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HomeMy WebLinkAbout1973-10-24 Report No. 15, 16, 17Municipal Planning Consultants co. LrD. 400 MOUNT PLEASANT ROAD. TORONTO M4S 2L6. CANADA. (416( 466-7777 October 24, 1973. Mr. H. R. Best, Secretary -Treasurer, Clarke Planning Board, P..O. Box 219, ORONO, Ontario. LOB 1MO Re: Consultants' Reports No. 15, 16, 17, Applications for Rezoning, Township of Clarke. Our File: PN 3530 Dear Mr. Best: In accordance with your instructions dated October 5, 1973, we are pleased to enclose herewith twelve (12) copies each of Con- sultants' Reports Numbers 15, 16, and 17, with respect to rezoning applications in the Township. Yours very truly, MUNICIPAL PLANNING CONSULTANTS CO. LTD. iza-4, Q 4� JAB/ia (Mrs.) Julia A. Bryant, Math. Encls. TOWN PLANNERS . PROFESSIONAL ENGINEERS MUNICIPAL PLANNING CONSULTANTS CO. LTD., October 24, 1973. 400 Mount Pleasant Road, Toronto, Ontario. PN: 3530 CLARKE PLANNING BOARD, Consultants' Report No. 15. APPLICATION FOR REZONING AGOSTINO - LOT 16, CON.2 1. INTRODUCTION This application is for the rezoning of a 6.8 acre site to permit the use of the lands for a building to make and sell furni- ture. 2. OFFICIAL PLAN AND ZONING DESIGNATIONS The proposed Official Plan designates the site Environmental Protection Area. This designation does not permit the construction of any buildings. The site is zoned Agriculture (A) Zone, which does not permit a building for making and selling furniture. 3. EXISTING LAND USE The site is presently vacant. There is a gravel pit to the northeast, a single-family residence to the south and one to the west with a small sawmill farther west, and a D.R.O. picnic park to the southwest. 4. SITE FEATURES The site is fairly flat. The soil is sandy loam with numerous boulders and stones over compact subsoil which limits adequate drainage.(1) - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - (1)Source: Report No. 9 of the Ontario Soil Survey. (1) 5. DISCUSSION Official Plan and Zoning By-law: The proposed Official Plan designates the site Environmental Protection Area which does not permit the construction of any build- ings. The designation of the Environmental Protection Areas in the Official Plan was based on the recommendations of the Conservation Authority. The zoning on the site is Agriculture (A) Zone, which does not permit a building of this type. Thus, this proposal would require a change to the Official Plan from the present Environmental Protection Area designation to Rural designation, and a change to the policy for the Rural areas to include a building for making and selling furniture. The proposal would also require a Zoning By-law Amendment to permit this type of building in the Agriculture Zone. The Location of the Site: The Official Plan outlines a special policy for the area in which the site is located. It is intended that when there is evi- dence of demand for urban development, that a Secondary Plan will be formulated for the entire area showing a detailed scheme and policies for the development. 6. RECOMMENDATIONS In our view, development of this site before a Secondary Plan has been formulated for the area is premature. However, if Council wishes to proceed with development of the site at this time, we recommend that: (1) the Conservation Authority be consulted to determine if there are axW environmental hazards on the site which would inhibit development; (2) the engineer be consulted as to whether there is an adequate supply of potable water, and whether the soil conditions will permit the installation of a septic tank. Respectfully submitted, MUNICIPAL PLANNING CONSULTANTS CO. LTD. JAB/ia (Mrs.) Julia A. Bryant, B.Math. (2) MUNICIPAL PLANNING CONSULTANTS CO. LTD., October 24, 1973. 400 Mount Pleasant Road, Toronto, Ontario. PN: 3530 CLARKS PLANNING BOARD, Consultants' Report No. 16. 1. APPLICATION FOR REZONING BUTCH - LOT 18, CON. 10. This application is for the rezoning of a 70 -acre site to per- mit the use of the lands for the extraction of sand and gravel. 2. OFFICIAL PLAN AND ZONING DESIGNATIONS The proposed Official Plan designates the site Pits and Quarries. The Zoning By-law zones the site Agriculture (A) Zone, which does not permit the extraction of sand and gravel. 3. EXISTING LAND USE There are a number of farm buildings existing on the site. To the east is a single-family residence and a gravel pit. The remain- der of the surrounding area is agricultural or vacant. 4. SITE FEATURES The site slopes to the east and south. The soil in the area is light grey -brown sand over calcarious sand with some boulders. Drain- age in the area is generally excessive, and this type of soil is liable to wind and gulley erosion.(1) - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - (1)Source. Report No. 9 of the Ontario Soil Survey, (1) 5. DISCUSSION The proposal conforms to the Official Plan and in our view is satisfactory. We recommend that the Zoning By-law be amended to permit the extraction of sand and gravel on the site. We recommend that the Zoning By-law Amendment include the introduction of a new section, with provisions for a Pits and Quarries Zone,•and that this site be zoned as such. Respectfully submitted, MUNICIPAL PLANNING CONSULTANTS CO. LTD. JAB/ia (Mrs.) Julia A. Bryant, B.Math. (2) MUNICIPAL PLANNING CONSULTANTS CO. LTD., October 24, 1973. 400 Mount Pleasant Road, Toronto, Ontario. PN: 3530 CLARK PLANNING BOARD, Consultants' Report No. 17. APPLICATION FOR REZONING STEPHENSON - LOT 23, CON. 1 1. INTRODUCTION This application is for the rezoning of a 30 -acre site to permit the use of the lands for a scrap and recycling yard. 2. OFFICIAL PLAN AND ZONING DESIGNATIONS The proposed Official Plan designates the lands Rural, and the Zoning By-law zones the site Agriculture (A) Zone. 3. EXISTING LAND USE The site is presently vacant, and the surrounding area is either vacant or agricultural. 4. SITE FEATURES The land slopes slightly to the west and is partly wooded. The soil in the area is grey -brown loam over brownish loam, which is high in lime and stonefree. Drainage is generally good.(-) 5. DISCUSSION The proposed Official Plan designates the site Rural, which does not permit the use of the lands for a Scrap and Recycling yard. - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - (I)Source; Report No. 9 of the Ontario Soil Survey. (1) There are, at present, no policies in the Official Plan covering scrap yards. The Zoning By-law zones the site Agriculture (A) Zone, which does not permit a scrap and recycling yard. This proposal would thus require a change to the Official Plan to incorporate policies for Scrap Yards. Since the Official Plan has not yet been approved, this can be done without going through the formal process of an amendment. In addition, a Zoning Bylaw amendment would be required which would include the addition of a new section with provisions for a Disposal Industrial Zone. The location of the site is at the junction of two Township roads. There does not appear to be any existing residential de- velopment in the vicinity and, as shown on the plan submitted, there are a number of trees and bush on three sides of the proposed sal- vage yard shielding it from view from both Township roads. 6. RECOMMENDATION If Council wishes to permit a scrap and recycling yard in the Township, in our view, the location proposed is satisfactory. We recommend, however, that in addition to the existing trees, that additional screening be required along the northerly boundary of the site to screen the salvage yard from view from Highway 401. In our opinion, this is an important factor, in view of the visually unpleasant effect of the scrap yard in the adjacent township which is not screened and can be seen from Highway 401. Respectfully submitted, MUNICIPAL PLANNING CONSULTANTS CO. LTD. JAB/ia (Mrs.) Julia A. Bryant, B.Math. (2)