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HomeMy WebLinkAbout75-165Report No, 165 1. Purpose of Apalication - On June 4, 19759 an application was made to the Region of Durham for an amendment to the Darlington Official Plan to permit the continuation and expansion of a business involved in the salvage, sorting, repair and sale of wooden pallets. This app.. lication was subsequently referred to the Town of Newcastle for processing. 2. Circulation of Application - The application was circulated to the following agencies for their comments. 1. Durham Works Department 2. Durham Health Unit 3. Bell Canada 4. Ministry of Natural Resources 5. Ministry of Transportation and Communications 6. Newcastle Works Department 7. Newcastle Building Department 8 Newcastle Fire Department The Durham Works Department did not reply and were assumed to have no comments. 3. Resume of Comments - 1. The Durham Reeional Health Unit » advised that they have no objections to this proposal. 2. LaIL Canada - stated that they had no objections to this application. 3 Resume of Comments - (continued).... 3. The Ministry of Natural Resourggs - advised that they had no objections to this proposal. They suggested that the proposed berm and trees along Highway L+01 is a good idea, but that forester or landscape person should be consulted to select trees which are immune to salt damage from the road. 4. The Ministry of Transportation and Communication - advised that they had no objections, but stipulated the following conditions: (1) that the property owner landscape the berm, remove the weeds and maintain the berm in a reasonable aesthetic condition, (2) that the applicant remove and clean up the fill which was placed on Ministry of Trans- portation and Communication property, (3) that the applicant replace the M.T.C. fence in a condition satisfactory to District approval. 5. The Newcastle Works Denartment - advised that they had no objections to this application. 6. The Newcastle Building Department - replied that the opera- tion was established in contravention of the Darlington Zoning By-law, and that the applicant was found guilty in Provincial Court of contravening the By-law. They also advised that they are not in favour of establishing another wrecking yard in the area when they are receiving so many complaints about the existing one. ..3 7. The Newcastle Fire Department - advised of several requir- ements for an operation of this nature. Most of their requirements would be dealt with in the site plan agree- ment when and if the Official Plan Amendment and Zoning By-laws are approved. The requirement which does pertain to this stage of consideration is that the area be surr- ounded by a fence, substantially built, not less than 8 feet high or more than 10 feet high. 4. Comments - This is a very ambitious undertaking in which the applicant is in effect proposing many different operations on the site, namely the storage, resale, repair, and salvage of used wooden pallets as well as the manufacture of new ones. The site is basically suited to industrial use. Its proximity to the Courtice Road interchange gives excellent access ffom the 401. Also, industrial uses are much more compatable with the abutting high- way than residential uses because they are less affected by noise and pollution. The area already has an industrial character because of the proximity of Dom's Auto Parts and the site is too small for agricultural purposes. Because this operation would be a low water user,it could be accommodated on a well and septic tank. However, there are several major problems which would have to be resolved before the site could be redesignated "Industrial". Since the operation involves the open storage and salvage of wood, screening from adjacent uses and fire protection must be considered. The applicant is proposing a landscaped berm along the south and east sides of the subject site. However, both the Fire Department's regulations and the proposed Salvage Yard By-law require an 8 foot chain link fence around the site. The Salvage Yard By-law requires that the fence be screened by 2 rows of trees. 4. Comments - (continued).... Fencing and screening of a site this size would be very costly but is necessary to protect abutting landownorsand to prevent vandalism. The second major concern is the danger of fire on the site. The Fire Department has supplied us with a list of standards to be included in the site plan if the application is approved. There would appear to be no great harm in changing the Offi- cial Plan to permit Industrial uses on this site. However, it should be stressed that this property should only be rezoned for the uses described by the applicant if the site is properly fenced and screened and has adequate fire precautions. These matters would be dealt with in the consideration of the subsequ- ent zoning application. For these reasons, it is recommended that the Region be advised that the Town supports the designation of this land for industrial use. Although it is outside of the scope of this application, the area surrounding this site is also well suited to development of low water use industries. The area has good access to the 401 through the Courtice Road interchange and the Base Line Road, and to the C.P.R. mainline where there is an existing siding. One portion of this area has already been designated for Indus- trial purposes in the Interim District Plan and several other industries exist on lands designated "Rural". It is therefore recommended that the Region be urged to con- sider the designation of the area shown on the attached map to Industrial for low water using industrial uses. The proposed Zoning By-law for the Town of Newcastle includes a special zone for this type of industry. This designation should not include those areas presently designated Environmental Protection Area. Respectfully ul-/ssuubmitt�ted, eor FHowdern Planning Director. 2 Lr�1vv rr nllin JI'7V VLU DC DESIGNATED "INDUSTRIAL" 1 LOT 35 34 COURTICE 33 32 31 30 29 28 LOT 27 r IO THIS IS MAP D-13 OF SCHEDULE "A" TO BY - I AW NO