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HomeMy WebLinkAboutPD-54-93 `T~i CR°Tt®t~ OF T'~t `~1n1EV OF ~~ICS7'L. DN: CBMFINAL.DRA PUBLIC MEETING , ~ , ct , ~ ~ ` ~.y Fdie # ~ General Purpose and Administration Committee n c, r, Meeting: Res. # .~:-~1 e. ( Monday, April 5, 1993 [date: i<3y-Law # PD-54 -93 88-020/D, DEV 88-026 Report File Subject: OFFICIAL PLAN AMEND31NTCONCESSIONDIO,RFORMERGTOWN5HIP80F2CLARKE PART LOT 29, 30 & DEV 88026 FILE: OPA 88-020/D, R~c~rnrr~er~at?or~: It is respectfully rtteemreoeommendttohCouncilatheufollowing• Administration Commi 1, THAT Report PD- 54 -93 be received; lication submitted by Canada 2, THAT the Official Plan Amendment app re ate Building Materials toeamenOdktRedges1Moraine"rto Aggfigia~helan from "Mayor Open Spac royal to Resource Extraction Area be recommended for app Region of Durham; a lication DEV 88-026 submitted by Canada Building 3, THAT rezoning pp, Materials to permit an extractive industrial and a residential use on a temporary basis be APPROVED; law with the "Holding (H)'! symbol be passed 4, THAT the amending by-, roved at such time as the Ministry oflicatio a88A020/Dsandsthat the the Official Plan Amendment app licant "Holding (H)a siteoplan agreementtwith themTown;the app enters into 5, THAT a copy of this report1nndDeoartment;deandlon be forwarded to the Region of Durham Plann g p 6, THAT the intereaVesedaof1Counciles decisionreport and any delegation be a 1, pppLICATION DETAILS 1.1 Applicant• Canada Building Materials • Canada Building Materials 1,2 owner: From "Agricultural (A)" to "Extractive Industrial 1.3 Rezoning: re ate extraction (M3)" to allow the proposed agg g operation, and to "Extractive Industrial Exception (M3-3)" to permit the continuation of an existing residential use on a temporary basis with the use ceasing when the extraction operation ccmC~ witY:i 10 metres of the land,supporting this use. ~ I P~PF~ ° C AE~Y~~E mss us ae~raEO as aECVC~o roves PAGE 2, REPORT NO.: PD-54 -93 1.4 OPA• from "Major Open Space - Oak Ridges Moraine" to • "Aggregate Resources Extraction~Area" 1.5 Area: 82.7 hectares 2. LOCATION 2.1 The subject lands are located in Part of Lots 29, 30, and 31 in Concession 10, former Township of Clarke. The lands are bounded by Regional Road #20 to the north, Best Road to the east, Concession Road 10 to the south, and Lot 32 to the west. 2.2 The lands slope to the southwest with a maximum elevation of 365 metres above sea level to a minimum of 335 metres above sea level at the south west corner. According to the Canada Land Inventory map which describes soil capability, the subject lands have a Class 6 capability. Class 6 soils have limited intensive agricultural capability, yet they are considered suitable for perennial forage crops such as tree plantations. 3 BACKGROUND 3.1 On March 10, 1988, the Town of Newcastle received an application to amend the zoning by-law to permit an aggregate extraction operation on the subject lands. The original application proposed excavation ,below the water table. Proposed rehabilitation of this site included the creation of a pond surrounded by ten estate homes. The application has since been revised, proposing excavation to a depth of 1 metre above the highest elevation of the groundwater table. Rehabilitation proposes to re-naturalize the site by encouraging growth of native vegetation. 3.2 On March 28, 1988 the Town received notification from the Region of Durham that an application to amend the Durham Region Official Plan had been submitted for the above noted lands. The amendment appl.ic:cil.ivii N~~N~~cd rada~i-g.~±-_r7 +-rA i to "Aggregate Resource Extraction Area". `J PAGE 3, REPORT NO.• PD-54 -93 q, EXISTING AND SURROUNDING USES 4.1 Existing Uses: ortion of An existing tree plantation is located in the Brat on is located Lot 30. The remnants of a small extraction op in the north portion of the site and has been abandoned for some time now. There are two residential dwellingsadacBuildingthe subject site. Both dwellings are owned eesCanI.,astly, a few Materials and are rented by their employ scattered small woodlots can be found on site with the remainder of the lands being vacant. 4.2 Surrounding Uses: Existing Aggregate Operation East - Existing Aggregate Operation West - South - forested land and a seasonal residential dwelling North - Existing Aggregate operation ro ert on three sides. 4.3 Active aggregate operations abut the p P Y The site is located within an area recognizehamoRegionalgOfficial potential for aggregate resources in the Dur Plan. (Attachment # 2) est seasonal residence is located to the south of the The clos ermanent 200 metres away. The closest p site, approximately residence, excluding the two dwellings located on site, is about 350-400 metres north west of the site. non-extractive properties which are located There are three (3) resently vacant. ThesE in close proximity to the site which are P osed extraction south of the prop properties are located directly ro erties has a barn on site. Records show that one of thesroperties are existing lots site. Staff would note that these p P of record, and a building permit could be issued on each of thes rotected from properties. Two of these lots would be visually tosed ~,.i-; ~r; t-v within the extraction area by the prop stockpiling of top soil and overburden. The otnea and an option much larger and possesses frontage along Best Roa REPORT NO.: PD- ~,d -93 PAGE 4 exists to site a residential use some distance from the aggregate activity. Mosport Park is located approximately 400 metres southwest of the subject lands. Motor vehicle racing events are held here during the spring, summer and fall months. This site is also used for driving schools, car testing, commercial filming and other track rental activities. 5 OFFICIAL PLAN POLICIES 5.1 Within the 1976 Durham Region Official Plan, the subject lands are designated "Oak Ridges Moraine" within the "Major Open Space" designation. The predominant use of lands so designated shall be for conservation, recreation, reforestation, agriculture and farm-related uses. However, Schedule E of this Plan, depicts the subject lands as being within an area possessing a high potential of mineral aggregate resources. 5.2 Goals and Policies for an "Area of High Potential of Mineral Aggregate Resources" are set out in various sections of the Official Plan and can be summarized as follows. • Provide the opportunity for aggregate extraction to meet local and regional needs, and to contribute to provincial needs, while simultaneously protecting those significant features of the natural environment and minimizing impacts on residents. • To achieve a balance between the need to extract aggregate resources and the need to protect the environment from the adverse impacts of aggregate extraction activities. .These policies attempt to balance the protection of areas having high potential for aggregate extraction while protecting significant parts of the regional landscape from destruction by aggregate resource extraction activities. aJ~~4~~ PAGE 5, REPORT NO.' PD- -93 5.3 A number of sections within the Official Plan addresshte e requirements for an amendment to the plan to permit t establishment of an aggregate .extraction operation.. licant to Section 4.3.4 of the Official Plan requires the app demonstrate how to minimize or mitigate the variousan phass which may occur from the proposed extraction. The appllc provided through their consultants 1991 Planning Report information as to the impacts this proposal may have on adjacent transportation systems, land uses and residents, the environment, atterns. Through this report water table and surface drainage p re ate material, the information regarding need for additional agg g nature of the rehabilitation work and the manner in which thlans operation will be carried out was also providemd~loThregarding the submitted for review offered additional Info the applicant operation procedure and rehabilitation. As sucthis section to has provided all the information as required by the satisfaction of Regional Planning Staff. 5.4 Section 4.3.5 states that all applications for amendment to the Plan to permit an aggregate operation must be accompanied by the description of following information: description of the lands; all structures and surrounding land uses within 50e atetmaterial ualit and quantity of agg g aggregate boundaries; q Y on site; location, height and dimensions of alessxandlegress; location of proposed ingr proposed structures; location of drainage provisions; pit development including tree screening and berming, and final rehabilitation; stockpiles, any additional existing and final grading plan; and lastly, wildlife, vegetation, or soil information such as hydrology, studies. Much of this information is available re uirementspofn, and the Region of Durham are satisfied thatotent. q this section has been fulfilled by the prop ~ ~- .l !J PAGE 6, REPORT NO.• PD- -93 5.5 Lastly, Section 12.2.9. of this Official Plan states that: "Regional Council shall endeavour to preserve the rural character, natural resources and environmental features of the Oak Ridges Moraine... lication, has provided information to CBM, in support of its app ro osal will not have a the effect that the developmironmentalsfeat res of the Moraine, negative impact upon the env eo ardy. and will not place the surrounding natural elements in j p lan indicates that excepting grades, Further, the rehabilitation p the lands will be returned to their natural state hence maintaining their rural character. 6. 1991 OFFICIAL PLAN ect lands are 6.1 According to the 1991 Official Plan the subj The designated "Major Open Space - Oak Ridges Moraine predominant use of lands within this designtrm related uses. agriculture and f conservation, recreation, ermitted except by amendment to the Aggregate extraction is not p ect land is Official Plan. It should be noted that the subj „ er Map C located within the "High Potential Aggregate Area as p of this Plan. uires the following to be 6,2 Section 19.3.8 of this plan req ermit an aggregate submitted when considering an amendment to p an assessment of extraction operation; hydrogeological study, environmental impacts and-dust, truck traffic and haulage routes, pit progression and demonstration of need, effects on residents, 'ties rehabilitation, costs to the Region or Municipality, active visual impacts, and an assessment of heritage resources. With the exception of costs to the Region or Municipality, visual the information requirements wer impacts and heritage resources, eological a Hydrog provided within a number of studies including1990, 1991, 1992), Assessment (1990), Aercoustics Noise Report ( and to CBM 3a~_ p~}~A~ Moraine Implementation Guidelines with Reg 1990 , Trar=ic: 1iir~,a~~ ~,c~,ccc t (1991), Class A Licence Report ( ) and Consultants Planning Report (1991). (1991) , 4~ PAGE 7, REPORT NO.' PD-54 -93 'on was not made with respect to visual Although specific mend reed to provide a it is noted that the applicant has ag impacts, the entire Regional Road # minimum of a 3.5 metre high berm along e• Best Road frontage and Concession Road 10 frontage. 20 frontag , 'n would not be required in areas where an existing This berms g resent. This vegetative 30 metre depth) is p vegetative screen exists along a small section of Concessieastern most screening ro erty, and along the near the west side of the p p ro erty abutting Concession Road #10 and extending part of the p P lan proposes to northward along Best Road. The rehabilitation p the ~ final state. By doing so, return the site tOaracterris reinstated. original visual ch the applicant noted that the two Regarding heritage resources, e value, that there are no dwelling units possess no heritag and the lands are resent on the site,. creeks or river valleys p it has been determined by the otherwise vacant, as such, t that there are limited heritage resources on site. applican ality or Region, laced on the Municip With respect to those costs p lected by the Ministry of Natural Resources through levies are col ality and Region. the Aggregate Act, and allocated to the Municip ro onent ha: he Region of Durham have advised the Town Plan.the p p T the Official satisfied all requirements of ' ial Plan also requires that where a development 6,3 The Offic acts, Regional application may have major environmental imp ualified environmental Council shall select and retain a q act study. The Region consultant to prepare an environmental imp will not be has stated that this section (Section 2.3.14) applicable., is of this Plan have been addressed by thbeer g,4 All the requiremen orts which have throucih the various technical rep is discusses submitted. A detailed discussion of ttlcion of~Durham Planning Lastly, the Reg later in this document. PAGE 8. REPORT NO.: PD- 54-93 e artment have confirmed that the Official P1aOfficialePlan. D p application meets the requirements of the 199 uent to Regional Council's approval of the Durham Region 6.5 5ubseq Materials on November 11, .1992 Official Plan, Canada Building re uested the Minister of Municipal Affairs to defer the q ation of the subject lands on Schedule A-5 andreeuestais design If the deferral q Section 2.3.14 and Section 19.3.8. denied, they asked that these sections and tht~on 2a3114ballows referred to the Ontario Municipal Board. Sec the Region to hire an environmental consultant to prepare an ense of the applicant.. environmental impact study at the exp Section 19.3.8 requires the submission of information when an see Section ermit aggregate extraction application is made to p arding Section 19.3.8 of 6.2 of this report for more details reg fficial Plan). The Region believes that Section 2.3.14 does the O have advised Staff that not apply to this application and they re uirements of Section 19.3.8 have been fulfMuniaipaltBoard the q , applicant. As a result, referral to the Ontario may not be necessary. ZONING BY-LAW PROVISIONS B law Schedule 2 of the Town of Newcastle Comprehenas eAgr1cugtural 7.1 ect lands 84-63, as amended, depicts the subj riculture anc Lands so zoned shall be used primarily for ag ermit the establishment o (A)'m-related uses. In order to p far an amendment to the Zoning BY- aggregate extraction activities, law must be approved. rehensive Zoning By-law, -7,2 According to the Town of Newcastle Comp ermitted in the 84-63 as amended, the following uses are p "Extractive Industrial (M3)" zone: _ a processing plant - aggregate ~~rate stockpiling - outside storage of aggregate materials _ a pit, sand and. gravel PAGE 9, REPORT NO.• PD- -93 a quarry - conservation and forestry - farm Tans that the It has been indicated on the subm racy plan pat first to wash, proponent wishes to locate a temp Eventually a permanent crush, screen, and blend the aggregate. lint will be established at a lower elevat d thelwash processing P an the pit site. Stockpiles will be created on .site, ill be cleansed through a series of on-sit andlrefuelling water w ponds. There will also be a secure fuel star g dental fuel area which will be designed tO efuelling area is a use which is The fuel storage and r spills. or to the permitted use and as such willobt Specifications access Y Act sets establish on site. The Fuel Handling roviding when storing fuel and when p which must be abided by ermitted refuelling facilities. These are all uses which are p within the M3 zone. o residential structures are located on the site. The ~,3 Tw iven to preserving the applicant requested that consideration be g terl house and convert it for use as a nsaSter Y house north wes Y The applicant has stated that the reXideensedf anhinterest in the is an employee. The applicant has e p The ement, even during extraction. continuation of this arrang assing and intent is to have the residence remain tlawedoestnot permit vandalism. The comprehensive zoning by residential uses within the "M3" zone. the lands supporting the residential dwellin It is possible that be zoned on a temporary basis under section 39 of the could ears with subsequent Planning Act for a period of three (3) Y The use will Attachment #4)• review every 3 years thereafter e when extraction operations encroach within 10 metres < .terminat This section of the the lands supporting this residential use. law allowing the Ac:t authorizes Council to pass a by- r1an=~i~J-- = fnr anv purpose use of land, buildings or sLru~`"~urc~ temporary which would otherwise be prohibited. J ~1 C PAGE 10 REPORT NO.: PD- -93 g_ APPLICATION FOR A SITE PLAN AGamEReNTon Official Plan states g.1 Section 4.3.7 of the 1976 Durh g that: ective area ~~Prior to rezoning, the Council of the respeement with the enter into a site plan ag municipality may roducer and register such applicant and/or aggregate p lies." agreement against the land to which it app will enter into a site plan The applicant has agreed that they lan agreement agreement with the Town of Newcastle. The sitestructures that can dictate the location and elevaiocation and extent of fences, are put on site, and indicate the berms and landscaping. uest that the plans be royal, Staff req g,2 Prior to Site Plan App the entire revised to reflect the location and longathose stretches of Best frontage of Regional Road # 20? e the existing vegetation buffer does not have nand th Road wher ro erty, of 30 metres, around the Best Road residen10awri re a 30 m along those portions of Concession Road # fling of tOp vegetative buffer does not exist or where the stockp soil and overburden will not be in place g PUBLIC MEETING AND SUBMISSION 1982 and the pursuant to Council's Resolution of July o6riate signage 9.1 Act the appr p requirements of the Planning ect lands owledging the application was installed on the subj ackn 'tion the appropriate notice was mailed to each landowner In adds ~ within the prescribed distance. a public meeting was held to discuss the 9.2 On June 6, 1988, lan amendment applications and t ree rezoning and official p is s oke before Committee. Their concernslevelsaeanda e' residen p e routes, noise of motorists driving along haulag adequate visual screening. p PAGE 11, REPORT tin.: ~4- ~a -93 re are an update Staff were directed top P g,3 At the Council Meeting, in the area including of the current aggregate activity sterilization financial impacts, traffic counts, extraction data, p, report was forwarded to of land use, routing and restrictions. the current on January 16, 1989 describing Council (PD-8-89) sterilization haul routes and trip generation, extraction data, erations. This of land, and financial impacts of extraction op ort was forwarded to Council for their information and no rep further direction was given to Staff. was to be arranged for the residents. g,4 Additionally, a meeting resentative at The following agencies were asked to have a rep the of the Environment, this meeting. They were the Ministry the Ministry of Natural Resources, Ministry of Transportation, Regional Works, and Town Staff. .m, on July 20, 1988, Staff of the Town of Newcastle At 7:00 p in Courtroom #1 Planning Department held an informatonal Worksg and the Ministry in the Bowmanville Courthouse. Regl resentatives. Canada of Natural Resources each provided two rep licants Materials had two representatives and the aPp Building resent. Representative consultant also had two representatives p of the of Transportation and the Ministry from the Ministry Environment did not attend the meeting. Materials stated Mr. Ronan, Vice President of Canada Building roximately it would yield app that at full operation the p ectancy of 20 2,000,000 tonnes per year with a operation exp years. arded noise, the residents reg Many of the concerns expressed by haulage routes, and impact on neighbouring potable wells, dust, licant has addressed these increased truck traffic. The app their various technical reports which is discussed later in this report. I. PAGE 12, REPORT NO.• PD- -93 ublic Act with respect to p 9.5 The requirements of the Planning notification for this application has been met. Staff have rescribed additionally provided all landowners within the p for the distance with notification of this public meeting ' n in the application dealing with the easterly residential revisio use. 10. AGENCY COMMENTS rocedures, the application was 10.1 In accordance with departmental p artments and circulated to obtain comments from other dep roviding departments/agencies in p agencies. The following lication as filed• comments, offered no objection to the app • Services Department Town of Newcastle Community Town of Newcastle Fire Department Durham Region Health Unit ion Planning Department Durham Reg Ganaraska Region Conservation Authority Township of Manvers County of Victoria Ministry of Agriculture and Food Ministry of Transportation Ministry of the Environment ection to these 10.2 Durham Region Works Department had no obj tions. However they did request that improvements be madE applica to Regional Road 20 to facilitate the ttathecloc tion of the this operation, and tha necessitated by These conditions are site entrance be to their satisfaction. ro onent entering int specific and can be resolved prior to the p p reement. In fact, the applicant has entered into a site plan ag the lands to be ion describing separate agreement with the Reg ur oses of the road widening ai dedicated to the Region for the p p ion will not object to a ~cc,,,.~ctr,~r_tion, and that the Reg ~ ~ 5 metres reduction of the excavation setback from 30--~tttc~~'= along Regional Road #20. J 6 L PAGE 13 REPORT NO.' PD- -93 0.3 The Town of Newcastle Public Works Department had no objection to 1 this application. However they requested that a number °Best conditions be met. A 0.3 metre reserve is requiredted free and Road and Concession Road #10 a~dat32to X112b0 metre sight clear of all encumbrances, th triangle at the intersection of Best and Concesvided atdthe0 be dedicated to the Town, that illumination be pro that the development access to the site on Regional Road #2licant include provisions agreement between the Town and the app ur oses, restricting use of the Town's Road system for trucking p p and that the Director of Public Works be satisfied financially or otherwise. These conditions will be incorporated into the site plan agreement. rovided the applicant with a 10.4 The Ministry of Natural Resources p note that an summary as to the on-site forest reserves. They ortion lantation covers a p existing Scots Pine Christmas tree p of the land. These trees are of poor health and will only deteriorate with age. There is a 2 hectare area where raspberry, In summary the on- cherry and maple are naturally regenerating. site forest reserves are limited. Further, the Ministry of Natural Resources has no objection to the application and has informed the Town that compliance to the expression of provincial interest in the Oak Ridges Moraine has been achieved. In order for this compliance to be obtained, the Ministry of the Environment and the Ganaraska Region ~heservatior Authority must be satisfied with the application and information provided within the supporting reports. These agencies have been satisfied. 11. GOVERNMENT LEGI5LATION~ POLICIES AND GUIDELINES i1.1 Agg~'$q~p sources Act a„3d This act provides the regulations for both the ii~~ll~i~q rehabilitation of aggregate extraction operations. Prior to ~~I;'~ PAGE 14, REPORT NO.• PD- -93 ce of a licence the Minister of Natural Resourcc~ onsthewe issuan the effe consideration to a numberuckslandshaulagesroutes, social effects environment, effect of tr effects on ground and surface water etc. on nearby communities, roved by the Ministry, a licensee must Once a site plan is app eration must be in follow the plans and the extractioulations and license accordance with all applicable reg conditions. 11.2 Mineral Aggregate Resource Policy Statement MARPS is a The Mineral Aggregate Resource Policy Statement ( ) provincial Policy Statement which recognizes heat houldabe made aggregates are a non-renewable resource and t Y available to all Ontario Consumers at a reasonable price. er MARPS states that municipalities must do wharelatestand Furth their power to meet future provincial demand for agg g to encourage extraction as an interim use. This specific site is located within the Greadtthe sitetot elf, is est consumers of aggregate an one of the larg s, proximity to accessible by major roads and provincial highway or roads minimizes the cost of the aggregate, be it market and maj monetary, social or environmental costs. 3 Oak Ridges Moraine (ORM) Implementation Guidelines 11. overnment expressed interest in In July, 1990, the provincial g In July, 1991 land use planning and development within the ORM. the issuance of the province's interest was further defined by 1 to al These Guidelines app Y the ORM Implementation Guidelines. development applications. The Guidelines set new and existing development out the requirements which must be meri tural resources informatic applications which include mappings hydrogeological studies, (wildlife habitat, vegetation etc.) fisheries resources, etc. 5u~f~.ee-_w~Pr management, PAGE 15, REPORT NO.: PD-54 -93 e a licant has fulfilled all requirements of thMinistrylofs Th pp these guidelines and the ministries implementing ural Resources, Ministry of the Environment andformat on of Nat Municipal Affairs) have been satisfied with the in provided to them. TECHNICAL REPORTS AND SUPPORTING DOCUMENTATION 12. 12.1,1 Traffic Report Harrington and A "Truck Traffic Report" was prepared by Hoyle Ltd. Landscape Architects in October ck8traffics report determined the averagert also briefly discussed Haul generated per day. This repo Routes. The access to the site is from Regiotainsolocal . The Region maintains this road, the Town main ort states that only local deliveries will roads. This rep use a direct route, all other deliveries will u ated withinl5 Highway as the main haulage route•M~sttotalshaulage will be the report that less than 5% of CB local deliveries. Jul 1991) by Grant A. Bacchus 12.1,2 A Traffic Impact Assessment ( y lements the This report supp Limited was submitted to staff• aring this report, 1988 Truck Traffic Report. In prep there would be a certain assumptions were made. Firstly, maximum 2,000,000 tonne annual extraction limit and thin operation life of the pit is assumed to be 40 years. it was assumed that 1998 would represent 5 years addition, ear o re ate extraction, and 2003 would be the tenth y °f agg g ear that a maximum operation. It is in this tenth y This 2,000,000 tonnes of aggregate would be extracted. ort assumes that after 2003, the amount of truck traffic rep enerated by this aggregate operation will remain constan . g PAGE 16. REPORT NO.: PD-~a -93 TABLE 1 Expected Truck Traffic to be Generated of Two- Average No. of Average No. of Two- Average No. two-way trips way trips 'way trips during a eak Peak Season (May to during p October) hour 18 I - 240 1998 160 686 51.5 2003 457 I ___-• ' eak truck traffic hours occur in the morning as this The p would allow trucks to return from their destination before the site closes for the day. This Report assumed that "normally scheduled roadway increase in other improvements" will accommodate any traffic. From this statement it was theorized that that was impact of site traffic will remain constant. d to he concluded that when the truck traffic is adde truck traffic from this estimated future background traffic, site is expected to "have only a marginal effect on boundary road intersection levels of service and operating conditions." ort also states that it is expected that Highway No. The rep 35 and Regional Road 20 intersection "will fo tb th the operate at an acceptable level of service term traffic projections. All in all, short term and long ro osal wil: the traffic consultant does not feelhtSetreports have been act on existing roads. T have an imp b both the reviewed and have been found to bPublicsWorksrDepartment. Region and the Town of Newcastle The Ministry of Natural Resources have also accepted these reports. :_i I PAGE 17, REPORT NO.• PD- -93 12.2 Noise Report sneering Limited prepared a noise report 12.2.1 Aercoustics Eng' re ate entitled "The Potential Impact of Noise From Agg g At The Proposed Mosport Pit", Extraction and Processing a second noise dated September 6, 1990. In February 1991, report entitled "The Potential Impact of a°P~o osed Mosport Aggregate Extraction and Processing at trovides more detail Pit" was submitted. This second report p information than the original report. Like the first re ort, this study examined the noise impact for an ultimate P rate of 2,000,000 tonnes per year and a maximum daily production rate of 10,000 tonnes in 12 hours. It is eration will operate expected that the extraction op Loading the weekdays, 24 hours per day. continuously occur between 6:30 am and aggregate for market will likely 7:00 pm. This information has been taken into consideration within the context of the noise report. rehabilitation of When the site is being prepared or during 12.2.2 since the the site, there will be little acoustic shielding as such, machinery will be working at or near the surface, re aration or rehabilitation occurring within 200 any site p p metres of the northwest or northeast corner of the sins the lace during daytime (7:OOam to 7:OOpm), should take p nearby residents are less sensitive to outdoor noise during this time period. The report makes a number of recommendations to theuMeri str' 12.2.3 the processing of the aggregate does not excee of the Environment noise guidelines. 1, The equipment used in the extraction and processing shall not have greater noise emission levels than that noted in Appendix B of the noise report. J -~ PAGE 18_ REPORT NO.: PD- -93 e bulldozer used for extraction shall be restrictadl 2 , Th m f or to operating during the hours 6:OOam to 8.OOp phases. Area 1, from 7:OOpm to 3, During extraction Phase A, 6.OOam, operating equipment shall be restricted to one loader. Area 2, from 7:OOpm to 4, During. extraction Phase A, 6:OOam operating equipment shall be restricted to and 2 crushing plant, screen/wash plant, 2 pit loaders, pit trucks. lans in 5, The operation be consistent with the site p terms of: basing of extraction p,) Sequence, direction, and p g) Location and height of berms C) maximum permissible equipment noise emission levels D) Restriction on the types and numbers of equipment operating. they will be In order to enforce these recommendations, incorporated as conditions within the Site Plan Agreement. In April 1992 an amendment to the 1991 noise report was 12.2.4 submitted. The information contained wlisenonhthedseasonal with the impact of no dealt specifically ect site. As this is a dwelling located south of the subj be occupied when the seasonal dwelling and will unlikely ate pit will be in operation, the basic noise control aggreg rotection. However, measures will not provide full noise p if the cottage does become occupied during weekdays on a regular or frequent basis, then additional noise controls orate "equipment are recommended. These controls for source treatment of local shielding and/ restrictions, basing o pro~.es,sina equipment, berming, and direction and p extraction". PAGE 19, REPORT NO.: PD- 54 -93 These reports have been reviewed and found to bandcTownable 12.2.5 Regional by the Ministry of Natural Resources, Staff . 12,3 Hydrog~eologic Assessment 3.1 A preliminary hydrogeologic assessment dated December 20, 12. 198$ ~,,~as prepared by Gartner Lee Limited This stu y was u dated in March 1990, reflecting the revised application. P This report concluded that: re ate activities, if extracted above the 1) the proposed agg g nificant seasonally high water table, would not result in sig net impacts on the quantity of ground water available in vicinity wells. the quality of the groundwater located beneathotse rovided 2) re ate operate P would not be affected by the agg g that reasonable precautions are taken when handlinglcation If this app potential contaminants such as fuels. orated within is approved, these precautions will be incorp the site plan. This report recommended that water levels °f ed on a wells 12.3'2 wells be monitor and in selected neighbouring ear of operation. This quarterly basis during the first y monitoring would establish seasonal trendtlon depthsterAftez table depth, thus confirming final excava the frequency of the first year of operation is reviewed, monitoring may be reduced in the following years. the report suggested that ect to water quality, 12.3,3 With reap roundwater samples be taken from selectedtoe~ne on the g rior property and/or in the site vicinity P rovide tY ~onnPment of operations". These samples will p basic water chemistry data, thus estapii5iing ba~kgr.ound -~ PAGE 2 0, REPORT NO.: PD- ~4. -93 rior to initiation of the aggregate water quality p erations. This information could be used as reference or op any future water quality claims. Re ort recommended that if CBM uses in excea~eTf issued 12.3.4 The p litres of water a day, that a "Permit to Take uired and of the Environment, would be req by the Ministry unction with that hydrogeologic studies be conducted in conj to determine if the permit application. This would help acted as a result of vicinity wells would be adversely imp basis. CBM drawing that amount of water on a daily eview of this report Staff raised several concerns 12.3,5 Upon r with the applicant as follows: The report determines that an overall increase in a) ture and infiltration recharge will result from the cap Staff were concerned of precipitation within the pit• act not that this increase would have a subsbut onlthe level of only on the streams and headwaters, the roundwater table. Gartner Lee Ltd. was satisfied g that "there will be no loss of water reSOaseeflow to a rout , water b water wells and no loss of g Gartner Lee Ltd. stream headwaters inltof thelwat r table beneath the admits that the leve it area will rise, but due to the "coarse texture of p uickly the aquifer, the water level rise would be q ect to dissipated, to the point where we would not exp detect it beyond the site boundaries". Staff were concerned that if the level of the pit is b) that only 1 metre from the groundwater table, occur directly from the water table evaporation may hence resulting in a decrease in the level afsnowmelt table. Gartner Lee Ltd. states that,after,-: coming or heavy rain, minor evaporatiull r„il~ ~- water. from localized standing ff ~ t~~ PAGE 21. REPORT NO.• PD-54 -93 staff question the final excavation elevation c) Lastly, es in the that it should be adjusted to reflect Chang level of the water table. Gartner Lee Ltd. stated ed and that only a small that the pit floor will be slop portion of the floor will be 1 mesrco f 1 m that groundwater. Gartner Lee Ltd do "operations may on rare occasions be made somewhat in the base of the pit after difficult by ponding heavy rains. These occasions of spring melt or during ose a short-term exceptionally high water table may p drogeological operational problem but will not cause hY Gartner uality or resources." impacts on ground water q "the Lee states that to alleviate this problem, data will be used to refine the high water monitoring table and, if necessary, adjust the base elevation of the pit accordingly." e Tonal Staff and the Ministry of Natural Resources have 12.3.6 R g reviewed these documents and are satisined flgro ndwater findings. Town Staff ask that monitor ears after all quality and quantity to continue for 2 Y leted. This is to ensure that rehabilitation works are comp acted upon after all works the groundwater will not be imp uality or quantity is are complete. If the groundwater q ected, appropriate mitigation measures shall be taken to aff rovision negate all or any impacts. A well monitoring p monitoring of nearby wells before extraction, requiring rin extraction and after rehabilitation wilco eonent of du g reement. A P as a condition in the Site Plan Ag licant provide securitie this condition will be that the app These to the Town (amount to be fixed at a later dati.ncur if securities will cover any costs the Town may hbouring wells are adversely impacted upon as a result neig c~ +rA extraction activities. Jai PAGE 22 REPORT NO.: PD-54 -93 13. PROPOSED OPERATION AND SITE SPECIFICATIONS 13.1 Site Preparation During Phase 1, (Attachment #5) the site will be fenced along the license boundary, a scale house and the ingress/egress will be established. The visual screens and berms will be put into place when required. Prior to extraction of each phase, the topsoil and overburden will be removed and stockpiled, and berms constructed. Phase 1 will be the first area to be extracted. n5the elevation n and extraction will proceed simultaneously. Whe roximately 325 metres above near the centre of Area 1 reaches app sea level, a temporary crusher and screen/wash plant will be extraction of the other areas, the aggregate installed. During will be processed by a plant located near the centre of the pit. 13.2 Proposed Operations A maximum of 2 million tonnes may be extracted from the site annually. Extraction will occur to a maximum depth of 45 metres below existing contours. Extraction activity will begin in the south west corner of the subject lands with extraction proceeding easterly. The north west portion of the land will be the last section to be extracted. A temporary processing plant will be established at the west end The permanent processing plant will be located of the property. north of the central area of the subject laedde ictedeatcthis location of the processing plants can not b p time as the locations are dependent upon a number of variables. rocessing site may be used occasionally to augment The temporary p ermanent processing plant. It is noted the operation of the p that stockpiles of material will be placed in Land refuelling the -,rn~essina Plant. Also, a secure fuel storage area will be established in the plant site ana will b~ ~c=' J C. REPORT NO.: PD-Fa -93 PAGE 23, to contain an accidental fuel spill. The applicant will be required to keep the dust levels down. The Ministry of the Environment monitors dust and noise emissions, while the Fuel Handling Act regulates fuel storage and refuelling. 13.3 Site Access Due to concern regarding the increasing number of trucks travelling west on Regional Road #20, Staff requested .that as part of this application, CBM design an entrance/exit whereby the majority of truck traffic has no alternative but to travel east along Regional Road #20 to Highway #35 (Attachment #3). By placing a triangular island directing outgoing traffic easterly and a 1.5 metre centre median with a gate and stop bar controlling westbound egress, Staff have been satisfied that westerly truck traffic will be significantly reduced. 13.4 Rehabilitation of Site The rehabilitation plan states that 75.1 hectares of the site will be rehabilitated. The 30 m setback between the "Limit of Extraction" and the "Boundary of the Licensed Area" will not be rehabilitated as these lands will not be excavated. The slopes of the excavation area will have a maximum slope of 3:1 and will be returned to a state suitable for wildlife habitat. The plan states that the lands will be fertilized and seeded with the following: annual rye, buckwheat, alfalfa, white clover, perennial rye grass, tall fescue, creeping red fescue, phlox, russel lupines, and Iceland poppy. In order to attract wildlife and provide habitat, some reforestation of the slopes (coniferous and deciduous trees) will occur. Also, brush and rock piles will be scattered throughout to further attract wildlife. r~"~~~' i:~~l~-~+llltati~.., trc bccs cf }he~~-p-~.t :,i' 1 ~.,,it~o fnr agricultural use. The grades will be a minimum of 1% with all drainage internal to four infiltration areas where water will ~L REPORT NO.: PD-54 -93 PAGE 24 seep down to the groundwater. table. The pit floor will be fertilized and seeded with annual rye, buckwheat, alfalfa, crown vetch, white clover and tall fescue every year for the first three years. Lastly, the rehabilitation plan shows 3 structures to remain. These are the existing homes and accessory structures. 14. NEED ISSUE 14.1 When evaluating an application to extract aggregate, determination of whether or not the aggregate material is needed and whether demand exists for this resource must be resolved. The "Mineral Aggregate Resource Policy Statement (MARPs)" addresses the question of determining need by stating that: All land use planning and resource management agencies within the province have regard for the implications of their actions on the availability of mineral aggregate resources to meet future local, regional and provincial needs. This policy requires that municipalities must ensure that their actions do not jeopardize the provision of aggregate material be it locally, regionally, or provincially. Hence applicants proposing aggregate extraction must substantiate to the Ministry of Natural Resources that need exists. Review of need must go beyond the individual's or company's specific need for aggregate and must be investigated on a provincial, local., and regional basis. 14.2 Although it is the policy of the Province of Ontario that the question of need must be addressed, it is difficult to do so as the aggregate market is dependent upon many varying factors, including economic climate. For instance, demand for aggregate is closely tied to the construction industry and during a slump in the economy, the construction industry typically slows down. This results in a lessening of demand for aggregate raw material REPORT NO.: PD- 54 -93 PAGE 25 and its by-products, driving the market price of aggregate down. Adversely, when the economy is growing, the need for aggregate is greater as the construction industry tries to keep up with demand for new housing and infrastructure expansion. Another factor in demand for aggregate is population growth. An increase in population will result in a greater demand for housing, roads and other infrastructure requirements, and this will have an impact upon the amount of aggregate produced. 14.3 The table below depicts the amount of aggregate production in Ontario as a whole. The portion produced. within the Greater Toronto Area (GTA) is also shown. In 1988, production within the GTA was 18% of the total produced, yet in 1991 this percentage dropped to just 13% of total Ontario production. TABLE 2 MINERAL AGGREGATE PRODUCTION IN ONTARIO (TOTAL) INCLUDES BEDROCK AND SAND AND GRAVEL RESOURCES YEAR ONTARIO LESS GTA GTA PRODUCTION MILLION TONNES 1986 165 39 1987 185 42 1988 197 38 1989 197 35 1990 161 27 1991 133 17 Source:ORM Technical Working Committee, December 1992 MNR Lands and Waters Policy, 1992 ~ j PAGE _2G _- __---- PD--.~i4-93__ -- -- REPORT..NO. ers state that as a result of this decline, it is Aggregate produc ate consumers and producers to look further afiel forcing aggreg the cost of resulting in increasing it is to get their resources, costs down, aggregate. They advocate that in order to keep ncourage aggregate production within the oak Ridges important to e Moraine and particularly in the Greater Toronto Area re ate extracted table compares the amount of agg g 14.4 The following er Toronto Area (GTA) and that which is extracted within the Great es Moraine (ORM) located from those portions of the Oak Ring million of Tonnes. within the boundary of the GTA, TABLE 3 LICENSED SAND AND GRAVEL MORAINE ON GTA AND THE OAK RIDGES _.------ ORM IN GTA YEAR GTA LESS ORM MILLION TONNES MILLION TONNES i; 11 13 _ I 1986 12 13 1987 _ ~ 12 11 1988 11 10 1989 8 8 ___-------- 19 9 0 ~-- 5 6 ____-----_ 1991 ' Committee, December 1992 Source: ORM Technical Working MNR Lands and Waters Policy, 1992 is apparent i roduction in the ORM The significance of resource p re. As the sources within the GTA becllebecometec the above figu he demand for resources contained withim orta RMr le in the t greater as distance to marine} ptoymarket P s an important factor value of aggregates. rrcx~ _ 1 ~ PAGE 27. REPORT NO.: PD- 54-93 the cost of producing aggregate but also in determining not only the value of the aggregate resource. Therefore the resources valuable as they are within the Oak Ridges Moraine eaterxToront Area market. situated close to the large Gr e uestion of need has been taken to task at anlOMalhplanng The 14.5 Th q of puslinch Off debating portions of the Township Capital Paving Inc., University of Guelph, appellants were MNR, others. Preston Sand and Gravel Ltd., Croft Holm Farms Ltd. among other things, the ability of a This hearing debated among This decision is municipality to determine whether need exists. ated June 27, 1990 and the following statements are taken from d this decision. olicy statement, being a provincial p The policies within MARP, recedence over any planning consideration that may take p Mp,Rp recognizes compromise any policies within this documentarise due to that some social or environmental costso aindirectly yet MARP is either directly extraction activities, recedence over clear in that the need for the resource takes p most considerations. This decision goes on to state: "The thrust of MARP, however, has convinced the Bothattmust " as an official plan policy any concept of need ermitted, is be satisfied before extraction would be p Act. MARP, as a prohibited by Section 3(6) of the Planning recludes government policy, in contexdiscretionf onlthepbasis of Council from exercising any need." The Board confirmed it is not the responsibility or is it a nici ality's jurisdiction to insist that need for aggregate mu p exists. 15. CONCLUSION licanL 31a~ fulf'1~ all requirements of Oak Ridges 15.1 The app ne Implementation~Guidelines and have satisf lethehe 1"!i'`1j Moral rovided al of Natural Resources. They have also p PAGE 28 REPORT NO.• PD- -93 information as requested by Staff and have met the provisions set out in both the 1976 and 1991 Durham Region Official Plans. The applicant has also made a commitment with respect to haulage routes. Additionally, they have made a conscious effort to address residents concerns with respect to noise and traffic. 15.2 The applicant has satisfied the Ministry of Natural Resources and the Town with respect to the environmental sensitivity of the subject site and surrounding lands. There are no Areas of Natural or Scientific Interest present, no wetlands nearby, no permanent surface water streams on site which could support a fisheries habitat, no Environmentally Sensitive areas have been identified and there are no significant cultural and/or archaeological areas either on the subject lands or within close proximity to the site. 15.3 Although the proponent has made application to amend the Town of Newcastle Comprehensive Zoning By-law, Staff would recommend that rove the Official Plan Amendment only, approve the Council app and that the Zoning By-law Amendment application in principle, amending by-law not be forwarded until such time as the Minister of Municipal Affairs has approved the Official Plan Amendment. The Holding Symbol could. subsequently be removed when the owner has entered into a Site Plan Agreement with the Town. submitted, Recommended for presentation Respectfully to the Committee, ~ - ~ ~(<<.~~,~ .{ail v.~u _ _ - -~~~ ~ ~ ~ Lawrence E . Kot Leff f Franklin Wu, M.C.I.P. Chief Administr~~ve Director of Planning ~ Officer and Development HB*FW*cc REPORT NO.: PD-54 -93 PAGE 29, Attachment # 1 - Key Map Attachment # 2 - Site Environs Attachment # 3 - Ingress/Egress Attachment # 4 -.Area Proposed for Temporary Use Residential Zone Attachment # 5 - Proposed Extraction Phases 16 March 1993 Interested parties to be notified of Council and Committee's decision: Canada Building Materials Mrs. Walter Haunenstein 55 Industrial 5t., R. R. #5 Toronto, Ont. M4G 3W9 Bowmanville, Ont. L1C 3K6 Mr. Bill Longworth Richard Sciuk 159 Spirea Court 259 Simcoe St. S., Oshawa, Ont L1G 6S8 OSHAWA, Ont. L1H 4H3 Mr. David Shankland Mr. & Mrs. Dewsbury R. R. # 5 R. ,R. #1 Bowmanville, Ont. L1C 3K6 Bowmanville, Ont. L1C 3K2 Catherine Guselle Andrea Cooper SAGA Committee 110 Roser Cres., 45 Connaught St., Bowmanville, Ont. L1C 3N9 Oshawa, ,Ont. L1G 2H1 Valerie Bishop MacNaughton Hermsen Britton 114 Roser Cres., Clarkson Planning Ltd. Bowmanville, Ont. L1C 3N9 171 Victoria St. N., Kitchener, Ont. N2H 5C5 Mr. & Mrs. L. A. Butterfield R. R. #5 Mrs. G. Haskins Bowmanville, Ont. L1C 3K6 R. R. # 5 Bowmanville, Ont. L1C 3K6 Donna Leigh and Alan Brady R. R. #1 Wimpy and Western Bowmanville, Ont. L1C 3K2 80 North Queen Street Toronto, Ont M8Z 2C9 Mr: Gerald Eefting 415 Safari Drive TRT Sand and Gravel Oshawa, Ont. L1K 1B5 P.O. Box 252, Orono, Ont. LOB 1M0 Mr. P. J. Neal R. R. #5 Mrs. Susan Dion Bowmanville, Ont. L1C 3K6 10 Rhonda Blvd., Bowmanville, Ontario Patricia Marilyn Mackay 17 Doualas Drive Mr. & Mrs. David Craig Toronto, Ont. M4W 2B2 R. R. #5 Bowmanville, Ont. L1C 3K6 REPORT NO.: PD-54 -93 PAGE 30 St. Lawrence Cement Inc. Oliver Wesley Knapp 620 Wilson Ave., R. R. #2 Suite 400 Orono, Ont. LOB 1M0 Downsview, Ont. M3K 2A4 Harrington and Hoyle Anton J. Krebel 91 Anderson Ave., 28 Gregory Rd., Unit # 2 Ajax, Ont. L1J 3B4 Markham, Ont. L6E lA4 287409 Ontario Ltd. Mr. and Mrs J. Coqu c/o Mr. George Tresic 96 Roser Cres., P.O. Box 270 Bowmanville, Ontario IBM Tower L1C 3N9 Toronto Dominion Tower Toronto, Ont. M5K 1N2 Nina Veltri 1038 Pinetree Court Oshawa, Ont. L1H 7K8 J ~1 ATTACHMENT ,~`1 ~ .SUBJECT. SITE _ 35 34 33 32 31. 30 29 2S 27 26 O BOUNDARY RD. ~ ~ CV ' ~ ~J13' z I A I M3 I O i ~ CONCESSION ROAD 10 ~ ~ Z A I t o I I i i Q , I , O -~ I ~ ~ I i 1 i i z o I 10 ' I I I ~ I I Z I I O I I i O I ~ I Z I A-2 1 1 N~ i a l I t- I I I LlJ O 3 i ~ I I I w I I V H ! II I I ( m I I I Z w( I I I I I ~ O Y ' -- - I I __I I I i I V Q. I - -: ~ I I I._~ ~ 1 i:ii;}t??il;i;; v ~ ~ ~ SKELDING ROAD ' ~ Z I I EP i I p i O' ~ I ~ ~ a ~ IA I ~ Iz z I I I I I~ _ ' I ~A z ~cn ' ~ ~ I ~ ~ a I I ~ / ~ -' W ~ ; I ' ` I is I _ I I I I i I V I AI I z 1 EP j ~ I I I 'v I / ~ I J, i CONCESSION ROAD 8~ o ~0 500 looort+ Y MAC' ~ KE ATTACHMENT ,#`2 ILOT 1 2 3 , 4 5 6 7 8 9 _ 10 ,- `I/-,~ .I"/lei` I1 x`11` l i ~\i~ ~/t Il',~Ii`/~r~i`%t~/I~ ~/`/i\`~` \'t ^ ;i~~ 111:/\/~4~~til/li•`i\77`i/`i~i~ '.\i~_?~`tl~(`\'i'~1;\.~-\:i a. .lip / ~/1././~l:\ I`l'ls./ /~`9i ~t%1 1: ~ , 1-\ , U "I~! I ~ , • ly :I::\/ / Z ,t1 a `1 , ,.,1, ~ 0 i~~` lam'` ; / 1111:`%`1 - L`~ ~\~~\/:/1 ~\/`n' U `/:/1: .\~t~ / 1~1? / r~. I L - 111 t !n / ~ ^ is fi\/'.`1. / l~.li -\ I I ~`/\`~.iL\/;~; ~~'~i.:` ~ ~Z 11 \ y11.-I jl. rf 1?\ t~ `1 Ali i\i~~/I ~;.~~7,~ tt_ijt `1, l'~/ "ti ~I ~I~ '~~'~1~~~~1'. `'~I'~/\-`/ ?1`/~•-~ ~'~ll'~i~-'\~_\1~1~I\~~~1~ t \/I _1 `'%."P`)~• w ~)I `I~ ..l': :,1••: ~CrR T~'~i~~~r ~~1i /1 \~\~~I~ I iY \~~~/1- ; `/1 '7' ~- I- ~ ? 1 ~ /l / i 1 / ~ / \ / qtr '~:~•t \ '1 -, /./~-. .1.'11 1 t - ~ / t / . J ~ `- - ~t.\i ~~\~1;/. 11\1/ -- r;/,; I`~- = 1. I - SEASONAL -I , _1 I t- -. -. t ~1 ~ - / / i~ 11 it Z ?'1/ .I. \ ~ •t `1` 't _ I i ' i` qq ? I 1 ' r i f ~ I - t / ~J '~'i^ E -,`R SIDENCE - - t / / ` / ,v / ^ / \- - .- I- O -1, / ./`i :~1.; ./i/1 .1 i. I- Ji /~i\^~- 1-,~I. ,.I. \.1.,\ 1~l\\ / 1 1~/\/~. \ - I _ -/- ~l I~ ~- w i~l~ '`/l~r''.i. - r_? ~/_/I ?t/.I' iii` .r_~/?/-` ~1. .I / ,t- . . I / ,F. y~~ -I '1` 1. -. q / 1 -\ 1' t v / . I / I. ^I. / U `I- I - ^ , "7G• ~ . 1 `I - ? 1. `L i y r i- =f i •~'t / ff I 1 •+t } 1 : t i t /-i / U l'.'. ..~:`1,~ `i/~~`\I I 1_ \ ~I`I~ ~/I. i~l~l~l'~.'~~~`I 11~ 'I/:-/`./ ~~ll?~. I~ ':l~ ~/`i~ ~I~I?l I I ~ ~~1 l\~I~i./'1 `:~i\~1:~ % ~1~~ II I I I ~ I I I I I I I i ':I I I I I I I I i i I I I I I I I ~1 I l LOT 35 II 34 i 33 132 31 I 30 j 29 28 j 27 i 26 ~ 25 I 24 ~ 23 I ( I I II ZONED FOR AGGREGATE EXTRACTION EXISTING RESIDENTIAL SITE COMMERCIAL ~-- 150 METRE RADIUS COMMUNITY FACILITY 300 METRE RADIUS ~:/~~:~.r:~ PRIVATE RECREATION VACANT /AGRICULTURAL ~`~'~~`I%~~ MRNERA~FAGGREGATENREISOURCES SITE ENVIRONS ~ , -°} G° ATTACHMENT ,~`3 l i ~ a -~ a ~ o ~ v V a ~O ~ ~ ~ ~ ~ o ~ ~ ~ a, bq ~ o ~ ~ ~ ~ x o ~ a~ ~ c7 ,~1 ~ z ~ a C~ ~ ) ~ U ~1 ~ I i ' I I I o I ~ o ~ ~ ~ ~ ~ ~-, ° ANN ~ ~ ~ W~~ ~ ~-+ O HEN V Awl ~ awe ~ oW~ w~~ ~ oaA C~ ~ ~ ~ ~r ATTACHMENT #4 LOT 30 LOT 29 LOT 31 REGIONAL ROAD 20 N72°5814511E N76°091551~N69°4715511E N72°5814511E N7 2 10 3 4011}--{ 13706 I-( 137.37 y.,._}--(146.55) I 188.71 N F-( N 72° 2510011E 416.71 )--I--~ I ~ / v s _ o 3 N ~ 132.5 _ ~ Z 3z / o ~ O o~ ~m'o N -~, ~ ~ V z~ \-Z m O ~ I U ~ o N I lD 3 / N -~ / / ~ / / ZF-( N73°281451iE 415.46 ;III (N73°5412011E 416.07 }--}--< N73°3810011E 405.66 >--~ CONCESSION ROAD 10 PROPOSED AGGREGATE EXTRACTION AREA PROPOSED AREA FOR RESIDENTIAL USE 0 50 100 200 300 100 755025 0 35 34 33 32 31. 30 29 ?8 2? 26 .o 1 U A I M3 ~ f~31 0 ~ 1 ~ J _ _ 1 - ; C~ ~ i o CONCESSIO ROAD 10 ~ ~ ~ ~ z °a .I ~ 1 I ~ i Z' & ~ 1 F I SUBJECTSITE~oI 1 ; O W 1 'N a-21', ~ A• ~ ~ ; w TOWN of NEWCASTLE Z I I~ ~ I 1 lu I I m ~ o Formerly Township of Clarke w( ' I i I ~ ' ' U ~`-- ~ ,---_,i ~~--~KELDING ROAD I ~ ~ ~ i I ~ (~PE i I 1 ~ 1 o ~ I ~ I ~ I ~ .A I ~ 1 I z ~ 1 r ~ I ~ ~ z 1 N J 1 IJ 1 i c i i j ( 1 Q~ W _ t JJJ ~ v I - N EP , ~p ~ 1( 1 I f v i Al i fff ~--~ -- ~- CONCESSION ROAD 8• i , ! ~ ~ ATTACHMENT #5 ---- .-. i . 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