HomeMy WebLinkAboutPD-114-86 TOWN OF NEWCASTLE
REPORT File # a %
Res. #
By-Law #
MEUING: General Purpose and Administration Committee
DATE: Monday, May 5, 1986
REPORT #: PD-114-86 FILE #: DEV 86-14
SUBJECT: REZONING AND SITE PLAN APPLICATION
SYED ZAHEERUDDIN
PART LOT 8, BROKEN FRONT CONCESSION, FORMER TOWN OF BOWMANVILLE
OUR FILE: DEV 86-14
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PD-114-86 be received; and
2. THAT the application submitted by Hamilton and Bellefontaine, on behalf of Mr. Syed
Zaheeruddin, to rezone a parcel of land located in Part Lot 8, Broken Front
Concession, former Town of Bowmanville to permit the construction of a meat
processing plant in which poultry is killed, processed and dressed, be approved and
the by-law amendment attached hereto be forwarded to Council for approval .
BACKGROUND AND COMMENT:
On March 12, 1986 the Planning Department received an application for rezoning from
Hamilton and Bellefontaine, Solicitors on behalf of the applicant, to rezone a parcel of
land located in Part of Lot 8, Broken Front Concession, former Town of Bowmanville to
permit the development of a plant in which poultry is killed, processed and dressed.
. . .2
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REPORT NO.: PD-114-86 Page 2
Within the Region of Durham and Bowmanville Urban Area Official Plan the
subject property is located within the "Industrial " designation. Within the
Region of Durham Official Plan lands designated on Map "A" as industrial
areas shall mean that the predominant use of lands so designated may be for
manufacturing, warehousing, assembly processing, including reclaiming and/or
recycling, storage of goods and materials, utility functions and
transportation terminals and similar uses. With respect to the provisions
within the Bowmanville Urban Official Plan, Staff will expand upon same
within Staff comments of said report.
Staff would note for the Committee' s information that pursuant to Council 's
resolution of July 26, 1982 and the requirements of the Planning Act, the
appropriate signage acknowledging the application was installed on the
subject lands. Staff would note that as a result of the filing of the
application and the posting of the public notice signs, to date, no
objections to the proposal have been received from the public.
In accordance with departmental procedures, the application was circulated
to obtain comments from other departments and agencies as noted in Staff
Report PD-74-86. As a result of the circulation of the application, the
following comments were provided.
Town of Newcastle Fire Department
"The Fire Department has no objection to the above-noted application.
Construction should be inconformance with the Ontario Building Code and the
Ontario Fire Code. Response would be from Station #1 located in Bowmanville
and water supplied with municipal fire hydrants. With regard to the site
plan, the following is recommend:
1. Additional exit signs as noted on the plan
2. Additional emergency lighting fixtures in truck bay area and cold
storage room area;
3. The installation of a fire alarm system with direct connection to the
Fire Department or answering service."
. . .3
j (h,
REPORT NO.: PD-114-86 Page 3
Ministry of Transportation and Communications
"Thank you for notifying us of Council 's consideration of a zoning change in
this area. We have no proposals which would impact on or which may be
effected by this proposed rezoning. We do not require notice of the passing
of any by-law in this regard. "
Ministry of Agriculture and Food
"Staff of the Ontario Ministry of Agriculture and Food have reviewed the
above development proposal . Consideration has been given to the proposal in
terms of the goals and objectives of the Ministry and of the criteria and
policies outlined in the Foodland Guidelines. Based on our present
knowledge, the Ministry has no objections to the proposal ."
Region of Durham
"In response to your request for comments we note that the subject property
is designated "Industrial" in both the Durham Regional Official Plan and the
Bowmanville Urban Area Official Plan. The proposed poultry processing plant
may be permitted within this designation. Regarding Regional services, full
municipal water supply and sanitary sewer services are available to the
subject property from abutting facilities located on Caristrap Street. The
applicant will be required to submit site servicing plans to the Region for
service connection approval purposes. "
Durham Regional Health Unit
"This Health Department has no objections to the above rezoning and site
plan application provided:
1. The premises is located at least 50 yards from any public streets and
200 yards from any dwelling.
The premises are constructed and maintained in accordance with
a) Ontario Regulation 292/84 (slaughter house and meat processing
plants) ;
b) The Meat Inspection Act R.S.O. 1980, Chapter 260 and Regulation 607 ;
c) The Occupational Health and Safety Act and any other applicable
legislation."
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REPORT NO.: PD-114-86 Page 4
Town of Newcastle Works Department
"We have reviewed the above-noted application for rezoning and site plan and
find we have no objection to this proposal subject to our comments marked in
red on the attached plan. "
Staff would note for the Committee' s information and consideration, the
concerns of the Public Works comments dealt with site plan matters,
specifically the entrance requirements to the proposed site.
As noted within the comments received, no major objections to the proposed
rezoning application were submitted but rather were concerns/comments which
would be best dealt with through the site plan approval procedures; should
Committee deem it appropriate to approve the application. Staff would note
that of major significance, with respect to the site plan application , were
the comments of the Durham Regional Health Unit, particularly the reference
to the requirement of a setback from a public street. Staff would note that
the lot in question is significantly deep enough to permit the required
setback, however, may restrict or prohibit the extent of any future
expansion that the owner may wish to undertake. Staff would note for the
Committee's information that the Owner' s agent has been notified of the
Health Unit requirements and been advised that Staff's proposed by-law
amendments attached hereto reflects the setback provision as required by the
Health Protection and Promotion Act.
As noted previously, the subject lands are located within the "Industrial "
designation as contained within the Bowmanville Urban Area Official Plan and
subject thereto the appropriate policies. Sections 2.7.2(ii) and (iii )
state that . . . .
" (ii ) Permitted uses shall be such that no undue adverse effects
may occur as the result of the emmission of smoke, noise, odours,
visual appearance or any other form of pollution.
(iii ) No use shall be permitted which permits nature , the materials
used or the waste produced therein is declared to be a noxious trade,
business or manufacture under the Public Health Act or Regulations."
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REPORT NO.: PD-114-86 Page 5
Staff would submit that, in consideration of the Durham Health Unit
comments, the application would comply with the above-noted provisions.
Additionally, Staff would note that within the implementation Section 2.7.3,
areas designated for "Industrial " development shall be subject to site plan
control .
In consideration of the above-noted comments and concerns, Staff would have
* no objections to the approval of the by-law amendment attached hereto.
Respectf llmitted,
Edwards, M.C.I .P.
Director of Planning
LDT*TTE*j ip
*Attach.
April 21, 1986
cc: Hamilton & Bellefontaine
Barristers & Solicitors
43 Ontario Street
P.O. Box 357
BOWMANVILLE, Ontario
L1C 2S4
THE CORPORATION OF THE TOWN OF NEWCASTLE
BY-LAW NUMBER 86-
being a By-law to amend By-law 84-63, as amended, of the Town of
Newcastle.
WHEREAS the Council of the Corporation of the Town of Newcastle deems
it advisable to amend By-law 84-63 as amended.
NOW THEREFORE BE IT RESOLVED THAT the Council of the Corporation of
the Town of Newcastle enacts as follows:
1. Section 2 of By-law 84-63, as amended, is hereby further
amended by adding thereto following the definition of "PROCESSING
PLANT - AGGREGRATE", the following new definition:
"PROCESSING PLANT - MEAT
Shall mean a premises where domestic animals; the meat of which
is intended to be used for human consumption, including
poultry, is slaughtered, and includes any portion of the
premises in which meat products are produced, processed,
handled or stored."
2. Section 24.4 "SPECIAL EXCEPTIONS - GENERAL INDUSTRIAL (M2)
ZONE" is hereby amended by adding thereto the following new
Subsection 24.4.9 as follows:
"24.4.9 GENERAL INDUSTRIAL EXCEPTION M2-9 ZONE
Notwithstanding Section 24.1 and Section 24.2 those lands zoned
M2-9 on the Schedules to this By-law, may be used for a meat
processing plant in accordance with the following provision:
a) Frontyard (minimum) 45 metres" --
3. Schedule "3" to By-law 84-63, as amended, is hereby further
amended by changing the zoned designation from "M2-General
Industrial" to "M2-9 - General Industrial Exception (M2-9) Zone".
4. This By-law shall come into effect on the date of passing
hereof, subject to the provisions of Section 34 of the Planning
Act.
BY-LAW read a first time this day of 1986
BY-LAW read a second time this day of 1986
BY-LAW read a third time and finally passed this day of
1986.
I
CLERK
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This is Schedule X to By-law 86- ,
passed this day of , 1986 A.D.
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