HomeMy WebLinkAboutPD-23-98-;
~~
oN: oEV s~asa.ca~,HE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
REPORT
Meeting: General Purpose and Administration Committee File # ~iq ~-J' °17~G~94
Date: Monday, February 16, 1998 Res. #~%~~~ MI6 -Q~~
Report #: PD-23-98 File #: DEV 97-094 By-law # 1
Subject: REZONING APPLICATION -Global Automotive Recycling
PART LOT 8, BROKEN FRONT CONCESSION FORMER TOWNSHIP OF
DARLINGTON 405 LAKE ROAD
FILE: DEV 97-094
Recommendations:
It is respectfully recommended that the General Purpose and Administration
Committee recommend to Council the following:
1. THAT Report PD-23-97 be received;
2. THAT application to amend the Comprehensive Zoning By-law 84-63 of the
former Town of Newcastle, as amended, submitted by Plantactics Group
Ltd. on behalf of Global Automotive Recycling be Approved; and
3. THAT the amending By-law attached hereto be forwarded to Council for approval;
4. THAT the "H" -Holding symbol in the amending By-law not be removed
until such time the applicant has submitted an application for site plan
approval and entered into a site plan agreement with the Municipality;
5. THAT a copy of this report and the amending By-law be forwarded to the
Region of Durham Planning Department; and
6. THAT all interested parties listed in this report and any delegation be
advised of Council's decision.
1.
1.1
1.2
1.3
APPLICATION DETAILS
Applicant: Global Automotive Recycling
Agent:
Application:
1.4 Land Area:
Plantactics Group Ltd.
from "General Industrial (M2)" to permit
the development of an enclosed automobile
recycling facility
1.2 ha (2.96 acres)
b40
n
REPORT NO.: PD-23-98
2. LOCATION
PAGE 2
2.1 The subject property is located on the south side of Lake Road in what is
commonly referred to as the `South Bowmanville Industrial Park'. The
property will be municipally known as 405 Lake Road and is located in Part
Lot 8, Broken Front Concession former Town of Bowmanville.
3. BACKGROUND
3.1 The subject rezoning application was received by the Municipality of
Clarington Planning and Development Department on December 5, 1997.
The Public Meeting as required by the Planning Act was held January 5,
1998. The agent for the applicant was the only person to speak on the
application at the Public Meeting.
3.2 The applicant proposes to rezone the referenced property to permit an
automotive recycling facility within an enclosed building. The proposed
building will have a foot print of 5508 sq/m (59290 sq/ft). The proposed
structure will have a centre court, open to the sky, measuring 18 metres by
66 metres (see Attachment No.2). Therefore the actual floor area of the
building is proposed to be 4320 sq/m (46500 sq/ft).
3.3 A planning and information report was submitted in support of the
application detailing the proposed recycling process and components of
the proposed facility. Excerpts of this report are contained in Attachment
No.3. The proposed facility will receive vehicles by transport truck. The
vehicles will be unloaded at the rear of the building and stored in the
'centre court' while awaiting to be dismantled. The vehicles will than be
taken into the workshop where they will be dismantled at rate of
approximately eight (8) cars per day. The various vehicle components will
641
REPORT NO.: PD-23-98
PAGE 3
be catalogued and shelved. Components will be sold "over the counter",
delivered to licensed body shops or service stations, as well as placed in
container boxes for overseas shipping.
3.4 Applications for Certificates of Approval (Air) have been filed with the
Ministry of Environment and Energy as follows:
i) to use oils removed from the vehicles for heating the
building; and
ii) for a spray paint booth, used to do minor repairs to damaged
vehicle parts.
Fuel, anti-freeze and brake fluids are proposed to be filtered and re-used.
Car seats, tires and glass will be re-sold or re-cycled to LASCO along with
the chassis.
4. EXISTING AND SURROUNDING USES
4.1 The existing site is currently vacant
4.2 Surrounding land uses are as follows:
South: Canadian National Railway and vacant lands
East: vacant lands Draft Approved for industrial development
North: bulk fuel storage facility and vacant industrial lots
West: limited industrial development and vacant industrial lots
5. OFFICIAL PLAN POLICIES
5.1 Within the Durham Regional Official Plan the subject property is designated
"Employment Area". Lands designated as such shall be used for an array
of uses including manufacturing, assembly and processing of goods,
service industries, and warehousing. The application is deemed to
conform.
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REPORT NO.: PD-23-98
PAGE 4
5.2 Within the Municipality of Clarington Official Plan the subject property is
designated "Light Industrial". The predominant use of lands so designated
shall be for manufacturing, assembling, processing, fabricating, repairing,
research and development, and warehousing. The applicant is not
proposing to have any outside storage on site. The "centre court" of the
building, although open to the sky, is contained within the perimeter of the
building enclosure. The application is deemed to conform.
6. ZONING
6.1 The current zoning on the subject property is "General Industrial (M2)".
Under the current zoning by-law the M2 zone category provides the widest
range of permitted industrial uses. However, the description of the
proposed operation best complies with the defined term 'Motor Vehicle
Wrecking Yard'. This is defined in part as, "shall mean an establishment
where scrap motor vehicles are stored and/or dismantled and where used
motor vehicle parts are sold". This use is not listed as a permitted use
within the M2 zone, hence the need for rezoning.
7. COMMENTS
7.1 In accordance with departmental procedure the subject application was
circulated to a number of agencies and departments for comment. The
Central Lake Ontario Conservation Authority (CLOCA) advised they have
no objection to the rezoning application.
7.2 The Fire Department has advised they have no objection to the rezoning
application. Howeverthe following comments were provided in anticipation
of the site plan application. The Fire Department suggest that the use
appears to be a high hazard occupancy due to the spray painting booth,
643
REPORT NO.: PD-23-98
PAGE 5
therefore the building is required to be sprinklered. In addition, a fire
hydrant is to be located within 45 metres of the siamese connection of the
sprinkler system.
7.3 The Clarington Public Works Department advised they have no objection
to the rezoning application. However, a number of comments were
provided from both the Engineering and Building Divisions with respect to
site plan details. The following comments will be addressed through a
future site plan application:
i) Storm water from the site generally flows to the east to the Bennett Creek.
As a condition of site plan agreement the applicant is required to pay the
Municipality the appropriate share of the cost of future channelization
improvements required to the Bennett Creek;
ii) A Lot Grading and Drainage Plan shall be submitted which details the
configeration of the on-site storm sewer system (minor system) from this
site. Off-site drainage rates must be restricted to levels acceptable to
CLOCA;
iii) The applicant is required to make application for property access and is
responsible for any costs necessary to facilitate the construction of an
entrance from the property to Lake Road. Entrances to the subject must
be constructed to the Municipality's minimum standards;
iv) A performance guarantee estimate for external works which form a
connection to the development is required. These works include both the
entrance construction and storm sewer connection;
v) The building must be sprinklered, non-combustible construction, 1 hourfire
resistance rating for the roof and all supporting structure;
vi) Fire access routes must be provided to within 15 metres of the principle
entrance;
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REPORT NO.: PD-23-98
PAGE 6
vii) The exposing building faces on the east and west sides must have a 2
hour fire resistance rating with non-combustible cladding.
7.4 The Clarington Hydro Electric also had no objection to the rezoning.
However, advised a site plan identifying the exact location of the building
and detailed power requirements is required for site plan review.
7.5 Regional planning staff advised the subject site is designated "Employment
Area" within the Durham Region Official Plan. Lands within this designation
are to be used for manufacturing, assembly, and processing of goods,
service industries, storage of goods and materials, freight transfer,
transportation facilities and other uses. Recycling and processing of
materials, as is proposed with this operation is permitted in the
Employment Area. The subject site iswell-removed from the closest Living
Area designation and there are no concerns from a land use compatibility
perspective. The proposal is also considered to be supportive of the
Regional policies related to reduction, reuse and recycling of waste.
Municipal water supply and sanitary sewer is available from Lake Road.
No Provincial interest would appear to be affected by this application
except for the need to obtain a Certificate of Approval under the
Environmental Protection Act.
7.6 Ontario Hydro advised that they operate a 44kv overhead line on the Right
of Way indicated on the proposed plan. They have no objection to the
application, provided that their existing rights are maintained and no
change to the grade of the lands within the right of way occurs.
8. STAFF COMMENTS
8.1 The application filed at this time is for rezoning only. Should the rezoning
be successful an application for site plan approval is required prior to
645
REPORT NO.: PD-23-98
PAGE 7
development of the site proceeding. The applicant has indicated that a site
plan submission is being prepared and is expected to be submitted by the
end of the month.
8.2 The proposed automobile dismantling/recycling facility is to be a fully
enclosed operation with no outside storage. Delivery of vehicles and
loading of parts will be done through the loading doors at the rear of the
building, and the dismantling operation itself is done completely within the
building. Therefore, the operation is not considered to cause any negative
impacts on adjacent industrial uses.
8.3 The proposed rezoning is considered to be in conformity with both the
Employment Area policies of the Regional Official Plan and Light Industrial
policies of the Clarington Official Plan. Furthermore, it is supportive of
policies contained in both Official Plans that speak to sustained
development and Reduce, Reuse and Recycle. Auto wreckers have
historically been referred to as "eye sores" with contaminated soils. This
is as a result of past practices of being land extensive with open storage
of scrap motor vehicles. The proposed operation and associated rezoning
application is to permit a new form of auto wrecker which is fully enclosed,
and less likely to create soil contamination problems.
8.4 Although, the Ministry of the Environment and Energy does not issue any
specific certificate for the recycling or dismantling of automobiles, the
developer/owner is required to comply with Ministry regulations with
respect to the use of oils, fuels, tires, etc. The applicant has applied for a
Certificate of Approval (Air), from the Ministry of the Environment and
Energy for the use of oils for heating purposes, and the paint booth, to be
used for doing minor repairs to salvageable car parts.
646
REPORT NO.: PD-23-98 PAGE 8
9. CONCLUSION
9.1 In consideration of the comments contained within this report, and the
favourable comments received from the circulated agencies and
departments, it is recommended that Committee and Council approve the
zoning by-law amendment, as attached hereto, to rezone the subject
property to permit an autowrecker within an enclosed building. The "(H) -
holding symbol will be removed by By-law at such time as the applicant
has entered into a Site Plan Agreement with the Municipaltiy.
Respectfully submitted,
Franklin Wu, M.C.I.P., R.P.P.,
Director of Planning
and Development
cp*FW*cd
Attach.
February 6, 1998
Reviewed by,
~~
W. H. Stockwell
Chief Administrative
Officer
Attachment No. 1 -Key Map
Attachment No. 2 -Site Plan
Attachment No. 3 -Zoning By-law Amendment
Interested parties to be notified of Council and Committee's decision:
Global Automotive Recycling
116 Howden Road, Unit 10
Scarborough, M1 R 3E4
Plantactics Group Ltd.
28 Bellefair Avenue
Toronto, M4L 3T8
647
ATTACHMENT NO. 1
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ATTACHMENT NO. 2
Site Pian
Global Automotive
Recycling
Municipality of Clarington
Regional Municipality
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ATTACHMENT NO.3
BASIS OF THE PROPOSAL
The advent of new emissions control laws from the federal government, would
eventually mean that older vehicles will be taken off the road. This will directly
result in a increase demand to recycle automobiles. Global Recycling
Automotive is providing a safe, clean and new technology to recycle the
automobile that will essentially revolutionize the auto wrecking industry. This
new innovative system provides a simple and practical solution which will benefit
the environment and potential customers.
The proposed Recycling Automotive Facility is a desirable and compatible use in
the area. The surrounding uses are industrial activities and all storing of vehicles
will be within the Court Area of the building(Area E). The development of this
industrial facility at this location will not disrupt the surrounding area as it is
located in a appropriate area suitable to this use.
The proposed recycling facility is ideally located just south Highway No. 401 and
which provides a quick and direct link for the distribution of the product. A
provincial highway interchange is located in proximity to the site. The subject
property also has local ports nearby for overseas shipping.
The subject property is located near the distribution area of the recycle products
such as Lasco Steel. It is located in an industrial area and not near any
residential development.
Global Automotive Recycling has submitted an application for approval of air
emission from Ministry of the Environment to permit the use of recycled oil to
heat the facility. The boiler will provide hot water which will be circulating via
over head heat exchangers.
Global Recycling Automotive will generate local employment by providing
approximately 20 to 25 employment opportunities. The owners of the facility will
be moving to this location as it serves their needs in terms of commuting time.
The employee team will consists of management, network administrator, sales
staff, secretary/reception/ cashier, stock staff, mechanics and drivers. A three to
six week training program will be provided by Global Recycling Automotive to
ensure and provide, the state of the art technology used withiri the recycling
facility.
650
RECYCLING PROCESS
The step by step process of the recycling of the automobile at the facility is
described as follows:
STEP ONE
The individual automobile enters the building from the rear (Area G) via
transport trucks. The transport truck will be unloaded and all vehicles will enter
the building and parked in the Court Area (Area E). The automobiles will remain
in this area for no longer than 1 to 2 days prior to proceeding to the next step of
the process.
STEP TWO
The automobile will proceed to the Dismantling BaylWorkshop (Area F) where i
will be completely stripped by trained technicians. The remaining chassis of the
automobile will be return to the Court Area (Area E). The chassis will be
retrieved by Lasco Steel once a week for recycling.
All of the components from the automobile will be identified and organized by the
manufacturer of the product and product type. Each component will be given a
part number and a sticker fastened to the component. Global Automotive
Recycling will dismantle approximately 8 cars per day or approximately 40 cars
per week.
STEP THREE
The components will be shelved in the Warehouse Area (Area H). The
components will be packaged and engines will be placed on wooden skids. The
warehouse personnel will stock the shelving units according to the part number
that was provided. The warehouse personnel will provide a shelf number to the
part number.
The warehouse list that includes the part number, shelf number, quantity and
description of the component will be given to the personnel for cataloguing and
will be entered in the computer data base (Area I). This information will be
available to the local, regional, national and global markets via the Internet.
STEP FOUR
The customer can purchase the components from Area B. The sales personnel
will search the component requested and bring the package product from Area H
where it is stored to Area B directly to the customer. Please note that the
general public wilt not be allow into the Warehouse Area H.
651
STEP FIVE
Global Automotive Recycling will receive telephone requests from area
automotive service garages. These products will be delivered as a service to
the particular areas. Deliveries will occur at 10:00 a.m. and 3:00 p.m. Deliveries
will only be made to authorized service station garages.
Deliveries to the Facility will be from the rear of the building. There will be
container`s located in the rear of the building holding components that will be
shipped overseas. The containers are approximately 40 feet which are will be
loaded on a transport truck. The containers will take a minimum of 12 hours to
maximum 3 days to load and approximately one container will be shipped
overseas per month. These containers are similar to loading bays where the
opening of the container is within the building for loading. These container's are
owned by the shipping company and will be brought on site as needed.
STEP SIX
All the components of the automobile will have a destination. Crank case oil and
transmission oil will be used for heating. Fuel for the automobile will be filtered
and reused. Car seats are resold or recycled by Lasco Steel. Antifreeze and
brake fluid will be filtered and reused. Each chassis is sold to Lasco Steel for
recycling. Tires will be reused or an administration fee of one dollar is imposed
on tires that are recycled. Glass will be sold and glass that is damaged will also
be retrieved by Lasco Steel to recycle. The components parts will be resold.
STEP SEVEN
Global Automotive Recycling will have an Internet website to view the company
data base and inventory and will allow customers to purchase products directly.
Other special features such as job postings within the company, assist
customer's to locate a product that is not in stock and a link to information
regarding Clarington will also be provided.
652
THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY-LAW NUMBER 98-
being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law
for the Corporation of the Municipality of Clarington.
WHEREAS the Council of the Corporation of the Municipality of Clarington deems it
advisable to amend By-law 84-63, as amended, of the former Town of Newcastle to allow
the development of an autowrecker facility within an enclosed building (DEV 97-094);
NOW THEREFORE BE IT RESOLVED THAT the Council of the Corporation of the
Municipality of Clarington enacts as follows:
1. Section 24.4 "SPECIAL EXCEPTIONS -GENERAL INDUSTRIAL (M2) ZONE" is
hereby amended by adding thereto, the following new Special Exception 24.4.16 as
follows:
"24.4.16 GENERAL INDUSTRIAL EXCEPTION (M2-16) ZONE
Notwithstanding the provisions of Section 24.1 and 24,3, those lands zoned (M2-
16) on the Schedules to this By-law, shall only be used for a motor vehicle
wrecking yard within an enclosed building, with no outside storage."
2. Schedule "3" to By-law 84-63 as amended, is hereby further amended by
changing the zone designation from:
"General Industrial (M2)" to "General Industrial Exception -Holding ((H)M2-16)";
as shown on the attached Schedule "A" hereto.
3. Schedule "A" attached hereto shall form part of this By-law.
4. 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 1 ggg.
BY-LAW read a second time this day of iggg.
BY-LAW read a third time and finally passed this day of 1 ggg,
MAYOR
CLERK
- 653
This is Schedule "A" to By-law 98- ,
passed this day of 1998 A.D.
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