November 12, 1998

To:Chairman and Members

Etobicoke Community Council

From:Karen V, Bricker, MCIP

Director, Community Planning, West District

Subject:Public Meeting - Recycle Plus Ltd.

63 Medulla Avenue

File No: Z-2269 (Lakeshore-Queensway)

Purpose:

To review a proposal to amend the Zoning Code to permit the operation of a recycling facility at 63Medulla Avenue.

Funding Sources, Financial Implications and Impact Statement:

City funding is not required. There are no impacts on capital or operating budgets.

Recommendation:

It is recommended that the application by Recycle Plus Ltd. be the subject of a Public Meeting to obtain the views of interested parties and, if approved, that the conditions outlined in this report be fulfilled.

Background:

The subject site is located on the east side of Medulla Avenue, just north of Coronet Road (Exhibit No.1). The property is occupied by two industrial buildings. The front, westerly building is occupied by Cryotech Recycle Inc. (an aluminum recycling business) and Monstur Fleet Service and Maintenance (a truck and trailer repair business). The easterly building is occupied by Recycle Plus Inc.

In 1986, the Committee of Adjustment approved variance application A-202/86 to permit the operation of a bio-medical waste transfer station from the subject site (Laidlaw Technologies Inc.). In 1997, Laidlaw Technologies Inc. relocated their operations and Recycle Plus Inc. moved into the building from the City of Mississauga. Following the establishment of the facility, the City identified that the operation was not a permitted use. An application to legalize the operation with outside storage was made to the Committee of Adjustment in January, 1998, and was refused. The application has been appealed by the owners of Recycle Plus Ltd. to the Ontario Municipal Board.

Site Description and Surrounding Uses:

The site is rectangular in shape and approximately 1.5 ha (3.8 acres) in size. The majority of the site is occupied by buildings and paved area with a landscaped area adjacent to Medulla Avenue. The rear easterly building, occupied by Recycle Plus Inc., is served by nine overhead doors located on the north and south sides of the building. A chain link fence has been erected around the perimeter of the site. The Recycle Plus Inc. portion of the property is further enclosed with chain link gates to contain site operations and vehicular movements. The operation is not visible from Medulla Avenue.

The subject site and surrounding lands are zoned Class 2 Industrial (I.C2) and are occupied by a variety of industrial uses. A rail spur is located at the rear of the property. The immediately abutting industrial businesses are as follows:

North:Merisel (computer products)

South:Hymopak Ltd.(plastic bags and packaging)

East:Just Skids Recycling Incorporated and Pallet Rental Systems Inc.

West:Domtar Industries (paper products)

Proposal:

Recycle Plus Inc. is proposing to amend the Class 2 Industrial (I.C2) provisions of the Zoning Code to permit the operation of a recycling/waste transfer facility, including office space, within an existing 1 969.6 m2 (21,202 sq.ft.) industrial building. The principal wastes that will be transported to and handled on site are non-hazardous and include metal, glass, paper, plastics and non-residentially generated ICI organics (industrial, commercial and institutional). All waste is to be handled indoors with no outside storage.

Recycle Plus Inc. has applied to and received a Certificate of Approval from the Ministry of the Environment and Energy to operate the facility 24 hours a day. The certificate has been appealed by a number of business owners in the area.

Exhibit No.1 is a map showing the location of the property. Exhibit No. 2 is a reduction of the site plan.

Comment:

Official Plan:

The site is designated Industrial in the Official Plan. Section 4.7.12 of the Plan encourages the development of waste disposal/recycling facilities subject to regulation in order to ensure public safety and land use compatibility. Application for these types of uses shall also be subject to the approval of the Ministry of the Environment and Energy, including licencing and site plan control. An amendment to the Plan is not required.

Zoning Code:

The site is zoned Class 2 Industrial (I.C2) which does not list a waste transfer/ recycling facility as a permitted use. In the event of approval, a site specific by-law should be passed to incorporate provisions to reflect the project as approved.

Land Use and Site Design Considerations:

The applicant is proposing to legalize the operation of an existing waste recycling/transfer facility in an industrial area. The site is not in proximity to lands zoned for residential, institutional or recreational developments. The Development Engineering Division of the City Works Services has not identified any concerns with the capacity of the existing infrastructure of watermains, storm and sanitary sewers to accommodate the proposal (Exhibit No. 3). The Transportation Planning Section of City Works Services has indicated that the level of truck traffic generated by the facility would have no significant impact on the surrounding road network (Exhibit No. 4).

The facility is located at the rear of the property, behind an existing industrial building, and as such is not visible from the street. Although the facility is visible from the rear yards of the adjacent industrial properties, these yards are used as loading, delivery, storage and parking areas.

The conditions of the Certificate of Approval, as approved by the Ministry of the Environment and Energy and currently under appeal, require that all activities relating to the unloading/loading processing, transfer and storage of processed and unprocessed waste and residual waste must be conducted indoors at all times. In order to control odour all doors shall be closed at all times except during loading and unloading of all wastes. The Certificate includes requirements for cleaning/washing and disinfecting the facility to control litter and odours. In addition, the applicant must implement a pest control plan for the site. In the event that the operator of the facility does not comply with the conditions of the Ministry's approval, the Certificate can be revoked and the operation closed. The applicant has indicated that all operations will be conducted within the building with no outside storage areas.

Given the location of the operation at the rear of the property, and the requirements of the Certificate of Approval to address issues with respect to odour, litter and pest control, the facility would have limited impact on the operation of the adjacent industrial business. In the event of approval, staff recommend that the amending by-law include provisions to prohibit outside storage.

Agency Comments/Department Circulation:

In response to the circulation of plans submitted in support of this application, no objections have been expressed by the following departments:

Fire DepartmentToronto Hydro

Realty Services Development Engineering, City Works

Services

Comments from Parks and Recreation Services remain outstanding.

The Transportation Planning Section of City Works Services requires that the proposed parking layout be introduced with the appropriate pavement markings. In addition, these parking areas are to remain free of recycling materials and storage containers (Exhibit No 4).

The Waste Management Division has verbally advised that they have no concerns with the proposal provided the conditions of the Certificate of Approval are adhered to and that the amending by-law specifically prohibits outside storage and processing of recyclable product.

Urban Planning and Development requests that the applicant provide details of site lighting to ensure on-site security.

Community Meeting

On October 6, 1998, approximately 15 people, representing the interests of several area businesses, attended an on-site community meeting to tour the existing facility and comment on the operation. Concerns were expressed regarding truck traffic, handling of organic materials, odour, litter, pests, hours of operation, loss of property values, impact on City sewer capacities, operation of future recycling operations from the site and precedent.

The concerns related to planning matters have been discussed in this report.

Staff note that another application for a recycling facility for construction waste is pending within the immediate area and local buisnesses are concerned that additional approvals for operations of this nature could have long-term impacts on the viability of their businesses. Any requests for these types of facilities in a Class 2 Industrial (I.C2) zone would be subject to an application for by-law amendment. Each application is evaluated based on the locational attributes of the individual site and type of operations proposed and would be subject to separate Certificate of Approval from the MOEE. As a result, any approvals granted with respect to the subject application would not create a precedent for the approval of future applications for waste transfer/recycling operations.

Conclusion:

The proposed recycling facility is located at the rear of an industrial property, adjacent to the loading and delivery areas of the surrounding industrial operations. The site is not located on a major roadway and is not visible from the street. No outside storage is proposed. The conditions of the Certificate of Approval, as approved by the Ministry of the Environment and Energy (MOEE), address the potential concerns associated with odour, pests, vermin and litter. Given the context of the site, and the nature of the proposed operation, staff are of the opinion that the requested waste transfer/recycling operation will not have an impact on the adjacent land uses or level of service of abutting roadways.

In the event of approval, the following conditions should apply:

Conditions to Approval:

l.Fulfilment of the following conditions by the applicant prior to the enactment of an amending by-law:

(i)Submission of a revised plan indicating security lighting to the satisfaction of the Staff Advisory Committee on Development Control and the posting of an appropriate financial guarantee.

(ii)Receipt of comments from Parks and Recreation Services.

2.The amending by-law shall provide for the operation of a waste transfer/recycling facility with no outside storage permitted.

Contact Name:

Jacquelyn Daley, PlannerTel: (416)394-8229

Community Planning, West District Fax: (416)394-6063

Karen V. Bricker, MCIP

Director Community Planning, West District