Lori Chadwick, Director, Development Services, spoke to Council about a proposed site specific Zoning Amendment to an agricultural property. The property is 1110 Ridge Road and the applicant is Upper Canada Growers Land Inc.
Ms. Chadwick advised that the subject land is 10 hectares of agricultural land on the East Side of Ridge Road and is located in Ward 3. The existing zoning is District 1.1, general agricultural and farm production supporting activities. The subject property contains two single detached dwellings, one outbuilding/laboratory, one warehouse/cooler, one accessory building and Polyhouses (greenhouse). The neighbourhood profile indicates that agricultural is predominate. On the East of the subject lands is a Wetland District and a Natural Environment District. There is also a municipally owned and operated water supply and two individual on-site private septic systems on Ridge Road
Ms. Chadwick explained that the proposed zoning change is to add a special land use to that existing zoning so as to allow for the construction of two new ancillary dwellings and the use of the existing single-detached dwelling(s) to accommodate the housing of farm help. Currently, the Town of Essex Zoning By-law allows for only one single detached dwelling permitted per lot in the A.1.1 zoning district. Under the Provincial Policy Statement (PPS) and the Town of Essex Official Plan one or more ancillary dwelling for the purposes of housing farm help can be approved where the farm operation is of such a size or nature that this assistance is required and residential accommodations need to be located on or close by the farm. The ancillary dwellings need to be located on the lot and accessed in such a way to prevent the creation of a severable residential lot in the future.
Ms. Chadwick expressed that this farming operation is used for wholesale fruit tree production where apple trees are the main crop. The applicant, UCG Land Inc., owns the adjoining parcel of land which forms part of the agricultural operation. The applicant owns +54 hectares of agricultural land in the Municipality. It is important to note that 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.
The Site Plan control application is for an agreement for the location of the bunk houses or the location of those ancillary dwellings at this time. The expansion of the greenhouse is being reviewed with the site plan control and will be coming to Council in January after a water study to ensure the greenhouse has ample water supply.
Ms. Chadwick noted that the Zoning By-Law and the agreement tonight is solely for ancillary dwelling
New ancillary dwellings should be +2-8 square metres (+2240) in total area per dwelling, 4 Metres (13 feet) in height (One Storey), accommodate up to sixteen (16) seasonal farm labourers each and be locate behind the warehouse/cooler. These dwellings will be within 550 metres of a commercial wind turbine at 1040 Ridge Road. The Zoning By-Law amendment makes for a relief of the setback requirement. The dwellings will only be used on a seasonal basis and be located behind the warehouse to prevent severability in the future.
The Essex Fire Department and Essex Region Conservation Authority have no objections. The Department of Infrastructure Services states that units will need to be supplied with water from the existing plumbing site.
The ancillary dwellings conformity with Federal and Provincial criteria would be determined at building permit stage. There are no rentals available in the area and the farm operation thus warrants on-site accommodation. This will not be a precedent but rather each proposal is evaluated on its own merits. The farmer is not liable for any nuisance to any person from normal farm practices. The laboratory is a permitted ancillary use.
At the 6:00 PM meeting on December 21, 2020, Regular Council Meeting, Council may approve the application, deny application or defer the decision to a later date.
The site plan dated November 13, 2020 and adopted by By-Law 1979 is subject to the following provisions:
- The height of the ancillary dwelling shall not exceed one (1) story (14 metres); and
- The ancillary dwellings shall be permitted within 530 meters of commercial wind turbine.
Ms. Chadwick asked if anyone had any questions.
- Deputy Mayor Meloche asked if the workers in the bunkhouse are strictly for this operation and not another one where they were be bused to a different location.
Ms. Chadwick explained that those 16 per dwelling are solely for this operation and the expansion of 3700 square feet warrants additional help onsite. Those dwellings need to be built in advance to the greenhouse expansion.
- Deputy Mayor Meloche asked to see the roadway that would lead from the bunkhouse to Ridge Road. Deputy Mayor asked what a "lean-to" is.
Ms. Chadwick said she will review the map and advise.
- Councillor Vander Doelen said a lean-to is similar to a pull barn without walls and attached to the main building and is like a loading area. He asked what size the septic system will be.
Ms. Chadwick Lori said she will be able to answer that after building permit review.
- Councillor Vander Doelen asked how many residents of Ontario would this employ, how much the development is worth and how much extra tax revenue for the Town of Essex on annual basis.
Ms. Chadwick advised that she that it is unknown how many residents of Ontario this would employee. She anticipates this project to be in the millions but will have more answers at the Regular Council Meeting at 6:00 PM.
- Councillor Vander Doelen stated that we have to weigh these things and determine how many jobs and how much money will be provided to town.
Ms. Chadwick advised that the President of Upper Canada Company currently has 20 local employees with another 27 jobs locals alone next year. It is unknown if it is in the bunkhouses but additional infrastructure could create 300+ jobs in the next 10 years.