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Staff Report
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Report To: Planning and Development Committee
Date of Meeting: November 12, 2019 Report Number: PSD-049-19
Submitted By: Faye Langmaid, Acting Director of Planning Services
Reviewed By:
File Number:
Report Subject:
Andrew C. Allison, CAO
RE 16.41
Resolution#: CPD-006-19
By-law Number:
Declaration of Surplus Property at the Bowmanville Avenue Westbound
Exit from Highway 401.
Recommendations:
1. That Report PSD-049-19 be received;
2. That Council declare approximately 587 square metres of the property identified as
Part 1, 2 and 12 on plan 40R-22625 and shown in Figure 1 of Report PSD-049-19,
as surplus;
3. That the parcels be transferred to Bowmanville Creek Developments Inc., the
adjacent property owner, in exchange for cash or enhancements to the lands that
are to the benefit of the Municipality, equivalent to the appraised value; and
4. That all interested parties listed in Report PSD-049-19 and any delegations be
advised of Council's decision.
Municipality of Clarington
Report PSD-049-19
Report Overview
Page 2
Bowmanville Creek Development Inc. (Torgan) has requested that the Municipality declare
surplus lands at the northeast corner of Highway 401 and Bowmanville Avenue. These
lands are no longer needed by the Municipality. Torgan would like to incorporate these
lands into their development.
A portion of these lands were previously given by Torgan to the Municipality. The remainder
was provided as parkland by the previous owner (the Shell station).
To dispose of Municipally -owned properties they must first be declared surplus.
1. Background
1.1 In August of 2019, interest was expressed by Bowmanville Creek Development Inc.
(Torgan) in the acquisition of 587 square metres (0.14 acres) to be used in conjunction
with other properties to the east and north for commercial development. The requested
parcel of land is on the north side of the 401 westbound exit ramp to Bowmanville
Avenue shown in Figure 1 (next page).
1.2 On September 30, report PSD-034-19 recommended declaring the subject land surplus
and authorizing staff to negotiate the property transfer to Torgan as part of the site plan
agreement.
1.3 Having learned that a portion of the land was initially provided as parkland dedication
Staff recommended that an appraisal be completed for the subject lands.
1.4 Since then, a Commercial Site Plan Amendment application was submitted by Torgan
on October 16. The proposal includes 5,950 square metres (64,000 square feet) of
floor area spread between four retail buildings and three restaurants. This application
has been circulated for review by all relevant departments and agencies.
Municipality of Clarington Page 3
Report PSD-049-19
BASELINE ROAD WEST
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Figure 1 — Key Map showing lands at the westbound exit ramp from the 401 to Bowmanville
Avenue to be declared surplus.
Municipality of Clarington
Report PSD-049-19
2. Appraisal
Page 4
2.1 The Appraisal Report identifies the estimated market value of the property. The
appraisal is an accurate reflection of appraisal practices, the report notes that it is
difficult to account for a one -seller / one -buyer scenario. The Appraiser indicates there
is a "very wide variation in suggested percentages of value, [which] reflects the very real
problematic nature of the market structure".
2.2 The Municipality may choose to offer the subject lands at the appraised value.
However, it is just as likely that Torgan may choose to revise their proposal so as to not
use the subject lands.
3. Comments
3.1 The lands being requested were received by the Municipality for the purpose of
installing a "Welcome to Bowmanville" sign near Highway 401. The sign has since been
constructed on Bowmanville Avenue at Waverley Road. The lands were acquired in
two parts:
• As a parkland dedication for the existing Shell fuel station, who at the time where
the owners of the entire parcel; and
Gratuitously given to the Municipality as part of the Site Plan approvals for the
Torgan commercial development, which is now being revised.
The logical owner for these lands would be an adjacent property owner, which is either
Torgan or the Ministry of Transportation. The Ministry of Transportation have indicated
they do not require the lands.
3.2 The acquiring property owner will be responsible for ensuring any proposal for the lands
conforms with the Official Plan and Zoning By-law or seek approval of the required
amendments. Notice of the proposed transfer would be given on the Municipal website.
3.3 By-law 2011-11, being a by-law to establish procedures governing the sale of real
property, states that from time to time Council may propose the sale of land providing
that:
It is declared surplus;
At least one appraisal or letter of opinion of fair market value of the land to be
sold from a qualified appraiser is obtained; and
Notice is given to the public by publication or an advertisement and/or posting on
the Municipality's website.
Municipality of Clarington
Report PSD-049-19
4. Concurrence
Page 5
This report has been reviewed by the Acting Director of Engineering Services and the
Municipal Solicitor who concur with the recommendation.
5. Conclusion
It is recommended the Municipality offer to transfer the lands to Torgan in exchange for
public benefits in the form of cash and/or enhanced on -site features that promote
Bowmanville to the public travelling along Highway 401, equivalent to the appraised
value.
Staff Contact: Paul Wirch, Senior Planner 905-623-3379 ext. 2418 or pwi rch(o)_clari ngton. net.
Attachments:
Attachment 1 — Confidential memo on the appraised value (under separate cover)
Attachment 2 — Proposed Site Plan
Interested Parties:
The following interested parties will be notified of Council's decision:
David McKay, Partner, MHBC Planning
Ornella Richichi, Chief Development Officer, The Torgan Group
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