HomeMy WebLinkAboutPSD-022-14 Clarftwn REPORT
PLANNING SERVICES DEPARTMENT
T
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: April 14, 2014 Resolution#: / By-law#:
Report#: PSD-022-14 File#: PLN 21.2.37
Subject: REZONING APPLICATION TO PERMIT AN AGGREGATE PIT EXPANSION
WITHIN PART LOT 15, CONCESSION 1, GEOGRAPHIC TOWNSHIP OF
MANVERS, CITY OF KAWARTHA LAKES
APPLICANT: VICDOM SAND AND GRAVEL (ONTARIO) LTD.
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-022-14 be received;
2. THAT the City of Kawartha Lakes be advised that the Municipality of Clarington has no
objections to the approval of the Rezoning application submitted by VicDom Sand and
Gravel (Ontario) Ltd., provided that:
i. the recommendations contained with the technical reports are implemented;
ii, the applicant confirms their willingness to incorporate vegetative screening with
native species within the extraction setback area, including the land containing
berms as outlined in Section 4; and
iii. the Planting Plan be circulated to the Municipality of Clarington for comment.
3. THAT a copy of Report PSD-022-14 be forwarded to the City of Kawartha Lakes
Planning Department; and
4. THAT any delegations be advised of Council's decision.
Submitted by: Z Reviewed by:
Da id V rome, MCIP, RPP Franklin Wu,
Director of Planning Services Chief Administrative Officer
TW/CP/sn/df
8 April 2014
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T 905-623-3379
REPORT NO.: PSD-022-14 PAGE 2
1. APPLICATION DETAILS
1.1 Owner: VicDom Sand and Gravel (Ontario) Ltd.
1.2 Agent: MHBC Planning, Urban Design and Landscape Architecture
1.3 Proposal: Rezoning to permit the expansion of a sand and gravel pit to include an
additional extraction area of 18.5 ha, no closer than 1.5 metres above the
water table. The maximum limit of extraction is proposed to be raised from
554,000 tonnes/years to 700,000 tonnes/year.
1.4 Area: 34.8 ha (86 acres)
1.5 Location: The subject lands are located on the north side of Boundary Road, east of
Highway 115 and west of Micro Road, being Part Lot 15, Concession 1
Geographic Township of Manvers, City of Kawartha Lakes (see Figure 1).
2. BACKGROUND
2.1 On December 4, 2013, the Municipality of Clarington was circulated by the City of
Kawartha Lakes to provide comments on the proposed rezoning application. Staff
provided initial preliminary comments to Staff from Kawartha Lakes on March 10, 2014.
A response to the comments was received from the applicant on March 19, 2014.
2.2 The site is immediately north of lands owned by the Ganaraska Region Conservation
Authority (see Figure 1) and a private residence.
2.3 VicDom Manvers Pit has been in operation since 1953 immediately to the west of the
subject lands. The current operation is located on a 21 hectare parcel with 17.014
hectares licenced for extraction. The owner has applied for a licence for the proposed
expansion under the Aggregate Resource Act (ARA) in conjunction with the proposed
rezoning. The existing pit is running out of resources. It is expected that the pit
expansion will produce approximately 6 million tonnes of resources over its estimated
lifespan of 9 to 15 years. A licence cannot be issued unless the appropriate zone is
approved and in effect.
2.4 The proposed expansion would be accessed via a 20 metre wide internal haul road from
the existing VicDom Manvers Pit, through significant woodlands. The expansion area is
proposed to have a 30 metre setback from the property line adjacent to Highway 115,
Boundary Road and Micro Road. A 5 metre acoustic berm is to be constructed on the
south and east sides within the limit of the setback to buffer on-site noise and provide a
screen for the industrial activities and to intercept dust emissions. A significant
woodland located on the site is planned to be retained along with a 30 metre buffer
surrounding it. Extraction is proposed to be completed in 4 Phases with rehabilitation of
each phase to occur upon completion. The proposed operational plan is depicted in
Figure 2.
REPORT NO.: PSD-022-14 PAGE 3
2.5 The following reports were provided for review:
• Planning Report & ARA Summary Statement
• Natural Environment Technical Report
• Stage 3 Archeological Assessment
• Traffic Impact and Access Study
• Water Resource Assessment
• Cultural Heritage Study
Figure 1: Site Location
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City of Kawartha Lakes Proposed Manvers
Pit Expansion
Existing Manvers -0ad
Pit Property A 8011
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oad Ganaraska r
1BoandaN R Forest 1`
Municipality of Ciarington
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2.6 The City of Kawartha Lakes held a Public Meeting on March 5, 2014. Four residents
spoke in opposition of the application citing the following concerns:
• Drainage, water run off
• Wildlife found in the woodlands
• Width of the 20 metre haul route through the woodlands
• Smell of diesel and noise from trucks
• Effects on tourism
• Impacts on the water level
• Dust control
• Number of pits in the area and operations on Saturdays
• Maintenance of the roads
• Traffic volumes
It was indicated that the applicant will be required to hold an open house for members of
the public. Staff from the City of Kawartha Lakes has confirmed that notice will be
provided by the applicant to all property owners within 500 metres of the subject lands
and to the Municipality of Clarington once a date has been set.
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REPORT NO.: PSD-022-14 PAGE 5
3. DEPARTMENTAL COMMENTS
3.1 Engineering Services advised that the portion of Boundary Road accessed by the
proposal is under the jurisdiction of the City of Kawartha Lakes in terms of maintenance.
The road was gravel resurfaced in 2013 by the City of Kawartha Lakes in a cost share
arrangement with the Municipality of Clarington. The expanded pit proposes to use the
existing entrance to the existing Manvers Pit. The pit expansion will have no traffic
impact on the surrounding road network.
4. DISCUSSION
4.1 Concerns raised by residents at the Public Meeting were primarily related to
groundwater, traffic, protection of the woodlands, noise and dust. The following sections
discuss how the supporting documents address these concerns. Staff comments and
recommendations are also provided.
4.2 Wells/Groundwater
There is a residential dwelling on the Clarington side of Boundary Road that is serviced
by private well and septic. The applicant has submitted a Water Resource Assessment
Report which indicates that aggregate extraction will be limited to above the water table
and that there are no plans for washing of aggregate on the proposed site. Drawdown
in the groundwater levels will not occur as a result of the proposal. Therefore, no
interference with the surrounding well supplies and groundwater use is expected.
The report recommends quarterly groundwater level monitoring to ensure maximum
depth of extraction is at least 1.5 metres above the water table as part of the licence
application under the Aggregate Resource Act (ARA). Annual water quality monitoring
is also recommended.
No fuel storage is proposed on site and any refuelling activities will utilize portable spill
containment facilities approved by the Ministry of the Environment. Rehabilitation of the
site includes sloping of the surface to the centre to encourage water infiltration and to
eliminate the potential for site runoff.
The report concluded that the proposed expansion can be carried out with no
appreciable hydrogeological effects on groundwater use in the surrounding area.
4.3 Traffic
The Traffic Impact and Access Study indicates trucks will utilize the existing
entrance/exit and haul route. All trucks will travel west on Boundary Road to the
Highway 115 interchange.
The report states that there would be 8 two way a.m, peak hour trips, and 5 two way
trips during the p.m. peak hour. Existing traffic data and the anticipated number of new
trips based on existing and proposed annual tonnage licence was used to calculate the
REPORT NO.: PSD-022-14 PAGE 6
peak hour trips. Based on descriptions of the worst-case operation, a conservative
assessment was provided indicating a total of 20 two way trips during both the a.m. and
p.m. peak hours. Since aggregate production varies greatly with economic conditions
this would be an upset limit. The traffic consultant indicated verbally that the increase in
tonnage would result in 5 additional trucks (10 trips) for the entire day.
The Traffic Impact and Access Study concluded that the expansion will have no impact
on the surrounding road network, the site access is expected to operate at excellent
levels of service and no roadway improvements are required to accommodate site
related traffic.
4.4 Natural Heritage
As the site is located within the Natural Linkage Area of the Oak Ridges Moraine
Conservation Plan, a Natural Environment Technical Report was prepared to assess the
impacts of the proposal to both the onsite and adjacent significant woodlands, including
the Ganaraska Forest, located immediately south of the subject lands within the
Municipality of Clarington. This report assessed the qualities and ecological functions of
the woodlands and has demonstrated that they will not be negatively affected by the
proposal. A minimum vegetation protection zone of 30 metres, in conformity with the
Oak Ridges Moraine Conservation Plan has been adopted to protect the current
condition and local ecological functions of the adjacent significant woodlands. This is
consistent with the policies of the Durham Region Official Plan and the Clarington
Official Plan.
A rehabilitation plan is proposed that intends to restore a woodland plant community on
the site once extraction is complete. The pit floor will be planted with a short term non-
invasive cover crop in the initial year after extraction, followed by the planting of
woodland nodes consisting of native trees shrubs and herbs. The proposed
rehabilitation is expected to enhance the biodiversity and add ecological functions and
values that are currently not present. Connectivity with adjacent significant woodlands to
the south and east (Ganaraska Forest) will be improved.
Although the Natural Environment Technical Report discusses the Ganaraska Forest
throughout the report, Section 2.1 Environmental Policies should make note of the
relevant Municipality of Clarington Official Plan and Region of Durham Official Plan
policies which identify the Ganaraska Forest as a significant natural heritage feature.
The Planning Report & ARA Summary Report should also acknowledge the Ganaraska
Forest as significant woodland located within 120 metres of the subject lands. The
Planning Report & ARA Summary Report indicates that the pit floor will be rehabilitated
for agricultural use which is contradictory to the rehabilitation plan.
The 30 metre minimum vegetation protection zone provides the opportunity to introduce
plantings when extraction commences on site. Not only could the plantings enhance the
protection of the adjacent significant woodlands, they could provide a visual buffer for
area residents, those utilizing the trails in the adjacent Ganaraska Forest, and for
travellers driving along Highway 115.
REPORT NO.: PSD-022-14 PAGE 7
Comments:
That the Planning Report & ARA Summary Report be revised to identify the
Ganaraska Forest as a significant woodlands located within 120 metres of the
subject lands; and
That a Planting Plan be prepared that will introduce native plantings within the 30
metre minimum extraction setback zone prior to commencement of extraction
activities and that the Planting Plan be circulated to Clarington for comment. The
plantings should be designed to enhance the screening of the development from
Highway 115, the Ganaraska Forest, and adjacent land used
4.5 Planning Report and Aggregate Resource Assessment
The Planning Report & ARA Summary Statement indicated that a Noise Impact
Assessment was conducted and provided the recommendations are implemented, the
Ministry of the Environment sound level limits will be satisfied.
This report also noted that the Aggregate Resources Act provides Provincial standards
for dust control. All new licenced operations must mitigate dust on site. Dust
suppressant must be applied on all internal haul road and procession areas as required.
Any equipment operated within 300 metres of a sensitive receptor must be equipped
with dust suppression or collecting devices.
5. CONCURRENCE — Not Applicable
6. CONCLUSION
6.1 In consideration of the comments provided within this report, it is recommended that the
Municipality of Clarington would have no objection of the approval of the proposed
Rezoning application provided the recommendations contained with the technical
reports and staff comments discussed in Section 4 are implemented.
CONFORMITY WITH STRATEGIC PLAN — Not Applicable
Staff Contact: Tracey Webster, Senior Planner
List of interested parties to be notified of Council's decision: None