HomeMy WebLinkAboutPSD-077-03
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REPORT
PLANNING SERVICES
Meeting:
Date:
GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
GfJr-r- 9--71-03
By-law #:
Monday, June 16, 2003 ~D~, of
File #: ROPA 2001-010
Report #:
Subject:
PSD-077-03
DURHAM REGION OFFICIAL PLAN AMENDMENT APPLICATION
APPLICANT: LOBLAW PROPERTIES LIMITED
NORTHEAST CORNER OF TAUNTON ROAD AND HARMONY ROAD, CITY
OF OSHAWA
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-077-03 be received;
2. THAT the Region of Durham Planning Department and the City of Oshawa be advised
that the Municipality of Clarington requests that the application by Loblaws Properties
Limited not be approved until the consultant for the Region of Durham Planning
Department undertakes additional work to ensure that the proposal does not negatively
impact the planned function and timing of the Courtice Main Central Area; and
3. THAT all interested parties listed in this report and any delegations be advised of
Council's decision.
Submitted by:
Reviewed bO~----.:..~
Franklin Wu, M.C.I.P., R.P.P.
Chief Administrative Officer
RH/CP/DC/df
9 June 2003
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE. ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830
691
REPORT NO.: PSD-077-o3
PAGE 2
1.0 BACKGROUND
1.1 First Professional Management Inc. received approval in 2000 for a power centre
at the northeast comer of Taunton Road and Harmony Road in the City of
Oshawa. This 58 acre site was approved to accommodate approximately
579,000 tf of retail personal service, and special purpose commercial
floorspace. The development includes a 55,000 tf supermarket, a 156,000 tf
Wal-Mart, a 123,000 tf Home Depot, a 78,500 tf CinePlex Odeon cinema, and
166,500 ft2 of other retail and personal service floorspace. Although the majority
of the site has developed, the cinema and food store are not constructed.
1.2 Prior to the approval of this power centre, Pricewaterhouse Cooper LLP (PWC)
prepared a peer review of the Climans Group Retail Market Impact Study for the
Municipality of Clarington, which among other things, examined the impact of the
power centre development in Courtice. Although the report indicated that there
would not be a critical impact on the existing Courtice commercial structure and
that the Courtice Main Central Area would be able to attract 158,500 ft2 of retail
floors pace by 2021, it will:
· Increase the length of time necessary to reach certain target levels for
development implementation;
· Limit the timing for recapture of expenditure outflows; and,
· Reduce the inflow that future space would capture from outside of
Courtice.
Staff remain concerned that additional retail proposals immediately outside of
Clarington are delaying the implementation of the planned function of the
Courtice Main Central Area.
1.3 In 2001, Loblaw Properties Limited submitted an application to amend the
policies of the Durham Regional Official Plan (ROPA 2001-010) to increase the
retail floorspace allocation in the Community Central Area from 215,000 tf to
296,000 ft2. The proposal would increase the amount of supermarket floorspace
from 55,000 ft2 to 141,000 ft2. Of the total floorspace, 75,000 tf is traditional
692
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REPORT NO.: PSD-077-o3
PAGE 3
supermarket space, 42,200 tf is "plus" department store merchandise, and
23,800 tf is mezzanine space. The proposed Loblaws would be located at the
southeast corner of the site adjacent to Taunton Road, in the former location of
the Cineplex Odeon cinema.
1.4 PWC prepared a retail market impact study on behalf of the Durham Region
Planning Department to determine the impacts of the proposed store on
supermarkets and competing retailers within the trade area.
2.0 COMMENTS
2.1 In reviewing the study, Staff focussed on the supermarket impact component of
the study. A letter was forwarded to the Region of Durham Planning Department
requesting clarification on a number of technical issues. In addition, clarification
was requested on some larger issues including market share support from
Clarington residents, potential of additional competing supermarkets in the trade
area, and impact on the Courtice Main Central Area.
2.2 PWC prepared an addendum in response to our letter for our review, which
adequately addressed all concems with the exception of impact on the Courtice
Main Central Area. The initial report did not include the Courtice Main Central
Area as a designated commercial area in its analysis, nor did it recognize the
270,000 tf of designated retail commercial floors pace under the Clarington
Official Plan. Staff believe that a supermarket would be required to anchor a
commercial shopping centre at this location. Neither the impact study nor the
addendum prepared by PWC assigned any supermarket floorspace to this
location. Although PWC has allowed for 50,000 tf of additional supermarket
floorspace within the trade area, this would be absorbed by the Valiant Properly
Management proposal at the northeast corner of Green Road and Highway 2 in
the Bowmanville West Main Central Area.
693
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REPORT NO.: PSD-077-o3
PAGE 4
2.3 Staff are concerned that approval of increases in retail floorspace in areas west
of Clarington consistently delay the implementation of the Courtice Main Central
Area. The emergence of the Taunton/Harmony power centre with a large format
Loblaws will only serve to strengthen this node even more and increase the
amount of retail outflow from Courtice to Oshawa. In preparing the retail market
impact study for new commercial development in West Bowmanville, the retail
market impact study must examine the impacts on the planned function and
timing of the Courtice Main Central Area. Staff have requested the Region of
Durham Planning Department to further address this issue prior to the approval
of the proposed official plan amendment.
3.0 CONCLUSIONS
3.1 In consideration of these comments, the Municipality of Clarington hereby
requests that the approval of this amendment to the Durham Regional Official
Plan not proceed until the impact of the proposal on the planned function and
timing of the Courtice Main Central Area has been addressed to the
Municipality's satisfaction.
Attachments:
Attachment 1 - Key Map
Attachment 2 - Site Plan
Interested parties to be notified of Council's decision:
Alex Georgieff
Durham Region Planning Department
Lang Tower, West Bldg., 4th Floor, Whitby Mall
1615 Dundas Street East
Whitby, ON L 1 N 6A3
City of Oshawa
Planning Department
50 Centre Street South
Oshawa, ON L 1 H 3Z7
694
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