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HomeMy WebLinkAboutPD-127-97THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON DN: PD- 127 -97 REPORT PUBLIC MEETING Meeting: General Purpose and Administration Committee File # Date: Monday, September 22, 1997 Res. #(4)(1- � Report #: PD- 127 -97 File #: DEV 97 -061 By -law # Subject: REZONING APPLICATION CLARINGTON RECYCLING AND TRANSFER STATION INC. PART LOT 9, BF CONCESSION, FORMER TOWN OF BOWMANVILLE Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD- 127 -97 be received; 2. THAT the application to amend the former Town of Newcastle Comprehensive Zoning By -law 84 -63 submitted by Clarington Recycling and Transfer Station Inc. be referred back to Staff for further processing and preparation of a subsequent report pending receipt of all outstanding comments; and, 3. THAT the interested parties listed in this report and any delegation be advised of Council's decision. 1. APPLICATION DETAILS 1.1 Applicant: Clarington Recycling and Transfer Station Inc. 1.2 Agent: Glenda Geis 1.3 Rezoning Application: From "Light Industrial (M1)" Zone to an appropriate zone permitting the development of a 2,310 m2 waste processing and transfer facility. 1.4 Land Area: 2.15 ha (5.31 acres) ../2 O PD-127-97 '' 2.1 The subject lands are located at southeast corner of Lake Road and Port Darlington Road in Bowmanville (See Attachments #1 and #2). The applicant's land holdings total 2.15 hectares (5.31 ac). The property in legal terms is known as Part Lot 9, Broken Front Concession in the former Town of Bowmanville. 3. BACKGROUND 3.1 On August 1, 1997, Clarington Recycling and Transfer Station Inc. filed an application with the Municipality of Clarington to amend the former Town of Newcastle Comprehensive Zoning By -Law 84 -63. The purpose of the application is to change the current zoning from "Light Industrial (M1) Zone" to an appropriate zone permitting the development of a 2,310 m2 waste processing and transfer facility. Prior to submission of the application, staff met with the applicant to discuss potential issues regarding the development proposal. 4. EXISTING AND SURROUNDING USES 4.1 Existing Uses: Vacant land 4.2 Surrounding Uses: East: Vacant lands North: Existing industrial development and vacant lands West: Existing industrial and residential development South: Ontario Hydro line, C.N. Rail line, and existing industrial development 5. OFFICIAL PLAN POLICIES 5.1 Within the existing 1991 Durham Region Official Plan, the subject lands are designated "Employment Area ". Permitted uses include the processing of goods, warehousing, and storage of goods and materials. The application appears to conform with the policies. 6 I REPORT PD- 127 -97 PAGE 3 5.2 The subject lands are designated "General Industrial Area" within the Clarington Official Plan. Predominant uses within this designation include processing, warehousing, storage, and servicing operations. Accessory office uses are permitted provided that they are on the same lot and related to the main industrial use. Accessory office space is permitted to a maximum of 25% of the total gross building floor area. 5.3 The Clarington Official Plan may permit waste processing facilities for non -toxic materials such as paper, glass, metal, construction waste, and plastics within a wholly enclosed building or structure subject to a site - specific zoning application. A waste transfer station may be permitted by site - specific zoning provided it is integrated and part of a waste processing facility. Outside storage may be permitted on the property provided that it is properly screened from public view and shall generally not exceed 50% of the site area and a maximum height of 5 metres. Outside storage shall generally be located within the rear of the property. 6. ZONING BY -LAW CONFORMITY 6.1 The subject lands are currently zoned "Light Industrial (M1) Zone" which does not permit a waste processing and transfer facility. As the proposed use does not comply with the zoning by -law, an application to rezone the property is warranted. 7. PUBLIC NOTICE AND SUBMISSION 7.1 Pursuant to Council's resolution and requirements of the Planning Act, the appropriate signage acknowledging the application was erected on the subject lands. The required notice was mailed to each landowner within the prescribed distance. REPORT PD- 127 -97 PAGE 4 7.2 As of the writing of this report, no written submissions have been received. Five inquiries for information from area property owners have been received. The following concerns have been raised as a result of these inquiries: • The main concern is that waste will be stored outside. • This facility will result in odours or smells from the processing of the waste. • Truck traffic levels will increase on Port Darlington Road as a result of the application. • Noise levels in the area will increase from the traffic and facility operation. • If approved, the proposed use will have a negative impact on property values in the area. 8. AGENCY COMMENTS 8.1 The application was circulated to solicit comments from other relevant agencies. 8.2 The Clarington Fire Department has requested additional information regarding types of materials to be stored and recycled, and whether the building will have a sprinkler system. 8.3 The Clarington Public Works Department has no objections to the proposal subject to the following conditions: • Any entrances to the development must be located on Lake Road. • A lot grading and drainage plan must be prepared to demonstrate how stormwater from the property will be accommodated. • The applicant must satisfy all conditions of the Central Lake Ontario Conservation Authority regarding restrictions to post development stormwater drainage from the property. • Appropriate performance guarantees for storm sewer connections and entrance construction must be provided. REPORT PD- 127 -97 PAGE 5 8.4 Comments from the Clarington Building Division indicate that requirements with respect to fire separation between the office and the main warehouse, sprinkling of the building, fire access routes, and provision of fire hydrants must be addressed. 8.5 C.N. Rail has no objections to the application provided that the following conditions are fulfilled: • The applicant must install and maintain, at his own expense, a chain link fence with a minimum height of 1.83 metres along the mutual property line. • Any proposed alterations to the existing drainage pattern affecting Railway property must receive prior concurrence from the Railway and be substantiated by a drainage report to the satisfaction of C.N. Rail. 8.6 Comments still remain outstanding from the following agencies: • Durham Regional Planning Department • Durham Regional Public Works Department • Central Lake Ontario Conservation Authority • Ministry of Transportation • Clarington Hydro • Ontario Hydro • • • • 9.1 The following section provides a description of the application based on information provided by the applicant. Incoming Materials The facility will only accept industrial, commercial, institutional, and construction waste from the Municipality of Clarington and surrounding areas. No hazardous, toxic, nuclear, or biomedical waste will be accepted at this facility. All waste will ry be transported in accordance with the requirements of the Environmental Protection Act and the applicable Ontario Regulations. The facility will receive, on average, up to 350 tonnes of mixed waste per day. No more than 299 tonnes of waste per day, on average, will be transferred to disposal at landfill sites. The remaining 51 tonnes of materials are recyclable and will be shipped to markets. Building and Site Operations The sorting of recyclable materials and transfer of waste will occur within a 2,310 m2 building (See Attachment #3). The building will be used to receive waste, sort all recyclable materials from the waste stream, and load all remaining waste destined for disposal into trailers. All operations will occur within the building. Incoming trucks will access the building through three ground level doors at the northern end of the building, back into the building, and unload the waste onto the receiving area. Recyclable materials will be sorted into roll -off containers which will be delivered elsewhere for further processing. The remaining waste will be covered and loaded onto open top trailers at the southeast and southwest corners of the building. Administration offices and staff areas are located at the northeast corner of the facility. 6 13 Xam Recovered Materials The types of materials which will be sorted will depend on available markets and material quality. Depending on the waste stream composition, the following materials may be sorted for recycling: • ferrous and non - ferrous scrap metals; • office paper, corrugated cardboard, and mixed paper; and /or • plastics. Storage of Waste All waste will be stored in a 21 metre by 21 metre area within the building. This area will be used to hold incoming waste prior to loading into trailers for delivery to landfill disposal sites. The storage area could accommodate an estimated 250 tonnes of waste. Projected Traffic Volumes The applicant estimates that approximately 35 loads of waste will be received at the site during each day of operation. Between Monday to Friday, this represents and average of 2.2 vehicles per hour. Due to fewer operating hours on Saturday, the average traffic would increase to 3.2 vehicles per hour. Approximately 10 loads of recyclable and 10 loads of waste would be removed from the site during each day of operation. Between Monday to Friday, this represents and average of 1.2 vehicles per hour. Due to fewer operating hours on Saturday, the average traffic would increase to 1.7 vehicles per hour. The lower traffic counts are due to larger trailers leaving the site. As a result, total traffic levels between Monday to Friday would average approximately 3.4 vehicles per hour while on Saturday, the average traffic would increase to approximately 4.9 vehicles per hour. REPORT Odour Control The applicant proposes to construct atypical 16.8 metre stack to vent all exhaust air. A fan will blow the exhaust air from the building at a rate of 850 m3 from the building through the stack into the atmosphere. Additional exhaust stack modelling is being prepared by the applicant which will provide site - specific information on stack height, exhaust fan size, and impact on neighbouring residential areas. As all operations are being conducted within the building, the spread of odours is controlled. All trailers which are loaded with waste destined for landfill sites are tarped for odour control. Noise Control All noise from the heavy equipment, sorting, loading, and exhaust fan operation will be contained within the building. There will be noise from trucks operating outside the building. Dust Control The internal access road will be paved to reduce dust. Hours of Operation Waste will be accepted between 7:00 am and 11:00 pm Monday through Friday and 7:00 am and 6:00 pm on Saturday. Waste will be sorted and loaded into out -going trailers within the building between 3:00 am and 11:00 pm Monday through Friday and 3:00 am and 6:00 pm on Saturday. {J REPORT • Loaded trailers will leave the site between 6:00 am and 11:00 pm Monday through Friday and 6:00 am to 6:00 pm on Saturday. Site Access The facility will be accessed from an entrance located at the northeast corner of the property. The driveway will be 12 metres in width and leads to a weigh scale, before proceeding to the receiving and loading areas. Site Security A 1.8 metre chain link fence will be erected around the entire site for security purposes. Access to the facility can only be gained through the locked, main gate at the Lake Road access. 9.2 An application by the applicant has been submitted to the Ministry of Environment and Energy for a Certificate of Approval to operate the proposed facility. 9.3 The applicant has indicated that hazardous, toxic, nuclear, or biomedical waste will not be accepted at this facility in the future due to the additional design and approval considerations required. In addition, this type of use would not be permitted without official plan amendment and rezoning applications. 10. STAFF COMMENTS 10.1 As the purpose of this report is to satisfy the requirements for the Public Meeting under the Planning Act, and considering the number of outstanding comments, it is respectfully requested that this report be referred back to Staff for further processing and the preparation of a subsequent report. `SIG REPORT • Respectfully submitted, Franklin Wu, M.C.I.P., R.P.P., Director of Planning and Development RH *FW *km Reviewed by, W. H. tockwell Chief Administrative Officer Attachment #1 - Key Map Attachment #2 - Proposed Site Plan Attachment #3 - Proposed Building Elevations Interested parties to be notified of Council and Committee's decision: Clarington Recycling and Harold Drake Transfer Station Inc. 70 East Beach Road 1715 Scugog Line 4 Bowmanville, Ontario Port Perry, Ontario L1 C 3K3 L9L 1-91- 1 B3 Greg Potter Attn: Bransar Holdings Limited 17 Elkwood Drive West Hill, Ontario Glenda Geis M1 C 2C2 Box 36 Attn: Janet Gilson R.R. #2 Bowmanville, Ontario L1 C 3K3 Zuhair Rabia 3309 South Millway Blaney McMurtry Stapels Friedman Mississauga, Ontario 20 Queen Street West 1-51- 3P6 Suite 1400 Toronto, Ontario Doug Vanderkooi M5H 2V3 Attn: Arthur Shapero 124 Cove Road Bowmanville, Ontario Li C 3K3 REPORT PD-127-97 PAGE 1M Joyce Egan 120 Port Darlington Road Unit 15 Bowmanville, Ontario L1 C 3K3 Port Darlington Marina Villas Newcastle Condominium Corporation #3, 6, & 7 120 Port Darlington Road Unit 15 Bowmanville, Ontario Li C 3K3 c/o Joyce Egan �fu ATTACHMENT #1 SUBJECT SITE LOT 10 LOT 9 LOT 8 V) BA"E IN A T N �' Z m HI�HwAY � 401 co p L4 (E W o� o � �q z T � O EA CH m o D v H Z �ANAO /A O 1 W Y O m TF(AsT B�CH � ME LAKE ONTARIO A BOWMANVILLE DEV. 97 -0.61 KEY MAP 619 ATTACHMENT #2 r a _ a' i .D . I ;I I e " l 7n ! N ��� � •�Po� m uA stl I A IRA 0 % a I ti a I C g 4( Zi ! 3 m.CD r e 80y 3 3 4 pp SOA 0 dJ Z $ ATTACHMENT #3( � I , ! l 7 \ �( - � / \ --- -- - - - -- ----- - - - - -- % / 7 � / ^ d � -- , -� -� -- q q 9 q 7 O ƒ � � -� - - - -- -� - § ! @ ± PI© q�)` / \ /KR| ! % / �ƒ « y[ S /§� ©y/ y! . ATTACHMENT #3 622 A � I � 7 - §\ @ ®\ Dk \ / ) § / �� - -- -� - ¢ � -- -� - - - � � ,� -- -� - - - -- -� - - - � - - - -- -� - - - -- -� � - - - -- «� PI© q )` � 2� glRl , am lo j N z . \ , . 622