Loading...
HomeMy WebLinkAboutP-15-81 "(`4) CORPORATION OF THE TOWN OF NEWCASTLE PLANNING AND DEVELOPMENT DEPARTMENT D.N.SMITH, M.C.I.P., Director HAMPTON, ONTARIO LOB 1JO TEL.(416)263-2231 REPORT TO THE PLANNING AND DEVELOPMENT COMMITTEE MEETING OF JANUARY 19, 1981. REPORT NO. : P-15-81 SUBJECT: Proposed Official Plan Amendment Section 8.2.3.4 - Durham Regional Official Plan City of Oshawa -- File: 80-37/D BACKGROUND: On August 12, 1980, the Town received a request for comments from the Durham Regional Planning Department in respect of an amend- ment to Section 8.2.3.4 of the Regional Plan which has been proposed by the City of Oshawa. The requested amendment would exempt commercial development proposals of less than 1400 square metres (15,000 square feet) from the presently required retail market analysis and would provide that any requirements for retail analyses for proposals of between 165 square metres (5000 square feet) and 1400 square metres be a matter included within the scope of the local District Plan. In addition, Oshawa is suggesting that the designation of Local Central Areas of less than 1400 square metres be left to the discretion of the Area Municipality, apparently without the need for a retail analysis but subject to inclusion within a � secondar y p lan, which in tur n, would form part of Oshawa's District Plan. 2 - COMMENTS: Staff have reviewed the Oshawa proposal and it would appear that the basis for the requested amendment is the fact that the Regional Official Plan does not specify a minimum size for local Central Areas which, in turn, leads to a discretionary application of Section 8.2.3.4. In that regard, Oshawa staff have expressed the opinion that policies respecting the requirement for a retail analysis should exclude convenience commercial areas which by their definition would not exceed 1394 m2 (15,000 square feet) . While we agree that a definition of minimum size of commercial development, which should warrant a retail analysis, would be less dis- cretionary, we are concerned with the 1394 m2 (15,000 square feet) minimum suggested by Oshawa. This matter was discussed at great length by Town and Regional staff during the preparation of the Courtice Urban Area Plan. At which time, it was agreed, and finally approved by the Ministry of Housing, that convenience commercial should not exceed 465 m2 (5000 square feet) . The variation between Oshawa's suggested minimum and the precedent established within the Town, is certainly one of considerable concern since it is con- ceivable that the development of convenience commercial centres of the scale proposed by Oshawa, could significantly affect the development of designated central areas within the Town, which are generally smaller in scale than those located within Oshawa. While we are not suggesting that this will be the case, we are concerned that such proposals could be approved without regard to the potential impacts upon surrounding areas especially when the scale of those proposals may be significant relative to the size of existing or designated centres. 3 - Discussions with Oshawa's staff have indicated that they are aware of this potential problem; but, it is their position that the proposed amendment would permit local municipalities to adopt stan- dards and requirements appropriate to their own situation. However, this solution does not seem to take into account the fact that market impacts extend beyond municipal boundaries nor does it guarantee affected munici- palities an opportunity to evaluate the potential for such impacts. CONCLUSION: Based on the foregoing, and in order to avoid any future pro- blems of interpretation, we would concur that a minimum size should be defined for local central areas; however, we cannot support Oshawa's proposed minimum of 1394 square metres (15,000 square feet) and feel that a more commonly applicable figure of not less than 500 square metres (5,382 square feet) and not greater than 1000 square metres (10,765 square feet) would be more reasonable; provided that, provisions be in- cluded to require a local Council to maintain the option of requiring a retail analysis for proposals of less than the stipulated minimum if the situation warrants it. RECOMMENDATION: That the Planning and Development Committee recommend to Council the following: 1. That Report P-15-81 be received; and that I 2. The Region of Durham be advised that the Town of Newcastle would have no objection to Oshawa's proposed amendment to the Durham Regional Official Plan, File 80-37/D, provided that the minimum size for a Local Central Area i i - 4 - is not greater than 1000 square metres (10,765 square feet) and that a mechanism is established for requiring a retail analysis for commercial proposals of less than 1000 square metres where sufficient concern about potential impacts exist to warrant such an analysis. Respectfully submitted, TTE:lb D. N. Smith, M.C.I.P. December 18, 1980 Director of Planning I i I i