HomeMy WebLinkAboutPD-002-01
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THE CORPORATION OF THE MUNICIPALITY OF CLARlNGTON
REPORT
PUBLIC MEETING
File # \Y:JR'-oP
Res.#Clf}-())3-0 /
Meeting:
General Purpose and Administration Committee
Date:
Monday, January 8, 2001
Report #:
PD-002-0 1 File #: COP A 2000-007; ZBA 2000-026 By-law #
OFFICIAL PLAN AMENDMENT AND REZONING APPLICATIONS
APPLICANT: CANADIAN WASTE SERVICES INC.
1 McKNIGHT ROAD, COURTICE
PART LOTS 25 & 26, B.F.C., FORMER TOWNHIP OF DARLINGTON
FILES: COPA 2000-007; ZBA 2000-026
Subject:
Recommendations:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PD-002-0I be received;
2. THAT the Official Plan Amendment and Rezoning applications as submitted by
McDermott & Associates Limited, on behalf of Canadian Waste Services Inc., be
referred back to staff for further comments; and
3. THAT all interested parties listed in this report and any delegations be advised of
Council's decision.
1.
1.1
1.2
1.3
APPLICATION DETAILS
Applicant:
Agent:
Official Plan Amendment:
1.4
Rezoning:
Canadian Waste Services Inc.
McDermott & Associates Limited
To permit the development of a waste transfer station and
material recovery and recycling facility for solid non-
hazardous waste as an exception on lands designated "Light
Industrial Area" .
To rezone the subject lands to an "MI Special Exception"
zone to permit the development of a waste transfer station
and material recovery and recycling facility for solid non-
hazardous waste.
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REPORT PD-002-01
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1.5
Site Area:
9.48 hectares (23.42 acres)
2. LOCATION
2,1 The subject property is located in Part Lots 25 & 26, B.F.C., former Township of
Darlington. The municipal address is I McKnight Road, Courtice (see Attachment I),
3, BACKGROUND
3.1 Canadian Waste Services has indicated that the development of the waste transfer station
will proceed in the initial phase through the expansion of the maintenance depot currently
on the site and the construction of a new building with a gross floor area of
approximately 1680 sq. m. The transfer station will be designed to accommodate the
processing of approximately 800 tonnes of solid, non-hazardous residential and ICI
(industrial-commercial-institutional) waste on a daily basis. Waste from collection trucks
will be tipped and loaded onto trailers for haulage to an approved waste management site.
All operations associated with the loading and unloading of vehicles will be fully
enclosed within the proposed building. Outside storage will generally consist of truck
parking and the storage of empty waste containers and receptacles. Canadian Waste
Services has indicated that the development of the material recovery and recycling
facility will proceed at a later date (see Attachment 2).
3.2 Once the proposed waste transfer station on the subject lands is operational, Canadian
Waste Services will close their existing facility on the Clarke - Darlington Townline
Road and consolidate all of their waste transfer operations at the McKnight Road site.
All of the solid non-hazardous waste collected by Canadian Waste Services in Clarington
will be brought to the new site. This currently totals approximately 250 - 300 tonnes per
day. Solid non-hazardous waste collected by Canadian Waste Services from other
municipalities east of Toronto to Grafton will also be trucked to the new waste transfer
station. Once fully operational, there will be approximately 80 waste collection trucks
and 27 long haul trucks entering and leaving the site each day.
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REPORT PD-002-01
PAGE 3
3,3 Canadian Waste Services will require a Provisional Certificate of Approval under Part V
of the Environmental Protection Act for the operation of the proposed waste transfer
station. The Ministry of the Environment will determine whether a full review under the
Environmental Assessment Act will also be required, The company has indicated that it
will submit their application for a Provisional Certificate of Approval to the Ministry of
Environment once the Official Plan Amendment and Rezoning applications have been
processed and the conceptual site plan has been confirmed. The Municipality will have
an opportunity to comment on any application for a Provincial Certificate of Approval
submitted by Canadian Waste Services, as well as whether a review under the
Environmental Assessment Act is required.
4. SITE CHARACTERISTICS AND SURROUNDING USES
4.1 The subject property is currently used by Canadian Waste Services as a truck transport
depot and maintenance facility with associated office uses. The total floor area of all
existing buildings is 918 sq. m. Approval was recently given for the construction of a
new 700 sq. m. truck service garage on the site. In light of the site's "Light Industrial"
designation and its visibility from Highway 401, the development agreement with
Canadian Waste Services on the property requires the installation of treed earthen berms
along the southern property line to provide visual screening from the Highway.
4.2
Surrounding Uses:
North -
South -
East
West -
Canadian Pacific Rail line and vacant industrial lands
Highway 401
Canadian Pacific Rail line and vacant industrial lands
General industrial uses on Courtice Court .
5. OFFICIAL PLAN POLICIES
Clarinf{ton Official Plan
5.1 The subject lands are designated as "Light Industrial Area" by the Clarington Official
Plan. Lands so designated are located in places of high visibility along major roads and
freeways and permitted uses are to be sensitive to and compatible with abutting land uses
(Section 11.5.1). 'Light Industrial' lands are to be used predominantly for
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REPORT PD-002-01
PAGE 4
manufacturing, assembling, processing, fabricating, repairing, research and development,
and warehousing. (Section 11.5.2).
5.2 The Plan (Section 11.6.5) states that a waste transfer station may be permitted in
"General Industrial Areas" by site-specific zoning provided it is integrated and part of a
waste processing facility. The Plan (Section 11.6..1) further states that "General
Industrial Areas" are to be located in the interior of Employment Areas, and shall not be
located in highly visible locations or adjacent to sensitive land uses.
5.3 The Clarington Official Plan (Map A2 and Map BI) also identifies a future interchange
for the Highway 401-407 connecting freeway. The Plan (Section 19.3.2) states that the
Municipality, in co-operation with other authorities and senior governments, will strive to
plan for and protect transportation corridors that are supportive of the future urban and
rural structure of the Municipality.
5.4 The applicant has been requested to submit a report to address how the subject
applications meet the Official Plan policies regarding the protection of future
transportation corridors.
Durham Ref?ional Official Plan
5.5 The subject site is designated "Employment Area" by the Durham Regional Official
Plan". The Plan (Section 11.3.10) encourages prestige employment uses with high
employment generating capacity and greater architectural, landscaping and sign controls
along Highway 401. Other employment uses may also be permitted by designation in
area municipal official plans.
5.6 The Regional Official Plan also indicates a north/south freeway connection between
Highway 401 and the future Highway 407 in the general vicinity of the subject site. The
Ministry of Transportation, through their preliminary identification of a technically
preferred route for the connecting link, has determined that the subject lands are required
for an interchange. However, the final alignment of the connecting link will not be
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REPORT PD-002-01
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determined until such time as route planning and design studies pursuant to the
Environmental Assessment Act have been completed. The Regional Official Plan
(Section 16.3.6) states that Regional Council shall protect freeway corridors from uses
which may jeopardize the implementation of the corridors. This section of the Plan has
been deferred in its entirety by the Ministry of Municipal Affairs (Deferral 9), a result of
a concern expressed by the Town of Whitby regarding the connecting link through that
community.
6. ZONING BY-LAW CONFORMITY
6.1 The northern 1.9 ha of the subject site is zoned "M2 (General Industrial Zone)" by
Comprehensive Zoning By-law 84-63, as amended, while the balance of the property is
zoned "Ml (Light Industrial Area)". Because the property is not serviced with municipal
sewer and water, industrial uses on the site are limited to those that do not require water
as part of their operations.
6.2 In accordance with the requirements of the Clarington Official Plan, an application has
been submitted to rezone the entire property to permit the development of the proposed
waste transfer station and material recovery and recycling facility on the subject lands.
7. PUBLIC NOTICE AND SUBMISSIONS
7.1 Public notice was given by mail to each landowner within 120 metres of the subject site.
A public meeting notice sign was installed on the McKnight Road frontage ofthe lands.
7.2 As of the writing of this report, no mqumes or comments regarding the subject
applications have been received.
8. AGENCY COMMENTS
8.1 The Clarington Fire Department has indicated that on-site water may be required for fire
fighting purposes.
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REPORT PD-002-01
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8,2 The Clarington Public Works Department (Engineering Division) has indicated no
objection to the subject proposal subject to addressing the Department's requirements
related to site grading and drainage and improvements to McKnight Road. The applicant
will be required to provide an appropriate cash contribution in lieu of normal parkland
dedication.
8.3 The Clarington Public Works Department (Building Division) has provided comments on
the need for on-site water supply and sewage disposal. A building permit cannot be
issued until the Ministry of Transportation has issued a permit for the proposed
development.
8.4 Comments have not yet been received from the following agencies:
. Region of Durham Planning Department
. Region of Durham Works Department
. Region of Durham Health Department
. Central Lake Ontario Conservation
. St. Lawrence and Hudson (C.P.) Rail
. Hydro One Network Inc.
. Ministry of the Environment
. Ministry of Transportation. (M.T.O. has informally indicated that they have concerns
with the subject applications and have requested an extension for the submission of
comments).
9. COMMENTS
9,1 The issue of whether the proposed development can proceed on the subject site given the
proposed location of the interchange for the Highway 401 - 407 freeway link cannot be
addressed in the absence of comments from the Ministry of Transportation and the
submission of the report from the applicant regarding the protection of transportation
corridors.
9.2 The proposed Official Plan Amendment submitted by the applicant sought to redesignate
the subject site from "Light Industrial Area" to "General Industrial Area" to permit the
development of the proposed waste transfer station and material recovery and recycling
facility. However, given the site's visibility from Highway 401 and its proximity to other
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REPORT PD-002-01
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lands also designated "Light Industrial Area", it will be important to ensure that any
development of the site will not create a negative image along Highway 401, and that it
will be compatible with other light industrial uses in the area as the Courtice Industrial
Park develops.
9.3 Traffic can be well managed at this site given it's proximity to the Courtice Road
interchange and location just south of a Type B arterial road.
9.4 Any other matters related to business arrangements between Canadian Waste Services
and the Municipality will be addressed in a report from the Director of Public Works.
10. CONCLUSIONS
10.1 The purpose of this report is to satisfy the Planning Act requirements for a Public
Meeting in respect of the proposed Official Plan amendment and Zoning By-law
amendment. It is respectfully requested that this report be referred back to staff for
further processing and the preparation of a subsequent report.
Reviewed by,
d~~~
Franklm Wu, M.C.LP., KP.P.,
Chief Administrative Officer
JAS*BN*DJC*cc
December 13, 2000
Attachment I - Key Map
Attachment 2 - Conceptual Site Plan
Attachment 3 - Proposed Amendment to the Clarington Official Plan
Interested parties to be notified of Council and Committee's decision:
Mr. George Field
Canadian Waste Services Inc.
P.O. Box 2398
Oshawa, Ontario
LlH 7V6
Mr. John McDermott
McDermott & Associates Limited
1550 Kingston Road
Box 1408
Pickering, Ontario Ll V 6W9
616
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_ SUBJECT SITE
LOT 27
LOT 26
LOT 25
LOT 24
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ATTACHMENT 3
PROPOSED AMENDMENT TO THE CLARINGTON OFFICIAL PLAN
Purpose:
The purpose of this amendment to the Clarington Official Plan is to permit
the development of a waste transfer station, material recovery and recycling
facility for solid non-hazardous waste on lands designated "Light Industrial
Area".
Location:
The lands subject of the Official Plan Amendment is located at I McKnight
Road, Courtice. The subject land is described as Part lots 25 and 26, Broken
Front Concession, former Township of Darlington.
Basis:
The proposed amendment is based upon an application to amend the
Clarington Official Plan submitted by Canadian Waste Services Inc. (File;
COP A 2000-007),
Actual
Amendment:
The Clarington Official Plan is hereby amended as follows:
I. In Section 23.14 'Exceptions', by adding the following new section:
"23.14.2 Notwithstanding Section 11.6.5, the development of a waste
transfer station and material recovery and recycling facility
for solid non-hazardous waste shall be permitted on the
properties identified by roll numbers 010-050-00100 and
010-050-00110, located in Part Lots 25 and 26, Broken
Front Concession, former Township of Darlington,
identified municipally as I McKnight Road. "
Implementation: The provisions set forth in the Clarington Official Plan, as amended,
regarding the implementation of the Plan shall apply to this Amendment.
Interpretation: The provisions set forth in the Clarington Official Plan, as amended,
regarding the interpretation of the Plan shall apply to this Amendment.
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