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HomeMy WebLinkAboutP-10-81 (I0 x 01-T RA ION OFT11F T OWN OF [`,, . CAS T LF PLANNING AND DEVELOPMENT DEPARTMENT D.N. SMITH, M.G.I.P., Dkoctor HAMPTON. ONTARIO LOB 1 J TEL.(4 16)263-2231 REPORT TO Till's PLANNING AND DEVELOPMVNT COMMITTEE MEETING OF .JANUARY 5, 1981. REPORT NO. : P-10--81 SUBJECT: Proposed Rezoning _ Part. Lots 29 and 30, Concession II, former Township of Darlington Richard Gay •- File.: Z—A-1-5-4 BACKGROUND & COMMENTS: On May 11, 1978, the Town received the above noted application for rezoning. The subject property is located on the south side of Hi-ghway 2, west of Courtice Road and presently comatns a resLde"tial use. The applicant proposes to develop the site as a retail shopping centre of approximately 9050 square meL.rem (97,500 square feet) . In May of 1978, the application was circulated to various agencies for comments, the results of which are summarized below. `lawn of Newcastle Public Works No objection to the proposal subject to the applicant.entering into an agreement to address such items, as storm drainage, parking lot layout, ingross and egress from Highway 2, lighting, landscaping and loading areas. Durham Regional Planning -- The proposal appears to be designated "Residential" in the Regional Council approved Durham Regional Plan. Furthermore, the subject site is also :Located in close proximity to a designated "Community Central Area", which boundaries have yet to be determined in a District Plan. Pending completion of such a Plan, and availability of full municipal services, the proposed 2 commercial development should be considered premature at this time. Durham Regional Works - Sanitary sewers and municipal water supply are not available to the subject lands and it is not possible to determine when said services would be constructed in the immediate vicinity of the property. However, the Regional Works Department has provision in its Capital Budget for major trunk facilities to be. extended into the Courtice Area. These services will be installed at such time as a final decision is made as to how and when major development is to take place in the Courtice Area. In conclusion, we have no objection to the proposal proceeding on the basis of private services until such time as municipal services become available. Ministry of the Environment - The information available with the appli- cation states that sewage disposal will be by septic tank. The floor area of the proposed shopping centre will be 97,500 square feet. Based on a sewage factor of 0.1 Imperial- gallons per square FooL, the sewage flow would be 9, 750 Imperial gallons per day. On the plan accompanying the application no provision has been provided for sewage disposal: Most of the 7. 75 acre site is being planned for parking. Based on the above, this ministry cannot approve the pro-- posed shopping centre development. Ministry of Transportation and Communications - No objection subject to applicant entering into an agreement to undertake at his cost construction of the entrance and left turn lane on Highway 2 east approach and/or providing any necessary illumination and/or traffic control devices, as dictated by the estimated traffic generation. Based upon our review of the application and the comments received, it would appear that the most serious concerns are in respect of the provision of municipal services and the proposal's conformity ol, lack of conformity with the land use designations of the Official Plans then and now In effect. In the case of municipal services, Section 8.2. 3,2 of the Durham Regional official Plan requires the development of "Central Areas" to proceed on the basis of full municipal services. At the present time, 3 these services are not available to the subject site, nor are they expected to be available within the immediate future. This, in itself, would be sufficient to recommend denial of the application; however, there is also the question of conformity with the Official. Plans' land use designations which should be considered. In that regard, it should be noted that at the time of application the existing, approved Darlington Official Plan and the Durham Regional Official Plan (then under consideration for approval by the Ministry of Housing) designated lands, in the general vicinity of the subject site, as "Commercial" and "Community Central Area" res- pectively. For this reason, the subject application was accepted although, owing to the general nature of the designations, it was difficult to ascertain the exact limits of the designations or to what extent these designations might affect the subject lands. It was clear, however_ , that both plaits intended lands in the vicinity of the sonh-east corner. of Highway 2 and Trulls Road to be developed for commercial purposes. It was equally clear that the delineation of the limits of the "Community Central Area" would be a function of the Town's District Planning process. To that end, and in accordance with the requirements of the Durham Regional Official Plan, the Town of Newcastle, in 1979, prepared and adopted the CourLl.ce Urban Area PLan. 'IT& plan was subsegnenLLy approved by the Ministry of Housing, on June 6, 1980, as Amendment 12 to the Darlington Official. Plan. The Courtice Urban Area Plan refined the land use desig- nations of the approved Durham Regional Official Plan and delineated the limits of the "Community Central Area" and its various components. c In that regard, the plan .identifies lands at the south-east corner of HLghwny 2 and Trul.ls howl as the "com ercinl component" of the "Community Central Area" and assigns a "Residential" designation to the subject site. The basis for these determinations being directly related to, among other things, the suitability of the subject site for the pro- posed use, the site's accessibility, and the availability of municipal services. CONCLUSION: It is, therefore, apparent that, as a result of the evol- ution of the two Official Plans, the subject application does not and could not conform to the intent of the Official Plans in respect of ser- vicing and/or use and a rezoning can not be approved. RECOMMENDATIONS: That the Planning and Development Committee recommend to Council the following: Q That report P-10-81 be received; and that 2) The application for rezoning, rile Z-A-1-5-4, affecting part of Lots 29 and 30, Concession 2, former Township of Darlington be denied and the applicant Mr. Richard Gay be so advised. Respectfully _submitted, TTE:lb D. N. Smith, M.C.I.P. December 5, 1980 Director of Planning AV, LOT I LOT I LOT OT LOT LOT LOT LOT LOT LOT LOT 35 34 33 32 I 31 30 1 29 28 I 27 I 26 I 25 F CON. 10 SUBJECT i i i SITE iI I CON. A 0 A 0 CON. i i I � I I —j�l KEY MAP Former Township of Darlington 0 500 1000M TOWN OF NEWCASTLE 6Rnig�� 500