HomeMy WebLinkAboutPD-41-94Meeting: General Purpose and Administration Committee File #
Res. �( #P69IC� /�
Date: Tuesday, April 5, 1994
By-Law #
Report #:
PD -41 -94 File #: PLN 2.4.3.7
Subject: PROPOSED AMENDMENT TO THE COUNTY OF VICTORIA
OFFICIAL PLAN
Recommendations:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD -41 -94 be received;
2. THAT the County of Victoria be advised that the Municipality
of Clarington has no objection to the proposed textual
amendment to the County of Victoria Official Plan, regarding
separation distances between industrial and sensitive land
uses; and
3. THAT a copy of this report and of Council's resolution be
forwarded to the County of Victoria Planning Dept.
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1. INTRODUCTION
At the Council meeting of March 14, 1994, Council received
correspondence from the Planning Director of the County of
Victoria, requesting comments on a proposed amendment to the
Victoria County Official Plan. The correspondence was
referred to the Director of Planning and Development for
review and preparation of a report to the General Purpose and
Administration Committee. This report has been prepared in
accordance with Council's direction.
2. BACKGROUND
2.1 In March, 1990 the County of Victoria amended their Official
Plan, at the request of the Ministry of Environment to include
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REPORT NO.: PD -41 -94 PAGE 2
separation distances between sensitive land uses and
industrial uses. Accordingly, the separation distances
specified minimum setbacks of 60 metres, 90 metres and 300
metres for light, medium and heavy industrial uses
respectfully.
2.2 However, in some instances, application of these policies has
impeded the development or re- development of surrounding
lands. As such, the County initiated a review of the
separation distances in consultation with the Ministry of
Environment and Energy and has proposed a textual amendment to
the Victoria County Official Plan. (See Attachment No. 1)
3. THE AMENDMENT
3.1 The amendment re- defines the separation distances between
sensitive land uses and industrial land uses, and provides
greater flexibility for evaluating development proposals.
The separation distance ensure land use compatibility, while
providing for an evaluation system to measure and reduce any
potential impacts through mitigation measures.
The minimum separation distances will be applied to any
development requiring amendments to Official Plan, Zoning By-
law, consent or plans of Subdivision, however are not applied
to approved development applications, and are not intended to
not create undue pressure on existing uses.
3.2 The proposed minimum separation distances between industrial
and sensitive land uses are as follows:
i) light industry 20 metres
ii) medium industry 70 metres
iii) heavy industry 300 metres
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REPORT NO.: PD -41 -94 PAGE 3
A reduction in the minimum setbacks may be carried out based
on an impact evaluation.
Reductions may be warranted based on proper site planning and
specific zoning standards to mitigate potential conflicts.
3.3 The amendment also proposes a Industrial Use Scoring Checklist
to determine the classification of industrial use and any
potential impacts.
4. STAFF COMMENTS AND RECOMMENDATIONS
4.1 Staff have reviewed the amendment and note that there are no
designated industrial lands adjacent to the boundaries of the
Municipality of Clarington. It is anticipated that these
proposed policies will not pose any adverse impact for the
Municipality. As such, Staff have no objection to the
amendment and recommend Council adopt the same position.
Respectfully submitted,
Franklin Wu, M.C.I.P.
Director of Planning
and Development
CRS *FW *jip
*Attach
23 March 1994
Reviewed by,
1
W.H. Sto ckwe
Chief Administrative
Officer
Interested parties to be notified of Council and Committee's
decision:
Mr. Robert Griffiths
Planning Director
County of Victoria
26 Francis Street
P.O. Box 9000
LINDSAY, Ontario
K9V 5R8
ATTACHMENT # 1
AMENDMENT NO. TO THE VICTORIA COUNTY OFFICIAL PLAN
A. BASIS
As the result of a desire by County Council to allow for
a greater flexibility in the consideration of separation
distances between industrial and residential uses, the
County is proposing to revise the*,Industrial Policies of
the Official Plan. This is a textual Amendment which
would affect all land located in or adjacent to
designations which permit industrial development.
B. PURPOSE
yt The purpose of the Amendment is to provide for greater
flexibility than existing policies to prevent industrial
land from becoming sterilized where reduced setbacks are
shown to be appropriate. The Amendment also provides
consistency to the Plan by standardizing industrial
classifications as light, medium and heavy industry.
C. ACTUAL AMENDMENT
C.1 The approved Victoria County Official Plan be
amended as follows:
Section 3.2 be amended by adding the following new
definitions following subsection 3.2.7:
"3.2.8 Industry, Heavy shall mean a place of
business for large scale manufacturing or
processing characterized by large
physical size, outside storage of raw
materials or products, large production
volumes and continuous movement of
products, materials, equipment and
employees throughout daily shift
operations.
3.2.9 Industry, Home shall mean a place of
business, located in part of a
residential dwelling or residential
accessory building, for a small scale
dry, light industrial use which is
secondary to and compatible with a
domestic household and is carried out
solely by members of the household
residing in the dwelling.
3.2.10 Industry, Light shall mean a place of
business, the principal use of which is
for a small scale, self contained plant,
facility or building which produces and
or stores a product within a wholly
enclosed building. Such uses will,
generally, unless mitigative measures are
provided, be limited to daytime
operation, will have infrequent movement
of products and /or heavy trucks and will
have no outside storage.
3.2.11 Industry, Medium shall mean a place of
business, the principal use of which is
for processing and manufacturing with
outdoor, unenclosed storage of products,
wastes or materials. Such uses may have
shift operations with frequent movement
of products and /or heavy trucks during
daytime operations."
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Section 3.2 be amended by renumbering the existing
3.2.11 as
subsections 3.
3.2.12, 3.2.13, 3.2314 3.22.10 15 and
Section 5.6 be deleted in its entirety and replaced
with the following:
115.6 INDUSTRIAL DEVELOPMENT
where industrial uses are permitted within
specific land use designations, the following
provisions shall also apply:
5.6.1 Servicing
5.6.1.1 Industrial uses not connected to a
municipal sewage or municipal water
system shall be limited to dry industrial
uses which do no require water for
cooling or washing as it relates to an
industrial process and /or consumption of
water as part of the process;
5.6.1.2 Subsurface sewage waste disposal systems
shall be used solely for the disposal of
domestic wastes generated by employees, %
and shall not be used for any wastes
deriving from the industrial operation or
process;
5.6.1.3 A hydrogeological assessment to determine
the existence of an adequate potable
water supply and to allocate sewage
capacity to each lot shall be required
prior to draft approval for industrial
plans of subdivision or condominium based
upon private individual wells and
subsurface sewage waste disposal systems;
5.6.2 Buffering
5.6.2.1 In order to foster compatibility between
uses, distance separation, building
design, screening and /or topographical
buffering techniques shall be required;
5.6.2.2 For the purpose of determining the most
appropriate buffering techniques to be
utilized, industrial uses are categorized
based upon their potential effects upon
sensitive land uses. These categories
are:
i. Home Industry
ii. Light Industry
ii. Medium Industry
iii. Heavy Industry
5.6.2.3 Classification of an existing or proposed
industrial use shall be based on the
following Industrial Use Scoring
Checklist:
4�4 U
INDUSTRIAL USE SCORING CHECKLIST
IMPACT
EVALUATION CRITERIA
SCORE
Noise
- Sound not audible at property line
5
- Sound occasionally audible at
property line
10
- Sound frequently audible at
property line
15
Dust
- No dust at property line
5
- infrequent dust at property line
10
- Frequent or intense
dust at property-line
15
Odour
- No odour at property line
5
- Infrequent odour at property line
10
- Frequent or intense odour
at property line
15
Vibration
- No ground bohrne vibration
5 w
- Vibration but not felt off
property
10 '
- Vibration frequently felt off
property
15
Storage
- No outside storage permitted
5
- Limited outside storage permitted
10
- Outside storage of raw and
finished products
15
- Bulk storage of hazardous
materials
50
Process
- Wholly enclosed within a building
5
- Combined outside /open and
enclosed operations
10
- Majority of operations outside
or open
15
Operational
5
Intensity
- Daytime operations only
- Shift operations but in enclosed
building
10
- Continuous open operations
15
Traffic
- Infrequent traffic or heavy trucks
5
- Frequent traffic or heavy trucks
confined to week day,
day time operations
10
- Frequent traffic or heavy trucks
not confined to week day, day time
operations
15
Score:
40 to 45 Light Industry
50 to 85 Medium Industry
g0 to 120 Heavy Industry
5.6.2.4 Distance separation shall be the
preferred buffering technique and
the -
following,minimum separation distances
shall apply:
i) Light Industry - 20 metres from the site
boundary
ii) Medium Industry - 70 metres from the site
boundary
iii) Heavy Industry - 300 metres from
the
site boundary
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- in the case of a
quarry, 300 metres from
the limit of extraction
- in the case of a
processing plant
associated with a pit
or quarry, 300 metres
from the nearest
residence unless it
meets Ministry of the
Environment and Energy
noise guidelines.
5.6.2.5 These minimum separation distances shall
not apply to:
i) vacant lands presently zoned for
industrial or residential purposes and
which will not be further subdivided or
rezoned to permit a more intensive use or
are not subject to a draft approved plan
of subdivision;
ii) a residence located on the same lot as a
home industry;
5.6.2.6 Where the foregoing exemptions apply, the
local municipality shall reduce potential
conflicts through use of site planning
and zoning measures to address:
i) building orientation, design and
setbacks;
ii) landscaping and screening;
iii) access controls;
iv) the range of permitted uses; and
v) restrictions on outside storage.
5.6.2.7 For any proposal to establish a
residential land use designation or
zoning or further subdivide land within
the potential influence area of an
existing industrial use or an existing
industrial land use designation, the
separation distances shall be determined,
based upon a detailed evaluation which
identifies the potential for impacts from
noise, vibration, odour, dust or other
emissions related to industrial
operations and /or associated traffic.
Such evaluation shall be carried out at
the proponent's expense by qualified
persons and include recommendations
relatiVd to proposed separation distances
and any mitigative measures proposed to
support the $epA .VAtiQn distances
T� ^�A�Illc'�4�Q4�
12410 potential influence area for each
category of industrial use is as follows:
J) light industry - 70 metres from the
site boundary
ii) medium industry - 300 metres from
the site boundary
iii) heavy industry - 1000 metres from
the site'boundary.
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Notwithstanding the inclusion of
mitigative measures, the separation
distances specified by Section 5.6.2.4
shall be considered absolute minimums.
It is recognized, however, that
mitigative measures may result in a
change in the industrial use category
resulting in the use of a reduced
separation distance.
5.6.2.9 Where an impact evaluation has been
completed, the recommendations of such
evaluation shall be implemented, by the
local municipality, through use of
development agreements, site plan
approvals and zoning."
C.2 Section 6.2.6.3 be deleted and replaced with the
following:
"6.2.6.3 Industrial
a. Light Industrial
Light industrial uses shall locate adjacent to
County Roads, Provincial Highways and Local
Collector Roads. Light industrial uses may be
permitted where a medium industrial use would not
be appropriate because of the possible conflict
with adjacent residential uses. Light industrial
uses in proximity to residential areas shall
provide adequate buffering.
b. Medium Industrial
Medium industrial uses shall.locate adjacent to
County Roads or Provincial Highways. Medium
industrial uses shall not be permitted to locate on
local roads which necessitate the movement of
trucks past residential lots. Medium industrial
uses shall be encouraged to group together provided
adequate buffering is established around these
areas."
C.3 Section 6.18.7 be amended insofar as to delete the
word "should" and replace it with the word "shall ".
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