HomeMy WebLinkAboutPD-63-87
TOWN OF NE4~CASTLE
fit.,
REPORT File #~ ~,=~.~ 4r~`,=
Res. # ~
By-Law #
I~fING: General Purpose and Administration Committee
DATE: Monday, March 2, 1987
T #: PD-63-87 FILE #: DEV 86-81
CT: RELUNING APPLICATION - Pioneer Petroleum
Part Lot 11, Concession 1, former Town of Bowmanville
114 Liberty Street
Uur File: DEV 86-81
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PD-63-87 be received; and
2. THAT the application submitted for Pioneer Petroleum to rezone a 0.213 hectare
parcel of land located in Part of Lot 11, Concession 1, former Town of Bowmanville
to permit a convenience store as an additional use be denied without prejudice due
to non-conformity with the intent of the Town's Official Plan.
BACKGROUND AND COMMENT:
On December 19, 1986 the Planning Department received an application submitted by Mr. G.
Freedman on behalf of Pioneer Petroleum to rezone a 0.213 hectare (0.528 acre) parcel of
land in Part Lot 11, Concession 1, former Town of Bowmanville (114 Liberty Street) (see
attached map). The purpose of the rezoning would be to permit the development of a
convenience store in addition to the service station.
...2
a~
REPORT NO.: PD-63-87
Page 2
On January 1'L, 1987 the Council passed the following resolution:
"MARKET IMPAC~C CONVENIENCE STORES
That the Director of Planning require a market
impact study where there is a concern."
In consideration of the obvious interest and concern from Council and the
general pub lic regarding the possible implications of this development the
Director requested that a study detailing the possible inpacts of such a store
be completed.
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. Staff would note that many objections to the proposal were received as
of the date of writing this Report with respect to the amendment requested.
In accordance with departmental procedures, the application was circulated to
obtain comments from other departments and agencies as noted within Staff Report
PD-167-86. Staff would note the following departments/agenci es, i n provi di ng
comments, offered no objections to the application as filed:
Newcastle Fire Department
Newcastle Hydro
Newcastle Building Department
Ministry of Natural Resources
Ministry of Consumer and Commercial Relations
The subject lands are currently designated as "Residential" within the Of ficial
Plan of the Bowmanville Major Urban Area Plan.
"Convenience commercial facilities to service the day-to-day needs of the
residents may be permitted in accordance with Section 2.6.2 (ii) of this
Official Plan provided such uses are compatible with their surroundings."
...3
REPORT NU.: PD-63-87
Page 3
After reviewing the applicant's Impact Study, Staff does not believe that the
application follows the intent of the Official Plan regarding Convenience
Commercial. Section 2.6.2 (ii) clearly indicates that such a use is to
serve..."the residents of the immediately surrounding neighbourhoods".
Staff notes that the applicant emphasizes the need for vehicular traffic. The
Newcastle Public Works Department has examined the site and have provided verbal
comments. This intersection is to be improved in the future. This will cause
the applicant to lose his Ontario Street access. This can be adjusted to
provide an access from Liberty Street. This change is not in the current budget
therefore there is not any need to revise the site plan at this time. The
Regional Works Department has requested a 3.05m road widening along Liberty
Street. This also can be addressed through a revision to the site plan.
The study attempts to show that the business for the new store wi11 be from
through traffic, which is clearly not the intent for convenience commercial.
The Durham Region Official Plan, Section 8.1.2.1(a) does permit certain
convenience stores, where such stores are compatible with their surroundings.
The use may be permitted although the probable impacts which will accrue due to
the high traffic use does not appear to be compatible with the residential
neighbourhood. As the Planning Act makes clear in its opening section the
Official P1an's objective is to guide an areas physical development while taking
into account social, economic and environmental matters. While anew
convenience store may be justified economically, Staff is not al all satisfied
that there will be a positive impact upon the neighbourhood.
The level of concern voiced by the existing convenience stores have been noted
by Staff, although the direct impact upon these operations is difficult to
ascertain. The market study did not address this point. The emphasis was upon
tt7e type of user and the fact that Bowmanville is growing.
Staff was much more concerned with the issues raised by the residents.
This application has generated a great deal of interest. For the
...4
`k}
REPURT NU.: PD-63-$7
Page 4
* Committees information, Staff has attached copies of the letters from the
residents. (See Appendix A) All but one of these were in opposition to the
proposal. There was even a flyer published, by persons unknown, asi<ing people
to voice their opinions on this application (See Appendix B).
With the incorporation of a use which is based upon vehicular traffic, Staff is
of the opinion that there will be a negative impact upon residents. The issue
revolves around the question of the level of negative impacts versus the
benefits. It appears that the positive impact seems to be the redevelopment of
the applicant's land. The negative impacts will include the increase ire stop
and go traffic and diversion of traffic which will use such an establishment.
Uf particular note is increased traffic adjacent to a municipal park and the
potential conflicts between such traffic and park users.
Un February l7, 1987 the applicant submitted a Market Impact Study. Section 7,
Market Impact of Proposed Convenience Store, deals only with a summary of the
facts as presented in the report. The basis for the demand is the fact that
Liberty Street is a busy road. As has been pointed out the intent of the
Uffi ci al P1 an i s not to serve the automobile customer i n residential areas but
in Main and Local Central Areas or Special Purpose Commercial Areas..
Although Jeffrey's Superette does not provi de par king it i s the intent that such
a store is to serve the populace in the immediate vicinity. This store could be
improved although it appears to be serving its function.
The report had referred to the "even distribution" of convenience stores found
in Bowmanville. While King Street seems to dominate, there are stores which
serve the remaining areas. The applicant has not addressed one key point.
While ti~iere has been consi derable attention given to the residential growth
potential there was no mention of commercial growth. A cursory review of
Liberty Street provided a site which is currently zoned as "Neighbourhood
Commercial (C2)" at the north-east corner of Liberty Street and Baseline Road.
This zone already permits convenience stores, among other uses. The creation of
a convenience store at this location has been proposed and Staff are of the
opinion that this may be a more appropriate location for such a use being at the
intersection of two arterial roads and adjacent to a high density residential
area and the entrance to an industrial area.
...5
~~ ~ .
REPURT NU .: PD-63-87
Page 5
The author's of the study do not provide an impact which can be examined, rat her
the conclusions are aimed at justifying the new store, stating fact and making
assumptions which the report has not proven. One of the conclusions was that
this is "...not a major change of land use". Staff does not agree in that such
a use will have a distinct affect upon traffic patterns since the basis for the
store is the automobile traffic. Staff's opinion is supported by the conclusion
that this store will have "...a distinctly different customer base".
The conclusions related to the traffic volumes on Liberty Street may in itself
be flawed. In the current discussions at the Durham Region Transportation Forum
the Ministry of Transportation and Communications has advised that its long
range plans have the Liberty Street interchange closed. Staff has found
correspondence relating to this since the spring of 1980. While the possible
changes are long term, and the Regional Council has voiced its objection to such
a closure the possibility should be taken into account. Considering the
extremely short time from in which Staff had to review the report, the Ministry
of Transportation and Communications was not contacted to ascertain a schedule
for interchange alterations.
The study refers to Bowmanville as making up 40% of Newcastle's population.
This was correct for the historical data although the dominance of Courtice has
already reduced this significantly. Based upon the number of building permits
issued to the end of December 1986, Bowmanville made up 34.8% of the total
population. Considering the development potential of the Courtice area and
serrvicing constraints on the north part of Bowmanville Staff believe that
Courtice will continue to increase its share at the expense of Bowmanville.
Staff would note that the development areas, shown on Figure B of the Impact
Study, numbered 8, 9, and 10 (Zakarow, Veltri, Carruthers) all have servicing
constraints. This is 1,358 of the estimated 4,9'L2 population increase (27.6% of
the total ). This limitation appears to raise questions as to the possible
increase of traffic which the applicant feels is to take place.
...6
REPORT NU.: PU-63-87
~~
Page 6
Staff also feels that the majori ty of the remaining subdivi sions shown by the
applicant are clearly outside of the service area intended by the Official Plan.
Only Number 3 and 4 (Schwarz, Kiddicorp) are within walking distance. Also
traffic patterns from the subdivisions have not been projected or established.
There are a number of conclusions which relate to the economic ben ef~it s to be
derived. One should note that each is a benefit to the owners of the site. The
"...increased (sic) employment on the site." was not shown in the study. The
actual comment in the body was ..."It is not possible at this time to determine
the net gain of employment...".
While the redevelopment of the site may improve the utilization of the site, it
is not clear that the existing operation is not feasible. Also, the capital
costs incurred may have been necessary in any case because there were
improvements and repairs to the gas bar.
Staff have reviewed the application in light of the Official Plan, the Zoning
By-law, the Impact Study and the concerns of the residents. When all factors
are considered there are a number of negative impacts. The positive factors
may crate an improved site although the associated loci al costs appear to be
too high to justify the proposal as a benefit to the community. Accordingly,
Staff is not able to offer its sup port for the application.
Recommended for presentation
to the Committee
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La ence ' tse
Chi of Admi ~ ` s rati ve Uf fi cer
TFC*TTE*jip
*Attach.
February 19, 1987
CC: Mr. G. Freedman CC: Mr. J. King
Architect Weston-Templeton Limited
3636 Victoria Park Ave. 14 Connie Crescent, Unit 16
WILLUWDALE, Ontario CONCORD, Ontario
M2H 362 L4K 1W8
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APPENDIX 'A' TO REPORT PD-63-87
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Mayor and the Members of Bowmanville Town Council:
We the members of the Memorial Park Association strongly object
to the proposed opening of another convenience store on:the corner
of Park and Ontario St.
Jeffery's Superette on Liberty St. and Vicky's Variety Store on
Ontario S't. are both convenience stores and serve the neighborhood
very well.
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Sincerely ;.r_n ,,
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~`-r~-r~o '~ CLERK GEPA~TI~ENT
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40 Temperance Street,
Bowmanville, Ont.
LTC 3A6
Dear Sir: ~-
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FEB ~
BUILQkNG pEPARTMENT
TOWN OF td~WtASTLE
J .28,1987
8,5 Duke Street,
Bovrmanville, Ont.
LAC 2V7
We are writing to you~to~oppose the application for
rezoning to allow the building of a convenience store on the
proposed 'location. '
Site: - #2 - A new building housing a 2 bay arage and conve»
nience store to be built at the corner of On~C~rio Street and
Liberty Street South, Park Street currently occupied by Pio-
veer Gas Station.
We have lived in our present dwelling for 38 years on 85
Duke Street. Our property butts up to the said location of
the proposed rezoning. W~ have 2 variety stores within a 3 blo»
ck area with proper approaches for children~s access. Nothing
to endanger their lives. These stores supply all our immediate
needs and also employ many local people. They also have chosen
to close their stores at 9.30 p.m. as to protect their staff
from any more armed robberies that have happened in the past
and to curtail the problem of loitering by the younger gener-
ation.
The safety of our children and grandchildren could be in
jeopardy .with a store on this exact site. Children are bound t9
want to go to the store for one reason or another an$ at this
location there is on coming cars on 3 possible sides. With the
traffic coming in and out of the gas station, Memorial Park,
from both ball diamonds and Park Street end children shooting
out between parked cars to ga to the store could cause a cat»
astxbphe.
We have watched Memorial Park grow from just a wading
pool and play ground to a major sports area for baseball. Thru
' the years we have seen changes, some for the good and some bads
When the large swimming pool was built it was the main attrac-
' tion. I~ my children and grandchildren all used the. pool, but
~it was obvious that it was .not being~kep~ up properly. Rather
than put out a few dollars to fix'it the last council chose
to pay even more money and have it. filled in. Just when the
pool was so popular. ~•
Over the yearsw~ have lived with the little inconveni-
ences of car doors banging a'"nd noise on week-ends from the
ba~llgames~ but if you allow this'~store'~to be built and remain
open 2!~ hours there will be car doors banging and noise all
. night and every night. During:the"summer when the park is
rented and ball-games this area is completely congested with
parked cars. The intersection of Ontario, Liberty is hazard
enough let alone the traffic off Park Street .from the games.
Our homes will be unsafe in the late hours of the night
as this is prime time for armed robberies, burglaries etc.
~Co occur.. Let these stores stay in the garages on the highway
and not in our residential aPea;s
bVe strcap,~ly oppose to this propasal and hope that you
will support us,
Sincerely,%~~ ~ / ~.~
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January 28, 1987•
I~?ay or John ~/dint ers
Re: Two new convenience stores at
(a) King and Liberty Sts. and
b Ontario and Liberty Sts.
Dear Si3~
i
Please be advised that we strongly
oppose the building of the above listed
stores because we feel there are enough
~. convenience stores in this section of
.. the town already.
These additional stores could easily
destroy the existing convenience stores
in this area, therefore we are definitely
. against such a proposal.
Yours truly,
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cc : I~~zrs . Hubbard Sohn ~ Evelyn Large .
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BUILDING O~pARTMEt~T
TQVVN 4~ NEWCASri~
January 27, 1987
Terry Edwards, ' ~` ~~~~~~ ~
Pla.nn~_ng Department, L~
Bo~vrnanville, Ontario. Ff~ 2•/g7
Bl~i~i(~~ ~m'~'J~7~~'1~
Deg r Sir : TOrV•li 'Oi l~WCM'S
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bVe the undersigned res~_zients of the area are very concerned
about the proposed zoning change for. the Ontario St., Liberty St.
South area to allow a convenience More to be situated on the
property now occupied by the P7_oneer Gas Station.
tls th.i.s area has a1t~~ays been .r. esidential, with the exception
of t'ne garage itself, we feel there is no need for ,any further
commercial development.
The intersection of Liberty and Ontario is already a. very
bad spot without any more added traffic in a.nd out of a. conviena_enre
store that may be open 2t~. hours a day.
As the public meetz_ng rega.r. d~_ng this change is to be held
on P~'ionday, February 1.6th. at 9.30 aom., we ~vi]_1 not be a.b1e to
attend as this is a wo.rk:ing .day, ~~Ie plan to attend the regular
Council fleeting the following i~~ionday evening.
't~~/e, the undersigned, vrant to voice ou.r very strong objections
to the proposed rezoning change for the corner of Liberty St.
and Ontario St. S.
Thank you for your consideration in th7_s matter
c.c, to all members of council and interested parties
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'~Vef the undersigned, want to vos_ce our very strong olajections
to the proposed rezoning change for the corner of Ls_berty ,Sty
and Ontario Sto Sa
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January 17, .
Tovn Council ~ ~ `'`~'"r~
Iovn of fsevcastle
Bovmanville, Ontario
Gentlemen,
I am extremely• upset vith the new that you are considering the application permitting too nev Convenience
stares to be built on Liberty Street in 8ovmanvilie. The reason far ry being sa upset is that early last Spring I
rortgaged my home and invested my life's savings in Vicky's Variety after being advised on nurerous occasions that
there vas no possibility of another such store opening in the adjacent area ,due to zoning by-lavs.
My entire life vas tied up in this venture vith the hopes of giving my daughter, her husband Alf Boven,
{related to and descended from many residents in the locality), and their too children a chance to get ahead. We have
• vorked night and day since July 1, 1986 to rake a go of the business and have irproved it in nany ways. Many
improvements have been fade to the building both internally and externally and nany lore have been planned to make it a
plus to the neighbourhood. We have done our best to rake it a pleasant place for the local people to drop in and
~ enjoy very much dealing vith thee. The store is just nov getting to the point vhere ve right possibly ®ake a living
out of it My daughter and her husband both vork very hard and ve also erpIoy too ladies and one young boy oho has
benefitted considerably as ve have tried to teach hir all aspects of the business.
BDVmdnYllle seers to have an overabundance of Variety stoles in a Very short radius recently. A person just
needs to drive dovn the lain street a short distance and this becores very evident. As for the necessity of a 24-Hour
Convenience store; ve tried opening the stare earlier than 8:00 a. r. or keeping it open later at night and found that
there vas absolutely no demand for such a service. The store is nov open Monday to Friday 8:00 a.r. to 10;00 p. re, and
9;00 a. i. on veekends. Very little business transpires after 9:00 p. r. Speaking of demand; just imagine the
demand this vvuld place on the polite depar bent to protect such establishrents 24 hours a day?
If Council in all their visdor vere to investigate the background of the type of franchise that is planning to
open it vould be faund that this type of operation roves into an area and vith the benefit of bulk purchasing tin nany
• cases through affiliation vith Arerican based suppliers) cuts prices drastically until they have el~rinated the long
established farily businesses. After this has been accorplished they then raise the prices far above vhat they vere
•, prior to their establ:shrent in the area and the entire neighbourhood suffers as a result of it.
It should also be painted out the stress this vill bring to the bores located tlose to these drive'in stores
.{particularly Liberty and Ontario Streets).. Hov vill they feel about being vakened all hours of the night by large
and small vehicles pulling into and out of the parking lot.
As mentioned ,previously, Bovranviile is already blessed vith rang convenience stores uho provide an excellent
standard of service, are community oriented, concerned vith the quality of living in the area and vith neighbourhood
itself.
It is our opinion that if the pie is cut in any sraller pieces none vill he able to exist financially.
We trust in the visdom artd knovledge of the Council and hope vith all our hearts you vill consider our hopes
and dreams and not destroy then by granting the application for rezoning. The established businesses in Bovmanville
have supported Council in the past. ~ We•need your support and co-operation to ensure our future in the community.
5incerley yours,
Joan Watson
~~
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P.S. If you vish to discuss this any further my daughter, Vicky Boven or her husband Alf can be contacted at
.' ~ ; 623-b755 . or .. , • •the , ~' ~ . above . .. address:
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APPENDIX 'B' TU REPURT PD-63-87
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F~.~,gar~.in,~ Th+e F'rc~~r~~al~ Fr~r
~'~TCr 1~1 ~~~ ~;~n~~nien~~ ~tr~re~
~n Li~ert~ ~tre~t
It ~ very important that you make your feelings known
to Tawn Council concerning the applications fax rezoning to allow the
building of twb ne.w convenience stores.
Prapos ed location #1:.A 24 Hour 7-11 Store to be built at th,e
. , l~Torthwes t coxnex of King and Libexty
' ~ Streets currently occupied by a Shell
gas station.
1~ public meeting will be held at 9:30 am
on Monday, Febxuaxy 2, 1987 in~ Court
Roam #2 in the Caurthous e on Church St.
concerning this appli,cati,on.
Pxopas ed location #2: ~ near building lwus ing a 3 bay g axag e
and convenience stare to be built at th,e
~, corner of ~ntaria and Libexty Street South
currently occupied by a Pioneer gas station.
A, public meeting will be held at 9:30 am
on Monday, Febxuaxy 15, 19$7 in Court
Roam #2 in the Couxthous e on Church St.
' . , concerning this application.
If you wottld like to ga before Tawn Council, contact the
Town Clerk at 623-3379.
I t is very important to write letters to each member of
Town Council and to also contact each member by telephone to let the
Councillors kno~r urhat you think of the above rezoning applications.
Call 623-3379 To Contact:
Mayor Jahn ~Tintexs
Councillor Cowman
' Councillor Hamre
Councillor Hubbard
Councillor I~Knight
Councillor Stapleton
Councillor ~Totton
~~
APPENDIX 'C' TO REPORT PD-63-87
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MARKET IMPACT STUDY
PROPOSED CONVENIENCE STORE/SERVICE GARAGE/GAS BAR
BOWMANVILLE, ONTARIO
1.0 Introduction
1.1 Basis For the Study
1.2 Format for the Report
2.0 History of the Subject Lands
3.0 Planning Considerations
3.1 Zoning
3.2 Site Plan Approval
4.0 Demand Factors
4.1 Population Consideration
4.1.1 Current Population
4.1.2 Short-Term Population Trends
4.1.3 Long-Term Population Trends
4.1.4 Population Trends - A Summary
4.2 Traffic Considerations
4.3 Traffic Considerations - A Summary
5.0 Supply Factors
5.1 Spatial Distribution of Existing Stores
5.2 Sub-Markets of the Existing Convenience Stores
5.3 Supply Factors - A Summary
E 6.0 Economic Benefits. of Redevelopment
7.0 Market Impact of Proposed Convenience Store
8.0 Conclusions
1.0 INTRODUCTION
1.1 Basis for the Study
Application for .Zoning By-Law Amendment and Site Plan
Approval were submitted to the Town of Newcastle on
December 15, 1986. The application pertains to a .213 ha
(.526 acre) property located at 114 Liberty Street South, in
Bowmanville. The owner of the property, Pioneer Petroleum
Limited are requesting and proposing the redevelopment of
the site from an existing Pioneer Gas Station and Service
Garage to a development that will include a 3-Bay Service
Garage, a convenience store of approximately 185 square
metres (2000 square feet), and retention of the existing gas
bar.
On January 12, 1987, Council of the Town of Newcastle,
addressed the issue of the requirement of market impact
studies for convenience stores. The Council resolved
"That the Director of Planning require a market impact
study where there is a concern" .
Based on some concerns that were raised by residents and
store owners in the vicinity of the application, the Planning
Director requested the applicant prepare a Market Impact
Study pertaining to the proposed redevelopment.
1.2 Format of the Report
Market Impact Reports pertaining to proposed or existing
retail uses are usually based on statistical analysis.
Statistics pertaining to population, demographics, disposable
income, shopping patterns, etc. are collected, interpreted
and analyzed, in order to measure supply and demand
factors. Based on this detailed analysis, the "market
impact" of the proposed retail store can then be
determined. The aforementioned approach is typical for
determining the market impact of stores of significant size
and function, such as supermarkets, department stores, or
shopping centres. This approach however, is not a
practical, nor an appropriate method to determine the
market impact of a 185 square metre (2000 sq. ft. )
convenience store. The critical statistics of disposable
income, percentage of income spent on "convenience" goods,
sales per square foot, etc. , can not be practically applied
to a proposed store of this size in a market size exhibited
in Bowmanville.
iA~
There are however, a number of considerations that will be
examined in this report to assist in determining the market
impact of the proposed convenience store. Essentially there
are two main types of factors that must be examined, and.-
these are Demand Factors and Supply Factors. Demand
Factors are a measurement of the need for a particular
service, in this case a convenience store adjacent to a
service station and gas bar. Demand Factors also include
population distribution, population growth patterns, traffic
volumes, etc.
The examination of Supply Factors is primarily a review and
analysis of existing convenience stores in the Bowmanville
market. This analysis includes the number of convenience
stores, their spatial distribution, their individual site
characteristics, and their clientele characteristics. By
comparing the Demand Factors with the Supply Factors it is
possible to establish the market impact of the proposed
convenience store.
Another consideration that will be addressed in this report
is the economic impact pertaining to the redevelopment of
the subject lands. Significant expenditures of capital has
been undertaken by the applicant and additional
expenditure will be forthcoming upon approval of the
redevelopment. In addition, permanent and part-time
employment opportunities will be created on-site. These
economic benefits must be considered in the overall
evaluation of the proposed convenience store/service
garage/gas bar proposal.
The evaluation of the proposal must also include the
examination of 'the planning issues pertaining to the
application. As discussed in the Introduction, the applicant
was required to submit an application for Zoning By-Law
Amendment and Site Plan Approval Section 3.0 of this
report will address the planning issues pertaining to the
site and the requested redevelopment.
2.0 HISTORY OF THE SUBJECT LANDS
The subject lands are located at 114 Liberty Street South,
between Ontario Street and Park Street (refer to Figure A
- Location Plan). The existing land use includes a 3-Bay
Service Station and a full-service gas bar. The property is
presently owned by Pioneer Petroleum Limited. The service
garage component of the site is presently leased to a local
mechanic (B. McCutcheon), who has operated the service
garage since October 1985. The service garage/gas bar use
of the subject lands has been continuous for approximately
20 years.
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Pioneer Petroleum Limited acquired the property in 1983.
Subsequent to that date the company has invested
approximately $150, 000 in refurbishing the operation,
including new gas storage tanks, paving, and general site
improvements. ,The company decided to redevelop the site
to include a convenience store, a new 3-Bay service
station, and retention of the existing gas bars, for a
number of reasons. These reasons include:
1. Following the large expenditures required to purchase
the site and to refurbish the operation, Pioneer
Petroleum Limited, wants to recuperate some of their
investment by providing uses on-site that are up-to-
date and will provide income.
2. The subject lands are approximately .213 ha (.526
acre). The site is presently being under utilized.
The submitted site plan illustrates that the site can
accommodate the convenience store/service st ation and
gas bar, and associated parking, within the
requirements of the Zoning By-Law.
3. Pioneer Petroleum Limited has along-term commitment
to this site. It's redevelopment can be a benefit to
the company as well as to the neighbourhood. The
Site Plan Approval process will ensure that the
redevelopment of the site will be physically attractive
and functional in it's relationship to the neighbouring
residential uses.
3.0 PLANNING CONSIDERATIONS
3.1 Zoning
The subject lands are presently zoned "Service Station
Commercial (C7) Zone" under By-Law #84-63. The (C7)
Zone permits any non-residential use permitted in a Service
Station Commercial (C6) Zone, including the following Non-
Residential Uses:
i) Motor Vehicle Fuel Bar;
ii) Motor Vehicle Service Station; and
iii) the retail sale of confectionery items, sundry foods
and promotional items as an accessory use to a
permitted use, but excluding facilities for the
preparation of foods.
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Municipal Staff has interpreted sub-section iii) to mean a
kiosk arrangement or limited sales area selling such
products as potato chips, soft drinks, and other
convenience goods. It should be noted that the . By-Law
does not define what "confectionery items", "sundry foods"
and "promotional items" can or cannot be sold at a service
station/gas station site, nor does it specifically limit the
amount of floor space associated with such uses.
The requested By-Law Amendment will permit the operation
of a convenience store, service station and gas bar on the
site. The proposed zoning will be Service Station
Commercial (C7- ) Exception.
3.2 Site Plan Approval
Application for Site Plan Approval was submitted
simultaneously with the Zoning By-Law Amendment
Application. A copy of the Site Plan is provided in
Appendix A. As discussed earlier in this report the Site
Plan process allows the municipality to examine the
characteristics of the proposed development in relation to
the site and its surrounding uses. The Site Plan is
circulated to Regional and Town Departments for review and
comment, in addition to Provincial Ministries and agencies
that are deemed affected.
The proposed Site Plan illustrates the location of the
proposed service station and convenience store. In
addition, proposed parking spaces, landscaping, and access
~ points are also shown. Upon refinement of the Site Plan (if
necessary) , the Town and the applicant will enter a Site
Plan Agreement.
4.0 DEMAND FACTORS
As discussed in Section 1.2 of this report, the two main
considerations necessary to determine the market impact of
the proposed convenience store are llemand Factors and
Supply Factors.
This section of the report will examine factors that create
demand for a convenience store to be located on the subject
lands. The two main demand factors are population and
traffic. Population characteristics include trends and
distribution, while traffic considerations include traffic
patterns and traffic volumes.
~j
4.1 Population Considerations
Information was sought from a number of sources to best
determine the past and present population levels in
Bowmanville, and to better estimate population trends..
Statistics Canada was contacted to determine whether
Bowmanville was "broken-down" by Census Tracks, however
we were informed that a .single population figure for the
entire Town of Newcastle was available only. An up-to-date
(1985) population figure for Bowmanville was obtained from
Municipal Staff based on information provided to them by
the Ministry of Revenue. Population projection figures were
obtained from the Region of Durham Planning Department,
however, these figures pertain to the entire Town of
Newcastle .
~ For the purpose of this report. we feel it is appropriate to
use the population statistics pertaining to the Town of
Newcastle as an indication of past and present population
"estimates" for Bowmanville, and moreover, use these
figures to "estimate" long-term population trends in
Bowmanville . Short-term population trends are more
accurately predicted through the examination of current
residential development applications.
Bowmanville is the largest urban centre in the Town of
Newcastle, and thus it is unlikely that past, present, or
future population variances outside the Bowmanville urban
boundaries would/will have a significant effect on the Town
of Newcastle figures. For the purpose of this report we
have estimated that Bowmanville's (past, present, and
future) population comprises approximately 40% of the Town
of Newcastle's population. The precise percentage is not
significant as the general trends remain relatively constant.
4.1.1. Current Population
The following historical population figures and current
population figures were obtained for the Town of Newcastle
1981 - 32, 229 (Source : Statistics Canada)
1985 - 32, 965 (Source : Region of Durham Planning Dept. )
1986 - 33,969 (Source: Statistics Canada)
The population .for Bowmanville in September 1985 was
13 , 182 (Source : Town of Newcastle /Ministry of Revenue) .
For the purpose of calculating the recent population growth
in Newcastle, the population statistics from 1981 and 1986,
which are based nn Census Data have been used.
Newcastle's population grew by 1740 persons in this 5 year
period, representing an average annual growth rate of
approximately l.l$.
Assuming Bowmanville's
is then calculated that
was 13, 588.
population is 40$ ~of Newcastle's, it
the population of Bowmanville in 1986
4.1.2. Short-term Population Trends
Current development applications for residential plans of
subdivision and requests for residential zoning were
examined at the Region of Durham Planning Department and
Town of Newcastle Planning Department. Figure B -
Residential Development Areas, illustrates the areas in
Bowmanville that are subject to current residential
development applications. The pertinent details of each
application are discussed below.
Area l: 18T-81025 (Area = 28ha)
Proposed : 135 single family dwellings
37 semi-detached dwellings
Estimated Population = 654
Status: Phase 1 Registered/Building
Area 2: 18T-85035 (Area = 5.3 ha)
Proposed : 7.4. -semi-detached dwellings (Phase 1)
(Phase 2 details unknown)
Estimated Population = 410 (total development)
Status : In circulation
Area 3: 18T-86066 (Area = 8.3 ha)
Proposed : 59 single family dwellings
60 semi-detached dwellings
Estimated Population = 452
Status : In circulation
Area 4: 18T-86018 (Area = 1.8 ha)
Proposed : 30 single family dwellings
Estimated Population = 114
Status : In circulation
Area 5: River Valley Estates (Phase 1 and Kezoning)
Proposed : 151 single family dwellings
(Phase 2 rezoning -details unknown)
Estimated Population = 574 (Phase 1 only)
Status : Phase 1 under construction.
Area 6: Orchard Park
Proposed : 38 single family dwellings (+ future
development)
(200 single family dwellings in future
phases)
Estimated Population = 904 (total development)
Status : Phase 1 under construction
Area 7: 18T-86038 (Area 6.7 ha)
Proposed: 120 semi-detached dwellings
Estimated Population: 456
Status : In circulation
Area 8: 18T-82037 (Area 21.1 ha)
Proposed : 162 single family dwellings
44 semi-detached dwellings
110 apartment units
Estimated Population: 1047
Status: In circulation
Area 9: 18T-84035 (Area 2.3 ha)
Proposed : 24 single family dwellings
~ Estimated Population: 91
Status: In circulation
Area 10: 18T-86069 (Area 5.0 ha)
Proposed : 58 single family dwellings
Estimated Population : 220
Status : In circulation
The preceding information indicates that there is a
significant amount of residential development activity in the
Bowmanville area. The listing above does not include all the
applications pertaining to residential development in
Bowmanville, as it excludes applications that are minor in
nature.
The data above indicates that a total of 857 single family
dwellings, 335 semi-detached dwellings and 110 apartment
units are proposed in current applications. The sum of the
development proposed is estimated to yield a population of
4922. It is not possible to determine when each of these
areas will be developed, but it is apparent that the
Bowmanville market will continue to grow at a significant
pace in the short-term. A number of the developments
listed above are presently installing municipal servicing and
are in the process of constructing the houses.
It should be noted that two of the Residential Development
Areas (Area 3 and 4) are within walking distance of the
proposed development, and furthermore, Areas 3-10 are in
relative proximity by automobile to the subject lands via
Liberty Street, which is their major transportation link with
Highway No. 401.
FIGURE B
RESIDENTLAL DEVELOPMENT AREAS
4
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TOWN OF NEWCASTLE
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® SUBJECT LANDS
RESIDENTIAL DEVELOPMENT AREAS
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4.1.3 Long-term Population Trends
Information was obtained from the Region of Durham
Planning Department to ascertain the long-term population
trends for .the Town of Newcastle. The five year population
estimates for Newcastle are provided as follows:
1986 - 34,065
1991 - 38,625
1996 - 40,295
2001 - 41,530
The figures above estimate a population growth of
approximately 22$ between 1986 and 2001 for the Town of
Newcastle. This represents an average annual growth rate
of approximately 1.5$.
If Bowmanville continues to represent 400 of the Town of
Newcastle's population, the calculated long-term population
projections for Bowmanville are as follows:
1986 - 13,588
1991 -15,450.
1996 - 16,118
2001 - 16,612
4.1.4 Population Trends - A Summar
As discussed . in Section 1.2 of this report, population
statistics cannot be practically applied to determine the
market impact of a 185 square metre convenience store.
However, an overall examination of the short-term and long-
term population trends in the Bowmanville area reveal that
the market is anticipated to grow. There are a number of
current residential development applications that indicate a
healthy short-term growth for Bowmanville, whereas
Regional data indicates a steady long-term growth scenario
for the Town of Newcastle.
,~
' = 4~:2 Traffic Considerations
Map B - Transportation Network of the Regional
Municipality of Durham's Official Plan designates Liberty
Street as a Type "B" Arterial Road. Liberty Street is also
Regional Road No. 14. Liberty Street provides one of the
two access point to Bowmanville from Highway No. 401. In
addition, Liberty Street functions as the major north-south
route in Bowmanville, by serving the Central Business
District, providing access to and from Highway No. 401,
and providing access to and from the northern environs
along Regional Road No. 14. Due to the function of Liberty
Street, as a major arterial road, it is important to provide
commercial land uses that will serve the commuting public in
a safe and convenient manner.
Statistics were obtained from the Regional Public Works
Department pertaining to traffic volumes on Liberty Street.
The chart below indicates the Average Annual Daily Traffic
on Liberty Street at a point measured 0.1 km north of the
Baseline Road
Year 1972 1974 1976 1978 1980 1982 1985
Volume 4340 5300 4780 5870 5580 4770 6240
The above chart indicates a computer generated calculation
of two-way traffic volumes on Liberty Street 0.1 km north
of the Baseline Road. The subject lands are approximately
0.35 km north of the Baseline Road, thus these figures are
applicable to the subject site .
The figures indicate that traffic volumes have fluctuated
over the -13 year period, however, over the long-term
(1972-1985) there has been a significant increase in traffic
volumes. In fact, in the short-term (1982-1985) there has
been an increase in traffic volume of approximately 31$. In
comparison to traffic volumes of other north-south Regional
Roads in the Bowmanville Area (Regional Roads 17 , 42 and
57), Liberty Street exceeds all of their volumes in 1985.
The significance of the traffic volume statistics is that they
indicate the importance of Liberty Street as the premier
north-south road in the Bowmanville market, and thus
commercial uses along Liberty Street must recognize and
serve the automobile oriented customers. Liberty Street
cannot be categorized as "just another commercial street"
but must be recognized for its unigtae function and
potential. Commercial uses that can effectively serve the
automobile oriented customers as well as the local residents
are best suited for Liberty Street.
4.3 Traffic Considerations - A Summary
Liberty Street is designated a Type 'B' Arterial Koad by the
Region and presently functions as the major north-south
transportation route in Bowmanville. Liberty Street
provides access to Highway No. 401, the Central Business
District, and the northern environs along Regional Road
No. 14. Existing and proposed commercial uses on Liberty
Street must recognize the importance and the potential of
the street, particularly in regard to the automobile oriented
consumer. The proposed uses for the subject lands are
considered ideally suited for Liberty Street. The Service
Station and Gas Bar will require high traffic volumes and
the on-site convenience store will provide a convenient
method for the service station and/or gas bar patrons to
purchase their day-to-day needs. Moreover, the site
design allows for ample on-site parking and an effective
layout so as not to create traffic congestion and/or illegal
parking problems on Liberty Street.
5.0 SUPPLY FACTORS
The examination of supply factors is essentially an
examination and evaluation of the existing convenience
stores in the Bowmanville Area. Figure C - Existing
Convenience Stores, illustrates the location of twelve
existing convenience stores in an area bounded by
Concession Street to the north, Highway No. 401 to the
south, Mearns Street/Soper Creek to the east, and Waverly
Road to the west. Figure C also illustrates the location of
the subject lands in relation to the existing convenience
stores.
Below is a listing of the existing convenience stores with a
brief description of the store operation and/or site
characteristics. The numbers pertaining to each store
correspond to a numbered location on Schedule C.
1. Checkers Variety
A unit within Waverly Plaza, which contains
other retail and office uses.
Off-street parking is provided in a parking lot.
Hours of operation were not determined.
2. 13eckers Milk
A unit within Waverly Plaza, which contains
other retail and office uses.
Off-street parking is provided in a parking lot.
Hours of operation: 7:UUam to 1'l:UUpm Monday to Sunday
3. King's Milk
Off-street parking is not available. No legal
parking is provided in front of the store.
Hours of operation
7:OOam to 12:OOpm Monday to Saturday
8:OOam to 11:OOpm Sunday
4. Frank's Variety
No off-street parking is provided.
Two parking spaces available on King Street
(Metered) in front of the store.
Hours of operation were not determined .
5. Jug City
Part of 10-unit retail plaza.
Off-street parking provided in a parking lot.
Hours of operation
7:OOam to 10:00pm Monday
7:OOam to 11:OOpm Tuesday to Friday
8:OOam to 10:OOpm Saturday & Sunday
6. Beckers
Part of an 8-unit convenience retail plaza
Off-street parking provided in a parking lot.
Hours of operation were not determined.
7. Jug City
Store appears to be front portion of a
residence .
1 parking space provided on Boulevard and 1
on Liberty Street.
Hours of operation were not determined.
8. Checkers Variety
Part of a 3-unit plaza (including Valdis)
Off-street parking provided in a parking lot
Hours of operation : 7 :30am to 11: 30pm Monday
to Sunday
9. King's Convenience
Part of a 3-unit plaza (including Beaver Lumber)
Off-street parking provided (unorganized)
Hours of operation
6:30am to 12:00 Monday-Thurs. & Sunday
G : 30am to 2 :OOam Friday and Saturday
L0. Smoke,, Card & Gift Shoppe
Unit within Bowmanville Mall
Off-street parking provided in a parking lot.
Hours of operation
9:00/9:30am - 8:00/9:OOpm Mon. to Sat.
11:OOam to 4:OOpm Sunday
11. Vicky's Variety
1 parking space on Boulevard/Sidewalk, no
other off-street parking is provided.
Store operates out of front portion of residence
Hours of operation
8:OOam to 10:00pm Monday to Friday
9:OOam to 10:00pm Saturday & Sunday
12. Jeffrey's Superette
1 or 2 parking spaces on Boulevard/Sidewalk,
no other off-street parking is provided.
Hours of operation
Open to 9:OOpm Monday to Sunday.
The two main characteristics to be examined with regard to
the existing convenience stores in Bowmanville are; 1) their
spatial distribution in relation to the proposed convenience
store, and; 2) the sub-markets in which they primarily
serve. These two characteristics are not mutually exclusive
as will be discussed.
5.1 Spatial Distribution of Existing Stores
Figure C indicates a relatively even distribution of
convenience stores in the Bowmanville market. Two stores
are serving the western sector, four stores are serving the
Central Business District, one store is operating in the
northern residential area, three convenience stores are
serving the eastern extension of the C.B.D. and two stores
are operating in the south residential area. Various
economic factors contribute to a spatial distribution amongst
competitors in the retail sector. As will be discussed,
there are five identifiable sub-markets in Bowmanville, with
each sub-market catering to a somewhat different primary
trade.
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It is interesting to note that 11 of the 12 existing
convenience stores are located on streets that exhibit a
high volume of automobile .'traffic, namely Waverly Road,
King Street/Highway No. Z, and Liberty Street. This
observation makes it quite clear that convenience stores
require high exposure to attract customers.
5.2 Sub-Markets of the Existing Stores
A cursury review of Figure C indicates that there are five
identifiable sub-markets pertaining to the spatial
__ distribution of convenience stores within Bowmanville. A
brief description of each of the sub-markets is as follows:
Western Area
Stores 1 and 2 primarily serve the western (and
newer) part of Bowmanville. They are both located
in a Neighbourhood Shopping Plaza that is a place of
destination. The plaza generates and requires
significant traffic volumes. The Waverly Centre
provides the "retail focus" of the western residential
area of Bowmanville. In addition, the convenience
stores cater to the needs of the pupils at Waverly
Public School located immediately south of the
Shopping Centre.
Central Business District
Stores 3 to 6 primarily serve the convenience store
needs of the Central Business District. The majority
of their business would be considered "walk-in"
business from persons already shopping or working in
the C. B. D . Stores 3 , 4 and 5 , also cater to the
needs of the students attending Bowmanville Senior
Public School, located on Queen Street at Queen
Avenue .
Eastern Expansion Area
Stores 8, 9, 10 are serving the "retail expansion
area" of Bowmanville which is characterized by larger
retail uses, such as A & P, Valdi's, Beaver Lumber,
and the Bowmanville Mall. The convenience stores in
this location are all associated with and physically
attached to larger retail uses. The larger retail uses
require, and in fact, generate customer volume.
These convenience stores are also in an area of high
traffic volume that is exhibited on King Street
(highway No. 2).
Nothern Area
Store 7 is essentially . a neighbourhood convenience
store serving the needs of the residences north of
the Central Business District. Much of its volume
would likely come from "walk-in" customers.
Additional customers include people travelling on
Liberty Street, to or from downtown Bowmanville.
Southern Area
Stores 11 and 12 primarily serve the southern
residential areas of Bowmanville. A large percentage
of their patrons would be considered "walk-in"
customers, due to their immediate proximity to the
residential areas and their obvious lack of off-street
parking. Store 11, and to a lesser extent Store 12,
derive a portion of their business from pupils of
Ontario Street Public School, located on Ontario
Street at Victoria Street.
5.3 Supply Factors - A Summary
Twelve existing convenience stores have been identified in
the central Bowmanville area. All of the convenience
stores, excluding one, are located on transportation routes
that exhibit significant traffic volumes. Five sub-markets
have been identified which cater to different geographical
areas and differing customer needs. Overall the
Bowmanville market has a fairly even distribution of
convenience stores. Some of the stores primarily serve the
local residential areas in which they are located, and thus
generate a large percentage of "walk-in" traffic, whereas
other convenience stores rely solely on the automobile
traffic volumes generated by adjacent retail uses.
6.0 ECONOMIC BENEFITS OF REDEVELOPMENT
Prior to assessing the market impact of the proposed
convenience store based on the e xamination of supply and
demand factors, it is important to assess t he potential
economic benefits of redeveloping the Pioneer Gas Station
Site. As discussed in Section 2.0 of this report the
present owners of the site have, to date, invested in
excess of $150 , 000 towards the refurbishing of the gas
station operation.
Pioneer Petroleum presently employs a total of 8 individuals
on a full-time and part-time basis at their Liberty Street
station. Mr. B. McCutcheon is a licensed mechanic who has
operated the service station component of the site since.. .
October 1985. ' He currently employs one other full-time
person and two part-time employees. Therefore, a total of
12 perons are currently employed on the site in a full-time
or part-time basis.
Mr. McCutcheon has worked hard to build up a good
reputation, and he is presently servicing approximately 100
automobiles a week during peak periods. Mr. McCutcheon
is one of approximately eight licensed mechanics in
Bowmanville and his growing business requires improved
and updated facilities, all of which cannot be accomplished
unless the subject site is redeveloped as proposed.
The building and operation of the convenience store will
also create employment on a full-time and/or part-time
basis. It is not possible at this time to determine the net
gain of employment on the site once the convenience store
is in operation, as its integration with the gas bar
component has not been fully assessed.
In addition to economic benefits, aesthetic benefits will be
realized when the site is redeveloped, with improved
building appearance and site characteristics. Pioneer
Petroleum is a good corporate citizen that wishes to create
employment opportunities and operate responsibly within its
residential surroundings.
7.0 MARKET IMPACT OF PROPOSED CONVENIENCE STORE
The examination of demand factors pertaining to the
Bowmanville market and the subject lands specifically,
reveal the following salient findings
* There are a significant number of current applications
for residential development in the Bowmanville area,
including two in the immediate vicinity of the subject
lands.
* The resultant population that is estimated to be
generated from the current residential development
applications is 4992.
* The short-term growth scenario for the Bowmanville
area based on current building trends and pending
residential development applications is significant.
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* The long-term growth scenario for the .Town . of
Newcastle (and Bowmanville) based on Regional
Municipality of Durham calculations, indicates a steady
growth rate of approximately 1.5$ per annum , to the
year 2001.
* The subject lands are located on Liberty Street which
is the major north-south road in the Bowmanville
area.
* Liberty Street provides access to Highway No. 401,
the Central Business District and the northern
environs along Regional Road No. 14.
* The average annual daily traffic volume on the south
portion of Liberty Street was 6240 vehicles in 1985,
representing an increase of approximately 31$ from
1982.
The salient findings of the examination of the Supply
factors are as follows:
* There are presently twelve existing convenience
stores in the Bowmanville market.
* The existing convenience stores are spatially
distributed relatively evenly throughout the
marketplace .
* Eleven of the twelve convenience stores are located on
transportation routes that exhibit a significant amount
of automobile traffic, namely Waverly Road, King
Street/Hwy. No. 2, and Liberty Street.
* Five sub-markets have been identified in the
Bowmanville market each pertaining to a particular
geographical market and related locational
characteristics.
A comparison of the Demand Factors and Supply Factors
reveals a number of conclusions regarding the Bowmanville
Convenience Store Market and specifically the need for the
proposed convenience store to be located on the subject
lands. It is apparent the the population of Bowmanville will
increase significantly in the short-term and will continue to
steadily grow in the long-term. As the population of a
municipality grows, additional services are required to
serve the increased demand, including additional retail
stores. Therefore, the fact that convenience stores form a
significant component of the retail sector in the 1980's, it
can be concluded that Bowmanville will require additional
convenience store floor space in the future as the
population increases.
The examination of Supply Factors revealed that almost all
of the convenience stores in Bowmanville are located on
transportation routes that exhibit significant traffic
volumes. It is therefore logical to conclude that future
convenience stores will be required to locate on routes such
as Waverly Road, King Street/Hwy. No. 2, or Liberty
Street in order to ensure viability. Convenience stores
require a high volume of automobile traffic, and to a lesser
extent pedestrian traffic in order to attain and maintain
sales volumes. Moreover, consumers in the 1980's are very
automobile oriented as they expect and ultimately demand
shopping trips that are convenient. Convenience includes
the time and ease required to reach a particular retail
store, the convenience of access and parking, and the
opportunity to do "one-stop" shopping.
~ As discussed, Liberty Street is the main north-south route
in Bowmanville as it provides access to Highway No. 401,
the Central Business District and points north thereof.
Presently there is only one convenience store on Liberty
Street south of King Street, that being Jeffrey's Superette.
Although Jeffrey's Superette is located on Liberty Street, it
appears to primarily serve the "walk-in" customers of the
surrounding residential neighbourhood. The site design of
Jeffrey's does not cater to the potential customer travelling
in an automobile, as it provides no organized off-street
parking, excluding 1 or 2 spaces on the
Boulevard /Sidewalk . Generally the automobile traffic
movements required to patronize Jeffrey's are difficult and
confusing .
The proposed convenience store to be located on the subject
lands on the other hand provides ample and convenient on-
site parking. This is not only a benefit to customers of
the store, but it also alleviates a potential traffic flow
problem on Liberty Street. Convenience stores should be
encouraged to locate on major arterial roads due to their
automobile orientation, however, only sites that can provide
proper site design including on-site parking should be
developed .
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The examination of the existing convenience stores in
Bowmanville revealed that virtually all of the 12 stores fell
into one of three categories, namely, convenience stores
within retail plazas or in the C.B.D. core (6 stores);..
stores associated with and physically attached to large retail
uses (3 stores); and free-standing convenience stores
operating out of the front of a residence (3 stores). There
are presently no convenience stores operating in conjunction
with a service station and gas bar as proposed on the
subject lands. The combination of a convenience store/gas
station is a growing trend in Ontario and for that matter
North America. Gas retailers and Convenience store
operators can both benefit from one another's customers.
The opportunity for one-stop shopping is an obvious benefit
to the consumer as well.
The proposed convenience store on the subject lands will
have a distinctively different customer than those whose
patronize the two other existing convenience stores in the
residential neighbourhood south of King Street. Both
Vicky's Variety and Jeffrey's Superette eater primarily to
the "walk-in" traffic, whereas this proposal will primarily
cater to the automobile traffic on Liberty Street, and more
specifically to the patrons of the Pioneer Service Station
and Gas Bar. This is not to say ,that the proposed
convenience store will not obtain local "walk-in" traffic, as
it will, essentially from people using the adjacent park and
the immediate proximate residents. Moreover, the two
existing convenience stores will continue to attract their
clientele.
8.0 CONCLUSIONS
As stated in Section 1.2 of this report it is not practical
for anyone to determine the market impact of a 185 square
metre (2000 sq. ft.) convenience store based on a statistical
analysis. However, based on the review of Demand and
Supply Factors as discussed, the following are the salient
conclusions of this report:
Residential development is active in the Bowmanville
Market which will generate additional population who in turn
will require additional retail needs.
Traffic volumes on Liberty Street South justify the
proposed development which will primarly serve and cater to
the automobile oriented shoppers.
The subject site will represent the only convenience
store/service garage/gas bar operation in Bowmanville.
,. This development will represent the only. convenience store
in the southern residential area of Bowmanville that will
provide on-site parking for its customers.
The proposal will ~ provide a convenient and efficient method
for customers to purchase automobile needs as well as day-
to-day shopping needs, including the present patrons of
the Service Garage and Gas Bar.
The subject proposal reflects current retailing trends with
respect to consumer oriented needs.
The subject site is considered to be presently
underdeveloped, thus the subject application is ideally
suited for the greater utilization of the site.
The application, if approved, will allow the ,existing service
garage operator to expand his operation in a commercially
feasible manner.
The approval of the application will guarantee continued and
incresed employment on the site.
The redevelopment of the site will permit Pioneer to recoup
some of its capital investment already devoted to the
Liberty Street South property.
The proposed convenience store will have a distinctly
different customer base than the existing convenience stores
located in the southern residential area of Bowmanville.
~ As discussed in Section 3.1 of this report, the subject
lands presently have zoning that permits the retail sale of
confectionery items, sundry foods and promotional items as
an accessory use to a permitted use. Moreover, the service
garage and gas bar are permitted uses under the present
"Service Station Commercial (C7)" Zoning. The
redevelopment of the site, as proposed, is not a major
change of land use. The owners of the site are in fact
proposing the continuation of existing uses in improved
facilities, in addition to, a convenience store which is
associated with the service garage and gas bar.
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The subject lands are ideally suited for the proposed uses.
Pioneer Petroleum Limited has invested both time and money
into the site, and moreover they are willing to invest in its
future. Retailing trends change throughout time with the
characteristics' and players in the marketplace being
ultimately determined by the consumer. The quality of
products and service being provided to the consumer is the
best measurement of market impact. Pioneer Petroleums
Limited believes it can provide a convenience store/service
garage-/gas bar operation that will provide products of the
highest quality and provide a needed service to the
residents of Bowmanville.
4
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