HomeMy WebLinkAboutPSD-017-05
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REPORT
PLANNING SERVICES
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: Monday, January 24, 2005
Report #: PSD-017-05 File #: ZBA 2004-025
APJl-tfN-()'o-
By-law #: ,Xo:5=-LO'S'
Subject:
REZONING APPLICATION TO PERMIT A LIGHT INDUSTRIAL USE
APPLICANT: 1524103 ONTARIO LTD. (HOLBURN)
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT report PSD-017-05 be received;
2. THAT the rezoning application submitted by 1524103 Ontario Ltd. to permit the
establishment of a light industrial development be APPROVED for the balance of the
lands and that the attached zoning by-law amendment be adopted by Council;
3. THAT all interested parties listed in this report and any delegations be advised of
Council's decision.
Submitted by:
i J. Crome, MCIP, R.P.P.
tor of Planning Services
Reviewed by:n ~~
Franklin Wu,
Chief Administrative Officer
CPIDJCldf
20 January 2005
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830
673
REPORT NO.: PSD-D17-DS
PAGE 2
1.0 BACKGROUND
1.1 Proponents:
1.2 Owner:
1.3 Rezoning Application:
1.4 Location:
1524103 Ontario Ltd. (Holburn Group)
1524103 Ontario Ltd. (Holburn Group)
To permit the development of a light industrial use.
Part Lot 5, Concession 1, former Town of Bowmanville, west
of Bennett Road and south of Highway NO.2.
1.5 Area:
Approximately 8 ha (20 acres)
2.0 LOCATION
2.1 The subject lands encompass the north portion of applicant's lands fronting on the south
side of Highway No.2, west of Bennett Road. The southern portion of the applicant's
lands were originally rezoned in June of this year.
3.0 BACKGROUND
3.1 On May 21, 2004 the application for rezoning was received by the Planning Services
Department. The proposal was to rezone the subject lands to permit a research and
development facility on the 19.8 ha site. A statutory pUblic meeting for this application
was held June 21, 2004. A zoning by-law amendment was approved for part of the
lands at the following Council meeting. The amendment allowed the following list of
uses:
. a business or professional office provided such use is accessory and incidental
to a permitted use otherwise specified herein;
. a dry light industrial use;
. research and development; and
. a research laboratory
3.2 On November 8, 2004, Council approved a by-law removal of holding by-law for part of
the lands originally rezoned in June which front on Bennett Road. This enabled the
commencement of construction of the first building proposed by the Holburn Group in
late November, 2004.
3.3 The report at this time is dealing with the balance of the lands not zoned in June of this
year, which are still zoned Agriculture.
4.0 SITE CHARACTERISTICS AND SURROUNDING USES
4.1 The site is currently vegetated along the Highway No.2 frontage and has a dwelling
fronting on Highway No.2. The site is generally flat sloping slightly to the south and
west. The lands have been tiled.
674
REPORT NO.: PSD-D17-DS
PAGE 3
4.2 Surrounding Uses:
East -
North -
West -
South -
agricultural lands
residences fronting on the south side of Highway No.2
agricultural lands
agricultural lands with no buildings, and Highway 401
S.O OFFICIAL PLAN POLICIES
5.1 The lands are designated "Employment Area" in the Durham Official Plan. A variety of
industrial uses are permitted in this designation.
5.2 The Clarington Official Plan designates the majority of the lands "General Industrial
Area" with the lands in the vicinity of Highway No. 2 being designated "Prestige
Employment Area". The predominant uses permitted in the Prestige Employment Area
designation includes professional, corporate and office buildings, data processing
centres, research and development facilities and light industrial uses within wholly
enclosed buildings. The General Industrial Area designation is the most permissive
industrial designation. The predominant uses include; manufacturing, assembling
processing fabricating, refining, warehousing, storage and repair and servicing
operations. The application conforms.
6.0 ZONING BY.LAW
6.1 The northern portion of the property is currently zoned Agricultural (A), hence the need
for the rezoning.
7.0 AGENCY COMMENTS
7.1 The application for all 19.8 ha of land was originally circulated to a number of agencies
for comment. The fOllowing is a summary of the agency comments received.
7.2 Central Lake Ontario Conservation Authority staff has reviewed the SUbject application
and advise they have no objections in principle to the development. They require a
stormwater management plan demonstrating conformity with the Bennett Creek
Stormwater Drainage Study (Dillon, 1986 and 1992) prior to the development
proceeding. Zoning approval SUbject to (H) holding symbol is supported. They
recommended removal of the holding symbol be withheld until the detailed information
has been provided to the Authority's satisfaction.
7.3 Regional Planning Department has provided a co-ordinated response on behalf of
Regional Works, Health and Planning. They advise that the lands are designated
675
REPORT NO.: PSD-017-DS
PAGE 4
"Employment Area" in the Durham Region Official Plan. This designation shall allow
lands to be used for industries and businesses. The rezoning application conforms.
Municipal water and sanitary sewer are presently not available to service the subject
lands. Extension of both these services is feasible, however the applicant will be
responsible for the full cost of extending services.
The Regional Health Department advised they support the application in principle.
Sewage flow rates for the proposed development must be established for the design of
the sewage system.
Baseline Road is a Type Arterial road in the Durham Official Plan. The Municipality is
encouraged to acquire sufficient road widening for the minimum Type A arterial roadway
width. Regional road Highway No.2 is a Type B arterial road, the applicant is required
to provide a road widening to accommodate 15m from centerline of the Highway No.2
right-of-way.
Regional Planning staff further advised that the potential for environmental site
contamination should be addressed through the processing of this application.
7.4 The Clarington Engineering Services Department has no objection in principle to the
rezoning application. Preliminary comments were provided with respect to
requirements to be considered as part of a future site plan application. The comments
advise of transportation requirements as identified in the Clarington Official Plan that
must be complied with. Grading and drainage requirements were specified, as well as
other engineering design standards and financial requirements to be satisfied.
7.5 Neither the Emergency Services nor the Building Division provided and concern with the
rezoning application. They both advised that on-site water will be required for fire
protection.
8.0 COMMENTS
8.1 The Holburn Group is currently constructing their Phase 1 building. This building has a
floor area of almost 3400 m2 (36,700 W) and will be privately serviced. However, full
services will need to be extended to the property for any further development and to
eventually service the building under construction. Holburn's plans for the lands include
the construction of two additional buildings for use by the Holburn Group by 2010. In
addition, Holburn wants to attract similar companies with an emphasis on medical
research and biotechnology. A concept plan for the Holburn Science Park has been
prepared (Attachment 2).
8.2 The Municipality is undertaking an Employment Area Study for the lands in east
Bowmanville. The purpose of this study is to examine the potential for an expanded
science and technology park beyond the 50 acre Holburn parcel. develop an overall
master plan and consider any necessary changes to the Clarington Official Plan and
Zoning By-law.
676
REPORT NO.: PSD-D17-05
PAGE 5
8.3 The rezoning of the balance of the Holburn lands at this time allows the site to be
marketed for the research and development uses. The Bowmanville East Employment
Area Study may identify additional uses or specific uses for certain locations in the
Bowmanville East area but this will not be compromised by the current rezoning.
8.4 Three additional uses, in keeping with the primary research and development use are
proposed. These include: a conference centre; a training facility, and; a day nursery. In
addition, the attached amendment proposes amend the 'M2-17' zone provisions by
deleting the term "a dry light industrial use" and replacing with the term "an assembly,
manufacturing, or processing plant within a wholly enclosed building or structure". This
allows more flexibility for future uses of the site at such time municipal services are
extended to the property.. With the Holding symbol in place all servicing issues will be
addressed prior to removal of the holding symbol.
8.5 With the completion of the concept plan for the development of the Holburn site, staff is
satisfied that the balance of the Holburn lands can be rezoned. This will allow
continued development of the Holburn Science Park, subject to site plan approval and
removal of the Holding symbol. Based on the list of permitted uses and the zoning
performance standards, a high quality research campus can be created.
9.0 CONCLUSIONS
9.1 In consideration of the positive comments received from the circulated agencies and
staff comments provided, it is recommended that the rezoning application be approved
subject to a holding (H) provision. The holding provision would be removed at such
time the detailed development plans and supporting studies have been submitted and
the applicant is able to address the provisions of the Official Plan with respect to
removal of the Holding symbol.
Attachments:
Attachment No. 1 - Key Map
Attachment No.2 - Concept Plan
Attachment No.3 - Zoning By-law
Interested parts to be notified of Council's decision:
Victor Rudick
Peter Newell
Royal Trust Tower
1524103 Ontario Ltd.
Ronald & Beatrice Whyte
Don Rickard
Peter Walker
Glenn Genge
Elizabeth Camenzuli
Eugene Douglas Dupuis
Terry Price
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. 678
ZBA 2004-025
Zoning By-law Amendment
l::::::::::::::::l Lands Subject To Rezoning
Applicant: 1524103 Ontario Ltd.
( Holburn Group)
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ATTACHMEINT 2
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HOLBURN
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ATTACHMEINT 3
THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY-LAW NUMBER 2005-
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 Corporation of the former Town of Newcas~e in
accordance with applica~on ZBA 2004-025 to permit a light industrial use on the subject lands;
NOW THEREFORE BE IT RESOLVED THAT the Council of the Corporation of the Municipality
of Clarington enacts as follows:
1. Section "23.3.11 LIGHT INDUSTRIAL EXCEPTION (M1-11) ZONE" is hereby amended
as follows:
i) by deleting "b) a dry light industrial use" and replacing with" b) an assembly,
manufacturing, or processing plant within a wholly enclosed building or structure" in
Section (2) i) b).
ii) by deleting the word "and" after the words "research and development use;" in
Section (2) i) c).
Iii) by adding "e) a conference centre;
f) a training facility; and
g) a day nursery".
In Section 2 i).
2. Schedule "1" to By-law 84-63, as amended is hereby further amended by changing the
zone designation from:
"Agricultural (A) zone to "Holding - General Industrial Exception ((H)M2-17) Zone" as
shown on the attached Schedule "A" hereto.
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, R.S.O. 1990.
By-Law read a first time this day of
2004
By-Law read a second time this day of
2004
By-Law read a third time and finally passed this day of
2004
John Mutton, Mayor
.
6 8 0 Patti L. Barrie, Municipal Clerk
This is Schedule "A" to By-law 2004-
passed this day of ,2004 A.D.
John Mutton, Mayor
Patti L. Barrie, Municipal Clerk
LOT 8
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