HomeMy WebLinkAboutPSD-028-07
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REPORT
PLANNING SERVICES
PUBLIC MEETING
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: Monday, March 5, 2007
Report #: PSD-028-07
File #: COPA 2006-0005
AND ZBA 2006-0034
By-law #: Gft-l- - (0~' 07 .
Subject:
CLARINGTON OFFICIAL PLAN AMENDMENT APPLICATION AND ZONING
BY-LAW AMENDMENT APPLICATION TO PERMIT AN AUTOMOTIVE
SALVAGING/RECYCLING OPERATION WITH SCREENED OUTDOOR
STORAGE
APPLICANT: 1377019 ONTARIO INC. (ABE'S AUTO RECYCLING)
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-028-07 be received;
2. THAT the application to amend the Clarington Official Plan and the application to amend
the Zoning By-law be referred back to staff for further processing and the preparation of a
subsequent report following the receipt of the outstanding agency comments; and
3. THAT all interested parties listed in Report PSD-028-07 and any delegations be advised of
Council's decision.
Submitted by:
D vid~. rome, M.C.I.P., R.P.P.
Director, Planning Services
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Reviewed bY:O ~ -- ~Jl.t
Franklin Wu
Chief Administrative Officer
BR/CP/DJC/df
27 February 2007
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830
REPORT NO.: PSD-028-07
PAGE 2
1.0 APPLICATION DETAILS
1.1 Applicant:
1377019 Ontario Inc. (Abe's Auto Recycling)
1377019 Ontario Inc. and Triad Metal Holdings ULC
1.2 Owner:
1.3 Clarington Official Plan Amendment:
To add a site specific policy to the Light Industrial Area
policies to permit an Automotive Salvaging/ Recycling
Operation with Screened Outdoor Storage
1.4 Rezoning:
Appropriate for proposed uses
1.5 Area:
9.44 ha (23.34 acres) of land comprised of 1.00
hectares (2.48 acres) of 1913 Baseline Road West: and
the 8.44 hectares (20.86 acres) parcel abutting to the
east:
1.6 Location:
South of Baseline Road West and east of Solina Road
in the Courtice urban area. The site is in Part of Lot 25,
Broken Front Concession, former Township of
Darlington
2.0 BACKGROUND
2.1 On December 8,2006, D.G. Biddle and Associates Ltd., on behalf of 1377019 Ontario Inc.
(Abe's Auto Recycling), submitted an application to amend the Clarington Official Plan and
an application to rezone the subject site to the Planning Services Department. Approval of
both these applications is pre-requisite for the submission of the site plan approval
application.
2.2 The official plan amendment and rezoning applications were submitted to permit the
relocation from the north end of Bowmanville, an existing automotive salvaginglrecycling
operation. The applicant is proposing to construct an office/shop building and four parts
storage buildings on the new site. 4.35 ha (10.75 acres) of land are proposed for outdoor
storage. The applicant, together with the adjacent property owner at 1913 Baseline Road
West, is proposing to extend a rail spur-line on to the site to transport auto parts and waste
to markets.
2.3 In support of this application the applicant submitted the following reports:
. Planning Justification Report;
. Phase 1 Environmental Site Assessment;
. Hydro-geological Report, Geotechnical Investigation;
. Private Well Installation/Groundwater Sampling & Testing Report; and
. Storm Water Management Letter/Report.
REPORT NO.: PSD-028-07
PAGE 3
3.0 LAND CHARACTERISTICS AND SURROUNDING USES
3.1 The site is partially agricultural and partially vacant.
3.2 The surrounding land uses are as follows:
North:
Baseline Road West and beyond, a rural residence and agricultural usage of
vacant industrially designated land
South:
The St. Lawrence & Hudson (Canadian Pacific) Railway and beyond,
Highway 401
East:
Solina Road and beyond, vacant industrially designated land
West:
Vacant industrially designated land
4.0 PUBLIC NOTICE AND SUBMISSIONS
4.1 Public notice was given by mail to each landowner within 120 metres of the subject
property, and two public notice signs were installed, one approximately midway on the
Baseline Road West frontage and one approximately midway on the Solina Road
frontage. To date, staff have received no inquiries.
5.0 PROVINCIAL POLICY
5.1 Provincial Policy Statement
The proposal is consistent with the Statement's policies for employment areas. Economic
development is being pursued through this proposal since it will result in the retention of
industrial employment in Clarington.
5.2 Provincial Growth Plan
For Employment Lands, this Plan does encourage an appropriate mix and wide range of
employment uses including industrial uses. Also encouraged is the provision of the
necessary infrastructure to support current and forecasted employment needs. Given the
operation's existence in and need to relocate from North Bowmanville (Northglen
Neighbourhood), its need for a rail siding and its projected employment of approximately
120 permanent full-time people on the subject property, the proposal does conform to the
Plan.
REPORT NO.: PSD-028-07
PAGE 4
6.0 OFFICIAL PLAN CONFORMITY
6.1 Reaional Official Plan
The Durham Regional Official Plan, designates the subject property as Employment Area.
Lands so designated are to provide for the development of industries and businesses that
require separation from sensitive land uses and increased job opportunities, including
industrial. The proposal is a relocation of an existing business from a location in northern
Bowmanville where the lands are designated Living Area. The application conforms.
6.2 Clarinaton Official Plan
Within the Clarington Official Plan, the site is designated as Light Industrial Area. Such
areas are usually highly visible and the range of industrial uses permitted in them shall be
sensitive to and compatible with abutting uses. The predominant uses of land in the Light
Industrial Area shall be manufacturing, assembling, processing, fabricating, repairing,
research, development and warehousing. Limited outside storage may be permitted
subject to criteria.
. Outside storage shall not exceed an area equivalent to 25% of the total gross
building floor area.
. A maximum height of 3 metres for the outdoor storage.
. Outside storage areas shall be located primarily in the rear of the lot, and storage
areas shall be appropriately screened so as to not have a negative impact on
abutting properties and not be visible from a freeway.
6.3 The application does not conform to the Clarington Official Plan policies. A
salvaginglrecycling operation is not specifically permitted in this designation. The applicant
is proposing to use approximately 4.35 ha (10.75 acres) of land for outside storage, well
above 25% of the buildings ultimately proposed for the development. The applicant has
indicated the proposed height of the outside "inventory storage" will be less than 3 metres
and it is proposed to be screened from Baseline Road by a combination of berm and
buildings.
7.0 ZONING BY-LAW
7.1 Zoning By-law 84-63 zones the north portion of the subject property "General Industrial
(M2)", and the south portion "Light Industrial (M1)". These zones do not permit a
salvaging/recycling operation as of right. Hence, the rezoning application.
8.0 AGENCY COMMENTS
8.1 The official plan amendment and rezoning applications were circulated to various agencies
and departments for comment and review. Comments received to date are as follows.
REPORT NO.: PSD-028-07
PAGE 5
8.2 The Clarington Engineering Services Department, including the Clarington Building
Services Division, did not object to the principle of the proposed official plan amendment
and rezoning. Their comments detailed technical issues to be considered in the
preparation of a site plan submission.
8.3 The Emergency and Fire Services Department did not offer any objection to the proposal
and noted that the on-site water supply connection is to be no more than 90 metres from
all buildings on site.
8.4 Comments remain outstanding from: Clarington Operations, Clarington Accessibility
Committee, Hydro One Networks, Central Lake Ontario Conservation, Regional Planning,
Regional Health, Ministry of Transportation, Bell Canada, St. Lawrence & Hudson
(Canadian Pacific) Rail, Regional Police and Enbridge.
9.0 STAFF COMMENTS
9.1 Baseline Road West on the property's frontage is elevated offering a clear view of the
property. Building placement berm construction and landscape treatment is proposed to
screen the outside storage and ensure an acceptable image for the property, and to some
extent, the area. Staff will review the issue of views from Highway 401 to the site to
ensure proper screening should the development be approved.
9.2 Outside storage is close to 50% of the property's area, far in excess of the 25% of the total
gross building floor area maximum set out in the Clarington Official Plan. This is of
concern and will impact on adjacent uses and the image of the area.
9.3 The Building Services Division has noted an adequate water supply for firefighting
purposes is required as per the building code. This may significantly alter the conceptual
site plan through a solution such as a large underground storage tank.
9.4 The applicant has submitted five (5) reports in support of this application. These will be
reviewed, together with the appropriate agency/department having jurisdiction, to ensure
issues are appropriately addressed.
10.0 CONCLUSION
10.1 As the purpose of this report is to give the status of the application for the public meeting, it
is appropriate to have the application referred back to staff for further processing.
REPORT NO.: PSD-028-07
PAGE 6
Attachments
Attachment 1 -
Attachment 2 -
Site Location Key Map and Property Plan
Proposed Clarington Official Plan Amendment
Interested parties to be informed of Council's decision:
Glenn Genge, D. G. Biddle & Associates
Ron Hammond, Triad Metals International
Jeff Hroncick, Triad Metals International
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ZBA 2006-0034
ZONING BY-LAW AMENDMENT
COP A 2006-0005
Clarington Official Plan Amendment
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Owners: 1377019 Ontario Inc.
(Abe's Auto Recycling)
PURPOSE:
LOCATION:
BASIS:
ACTUAL
AMENDMENT:
IMPLEMENTATION:
INTERPRETATION:
Attachment 2
To Report PSD-028-07
AMENDMENT NO.
TO THE MUNICIPALITY OF CLARINGTON
The purpose of this amendment to the Municipality of Clarington
Official Plan is to permit the approval of an automotive recycling
operation with outdoor storage appropriately screened from public
view to the satisfaction of the Municipality.
The subject site is located south of Baseline Road, west of Solina
Road, municipally known as 1913 Baseline Road, Courtice, within
part of Lot 25, Broken Front Concession, former Township of
Darlington, now in the Municipality of Clarington.
This amendment is based on the resolution of the General Purpose
and Administration Committee on with respect to
Official Plan Amendment Application
The Municipality of Clarington Official Plan is hereby amended by
adding a new Section 11.5 as follows:
"11.5 Notwithstanding any provIsions of this Plan to the
contrary, the property south of Baseline Road, west of Solina Road,
Courtice, may be zoned to permit an automotive recycling operation
with outdoor storage appropriately screened from public view to the
satisfaction of the Municipality."
The Provisions set forth in the Municipality of Clarington Official
Plan, as amended, regarding implementation of the Plan shall apply
to this Amendment.
The provisions set forth in the Municipality of Clarington Official
Plan, as amended, regarding the interpretation of the Plan shall
apply to this Amendment.