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Home My WebLink AboutPD-101-85 �1 � � !"% -`{�GXd e� .. •(ai`Y?B�C� `�"G-/cd ff5. 11 FRe NfVO, -�6, CORPORATION OF THE TOWN OF NEWCASTLE PLANNING AND DEVELOPMENT DEPARTMENT T.T.EDWARDS,M.C.I.P.,Director HAMPTON,ONTARIO LOB UO TEL.(416)263-2231 REPORT TO THE GENERAL PURPOSE AND ADMINISTRATION COMMITTEE MEETING OF JULY 2, 1985 REPORT NO. : PD-101 -85 SUBJECT: RETAIL MARKET ANALYSIS - PROPOSED LOCAL CENTRAL AREA LINCHRIS HOMES LIMITED - FILE: OPA 85-20/ND RECOMMENDATION: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1 . That Report PD-101-85 be received; and 2. That Linchris Homes Limited be request to submit, to the Town of Newcastle in support of Official Plan Amendment Application 85-20/ND, a retail market analysis to evaluate the potential impact of the requested Local Central Area on existing and proposed commercial areas within the Courtice Urban Area and adjacent areas in Oshawa, and to justify the use of the susbject site for a Local Central Area; and 3. That a copy of Council 's decision be forwarded to the applicant, the Region of Durham Planning Department and the City of Oshawa Planning Department. , ..2 v(f) REPORT NO. : PD-101 -85 Page 2 BACKGROUND: On May 17, 1985, the Town was advised by the Region of Durham of an application submitted by Linchris Homes Limited to amend the Darlington Township Official Plan. The purpose of the amendment is to redesignate a 0.24ha (0.6 acre) site located in Part of Lot 35, Concession 2, Darlington (Courtice Urban Area) to permit the development of a Local Central Area. The site is located on the east side of Townline Road within the plan of subdivision being * developed by Gatehouse Holdings (see key map attached). The site is currently designated "Residential " by the Official Plan and zoned "C2-Neighbourhood Commercial " by By-law 84-63. The Darlington Township Official Plan (Section 6.5.2) states that Convenience (Neighbourhood) Commercial facilities may be permitted in areas designated Residential and that Local Central Areas shall be designated by amendment to the Official Plan. It is Staff's understanding that the applicant wishes to construct approximately 1050 square metres of retail and personal service floor space and be permitted the range of uses permitted by the "Cl-Commercial " zone. The Durham Regional Official Plan (Section 8.2.3.4) states that for Local Central Areas between 465 square metres and 1400 square metres of gross retail and personal service floor space, the local Council may, at its discretion, require a retail analysis concerning the effect of the proposed Local Central Area on the viability of any existing Central Area and/or any other Local Central Area. The Darlington Township Official Plan (Section 6.5.3iii ) further states that such market analysis, to be carried out at the expense of the applicant, shall justify the proposed commercial development and evaluate the potential impact upon existing and future development. . . .3 REPORT NO. : PD-101 -85 Page 3 The Darlington Official Plan (Section 6.5.2) states that Convenience Commercial facilities shall be developed to provide items of daily household necessity for the residents of the immediately surrounding neighbourhood. Local Central Areas shall be developed similar in kind but generally smaller in scale than a Community Central Area and shall serve -the day to day needs of the residents of the surrounding residential areas. A Convenience Commercial facility is permitted a maximum floor area of 500 square metres , while a Local Central Area may develop to a maximum of 5575 square metres. The "C2-Neighbourhood Commercial " zone of By-law 84-63 restricts Neighbourhood Commercial facilities to a convenience store and personal service uses, and provides for large minimum setbacks from lot lines abutting residential areas. All of the uses listed by -the "C1-General Commercial " zone would be permitted within a Local Central Area; as well , the "Cl" zone provides for minimal setbacks from lot lines. No Local Central Areas are currently designated within the Courtice Urban Area. However, City of Oshawa Planning Staff have expressed a concern with respect to the potential impact of the proposed development on the Local Central Area at Bloor Street East and Grandview Street South as designated by the City of Oshawa draft Official Plan. COMMENT: The Courtice Development Plan as prepared by the IBI Consulting Group in March, 1979 concluded that the Courtice Urban Area will ultimately require between 18,600 and 27,900 square metres of retail commercial floor space. The Study allocated approximately 70% of the retail space to the Community Central Area located at the southeast corner of Highway No. 2 and Trull 's Road. The remainder would be located in specific neighbourhoods and/or along Highway No-2. . . .4 REPORT NO. : PD-101 -85 Page 4 Leff These calculations as prepared by IQI were used as the basis of designating commercial sites in the Courtice Urban Area Plan - for example, the Special Purpose Commercial areas located along Highway No. 2. No Local Central Areas are currently designated within the Urban Area. The designation of a Local Central Area on the subject site would constitute a deviation from the underlying intent of the Urban Area Plan with regard to the allocation of retail commercial space. As well , as indicated by the comments submitted by City of Oshawa Planning Staff, a Local Central Area may impact upon existing and designated commercial uses in the adjacent areas of Oshawa. Staff, therefore, feel that. a retail market analysis to examine the potential impact of a Local Central Area on the subject site should be submitted prior to a final decision being made on the Official Plan Amendment application submitted by Linchris Homes Limited. Staff also note that, in our opinion, the subject site is not suitable for a Local Central Area. The site is surrounded by residential uses and there is not sufficient area to provide adequate landscaping and setbacks from lot lines in order to minimize the negative impact on area residents, or to provide the parking spaces required for the greater area of floor space requested by the applicant. Staff therefore recommend that Linchris Homes Limited be requested to submit to the Town of Newcastle in support of Official Plan Amendment Application 85-20/ND, a retail market analysis to evaluate the potential impact of the requested Local Central Area on existing and proposed commercial areas within the Courtice Urban Area and adjacent areas in Oshawa, in order to justify the use of the subject site for a Local Central Area. Res p mit Applicant : Mr. Keith McDowell R.R. CLAREMO MONT, Ontario LOH lE0 T.T. Edwards, M.C.I.P. Director of Planning cc: Region of Durham Planning Department JAS*TTE*jip *Attach. cc: City of Oshawa June 20, 1985 Planning Department i SUBJECT SITE (H)R1 RI ( (H)R1 R 1 RI RI EP R1 I II (H)RI 1 I • (I N EP a° 0 (H Z o o� — (H)R 1 U Z 1 OO RI J zi 1 �•`I 0 , o o A w a (H)RI REGIONAL. ROAD 22 LOT 3 5 LOT 34 LOT 33 0 50 100 200 300 m KEY MAP 5om "�"'