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Township of Cramahe Industrial Park North Guide

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Township of Cramahe Industrial Park North Guide Township of Cramahe Industrial Park North Guide Overview 1. OBJECTIVE This Guide has been complied to provide prospective purchasers of lands in the Cramahe Industrial Park North (CIPN) with a framework for the purchase and development of land including the site development process, application process, permitted industrial uses, zoning provisions and applicable charges that affect the use of land within the park. The Guide outlines all aspects related to the purchase and development within the CIPN industrial land. It provides detailed steps to purchase of industrial land and information on the process to obtain Site Plan Approval and a Building Permit. To ensure the smooth and timely processing of land purchases and development, staff of the Planning and Development Department are more than happy to meet with purchasers, developers, and contractors, to review the process, address questions, and facilitate approvals. 2. DESCRIPTION The CIPN is located in Cramahe Township, immediately east of a Highway 401 interchange. Part of the subject enjoys good exposure to Highway 401 to the north. It is bounded at the west by existing industrial properties and to the east by agricultural and residential properties. To the south it is bounded by Purdy Road. The Village of Colborne is located just north of Lake Ontario, approximately 68 miles (110 kilometres) east of Metropolitan Toronto. Highway #401, which runs just north of the village, is a major east-west expressway, providing quick access to centres such as Kingston and Belleville to the east, and Oshawa and Toronto to the west. County Road #2, the main road through Colborne, leads west to Cobourg, and east to Brighton. Urban amenities such as churches, shopping, elementary school, post office, and recreational facilities are located in Colborne. Secondary schools are in Cobourg, and in Brighton. A hospital is in nearby Cobourg, about 20 kilometres west from Colborne. The Cramahe Industrial Park North is situated on the north side of Purdy Road, adjacent to Highway 401, just east of the Big Apple Drive/ County Road 25 at interchange 457. The Industrial Park consists of a 17 hectare (42 acre) block of land, the north half of which is 1 visible from the 401. Four parcels have already been fully developed. The balance of the industrial park (15.6 acres) remains undeveloped. Parcels of various sizes are available, to suit your requirements. The Park is serviced by Industrial Park North Road, an interior gravel surfaced road, maintained by the municipality off Purdy Road. The CIPN is directly across from the previously developed industrial park on the south side of Purdy Road. The lands are zoned the General Industrial 1 (MG-1) Zone, a zone which permits a range of industrial uses. 3. Zoning By-law Provisions and Regulations: Under Comprehensive Zoning By-law 08-18, the property is currently zoned General Industrial – 1 (MG- 1). Permitted Uses The permitted uses of the MG-1 Zone include the following: • a building supply outlet or lumber yard • a business office as an accessory use to a permitted use specified herein • a cartage or transport depot and yard facilities • (a dry cleaning or laundry establishment)* • any type of equipment sales, rental and service establishment • a feed mill or seed cleaning plant • a general contractor’s or tradesman’s yard and related shop facilities • a manufacturing, processing, assembly or fabricating plant and including a machine or welding shop, or a workshop • any type of motor vehicle facility, including a motor vehicle body shop • a Municipal, County, Provincial or other public works yard, or maintenance depot • outside storage • a propone refill station • a retail commercial establishment, including a factory outlet, as an accessory use to a permitted use specified herein • a public transportation depot • a saw mill and/or planning mill • a service shop • a warehouse • a parking lot *Under review The lands are located within a wellhead protection area, and permitted uses may be subject to limitations, under Ontario’s Clean Water Act. Please see Section 5 of this Guide for further information. Zoning By-law Regulations: All permitted uses shall be serviced by a municipal water supply system. Regulations for uses permitted for General Industrial (MG-1) Zoning: 2 Minimum Lot Area 0.4 ha (0.99 ac.) Minimum Lot Frontage 45.72 m (150.0 ft.) Minimum front and rear yard depths 15.0 m (49.21 ft.) Minimum exterior side yard width 15.0 m (49.21 ft.) Minimum interior side yard width 7.5 m (24.60 ft.) Minimum Landscaped Open Space 5% Special Yard Requirements: a.) Where lands in an Industrial Zone are adjacent to any other Zone the minimum yard required shall be increased by 9.0 m (29.53 ft.) b.) Required front and exterior side yards shall be open and unobstructed by any structure or parking or loading area for motor vehicles except that any such yard may be used for the purposes of visitor parking. Maximum Building Height 11.0 m (36.09 ft.) Notwithstanding a building or any portion thereof may be erected above a height or 11 m (36.09 ft.) provided such portion is set back an additional 1 metre (3.28 ft.) for each metre above 11 m (36.09 ft.), to the minimum front, side or rear setback requirements herein Maximum Lot Coverage of All Buildings 50% Off Street Parking Space Requirements Buffer Strip Requirements Where the interior side or rear lot line abuts a Residential, Open Space or Community Facility Zone, a buffer strip shall be provided in accordance with Section 4.6 of the Zoning By-Law No. 08-18. Requirements For Outside Storage No portion of a lot shall be used for the outside storage of goods or materials unless such storage is within a building, or unless the following provisions are complied with: (a) Such storage is accessory to the use of the main building on the lot; (b) Such outside storage complies with the yard and setback regulations for the General Industrial (MG) Zone, however no open storage use shall be located in a front or exterior side yard; (c) No outside storage use shall cover more than 35 percent of the lot area; (d) Every outside storage use shall be enclosed within a fence consisting of at least an eight- wire farm fence which is maintained in good condition. 4. SERVICES: Water The Township is on a full-service system that includes servicing the industrial park area. The service provider is contracted by the municipality. Sewage Disposal The existing industrial park is serviced by a Small Bore Sewer System which currently runs along Purdy Rd. from Elgin Street to Big Apple Drive and along Big Apple Drive south to the Village of Colborne north 3 border on Percy Street. The Small Bore Sewer does not have capacity to accommodate new development within the CNIP. As a result, it will be necessary for new industrial development to be connected to individual on-site sewage disposal systems. Northumberland County Inspection Services is responsible for all sewage system permits for systems with a capacity of less than 10,000 m3/d. Environmental Compliance Approvals would be required for larger systems. Stormwater Management The municipality owns and maintains a stormwater management facility at the north-west corner of Industrial Park Road North and Purdy Road. Those properties fronting onto Industrial Drive drain to the pond on its eastern bank via a roadside ditch, 800mm CSP culverts, and two 900mm CSP culverts directing flows from the east. As the remaining lands within the CIPN develop erosion and sedimentation controls, strategies are required to be implemented through the site plan control process to minimize the sediment being conveyed downstream to the pond. Individual stormwater management plans will be required for each new industrial lot within the CIPN to determine the means by which overland flows will be directed to the Township’s stormwater management facility. Electricity The industrial park is serviced by Hydro One. Their website can be found at www.hydroone.com. Gas Union Gas Limited is the natural gas provider for the Township of Cramahe. For information and rates, visit their website at www.uniongas.com. Fiber broadband internet service is available. TRAFFIC VOLUME CAPACITY: In an effort to be investment ready and simplify the development process for new business, the Township completed a general traffic study for the Hwy #401/Purdy Rd./Big Apple Drive area in the Fall of 2010. This study acts as an “umbrella study” for new business development in the industrial park. A separate traffic study may be required if, in the opinion of the Municipal Engineer, and/or MTO, the scale of the development (eg. number of employees, number of vehicles and shipping/receiving schedules) warrants further analysis. 5. SOURCE PROTECTION PLAN The Township of Cramahe Industrial Park is located adjacent to the Colborne municipal well-field and is within its Wellhead Protection Area (WHPA). Currently, the WHPA policies affecting the Industrial Park are primarily concerned with threats associated with dense non-aqueous phase liquids (DNAPLs). The Source Protection Plan, administered by Lower Trent Conservation, requires existing industries which are associated with DNAPLs to enter into a Risk Management Plan with the Township and LTC. New DNAPL activities however are prohibited and will not be able to occur. DNAPLs are contaminants that are especially threatening to our drinking water sources. These DNAPLs include chemicals used by some commercial dry cleaners to the production of pesticide mixtures applied 4 on residential or farmland, to brake cleaner and other chemicals used in a service station to household items like spot removers, glues and adhesives, varnishes, furniture stripper, aerosols, degreasers, coolants, nail polish/remover, or cleaners.
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