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CORPORATION OF THE TOWN OF NEWCASTLE
PLANNING AND DEVELOPMENT DEPARTMENT L.L. KRISTOF,M.C.I.P.,Director
HAMPTON,ONTARIO LOB 1JO TEL. (416)263-2231
TO: Chairman & Members of the REPORT NO. P-24-79
Planning & Development Committee DATE: February 7, 1979
SUBJECT: Community District Plan Proposals for Bowmanville
Urban Area
We have received three proposals for the preparation of the
Bowmanville Urban Area Plan from the following consulting firms:
Philips Planning + Engineering Limited
3215 Queen Elizabeth Way
Box 220
Burlington, Ontario
L7R 3Y2
IBI Group
40 University Avenue
6th Floor
Toronto, Ontario
Totten Sims Hubicki Associates Limited
200 Consumers Road ,1
Willowdale, Ontario
M2J 4R4 E/ �>
The following represents a summary of the various firms:
Timing Price ,�',�,
Philips 5.5 months 23.83 weeks $ 38,700
IBI 3.69 months C16 w ee ks� 37,700
Totten Sims et al 6.46-9.46 mo. 28 - 41 weeks 44,000
Bowmanville Central Business District Study
G. Baird, Architect 7 weeks $ 12,000
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A careful evaluation of the proposals indicate that IBI Group
submitted the lowest price and promised they will complete the project
in the shortest time. Therefore, it is our recommendation that IBI
Group should be appointed to prepare the Plan.
IBI will also provide us with 50 copies of the document compared
to 15 copies by Totten, Sims et al and 35 copies from Philips.
Council should also consider IBI's involvement in planning
matters within this municipality, partly through the Hydro Impact Study
and Hydro agreement as well as in the Courtice Ontario Municipal Board
hearings. Furthermore, IBI just completed a base survey as part of
the Hydro agreement, which contains basic information to be used during the
preparation of District Plans in Bowmanville. Their familiarity with the
municipality, therefore, gives them certain added advantages ; which is de-
finitely indicated in the price and timing of their submission.
With respect to the Downtown Study, Mr. George Baird's firm
was approached due to his extensive experience in urban design and his
involvement with projects involving historic conservation which is
especially relevant to Bowmanville's downtown.
Our familiarity with his work and his professional interest in
this project, as reflected by his estimate, leads us to recommend him
for this study. We have complete confidence in his ability and feel
that the nature of the undertaking is such that only a limited few would
be capable of competently completing the project, of which Mr. Baird is
one of the best.
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Recommendation:
Based on the foregoing, we recommend that the Corporation of
the Town of Newcastle enter into a contract with IBI Group to prepare
the Bowmanville Urban Area District Plan. Also, it is recommended that
the Corporation of the Town of Newcastle enter into a contract with
George Baird, Architect to prepare the Downtown Study in conjunction
with the Bowmanville District Plan, but as a separate document.
Respec fully submitted,
LLK:Ib Leslie L. Kristof, M.C. I .K"
Director of Planning & Dielopment
CORPORATION OF THE TOWN OF NEWCASTLE
PLANNING AND DEVELOPMENT DEPARTMENT L.L. KRISTOF,M.C.I.P.,Director
HAMPTON,ONTARIO LOB 1JO TEL. (416)263-2231
TO: Chairman & Members of the REPORT NO. P-25-79
Planning & Development Committee DATE: February 7, 1979
SUBJECT: Major Retail Commercial Development - Bowmanville
Urban Area
Comments:
On November 6, 1978 the Council for the Town of Newcastle
adopted by Resolution C-78-1463, a position paper (attached) dealing
with the above noted subject matter. Briefly, this position paper re-
solved that although there existed an immediate need for additional
retail commercial development in Bowmanville it would be remiss of the
Council to approve any major proposal without the benefit of a detailed
commercial study to evaluate the effects upon the existing retail bus-
inesses within the central business district.
The position paper also indicated that two of the three proposals
being considered, had been referred to the Ontario Municipal Board for
resolution and that it may be appropriate to consider all three proposals
together, in order to place them in their proper perspective,relative
to the Bowmanville Urban Area Plan.
Inasmuch as the preparation of such a Plan is imminent and will
include a detailed commercial study it would be unwise at this time to
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take a position which was not supported by market data or which con-
flicted with identified objectives for revitalizing the Town's core
area. In that regard, we can only reiterate the staff concerns as
outlined within the adopted position paper.
Recommendation:
Based on the foregoing, the views of Council and staff con-
cerns relative to the potential impact of major retail commercial
development, we recommend the following:
1 . That Council endorse the actions of the previous Council
��AASk
in adopting a policy of deferring cpnsa d� on of major
retail proposals until such time as the detailed commercial
study has been completed,�hus placing the Town in a position
to address the matter before the Ontario Municipal Board;
and that)
2. The proponents for the various proposals be advised that
their proposals will not be considered until such time
as the commercial study has been completed concurrent with
the preparation of the Bowmanville Urban Area Plan.
Respec fully s mitted,
Ir
TTE:lb Leslie L. Kristof, M.C. I .P.
Director of Planning & Develop ent
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CORPORATION OF THE TOWN OF NEWCASTLE
PLANNING AND DEVELOPMENT DEPARTMENT L.L. KRISTOF,M.C.I.P.,Director
HAMPTON,ONTARIO LOB 1JO TEL. (416)263-2231
TO: Chairman & Members of the REPORT NO. P-14-79
Planning & Development Committee DATE: January 18, 1979
SUBJECT: Bowmanville Mall , Phase 3
File: Z-A-2-12-1
Comments:
We attach a copy of a letter from the solicitors for the
owners of the Bowmanville Mall , which requests an opportunity to
present a proposal for the final phase of the development. Also,
attached is a copy of a position paper which was adopted by the previous
Council (Resolution #C-78-1463) and represents a policy statement con-
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cerning the above noted proposal .
Briefly, the Town's position is that while Phase 2 development,
which has received recent approval , is appropriate and desirable, Phase 3
could have a major impact upon Bowmanville's Central Business District
and should be considered premature until further background studies
have been completed during the preparation of the Bowmanville Urban Area
Plan.
Recommendation:
We, therefore, recommend that no further action be taken
with regard to Phase 3 development prior to the completion of preliminary
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studies for the Bowmanville Urban Area Plan and that this proposal
and the two other major retail commercial proposals be considered
together at such time as the Ontario Municipal Board sets a hearing
date to deal with the referrals as outlined in the position paper.
Respectfully submitted,
TTE:lb Leslie L. Kristof, M.C.I .P.
Director of Planning & Developm t
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BLST &- GRAY
` al'rtstrr & aliritar>$ ��:� � � D TELEPHONE (416) 366-5634
R ALFRED SCST O.C. J, F. H.GRAY,O.C.
JAMES H.COL)PTAIGHT DAPHNE JOHNSTON 19714 SUITE 1202
390 BAY STREET
PLAN"",": r"i''ARTMENT TORONTO, CANADA
COUNSEL: T)..:U OF NEWCASTLE MSH 2Y2
ROGER R.ELLIOTT
January 12, 1979
The Corporation of the
Town of Newcastle
40 Temperance Street
Bowmanvi'lle, Ontario
LIC 3A6
Attention: Clerk
Dear Sir:
Re: Bowmanville Mall
Would you kindly see that I am placed on the January 22nd
Agenda of the Planning Committee referable to the above. I am
representing the owners of the property and would like to introduce
this year 's committee to our proposal for the final phase of this
development.
Yours very truly,
Roger R. Elliott
RRE/mh
cc : Mr. Peter Weston
Mr. Les Kristoff,
Council Minutes 6 November. 6th, 1978
Resolution #C-78- Hol
Planning Moved by Con. Dykstra, seconded by Con. Allin.
Development 1UNT the Planning '111(1 Development Committee Chairman's
Committee ROPO"t 01' "W001117 held on October 30th, 1978 be adopted.
Report
"CARRIED"
Resolution #C-78• 1462
Planning Moved by Con. Dykstra, seconded by Con. Allin.
Director's THAT the I)lknililig and Development Director's Report dated
Report r'e November 1st, 1918 regarding Site Plan Agreement for the
Stedmans reconstruction Of Stedmans Store, Bowmanville, be approved.
Store
"CARRIED"
Resolution t/C-78-1463
Moved by (,oil. Dykstra, seconded by Con. Allin.
Planning THAT the Planning and Development Director's Report dated
Director's November 2nd, 1978 regarding Bowmanville Mail proposed
Report re rezoning, 1w ;jpprovc-�I.
(iowmanville Mail
Rezoning "CARRIED ,
Resolution I/C-78-1,1(,4
Planning Moved 1)), Con. Dylcstra, seconded by (:on. Allin.
Director's THAT the Planning an(l Development Director's Report dated
Report re November 211d, 1978 ►•eiarding Courtice Heights Development Limited
Courtice Heights -;"Phl)', N;H', be 1-oceived for information.
Staging Plan
"CARRIED"
Resolution PC-78-11165
Planning Niuvetl by "01 - I)YkSt VN, seconded by ( on. Allin.
Director's THAT the P1,,iY1n1n,1 rind Development Director's Report dated
Report re November 2nd, 1978 regarding Parking Requirements of
Senior Citizens Senior r C i t i z en s Deve I opmen L, be approve(].
Development
"CARRIED"
TO: Mayor Rickard and Members of Council
FROM: Leslie L. Kristof, MCIP, Director of Planning & Development
SUBJECT: Report on {Manning and Development Committee Resolution
#PD-534-78 dealing with the Bowmanville Mall proposed
rezoning.
DATE: November 2, 1978
REPORT NO. No. 5
Comments:
We attach for your consideration a brief position paper outlining
our concerns with respect to the proposed third phase of the Bowmanville
Mall and its relationship to the Bowmanville District Plan, the
Regional Official Plan and the proposed Regional Official Plan Amend-
ments 11 and 20.
Briefly, it is our position that while. the Phase 2 development permitted
by Restricted Area fly- law 77-61 is appropriate and desireable, Phase 3
could have a major impact upon the Bowmanville Central Business District
and should be considered premature until further background studies
have been completed during preparation of the Bowmanville District
Plan. It is also our position that while Phase 3 is consistent with
the Regional Official Plan, in terms of land use, the actual function
of the existing mall could be drastically altered by the proposal and
we are, therefore, unable to support it at this time.
Similarly, Regional official Plan Amendments 11 and 20, Pythagoras
and Bowbrook respectively, should be considered premature inasmuch as
they are geographically unrelated to the Central Business District
and could have an even greater impact on plans to revitalize the
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Central Business District. In this regard, all three proposals
should be considered simultaneously and discussions about Phase
2 divorced from the proceedings entirely.
Recommendations:
On the basis of the background information available to date,
discussions with the various applicants, the referrals to the
Ontario Municipal Board and an over-all review of the situation
we recommend the following:
1 . That the solicitors for L.C.D.M. Investments Ltd. and Barmond
Builders Ltd. be advised that their clients proposal for a
third phase expansion to the Bowmanville Mall shall not be
considered until formal application for a rezoning is made
and that the proposal is presently considered premature.
2. The Town's .Solicitor he directed to seek assurances from
the Ontario Municipal Board that the hearing scheduled for
December 11 , 1978 dealing with Restricted Area By-law 77-61
(Bowmanville Mall , Phase 2) , will review the proposal on its
own merit only and that any attempt to introduce discussions
related to the third phase or to Official Plan Amendments 11 and 20
shall be dismissed; and that
3. Preparation of a Bowmanville District Plan should commence as
soon as possible with consideration being given to the aforesaid
proposals during that process ; and that
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4. The Regional Planning and Development Committee and the
Minister of Housing be advised of our concerns as outlined
in the attached position paper.
Respe fully ubmitted,
Leslie L. Kristof, M.C. I .P.
Director of Planning & Developm nt
s
MAJOR RETAIL COMMERCIAL DEVELOPMENTS
BOWMANVILLE
On October 12, 1978 the Town of Newcastle received an informal
proposal by L.C.D.M. Investments Ltd. and Barmond Builders Ltd. to permit
a rezoning of Blocks 'A' and 'B' , Plan 698 and part of Lot 9, Concession
1 , Town of Newcastle. This proposal was dealt with by the Planning and
Development Conuidttee on October 30, 19/8 arid by Resolution #PD-534-78
referred to staff for a report. to the Council meeting of November 6, 1978.
Briefly the proposal called for rezoning of a portion of the lands
in question from 'R' to 'C' to permit. a third phase expansion of the
existing Bowrnanville Mall . This proposal was preceded by zoning application
7_-A-2-12-2 which called for Phase 2 expansion and was approved by Restricted
Area By-law 77-61 which will be heard by the Ontario Municipal Board on
December 11 , 1978. Both proposals conform to the Regional Official Plan.
However, while Phase '2 is an acceptable proposal , Phase 3 should be deferred
for further consideration due to the impact it may have on the Town's existing
Central Business District anci the resultant change of scale and function
of what we consider is a Local Central Area as defined by Section 8.2.2.12
of the Region's Official Plan
Although the Regional Official Plan designates the existing Central
Business District as a Main Central Area, with a maximum permitted gross
retail and personal service floor space of 500,000 square feet and the
Bowmanville Mall is located within this designated area , we feel that the
rrrall is functionally a Local Central Area with a maximum permissible gross
retail and personal service floor space of 60,000 square feet. In this
regard, Phase 2 would result. in slightly less than this figure while Phase 3
would greatly exceed it.
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We also feel that the third phase of this proposal should be
considered in concert with the two other major retail commercial proposals
presently before the Ontario Municipal Board, being the Pythagoras and
Bowbrook referrals, O.P.A. 11 and 20 respectively. Both of the above
proposals were referred at the request of the applicants who objected to
the present designation of their lands as Special Commercial and desired
a General Commercial designation to permit development of major shopping
centres.
It is our position that while a commercial designation may be suitable
for both of these sites , we cannot at this time support the requests for
amendment to General Co►rmrercial and feel that the Special Commercial designation
and its permitted uses is a much more appropriate designation for the two
sites. Our main concerns are; the relative isolation of the sites from the
existing Central Business District and their potential impact upon it; Council 's
intent to revitalize the existing Central Business District and the role of
major retail commercial development in achieving this; a need for independant
and un-biased retail market analysis upon which to base decisions; the need
for a special study of the Central Business District and the need to prepare
a District Plan for Bowmanville. While there is little question that the
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Bowmanville trading areas could presently support additional retail commercial
development, or that the markets will increase with additional residential
development, the major concern at this time is the scale and distribution
of retail commercial growth.
The three major proposals , if approved, could ultimately result in the
creation of three shopping centres in the magnitude of 150,000 square feet
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each, or a total of 450,000 square feet. Inasmuch as the Main Central
Area for Bowmanville has a ceiling of 500,000 square feet, the three proposals
could effectively disperse and decentralize the commercial functions of the
Central Business District.
It is, therefore, essential to the orderly and planned growth of
Bowmanville that all major retail commercial proposals be reviewed in the
context, of their impact upon the Central Business District and their relation-
ship to a Bowmanville District Plan. It is our intention that the preparation
of this District Plan should include a detailed study of the Central Business
District and its relationship to retail trading areas, revitalization, municipal
administration and the connnercial functions related to its designation as a
Plain Central Area. We, therefore, feel that until such District Plan is
in progress, decisions respecting major commercial developments should be
deferred.
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