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Home My WebLink About06/13/2005 Special General Purpose and Administration Committee Minutes June 13,2005 "-'" Minutes of a special meeting of the General Purpose and Administration Committee held on Monday, June 13,2005 at 9:30 a.m., in the Council Chambers. ROLL CALL Present Were: Also Present: "-'" Mayor J. Mutton Councillor A. Foster Councillor D. MacArthur Councillor P. Pingle Councillor G. Robinson Councillor J. Schell Councillor C. Trim Chief Administrative Officer, F. Wu Director of Engineering Services, T. Cannella Director of Planning Services, D. Crome Director of Operations, F. Horvath Director of Corporate Services, M. Marano Director of Finance/Treasurer, N. Taylor Director of Emergency Services, G. Weir Administrative Assistant to the Clerk, H. Keyzers Municipal Clerk, P. Barrie Mayor Mutton chaired this portion of the meeting. DISCLOSURES OF PECUNIARY INTEREST There were no disclosures of pecuniary interest stated at this meeting. PRESENTATIONS Bob Lehman, Meridian Planning Consultants, Doug Annand, urbanMetrics Inc., Will McCrae, Totten Sims Hubicki and David Crome, Director of Planning Services, provided Council with a combined powerpoint presentation highlighting the following: Bob Lehman, Meridian Planning Consultants - Commercial Policy Review . Purpose of the Study . Planning Process . Urban Conclusions . Main Conclusions . OPA 43 - Official Plan . Secondary Plan Review ~ . Urban Design Review - Findings - 1 - General Purpose and Administration Committee Minutes June 13,2005 ....... . Public Consultation Workshop · Recommended Option - Demonstration Plan . Main Conclusions Doug Annand, urbanMetrics Inc. - Market Analysis . Background Report . Background Report Conclusions · Retail Market Impact Analysis - December 2004 . Retail Market Impact Analysis Conclusions . Addendum Market Analysis - May 2005 . Addendum Market Analysis Conclusions Will McCrae, Totten Sims Hubicki - Transportation . Main Conclusions David Crome, Director of Planning Services . OPA 44 - Bowmanville West Main Central Area Secondary Plan Review ....... Resolution #GPA-266-05 Moved by Councillor Schell, seconded by Councillor Trim THAT Committee recess for 10 minutes. "CARRIED" The meeting reconvened at 11 :00 a.m. Councillor Schell chaired this portion of the meeting. PUBLIC MEETINGS Applicant: Report: Commercial Policy Review Amendment No. 42 to the Clarington Official Plan Municipality of Clarington PSD-077 -05 (a) Subject: ....... - 2 - General Purpose and Administration Committee Minutes June 13,2005 ....... (b) Subject: Applicant: Report: Bowmanville West Main Central Area Secondary Plan Review Amendment 44 to the Clarington Official Plan and Related Applications by Halloway Holdings Limited and West Diamonds Property Inc./Players Business Park Limited Municipality of Clarington PSD-078-05 Stan Stein, Osler Hoskin & Harcourt, appeared before Committee representing Zellers Inc. He suggested that the program for commercial development is extremely aggressive for a community of this size. Mr. Stein reminded Council that in 1995 the Ontario Municipal Board made a decision approving a junior department store, and as a result Zellers have made significant investments in this community. He notes that the Market Analysis provided by urbanMetrics Inc. is overly aggressive and the results will do serious harm to the existing commercial facilities. The municipality's consultants' report is unrealistic, i.e. inflow dollars overall sales is currently being stated at 30% which is double the realistic 15%. Mr. Stein questioned the conclusions of the Market Analysis. He asked what will happen to the downtown merchants if their sales drop. How many downtown merchants can handle a 43% drop in sales? He advises Council not to rush their decision and that there needs to be a more selective approach, better urban design and a more orderly approach to see that the new facilities are introduced as population rises. Mr. Stein recommends to Council that Reports PSD-077 -05 and PSD-078-05 be referred back to staff to develop an alternative solution. ....... Ron Hooper, Chairman, Board of Management, Bowmanville Business Improvement Association, thanked David Crome and Carlo Pellarin of the Planning Services Department for meeting with him to discuss the Marketing Impact Study written by urbanMetrics. He noted that the 1 million sq ft proposal is staggering and totally incomprehensible. Mr. Hooper stated that building a Wal-Mart and a new Loblaws by 2006/2007 would be devastating to existing businesses and that anyone wishing to attend one of these stores only needs to travel to Taunton and Harmony Roads in Oshawa. He stated that the surveys taken by the consultants have no foundation or fact on how people are spending their money. Mr. Hooper is requesting Council to stage the phasing in of these stores to the growth of the population. Bob Hann, Valiant Property Management, reminded Committee that from 1989 - 1992 people were being laid off and that people should be thankful that this municipality is growing. Mr. Hann acknowledged that there has been some urban design concerns along with traffic issues but they are attempting to meet all of the Planning Services Department's needs and if Home Depot is approved the traffic concerns will be eliminated. He also advised that Home Depot is satisfied with the existing site and will not look anywhere else in Clarington. If smaller stores are approved to be built on this site, they will compete with the downtown merchants' sales. Mr. Hann stated that if the development is allow to proceed, Council will be giving the residents what they want, jobs will be created, tax money will be brought in, levies and building permit fees will grow, travel time and energy costs will be lowered. ....... - 3 - General Purpose and Administration Committee Minutes June 13,2005 ....... Brent Clarkson, MHBC Planning, appeared before Committee representing Home Depot of Canada. He advised Committee that Home Depot, if approved, will serve the residents of Clarington better and the money residents spend will not have to go to Whitby or Oshawa. Home Depot has investigated many areas in Bowmanville but this proposed site best suits their needs. He notes that staff are not in support of this location because they state that Home Depot is an industrial use. Mr. Clarkson states that Home Depot will benefit downtown Bowmanville by resembling the downtown appearance and complementing the merchants instead of mimicking their stores. He also notes that staff recommendations are not what the Bowmanville BIA want to see or what constituents want to see. Home Depot understands the important of urban design and are prepared to develop a one-of-a-kind site for Bowmanville and abandon corporate image to address wishes. He notes that Home Depot staff wages are above minimum wage and above Ministry averages. They employ skilled trade's people and each store manager is given a budget for local charity efforts. Mr. Clarkson requested Council's support for the Halloway Holdings Application and Amendment Nos. 43 and 44 to the Clarington Official Plan. Roslyn Houser, Goodmans LLP, appeared before Council on behalf of West Diamond Properties. She commended Clarington's staff and consultant reports and noted that this process has taken over a year. She noted that residents need appropriate levels of service and that the existing facilities are not meeting their needs. The results of the consumers surveys are very dramatic and note that only 17% of department store money is being captured. Ms. Houser advises that if her client's application is approved the spin off effect of money spent will go back into the downtown core. Her client is in support of the recommendations contained in the Planning Services ....... Department reports. She advised that a detailed letter was circulated to Committee prior to the meeting outlining the following concerns: . Phasing in of the Wal-Mart and Loblaws; . Floor space permissions in OPA No. 44; . Certain urban design and transportation policies; . Broader range of housing types; and . Special Policy Area H are outdated. Ms. Houser is requesting that Reports PSD-077 -05 and PSD-078-05 be referred back to staff for two weeks. Mark Frayne, Counsel and Vice-President, Holburn Biomedical Corporation, advised Committee that he submitted a letter dated June 10, 2005, to staff highlighting the following concerns: . Does the proposed permitted use designation address market demands; and . Does the proposed permitted use designation achieve planned function and design objectives? Mr. Frayne is requesting Committee to delete the last sentence contained in Section 11.5.2 of Amendment No. 43. ....... - 4 - General Purpose and Administration Committee Minutes June 13, 2005 ....... Daniel Weinryb, Krauss, Weinryb, appeared before Committee on behalf of his clients pertaining to the Torgan Site. Mr. Weinryb advises that he is not in support or opposition to the Planning Department reports and that he is present today to update Committee on the status of his client's site. He notes that his client is proceeding with their plans and that the site is appropriate for a Home Improvement Centre (RONA). PLANNING SERVICES DEPARTMENT REPORT PSD-077-05 - COMMERCIAL POLICY REVIEW AMENDMENT NO. 43 TO THE CLARINGTON OFFICIAL PLAN AND REPORT PSD-078-05 - BOWMANVILLE WEST MAIN CENTRAL AREA SECONDARY PLAN REVIEW, AMENDMENT 44 TO THE CLARINGTON OFFICIAL PLAN AND RELATED APPLICATIONS BY HALLOWAY HOLDINGS LIMITED AND WEST DIAMONDS PROPERTIES INC./PLA YERS BUSINESS PARK LIMITED Resolution #GPA-267-05 Moved by Mayor Mutton, seconded by Councillor Robinson THAT Report PSD-077 -05 and Report PSD-078-05 be referred back to staff. CARRIED ADJOURNMENT ....... Resolution #GPA-268-05 Moved by Councillor Robinson, seconded by Councillor Schell THAT the meeting adjourn at 12:01 p.m. c;;l~1~1dL~ MAYOR CARRIED ,_",7,,' . ~ ',,"-L IN",! ,/I /<-;/,' .~. / / ~ 7"'>-<~ ' ' \." '.1 / [ MUNICIPAL CLERK ~ - 5 -