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Home My WebLink AboutPSD-020-03 ..... "i <Il. CJ. f1 L~~ REPORT PLANNING SERVICES Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: Monday, February 24, 2003 6(J1J-~f-03 By-law #: Report #: PSD-020-03 File#: 70~ Subject: INFORMATION REPORT ON HASIUK DELEGATION NORTHEAST CORNER OF HANCOCK ROAD AND BASELINE ROAD, COURTICE RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-020-03 be received; 2. THAT the staff recommendations contained in Section 4 of this report be implemented through site plan approval; and 3. THAT all interested parties listed in this report and any delegations be advised of Council's decision. Reviewed by: J ~-..:.... ~ Franklin Wu Chief Administrative Officer RH*CP*DC*df 19 February 2003 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET. BOWMANVILLE, ONTARIO L 1 C 3A6 T (905)623- 3379 F (905)623-0830 629 '- , REPORT NO.: PSD-020-03 PAGE 2 1.0 BACKGROUND 1.1 On February 10, 2003, Gerry Hasiuk appeared at Council to discuss a number of development issues relating to his interest in developing property for transport depot at the northeast corner of Hancock Road and Baseline Road in South Courtice (see Attachment 1). Council referred the matter to staff for a report. 1.2 Mr. Hasiuk currently operates a transport depot from the southeast comer of Courtice Road and Baseline Road in South Courtice. Although the zoning of the property permits the use at this location, this property represents the entrance to the Courtice urban area. Since approval was not obtained prior to commencement of the use on the property, Mr. Hasiuk is required to obtain site plan approval at this location. Staff prepared a letter on April 23, 2002 outlining conditions of site plan approval, which included road widenings on both road frontages, landscaping, storm water management, an environmental impact study to address development impacts on an adjacent creek,and transfer of creek related valleylands to the Municipality. Since Mr. Hasiuk did not wish to proceed with approvals at Courtice Road and Baseline Road, he is seeking approvals on the subject lands. 2.0 STAFF COMMENTS 2.1 The subject property is designated "Light Industrial" in the Clarington Official Plan, which does not permit a transport depot; however, since the present "General Industrial (M2) Zone" permits a cartage or transport depot and yard, the site plan approval may be granted on the lands as long as the current zoning remains in force. 2.2 Staff have met with Mr. Hasiuk and his agent on several occasions to discuss site development issues. Mr. Hasiuk has requested that an entrance permit be issued to permit the transport depot on the subject lands. An entrance permit cannot be issued for the property without the applicant obtaining site plan approval. Site plan approval will deal with, among other matters, the location and 630 '- REPORT NO.: PSD-020-03 PAGE 3 scale of the operation, entrance location, landscaping, road widening, and parkland dedication. 2.3 The main issue relates to the location of an entrance to service the property. The technically preferred Highway 407/401 Courtice Connecting Link route traverses the eastem half of the property (see Attachment 1). Neither its exact alignment nor detailed engineering have been completed for this alignment to date. Therefore, comments on site development from the Ministry of Transportation are very important in determining the entrance location. The second issue relates to a future grade separation between Baseline Road and the St. Lawrence and Hudson Rail line (see Attachment 1). A road design may have to be prepared to determine whether and where an entrance can be accommodated between the Highway 407/401 Courtice Connecting Link and the future grade separation. 3.0 STAFF COMMENTS 3.1 Correspondence dated January 30, 2003 between Staff and Mr. Hasiuk outlined these development issues and site plan approval requirements. On February 10, 2003, Mr. Hasiuk appeared before Council to voice his concerns on the following issues raised in the letter: . the requirement for a 3.0 m earth berm to screen the development; . requirement for a road widening on Baseline Road; and . 2% cash-in-Iieu of parkland dedication. Earth Berm Although the Zoning By-law permits the proposed use, the property is designated "Light Industrial" in the Clarington Official Plan, which does not permit the proposed use. The policy direction for light industrial uses is that they be contained within a building of high architectural standard, with limited and screened outdoor storage. The uses should also be compatible with adjacent uses. Based on this policy direction, Staff had requested a 3.0 metre high earth berm be established to screen the transport depot from view on Baseline Road. 631 ~. REPORT NO.: PSD-020-03 PAGE 4 It was presumed that topsoil would be removed from the site and gravel laid down to construct the depot area. The topsoil could be pushed to the southern limit to form the berm. In light of the concerns raised, Staff would be prepared to accept a reduction in berm height to 1.5 metres provided that a solid row of coniferous trees are planted on the berm as screening. Road Widenina The Clarington Official Plan designates this section of Baseline Road as a Type "C" arterial, requiring a minimum right-of-way width of 26 metres. Where road widenings are required, they are normally acquired free and clear of any encumbrances through site plan approval. In this case, the widening could be greater if additional lands are required to accommodate the Highway 407/401 Courtice Connecting Link and the future grade separation. Staff recommend that any road widenings required to accommodate future transportation needs be acquired at this time. Parkland Dedication The Municipality's Parkland and Open Space Dedication By-law 95-104 has been adopted in accordance with the Planning Act. Said By-law requires that, as a condition of site plan approval for commercial and industrial development, an amount not exceeding 2% of the developed lands shall be conveyed to the Municipality. The Municipality may also waive the conveyance of land in favour of a cash-in-Iieu of parkland contribution where a land conveyance does not fulfil the Municipality's parkland objectives. The By-law defines "development" as the placement of one or more buildings or structures on the land. The applicant will require either a building or structure to accommodate maintenance equipment and spare tires on site. Therefore, Staff feel that the 2% cash-in-Iieu of parkland dedication is appropriate for the portion of the property being developed. 632 '- REPORT NO.: PSD-020-03 PAGE 5 4.0 RECOMMENDATIONS 4.1 To summarize the discussion in this report, Staff would recommend that the following requirements be implemented through site plan approval. . The required earth berm be reduced from 3.0 metres to 1.5 metres provided that a solid row of coniferous streets are planted on the berm as screening; . Any road widenin9s required to accommodate future transportation needs be acquired through site plan approval at this time; and . A 2% cash-in-Iieu of parkland dedication is appropriate for the developed portion of the property. Attachments: Attachment 1 - Potential Hasiuk Trailers Location Interested parties to be notified of Council's decision: Mr. Gerry Hasiuk Hasiuk Trailers P.O. Box 722 Colborne, ON KOK 1S0 633 ATTACHMENT 1 H~hway40~401Courlke Connecting Link <{ o a::: ::.:: () o () z <{ J: Future Grade Separation B SE INE ROAD Cl <{ ~ <{ z i\tC'~ ~ ~\\.......",'/ AND HUDSON 0 HIGHWAY 401 COURTICE KEY MAP - - - Subject Lands ~ Lands Zoned Gill "General Industrial (M2) Zone" ~ Approximate Area ~ of Development I 63 4 Potential Hasiuk Trailers Location