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HomeMy WebLinkAboutPD-82-87~~ ~""'_~'~~-~,,. TOWN OF NEWCASTLE ~~'~' ~~~ J ~`~~~~ ',k}~~ REPORT '~,,:.', , r ~ti ~~ - :a, ~~ .~ _-=- ~~ ~-~-> Imo: General Purpose and Administration Committee DATE: Monday, April 6, 1987 T #: P_D-~2~7 FILE #: DEV 8~~ Z_ ~1&)ECT: REZONING APPLICATION - SOUTHLAND (7-11) PART LOT 11, CONCESSION 1, FORI~R TOWN OF BOWMANVILLE (180 KING STREET EAST) OUR FILE: DEV 86-77 CLERK'S FILE: 60.35.333 RECOM~iENDATIDNS: ti~ r File # ~~j'~ Res . # ~- ~ ~~~~ ~, By-Law # It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-82-87 be received; and 2. THAT the application for rezoning submitted by Southland Canada (7-Eleven) on behalf of Shell Canada Products Lirni ted, to rezone the subject lands to permi t a convenience store be denied. BACI<GRUUND On December 5, 1986 the Planning Department received an application to rezone the subject lands to permit the continuance of the Motor Vehicle Gas Bar and to permit the development of a convenience store. The site currently has a gas bar and car wash. The proposal would replace the car wash with a 2,760 square foot convenience store, while maintaining the gas bar. The scheme will incorporate the two uses into one structure. The subject lands are designated as "Commercial" within the Bowmanville Major Urban Area Plan. The site is shown on the Niain Central Area Schedule for Bowmanville. The objectives as set out in Section 2.5.1 of the Official Plan are twofold: ...2 .=t' ~ fir- ~V 'l. y REPORT NO.: PD-82-87 Page 2 "(i) To develop focal points of activity, interest and identity for community, educational, cultural, social, institutional, recreational and commercial uses; (ii) To ensure the provision of commercial facilities to accommodate the needs of the Bowmanville Major Urban Area and the Town of Newcastle as a whole." Section 2.5.2(i)a) of the Official Plan addresses the need to provide a variety of uses within the Main Central Area. Another objective of the Official Plan is to ensure that the provision of such services, while benefitting the community, does not adversely impact existing businesses in other Central Areas. Section 2.5.3(iii) states: "Prior to passing an implementing restricted area (zoning) by-law, Council may require that a retail analysis be carried out, at the expense of the applicant, to justify the need for and identify the effects of such proposed development upon the viability of any existing Central Areas designated on Schedule ]. to this Plan..." Whi l e not specifically addressing the impacts upon commerci al areas outside of designated Central Areas, it does establish an intent upon the part of the Town to carefully consider impacts on existing businesses. At the Council Meeting of January 12, 1987, Council confirmed this intent by passing a resolution which dealt with the need for Market Impact Studies for Convenience Commercial where there is a concern about impact. Considering the type of development and the number of stores of this type which are present, a similar application, and zoned but vacant sites, there was a concern over the need for development of more convenience stores; accordingly, the Director of Planning requested that an Analysis of impact be conducted by the applicant. The results of this will be * discussed below and a copy is attached hereto as Appendix 1. The subject lands are currently zoned as "Service Station Commercial (C7)" within the Town of Newcastle Comprehensive Zoning By-law 84-63, as amended. This zone permits only Motor Vehicle Fuel Bars, Motor Vehicle Service Stations and the retail sale of confectionary items, sundry foods and prornotional items as an accessory use to a permitted use, but excluding facilities for the preparation of foods. This category was ...3 ~~~~ REPURT NU.: PD-82-87 Page 3 chosen in 1984 to recognize the existing use of the site having regard for the provions of Section 8.3.3.3 of the Durham Regional Official Plan. The zoning of surrounding properties to the west, south, and east is "General Commercial". The lands to the north are "Residential". COMMENTS: Staff would note for the Committee's information that pursuant to Council's resolution of July 26, 1982 and the requirements of the Planning Act, the appropriate signage acknowledging the application was installed on the subject lands. In accordance with departmental procedures, the application was circulated to obtain comments from other departments and agencies as noted within Staff Report PD-42-87. Staff would note the following departments/agencies, in providing comments, offered no objections to the application as filed: - Newcastle Community Services Department - Newcastle Building Department - Newcastle Hydro-Electric Commission - Central Lake Ontario Conservation Authori ty - Regional Health Services Department - Ministry of Natural Resources - hlinistry of Transportation & Communications Staff would note that a number of residents have filed objections to this proposal. These concerns have been noted and Council has received copies of the letters. On March 11, 1987, Staff received a copy of a petition * from residents opposed to this proposal. A copy has been attached for tree Committee's information. Staff have reviewed this proposal and have concluded that the application for a new convenience stare in the Central Area of Bowmanville, while in conformity with the Town's Official Plan, is likely to adversely impact other existing convenience stores given the area's limited population base. For this reason the addition of further convenience commercial stores could be considered premature. n ~~/„ ~ ~ j~ REPORT NO.: PD-$2-87 Page 4 Staff note that, although the proposal conforms to the Official Plan and the site is suitably located for the proposed use, the intent of the Official Plan, relative to impact on existing businesses, has not been complied with. We further note that, if this use were not presently zoned as a service station and located in the "C1" zone, it could proceed subject only to site plan approval. However, since a rezoning is required, Counicl is afforded an opportunity to consider the appropriateness of the use and the best interests of the community. Six (6) of the existing convenience stores shown in the Market Study are presently within the Central Area. Each of these are on King Street. Another two (2) existing stores are located on Liberty Street. Une of the conclusions of the Study was that an impact of +7.4% on each of the existing businesses was not significant. Staff do not share this opinion given statements contained in the Report and made by the applicant. Also, the method of calculating this impact may be questionable due to the location of the existing stores. Thirty-five percent (35%) of the business is intended to be generated by sales from traffic inflow from outside of the trade area. If this is traffic generated business, then some further impact upon the existing businesses which are located on the same roads, namely Liberty and King Streets, may also be expected. Staff are concerned with the possible level of this impact which was not addressed by the Report. At the Public Meeting, on February 2, 1987, a representative of the applicant noted that a population of approximately 6,000 persons in the trade area is required for a store of this type. The Bowmanville population is estimated to be 13,000 persons. There are currently twelve (12) convenience stores in the Bowmanville Urban Area. It appears that the market may be saturated with this type of store at this time. The anomaly, however, is that any other site in this area zoned "C1" could be developed for this purpose allowing competition to determine which sites succeed. ...5 REPORT NO.: PD-82-87 Page 5 Tf it is intended by Council that the establishment of new commercial operations benefit the community as a whole, without impact, the concerns of the residents and the potential impacts upon the existing competing businesses lead us to the conclusion that this new store would not satisfy this intent. Therefore, notwithstanding the planning merit of the site, Staff are not prepared to recommend approval of the application at this time. Respeetfu1ly submitted, Recommended for presentation to the Committee dwar s, M.C. I .P. ~~Lawrence~ ~ ~. I otse Director of Planning Chief i~m`nistrative Officer TFC*TTE* ..,; J~P *Attach. March 19, 1987 CC: Mr. R. Downham Southland Canada Inc., 2729 Rena Road MISSISSAUGA, Ontario L4T 3K1 CC: Mr. Joseph S. King Weston-Templeton Ltd. 14 Connie Crescent Unit 16 CONCORD, Ontario L4K 1W8 9 AREA OF PROPOSED REZONING LOT 12 LOT II LOT 10 CONCESSION ~ STREET ___._ I,yj r• 'A•~ L/~~\ I \ I IIFt T~ R4•~ I C2 I A o so ioo zoo soon, P 60n~ I Z ,~^^ V R• (~ • w V Z 0 U t s c '/i I _-~-, Legal Description ' Being in the Town of Bowmanville, in the County of Durham, a part of original township lot •.' number eleven in the first Concession of the Township of Darlington, now forming part'of.. said Town of Bowmanville, better known as a part of town ,Lot No. Four in block three fronting on the north-west corner of King and Liberty Streets in said town. . 1 ---- ,.i~ ~~ R ;: s ~ 60 ~ ~; . .~ ~~' . ~' ~ I~~x~~ T ~ . - ~./ ~.LE~ErI A fur-~la ~ ~, .. ' SIG t-15 ~t -- :~ ~ ~ N -~ NCO • T `____.; t .<,' P,D.G~ o~ ~ ~5 la I ~, T~~ ' X I ST. F'~X`~1 FS1 51~ 10~ ¢~ ~d ~1- 0~ 2'o RAMP I fJ~ 2~f~ EE~ . Notes: 1) Area of Property: 18,210 Sq•. Ft. 1007 of Lot '. 2) Area of Building: 2,760 Sq. Ft. = 157 of Lot 3) Area of Landscaping: 4,300 Sq. Ft. = 24~ of Lost APPflOVEO BY: ~ ' APPROVED 8Y: UUYERIIESSEE SELLERILESSOft s°ALE: ~"_ '~.o' DRAWING OF PREMISES AND IMPROVEMENTS -- PLOT PLAN LOCATION OF PROPERTY: ®1 180 King St. E. @ Liberty St., Bowmanville, Ontario $CHEDUI.E'. ®~ L1C 1N8 B For: Southland CaTiada Tnc.', 2729 Rena Road CANADA,pINC Mississauga, Ontario, L4T 3K1 D TE: APPROVED: DATE SHEET: OF; onictNUN~A M°`~IG~cl2.. 8C~'O~-Da 5`D. ~'6-~5=4 form 8150041 6186 .. . STORE s; ~~~ CONVENIENCE FOOD .l. MARKET DEMAND AND IMPACT ANALYSIS SAN gQ.~~(~~ 1,.l~.C. Y.ing Street @ Liberty Street, Bowmanville, ta~~~DING DEPARTMENT t©'~,'~ 0~' Nf`NCASTL« This retail/market demand and impact analysis has been prepared for pre- sentation at the Town of Newcastle public meeting regarding the rezoning application submitted by Southland Canada, Inc. to permit a 7-Eleven convenience store and gas bar at the northwest corner of Hwy. 2 (King St.) at Liberty Street. The analysis will review the market demand for this type of convenience ~ store development and will also address any impact the proposed developmen may have on the existing convenience stores in Bowmanville. Site As shown on the included map, the proposed development would be located on a site at the northwest corner of the intersection of Hwy. 2 (King St.) and Liberty St. The property in question measures approximatley .406 acres and is currently zoned C-7, Service Station Commercial, which does not permit a convenience store to operate in conjunction with a gas bar. The site currently contains a Shell Gas Bar and car wash. Access Due to its location fronting on Hwy. 2 (King St.), local east-west access to the site is excellent. The road is the major east-west thoroughfrare in Bowmanville and also serves as an alternate route for commuters travelling to and from Oshawa and Whitby to the west. Liberty Street, running along the eastern edge of the property, is the principal north-south arterial in Bowmanville. It provides the main link for the bulk of the population in Bowmanville to Hwy. 401, approximately 3/4 mile south of the site. ...2 f y'v. & . V ~. •'~' TOWN OF BOW,~IANVILLE ~v~ E /,`~ TRADE ARER ~I 1~~• Page Two In summary, the proposed site, being located at the intersection of the two main thoroughfares in Bowmanville, is in an excellent position to provide ready access for the residents of Bowmanville and service commuters travelling along Hwy. 2 (King St.) The Trade Area The geographical extent of a trade area from which a freestanding con- venience food store could normally expect to derive the major portion of its sales volume, depends on a number of factors. These include the size, type and character of the proposed development; natural or man-made barriers such as rivers, rail lines or major traffic arterials across which the movement of potential customers may be inhibited; local access patterns and driving or walking times, and the strength and location of competitive facilities. The trade area shown on the facing map indicates the geographical area in which the proposed 7-Eleven store could normally be expected to exert a measurable and continuing impact on resident's expenditure patterns. The trade area covers most of the Town of Bowmanville except for the populated area south of Hwy. 2 along Waverly Road. Bowmanville Creek restricts access to the proposed site for these residents to the point where it would be inconvenient for them to travel to the site and it is therefore expected that the two convenience stores in this area will continue to serve these resident's convenience shopping needs. Trade Area Competitive Alignment An inventory has been taken of the current convenience store competitors operating within the delineated trade area. The accompanying map and table shows their location, size and the various characteristics and services offe red by these units. ....3 50uZHLA~:- CAt~A-A, INC. MRRET STLOY - ROWMA;~VILLE, ONTARIO. N;:C KI:J6 5T/tIBERTV ST COMNETITIV_ ALI6hMEtJT ----- - APPROX. _..._~______------ ACCESS TO 5I7i - SIDE STREET ARKINS (SC>!•FT) HOURS 35 -_-- COMMEN COMPETITOR LOCATION - ~ - - - -__._- . ~- ____ a YE5 NONE 1,275 M-S 9-9 -OLD, SMALL STORE 1) 1EFFERY'S ,ryipERETit 5EC LIBERTY @ t+'ELSON ~ -NO COFFEE OR GONSUMARLE5 _. _.• _- - -VERY LIMITED SELECTION .. _ _._ - - - - -WALK UP BUSINES5 - ------- ----------~--- ---- - -- YES 350 2 M-5 7:3r~-11:3a STRIP MA~L " ' 21 CHECiIER' S VARIETY 5blC 5T. 6EOR&EIKING - ~ YES , ~ N -5MALL GKOCERY 5EL ECTIt - - ~ -vQ c0. FED OR co~suyuABLES -ADE4UATE PARKINS -- ----- ----------_ J - YrS _ ----,1~6.~~ jr,-TH 7-12 -SMA'.1 STORE ' 3) KIt~S' S N. SIDE KIKS NR FRAV:, .- F-SAT 7-2 AM ~Slli~AeLES -hJ CC1ErEE OR CO, CONVrfiI~~CE SitN 7-1E -~?ERY LIMIT=- SELECT;uti ------------- • -------------------- ------------ t `0 ------Lr YES } EZ~2 M-S 7-12 -5!?ALL STOR.. 41 v=r~cgs S _~„~~ N. SIDE KIKS NR BRO:!': w -~.`?i COtt~ ±MASLES -? I nITE- 5_L~.. iC~ ---------------- ----------------- ---------------- ------------- ----------- Y_S L ------------ '.218 L --------------- M-r 7-11 -- - -~at~ t.;;~wa_55 ADO EuR=S~ . 5I `"s) „L'3 CI 'f rl. S.SI-E (I~~3 R , ~..OR5E ~Q .5-5 ~-SL' -TISrT !='A4KINS -VERY L IM:iT=- S=LECTIOv --------------- ------ ------------------ --------- ;ir ~ _ --- -------- Y=5 ~~~~c r~i - a i~l '-r 7-li u--. S?'A'_L 5~ ': c ~ E) U~;i:-s ,.17 v ~~i,a0 5 ~_n _ 1+~ - i it ~ 5r,,, Y\I~,~ ~ ?Li '~~A't~.,~ '- g-S 0-11 . . -t~~~ C~: >-=i G?{ CU"~SL~?;KtLE3 'JERY LIMITED S=L =!:TiO"~ j -'r;Ai1a lip' SLSi~ESS ` ^ ~ ~ 7l i Rn~'iK'S Vstl~l'Y 3I1~~i . 5.5i ~r~. VIi J ~~ 11+~_ ' O-S b-'• I -tiLI CC~;S"tl?;ANLES ':ERY LIMITED S.L _CTiG~ -4;A~r( Lid' t~U5Iti=5~ ---------- • ^i. tOl= },7Z~1~ h'!-F 7-i} `3?iiL S;OR~ ~f .r, ^-?Y ,~~ ~; ~ LA ~. tiii):. L i i~=~(i Y RiR LUti ~~ :~ ~F r 5-~ 6-}1 -~l] C[I.'}.]L~~1~?L{i`_~ -_TJ. 3L;EjY S=LEO i!==~ -nA~ U=~ R! 1~ I ~`E55 ----------------------------------- ------------ ----------- <= ~~ --------_-- ----_ J _ 3; V~'l„= ~...,---Y ~_t ~.:~;,,.:.~~ ~ u-, 1: Eau,-9-Its -.:_~ ;:L,; ~r_ C+.~ C;=~?==-~ ~__- _ - i.i 1 ~ `i ~~` 4~~R, iy i I 4 ~ J, ti,Y r` L STU 1 r L - ~ - - ' :~ r ?E');~:~s~~C~~ ..._ 4'=~t_ - r ,-i:- `iJ ~;~ LaYr~ ~ ?-{\= ~~ ~. ~_,~= 5c.._. -CHI 5-12 , Y ~~ --__ ~ -,ai C-ir:-__ ~., .,_ .5~i,..~1~__ 5.'PJ :~-G -`J_lY _IY':T-D 5~'_-:Tip„~ ~ r/ ~..:::a :~ . TOWN OF BOWAIANVILLE ~,-~ E -, 0 Z a 0 0 D P Z n -1 0 Z ALIGNMENT .. ~ ~ s .. Page Three Of the ten convenience stores in the trade area, six are very small units offering no on-site parking facilities, very limited product selection and no coffee or consumables. These facilities have very small trade areas and depend on a large extent to walk up business from the residential areas surrounding each store. The remaining four convenience stores have on-site parking facilities, all shared with other users in strip plaza developments. These units are generally medium sized convenience stores offering limited product selection and no consumable items. These units benefit from the pedestrian traffic created by virtue of their location in strip plazas with other users. In summary, there are an average number of convenience stores in the trade area. The majority of these units are small, older units not offering a full level of convenience for Bowmanville residents in terms of parking facilities, product selection and hours of operation. Proposed Development The proposal is for the construction of a 2,760 square foot 7-Eleven store that will operate on a 24 hour basis in conjunction with a gas bar. Our facility will offer excellent accessibility and visibility, ample controlled parking, and will be the only convenience store in Bowman- ville operating with gasoline facilities on a 24 hour basis. 7-Eleven stores carry a product line of over 3,000 items, a large selection of movie rentals, and a selection of consumables. Our philosophy is to provide a well located, highly visible, convenient, clean, secure, safe, modern friendly store that meets the growing demands of today's shoppers. At the same time, our desire is to design a modern store that is sensitive to the surrounding landscape, streetscape and community. .....4 ~~~6 ~ ~ Page Four Transfer Implications The proposed new 7-Eleven store will be located on the premiere inter- section in the Town of Bowmanville. Its location at the intersection of the two most heavily travelled routes in Bowmanville indicates that there will be a substantial amount of sales inflow from beyond the trade area. Hwy. 2 (King St.) is used as an alternate route to Hwy. 401 for commuters to~~and~}from~ Oshawa; while Liberty Street is used as a route from populated areas north of Bowmanville to Hwy. 401. Based on the results of a shopper's survey undertaken at a comparable 7-Eleven store at Hwy. 2/Thickson Rd. in Whitby, it is estimated that the sales inflow from beyond the trade area will account for 35% of the total store's sales. Of the total square footage of the store (2,760 sq.ft.) 966 square feet (35%) will be supported by areas beyond Bowmanville. _ the difference, of 1,794 sq.ft., must therefore by definition be supported by trade area residents. The current Shell Gas Bar achieves an annual volume of 770,000 gallons, thus making it one of the busiest gaso'ine locations in Bowmanville. The synergistic effect of operating a combination C-store/Gas Bar is such that a large portion of the convenience store's sales will be made on impulse from customers buying gasoline, therefore generating sales that would not otherwise be flowing to any other convenience store. The survey results taken from the Whitby store indicates that 25% of the convenience store's sales were generated on impulse by customers who came to the site to buy gasoline. Therefore, a further 690 sq.ft. (25%) of the total store's square footage will be supported by impulse sales that would otherwise not flow to other convenience stores in 6owmanville. In summary, 1,656 sq.ft. of the store's space (60%) will be supported by sales that would not otherwise be flowing to the convenience stores .....5 Page Five in the trade area. The remainder of the square footage, 1,104 sq.ft., must therefore be supported by a transfer of business from current con- venience stores in the trade area. The following table summarizes the effective transfers of sales expressed in terms of space demand that would occur as the result of the introduction into the market of the proposed 2,760 square foot 7-Eleven convenience store. 7-Eleven Food Stores 1987 Transfer Implications for Trade Area Stores 1987 Total Equivalent % 1987 Capacity Space Capacity S ace Demand Transfer S ace Demand sq.ft. GLA (sq.ft. GLA) sq.ft. GLA 1) Jeffery's Superette 1,275 100 7.8% 8 7% 2) Checker's Variety 2,350 205 . 8 4% 3) King's Convenience 1,600 135 . 8 4% 4) Becker's 1,600 135 160 . 8 0% 5) Jug City 6) King's Milk 2,000 1,100 75 . 6.8% 7) Frank's Variety 1,500 85 5.7% 8 2% 8) Jug City 1,700 140 35 . 1% 4 9) Vicky's Variety 850 35 . 1% 4 10) Grocery & Variety 850 . ~ 14,835 1,105 7.4% Based on the results of the foregoing analysis, it ha s been demonstrated that the introduction of the proposed store will have limited transfer implications on existing trade area stores. It is ou r opinion that the relative degree of impact that will occur has to be e xpected in a reasonably free and growing marke t economy and that it will not create any unwarranted hardships for existing competitive stores. With the future population growth that will be oc curring in Bo wmanville, the impact of the new 7-Eleven store on the current compe titors will be fur ther lessened. ...`'. ~ C.J~~_4 -ll,-r'~C -X-~C~''~'. -•~ ~L*''~_~-~`lXi~.%~ ~S~ti~..:i~.. ~, dt~V"F~t~.~ ..`--C:.-~- )I` ~ ~~\..L~_~ ~~l-~.~ i~--c~~ ~ -Y~' C-L_Y~ .,, -~-'t. y ~~ y ' ;~~~ ~ l_-c _ L. ~. ~ '-`~'~ : fC.~. _c' _..rr-~ (~'-i_-t. ~L-/C ~~~' -1-~. ~ 7-' ~ l ~+-. 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