HomeMy WebLinkAboutPD-094-00
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DN, P094-00
THE CORPORATION OF THE MUNICIPALITY OF CLARlNGTON
REPORT
PUBLIC MEETING
Meeting:
General Purpose and Administration Committee
File # ~Il <90CV~
Res, # 6ffJ - </JCj-/JO
By-law #_
Date:
Report #:
Monday, October 2, 2000
PD-94-00 File #: ZBA 2000-020
COP A 2000-004
SPA 2000-017
Subject:
OFFICIAL PLAN AMENDMENT, REZONING, AND SITE PLAN
APPLICATIONS
APPLICANT: LOBLA W PROPERTIES LIMITED
PART LOT 16, CONCESSION 1, FORMER TOWNSHIP OF
DARLINGTON
FILES: COP A 2000-004, ZBA 2000-020 & SPA 2000-017
Recommendations:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PD-94-00 be received;
2. THAT the official plan amendment and rezoning applications as submitted by Zelinka
Priamo Limited, on behalf of Loblaw Properties Limited, be referred back to Staff for
further processing and preparation of a subsequent report pending receipt of all
outstanding comment; and,
3. THAT all interested parties listed in this report and any delegation be advised of
Council's decision.
1. APPLICATION DETAILS
1.1 Applicant:
Loblaw Properties Limited
1.2 Agent:
Zelinka Priamo Limited
600
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REPORT PD-094-00
PAGE 2
1.3 Official Plan Amendment:
To amend the retail commercial floorspace thresholds in Section 5.2.4 a)
and the retail commercial floorspace limits in Section 5.2.4 c) ofthe
Bowmanville West Main Central Area Secondary Plan to permit the
development ofa 3,504 m2 (37,718 ft2) expansion to an existing
supermarket.
1.4
Rezoning:
To amend the "General Commercial Exception (CI-14 - Area A) Zone"
on the subject lands to permit the development ofa 3,504 m2 (37,718 ft2)
expansion to an existing supermarket.
1.5
Site Area:
2,44 hectares (6.0 acres)
2. LOCATION
2.1 The Loblaws property is located on the southeast corner of Highway 2 and Green Road in
west Bowmanville (See Attachment 1). Although the property is technically separate, it
forms an integral part ofthe Clarington Centre shopping plaza. The applicant's 2.44
hectares (6.0 ac) land holdings are located within Part Lot 16, Concession 1, in the former
Township of Darlington.
3. BACKGROUND
3.1 On August 4, 2000, Zelinka Priamo Limited submitted an official plan amendment (COP A
2000-004), a rezoning application (ZBA 99-020), and a site plan application (SPA 99-017)
on behalf of Loblaw Properties Limited. The purpose ofthese applications is to permit the
expansion ofthe existing Loblaws supermarket from 4,323 m2 (46,530 ft2) to 7,827 m2
(84,252 ft2) (See Attachment 2).
3.2 Prior to these submissions, Staff met with the applicant on several occasions to outline that
a retail market impact study was required.
4. SITE CHARACTERISTICS AND SURROUNDING USES
4.1 The site currently contains an existing Loblaws supermarket with 4,323 m2 (46,530 ft2).
The existing parking area is located on the east side of the store. The area subject to the
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REPORT PD-094-00
PAGE 3
actual store expansion is currently grass. Loading areas are located on the west side of the
store. The site slopes gently southwards.
4.2 Surrounding Uses:
East:
North:
West:
South:
McDonalds restaurant and parking area for Clarington Centre plaza
Vacant commercial lands and rural residential
Urban residential
Clarington Centre plaza
5. OFFICIAL PLAN POLICIES
5.1 The lands are designated "Main Central Area" within the Durham Region Official Plan.
As commercial uses are permitted within this designation, the application conforms to the
policies.
5.2 Within the Clarington Official Plan, the property is designated "Main Central Area: Retail
Commercial". The following policies of the Bowmanville West Main Central Area
Secondary Plan are applicable,
. Section 5.2.4 a) limits the amount of retail commercial floorspace within the
Bowmanville West Main Central Area to 27,000 m2 (290,650 rr) until the population
reaches 78,000 persons. The amount of floorspace can only be increased once the
population exceeds the target or if an independent retail market impact study is
prepared to support the increase. Section 5.2.4 d) outlines the requirement for retail
market impact study,
. Section 5.2.4 c) i) limits the amount of retail commercial floorspace within the
Clarington Centre plaza to 18,580 m2 (200,000 ft2) through the 1993 Ontario Municipal
Board approvals. This limit can only be amended if the retail market impact study
demonstrates that the expansion would not adversely impact other existing
supermarkets.
The issue of official plan conformity will have to be determined by the results of the retail
market impact study. A copy ofthe proposed amendment to the Clarington Official Plan is
attached to the report (See Attachment 3)
5.3 The applicant had also submitted an application to delete the "Contaminated Site" symbol.
Although the site was previously decontaminated, this was only completed to a
commercial standard, As the policies permit mixed use development on the property,
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REPORT PD-094-00 PAGE 4
further decontamination would be required to permit residential uses. Therefore, the
"Contaminated Site" symbol will remain on the property.
6. ZONING BY -LAW CONFORMITY
6.1 The lands subject to the application are currently zoned "General Commercial Exception
(CI-14 - Area A) Zone", which limits the combined amount of retail floorspace available
to the department store and supermarket uses to 10,200 m2 (109,800 if). In order to
permit the supermarket expansion, a rezoning application was submitted for consideration.
7. PUBLIC NOTICE AND SUBMISSION
7.1 Public notice was given by mail to each landowner within 120 metres of the subject site
and two public meeting notice signs were installed on the lands.
7.2 As ofthe writing of this report, no inquires have been received.
8. AGENCY COMMENTS
8.1 The Clarington Fire Department has no objections to the proposal.
8.2 The Clarington Public Works Department has no objections to the proposal provided that
lot grading and drainage can be accommodated.
8.3 Comments have not been received from the following agencies,
. Durham Region Planning Department
. Durham Region Public Works Department
. Central Lake Ontario conservation
. Hydro One Networks Inc.
9. COMMENTS
9.1 The official plan policies require that a retail market impact study be prepared to justify the
increased retail commercial floorspace. Staff will prepare the terms of reference for the
study and retain a retail market consultant to prepare the study on behalf of the
Municipality. The applicant is required to pay for the study. This will commence shortly.
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REPORT PD-094-00
PAGE 5
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 ofthe comments received, it is respectfully
requested that this report be referred back to Staff for further processing and the
preparation of a subsequent report.
Respectfully submitted,
Reviewed by,
DaVl
Direc
. rome, M.C.LP., RP.P.
of Planning and Development
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Franklin Wu, M.C.I,P., RP.P.
Chief Administrative Officer
RH*DJC*sh
15 September 2000
Attachment I - Key Map
Attachment 2 - Site Plan
Attachment 3 - Proposed Amendment to the Clarington Official Plan
Interested parties to be notified of Council and Committee's decision:
Mr. Hugh Handy
Zelinka Priamo Limited
34 Carrington Place
Guelph, Ontario
NlG 5C2
Loblaw Properties Limited
22 St. Clair Avenue East
2nd Floor
Toronto, Ontario
M4T 2S5
612
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_ SUBJECT SITE
LOT 17
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BOWMANVILLE
KEY MAP
ATTACHMENT 1
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COPA 2000-004
ZBA 2000-020, SPA 2000-017
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ATTACHMENT 2
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ATTACHMENT 3
PROPOSED AMENDMENT TO THE CLARINGTON OFFICIAL PLAN
Purpose:
Location:
Basis:
Actual
Amendment:
Implementation:
Interpretation:
The purpose of this amendment to the Clarington Official
Plan is to increase the "target retail threshold" for the West
Main Central Area and to increase the "critical mass" of the
commercial area bound by King Street, Clarington
Boulevard, Bowmanville Boulevard and Green Road to
permit for an expansion to the existing Loblaws store. The
current "target retail threshold is 27,000 m2 (290,635 ff) for
the West Main Central Area and the "critical mass" for the
commercial area bounded by King Street, Clarington
Boulevard, Bowmanville Boulevard and Green Road is
18,580 m2 (200,000 ff). The gross leasable area is
proposed to'increase by 3,503.54 m2 (37.713 ff) for a new
"target retail threshold" of 30,503.54 m2 (328,348 ff) and a
new "critical mass" of 22,083.54 m2 (237,713 fe). The
amendment would also remove the "Contaminated Site"
symbol from the map and from the map legend on "Map A -
Land Use of the Bowmanville West Main Central Area
Secondary Plan". The subject land was part of a former
orchard and was decommissioned at the time of the
development of the Clarington Centre.
The subject land is located at the corner of Highway #2 (King
Street) and Green Road. The subject land is described as
Pt. Lot 16, Con.1, former Township of Darlington.
The proposed change will permit the expansion of the
existing Loblaws store.
The Clarington Official Plan is hereby amended by amending
Section 5.2.4 a) and 5.2.4 c) i) of the Bowmanville West
Main Central Area Secondary Plan. Further, "Map A - Land
Use of the Bowmanville West Main Central Area Secondary
Plan" is amended by removing the "Contaminated Site"
symbol from the map and from the map legend.
The provisions set forth in the Clarington Official Plan, as
amended, regarding the implementation of the Plan shall
apply to this Amendment.
The provisions set forth in the Clarington Official Plan, as
amended, regarding the interpretation of the Plan shall apply
to this Amendment.
615