KENILWORTH – Wellington North council has approved a zoning bylaw amendment for Clark Brothers Contracting that will allow the construction of a ready-mix concrete plant in Arthur, despite objections from would-be developers of surrounding lands.
“We are concerned about the limited information included in the zoning bylaw amendment application,” said Susan Zucchero, director of land development for Tribute Communities.
Zucchero was one of two deputations at the Sept. 9 council meeting who spoke against the zoning bylaw amendment for 510 Eliza St.
She noted Tribute Sorbara Group are joint owners of 665 Eliza Street and a neighbouring vacant property on the west side of the street.
The home builders have previously raised objections to the concrete-plant plans on the industrially zoned property.
Zucchero told council a land use compatibility study was missing from the zoning bylaw amendment application.
“This study should inform council and the public of projected emissions, odour, noise and vibration conditions caused by the proposed plant,” she stated.
The later site plan approval process will “not decide whether the land use is appropriate,” nor will Ministry of Environment approvals, Zucchero said.
“A ready-mix concrete plant is a disruptive industrial land use, and its impacts must be thoroughly evaluated before important decisions are made,” she said.
She noted 510 Eliza St. shares a property line with an existing home, is directly across the street from another residential dwelling, and is within 300 metres of a school and community centre.
She said the application “fails to consider how the proposed plant will impact Arthur’s ability to grow as a community in the years to come.”
Zucchero asked council to defer its decision on the zoning bylaw amendment until further information is provided.
Cachet Homes’ Marcus Gagliardi also stood up at the meeting to speak against the amendment, saying the company owns property to the immediate west and immediate south of 510 Eliza St.
“What we’re both looking for is a little bit more information,” Gagliardi said of Cachet and Tribute Sorbara.
“Have the applicant prepare a land use compatibility study.”
He referenced letters from Dillon Consulting and Cachet’s lawyer, included in a supplementary council agenda package, stating the zoning stage is the appropriate stage to prepare land use compatibility studies and implement mitigation recommendations.
“We’re not asking you to reject the application, but let’s get all the information that we need to make a methodical decision,” Gagliardi said.
According to a report prepared by the county’s senior planner, Jessica Rahim, the zoning bylaw amendment is consistent with provincial policy and conforms to the county’s official plan.
The land is currently zoned and designated industrial and is expected to stay that way.
The amendment will change the property from an industrial designation to a site-specific industrial designation with a variance in front yard setback that will result from construction of an access road – Macaulay Street.
The report stated no one from the public spoke about the application at a public meeting on July 8, but written comments raised a variety of concerns, including compatibility with neighbouring properties, truck traffic, site plan details, noise and more.
The applicant’s responses to the concerns were summarized in a chart, which noted some concerns – such as compatibility with adjacent lands – would be dealt with at later stages of the planning process.
In response to a question from councillor Sherry Burke, Rahim noted planning staff had made its recommendation to council to approve the amendment based on the opinion the application meets provincial and county planning guidelines.
“Any further studies would be addressed through site plan approval and MOE approvals,” Rahim said.
Council voted unanimously to approve the zoning bylaw amendment.
