Loading...
HomeMy WebLinkAboutPSD-054-18Clarftwn Planning Services Public Meeting Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: June 25, 2018 Report Number: PSD -054-18 Resolution: PD -139-18 File Number: COPA2018-0002 & ZBA2018-0011 By-law Number: Report Subject: Applications by 2556079 Ontario Inc. (CCT AutoTrans) to recognize the existing industrial business at 1960 Baseline Road West and to allow an expansion of the business onto a portion of 1972 Baseline Road West Recommendations: That Report PSD -054-18 be received; 2. That the Official Plan Amendment and Zoning By-law Amendment applications submitted by 2556079 Ontario Inc. continue to be processed and that a subsequent report be prepared; and 3. That all interested parties listed in Report PSD -054-18 and any delegations be advised of Council's decision. Municipality of Clarington Report PSD -054-18 Report Overview Page 2 The Municipality is seeking the public's input on applications to amend the Clarington Official Plan and Zoning By-law 84-63, submitted by 2556079 Ontario Inc. The applications propose to recognize an existing freight transportation business at 1960 Baseline Road and permit the expansion of the business onto a portion of 1972 Baseline Road. The expansion of the existing freight transport business onto the south-west portion of 1972 Baseline Road would be for parking of commercial transport vehicles and stormwater management. 1. Application Details 1.1 Owner/Applicant: 2556079 Ontario Inc. (CCT AutoTrans) 1.2 Agent: Miller Planning Services 1.3 Proposal: General To recognize the existing freight transportation business at 1960 Baseline Road and to allow an expansion of the business onto a portion of 1972 Baseline Road. The expansion will provide additional parking area for commercial transport vehicles and stormwater management. Official Plan Amendment To change the designation of 1960 Baseline Road and a portion of the lands at 1972 Baseline Road from Light Industrial to General Industrial with appropriate policies to allow a freight transport operation. Rezoning To rezone a portion of the lands at 1972 Baseline Road from "Agricultural (A) Zone" to an appropriate zone that would permit the freight transport operation. 1.4 Area: 26.5 hectares (65.6 acres) 1.5 Location: The north side of Baseline Road, just east of Solina Road 1.6 Roll Numbers: 181701002021000 1.7 Within Built Boundary: No Municipality of Clarington Page 3 Report PSD -054-18 2. Background 2.1 1960 Baseline Road has been zoned General Industrial (M2) since the zoning by-law 84- 63 came into effect in 1984. The M2 zone permits the existing freight transportation use. The original Town of Newcastle Official Plan did not designate these lands. The 1996 Official Plan and, most recent 2017 update, designates the property Light Industrial, which does not permit the freight transportation use. The applicants were allowed to develop the site in 2014 in conformity with the current zoning by-law provisions with site plan approval. 2.2 The applicants have owned and operated CCT Auto Trans at 1960 Baseline Road since 2014. The applicants have indicated they currently operate 60 trucks and are anticipating expanding the business to up to 150 trucks over the next 5 years. In order to accommodate their growing business needs the applicants are seeking to enlarge the existing building and add additional parking. 2.3 In April 2017 the applicants were granted site plan approval to put an addition on the existing building at 1960 Baseline Road. The addition included additional office space and bays for truck maintenance. Prior to the applicants moving forward with the addition they have determined they require additional parking area for their trucks, specifically on weekends when less trucks are on the road. 2.4 Amendment 107, a comprehensive update to the Official Plan, was approved by the Region of Durham on June 19, 2017. In order to submit the Clarington Official Plan Amendment application, 2556079 Ontario Inc. required Council's permission to accept the application within two years of the comprehensive update. Council approved the applicant's request to submit an Official Plan Amendment application on December 11, 2017. 2.5 On April 20, 2018 the applicants submitted Official Plan Amendment, Zoning By-law Amendment and Site Plan applications. The applications are seeking to recognize the use on 1960 Baseline Road within the Official Plan and also to allow the expansion of the business onto approximately 1.6 ha. (4 acres) at the west side of 1972 Baseline Road. The remainder of the 26.6 ha. (65.7 acre) at 1972 Baseline Road, which includes environmental features surrounding Darlington Creek, will remain designated Light Industrial and Environmental Protection in the Official Plan and zoned Agriculture. 2.6 The applicants have indicated they plan to seek future approvals to move the parking area further back from Baseline Road as their business continues to grow. However an Environmental Impact Study would be required to determine the development limits and identify appropriate measures adjacent to Darlington Creek. Municipality of Clarington Resort PSD -054-18 Page 4 1299 " ❑ Lands Subject To Application ' 1255tl *.4 ® Other Lands Owned by Applicant r � ' z.. 1 Ca 1156,0 n ///��i� 1� �Q. Z' N _ CCT iii Auto Trans', 1010 �2040 '.. �s"1960 BASELINE ROAD 1979 1995,..__..2�0111i 2033 2021 1987 :BA 20�1r8-0011 y`. �_ DPA 2018-0002 578 9951 Figure 1: Lands subject to application and additional lands owned by Owner 2.7 The applicant has submitted the following studies in support of the applications: • Planning Justification Report • Stormwater Management and Functional Servicing Report • Tree Inventory Report 2.8 The application has been deemed incomplete at this time as the Phase 1-2 Archaeological Report is currently being completed and has not been submitted with the application. However, staff have undertaken a circulation of the application and scheduled the required public meeting. Municipality of Clarington Page 5 Resort PSD -054-18 3. Land Characteristics and Surrounding Land Uses 3.1 1960 Baseline Road is 1.7 ha. (4.1 acre) property with an industrial building and parking related to a transportation depot use. The building contains offices and truck maintenance facilities. Figure 2: Photo from 1972 Baseline Road looking west toward existing CCT AutoTrans business. 3.2 1972 Baseline Road is a 26.6 ha. (65.7 acre) property that consists of agricultural fields, a wooded area and Darlington Creek, which runs through the northern portion of the lands. The subject lands are currently vacant. The previous farm house and agricultural buildings were demolished in 2017. Staff and the heritage committee conducted site visits to assess any potential heritage value prior to the demolition of the buildings. Municipality of Clarington Resort PSD -054-18 "? r Environmental Protection Area — ------ - - Z.- 0 Coutice Urban Boundary. I `4 O Q IX O CCT Auto Trans i i Lands Subject to Application Other Lands Owner By Applicant a0 w - Z o: I{ I it �BASELINE ROADS f Page 6 r=.�= 2021 & 2033 Baseline Road +� Y Subject to Applications: 1f+c Ra+� Nay ZBA 2017-0038 _d�anpa� ZBA 2017-0013 Proposed Metrolinx Layover Area k lil lGHW AY 401_ ---- . Owasco Auto Mall ENERGY DRIVE ZBE1 018-0011 Figure 3: Surrounding Area Land Uses 3.3 The lands are currently the highest at the south-western portion of the property and the grade drops significantly to the north-east, draining towards Darlington Creek. 3.4 The surrounding uses are as follows: North - Single detached dwellings and agricultural lands. South — A light and heavy industrial equipment rental business, a panel manufacturing and assembly industrial business, CP Rail line, Owasco Auto Mall under construction and future Metrolinx Go Rail Layover Facility. East — Agricultural lands and single detached dwellings. West — Single detached dwellings and future Highway 418. Municipality of Clarington Resort PSD -054-18 4. Provincial Policy Provincial Policy Statement Page 7 4.1 The Provincial Policy Statement requires municipalities to promote economic development by providing an appropriate mix and range of employment uses and providing opportunities for a diversified economic base. Employment areas shall support a wide range of economic activities and ancillary uses. Growth Plan 4.2 The Growth Plan 2017 promotes economic development and competitiveness in the Greater Golden Horseshoe. Municipalities are to promote more efficient use of existing employment areas, vacant and underutilized employment lands, and increasing employment densities. 4.3 The Growth Plan requires upper tier municipalities to set a target for employment densities that reflects the current and anticipated type and scale of employment that characterizes the employment areas. Municipalities may identify prime employment areas within their Official Plan which are employment areas for uses that are land extensive or have low employment densities. 5. Official Plans Durham Region Official Plan 5.1 The subject sites are designated "Employment Areas" in the Regional Official Plan. Employment Areas are intended to accommodate a full range of employment uses such as, but not limited to: manufacturing, warehousing, offices, and the storage of goods and materials. 5.2 The Region of Durham has set a target ratio of jobs to population of 50% or 1 job for every 2 persons in employment areas for the Region as a whole. Clarington Official Plan 5.3 The subject lands are within the Courtice Urban Area and are designated Light Industrial and Environmental Protection in the Clarington Official Plan and are within the Greenfield Area. Baseline Road is designated as a Type C Arterial Road. 5.4 Freight transportation facilities are not permitted in the Light Industrial designation and are directed to the General Industrial designation. Within the General Industrial designation freight transportation facilities are directed to areas that are not highly visible sites, not adjacent to freeways, arterial roads and entranceways to urban areas. Municipality of Clarington Page 8 Report PSD -054-18 5.5 Parking areas in employment areas are generally required to be located at the rear of buildings, limiting their visibility on streetscapes. If no building is present on the site, as is proposed, than appropriate landscaped buffer will be required to accomplish the same goals. 5.6 In order to expand the business to the adjacent property to the east the applicants are proposing to designate a portion of 1972 Baseline Road General Industrial with site specific policy allowing for a freight transportation facility on an arterial road. 5.7 The Official Plan sets a target of achieving 1 job for every 3 residents in Clarington by 2031 and to accommodate 50% of the forecasted employment growth within designated employment areas. The Plan also targets a gross density of 50 jobs per gross developable area in Greenfield Areas. 6. Zoning By-law 6.1 1972 Baseline Road is currently zoned Agricultural (A). A Zoning By-law Amendment is required to permit the proposed industrial use expansion on 1972 Baseline Road. The amendment would rezone the portion of the property identified in Figure 1 from "Agricultural (A) Zone" to an appropriate industrial zone that would permit the development. 7. Public Notice and Submissions 7.1 Public notice was mailed to each landowner within 120 metres of the subject lands on June 1, 2018 and Public Meeting signs were installed fronting onto Baseline Road and Solina Road on June 5, 2018. 7.2 Staff have not received any comments from the public at the time of finalizing this report. 8. Agency Comments Durham Region 8.1 Comments from Durham Region Planning, Works, Health and Transportation have not been received at the time of finalizing this report but will be included in a subsequent report. Central Lake Ontario Conservation Authority 8.2 Comments from the Central Lake Ontario Conservation Authority have not been received at the time of finalizing this report but will be included in a subsequent report. Municipality of Clarington Page 9 Resort PSD -054-18 9. Departmental Comments Engineering Services Department 9.1 The Engineering Services Department, including the Building Division, has no objections, in principle, to the applications for Official Plan amendment and Zoning By-law amendment. The detailed studies and site plan drawings are under review. Comments that result from that review will need to be addressed through site plan approval, should the amendments to the Official Plan and Zoning be approved. 9.2 Prior to any development of the subject lands the applicant/owner will be required to address the following areas to the satisfaction of the Engineering Services Department through application for site plan approval: x Traffic; x Road Dedication; x Road Improvements; x Grading; x Drainage; x Stormwater Management; x Entrance Construction; and x Noise Attenuation. Emergency and Fire Services 9.3 The Emergency and Fire Services Department has no objections to the applications. 10. Discussion 10.1 CCT AutoTrans has operated their business from 1960 Baseline Road since 2014. Majority of the applicants business occurs off the property as the transportation trucks are on the road across the continent the majority of the time. The applicant requires space on the site to perform truck maintenance and storage when the trucks are not on the road, mainly evenings and weekends. 10.2 The Clarington Official Plan does not permit freight transportation uses in the Light Industrial Area, directing them to the General Industrial Area. The existing business at 1960 Baseline Road was permitted by the General Industrial (M2) zoning that has been in place on the property since 1984. The applicants are seeking to recognize the existing use at 1960 Baseline Road within the Official Plan and to expand the use onto approximately 1.6 ha. (4 acres) at the west side of 1972 Baseline Road. Municipality of Clarington Page 10 Report PSD -054-18 10.3 In addition to not permitting freight transportation facilities in the Light Industrial designation, within the General Industrial designation freight transportation facilities are not permitted to be located adjacent to an Arterial Road. Baseline Road is a Type C Arterial Road. Should the Official Plan Amendment and the Zoning By-law Amendment be approved, the applicant will be required to adequately screen the proposed developed through site plan should approval be granted. 10.4 The applicant has submitted a Site Plan application concurrently with the Official Plan and Zoning By-law Amendment applications. The site plan is currently being reviewed and will address lighting, stormwater management and landscaping requirements. 11. Concurrence Not Applicable. 12. Conclusion The purpose of this report is to provide background information on development applications submitted by 2556079 Ontario Inc. for the Public Meeting under the Planning Act. Staff will continue processing the application including the preparation of a subsequent report upon resolution of the identified issues. 13. Strategic Plan Application Not applicable. Submitted by: David Crome, MCIP, RPP, Director of Planning Services z 9 Reviewed by: Andrew C. Allison, B. Comm, LL.B CAO Staff Contact: Brandon Weiler, Planner, (905) 623-3379 ex. 2424 or bweiler@clarington.net BW/CP/jp List of interested parties to be notified of Council's decision is on file in the Planning Services Department.