HomeMy WebLinkAboutP-163-80 CORPORATION OF THE TOWN OF NEWCASTLE
PLANNING AND DEVELOPMENT DEPARTMENT D.N.SMITH,M.C.I.P.,Director
HAMPTON,.ONTARIO LOB UO TEL. (416)263.2231
REPORT TO THE PLANNING AND DEVELOPMENT COMMITTEE MEETING OF OCTOBER
9, 1980.
REPORT NO. : P-163-80
SUBJECT: Proposed Official Plan Amendment - City of Oshawa
File: 80-7/00
BACKGROUND:
On March 17, 1980 staff presented report P-49-80 in
respect of City of Oshawa by-law 18-80 and the above noted official
plan amendment which, if approved, would permit the development of a
"Local Central Area" on the northwest corner of King Street- and Townline
Road in Oshawa.
On March 21, 1980, Council, by resolution, objected to
the approval of by-law 18-80 of the City of Oshawa, which zoned the sub-
ject site to permit a shopping centre of approximately 68,000 square feet.
On September 17, 1980 staff received a copy of a Market
Demand and Impact Analysis, prepared by Larry Smith & Associates Limited
on behalf of the applicants, Valiant Property Management, which had been
submitted to the Region in accordance with the requirements of Section
8.2.3.4 of the Durham Regional Official Plan.
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COMMENTS:
Staff have reviewed the above mentioned Market Demand
and Impact Analysis and are generally satisfied that the "immediate"
development of the proposed 68,000 square foot Local Central Area would
not adversely affect the future development of the Courtice Community
Central Area.
We note that the consultant's report assumes that the
Courtice Community Central Area may not develop until sometime after
1986 or, at least, until a requisite critical-threshold population has
been reached in Courtice. However, the report does not indicate what
the threshold population would be and we must, therefore, assume that
the most significant impact would be in respect of the actual timing of
the Courtice Community Central Area.
We would also note that the Cabinet's decision of July
31, 1980, which confirmed the decision of the Ontario Municipal Board
in respect of a previously proposed Community Central Area for this site,
took the position that the decision of the Board should be interpreted as
meaning that; "the City of Oshawa has full scope to amend its Official Plan
to allow any of the uses permitted under the "Residential" designation in
the Regional Official Plan, specifically a Local Commercial Centre not
exceeding 60,000 square feet of retail space."
This interpretation, by Cabinet, clearly would permit a
centre of the same order .as the presently proposed Local Central Area to
proceed subject, of course, to the other requirements of the Durham Official
Plan.
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The submission of the Market Demand and Impact Analysis
satisfies one of the primary requisites of the Regional Plan, and demon-
strates that the immediate development of a 68,000 square foot Local
Central.Area would not unduly impact existing centres and would satisfy,
to a large extent, future market need arising from new population growth
occurring within the trade area and primarily within Oshawa.
It should also be mentioned that while the Cabinet decis-
ion suggests such a Local Central Area should not exceed 60,000 square feet,
Section 8.2.2.13 of the Regional Plan clearly indicates that this is a
guideline and should not be construed as rigid. In that regard, an excess
of 8,000 square feet would not appear to be a major deviation from the
intent of the Regional Plan.
CONCLUSIONS:
Based on the foregoing, we would recommend that the
Town withdraw its objections to the proposed Local. Central. Area, Oshawa
Zoning By-law.
RECOMMENDATION:
That the Planning and Development Committee recommend
to Council the following:
1. That Report P-163-80 be received; and that
2. The Region of Durham be advised that the Town of
Newcastle has no objection to proposed Official Plan
Amendment 80-7/00 to permit the development of a Local
Central Area, at the north-west corner of Highway 2
and Townline Road in Oshawa, not to exceed 68,000 square
feet of gross retail and person service floor space;
and that
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3. The Ontario Municipal Board be advised that the
Town of Newcastle withdraws its objection to By-law
18-80 of the City of Oshawa; and that
4. The City of Oshawa be advised of the Town's action
in respect of this matter.
Respectfully submitted,
TTE':lb D. N. Smith, M.C.I.P.
September 29, 1980 Director of Planning