Report To: From: Subject: Development Services Committee Item: Date of Report: DS-06-325 September 13, 2006 Commissioner, File: Date of Meeting: Development Services Department B 3100 0091 Z 11/06 September 18, 2006 Applications to Amend the Oshawa Official Plan, the Pinecrest Part II Plan and Zoning By-law No. 60-94 767 Taunton Road East Wellington Capital Corporation Ward: 6 PUBLIC MEETING 1.0 BACKGROUND Applications have been submitted by Wellington Capital Corporation to amend the Oshawa Official Plan, the Pinecrest Part II Plan and Zoning By-law No. 60-94 to permit the development of a 1,000 square metre (10,764.3 sq. ft.) commercial building at 767 Taunton Road East. It is intended that the proposed development would be integrated with the adjacent Planned Strip Commercial development which is under construction at the southwest corner of Harmony Road North and Taunton Road East. The applicant has optioned to purchase the subject site conditional on the development applications being approved. Exhibit No. 1 is a map showing the location of the subject site and the existing zoning for the area. Exhibit No. 2 is a copy of the concept site plan submitted with the applications which outlines the subject site and illustrates how Building G would be integrated with the plaza development to the east. Attachment No. 1 is a list of the uses permitted in a PSC-A (Planned Strip Commercial) Zone from Zoning By-law No. 60-94. The following is background information concerning these applications: Oshawa Official Plan Designation: Existing - Residential Requested - Planned Commercial Strip Pinecrest Part II Plan Designation: Zoning: Existing - Low Density Residential Requested - Planned Commercial Strip Existing - (Residential) Requested - PSC-A (Planned Strip Commercial) 98011-9901
Report to the Development Item: DS-06-325 Services Committee (Continued) - 2 - Meeting Date: September 18, 2006 Use: Existing - Single-detached dwelling Proposed - Commercial building Proposed Development Details: Lot Frontage - 40.23 m (132 ft.) Lot Area - 0.37 ha (0.91 ac.) Required Parking Spaces - 42 Proposed Parking Spaces - 35 Loading Spaces Required - 2 large Loading Spaces Provided - 1 large A notice advertising the public meeting was mailed to all assessed property owners within 120 metres (400 ft.) of the subject site and to all required public bodies. In addition, a notice was published in the Oshawa This Week newspaper and a sign giving notice of the applications has been posted on the site. 2.0 INPUT FROM OTHER SOURCES These applications have been circulated for comment and the identification of issues to a number of departments and agencies. Their comments and issues will be considered and reported on, as appropriate, in a subsequent staff report. 3.0 ANALYSIS 3.1 Land Use Considerations The subject site is adjacent to the southwest corner of Harmony Road North and Taunton Road East. An existing single detached dwelling is located on the subject site and would be removed if these applications are approved. To the west are single detached dwellings located on large deep lots. To the east are Planned Strip Commercial uses under construction by the applicant. To the north, across Taunton Road East, are Planned Strip Commercial uses under construction by Fieldgate Developments and a car wash, convenience store and fuel bar. To the south are single detached dwellings under construction by Liza Homes. 3.2 Taunton-Harmony Corridor Study Southwest Quadrant On January 13, 2003 Council adopted a resolution endorsing a land use concept plan for the Taunton Harmony Corridor Study. The Council approved Land Use Plan shows the south western quadrant of the Taunton Road East/Harmony Road North intersection being used for Planned Commercial Strip and Medium Density I Residential uses consistent with the
Report to the Development Item: DS-06-325 Services Committee (Continued) - 3 - Meeting Date: September 18, 2006 recommendation of the Taunton Harmony Corridor Study (THCS). The THCS recommended the establishment of a 1.4 hectare (3.5 ac) Planned Commercial Strip land use designation immediately at the southwest corner of the intersection to form part of a commercial focal activity point at the intersection consistent with the land uses approved for other quadrants of the intersection. The Planned Commercial Strip designation was sized sufficiently to permit long term limited right in right out vehicular turning movements to and from Taunton Road East and Harmony Road North. It was also sized to allow for a limited development assembly that would relate to adjacent commercial properties, would not facilitate expansion and incursion onto adjacent residential properties and would minimize potential land use conflicts. To the west of the immediate intersection, the THCS recommended that the existing single detached dwellings fronting onto the south side of Taunton Road East be intensified from Low Density Residential to Medium Density I Residential in order to provide an opportunity for intensification of residential land uses in this area consistent with the policy direction of the Oshawa Official Plan and the Durham Regional Official Plan. To facilitate the redevelopment of this area and to improve traffic circulation at the Taunton Road East and Harmony Road North intersection, the THCS recommended the introduction of a new collector road running south from Taunton Road East to Grand Ridge Avenue and aligning with Clearbrook Drive. The overall intent of the THCS to intensify the residential uses in this area has since been further reinforced by the Provincial Policy Statement and the Provincial Growth Plan for the Greater Golden Horseshoe which places an emphasis on the intensification of land uses (particularly residential uses) along major arterial corridors. 3.3 Amendment No. 108 and By-law No. 23-2005 South Side of Taunton Road East, west of Harmony Road North On February 28, 2005 Council adopted Amendment No. 108 to the Oshawa Official Plan and related Zoning By-law 23-2005 implementing portions of the Council approved Taunton Harmony Corridor Study Land Use Plan consistent with the City Council approved Land Use Plan. Amendment No. 108 to the Oshawa Official Plan re-designates the residential lots on the south side of Taunton Road East, including the subject site, from Low Density Residential to Medium Density I Residential in the Pinecrest Part II Plan. By-law 23-2005 rezones these same lands, including the subject site, from (permitting only single detached dwellings and accessory buildings) to R2/R4-A, R6-A h-22 which permits a wider variety of residential uses including single detached and semi detached dwellings, townhouses and apartments. Amendment No. 108 to the Oshawa Official Plan and By-law 23-2005 were appealed to the Ontario Municipal Board by Mr. John Romano who owns the property at 725 Taunton Road East. Mr. Romano s reasons for appeal relate to the depiction of the creek tributary running through his property. Staff are working to resolve Mr. Romano s concerns and the related appeal.
Report to the Development Item: DS-06-325 Services Committee (Continued) - 4 - Meeting Date: September 18, 2006 3.4 Site Design Considerations Detailed design matters will be reviewed during the further processing of these applications. This Department will conclude its position on the site design after it has received and assessed comments from the circulated departments, agencies and the public. Some the specific issues that this Department will be reviewing during the further processing of the subject applications include: (a) (b) (c) (d) (e) (f) The need for more lands to be commercially designated in the Taunton-Harmony corridor; The integration of the proposed commercial development with the adjacent Planned Strip Commercial development; The effect on traffic circulation and the need for access controls; The need for an appropriate landscape buffer adjacent to the abutting residential uses; The location of refuse areas to adjoining residential uses; and Stormwater management. 4.0 RESPONSE TO COMMUNITY STRATEGIC PLAN N/A 5.0 FINANCIAL IMPLICATIONS N/A 6.0 RECOMMENDED ACTION It is recommended that the report of the Commissioner of Development Services, DS-06-325, dated September 13, 2006, concerning applications to amend the Oshawa Official Plan and Pinecrest Part II Plan (File No. B3100-0091) and Zoning By-law No. 60-94 (File No. Z 11/06) submitted by Wellington Capital Corporation to permit planned commercial strip uses at 767 Taunton Road East, be referred back to the Development Services Department for further review and the preparation of a subsequent report and recommendation. This referral does not constitute or imply any form or degree of approval. Bruce Hunt, MCIP, RPP, Director, Planning Services Development Services Department Thomas B. Hodgins, B.E.S., M.A., RPP, Commissioner Development Services Department VF/c Attachments
R1-E.Y4.5. R1-D(8) PCC-B(3) R1-E(15)"h-14" R3-A.Y4.5.C55"h-14" UR PCC-B(3) R1-D(11)"h-14" UR HARMONY RD N R3-A.Y4.5.C55"h-14" TAUNTON RD E A 1-D.Y4.5.C45 "h-20" OSH PSC-A PSC-A(8) PSC-A(10) PSC-A(11) PSC-A(9) "h-40" SPC-A(5) k:\exhibits\06aug\exhibits\767taunton.mxd\14-08-06 R2.Y4.5.C45 "h-20" R1-E.Y4.5. C45."h-20" R4-A(2) HINTERLAND DR R1-B R1-D.Y4.5. C45."h-20" C45 "h-20" OSH GRAND RIDGE AVE OSP R1-E(13) R1-D.Y4.5.C45 GRAND RIDGE AVE R1-E. Y4.5 WILLIAM TELL DR R1-B DR INTERLAKE R1-C MATTERHORN ST GRAND RIDGE AVE R1-B Exhibit No. 1 DEVELOPMENT SERVICES DEPARTMENT RITSON RD N WILSON RD N HARMONY RD N TAUNTON RD E ST BEATRICE E Subject Site
K:\exhibits\06aug\exhibits\767taunton_ex2.ai\14-08-06 Exhibit No. 2 N Subject Site City of Oshawa DEPARTMENT OF DEVELOPMENT SERVICES
DS-06-325 Attachment No. 1 PSC - PLANNED STRIP COMMERCIAL ZONES The following uses are permitted in any PSC-A Zone: (a) Animal hospital (b) Apartment building (c) Art gallery (d) Auction establishment (e) Automobile rental establishment (f) Automobile repair garage (g) Automobile sales and service establishment (h) Block townhouse (i) Brew your own operation (j) Church (k) Cinema (l) Club (m) Commercial recreation establishment, except a billiard hall (n) Commercial school (o) Crisis care residence (p) Day care centre (q) Financial institution (r) Flat (s) Funeral home (t) Home for the aged (u) Hotel (v) Lodging house (w) Merchandise service shop (x) Museum (y) Nursing home (z) Office (aa) Outdoor storage accessory to a permitted use in the PSC-A Zone (bb) Personal service establishment (cc) Printing establishment (dd) Private School (ee) Restaurant (ff) Retail store (gg) Retirement home (hh) Studio (ii) Tavern (jj) Taxi establishment (kk) Theatre