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Home My WebLink AboutPSD-011-01 ~, . C:!~!ilJgron REPORT PUBLIC MEETING PLANNING SERVICES DEPARTMENT Meeting: Date: ])/1 File # ZBA 2001-017 By-law # Report #: PSD-011-01 Subject: REZONING APPLICATION APPLICANT: SHELL CANADA PRODUCTS LIMITED PART LOT 13, CONCESSION B.F., FORMER TOWN OF BOWMANVILLE 355 WAVERLY ROAD, BOWMANVILLE Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-011-01 be received; 2. THAT the rezoning application submitted by Walker Nott Dragecivic Associates Limited on behalf of Shell Canada Products Limited, be refell'ed back to Staff for further processing and preparation of a subsequent report pending receipt of all outstanding comments; and, 3. THAT all interested parties listed in this report and any delegations be advised of Council's decision, ~ '-- /JI! -= /7. <:+,. Reviewed b}..J , ~ \.....{.J"'- Franklin Wu Chief Administrative Officer Crome, M,C,I.P., R.P.P, r, Planning Services Department RH*L T*DC*df September 10, 2001 608 REPORT NO.: PSD-011-01 PAGE 2 1.0 APPLICATION DETAILS 1,1 Applicant: Shell Canada Products Limited 1,2 Agent: Walker Noll Dragecivic Associates Limited 1.3 Rezoning: To rezone the subject lands from "SeNice Station Commercial Exception (Cl -1) Zone" to permit the site redevelopment of the gas bar, eliminating the truck diesel card lock station and restaurant, and adding a 243 m convenience store and a car wash. 1.4 Site Area: 2.68 hectares (6.62 acres) 2.0 LOCATION 2.1 The subject lands are located in Bowmanville at 355 Waverly Road between Baseline Road and Highway 401 (see Attachment 1). The applicant's land holdings total 2.68 hectares (6.62 acres). The properly is located within Part Lot 13, Broken Front Concession, in the former Town of Bowmanville, 3.0 BACKGROUND 3,1 On July 31.2001, Walker Noll Dragecivic Associates Limited, on behalf of Shell Canada Products Limited, submitted a rezoning application to the Municipality of Clarington. The redevelopment proposal consists of a gas bar, 243 rri' convenience store, and carwash (see Attachment 2). The existing truck diesel card lock facility and existing restaurant would be removed. 4.0 SITE CHARACTERISTICS AND SURROUNDING USES 4.1 The properly contains the existing gas station at the corner of Baseline Road and Waverly Road, which slopes towards the intersection. The eastem portion of the site slopes towards the east and contains a gravelled parking area used for the truck stop. The 6". q ...,)' I .' REPORT NO.: PSD-011-01 PAGE 3 southern portion of the property slopes towards Highway 401 and contains grass and low vegetation, 4,2 Surrounding Uses: East North West South Vacant land Urban residential Restaurants and vacant lands Highway 401 5.0 OFFICIAL PLAN POLICIES 5,1 The lands are designated "Living Area" within the Durham Region Official Plan. Special purpose commercial areas, which allow highway-oriented uses such as gas bars, are permitted within this designation, The application conforms to the policies. 5.2 The Clarington Official Plan designates the subject property "Highway Commercial", As highway-oriented gas stations are permitted within this designation, the application conforms to the policies. 6.0 ZONING BY-LAW CONFORMITY 6.1 The property is currently zoned "Service Station Commercial Exception (C7-1) Zone", which does not permit the proposed converience store and car wash. In order to permit these additional uses, a rezoning application was submitted for consideration. 7.0 PUBLIC NOTICE AND SUBMISSION 7.1 Public notice was given by mail to each landowner within 120 metres of the subject site and two public meeting notice signs were installed on the lands. 7.2 As of the writing of this report, three inquiries have been received. The main issue focussed on the elimination of the truckstop because of the noise generated by the truck and the dirt from the diesel exhaust. 610 REPORT NO.: PSD-011-01 PAGE 4 8.0 AGENCY COMMENTS 8.1 Veridian Corporation has no objections to the proposal. 8.2 The Clarington Emergency Services Department has no objections to the proposal provided that the necessary fire access routes are provide. 8,3 The Ministry of Transportation has no objections to the application. Approval of a site grading and drainage plan will be required prior to site plan approval. 8.4 Comments have not been received from the following agencies: . Clarington Engineering Services Department . Clarington Operations Department . Durham Region Planning Department . Durham Region Public Works Department . Central Lake Ontario Conservation 9.0 COMMENTS 9.1 Although the truck diesel card lock facility has been closed, trucks are still parking on the parking lot on the eastern half of the property. Area residents are opposed to the continued use of this area for truck parking because of the noise from idling and decelerating trucks. dust raised by the trucks. and exhaust odours, Staff will seek confirmation from the applicant as to the future intentions for this truck parking area. 9,2 The subject lands are part of a significant gateway to the Bowmanville urban area. As such. staff will be requiring a high quality landscaping plan that demarcates this entrance to the community. 9.3 Staff anticipate that road widenings will be required on both Waverly and Baseline Roads. The redevelopment of the subject lands may also trigger construction of a centre median on Waverly Road from Highway 401 to Baseline Road. Additional information will be provided once comments from both Engineering Departments are available. 611 REPORT NO.: PSD.011-01 PAGE 5 10.0 CONCLUSION 10,1 As the purpose of this report is to satisfy the requirements for the Public Meeting under the Planning Act, and taking into consideration all of the comments received, it is respectfully requested that this report be referred back to Staff for further processing and the preparation of a subsequent report, Attachments: Attachment 1 - Key Map Attachment 2 - Proposed Site Plan Interested parties to be notified of Council and Committee's decision: Robert Dragecivic Walker Nott Dragecivlc Associates Limited 172 S1. George Street TORONTO, Ontario M5R 2M7 Robert Bell Shell Canada Products Limited 90 Sheppard Avenue East Unit 600 NORTH YORK, Ontario M2N 6Y2 Rod Smith 97 John Scott Court BOWMANVILLE. Ontario L 1 C 4L 1 Leonard Hone 8 Fairbairn Court BOWMANVILLE, Ontario L 1 C 4K9 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1 C 3A6 T (905) 623-3379 F (905) 623-0830 612 ATTACHMENT 1 ~ SUBJECT SITE ~ 355 WAVER LEY ROAD, BOWMANVILLE Pt. Lot 13, Concession 1 Municipality of Clarington Regional t\4unicipality of Durham LOT 14 LOT 13 !!J 2J 12 11 ~ 10 t UI 27 & 7 so at II II 12 31 .. J 3J - ROSER 75 7.... I')I')I')"~''''NNN''__ ~D ~ . : ! 2 .. DRIVE ~ ~ ~ WEST 350 355 . 1\0'\ ,,",\G,,",~~'< "\~LO-CAR1\ER M~COOI'. \\..~~ ~~ :5.,o~t-\.. ~t- " ... .. N BOWMANVlllE KEY MAP ZBA. 2001-017 613 ...... z o Cf) Cf) I.Ll () Z a () z a Ci5 Cf) w () z a () ~ z o 0::: IL. Z W ~ a 0:: m ! ~~ ATTACHMENT 2 ,I I ii' Ii: F1-_-n-n~~_-n-____~="_u--=_____n---l : ! I,! r____m~~~~"- .... i i j ,!j 'I i : I ~:I g' r ,~ :i i Ii I~ I l' ii i '! w ~ I i ! ~i j! '\ i['---;r/i ~ , ~i: I'r i 0'; a:: 1[,-" ' ii' w,[ 21: - , ...J ' i wi: Cf)' [ <( I i CD i! 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