HomeMy WebLinkAboutPSD-001-13 lar� n
Leading the Way REPORT
PLANNING SERVICES DEPARTMENT
PUBLIC MEETING
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: January 7, 2013 Resolution #: --009-1 By-law #:
01-0/1—/l
Report#: PSD-001-13 File #'s: ZBA 2012-0023 and SPA 2012-0034
Subject: AN APPLICATION FOR TEMPORARY REZONING TO PERMIT OUTDOOR
STORAGE OF PRE-ENGINEERED PANELS
FOR A MAXIMUM OF THREE (3) YEARS
APPLICANT: ALPA PRE-ENGINEERED PANEL SYSTEMS INC.
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-001-13 be received;
2. THAT provided there are no significant concerns during the Public Meeting to the
rezoning application submitted by Alpa Pre-engineered Panel Systems Inc. to
change the zoning to permit the temporary outdoor storage of pre-engineered
panels for a maximum of three (3) years be approved;
3. THAT the by-law to change the Zoning By-Law contained in Attachment 2 be
passed; and
4. THAT all interested parties listed in Report PSD-001-13 and any delegations be
advised of Council's decision.
Submitted by: Reviewed by: '
avi . Cro e, MCIP, RPP Franklin Wu
Director, Planning Services Chief Administrative Officer
CS/CP/df
18 December 2012
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T (905)623-3379 F (905)623-0830
REPORT NO.: PSD-001-13 PAGE 2
1. APPLICATION DETAILS
1.1 Applicant: Alpa Pre-engineered Panel Systems Inc.
1.2 Agent: Ivano De Carolis
1.3 Rezoning: Zoning change from "General Industrial (M2)" zone to permit
temporary outdoor storage of pre-engineered wood panels
and trusses for a maximum of three (3) years.
1.4 Location: 1720 Baseline Road, being Part Lot 29, Concession 1,
Former Township of Darlington (Attachment 1).
2. BACKGROUND
2.1 Alpa Pre-engineered Panel Systems Inc. manufactures pre-engineered wood
floors, walls and trusses (panel systems) for the construction of new homes. The
company currently employs 70 people. The company has been quite successful
but has run out of room on the manufacturing site situated at 17 Cigas Road in
Courtice. Delivery of a large shipment of final products has been delayed, making
on-site storage even more problematic.
2.2 In addition to on-site storage, Alpa is currently leasing property at 45 Cigas Road
for storage of completed panels prior to shipping. Recently they have leased 1720
Baseline Road to use as temporary storage as well. The applicant did obtain a
Site Alternation Permit to move the topsoil to the properties east and west
boundaries and to add a granular base.
2.3 The site is zoned "General Industrial (M2)" which includes a broad range of
industrial uses. However, in By-law 84-63 outdoor storage is not permitted as the
principle use and without a building or structure on site. As such, the applicant is
requesting a temporary use by-law for a maximum of three (3) years to use the
site exclusively for outdoor storage of the panels systems.
REPORT NO.: PSD-001-13 PAGE 3
A
45 Cigas Road
T 0
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—-- CIGAS ROAD A
9 77
17 Cigas Road I
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BASELINE ROAD BAS
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1720 Baseline Road eoe gip '
At-
HIGHSAY 401 - - - -
3. LAND CHARACTERISTICS AND SURROUNDING USES
3.1 The subject property has frontage on both Baseline Road and Cigas Road in
Courtice. The site is currently vacant. Recently, the topsoil has been removed and
replaced with gravel and limestone to provide a base for the storage of the panels.
The top soil has been used to create berms along both the east and west property
boundaries.
The lands generally slope from north to south. The surrounding uses are as
follows:
North: Industrial uses, and beyond Canadian Pacific Railway;
South: vacant cultivated land and single detached dwelling zoned General
Industrial (M2);
East: Vacant land, industrial uses; and
West: Vacant land, industrial uses.
4. PROVINCIAL POLICY
4.1 Provincial Policy Statement
The Provincial Policy Statement addresses the need to maintain and direct land
use to achieve efficient development and land use patterns. Land use must be
carefully managed to accommodate appropriate development to meet the full
range of current and future needs, while achieving efficient development patterns.
REPORT NO.: PSD-001-13 PAGE 4
The proposed temporary use will provide an interim use for an otherwise
underutilized parcel of land.
4.2 Provincial Growth Plan
The Provincial Growth Plan (Growth Plan) requires adequate supply of lands
providing location for a variety of appropriate employment uses.
The Growth Plan requires economic development be promoted through the
provision of a mix of employment uses and a diversified economic base to meet
long-term needs of both existing and future businesses. In order to achieve this
goal a range and choice of suitable sites for employment uses must be
maintained.
The temporary use of the subject property does not appear to conflict with the
Provincial Growth Plan.
5. OFFICIAL PLANS
5.1 Durham Regional Official Plan
5.1.1 The Durham Regional Official Plan states that "Employment Areas" shall be used
for manufacturing, assembly and processing of goods, service industries, research
and development facilities, warehousing, business parks, limited personal services
uses, hotels, storage of goods and materials, retail warehouses, freight transfer
and transportation facilities. Such uses shall be designated in appropriate locations
in the respective area municipal official plans. The proposed temporary use
conforms.
5.2 Municipality of Clarington Official Plan
5.2.1 The subject property is designated as "Light Industrial Areas" in the Municipality of
Clarington Official Plan. The range of industrial uses permitted in the Light
Industrial Areas shall be sensitive to and compatible with abutting uses.
The predominant use of land in the Light Industrial Areas shall be manufacturing,
assembling, processing, fabricating, repairing, research and development and
warehousing. Limited outside storage accessory to a permitted use may be
permitted provided it does not exceed an area equivalent to 25% of the total gross
floor area, the materials to be stored as outdoor storage area shall not exceed a
height of 3 metres and storage areas shall be located primarily in the rear of the
lot and shall be appropriately screened so as to not have a negative impact on
abutting properties and not be visible from a freeway.
5.2.2 The Official Plan policies relating to Temporary Use By-laws state that Temporary
Use By-laws may be passed to permit the use of lands, buildings or structures, on
a temporary basis, for any purpose provided that:
REPORT NO.: PSD-001-13 PAGE 5
a) the proposed use is temporary in nature;
b) the proposed use is compatible with the adjacent existing land uses, there
is minimal impact on the Natural Features and Land Characteristics on
Map 'C', or satisfactory measures to mitigate any adverse impact will be
applied;
c) there will be no adverse impacts on traffic or transportation facilities or
services in the area;
d) adequate access and parking are provided;
e) the use can be removed and the site can be restored to its original
condition;
f) adequate sewage disposal and water services are available in compliance
with provincial and regional standards; and
g) it does not jeopardize the long term implementation of the plan.
5.3 Amendment 77
5.3.1 Amendment 77 to the Clarington Official Plan was approved by Council in March
26, 2012. Amendment 77 states that the predominant use of land in the "Light
Industrial Areas" shall be for manufacturing, assembling, processing of raw
material, fabricating, repairing, research and development and warehousing.
Outdoor storage is to be limited to 25% of the floor area of the main building.
6. ZONING BY-LAW 84-63
6.1 The entire property is currently zoned "General Industrial (M2) Zone" which
permits outdoor storage to occupy 70% of the site. However, it does not permit
the use of lands exclusively for outdoor storage of goods and materials.
7. PUBLIC NOTICE AND SUBMISSIONS
7.1 The Public Notice was given by mail to landowners within 120 metres of the
subject site and Public Notice sign was placed on Baseline Road and Cigas Road
in accordance with the Planning Act.
7.2 As of writing this report, Staff have not received any inquiries.
8. AGENCY COMMENTS
8.1 The Central Lake Ontario Conservation has noted the site is subject to CLOCA's
Ontario Regulation 42/06 Development, Interference with Wetlands and Alterations
to Shorelines and Watercourses. CLOCA has issued a permit for the regrading of
the property and for the placement of gravel and limestone fill (approximately 460
cubic metres) for a base on the property.
REPORT NO.: PSD-001-13 PAGE 6
9. DEPARTMENTAL COMMENTS
9.1 Emergency and Fire Services
Emergency and Fire Services has advised that this site would need to comply with
the requirements of Subsection 3.2.2 of the Ontario Fire Code, Outdoor Storage
of Lumber and Forest Products. Subsection 3.2.2 specifies the requirements for
ground surface, clearances (to other structures and vegetation), pile heights, fire
department access, fire extinguishing provisions (for example on site water if no
hydrants available) and portable fire extinguishers.
9.2 Engineerinq Services
The Engineering Services Department has no objection to the temporary rezoning
provided that through the site plan approval process the applicant complies with
the grading plan as submitted.
9.3 Finance Department
The Finance Department advises that taxes are paid in full.
10. DISCUSSION
10.1 All departmental and agency comments have been received and there are no
objections to the approval of this application. No objections from the public have
been received.
10.2 The applicant has also applied for site plan approval. Staff have requested that
the topsoil berms be seeded to keep dust down in dry weather conditions. In
addition, staff have requested that the site be screened from Baseline Road.
10.3 Planning Staff have reviewed the application relative to the Provincial policies as
well as the policies of the Official Plan and are satisfied that the use is temporary
in nature and will have no impact on natural features, traffic or transportation
facilities and will not have an impact on the long term implementation of the
Official Plan. The application provides a temporary use of otherwise undeveloped
land until future development occurs. The granular base provides for relatively
minimal investment in the property and allows the lands to easily be redeveloped
further without constraint once the panel systems are moved off the site.
11. CONCURRENCE — Not applicable
12. CONCLUSION
Provided there are no objections during the public meeting, it is respectfully
recommended that the proposed Zoning By=law Amendment application be
APPROVED and the attached Zoning By-law be ADOPTED by Council.
REPORT NO.: PSD-001-13 PAGE 7
CONFORMITY WITH STRATEGIC PLAN —
The recommendations contained in this report conform to the general intent of the
following priorities of the Strategic Plan:
X Promoting economic development
Maintaining financial stability
Connecting Clarington
Promoting green initiatives
Investing in infrastructure
Showcasing our community
Not in conformity with Strategic Plan
Staff Contact: Cynthia Strike
Attachments:
Attachment 1 - Key Map
Attachment 2 - Zoning By-law to amend By-law 84-63
List of interested parties to be advised of Council's decision:
Ivano De Carolis
Joann Kozina and Lucy Jardine
Attachment 1
To Report PSD-001-13
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Attachment 2
To Report PSD-001-13
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY-LAW NO. 2013-
being a By-law to amend By-law 84-63,the Comprehensive Zoning By-law for
the Corporation of the former Town of Newcastle
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 2012-0023;
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 introducing a new subsection 24.4.20 as follows:
"24.4.20 SPECIAL EXCEPTIONS—GENERAL INDUSTRIAL(M2)ZONE
Notwithstanding Section 24.1 b., c., d., e., f., g., h., 24.3, a., b., and
c. land zoned M2-20 as shown on Schedule"A"attached to this By-
law shall only be used for temporary outdoor storage of pre-
engineered wood products for new home construction subject to
the following zone regulation:
a. Outdoor Storage shall be subject to the following:
i) Height(maximum) 3 metres.
Pursuant to the requirements of Section 39 of the Planning Act,
1990 as amended, the use may be permitted for a period of three
(3)years ending on January 14, 2016."
2. Schedule "4" to By-law 84-63, as amended, is hereby further amended by
changing the zone designation from "General Industrial (M2) Zone" to "General
Industrial Exception (M2-20) Zone" as illustrated 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 passed in open session this day of 2013.
I
Adrian Foster, Mayor
Patti L. Barrie,Municipal Clerk
i
I
This is Schedule "A" to By-law 201 3- ,
passed this day of , 2013 A.D.
Cigas Road
CD r N M
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Baseline Road
® Zoning Change From"M2"TO"M2-20"
Adrian Foster,Mayor Patti L.Barrie,Municipal Clerk
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PASELWE R�4p
bGYWAY�01
COURTICE ZBA 2012-0023
SCHEDULE4
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