March 10, 2015
The Lambton Federation of Agriculture (LFA) is writing to express our support for the Courtright Line Neighbourhood Advisory Committee and their objection to the proposed rezoning at 497 Courtright Line in Zoning By-Law 17, which would change the zoning from Industrial Type 1 (M1) to Industrial Type 3 (M3) which would allow the construction of a recycling facility on the property.
As you know, the Ontario Municipal Board (OMB) can levy municipal rezoning applications as they seem fit, based on Land Use policies outlined in the Official Plan, as well as the health and safety of the local residence and environment. The recycling facility, if the proposed rezoning is approved, will have materials such as concrete, contaminated soil, and asphalt being brought into the facility on a regular basis and will result in a significant amount of exposure to harmful materials as well as an increase in traffic in the area as well. This will also take prime agricultural soil out of production, which is a serious concern of the LFA’s.
Section 4 of St. Clair Official Plan compliments these arguments, stating that environmental and public health need to be protected. Contamination of surrounding sensitive areas and agricultural lands is at risk if this facility is built. The Official Plan also recognizes that historic land use patterns and development trends are to be considered as well for Land Use policy. This area is, and always has been, predominantly agriculture. Section 10.1 also indicates that difficulties can be overcome by adequately separating industries that are not compatible with their surroundings. Section 10.2 states the primary objective of the Official Plan is to ensure that development occurs in appropriate locations to minimize undesired environmental impacts to contribute to the community acceptance of the industry.
St. Clair does have areas that are properly zoned for the construction of such a recycling facility, and by utilizing these lands the above concerns will be minimized. Services for such facilities exist in these areas and buffers to surrounding sensitive lands, residents, and agriculture lands already exist as these “brown lands” are predominantly heavy industrial areas. By rezoning the parcel of the proposed property, there is risk that extra services will be needed for the area as a direct result of the new facility. It may also be a precedent for other rezoning to occur, and the expansion of heavy industry to the area, which is unnecessary due to the available land in the North end of the municipality.
The rezoning of this property from Industrial Type 1 to Industrial Type 3 presents a significant change to the area, one that needs effective separation and buffering between the site and neighboring uses, and the buffers (150m) must be on the industrial land. We ask the OMB to strongly consider the potential impacts to the surrounding residences, environment, and agricultural operations.
Thank you for your consideration on this matter. We look forward to its satisfactory resolution.
Sincerely,
~Dave Ferguson~
LFA President