09 18 2006 PAC Agenda
Robinson Room
1 2006
1.
3.
Declaration of Pecuniary
Accordance the
and
General
Minutes
5. Correspondence and Communication - Update of Planning Applications
6. Planning Applications
(a) Planning Report presented by Bruce Hoppe, Director of Building and
Planning Services, Re: Marcus and Sonya Schneider (Willy's Acres),
East Part of Lot 1, Concession (Oro), 3224 7 North, Township of
Application #P-1 (Applicant to be afforded an
speak to of
report)
(b) Report presented
1533532 Ontario
Concession 10 (Oro), schoolhouse Road, Township Oro-Medonte,
Applications 2006-0PA-01 and 2006-ZBA-09 (Applicant to be afforded an
opportunity to speak to the application subsequent to the review of the
report)
7. Other Business
a. Robert Drury Zoning Amendment Application,
Ne~ 23,2006
July 24, 2006 @ 7:04
Council Chambers
Council Representatives
Mayor J. Neil Craig
Deputy Mayor Harry Hughes
Councillor Ralph Hough
Councillor John Crawford
Councillor Fountain
Public Representatives
Robert Barlow
Mel Coutanche
Councillor Buttineau
Councillor Paul Marshall
Craig Drury
Staff Present:
Bruce Hoppe, Director of Building and Planning Services; Janette
Teeter, Clerk's Assistant
Also
None
1.
Adoption Agenda.
Motion No. PAC060724-1
Moved by Robert Barlow, Seconded by Mel Coutanche
It is recommended that
2006
meeting
..
of Meetings - June
Motion No. P AC060724-2
Moved by Robert Barlow, Seconded by John Miller
It is recommended that the minutes of
on 26, 2006 be received and
Planning Advisory Committee Meeting
Correspondence
6. Planning Applications.
a) Planning Report presented by Bruce Hoppe, Director of Building and
Planning Services, Re: M. Campbell, 184 4 North, East Part of 20,
Concession (Om), Oro-Medonte, Application 2006-ZBA-07.
Moved
Seconded Robert
It is recommended that
1. Report BP 2006-033, presented by Bruce Hoppe, Director of Building and Planning
Services, re: Zoning By-law Amendment for Morley Campbell, Concession 4, East
Part of Lot 20 (Oro), Township of Oro-Medonte, 184 Line 4 North and 2037 Highway
11 be received and adopted.
2. Council be requested to approve Zoning By-law Amendment Application
(2006-ZBA-07) Morley Campbell, that rezone the lands described as east
Concession 4, on as
3.
.-
Report presented Hoppe,
Planning Services, Re: Robert Drury, 661 Penetanguishene Road, Part of Lot
12, Concession 1, (Oro), Township of Oro-Medonte, Application 2006-ZBA-09.
Motion No. P AC060724-4
Moved by Mel Coutanche, Seconded by John
It is recommended
1. Report BP 2006-034, presented by Bruce Hoppe, Director Building and
Services re: Zoning By-law Amendment for Robert Drury, Concession 1, Part of
12 (Oro), Township Oro-Medonte, 661 Penetanguishene Road be received and
adopted.
2. That Council be requested to authorize that Zoning Amendment Application
2006-ZBA-09, Concession 1, Lot 12 (Oro), Township of Oro-Medonte proceed to a
Public Meeting in accordance with the provisions of the Planning Act.
Carried.
Business.
1
Motion No. PAC060724-5
Moved by John Miller, Seconded by Robert Barlow
It is recommended that we do now adjourn at .12 p.m.
TOWNSHIP OF ORO-MEDONTE
MEMORANDUM
cc:
Committee
Zieleniewski,
Department Heads
Senior
Date:
September 12, 2006
Roll
Subject: Status - Planning Applications
Jules Goossens, 2005-
OP A-04,2005-ZBA-27,
Consent 2005-B-48 -
2005-B-50, Part of Lot 25,
Cone. 10 (Oro)
TRY Recycling, 2005-
SUB-01, 2005-ZBA-22,
Con. 8, West Part of Lot
19, (formerly Oro), 225
Une 7 North
MSL Properties, D12
P16/89, 009 Part
of Lot 27, 3
OPA, Rezoning and
consent to facilitate
the creation of 3
residential lots
Application circulation
complete, comments
provided to applicant
Staff to assess comments
received. Await direction from
applicants agent on how to
proceed.
Subdivision and
rezoning for recycling
establishment
Statutory Public
Meeting scheduled
for November 28,
2005
Application cancelled
Re-zoning from
None at this time - await
technical studies from landowner
to proceed further
to
Plan
for 93
lots
Ucci, D09 P115/01
Part of Lot 27, Conc. 5
(Oro)
Thatcher, D14 P138/02
Part of Lot 15, Cone. 9
(Medonte)
M & S Schneider (Willy's
Jeeps),
D14.02. P134/02
Part Lot 1, Cone. 7 (Oro),
3224 Line 7 North
1254554 Ontario Lim ited
(Ken Secord), D14 (03)
P145/03,
Part of Lot 15, Conc.1 ,
51 R-2993, Part 1 and
51 R-27229, Part 2 (Orillia)
1204600 Ontario Ud,
D09, D14, & D12 P-
146/03 & S-1/03, Lots 18-
36, Plan 91, Part of Lot 41
& 42, Cone. 1 (Medonte)
Lester Cooke,
D09 (03) P-159/03
South Part of Lot 17,
Cone. 3 (Orillia)
North Lands
D14 2004-ZBA-
Part of Lot 2 and 3,
Cone. 9
Official Plan
Amendment for Adult
Lifestyle Community
Re-zoning from
Agricultural/Rural
Exception to
Residential One
Holding Zone
Re-zoning from
Agricultural/Rural
(AlRU) to permit a
military jeeps
business
Re-zoning from
General Commercial
to General
Commercial
Exception to permit
auction sales
Official Plan & Zoning
Amendments to
permit 183 residential
lot subdivision
Official Plan
Amendment to
expand Shoreline
designation to permit
creation of three
residential lots, Re-
zoning to Shoreline
Residential Zone.
Corresponding
severance
a lications.
to amend
the Residential One
75 Zone
Appealed to OMB,
Hearing scheduled
for Feb 5, 2007.
Proponent requesting
adjournment due to
MMAH Declaration of
Provincial Interest
Refused by Council,
OMB Hearing
adjourned until plan
of sub application
(2004-SUB-02) is
rocessed b Tw
Statutory Public
Meeting held in
October 2005 and in
May 2006.
Ur received from
applicant's solicitor,
hired transportation
consultant to address
MTO letter and
required approvals
Premature until
completion of
Craighurst Secondary
Plan, On hold, Peer
Reviews completed
and provided to
applicant
OPA 19 approved by
Township and
County; OMB hearing
scheduled to start on
September 18, 2006
submitted
letter to
revised
None at this time
Settlement on Zoning By-law
appeal to be presented to
after engineering reports
com plete
Staff report to PAC on
September 18, 2006
Await follow up information to
satisfy MTO letter prior to
preparation of report to PAC
Application to be reviewed at
time of completion of Secondary
Plan for Craighurst to determine
to the Plan
Awaiting completion of the OMB
hearing
advised to submit
technical studies
revised further action
at this time.
CRA Developments, Official Plan Application requires Planning report to PAC once
D09 & D14 (04) 2004- Amendment to County decision final LSRCA comments received
OPA-03,2004-ZBA-04 expand Shoreline regarding OPA #17
West Part of Lot 26, designation to permit which amends the
Cone. 9 (Oro) creation of 7 current Shoreline
residential lots, re- policies, Public
zoning to Shoreline Meeting Jan 17/05
Blueberry Beach (Robert Official Plan Application circulation None at this time
Lean), D09 & D14 (04) Amendment to complete, comments
2004-0PA-01,2004-ZBA- expand Shoreline provided to applicant
05 designation to permit for revisions to
East Part of Lot 20, Cone. creation of residential application
1 (Orillia) lots, re-zoning to
Shoreline Residential
zone
Moon Point Dev. Corp., Official Plan Applications OMB hearing complete; decision
D09, D14, & D12 (04) Amendment to approved by issue on August 11, 2006,
2004-0PA-02,2004-ZBA- expand Shoreline Township and applicant working on draft plan of
09, 2004-SUB-01 Designation, County; appealed to subdivision conditions
Part of Lot 15 &16, Cone. Rezoning from AlRU OMB by residents'
3 (Orillia) to SR zone, and Plan association
of Subdivision for 14
lot residential
subdivision
Helen Anderson, D 09 Redesignation from Council approved Awaiting approval of OPA by the
(05) 2005-0PA-01 Mineral Aggregate OPA 22, May 2006. County of Simcoe
Cone. 14, E Y2 Lot 9 and Resources to
N Y2 Lot 10 (Oro) Agricultural
Ian & Lori D 09
(05) 2005-0PA-02
Cone. 11, N Pt Lot 3
(Medonte), 3808 Line 11
North
Laurel View Homes Inc.,
D 14 (05) 2005-ZBA-28
Cone. 4, Pt Lots 3, 4, Plan
M-741 (Oro)
Site Specific
designation to permit
severance of
veterinary clinic
Site-Specific
exceptions to the
section of the Zoning
By-law which allows
encroachments in
required yards for
architectural features
related to a
or
None at this time.
Township; awaiting
County approval
Approved
Appeal period expired -
completed
Await comments from
Ian Sponagle, D14 (06),
2006-ZBA-02, Cone. 11,
West part Lot 17 (Oro)
Peter Partridge D 14 (06)
2006-ZBA-03, Cone. 2,
North Part Lot 29 (Oro)
Gail Raikes D 14
2006-ZBA-06, Conc. 1,
East Part Lot 1 (Oro)
Kellwat Ltd & Fred Grant
Square Ltd. D 12 (06), D
14 (06), 2006-SUB-01 ,
2006-ZBA-01, Cone. 4,
South Part Lot 4 (Oro)
James & Kimberley Drury,
D 12 (06), D 14 (06),
2006-SUB-02, 2006-ZBA-
Cone. 5, West Part
Lot 11 (Oro)
1533532 Ontario Ltd.
(Litz), D09 (06) 2006-
OPA-01, D14 (06) 2006-
ZBA-05
West Part Lot 20, Cone.
10 (Oro)
Rezoning from EP to Approved
AlRU to reflect up to
date mapping
Re-zoning from Rural Approved
Industrial to
Residential One for
construction of
residential dwelling
Rezoning to facilitate
severance as a
condition of consent
Rezoning from AlRU
to R1* Zone, and
Plan of Subdivision
for 97 lot residential
subdivision
Rezoning from AlRU
to Ri Zone, and Plan
of Subdivision for 12
lot residential
subdivision
Official Plan
Amendment from
Agricultural to
Commercial
Designation,
Rezoning from AlRU
to GC* zone
North
to facilitate
severance as a
condition of consent
Circulation completed
to department heads
and agencies.
Received circulation
comments from
department head and
agencies. Await
additional engineering
work from landowner
to proceed further
prior to a
report to PAC
Statutory public
meeting held May
2006,
Appeal period expired -
completed
Appeal period expired -
completed
Appeal
completed
Applicant considering alternate
designs
None at this time - await
technical studies from landowner
to proceed further
Staff report going to PAC on
September 18, 2006
077 on
2006.
D12 P13/87 Inactive
J. Johnston Construction
ltd.
Subdivision
OM-T-93003 (Part Lot 1,
Concession 14 Oro
P21/88 Kovacs Inactive
OM- T -91050 Part of Lot
11, Concession 2 (Oro)
P4/90 Capobianco Active
43T -93022 Part of Lot 1
and 2, Cone. 7 (Oro)
P1/91 Houben Recently Active
OM- T -94003 Part of Lot
10, Cone. 10 (Oro)
Inactive
Inactive
Homire Inactive
OM- T -90046 Part of Lot
5, Cone. 14
P13/89 Buffalo Springs Active
OM-T-91031 Part of Lots
2 and 3, Concession 9
Oro
P52/89 Diamond Valley Active
Estates
43T -93019 Part of Lot 2
and 3, Cone. 7 Oro
P100/00 HRC Ufestyle Active
43-0M-20001 Part of Lots
3 and 4, Cone. 4 (Oro)
Report PD 2005-009 adopted by Council on Feb 23/05
added conditions related to 3 year lapsing date for draft
plan approval. If not registered by March 7, 2008 and no
extension granted draft plan approval will lapse.
Report PD 2005-009 adopted by Council on Feb 23/05
added conditions related to 3 year lapsing date for draft
plan approval. If not registered by March 7, 2008 and no
extension ranted draft Ian a roval willla se.
Report PD 2005-009 adopted by Council on Feb 23/05
added conditions related to 3 year lapsing date for draft
plan approval. If not registered by March 7, 2008 and no
extension ranted draft Ian a roval willla se.
Report PD 2005-009 adopted by Council on Feb 23/05
added conditions related to 3 year lapsing date for draft
plan approval. If not registered by March 7, 2008 and no
extension ranted draft Ian a roval willla se.
Report PD 2005-009 adopted by Council on Feb 23/05
added conditions related to 3 year lapsing date for draft
plan approval. If not registered by March 7, 2008 and no
extension ranted draft Ian a roval willla se.
Report PD 2005-009 adopted by Council on Feb 23/05
added conditions related to 3 year lapsing date for draft
plan approval. If not registered by March 7, 2008 and no
extension ranted draft Ian a roval willla se.
Report PD 2005-009 adopted by Council on Feb 23/05
added conditions related to 3 year lapsing date for draft
approval. If not registered by March 7, 2008 and no
extension ranted draft Ian a roval willla se.
Redline revision received by Township in January 2004,
on hold as per applicant's request.
Proceeding towards registration.
Parts Registered. Time limit imposed in draft plan
approval. One year extension granted the
on December 22,2004.
ip of Oro-Medonte
I
1
LEGEND
Current Development
Applications
...
R P
Dept. Prepared
Bruce Hoppe,
BP 2006-035
Planning Advisory Committee
Council
Subject:
Zoning By-law Amendment
for Marcus and Sonya
Schneider (Willy's Acres),
East Part of 1,
Concession
7
C. of
#
BACKGROUND
Department:
Building and Planning
o
The purpose of this report is to assess an application to amend the Zoning By-law submitted by Markus and
Sonja Schneider. The application was originally submitted to the Township on August 23, 2002. The subject
property is located in the East Part of Lot 1, Concession 7 at the southwest corner of Horseshoe Valley Road
and 7 in Coulson. The applicant's property has an area of approximately 11.5 acres (4.6 ha),
however approximately 2.0 acres are being proposed to be rezoned as part application.
serves as the residence, to is
The application was originally considered by the Planning Department as an application to establish a new
industrial use in the Rural designation, in accordance with Section D3.3.2 of the Official Plan. The policies of
this section require that Council be satisfied that the proposed use:
a) Is compatible with the rural character of the area;
b) Can be designed and sited to blend in with the rural surroundings;
Is located where it would have
or no impact on agricultural operations;
d) Can be serviced with an appropriate water supply and means of sewage disposal;
e)
Is to be accessed by municipal roads that can accommodate the increased
proposed use;
generated by the
f)
Will not cause a traffic hazard as a result of its location on a curve or a
and,
g) Can be appropriately buffered from adjacent residential uses.
In a planning report dated September 17, 2002, it was determined that the proposed use would meet most of
these requirements. However, further information was required, particularly with respect to the location of
outdoor storage, and at its September 2002 meeting the PAC deemed the application to be incomplete and
requested a complete site plan for its consideration.
Report 2004-59 (dated 3, 2004) recommended to
proceed to a Public Meeting in accordance the requirements of
did not support this recommendation and instead recommended
that the application for the
However,
By letter dated February 24, 2005, the applicant was advised that PAC required
written response, to the following matters identified by Committee:
by
a) Does any painting occur on the property?
b) What signage is proposed and if any, what is its size and dimensions?
c) Is the business exclusively related to military jeeps or also other types of vehicles?
specific location and dimensions
is proposed?
the outdoor storage area and
new
letter dated May 27, 2005 Marcus Schneider responded in to request
additional information. On the basis of this additional information a decision was made to proceed to a formal
statutory meeting as required under the provisions of the Planning Act.
BLle MEETING
The first statutory Public Meeting was held on October 24, 2005, at which point there were several written and
verbal submissions in relation to the proposal. Subsequent to that meeting, the applicant revised
application largely in response to the public input and removed the outside storage component of the
proposed use. addition, as the original application pertained to the entire 11.5 acres of the applicant's
lands, the public identified the entire of property. As it has since been clarified that proposed
Zoning By-law Amendment only pertains to an approximately 2 acre portion of the holding, a second
Meeting was held on May 29,2006 to present this new information.
Copies of the correspondence received to-date are attached to this report
of these comments are provided below.
PAC's consideration. Analyses
The subject property is designated Rural Area and Environmental Protection One by the Township's Official
Plan. The Environmental Protection One designation is contained on the rear of the property and identifies the
area as a portion of the West Coulson Swamp - Class 3 wetland area. This portion of the applicant's lands is
not subject to this Zoning Amendment.
As noted above, the application was being considered by the Township in accordance
the Official Plan. However, a review of the County Simcoe indicates
single industrial uses on a property requires an Official As a
continued to be considered as a single use, an
submitted.
Section D3.3.2 of
consideration of
proposed use
to be
However, on the basis of the proposed nature of the use and the fact owner resides on the property,
and only 2 staff members (including family) are employed at the facility, it is staff's position that it would be
more appropriate to characterize the business use as a home industry in accordance with By-law 97-95.
Home industries are permitted on lands within the Rural designation in the Oro-Medonte Official Plan and are
also permitted by the County of Simcoe Official Plan without the requirement to apply for and receive an
Amendment to the Township Official Plan, subject to an approved amendment to the Zoning By-law.
The applicant has provided responses to the information requested by
The owner indicates the use is exclusively related to storage,
Jeeps related parts and since
storage on
Access ramps,
c) Off street loading and parking facilities, access driveways including driveways for emergency vehicles
and the surfacing of the areas
d) Walkways and ramps for pedestrian access including the surfacing thereof
e) Lighting and floodlighting of any buildings and structures
f) Landscaping features including walls, fences, trees, shrubs or other groundcover or facilities
Facilities the storage of garbage and other waste material including vaults,
collection areas.
storage
The current application has been "in-process" since August 2002. The owner has provided the additional
information with respect to the details of the proposed development and the nature of the requested zoning
which now enables staff to comprehensively assess the application.
ING BY-LAW
The subject property is zoned Agricultural/Rural (AlRU) Zone and has a portion of land zoned Environmental
Protection (EP) Zone. It is noted however, that the lands pertaining to this application are zoned AlRU and not
within the limits of the EP Zone boundary. Home Industries are a permitted use in the Agricultural/Rural zone
as follows:
Means a small-scale use, such as a carpentry shop, a metal working shop, a
welding shop or an electrical shop that provides services or wares to is
an accessory use to an use or a detached dwelling.
the repairing of motor vehicles, mobile homes and trailers is not a home industry."
As the nature of the proposed use is not in keeping with the above noted definition, an approved amendment
to the Zoning By-law is required to legalize the use.
As indicated previously, there were several written submissions received by the Township for both the October
2005 and May 2006 Public Meetings. Copies of these written submissions are attached for reference. For the
purpose of this report, staff have analyzed the written comments and summarized the major concerns as
The appearance of the subject lands has been a major point of concern expressed in both the written and
verbal submissions to date. The Official Plan also speaks to compatibility with the rural landscape as a
criteria to be taken into account when considering home industrial uses. Staff have expressed this as a
significant issue to the proponent. It is understood that the proponent had in the past bid on auctions of
military equipment from the Federal Government. Such auction items are often in large 'lots' or numbers
of equipment (ie one cannot purchase 3 or 4 vehicles, most instances these number in the hundreds).
This practice has resulted in the necessity to store large number of equipment which detracts from the
rural character. Moreover, the applicant does not prefer to store large volumes of equipment outdoors as
exposure to the elements cause damage and/or deterioration.
this end, the proponent has altered his business operations recently to eliminate the purchase of large
volumes of equipment. A graveled compound area has largely been rid of equipment, and staff would like
the opportunity to work with the applicant under the site plan control provisions of the Planning Act to
further physically remove the gravel compound area and return same to its naturally vegetated state to
improve the aesthetics of the site and minimize future opportunity for outside storage. Furthermore, the
site plan approval process would allow the Municipality to consider tree or
fencing/berming options to help screen the business use.
3. Environmental
As noted previously, the subject land abuts the West Coulson Wetland Swamp complex, which is identified
as a Provincially Significant Wetland. This was a concern expressed by many of the comments and was a
major concern identified by staff and PAC in terms of potential impacts.
Preceding the October 2005 Public Meeting, the were consulted and expressed a concern in terms
of impacts on adjacent sensitive area. Following receipt of these comments, staff met
proponent staff on-site to review concerns. meetings, staff
indicated that there were no concerns with the existing business disturbed areas. Moreover,
the Township to enter into a formal site plan agreement as a condition of the proposed rezoning would
allow for the retention of a civil engineer to review the site and consider mitigation measures such as storm
quality areas to reduce any potential for run-off to negatively impact the environmental area.
4. Traffic
A concern was expressed that a commercial business would have the potential for increased traffic and a
potential conflict. While staff feel that the nature of the business is not a heavy traffic generator, again the
opportunity exists to review the operation of the driveway access during the site plan approval process and
perhaps improve the point to 7 to any concerns.
5.
The owner has also submitted a survey sketch showing the existing buildings and facilities and has sketched
the location of the proposed outdoor storage area (approximately 206 feet width by 318 depth and
approximately 65,742 square feet in area), attached to this report. The two buildings are also shown on the
sketch, having dimensions of approximately 4900 square feet for the shop/warehouse, and 4000 square feet
for the storage building.
Home Industries are a permitted use in the Agricultural/Rural zone. However, the repairing of motor vehicles
is not permitted in conjunction with a home industry. As a result, an amendment to the Zoning By-law would
be required to allow for the existing use to be legalized on the property. The minimum lot size for a home
industry is 4 hectares (9.8 acres). As the property has an area of 4.6 hectares (11.5 acres) the property meets
the minimum lot size requirement set out in By-law 97-95. Moreover, consideration of the use as a home
industry as opposed to a single industrial user is recommended by staff, as an industrial zone could potentially
be expanded to other conflicting use in the future which may not be appropriate for the area.
Moreover, it is clear from the files, several on-site meetings and discussions with the proponent that this type
of business also does not directly serve the rural community. In fact, staff understand that there are only two
such businesses within the whole of North America. This unique type of business caters internationally and
therefore any implementing by-law would need to distinguish such use from traditional home industries which
are intended to serve the immediate rural area. It is also noted that the repair of motor vehicles in the
traditional sense, no longer forms part of the active business conducted on-site. In terms of character, rather
than customer drop-in typical of most retail business, the applicant relies on the internet and mail-order for
parts and ancillary items. This electronic business reliance also lessens character impacts as the amount of
activity does not strictly rely on automobiles and customers frequently accessing the site.
In considering the subject application, staff on opinions and advice by the
Nottawasaga Valley Conservation Authority. Site visits conducted by staff indicates that there is opportunity to
provide sound engineering solutions to effectively mitigate any environmental concerns may result
from a large storm event or rapid snowmelt which may cause sediment to be deposited into the West Coulson
Swamp complex. Furthermore, the reduction of the storage compound area itself which is graveled both
reduce the sedimentation potential as well as increase the amount of pervious surface if rehabilitated into a
vegetated state. In conclusion staff are confident that the site plan approval process afforded to the Township
with input and review provided by the Conservation Authority would result in a higher degree of protection than
otherwise could be implemented, even if the commercial use should cease, as the gravel compound area
could remain without improvements.
Since the application submission, following the input received at the two Public Meetings, and at the
recommendation of staff, the applicant has recently agreed to eliminate the outside storage component of the
business (refer to attached correspondence dated 23, 2006). It is staff's position that the Official Plan
conformity could achieved if business component remained; therefore compromise is a
consideration in staff's uses
use
made
Planning Act to the satisfaction of both the Township and the
agreement per
On the basis of the above, it is recommended that Planning Advisory Committee recommend to Council:
1. Report No. BP 2006-035 be received and adopted;
2. a
approved; and
for a site-specific Home
use as defined in
be
3. the Clerk bring forward the appropriate By-law for Council's consideration, including the use of a
Holding prefix per Section 36 of the Planning Act, the removal of which shall be conditional upon the
entering into of a Section 41 Site Plan Agreement, including provisions relating to the prohibition of
outside storage relating to business use of the subject lands. Such By-law shall also expressly
prohibit the firing of guns and/or military armoured vehicles on subject a
on the construction of additional buildings.
Respectfully submitted,
Bruce Hoppe, 'P, RPP
Director of Building and Planning Services
Head
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R. R. # 2, 3224 Line 7 North
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Tel. & Fax: (705) 835-5739
Email: willysacres@look,ca Web-site: www.willysacres.com
June 23, 2006
Township of Oro-Medonte
148 Line S., Box 100
Oro, ON LOL 2XO
Attn.: Bruce Hoppe, MCIP, RPP
Director of Planning
Dear Mr. Hoppe:
RIE: Proposed for Outdoor Storage,
Concession Part of Lot 1 (Oro
Application P-134/02, Township of Oro-Medonte
& Sale of
Jeeps and
As mentioned at the last public meeting on May 29, 2006 the equipment stored outside within
the perimeter of the proposed area to be rezoned is not a vital part of our business anymore. We have
already reduced the outside storage by approximately 75% and our focus is to eliminate it completely in
the near future.
As stated at that last meeting we have already removed the solid board fence and reduced the
gravel area by approximately 30% to be replaced with a landscaped grass and treed area.
We have shown in the past our willingness to work together with the
any issues regarding the proposed rezoning and we will do so in future.
and council on
Best regards,
Markus and Sonja Schneider
w:;.
R. R. # 2, 3224 Line 7 North
Ora Station, Ontario LOL 2EO
Canada
Tel. & Fax: (705) 835-5739
Email: willysacres@look.ca Web-site: www.willysacres.com
May 27, 2005
Township of Oro-Medonte
148 Line S., Box 100
Oro, ON LOL 2X0
Attn.: Andria Leigh, RPP
Director of Planning
Dear Ms. Leigh:
IRE: Rezoning for Outdoor storage,
Equipment, COllllCession Part of Lot 1
Application P-134102, Township of ()ro..Medonte
& Sale of
and
To answer your questions from your letter of February 24,2005 please see the responses below:
1. For vehicle painting we utilize an auto body shop in Barrie.
2. We have one (1) vinyl sign (not electrically enhanced) above the entrance door in the front of
the shop and the dimensions are 34"H x 72'W.
3. The business is specifically related to Military Jeeps and equipment.
4. For the specific location and dimensions of the outdoor storage area as well the
fencinglbuffering please see the attached site The is a solid wooden
fence 72"H.
5. There will be no sanitary facilities provided in the proposed new
6. The total number of employees, including member is two (2).
7. We store minimum quantities only of gasoline and oil in approved containers for own use on
our own farm equipment such as lawn tractors and generators.
As part of our services we do not offer oil services or maintenance work on our customers' military
vehicles.
If you have any additional questions or require further information please contact us at (705) 835-5739.
Sincerely,
~
e
School
1170 Highway 26 West
Midhurst, Ontario
LOl1 XO
Phone: (705) 728-7570
Fax: (705) 72B-2265
www.scdsb.on.ca
October
2005
Bruce Hoppe, MCIP,
Director of
Township of Oro-Medonte
148 Line 7 South
P.O. Box 100
Oro, ON
2XO
Dear Mr. Hoppe:
,~
(~~ ('
RECEIV-ED
OCT 1 4 2005
00
TOWNSHIP
FILE NO. P-134/02
ZONING BY -LAW AMENDMENT
3224 LINE 7 NORTH
PART LOT 1, CONCESSION 7 (ORO)
TOWNSHIP OF ORO-MEDONTE
the Public Meeting
to
the proposed
proposes to rezone the
(A/RU*) Zone to permit a site-specific use. The
sale (Jeeps)
to an Agricultural/Rural
uses proposed storage,
parts.
Elementary students residing this area attend
students will be bussed to OriBia Park Street Collegiate.
Public School and secondary
Should you require additional information, please do not hesitate to contact the undersigned.
Yours
10/24/2005
14:48
ENGINEERING COUNTY OF SIMCOE ~ ORO MEDONTE
.772
[;102
""
County 01
Simcoe
(:1
(10S) 726-9300
Fax: (70S) 727-79&4
E.mail: lo:ads@cOWlt}..simcoe.on.al.
e
CORPORATE SERVICES DEPARTMENT
TRANSPORTA nON DMSION
1110 Highway 26
Administratiou Centre
Midhwst, OnW'io LOL 1 XO
October
No.
Township of Oro-Medonte
148 Line 7 South
Oro, Ontario
2XO
Dear Mr. Hoppe;
Re: ApplicatioD P134/02 - 3224 Line 7
Thank you for circulating the above noted application to the County of Simcoe for review. Staff
understands the application is to permit the re-zoning of the sl.lbject property from AgricwcurallRural &
Environmental Protection to AgriculturallRural Exception to pennit the service, restoraticm and sales of
vehicles.
The subject has frontage on
development the
Transportation and
subject to site plan controL
In the event the Township is not considering site County require the applicant to
submit a conceprual plan to the satisfaction ofthe County of Simcoe, prim: to approval oethe application.
In accordance with Section 4.11 of the County of Simcoe Official Plan, this application is also subject to
other applicable Provincial, County and Local policies and by-laws. Please forward a copy of the decision
to the County of Simcoe.
If you
please not
to contact
s.
&.
"
Municipalities
'\cijtl!lt-l"OS(JI"()l1tln
The 1~;luc t\'lounlJins
BrJ(lf(
Gwillill1bur\
1--1i~~hl;ln(b
Sh(,'lhLlllll
He-Jell
e
D~ci
,
October 24, 2005
Marilyn Pennycook, Clerk
Township of Oro-Medonte
Box 100
Oro, Ontario, LOL 2XO
Dear Ms. Pennycook;
Proposed to the Zoning
Lot 1, Concession 7 (Formerly Oro)
Township of Oro-Medonte
File Number: 34/02
Nottawasaga Valley Conservation has reviewed this application in
accordance Natural Heritage and Natural Hazard policies established
the Provincial Policy Statement.
The NVCA recommends deferral of the application at this time. As you may be
aware, part of the property is located within the Provincially Significant West
Coulson Swamp. The Provincial Policy Statement states that development and
site alteration shall not be permitted within Provincially Significant wetlands and
therefore we believe the wetland should remain in an Environmental Protection
zoning. Though the NVCA has no objection to the area currently utilized for
storage and restoration of vehicles which is outside of the wetland and
floodplain, we believe area use be
zoning. expansion of the operation should be deferred
Statement has been demonstrates
expanded use will have no negative impacts on the environmental features and
functions of the area. Areas critical to the protection of environmental features
functions, as well as any floodplain or erosion hazard areas, should be placed into
an Environmental Protection zoning.
It should be noted that our comments reflect the intent of Natural Heritage and
Natural Hazard policies of the Provincial Policy Statement. We also note a
significant part of the property has been included within the Greenlands
designation of the County of Simcoe Official Plan.
circulating
application and please
a copy
Utopia, On
Member
Municipalities
Adj;:da-Tosorontio
i\m,lrilnth
Barrit'
The 81ue Mountains
I3radlord-VVest Gwillimburv
Clearview
Collingwood
Essa
Innis!il
Melanelhon
1\10no
MuIIllUI'
Nl'w Teculllseth
Oro-Merlonle
Crv\' Highl"nrl,
Shelbuflw
Springw;ller
\Nasag,l l3eaeh
Si!llCOC
Dull'vlin
May 12, 2006
Marilyn Pennycook, Clerk
Township of Oro-Medonte
Box 100
Oro, Ontario, 2XO
RECEIVED \
i B
Ms.
Proposed Amendment
Lot 1, Concession 7
Township of Oro-Medonte
Number: 34/02
The NVCA has reviewed this application to permit a vehicle storage and
restoration compound and based on our mandate and policies under the
Coservation Authorities Act, we have no objection to its approval. The
NVCA does however suggest the following provision be included within the
text of any amendment.
.
That a Stormwater Management/Drainage Plan be prepared by a
qualified professional the satisfaction of the
and Nottawasaga
purpose this Stormwater Management is address
quality and quantity issues related larger developments and
nearby Provincially Significant West Coulson Swamp. This plan
also indicate measures for erosion and sedimentation control. Based upon
on-site discussions, the NVCA understands the site will be under
development control through the Planning Act (e.g. Site Plan Control,
Holding zone).
Please note that our comments reflect
Natural Hazard policies
intent of Natural
Statement.
and
a
~
ee
e
1170 Highway 26 West
Midhurst. Ontario
LOL 1 XO
Phone: (705) 728~ 7570
Fax; (705) 728-2265
www.scdsb.on.ca
May 15,2006
Bruce Hoppe,
Director of Building &
Township of Oro-Medonte
148 Line 7 South
P.O. Box 100
Oro, ON
2XO
FILE NO.P-134/02
Dear Mr. Hoppe:
ZONING BY-LAW AMENDMENT
EAST PART LOT 1, CONCESSION 7
LINE 7 NORTH
TOWNSHIP OF ORO-MEDONTE
circulating a copy
above-noted property to this office. proposes to rezone
from the AlRU and EP Zones to an Agricultural/Rural Exception (AlRU*-) Zone to permit
a site-specific use. The uses proposed are storage, restoration, and sale of used
equipment (Jeeps) and related parts.
Elementary students residing in this area may attend Guthrie Public School and
secondary students will be bussed to Orillia Park Street Collegiate Institute.
Should you require additional information, please do not hesitate to contact the
undersigned.
06/09/2006 04:28
9053324499
MAIL BOXES ETC
PAGE 02
"
June 8. 2006
Attn. Marilyn Pennycook
Re: Rezoning P- 134/02
East part lot 1 Con. 7 (Oro) 3224 7
No.
Further to my original letters to council meetings of Oct. 24/05 & May I
stin strongly object to the rezoning of the above property.
The township bylaws ate in place for a reason, not for someone to try and find a way
around. It seems the longer the rezoning applications takes to go through the
process the more they give in to I hope start to
business tax on the property in question if council approves it.
It was stated at the last council meeting that the applicant had spent money cleaning up
the property . Council should visit the property and see the junk that was moved from one
end of the property to the other end behind the old bam that is directly behind my house.!
am also finding the 50 called cleaned up junk at the ~Oltom of my pond. ( Plastic lids & 5
Gal. pails)
has up a fence on property ( to
rezoning . He is also got cattle a fenced off
a salt block within 15 ft. back door.
As for the water tank,the cow dung and urine is running down hill when we get a heavy
rain into my wen which is only 35 ft. away.l have advised the Ministry of Health
(Simcoe County) and the Ministry" of the Environment. Pictures were enclosed to both .
In do sing, council should get off their council seats and see the real world.
As I am a I would look at taking this case to court myself
time taken to resolve issues mistakes made by
members
to the length of
cunent
83 Horseshoe Valley Road West
R.R. Coldwater, ON. LOK 1 EO
Date:
To:
June 2, 2006
Corporation of the Township of Oro-Medonte,
148 Line 7 South,
P.O. Box 100, Oro, Ontario LOL 2XO
Marilyn Pennycook, Clerk
RE: Application for
East Part of lot 1, Concession 7,
File No: 2951
3224 Une 7 North
j\JN {) ~ 1~~%
ORO_MEOONTE
WNSH\P
ments
restate
Attn:
Further to our letter of October 20 (attached), submission of Oct 24, 2005 (atta
as recorded in the minutes of the public meetings held October 24 2005 and May 29 2006, we
our objection to this rezoning.
We remind the Mayor, Council and Committee members of their PRIMARY RESPONSIBILITY to uphold the
bylaws of Oro-Medonte, to protect the existing nature and character of our township and to represent the
best interests of all our citizens. To ignore the existing bylaws and place the personal wishes of a single
individual over what is best for the community blatantly contradicts these responsibilities.
To continue to put the wishes of one individual who currently contravenes several zoning by-laws above the
welfare of several longstanding and law abiding neighbours sends a very clear message to us all.
It was stated at the most recent public meeting that the applicant has invested several thousands of dollars
toward making this restricted business use less offensive. We remind Council and Committee that the
neighbouring taxpayers have each invested many thousands of dollars in their homes and properties making
them more attractive within the accepted by-laws governing the place where we all chose to live. As we
were, the applicant was well aware of the existing zoning of this property when it was purchased. If the
intent subsequently was to conduct a business here then the and correct solution is
to direct that business to a location and site where it is permissible.
We ask the Mayor and each Council and Committee member: how would you feel if this rezoning application
occurred next to your personal residence. Ask yourself how you would honestly react to having a Jeep
repair, storage and sales compound of international scale operating beside your home for the rest of your
life. Would you expect your Mayor and Council members to responsibly uphold the existing bylaws and
protect your environment, not set a precedent to allow radical change and promote similar contravention in
the future?
It has been implied that Council will pass this amendment if only for fear of being sued by the applicant if
Council does not grant approval after such a long and delayed processing time. It should be noted that this
option, although regrettable, is not restricted to the applicant alone.
In closing, the current use contravenes several bylaws. We are counting on to uphold these bylaws. The
requested is cited as not allowable. We are on you to stand up for the
for the preservation of the nature and character of the and for the of your citizens.
We all know that is the best of the future. We need you to show us that we can count
you tomorrow.
and Eva Graham
taken the week
all progress and the outcome
your review and further
We also enclose some relevant
ask that you us informed
Thank
05,2006
Mr. and Mrs. Nonnan Newell
3267 Line 7 North
Oro-Medonte Twp., Ontario
RECEIVED:
JUN 0 7 20M
148 7
Box 100
Oro, ON 2EO
,TOWNS
Re: to Section 34 Act,
R.S.O. 1990 c. P.13 the purpose of which is to re-zone the lands described as Concession
7, East Part of Lot 1 (fonnerly within the Township ofOro) and owned by Mr. and Mrs.
Markus Schneider
Dear Members of Council:
regards to
disregard our
October 17,2005.
Thank you,
~~/~~/~~~b 1~:~4
':l1::l~4b'::l:.:H::lll::l
j-'l:.. ~U CAN j)l~j-'
PAGE E:l2/E:l2
..
To Mayor Craig and the Members of
Re:
1
We wish to oppose the application to fe-zone from the AlRU and Zones to an
AgriculturallRural Exception (AJRU*) Zone to permit a site specific use as storage,
restoration and sale of used military equipment and related parts.
We currently own the land adjacent to this proposed rezonw.g raise
new application as well as his current use of the property. We have taken great care and
expense over the 40+ years to try and protect our large, environmentally sensitive$ natural
pond to protect what little wildlife we have left in this area. This is, and we would like it
to continue, to be a wildlife sanctuary. This pond is also the first in a line of ten others
which could potentially be affected by pollution seepjng into the water table.
Because of the nature of his business the equipment is constantly being tested (not jWlt
Jeeps) the resulting noise levels and frequency are provin.g to. Ii huge source
irritation to ourselves surrounding neighbors. business were expanded
way it to an increase of noise disruption to
to the wildlife we so to
We are also concerned about the disposal of the existing pollutants the
other hazardous waste protects in the existing business being so close to
natural springs.
A large added concern would be the devaluation of properties in our surrounding area"
what is already an eyesore, is permitted to expand.
Please
us the decision to
proposed
29/213136 113:134
.,
90545938113
CAN DISP
PAGE 01/132
Township of Oro-Medonte
Mr. Bruce
Director of
&
Services
Re: TheRezomngoffue
Concession 7 East Part
# 1
Please find attached the letter from last fan for the meeting of October 24,
2005. I stin oppose the application for the rezoning of fue land. 1
understand the area is now only parts of the original rezonin.g plan but still
oppose due to environment factor that the rezone land is on the lowest
of question acddentalleaks or
Michael Annstrong
41 Horseshoe Valley W.
R.R. # 4
RSTAR:
Ouality Collision Service
____...\lIlIII\lIIIII________
November 2, 2005
1
our
~ ~ t(;t;-
Bernice
Owner
Mascotek CARST AR Collision
November 3, 2005
Township of Oro-Medonte
148 Line 7 South
P.O. Box 100, Oro, ON LOL 2XO
Proposed amendment the
1990c. 3 purpose
of Lot 1 (formerly
Schneider
Dear Members of Council:
Section of the Planning Act, R. S.
lands described as Concession East
owned by & Mrs.
We do not oppose the proposed re-zoning of the lands as described above.
Thank you for your attention to this matter.
(\
/! /1
Pam M;0~j 1Jt ~jJ
I
(/Z11 Ljrjf; olff:/
/J /J A L'
:::;;4,~../
OKD~
3;(d-.
LvG
Coulsons General Store & Fmm Supply
RR#2
Oro Station, ON LOL 2EO
November 04, 2005
Township Oro-Medonte
148 Line 7 South
Box Oro,
Re: Proposed amendment the Zonmg
S. 0.1990c. P.13 the purpose is to re-wne
East Part of Lot 1 (formerly with the of 01"0)
Markus Schneider
Semon 34 Planning
described u Concession
Dear Members of Council:
do not oppose
as above.
to
proposed
Thank
to
Respectfully yoms,
~.rr-
(~
.~.....
--.'
..~..'.-...........
McKerroll Excavating
Peter McKerroH
82 Horseshoe Valley Rd. W.
R. R. # 4
Coldwater, ON LOK lEO Canada
November 2005
Oro-Medonte
148 Line 7 South
Box lOO, Oro, ON 2XO
Re: Proposed amendment the Zoning By-law, under Section 34 of the Planning Act,
R. S. O. 1990c. P.13 the purpose ofis to re-zone the lands described as Concession 7,
East Part of Lot 1 (formerly with the Township of 01'0) and owned by Mr. & Mn.
Markus Schneider
Dear
to
Thank you for your attention to this
Respectfully yours,
!l/74~
as
"11 l'S l\(j
N::.
R. R # 2, 3224 line 7 North
010 Station, Ontario lOl 2EO
Canada
Tel. 8. Fax: (705) 835-5739
Email: willysacres@look.ca Web-site: www.willysacres.com
November 4, 2005
Township of Oro-Medonte
148 Line S., Box 100
Ore, ON LOL 2X0
Attn.: Bruce Hoppe, RPP
Director of Planning
Dear Mr. Hoppe:
IRE: Proposed for Outdoor Storage,
Equipment, Concession Pari of Lot 1
Application P-134102, Township of Oro-Medonte
&. Saia of
and
In addition to our response letter from May 27,2005 we would like to add this letter in support
of the proposed rezoning as stated above.
The main portion of our business is mail order. We have the odd customer drop by throughout
the week. However, this certainly does not increase traffic as a large amount of our time is spend on
the phone taking orders, then packing and shipping them out through local shipping businesses such
as Canada Post, courier and bus parcel services from the surrounding communities. We have one
sign electrically enhanced) above the entrance door in the front of the and the
dimensions are x 72'W. (Please see enclosed photograph).
We do not offer auto body services, oil services or any other regular automobile maintenance
services as they do not pertain to our business. For vehicle painting we utilize an auto body shop in
Barrie as outlined in the attached letter from Mascotek Carstar. Our business is specifically related to
Military Jeeps from 1940 - 1970 and equipment. We store minimum quantities only of gasoline and oil
in approved containers for own use on our own farm equipment such as lawn tractors and generators.
We do not store hazardous materials or chemicals outside. All oil and other wastes are properly
disposed of at publicly regulated facilities.
A small part of our business is restoring and rebuilding Jeeps from 1940 -1970. These vehicles
leave here in new condition with the certification done by a certified and approved local garage.
The total number of employees of our business, including family members is two (2).
We have no future plans to increase the use of land for our business beyond the fenced in
area around the workshop. After talking to concerned parties after the township meeting of October
we realized that our elderly neighbours have been misled others as to the size the proposed area
to be and its usage. are under the impression that our entire is to be
and not the outlined shown on the survey us.
to them an additional 100'x150'in is on our These are pure
rumors or lies as we do not area to be
The area to be rezoned is 30+ metres away from any
as well as any We are an
in the reuse and
new state of the art as we felt that a
~~~ co~ a
.
2
4,
We have offered local farmers the use of part of our property for grass and hay making for their
livestock for free. Even at no DOSt to them they have declined such offers since according to them the
grass contains too much weed and is not suitable to be used as hay for feed or other means beneficial
to them.
In addition, because of our desire to keep our property as neat and tidy as possible, we have
planted well over one hundred trees along the side of Line 7 partially to replace the ones lost due to the
road resurfacing, and to enhance our surroundings even further, and to reduce the noise incurred by
the regular traffle on Line 7. (Please see enclosed photograph).
We supply vintage military vehicles from our personal collection to legions,
Govemment functions and parades as well as film companies. equipment is tested before leaving
our property for these events to ensure proper function. These tests include simulated gunfire produced
by propane fueled devices similar to orchard bird scare equipment or blank cartridges. We do not
live! These tests occur possibly once a month and last for approx. 2-3 seconds at a time. are not
in violation of any of the current by-laws about discharging a firearm.
Willys Acres Inc., and we personally, are big contributors to local museums, legions and
veterans by providing our equipment free of charge for educational and ceremonial purposes.
We host an open house once a year to welcome our customers, friends and neighbours on
our property and afford them the opportunity to meet, show off and enjoy a rare collection of history. At
that time we display rare World War II vehicles and related accessories. We have invited veterans to
these events and in their honor we hold the re-enactment of a battle. The open house is a one day
event with the re-enactment lasting approximately 30 minutes. Local Ontario Provincial Police (OPP)
and other authorities are notified in advance.
Several of our neighbours have submitted letters on our behalf encouraging the proposed
rezoning and usage. These are actual neighbours directly adjoining our property and/or live within sight
proposed area to be rezoned.
We to the the proposed area its uses. It's not a
business on some property. This is our livelihood, our future and the future our children. In our
opinion a home business is designed to provide a productive workplace from which it is not necessary
to commute and leave the area to seek work elsewhere thereby contributing far less to pollution, the
need for road expansion, etc. This also keeps funds in the local community instead elsewhere.a
We would like to invite the members of council for a personal visit to our property to see for
themselves and we shall continue working with council and our neighbours on this subject. We look
forward to your visit and an early resolution.
Enclosed are current pictures of our property.
If you have any additional questions or require further
us at
835-
3243 7 North
2
Oro Station, Ontario LOL 2EO
October 26, 2005
2 7 2005
-----------
--........
Township of Oro-Medonte
148 7
O. 1 Oro,
2XO
Council:
is to a proposed
Planning Act, R.S.O. 1990 c.
Concession 7, of
Marcus
34 of the
lands described as
by Mr.
is to re-zone
of Oro)
For several reasons I think Council should, as expeditiously as possible, approve our
neighbours' application to re-zone part of their property:
The locations of the workshop and storage barn are well removed the part of
their property which is zoned Environmental Protection and business poses no
threat to the section of lands.
nature
on as
the Schnieders'
us.
not or
are not issues
road our house poses no
Council has already approved the building of a large workshop and a larger storage
facility in which our neighbours have invested many thousands of dollars. At this
juncture they deserve your continued support for their enterprise. Marcus and Sonja
have for the past five years been engaged in the "storage, restoration, and sale of used
military equipment (Jeeps) and related parts". To grant their application is merely to
recognize and legalize a fait accompli. is to dose the gate
after horse has escaped
to an
a
.
.
2
D
----............--..--...-
Submission
October 2005
~~
~\'0\~\tr-", ,
~'n~ \<S <; ,
APP
East Part of
FOR
1, Conc.
34/02
7
I am a resident 0
purchased a house on the Oro moraine because
vistas and rural landscapes. I to us was
governments people are
the culture and history of the area, as well as its and
environmental integrity. With the proposed zoning change, the
qualities we value in Oro-Medonte are threatened.
Proud to take friends on the Studio Tour, to Barrie's Colors of Music,
to the Simcoe County Craft Guild exhibit or just a scenic rural
we no longer can drive along the concession for fear of visitors
ush's
I hope you send a message to hopeful, future entrepreneurs that
business is encouraged in Oro-Medonte, but that achieving it through
back-door methods is not. Part of a good business plan is to
research a viable and legal location beforehand; otherwise, any us
could wake up to discover a neighbour has established a hazardous
our residence, then get it
\h. ~\)-\ u\ \ tA-;-'
~ \) '"' \"'"n I S <:., \ L-
APPLlCA TJON FOR REZONING
34/02
The owner of this property has applied for a zoning change from Agriculture/Rural and
Environmental Protection to an Agriculture/Rural exception zone.
is no mention Protection section of the property either
material the owner or the Township. back property side farthest
from Seventh does slope down. Is owner disposing of waste
liquids, etc. with the environmentally correct procedure? Even it is being done
properly, accidental spills do occur. The soil on this property and the water flowing from
it should be tested to see if there is contamination at present. The liquid contamination
would likely to the pond on adjacent property and to the West Coulson
is a Significant
In OP A # 17 Section B 1.1 0.1.4 (d), it is states "Development on adjacent lands that
requires a Planning Act approval may also be subject to an Environmental Impact
Statement and a Management Plan if the environmental feature is deemed to be sensitive
to development on the adjacent lands. Adjacent lands are defined as all lands within 120
metres from a wetland". According to Schedule 16A - a map that shows this property for
which the zoning change has been requested and the surrounding area - the pond on the
adjacent property is 25 metres or less from the property line. Therefore an
Statement be before any zoning change is considered.
an OMB West Swamp
several conditions were established. These conditions had to be before
development could occur near the Swamp. One of conditions involved
Monitoring. A Coulson Environmental Committee was established to see that this
monitoring was done properly. The Committee meets tomorrow to try to see that the
Provincially Significant Wetland is being protected while more development
is being considered on the other side of this Wetland.
This property is on the Oro Moraine that is the environmental and scenic gem ofthe
Township ofOro-Medonte. The Township established an Oro Moraine Committee and
Committee spent a significant amount of time, effort and money formulating a
away at Oro
P)
verbally,
October 2005
Committee Members:
We are Roger and Eva Graham, and we own the West Part of
1 Concession 7 East.
are register our on
1 Concession 7
we a
Armstrong, who own the Center Part of lot 1 Concession 7 East
immediately adjacent to this property, who oppose this rezoning
application.
are
use
our
on to
on
responsi
s use
delay.
current use
s
desi
contravenes several existi ng
9
s
as
/-
Moraine and more specifically part of the area
Coulson Swamp" which is identified therein as an 1-3
designation for "Provincially Significant Wetlands".
Regarding the current property use:
is identified as specifically prohibited in Law 97-95.
page section specifyi a urn
2 unlicensed motor a
section
in
outdoor storage of partially dismantled motor vehicles or
trailers or motor vehicle or trailer parts.
_ It possibly violates item (j) addressing bulk storage of
industrial chemicals.
_ It is Section uno
of Section
a
and zone a 30 meters or 98.4 feet
_ It is in possible violation of Section 5.32 identifying that the
setback from a slope of more than 33 degrees requires a
meter or foot setback from an zone.
is possible Section a
a
10/24/05 07:19 FAX 905 4
EXEC CRBC1
~002
--~-~--
..
Oro-Medonte
To Mayor Craig and the Members of Council
1
We wish to oppose application to fe-zone the land 'the AfRU EP to an
AgriculturallRural Exception (A./RU*) Zone to pennit a site specific use as: storage.
and sale of used military equipment related :
I
We currently own the land adjacent to this proposed rezoning and raise objections to 'this
new application as wen as his current use ofllie property. We have taken great! care and
expense over the 40+ years to try and protect our large. environmentally sensitive, natural
pond to protect what little wildlife we have left in this area. This is, and we woUld like it
to continue. to be a wildlife sanctuary. This pond is also the first in a line of ten othen;
which could potentially be affected by pollution seeping into the water table. '
I
equipment is constantly being tested:
are to a Source
the business were
to
only lead to an increase
we so hard to protect.
We are also concerned about the disposal of the the form of
other bazardous waste protects in the existing business being so dose .to the un4erground
natural springs. '
A large added concern would be devaluation of properties in our surrounding area, if
what is already 1m eyesore, is permitted to expand-
us
to
Bruce Hoppe
[~~ c'
\ 'd \:Y \
From: Pat & Jim Woodford [strix.woodfordii@sympatico.ca]
Sent: Sunday, October 23, 2005 7:15 AM
To: Bruce Hoppe
Subject: Early Snow.doc
Report PD2005-052
Submission to Oro-Medonte Council Bruce-
24 Oct 2005 7
Smile
PD2005-052 did not present a balanced picture of what this application involves
Advisory Committee and it does not present a balanced picture to Council.
It is asking that the "A/RU' and "EP" zone be changed to an "AlRU" exception zone. There is not one
word about the Environmental Protection Zone in the Report. There should have been a detailed
summary of why this area was zoned EP and what scientific data there is to justify changing this
classification.
There is no map showing the EP zone. Attachment 3 showing the house and buildings leaves the area to
west, where the zone is located, blank. There is a large building not shown on Attachment 3.
to
on
a
revised Report
be sent back to
Advisory Committee for a new vote.
On page] it reads, "The uses proposed. ..are
U ) "
eeps ....
storage, restoration and sale used military
Mr. MacDonald have you ever visited this property? There are large army trucks, trailers, and a flatbed
to haul a tank, three] 8-wheeler trailers. ] have seen ambulances, personnel carriers and other trucks on
the property.
of
industry". My
the
a
as a weaver,
2 2
Mayor Craig -I've read Packet
First" policy - so you really believe
Times how proud you are about Oro-Medonte's
this you should vote against this application.
] recognize Mr. MacDonald's planning experience- but it is time for a new era of planning in my
Township. Council hired a new highly qualified and experienced planner and it is time he prepared aU
planning reports for Council - as is done in most municipalities in Ontario - for example Simcoe
County.
Council pass whatever is needed to assure
changes are by
Mayor Craig
reports on
and staff.
Woodford
of the West
Swamp
f3;?Jr (
Delivered verbally, APC Meeting
October 24, 2005
83 Horseshoe Valley Road West
RR 4 Coldwater Ontario LOK 1EO
Committee Members:
We are Roger and Eva Graham, and we own the West Part of Lot 1 Concession 7 East.
We are here to register our objection to the rezoning application of the East Part Lot 1
Concession 7 East;
and we have been asked to read a letter from Mike and Cindy Armstrong, who own the Center
Part of Lot 1 Concession 7 East immediately adjacent to this property, who oppose this rezoning
application.
We are also here to register our opposition to the current activity and use being tolerated on this
property and to urge the Oro-Medonte Planning Committee and Council to carry out their long
overdue responsibility to shut this use down without further delay.
The current use of this property contravenes several existing bylaws for the zoning designation of
"Agricultural IRURAL" and "Environmentally Protected" in several categories. The facts and
photographs presented to you this evening cannot be disputed.
Also, it should not be ignored that this EP designation is due to the identified on
Schedule B of the Zoning Map of the Oro Medonte Zoning Bylaws as part of the sensitive Oro
Moraine and more specifically part of the area called "West Coulson Swamp" which is identified
therein as an EP 1-3 designation for "Provincially Significant Wetlands".
Regarding the current property use:
It is identified as specifically prohibited in By Law 97-95.
it contravenes page 45 section 5.24 specifying a maximum of 2 unlicensed motor vehicles on
a property that is designated AlRU
Page 58 section 5.25, which specifically prohibits in item (g) outdoor storage of
motor vehicles or trailers or motor or trailer parts.
possibly violates item G) addressing bulk storage of
is in of Section 5.26 "no outdoor
is in of Section 5.28 a
of 30 meters or 98.4 feet
is violation of Section 5.32
from and EP zone of a minimum
a 23 meter or 75 foot
violation of Section 5.33
that the from a
from an EP zone,
more than
33
is
a 30-meter
a watercourse.
"'4.1
c~~
~~.
Oct. ,2005
Corporation of Township Oro-Medonte
148 Line 7 South
P.O. Box 100
Oro, Ontario LOL 2XO
Pennycook, Clerk
7N
Please accept this letter and photos
rezoning application.
said property as our
opposition to the
(1) It is our understanding that before an EP designation is removed, a completed
Environmental Assessment study must be undertaken. On Nov. 3, 2004 PAC requested further
information from the applicant. Why was an environmental assessment not requested at that
time? As per photo #1 the property in question is outlined in pen. Notice the
pond/springs/marshy area is immediatley adjacent to and becomes part of said property.
(2) Though zoned agrieculturallEP, and though several building permits on the subject property
were granted the auspices of agricultural use, photograph clearly shows the land
is not was
is trying to legalize what fact, a misuse of for commercial
useage- as is visible many photos (#2,#3,#4) taken from concession Photos indicate
quantities of trailers, transport trailers, tractor trailers, military gas cans, military parts and jeeps
strewn aU over the property, including being buried in bushes immediately to the south of the
house, amongst a further compound of military equipment (#5).
(4) Aside from existing large structures (barn #9, garage # 1 0), the applicant has built 3 additional
structures: compound area (#6), red-roofbuilding(#7) and a large white canvas covered structure
(#8). Despite the fact that these buildings exist, is everywhere.
useage IS an eye sore
e
(,
-'",
is of major environmental concern considering gas,
contaminants are part of parking run off.
radiator
(7) The applicant currently has numerous road access points to his property. Are these acceses
regulated by the township as to number and size? lfthis venture is permitted and continues to
grow, should a Traffic Study not be conducted?
(8) applicant repairs/stores motor vehicles. As per By-Law 97-95, the applicant should not
be permitted to continue misuse nor be to deeds
legal useage by
(9)The applicant appears to have been very successful running his operation as it has grown
continuously. current useage continues or is permitted, value of adjacent properties
also be affected.
As is dearly evident, this operation belongs in a commercial/industrial site where
traffic, noise, storm water run-off and environmental concerns bave already been
addressed.
Thank you for your time and consideration of this submission.
van
van
27 East
R.R.#2 Oro Station, Ont.
LOL2EO
-20 05 01:31P K.J.BEAMISH CONST.CO.LTD. 705 726 B072
01
0~
( \
ROGER AND EVA GRAflAM
IB HORSESHOE V ALl.EY ROAD WEST
RR # 4. COLDW A TER. ONTARIO, LOK WU
(705) 1,05.5676 FAX (705) l'.35-J56 1
DATE:
OCTOBER 20, 2005
FAX
TO:
TOWNSHIP Of ORO .
FAX NUMBER:
0(5) 4~'7"'(l13)
MARiLYN PENNYCOCK., CLERK
R.E :
REZONING
P-123/02
NUMBER SHEETS SENT INCLUDING TRANSMITIAL PAGE: 2
SENT BY :
ROGER V. GRAHAM
COtvnvtENTS :
A IT ACHED OUR OUR WRITTEN OPPOSITlON TO THE PROPOSED AMENDMENT,
OCTOBER. 2005 .
IN ADDiTION. WE WOULD UKE TO BE ADDED TO THE AGENDA, fOR MONDA V'S COUNCIL
MEETING, PERTAINING TO TIllS APPUCATlON , ENABLiNG US TO PRESENT ADDITIONAL
INFORMATION AND ANSWER QUESTIONS TIIATMAY BE RAISED.
COPIES TO: BRUCE HOPPE - TOWNSHIP OF ORO - - FAX
GARFIELP DUNLOP - M.P.P. - FAX 326.9579
vALLEV
424-2 5
487..ol:"B
AUTHORITY
t-20-05 01:31P K.J.B
ISH CONST.CO.LTD. 705 26 8072
Roger anD E.va Graham
83 Horseshoe Vane)' Road West
R..R. 4, Coldwater. ON. lOK
Date:
10:
October 20. 2005
Corporation of the Township Of Oro..Medonte,
148 Line 1 South.
P.O, Box 100. Oro, Ontario LOl2XO
Clerk
Aun:
for
East Part of Lot 1. Concession
fUe No:
We would like to register our oPPo$itlon to the propo.sed amendment. , . . .
1) The p.oposed rezoning es defined '0 permn: 'ouldoOl5I0fllpe, ropallS, restol.llon & sale of mU'sty
jeeps.. eQII;pmenl snd pMS' is no different then conducting eny au.o repair end mechanical Slorege
operation on the p.openy. This use direaly conne.enes By Law 97-95 lor home induSlI'( usage. .Is
our leeling thO' this business is nOl in compliance wilh lhe existing fU.ai na.ure ol1he surrounding
a.ea, and negatively impact. the desirabUity and value 01 adjacent p.openies. An app.oval of .his
activity by council would serve to further expand this activity Clnd further promote devaluation.
2) The propeny is alSo designated as 'EP'. env;lOnmem8ny p'oreaerJ. We maintain .hat an approval of
the proposad activity on this sne would be an app.oval ot unna.ural 'development' hazardOUS to .his
protected designa'i"". In a recent published Sludy 01 the Oro Moraine, 0<0 t.le<Ion.e council Slates'
"'rile prule<:1ion of the environment shall tBke precedence over development. The focUS of the new
poIkieS is ItJ protect eco1ogicBI feBlUIeS and IunaiIJIIS and lhe /unClioll ollhe Oro MOIBine as · mojol
recharge ore.a while direding deve~m lO tJppropriete Jocmions" Therefore we feel it is the
responsibility of Council to follow their mandate to protect this property designa'ion. It shOuld be
that there are existing adjacent lots zoned 8S , harbminQ a large spring fed pond and
desigmned .wildlife sanctuary- and "managed The inevl\able leaching hazardouS
materia'S inc.luding gasoline, radiator fluids. etc. into the watershed and their obvious
effects should not be ignored.
3) An existing use 01 the propeny includes the occasional hosting 01 "'ar games' and the renta' and
testing on site of large and small artillery. munitions and automatic weaponry. This is disturbing to us
as neighbors. frightens our senlms and gUindChildren, paniCS the wildlife on the pond and in the
forest, and is not something that we would want approved as permissible aCti....ity in a resiClential
area.
4) As a recenl precedent In Ora, a lann on the 3~ Line jus' Nonh of the Oid BaIne Road (ac.oss hom
#2072and adjacent to #2129) which was in the business involving the outdoor storage. repell,
restoration and sale of wood palettes was shut dOwn by council. In this csse, Council set the
precedent refusing to allow this aC\iviW on the property. We maint.ain that in the proposed
application. the aCtivity is eQually if not more unsightly and the mmerials (metals. oil. gas, e\c) fer
more unfavorable and ha1.13rdouS to the environment.
5) As mentioned in the Township Repon, #PD2005-052 the submitted survey sk"'ch, originally
reQuested in March Is not acceptable as it does no' show all "'rhe feQtJired infofmOliOn 85 se,
otJi in Section 41 the tJet"', lherefore we that since it is no\. an accl.na\.e of
the of the it be to make ao of the
Please infol1l11.l5 the outcome this
You,
October 19, 2005
Township of Oro- Medonte
148 Line 7 South
P.O. Box 100
Oro, Ontario LoL 2XO
Clerk
I wish to express my opposition to the proposed amendment to
described as Concession 7, East Part of 1 (formerly the Township Oro)
from Agricultural/Rural and Environmental Protection to Agricultural/Rural
Exception to permit a site-specific use (storage, restoration, sale
used military equipment).
This amendment would set a precedent for all the properties in the area. This
property already resembles a military vehicle scrap yard; rezoning it would grant
the owner permission to allow the property to continue its decline into an
unkempt vehicle dump. Other properties could follow suit; devaluing my
property and that of other landowners in the area.
I moved
area I believe it
from
it to
Please notify me decision of the
this proposed Zoning By-Law Amendment.
Oro- Medonte
respect to
Sincerely,
//
Tracey Childs
3193 7 N
R.R. 2
62c}. )
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OCT 1 7 2005
ORO-MEDONTE
TOWNSHIP
3267 7 N.
#2, Station,
2EO,
'October 17, 2005.
Township of Oro-Medonte,
148 Line 7 South,
O. Box 1
Oro, Ontario, 2XO.
I wish to express opposition to the proposed amendment to described as
Concession East Part of Lot 1 (formerly Township ofOro) from
Agricultural/Rural and Environmental to Agricu1tural/Rural
to a specific use (storage, sale of used
parts.
I object to this rezoning on the grounds that this use is not an agricultural/rural use and
it is out of character with the land uses in the surrounding area. It would turn what was a
beautiful rural area into a used car lot and auto body shop, next to an environmentally
sensitive area bordered by a large, natural pond. I feel that this rezoning could result in
expansion of this operation over the entire property. As it is, I believe it has already
devalued the surrounding properties, as it looks like a large auto wreckers/scrapyard.
use IS
sensitive areas.
Please notify me decision
proposed Zoning By-Law Amendment.
respect to
Thank you, ..-.
, 1.0
~;?0~//r~
NT
MIT
JL
( \
ONAL MARKETING (1959) LTD.
1202 Basslake Sideroad West
RR 1, Shanty Bay, ON LOL 2L0
RECEIVED
OCT 1 7 2005
1 , 2005
TOWNSHIP
Township of Oro-Medonte
148 Line 7 South
P.O. Box 100, Oro, Ontario 2XO
Pennycook, Clerk
Subiect: proposed Amendment to the Zoning By-Law for lands on Concession 7
East Part of Lot 1
Dear Ms Pennycook,
Weare finnly opposed to a zoning amendment to the establishment of an
operation as described in the application for zoning amendment dated
September ,2005.
area IS now
residential - not industrial
to
Yours truly,
~,--_/~ -
'- ._,.._...-~~-<..:' J
-------~----
MCGurrin,
R 0
Motion #
Committee
Subject:
Official Plan and Zoning By-
law Amendment for 1533532
Ontario Ltd. (Litz
Landscaping), Concession
10, West Part of Lot 20
(Oro), Schoolhouse
Building/Planning
Council
C.ofW.
Date:
September 13, 2006
R.M. File #: 01426478
Application # 2006-0PA-01,
BACKGROUND:
purpose of this report is to assess applications to amend the Official Plan and Zoning By-law
submitted by 1533532 Ontario Limited (Utz Landscaping). The application was originally submitted to
on 2006.
The subject applications would serve to redesignate the site from Agricultural to Commercial, and
rezone the property from Agricultural/Rural (AlRU) to a site-specific General Commercial (GC*) Zone.
The intent of the subject application is to permit the expansion of the existing landscaping business and
permit the expansion of highway commercial-type uses on the balance of the property. A conceptual
site plan, affixed to this report as Attachment #1, shows a proposed highway commercial building of
approximately 2,500 square metres (26,910 square feet). Associated parking is located east of the
proposed building, although it is acknowledged that this is simply a conceptual plan and the actual
proposed development is yet to be determined. If approved, the subject property would be subject to
site plan control which would afford the Municipality the ability to review detailed development plans at
appropriate time. In the short term, the applicant would continue the existing landscaping business
and in the long term the proposal is to expand the landscaping business and develop a
commercial building.
It is anticipated that the proposed development be supported by private on-site sewage disposal (septic)
and private well(s).
lATION COMMENTS:
Supporting documentation was submitted in support of the proposed development and circulated to
internal Township Departments and relevant external agencies. Specifically, the following supporting
studies have been submitted and are on file with the Planning Department:
Planning Analysis Report dated January 2006 MHBC Planning Consultants
Assessment dated October 18, 2005
Impact Study Cole
Servicing and Management Report
Associates
The Township Engineer has reviewed the above noted reports and has no major concerns
reports. Further details will be addressed and review during the Site application stage of the
development.
The subject application and relevant studies were circulated to relevant agencies and the following
responses have been received:
Lake Simcoe Region Conservation Authority - No objections to the proposed applications. A detailed
stormwater management plan will be required to review water quantity and quality controls.
concerns
As indicated in the applicant's Planning Report, the subject site represents a development of a Highway
Commercial Use on a remnant parcel of land which is an odd-shaped linear parcel of land which is a
result of the construction of Highway 11. While the property is designated Agricultural in the Township's
Official Plan, the fact that the property is separated by a Provincial Highway to the north and a local
Township road to the south effectively limits its use for agricultural production as evidenced by the
Azimuth Report. The existing land uses include a veterinary clinic directly to the west of the subject
property, as well as automotive uses at the nearby Highway ii/Line 9 intersection. A dairy farm
operation is located to the south, as well as one existing rural residential lot and a second which has
recently been approved by the Ontario Municipal Board.
In support of proposal, an Agricultural Viability Assessment report prepared
Environmental Consulting was submitted assessing if the proposed non-agricultural development
represents a limitation to the continued operation of the adjacent agricultural land uses and address the
agricultural impact of removing the lands from the agricultural land base of the Township. The report
states the property has not historically been used for agricultural activity due to its small irregular size.
construction Highway 11 adversely affected the long-term agricultural use of the property.
property is too small and irregular in shape making cultivation with modern machinery problematic. The
site has no unique microhabitat conditions or soils for specialty crop production. The report concludes
the property does not represent an economically viable agricultural enterprise and the removal of the
property from any future agricultural activity does not represent significant adverse impact on the
agricultural resource base of the Township. The report states there is a 500m separation distance which
provides separation from the manure storage facilities on the adjacent property well in excess of the
required 287 metres required under the MDS guidelines. The report concludes that the proposed
commercial land use will not the continued use or potential expansion of the existing agricultural
operation on the adjacent lands. The Azimuth's report supports the Official Amendment to
redesignate the subject lands to
Simcoe Planning staff has is designated & in
the Simcoe County Official Plan with Agricultural policies currently applicable. County staff is in
agreement with the conclusions of the Azimuth report. County staff commented that further to Section
3.6.7 of the Simcoe County Official Plan; if the subject property was redesignated, commercial uses
permitted on the site should be limited to highway commercial uses. Highway commercial uses are
permitted according to the Rural policies of the County's Rural & Agricultural designation. The County
defines highway commercial uses as "those which provide a service to the traveling public and include
uses such as automotive servicing, accommodation, tourist, craft and special feature establishment and
restaurants." Originally the County and Township staff had concerns about the range of proposed
commercial uses proposed by these applications. The agent for the owner has worked with County staff
to arrive at a list of proposed uses which the County considers "Highway Commercial" uses in
accordance Rural & Agricultural designation. the has no objection to
expansion of landscaping supply staff are in concurrence
uses listed are:
stores.
A definition Commercial Store" specific to site has been proposed
amendment application because the current Township zoning by-law does not presently include it. The
definition is proposed as follows: "Highway Commercial Retail Store - means premises for the purposes
of selling or offering for the sale goods, wares, merchandise, substances, articles or services directly to
and required by the traveling public and the storage and display of such goods in limited quantities and
may include the sale of arts, handicrafts and gifts, baked goods, foods, recreational supplies and
equipment and shall not include retail stores such as a department store, supermarket, pharmacy, or
apparel store."
direct vehicular access to Highway 11 is proposed, and the MTO has advised that such access would
not be permitted. No objection this agency has been received subject to a detailed Stormwater
Management report which be required at the site pian approval stage of development. The traffic
impact study has indicated that a northbound right-turn taper on 9 North be required, the detail
of which will be reviewed in the context of the site plan application. Such improvements will be at the
sole cost of the proponent. The submitted traffic study has been reviewed by the Township Engineering
consultant and is generally in agreement with the traffic study conclusions.
In regards to the original list of commercial uses, County and Township staff shared concerns
about the subject property location being highly visible from Highway 11. Uses such as farm implement
dealers, trailer or mobile homes sales establishment and garden supply outlet have been eliminated
from the list of proposed uses. These types of uses incorporate large areas of outside storage which
are already prevalent along the Highway 11 corridor. Staff would like to encourage a different type of
use along this corridor and provide identity to the Township. The proposed hotel and motel uses would
also be a highly visible building form but could provide an attractive visual identity and presence along
the Highway. In regards to the uses noted above, impact on the visual aesthetics of the highway
corridor could addressed through the site plan control process by site design and layout, landscaping,
appropriate location and provision of parking spaces and areas and building elevations. As well, use
of a Holding provision be recommended by staff ensure appropriate site controls are
in place to development site.
The subject land is an irregular shaped lot with a lot area of approximately 3 hectares and fronts onto
Schoolhouse Road and Highway 11. Vehicular access to the site will be from Schoolhouse Road. MTO
has commented that there will be no direct access to Highway 11. The property does not represent an
economically viable agricultural enterprise and the proposed commercial uses will have no adverse
impact on the surrounding agricultural operations or limit their long term viability. The proposed
commercial uses will utilize a remnant parcel of land effectively removed from agricultural production
location between Highway 11 and Schoolhouse Road. The proposed commercial uses have been
to represent highway commercial uses are considered County staff to conform to
Simcoe above, proposed
to
On the basis of the above, it is recommended that Planning Advisory Committee recommend to
1. THAT Report No. BP 2006-035 (Litz Landscaping) be received and adopted; and
2. That Official Plan Amendment (2006-0PA-01) and Zoning By-law Amendment Application (2006-
ZBA-05) for 1533532 Ontario Ltd. (Litz Landscaping) that would designate the lands described as
Concession 10, West Part of Lot 20 (Oro), on Schedule A10 of the Official Plan from Agricultural
designation to Commercial designation and would rezone on lands on Schedule 0 of the
Zoning By-law 97-95 Agricultural/Rural Zone to General Commercial Exception (GC
* ) Zone subject a Zone uses in
this report be approved; and
3. That the Clerk bring forward the appropriate Official Plan
Council's consideration.
and
Respectfully submitted,
Glenn White, MCIP, RPP
Senior Planner
Dept.
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el: 905 -895-1281
1-800-465-043 i
ax: 905-$53-5881
.""Mail: infr.>@ll~tca.on.c~
Veb; _.lBtca.on.~
,Q Bayview
'ox 282
Jewmadc.et, Ontario
3Y 4X1
by Facsimile
March 14, 2006
File No.; 2006~OPA-Ol, 2006-ZBA-05
IMS No.: POFC297C2
Andy Karaiskakis. Planner
Township of Oro-Medonte
Line 7
Box 1
ON
Karaiskm<is:
Comprehensive
Part Lot 20, Concession
Notice of Proposed
By-Law Amendment for 1533532 Ontario
10. Township of Oro-M:edonte (formedy Oro TownshiD)
Staff ofthe Lake Simcoe Region Conservation Authority (LSRCA) have completed our review
of the above-noted applications to re-designate and rezone part of Lot 20. Concession lOin the
fonner Township of Oro to permit commercial uses on the property as wen as an expansion
the existing landscaping business on the site.
LSRCA no
a detailed Water Management
(2 to 100 year post with
quality controls), to the satisfaction of Township the Conservation Authority. We are
in receipt of the "Functional Servicing and Preliminary Stonllwater Management Report
La11dscaping" dated January 9, 2006. document has been circulated to staff for review
comment.
I mlst this meets your requirements at this time. Please forward a copy of your decision on this
matter when it is reached. In order to facilitate our processing of this file, please reference the
above-noted numbers in future correspondence.
oJ
03/08/2005 15:13
41
CORRIDOR MANAGEMENT
PAGE 02/03
of
Mll'Ilstare des
Tral'lSpOl'Ui
t
III
rl
(416) 235-4088
(416) 235-4267
joel.angel@mto.gc,v.on.ca
Central Region Operations
Corridor Management Section
"fh Floor, Building D
1201 Wilson Avenue
Downsview, Ontario
1
Phone:
Fax:
2006..0PA=01
200S"zBA-05
8,
Andy I<araiskakis, Planner
Township of Oro-Medonte
148 Line 7 South
P.O. Box 100
Oro, ON LOL 2X0
Amendment to the Official Plan and
1533532 Ontario Limited
C/o Andria Leigh. MH Be Planning
Con
By...law
11
Dear Karaiskakls,
Furthl~r to circulation d~lted March 1, 2006 this ministry has reviewed the above noted
applications. We have no objedions in principle to the proposed Official Plan and Zoning
amendments. Please accept the following comments pertaining to the proposed development:
This Ministry will not grant direct access to Highway 11, now or in the Mure. All access will be
re$tri(~ted to the municipal roa j system as noted in the Planning Analysis.
In general, the owner should be advised that future development of the rezoned lands, including
new buildings/proposed accesses, parking, and signage will require review and
permits are all structures above and ground, located
or 396m a
03/08/2005 15: 3
415-235-4257
CORRIDOR MANAGEMENT
PAGE 03/03
Permits must be obtained our office located on Floor, 1
Avenue, Toronto. Ontario M31\A 1 J8. The Permit Officer contact for this area is Mrs. Janice
Hendrix and she can be reachl~d at 416-235-5382.
Please provide ministry with a copy the committee's decision regarding these
applications. if you have questions regarding these comments or
pleasE' contact Janice or
J1~
Joel
Corridor Management Section
c.c. Janice Hendrix - Permits Officer
The Corporation of the
County
Simcoe
(705) 726-9300 Fax: (705) 727-4276
Toll Free (800) 263-3199
Email:NWestendorp@county.simcoe.on.ca
CORPORATE SER VICES DEP ARTlvlENT
Planning Division
1 110 Highway 26
Administration Centre
Midhurst, Ontario LOL 1 XO
September 15, 2006
BY EMAIL ONLY
Mr. Bruce Hoppe, MCIP, RPP
Director of Planning
Township of Oro-Madonte
148 Line 7 South
P.O. Box 100
Oro, Ontario LOL 2XO
RE: Proposed Official Plan & Zoning By-law Amendments
West Part Lot 20, Concession 10 (former Township of Oro)
File: 2006-ZBA-05
Dear Bruce,
Thank you for information regarding the above-noted application to the of Simcoe.
This letter is further to the past comment and is intended to provide an update and clarification
as a result discussions between and the applicant's consultant.
The issue that requires clarification is the range of uses that are permissible within the County's definition
of Highway Commercial uses. Specifically, the applicant is requesting retail uses to be among the list of
permitted uses. County staff have agreed that a site-specific definition be included in the proposed
zoning by-law amendment. The following definition has been worded to ensure the intent of the County
Official Plan is maintained:
"Highway Commercial Retail Store - means premises for the purposes of seffing or offering for sale
goods, wares, merchandise, substances, article or services directly to and required by the traveling public
and the storage and display of such goods in limited quantities and may include the sale of arts,
handicrafts and gifts; baked goods; fOOds; recreational supplies and equipment and shall not include retail
stores such as a department store, supermarket, pharmacy, or apparel store."
It should be noted that any
setbacks and other
hesitate to contact the
on the subject lands may be subject to
If you have any questions or more
at 705-726-9300 Ex1. 1360.
of Transportation
please do not
Nathan
Planner
Fax
E SERV CES
fax:705-726-9832
Apr
1 : 22
P.
'\
~
.;1
c,;~.. ,,~
, ~
The Corporation of the
County of
Simcoe
(705) 726-9300 Fax; 727-42.76
Toll Free (800) 263-3199
Email:NWestendorp@county.simcoe.on:c.a
CORPORATE
Planning Divisi.on
2006
Director of Planning
Township of Oro-Medonte
148 line 7 South
P.O. Box 100
Oro, Ontario LOL 2XO
Proposed Official Plan 8. Zoning By-law Amendments
Concession 10 (fonner Township Oro)
Thank
Simcoe.
circulating regarding above-noted application to
letter is further to the County's preconsultation letter dated
Specifically, the proposed official plan amendment (OPA) seeks to redesignate the subject
lands from the Township's Agricultural designation to the Commercial designation. \The
rezoning application proposes to amend the zoning for the site from the Agricultural/Rural ~one
to the General Commercial Exception zone. The zoning exception will limit the nature of, the
uses on the site to highway commercial uses. The property is designated Rural & Agricultu~al
the Simcoe County Official Plan with agricultural policies currently applicable. ~
CORPORATE SERV CES
fax'7
26- 98 32
/!,pr 4 2
:22
P.UL
commercial". The County defines highway uses as a serjice
to the traveling public and include uses such as automotive servicing, accommodation, tou~ist,
craft. and special feature establishments, and restaurants." Given the examples provided
County definition, the following uses proposed by the rezoning application do seem to meet
the intent of what is considered highway commerciai: .
. Convenience retail stores
e implemen1 dealers
lO Landscaping and/or garden supply
e Marine sales service establishment .
e Retail stores
lO Trailer or home sales establishment
Notwithstanding the above, it is understood that the applicant wishes to expand exis~ing
landscaping supply operation. The County has no objection to limited expansion of the existing
operation, but the County Official Plan directs future similar uses to settlement areas, busin~ss
parks or special development areas. It is also requested that business offices be allowed
provided they are accessory to a permitted use. In addition, the subject property is viSible
from Highway 11. Site' plan control is a potential means for the local municipality to further
guide the detailed design of future developmenl i
Therefore, the County of Simcoe has no objection to the proposed Official Plan Amendment, I
subject to the commentS above. It should be noled thaI in accordance wilh Section 4.11 Of t~e
County of Simcoe Official Plan, this application is alsO subject to an other applicable Provinci~l.
County and Local policies and by-laws. \
or
please
hesitate to
undersigned
,
Sincerely,
Nathan westendorp, B.E.S.
Planner n
CC.
(By Fax
Fax
705-737-5078)
705-728-2010)
2
Glenn
M~~_N'_~"=~"^V_'~AW__"c~._m_H~,_,W~_"^W~,~mNm~_~"~w~~~~~~~~~~W'^~'_~~O"W_w__,'m'.'m",,~m_<N~~~'~~W~~~_~U~_~u~_~__,_,m~~~'
From: AI Lees [alees@tsh.ca]
Sent: Friday, September 15, 2006 9:19 AM
To: Hoppe, Bruce; White, Glenn
Subject Litz Landscaping Functional Servicing and Preliminary SWM Report
We have reviewed the information provided for the Litz Landscaping Site plan, and herein provide our comments:
e We have no major concerns with the Conceptual Site Plan;
e The proposed sign age will have to meet MTO criteria for location, etc.;
e Detailed servicing, drainage and grading will be required at the Detailed Design of the Site Plan to
properly demonstrate that the site can be serviced with septic and properly graded. Existing elevations will
be required for the actual Site and adjacent road allowances; along with the proposed grading of the site
and floor and footing elevations for the buildings.
Functional Servicing and Preliminary SWM Report
The Functional Servicing Concept is acceptable. The following comments should be addressed at Detailed
Design of the Site Plan.
e The 4-hour Chicago storm should also be modeled
II Geotechnical support for the ability of the soils to maintain a permanent wet pond should be provided
II The post development allowable release rate from the should be reduced due to any areas that drain
uncontrolled from the site
e It is likely some impervous areas will be directly connected to the SWM Pond and as such the post
development model should be revised accordingly. In our opinion, an impervious area conveyed through a
short vegetated swale to the SWM Pond should still be modeled as directly connected area.
e Schematics should be provided for the hydrologic modeling.
Traffic Impact Study
Due to the proximity of Line 9 South and School House Road to Highway No. 11, there is no proposed or
probably feasible left turn lane proposed for south bound traffic on Line 9 South from the Highway. The
Report does recommend a 60 metre long right turn taper for northbound traffic on Line 9 South. The Report
refers to the fact this will reduce gravel soilage on the inside edge caused by right turning vehicles. We would
also suggest that the Township Standard roll-over curb complete with asphalt boulevard could be
utilized at the south-east radii of School House road and Line 9 South.
The MTO may also have comments relating to this intersection; however this intersection is an existing
condition. The actual access to the Site at the end of School House Road is satisfactory.
you have any questions or want to discuss the
me a call.