HomeMy WebLinkAboutThe Citizen, 2015-03-12, Page 15THE CITIZEN, THURSDAY, MARCH 12, 2015. PAGE 15.
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Continued from page 1
difficult to work with.
“The conclusion for Morris-
Turnberry was that there is sufficient
land designated to meet projected
growth by 2031 for residential,
industrial and commercial uses,”
Michie said.
Unfortunately for the
municipality, Michie said that many
of the properties that were
considered as being available are
not. When this report was presented,
Morris-Turnberry had interested
developers who were finding
difficulty with the existing land
because it either wasn’t suitable or
available. She pointed to parcels
owned by Wescast, which has shown
no interest in selling, as an example
of lands deemed suitable in the study
but not actually available.
“There was also a 50 acre parcel in
the inventory between Alice and
Mary Streets that may be hard to
service, and the owner may not want
to sell,” she said. “There was really
very little land available.”
North Huron’s report was similar,
saying that there was sufficient
industrial and residential property,
however, it stated that North Huron
required 10 acres of commercial
highway space to meet that need.
Michie pointed out that the land for
that exists in Morris-Turnberry.
“This was a clear indication that
the municipalities need to work
together,” she said.
In November of 2013, the two
councils began working with staff
and the planning department on the
land strategy.
Michie explained that aside from
the work being done between the
two municipalities with regards to
servicing, the process for the project
had been delayed by the number of
departures from the initial
committee of the project.
Due to the delays, Michie had
applied for an extension to the RED
grant. While the project should have
been completed by the end of this
month, the two municipalities and
the Planning Department were given
until September to complete it due to
the extenuating circumstances.
Michie then explained that as part
of the study, four consultants were
signed on: Conestoga-Rovers and
Associates who would handle the
Ministry of the Environment’s D6
study, Golder Associates who would
handle all necessary archeological
studies, Natural Resource Solutions
Inc. (NRSI) who would handle the
Environmental Impact Study (EIS)
and BM Ross and Associates who
would handle the servicing strategy,
which Michie explained was on
hold. The Huron County Planning
and Development department also
handled source water protection
planning, which will be put into
effect prior to the conclusion of the
project.
Following a re-cap of the program
from Huron County Planning and
Development planner Susanna Reid,
who is assigned to Morris-
Turnberry, which went over the steps
in the process as well as the 261
acres being considered for the
project in Wingham, Lower Town
and the area east of Wingham, the
consultants explained how their
work came into play.
D-6 STUDY
Tim Wiens, on behalf of
Conestoga-Rovers and Associates,
explained the D-6 study and how it
affected the final viability of the
land.
The study looks at all the effects
that an industrial development could
have on the surrounding lands,
including, but not limited to
vibrations and air and noise
pollution.
Through his study, Wiens labelled
lands that were part of the study in
three different categories, red, which
is between 0 and 20 metres away
from sensitive zones which includes
residential properties, orange which
is 20 to 70 metres from sensitive
land uses or yellow, which is 70 to
300 metres from sensitive land use
zones.
Of the three, Wiens explained that
yellow land is the most shovel ready
and would require the least amount
of work.
He explained that three different
types of industries would be
considered in the area, ranging from
Class 1 (light) to Class 3 (heavy).
While Class 3 always requires
studies, regardless of distance from
the sensitive land use zones, the
thoroughness and number of the
studies would change depending on
the zoning. Class 3 industry would
not be permitted in red areas,
however.
The parcels, however, aren’t
individually labelled. The red,
yellow and orange colouring was on
parts of the land independent of
parcel barriers.
Morris-Turnberry Mayor Paul
Gowing asked whether the red areas
could be used for buffers to help
increase the viability of the
surrounding yellow and orange
lands.
Wiens said that it could work that
way, but again, it would depend on
the class of the industry, which the
developer and municipality would
need to determine.
Reeve Neil Vincent asked whether
the residential land in the area could
be purchased to change the viability
of surrounding land uses. Wiens
explained that is definitely an idea.
“You can make any changes that
are allowed, and you can certainly
change the zoning within
properties,” he said. “That’s one of
the uses of the planning documents.”
ARCHAEOLOGICAL STUDY
Dr. Peter Popkins of Golder
Associates explained that the
archeological studies that had been
completed labelled lands that may
need to have additional, more
invasive studies prior to
construction, but also said that much
of the land in question, provided it
was plowed, would likely be fine for
development from an archaeological
standpoint.
He explained that the Ministry of
Tourism, Culture and Sport dictates
that archaeology needs to be
considered part of the natural
environment when development is
suggested and that it’s both
considered part of the environment
and of import to the provincial
government.
Currently, a stage study has been
completed on the land that permitted
the consultants access to their land.
“It’s a baseline style of analysis,”
Popkins said. “It requires a lot of
desktop work and some property
investigation for the physical nature
of the land.”
Popkins then explained that there
were three additional stages, all of
which require invasive drilling in
lands that weren’t disturbed by
either farming or previous
development.
The studies look for artifacts from
the European settlement eras of
Canada and prior.
Tousaw pointed out that many of
the properties were yellow on
Popkins’ map, indicating that the
land required stage two
archeological studies.
“Is that because they aren’t
plowed?” he asked.
Popkins said that a lack of
development or plowing may cause
that. He also pointed to properties
that are outlined in red on his map as
ones that couldn’t be accessed due to
a lack of permission.
“The government will never
accept any suggestion if the land
isn’t accessed for a study,” he said.
The other properties, however, had
no strong evidence of the type of
disturbance that would remove items
of archaeological significance.
“The ministry will err on the side
of caution any time that there is a
situation like that,” he said.
Popkins pointed out that when it
comes to stage two studies, there are
two different kinds: test pits and
pedestrian surveys.
Pedestrian surveys – or field walks
as Popkins referred to them – require
simply walking through a plowed
area and looking for signs. The test
pits, however, are more work
intensive.
“A crew of four people can do 400
test pits, or one hectare, in a day,” he
said. “That same crew can survey
approximately 50 hectares in one
day. The more field you can plow,
the less time there will be people in
the field, which greatly reduces
costs.”
Popkins, however, said he realized
that many people may not want their
fields plowed, especially if the land
is sensitive or used for pasturing.
EIS STUDY
Katharina Walton of NRSI
explained that her company was
really just beginning its EIS due to
the time frame of the project.
Most of NRSI’s work would have
to be done in the late summer, or
early fall and they weren’t able to
start much last year.
“We have 19 properties where we
can access the land,” she said. “We
will start the EIS there. It’s intended
to identify natural features, like
wetlands, woodlands, valley lands,
wildlife habitat, species at risk and
areas of natural or scientific impact.”
Walton said her organization
would assess the potential impacts of
industrial development using
background mapping and on-site
investigation.
Currently, the project is
proceeding. The terms of reference
have been established and a
complete background review of the
area is underway. Walton said six
visits to the area area planned this
year.
Morris-Turnberry Councillor Jim
Lack of usable land led to strategy being created
Continued on page 18