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Report To: Planning and Development Committee
Date of Meeting: June 5, 2017
Report Number: PSD-038-17 Resolution Number: PD-114-17
File Number: COPA 2017-0006, ZBA 2017-0011 By-law Number:
Report Subject: Applications by 1816451 Ontario Limited to permit an Auto Mall with
a minimum of the three motor vehicle dealerships including
recreational vehicles/trailer sales establishments, Rundle Road,
Courtice
Recommendations:
1.That Report PSD-038-17 be received;
2.That the proposed application for Clarington Official Plan Amendment COPA 2017-0006
and Rezoning ZBA 2017-0011 submitted by 1816451 Ontario Limited continue to be
processed including the preparation of a subsequent report; and
3.That all interested parties listed in Report PSD-038-17 and any delegations be advised of
Council’s decision.
Municipality of Clarington
Report PSD-038-17 Page 2
Report Overview
The Municipality is seeking the public’s input on applications for amendments to the Clarington
Official Plan and Zoning By-law 84-63, submitted by 1816451 Ontario Limited to permit an auto
mall with a minimum of the three motor vehicle dealerships including recreational
vehicles/trailer sales establishments and accessory motor vehicle service uses at 570 Rundle
Road in Courtice.
1. Application Details
1.1. Owner/Applicant: 1816451 Ontario Limited
Owasco
1.2. Agent: Rodger Miller, Miller Planning Services
1.3. Proposal: To permit an “auto mall” with a minimum of the three motor
vehicle dealerships including recreational vehicles/trailer sales
establishments and accessory motor vehicle services uses.
1.4. Area: 16.4 hectares
1.5. Location: 570 Rundle Road, being on the west side of Rundle Road, south
the Baseline Road, north of Highway 401 in Courtice, See Figure
1.
1.6. Roll Number: 18-17-010-020-15600
1.7. Within Built Boundary: No
Municipality of Clarington
Report PSD-038-17 Page 3
Figure 1: Site Location showing 50 metre buffer from Natural Heritage Feature
2. Background
2.1. On March 29, 2017, 1816451 Ontario Limited submitted applications for an Official Plan
Amendment and Zoning By-Law Amendment to permit an auto mall with a minimum of
the three motor vehicle dealerships including recreational vehicles/trailer sales
establishments and accessory motor vehicle services uses. The development will
proceed in various phases. Phase 1 includes a dealership for recreational vehicles and
trailer sales and service on private services.
Municipality of Clarington
Report PSD-038-17 Page 4
2.2. Amendment 107 to the Clarington Official Plan is under review by the Region of Durham,
the approval authority. Following recent Council support for the proposed modifications,
the approval is expected in the coming weeks, but then it will be subject to the appeal
period. The applicant submitted an Official Plan Amendment application as a precaution
in the event approvals were delayed or there is an appeal effecting the policies pertinent
to the applicant’s proposal.
2.3. The official plan amendment and rezoning applications were deemed incomplete pending
the submissions of the required studies. On May 12, 2017 the final study was received
and the applications were deemed complete. An application for site plan approval was
also submitted.
2.4 In January 2017, the General Governance Committee approved Report EGD-002-17
which recommended closure of two municipally-owned unopened road allowances which
were created by a plan of subdivision in 1915 (Plan 97). The closure of one road
allowance and the closure and conveyance of the other were required by the applicant to
facilitate the proposed auto mall.
2.5 Studies Submitted
The following studies were submitted and are currently under review:
Preliminary Hydrogeological Report
Preliminary Geotechnical Report
Phase One and Phase Two Environmental Site Assessments
Traffic Impact Study
Phase 1, is in close proximity to a natural heritage feature (wetland) which triggers the
need for an Environmental Impact Study. The EIS is currently underway however will not
be completed until July. Staff, in consultation with the Conservation Authority agreed to
allow the applications to proceed at this time provided that the site pl an provides a
minimum 50 metre buffer from the feature and Species at Risk Assessment is
undertaken.
3. Land Characteristics and Surrounding Uses
3.1 The subject lands front on Highway 401 and are accessed from Rundle Road. There is a
wooded area at the north east corner of the subject site. The balance of the lands are
relatively flat and were cultivated in the past (see Figure 2).
Municipality of Clarington
Report PSD-038-17 Page 5
Figure 2: Google Earth aerial view of subject property looking north.
3.2 The surrounding uses are as follows:
North - one single detached dwelling, CP Railway and beyond, industrial lands
South - Highway 401 and beyond Ontario Power Generation – Darlington Station
East - Two single detached dwellings and cultivated fields
West - Off ramp construction for the future 418 Interchange
4. Provincial Policy
4.1 Provincial Policy Statement
The Provincial Policy Statement encourage Planning authorities to promote economic
development and competitiveness by providing for an appropriate mix and range of
employment and institutional uses to meet long-term needs as well as providing
opportunities for a diversified economic base, including maintaining a range and choice of
suitable sites for employment uses which support a wide range of economic activities and
ancillary uses, and take into account the needs of existing and future businesses .
Where municipal or private communal sewage services and municipal water services or
private communal water services are not provided, individual on-site sewage services
and individual on-site water services may be used provided that site conditions are
suitable for the long-term provision of such services with no negative impacts.
Municipality of Clarington
Report PSD-038-17 Page 6
4.2 Provincial Growth Plan
The Provincial Growth Plan supports the Provincial Policy Statement with regard to
economic development. It encourages municipalities to provide opportunities for a
diversified economic base, including maintaining a range and choice of suitable sites for
employment uses which support a wide range of economic activities and ancillary uses
which take into account the needs of existing and future business. Infrast ructure shall be
provided to support current and forecasted employment needs.
A new Provincial Growth Plan was released May 18, 2017. As of July 1, 2017, all
decisions made by Council shall conform to the new plan.
Economic development and competitiveness will be promoted by making more efficient
use of existing employment areas and vacant and underutilized employment lands and
increasing employment densities. Sufficient lands shall be available for a variety of
employment to accommodate forecasted employme nt growth horizon of the Growth Plan.
Land use planning and economic development goals and strategies shall integrate and
align together to retain and attract investment and employment.
5. Official Plans
5.1 Durham Regional Official Plan
The Durham Region Official Plan designates the site as Employment Area. The
Employment Area designation is for uses that by their nature may require access to
highway, rail, and/or shipping facilities, and may require separation from sensitive uses.
Permitted uses include manufacturing, assembly and processing of goods, service
industries, warehousing, storage of goods and materials etc. The Region requires the
lower-tier Municipalities to determine the specific land uses and implementing zoning by-
laws to further define land uses.
5.2 Clarington Official Plan
The Clarington Official Plan designates the subject site as Light Industrial. Light Industrial
Areas are located in places of high visibility along major arterial roads and freeways and
maybe located adjacent to residential areas. An auto mall comprising a minimum of 3
individual motor vehicles dealership and accessory motor vehicles services uses may be
permitted by site specific rezoning provided it is located on a Type ”A” arterial road and a
comprehensive streetscape, landscaping and signage plan is prepared to the satisfaction
of the Municipality.
Municipality of Clarington
Report PSD-038-17 Page 7
5.3 Clarington Official Plan as Amended by Amendment 107
On November 1, 2016, Council adopted the Official Plan Amendment 107 to bring the
Clarington Official Plan into conformity with the Regional Official Plan and provincial
policies. Amendment 107 designates the subject site Light Industrial Area and
Environmental Protection Area. Auto malls were expanded to include recreational
vehicles/trailer sales and permitted on lands with exposure to Highway 401.
A wetland natural heritage feature is identified on the subject site. No development is
permitted within the wetland area and 30 metre buffer is required. An Environmental
Impact Study is required and is currently underway.
6. Zoning By-law
Zoning By-law 84-63 zones the subject lands Light Industrial (M1), General Industrial
(M2) and Agricultural (A) Zone. A rezoning is required to permit an auto mall.
7. Public Notice and Submissions
The Public Notice of this meeting was given by mail to landowners within 120 metres of
the subject site. Public Notice sign was installed on the property, frontage along Rundle
Road.
As of writing this report, no comments have been received from members of the public.
Figure 3: Public Notice Sign
Municipality of Clarington
Report PSD-038-17 Page 8
8. Agency Comments
As of writing this report, comments are outstanding from the Regional Municipality of
Durham, Central Lake Ontario Conservation Authority, Canadian Pacific Railway,
Metrolinx, Ministry of Transportation, Hydro One, Enbridge Gas and Canada Post.
9. Departmental Comments
Engineering Services
The Engineering Services Department has reviewed the above-noted application and
have no objection to the rezoning proposal as presented. The approach and
recommendations provided by the applicant in regards to servicing, is acceptable. The
proposed reconstruction of Rundle Road from Baseline Road to the south limit will need
to be reviewed with further submissions. Truck turning details will be required for the bulb
at the south limit of Rundle Road and internal to the site. The Traffic Impact Study and
the detailed Servicing and Grading Plans for the development will be reviewed when
submitted. Upgrades to the level crossing will need to be submitted with the Rundle Road
Reconstruction Drawings, the upgrades will need to take into account the future
requirements of the level crossing.
10. Discussion
10.1 The site has exposure on Highway 401 which is ideal for the proposed auto mall. At the
present time, Phase 1 will be for the sales and service of recreational vehicles and
trailers. Subsequent phases will include automobile dealerships. Access to the site is
from Rundle Road and access to the balance of the dealerships will be from a private
internal road system. Phase 1 will proceed on private well and septic system which will
remain until municipal water and sanitary services are available. Stormwater will be
contained on site with a stormwater management pond. An underground water reservoir
is proposed on site for firefighting purposes
10.2 Metrolinx Layover Station
The Environmental Assessment for the extension of Lakeshore East GO Rail Service
identifies a portion of these lands as a layover station for rail maintenance. The site plan
for Phase 1 shows the dealership, parking and private services outside of the area
required for the ultimate build-out for the layover station. An update to the EA is
commencing shortly. This proposal has been circulated to Metrolinx for comment.
10.3 Rundle Road Improvements
Rundle Road is currently built to a rural cross section with critical deficiencies in base,
drainage and surface. Should this development proceed, f ull reconstruction of the road
from Baseline Road. to the south end, including the turnaround will be required at 100%
cost to the applicant.
Municipality of Clarington
Report PSD-038-17 Page 9
A level rail crossing on Rundle Road only has warning signs, no safety arms or lights.
Warning system upgrades may be required as per Transport Canada regulations and the
Railway Safety Act at 100% cost to the applicant.
10.4 The applicant is anxious to proceed with development and is working towards building
permits for Phase 1 in the fall 2017. Staff will continue to work with applicant to meet this
timeframe.
12. Concurrence
Not Applicable
13. Conclusion
The purpose of this report is to provide background information on the auto mall
submitted by 1816451 Ontario Limited for the Public Meeting under the Planning Act.
Staff will continue processing the application including the preparation of a subsequent
report upon resolution of the identified issues.
Submitted by: Reviewed by:
David J. Crome, MCIP, RPP Curry Clifford, MPA, CMO,
Director of Planning Services Interim CAO
Staff Contact: Cynthia Strike, Principal Planner, 905-623-3379 ext. 2410 or
cstrike@clarington.net
The following is a list of the interested parties to be notified of Council’s decision:
Rodger Miller, Miller Planning Services
Bob Verwey, Owasco
John Fledderus, Owasco
CS/CP/tg/df
I:\^Department\LDO NEW FILING SYSTEM\Application Files\ZBA-Zoning\2017\ZBA2017-0011 570 Rundle Road - Owasco\Staff Report\PSD-038-17.docx