HomeMy WebLinkAboutPSD-090-02
.
Cl!1!#Jglon
REPORT
PLANNING SERVICES
PUBLIC MEETING
Meeting:
GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date:
Monday, September 23,2002
pO<z.QF
Report #:
PSD-090-02
File #: COPA 2002-009, By-law #:
ZBA 2002-025 & S-C-2002-003 G/f1- 357 -Q:2
Subject:
OFFICIAL PLAN AMENDMENT, REZONING AND DRAFT PLAN OF
SUBDIVISION APPLICATIONS
APPLICANT: VALIANT PROPERTY MANAGEMENT
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Commillee
recommend to Council the following:
1, THAT Report PSD-090-02 be received;
2. THAT the development applications submilled Valiant Property Management be referred
back to Staff for further processing and preparation of a subsequent report pending
receipt of all outstanding comments; and,
3. THAT all interested parties listed in this report and any delegation be advised of
Council's decision.
4. THAT all interested parties listed in this report and any delegations be advised of
Council's decision,
Submilled by:
Reviewed by:
o~--:,~.
vi ,Crome, M.C,I.P.,R.P,P,
Director, Planning Services
Franklin Wu
Chief Administrative Officer
RH*L T*df
17 September 2002
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVlllE, ONTARIO L 1 C 3A6 T (905)623,3379 F (905)623-0830
601
REPORT NO.: PSD-090-02
PAGE 2
1.0 APPLICATION DETAILS
1,1 Applicant:
Valiant Property Management
1,2 Agent:
Sernas Associates
1.3 Official Plan Amendment:
To permit the development of 6,410 m2 of retail commercial
floors pace by increasing the retail commercial development
thresholds contained in Section 5,2.4 of the Bowmanville
West Main Central Area Secondary Plan,
1.4 Rezoning:
To rezone the property from "Agricultural (A) Zone" to permit
the development of 6,41 0 m2 of retail commercial f1oorspace,
1,5 Draft Plan of Subdivision:
To subdivide the subject lands into two retail commercial
development blocks and provide for the dedication of
Uptown Avenue as municipal roadway,
1,6 Site Area:
5,9 hectares (14.6 acres)
2.0 LOCATION
2,1 The property under consideration includes 1989, 1991, and 1993 Green Road,
which is located at the southeast corner of Highway 2 and Green Road in
Bowmanville (See Attachment 1), The applicant has also recently purchased
property at 2374 Highway 2 to accommodate the larger proposal. The land
holdings under consideration total 5,9 hectares (14,6 ac), The property is located
within Part Lot 16, Concession 1, in the former Township of Darlington,
602
REPORT NO.: PSD-090-02
PAGE 3
3.0 BACKGROUND
3,1 On August 1, 2002, Valiant Property Management submitted official plan
amendment, rezoning and draft plan of subdivision applications to permit the
redevelopment of 6,410 m2 of retail commercial floors pace as shown on
Attachment 2, The development would consist of a 3,716 m2 supermarket and
2,694 m2 of other retail commercial f1oorspace, Proposed building elevations are
contained in Attachment 3,
3,2 Although the applicant may purchase the Scotia Bank building and the
surrounding lands on the northwest corner of Highway 2 and Clarington
Boulevard, this portion of the development is currently zoned "General
Commercial Exception (C1-15) Zone" and is not subject to these applications,
Further commercial development may occur on these lands subject to site plan
approval.
3,3 Although the applicant recently purchased the property at 2374 Highway 2, the
applicant does not own the property at 2380 Highway 2,
4.0 SITE CHARACTERISTICS AND SURROUNDING USES
4.1 The majority of the subject lands, with the exception of the dwelling on 2374
Highway 2, are currently vacant. This area drains towards Highway 2,
4,2
Surrounding Uses:
East -
North -
West -
South: -
Cineplex theatre and restaurant uses
Agricultural lands and rural residential
Agricultural lands
Clarington Centre shopping plaza and Canadian Tire
603
REPORT NO.: PSD-090-02
PAGE 4
5,0 OFFICIAL PLAN POLICIES
5,1 The Clarington Official plan designates the property as "Retail Commercial"
within the Bowmanville Main Central Area Secondary Plan. Although the land
use designation permits retail commercial development, a series of retail
thresholds related to population growth governs when lands can be zoned or
released for commercial development. An initial allocation of retail f100rspace to
establish a critical mass for development was approved by the OMS, Neither the
critical mass established in Section 5.2.4 of the Secondary Plan nor the
population thresholds provide for a sufficient amount of retail f100rspace to permit
development of the subject lands, As such, an amendment to the Clarington
Official Plan was submitted to seek commercial development rights on these
lands, A copy of the proposed amendment to the Clarington Official Plan is
contained in Attachment 4,
5,2 Prior to approval of additional retail commercial floors pace on the subject lands,
the policies require that a retail market impact study at the applicant's expense, is
necessary to address the following issues:
· the impact of existing commercial development in West Bowmanville on
the downtown and other designated commercial areas;
· changes in consumer expenditure patterns from those patterns
documented in retail market studies prepared in 1992; and,
· the impact of additional retail commercial development on existing
commercial development throughout Clarington,
The terms of reference for the market study are discussed in Section 9,2 of this
report,
604
REPORT NO.: PSD-090-02
PAGE 5
6.0 ZONING BY-LAW CONFORMITY
6.1 The lands subject to the application are currently zoned "Agricultural (A) Zone",
In order to permit the proposed development, a rezoning application was
submitted for consideration,
7.0 PUBLIC NOTICE AND SUBMISSION
7.1 Public notice was given by mail to each landowner within 120 metres of the
subject site and three public meeting notice signs were installed on the lands.
7,2 No general inquiries or correspondence has been received on these applications
to date,
8.0 AGENCY COMMENTS
8.1 The Building Division has no objections to the proposal as long as proper fire
protection and access routes are provided, all servicing approvals are obtained,
and commercial development charges are paid,
8,2 Enbridge Consumers Gas has no objections to the proposal provided that all
streets are constructed to municipal standards and that all necessary information
is provided to permit the installation of their gas lines,
8.3 The application has been circulated to the following agencies for review,
· Clarington Engineering Services
· Clarington Operations
· Clarington Emergency Services
· Durham Region Planning Department
· Durham Region Public Works Department
· Durham Regional Police Services
· Central Lake Ontario Conservation
605
REPORT NO.: PSD-090-02
PAGE 6
. Public School Board
. Canada Post Corporation
. Bell Canada
. Hydro One Networks Inc,
Due to the complexity of the application, comments have not been received from
these agencies to date.
9.0 COMMENTS
9,1 West Diamond Properties Inc, and Players Business Park Ltd, submitted official
plan amendment and rezoning applications to permit 24,000 m2 of retail
commercial floors pace at the northeast corner of Green Road and Highway 2,
Development applications on the subject lands propose a further 6,410 m2 of
retail commercial f1oorspace, If approved, these two applications would more
than double the amount of existing commercial f100rspace in the Bowmanville
West Main Central Area,
9.2 Staff have prepared the terms of reference for a commercial policy review and
retail market study, This developer-funded study will examine the following
issues,
. How has the retail market evolved in Bowmanville and surrounding area
since 1993?
. Can the Clarington market support additional commercial f100rspace in
advance of the population thresholds established in the Bowmanville West
Main Central Area Secondary Plan? If so, where and how much?
. What level of support exists for each retail category? Are there any
impacts on other commercial areas? Would the impacts differ for big box
retailers?
. Would approval of these developments delay the introduction of other
designated commercial areas?
606
REPORT NO.: PSD-090-02
PAGE 7
· If the proposals impact the viability of unbuilt lower order commercial
centres, should they be considered for removal from the Official Plan?
· Based on the retail market analysis prepared for recent commercial
developments in Oshawa, what level of market support remains for these
proposals?
· What are the known impacts from other locations of Wal-Mart on smaller
businesses carrying competitive merchandise?
Staff anticipate that this study will commence once the West Diamond Properties
application is finalized,
9,3 A critical issue for this application is the phasing of infrastructure improvements,
including the extension of roads, In this regard, improvements are required to
upgrade Highway 2 and Green Road, Internally, extensions of Uptown Avenue
and Clarington Boulevard are required,
The Clarington Official Plan designates Uptown Avenue from Regional Road 57
to Boswell Avenue, This transportation link, running parallel with Highway 2, will
provide an important component for the grid system of streets providing an
alternate route to Highway 2, This is important to alleviate the future traffic
pressures on Highway 2, The applicant will be required to dedicate the lands for
Uptown Avenue as a condition of draft plan approval.
The extension of Clarington Boulevard northerly to the unopened portion of
Concession Road 2 is the other internal public road required to be constructed,
While the developer considers this road section to be unnecessary in the short
term to service its first phase development, this road section is critical for the
servicing of the new Bowmanville High School site,
607
REPORT NO.: PSD-090-02
PAGE 8
The Municipality has an agreement with the existing owner of the lands, Willsonia
Industries, that in the event of the sale of the lands, the road extensions for
Clarington Boulevard and a portion of the future Uptown Avenue will be
transferred to the Municipality, and appropriate securities for the construction of
the roads will be posted,
Municipal staff and solicitor have met with Willsonia Industries and Valiant
Property Management with respect to the arrangements under the agreement
with the Municipality and a potential solution to the servicing needs of the future
High School site, This matter will be addressed by separate report when a
solution is reached,
9.4 This proposal will be subject to urban design review with the assistance of
outside consultants,
10. CONCLUSIONS
10,1 As the purpose of this report is to satisfy the requirements for the Public Meeting
under the Planning Act, and taking into consideration all of the comments
received, it is respectfully requested that this report be referred back to Staff for
further processing and the preparation of a subsequent report.
Attachments:
Attachment 1 - Key Map
Attachment 2 - Proposed Development Plan
Attachment 3 - Proposed Building Elevations
Attachment 4 - Proposed Amendment to the Clarington Official Plan
608
REPORT NO.: PSD-090-02
PAGE 9
Interested parties to be notified of Council and Committee's decision:
Glenn Willson
Willsonia Industries Limited
140 Bond Street West
P,O, Box 488
Oshawa, Ontario
L 1 H 7L8
Robert Hann
Valiant Property Management
177 Nonquon Road
20th Floor
Oshawa, Ontario
L 1 G 3S2
Bryce Jordan
Sernas Associates
110 Scotia Court
Unit41
Whitby, Ontario
L 1 N 8Y7
Bill Creamer
D,G, Biddle & Associates Limited
96 King Street East
Oshawa, Ontario
L 1 H 1 B6
609
ATTACHMENT 1
!
.~
o
Q::
~~
..
--........
, 1..NPtP€1lIlDiloll..u..tJ'l,lo\MC[IET~CllMCUSlllMSIAHD2
LOT 16
CDNCESSHlN I
BLOCK 2
PM112_-1673O
BLOCK 1
~
..
""'1144011-16730
NUE
.lI'oaD
.-
,$ ~~
/ PARC(L D
~
PMTI64QR-16731l
h
,~
=0
!
HIGHWA'r <
Bowmanvllle Key Map
Subject
Site
.
ZBA 2002.Q25, COPA 2002-009
and SC2002.Q03
~ ! ~
l
~
" "'""
Zoning By-law Amendment
Clarington Official Plan Amendment
and Draft Plan of Subdivision
-"
Owner: Valiant Property Management
610
ATTACHMENT 2
i ~ If'
:1 ~ ~ i i ~ ~
Ill\! ~ 1<
",~~i> ~
;~~~ II
~~.~"
I!i; I;
"""1""--..,
r-'-'-'-'-'-'-'-'-'-'-'-'
i ill I i
I 1::::::::~:11ll:1:::::::::::::1 t;
____- -t. , , . .. '--" I
=-=..:..-=- . - i::::::: <= _;:L: = . :==:i j .
-~-1~~~~~C_C~ . i I' c
'I ~ I ! t~
~ 0 il J II
o ~ I I
I ~ I J
::> I
I 2 // I
/ I
; i'~":-'-~-~/7'-i-' I
I I /
. /
I /
I // 1/
! / /r/
1/
i. ,-
/! /
I 1 .
/ ! I ~ II
I u i
! if ~ i
I I 1
\ II
. !~
I !.
. 11
I !~
11
.
..~.
.--. .
-..0_ I
III
E-
~ ~
~ t~
'" ~
'"
~~
'ijlJJ
~~
~ " 1"
~ d ~ E
~ ~ e!
~ ~:;: ~~~;1j
~" "
-
~ BB ~~
~ "'~
~~ ~~
~n ao
en -~ ..... ~~lE
u - ~ ~~ .- 5if3f::l
Bi ~ ~ ~ ~ W -J~~
~ lL ~ 3illi ~ ~5ia
- '" ~~ - "'~~
In ~ ~n ; ~u
W
f-- ~ I- lLlL i l-lLlL
Vi
E
=' t-
2H
~ it
w
gj'E.-
ti tlJJ
".~
,,-~
f?a
-
-
611
..n
\\\
-<:
.
I; .
~ ~! 8
"! - <
3 "
"- .. 0
~ ~,8
0'
,
v
~
o
"
o
,
",
,
n
,.,
,
~
o
2;
if:
~
ii.
o
ci:
"
n:
"
m
~
o
2;
".
"
o
"
c
E
o
u
~
~
"
c
"
o
ro
,
w
8
~
"
a
ci:
s
'.
'"
I
t
c
I
t
m
. L~
, B~'"
~ .
,~. h:\ d'
I {'I~ ':'~~
.! ~~ ii, I,;
.0 .t~
ATTACHMENT 3
l 1-. .
1>!U' ~ ~ '"
~~~~?~~ -<
Z~Igg~1 ~
z~~ '. ~, ?
~~~~ ~ 3~ ~ ij1!9
I!i". · 'c ' .'0
".";.~.
jj~ ~<"8
<Ii:> ;;z" '<!li'"
'" ~ to ji ;a ~"O
I
I
t
.0-,1' .o-,~
I
t
u
.
I
t
c
ATTACHMENT 4
Amendment No.
To the Clarington Official Plan
Purpose: The purpose of the amendment is to (1) amend the thresholds for retail
floors pace within the Bowmanville West Main Central Area Secondary
Plan; and (2) to allocate present and future commercial floorspace
potential to the area bounded by King Street, Green Road, the road
allowance between Concessions 1 and 2 and Clarington Boulevard. This
amendment will permit the zoning of up to 6,000m2 of retail and personal
service f100rspace in the subject area based on current population levels
and the zoning of up to an additional 6,000m2 of retail floors pace when
the population of Clarington exceeds 78,000 persons.
Basis: The basis of this amendment is an Official Plan Amendment application
(COPA 2002-009) filed by Valiant Property Management.
Actual Amendment: The Bowmanville West Main Central Area Secondary Plan (Part VI of the
Clarington Official Plan) is hereby amended by:
1. Revising the chart within Section 5.2.4 a) to read as follows:
Clarington Population Target Retail Thresholds l
(gross leasable area in square m)
78,000 33,000
94,000 41,000
110,000 57,000
2. By amending Section 5.2.4 by adding the following sub-section
"(e) An additional 6,000m2 of the initial threshold is hereby allocated to
the parcel bounded by King Street, Green Road, the road
allowance between Concessions 1 and 2, and Clarington
Boulevard. A further 6,000m2 will be allocated to this parcel from
the second threshold upon the Clarington Population surpassing
78,000 persons."
Implementation:
The provisions set forth in the Clarington Official Plan as amended
regarding the implementation of the Plan shall apply in regard to this
Amendment.
Interpretation:
The provisions set forth in the Clarington Official Plan, as amended,
regarding the interpretation of the Plan shall apply in regard to this
Amendment.
613