Rita Jabbour, Manager, Planning Services, explained that the purpose of the meeting is to consider a site-specific zoning amendment at the property located at 1110 Ridge Road. She noted that the subject lands are 10 hectares and designated agricultural district 1.1 for general agricultural and farm product support activities. She stated that in December 2020 the property was subjected to an approved zoning by-law amendment to permit the use of the existing dwellings and two ancillary dwellings to accommodate the housing of farm help. She further stated that in 2021 this property was subjected to a site-plan control approval for the development of a green house.
Ms. Jabbour explained that the applicants are proposing a zoning change to permit two new ancillary dwellings to accommodate the housing of additional farm labour. The proposed ancillary dwellings will have a setback of 429 metres between the dwellings and the commercial grade wind turbine on the neighbouring property at 1040 Ridge Road. She noted that under the current zoning only one single detached dwelling is permitted per lot in the A1.1 zoning district and the zoning by-law requires a 550 metre minimum separation between the commercial grade wind turbine and the dwellings. She explained that the Provincial Policy Statement (PPS) 2020 states that in prime agricultural areas the permitted uses and activities include accommodation for full-time farm labour when the size and nature of the operation requires additional employment. She further explained that the Town of Essex Official Plan allows for one or more ancillary dwellings for the purposes of housing farm labour where the farm operation is of such a size and nature that this assistance is required and residential accommodation needs to be located on or close by the farm. She noted that the Town of Essex Official Plan further indicates that the ancillary dwellings must be located on the lot and accessed in such a way to prevent the creation of a severable residential lot in the future.
Ms. Jabbour explained that Upper Canada Growers Land Inc. ("UCG") is a wholesale fruit tree production company and owns the adjoining parcel of land which totals over 65 hectares of agricultural land in the municipality. She stated that the farm operation is of such a size and nature that this assistance is required and on-site ancillary dwellings would allow for centralization of operations allowing for cost savings as they would not have to transport workers. She noted that management is available on-site 24 hours a day, 7 days a week year-round and the UCG also has six (6) other ancillary dwellings located in Kingsville, Harrow, and Colchester
Ms. Jabbour stated that Administration received comments from the Ministry of Environment, Conservation and Parks due to the proposed location from the existing wind turbine. She explained that the Ministry noted that permitting a dwelling less than 550 metres from a wind turbine exposes residents to noise above the Ministry's allowable sound level limit of 40 decibels which may result in adverse effect under the Environmental Protection Act. She stated that the Ministry recommended that the applicant hire a consultant to assess technologies in relation to noise mitigation and that any noise complaints in relation to impacts to be directed to the Town for follow-up with the applicant should the variance and setback be approved. She further stated that the applicant is currently obtaining a noise consultant to recommend noise mitigation measures and they will be reviewed by Administration and the Ministry.
Ms. Jabbour explained that the next step is the presentment of a report to Council and a proposed by-law along with a Site Plan Agreement at the next Regular Council Meeting on March 7, 2022.
Councillor Verbeek read a letter from the Justice for Migrant Works (J4MW) to Council and the public regarding the potential occupational health and safety hazards with respect to noise and its impact on the wellbeing of migrant farm works employed at UCG.
Deputy Mayor Bjorkman explained that he is not disagreeing with the letter and wanted it noted the Town is not proposing anything but rather the Town is receiving a proposal.
Councillor Verbeek asked if there was somewhere else on the property that the bunk houses could be built.
Ms. Jabbour noted that she consulted with the applicant and suggested that they switch the location of the dwellings with the location of the warehouse but the warehouse needs to be at the road front.