AMENDMENT NO. 30 TO THE OFFICIAL PLAN CORPORATION OF THE UNITED COUNTIES OF PRESCOTT AND RUSSELL

Transcription

1 DRAFT 1 AMENDMENT NO. 30 TO THE OFFICIAL PLAN CORPORATION OF THE UNITED COUNTIES OF PRESCOTT AND RUSSELL Prepared by: Planning and Forestry Department United Counties of Prescott and Russell 59 Court Street L Orignal, Ontario K0B 1K0 Tel. (613) Fax. (613)

2 AMENDMENT NO. 30 TO THE OFFICIAL PLAN CORPORATION OF THE UNITED COUNTIES OF PRESCOTT AND RUSSELL INDEX STATEMENT OF CONTENTS PAGE Part A The Preamble... 2 Purpose... 2 Location... 2 Basis... 2 Part B The Amendment... 5 Introductory Statement... 5 Details of the Amendment... 5 Implementation and Interpretation... 5 Part C The Appendices... 6 Appendix I: Appendix II: Excerpt from Schedule A Official Plan Land Use Designation Public Participation

3 AMENDMENT NO. 30 TO THE OFFICIAL PLAN OF THE United Counties of Prescott and Russell Part A The Preamble does not constitute part of this amendment. Part B The Amendment, consisting of the following text and map (designated as Schedule A), constitutes Amendment No. 30 to the Official Plan (OPA) for the United Counties of Prescott and Russell. Also attached is Part C The Appendices which do not constitute part of this Amendment but contains additional background information associated with this amendment. Page 1

4 PART A THE PREAMBLE PURPOSE The purpose of this Amendment is to change the land use designation of a parcel of land from Rural Policy Area to Trade and Industry Policy Area in order to permit a new cement plant. Refer to Appendix I for the map which illustrates the existing land uses and proposed modification. LOCATION The property subject to this Amendment is located on Lot 217, Plan M-100 in the former Township of Longueuil now in the Township of Champlain. The total size of the property is hectares (138 acres) however only the lands south of the Charlebois Drain are proposed for redevelopment (39.9 hectares (99 acres)). The access to the property is via County Road 17. The site is presently vacant and mostly used for agricultural purposes. The topography of the land is generally flat with the presence of a pond, the remnants of a former quarry, located on the south east corner of the property. The surrounding lands uses are mostly comprised of agricultural uses to the north, east and south with the presence of a small woodlot just south of County Road 17. There is a total of 6 residences located within a 250 m of the site The Colacem quarry (former Bertrand Quarry) is located immediately west of the site. BASIS Introduction The site is designated under the Rural Policy Area on Schedule A of the County Official Plan. An amendment to the County Official Plan is required as a cement plant is considered a heavy industrial type use currently not permitted in the Rural Policy Area. According to the Official Plan the rural area is not the principal sector for non-residential development. The intent of the Official Plan is not to prohibit development in the rural areas but rather to provide a framework for appropriate non-residential development limited in scale which can occur in a manner which is consistent with the objective of preserving the identify and character of the rural areas. Non-agricultural industrial and commercial uses which meet the needs of the traveling public, or which relate to local resources are identified as permitted uses in the Rural Policy Area. The Official Plan states that the Trade and Industry Policy Area shall be the focus of growth and development in the Counties. The objectives of the Trade and Industry Policy Area are to provide for commercial and industrial uses which requires larger land areas, to ensure access to efficient transportation links, to provide commercial and industrial development opportunities which will not result in land use conflicts in Page 2

5 accordance with the Ministry of the Environment and Climate Change guideline on Compatibility Between Industrial Facilities and Sensitive Land Uses and to enhance economic development opportunities within the Counties. Permitted uses within the Trade and Industry Policy Area include a broad range of uses which generally do not require large amounts of water or produce large amounts of waste water. Several studies have been prepared in support of this amendment application. Proposed Industrial Use The Planning Justification Report submitted in support of the application confirms that a cement plant qualifies as a heavy industrial type use. The concept plan submitted demonstrates that the proposed cement plant will occupy an area of approximately 39.9 hectares south of the Charlebois Municipal Drain. The facility will have the capacity to produce 3,000 tonnes of clinker per day, with an estimated annual production of 1.16 million tonnes of cement. Section Land use Compatibility of the Planning Justification Report details how the proposed cement plan is in compliance with to the Ministry of the Environment and Climate Change D-1 and D-6 guidelines. The facility will be comprised of 52 buildings/structures, which includes: raw material storage/silos, hoppers, conveyors, crushing and grinding systems, raw mill, preheater, rotary kiln, cooler and cooling tower, cement mill and administrative offices and control rooms. All raw materials will be stored in enclosed structures to preserve the material s integrity and minimize impacts to the environment. Limestone will be sourced from the adjacent quarry and trucked or conveyed to the plant. Silica sand and shale will be sourced from local quarries (within 100 km) and trucked to the site. Iron mill scale could be sourced from the Ivaco Rolling Mills steel producer located west of the Village of L Orignal and trucked to the site. Silica fume and fly ash will be transported by truck to the site. Bauxite and gypsum will be transported by boats to either the Ports of Montreal, Contrecoeur or Valleyfield, all located in the Province of Quebec, and then trucked to the site. The facility will use petcoke to fuel the plant. Petcoke is a solid carbon product that is produced in the oil refining process and commonly used as an efficient fuel for industrial applications. It will be transported by boats to either the Port of Contrecoeur or Valleyfield then trucked to the site and stored outdoors on a contained concrete pad. The combined fleet of trucks delivering raw materials to the site and delivering the processed cement to third party users will generate an additional 110 trucks per hour on County Road 17. Supporting Documentation The Planning Justification Report prepared by MHBC Planning Urban Design & Landscape Architecture explains the rationale in support of the application and justifies the proposed amendment. Page 3

6 The applicant submitted a Stage 1 Archeological Assessment prepared by Golder Associates Ltd. for the proposed cement plant in order to determine if the subject property has archeological potential as per the Ministry of tourism, Culture and Sports Standards and Guidelines. A Traffic Impact Study prepared by CIMA+ was also submitted in support of the application in order to verify the anticipated development related traffic on impacted roads to be in conformity with relevant policies and regulations. Moreover, an Acoustic Assessment Report prepared by Golder Associates Ltd. was submitted. The purpose of the assessment is to evaluate the overall sound emissions of the facility with respect to the Ontario Ministry of the Environment and Climate Change guidelines. An Emission Summary and Dispersion Modelling Report prepared by Golder Associates Ltd. was submitted in support of an application for an Environmental Compliance Approval (ECA) for air and noise. Furthermore, the Environmental Impact Study prepared by Golder Associates Ltd. was submitted in order to characterize the natural heritage features on the site and on adjacent lands. Finally, the Groundwater Supply Review Memorandum prepared by Golder Associates Ltd. was submitted to present the results of the groundwater supply review which focused on the potential for quarry sump water to meet the water supply requirements of the proposed cement plant. Zoning By-law The affected lands are zoned Rural in the local Zoning By-Law. A zoning amendment to the Township of Champlain Zoning By-Law was submitted to permit the proposed use. In order to ensure that the Official Plan, the Zoning By-Law and other municipal by-laws and guidelines are fully implemented, a Site Plan Agreement will be used to implement municipal design objectives. Page 4

7 PART B THE AMENDMENT INTRODUCTORY STATEMENT Part of this document entitled PART B THE AMENDMENT, consists of the following text and the attached map designated as Schedule A, constitutes Amendment No. 30 to the Official Plan of the United Counties of Prescott and Russell. DETAIL OF THE AMENDMENT The Official Plan of the United Counties of Prescott and Russell is amended as follows: Item (1) Schedule A of the Official Plan is hereby amended by re-designating certain lands located on part of Lot 217, Plan M-100, in the former Township of Longueuil now in the Township of Champlain, as being Trade and Industry Policy Area. IMPLEMENTATION AND INTERPRETATION The implementation and interpretation of this amendment shall be in accordance with all other relevant policies of the United Counties of Prescott and Russell Official Plan. Page 5

8 PART C THE APPENDICES Appendix I: Excerpt from Schedule A Official Plan Land Use Designation Appendix II: Public Participation Page 6

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