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HomeMy WebLinkAbout1973-12-04 Report No. 14, 18, 194 RECEIVED: DEC 5 1973 Municipal Planning Consultants CO. LTD. 400 MOUNT PLEASANT ROAD •TORONTO M45 2 B •,OYYVfY�islr+'GP1��tlN�]] Township'..of`Clarke :Planning Board, ,P.:O:.Box''219, ORONO, Ontario. LOS. 1140 '. Attention: Mr..Horace -Best, :Clerk : .Dear Mr.,Best: . December 4, 1973.' .Re: Consultants' Reports Nos. 14; 18,19, ;.Township of Clarke. ::Our File i 'PN '3530' .We are pleased to:submit .herewith twelve (12).copies each. of Consultants' Reports:Numbers;l4,'18, and -19, re.rezoning applications for Stewart Wood, Tamblyn &.Beaupre, and Van Hard- ingsveldt,.respectively. Yours .very truly, MUNICIPAL PLANNING CONSULTANTS CO. LTD. RHF/ia Robe rt.H..F ger Ehcls. Planner TOWN PLANNERS • PROFESSIONAL ENGINEERS MUNICIPAL PLANNING CONSULTANTS CO. LTD., December 4, 1973. 400 Mount Pleasant Road, Toronto, Ontario. PN: 3530 CLARKE PLANNING BOARD Consultants' Report No. 14 1. APPLICATION FOR REZONING STEWART WOOD This application was reviewed in preliminary form in a report dated October 11, 1973. At that time the applicant was requesting a rezoning of a 50 -to -60 acre site to permit the use of the lands for a trucking operation. We note that the applicant now requests the rezoning of the 10 -acre parcel of land to be used for the erec- tion of a garage for the storage and maintenance of gravel trunks. 2. OFFICIAL PLAN AND ZONING PROVISIONS 3. The proposed Official Plan designates the lands Rural, and the Zoning By-law zones the site Agricultural (A) Zone. The Official Plan indicates that in areas designated Rural, Industrial uses are not permitted, while the only Commercial uses which are permitted should be farm -oriented. The use of these lands for the erection of a garage for the storing and maintenance of gravel trucks does not appear to be pro- vided for by the Official Plan. Consequently, an amendment to the Official Plan would appear necessary in order to permit the proposed use. The Agricultural. Zone of the Zoning By-law does not permit a trucking operation. Our previous report dealt with the location and land use in this general area, and indicated that the proposed use was in con- formity with the Official Plan. However, a further review of this application indicates that its conformity with the Official Plan is questionable. (1) 4. On the basis of the information contained in our previous re- port, and our re-evaluation of this application at this time, we are of the opinion that uses such as the one proposed in this case, should be encouraged to locate in areas which are designated by the Official Plan as Industrial. Should Planning Board feel that the proposed use is desirable in this area, then we suggest that the following information should be obtained from the applicant, and then used for the preparation of an appropriate Official Plan and Zoning change: (a) the total number of gravel trucks to be maintained on the lot; (b) the nature of the operation to be carried on, both in the garage, and on the remaining area being rezoned; (c) the methods which the applicant proposes to employ, in order to buffer the proposed use from the adjacent roadway and any abut- ting uses. If the above information indicates that the applicant proposes a small operation involving only two or three trucks, and the con- struction of a garage in which these trucks can be stored, then we can see no objection to processing an application which would permit him to carry on this operation on a parcel of land of an appropriate size. However, we feel that it would be inappropriate to rezone a 10 -acre site for an operation of an unspecified size or nature. RHF/ia Respectfully submitted, MICIPAL PLANNING CONSULTANTS CO. LTD. (2) i Robert H Fo r Planner MUNICIPAL PLANNING CONSULTANTS CO. LTD., December 3, 19731 400 Mount Pleasant Road, Toronto, Ontario. PN: 3530 CLARKE PLANNING BOARD, Consult4:nts' Report No. 18 APPLICATION FOR REZONING TAMBLYN & BEAUPRE LOT 24 CON. 8 1. INTRODUCTION This application is for the rezoning of a 5 -acre site to permit the use of the lands for a retail sales and service outlet, specializing in the sales of motorcycles, boats, ski -door, etc. 2. OFFICIAL PLAN AND ZONING PROVISIONS The proposed Official Plan designates the site as Highway Commercial, while the Zoning By-law zones the lands Agricultural (A) Zone. 3. EXISTING LAND USE 4. The site is located Just west of Highway No. 35 and north of the road which runs between Concessions 7 and 8, in an area which is predominantly rural. A use similar to that proposed in the ap- plication is located on this site. The applicant wishes to have this property zoned as Highway Commercial. This request is in conformity with the Official Plan and would appear to be appropriate, provided that the following two conditions are met: (a) that access be restricted to the Concession road, and not High- way 35, and (b) that only an area large enough to accommodate the proposed use be zoned in the Highway Commercial category. (1) 5. RECOMMENDATION We recommend that this application be approved, subject to the conditions indicated above. Respectfully submitted, MUNICIPAL PLANNING CONSULTANTS CO. LTD. RHF/ia Robert H. Planner (2) MUNICIPAL PLANNING CONSULTANTS CO. LTD. December 3, 1973. 400 Mount Pleasant Road, Toronto, Ontario. PN: 3530 CLARKE PLANNING BOARD Consultants' Report No. 19 APPLICATION FOR REZONING VAN HARDINGSVELDT, LOT 9, CON. 1 1. INTRODUCTION This application is for the rezoning of a .8 -acre site, to permit the use of the lands for cabinet manufacturing. 2. OFFICIAL PLAN AND ZONING PROVISIONS The proposed Official Plan designates the site as Hamlet, while the Zoning By-law zones the lands as Rural Residential Zone (RR). The Official Plan indicates that quasi -industrial uses such as this may be permitted in areas designated as Hamlet, provided that they are placed in a separate zone classification, and that adequate off-street parking, together with adequate buffer planting or screen- ing are supplied where such uses abut residential zones. The Plan also indicates that such uses should be limited to sites adjacent to arterial or local collector roads, and that these uses should not be obnoxious or incompatible with the basic residential function of the Hamlet. 3. EKISTING LAND USE Information available in this office indicates that the proposed building would be located behind a residential dwelling situated on the south side of Highway No. 2, west of County Road No. 8, in an area characterized by low density residential development. We understand that this property was previously used as a weld- ing shop, and that the applicant proposes to change the use to cabinet manufacturing. (1) 4. 5. In considering this application, the guidelines set out in the Official Plan should be carefully reviewed. The proposed cabinet manufacturing operation could be an incompatible neighbour to the surrounding residential uses, because of the noise generated by electric saws, etc. However, if the operation were to be carried out within the proposed building it is possible that this annoyance could be avoided. We are of the opinion that the approval of a rezoning for the proposed use in this location would be inappropriate, unless suitable guarantees can be obtained from the applicant that the proposed use will not be offensive to the surrounding uses, by virtue of the noise which it generates. On the basis of the information submitted, we recommend that the zoning of this property not be changed. Respectfully submitted, MUNICIPAL PLANNING CONSULTANTS CO. LTD. RHF/ia Robert H. Fon'er Planner (2)