HomeMy WebLinkAboutPD-234-91 THE CORPORATION OF THE TOWN OF NEWCASTLE
DN: STAT-MCA.GPA REPORT
Meeting: General Purpose and Administration Committee File #
Date: Res.
Monday, October 7, 1991
By-Law#
Report#: file#: T1T AT 12 . 6
Subject: SECONDARY PLAN STUDY FOR THE BOWMANVILLE MAIN CENTRAL AREA
Recommendations:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD-234-91 be received for information.
1. PURPOSE
1. 1 The purpose of this report is to advise Committee and Council of
the status of the Secondary Plan Study for the Bowmanville Main
Central Area.
2 . BACKGROUND
2 . 1 Report PD-96-91 was considered by Committee at its meeting of April
22 , 1991. The Report noted that a number of factors, in particular
Amendment No. 40 to the Town's Official Plan (Markborough) and the
recent changes to the Durham Regional Official Plan as they relate
to the Bowmanville Main Central Area, had necessitated a planning
study for the Main Central Area.
2 . 2 The Report further noted that, given the amount of work involved,
the Secondary Plan Study should be undertaken jointly by the
Planning Department and a consultant. The consultant's portion of
the Study would be funded by various development interests with
land holdings within the study area. However, the consultant would
be retained by and work under the direction of the Town.
2 . 3 The Report recommended that the Town undertake the Study subject
to a financial contribution being received from the development
REPORT NO. : PD-234-91 PAGE 2
interests, and further that Staff be authorized to proceed with the
selection of a consultant. Draft Terms of Reference for the Study
were attached to the Report. Committee, and Council on April 29,
1991, resolved to adopt the recommendations in the Report.
3 . CONSULTANT SELECTION
3 . 1 The Planning Department invited twenty (20) consulting firms to
submit Expressions of Interest for the Secondary Plan Study.
Expressions of Interest were received from eleven (11) of these
firms. Three firms were further invited to submit Proposals for the
Study. Part way through the bid process, one of the firms advised
they would be unable to undertake the Study due to other
.contractual obligations. Staff interviewed the two remaining firms.
3 .2 The consulting firm of Berridge Lewinberg Greenberg has been
selected to undertake the planning study for the Bowmanville Main
Central Area. Berridge Lewinberg Greenberg has subcontracted the
marketing component to Price Waterhouse, and the engineering and
transportation components to Cumming Cockburn Ltd. An extract from
the proposal submitted by Berridge Lewinberg Greenberg forms
Attachment No. 1 to this Report. The total cost of the study is
$183, 075 plus G. S.T. ($12 , 815) .
3 . 3 All financing from the developers group has been secured. Fifty
percent (50%) was provided by cheque and the remaining 50% has been
secured through irrevocable Letters of Credit.
3 . 4 . The Study commenced in the last week of September with the
consultant's participation in the CAUSE Weekend for Downtown
Bowmanville. This was later than anticipated due to delays in
securing the funding from the developers group. The Secondary Plan
Study for the Main Central Area is expected to take about a year
to complete,
REPORT NO. : PD-234-91 PAGE 3
Respectfully submitted, Recommended for presentation
to the Committee
Franklin Wu, M.C. I.P. Lawrence . Kotseff
DIrector of Planning Chief Ad i strative
and Development Officer
* *cc
*Attach
25 September 1991
Attachments
Attachment No. 1 Extract from Study Proposal submitted by Berridge
Lewinberg Greenberg
Attachment No. 1
TOWN OF NEWCASTLE
B O W M A N V I L L E
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MAIN CENTRAL AREA STUDY
Berridge Lewinberg Greenberg Ltd.
Price Waterhouse
Cumming Cockburn Limited
July 11, 1991
Berridge Lewinberg Greenberg Ltd.
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July 11, 1991
Mr. David J. Crome, Manager
Strategic Planning Branch
Town of Newcastle
40 Temperance Street
Bowmanville, Ontario
L1C 3A6
RE: Proposal for Professional Consulting Services
Secondary Plan Study for the Bowmanville Main Central Area
We are pleased to submit six copies of this proposal on behalf of our project team, led by
Berridge Lewinberg Greenberg Ltd. in collaboration with Price Waterhouse and
Cumming Cockburn Ltd. This project team has amassed a body of experience in studies
of this kind, which allows us to produce high quality, thorough work in a creative and timely
manner.
We feel that our team is uniquely qualified to undertake this challenging assignment, which
is critical to the future evolution of Bowmanville and its Main Central Area. Our firms have
worked on numerous such assignments in the past and have found a multi-disciplinary
approach to be an effective mechanism for arriving at comprehensive and successful solutions
to complex issues.
Our approach to the study involves setting objectives at the outset and then proceeding
systematically through a series of study phases. Our reporting procedure provides for written
reports at the end of each phase, which ensure ongoing communication and consensus-
building throughout the course of the study.
PLIm C.ecfopment OeWn Pnocipal5: Assocot
111 t]uee^Street Ear Joe Berridge Conne;'z-cwzao
Su to 2W. Frank Lewlro rg
Toronto. Gnada M5C IS2 Ken Greenberg
416-363-9004 Andrea Gab-y'
Far-363-7=67 George F.Dark
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Berridge Lewinberg Greenberg Ltd.
In addition, we have recommended an extensive round of public consultations, both formal
and informal, at strategic points in the study process. The project team firmly believes that
such an approach is essential in generating Final Recommendations and Secondary Plan
policies that are not only based on sound planning, design, market, and infrastructure
analyses, but that would also garner community acceptance and would therefore be more
readily implementable.
We trust this proposal fulfils your immediate requirements. The project team looks forward
to meeting with you next week to discuss our ideas further.
Yours very truly,
BERRIDGE LEWINBERG GREENBERG LTD.
AD
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Andrea Gabor, MCIP George Dark
Principal Principal
1. PURPOSE OF THE STUDY
Since its inception in the mid 19th century, the Town of Bowmanville has
played an important role as the historic, administrative and commercial centre
for the surrounding community.
The historic town centre, now part of the Bomanville's Main Central Area,
has been retained and continues to function as a civic focus for the Town of
Newcastle and surrounding area. Rapid residential growth in the 1980s has
brought the conck mitant expansion of commercial areas, much of it to the east
of the historic downtown.
Now, again, Bowmanville stands at the threshold of significant population
increases brought on by anticipated market demand and forecast future growth
as envisaged in the Durham Regional Plan. Concurrently, there is increasing
existing and projected demand for additional retail and commercial
development, community facilities and housing. To that end, the boundaries
of the.existing Central Area have been extended. The optimum land use
within both the old and new parts of the Central Area is the subject of this
study.
The form of the new development within the Main Central Area within the
context of its adjacent communities will have tremendous implications on the
future evolution not only of Bowmanville's physical urban structure, but of
its social structure, as well.
This raises a number of issues which must be addressed in this study:
• How can the new expansion area (study area 1) be designed and
designated so as to complement the existing Central Area and
provide a community focus for the existing and emerging
residential community of Newcastle?
• To what extent can existing and projected demands be satisfied
within the existing central area boundaries?
• What measures can be taken to safeguard and enhance the vitality
and economic viability of the historic centre in view of the
proposed significant expansion of the main central area?
The challenge of this study is to create opportunities for new development to
be accommodated in such a way as to enhance and complement the unique
character of Bowmanville's Main Central Area and to provide a focus for the
emerging community, which incorporates the positive characteristics of the
traditional "town centre" within a modern context.
2
2. STUDY APPROACH
We have summarized below the major focus of our proposed study, the issues
which we see as most relevant and our proposed approach for the overall
study.
2.1 Focus of the Study
As defined in the Terms of Reference, there are two study areas within
Bowmanville's Main Central Area:
1) Study area 1 comprised primarily of undeveloped lands, located to
the west of the existing Main Central Area:
2) Study area 2 comprising the developed portion of the Main Central
Area, including the historic downtown, the Bowmanville Mall and
strip commercial development.
The focus of the work on the existing part of the Main Central Area will be
to assess its strengths and weaknesses, evaluate mechanisms to enhance it
from an economic and design point of view, and ensure that new development
will not adversely impact its strength and vitality.
The new study area poses different issues. It is physically separate from the
historic downtown and will effectively represent a sub-area within the larger
Main Central Area. How should this sub-area evolve?What should its role be
for its adjacent and emerging residential area and for the Town of Newcastle
as a whole? Should it try to achieve some of the characteristics of the historic
downtown, such as pedestrian orientation, relationships between buildings and
the street, linkage with adjacent residential neighbourhoods or will it
inevitably resemble the newer strip malls on the east side of the Central Area?
What are the implications of the proposed new developments for achieving
these objectives?
The exercise that must be undertaken is essentially one of creating a "vision"
for Bowmanville that will carry it into the next century. Therefore, we have
placed great emphasis in this proposal on the qualitative evaluation of
Bowmanville's existing urban structure and the forces that shar*pe it, and on the
determination of development concepts which will ensure that the new Central
Area complements and enhances Bowmanville's existing urban structure.
3
2.2 Study Approach
We propose to undertake the study in three phases:
■ Phase I, Overview is essentially_comprised of collection, review and
analysis of existing physical, economic and land use characteristics for the
two study areas in order to gain an understanding of the character of the
urban structure, the interrelationships between its component parts and the
parameters required to guide future development. Emerging from this
analysis will be a series of General Principles which will act as guidelines
for the elaboration of land use options in future phases of the Study.
■ Phase II, Land Use Options & Development Strategy will build upon
the information gathered in the first phase to create a series of land use
options and development strategies for both study areas which implement
the General Principles agreed upon and the opportunities and constraints.
identified in Phase L
It is proposed that a series of land use options be created and be subjected
to a predetermined list of evaluation criteria in order to arrive at a
preferred development option for each study area.
■ Phase III, Implementation will address the steps required to implement
the preferred development concept, from the perspectives of land use,
urban design, marketing, and infrastructure requirements. In the case of
study area 1, the preferred concept will be translated into Secondary Plan
policies and an Urban Design Plan to guide future development.
Our approach proposes that a working paper be produced upon completion of
each of the individual phases of the study. The papers can then be distributed
for immediate review and feedback to relevant Town staff, government
officials or residents groups as appropriate. The division of the work
program into phases also provides natural intervals at which public
participation would be most beneficial.
The public participation process is an essential element of an assignment of
this nature. This process must permit a two-way exchange of information so
as to inform the public and special interest groups of the direction of the
study, provide the study team with important information as to the
communities' desires and aspirations, and, most important, gain consensus on
basic principles and directions for future growth. By acting upon and
incorporating the view of the public and key stakeholders from the outset of
the study through to the final recommendations, the chances of developing a
plan that will be readily adopted and implemented are greatly increased.
&
Berridge Lewinberg Greenberg Ltd.
o ® 92
BOWMANVILLE MAIN CENTRAL AREA STUDY
PROPOSED STUDY ORGANIZATION
PHASE ONE: OVERVIEW
0 A review of the existing
structure of Bowmanville
PLANNING
URBAN DESIGN
INFRASTRUCTURE
roads
- parking
sewer &water
- transit
MARKET FORCES
STATEMENT OF THE OPPORTUNITIES, HIGHLIGHTS AND
DEFICIENCIES IN THE EXISTING STRUCTURE PLAN&
OPPORTUNITIES AND CONTRALNTS TO FUTURE DEVELOPMENT
CREATION OF GENERAL PRINCIPLES ON THE FUTURE OF THE
CENTRAL AREA AS OBJECTIVES
-----------------------------------------------------------
PHASE TWO: LAND USE
OPTIONS & DEVELOPMENT
STRATEGY
Create alternate visions for the
two study areas
LAND USE OPTIONS
DEVELOP CRITERLA/ANALYSE OPTIONS
--------------------------- --------------------------------
PHASE THREE:
IMPLEMENTATION &
SECONDARY PLAN POLICIES
REFINE STRATEGY
• Elaborate Official Plan policy AND SELECT
PREFERRED OPTION
planning urban infrastructure market implementation
policy design implications implications strategies
framework
FINAL•REPORT AND DRAFT SECONDARY
PLAN POLICY &URB:-*,,N DESIGN PLAN