Planning Rationale of the Proposed Plantagenet Asphalt Plant

PLANNING RATIONALE OF THE PROPOSED PLANTAGENET ASPHALT PLANT

Township of Alfred & Plantagenet United Counties of Prescott & Russell

March 2012

Prepared for:

P.B. Paving and Landscaping 3083 Old Highway 17 Rockland, Ontario K4K 1W1

Prepared by:

J.L. RICHARDS & ASSOCIATES LIMITED 864 Lady Ellen Place Ottawa, Ontario K1Z 5M2

JLR 24793-01

PLANNING RATIONALE OF A PROPOSED PLANTAGENET ASPHALT PLANT, ONTARIO

- TABLE OF CONTENTS - PAGE

1.0 INTRODUCTION...... 1 1.1 Proposed Development...... 2

2.0 APPROVALS REQUIRED...... 4

3.0 PLANNING CONTEXT...... 5 3.1 Provincial Policy Statement...... 5 3.2 United Counties of Prescott & Russell...... 6 3.2.1 Trade and Industry Policy Area ...... 7 3.2.1.1 Location of Existing Trade and Industry Policy Areas ...... 9 3.2.2 Area of Natural and Scientific Interest (ANSI) ...... 11 3.3 Township of Alfred & Plantagenet Comprehensive Zoning By-law ...... 12

4.0 PHYSICAL CONTEXT ...... 13 4.1 Physiography and Topography ...... 13 4.2 Area Land Use ...... 14

5.0 NATURAL HERITAGE...... 14 5.1 Fish Habitat and Community Assessment...... 15 5.2 Natural Environment Impact Assessment ...... 15 5.2.1 Significant Wetlands...... 15 5.2.2 Significant Habitat of Endangered and Threatened Species at Risk (SAR) 16 5.2.3 Significant Areas of Natural and Scientific Interest (ANSI) ...... 16 5.3 Significant Woodlands...... 18 5.4 Significant Valley Lands ...... 18 5.5 Fish Habitat...... 19 5.6 Significant Wildlife Habitat...... 19

6.0 PRELIMINARY EMISSIONS SUMMARY AND DISPERSION MODELLING...... 19

7.0 ACOUSTIC ASSESSMENT...... 20

8.0 TRAFFIC IMPACT STUDY ...... 21

9.0 PLANNING CONSIDERATIONS...... 22

JLR 24793-01 J.L. Richards & Associates Limited March 2012 i

PLANNING RATIONALE OF A PROPOSED PLANTAGENET ASPHALT PLANT, ONTARIO

- TABLE OF CONTENTS -

- LIST OF APPENDICES-

APPENDIX ‘A1-A2’ - Conceptual Site Plans

APPENDIX ‘B1-B2’ - Proposed Official Plan Amendments

APPENDIX ‘C’ - Proposed Zoning By-law Amendment

JLR 24793-01 J.L. Richards & Associates Limited March 2012 ii

PLANNING RATIONALE OF A PROPOSED PLANTAGENET ASPHALT PLANT, ONTARIO

1.0 INTRODUCTION

J.L. Richards & Associates Limited (JLR) was retained by P.B. Paving and Landscaping to provide a Planning Rationale in support of an application to amend the Official Plan of the United Counties of Prescott & Russell (UCPR) as well as an amendment to the Township of Alfred & Plantagenet Zoning By-law to permit the operation of an asphalt plant. The location of the property is on the northern side of County Road 17 approximately 2 km west of Plantagenet. The site is legally described as Part of Lot 18, Concession 2, Township of Alfred and Plantagenet, County of Prescott and Russell.

Figure 1: Key Plan

JLR 24793-01 J.L. Richards & Associates Limited March 2012 1

P.B. Paving and Landscaping Planning Rationale Proposed Asphalt Plant Township of Alfred & Plantagenet, County of Prescott & Russell

The purpose of the Official Plan Amendment (OPA) is to change Schedule A to the UCPR Official Plan to change the land use designation of the subject property from Rural to Trade and Industry Policy Area. The amendment will also propose an adjustment to the Area of Natural and Scientific Interest (ANSI). In addition to this OPA, Schedule A (Rural) to the local Comprehensive Zoning By-law (ZBA) will be amended to change the zoning category of the subject lands from Rural Exception 25 Zone - RU-25 to a Mineral Aggregate Resource Zone – MX. The northerly portion of the property (ANSI) plus a 50 metre buffer will not be amended.

The intent is to permit P.B. Paving and Landscaping to use a portion of the site for an asphalt plant. The proposed Plantagenet asphalt plant will serve to provide asphalt to Eastern Ontario municipalities.

This Planning Rationale will provide an integrated review of all studies and investigations to demonstrate that the proposed Plantagenet asphalt plant is an appropriate land use for this site, based on:

. its proximity to County Road 17 (primary artery); . its proximity to resources (sand and gravel resources); . its proximity to growing communities; . size of parcel offering possibilities to avoid or mitigate adverse effects to sensitive receptors; . site which can be developed to have no negative impacts on the natural features or their ecological functions, and; . provides economic development opportunities.

1.1 Proposed Development

P.B. Paving and Landscaping proposes to develop an asphalt plant on Part of Lot 18, Concession 2, Township of Alfred and Plantagenet, County of Prescott and Russell. The property has an irregular rectangular shape being approximately 379 m wide (east- west) by 910 m long (north-south) for a total surface area of 32.83 ha (±81.13 acres). The site is partially treed and slightly elevated in relation to the surrounding land. In all directions, the surrounding land is used primarily for agricultural purposes. The proposed location of the plant is shown in Figure 1. Schematic representations of the asphalt processing area and plant are shown in Appendix A. The site is expected to be open and operational by the year 2013.

The footprint of the area required to install and operate the permanent asphalt plant is less than 1.5 hectares (ha). The plant will be located in the middle-western portion of the property in open ground. The location was a result of the various reports and

JLR 24793-01 J.L. Richards & Associates Limited March 2012 2 P.B. Paving and Landscaping Planning Rationale Proposed Asphalt Plant Township of Alfred & Plantagenet, County of Prescott & Russell

investigations. Furthermore, the noise study (Williamson – October 2011) prepared as part of the asphalt plant proposal recommends a noise barrier berm (6.6 m high by 85 m long) be constructed along the western portion of the asphalt plant area. The access road will be +/- 275 m long.

The asphalt manufacturing process requires the combination of aggregates, sand and a filler such as stone dust, in specific proportions, heated to a temperature in the range 100 to 200 degrees Celsius, and coated with a binder, usually bitumen. The heater is typically a gas or liquid fired burner.

The proposed asphalt plant does not require water as part of the manufacturing process; therefore does not produce any waste water.

The operation of the proposed plant, in general terms, can be described as follows. A loader places the raw aggregates into cold feed bins from nearby stockpiles. Input material may include some recycled asphalt pavement (RAP). The raw materials are weighed as they are transferred into a heater drum then heated up to temperature. Hot binder, bitumen, is added at this stage. The blend, hot mix asphalt, HMA, is then transferred to a silo from which it is discharged into trucks for delivery off-site. The capacity of the plant is anticipated to be of the order of 250 tons per hour of asphalt. Power for the plant may come from an on-site diesel generator, or may come from grid electricity supply. Bitumen for making asphalt is held in tanks, shown as A/C Tanks in Appendix A. The tanks are heated to maintain the bitumen in a liquid state on a 24 hour basis. Bitumen will be delivered to the site periodically, e.g. every few days, depending on production demand.

The proposed asphalt plant will produce a maximum of 250 tonnes of asphalt per hour. The plant would typically operate five days a week between the hours of 7:00 AM and 7:00 PM, with a season between May and December. The plant is expected to generate a constant volume of trips throughout the day while the plant is operational. The operation of the plant would comprise of raw aggregate material to be trucked to the site, asphalt concrete to be manufactured, and the asphalt material to be shipped off site to a construction project. The site will have one access onto County Road 17; a primary artery.

With the asphalt manufacturing comprising of trucks delivering raw materials and trucks hauling asphalt and each operation involving a separate fleet of trucks, the total number of trucks entering and exiting the site would essentially be doubled. For the operational analysis, the following maximum number of site generated trips were assumed (worst case scenario):

JLR 24793-01 J.L. Richards & Associates Limited March 2012 3 P.B. Paving and Landscaping Planning Rationale Proposed Asphalt Plant Township of Alfred & Plantagenet, County of Prescott & Russell

Truck Trips Entering the Site (raw materials) 10 Trucks/hr. Truck Trips Exiting the Site (raw materials) 10 Trucks/hr. Truck Trips Entering the Site (asphalt) 10 Trucks/hr. Truck Trips Exiting the Site (asphalt) 10 Trucks/hr.

Total Site Generated Trips 40 Trucks/hr.

The distribution of the asphalt material would be dependent on the location of construction projects.

2.0 APPROVALS REQUIRED

This report, supporting studies and investigations, and the conceptual Site Plan are intended to provide background, planning and technical references for the required applications for approval of the proposed asphalt plant. The applications for approval of the proposed asphalt plant are:

1. Official Plan Amendment (OPA) United Counties of Prescott & Russell to change Schedule A from Rural Policy Area to Trade and Industry Policy Area. In addition, the requested OPA would amend the limits of the identified Area of Natural and Scientific Interest (ANSI).

2. Zoning By-law Amendment (ZBA) Township of Alfred & Plantagenet to change the zoning from Rural Exception 25, RU-25 to a Mineral Aggregate Resource Zone – MX.

3. Environmental Compliance Approvals, Ministry of Environment.

All of these documents have been prepared to address the policies and requirements of the Official Plan of the United Counties of Prescott & Russell, Environmental Compliance Approvals from the Ministry of Environment, the Provincial Policy Statement (PPS), and the Planning Act regarding applications for an amendment to the Official Plan and Zoning By-law.

The proposed OPA and ZBA are based on studies and investigations and a conceptual Site Plan which implements the technical studies and demonstrates good planning conformity with the County Official Plan and other relevant planning documents. This includes the requirement to be consistent with the Provincial Policy Statement. The list of studies and investigations includes:

. Acoustic Assessment of the Proposed Plantagenet Asphalt Plant, dated October 28, 2011 and prepared by Hugh Williamson Associates Inc. JLR 24793-01 J.L. Richards & Associates Limited March 2012 4 P.B. Paving and Landscaping Planning Rationale Proposed Asphalt Plant Township of Alfred & Plantagenet, County of Prescott & Russell

. Preliminary Emissions Summary and Dispersion Modelling Report for a Hot Mix Asphalt Plant, dated March 2012, and prepared by Stirling Engineering Inc. . Traffic Impact Study for the Proposed Plantagenet Asphalt Plant, dated March 23, 2012, and prepared by D. J. Halpenny & Associates Ltd. . Natural Environment Impact Assessment Proposed Asphalt Plant, dated March 2012, and prepared by Brunton Consulting Services and Levac Robichaud Leclerc Associates Ltd. . Fish Habitat and Community Assessment for the Proposed Plantagenet Asphalt Plant, dated December 2011, and prepared by Bowfin Environmental Consulting.

In addition, a conceptual site plan has been prepared by Levac Robichaud Leclerc Associates Ltd (See Appendix A).

3.0 PLANNING CONTEXT

3.1 Provincial Policy Statement

The Provincial Policy Statement (PPS) was issued under the authority of Section 3 of the Planning Act and came into effect on March 1, 2005. All development proposals must be consistent with the policies of the PPS.

The site is located in the Rural Area of the municipality. The proposal complies with several policies under Section 1.1.4.1 such as:

. permitting uses and activities that relate to the management or use of resources; . complies with minimum distance separation formulae; . is compatible with the surrounding area; . provides an opportunity to expand land uses (similar) on the same property, and; . provides economic development opportunities.

This proposal will permit uses and activities that relate to the use of resources. The various studies and investigations have confirmed that the site can be developed maintaining minimum separation distances and in a way that is compatible with the surrounding area. Finally, the site of the parcel and the conceptual site plan illustrate how the site provides an opportunity for future expansion on the same property.

There are no cultural heritage resources, natural or human-made hazards, provincially significant wetlands on or in the immediate vicinity of the site. Natural Heritage features and areas such as Area of Natural Scientific Interest, fish habitat, wildlife habitat, threatened and endangered species, woodlands and valley lands, and wetlands, are

JLR 24793-01 J.L. Richards & Associates Limited March 2012 5 P.B. Paving and Landscaping Planning Rationale Proposed Asphalt Plant Township of Alfred & Plantagenet, County of Prescott & Russell

described in the Natural Environment Impact Assessment and Fish Habitat and Community Assessment.

These reports and investigations describe how the site can be developed to have no negative impacts on the natural features or their ecological functions.

This proposal is consistent with the policies of the PPS.

3.2 United Counties of Prescott & Russell Official Plan

The United Counties of Prescott Official Plan was adopted in June 1999. The Official Plan was reviewed and amended in 2006 following a Five Year Review process. The County is currently in the process of preparing background reports and collection information and material to undertake a statutory Five Year Review of its Official Plan.

According to Schedule A of the United Counties of Prescott & Russell’s Official Plan, the land use designation (refer to Figure 2 below) of the property is “Rural Policy Area”. This also applies to the lands surrounding it, except to the north where they are designated as “Agricultural Resource Policy Area”. It is noted that there is an overlay that encroaches in the middle-eastern portion of the site with regard to Mineral Aggregate Resource Policy Area for “Sand and Gravel Reserve”.

JLR 24793-01 J.L. Richards & Associates Limited March 2012 6 P.B. Paving and Landscaping Planning Rationale Proposed Asphalt Plant Township of Alfred & Plantagenet, County of Prescott & Russell

Figure 2: United Counties of Prescott – Russell’ Official Plan Schedule A – Land Use Designation – June 2006

Source: United Counties of Prescott – Russell’ Official Plan Schedule A – Land Use

3.2.1 Trade and Industry Policy Area

The site is currently within a Rural Policy Area. As discussed during a pre-consultation meeting held at the County’s offices on March 11, 2011, the OPA is to request a Trade and Industry Policy Area designation. In addition, following a detailed analysis of the Area of Natural and Scientific Interest (ANSI), an amendment to the limits of this ANSI are also being requested.

The intent of the Trade and Industry Policy Area(s) is to recognize the need to provide for economic development opportunities in areas located outside of the Urban Policy Area and the Community Policy Area.

The intent of the revisions to the ANSI boundary is to reflect the results of detailed studies and investigations on their status – in accordance with Ministry of Natural Resources evaluation methodology.

Trade and Industry Policy Area designations are shown on Schedule A. Alterations to the boundaries of the Trade and Industry Policy Area designations, as shown on Schedule A, shall require an Amendment to this Plan.

JLR 24793-01 J.L. Richards & Associates Limited March 2012 7 P.B. Paving and Landscaping Planning Rationale Proposed Asphalt Plant Township of Alfred & Plantagenet, County of Prescott & Russell

The objectives of the Trade and Industry Policy Area are as follows:

1. to provide for commercial and industrial uses which require larger land areas; 2. to ensure access to efficient transportation links; 3. to provide commercial and industrial development opportunities which will not result in land use conflicts in accordance with Ministry of the Environment Guideline on Compatibility between Industrial Facilities and Sensitive Land Uses; 4. to enhance economic development opportunities within the United Counties of Prescott and Russell.

Permitted uses include a broad range of uses which generally do not require large amounts of water or produce large amounts of waste water. As described above, the proposed asphalt plant does not require water as part of the manufacturing process; therefore does not produce any waste water.

The following uses shall generally be permitted in an unserviced Trade and Industry Policy Area:

1. manufacturing and processing 2. warehousing and wholesaling of bulk products 3. transportation depots 4. heavy equipment and recreational vehicle sales and service 5. open storage 6. automobile and commercial vehicle service centres 7. service commercial uses ancillary to the above 8. other commercial uses appropriate or compatible with an industrial/commercial mixed use area or business park.

In addition to the above-noted uses, new heavy industrial uses may be permitted in the Trade and Industry Policy Area without an amendment to the Official Plan provided there is evidence demonstrating that all environmental issues normally related to heavy industrial land uses have been resolved.

Permitted uses shall be subject to local zoning by-law provisions.

Local Councils through municipal zoning by-laws and site plan control shall endeavour to maintain the character and scale of development in the Trade and Industry Policy Area and to ensure appropriate regulatory control. The review of site development and the development of zoning by-laws shall address the following:

1. permit a range of uses in accordance with the Trade and Industry Policy Area policies; 2. identify Trade and Industry zones; 3. ensure the protection of natural heritage features.

Site Plan Control shall apply to new or expanded trade and industry uses in order to regulate the physical character of development and to ensure compatibility with established land uses. Particular attention will be placed on appropriate buffering of the JLR 24793-01 J.L. Richards & Associates Limited March 2012 8 P.B. Paving and Landscaping Planning Rationale Proposed Asphalt Plant Township of Alfred & Plantagenet, County of Prescott & Russell

permitted uses from adjacent non-compatible uses as well as ensuring there is efficient and immediate access to transportation links.

The proposed Plantagenet asphalt plant could be considered a new heavy industrial use. Studies and investigations have been completed to demonstrate that all environmental issues normally related to heavy industrial land uses have been resolved.

A concurrent ZBA is being requested to zone the same area as a Mineral Aggregate Resource Zone – MX, which would permit the asphalt plant. A conceptual Site Plan has been prepared in accordance with the supporting studies and investigations. A formal Site Plan approval process will follow.

3.2.1.1 Location of Existing Trade and Industry Policy Areas

There are approximately ten (10) existing Trade and Industry Policy areas scattered throughout the United Counties of Prescott and Russell. The majority of these are either adjacent to existing communities are located along key (highway) interchanges. The following is a list of existing locations:

1. Vankleek Hill: There is a Trade and Industry Policy just to the east of the Town of Vankleek Hill. This area has developed as an industrial park containing companies such as Martel & Fils Sons Inc, and Beaus All Natural Brewing Co. This area does not contain sufficient lands to accommodate the proposed asphalt plant. Also, it is preferred to be closer to a primary artery and required mineral resources. 2. County Road 28 at Hwy 417: There is a large Trade and Industry Policy Area located at the intersection of County Road 28 at Hwy 417. This area has developed as an industrial business park. 3. Casselman: There is a small Trade and Industry Policy Area located south of the Village of Casselman. This area does not contain sufficient lands to accommodate the proposed asphalt plant as is not the preferred location for an asphalt plant. 4. St.- Isidore: There is a large Trade and Industry Policy Area located at the intersection of Highway 417 (just south of the Village of St-isidore). Although there are several vacant parcels, it is not the preferred location of an asphalt plant. 5. Limoge at Highway 417: There is a large Trade and Industry Policy Area located at the intersection of Highway 417 and County Road 5 (just south of the Village of Limoges). Although there are several vacant parcels, it is not the preferred location for an asphalt plant. Also, it is preferred that the asphalt plant be closer to the required mineral resources. 6. Embrun: There is a small Trade and Industry Policy Area just east of the Village of Embrun. This area has developed mostly with Rural Agricultural / Industrial JLR 24793-01 J.L. Richards & Associates Limited March 2012 9 P.B. Paving and Landscaping Planning Rationale Proposed Asphalt Plant Township of Alfred & Plantagenet, County of Prescott & Russell

type facilities. This area does not contain sufficient lands to accommodate the proposed asphalt plant. Also, it is preferred that the asphalt plant be closer to a primary artery and required mineral resources. 7. L’Orignal: There is a large Trade and Industry Policy Area along the west side of the Village of L’Orignal. This site is Ivaco Rolling Mills and is a developed industrial facility. There is another small Trade and Industry Policy Area along the south village limit, these lands are for the Hawkesbury Airport. 8. Hawkesbury: There is a long linear band of Trade and Industry Policy Area lands along County Road 17 through Hawkesbury. Although there are several vacant parcels, it is not the preferred location for an asphalt plant. Also, it is preferred that the asphalt plant be closer to required mineral resources. 9. Highway 34: There is a small Trade and Industry Policy Area along Highway 34, south of Hawkesbury. This area has developed mostly with Rural Agricultural / Industrial type facilities. This area does not contain sufficient lands to accommodate the proposed asphalt plant. Also, it is preferred that the asphalt plant be closer to a primary artery and required mineral resources. 10. Alfred: There is a small Trade and Industry Policy Area just west of the Village of Alfred along County Road 17. This site is the location of the Cumberland Ready- Mix facility as well as other industrial uses.

Based on our analysis of existing Trade and Industry Policy Areas and the requirements associated with an asphalt plant, there are no existing designated and available lands for the proposed use which meet required criteria. The majority of the Trade and Industry Policy Areas are located adjacent to, or in close proximity to, Highway 417. In fact, there are no Trade and Industry Policy Areas west of Plantagenet along (or in vicinity of) County Road 17, within the United Counties of Prescott & Russell. Nearest asphalt plants include the Bertrand Construction Asphalt Plant near L’Orignal (20 km east) and the Tomlinson Group Rideau Asphalt Plant south of Highway 31 (70 km southwest) in the City of Ottawa.

The proposed site has been carefully chosen based on the following criteria:

. its proximity to County Road 17 (primary artery); . its proximity to resources (sand and gravel resources); . its proximity to the western portion of counties (where growth has and is expected to occur); . size of parcel offering possibilities to avoid or mitigate adverse effects to sensitive receptors; and . site which can be developed to have no negative impacts on the natural features or their ecological functions.

JLR 24793-01 J.L. Richards & Associates Limited March 2012 10 P.B. Paving and Landscaping Planning Rationale Proposed Asphalt Plant Township of Alfred & Plantagenet, County of Prescott & Russell

3.2.2 Area of Natural and Scientific Interest (ANSI)

Areas of Natural and Scientific Interest (ANSI’s) are considered areas of Natural Heritage Features.

ANSI’s have been shown on Schedule B to the UCPR Plan as an area where development must be controlled. According to Schedule B, the Jessop’s Falls ANSI is identified on the subject lands, see Figure 3.

Boundary alterations to Areas of Natural and Scientific Interest are subject to approval of the Ministry of Natural Resources. According to the Provincial Policy Statement (PPS), Areas of Natural and Scientific Interest (ANSIs) are defined as “areas of land and water containing natural landscapes or features that have been identified as having life science or earth science values related to protection, scientific study or education.” Significant ANSIs are those sites that have been identified by the Ontario Ministry of Natural Resources (OMNR) as being representative of the most significant and best examples of natural heritage or geological features found in Ontario.

The following policies apply:

1. Development may be permitted in accordance with the underlying land use designation in significant areas of natural and scientific interest (ANSIs), or on adjacent lands within 50 metres, only if it has been demonstrated through an environmental impact assessment, that there will be no negative impacts on the natural features or on the ecological functions for which the area is identified.

2. Notwithstanding Policy 1 above, existing agricultural activities including plowing, seeding, harvesting, grazing, animal husbandry, and minor expansions to existing buildings and structures associated with farming operations are permitted on adjacent Iands without an environmental impact assessment.

JLR 24793-01 J.L. Richards & Associates Limited March 2012 11 P.B. Paving and Landscaping Planning Rationale Proposed Asphalt Plant Township of Alfred & Plantagenet, County of Prescott & Russell

Figure 3: Areas of Natural and Scientific Interest (ANSI)

Source: United Counties of Prescott – Russell Official Plan Schedule B – Natural Resources

An environmental impact assessment has been completed to identify the ANSIs and demonstrate that there will be no negative impacts of the natural features or on the ecological function for which the area is identified. Other Natural Heritage Features and Areas such as Fish Habitat, Threatened and Endangered Species, Significant Woodlands, Significant Wetlands, Significant Valley Lands, and Wildlife Habitat are discussed in the Natural Environment Impact Assessment Report and the Fish Habitat and Community Assessment Report. Appendix B illustrates the proposed Official Plan Amendment.

3.3 Township of Alfred & Plantagenet Comprehensive Zoning By-law

The Township of Alfred & Plantagenet recently approved a new Comprehensive Zoning By-law. According to an extract of the Schedule A – Rural, provided by the Township, the site is zoned Rural Exception 25, RU-25 (see Figure 4). The exception is to prohibit residential use on the property.

A Zoning By-law Amendment is being requested to change the zoning to a Mineral Aggregate Resource Zone – MX, which would permit the asphalt plant.

JLR 24793-01 J.L. Richards & Associates Limited March 2012 12 P.B. Paving and Landscaping Planning Rationale Proposed Asphalt Plant Township of Alfred & Plantagenet, County of Prescott & Russell

Figure 4: Extract of Schedule A –Rural, Alfred & Plantagenet Zoning By-law

Source – Schedule A – Rural, provided by Guylaine Poirier March 23, 2012

Appendix C illustrates the proposed Zoning By-law Amendment.

4.0 PHYSICAL CONTEXT

4.1 Physiography and Topography

Regionally, the site is located on the south side of a 33 m steep bedrock escarpment that overlooks the ancient floodplain of the South Nation River. It is regionally known as “Jessup’s Falls” on local maps. The natural ground elevations within the study property varies from Elev. 58 m near County Road 17 and gradually rises to about Elev. 85 m near the northeast corner of the property. There is also a small knoll in the middle-western portion of the site which reaches up to almost 70 m. The general slope of the terrain is 0.014 m/m (1.4%). The terrain dips to Elev. 64 m, where the

JLR 24793-01 J.L. Richards & Associates Limited March 2012 13 P.B. Paving and Landscaping Planning Rationale Proposed Asphalt Plant Township of Alfred & Plantagenet, County of Prescott & Russell

channelized Wilfred Groulx Municipal Drain bisects the mid-section of the property. At the north end of the subject property, the land rises abruptly from 71 m to about 85-90 m at the escarpment. The 14 to 19 m high bedrock escarpment is steep; approx. 47% slope with some 3 to 5 m vertical exposed bedrock faces. The edge of the escarpment is between 110 m to 150 m from the north boundary of the property.

The property is vacant and contains no buildings or structures. There is, however, an old foundation of a former structure near the southeastern corner. In addition, a small, shallow man-made pond is found near this old foundation. Most of the property is former agricultural fields apparently used either for hay or grazing. However, no agricultural activities appear to have been conducted at this site for decades.

There is a hydro-electric line that crosses the southern portion of the property following the footprint of a former road. This is assumed to be former County Road 17 or the Old Highway 17 right-of-way.

4.2 Area Land Use The land uses surrounding the property within a 500 m radius consist mostly of agricultural fields and forested lands. Scattered and isolated residential dwellings and farms are found fronting the local road network.

Please refer to the two (2) Existing Features Plans prepared for this project and presented in Appendix A, which show the existing features of the property described herein. The first plan presents an aerial photograph of the area showing the site in question as well as all the lands within 500 m. The second is a detailed plan of the property and shows the features and topographic contour lines of the property. These plans were produced from recent aerial photographs (May 2008) of the property and digitalized using photogrammetric methods by The Base Mapping Co. Ltd. The dimensions displayed on the plan are approximate and are a combination of legal surveying interpretation, recent land survey measurements, photo-based interpolation and site reconnaissance.

5.0 NATURAL HERITAGE

The Natural Heritage Features of the site and surrounding lands were assessed and are described in the “Natural Environmental Impact Assessment”, dated March 2012, prepared by Brunton Consulting Services and Levac Robichaud Leclerc Associates Ltd. In addition, a “Fish Habitat and Community Assessment” report, dated December 2011, was prepared by Bowfin Environmental Consulting.

JLR 24793-01 J.L. Richards & Associates Limited March 2012 14 P.B. Paving and Landscaping Planning Rationale Proposed Asphalt Plant Township of Alfred & Plantagenet, County of Prescott & Russell

5.1 Fish Habitat and Community Assessment

A Fish Habitat and Community Assessment was undertaken by Bowfin Environmental Consulting Ltd. during the Spring and Summer of 2011 and the report was prepared December 2011.

The report deals with the fisheries aspects of the proposed development:

. Fisheries habitat and community assessment methodologies; . Review of available background information; . Summary of the fisheries habitat and community assessments; and . Potential impacts/mitigations.

According to Bowfin’s review, there was one drain and a pond within the study area. The drain is the Wilfred Groulx Municipal Drain and is a tributary to the South Nation River. Based on field investigation, it was concluded that the water bodies within the subject lands not be considered fish habitat.

5.2 Natural Environment Impact Assessment

A Natural Environment Impact Assessment for the proposed Plantagenet asphalt plant was prepared by Brunton Consulting Services and Levac Robichaud Leclerc Associates Ltd. throughout 2011 and the report was finalized March 2012.

The following natural environmental features were reviewed in order to establish whether any of them exist on or near the site in question:

a) Significant Wetlands; b) Significant Habitat of Endangered and Threatened Species; c) Significant Areas of Natural and Scientific Interest (ANSIs); d) Significant Woodlands, (south and east of the Canadian Shield); e) Significant Valley Lands, (south and east of the Canadian Shield); f) Significant Wildlife Habitat; and g) Fish Habitat.

5.2.1 Significant Wetlands

There are no Local or Provincially Significant Wetland (PSW) located on or within 500 metres of this site.

JLR 24793-01 J.L. Richards & Associates Limited March 2012 15 P.B. Paving and Landscaping Planning Rationale Proposed Asphalt Plant Township of Alfred & Plantagenet, County of Prescott & Russell

5.2.2 Significant Habitat of Endangered and Threatened Species at Risk (SAR)

The Natural Environment Impact Assessment included field observations and research on potential SAR identified by provincial review agencies (in literature).

The deciduous woodland habitat along the escarpment and the mixed forest intruding the property from the west fits within the very broad range of forest habitat potentially used by Endangered and Threatened species. It is recommended that this woodland habitat (northerly ANSI) be protected and no development or site alterations occur within a 50 metre setback to this area.

The proposed asphalt plant has been sited in such a manner as to not impact this area.

5.2.3 Significant Areas of Natural and Scientific Interest (ANSI)

As per discussions with Ms. Laura Melvin, Resource Management Planner with the Ministry of Natural Resources, the presently designated ANSI represents a combination of the pre-existing Plantagenet Caves Provincially Significant Earth Science ANSI and the Jessup's Falls Escarpment Candidate Regionally Significant Life Science ANSI.

The latter was first identified and described in the Brunton 1995 Site District 6E-12 ANSI report. This amalgamation of areas was apparently conducted sometime in the late 1990s, although no documentation or rationale has been found in MNR files (Laura Melvin, MNR, pers. comm.).

The Ministry of Natural Resources confirmed that the Jessup's Falls Escarpment Candidate Regionally Significant Life Science ANSI is not a matter of provincial interest. Figure 6 depicts the Provincial ANSI and the Candidate Regionally Significant ANSI. The MNR confirmed that as this is not a provincial ANSI, the UCPR is therefore the decision maker based on policy direction as laid out in their Official Plan.

JLR 24793-01 J.L. Richards & Associates Limited March 2012 16 P.B. Paving and Landscaping Planning Rationale Proposed Asphalt Plant Township of Alfred & Plantagenet, County of Prescott & Russell

Figure 6: Plantagenet Caves Life Science ANSI and Jessup’s Falls Candidate Life Science ANSI

Source: Email from Laura Melvin, MNR, dated March 29, 2011

According to Sections 5.4.3 and 5.5.3 of the UCPR Official Plan, only ANSIs of provincial interest, as determined by the Ontario Ministry of Natural Resources, are to be included in the OP. The UCPR OP does not have policies for Candidate sites or sites of Regional interest.

The proposed asphalt plant location is shown on Appendix A. At this location, the asphalt plant is located more than 500 metres from the boundary of the Earth Science component of the presently designated Plantagenet Caves ANSI. It is directly adjacent (less than 50 m) to the formerly (1995) proposed Regionally Significant Jessop’s Fall Life Science ANSI portion of the presently designated Plantagenet Cave ANSI. However, it does not encroach within previously proposed or presently designated ANSI boundaries. At its currently proposed location, the asphalt plant does not impose any direct impacts on the defining features or functions of both local ANSI. Nevertheless, it is the recommendation of the Natural Environment Impact Assessment Report that the boundaries of the ANSI encroaching on this property be reviewed and amended in order to limit any future constraints associated with this property.

JLR 24793-01 J.L. Richards & Associates Limited March 2012 17 P.B. Paving and Landscaping Planning Rationale Proposed Asphalt Plant Township of Alfred & Plantagenet, County of Prescott & Russell

The report confirms that: “inclusion of the area of the formerly proposed candidate Regionally Significant Jessop’s Falls Escarpment Life Science ANSI within a larger, Provincially Significant ANSI identified on the basis of Earth Science features and values is inappropriate and unsupported by existing ecological data.”

The western portion of the presently designated ANSI does not support the defining characteristics required to identify a Provincially Significant Life Science ANSI. Accordingly, that portion of the ANSI should be removed from ANSI designation, as shown on Figure 5.

Figure 5: Proposed area to be removed from the County designated ANSI

Source: United Counties of Prescott – Russell Official Plan Schedule B – Natural Resources

5.3 Significant Woodlands (South and East of the Canadian Shield)

The asphalt plant will be located adjacent to the County designated Significant Woodland, but does not encroach within its southern boundary. Based on the conceptual Site Plan, the asphalt plant does not directly impact the designated Significant Woodland values.

5.4 Significant Valley Lands (South and East of the Canadian Shield)

No significant valley lands are located on or adjacent to the property study area.

JLR 24793-01 J.L. Richards & Associates Limited March 2012 18 P.B. Paving and Landscaping Planning Rationale Proposed Asphalt Plant Township of Alfred & Plantagenet, County of Prescott & Russell

5.5 Significant Wildlife Habitat

No significant wildlife habitat is located on or adjacent to the property study area that is not addressed under Species at Risk considerations.

5.6 Fish Habitat

As part of the fisheries survey, fish sampling was conducted in the Spring and Summer of 2011, where no fish species were captured during both sampling events. Based on these findings, the municipal drain crossing the property is not considered to be Fish Habitat.

6.0 PRELIMINARY EMISSIONS SUMMARY AND DISPERSION MODELLING

A “Preliminary Emission Summary and Dispersion Modelling (“ESDM”) Report”, dated March 2012, has been prepared by Stirling Engineering Inc. The Report was prepared based on the provisions of Section 26 of Ontario Regulation 419/05 and the Ontario Ministry of the Environment document “Procedure for Preparing and Emission Summary and Dispersion Modelling Report,” dated March 2009.

The report was based on the plant operating 12 hours per day, 5 days per week, typically 200 days per year. Operations at the plant will include the:

. Receiving, storage and handling of raw materials; . Mixing and heating of raw materials to produce hot mix asphalt at a rate of 250 tonnes per hour; and . Trucking of hot mix asphalt products.

The PB Paving facility is subject to Section 19 of Ontario Regulation 419/05.

Emissions at the Plantagenet asphalt plant may include trace quantities of benzene, benzo(a)pyrene, cadmium, carbon monoxide, formaldehyde, hexavalent chromium, lead, manganese, naphthalene, nickel, nitrogen oxides, particulate matter and sulphur dioxide. The modeled concentrations of these contaminants at the point of impingement concentrations are below the applicable limits as established under Ontario Regulation 419/05.

JLR 24793-01 J.L. Richards & Associates Limited March 2012 19 P.B. Paving and Landscaping Planning Rationale Proposed Asphalt Plant Township of Alfred & Plantagenet, County of Prescott & Russell

7.0 ACCOUSTIC ASSESSMENT

An “Acoustic Assessment of the Proposed Plantagenet Asphalt Plant”, dated October 2011, was prepared by Hugh Williamson Associated Inc. The acoustic study, carried out by Hugh Williamson Associates, assesses the potential impact of noise from the asphalt plant on nearby receptors in accordance with Ontario Ministry of Environment (MoE) noise guidelines. Once rezoning by the Township of Alfred & Plantagenet is in place, the proponent will apply to the Ontario Ministry of the Environment (MoE) for a Certificate of Approval (C of A) to operate the plant.

The report has been prepared in accordance with the MoE Document NPC-233, Information to be Submitted for Approval of Stationary Sources of Sound, October 1995. Noise from the facility is to be assessed according to MoE Documents: NPC-232, Sound Level Limits for Stationary Sources in Class 3 (Rural) Areas, October 1995. The report follows the recommended format contained in Sample Application Package, Basic Comprehensive Certificate of Approval (Air and Noise), July 2009. The assessment was completed based on the detailed facility description described in Section 1.1 of this Rationale.

Noise mitigation requirements:

. The maximum hours of asphalt plant operations will be as set out in the following table:

Period Hours Operations and Equipment Day 07:00 to 19:00 All operations: Asphalt production, delivery of raw materials and maintenance of stockpiles using the loader. Early Day 05:00 to 07:00 Delivery of raw materials and maintenance of stockpiles using the loader.

. A 6.6 m high berm, 85 m in length, will be placed on the western side of the asphalt plant to provide shielding to identified receptors.

Conclusions and recommendations are as follows:

. Implementation of the recommended mitigation measures will result in the on-site noise generated by the proposed asphalt plant operations to be in compliance with the MoE noise limits as set out in Publications NPC-232 and 205. . At the time of purchase of the actual asphalt plant (equipment), noise and data and mitigation measures should be reviewed by a qualified acoustical consultant to ensure that MoE sound level limits are met at all nearby receptors.

JLR 24793-01 J.L. Richards & Associates Limited March 2012 20 P.B. Paving and Landscaping Planning Rationale Proposed Asphalt Plant Township of Alfred & Plantagenet, County of Prescott & Russell

8.0 TRAFFIC IMPACT STUDY

A Traffic Impact Study for the proposed Plantagenet asphalt plant was completed in March 2012, by D.J. Halpenny & Associates Ltd. The scope of the Traffic Impact Study was confined to the site access onto County Road 17, and the operational and required geometry of the site access intersection.

The assessment was completed based on the detailed facility description described in Section 1.1 of this Rationale.

An operational analysis was conducted at the proposed site access during both the peak AM and PM hours.

Site access is located along a relatively level section of County Road 17. The horizontal alignment of the road is relatively straight to the east of the site, and west of the site the road is relatively straight with a slight horizontal curve. The sight distance at the site was examined utilizing the criteria documented in the MTO Geometric Design Standards for Ontario Highways publication. It was concluded that the sight line along County Road 17 would meet the Minimum Decision Sight Distance.

The following summarizes the findings of the Traffic Impact Study:

1. A left turn lane warrant analysis determined that the access would require an exclusive eastbound County Road 17 left turn lane. The left turn lane would require 80 metres of vehicular storage and a 170 metre taper. 2. An operation analysis determined that all lane movements would function at the same level of service at the years 2013 and 2018. The exclusive eastbound County Road 17 left turn lane would function at a Level of Service (LoS) “B” during the peak AM hour and a LoS “A” during the peak PM hour. The southbound site exit having shared left/right turning movements would function at a LoS “C” during both the peak AM and PM hours. 3. To reduce the spillage of gravel from the shoulder onto the road from turning trucks and to allow trucks to decelerate, it is recommended that the site access contain a westbound right turn taper conforming to MTO Standard, Truck Access CSAS – 23, which is provided in the publication Commercial Site Assess Policy & Standard Designs. The taper would be 80 metres in length and is also recommended to be constructed on the exiting side of the access for trucks exiting the site and turning right onto County Road 17. 4. There are no existing private driveways or intersections in close proximity to the proposed site access. 5. The sight line along County Road 17 east and west of the proposed access meets Minimum Decision Sight Distance criteria.

JLR 24793-01 J.L. Richards & Associates Limited March 2012 21 P.B. Paving and Landscaping Planning Rationale Proposed Asphalt Plant Township of Alfred & Plantagenet, County of Prescott & Russell

9.0 PLANNING CONSIDERATIONS

In considering the proposed development, a comprehensive review of the supporting studies and investigations (including an integrated environmental review of the supporting studies), and applicable policy framework, it is JLR’s professional opinion that the proposed development represents good planning and is in the public interest.

A number of independent studies, investigations and plans were completed: 1. Natural Environmental Impact Assessment: a. significant wetlands; b. significant habitat of endangered and threatened species; c. significant areas of natural and scientific interest; d. significant woodlands; e. significant valley lands; f. significant wildlife habitat; and, g. significant fish habitat. 2. Fish Habitat and Community Assessment 3. Preliminary Emission Summary and Dispersion Modelling Report 4. Acoustic Assessment 5. Traffic Study.

In addition, a conceptual site plan was prepared.

The studies did not identify any potential impacts/issues resulting from the proposed development, based on proposed mitigative measures and recommendations, and the plans meet the applicable policies, guidelines and regulations.

This Planning Rationale has demonstrated that the proposed Plantagenet asphalt plant is an appropriate land use for this site, based on:

. its proximity to County Road 17 (primary artery); . its proximity to resources (sand and gravel resources); . its proximity to growing communities; . size of parcel offering possibilities to avoid or mitigate adverse effects to sensitive receptors; . site that can be developed to have no negative impacts on the natural features or their ecological functions, and; . provides economic development opportunities.

JLR 24793-01 J.L. Richards & Associates Limited March 2012 22

APPENDIX ‘A1-A2’

Conceptual Site Plans

LOT LOT LOT LOT 19 18 17 16 CONC. 1

CONC. 2

KEY PLAN N.T.S.

LEVAC ROBICHAUD LECLERC ASSOCIATES LTD. Consulting Engineers

APPENDIX ‘B1 – B2’

Proposed Official Plan Amendments

m 50 CHANGE TO SCHEDULE A OF THE UCPR OFFICIAL PLAN TO CHANGE FROM RURAL POLICY AREA TO TRADE AND INDUSTRY POLICY AREA

Legend

ANSI 50m BUFFER d x

m ANSI C . OU 1 NT

B Y R

x O i Sand and Gravel Reserve AD d 17 n e p

p Subject Property A

9 This drawing is copyright protected and may not be reproduced or 7

4 used for purposes other than execution of the described work without 2 \ the express written consent of J.L. Richards & Associates Limited. S I G \ t PROJECT: DRAWING: n a l P t l PLANTAGENET ASPHALT OFFICIAL PLAN a h p s PLANT AMENDMENT A

3 9 7

4 ALFRED AND PLANTAGENET, ONTARIO 2 \ 0

0 DESIGN: 0 M.R. DRAWING NO.: 4 2 \ :

P DRAWN: K.T.K. APPENDIX B1 : n o i t

a SCALE: JLR NO: c 1:5,000 o L e

l PLOTTED: i 28-Mar-2012 24793-01 F CHANGE TO SCHEDULE B OF THE UCPR OFFICIAL PLAN TO REMOVE THIS ANSI

Legend d

x ANSI

m C . OU 2 NT

B Y Sand and Gravel Reserve R

x O i AD d 17 n e Subject Property p p A

9 This drawing is copyright protected and may not be reproduced or 7

3 9 7

4 ALFRED AND PLANTAGENET, ONTARIO 2 \ 0

0 DESIGN: 0 M.R. DRAWING NO.: 4 2 \ :

P DRAWN: K.T.K. APPENDIX B2 : n o i t

a SCALE: JLR NO: c 1:5,000 o L e

l PLOTTED: i 27-Mar-2012 24793-01 F

APPENDIX ‘C

Proposed Zoning By-law Amendment

50m

CHANGE TO SCHEDULE A TO CHANGE ZONING FROM RURAL SPECIAL EXCEPTION 25 - RU(25) TO MINERAL AGGREGATE RESOURCE ZONE (MX)

Legend

ANSI 50m BUFFER d x ANSI CO m U . NT

C Y R

x O i Sand and Gravel Reserve AD d 17 n e p

p Subject Property A

9 This drawing is copyright protected and may not be reproduced or 7

3 9 7

4 ALFRED AND PLANTAGENET, ONTARIO 2 \ 0

0 DESIGN: 0 M.R. DRAWING NO.: 4 2 \ :

P DRAWN: K.T.K. APPENDIX C : n o i t

a SCALE: JLR NO: c 1:5,000 o L e

l PLOTTED: i 27-Mar-2012 24793-01 F