HomeMy WebLinkAboutPD-141-96THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
DN: KOSE.GPA
REPORT
Meeting:
General Purpose and Administration Committee File . u ,! �
Date: Monday, October 21, 1996 Res. L{ cl
PROPOSED - HAM REGION OFFICIAL PLAN AMENDMENT
PROPERTIES APPLICANT: KOSE
OPA 96-010/D
Recommendations:
It is respectfully recommended that the General Purpose and Administration
Committee recommend to Council the following:
1. THAT Report PD- 141 -96 be received;
2. THAT Report PD- 141 -96 be approved as the comments of the Municipality of
Clarington on the proposed Official Plan Amendment submitted by Kose
Properties Inc.;
3. THAT the Town of Whitby and the Region of Durham advise the Municipality of
Clarington of the respective Councils' decisions; and,
4. THAT a copy of Council's decision and this report be forwarded to the Town of
Whitby and the Region of Durham Planning Departments.
1.1 Applicant: Kose Properties Inc.
1.2 Proposal: Proposing to amend the Durham Regional Official Plan to allow the
Town of Whitby to designate the Kose lands to permit retail
warehouses in addition to other Employment Area uses. Parallel
applications have been made to amend the Whitby Official Plan and
zoning by -law.
1.3 Area: 3.9 hectares (9.7 acres)
(0.9 hectares or 2.2 acres is devoted to the Value Village store)
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REPORT NO. PD- 141 -96 PAGE 2
2. LOCATION
2.1 The Kose property is located on the south side of Victoria Street, east of Thickson
Road and is described as Lot 19, Broken Front Concession in the Town of Whitby
(see Attachment #1). The entire Kose property is located directly south of the
Home Depot.
3. BACKGROUND
3.1 In 1989, Kose Properties Inc., purchased a property from Invar Industrial Limited
with the hopes of marketing the property for traditional manufacturing or
warehousing uses on a leasehold basis.
3.2 Since then, however, Kose has obtained a commitment from Value Village Stores
Inc. to locate on the west end of the subject property to establish a free - standing
20,000 square foot retail warehouse consuming about 0.9 hectares (2.2 acres) of
the Kose site. Value Village is a U.S. based for - profit thrift store chain selling
primarily used apparel merchandise in a format and environment similar to a
department store. The company buys donated and household items from
charities. It then cleans them, and resells them. In Ontario, Value Village relies
on the Canadian Diabetes Association, the Ontario Federation for Cerebral Palsy
and the Canadian Association for Community Living.
3.3 To the east of Value Village, the remaining 3 hectares (7.5 acres) of the subject
property are proposed manufacturing and warehousing uses with up to 40% of
the floorspace available for retail uses. Specific end users for this area of the site
have not been secured at this time. However, the proposed amendment to the
Durham Regional Official Plan would permit these lands to be designated for retail
warehouse uses in the Whitby Official Plan.
REPORT NO. PD- 141 -96 PAGE 3
4. PROPOSED AMENDMENT TO THE DURHAM REGION OFFICIAL PLAN
4.1 The Kose property is designated "Employment Area" in the Durham Regional
Official Plan. Section 11.3.1 of the Regional Plan permits manufacturing,
assembly and processing, service industries, warehousing, limited personal
service uses, hotels and transportation facilities. Currently, retail warehouses are
not permitted in Employment Areas.
4.2 Kose Properties is seeking an amendment to the Durham Region Official Plan to
permit the Town of Whitby to designate all or a portion of the approximately 3.9
hectares (9.7 acres) Kose lands for the additional use of retail warehouses
provided that these uses meet certain criteria as outlined in the proposed
amendment (See Attachment #2):
5. STAFF COMMENTS
5.1 Staff have presented reports on other applications in this area by Invar Industrial
Ltd. The first two applications were approved and have led to the development
of the Thickson Ridge Power Centre. The new Whitby Official Plan has
designated the Thickson Ridge Power Centre and additional lands on the north
side of Highway 401 as a Special Activity Node. The area and the related policies
have been deferred. More recently, Invar Industrial Limited submitted an
application for smaller retail warehouses on the south side of Victoria Street.
Council opposed the introduction of smaller retail warehouses in Employment
Areas.
5.2 Since the approval of the Thickson Ridge Power Centre, proposals have been
submitted which, if approved, would result in a substantial cumulative increase in
commercial floorspace and regional drawing power. The total floorspace would
increase from approximately 400,000 square feet to 1 million square feet as
outlined below.
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REPORT .D .6 PAGE 4
Thickson Ridge Power Centre
400,000
North of Highway 401
200,000
600,000
Subtotal "Special Activity Node"
Invar Proposal for Smaller Retail Warehouses
120,000
Kose Properties Inc. Proposal
108,200
Reladanora Holdings Inc. Proposal
150,000
TOTAL EXISTING AND PROPOSED
978,200
5.3 The cumulative impact of these proposals substantially change the retail structure
of the Region as outlined in the Durham Region Official Plan. This necessitates
careful independent analysis which addresses the impacts on each Municipality.
The approval of these applications including that submitted by Kose Properties
is not appropriate until independent studies demonstrate the impact on the
designated Central Areas including the Courtice Sub - Central Area, the Courtice
Main Central Area and the Bowmanville Main Central Area.
5.4 With respect to the Kose site, the retail market study focused on the impact of the
Value Village store. It concluded that it will not create any detrimental or critical
impact on Whitby or Durham area stores; it is not expected to result in the
closure of apparel stores. However, staff are concerned that the study did not
adequately address possible impacts on the designated Central Areas in other
areas besides Whitby.
The consultant notes that the license plate survey done for the existing Home
Depot found that only 19.4% of the total customers were from Whitby whereas
12% were from Clarington. This would indicate that Clarington residents are
making significant contributions to the customer base of the Power Centre.
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REPORT NO. PD- 141 -96 PAGE 5
5.5 Council is also opposed to smaller retail warehouses (5,000 to 20,000 sq. ft.) as
would be permitted under industrial zoning which would allow the permitted
accessory retail use up to a maximum of 40 %.
6. CONCLUSION
6.1 The Municipality of Clarington is opposed to the proposed Kose Properties
development and recommends that appropriate independent studies be
undertaken to adequately assess the impact of the development on Clarington
communities. In addition, the Municipality opposes smaller retail warehouses in
Employment Areas.
6.2 Staff recommend that this report be approved as the comments of the
Municipality of Clarington on the proposed amendment to the Durham Regional
Official Plan.
Respectfully submitted,
'::) , -Q-Q --"
Franklin Wu, M.C.I.P., R.P.P.,
Director of Planning
and Development
DJC *FW *cc
Attachment #1 - Key Map
Attachment #2 - Amendment
October 15, 1996
Reviewed by,
IN
ATTACHMENT #1
ATTACHMENT #2
KOSE PROPERTIES INC.
Proposed Amendment to the
Durham Regional Official Plan
Actual Amendment: The Durham Regional Official Plan is hereby amended by:
1) Adding a new policy as follows:
X.X.X. Council of the Town of Whitby may, in the area municipal official plan,
designate locations in the Employment Area comprised of approximately
3.9 hectares of land located on the south side of Victoria Street East, and
approximately 0.4 kilometres east of Thickson Road for the additional use of
retail warehouses. These uses shall:
a) be subject to a traffic impact study to identify impacts on the Regional road
system and to recommend mitigating measures. The cost of any required
improvements to the Regional road system will be the responsibility of the
applicant;
b) be the subject of a study which demonstrates that the proposed floorspace
will not unduly affect the viability of any designated Central Area on
Map "A ";
c) be compatible with surrounding land uses;
d) be zoned in an appropriate commercial category in the respective zoning by- law;
e) be subject to any other matters deemed necessary by Whitby Council."
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