HomeMy WebLinkAboutPL 5/98, ; _ ,. , . ,.
.�
� � � . � �. . . � . � �MOF�
�
" REPORT TO COUNCIL
b'ROM: Neil Cazroll DATE: Febn�ary 4,1998
Director of Planning
PLANNING REPORT NO. 5/98
SUBJECI': Zoning By-law Amendment Applicatian Z20/97
J. & F. Weste Systems Inc.
57 Notion Road
Tawn of Ajax
RECOMMENDATIONS:
1.0 That Council recommend to the Town of Ajnx lhat any npproval of Zoning
ByIaw Amendment Applicadon Z20/97 to allow n multi-material
recovery/iransfer facility ot 57 Notion Road in Ajnx should include conditions
addressing the following:
a) requiring thut traffic control signals be provided ot the intersection of
Notion Road nnd Kinsston Road in conjunction with tha proposed
development;
b) requiring thnt a provision be includcd in thc implementing wning by-law
prohibiting outdoor storage on lhc subject property;
c) requiring site pinn appmval to address, amongst other muttcrs, Inndscaping
along the Notion Road frontage of the subjecl propeAy.
2.0 That Council rccommend to thc Town of Ajax that comments provided to thc
Ministry of the Environment nnd Encrgy on the Cedificate of Approval to nllow n
multi-mnterial recovery/transfer facility at 57 Notion Road in Ajnx, should
recommend conditions addressing thc foilowing:
a) limidng opereting hours;
b) prohibiting outdoor storage;
c) requiring odour, dust, end pest conwls;
d) rcsiric6ng hours that wck traf'fic can access the site.
3.0 Thet Council rewmmend to the Town of Ajex that, tluough their recently initinted
ofHcie! plen review process, wnsideration be given to rcviewing the type of
industrial development far the lands in Ajax east of Notion Road in order to
establish a long-tem� vision for the area that is moro compaUble with residentinl
� uses.
� ORICIN: Request from the Town of Ajax Plenning Dopartment for comments finm the
Town of Pickering on Zoning Bylaw Amendment Application Z 20/97.
AUTHORITY: THE PLANNINCi ACT, RS.0.1990, chepter P.13
�''°. s .� . ., . ,. . . . � , �� .' , .. ,.
� Plenning Report No. 5/98
Peg� z . 3
FINANCIAI.IMPLICATIONS: At this time no addiUonal costs arc enticipated beyond
those normaliy attdbuted to development of this nature.
1.0 BACKGROUND:
The Town of Ajax has requested comments from the Town of Pickering on a zoning
by-law amendment applicetlon to permit a"muld•material rewvery/Uansfer facility" on
ihe subject lands at 57 Notian Road in Ajax. The purpose of this Report is to provide
info►madon in order that Council may fonvard n recommendation to the Town of Ajax on
the proposal.
1.1 ARplicanYs Pronosa)
The proposed facility is intondcd to process up to 750 metric tonnes per dny of
indusiriaUwmmercial solid non•harardous material. This material would include
recyclables such es wood, cazdboard, gless, metals, paper, consWction/demolition
products and sesidual waste, 71�e source of materials to bc received would primarily be
from business und industry in the Region of Durhnm. No residential, liquid or ha7ardous
waste meterial would be processed through this facility. Mnterial delivered to the fecility
would be tempomrily storcd within the existing building locnted on the subject lunds.
Projected vchicles serving the facility are epproximately 5-7 vehicles per hour. (sce
Location Map, Attachment Hl, and Site Plen, Attachment #2).
ui �i '!�u!_�ii•
The Ajax District Plan (A2 Community Plan) dcsignates the subject lands as "Industrial"
which pertniu thc proposed use. Zoning Byluw 35•77, as amended, wnes thc subject
lands "M3" which pertnits heavy industrial uses nnd allows outdoor storngc. Ajex has
interprcted its By-Inw sUeh that was►e transfer and recyding operotions ure not cansidered
as industriai or manufacturing uscs. Thercfore, an nmendment w•ou:d be rcquircd to
allow the applicant's proposel ta proceed.
1.3 �eAificateofAooroval
In addidon to municipal plenning requircments, a Certificate of Approval (C of A) would
be required from the Ministry of Environment and Energy (MOEE) in order to allow the
appliconPs proposal to proceed. The Ministry has requestcd comments on the C of A
from lhe Region of Durhum, Town of Ajax, and abutting property owners. Region of
Durhnm Council passed u resoluUon on lenuary 28, 1998, providing comments to ihe
MOEE indicating that a hearing not be requested by the Environmental Assessment
Boazd for thc C of A.
1.4 Public Meeting
'fhe Town of Ajax circulated the wning by-law nmendment application to landowners
within 120 metres of the subject lends and held a Public Open House on Thursdny
lanuary 29, 1998. The Public Open House was attended by staff' from Ajex, Pickering,
Dwham Region, ihe applicanPs end about 20 msidents of Pickering. Numerous concems
werc raised by the residents including such matters es traffic, noise, pests, and odours.
Some area residenis and lendowners on Notion Roed questioned the appropriateness of
the heavy indusUinl uses in the area.
A` � { ' £';
` ,
�y Fy�• � t �.: � i
, �'PlanningReportNo.S/98
2.0 STAFF COMMENTS:
2.1 �ppjpprietenoss of the Pr000sed Use
Pagc 3
The subject lends are included in an area of land designuted as "Industriel" in the Ajax
OlTiciel Plan locatod between Notion Road and Duffins Creek. Adjecent lands in
Pickering between Notion Road and the rcsidentiel neighbourhood to the west wcre
designated Industriel in the Pickering District Plen which was epproved in 1982.
Through lhe official plan review process underteken over lhe Inst few yeurs, ihe long lerm
industriel use of these lends was questianed, However, an eppropriate use for this area
was uncertain and the recenUy approved Pickerimg Officinl Pian designates the arw as
"Urban Study Area", which provides policy support for a lend use and design study of the
azen . As Ajax is emburking upon an official plan review process, thay may ulso wish to
consider developing a long term vision for the industriel lunds in Ajnx e�st of
Notion Road, thet is morc compatible with the residential uses in Pickering and Ihe
residential uses in Ajnx east of Duffins Creek.
Despite the Study Area designation on the Pickering side of Notion Rond, the Ajax sidc is
currenAy designnted industrial and zoned to nllow heavy industrial uses with similar
operating chamcteristics to the proposed drvclopmcnt. Uses are curtently pecmitted thnt
ore less compatibla with residentinl uses than the proposed development, and could begin
operating without going through the rezoning proccss. In fact a number of hcavy
industrics curtently opernte in the aren, somc involve simiinr heavy wck traffic to thnt
proposed by the npplicant, end some hava extensivc outdoor stomgc. Thc Town's Public
Works Depw�tment udvises thut, opemtionnlly, Pickering Ptvkwuy is u"full lond" roud
and can accommodate tha ndditional trn�c associutcd with this devclopment.
Therefore, it is not recommcnded that thc Ta�m oppose the proposed rezoning
applicution. Hawcvcr, thc rcwning application and certificate of npprovnl process do
offer opportunity to apply conditions to thc devclopmcnt to help cnsurc mitigntion of
potentinl impacts. Conditions recommended by smff nre discussed below.
2,2 Recommended Conditions of Approval
As noted above, thc applicant's proposal dces o(�cr nn opportunity to npply wning
standards und other conditions to furlher restrict the operating chnractcristics of the use
on the subject lands beyond thc restrictions in the curtent zoning by-luw. For example,
the current bylaw permits outdoor sturage and any new by-law should require that ull
storage be insidc the building. ln eddition, Ajex should exercise site plen convol to
ensure lendscaping is provided to screcn lhe proposed use as much ns is practicnl.
Alihough it is expected that a majority of the traffic for tha proposed dcvelopmcnt will
utilize Pickering Parkway, the proposcd development wili add to the demands at the
intersection of Kingston Road nnd Notion Road. We understnnd that Region of Durhnm
Works steff hnve recommended thnt some funding be provided in their 1998 cnpimi
budget to provide For the instellation of Wfiic signals at the intersection of Notian Road
and Kingston Rond. This recommendation is subject to Regional Council approvnl. Ajax
should include a condition of wning epproval requiring the traflic signals to be
implemented in conjunction with the applicanPs proposal.
Additional restrictions and mitigation meusures should be placed on the proposed
development through the Cedificate of Approval application. Comments provided to the
Ministry of Environment on the C of A by the Town of Ajax, should recommend
conditlons addressing such issues as hours of operetion, outdoor storege, odour, dust and
pest controls, and wck tretiic hours,
� , '.
Thamas & M ymuk, M. ., r. Ncil Cwro
Depury Di or of Plnnning' Direclor of Piemilng
AJS2DT/ab .
:>:., � . , .. . . . _
. .. . � ' ' '�f.
, ' , . i • 1 , . - `; "' • ,5;� .
AT7ACHMENT rLTO 5
, • PUNNINa REPORT r�
,
�,
. j�
. . ;
Residential
,
Attachment: 1
� File: J.F. WASTE SYSTEMS
�`�,� Municfpality: TOWN OF ,
AJAX
w /////I ONED AREA
23
���• — .
. Residentia� �'
e�o ��
1, , .
. . ; �b. � .
�
. . #�,
. ' ��—
,�� - —
�� ,
t % . •
' , f
ATTACHMEKTM? TO �+-•? '
� PLANNINO REPORT p�' " r '
,•
�
f�l � � I�•'.
`:. _.� ... .. . . ........ I
..,� � �,. �:,.���� .
t a� ; + �I 3 � ...,
' f" ��+ D T • L 0 T I S, .C•0 N
�..-1�ro
'. . .� Fi� � ' .
n .,� � � �
'� n
, ro � ��
. ,
. '.� p, �� T �
i u . .' � .. . . . I �
I
.� ` (
i•
}(