Loading...
HomeMy WebLinkAboutCSD-14-081 - Official Plan Amendment-OP14/07/C/MV - Zone Change Application-ZC14/07/C/MV - 16 Centennial Rd, GFL Environmental Inc. REPORT TO: Planning & Strategic Initiatives Committee DATE OF MEETING: September 8, 2014 SUBMITTED BY: Alain Pinard, Director of Planning PREPARED BY: Mat Vaughan, Planning Technician, 519-741-2200 ex. 7073 WARD(S) INVOLVED: Ward 1 DATE OF REPORT: August 6, 2014 REPORT NO.: CSD-14-081 SUBJECT: OFFICIAL PLAN AMENDMENT APPLICATION OP14/07/C/MV AND ZONE CHANGE APPLICATION ZC14/07/C/MV 16 CENTENNIAL ROAD GFL ENVIRONMENTAL INC. ___________________________________________________________________ Figure 1: Location map RECOMMENDATION: A.That Official Plan Amendment Application OP14/07/C/MV (GFL Environmental Inc.) requesting to add Special Policy 56 to permit an on Schedule A, be adopted, 5 - 1 in the form shown in the Official Plan Amendment attached to Report CSD- 14-081 as Aforwarded to the Region of Waterloo for approval; and, B. That Council request that the Regional Municipality of Waterloo modify Map 5 and Section 15.D.12 of the New Official Plan (adopted June 2014) to add a new Site Sp the New Officia-081 C. That Zone Change Application ZC14/07/C/MV (GFL Environmental Inc.) at 16 Centennial Road for the purpose of changing the zoning from M-2, with site specific provisions to M-2 with Special Use Provisions 41U and 441U and Special Regulation Provision 31R in the - August 6, 2014attached to Report CSD-14-081be approved. EXECUTIVE SUMMARY: The owner of 16 adding a special policy to permit an outdoor r -law by adding a Special Use Provision to the existing zoning category to permit an outdoor r.The M-2 zone permits a recycling facility at M-2 zone contains a regulation that the recycling use must be contained wholly within a building. The owner has submitted this zone change application to propose a change to the existing zoning for 16 Centennial Road to allow the outdoor recycling of non-hazardous materials including wood, concrete, mixed aggregate, cardboard and metals. Staff is recommending that the proposed Official Plan Amendment be adopted and accordingly forwarded to the Region of Waterloo for approval, and that the proposed Zone Change be approved. REPORT: The subject property is located near the intersection of Victoria Street North and Lackner Blvd. The applicant is proposing an outdoor recycling use on the subject property which is currently not permitted in the General Industrial designation in the Official Plan or the General Industrial Zone (M-2) in the Zoning By-law. As a result, the applicant has submitted an Official Plan Amendment and Zone Change application to permit an outdoor recycling use on site. Proposed Official Plan Amendment The current land use designation on the subject lands in the Ci Industrial. The General Industrial designation is predominantly focused on light industrial uses such as manufacturing, and a wide variety of industrial business uses typically found in industrial areas including uses such as technical/scientific businesses, repair service, transportation depot and terminal facilities, warehouses and uses relating to motor vehicle and major recreation equipment sales and service. 5 - 2 There are a number of prohibited uses within a General Industrial designation including a salvage and scrap yard. While outdoor recycling is neither a permitted use nor aprohibited use, recycling is captured within the definition of manufacturing as long as it occurs wholly within a building. Through the proposed Official Plan Amendment, the applicant is proposing to add a Special Policy to permit outdoor recycling that would limit the operation to the recycling of non- hazardous materials. oposed to be and identified as an Industrial Employment Area on Map 2 Urban Structure. The utdoor ris not proposed to be a use that will be permitted in this land use designation and urban structure element. The recycling of hazardous materials will be prohibited in the new Staff is of the opinion that the applicant is proposing anoutdoor recycling use that is limited to the recycling of specific non-hazardous materials that will not negatively impact the surrounding lands. As such, staff is of the opinion that the use is appropriate for the proposed location based on the following analysis. The proposed site is adjacent to other industrial use lands,and is currently operating functionally with the outdoor recycling use. The outdoor recycling use is contained on-site and is screened from the view of the road and adjacent land owners. The outdoor recycling use is regulated by the Ministry of Environment, who regulate the operation of both the existing indoor recycling use and proposed outdoor recycling use. The owner has received a permit from the Ministry of the Environment for the on-site indoor and outdoor recycling use. In addition, any changes required for on-site facilities to accommodate the proposed use such as access, circulation, parking, andlandscaping, will be addressed through the site plan approval process. Staff recommend that the proposed Official Plan A and of this report be adopted by Council and forwarded to the Region of Waterloo for approval. Proposed Zoning By-law Amendment The City of Kitchener has received an application to change the zoning on the lands at 16 Centennial from M-2, with site specific provisions to M-2 with Special Use Provisions 41U and 441U and Special Regulation Provision 31R to permit an outdoor recycling use. Sixteen Centennial Road is zoned M-2 zone, which permits a variety of industrial uses. The lands surrounding 16 Centennial Road are zoned M-2 with a range of Special Use Provisions and Special Regulation Provisions. Special Use Provision 41U allows for the stamping, blanking or punch-pressing of metal. Special Regulation Provision 31R requires that no building or structure to be permitted to exceed a height greater than a geodetic elevation of 359.66 metres above sea level. This regulation is in place due to the proximity of the Waterloo Regional Airport. The addition of Special Use Provision 441U will permit the outdoor recycling of non-hazardous materials including wood, concrete, mixed aggregate, cardboard and metals. 5 - 3 The applicant has concurrently submitted a Site Plan Application that will modify the existing Plan to incorporate the proposed outdoor recycling use, subject to the approval of this zone change application by Kitchener City Council H. Currently, more intensive industrial uses are permitted on the subject lands including metal stamping. The scale of the outdoor recycling use requested would be limited to only non- hazardous materials (i.e. No food waste). Storage of materials is also currently permitted on-site however this does not include the sorting/recycling of those materials. The existing in-door recycling operation is in conformity with the current zoning on the subject lands as it is wholly within a building. Due to the location of the existing building, the sorting/recycling of the non- hazardous material would have to take place in front of the building. There is screening provided around the site to block the view of the operation from the road and neighbouring properties. Planning staff is of the opinion that the proposed zone change application is consistent with the policies and intent of the PPS, Growth Plan and is appropriate for the subject lands. Provincial and Regional Policy Considerations Provincial Policy Statement, 2014 The Provincial Policy Statement (PPS) directs planning authorities to provide an appropriate mix and range of employment uses to meet long term needs. The PPS also directs planning authorities 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, and take into account the needs of existing and future businesses. Planning staff is of the opinion that adding the proposed outdoor recycling use to the subject lands will achieve these directives and is therefore consistent with the policies of the Provincial Policy Statement. Growth Plan for the Greater Golden Horseshoe, 2006 The subject property is within the Built-up Area as defined in the Growth Plan for the Greater Golden Horseshoe. The Plan promotes the development of healthy, safe, and balanced communities. Planning staff is of the opinion that the requested official plan amendment and zone change applications conforms with the Growth Plan as it allows for the promotion of economic development and competitiveness by creating opportunities for a diversified economic base, including maintaining a range and choice of suitable sites for a range of employment uses. Region of Waterloo Official Policies Plan The Region of Waterloo advises that there is no objection to the proposal, and that the proposal confirms to the Regional Official Policy Plan (ROPP). Municipal Policy Considerations City of Kitchener Official Plan designation allows for a broad range of industrial uses. The General Industrial designation permits manufacturing; including recycling completely within a building, as well as a variety of industrial business uses including repair service, a transportation depot and warehousing. The Official Plan specifically restricts salvage yard but does not restrict recycling. 5 - 4 It is Planning form of outdoor recycling, as limited to non- hazardous materials, conforms with the general objectives in site is bounded by other industrial uses which are zoned for greater intensive industrial uses than what is being proposed. For these reasons, the proposed Official Plan Amendment and Kitchener Growth Management Strategy, 2009 The Kitchener Growth Management Strategy (KGMS) economic development will contribute to a strong regional economy. The City of Kitchener shall continue to capitalize on the economic advantages of the area and the strategic locations for businesses to thrive as the urban economy further diversifies. Attracting and retaining a talented workforce demands a range of business opportunities and community amenities. Another objective of the KGMS is to help the private sector capitalize on industrial development opportunities. Planning staff is of the opinion that the requested official plan amendment and zone change complies with the KGMS as it creates opportunities on the subject lands to further enhance and develop the existing industrial use, while utilizing the existing infrastructure. ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: The proposedofficial plan amendment and zone change allowsfor economic development that . The proposed official plan amendment and zone changealign with the Kitchener Strategic Plan as it createsnew manufacturing employment opportunities while maintaining uniformitywith Provincial, Regional, and City planning policies. FINANCIAL IMPLICATIONS: No new or additional capital budget requests are expected with this recommendation. COMMUNITY ENGAGEMENT: INFORM AND CONSULT committee meeting. Preliminary circulation of the zone change application was undertaken from June 13, 2014 to July 21, 2014 to all appropriate departments and agencies and all property owners within 120 metres of the subject lands. Comments from departments and agencies are attached as A total of 10 addresses/households were mailed a copy of the notice. A notice sign was posted on the subject property on June 4, 2014. Since the initial circulation, Planning staff has additionally required an official plan amendment to include the outdoor recycling use. The official plan amendment and zone change applications notice were advertised in The Record on August 15, 2014. The notice includes details of the September 8, 2014 Planning and Strategic Initiatives Committee meeting. The newspaper notice is attached as 5 - 5 A comment form from a property owner within 120 metres of the subject lands was returned on th June 19, 2014 in support of the Zoning By-law Amendment. This form is attached as Appendix G A letter from a property owner within 120 metres of the subject lands was received on July 17, 2014, outlining a number of concerns related to the subject zone change at 16 Centennial Road. GThe concerns raised include: Outdoor recycling is currently operating on-site; Operational issues such as access, on-site circulation and queuing; Compatibility related to odour, property size, and lot width; -law and Official Plan. th City staff met with the applicant and owner on August 6, 2014 to discuss a number of the th concerns identified through the letter received on July 17, 2014.These issues are addressed as follows: Outdoor recycling is currently operating on-site The respondent identified that outdoor recycling is currently operating on-site and is not permitted under the M-2 zone. The applicant has submitted a zone change application to legalize the existing outdoor recycling use. Operational issues such as access, on-site circulation and queuing The respondent identified several operational issues associated with the outdoor recycling use including access from an adjacent property, staff parking being located within the road allowance, and access restrictions related to the location of the existing weigh scale creating queuing and parking of trucks along Centennial Road. Through the site plan process (SP14/064/C/MV) the required staff parking is being relocated internally on-site. Once staff parking is relocated internally, there will be sufficient space for some minor queuing along the frontage of 16 Centennial Road on the site. The applicant has also explained that there is opportunity to park waiting trucks on an adjacent property to the west of 16 Centennial Road which is leased by the applicant. Bylaw Services was contacted to determine if queuing has been an issue in the past. No complaints have been registered against 16 Centennial Road for trucking queuing along Centennial Road, or for any other matter. Transportation staff support the requested zone change and have no comments in regards to site access or circulation. Compatibility related to odour, property size, and lot width The respondent was concerned with the size of the property and the functional design of the existing development. Concerns were also raised around odours emanating from 16 Centennial Road. To date, no complaints have been registered to the subject lands through City By-law Enforcement and any recycling of bio/food materials is done within the building and not stored outside. Planning staff are satisfied the subject lands provide adequate space for the existing and proposed outdoor recycling land use through the site plan review and site visits. 5 - 6 The site is screened with a tall wooden screening fence to reduce the visibility of the recycling operation from the road and neighbouring properties. -law and Official Plan ing By-law stating that Salvage, recycling or scrap yard uses are expressly prohibited by the General Industrial (M-2) zoning category. There Salvage or scrap yard uses are specifically prohibited within the General Industrial land use category which applies to the subject lands. approved, siting that recycling operations are permitted wholly within a building. A recycling use is not prohibited within the General Industrial land use category, nor is it permitted. As such, an Official Plan Amendment is also required as part of this application. The General Industrial use permits manufacturing; including recycling completely within a building, as well as a variety of industrial business uses including repair service, a transportation depot outdoor recycling of non-hazardous materials. The Salvage, recycling or scrap yard use is prohibited in the General Industrial (M-2) zoning recycling using limited tonon-hazardous materials such as wood, concrete, mixed aggregate, cardboard and metals. The form of outdoor recycling proposed is not that which is prohibited and limited to the Heavy Industrial Zone. Through discussions with the applicant and owner, and after witnessing on-site operation of the outdoor recycling use, Staff is satisfied that the concerns raised by the respondent of the letter th received on July 17, 2014 are being adequately addressed through the site plan process (SP14/064/C/MV) andofficial plan amendment and rezoning applications. Staff has no concerns related to the operation of the outdoor recycling use. PLANNING ANALYSIS: Planning staff is of the opinion that the subject property represents an opportunity to create a new compatible use within an industrial area at 16 Centennial Road. The proposed outdoor recycling use will allow for the outdoor recycling of non-hazardous materials such as wood, concrete, mixed aggregate, cardboard and metals.Special Use Provision 44U ensures the operations of the business do not create issues for neighbouring industrial lands. The proposed industrial use provides employment opportunities within the City that add variety to the existing industrial uses in this employment area. General Industrial (M-2) zoning, with the proposed Special Use Provision 441U andexisting Special Use Provision and Special Regulation Provision would permit an industrial use that is compatible with subject lands and surrounding industrial lands. The built form, and character of the subject lands would not change as a result of the inclusion of the outdoor recycling use. regulations of the final zoning, will guide the ultimate form of the future development. Staff will continue to utilize the site plan approval process to ensure that any future development is compatible with the surrounding lands. The official plan amendment and zone change applications will facilitate the utilization of the industrial use of the property which is consistent 5 - 7 with City, Regional, and Provincial po in the relevant planning policy documents. CONCLUSION: Planning staff is of the opinion that the official plan amendment application OP14/07/C/MV and zone change application ZC14/07/C/MV is good planning and recommend approval of the official plan amendment and zone change as outlined in the Recommendation section of this report. REVIEWED BY: Della Ross, Manager of Development Review ACKNOWLEDGED BY: Kim Kugler,Acting Deputy CAO (Community Services) Attachments Proposed Official Plan Amendment (Existing Official Plan) Proposed Official Plan Amendment (New Official Plan, Adopted June 2014) C- Proposed Zoning By-law Map No. 1 - Newspaper Notice F- Department/Agency Comments Public Comments H- Proposed Site Plan 5 - 8 5 - 9 5 - 10 5 - 11 5 - 12 5 - 13 5 - 14 5 - 15 5 - 16 5 - 17 5 - 18 5 - 19 5 - 20 5 - 21 5 - 22 5 - 23 5 - 24 5 - 25 5 - 26 5 - 27 5 - 28 5 - 29 5 - 30