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Ivaco buffer raises worries about growth freeze
the proposal of FoTenn we would not want to limit potential residential development located over the 300-metre buffer within the village.” She noted, “We understand that the in- fluence area could extend as far as 1,000 metres. FoTenn is still in the process of an- alyzing if the 1,000-metre influence area is accurate or that a reduced influence area is more appropriate.” In response to questions from council- lors, Armstrong observed, “Ivaco is trying to avoid having more residents there, so IRM can continue operating without com- plaints.” L’Orignal Councillor Jacques Lacelle noted that many neighbouring property owners are frustrated with the restraints. “There are people who can’t do anything with their lots.” At the same meeting, council ratified a recommendation by Lefebvre to reject an application for a commercial highway lot on Longueuil Street to be divided into two residential lots. Ivaco’s position is supported by existing provincial policies, Lefebvre told council. “Within the remainder of the radius of the influence area the possibility of adding a covenant on the residential properties lo- cated between 300 metres and 1,000 me- tres or less should be explored. Moreover, once we receive an updated letter from FoTenn we should offer final comments,” the township planner said.
RICHARD MAHONEY richard.mahoney@eap.on.ca
L’ORIGNAL | Good buffer zones make good neighbours. That is the rationale behind a bid by Iva- co Rolling Mills to extend a development freeze on lands adjacent to its L’Orignal steel mill. Under current land-use policies, no new homes can be built within a 300-metre ra- dius of the factory situated north of Coun- ty Road 17. Now the industry, citing government guidelines, is seeking to extend restric- tions, to include lands located within the 300-metre buffer on the south side of County Road 17, and to discourage devel- opment on lands situated within 600 me- tres of the mill. The goal is to avoid future complaints from neighbours about the large expand- ing operation. Ivaco insists it wants to be a good corporate citizen. However, there is concern among some Champlain Township council members and residents that overly restrictive curbs could stifle growth in the village. The issue is being debated during dis- cussions of the Prescott-Russell and Cham- plain Township official plans. Ivaco is suggesting a “two-buffer ap- proach” that would include a 300-metre
Photo Richard Mahoney
Champlain Councillors Troy Carkner, Jacques Lacelle and Normand Riopel listen to ex- changes over the need for clear industrial-residential development lines.
“Influence Area and an additional Influence Area for lands beyond 300 metres from Ivaco’s operations.” Apart from a development freeze on lands immediately adjacent to its property, Ivaco is suggesting that within a 600-metre radius, prospective home builders would be formally advised they were moving into the mill’s “influence area.” In this zone, “a covenant would warn pro- ponents that they are within the Influence Area of IRM’s facility and may be subject to noise, vibration, emissions, and/or other adverse effect from time to time.” In a presentation to township council, Michelle Armstrong, senior planner with
FoTenn Consultants, a firm retained by Iva- co, observed that according to a Ministry of the Environment guideline, adverse effects of industries such as Ivaco may be experi- enced up to 1,000 metres from the site. At this time, Ivaco is not suggesting that the caveat be applied to the 1,000-metre radius. At a recent meeting, township planner Dominique Lefebvre agreed that residen- tial lot creation shall be prohibited within a 300-metre buffer from the lot limits of the Ivaco industrial site, which implies extend- ing the restriction to properties located south of County Road 17. However, she cautioned, “In considering
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