Report To: From: Subject: Development Services Committee Acting Commissioner, Department of Development Services Item: B-3100-0086 Z-5/06 Applications to Amend the Oshawa Official Plan, the Samac Secondary Plan and Zoning By-law No. 60-94 1399 Simcoe Street North Ed Malachowski Date of Report: DS-06-141 May 3, 2006 File: Date of Meeting: May 8, 2006 Ward: 7 98011-9901 PUBLIC MEETING 1.0 BACKGROUND Applications have been submitted to amend the Oshawa Official Plan, the Samac Secondary Plan and Zoning By-law No. 60-94 to permit (Planned Strip Commercial) uses at 1399 Simcoe Street North. The applicant does not have a specific development proposal for the subject site at this time. As a result, there is no site plan submitted with the applications. Exhibit No. 1 is a map showing the location of the subject site and the zoning in the area. A copy of the permitted uses under Zoning By-law No. 60-94 for the Zone forms Attachment No. 1 to this report. The subject site is currently zoned R6-C (Residential) which permits an apartment building, a home for the aged, a nursing home and a retirement home. The following is background information concerning the subject applications: Oshawa Official Plan Designation: Existing - Residential Requested - Planned Commercial Strip Samac Secondary Plan Designation: Zoning: Use: Existing - High Density I Residential Requested - Planned Commercial Strip Existing - R6-C (Residential) Requested - (Planned Strip Commercial) Existing - Vacant Proposed - uses Proposed Development Details:
Report to the Development Item: DS-06-141 Services Committee (Continued) - 2 - Meeting Date: May 8, 2006 Frontage - 81 m (265 ft.) Lot Area - 0.61 ha (1.5 ac.) 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 2.1 Other Departments and Agencies The subject applications have been circulated for comment and the identification of issues to a number of departments and agencies. These comments and issues will be considered during the further processing of the applications and reported on, as appropriate, in a subsequent staff report, which will provide a recommendation on the applications. 3.0 ANALYSIS 3.1 Land Use Considerations The subject site is vacant and located on the east side of Simcoe Street North, between Taunton Road East and Glovers Road. The southern part of the property is traversed by a Trans-Northern Pipeline right-of-way. To the north are single detached dwellings fronting onto Simcoe Street North. To the east are single detached dwellings and semi-detached dwellings fronting onto Largo Crescent. To the south is a car wash. To the west, across Simcoe Street North are single detached dwellings. 3.2 Oshawa Official Plan and Samac Secondary Plan The subject site is designated as Residential in Part I of the Oshawa Official Plan. Areas designated as Residential shall be predominantly used for residential dwellings. In addition, subject to the relevant provisions of the Oshawa Official Plan and the inclusion of appropriate provisions in the zoning by-law, other land uses such as Convenience Commercial Centres and limited office, retail and personal service uses may be permitted in areas designated as Residential. Limited office, retail and personal service uses may be permitted as an exception within areas designated as Residential provided such uses do not exceed a maximum of 1,000 square metres (10,674 sq. ft.) on an individual site, are compatible with surrounding land uses and do not detrimentally affect the development and function of Central Areas. The subject site is also designated High Density I Residential in the Samac Secondary Plan which is part of the Official Plan of the former Oshawa Planning Area. The High Density I Residential designation allows residential development at a net residential density of between 86 and 150
Report to the Development Item: DS-06-141 Services Committee (Continued) - 3 - Meeting Date: May 8, 2006 units per hectare (34 to 60 u/ac.). The general representative housing types for High Density I Residential areas are low rise and medium rise apartment buildings. The Samac Secondary Plan is similar to Part II Plans in the Oshawa Official Plan (e.g. Eastdale, Pinecrest, Taunton and Windfields). The Samac Secondary Plan essentially refines and complements the provisions of the Part I Plan by including detailed land use designations (e.g. Low, Medium or High Density Residential Areas) which serve as a guide for development or redevelopment. The proposal is to redesignate the subject site to Planned Commercial Strip in both the Oshawa Official Plan and the Samac Secondary Plan. The Oshawa Official Plan specifies, in part, that areas designated as Planned Commercial Strip shall permit commercial uses that, by nature of their function, require direct access or exposure afforded by frontage on an arterial road. Simcoe Street North is designated as a Type B arterial road in the Oshawa Official Plan. Various Official Plan policies give guidance on the land use compatibility between residential and other land uses. The policies and provisions of the Oshawa Official Plan and Samac Secondary Plan will be considered during the further processing of the subject applications. 3.3 Site Design Considerations The applicant does not have a specific development proposal for the subject site at this time. Any future development proposal will be reviewed to ensure compliance with the City s Landscape Design Policies and other policies if these applications are approved. Some of the specific matters to be reviewed during the processing of the subject applications include: (a) (b) (c) (d) (e) (f) The need for additional commercial land uses in this location; The stability of the residential uses located north of the subject site if the subject applications were approved; Landscape buffering adjacent to existing residential uses; Noise mitigation; Traffic impact including access issues; and Any potential use of the lands affected by the Trans-Northern Pipeline right-of-way for parking or landscaping purposes. 4.0 RESPONSE TO THE COMMUNITY STRATEGIC PLAN N/A
Report to the Development Item: DS-06-141 Services Committee (Continued) - 4 - Meeting Date: May 8, 2006 5.0 FINANCIAL IMPLICATIONS N/A 6.0 RECOMMENDED ACTION It is recommended that the report of the Acting Commissioner of Development Services, DS-06-141, dated May 3, 2006 concerning applications to amend the Oshawa Official Plan, the Samac Secondary Plan (File No. B-3100-0086) and Zoning By-law No. 60-94 (File No. Z-5/06) submitted by Ed Malachowski to permit planned strip commercial uses at 1399 Simcoe Street North be referred back to the Department of Development Services 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 Department of Development Services Thomas B. Hodgins, B.E.S., M.A., RPP, Acting Commissioner Department of Development Services PDR/RB/c Attachments
SIMCOE ST N OSH CIN NORWILL CRES CIN CT ONEIDA ROQUOIS AVE R1-C SENECA AVE BRANT ST BRANT CT CAYUGA AVE SARCEE ST R1-C/OC-A / CIN R6-C GLOVERS /SSC-C R6-C LARGO CRES R1-C OSP R4-A RD TAMPA CR R1-D ORMOND DR k:\exhibits\06apr\exhibits\1399simcoenorth.mxd\19-04-06 TAUNTON RD E / SSC-B R4-A/ R6-A R6-C ST N Exhibit No. 1 DEPARTMENT OF DEVELOPMENT SERVICES STEVENSON RD N SIMCOE ST N RITSON RD N TAUNTON RD E Subject Site Oshawa Airport ST E BE TRICE A WILSON RD N
- 18.1 - DS-06-141 Attachment No. 1 SECTION 18: PSC - PLANNED STRIP COMMERCIAL ZONES 18.1 PERMITTED USES 18.1.1 No person shall within any PSC Zone use any land or erect or use any building or structure for any purpose or use other than the uses listed in this Subsection. 18.1.2 The following uses are permitted in any 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 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 (66-98) (kk) Theatre (17-99) (39-2004)