HomeMy WebLinkAboutP-113-81 CORPORATION OF THE TOWN OF NEWCASTLE
PLANNING AND DEVELOPMENT DEPARTMENT D.N.SMITH,M.C.I.P.,Director
HAMPTON,ONTARIO LOB 1.10 TEL. (416)263-2231
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REPORT TO THE PLANNING AND DEVELOPMENT COMMITTEE MEETING OF JUNE 22,
1981.
REPORT NO. : P-113-81
SUBJECT: Proposed Rezoning of Part of Lot 27, Concession 3,
former Township of Darlington - Courtice Auto Wreckers
Our File: Z-A-1-9-1
RECOMMENDATIONS:
It is respectfully recommended that Planning and Development
Committee recommend to Council the following:
1. That Report P-113-81 be received; and that
2. Application for Rezoning File Z-A-1-9-1 be denied and
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the applicant so advised.
BACKGROUND:
On March 19, 1980, staff received the above-noted application
for an amendment to Restricted Area Zoning By-law 2111, as amended.
Said application requested that the subject site be rezoned to recognize
the existing use of the property as an automobile wrecking yard with associ-
ated uses. The site is designated as Urban-Residential in the Durham Regional
Official Plan and as such the said use is not permitted. However, Section
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16.6.5 of the Regional Plan would permit Council to pass zoning by-laws
to permit the continuation of an existing use, provided that Council is
satisfied that such existing use would have no adverse affects upon the
use of surrounding lands or the implementation of the provisions of the
Durham Regional Official Plan. The Darlington Official Plan designates
this area as Urban-Residential and as such the existing use does not
conform. Said Official Plan also identifies this particular site and
the surrounding areas as being environmentally sensitive. In that regard,
the compatibility of the use with and its impact upon the sensitive features
would require further investigation. However, a recent study of the sensi-
tive features conducted by the Town indicate that the particular sensitivity
of this area is in respect of shallow water table conditions. Said study
recommends that this area be subject to special policies requiring an inte-
grated Hydrogeological Study to define "surface" and "ground" water impacts
of development. Furthermore, in January of this year, the Town was advised
by the Ministry of the Environment, that the subject site had been subject
of a preliminary investigation, which tested for the presence of gas and
leachate. This investigation indicated that while there appeared to be no
major environmental problems, given the physical nature of the water table, the
on-site presence of combustible gas, the presence of petroleum products on the
ground and the evidence of possible ground water contamination, further study
would be required.
COMMENT:
In accordance with the Department's procedures for processing by-
law amendments, the subject application was circulated to a number of Depart-
ments and agencies for comments. Only the Durham Regional Planning Department
expressed any concern in respect of the proposed zoning. Their concerns mirror
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our own and are in respect of the non-conformity of the use with the
intent of the Official Plans now in effect and the negative impacts
of such use upon the future uses of adjacent properties and the local
environment. Staff, therefore, recommend that the subject application
be denied as contrary to the intent of the Official Plan.
Respectfully submitted,
TTE:lb D. N. Smith, M.C.I.P.
June 4, 1981 Director of Planning
MEMORANDUM
TO: E. Pella, Planning Department
FROM: J. Hayman, Fire Chief
DATE: April. 17th, 1980
SUBJECT: Courtice Auto Wreckers Limited, Part Lot 27, Concession 3,
Darlington - File No. Z-A-1-9-1, By-law /2111
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I would submit the following recommendations in regards to the
above application for rezoning.
That the fire safety requirements for the yard bein accordance
as required under the National Fire Code and the proposed Ontario
Fire Code. Authority would be under Section 19 , Fire Marshals Act.
�. Hayman.
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March 20, 1980
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DURHAM ��,
r. Don '�+�� t1a r 1 � .r .
Planning Director
Town of Newcastle
The Regional x-,..-.
Municipality �iaYft�`itc�IZ Municipal fJffJ..<'f:f�
of Durham
Hampton, Ontario
Planning n
Department Dear Mr . Smith;
Box 623
105 Consumers Or. r{e b Application for Rezoning
Whitby, Ontario Pp
Canada,UN 6A3 Courtice Auto Wreckers
(04 668-7731 Part of Trot 27 , Conc . II (Darlington)
'own of Newcastle
DR. M. R. MICHAEL, M.C.I.P. Your File : l-A--1-9-1
Commissioner of Planning
In response to your request, we wish to provide you with
the fo l.1 owing comments .
The subject site is designated "Residential." in the
Durham Regional Official Plan, being part of the
Courtice urban Area . dousing is to be the predominant
use of land in this designation. A wrecking yard is not
permitted . Section 16 .9 . 5 of the Durham Plan, however ,
allows Councils of area municipalities to zone to permit
the continuation, expansion, or enlargement of existing
uses provided that such existing uses have no adverse
effect on the present rases of the surrounding lands or
the imp.lomentation of the prdvisions of the Durham
Plan .
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In this regard, the desirability of zoning for the
wrecking yard, a use which would likely be incompatible
with the :Future residential use of the surrounding
lands, should be examined .
With re;:pect to the provision of regional services ,
municipal water and sanitary services are not available
to the ;Ubj ect site and there are no plans at the
present ti,(tae to extend services to the area .
Furthermore, because the proposal is commercial in
nature, W.re are no financial planning implications
with r rehPic"t to the Region' s current development
polities ,
Yours vor. u# truly,
/1.7 . . C amerwn
Manager
Current Operations Branch
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Ontario
Ministry of 416/965- Legislative Buildings
Agriculture Queens Park
and Food Toronto, Ontario
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.March 25, 1980 ' ,
f�_raYlilit�� I � `t1Rl�liE�1T !
MEMO TO : Mr . D. N. Smith
Director, Planning and Development
Town of Newcastle
Municipal Buildings
Hampton , Ontario
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FROM : Gonna Sharp , Project Officer
Flans Review
Food Land Development Branch
Re : COURTICE AUTO WRECKERS LTD.
APPLICATION FOR REZONING
Flt . of Lt . 27, , Con . .3, Darlington
File No . Z - A - 1 - 9 - 1
Staff of the Ontario Ministry of Agriculture and
Food have reviewed the above plan , and consideration
Has been given to it in view of the present goals and
objectives of the Ministry and the guidelines on land
use which support these goals and objectives .
Please be advised that we have no objection to
the proposal at this time.
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THE RE /~ !ON /� | MUNICIPALITY �� � ��| |� �� /t ��
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DURHAM REGIONAL ns^c|nUNIT HEADQUARTERS:xo/ GOLF STREET,nn*AwA,ONTARIO unwoz<wu) 7ca-8001
1980 03 17
Mz. D. N. Smith,
Director -----'
Planning and Development
Town of Newcastle
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Municipal DoiIJ1ug
Hampton, Ontario
Dear Mr. Smith:
Re: Application for Rezoning ±Z-A-1-9-1
Pt. Lot T27 , Conc. TTown-of Newcastle (DaLr,4-.- -
Applicant: Courtice Auto Wreckers.. Ltd.
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The Durham Regional Health Unit otteca no objection to
the above-mentioned application,
Yours truly`
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J . D. �Vat�, D.V.M� , 0.V.P.V.
B1rector`
Environmental BeoILb Services
JDW/jo
C.C. yowmonvilIe Office
Z.
M E M 0 R A N D U M
To: D.N. Smith, M.C.I.P. , Director of Planning.
From: J. Dunham, Director of Public Works.
J. Ferguson, C.E.T. , Deputy.
Subject: Application for Rezoning.
COURTICE AUTO WRECKERS LIMITED.
Part Lot 27, Concession 3, Darlington.
Your File Z-A-1-9-1.
Date: March 12, 1980.
With reference to your enquiry dated March 10, 1980, it is our
understanding that the applicant, Court-ice Auto Wreckers Limited,
has requested the subject rezoning in order to make his operations
and lands a 'legal use' , and does not intend to change, or alter
in any way, the existing wrecking yard.
If the above Is the case then this Department does not have any
comment on the matter; however. , if the Applicant intends ,to change
any aspect of the wrecking yard in the future (e.g. drainage,
entrances, etc. ) then it is felt that a Site Plan Agreement between
Courtice Auto Wreckers Limited and the Town, will be necessary.
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J. DUNHAM ^s J FERC ON
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` CUMNUU/[AT/OH� ( - g /
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Information
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1981 01 29 '
Town of Newcastle
40 Temperance Street �
8owmanvillo , Ontario '
LlC ]A6
Attention: J. H. Ncllroy
/ Dear Sir:
| Re: Industrial Waste Disposal Site Siodv /~�/_
Preliminary_ ]nvesti Ci '
In 1980. c/vm/| LmKs for the Ministry carried out a preliminary
field investigation study of n oomher of industrial waste disposal
sites in Ontario, iocludiog two sites in the Town of Newcastle.sites are located oo the property of Courtice Auto Wreckers
at
two different sites as shown on the report maps.
The sLodics included testing L! '
y m` �o presence of gas and |eadmLe
and documenting any apparent impacts arising from the production and
migration of these contaminants.
The study results have been released to the property owner for the
above sites , and, the �
o e properLy owner has been requested to inform us
of his plan of action on the report recommendations,
[nc)os,d [o[ yoor information in a copy of the consultant' s report
dealing with LU, above sites, lhe report is also being released to
the public. If you have any questions in this regard please contact
the writer.
Yours b`u|y.
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C. B. Nelson, |', [oy.
District Ui [ic,r
Industrial Nw(,m,oL 3cc\ ioo |
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C8N/nn/N-H
Encl .
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2 . 2 `relit K — 1/Ua1H11M D I S H I r' 1 k
Five
sites have been identified in this
Industrial Waste District of the Central
Region as candida Los for Phase I study ,
Tire five sites , whose locations are shown
the " site l oca t ions " map in the pocket
at the back of the report , are discussed
in order of the assigned site numbers ,
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COURT IC AUTQ IiRECKERS ( SITE I �
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At this site Courtice Auto Wreckers
has been operating for a number of
Years . Wastes are generally associated
with those from wrecked automobiles ,
that is metallic9 , rusted parts of cars,
glass , batteries ; oils , gasoline , rubber
and cloth . In addition , spent foundry
sand , coal ash , metallics and phenols
have been reported to have been l and f i l l ed
in on- site depress ins .
The wastes that would cause most
environmental concern from this site
are metals ( Cr , Cu , Fe , Pb , Mn , Ai , Zn ) ;
chlorides , and petroleum Products .
This preliminary study indicated that no
mayor environmental problems are associated
with this site . Nonetheless , the physici I
settinq , the shallow nature of the water
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table , the on- site presence of combustible
gas , the Presence of petroleum products
on the ground and the evidence of possible
ground w,:rter contamination indicate that
further ntudy is required . it is l ikeq
that cumousLible gas found on - site may
be relawd to the waste peLrol e um
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Products and may therefore be localized
and not representatives of a large
combustible gas source . Furthermore: ,
possible ground water contamination may
be the result of other factors .
To better delineate= the extent , origin
and environmental threat posed by the
corerbustible gas and potential ground
water• contamination , the following
recommendations are made ;
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1 . Samples of the combustible gas
should be collected and analysed
to better define its composition
a n d hence i t s o r i g i n . D u r i n g w i n ter
months , nearby residences should
b6 monitored routinely for the
presence of combustible gas unti I �1
y6 s analyses prove the threat to
public; safety to be insignificAL .
2 . farther sampling of nearby wateIr
wells should be undertaken and water �
levels - measured . Along with routine
indicator parameters , samples should
bo tested for phenols , iron , yaps and
oil and heavy metals . Resident;'' should
also be interviewed about. possible
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taste , odour and colour in well
water used for domes ti c purpo sen .
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The Court io Auto Wreckers site was '
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visited on November 11th , 1980 . Detailed
re seal is of information collected during
the field visit: are included in the Appendi ,, .
Then major site features and sampl in��a
locations are shown on the recap provided .
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fir. t ime of our I i e 1 d inspect. ion
the s i t.e was almost entlr my coverPr.I
with wrecked vehicles . No major
onv i ronmen to l lrrrpac t ',gas de terms n e d
during this study . However , some
concern is noted wi th respect to
Lc;s,ilhustlble ga ` and ground Mater
contamination .
C{.JBrbustible gas was noted at a
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levoI towards the northern part of the
property some 20 to 30 m from the closest
bu11ding . No combustible gas was round in i
local buildings although investigators
wore refused entry in the closest dwelling .
It is possible that the positive reading
00 - site may have been the result of small
Oil and petroleum spills which were
c. rirtrmon in the wrecking yard .
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[hose numerous o i l and pe tro I eum spill r
arp a source of potential ground water•
cart team i na t ion • they may leach to the
water table and by lateral ground WdLer
flaw move - Lo adjacent domestic water.
wells . One well nearby ( 131 ) revealed
nuor° surface water levels and area �
dwellings are equipped with sump- pumps
indAdting high water table conditions .
Tho same well indicated above-- normal
conductivity and chloride readings
although heater alleged Iy frum a we 1
bo r ween the. site and fat indicated
somewhat better water quality . While the
elevated chloride and condu( tivity I e v s
4 may be the result of other factors , these
pre iimi nary results justify further
ground water investigations . The presence
0f 1 , 5 m of foundry sands at the rr'c.rnt �
of the property presents a potential
source of phenols and metals contaminoti on'
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V( L l' I l S S
At this site , three inactive gravel
pits have been used for the disposo I
of " stn= s , mainly from the construction
industry , The writes include , concrete ,
bri k , Mood , dry ".`tall , asbestos and
ioundry strand . In addi t ion it has been
r°uporLed by lucal residerits that a
sludqu has been fiber in P i L h .
he wasLus LhaL would cause must
P N V i Ponlllen to I concern a t th i s s i to
aro L h 0;e associated Wi th mutdl I ic
m o n a fac turi ng ; tha t i s , foundry sand
and other wastus which may include ,
r.! i1 yrease , chloride > metals , phenuls ,
PainC , plastics and machininrl anti millinq 'I
0 ' W a n L v products . As Pi t A is no fenced ,
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some domestic refuse has a 4o b e u i i
dumpad presumably by local re4iclunts .
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+�� At tr1C' LiNI F' of our field inspection no
MA i + ` trst ? 11i °OnlEntdl r '
1111pifiCt 'rl�'1S IlUted i
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Surface and ground water was found to
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bp of soLinfactury quality and only a �
( raLc of combustible rlas eras found in onr�
au ;er hale . Some waste in ail l three pi is
c _ " "red on surtdCe and i s thus sub j ecL
v _ Lu rapid leaching from direct precipi Co lion .
D w o 0 the sandy nature, o the uverhur don
deposits the potential exists for ra ,, id
movement of contaminants Lo Lhu wo LP r
L a 6 1 o . This preliminary study cold neither
cUlii' # rm or refuse Lhe presence rat t
S I ud e reported 1y depos i Led i n P i t B
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tias!:d on our study fi ndi rigs the
ful luwIng rer_ummundations are made :
I . ih; sludge reportedly disposed
in Pit. B Should be located illld r,
identified , If it is located ald
turarrri to contain noxious compounds ,
ground water monitoring program
is recommended .
2 . All Pits should he cleaned up
,: nd the construction waste buried .
The COurtice Gravel Pits site was
vii, i i;i d on November 11th , 1980 . Detailed
results of information c o I I e c t e d during
the field visit are included in the Appendix .
The major site features and sampling i-
lcr{c.aLions are shown on theImap provided , t
No MAj,;rr rIas or
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identified . The gravelly sandy nature
of the :; urficiGal rrlaterials wciuld ve&t.
any generated combustible gas to the
1 atmosphere . A trace arrrount of combust itale
as , Teti ;
� than Ira , was noted in gas Probe �
C2 but sari adjacent. probe , C3, gave a 0`
reading . Surface water arrd ground wf:a 0
salrrplr>.s tested indicated a satisv;ict .iry
quality . Elevated chlorides were noted in
an On- s i to Errand in Pit fi but were we ! I
W t1r i n the M. O . E . surface water ob jec t i ves
No evidence was found of sludge repoPted to
have been deposited in Pit. H ,
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