #2 Corridor Study. ACTUAL AMENDMENT: 1. Add a new subsection 6.1.2 vi) "vi) In the processing of medium and high density residential developments, consideration shall be given to the requirements of appropriate on-site indoor and outdoor recreational amenity areas." 2. Renumber the subsections in 6.5.2 as follows: 6.5.2 (i) to 6.5.2.1; 6.5.2 (i)(a) to 6.5.2.1 (i); and so on. 3. Add a new Section 6.5.2.2 as follows and renumber the subsequent sections: "6.5.2.2 Gateway Commercial Area i) The Gateway Commercial Area recognizes the variety of existing commercial uses and the unique location opportunity along the Highway No.2 Corridor at the entranceway to the municipality. It is the policy of Council to seek to ensure the comprehensive development and redevelopment of this area for an appropriate range of commercial uses and at appropriate locations higher density residential uses that can be satisfactorily integrated into the predominant commercial character of the area.. The Gateway Commercial Area is comprised of three separate policy areas. ii) Council will seek to achieve an integrated urban design of development that is oriented to Highway No.2 and that is appropriate having regard to the planned function of the area as a major gateway to the Courtice Urban Area and the Town of Newcastle. 5 9 9 6 :_) Page 2.. iii) It is the policy of Council to seek the achievement of Local, Regional and Provincial housing objectives with new development in Policy Area C of the Gateway Commercial Area. iv) It is the policy of Council to seek to achieve the provision of appropriate public amenities, services and facilities in conjunction with new development on lands in the Gateway Commercial Area. v) Subject to the provisions of Sections 6.5.2.2 (x)(e) and Section 6.5.2.2 (x)(f), in order to assist in the achievement of its major objectives for the Gateway Commercial Area, and pursuant to the Planning Act, 1983, Council may pass by-laws to permit increases in the height and density of buildings or structures in excess of the height or density otherwise permitted, in return for the provision of facilities, services and matters as are set in such by-laws and secured by means of one or more agreements with the owners, which are registered against the title to the land to which they apply. vi) In exercising its powers of regulation, review and approval under the Planning Act, 1983, for the development of lands in the Gateway Commercial Area, Council shall have regard for the following objectives: The integration of development to create an image and character for the area appropriate to this major entranceway to the Courtice Urban Area and the Town of Newcastle. Sidewalks within the public street, pedestrian walkways and open spaces within new development should be designed with appropriate landscaping, furniture, pedestrian scale lighting and surface treatment complementary to a common theme for the area. Entranceways should be consolidated to approximately 80 metre intervals with common internal traffic circulation. Appropriate provision should be made for public transit shelters. Use of common themes in signage. 59`r' 60 Page 3.. The rationalization of lot boundaries, where possible, to achieve a more efficient development pattern. vii) Council shall seek to ensure that smaller parcels are incorporated into comprehensive development schemes. To achieve this, Council may require that proponents prepare comprehensive block plans to demonstrate that development proposals do not negatively impact the development potential of adjacent lands. viii) Policy Area A: Commercial Node a) Lands designated as Policy Area A recognizes the consolidation of a pre-existing commercial strip. which was permitted under Section 8.3.2.2 of the Durham Region Official Plan. Lands so designated shall be used for retail and personal service uses which serve the day-to-day needs of residents. b) Council will endeavour to encourage the redevelopment of land to improved urban design standards. c) Where appropriate, as a condition of any future redevelopment of land within this designation, the consolidation of access points in accordance with Section 6.5.2.2 (v), the provision of a rear service lane and improved landscaping shall be required. ix) Policy Area B: Special Purpose Commerical a) Lands designated as Policy Area B shall serve the needs of residents on an occasional basis with services and facilities which consume larger parcels of land, are larger in floor area, require exposure to traffic and are similar in kind to automotive sales and services, drive-in restaurants, motels, hotels, furniture and major appliance stores. The zoning by-law shall specify a minimum floor area for individual retail and personal service stores. b) The uses shall be strictly defined in the zoning by- law to ensure that the quality, continuity and integration of the Gateway Commercial Area consistent with the function as established in the Plan. 59% 6/ Page4.. c) Notwithstanding Section 6.5.2.2 (ix)(a), retail and personal services uses with lessor floor area than the specific uses referred to in the aforesaid Section and second storey office uses may be permitted provided that lands have been consolidated into parcels with greater than 80 metres of frontage on Highway No.2. Retail and personal service uses shall not exceed 30 percent (30%) of the ground floor area. x) Poicy Area C: Mixed Use Development Area a) The lands designated as Policy Area C - Mixed -Use Development Area is to be the focal point of activity and architectural interest in the Gateway Commercial Area. The following uses will be permitted: mixed-use commercial/residential buildings with retail and personal service uses on the ground floor office buildings in accordance with the policies of Section 6.5.2.7 high density residential buildings not exceeding 80 units per net hectare b) The maximum gross retail and personal service floorspace which may be constructed and used in the whole of Policy Area C shall be 14,000 square metres. c) Lands within Policy Area C shall be permitted to develop up to a maximum floor space index of 0.85 and up to a maximum height of 5 storeys. d) Notwithstanding Section 6.5.2.2 (iv)(a), retail, personal service, office and community uses may be permitted on the second floor of mixed-use commercial/residential buildings provided that lot on which the building is located has a minimum frontage of 80 metres on Highway No. 2 and that buildings are sited with a streetfront orientation. e) Notwithstanding Section 6.5.2.2 (x)(c), and in accordance with Section 6.5.2.2 (iv), Council may pass by-laws to increase the maximum density up to a floor space index of 1.25 and a maximum height of 9 `) L Page5.. seven storeys provided that the owner enters into an agreement with the Town of Newcastle which provides for one or a combination of the following facilities, services and matters: a non-profit or co-operative housing component; dedicated space which is to be completed with interior finishes required for municipal use as a day-care centre, a senior citizen's centre or similar uses deemed appropriate by Council for a term of up to 99 years and not less than 25 years; payment to the Town of Newcastle of an amount equal to 2 percent of the value of new construction of the project, including landscaping, parking and on-site amenities, for the purposes of public improvements to the Courtice streetscape or the development of valleyland trail systems. f) In order for Council to evaluate the suitability of density increases pursuant to, the applicant must demonstrate to the satisfaction of Council that the proposed development is appropriate having regard to, amongst other things, such issues as: servicing and infrastructure capacity school facilities Provincial, Regional and Town housing policies parks and open space transportation and traffic compatibility with adjacent land uses g) In exercising its available powers of regulation, review and approval under the Planning Act, 1983, for the development of lands in Policy Area C, Council shall have regard for the following objectives: The location and form of buildings should contribute, where possible, to the creation of an attractive environment for pedestrians. Buildings should be sited in a manner which clearly defines the edges of streets with appropriate setbacks and heights. 599 69 Page 6.. The location and form of buildings should minimize adverse impacts, including shadowing, on low density residential areas. Retail and service uses should provide an attractive streetfront facade although primary entrances may be provided from rear and side facades of the building. Pedestrian amenities and appropriate landscape features should be provided for the areas between buildings and public sidewalks. The residential component of integrated commercial/residential buildings should have separate and secure entrances, a separate parking area and appropriate indoor and outdoor amenity areas. 4. Delete subsection 6.5.2.4 (vi) as renumbered (formerly 6.5.2 (iv)(f). 5. In subsection 6.5.2.7 (ii) as renumbered, (formerly 6.5.2 (iv) (c) ) , add the words "and the Gateway Commerc ial Area " after the words "Central Areas" in the second line. 6. Delete the words "those areas restricted to Special Purpose Commercial Uses" from the subsection 6.5.3 (iv) and replace them with the words "the area designated as Gateway Commercial Area". 7. Add a new policy 6.7.3 (iii) In areas of commercial development and redevelopment in the Community Central Area and the Gateway Commercial Area, entranceways to commercial uses from arterial roads shall be limited to 80 metre intervals. 8. Amend Schedule 6-1 as shown on Schedule 'A' to this Amendment as follows: (i) Identify "Gateway Commercial Area" and various policy areas contained therein; and (ii) Adjust population in Neighbourhood lA from 4200 to 4500 person and Neighbourhood 1B from 2400 to 2800 to persons. Page 7.. IMPLEMENTATION: The provisions set forth in the Town of Newcastle Official Plan, as amended, regarding implementation of the Plan shall apply in regard to this Amendment. INTERPRETATION: The provisions set forth in the Town of Newcastle Official Plan, as amended, regarding the interpretation of the Plan shall apply in regard to this Amendment. SCHEDULE " A " TO AMENDMENT # TO THE TOWN OF NEWCASTLE OFFICIAL PLAN CHANGE FROM 11SPECIAL PURPOSE COMMERCIAL 11 TO ��GATEWAY COMMERCIAL AREA" AND IDENTIFY POLICY AREAS CHANGE FROM RESIDENTIAL TO GATEWAY COMMERCIAL AREA" AND IDENTIFY POLICY AREAS ADJUST POPULATION FROM "2400" TO "2800� „; ADJUST POPULATION N ` , `''"`$ FROM "4200" TO °4500" r -was \m.. 599 /�- ATTACHMENT #2 AMENDMENT NO.9 TO THE COURTICE WEST NEIGHBOURHOOD PLAN PURPOSE: The purpose of this Amendment is to redefine the types of uses permitted in the corridor area along Highway No.2 (King Street) east of Regional Road #55 (Townline Road) to Farewell Creek. BASIS: This Amendment is based on a planning study undertaken by the Town of Newcastle known as the Courtice West Highway #2 Corridor Study. ACTUAL AMENDMENT: 1. Delete Section 2.1.5 in its entirety and replace with the following: "2.1.5 The total population to be accommodated within the Courtice West Neighbourhood has been established by the Town of Newcastle Official Plan and is shown on Schedule 1. A variation of up to 10% may be permitted if in the opinion of the Town of Newcastle and the Region of Durham such a variation is warranted, will not adversely affect the intent of the Town of Newcastle Official Plan or the Durham Regional Official Plan, and will not require additional municipal expenditures for the provision, enlargement, or extension of services." 2. Delete Sections 2.5.1 and 2.5.5 and replace them with the following: "2.5.1 The residents of the Courtice West neighbourhood will be served by a variety of commercial facilities: (i) Courtice Community Central Area (ii) Gateway Commercialy Area (iii) Convenience Commercial (iv) Office Commercial Page 2.. 2.5.2 Courtice Community Central Area (i) The Courtice Community Central Area is located in the general area of the intersection of Highway No.2 and Trulls Road. This is the predominant focal point for Courtice to provide a full integrated array of shopping personal service, offices, residential, social, cultural and recreational activities. (ii) Commercial facilities in Courtice West shall not adversely impact the development of the Community Central Area. 2.5.3 Gateway Commercial Area (i) The Gateway Special Policy Area recognizes the variety of existing commercial uses and the unique location opportunity along the Highway No.2 Corridor area at the entranceway to the municipality and the Courtice Urban Area. The Gateway Special Area shall develop as an integrated activity area with shopping, personal and business service, offices and residential uses. Social, cultural and institutional activities be incorporated if appropriate to the scale and nature of the area. (ii) The Gateway Commercial Policy Area is comprised of three policy areas: General Commercial; Special Purpose Commercial and Mixed -Use Area. a) General Commercial Areas shall be for retail personal and business service commercial uses which serve the dat-to-day needs of residents. Council will endeavour to encourage the redevelopment of lands to improved urban design standards. b) Special Purpose Commercial Areas shall be developed for those uses which serve a specialized need for residents on an occasional basis which generally require larger parcels of land, larger retailing units and exposure to traffic including such uses as motor vehicle sales and service, restaurants, furniture and major appliance stores. Individual retail stores shall be greater than Page 3.. 600 square metres. The range of uses shall be restricted in the zoning by-law to ensure the overall continuity and integration of the Gateway Commercial Area. c) Mixed -Use Areas shall be developed primarily with integrated mixed-use structures with retail, personal and business service, office, community facility and residential uses. In addition, office buildings as defined in Section 2.5.6 and high density residential development up to 80 units per net hectare are permitted uses. (iii) It is a policy of this Plan to encourage the siting and massing of buildings at the intersection of Highway No.2 with Varcoe Road/Darlington Blvd. to provide a focal point of activity and architectural interest to the Gateway Commercial Area. Building heights in the Mixed Use Area shall be a minimum of three storeys and a maximum of five storeys. It is the objective of Council to seek to ensure that buildings be oriented to the Highway No.2 street frontage and that building facade occupy greater than 50 percent of the frontage. (iv) it is a policy of Council, in the development and redevelopment of lands within the Gateway Commercial Area,to seek to achieve the consolidation of existing small property holdings into larger parcels of a size and shape appropriate for the proposed use of the property. (v) The Town of Newcastle Official Plan contains provisions to encourage the consolidation of lands into larger development parcels with a minimum of 80 metres of frontage, the provision of community services and affordable housing and the highest urban design standards for the Gateway Commercial Area. (vi) A Streetscape Plan shall be prepared as a basis for reviewing development proposals with regard to landscaping, signage, lighting and the provision of pedestrian amenities. 5f�) l:� Page 4.. 2.5.4 Convenience Commercial Convenience Commercial areas shall provide items and services of daily household necessity for residents in accordance with the policies of Section 6.5.2 of the Town of Newcstle Official Plan. 2.5.5 Automotive Service Stations (i) The development of Automobile Service Stations shall be in accordance with the policies of Section 6.5.2 of the Town of Newcastle Official Plan. (ii) It is a policy of this Plan that the service stations at the intersection of Townline Road and Highway No.2 shall be redeveloped for other commercial uses." 3. Delete subsection 2.5.7 (h) and replace it with the following: "(h) Open Storage shall be discouraged and garbage shall be stored internal to buildings". 4. Add a new Section 2.6.5 2.6.5 Service Lanes (i) Schedule 1 to this Plan indicates that general location of service lanes to serve the Gateway Commercial Area. These service lanes are to provide a continuous link between commercial properties in the Gateway Commercial Area by means of easements and other agreements between the various property owners. It is not the intention of the Plan that such lanes would be assumed by the municipality. (ii) Service lanes shall have a minimum width of 8 metres. 5. Amend Schedule 1 to the Courtice West Neighbourhood Plan as shown on Schedule 'A' to this Amendment as follows: (i) Identify 'Gateway Commercial Area' and the various land use designations contained therein; (ii) Identify a medium density residential a reas on the southeast corner of Nash Road and Townline Road; -) I % � (;i Page 5.. (iii) Identify service lanes within the Gateway Commercial Area; (iv) Adjust the road pattern for Bridle Court and Dalepark Drive; (v) Revise pedestrian/bicycle pathways. 6. Amend Schedule 2 to the Courtice West Neighbourhood Plan as shown on Schedule 'B' to this Amendment to adjust various population figures increasing the total from 6560 to 7275. IMPLEMENTATION: The provisions set forth in the Courtice West Neighbourhood Development Plan, as amended, regarding implementation of the Plan shall apply in regard to this Amendment. INTERPRETATION: The provisions set forth in the Courtice West Neighbourhood Development Plan, as amended, regarding the interpretation of the Plan shall apply in regard to this Amendment. SCHEDULE " A " TO AMENDMENT + g TO THE COURTICE WEST NEIGHBOURHOOD DEVELOPMENT PLAN NEIGHBOURHOOD BOUNDARY........ -.- NEIGHBOURHOOD PARK ............... RESIDENTIAL ..................... MINOR OPEN SPACE .................:. CONVENIENCE COMMERCIAL ........ MAJOR OPEN SPACE ................... ' L. SPECIAL PURPOSE COMMERCIAL .... HAZARD LANDS ...................... GENERAL COMMERCIAL ............ ARTERIAL ROAD -TYPE �B.............. --- OFFICE COMMERCIAL .............. MIXED USE AREA ................. GATEWAY COMMERCIAL AREA ... ----- SERVICE LANES ..................111111111 MAJOR COLLECTOR ROAD .............. �- MINOR COLLECTOR ROAD ............... LOCAL ROAD ......................... PEDESTRIAN/ BICYCLE PATHWAY....... ELEMENTARY SCHOOL ............. ® DENOTES DENSITY DESIGNATION DENOTES MAXIMUM NUMBER 15 PARKETTE ........................ © OF UNITS PER NET HECTARE 0 Q O 1000 w O cr 0 a 0 w z J z fR jftftft� �111%HW.4y a 1000 ca W V 2175 ADJUST POPULATION FIGURE FROM ' 985' TO ' 1300' NASH 1300 No - 2 F ROAD ADJUST POPULATION FIGURE FROM '1400' TO' 1800' Z Total 7 75 persons O z ADJUST TOTAL POPULATION FIGURE FROM'6560' TO' 7275' Schedule " B " to Amendment + 9 to the COURTICE WEST NEIGHBOURHOOD DEVELOPMENT PL COURTICE WEST NEIGHBOURHOOD POPULATION SCHEDULE 2 4 OL 200 8 Oft, 60 120 240m