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Cla ri
Leading the Way
GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
DATE: MAY 5, 2003
TIME: 9:30 A.M.
PLACE: COUNCIL CHAMBERS
" 1. ROLL CALL
2. DISCLOSURES OF PECUNIARY INTEREST
3. MINUTES
(a) Minutes of a Regular Meeting of April 22, 2003 301
4a. PRESENTATIONS
(a) Mike Cook, Senior Planner, Regional Municipality of Durham -
re: Light Pollution — Issues and Solution
ow (b) Lauren Miller, Vice President, Economic Development Real Estate
wo Advisory Services, PricewaterhouseCooper, 145 King Street West,
Toronto, M51-1 1V8 — Business Park Assessment Report PSD-050-03
as 4b. DELEGATIONS
(a) Kevin Tunney & Ira Kagan, 340 Bryon Street S. Suite 200,
No Whitby, L1 N 4P8 — Report PSD-050-03
(b) John McKelvey, 1411 Regional Road 42, Bowmanville, L1 C 3K5
.. - Report CLD-19-03
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T (905) 623-3379
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G.P.& A. Agenda - 2 , May 5 , 2003 �r
5. PUBLIC MEETINGS
(a) Zoning By-law Amendment Application
Applicant: Bill Qualtrough
Owner: Dorothea May Guy
REPORT PSD-048-03 501
(b) Rezoning Application
Applicant: Towchester Developments Limited
REPORT PSD-049-03 503
6. PLANNING SERVICES DEPARTMENT „
(a) PSD-048-03 - Zoning By-law Amendment Application
Applicant: Bill Qualtrough 601
(b) PSD-049-03 - Rezoning Application
Applicant: Towchester Developments Limited 606
(c) PSD-050-03 - Application for Removal of Holding Symbol
Applicant: 1151223 Ontario Limited 613
(d) PSD-051-03 - Port Granby Project
Comments on the Methodology for Identifying
and Evaluating Alternative Means 633
(e) PSD-052-03 - Confidential Report - Property Matter .r
(distributed under separate cover)
(f) PSD-053-03 - Confidential Report - Property Matter •
(distributed under separate cover)
7. ENGINEERING SERVICES DEPARTMENT +
No Reports
8. OPERATIONS DEPARTMENT
No Reports "
9. EMERGENCY SERVICES DEPARTMENT
(a) ESD-005-03 - Monthly Response Report — March, 2003 901
aw
G.P.& A. Agenda - 3 , May 5 , 2003
10. COMMUNITY SERVICES DEPARTMENT
No Reports
11. CLERK'S DEPARTMENT
(a) CLD-19-03 - Firearms Concerns within the Municipality 1101
•. 12. CORPORATE SERVICES DEPARTMENT
(a) COD-013-03 - Tender CL2003-9, Electrical Services 1201
r.
13. FINANCE DEPARTMENT
No Reports
14. CHIEF ADMINISTRATIVE OFFICER'S DEPARTMENT
No Reports
15. UNFINISHED BUSINESS
16. OTHER BUSINESS
(a) Resolution — Fitness Industry
" 17. ADJOURNMENT
on
THE MUNICIPALITY OF CLARINGTON
General Purpose and Administration Committee April 22, 2003
Minutes of a meeting of the General Purpose
and Administration Committee held on
Tuesday, April 22, 2003 at 7:00 p.m., in the
Council Chambers.
r
ROLL CALL
Present Were Mayor J. Mutton
Councillor D. MacArthur
Councillor P. Pingle
-- Councillor G. Robinson
Councillor J. Rowe
Councillor J. Schell
.. Councillor C. Trim
Also Present: Chief Administrative Officer, F. Wu
Director of Engineering Services T. Cannella
Director of Community Services, J. Caruana
Director of Emergency Services/Fire Chief, M. Creighton
Director of Planning Services, D. Crome
Deputy Treasurer, L. Gordon
Director of Operations, F. Horvath
Director of Corporate Services, M. Marano
Deputy Clerk, M. Knight Stanley
Clerk 11, D. MacKay
Mayor Mutton chaired this portion of the meeting.
DISCLOSURE OF PECUNIARY INTEREST
There were no disclosures of pecuniary interest stated at this
meeting.
MINUTES
Resolution #GPA-175-03
�. Moved by Councillor Trim, seconded by Councillor Schell
THAT the minutes of a regular meeting of the General
Purpose and Administration Committee held on
April 7, 2003 be approved.
"CARRIED"
301
10
G.P. & A. Minutes - 2 - April 22, 2003
MINUTES CONT'D.
Resolution #GPA-176-03
Moved by Councillor MacArthur, seconded by Councillor Robinson
THAT the minutes of a special meeting of the General "o
Purpose and Administration Committee held on
April 14, 2003 be approved.
"CARRIED"
Mayor Mutton presented Rachel Piontek and Jeri Patterson,
Student Pages, with a certificate for participating in the Page
Program.
PRESENTATION
(a) Leroy Corkum, Pastor, 3740 Skelding Road, Orono,
LOB 1 MO presented a framed print of a scene at Algonquin
Park by Tom T. Thompson from the Congregations of
Clarington to the Mayor and Members of Council.
DELEGATIONS W
(a) H. F. Grander, H. F. Grander Company Ltd., P.O.
Box 616, Port Perry, L9L 1A6 circulated a letter and ,
expressed the following comments in regards to
Committee of Adjustment Application A2003/005
addressed in Report PSD-041-03.
Mr. Grander expressed that it had been fifteen years
since the rental units were constructed and no one r
has had an issue to date. He concurs with the
decision made by the Committee of Adjustment, that
the variance meets the Official Plan and the intent of
the Zoning By-law, is minor in nature, and does not
have a detrimental impact on the neighbourhood. He
requested that Council not appeal the decision to the •
Ontario Municipal Board.
(b) Jeff Brooks, Chair, Clarington Museum Board, 4
Sagewood Avenue, L1 E 2G1 addressed Members of
Council on behalf of the Museum Board and advised that
they concur with the recommendations contained in Report
CSD-08-03. Mr. Brooks stated the location will provide
benefits to the museum and community at large in regards to
consolidation of museum archives, showcase and storage
uses in a secure and climate controlled environment.
30- 2- rr
No G.P. & A. Minutes - 3 - April 22, 2003
ow Councillor Schell chaired this portion of the meeting.
PUBLIC MEETING
Pursuant to the Planning Act, the Council of the Municipality
of Clarington, through its General Purpose and
Administration Committee, is holding a Public Meeting for
the following application:
(a) Official Plan Amendment and Rezoning Application
Applicant: West Diamond Properties Inc. & Players
Business Park Limited
The Planning Services Department sent public notice for the
rezoning and official plan amendment applications by first
class mail on or before April 2, 2003 to all property owners
within 120 metres of the subject property in accordance with
the latest municipal assessment record. A public notice was
also posted on the property in question and in the
newspaper. The notice procedure followed is in compliance
with Ontario Regulations made under the Planning Act.
(a) Report PSD-040-03 —West Diamond Properties
Inc. & Players Business Park Limited - the purpose
and effect of the Official Plan Amendment and
rezoning application is to:
• Re-designate the subject lands from "Highway
Commercial — Special Policy Area "H": West
Bowmanville Gateway" and "Urban
Residential" to "Main Central Area: Retail
Commercial";
• Increase the total permitted retail commercial
development in the West Main Central Area
from 40,000 m2 to 73,070 M2;
• Delete the retail commercial development
.r thresholds which links retail development to
population growth;
• Allow up to 33,070 m2 of retail commercial
development on the subject lands;
• Delete the collector road extension of Boswell
Drive within the subject lands; and
• Delete the collector road extension of Uptown
Avenue west of Green Road.
r
3 ®3
G.P. & A. Minutes - 4 - April 22, 2003
PUBLIC MEETING CONT'D.
Ray Whelan, 42 Ivory Court, Bowmanville, L1 C 5C1
addressed Council regarding his objection to this application. di
He stated his neighbours at 40 and 44 Ivory Court did not
receive a notice of this application. Mr. Whelan is a new
resident to Clarington and has a problem crossing Highway 2
now because of the traffic. He suggests traffic lights should be
installed at Green and Boswell Road and the speed limit
dropped to 60 km/hr. Mr. Whelan would like to see indirect r�ri
lighting installed if this proposal is accepted. He feels it is too
much too soon for the area. There is currently adequate
facilities in North Oshawa and feels a major oversized retail d
development near Loblaws could duplicate stores which are
not needed. Mr. Whelan also feels with the noise and dust
from construction, he will not be able to use his backyard for
over a year.
Debbie Clarke, Valiant Property Management, 177
Nonquon Road, 20th Floor, Oshawa, L1G 3S2 along with
Bryce Jordan, Sernas Associates, 110 Scotia Court, Unit
41, Whitby, L1N 8Y7 expressed concerns with this
application if developed before property owned by Valiant. A
letter from Sernas Associates was circulated prior to the
meeting.
Mr. Jordan stated Valiant owns two land parcels in
Clarington which are already designated for retail
commercial development and have the potential to be
adversely affected by this application. The first parcel is at
King Street and Trulls Road, the second parcel is at the
northeast corner of King Street and Green Road, across
from the subject property. Applications have been submitted
for a first phase of 70,000 square feet on this site, which they
are confident the market would permit today without adverse
impact on Downtown Bowmanville. Valiant has had serious '?Ed
interest from three major users for this site and has resulted
in a decision by Valiant to amend its application to permit
200,000 square feet of retail development over all of this
commercial property. The two main concerns with the
subject application are as follows:
1) In terms of market, Valiant Property Management
will be opposed to any approvals to the subject
application which will delay the timely
development of either of its two sites, which have
been designated in the Official Plan in order to
properly serve the populations of Courtice and a
Bowmanville as they grow over time; and
304
emb G.P. & A. Minutes - 5 - April 22, 2003
am PUBLIC MEETING CONT'D.
2) In terms of staging, Valiant Property Management
will be opposed to any approvals to the subject
application which will result in development for
commercial uses on the subject lands (i.e. lands
that are not currently designated for retail
commercial) in advance of its lands (i.e. lands that
are designated retail commercial, which abut
•- existing commercial development and are within
the Bowmanville West Main Central Area).
-w Ron Hooper, Chairman, Bowmanville BIA, 39 King Street
West, Bowmanville, L1 C 1 R2 addressed Council on behalf
of the concerned merchants of downtown Bowmanville.
While Mr. Hooper expressed they have worked very hard
over the years to attract shoppers to the historic downtown,
he wonders just how much retail commercial space our
.. growing population can sustain even though Clarington is
among the fastest growing community in Ontario. His
position is that new additional retail commercial space be
approved only when there is sufficient population to sustain
the downtown businesses as well.
Evylin Stroud, 89 Little Avenue, Bowmanville, L1C 1J9
addressed Committee with concerns over this application.
Ms. Stroud is very wary of deleting any road at this time.
WAN Roads should be put in when development is put in.
Secondly, she has a concern over handicap parking which is
less than adequate and not enough parking spaces.
George Van Dyk, 19 Scugog Street, Bowmanville,
L1C 31-17 addressed Committee and voiced his objection to
" this application. As an owner of property in downtown
Bowmanville, Mr. Van Dyk feels this application is premature
for Clarington. He feels the community will suffer a great
.. deal because the population cannot support the additional
commercial space at this time.
Peter Gjaltema, 2098 Green Road, Bowmanville, L1 C 3K7
expressed his opposition to this application. Mr. Gjaltema
resides on the north west side of Green Road behind the
proposed development and stated when he purchased the
property 4 years ago, the surrounding orchard area was
zoned as residential. Mr. Gjaltema concurs with all the
concerns of previous speakers and feels this application is
premature at this time. He feels that having a large
commercial building next to him will decrease the value of
his home. He is also concerned about the noise, traffic and
the effect the construction will have on his well.
305
G.P. & A. Minutes - 6 - April 22, 2003 me
PUBLIC MEETING CONT'D. I
Lawrence Hellinga, 20 Martin Road, Bowmanville,
L1 C 3K7 is a former member of the Bowmanville Chamber
of Commerce and addressed committee with concerns over
this development. Mr. Hellinga feels the population will not
sustain a development of this size, "too soon and too big". ++
No one spoke in favour of this application.
r
Peter Smith, Bousfield, Dale-Harris, Cutler& Smith Inc.,
3 Church Street, Suite 200, Toronto, M5E 1 M2 addressed
Committee on behalf of the applicant. Mr. Smith stated the
concerns of the previous speakers would be addressed and
was present to answer questions from the Committee.
Resolution #GPA-177-03
Moved by Mayor Mutton, seconded by Councillor MacArthur
THAT Committee recess for five minutes.
aw
"CARRIED"
The meeting reconvened at 8:35 p.m.
PLANNING SERVICES DEPARTMENT
.r
Official Plan Resolution #GPA-178-03
Amendment and
Rezoning Appl. Moved by Councillor Trim, seconded by Councillor Rowe
Applicant: West
Diamond Prop. Inc. THAT Report PSD-040-03 be received;
& Players Bus.
Park Limited THAT the development applications submitted by Bousfield, Dale-
Harris, Cutler & Smith Inc., on behalf of West Diamond Properties
Inc. and Players Business Park Limited, be referred back to Staff
for further processing and preparation of a subsequent report
pending receipt of all outstanding comments; and
THAT all interested parties listed in Report PSD-040-03 and any
delegations be advised of Council's decision.
"CARRIED"
306
r.
G.P. & A. Minutes - 7 - April 22, 2003
PLANNING SERVICES DEPARTMENT CONT'D.
Committee of Resolution #GPA-179-03
am Adjustment for the
Meeting of Moved by Councillor Robinson, seconded by Councillor MacArthur
No April, 2003
THAT Report PSD-041-03 be received;
THAT Council concur with decisions of the Committee of
aw Adjustment made on April 10, 2003 for applications
A2003/006, A2003/007 and A2003/008 and that Staff be
Um authorized to appear before the Ontario Municipal Board to
defend the decisions of the Committee of Adjustment; and
Um THAT the decision of the Committee of Adjustment
approving application A2003/005 be appealed to the Ontario
Municipal Board and that Staff be authorized to appear
aw before the Ontario Municipal Board to defend this position.
"CARRIED"
Oak Ridges Resolution #GPA-180-03
Moraine
Conservations Moved by Councillor Rowe, seconded by Councillor Trim
Plan Conformity
Amendment Status THAT Report PSD-043-03 be received for information;
•• Report
THAT the Regional Municipality of Durham Planning
Department, Central Lake Ontario Conservation Authority
�• and Ganaraska Region Conservation Authority be forwarded
a copy of Report PSD-043-03 and advised of Council's
decision; and
THAT all interested parties be advised of Council's decision.
�- "CARRIED"
Application for Resolution #GPA-181-03
Removal of Part
Lot Control Moved by Councillor Pingle, seconded by Councillor MacArthur
Applicant: Orchard
Park Estates THAT Report PSD-044-03 be received;
(Bowmanville) Inc.
THAT the request for Removal of Part Lot Control with
respect to Block 113 on Plan 40M-2066 be approved and
that the Part Lot Control By-law attached to Report
PSD-044-03 be passed pursuant to Section 50 (7.1) of the
Planning Act; and
307
G.P. & A. Minutes - 8 - April 22, 2003
PLANNING SERVICES DEPARTMENT CONT'D. .d
THAT all interested parties listed in Report PSD-044-03 and
any delegations be advised of Council's decision. '
"CARRIED"
Removal of Resolution #GPA-182-03
Holding Symbol
North Edward St. Moved by Councillor Trim, seconded by Mayor Mutton
Applicant: G.
Genge of D. G. THAT Report PSD-047-03 be received;
Biddle & Assoc.
Ltd. THAT the application submitted by 1319164 Ontario Limited
to remove the "Holding (H)" symbol be approved;
THAT the by-law to remove the "Holding (H)" symbol,
attached to Report PSD-048-03 be passed and a copy
forwarded to the Regional Municipality of Durham; and
THAT all interested parties listed in Report PSD-047-03 and
any delegations be advised of Council's decision.
"CARRIED"
Councillor MacArthur chaired this portion of the meeting.
ENGINEERING SERVICES DEPARTMENT
'Certificate of Resolution #GPA-183-03
Acceptance' and
'Assumption Moved by Councillor Rowe, seconded by Councillor Schell
By-law' W
THAT Report EGD-06-03 be received;
THAT the Director of Engineering Services be authorized to
issue a 'Certificate of Acceptance' for the Final Works, which
include final stage roads and other related Works,
constructed within Plan 40M-1982; and .r
THAT Council approve the by-law attached to Report
EGD-06-03, assuming a certain street within Plan 40M-1982,
as public highway.
"CARRIED"
308
G.P. & A. Minutes - 9 - April 22, 2003
am'm ENGINEERING SERVICES DEPARTMENT CONT'D.
'Certificate of Resolution #GPA-184-03
am Acceptance' and
'Assumption Moved by Councillor Schell, seconded by Councillor Pingle
By-laws'
"` THAT Report EGD-07-03 be received;
THAT the Director of Engineering Services be authorized to
"` issue a 'Certificate of Acceptance' for the Final Works, which
include final stage roads and other related Works,
constructed within Plan 40M-1903; and
r
THAT Council approve the by-laws attached to Report
EGD-07-03, assuming certain streets within Plan 40M-1903,
and within adjacent Plan 10M-800, as public highways.
"CARRIED"
Monthly Report Resolution #GPA-185-03
On Building
Permit Activity Moved by Councillor Robinson, seconded by Councillor Trim
For March, 2003
THAT Report EGD-14-03 be received for information.
"CARRIED"
ism
OPERATIONS DEPARTMENT
Ift There were no items considered under this section of the
agenda.
aw EMERGENCY SERVICES DEPARTMENT
There were no items considered under this section of the
agenda.
Councillor Rowe chaired this portion of the meeting.
COMMUNITY SERVICES DEPARTMENT
•- Clarington Resolution #GPA-186-03
Public Library
Tenants Moved by Councillor Pingle, seconded by Councillor Trim
THAT Report CSD-08-03 be received;
THAT Council approve the lower level space of the former
Library Building for use by the Clarington Museum Board;
.. 309
G.P. & A. Minutes _ 10 - April 22, 2003
COMMUNITY SERVICES DEPARTMENT CONTD.
THAT prior to utilizing the lower level space, the Clarington
Museum Board demonstrate to Council that use of the space „,
by the Clarington Museum Board will not result in additional
municipal funding;
r�l
THAT the appropriate By-law be forwarded to Council for
their approval; and
THAT the Clarington Museum Board be advised of action
taken.
"CARRIED"
Sports Resolution #GPA-187-03 ri
Alliance of
Ontario Moved by Councillor Robinson, seconded by Mayor Mutton
THAT Report CSD-09-03 be received;
THAT Report CSD-09-03 nominating the Orono Athletic
Association for the Sport Alliance of Ontario Community
Sport for All Award be approved; and
THAT the Orono Athletic Association be forwarded a copy of
Report CSD-09-03 and advised of the action taken,
FORTHWITH.
"CARRIED"
Ali
Councillor Pingle chaired this portion of the meeting.
CLERK'S DEPARTMENT
Animal Services Resolution #GPA-188-03
Monthly Report
For the Month of Moved by Councillor Schell, seconded by Councillor Robinson
March, 2003
THAT Report CLD-17-03 be received for information; and
THAT a copy of Report CLD-17-03 be forwarded to the
Animal Alliance of Canada and the Animal Advisory
Committee.
"CARRIED"
310
No G.P. & A. Minutes - 11 - April 22, 2003
Now CLERK'S DEPARTMENT CONT'D.
Mosport Park- Resolution #GPA-189-03
2003 Racing
Season Moved by Mayor Mutton, seconded by Councillor MacArthur
THAT Report CLD-018-03 be received;
THAT Mosport Park be exempted from Section 2, (h) of By-law 78-50,
as amended, for the upcoming 2003 racing season; and
THAT Mosport Park be advised of Council's decision.
"CARRIED AS AMENDED
LATER IN THE MEETING"
(SEE FOLLOWING AMENDING MOTION)
Resolution #GPA-190-03
Moved by Mayor Mutton, seconded by Councillor MacArthur
THAT the foregoing Resolution #GPA-189-03 be amended by deleting
the second paragraph and replacing it with the following:
" 'WHEREAS Mosport Park has been operating within
the Municipality of Clarington since 1961;
` AND WHEREAS Mosport Park is a large supporter of
community events within the Municipality of
Clarington;
AND WHEREAS Mosport Park employs many
municipal residents and provides customers for many
local businesses through events held at their facility;
AND WHEREAS, in response to concerns of local
residents, the Municipality of Clarington passed by-
laws setting maximum levels of audible sound at
monitoring locations around Mosport Park;
AND WHEREAS the by-laws were passed in 1997,
initially in response to concerns that were brought
forward stemming from the Edenfest concert;
AND WHEREAS Mosport Park is unable to continue
its racing activities if required to meet the restrictions
outlined in these various by-laws; and
ism
311
G.P. & A. Minutes - 12 - April 22, 2003
CLERK'S DEPARTMENT CONT'D.
NOW THEREFORE BE IT RESOLVED THAT
municipal staff be directed to prepare a by-law to
repeal the by-laws relating to the setting of sound
levels related to racing activities at Mosport Park."
"CARRIED"
The foregoing Resolution #GPA-189-03 was then put to a
vote and CARRIED AS AMENDED.
Mayor Mutton chaired this portion of the meeting. •d
CORPORATE SERVICES DEPARTMENT
RFP2003-3, Resolution #GPA-191-03
Bowmanville King
St. E. Corridor Moved by Councillor Schell, seconded by Councillor Rowe
Study
THAT Report COD-11-03 be received;
.r
THAT Urban Strategies Inc., Toronto, Ontario with a total bid
in the amount of$81,613.00 (including GST and
disbursements), being the lowest most responsible bidder
meeting all terms, conditions and specifications of Request
for Proposal RFP 2003-3, be awarded the contract for the
consulting services for the Bowmanville King Street East
Corridor Study, as required by the Planning Services
Department;
THAT the growth-related development charge share of the
Study, being $30,156 be drawn from the General
Government Development Charges Reserve Fund Account
#1110-00188-X; and
THAT the non-development charge portion of the funding be
drawn in the amount of$30,000 from Planning Service
Consulting Account#7702-X-247 and $21,457 from the
Working Funds Reserve Account#2900-1-X.
"CARRIED" di
RFP2003-2, Resolution #GPA-192-03
Hotel
Accommodation Moved by Councillor MacArthur, seconded by Councillor Robinson
Study
THAT Report COD-12-03 be received;
312
G.P. & A. Minutes - 13 - April 22, 2003
CORPORATE SERVICES DEPARTMENT CONT'D.
THAT Pannell Kerr Forester Consulting Inc., Toronto,
Ontario with a total bid in the amount of$26,536.00
(including GST and disbursements), being the lowest most
responsible bidder meeting all terms, conditions and
specifications of Request for Proposal RFP 2003-2, be
awarded the contract for the consulting services for the Hotel
Accommodation Study, as required by the Chief
Administrative Officer;
THAT the contract award be subject to receipt of funding
from various sources, including the Rural Economic
Development Program of the Ontario Ministry of Agriculture,
Food and Rural Affairs;
THAT the total funds required be drawn from the Industrial
Economic Development Reserve Fund Account#110-163-X;
and
THAT the By-law, marked Schedule "B" attached to Report
COD-12-03 authorizing the Mayor and Clerk to execute the
agreement be approved.
�. "CARRIED"
FINANCE DEPARTMENT
Great Lakes Resolution #GPA-193-03
Wetland Centre
Project Moved by Councillor Rowe, seconded by Councillor Schell
THAT Report FND-011-03 be received;
THAT the request from Mr. Chris Conti for a grant of$50,000
to be payable over several years to the Great Lakes Wetland
Centre be denied;
.� THAT Mr. Conti be thanked for his delegation to Council;
THAT staff discuss with the Friends of the Second Marsh
.. and report back on the feasibility of the Municipality granting
them an interest free loan; and
•. THAT Mr. Conti be advised of the Municipal Grant process
for future years.
y "CARRIED"
313
G.P. & A. Minutes - 14 - April 22, 2003
CHIEF ADMINISTRATIVE OFFICER'S DEPARTMENT
There were no items considered under this section of the
agenda.
UNFINISHED BUSINESS
Resolution #G PA-194-03
Moved by Councillor Schell, seconded by Councillor Rowe
THAT Pastor Leroy Corkum be thanked for his presentation.
.d
"CARRIED"
OTHER BUSINESS
There were no items considered under this section of the
agenda.
ADJOURNMENT
Resolution #GPA-195-03
Moved by Councillor Pingle, seconded by Councillor MacArthur
THAT the meeting adjourn at 9:00 p.m.
"CARRIED"
MAYOR 'a"
DEPUTY CLERK
.r
314
PUBLIC MEETING
.. REPORT # PSD-048-03
BILL QUALTROUGH
CORPORATION THE
MUNICIPALITY OF F CLARINGTON
Leading the way NOTICE OF PUBLIC MEETING
Development Application by: Bill Qualtrough
PLANNING FILE NOS.: ZBA 20031008
AN APPLICATION TO AMEND THE CLARINGTON ZONING BY-LAW
TAKE NOTICE that the Council of the Corporation of the Municipality of Clarington will consider a proposed Zoning
By-law Amendment, under Section 34 of the Planning Act, 1990, as amended.
APPLICATION DETAILS
The proposed Zoning By-law Amendment submitted by Bill Qualtrough would create an exception zone to allow the
erection of a single detached dwelling on private services on the vacant property located on Part of Lot 28,
"• Concession 5, in the former Township of Clarke, on the East side of Main Street, Orono, south of the property known
as 5925 Main Street and north of the property known as 5875 Main Street, Orono.
The current zoning, Residential Exception (R1-2)Zone, only allows the construction of a home serviced by a
municipal water system.
PUBLIC MEETING
,r. The Municipality of Clarington will hold a public meeting to provide interested parties the opportunity to make
comments, identify issues and provide additional information relative to the proposed development. The public
meeting will be held on:
w DATE: Monday,May 5d' 2003
TIME: 9:30 a.m.
PLACE: Council Chambers,2nd Floor, Municipal Administrative Centre,
r.
40 Temperance St.,Bowmanville,Ontario
ANY PERSON may attend the public meeting and/or make written or verbal representation either in support of or in
opposition to the proposal. The start time listed above reflects the time at which the General Purpose and
Administration Committee Meeting commences.
If you cannot attend the Public Meeting on this application you can make a deputation to Council at their meeting
on Monday May 12th, 2003, commencing at 7:00 p.m. Should you wish to appear before Council, you must
.. register with the Clerks Department by the Wednesday noon, May 7, 2003 to have your name appear in the
Agenda.
COMMENTS OR QUESTIONS?
If you wish to make a written submission or if you wish to be notified of subsequent meetings or the adoption of the
proposed Zoning By-law Amendment, you must submit a written request to the Clerk's Department, 26d Floor, 40
Temperance Street, Bowmanville, Ontario L1 C 3A6.
.. Additional information relating to the proposal is available for inspection between 8:00 a.m. and 5:00 p.m. at the
Planning Sen�ices Department, 3`d Floor, 40 Temperance Street, Bowmanville, Ontario L1C 3A6, or by calling Erik
Cyr at(905)623-3379 extension 218 or by e-mail at ecvrC cD-municipality.clarington.on.ca
APPEAL
If a person or public body that files a notice of appeal of a decision for the proposed Zoning By-law Amendment to the
Ontario Municipal Board does not make oral submissions at a public meeting or does not make written submissions
before the proposed Zoning By-law Amendment is approved, the Ontario Municipal Board may dismiss all or part of
the appeal.
Date a e Municipality of Clarington this 24th day of March, 2003.
Da ' Crome 40 Temperance Street
Director of Planning Services Bowmanville,Ontario - 501
Municipality of Clarington L1C 3A6
TAUNTON ROAD (REGIONAL ROAD 4)
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REGIONAL ROAD 4
(TAUNTON ON ROAD) ZBA 2003-008
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0 a Zoning By-law Amendment
DAVI S 3 o w 5909 Main Street
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lSub,iject � CRES. o � a
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�`� Owner: Dorothea Guy
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Applicant: Bill Qualtrough
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PUBLIC MEETING
�.. REPORT # PSD-049-03
TOWCHESTER DEVELOPMENTS LIMITED
CORPORATION THE
MUNICIPALITY OF F CLARINGTON
/,eading the Way NOTICE OF PUBLIC MEETING
Development Application by: TOWCHESTER DEVELOPMENTS LIMITED
AN APPLICATION TO AMEND THE CLARINGTON ZONING BY-LAW
TAKE NOTICE that the Council of the Corporation of the Municipality of Clarington will consider a proposed
Zoning By-law Amendment under Section 34 of the Planning Act, 1990, as amended.
APPLICATION DETAILS Planning File No.: ZBA 2003-010
The proposed zoning by-law amendment submitted by Towchester Developments Limited, would change the
�- zone category of Blocks 35 and 36 (as shown on reverse) from HR1 to HR2 to permit the construction of a
single detached dwelling on each Block.
The two (2) subject properties are located in Part Lot 11, Concession 2, Former Town of Bowmanville, at 63
and 64 Goodwin Avenue, Bowmanville.
PUBLIC MEETING
The Municipality of Clarington will hold a public meeting to provide interested parties the opportunity to make
comments, identify issues and provide additional information relative to the proposed Amendment. The public
meeting will be held on:
rr DATE: Monday, May 5,2003
TIME: 9:30 a.m.
PLACE: Council Chambers,2"d Floor,Municipal Administrative Centre,
40 Temperance St., Bowmanville,Ontario
ANY PERSON may attend the public meeting and/or make written or verbal representation either in support of
or in opposition to the proposal. The start time listed above reflects the time at which the General Purpose and
.. Administration Committee Meeting commences.
COMMENTS OR QUESTIONS?
If you wish to make a written submission or if you wish to be notified of subsequent meetings or the adoption of
the proposed amendment, you must submit a written request to the Director of Planning Services at the
address shown below.
Additional information relating to the proposal is available for inspection between 8:00 a.m. and 5:00 p.m. at
i` the Planning Services Department, 3nd Floor, 40 Temperance Street, Bowmanville, Ontario L1C 3A6, or by
calling Bob Russell at(905)623-3379, extension 341 or by e-mail at brussell@municipality.clarington.on-ca-
ow
APPEAL
If a person or public body that files a notice of appeal of a decision for the proposed amendment to the Ontario
Municipal Board does not make oral submissions at a public meeting or does not make written submissions
r. before the proposed amendment is adopted,the Ontario Municipal Board may dismiss all or part of the appeal.
4aviCrome,Municipality of Clarington this 4th day of April, 2003.
M.C.I.P., R.P.P. 40 Temperance Street
Director of Planning Services Bowmanville,Ontario
Municipality of Clarington L1C 3A6
an
503
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ATTACHMENT 1
Existing i Proposed Rezoning
(H)R2 I (H)R1 to (H)R2
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PIN 26616-0050 I �— BLOCK I
A.P.40014911
SOT 43
BLOCK 132-��
Bowmanville Key Map
Subject wil
o Site Cr
J ZBA 2003-010
AVENUE
\N Part Lot Control
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Block 35 and 36, 18T-*2037
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s '' Owner: Tow
Chester Developments Limited
Z curroN ORES. Applicant: Deborah Clarke nr
CRES. CRESCENT
3 �� _ uEAOOwV1Ew Bow
.. CladnMn
REPORT
Leading the Way
sow PLANNING SERVICE
PUBLIC MEETING
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: Monday, May 5, 2003
�- Report#: PSD-048-03 File#: ZBA 2003-007 By-law#:
�- Subject: ZONING BY-LAW AMENDMENT APPLICATION
APPLICANT: BILL QUALTROUGH
OWNER: DOROTHEA MAY GUY
5909 MAIN STREET, ORONO, PART LOT 28, CONCESSION 5, FORMER
TOWNSHIP OF CLARKE.
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-048-03 be received;
+.
2. THAT the application for amendment to Zoning By-law 84-63, submitted by Bill
Qualtrough be referred back to staff for further processing; and
om
3. THAT all interested parties listed in this report and any delegations be advised of
Council's decision.
+� Submitted by: Reviewed by.
aVd .
.0.I.P.,R.P.P. Franklin Wu
Director, Planning Services Chief Administrative Officer
EC*LT*DJC*sh
April 29, 2003
... CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T (905)623-3379 F (905)623-0830
601
REPORT NO.: PSD-048-03 PAGE 2 .r
1.0 APPLICATION DETAILS No
Owner: Dorothea May Guy
Applicant/Agent: Bill Qualtrough AW
Application Details: Rezoning from Urban Residential Exception (R1-2) so
Zone to an appropriate zone to permit the proposed
use: a single detached dwelling on private services.
Area: Approximately 1.4 acres of a 1.86 acre property. 'd
2.0 BACKGROUND
am
On March 21St, 2003, Bill Qualtrough made an application for a zoning
amendment in order to build a house on private services on the vacant property
currently owned by Dorothea May Guy, known as 5909 Main Street, Orono.
The current zoning, Urban Residential Exception (R1-2) Zone, only permits
residential construction when a lot is serviced by a municipal water system. The ..,
property is not currently serviced by municipal water and there are no plans to
extend servicing to the site in the near future. ,
The area subject to the proposal is located on the east side of Main Street, on a
property adjacent to Orono Creek.
.r
3.0 LAND CHARACTERISTICS AND SURROUNDING USES
The western half of the vacant property, adjacent to Main Street, is flat tableland.
The eastern portion of the property encompasses part of the Orono Creek valley.
That portion of the property is zoned Environmental Protection (EP) and is not
subject to the proposed zoning amendment.
The surrounding land uses are as follows:
-North: Single family dwelling on private services;
-South: Single family dwelling on private services;
-East: Orono Creek , east of which are single family dwellings on
Davids Crescent;
-West: Farm land.
602
REPORT NO.: PSD-048-03 PAGE 3
4.0 PUBLIC NOTICE AND SUBMISSIONS
Public notice was given by mail to each landowner within 120 metres of the
.., subject property. A public notice sign, visible from Main Street, was installed on
the subject property.
As a result of the public notification process, to date, the Planning Services
Department has received no relevant comments or inquiries.
.. 5.0 OFFICIAL PLAN CONFORMITY
The Clarington Official Plan designates the western portion of the property, the
portion that is the subject of the rezoning application, as Urban Residential. The
remaining portion of the property adjacent to the Orono Creek is designated as
` Environmental Protection Area. That portion is also identified as Hazard Lands .
Orono Creek is a Cold Water Stream. The application conforms.
6.0 ZONING BY-LAW
r
Within the Comprehensive Zoning By-law 84-63 of the former Town of
Newcastle, the western portion of the subject property is in a Residential
Exception (R1-2) Zone.
No building or structure may be erected and no use may be
established in the R1-2 zone unless the lot upon which it is
situated is serviced by a municipal water system and a
private sanitary waste disposal system (...].
The eastern portion is in an Environmental Protection (EP) Zone. The applicant
proposes to build in the residential zoned portion of the property which is the
area that is the subject of this rezoning request.
603
REPORT NO.: PSD-048-03 PAGE 4
7.0 AGENCY COMMENTS
The rezoning application was circulated to various agencies and other
departments by the Planning Services Department. The Durham Environmental
Health Division has no concerns with regards to this application.
log
The Ganaraska Region Conservation Authority has no objections to the rezoning
as "There is sufficient tableland above the [creek] bank to construct a dwelling
and services".
lot
Comments remain outstanding from the following agency:
• Regional Planning and Works Department
• Clarington Engineering .r
8.0 STAFF COMMENTS
The subject property is the only remaining vacant property in the R1-2 zone on
the east side of Main Street between Millson Hill Drive and Taunton Road. In pre-
consultation, Durham Regional Works estimated that municipal water wouldn't be
provided to the site until 2007, at the earliest.
.r
Attachments:
Attachment 1 - Site Location Key Map
err
604
ATTACHMEMT 1
TAUNTON ROAD (REGIONAL ROAD 4)
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REGIONAL ROAD 4 ZBA 2003-008
.. (TAUNTON ROAD)
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5909 Main Street
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Owner: Dorothea Guy
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Al T. Applicant: Bill Qualtrough
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605
•
Leaden the Wa REPORT
g y
PLANNING SERVICES
PUBLIC MEETING
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: Monday, May 5, 2003
Report#: PSD-049-03 File#: ZBA 2003-010 By-law#:
.. Subject: REZONING APPLICATION
APPLICANT: TOWCHESTER DEVELOPMENTS LIMITED
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-049-03 be received;
2. THAT the application to amend Comprehensive Zoning By-law 84-63 of the former
Town of Newcastle, submitted by Towchester Developments Limited, be APPROVED
and the by-law be passed as contained in Attachment z and,
3. THAT a copy of this Report and Council's decision be forwarded to the Region of
•- Durham Planning Department;and
4. THAT all interested parties listed in this report and any delegations be advised of
,., Council's decision.
Submitted by: c Reviewed b ",�,
vi . Crome, M.C.I.P.,R.P.P. Franklin Wu
Director, Planning Services Chief Administrative Officer
BR/LT/DC/df
28 April 2003
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
.� 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T(905)623-3379 F (905)623-0830
606
REPORT NO.: PSD-049-03 PAGE 2
1.0 APPLICATION DETAILS +++
1.1 Owner/Applicant: Towchester Developments Limited
1.2 Zoning: From "Holding-Urban Residential Type One ((H)R-1)"
to "Holding-Urban Residential Type Two ((H)R-2)"
1.3 Area: the eastern portions of 63 Goodwin Avenue (Block 35
on Attachment 1) and 64 Goodwin Avenue (Block 36
on Attachment 1) Bowmanville. The more formal
description is Part Lot 11, Concession 2, former Town
of Bowmanville.
2.0 BACKGROUND
2.1 On March 21, 2003, Staff received a rezoning application from Towchester
Developments Limited requesting Blocks 35 and 36 (see Attachment 1) to be
placed in the same zone category as the adjoining Blocks 130 and 131 on
registered Plan 40M-1852. This would permit the construction of two (2) single
detached dwelling units, each having a frontage of twelve metres, similar to the
.r
abutting lots on Goodwin Avenue.
3.0 LAND CHARACTERISTICS AND SURROUNDING USES
3.1 The blocks in question and all the surrounding lands have a flat topography.
3.2 The surrounding land uses are as follows:
North - Vacant
South - Separate Elementary School
East - Vacant
West - Urban Residential - 12m frontage lots
607
REPORT NO.: PSD-049-03 PAGE 3
4.0 PUBLIC NOTICE AND SUBMISSIONS
4.1 Public notice was given by mail to each landowner within 120 metres of the north
portion of the draft approved plan of subdivision 18T-82037. In addition, public
notice signs were installed on the frontages of the two blocks.
5.0 OFFICIAL PLAN CONFORMITY
�. 5.1 The Durham Regional Official Plan designates the subject property Living Area.
The application conforms.
5.2 The Clarington Official Plan designates the subject property as Urban
Residential. The application conforms.
6.0 ZONING BY-LAW
6.1 Within Comprehensive Zoning By-law, Blocks 35 and 36 are located within a
"Holding-Urban Residential Type One ((H)R1)" zoning category. Blocks 130 and
131 on Plan 40M-1852 are within a "Holding-Urban Residential Type Two ((H)R2)
.. Zone". Under the Zoning By-law, a zone boundary is considered a lot line. Due
to side yard requirements, a dwelling unit cannot be sited on the two lots in
question.
r
7.0 AGENCY COMMENTS
7.1 The rezoning application was circulated to Clarington Engineering Services
Department. No objections or concerns were raised.
w,..
8.0 STAFF COMMENTS
,,. 8.1 At the time draft approval was issued for the two abutting plans of subdivision, a
condition was imposed requiring that Blocks 36/130 and 35/131 be developed
jointly to accommodate the construction of two (2) single detached dwelling units.
Unfortunately, the blocks were not placed in the same zoning category. As such,
a rezoning amendment is necessary to place each block within a zoning category
that would permit the construction of a dwelling unit on a property having a
�. 608
REPORT NO.: PSD-049-03 PAGE 4
frontage of twelve metres. Staff has no objection to the approval of a Zoning By- '
law Amendment.
8.2 The application is a technical correction to the zoning on these properties.
Circulation of the application and public notification did not reveal any objections "
or concerns. As such and although it is not common practice, staff would have no
objection to the approval of the application as filed.
9.0 RECOMMENDATIONS
9.1 Based on the comments contained in this report, it is respectfully recommended
that the rezoning application be APPROVED, and that the amending by-law, be
passed as per Attachment 2.
r
Attachments:
Attachment 1 - Key Map
Attachment 2 - Zoning By-law Amendment
Interested parties to be notified of Council's decision:
Deborah Clarke
Towchester Developments Limited
177 Nonquon Road, 20th Floor
Oshawa, ON L1 G 3S2
Sri
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609
ATTACHMENT 1
Existing 1 Proposed Rezoning
(H)R2 I (H)R1 to (H)R2
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LOT 44 '�'
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PIN 26616-0050 BLOB 1
R.P.40M4911
1 1 LOT 43
BLOCK 132-��
Bowmanville Key Map
Subject
Site ZBA 2003-010
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Part Lot Control
Block 35 and 36, 18T-82037
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Li Owner: Towchester Developments Limited
� Applicant: Deborah Clarke
z CLAYTON CRES.
CRES. CRESCENT
MEADOWVIEW BLVD
- 610
ATTACHMENT 2
40
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY-LAW NUMBER 2003-
being a By-law to amend By-law 84-63,the Comprehensive Zoning By-law for
the Corporation of the former Town of Newcastle ad
WHEREAS the Council of the Corporation of the Municipality of Clarington deems it
advisable to amend By-law 84-63, as amended, of the Corporation of the Municipality of
Clarington for ZBA 2003-010;
NOW THEREFORE BE IT RESOLVED THAT, the Council of the Corporation of the
Municipality of Clarington enacts as follows:
1. Schedule "3" to By-law 84-63, as amended, is hereby further amended by
changing the zone designation from "Holding-Urban Residential Type One
((H)R1) Zone" to "Holding-Urban Residential Type Two ((H)R2) Zone", as .w
illustrated on the attached Schedule"A"hereto.
2. Schedule"A"attached hereto shall form part of this By-law.
+w
3. This By-law shall come into effect on the date of the passing hereof, subject to
the provisions of Section 34 of the Planning Act.
BY-LAW read a first time this day of 2003
BY-LAW read a second time this day of 2003
BY-LAW read a third time and finally passed this day of 2003
John Mutton, Mayor
ar
Patti L. Barrie, Municipal Clerk
611
�- This is Schedule "A" to By—law 2003—
passed this day of , 2003 A.D.
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LOT 44
® ZONING CHANGE FROM "(H)R1 " TO " (H)R2"
ZONING TO REMAIN "(H)R2"
,.
John Mutton, Mayor Patti L. Barrie, Municipal Clerk
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BOWMANVILLE
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REPORT
Leading the Way
PLANNING SERVICES
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: Monday, May 5, 2003
Report#: PSD-050-03 File #: ZBA 2003/001 By-law #:
SPA 2003/006
Subject: APPLICATION FOR REMOVAL OF HOLDING SYMBOL
�- APPLICANT: 1151223 ONTARIO LIMITED
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee recommend to
Council the following:
1. THAT Report PSD-050-03 be received.;
2. THAT the application by 1151223 Ontario Limited to remove the Holding (H) (ZBA2003/001)
symbol be refused; and
3. THAT all interested parties listed in this report and any delegations be advised of Council's
decision.
Submitted by: Reviewed by:
av . Crome, MCIP, R.P.P. ranklin Wu,
Director of Planning Services Chief Administrative Officer
AR/CP/DC/df
May 1, 2003
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
.. 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T(905)623-3379 F (905)623-0830
_ - 613
go
REPORT NO.: PSD-050-03 PAGE 2
.o
1.0 APPLICATION DETAILS
ed
1.1 Applicant: Kevin Tunney of Tunney Planning Inc. on behalf of 1151223
Ontario Limited. .w
1.2 Rezoning: Removal of Holding "(H)" symbol from "Holding-General Industrial
((H) M2)" to "General Industrial (M2)".
1.3 Related Site Plan: An amendment to the existing site plan to add additional 6.6 ha (16
ac) outdoor storage areas for salvage vehicles, remove existing
shelving, and constructing berms and fencing around the perimeter
to permit a salvage auto auction operation on a 10.6 ha (26 ac) site.
1.4 Location: Part Lot 26, Broken Front Concession, former Township of
Darlington.
2.0 BACKGROUND
2.1 At the present time, 1151223 Ontario Limited operates a motor vehicle wrecking yard on
a 4 ha (10 ac.) site at the south end of Osbourne Road (See Attachment 1). The
existing business includes a 552 m2 building, outdoor storage shelving and areas for
storage of salvage motor vehicles. In 2002, the applicant built an 1189 m2 building on
Osbourne Road on a 1.1 ha area of land for the purpose of multi-tenant industrial uses.
rd
2.2 On January 20, 2003, Staff received a request from Kevin Tunney, of Tunney Planning
Inc., on behalf of 1151223 Ontario Limited for the removal of the Holding "(H)" provision ,va
from an industrial property on Osbourne Road in Courtice. Attachment 1 shows the
location of the lot currently zoned "Holding-General Industrial ((H)M2)", "General
Industrial (M2)" and "General Industrial Exception (M2-15)".
2.3 On February 6, 2003, the Municipality received an application for site plan approval for
a salvage auto auction dealership. The applicant has indicated that it intends to lease 19
614 di
No
REPORT NO.: PSD-050-03 PAGE 3
am
the lands to the firm Copart Inc. (Copart). The operation would utilize the existing
am building on site for office, workshop.and auction space. The proposed site plan includes
an 8.3 ha (20 ac.) storage area for salvage vehicles to be stored until sold. This storage
an area comprises 78% of the total site area.
2.4 On April 14, 2003, the Municipality received an application to amend the site plan for the
industrial building to the north. The purpose of this application is to allow the deletion of
the stormwater management pond on that site and provide for centralized stormwater
controls through the expansion of pond on the current site of the motor vehicle wrecking
yard.
2.5 Copart is a salvage auto auction business that operates primarily under contracts from
the insurance industry to dispose of wrecked automobiles, trucks, recreational vehicles,
and heavy motor vehicles (buses, trucks, tractor-trailers). Copart currently auctions
vehicles to auto parts dismantlers, rebuilders, used car dealers, and wrecking yards but
in the future are intending to allow the general public to bid.
Copart currently operates in approximately 100 facilities in 40 states throughout the
United States and currently plans to expand to 125 facilities. As far as staff are aware,
this would be the first Copart operation in Canada. Copart is distinguished by having on-
line internet bidding so that people do not necessarily have to attend the site to
participate in the auction. Copart indicates that approximately 25% of its sales are
through on-line bidding.
3. OFFICIAL PLAN
The Clarington Official Plan designates the subject lands Light Industrial. Light Industrial
„w Areas are primarily for manufacturing, assembling, processing, fabricating, repairing,
research and development and warehousing. Light Industrial Areas are located in
areas of high visibility and shall be sensitive to and compatible with abutting uses. A key
development criterion is that outside storage is limited to 25% of the gross building floor
.r area. The proposed development does not conform to the Clarington Official Plan.
r„ - 615
im
REPORT NO.: PSD-050-03 PAGE 4
Prior to lifting a holding symbol, Section 23.4.3 of the Clarington Official Plan indicates
that the following matters have to be addressed and approved to the satisfaction of the
Municipality:
a) services and municipal works;
b) measures to protect natural areas;
C) measures to mitigate the impact of development; „
d) submission of technical studies;
e) in a Waste Disposal Assessment Area, the matters referred to in Section 4.8.9 to
4.8.12;
f) execution of appropriate agreements; and/or
g) any other requirements of the Municipality including the implementation of the
policies of this Plan.
These criteria for the lift of the holding symbol will be reviewed in Section 5.11.
.W
4. ZONING BY-LAW
on
4.1 Zoning By-law 84-63 zones approximately 7.5 ha of the applicant's lands "Holding —
General Industrial ((H)M2)". Most of those lands are the subject of this application.
4.2 Another portion of the site occupied by the motor vehicle wrecking yard is zoned
General Industrial Exception (M2-15) which, as a special exception, permits this use.
The site of the new industrial building immediately north of the motor vehicle wrecking
yard is zoned M2. A portion of the M2 lands planned for a stormwater pond (0.19 ha)
will be incorporated into the salvage auto auction business, with stormwater for the
entire holdings being handled by expanding the existing stormwater pond on site.
4.3 The Zoning By-law permits a number of non-residential uses in an M2 Zone. It
specifically permits a "auction room" which is defined by the By-law to mean "a building
or structure or lands used for the storage of goods and materials which are to be sold
on the premises by public auction, and for the sale of the said goods and materials by
public auction on an occasional basis". If the `H' symbol is removed from the portion of
the property now zoned (H)M2, the effect of this definition will be to allow most of the
property to be used for open storage purposes for auction items. There is some
question as to whether the proposed salvage auto auction operation, which will hold
616
Um
REPORT NO.: PSD-050-03 PAGE 5
w
auctions on a regular weekly basis, qualifies as being a "public auction on an occasional
basis" within the meaning of the Zoning By-law.
5.0 STAFF COMMENTS
... 5.1 The South Courtice Employment Area is located near the new Courtice Water Pollution
Control Plant. It is anticipated that the plant will be operational in 2006. With this new
plant, water and sanitary sewer services will be extended into the Courtice industrial
area and gradually extended northward. This new plant represents an investment of
over $60 million of public funds in infrastructure and provides a tremendous opportunity
for the Municipality to bring on new serviced industrial lands.
r
5.2 The South Courtice Employment Area comprises 129 ha (318 ac.). These lands have
1630 m (6,347 ft.) of frontage on Highway 401. The Official Plan designates the
frontage along Highway 401 is designated for Prestige Employment uses and the
southerly portion is designated for Light Industrial uses.
rim Much of the Courtice frontage on the north side of Highway 401 has developed for dry
industrial uses with buildings of low quality architectural design and outdoor storage. As
,m such, this impedes the attraction of more prestigious employment uses seeking higher
development standards and controls on outdoor storage. Like other areas in Clarington,
,,,,,, the wide range or mix of industrial uses is not conducive to industries seeking a more
prestigious location.
5.3 In anticipation of servicing for these lands within the next 3 years, staff initiated work
late in 2002 to undertake a Servicing Review for the South Courtice Employment Area.
The objective was to plan for the infrastructure requirements, identify any constraints
and prepare a plan for the development of this area as a business park.
5.4 Shortly after receipt of this application, staff indicated concerns with the type of
development proposed relative to the vision in the Clarington Official Plan. The Zoning
By-law has not been amended to bring it into conformity with the Official Plan. At a
meeting on February 12th, 2003, staff indicated that notwithstanding concerns for the
617
REPORT NO.: PSD-050-03 PAGE 6
proposed use, the site plan application would continue to be processed while this matter
was reviewed further. At a meeting on March 14th, staff advised the applicant of the
servicing review being undertaken for the area but their application would continue to be
processed on a parallel track with the broader planning review of the area. By
proceeding on a parallel approach, the site plan issues could continue to be addressed.
5.5 As a result of the subject application, TSH was asked to complete the review to a
preliminary stage where there could be an understanding of some of the implications of
this application. These are as follows:
.r
• The total costs for municipal infrastructure would be between $18 million and $25
million. The costs of this infrastructure would be shared by the Municipality and all
landowners of the Business Park minus the lands which have previously been
approved for development (i.e. it is very difficult to-have a mechanism to have
existing industries participate in a servicing scheme). Approval of dry industrial uses
at this stage increases the development costs for the vacant lands;
• Two stormwater ponds are required to provide stormwater management for the east
and west halves of the South Courtice Employment Area. The conceptual locations
are shown on Attachment 2. Both quality and quantity controls will be required.
These storm water ponds would eliminate the need for private on-site storm water
ponds such as those existing and proposed on the applicants lands. A subwatershed
study needs to be completed to determine the details. Stormwater ponds are
typically installed by the first developer with front-ending agreements with other
landowners.
• The storm sewer system has not been designed at this preliminary stage. However,
it is likely that the storm sewer system servicing the lands north of the subject lands
would need to be constructed around the salvage auto auctions operation to the
storm water pond at considerable additional expense for the upstream developer.
• The salvage auto-auction proposal would appear to interfere with the optimum
transportation network but the preliminary network will be refined in the next stage of •�►
the study.
The approval of a dry industrial use in this location may present a difficult financial +
hurdle with respect to the equitable sharing of the cost of municipal services
infrastructure. As such, this proposal is premature.
618
"0
REPORT NO.: PSD-050-03 PAGE 7
..
5.6 It is staff's view that the industrial lands in South Courtice could become the premiere
°` industrial park for the Municipality. With or without ITER, there are enough locational
characteristics including imminent servicing that make these lands critical for future
Um economic development initiatives. It is staff's view that the proposal for the salvage auto
auction business would be an impediment to attracting key industries that could provide
the cornerstone for a new type of industrial setting in Clarington. In light of staff
concerns, PriceWaterhouseCoopers (PWC) was retained to provide an assessment of
im the feasibility of prestige employment uses in this area with the current development
and the implications of the proposal by 1151223 Ontario Limited. The assessment by
PWC forms Attachment 3 to this report.
5.7 With respect to prestige employment uses, PWC concluded that Prestige Industrial
frontage on Highway 401 should be protected for prestige industrial development. The
opportunity to develop Highway 401 frontage is a significant local economic
development opportunity. The Region's Economic Plan for the Millennium indicates that
Durham must create compelling and distinct places which lever on the Region's existing
and emerging key hard and soft infrastructure, target new technology parks and
identifies an Eastern Gateway location in Courtice. The South Courtice Employment
Area affords the Municipality with the opportunity to establish the preferred land use
pattern and standard of development for a prestige or higher order industrial area. The
lands exhibit many, if not all, of the requirements for a successful business park.
5.8 With respect to the salvage auto auction operation, PWC concludes that it is better
suited to a dry industrial area or a more peripheral location in the General Industrial
Area. The expansion of the existing use may seriously impede the Municipality's ability
to market and attract investment to the area and should not be permitted. The early
stages of development set the tone for further investment and establish a precedent for
the area.
5.9 It is staffs view that the salvage auto auction operation would have much the same
impact as a motor vehicle wrecking yard. Salvage motor vehicles are stored on site but
not stacked. Heavy machinery is used to move the salvage motor vehicles into place.
619
REPORT NO.: PSD-050-03 PAGE 8
There is limited dismantling (broken windows) but fluids are not drained (except
employees are permitted to obtain gas from the tanks). Tow trucks and larger trucks
enter and exit carrying the salvage vehicles. The Copart standard construction provides
for screen fencing to mitigate the visual impact. However, the facilities are much larger rr►
than standard wrecking yards. From the information obtained from interviews, it is
estimated that more than 2,000 motor vehicles could be stored on site at capacity. In
staff's opinion, the salvage motor vehicle auction business does not materially upgrade
the type of land use from a wrecking yard and would be perceived by other potential
industrial users as an undesirable neighbour, thus impeding the marketing of the South
Courtice lands for higher order users. .r
5.10 The applicant indicated that the salvage auto auction business could be considered
temporary. He proposed that as services are extended into the area, the business
could be relocated and light industrial buildings constructed. Staff do not consider that M'
this use will be a temporary use. There is a substantial investment in a facility that
makes it unattractive to move unless compelled to by reasons of limitation of size or
location. Neither would appear to be the case here. Even after the recent fire, Dom `s
Auto Wreckers has indicated that they could not consider moving.
5.11 The Clarington Official Plan provides criteria for lifting the holding provision contained in
the Zoning By-law. In staffs view, the lifting of the hold should not be undertaken by
virtue of the following:
i) the lifting of the holding symbol would not "implement" the policies of the Official
Plan but would, in fact, not conform to the policies of the Official Plan;
ii) The preliminary Servicing Review indicates that the subject site should drain to a
central stormwater pond at the south end of Solina Road. This would eliminate
the need for temporary, individual stormwater ponds on each site. A minor
watershed plan needs to be completed for the storm water management system
for this area, including a financing scheme and the lands acquired to construct
the stormwater management facility;
Detailed plans and cost sharing arrangements for the extension of municipal
services in the South Courtice Employment Area need to be completed. In staffs
view the proposal is premature.
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REPORT NO.: PSD-050-03 PAGE 9
5.12 The Municipality's zoning by-law review has been delayed due to other workload
priorities. A draft of the new zoning by-law for Urban Area was completed in 2000.
Municipal staff have been focusing on official plan and zoning provisions to implement
the Oak Ridges Moraine Conservation Act. These amendments are required to be
completed by October 22, 2003.
At the same time, staff have been receiving numerous inquiries regarding the South
Courtice Industrial Lands for uses which do not conform to the Official Plan vision but in
some instances conform to the existing zoning. In order to address this problem and
protect these lands, Staff will be bringing forward immediately an amendment to the
zoning for the South Courtice Employment Area.
5.13 The Business Development Officer of the Board of Trade has reviewed the opinion of
r. PriceWaterhouseCoopers with respect to the potential opportunity of the South Courtice
Industrial lands. She concurs that the Municipality needs to protect and market an area
of land for higher order industrial users.
.. 6.0 RECOMMENDATIONS
6.1 In considerations of the comments noted above, it is recommended that the application
by 1151223 Ontario Limited to remove the Holding (H) symbol be refused.
Attachments:
Attachment 1 - Key Map
M. Attachment 2 - South Courtice Industrial Lands
Attachment 3 - PriceWaterhouseCoopers Assessment
• List of interested parties to be advised of Council's decision:
Kevin Tunney
Tunney Planning Inc.
340 Byron Street South, Unit 200
Whitby, ON L1 N 4P8
Bill Labanovich
1151223 Ontario Limited
175 Osbourne Road, P.O. Box 195
Bowmanville, ON L1 E 2R3 _ 621
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ATTACHMENT 1
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HICHWAy 401 Zoning By-law Amendment
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Owner: 1151223 Ontario Limited
Applicant: Kevin Tunney of
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ATTACHMENT 3
PricewaterhouseCoopers LLP
145 King Street West
Toronto,Ontario
Canada M5H 1 V8
April 29, 2003 Telephone+1 416 869 1130
Facsimile+1416 863 0926
Direct Tel.416-814-5766
Direct Fax 416-815-5323
Mr. David Crome
Director, Planning and Development
Municipality of Clarington
40 Temperance Street
Bowmanville, Ontario "+
L1C 3A6
Dear Mr. Crome:
Re: Assessment of Business Park Potential
Highway 401 lands: South Service Road Between Courtice Road and Solina Road w
The Municipality of Clarington has requested that PricewaterhouseCoopers LLP undertake a
high level assessment as to the feasibility/viability of lands located on the south side of
Highway 401 between Solina Road and Courtice Road, with frontage on and access to South
Service Road, for higher order industrial uses more particularly prestige industrial. In
addition, Clarington has also requested that we review the implications of a site plan
application by 1151223 Ontario Limited for lands contained within the study area.
..rr
The lands in question comprise approximately 320 acres and have been designated as
"Prestige Industrial Area" along Highway 401 and "Light Industrial Area"back to the C.N.R
right-of-way. Zoning on the lands include M 1 (H) —Light Industrial and M2 (H) - General
Industrial, as well as a number of site specific M2 uses. At present, the lands are largely vacant
but for Mannheim Auto Sales and Clarington RPM Auto Wreckers, a smaller dry industrial +w►
operations. Full servicing to the area is planned for 2006.
In our opinion, to effectively respond to the question of the viability or feasibility of
developing these lands for higher order industrial uses, the municipality must first satisfy itself
with respect to three issues:.
.�r
• What is the level of support/demand for prestige industrial uses in Clarington and to a
more general extent, Durham Region?
r
PricewaterhouseCoopers refers to the Canadian firm of PricewaterhouseCoopers LLP and th other member firms of PricewaterhouseCoopers International
Limited each of which is a separate and independent legal entity. 621
VW PRICEWATERHOUSECOC)PERS
• Do these lands exhibit the necessary attributes to attract the higher order industrial
users?
• Is the use proposed by Copart Auto Auctions any more problematic than the current
use? Will it detract from the development of these lands for Prestige Industrial?
With these questions in mind, our work on behalf of the Municipality of Clarington has
included:
aw • A cursory review of the Region of Durham's investment attraction program as well as
efforts undertaken by the Greater Toronto Marketing Alliance, to attract select or
targeted industries, including the nature of demand that may result;
• A visual inspection of industrial lands along Highway 401 between Pickering and
Clarington's existing industrial areas in order to determine the overall quality and
availabiliy;
.. a A cursory review of Clarington's market position with respect to its ability to attract
interest in these lands, including plans for a link to Highway 407 and current servicing
plans for the area;
• Discussions with representatives of both the Municipality of Clarington and Board of
Trade as to the level of interest in prestige industrial uses in the municipality in
particular these lands;
• A cursory review of relevant Official Plan policies and Zoning Bylaw provisions as it
relates to employment area policies, specifically their support of prestige industrial uses;
and
• A review of the site in the context of the characteristics required for a successful
business park,based on our experience in corporate site selection and investment
.. attraction.
Background—Demand for Industrial land
In 2000, the Region of Durham undertook the preparation of an Economic Plan for the
Millenium,which was in tended to guide community and economic development efforts for
the first 3-5 years of the millennium. While it acknowledged that Durham Region was lagging
behind its GTA peers in economic development it also suggested that the Region was poised
to benefit from substantial investment in infrastructure and growth. This is particularly
ow relevant in light of:
6 25 (2)
PWaVATERHOUSECOOPERS Vo
• The route location environmental assessment for the extension of Highway 407
eastwards through Durham with north-south connections east of the Courtice urban
area due to be completed by 2004 with construction intended to begin thereafter;
• The Federal Government's current intent, in conjunction with the Greater Toronto
Airport Authority, to proceed with an international airport at Pickering with runway
operations due to begin in 2015; and
• The creation of the University of Ontario Institute of Technology in conjunction with .r
the Durham College campus in North Oshawa with classes set to begin in September
2003.
.r
It was also suggested that in order to advance growth and economic opportunity in the Region
that Durham must create compelling and distinct places which lever on the Region's existing
and emerging key hard and soft infrastructure. In particular it suggested that Durham must
target the creation of new technology parks built around the conjunction of land base with the
Highway 407 link, the 401 and proximity to GM's Autoplex in an"Eastern Gateway" location
in Courtice. '►
The report also indicated that the challenge of pulling growth to Durham is heightened by the
substantial stock of competitive lands available and currently being designated for
employment expansion elsewhere in the GTA compared to the much longer time frame to
advance serviced industrial lands in Durham. In the context of a shrinking supply of quality, „r
serviced industrial lands, it was further suggested that Durham needs to protect its remaining
Prestige Industrial frontage on Hwy 401 for prestige industrial development and that careful
consideration should be given to applications for other uses of employment lands. In the "►
absence of a compelling reason to locate in Durham, competing locations will continue to gain
a greater share of GTA employment and investment.
.�r
Economic development efforts to date in Durham Region have been focused around 7 sectors
-Agriculture/Horticulture, Automotive, Call Centres, Energy, Film, Plastics and Tourism. In
addition to the efforts of the Durham Region the Greater Toronto Marketing Alliance, which is *r
an investment attraction and marketing organization, of which Durham is a member, targets
companies/firms in the Information Technologies and Telecommunications, Automotive .r
Manufacturing, Manufacturing, Biomedical, Agribusiness and Call Centres sectors.
Each industry sector will employ specific and select site location factors to determine a sr
community's or a location's "fit"with respect to the proposed investment/expansion
opportunity. However, while there are many differences in the requirements of industry, there
is also much that they have in common. In many instances what a company will consider in so
choosing a location includes:
■ Access to a supply of skilled labour; 40
.r
626 (3)
PRICEWATERHOUSECOOPERS
w-
• Proximity to suppliers or customers;
• Clustering of other industries;
• Availability of serviced industrial land;
"' ■ Access to major highways;
• Cost of land and buildings; and
• An adequate sized parcel of land.
Notwithstanding Durham's efforts to attract investment on the basis of targeted industry
�. sectors, the opportunity to develop employment/industrial uses along Highway 401 is seen by
many communities as a significant local economic development opportunity. In many
instances the focus or target will be on a wide range of industries that require sites with easy
VW highway access and the high level of visibility afforded a highway location. In the context of
work completed for another assignment we undertook a high-level review of the type of
activity that has occurred along Highway 401 between Milton and London, Ontario. The
a• results of this review revealed a high preponderance of:
■ Warehouse/distribution/transport companies,more generally defined as logistics firms;
too ■ Automotive parts manufacturers
■ Hotels/motels;
■ Large format retail;
`" ■ Vehicle &transportation equipment sales; and
■ Manufacturing operations.
W. Our visual inspection of the industrial lands along Highway 401 in Durham Region suggests
that the same pattern of development is occurring throughout the Durham Region
aw communities. What is noteworthy however, is the amount of residential land that has occurred
along Highway 401, which overtime has had a significant impact on the amount of available
industrial/employment lands.
ow
While development along Highway 401 in Durham has proceeded, for a variety of historical
and cultural reasons largely, on a west to east basis, there is a significant opportunity to
'o contribute to/or create an eastern"gateway"to the Region, which is largely missing at this
stage in time. In our opinion, given the long-term timing to advance the development of
industrial/employment lands along Highway 407, demand for serviced industrial land with
im good or superior access to Highway 401 will continue. While the selection of Clarington site
for the proposed ITER development will further contribute to the demand for
.. industrial/employment lands in Durham, the development of the Pickering Airport is seen as
the catalyst for significant growth in the Eastern GTA.
w.
6 27 (4)
PRCUATERHOUSECCOPER5 so
to
Background—Characteristics of Successful Business Parks
It is widely recognized that in order to provide for expansion and
growth in a community, a
municipality must ensure that an adequate stock of serviced industrial land is available that
suits both the requirements of existing industry as well as new prospective industries.
However, there is more to this matter than simply ensuring that land has been designated for
industrial use. The environment for attracting new investment is highly competitive and
communities increasingly must give consideration as to whether their industrial/business parks
exhibit the key characteristic required to attract new investment. To this end there are several
key factors that should influence a community's efforts to advance their industrial inventory.
• Full Services
• Superior Highway Access
• Large Acreage .r
• Flat, Well Drained and a Uniform Shape
• Multiple Entrance Points
• High Visibility
• Isolated from Residential Neighbourhoods
• Separation of Commercial &Neighbourhood Traffic
• Architectural & Landscaping Guidelines
In general, Clarington's existing industrial areas do not exhibit the specific characteristics or
requirements for a successful business park. That is not to suggest that the areas themselves
have not been successful in attracting industry. However, if the intent is to attract a higher-
order industrial user and to provide a business park environment that ensures a higher standard .r
of development, it may be difficult for the municipality to advance these areas to outside
interests given the competitive environment that exists for investment attraction. A further
consideration with respect to the existing areas is that over time the industrial areas have a►
developed with a wide range or mix of industrial users that have included outside storage
users, salvage yards, obsolete or vacant industrial buildings and dry industrial uses
interspersed with more prestige manufacturing and office type development. wo
The `Courtice lands' afford the municipality an opportunity to establish the land use pattern ad
and standard of development for a prestige or higher order industrial area, largely in advance
of industrial users to the area. The lands exhibit many if not all of the requirements for a
successful business park and benefits from almost 1,630 metres of key frontage along 416
Highway 401 with easy access to the site from the Courtice Road interchange. Over time
another interchange is planned to the east with links to Highway 407. As well, unlike many of
the industrial areas along Highway 401 through Durham, the CNR rail line runs to the back of to
the site and does not impede visibility of the site from Highway 401.
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628 (5)
p N IcailATERHOUSEC�PERS
�
l- Of particular importance to the development of these lands will be the timeframe for the
servicing. While currently scheduled for 2006, in conjunction with the construction of a
sewage treatment plant, a key consideration in the marketing or positioning of these lands will
be the timeliness with which full services are provided. Another key consideration or catalyst
for the development of this area will be the nature and type of users that initially locate in this
area. In our opinion this will set the tone for the attraction of further development and
establish a precedent for the area. In keeping with this the corner of South Service Road and
Courtice Road should be treated as a key gateway site for any future business park. It is our
understanding that the Municipality has had a wide variety of serious development enquiries
r. regarding the future development of these lands, including a current opportunity of some
significance to the Municipality of Clarington.
We appreciate that Clarington is located at the eastern reaches of the GTA, and as such,the
type or scale of prestige industrial users that may be attracted to Clarington will not
necessarily be of the sort of industries locating in either Mississauga or Vaughan. However,
we believe that there is considerable opportunity to attract investment to this area. Many
401 communities as well as jurisdictions like Kitchener Waterloo or Peterborough have
benefited from the proximity to the GTA and the labour force it represents. As well,
Clarington should be able to provide a lower cost option than many other communities while
continuing to offer a high quality of life, access to quality labour force and proximity to GTA.
As noted earlier, Clarington has an opportunity to create a gateway location to the Region of
Durham ahead of the demand for employment land that is likely to result with the construction
of both Highway 407 and the Pickering Airport. In addition, the demand for suitable
.. employment lands in the Region coupled with the lack of industrial/employment lands along
Highway 401 is resulting in pressure to develop the"lungs of Durham"between Ajax and
r. Whitby. As time and opportunity permits it would be prudent to have the Clarington lands
positioned ahead of any efforts to open up this portion of Highway 401 to prestige industrial
uses.
aw
Impact of Site Plan Application
As noted earlier in our correspondence, one of the key considerations with respect to the
oft viability of the Courtice Lands as a business park for prestige industrial is whether or not the
use proposed by Copart Auto Auctions is any more problematic than the current use and
whether it will detract from the development of these lands for Prestige Industrial.
to
In our review of the site area we took note of the extent of the Mannheim Auto Sales
operation. While extensive in nature at 50 acres,the use is largely innocuous and to the
average passerby very much resembles a large parking lot—not dissimilar to a GO parking lot
or the nearby GM parking lot. However, the municipality should be mindful of the scale of
ow operation going forward.
i
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629
PRICMIATERHOUSECOOPER5 40
10
The only other significant use in the area is the focus of the site plan application mentioned at
herein. As indicated, an existing auto recyling operation, Clarington RPM, is proposing an
expansion to the current operation and conversion of the business to a large salvage auto
auction area. The existing operation gives the appearance of an auto salvage area, is small in r
nature and is fenced which serves to mitigate the view of the operation. As well it is located
along the east west extension of Osbourne Road, well away from Highway 401. The effect of
the expanded operation however, would be to permit a significant increase in the number of .r
salvaged and damaged vehicles/vehicle parts to be stored outside onsite while they wait for
direct or internet sale. In our view this type of operation would be better suited to an area
designated for dry industrial uses or a more peripheral location within a general industrial area do
rather than an area intended for prestige or light industrial uses.
We recognize that the proposed business park comprises in excess of 318 acres and that the go
uptake and development of these lands will require a long-term commitment on the part of the
municipality. We would be concerned however, that the municipality may seriously impede
its ability to market and attract investment to the area if it permits further expansion of the '
existing auto recycling operation. While it may be possible to fence and berm the operation in
an effort to mitigate the use, the scale of operation at 26 acres is a concern. A further concern .w
would be the precedent for the extension of a pattern of development that is not in keeping
with the policies or the intent of the municipality's official plan. If the existing use is to
continue at this location it would be appropriate to look at ways to further mitigate the use N
from properties along the Highway 401 frontage and include provisions in the Official plan
that limit the operation at its current size. Further consideration should also be given to
including provisions in the Official Plan that designate an area(s) of the municipality for dry .r
industrial uses. In our opinion this would help to alleviate problems like this in future where
dry industrial uses go into industrial areas in advance of servicing, creating conflicts both from
the perspective of land use and marketing with prestige and light industrial users. am
As noted earlier, Clarington's existing employment areas comprise a wide range and mix of
industrial uses/users. This pattern of development has evolved and changed over time as r
demand for industrial land in Clarington shifts and as growth in the Region moves from west
to east. In our opinion, the municipality should make every effort to protect the `pristine' g►
nature of the Courtice lands in order to afford the greatest opportunity for attracting a
concentration of prestige industrial development. In this way the municipality positions itself
to be more top mind with respect to investment opportunities to the Region. as
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630 (7)
...
C
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I
Findings
In summary we have found that:
vow ■ Durham's investment attraction efforts are impeded by a lack of available, serviced
industrial land. Prestige Industrial frontage on Hwy 401 should be protected for
prestige industrial development. Careful consideration should be given to applications
for other uses of employment lands
■ The opportunity to develop employment/industrial uses along Highway 401 is a
significant local economic development opportunity. This is particularly relevant in
.. light of the high level of demand, by a wide variety of industries and industrial users,
for sites with easy highway access and the high level of visibility.
■ Given the long-term timing to advance the development of industrial/employment
lands along Highway 407, demand for serviced industrial land with good or superior
access to Highway 401 will continue.
.. ■ The Courtice Lands, represent a significant opportunity to contribute to/or create an
eastern "gateway"to the Region, which is missing at this stage in time.
■ The `Courtice lands' afford the municipality an opportunity to establish the preferred
.. land use pattern and standard of development for a prestige or higher order industrial
area, in advance of industrial users to the area.
■ The lands exhibit many if not all of the requirements for a successful business park and
benefits from almost 1,630 feet of key frontage along Highway 401 with easy access to
the site from the Courtice Road interchange.
■ The early stages of development of these lands will set the tone for the attraction of
further investment/development and establish a precedent for the area.
■ The corner of South Service Road and Courtice Road should be treated as a key
.. gateway location for any future business park.
■ The proposed auto auction operation would be better suited to an area designated for
dry industrial uses or a more peripheral location within a general industrial area rather
., then an area intended for prestige or light industrial uses.
■ The expansion of the existing use may seriously impede the municipality's ability to
market and attract investment to the area and should not be permitted.
�» ■ Consideration should be given to including provisions in the Official Plan/Zoning By-
law that limit the operation to its current size.
■ Create a new land use category in the Official Plan to deal with and direct dry
industrial uses in the Municipality.
■ The Municipality of Clarington's Zoning Bylaw should be amended, to bring it in line
with the provisions and policies of the Official Plan.
(g)
631
PWaVATERHOUSECOOPERS .o
.0
I trust you will find that our remarks adequately address the issues raised in the context of the .i
current application and the longer-term approach the Municipality should adopt with respect to
the development of these lands. Should you wish to discuss this matter further please do not do
hesitate to contact me directly at 416-814-5766.
rr
Yours truly,
r
Lauren E. Millier
Vice-President +►
Real Estate Advisory Services
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arm EP R
WAW Leading the way
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PLANNING SERVICES
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: Monday, May 5, 2003
Report#: PSD-051-03 File #: PLN 33.4.6 By-law #:
Subject: PORT GRANBY PROJECT
COMMENTS ON THE METHODOLOGY FOR IDENTIFYING AND
EVALUATING ALTERNATIVE MEANS
RECOMMENDATIONS:
.. It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-051-03 be received;
... 2. THAT this report be forwarded to the Low Level Radioactive Waste Management Office
as the comments of the Municipality of Clarington on the draft "Methodology for
Identifying and Evaluating Alternative Means", dated March 2003, being undertaken as
•. part of the Environmental Assessment for the Port Granby Project;
3. THAT a copy of this Report and Council's resolution be forwarded to the Low-Level
- Radioactive Waste Management Office, Natural Resources Canada Energy Resources
Branch, and the Port Granby Project Community Advisory Committee.
Submitted by: Reviewed b aranklin Da d J rome, M.C.I.P., R.P.P. u,
Director of Planning Services Chief Administrative Officer
JAS*FL*DJC*sn
April 24, 2003
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
"" 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T (905)623-3379 F (905)623-0830
REPORT NO.: PSD-051-03 PAGE 2
1.0 BACKGROUND
1.1 Under an agreement that came into effect in March 2001, the Government of Canada
and the Municipality of Clarington agreed to work towards the clean-up and long term
management of low level radioactive waste (LLRW) currently located at the Port Granby
Waste Management Facility. The Project Description document for the Port Granby
Project (the Project), released in November 2001, defines the Project at a conceptual
level as essentially consisting of in-situ stabilization of the waste, reflecting a concept
adopted by Council in 1999.
1.2 The Environmental Assessment (EA) Scope document for the Project, released in July
2002, sets out the matters that must be addressed in the EA. These matters include
technically and economically feasible "alternative means" of carrying out the Project.
The Scope document defines alternative means as " ...the various ways, that are
technically and economically feasible, that the project could be implemented which are
local, are for the management of the wastes over the long-term and are functionally
similar to the project as proposed in the project description."
1.3 The LLRW Management Office (LLRWMO), as the Project Proponent, has developed a
draft methodology and criteria for identifying and evaluating alternative means to the
Project. The methodology essentially consists of screening ideas through filters using
evaluation criteria. The criteria to be used in the filtering and comparing of Alternatives
are termed Goals and Indicators.
1.4 The Proponent is seeking the community's input on the methodology and the evaluation
criteria through various means, including a public workshop held at the Newtonville Hall
on March 29, 2003. The Port Granby Project Community Advisory Committee (CAC)
has also reviewed the proposed Goals and Indicators. The Proponent will finalize the
methodology and criteria once all of comments have been received.
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REPORT NO.: PSD-051-03 PAGE 3
2.0 PURPOSE OF REPORT
'! 2.1 The purpose of this Report is to provide the Municipality's comments on the proposed
methodology and evaluation criteria developed by the LLRWMO for the identification
and evaluation of alternative means to the Port Granby Project. These comments are
indicated in italics in the report. In the preparation of the Municipality's comments, staff
drew on advice provided by the Municipality's peer review team, Hardy Stevenson and
Associates. This advice generally focused on the suitability of the proposed evaluation
methodology. The proposed methodology is shown schematically on Attachment 1 to
this report.
2.2 Staff also referred to comments made by the Port Granby Project Community Advisory
Committee (CAC) on the proposed goals and indicators that will be used as evaluation
criteria. The CAC prepared a memorandum to Council with their comments, which
.. forms Attachment 2 to this report. This memorandum indicates the Goals and
Indicators proposed in the draft methodology, the suggestions made by the public at the
workshop, and the CAC's comments.
3.0 OVERVIEW OF EVALUATION METHODOLOGY
"' 3.1 The methodology to identify and evaluate alternative means to the Port Granby Project
consists of a series of steps in which ideas are screened through filters, as outlined on
Attachment 1. The ideas that remain after each filtering step are redefined to a finer
level of detail prior to being screened through the next filter.
The evaluation criteria to be used in the filtering steps are called Goals and Indicators.
Goals are general requirements that must be met by any alternative being considered.
Indicators are derived from Goals and are the measures or criteria used to assess the
.,, ability of a particular alternative to meet a project Goal.
3.2 Comments: The title of the document suggests that the methodology only pertains to
NN. identifying and evaluating Alternative Means. However, the document describes a
process for qualifying concepts for waste management and disposal, of which
evaluating alternative means is only a sub-component. A title such as "Methodology for
,. - 635
40
REPORT NO.: PSD-051-03 PAGE 4
the Selection of Concepts for the Port Granby WMF" would more accurately reflect the .r
process.
to
Overall, the methodology for identifying and evaluating alternative means appears
sound and logical, and is similar to methodologies used in other federal EA processes.
4.0 STEP 1 (COMMUNITY INPUT, GOALS AND GOAL STATEMENTS)
4.1 The consultation process to receive and review comments on the proposed
methodology is considered as Step 1 in the process. This report with the Municipality's
comments is considered to be part of Step 1. As well, the goals for the Project, as •
expressed in goal statements, are developed in this step.
VW
4.2 Goals
Goals are general requirements that must be met by any idea being considered through wo
the entire evaluation. The Goals proposed in the methodology were drawn from a
number of sources, including the EA Scope document and the legal agreement. Four
general categories of goals have been identified — technical, community, economic, and
environmental.
Comments: A separate goal should be created for "human health and safety" While l
these factors are closely related to and largely imbedded in the "environment" goal,
there may be effects associated with human health that are not relevant to the natural .r
environment, and vice versa. A distinct goal for human health and safety will also
emphasize its importance in the evaluation process. .r
4.3 Goal Statements
The goals have been converted into goal statements that will guide the development of
Alternative Means and their assembly into Alternative Concepts for evaluation. Two
goal statements are of particular note:
• The project must protect human health and safety, and the environment.
• The project must reflect community values.
636
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REPORT NO.: PSD-051-03 PAGE 5
imp
Comments: The first statement should be divided to reflect separate goal statements
•- for the environment, and human health and safety.
The second statement should be modified to indicate that the project must reflect and
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protect community values and interests. The current wording is too vague and does
not give appropriate weight to the importance of community acceptance of the Project.
thm
am 4.4 Interpretation of Goal Statements
WW Both the CAC and the public at the March 29, 2003 workshop provided comments
regarding the factors that should be considered in the interpretation and application of
aw the goal statements (see Attachment 2).
Comments: The Municipality agrees that the suggestions made by the public and the
.. CAC on the interpretation of the goal statements, as indicated in Attachment 2, will
provide for an appropriate interpretation on the factors to be considered in the
interpretation and application of the goal statements.
"" It is noted that with respect to the goal statement for "community". the term can be
defined at many different levels, both geographically (e.g.: local, municipal, regional,
provincial) and in terms of time (i.e.: current residents and future residents). The values
and interests of all of these communities must be considered and balanced when
making decisions in the evaluation process.
5.0 STEP 2 - FIRST FILTER (THE IDENTIFICATION OF ACCEPTABLE APPROACHES)
5.1 A number of general ideas, called Approaches, have been proposed by various parties
including the public and consultants, that address how the Port Granby wastes should
be handled. Approaches that have been identified include:
a stabilization of the wastes on-site
■ the relocation of the wastes to a new long—term storage facility, and
0 moving the waste to another site elsewhere in Canada.
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REPORT NO.: PSD-051-03 PAGE 6
The first filter is intended to eliminate those Approaches that do not conform with the EA
Scope. The approaches that remain after the first filter are deemed to conform with the
.r►
EA Scope document and are called Acceptable Approaches.
.�r
5.2 Screening Criteria/Indicators to Identify Acceptable Approaches
.r
The screening criteria used in the evaluation methodology are called Indicators. They
are derived from Goals and are the measures or criteria used to assess the ability of a
particular alternative to meet a project Goal.
The Indicators used in the first filter take the form of three yes/no-type questions. These
questions are designed to eliminate those Approaches that do not meet certain basic
requirements, such as conformity with the EA Scope document. A single 'no' will
exclude an Approach or Alternative Means from further evaluation. The three questions
are indicated in the CAC's memorandum (see Attachment 2).
Comments: The three questions are appropriate subject to the following modifications:
The first question indicates "local"to be within the geographical area encompassing the
Municipalities of Clarington and Port Hope. Although this may reflect the language in
the EA Scope, it clearly does not reflect the legal agreement which specifies that the
new waste management facility must be in Clarington. The question should be modified
to remove the reference to Port Hope.
The third question asks if the Approach is functionally similar to the Project Description
for Port Granby. The term `functionally similar" needs to be defined (e.g.: using same
processes, methods and techniques) to allow the functional similarity between
Approaches to be determined.
6.0 STEP 3 (DEVELOP A LONG LIST OF ALTERNATIVE MEANS)
6.1 The Acceptable Approaches identified in Step 2 are broken down into Components.
These are the specific engineering techniques, works or systems that are needed to
fulfill a certain function. Each Acceptable Approach is composed of several
638
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REPORT NO.: PSD-051-03 PAGE 7
.,.
Components. For example, Components in the in-situ stabilization Approach would
include bluff stabilization, groundwater diversion, and the clean-up of existing
contaminated groundwater.
6.2 Once the various Components of each Acceptable Approach have been identified, a
long list of Alternative Means for implementing each Component will be developed.
�. Alternative Means are the different ways that each Component could be implemented.
For example, potential Alternative Means for the bluff stabilization Component include a
naturalized bio-engineered slope, and a rock-fill slope.
7.0 STEP 4— SECOND FILTER (DEVELOP A SHORT LIST OF ALTERNATIVE MEANS)
7.1 The second filter evaluates the various Alternative Means, which are the different ways
r
that each Component could be implemented. The filtering will be accomplished in two
parts. Each of these parts is discussed in more detail below. The results of this two
.f part filtering exercise will be a short list of Alternative Means for each Component.
These feasible Alternative Means and the Components they constitute will then be
assembled into complete solutions for implementing the Project. These complete
solutions are termed Feasible Concepts.
Comments: The second filter should be divided into a coarse screening stage and a
detailed evaluation stage. The coarse screening can be done initially by expert
judgment, while in the detailed evaluation the coarse screened options can be further
evaluated in a more methodical manner with a greater level of sophistication. Given the
large number of components involved for all of the Feasible Alternatives as well as the
large number of alternative means available for each component, this would help to
effectively narrow down choices without a lot of unproductive work.
w. 7.2 Part 1 - Eliminating Alternative Means
The first part of the filter is designed to eliminate Alternative Means that are not
technically or economically feasible, or are unlikely to meet regulatory requirements for
the protection of human health and safety, the environment or other regulatory
requirements. To avoid being eliminated, an Alternative Means must receive a positive
639
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REPORT NO.: PSD-051-03 PAGE 8
answer to a series of yes/no questions grouped under the technical, environmental, and .r
economic categories.
.r
The draft methodology proposed a number of questions under each category.
Workshops participants and the CAC were asked if the questions proposed in the so
methodology were the right questions, and if other questions should be added to the list.
The CAC's memorandum (Attachment 2) indicates the questions proposed in the draft ,,
methodology, as well as the comments made at the workshop and the CAC.
Comments: The Municipality agrees with the criteria questions proposed by the pubic to
at the workshop and by the CAC as indicated on Attachment 2, with the following
exception. The third question, under Technical, should be revised to read: "Can this
Alternative Means be relied upon to perform as designed with minimal maintenance
over the life of the facility? Emphasizing that an Alternative Means should operate with
minimal maintenance over 500 years will help to ensure the safety of the facility, the
public and the environment throughout that entire period.
7.3 Part 2 — Comparative Evaluation
The second part of the filter will be the application of Indicators intended to provide
quantitative measures for technical, community, environmental and economic criteria. A
matrix comparison approach will be used to compare and rank Alternative Means
according to how well they satisfy community, environmental, technical and economic
criteria. These steps are more qualitative and do not involve yes/no answers. Each
criteria is to be allocated a percentage or a value out of 100 based on its importance
relative to the other criteria in the group.
.r
As with Part 1, the workshop participants and the CAC were asked to rank criteria under
each category. The CAC chose to rank the criteria using a 1 — 5 scale, rather than
allocate weight out of 100. Their rankings of the Goals and the criteria in the
community, environmental, health and safety, technical, and economic categories are
rw
indicated in their memorandum (Attachment 2).
Comments: The criteria ranking as presented in the CAC's memorandum is appropriate •�►
for the comparative evaluation to be undertaken in Step 4, with the following exceptions:
640
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REPORT NO.: PSD-051-03 PAGE 9
■ Goals
■ the Technical criteria should be ranked as "1'; rather than "2" It is critical
that the approach used to manage the wastes over the long term be
technically sound.
■ Community Criteria
Given the anticipated life of the Project, a new criteria should be added to
reflect the potential impact on future residents, and be given a rank of 1.
Staff's comments on the proposed rankings have also been indicated on the CAC's
memo.
8.0 STEP 5 - OPEN HOUSE
.r The Feasible Concepts will be assembled into a Feasible Concepts Report that will
document the results of Steps 1 to 4. This report will be presented to the public at an
Open House currently scheduled for summer 2003, providing the public with an
opportunity to comment on the outcome of the first phase of the evaluation process.
Comment: The Open House in Step 5 should be held at a time other than summer
2003. Attendance at public consultation activities and events that are hosted during the
summer months tends to be low. Given the importance of the information to be
■■ presented at this Open House, it should be scheduled for a time when residents and
other interested individuals are most likely to participate.
The Feasible Concepts Report should detail how the various Approaches and
Alternative Means were generated, including any that resulted from the public
workshops held in June and October 2002. The Report should also clearly identify how
each of the Approaches and Alternative Means generated have been dealt with through
the evaluation methodology.
w. 9.0 STEP 6 — DESCRIPTION OF DETAILED CONCEPTS
The Feasible Concepts developed in Step 4 will be described in more detail to become
Alternative Concepts. Detailed Concept Descriptions will be developed for each
am Alternative Concept and will detail such matters as construction specifications,
.. 641
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REPORT NO.: PSD-051-03 PAGE 10
maintenance lifetime, monitoring requirements, technical performance, and cost
estimates. Community acceptance will also be addressed.
Comment: The Methodology should specify how community acceptance of the
Alternative Concepts will be determined. ,
10.0 STEP 7 (DETAILED COMPARATIVE EVALUATION)
In this step, all of the Alternative Concepts will undergo a detailed comparative
evaluation using the information contained in the Detailed Concept Descriptions and the
same comparison criteria used in the second filter. The Alternative Concepts that have
found to be the most suitable will be identified as Qualified Concepts and will form the
basis for project descriptions that will be considered in the EA. It is possible for more
than one Qualified Concept to be identified and thus be subjected to rigorous study
under the EA.
11.0 STEP 8 — QUALIFIED CONCEPTS REPORT AND OPEN HOUSE
The results of Steps 6 and 7, including the detailed comparative evaluations, will be
documented in the Qualified Concepts Report. The draft Qualified Concepts Report will
be presented to Council and the public for comment prior to finalization. This is
expected to occur in winter 2004.
12.0 CONCLUSIONS
The proposed methodology for identifying and evaluating alternative means is
somewhat complex and difficult for the average person to understand. However, the
comments on the methodology and the evaluation criteria provided by the public, the
CAC and the Municipality will ensure that the interests of the Municipality and its
residents are considered as various ideas for the management of the wastes at Port
Granby are evaluated.
Attachments
.r
No. 1 Methodology for Evaluating Alternative Means (Diagram)
No. 2 Memorandum from the Port Granby Project CAC
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REPORT NO.: PSD-051-03 PAGE 11
List of interested parties to be advised of Council's decision:
Ms. Sharon Baillie-halo
Uranium and Radioactive Waste Division
Natural Resources Canada
r, 580 Booth Street
Ottawa, ON
K1 7K8
Mr. Glenn Case, Director
Port Hope Area Initiative
,,,W Low Level Waste Management Office
5 Mill Street South
Port Hope, ON
ow L1A 2S6
The Port Granby Project Community Advisory Committee
.. c/o Planning Services Department
UW
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643
ATTACHMENT 1 rw
Methodology for
Evaluating Alternative Means
Develop List of Approaches from:
-Workshop Ideas; STEP 1
OPEN HOUSE -Conceptual Design Report; and
-EA Scope Document
FILTER TO IDENTIFY
FIRST FILTER ACCEPTABLE
APPROACHES XX rr
STEP 2
ACCEPTABLE APPROACHES
wl
COMPONENTS
STEP 3
ALTERNATIVE
MEANS i J
FILTER TO IDENTIFY
SECOND FILTER FEASIBLE ALTERNATIVE STEP 4
\ MEANS
OPEN HOUSE BUILD FEASIBLE CONCEPTS
STEP 5
FEASIBLE CONCEPTS
.r
DEVELOP DETAILED CONCEPT
DESCRIPTIONS
STEP 6
ALTERNATIVE CONCEPTS
DETAILED
COMPARATIVE STEP 7
EVALUATION
OPEN HOUSE (QUALIFIED CONCEPT(S) STEP 8
�) ■r
644
ATTACHMENT 2
eading the way
MEMO
TO: Mayor and Members of Council
FROM: Port Granby Project Community Advisory Committee
DATE: April 10, 2003
RE: Port Granby Project - Comments on Evaluation Criteria for
Alternative Means
As part of the Environmental Assessment process for the Port Granby Project, the Low-Level
Radioactive Waste Management Office (LLRWMO) has developed a Methodology for
identifying and evaluating Alternative Means to accomplish the Project. This methodology
identifies criteria that will be used to evaluate the various Alternative Means and Alternative
Concepts for managing the waste at the existing Port Granby Waste Management Facility.
It is important that the evaluation criteria identified in the methodology effectively reflect the
community's values. In this regard, the Port Granby Community Advisory Committee is
.. providing comments to Council on the evaluation criteria to assist Council in the preparation of
its comments to the Low Level Office.
The CAC's comments are attached to this memorandum.
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1 C 3A6 T(905)623-3379 F (905)623-0830
645
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Port Granby Project Community Advisory Committee
Comments on the Goals and Indicators
of the
Proposed Methodology for Identifying and Evaluating Alternative Means
Note:
Comments proposed by the methodology are indicated in normal front. Goals and indicators
suggested by the public at the March 29, 2003 workshop are indicated in italics, and those
suggested by the CAC are indicated in bold.
STEP 1 — GOALS AND GOAL STATEMENTS
1. Goals
• Community
• Environmental
• Technical
• Economic
• Human health and safety ;
2. Goal Statements
• The project must be technically feasible.
• The project must reflect and protect community values and interests .r
• The project must be economically feasible
• The project must protect human health and safety and the envwonmen
• The project must protect the environment.
3. Interpretation Of Goal Statements
i) The project must be technically feasible. 1W
• Long term (design life of 500 years)
• Quality assurance and quality control in design
• Able to be monitored and maintained for performance
• Robust to withstand impacts (e.g.: earthquakes, erosion, elements)
• Apply full range of engineering and scientific expertise
• Computer modelling to evaluate soundness of design over 500 years
• Capable of providing for retrieval of wastes
• Capable of providing for functional end use
. w
Port Granby Project Community Advisory Committee 646
Memo to Council
�- ■ Proven and currently available technology
■ A secure facility
-- Community input to selection of peer review team.
ii) The protect must reflect and protect community values and interests.
■ Protect human health, environment and way of life
■ Minimize disruption to community, businesses, agriculture
■ Harmonize with the landscape (aesthetics)
■ Ensure community peace of mind
Real-time, readily accessible and transparent access to monitoring data
.. • Agree to acceptable end use (e.g.: parkland, trails)
■ Ensure community not stigmatized by the presence of new waste facility
§ No expansion of the waste facility in the future
■ Preserve property values
w. 9 Consider local and broader interests.
iii) The project must be economically feasible.
• Protection of community values, human health and safety, and the
environment must take precedence over economic feasibility
• No long term burden to community tax payers
• Acceptable capital cost and long term management cost
■. Funds provided to deal with malfunctions, contingencies, etc.
• Funds provided to address harmful effects on property values
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.. Compensation to the farming community for harmful impacts on
farming operations
■ Independent body to deal with compensation claims
■ Provide funds to address communications needs re:perceived threats
■- Efficiency- direct funds to effectively direct issues.
Port Granby Project Community Advisory Committee _ L n 7
�.. Memo to Council U `t
iv) The project must protect human health and safety and the env#Gwrm-Rt_.
• Local and regional, short and long term health protection
• Safeguards during construction and operation
• Ongoing community reassurances
• Protection of worker health and safety
• Preventing dispersal of enclosed materials
• Extensive monitoring during and after construction ,r
• No radioactivity above background levels on-site and off-site after
construction if site is to be open to public
• No impact off-site during construction
• Ensure the quality of ground water and surface use or human use is
maintained. '
v) The project must protect the environment.
• Bio-physical and social environments
• Health of flora and fauna should be protected
• Zero tolerance for emissions
• No impact on VECs off site, during and after construction
• Extensive monitoring during and after construction
• QA/QC to ensure protection of Lake Ontario
• Consideration of future change (population, land use)
• Measures to ensure that there is no contamination of agricultural crops
on lands adjacent to the waste management facility
• Consideration of local and broader communities
• Ensure the quality of ground water and surface water.
STEP 2 - FIRST FILTER (THE IDENTIFICATION OF ACCEPTABLE APPROACHES)
1. Is the Approach "local", i.e. is it within the geographical area encompassing the •r
Municipalities of Clarington and Port Hope?
2. Can the Approach provide for the management of low-level radioactive wastes and
marginally contaminated soils over the long-term?
3. Is the Approach functionally similar to the Project Description for Port Granby?
.w
Port Granby Project Community Advisory Committee
Memo to Council
Comments
The 3 questions are appropriate.
■ Define "local" to reflect the legal agreement between the Municipality and the
Government of Canada.
■ The term "functionally similar" needs to be defined to include same processes,
methods and techniques
■ Consider. "Does the Approach have adverse effects outside Clarington/Port Hope?
■ Document the process of elimination.
■ Allow for the evaluation of ideas raised in the future
■ Status of 1978 EA Panel decision and 1999 CCAC report.
STEP 4 - SECOND FILTER
Part 1 — Eliminating Alternative Means
Technical Criteria Questions
■ Questions proposed in methodology
1. Has this Alternative Means been proven suitable for the site-specific conditions at
Port Granby?
■- . Some rewording suggested
• Include handling procedures
■- 2. Has this Alternative Means been successfully applied at full-scale operation?
• Question may be more suitable at comparative evaluation stage
3. Can this Alternative Means be relied upon to perform as designed with minimal
maintenance?
4. Can the performance of this Alternative Means be readily monitored and verified?
.M
■ Additional questions suggested at workshop
5. Does the Alternative Means require major infrastructure?
6. Can the Alternative Means be implemented in a timely fashion?
.. 7. Does the Alternative Means allow for retrieval of waste?
8. Does the Alternative Means rely on overly complex technology or systems?
Port Granby Project Community Advisory Committee
Memo to Council 649
Environmental Criteria Questions
■ Questions proposed in methodology
1. Is the Alternative Means capable of protecting the environment as specified by
Ontario and Canada regulations (e.g.: water quality objectives, contaminated soil
guidelines)?
• Consider current and proposed regulations/guidelines
2. Is the Alternative Means capable of meeting regulatory requirements to protect
human health (e.g.: radiation exposure standards)?
• Consider current and proposed regulations/guidelines
3. Does the Alternative Means meet other international guidelines and does it respect
international agreements?
■ Additional questions suggested at workshop
4. Does the Alternative Means consider social fairness/equity?
5.. Is the Alternative Means capable of meeting "community comfort"standards?
Economic Questions
• Questions proposed in methodology
1. Is the Alternative Means economically feasible?
• Clearly define "economically feasible"
• Additional questions suggested at workshop
2. Is the Alternative Means economically feasible in the long term?
• Questions proposed by the CAC
3. Is an Alternative Means that meets environmental and community objectives
being prematurely discarded because it is deemed not to be economically
feasible?
Part 2 — Comparative Evaluation
The proposed methodology suggests that the relative importance of the various goals and
criteria be determined by allocating points to each, to a total of 100 points. The CAC is of the
opinion that ranking is a more appropriate method for determining the relative importance of
goals and criteria. The tables presented below indicate the rankings (out of 5) suggested by
the CAC, with 1 being the highest ranking.
Port Granby Project Community Advisory Committee O
Memo to Council '
for
GOALS RANKING
.. 1, CAC Staff
Community 1
Y.. Environmental 1 1
Technical 2
.., Economic 5 40
Health and Safety 1
RANKING
COMMUNITY CRITERIA
CAC Staff
Criteria Proposed by Methodology
Ability to return lands to beneficial use 3
Potential to adversely affect adjacent or nearby lands/ Protection of 1
�. adjacent or nearby lands
Economic value to local communities 5
Criteria Proposed at Workshop
Protection of local ambience (general character of community)
.. Degree of disruption to community life (Socio-economic conditions)
Disturbance of visual quality of landscape 2
Aesthetic acceptability(Visual effects assessment)
Degree of detrimental effects on the community e.g.: truck traffic
(socio-economic effects)
Local community acceptance
r. Broad community acceptance 5
Criteria Added by Staff
Potential Impact on future residents
NOTE: Checkmark (,4 ) indicates staff concurrence with CAC.
Port Granby Project community Advisory Committee - 651
Memo to Council
.w
RANKING
ENVIRONMENTAL CRITERIA _
CAC Staff
Criteria Proposed by Methodology
Effects on atmospheric environment 1 v
Effects on aquatic environment
Effects on terrestrial environment 1
Effects on socio-economic conditions
Effects on geophysical environment 1 ,,
Radiation and radioactivity release levels 1
HEALTH & SAFETY CRITERIA RANKING
CAC Staff'
Criteria Proposed at Workshop
Long-term and short-term health and safety effects on workers 1 ,, UW
Long term and short term health and safety effects on the
public%ommunity
Animals (domestic and farm) 1 �"
Visitors 5
TECHNICAL CRITERIA RANKING
CAC Staff
Criteria Proposed By Methodology
Compatibility with site features (Compatibility of Project elements with
environmental features on-site) 1
Long term reliability, effectiveness and durability
Ease and level of monitoring required to verify performance 1
Experience with implementation 1
.ii
Port Granby Project Community Advisory Committee
Memo to Council
- 65 ?
,,. RANKING
ECONOMIC CRITERIA
CAC Staff
Criteria Proposed by Methodology
Capital cost 1
Operating and maintenance costs 1
Cost of future replacement or major repairs in event of failure 1
Criteria Proposed at Workshop/Deleted by CAC
Present day versus defe—rm-d rue-sts
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40
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Port Granby Project Community Advisory Committee _ 653
3
Memo to Council 1
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•
Leading the Way
REPORT
EMERGENCY & FIRE SERVICES
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: MAY 5, 2003
Report#: ESD-005-03 File #10.12.6 By-law#
Subject: MONTHLY RESPONSE REPORT — MARCH, 2003
Recommendations:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report ESD-005-03 be received for information.
Submitted by: Reviewed
Michael G. Creightoioj 4AMC .CMM111 Franklin Wu,
Director of Emergen Services/Fire Chief Chief Administrative Officer
MGC.Ily
901
REPORT NO.: ESD 005-03
PAGE 2
1
BACKGROUND AND COMMENT
1. BACKGROUND
1.1 Our report covers the month of March, 2003.It is our intent to provide Committee
with information relevant to this department, in a timely manner.
2. REPORT
2.1 The department responded to 202 calls in March and recorded total fire loss at
$697,400. A breakdown of calls responded to follows in the table attached.
*,StandbyJ
As indicated in the table attached, Station 1 part-time firefighters were activated eighteen
times, and Station 4 part-time firefighters 10 times in March to standby while Pumper 1
and Pumper 4 responded to emergency calls.
Also, in accordance with our response procedures,Pumper 4 provided coverage,twice in
March, at Headquarters Station in Bowmanville,while Pumper 1 was tied up at an +
emergency call.
902
r
EMERGENCY&FIRE SERVICES
MONTHLY RESPONSE REPORT
MONTH YEAR MONTH YEAR
ENDING TO ENDING TO
MAR/03 DATE MAR/02 DATE
CLASSIFICATION 2003 2002
PROPERTY FIRES
(Includes structure,chimney,vehicle 13 49 18 45
Miscellaneous e. .furniture,clothing,etc.)
UNAUTHORIZED BURNING
(Burning complaints) 4 14 5 8
FALSE FIRE CALLS
(Includes alarm activations- 25 92 30 86
accidental//malicious,human-perceived
emergencies/check calls e.g.investigate
unknown odour
PUBLIC HAZARD CALLS
(Includes propane/natural gas leaks, 20 64 38 71
fuel/chemical spills,power lines
down/arcing,C.O.leaks,etc.)
RESCUE CALLS
(Includes vehicle extrication/accidents, 28 136 49 113
commercial/industrial accidents,
home/residential accidents,water/ice rescue
MEDICAL ASSIST CALLS
(Includes assist to ambulance personnel with 84 280 70 252
respiratory and resuscitation emergencies
MISCELLANEOUS CALLS
(Incidents not found,assistance not req'd.by 28 73 23 91
other agency,call cancelled on route,etc.)
TOTAL CALLS 202 708 233 666
TOTAL FIRE LOSS $697,400 $1,259,650 $376,700 $464,050
NUMBER OF ALARMS BY STATION
ST.#1 ST.#2 ST.#3 ST.#4 ST.#5 TOTAL
107 16 10 60 9 202
NUMBER OF STANDBY CALLS BY STATION
ST#1 ST#2 ST#3 ST#4 ST#5 TOTAL
' 18 0 0 10 0 28
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE,ONTARIO L1C 3A6 T(905)623-3379 F (905)623-6506
- 903
%W arm n
REPORT
Leading the Way
CLERK'S DEPARTMENT
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
+r- Date: MAY 5, 2003
Report#: CLD-19-03 File #: By-law #:
%W
1` Subject: FIREARMS CONCERNS WITHIN THE MUNICIPALITY
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
f' recommend to Council the following:
w
1. THAT Report CLD-19-03 be received;
+w. 2. THAT a committee be formed to address the issues of Hunting with Shotgun versus
High powered rifles and the safety concerns of the community;
3. THAT the Terms of Reference and Mandate attached hereto as attachment#1 be
• adopted as the Terms of Reference and Mandate for the Clarington Firearms Safety
Committee;
4. THAT the Durham Regional Police, the Ministry of Natural Resources and the Ontario
Federation of Anglers and Hunters be requested to appoint one representative each to
sit on the committee;
5. THAT the Clerk of the Municipality advertise in the local paper for interested parties to
6 join the committee; and
6. THAT a copy of Report CLD-19-03 be forwarded to the interested parties listed for their
information.
Submitted by: atti me M. T. Reviewed by: Franklin Wu,
Y
ici erk Chief Administrative Officer
PLB*LC*TV*ct
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T 905-623-3379 F 905-623-6506
REPORT NO.:CLD-19-03 PAGE 2 of 4
BACKGROUND
On March 31 sc „a delegation appeared before Council to address concerns regarding Public
Safety in Clarington". Several Kendal area residents expressed concerns over a group of
Coyote hunters that, while in pursuit of their quarry, were discharging high powered rifles. Five
citizens spoke to Council regarding their concerns of"unlawful and unethical hunting" and the
use of high powered rifles as opposed to shotguns in the Kendal Crown Land.
Six delegates spoke to Council regarding the state of wildlife in the area, the legal use of
firearms in pursuit of specific quarry, and the impact of Coyote predation upon local livestock.
A spokesperson for the Ontario Federation of Anglers and Hunters informed Council of Federal
and Provincial Laws that regulate the use of firearms and the restrictions on hunting. A
spokesperson from the Ministry of Natural Resources, the department responsible for the
Kendal Crown Lands spoke of the recreational outdoor activity uses at that site. The Ministry of
Natural Resources spokesperson also informed Council that they have full jurisdiction at the
Kendal Crown land site regarding any illegal activities as they pertain to hunting and
trespassing, and all calls from the public should be directed to them and not the Municipality.
ISSUES
Within the geographical boundaries of Clarington there exists an urban and rural area. At the ,
present time the Municipality is experiencing growth in development in the urban area.
While the rural portion of the Municipality is dominated mainly by Agricultural uses there is a
limited expansion in this area as well, consisting mostly of estate residential properties. The
question that exists is one of expanding recreational uses (hiking, skiing) versus traditional
recreational uses (hunting). Can both co-exist in the remaining rural areas?
By-Law 2001-098 which regulates the discharge of firearms sets out conditions whereby a
firearm may be discharged within the Municipality. The by-law regulates what type of firearm
may be discharged (a calibre not greater than .275), on what type of land it may be discharged
(Agriculture and Environmentally Protected) and the setbacks that are required (300 metres)to
i.
REPORT NO.:CLD-19-03 PAGE 3 OF 4
discharge a firearm. The 300 metre buffer zone was also implemented around public centres,
• ie. schools, community centres and churches.
HIGH POWERED RIFLE VERSUS SHOTGUN
A high powered rifle is defined as a shoulder-fired weapon utilizing a relatively high-velocity
round. They are capable of accurate fire out to a few hundred metres. The term rifle
derives from the rifling of the barrel. Rifling is typically helical ridges formed on the inside of
%W the barrel through hammering or drawing. As the projectile engages the rifling it imparts spin.
The spin stabilizes the flight of the projectile once it has left the barrel, giving it greater
precision over long distances.
A shotgun is a shoulder-fired weapon. Most have barrels with smooth bores and fire loads of
t' multiple lead or steel shot. Shotguns are found in hunting, target shooting, military, police, and
"" self-defence applications. Shotguns can also fire slugs (a single large projectile)from smooth
or rifled barrels. Shot is effective to about 40 metres or less. Slugs are effective out to
about 100 metres or less. Shotguns are usually used at the shorter end of these ranges.
There exists within the Municipality various hunting seasons when either type of firearm may
be used in pursuit of game animals. The season and type of firearm used is regulated by the
Ministry of Natural Resources, and enforced by Conservation Officers. The only type of
hunting allowed within the Municipality that a high powered rifle can be used is for small game
animals such as foxes, coyotes, rabbits, hares, and raccoons. The Ministry of Natural
Resources also restricts the calibre of rifle in the Municipality to no greater than .275.
COMMENTS
Following the delegations on March 31, Council passed a resolution that a committee be
formed to address the issue of safety and the use of shotguns versus high powered rifles.
Staff suggest that the committee be comprised of interested parties from the following areas:
Durham Regional Police (One representative)
Ministry of Natural Resources (One representative)
Ontario Federation of Anglers and Hunters (One representative)
One local farmer
1103
REPORT NO.:CLD-19-03 PAGE 4 OF 4
One licensed trapper
Three citizens from the Municipality
One member of Council
One member of the Municipal Law Enforcement Division.
Following the advertising period, applications will be forwarded to Council for the Committee
appointments to be made.
ATTACHMENT #1: Terms of Reference and Mandate for Committee
Interested parties to be advised of Council's decision:
Glenn & Karen Flim Norm Monaghan
6143 Hillen Road 427 Trent Valley Road
R.R. #1 R.R. #4
Kendal, ON LOA 1 EO Brighton, ON KOK 1 HO
Greg Farrant, Government Relations Manager
Ontario Federation of Anglers and Hunters
P.O. Box 2800
Peterborough, ON K9J 81-5
John McKelvey John Almond
1411 Regional Road 42 Ministry of Natural Resources
Bowmanville, ON 50 Bloomington Road West
L1 C 3K5 Aurora, ON L4G 3G8
Arnot Wotten Detective Craig Greentree
1933 Concession Road 6 16th Division, Durham Regional Police Department
R.R. #1 Regional Road 57
Hampton, ON LOB 1 JO Bowmanville, ON
Richard & Florence Stephenson Eric Atkins
4346 Concession Road 6 4334 Concession Road 6
Kendal, ON Kendal, ON
LOA 1 EO LOA 1 EO
Keith Worden Bill Grealis, Vice President
32 King Street East Union Rod and Gun Club
Oshawa, ON L1 H 1 B3 3796 Concession Road 3
Newcastle, ON 1-113 11-9
1104
1r.
Attachment No. 1 to Report CLD-19-03
TERMS OF REFERENCE
�r.
CLARINGTON FIREARMS SAFETY COMMITTEE
v
1. MANDATE
The Clarington Firearms Safety Committee shall advise and assist the Municipality in
•• reviewing current Municipal by-laws related to the use of shotguns and high powered rifles and
addressing the safety concerns of the community.
2. COMMITTEE COMPOSITION
The Committee shall be composed of a representative of each of the following:
Municipal Law Enforcement Division
Municipal Council
Durham Regional Police
Ministry of Natural Resources
Ontario Federation of Anglers and Hunters
One local farmer
One licensed trapper
Three citizens from the Municipality
The Durham Regional Police, the Ministry of Natural Resources and the Ontario Federation of
Anglers and Hunters will be requested to appoint a representative to the committee. The
representatives of the farming community, the licensed trapper and the three citizens shall be
appointed from a list of applicants submitted to Council for selection.
3. COMMITTEE CHAIR
A Chairperson to preside over meetings and Committee business will be elected from
Committee members at the first meeting. The Council representative shall chair the first
meeting of the Committee.
1105
Terms of Reference—Clarington Firearms Safety Committee
4. DUTIES OF THE COMMITTEE
The Committee shall review the Municipality's current by-laws related to the use of shotguns
and high powered rifles and the safety concerns of the community. The Committee shall make
such recommendations as it sees fit for possible changes to the Municipal by-law. The
Committee may also, at its discretion, make recommendations and representations for
appropriate changes to provincial legislation. The Committee shall present a final Report to
Council for its consideration.
5. ABSENCES
If a committee member is absent for three consecutive meetings, they are deemed to have
forfeited their membership unless their absence is justified. In the event of a vacancy, Council
may appoint a person to fill the forfeited membership. a
6. COUNCIL ROLE
Council may review the composition of the Committee to ensure that it is representative of the
community and is working effectively. Council can, with or without the advise of the
Committee, make changes to membership composition to ensure the Committee's
effectiveness.
1106
low
arm n
Leading the Way
REPORT
CORPORATE SERVICES DEPARTMENT
L
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
bw Date: May 5t', 2003
V
Report #: COD-013-03 File # By-law#
t
L Subject: Tender CL2003-9, Electrical Services
Recommendations:
L It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report COD-013-03 be received;
2. THAT George Moore Electric, Bowmanville, Ontario, with bid prices of $30.00 per
hour for Journeyman Electrician and $15.00 per hour for Journeyman Electrician's
Helper be awarded the contract to provide Electrical Services, as required by the
Municipality of Clarington; and
3. THAT the funds expended be drawn from the various Current Budget Accounts.
L
Submitted by: - �� Reviewed b�
aJ�
"-Marie Marano, H.B.Sc., C.M.O. Franklin Wu,
Director of Corporate Services Chief Administrative Officer
f
Fred Horvath, RD R, RRFA,
Director of Operations
4
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1 ,. rte. _r•-.r r ^r..,,r�r- r',r^, f` } n•-
REPORT NO.: COD-013-03 PAGE 2
BACKGROUND AND COMMENT
Tenders were ubli I
p c y advertised and invited to provide Electrical Services as required by
the Municipality of Clarington for the period of May 2003 to April 2005.
Subsequently, tenders were received and tabulated as per Schedule "A" attached.
The bid prices represent a zero percent (0%) increase in the hourly rates over the 2000
tender prices. The required funds will be drawn from the various years Current Budget
Accounts.
Note, although the material cost for George Moore Electric is slightly higher than that of
the other bidders, the actual cost difference is difficult to quantify as each contractors
"cost" may be different.
For the information of Council, the Municipality of Clarington paid approximately
$39,000.00 to George Moore Electric for Electrical Service's during 2002. This is
comprised of approximately $18,000.00 for labour and $21,000.00 for parts.
George Moore Electric has previously provided satisfactory service to the Municipality of
Clarington.
After further review and analysis of the bids by Purchasing and the Operations Manager, it
is respectfully recommended that George Moore Electric, Bowmanville, Ontario, be
awarded the contract to provide Electrical Services to the Municipality of Clarington, as
required.
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T(905)623-3379 F (905)623-4169
1, 202
L
•
L Leading the vVay
Municipality of Clarington
SCHEDULE "A"
L BID SUMMARY
TENDER CL2003-9, ELECTRICAL SERVICES
BIDDER RATES
George Moore Electric Electrician $30.00/ hour
Bowmanville, ON Helper $15.00/ hour
Material Cost 25 %
Min. Charge Rate $30.00/call
Overtime Rates
Electrician $45.00/ hour
Helper $22.50/ hour
L Min. Charge Rate
Bert Snowden Electric Electrician $45.00/ hour
Bowmanville, ON Helper $20.00 / hour
Material Cost 15 %
Min. Charge Rate $45.00/ call
Overtime Rates
Electrician $67.50/ hour
Helper $30.00/ hour
Min. Char a Rate $45.00
Abacus Electric Electrician $39.50/ hour
Bowmanville, ON Helper $19.50/ hour
Material Cost 15 %
Min. Charge Rate $65.00/ call
Overtime Rates
Electrician $59.25/ hour
Helper $29.25/ hour
L Min. Charge Rate
I
L
1203
OTHER BUSINESS
MUNICIPALITY OF CLARINGTON
GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
RESOLUTION #
DATE MAY 5, 2003
MOVED BY
SECONDED BY
WHEREAS the Municipality of Clarington recognizes that the fitness industry, as a local
small business is at a disadvantage when directly competing with organizations that do
not pay the taxes that form a significant part of the small business owner's operating
expenses;
WHEREAS the Municipality of Clarington does not feel it is in the best interests of its
residents to complete with the fitness industry who are meeting the needs of the
community;
WHEREAS the Municipality of Clarington is committed to responding to opportunities
for business retention and attraction;
NOW THEREFORE BE IT RESOLVED
THAT the Municipality of Clarington hereby advised the local fitness facility owners that
it will not enter into direct competition with the local fitness industry in new facility
construction; and
THAT the Association of Municipalities of Ontario be advised of Council's decision, and
be requested to forward the resolution to the member municipalities for their
consideration.
HANDOUTS/CIRCULATIONS
GPA
Light Pollution
Issues and Solutions
May 5, 2003
Municipality of Clarington
GPA Committee
Outline
Components of Light Pollution
.i Environmental Effects
-i Good and Poor Lighting Examples
�j Evaluating Lighting
�j Initiatives
.j Planning Tools
Outdoor Lighting
See at night
Safety
Utility
Aesthetics
r-e Not all lighting is good lighting
�/ Quality rather than quantity
Understanding the Problem
Excessive illumination
.� Unnecessary illumination
.� Unshielded light fixtures
: i Misaligned light fixtures
�j Inefficient lamp sources
.j Lack of awareness
Components of Light Pollution
Glare
Light trespass
■ property and natural areas
�Lj Excessive wattage
�j Clutter and nuisance
J Sky glow
Components of Light Pollution
Da Upward Upward
Light : ` Reflected Light
P- 7�77,
Spill Light
r
3
Direct 'f it
Useful Light
x
Lim Trespass
Environmental Effects
-i Wasted energy production
Unnecessary greenhouse gas production
� Exacerbate climate change
Disruption to biorhythms (flora, fauna, human)
Negative aesthetics
�j Negative impact on rural character
�j Loss of night sky value
World at Night
No light pollution i MENEM Extreme light pollution
nrth America at Niaht I 4
- M
Great Lakes Area at Night
No light pollution = Extreme light pollution
•l [ • [ :
•16:1=.'10 [ •I :.We
D
•
Good & Poor Lighting
Lights recessed flush under
gas station canopy
Unshielded lights
throwing glare and
light trespass on
adjacent house
Good & Poor Lighting
Shielded light fixture
No glare
Better visibility
Unshielded light fixture
Glare
Impeded visibility
Good & Poor Lighting
Unshielded
Note intensity
of light on
house
Shielded
Note light
on ground
is unaffected
Good & Poor Lighting
Unshielded and poorly aimed lights
from this neighbouring use . . .
trespass onto this property
Good & Poor Lighting
Billboard lit from below
Spill of wasted light
Billboard lit from above
Can also help to light
amenity area below
Good & Poor Lighting
Excessive illumination
(from light source outside
Df top edge of this image)
prevents street light (on
pole in left of image) from
turning on , and causes
significant light trespass
Dn adjacent uses.
Good & Poor Lighting
Without skyglow
The sky the way it is meant to be seen
Protection of natural heritage
Typical view from urban area
Skyglow washes out view of
night sky
Principles of Good Lighting
Amount suited to task
"ON " only when needed
■ timers and motion sensors
Direct below horizontal plane
Light from above not below
�j Energy efficient lamps
• Low pressure sodium
�Lj IESNA lighting levels (handbook)
Evaluating Existing and New Lighting
Does it need to be lit?
For what purpose?
� To what lighting level (illumination) ?
�j Use of full cut-off (FCO) fixtures
Light trespass?
�j Glare?
�j Right kind of bulb?
Lighting Fixtures Compared
Roadway
Facade
Area/Parking Lot
Beware of any
lens sagging below
fixture housing
Good (FCO)
Lighting Fixtures Compared
Sports Field
Historical
Good ( FCO) Poor
, t
IF
Lighting Fixtures Compared
Rural/Farm
Residential
Good (FCO) Poor
" Model " Lighting
An exemplary use
of good lighting .
Adjacent houses
are not affected by
light trespass
" Model " Lighting
Only the area
needing to be
lit is lighted , and
there is no light
spilling into
adjacent areas.
Note lack of glare.
Good urban design .
" Model " Lighting
Note use of FCO
lights on facade.
Residential uses
to the left are not
affected by light
trespass or glare.
Amenity area is
very well lit and is
appealing .
" Model " Lighting
This is a view from
a municipal park
adjacent to the
building .
Note the effective
use of FCO lighting
on the building , and
that there is
no light spilling into
the park.
Local Initiatives
J City of Oshawa
Taunton Road full cut-off (FCO) fixtures
v FCO for new/replacement fixtures
V " Encourage" development community
J City of Pickering
Good OP policy
Some FCO in downtown
Whitby, Clarington
Some FCO
Regional Initiatives
:-j Light Pollution Abatement workshop
-i Arterial Road Corridor Design Guidelines
i Consideration of "lighting" in OP review
Provincial/Federal Initiatives
I i New Municipal Act
Infrastructure funding
■ municipal energy efficiency programs
■ mitigate greenhouse gas emissions
��j Torrence Barrens Dark Sky Reserve
New Municipal Act
Regulate outdoor illumination
Includes indoor lighting that can be seen
outdoors
J By-law shall not cause :
■ lights off while use conducted
■ signs off while open to public
■ lights off for emergency, safety, etc.
� Can still regulate w/o requiring lights off
■ i .e. require FCO, maximum lighting levels
Planning Tools
OP Policy
Conditions of DA
■ non-residential plans
Site Plan Control
■ illumination plan
Outdoor illumination by-law
■ glare
■ light tres pass
■ only FCO permitted/prohibit unshielded fixtures
■ no "uplight"
■ IESNA standards for maximum lighting levels
i
ViTkal ti
Resources
� CD
■ This presentation
■ Outdoor Lighting Code (by-law) Handbook
■ Lighting in the Countryside
■ Area Municipal OP Extracts
■ Other fact sheets
Links to other resources
■ IESNA Handbook
■ Outdoor Lighting Manual
■ Aesthetics of Parking
■ Web sites
Light Pollution
Q & A
.� Discussion
Presentation to Purpose and
Administrative Committee
Assessment of Business Park
Potential
Purpose of the Report
• To determine the level of demand for prestige
industrial uses in Clarington ;
• To determine whether the land has the necessary
attributes to attract higher order industrial ;
• To determine the implications of the site plan
application by 1151223 Ontario Limited .
Our Approach
• A review of Durham's GTMA investment attraction
programs;
• Visual inspection of Clarington industrial areas;
• Discussions with Board of Trade and Planning
Department;
• A review of the Official Plan and Zoning Bylaw;
• Assess "Courtice Lands" for business park potential .
Key Findings
• Durham's investment attraction is impeded by a lack
of serviced industrial land ;
• Opportunity to develop employment/industrial uses
along Highway 401 is a significant opportunity;
• The "Courtice Lands" represent an opportunity to
create an eastern gateway to the Region/GTA;
• The Lands exhibit many of the requirements for a
successful business park;
Key findings
• The early stages of development of these lands will
set the tone for attracting further development;
• The proposed salvage auto auction would be better
suited to dry industrial or general industrial use
designation;
• The expansion of the existing use may seriously
impede Clarington's ability to attract and market
higher order industrial uses to the area.
Recommendation:
• That the municipality create a new land use category
to direct dry industrial uses in the municipality;
• The the Zoning By-law be amended to bring it in line
with the provisions and intent of the Official Plan ;
• That the proposed application for the expansion of
the salvage auto operation not be permitted .
DEVELOPMENT APPLICATIONS FOR
PUBLIC MEETING UNDER THE PLANNING ACT
GENERAL PURPOSE AND ADMINISTRATIVE COMMITTEE
MEETING DATE: May 5, 2003
The purpose of today's Public Meeting is to provide the opportunity the public to voice
your comments on the development applications as submitted by various property
owners.
The procedure for the Public Meeting is as follows:
1. The Director of Planning Services will certify the notification requirements of
the application and then provide an explanatory note on the application.
2. 1 will ask the objectors to come forward first, then followed by supporters,
with the applicant speaking last.
3. Every person that addresses the Committee is required to enter your full
name and mailing address on the registrar to your right after you have
spoken.
4. We are required to advise you that in the event you decide to appeal a
decision of Council you must make a submission to Council before the
decision is made, otherwise, the Ontario Municipal Board may dismiss your
appeal without a hearing.
A. The order of applications that will be heard today are: (note to chairperson, this
statement is not applicable if there is only one application.)
1. Application: ZBA 2003-008
Applicant: Bill Qualtrough
2. Application: ZBA 2003-010
Applicant: Towchester Developments Limited
B. Now I would ask the Director of Planning Services to explain how and when
notices of today's meeting were given.
• The Planning Services Department sent public notice for the rezoning
applications, by first class mail on or before April 4 , 2 003 to all property
owners w ithin 120 m etres o f t he s ubject p roperty i n a ccordance w ith t he
latest municipal assessment record. Public notices were also posted on the
properties in question on or before April 4, 2003. The notice procedure
followed is in compliance with Ontario Regulations made under the
Planning Act.
2,
DEVELOPMENT APPLICATIONS FOR
PUBLIC MEETING UNDER THE PLANNING ACT
Are there any questions concerning the manner notices were served?
C. Now we proceed to deal with each of the applications.
The Director of Planning Services will talk about the process and describe each of
the proposed applications.
Director of Planning Services
1. Today's public meeting is only part of the public consultation process.
Committee.will not make any decision today. The application will be referred
back to staff for further processing and review.
Staff will prepare a subsequent report on the application for the
consideration of Committee at a later date. Those who have appeared as a
delegation today will be notified as to when the application will be brought
back for Committee's consideration. If you have any questions regarding
the application, please contact the Planning Services Department for further
information.
2. Application: ZBA 2003-008
Report No.: PSD-048-03
Applicant: Bill Qualtrough
b) Location: The subject property is located on the east side of
Main Street, Orono within Part of Lot 28, Concession
5, Township of Clarke.
c) Purpose and Effect: The purpose and effect of the application is to
permit the construction of a dwelling unit on private
services.
2.1 Objectors - Is there any person who wishes to speak in
opposition or to express any concern regarding
this application?
i) Name:
Address
-3
DEVELOPMENT APPLICATIONS FOR
PUBLIC MEETING UNDER THE PLANNING ACT
Concerns:
ii) Name:
Address :
Concerns:
2.2 Supporters - Is there any person who wishes to speak in support of
this application?
i) Name:
Address :
Concerns:
2.3 Applicant: - Is the applicant/agent present? Do you wish to
address the Committee? If so, please come forward.
i) Name:
Address
Concerns:
4,
DEVELOPMENT APPLICATIONS FOR
PUBLIC MEETING UNDER THE PLANNING ACT
3. Application: ZBA 2003-020
Report No.: PSD-049-03
a) Applicant: Towchester Developments Limited
b) Location: The property is located at 63 and 64 Goodwin Avenue,
Bowmanville.
c) Purpose and Effect: The purpose and effect of the application would
permit the construction of two (2) single detached
dwelling units, each having a frontage of 12 metres.
3.1 Objectors - Is there any person who wishes to speak in
opposition or to express any concern regarding
this application?
i) Name:
Address
Concerns:
ii) Name:
Address
Concerns:
3.2 Supporters - Is there any person who wishes to speak in support of
this application?
i) Name:
Address :
5"
DEVELOPMENT APPLICATIONS FOR
PUBLIC MEETING UNDER THE PLANNING ACT
Concerns:
3.3 Applicant: - Is the applicant/agent present? Do you wishes to
address the Committee? If so, please come forward.
i) Name:
Address
Concerns:
D. If any person who has not spoken and wish to receive further notice when these
applications are to be dealt with by the Committee in subsequent meetings, please
leave your name and address with the Clerks Department before you leave.
The Public Meeting portion of the agenda is now completed.
- May 5'h, 2003
- BACKGROUND
- SUPPORT
FOR
ZONING BYLAW
AMENDMENT
ON
_ 5909 MAIN STREET ORONO
(A SINGLE FAMILY RESIDENTIAL BUILDING LOT
120 FEET x 674 FEET BEING APPROX 1 .8 ACRES)
APPLICANT: QUALTROUGH
- OWNER: GUY
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May 5t", 2003
I have been asked by both, the present owners and the hopeful new
., owners, of this last available single family residential building lot on main
street, Orono to speak on their behalves and respectfully request from
Council, leniency in matters relating to the numerous and costly studies
often associated with a rezoning application.
INTRODUCING THE GUYS
The Guys are the present owners of this residential lot, and have owned
this lot since 1967. In the early 1980's an earlier council rezoned many
Orono village lots to require municipal water, prior to the issuance of
building permits. The Guys have always understood their lot was
exempt from this requirement, as theirs was a pre-existing lot, created
prior to the 1984 bylaw.
The Guys are now both elderly and retired. Recently Mrs. Guy has been
diagnosed with Aggressive Squamous Cell Carcinoma and Non-
" Hodgkin's Lymphoma.
The Guy's have an immediate need to sell their lot in Orono. Without
the mercy of Clarington council, the Guys will be faced with numerous
rezoning issues and reports, that will effectively cost the Guys many
thousands of dollars, and quite possibly many months of delays, at a
point in their lives when time and money are short.
..
r
INTRODUCING THE QUALTROUGHS
The potential buyers of the Guy's lot are the Qualtrough Family.
- The Qualtroughs have a handicapped, but growing son who urgently
requires a home with wheelchair access and mobility.
The Qualtroughs currently reside in a large 2-story 100 year old home in
Orono, that is unable to be adapted to wheelchair use. It is difficult and
increasingly dangerous for the family to carry their growing handicapped
son up and down the stairs, in their present home.
Over the past several years the Qualtrough's have been looking
unsuccessfully, for a home in Orono to accommodate their unique
requirements. The Qualtroughs would like to build a wheelchair
.. accessible home on the Guy property, in an effort to keep their family in
Orono, and minimize the disruption to the educational and social lives of
their other two young sons.
The Qualtroughs are young active members of the Orono community
volunteering on many boards and committees and organizations for the
- benefit of the entire community. Bill senior has been coaching soccer
and hockey teams in Orono for the past four years. Heather is the
., beaver leader, & Orono Play Group president, and an important
volunteer at the Orono Public School for the past 4 years. In her spare
time Heather and her boys participate in the Orono fair competitions
swimming lessons art classes, and contribute to many other aspects of
life in Orono.
The Qualtroughs are valuable members of the Orono community.
The Qualtrough's want to remain in Orono... but the Qualtrough family
requires as soon as possible, specialized wheelchair housing to suit the
- needs of their family.
Every young family is financially challenged today, but please consider
the additional financial obstacles of the Qualtrough Family, as they care
for their one handicapped son and his two other brothers.
Today, Council has an opportunity to either demand the Qualtroughs
allocate their limited financial resources to a host of costly planning
studies, that will only enrich consultants, planners, and engineers and
may add many months to the rezoning process.. . or on the other hand
Council can allow the Qualtroughs to re-direct their limited resources to
- the growth and enrichment of each of their 3 sons and the community of
Orono.
A Letter of Support is attached, and has been signed by all other Main
Street Orono property owners, on properties currently serviced by
private wells, to ensure Council is aware that the immediate
neighborhood community fully supports the application to rezone and
permit the construction of a new family home for the Qualtroughs.
Council's decision to reduce the consultants reports associated with this
re-zoning application would be fair, reflect good planning, and benefit the
families of the Guys, the Qualtroughs, the property owners living around
this lot, and the Orono Community.
Respectfully:
David Burns assoc brkr
' Re/MAX Eastern Realty Inc
40 Valley Dr
Millbrooke LOA 1 GO
April, 2003
r
To Whom It May Concern:
- We, the undersigned are writing in support of Bill and Heather Qualtrough's
application to rezone lot #5909 Main Street, Orono. We have no concerns
do regarding a home being built on this residential lot, or with the lot being
rezoned to accommodate a well.
.. Sincerely,
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I. Sandra& Roland Topper
5925 Main St.
Orono, Ontario
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905-983-8162
May 1, 2003
To: The Mayor's Office
The Municipality of Clarington
We are very pleased, and have no objection with respect to having Bill &Heather
Qualtrough purchase the lot next to ours for the purpose of building a family home.
This is an ideal piece of property for the needs of this family.
Sincerely, /17
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Sandra& Roland Topper
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Leonard F.Guy
Dorothea M.Guy
3285 Weald Road,
Victoria B.C.
V8R 6E4
17 March,2003
Council of the Municipality of Clarington
Subject
Re-zoning of 5909 Main Street, Orono,Ontario, LOB 1 M0,from R1 2 to R1-13
Concession 5 Pt. Lot 28 ,
Mr.Mayor,members of Council.
In September 1967, my husband and I bought two adjoining lots on the East side of Orono
Main Street Both lots were zoned Residential (R1) permitting the erection of a single family home
.. using private water and sewage services. We built a family home on the north lot and held the south
lot, registered separately in my name,for future development.
Over the years the Zoning bylaws have changed several times but the most significant
change took place in 1984 when By-law 84-63 came into being. This event followed a great deal of
fanfare by the Council of the day about the need to extend the public water supply as far as, or
beyond, the Taunton Road. As a result, all un-serviced properties in Orono were rezoned to R1-2
Urban Residential Exception. This effectively halted any further development of these properties by
,,. requiring the use of, as yet unavailable, public water services. Nothing published at that time
prepared anyone for the fact that a quarter century might pass before the promised public supply
became a reality.
When we reviewed this new By-law, we were encouraged by the fact that the Municipality
was planning to extend the water main past our property.in addition,the new By-law, like all previous
By-laws, contained legal non-conforming clauses, Section 3.5(a) and Section 12.3(c) which
appeared to protect our right to continue with the original plan to build using private services if public
services did not become available.
Section 3.5(a)of the Bylaw states
"a. LEGALLY NON-CONFORMING BUILDINGS AND USES
The provisions of this By-law shall not apply to prevent the use of any lot, building or
r structure for any purpose prohibited by this By-law If such lot, building or structure
was lawfully used for such purpose on the date of the passing of this By-law, so long
as it continues to be used for that purpose."
In the previous paragraph,the word"USE"is pivotal and is defined thus.
" 'USE. Shall mean,when used as a noun, the purpose or function for which a lot or
building or structure,or any combination thereof, is designed, arranged, occupied or
maintained and when used as a verb,"USE"shall have a corresponding meaning."
.r The lot in question was one of three adjoining lots that were designed and created in 1967
for the express purpose of becoming building sites using private water and sewage services.
Indeed, the size, shape and topography of the properties make them unsuitable for any other.use.
During the past 35 years we have continuously maintained the lot as a residential property by
" planting lawns and shade trees and keeping the place mowed and tidy, always anticipating that the
property would eventually become a building site for a single family home. The trees have even
been planted in a crescent shape in order to permit the erection of a dwelling without the need to
destroy any of the landscaping- The lots on either side were built upon in 1967, proving that soil
conditions in the area are eminently suitable for the use of private water and sewage disposal
purposes. Finally the lot has been taxed as a residential property throughout and the Municipality
has accumulated more than$20,000 in tax revenue in the process..
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40 Thus it would seem obvious that the property was lawfully'designed, arranged,occupied and
maintained' as a building site permitting the use of private water and sewage services prior to the
passing of By-law 84-63 and therefore, in accordance with Section 3.5(a), must be excluded from
the public water requirement imposed by that new By-law.
This conclusion is given further weight by the wording of Section 12.3(c)which states:
"MUNICIPAL SERVICING REQUIREMENT
.r. (c). Subsection(a)above does not apply to prevent the erection of a dwelling on a
lot which existed prior to the date of passing of this By-law......... provided that soil
and groundwater conditions are suitable for the installation of individual services.....
provided all other zone requirements are complied with."
.. In July 2002 we visited the Clarington Planning Department to discuss the matter and were
assured by a Planning Department staff member that the terms of the Bylaw would allow us to build a
single family residence, with private water and sewage services, on this property. Thus, when we
received a formal offer to purchase the lot in February 2003, we had no qualms whatsoever in
accepting the offer, believing the property to be a legally acceptable building site for this type of
dwelling.
You can imagine our shock and disbelief when we learned that the same Planning
Department staff member had now apologetically retracted the assurances given less than a year
previously, saying that a mistake had been made and that the property must be rezoned to Urban
Residentiat Exception(1111-13)because a request for a building permit constituted a change in use.
The suggestion that erecting a building on a vacant lot constitutes a change of use is
particularly puzzling for two reasons. First ti implies that this lot exists as a building site on which a
residence incorporating private water and sewage services may legally be erected, right up until the
moment that a permit is requested to build such a residence.. Second, if the policy is to be applied
consistently, a request for a permit to build on any vacant lot, regardless of the zoning Classification
in place would,again, require a re-zoning application to be made.
Finally, it goes without saying that the value inherent in this property will be decimated if the
Municipality refuses to granfbuilding permit until the public water service is extended,an event that
++r may well not occur in my lifetime.
This meeting has been called to consider the Planning Department insistence upon a re-
zoning application and, given the information provided above, I would fervently hope that this
Council would deal with it as expeditiously as possible in the manner most appropriate to the
circumstances.
wr (Mrs)D.M.Guy
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